13-103065RESUBMITTED
June 13, 2013
JUN 13 2013
CITY OF FEDERAL WAY
COS
Matt Herrera
Associate Planner
City of Federal Way
Subject: Mirror Estates; revised clearing limits
Matt,
We are purchasing the plat of Mirror Estates (Permit No. 07-102761-00-EN) in Federal
Way from West Coast Bank. We look forward to finishing this plat and making it a
positive addition to the City of Federal Way. We have a long history of developing many
successful projects throughout South King County. I would be more than happy to share
information on these projects with you if you like.
I would like to request a small deviation to the proposed clearing limits to this project
which would help us in making this not only a viable project, but will allow us to create a
better finished product and ultimately enhance the surrounding neighborhood. Several
neighbors have also voiced their concerns about problem trees (cottonwoods) that are a
nuisance and danger to their properties. As you know it is extremely expensive to import
material and in this case it should not be necessary based upon the soils and quantities
that exist on site. I believe the overall impact to the neighborhood will be lessened by
this approval.
Thank Y
r�
Randy Goodwin
EagleCreek
LAND & DEVELOPMENT, LLC
15215 SE 272nd Street, Suite 201 • Kent, WA 98042-9918 • (253) 630-7700 phone (253) 638-1634 fax
CIVIL ENGINEERING, LAND PLANNING, SURVEYING
All
AIL
4A
{r��VG EMG�NF'�v
Matt Herrera
City of Federal Way
Department of Community Development Services
33325 - 8th Avenue South
Federal Way, WA 98003-6325
June 13, 2013
COURIER DELIVERY
RESUg�r
SUN 13 N13
CI'T`( OF FCD PAL W AY
RE: Request for Approval of Modified Clearing Limits during Plat Construction for Mirror Estates
City File No. 07-102761-00-EN / Our Job No. 16518
Dear Matt:
Pursuant to our many discussions since the first of the year, I would like to formally request approval to
modify the approved clearing limits at the Mirror Estates project to add roughly 1.9 acres of clearing as
generally depicted on the enclosed color map exhibits. These maps were prepared using the approved
TESCP plans for Mirror Estates.
The plat encompasses 9.5 acres. Roughly 2 acres will remain undisturbed open space (or created
wetland area). The balance of the site will either be cleared now during plat construction, or later when
homes are built. Under the approved plan, roughly 5.6 acres is approved for clearing during plat
construction. The remaining 1.9 acres is scattered throughout the area of future lots in 7 separate
locations, all of which will eventually need to be cleared and graded when homes are built.
This plat received preliminary approval of this plat in 2007 at a time when the City was hesitant to allow
full site clearing during construction of a plat, which is why the 1.9 acres was set aside for delayed
clearing. However, since that time, the City has recognized the benefit of allowing a developer/builder to
perform ail required land disturbance activity during the plat development stage, and has changed its
approach and recommendations to allow full site clearing to be done for plats with smaller urban lots such
as Mirror Estates.
If these isolated areas are left in their natural state for clearing and grading later, it will have a significant
and measurable adverse impact on the surroundinq neighborhood as well as result in significant
additional (and unnecessary) exposure to water quality issues over a much longer period of time.
If these areas must remain protected from clearing and grading until the home building stage, it will have
the following adverse impacts on the surrounding community and local road system:
The earthwork is not balanced under the approved plan. This means literally hundreds of
additional truck trips will be required to and from the site bringing dirt on the site and/or hauling
dirt off the site. Furthermore, the approved design will require importing thousands of cubic yards
of dirt to build the roads, only to be followed by the need to haul off thousands of cubic yards of
excess material on many of the lots that are not cleared at this time.
• These truck trips will create unnecessary added traffic and wear and tear on City roads and the
local neighborhood streets with the associated impacts.
18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX
BRANCH OFFICES ♦ OLYMPIA, WA ♦ CONCORD, CA ♦ TEMECULA, CA
www.barghausen.com
Matt Herrera
City of Federal Way
Community Development Services -2-
June 13, 2013
• Regardless of how much attention is paid to street cleaning, wheel washing, and other BMPs, it is
likely that such extensive heavy truck traffic may result in mud on the streets that reaches the
storm system. While it is customary for construction projects to deal with such issues, it makes
little sense to create more exposure to this if it can be avoided by keeping the dirt on site as much
as possible.
