11-104812k
ury of
AFederal
December 13, 2011
CITY HALL
33325 8th Avenue South
Way Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
Mr. Pete Lymberis via e-mail: pete.lymberis@quadranthomes.com
Quadrant Homes
Bellevue, WA 98009
RE: FILE #11-104812-00-AD; CAMPUS CREST GRADING PLAN STATUS
Dear Mr. Lymberis:
This letter responds to your December 5, 2011 e-mailed questions on the status of the Campus Crest
grading plan. For background, the following table details relevant milestones and dates:
Preliminary plat approval:
March 15, 2005
Engineering ENplans submitted:
October 7, 2005
EN Authorization toproceed:
August 14, 2008
Engineering construction begins:
August 14, 2008
Construction is suspended:
February 2009
YOUR QUESTIONS
Your questions are repeated in bold with responses provided:
(1) Has a version of the grading plan with walls ever been submitted to the City for approval
and, if yes, what is the process to work with the City to finalize the plan;l
Response: Based on review of the submitted plans and permits, a version of the grading plan with
walls has not been submitted to the City. The table below lists the current permits and approvals:
Type of plan/permit
Submitted
Status
Details
Engineering plans prepared by
10/17/2005
Authorization
No retaining walls or
Jaeger Engineering, file #
to proceed:
rockeries in these plans
05-105180-EN
8/4/2008
Building permit for filling and
1/31/2007
Issued:
No retaining walls or
grading prepared by Jaeger
7/20/2007
rockeries in these plans
Engineering, file #07-100547-CO
Construction specifications and
5/17/2007
Approved:
Only for walls in pond
plans for retaining wall
8/18/2008
area
construction under 05-105180
and
1 Your letter stated: I presently understand that a grading plan (attached) has been approved for the plat. However, based on our
observations the lots have "sheet' graded, and do not completely conform to the approved grading plan, i.e., most of the lots
require additional grading to prepare for homebuilding operations.
LM
Mr. Pete Lymberis
December 13, 2011
Page 2
(2) How do we work with the City to discuss preparing the lots for homebuilding operations,
which will likely include additional lot grading beyond what exists today, and walls not
shown on any plans I've seen to date.
Response: The conditions of preliminary plat approval contain specifications for retaining walls
and rockeries. Condition #8 details wall height maximums for walls in Tract F and Tract H/M,
while condition #6 covers retaining wall parameters for final plat approval. The mass grading of
the site "so as to minimize import and export of material and create lots with finish grades
conducive to single family development" was supported by the City.2
At this point, final grades have not been established due to construction suspension, and final plat
approval has not been granted. Any grading proposed beyond that depicted on sheets C5 and C6,
(approval date May 29, 2008) requires further evaluation by the City, and may require additional
review by the City Councils In order to review any proposed grading and/or retaining walls or
rockeries, the following must be submitted for review:
Five copies of an overall re -grading plan showing the following:
• Approved grading limits;
• Proposed final grading;
• Proposed locations of retaining walls or rockery locations;
• Show the height of the retaining walls or rockeries;
■ Proposed location of driveways;
• Potential location of homes;
• Written narrative confirming that the additional grading achieves the intended results
supported by the mass grading;
• Additional erosion control measures as necessary to reduce erosion and the transport
of sediment;
• Separate bonds for erosion control and for infrastructure security;
■ An as -built plan will be required when approved re -grading is completed;
• Compaction reports are required for each individual lot;
• Please contact the Development Specialists at 253-835-2607 for grade and fill fees.
2. Building permits for retaining walls and rockeries:
• Proposed locations of retaining walls or rockeries with height shown;
• Cross sections, details, and written narrative to show how proposed retaining walls
and rockeries meet the conditions of preliminary plat approval;
2 From the staff report to the Hearing Examiner: "City staff supports the clearing and grading request to clear and grade the entire
site in one operation as proposed by the applicant based on the following factors: existing site topography which averages
approximately 8.5 percent slope across the entire site; proposed cut depths up to 15 feet; proposed fill depths up to 32 feet for
construction of future roadways; irregular lot grades that would result without mass clearing and grading of the site. Without
clearing and grading of the site some of the resulting grades on future lots would exceed 20 percent slope, and would result in the
need for extensive additional grading to create building lots with finish grades conducive to single-family development. By
allowing mass grading of the entire site, the applicant will have the ability to minimize import and export of material and create
lots with finish grades conducive to single-family development."
3Mass grading was permitted with this project "so as to minimize import and export quantities, and create lots with finish grades
conducive to single family development." City Council review will be required if proposed re -grading exceeds the related
conditions of approval, including preliminary plat and engineering.
11-104812
Doc I.D, 59781
Mr. Pete Lymberis
December 13, 2011
Page 3
• Note that Appendix J of the 2009 International Building Code (IBC) shall apply;
r See the conditions of the previous EN approval (file 405-105180-00-EN) for other
issues.
PRELIMINARY PLAT STATUS
As of this date, the Campus Crest preliminary plat application is vested to those subdivision codes that
were in effect on November 7, 2003, and the City has extended the preliminary plat approval to March
15, 2014.
I trust this information is useful for your evaluation. Please do not hesitate to contact me at 253-835-2642
if you have any questions about this letter.
Sincerely,
Deb Barker
Senior Planner
c: Kevin Peterson, Engineering Plans Reviewer
Scott Sproul, Plans Examiner
Jim Pirie, Umpqua Bank, via e-mail: jim i rjepumpouabank.corn
Mike Bauer, via e-mail: mike�thereoservices.com
I 1 104812 Doc. LD. 59781