17-105303CITY OF
�. Federal Way
February 13, 2018
F7-m
J L :.—
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
PJ McGuire email: piinrguire@cbbain.corn
Coldwell Banker Bain
Steel Lake Plat Group
207 W. Kent Station Street, Suite 105
Kent, WA 98032
RE: File No. 17-105303-AD — Steel Lake Crest Preliminary Plat Extension Request #2
30642 281h Ave S, Federal Way
Dear Mr. McGuire:
The Community Development Department has received your November 2, 2017 letter and additional
information submitted to the City on January 8, 2018, requesting to extend the Steel Lake Crest
preliminary plat approval for two additional years. The referenced application is a 28-lot preliminary plat
granted approval by the city on April 7, 2009. Pursuant to RCW 58.17.140(3)(a), the preliminary plat
approval was originally valid until April 7, 2016 (7 years following preliminary approval). A two-year
time extension was approved by the City of Federal Way on January 26, 2016, and the preliminary plat
approval is set to expire on April 7, 2018.
The city's subdivision regulations allow the Community Development Director to administer extensions
if criteria within Federal Way Revised Code (FWRC) 18.05.090(2) can be satisfied.
Your request for a two-year extension to complete infrastructure improvements per the preliminary plat
approval is conditionally approved, based on the information submitted to the City and subject to the
conditions of approval listed below.
CONDITIONS OF APPROVAL
1. In lieu of the pro-rata mitigation of $39,790.00, the applicant shall be required to pay the
Transportation Impact Fee (TIF) in accord with applicable FWRC 19.91 requirements.
2. A new Transportation Concurrency application and review is required for any future Steel Lake Crest
preliminary plat extension request.
3. In order to maintain consistency with regulations set forth in the city's National Pollution Discharge
and Elimination System (NPDES) municipal stormwater permit, the applicant will be required to
design a flow control and detention facility utilizing the 2016 KCSWDM and City of Federal Way
Addendum to the 2016 KCSWDM.
4. All engineering plans must be submitted and approved prior to scheduling a pre -construction meeting
and constructing plat infrastructure improvements.
Please note: If substantial revisions to the approved site design and/or lot layout are required, a
modification to the approved preliminarily plat will be necessary. A modification review fee will be
collected when the modified drawings are submitted.
Mr. McGuire
February 13, 2018
Page 2
The shoreline exemption permit approved under file no 07-102533-SH will need to be evaluated for
validity of time duration and project scope. Potential revisions to the sewer improvements identified in
your January 2018 submittal may warrant a new shoreline permit application and the sewer improvements
may necessitate a new shoreline substantial development permit application and review.
TIME EXTENSION CRITERIA
The following is an excerpt of the plat time extension criteria from FWRC 18.05.090. In the interest of
clarity, staff reviewing the request has responded to each criterion using information provided by the
applicant and relevant city policies justifying the extension approval. An extension request shall satisfy
the following criteria in FWRC 18.05.090(2) to be approved:
(a) Except for the first request for time extension, the applicant has made substantial progress to
complete the plat;
Staff Response — No physical progress has been made in designing or constructing plat infrastructure
improvements; however, the applicant's agent has documented in his January 8, 2018, letter their
active pursuit to find a buyer for the project.
(b) There are circumstances beyond the applicant's control which prevent compliance with the time
limits, or any previously granted extension;
Staff Response — The applicant's agent has documented in his January 8, 2018, letter their active
pursuit to find a buyer for the project.
(c) The extension will not create or continue conditions that constitute a code violation or an attractive
nuisance, contribute to erosion and sedimentation problems, or impact the public health, safety, and
welfare.
Staff Response — Site conditions have remained largely unchanged since the preliminary plat was
granted approval. No code violations or erosion/sedimentation problems have been reported on the
properties. Impacts to the public health, safety and welfare should not arise due to the extension
approval. Staff finds this.criterion has been met.
(d) Whether either physical conditions in the vicinity of the plat or codes and requirements of the city,
applicable agencies, and utility providers have changed to such a degree since initial approval that it
would be contrary to the public interest to extend the life of the plat.
Staff Response — Staff finds criterion (d) has been met per responses noted below.