• This problem only gets worse if the individual lots are cleared as permits are issued later in the
7 isolated areas. It is inefficient to match grades between lots as they are cleared, which leads to
more erosion control effort later that could be avoided.
In order to avoid these adverse impacts, we are requesting approval to clear and grade these 7 isolated
areas now in conjunction with the plat development. If these areas can be cleared now and the lots
graded to 'finished" pads, we can balance the earthwork on site and avoid hundreds of truck trips carrying
dirt on local roads.
This is not a question of whether or not the vegetation will be removed and the lots graded. It is only a
question of "when." It is clear in this case that the earthwork is imbalanced due mostly to the topographic
conditions and design requirements. We can mitigate this by clearing and grading the lots and roads at
the same time, thereby dramatically reducing the number of unnecessary truck trips on City streets.
The plat is being purchased by a local builder/developer (Eagle Creek Land & Development, LLC). They
intend to build on the lots. Enclosed are two supplemental letters in support of our request. One is from
Eagle Creek, and the other is from their General Contractor, RJC Construction Group, Inc. Both of these
letters further support this request.
Please let us know when this can be scheduled for review by the City Council. We are anxious to take
advantage of the summer weather so that this plat can be built and paved before the rainy season.
Thank you.
Respectfully,
Thomas A. Barghaus�,P..
President
TAB/kn
16518c.001.doc
enc: (2) copies Color Exhibits Showing Additional Clearing Area
Letter from Eagle Creek Land & Development, LLC
Letter from RJC Construction Group, Inc.
cc: Randy Goodwin, Eagle Creek Land Development Inc.
Mike Chaffeur, Eagle Creek Land Development Inc.
' SEC. 7, TWP. 21 N., RGE. 4 E, W.M. "
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OWNER/DEVELOPER WEST COAST BANK SURVEYOR BARCHAUSEN CON FIG ENGINEERS, INC. LANDSCAPE ARCHITECT. GLEN HUNT AND ASSOCIATES THE WEST UNE OF THIS SDE (E UK WIEEN(10 TOT 3) WAS HELD PER THE (PER 1TITE RESOURCES GUARANTEE COMPANY, GUARANTEE 111 40090957-1-E, �
�I
500 E BAIUDYAT', SUITE S00 18215 72N0 AVE S 1417 NE eOTH ST MONUMENTED PLAT OF LAKOTA N0. 2 AS RECDRBLV UNDER VOL70, I DATED MARCH 15. 2012 AT 8.H]GAM) I �
VAHTpLP.E1L WA 988Q1 NFM, WA 98032 SEATR[ WA 98115 TO UE CONSISTENT WITH OTHER SURVEYS. THE REST OF THE SITE WAS HELD
(380] 908-9Eb1
(425) 25t-6222
(205) 522-2334
PER THE SECTION BREAKDOWN SHOWN ON THE ALTA SURVEY CONDUCTED BY
THE SOUTH HALF OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF THE
+�y,T�+
TABLE OF CONTENTS
EN
CpIdAC1; DO,1G JONES
CONTACL MAN GI1100LY, I
CONTACT. NBL BUCfWNN
BARGHAUSEN CONSULTING ENGINEERS MARCH, 2012
SOUTHWEST QUARTER OF SECTION 7.
TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M,
�''ON `:
IN KING COUNTY, WASHINGTON;
1
COVER SHEEI
ENGINEER B4RGIlAUSEN CONSULTING ENGINEERS, INC.
WETLAND CONSULTANT: CAWSCHULZ TRAFFIC CONSULTANT: 1RANSFtlRLAildi ENGINEERING NORTHWEST
AXII 06n1M
EXCEPT THE EAST 180 FEET OF THE
NORTH 13340 FEET THEREOF
2
SURVEY SHEET
18215 72ND AVE. S
7700 S. LAKERIDGE DR.
616 6TH STREET S
VERTICAL DATUM FOR THIS PROJECT IS WM29 PER CITY OF RDBLAL WAY. CITY
3,4
T.ES.C_ PAINS
KENT. WA 98032
SEATTLE, WA 98178
KIRKLAND. WA 9—
OF FEDERAL WAY BENCH MART( NO. 2168-72-1 WAS HELD FOR ELEVATION, BEING
SITUATE IN THE CITY OF FEDERAL WAY, COUNTY OF WHO, STATE OF WASHINGTON,
5
LE.S.C_ NOTES AND DETAILS
(425) 251-6222
(206) 772-6514
(425) 889-6747
281 (0=29)
6.7
ROAD AND STORM DRAINAGE PLANS
CONTACT: BRYAN SCHWARTZ. I
CONTACT: CHR6 BICKET, PE.
