HEX #19-003 Letter from applicants dated 08-08-2019V %
October 8, 2019
Ms. Natalie Kamieniecki
Associate Planner
City of Federal Way
33325 81h Avenue S
Federal Way, WA 98003-6325
Job No, 1.938-002-017
RE: Files#18-100743-00-SU,18-100741-00-UP,18-100742-OO-SE, 18-100740-00-UP
Creekside Commons Hearing, Proposed Condition Revisions
Dear Ms. Kamieniecki:
On behalf of Blue Fern Development, ESM Consulting Engineers would like to thank you for
the opportunity to review the Staff Report for the Creekside Commons hearing scheduled for
October 10, 2019. The applicant would like to propose moderate revisions for Conditions 2, 7
and 9 for the Hearing Examiner's consideration, as noted below with the original condition in
italics and the proposed language in bold:
2. Prior to any clearing or grading on site a final Wetland and Fish and Wildlife
Habitat Assessment and Buffer Reduction and Enhancement Plan shall be
submitted. The updated assessment must reflect final subdivision design and
-buffer enhancement -planting -plan: Appropriate erosion control measures, -split
rail fencing and critical area signage shall be installed prior to clearing and
grading on site.
This condition requires split rail fencing and critical area signing to be installed prior to any site
work. While is it common that erosion control measures be installed prior to clearing a
construction project site, it not common to install permanent fencing and/or signage due to the
construction activities that will occur at the permanent fencing/signing locations. In all likelihood,
the fencing/signing will be damaged during construction. We'd like to move the timing of the
installation of the permanent fencing and signing to after the bulk of construction is completed
but before the final plat is approved and recorded. We propose the following language:
2 Prior to any clearing or grading on site a final Wetland and Fish and Wildlife
Habitat Assessment and Buffer Reduction and Enhancement Plan shall be
submitted. The updated assessment must reflect final subdivision design and
buffer enhancement planting plan. Appropriate erosion control measures shall
be installed pOor to clearing and grading on site. Split rail fencing and critic I
area signage shall be installed pnQr to the recording_ of the final plat
33400 8th Ave. S, Ste 205
TO (253) 838 6113
Everett (425) 297 9900
Civil
Lams Gi.anr.:rq
Federal Way. WA 98003
Fax (253) 838 7104
Tolt Free (800) 345 5694
Land S,r e;,,ng
L andscape A.i ci,,[eciu e
www.esmcivil-com
3D Lase, Scan-i,g
GIS
Ms. Natalie Kamieniecki
October 8, 2019
Page 2
7. Retaining walls must be constructed consistent with the renderings provided in
exhibit A, Page 6, and obtain all required perwits
Exhibit A, Page 6 indicates that soldier pile walls are to be constructed. The "renderings" are not
depictions of the proposed walls, only profiles of the particular walls. It is probable that soldier
pile walls may not hold the aesthetic desires of the project proponent nor fit the style of the
proposed homes. For this reason, it is desirous that the particular design and style of the walls
be more flexible as the final project design is assembled. We propose the following language:
7. Retaining walls must be designed and constructed substantially consistent with
exhibit A, page 6, the wall profile sheet and obtain all required permits.
9. School impact fees shall be paid at the time of building permit issuance In
accordance with the provisions of Chapter 1995 School Impact Fees.
Because of the style of the proposed home units, there might be confusion regarding the impact
fees that are to be applied. Per communication with the Planning Manager, the proposed homes
are considered single-family units as a result of the plat proposal, and not considered multi-
family as the project proposal is not for common ownership. Included with this letter, and
submitted as an exhibit to the Hearing Examiner, is an email thread between the applicant and
Mr. Robert Hanson regarding the impact fees for this project be considered at the single-family
rate. In the interest of clarity, we propose the following language:
9. School impact fees shall be paid at the time of building permit issuance in
accordance with the provisions of Chapter 19.95 School Impact Fees and
assessed at the single-family ra .
We hope these proposed revisions will be supported by the City of Federal Way staff. Please
do not hesitate to contact me if any questions, comments or concerns arise during your
review.
Sincerely,
ESM CONSULTING ENGINEERS, LLC
/VLI�_�
SAVANNA NAGORSKI, MS
Land Use Planner
CC: Jordan Salisbury, Blue Fern Development (w/enc)
Vicki Orrico, Johns Monroe Mitsunaga Kolouskova, PLLC (w/enc)
Enc: As Noted
Ilesm8leng6esm-jobsO 93M0210171documenWetter-011.docx
From: John Graves <johng@bluefern.com>
Sent: Monday, February 05, 2018 11:41 AM
To: Robert Hansen
Cc: Benjamin Paulus; Eric LaBrie; Evan Mann; Jordan Salisbury
Subject: RE: Creekside Commons
Great Doc.
We are on the same page so thank you for responding so quickly... looking forward to submitting our application in the
next few weeks.
Best!
JIG
From: Robert Hansen [mailto:Robert.Hansen@cityoffederalway.com]
Sent: Monday, February 5, 2018 11:35 AM
To: John Graves <johng@bluefern.com>
Cc: Benjamin Paulus <ben@bluefern.com>; Eric LaBrie <eric.labrie@esmcivil.com>
Subject: RE: Creekside Commons
John;
I don't know why this issue has risen. Maybe as a result of the high impact fees that exist with the City? The last I knew,
this project was coming in as a plat and therefore will be considered single family. It will only be considered multi -family
if we receive a project with common ownership. We will review it as a plat if it comes in as a plat regardless of how it is
designed. Until we obtain the plat, we won't know how else to respond.
Stacey received request from your architect this morning about design standards. We can answer those questions as
the Code states now, but please be aware that the only design standards that will apply are those that exist at the time
the building permits are submitted, and its design will have nothing to do with the plat.
Robert "Doc" Hansen
Planning Manager
Community Development Department
33325 8th Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2643
www.cityoffederalway.com
From: John Graves [mailtojohn bluefern.com]
Sent: Saturday, February 03, 2018 8:35 AM
To: Robert Hansen
Cc: Benjamin Paulus; Eric LaBrie
Subject: Creekside Commons
Good Morning Doc,
Happy New Year and hope all is well with you.
An issue regarding our Creekside Commons project has re -surfaced that we thought had been settled during our
discussions at and around our Pre -Application meeting.
Yesterday, I received and email from Evan Mann, our project manager, that the city was/may be modifying the
definition of multi -family, apartments etc... to include the below.
FWRC 19.95.040 states that "...For purposes of this chapter, manufactured homes shall be treated as single-family
dwelling units and duplexes shall be treated as multifamily dwelling units.
He suggested there was a possibility that Creekside Commons building permits would be processed under the
Multifamily definition and opposed to the Single Family.
We had discussed this earlier in the projects life but to reiterate,
Creekside Commons will be a new neighborhood in Federal Way that:
1. Requires Subdivision,
2. Ownership is being taken as "Fee Simple" (they own the lot) and
2. Is Owner Occupied housing
Ben and I made the decision, on a financial basis, to proceed with this project, with the understanding that it would be
processed as a Single Family neighborhood and incur mitigation fees consistent with that proposal.
If that is incorrect, or if there is some doubt about that definition from the planning department, then we need to know
immediately.
Thank you for all of your support to date for this project and we look forward to hearing back from you.
All the best,
John
John Graves
Blue Fern Development, LLC
11232 120th Ave NE, Ste 204
Kirkland, WA 98033
425-629-3854 (office)
425-269-3075 (cell)
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