(i) Whether the adoption of new codes and/or standards would substantially affect project layout
and storm drainage design;
Staff Response — The original application was vested to, and the project was designed under, the
stormwater design criteria of the 1998 King County Surface Water Design Manual (KCSWDM).
Since the date of preliminary plat approval, the City has adopted the 2016 KCSWDM. In order to
maintain consistency with regulations set forth in the city's National Pollution Discharge and
Elimination System (NPDES) municipal stormwater permit, the applicant will be required to
design a flow control and detention facility utilizing the 2016 KCSWDM and City of Federal
Way Addendum to the 2016 KCSWDM. Revised stormwater plans must be submitted and
approved prior to scheduling a pre -construction meeting and constructing plat infrastructure.
Implementation of the 2016 KCSWDM may impact project design, layout and lot count.
17-105303-00-AD Doe. LD. 77238
Mr. McGuire
February 13, 2018
Page 3
(ii) The adequacy of mitigation and/or impact fees to address the cost of mitigation at the end of the
expiration period;
Staff Response — As part of the applicant's first preliminary plat extension approval dated January
26, 2016, a Transportation Concurrency application was submitted; subsequently, a Capacity
Reserve Certificate was issued by the City on January 19, 2016.
Also, subsequent to the applicant's 2009 preliminary plat approval, the city's method of
mitigating new vehicle trips to the existing transportation network changed to a city-wide
transportation impact fee (TIF). Transportation Impact Fee must be paid in accord with FWRC
19.91.
(iii) Whether the delayed project is an impediment to other development projects in the vicinity as a
result of traffic concurrency reserved capacity.
Staff Response — At this time, the delayed project and extension request is not an impediment to
other development projects. The Public Works Department has determ-ined that this requested
extension is valid under Concurrency permit number 15-106453-CN. However, a new traffic
concurrency application and application fees will be required for any future extension request.
CLOSING
Unless modified or appealed, this two-year extension of the preliminary plat will be valid until April 9,
2020.
FWRC 18.05.090 permits extension opportunities that can be granted only if applicable criteria are met.
Under FWRC 19.15.110(5), any person who is aggrieved by the granting of this decision may appeal as
provided in FWRC 19 55.124. The appellant must file a letter of appeal indicating how the decision on the
time extension affects the appellant's property and present any relevant material or information supporting
the appellant's contention. The appeal will be heard and decided upon using Process IV.
This extension does not constitute a technical review of the preliminary plat. The preliminary plat is
subject to all applicable City of Federal Way codes and policies. Due to the length of the plat approval
and extensions approved by the City, this may be the last time extension approved by the City unless the
plat construction has significantly progressed. If you have any questions regarding this extension, please
contact Jim Harris, Senior Planner, at 253-835-2652, orjim.harris@cityoffederalway.com.
Sincerely`
Brian Davis
Community Development Director
C. Jim Harris, Senior Planner
Cole Elliot, Public Works Development Services Manager
Sarady Long, Senior Traffic Engineer
Kevin Peterson, Public Works Engineering Plans Reviewer
Brian Asbury, Lakehaven Water and Sewer District, via email
Doe I.D. 77238
17-105303-00-AD
r
A I N
January 8, 2018
Jim Harris
City of Federal Way
33325 81h Ave South
Federal Way, WA 98003
RE: Steel Lake Crest
Dear Jim,
RESUBMITTED
JAN 0 8 2018
CITY
�M�,iLJNITY E ORAL V�AY
7
EYE�aFM3V
Attached is information in response to your request to the owners of Steel
Lake Crest, who are seeking a 2 year extension of the preliminary plat
approval, to provide evidence of their endeavors over the years to find a
buyer that would complete the plat and receive final engineering approval.
As you will see by the attached material, they have been active in their
pursuit to find a buyer.
I sincerely hope you will see their efforts have been in good faith in trying
to find a viable buyer for the project and grant them another 2 year
extension of the preliminary plat approval so they can proceed to closing
with the current offer that is in place. If you have any questions regarding
the attached material, please contact me at your earliest convenience.
Best regards,.