GENERAL NOTES
8
ROAD AND STORM DRAINAGE PROFlLES
BASIS OF GEARING NADB3/91 (PER CRY OF FEt1ETUl WAY):
9
POND SECTIONS AND DETAILS
THE BEARING OF THE UNE BETWEEN THE FOUND FEDERAL WAY MONUMENTS
GROSS SITE AREA:
407.317 SF (9.35 AC)
10
POND DETAILS AND GENERAL NOTES
LEGEND
FW102 TO TWO 14, BEARING TAKEN AS NORTH 66 08' 06" EAST
EXISTING TAX PARCEL NUMBER:
0721G4-9GB1
11
HORIZONTAL CONTROL PLAN
Pfe7CIDL'<F / x�7 TATT+L
EXISTING ZONING:
RS72
12
CURB ALIGNMENT PLAN
PROPOSED FEATURES
EXISTRk'a FfATlF7E.4
F fE1D MA4E L15TC A TRIMBLE 5600 AND A TOPCON CA3 GPS
COMPREHENSIVE PLAN DESIGNATION:
LARGE LOT RESIDENTIAL/LOW-MODEF IE
DENSITY RESIDENTIAL
13-15 GENERAL DETAILS
STORM DRAIN PIPE
CATCH BASIN, TYPE N
SUPPLEMENTED WITH FlF10 NOTES, WAS PERFORMED, ESTABLISHING THE ANGNNi,
06TANCL., A49 WVICAL AIA7KK4�•9 BAT'AEEN THE MOHJIBIBr, PROPERTY
PROPOSED USE
SINGLE FAMILY RESIDENTIAL
W1-4
WETLAND MITIGATION PLANS
-------------- ROOF AND FOOTING DRAW
®
WITH VANED GRATE �THM/ TEMPORARY BENCH MARK
�� B-3 WETLAND FLAG WITH NUMBER
11hE5 Alm �AVIEMD1f5. THE RESTATING Oak MEETS OR DI THE
SCHOOL DISTRICF:
DISTRICT 1210
-��-- SEWER MAIN
0 FOUND MONUMENT AS NOTED
STANDARDS EUR W1D BWNDARY SURVEYS /S SET FORM IN WAC 532-130-090
FIRE DISTRICT:
139
SEWER SERVICE
#
CATCH BASIN, TYPE I
WITH SOLID COVER O SEWER MANHOLE
y�2 SOIL DATA PLOT WITH NUMBER
Gi
DATES OF SURVEYS:
UTILITY PURVEYORS
SEWER
LAKEHAVEN UPUTY DISTRICT
--•---- WATER MAIN
BOUNGARY
CATCH BASIN, TYPE II ® STORM DRAIN MANHOLE
—SD— STORM DRAIN
1I SMRVEIS BY eA OWSal CONStlLTK ENGNEERS. INC. CONDUCTED IN
WATER:
W<EHAVEN UTILITY DISTRICT
CITY OF FEDERAL WAY
LOT UNE
WITH VANED CRATE ❑ CATCH BASIN
—S— SANITARY UNE
MA9cm. 2012. ALL MOALIISMS SNOAW AS FOUlRt WERE VmTED AT THAT TIME
TELEPHONE
VERRON
STRUCTION /
RIGHT-OF-WAY
CATCH flA51N, TYPE I YARD LIGHT
—c— UNDERGROUND GAS LINE
UND
POWER/E,A_S.
PUGET SOUND ENERGY
INSPECT
INSPECTION NOIIFlCATION
ROW & CURB LINE
® WITH SAND COVER
EDO=
ROCKERY
—P—
UNDERGROUND POWER UNE
CENTER LINE
—. EASEMENT
CLFNIOUT
o
MlM/POWER POLE
— T—
UNDERGROUND TELEPHONE UNE
-
- - BUILDING SETBY'K UNE (BSBL)
OVERFLOW STRUCTURE
®
WATER METER
—W—
UNDERGROUND WATER UNE
- —-------- To' Cp
— ----------
K GATE VALVE (FLxMJ)
Ig
R
WATER VALVE
--0H/P-
OVERHEAD POWER LINE
z' CONTOURS
�mCa RETAINING WALL
m WATER METER
A FIRE HYDRANT
t-
FIRE HYDRANT
GUY UNE
1�J
TREES
ROCKERY
aTc TEE (FLxMJ)
MAILBOX
Y�
x
N SPLIT RAIL FENCE
m CONCRETE BLOCKING
❑T
TELEPHONE RISER
O
DECIDUOUS TREES
I-'—
CLEARING LIMITS
L CAP(µl)
SEWER MANHOLE
> CULVERT
dN Ss
❑
EXISTING PAVEMENT
❑
ASPHALT PAVEMENT
A
LIGHTEET
.n—LOT NUMBER
WATER VAULT
EXISTING CONCRETE
CONCRETE 0 GRAVEL
7.510 SF —LOT AREA
p
❑
ELECTRICAL JUNCTION BOX/VAULT
STREET LIGHT
NO
TV/CABLE RISER
EXISTING GRAVEL
MMF
MINIMUM FlNISH FLOOR ELEVATION
BUILDING LINE
AsvAn ,M 9]F r Lxo_Arrar PHONE NUMBER'
o
$ o
2
t'iU
a�
lJ N L
Q O ON
s Z
-
N N
� -•1 %
.N-
Z
W Yvv
UN S
�y •An
TOTAL AREA IN LOTS/NUMBER OF LOTS
(213.757 SF / 27) 7.917 SF
OPEN SPACE PROVIDED: 7,379 SF
'4%1
(253)661 -4131
PERMIT 07-102761-00-EN
Q �/, = x
MITIGATION AREA RE FEMEN
NO.
0" :
`� S j
WETLAND 'A' = 3,748 SF
FE01IFIED LOT ISIE TEMI
d6- - GaN9u 52
_
-
a
WE'IFAND 'I`(0' _< 91
O FROM - 2W MI
1
�I a
7..311116 SF APPROVED
OR REAR - 5• MIN.
MITICATION RATIO = 1.5.1
TOTAL AREA REQUIRED: (7,316 x 1,5)-10.974 SF
11,254 SF
(� SIDE - 5' MIN
DATE
E
TOTAL AREA PROVIDED:
SEE WETLAND MITIGATION PLAIN BY GARY SCHULZ & ALTMANN OLIVER
r
1 i
PERMIT APPROVAL BLOCK
(loin6istir—u-c7lon'droup, INC
June 13, 2013
RESUBMITTED
JUN 13 2013
CITY OF FEDERAL WAY
CDS
To whom it may concern:
Randy Goodwin asked that I write a letter in support of his request for approval of mass clearing and
grading of this site. I have over 15 years experience in building plats in Western Washington and make
these statements based on this experience.
1. Doing limited clearing requires multiple mobilizations by clearing crews after roads, sidewalks and
other improvements have been installed. This work can cause significant damage to improvements dui
to truck and equipment traffic. This work also signifantly increase potential erosion control issues after
site has been stabilized. Not only -that but significant clearing after construction of roads also increase
impact on neighbors in adjacent areas.
2. Mass grading approval would allow for a balance dirt work onsite therefore limiting the amount of
import and export needed for the site. Under the limited grading plan approved the site is significantly
short of structural dirt needed to build the road and other improvements. More than 7000 cubic yards of
imported fill material would be needed. This would require nearly 300 trucks to enter and leave the site.
This tracking would significantly impact the neighborhood and potentially damage existing curb, sidewalk
and other improvements in the area.
3_ A limited grading approval would also result in the need to export excess material from areas graded
at a later date. Again this would significantly impact the neighborhood with increased truck traffic and
lead to additional erosion control problems after the site has already been stabilized.
If you have additional questions or concerns please let me know.
Dean Burton
RJC Construction Group
P.O. Box 823 Enumclaw WA 98022-0823
Office:360.80Z8969 Fax.,360.802.4317 Mobile:253.250.1649
Email: rayc@dcconstructiongroup.com
r
7 ,> +� 5►� �� �.��
�.
I JAW
JUL 2 9 2013
`
j CITY of FEDERAL WAY