PJ NYcGuire
Coldwell Banker Bain
207 W. Kent Station Street, Suite 105 • Kent, Washington 98032 • 253-850-5000 • 253-850-5100 Fax
CBBain.com
3
The Steel Lake Crest plat received preliminary approval on April 7, 2009 and
since that time the 3 families (Woida, Elder & Trinidad) that own the 4
parcels that make up the plat have actively tried to find a builder/developer
to finish the engineering and final approval for the project. Unfortunately
there have been a variety of situations that have prevented them from
accomplishing this. Due to the financial collapse of the overall market
about the time the plat received preliminary approval, there were no
builders/developers that could find financing for such a large project.
The owners decided in March of 2014 to list the project (see attached
printout) in the Northwest Multiple Listing Service (NWMLS). Due to their
lack of knowledge and expertise in this area, they selected an agent that did
not have the proper skills to market a project of this size. The list price
was $2,300,000 (or $82,142 per lot) and the agent had not explained to
them the process that builders/developers used to add the development
cost to the land price to arrive a project that would be financially viable.
That listing expired in April 2015 without ever receiving an offer from a
prospective buyer.
The owners listed the property (see attached printout) with Lori DeVore of
Realogics Sotheby's Realty and PJ McGuire of Coldwell Banker Bain on May
12, 2015 for $1,960,000 (or $70,000 per lot). Marketing activity included
placing the listing in the NWMLS, Commercial Brokers Association data base
and LoopNet a worldwide database of listing. In addition, mailings and
emails were directed to builders/developers/engineers in the Puget Sound
area that were likely to be interested in project in the South King.
Below is timeline of offers, acceptance and termination of purchase and
sales agreement for Steel Lake Crest (along with copies of agreements for
your information) :
1. On June 2, 2015 an offer from Harbour Homes was present in the
amount of $1,260,000 and efforts to arrive at a price more in line with
the listed price were unsuccessful.
2. Another offer was presented and accepted from Richmond Homes on
November 11, 2015 for the list price of $1,960,000. After they
conducted an initial feasibility study, they determine that the project
was not financially feasible and the agreement was terminated by
builder on December 7, 2015.
J
3. On December 21, 2015, D41) Real Estate Development LLC submitted
an offer for $1,960,000 and it was accepted. The offer included a
closing date of June 1, 2016 subject to a feasibility study. The
timeline for closing was extended several times (July 15, 2015;
September 26, 2015 and December 20, 2016) as the developer work on
the feasibility study to determine the cost of preparing the land for
building and finding a builder to buy the finished lots to build homes
on. After almost of year of working on the project, the developer was
not able to find a way to pay for the development cost along with the
land cost and have a project where a builder could provide homes at
price point to make it financially feasible and the transaction was
terminated on November 7, 2016. Part of the original feasibility study
included the City of Federal Way granting a 2 year extension of the
original preliminary plat that was set to expire on April 7, 2016 and
that extension was granted.
In addition to the above information on the plat, on September 16, 2016,
one the owners died due to a tragic event. The remaining owners agreed to
proceed with the offer in place after talking to a representative for the
estate. The listing went off market on January 1, 2017, while
representatives of the estate worked thru issues that were necessary to
provide direction for the court overseeing the assets.
The property was listed again (see attached printout) on May 12, 2017 at
$1,680,000 ($60,000 per lot) and marketing continued in the NWMLS, CBA
and contact with builders/developers/engineers. This price was selected
with the additional information gained when it became obvious thru this
year long process that the price to develop the lots were greater than what
was first estimated by the listing agents. This included a marked increase
in labor and material cost due to shortage of companies that provide this
type of work and their commitment to other projects that were priced at a
lower price point.
4. On October 26, 2017 a Letter of Intent was received from Richmond
Homes with a provision that a full purchase and sales agreement
would be drafted once the 3 owners received approval for a 2 year
extension of preliminary plat from the City of Federal Way that is set
to expire on April 9, 2018.
Y
In addition to on -site issues with this plat, Sound Transit has decided in the
last year to run a line for the light rail system along the east side of the
property. Even though Sound Transit has not had any formal discussion
with the land owners, it is the understanding of the owners that Sound
Transit would like to acquire a 10 foot temporary construction easement for
their rail project (see attached map). According to an email obtained from
Jim Harris, City of Federal Way planner, Sound Transit does not see any
issues with extension of the preliminary plat approval (see attached email).
Richmond Homes, the prospective buyer of Steel Lake Crest, is aware of the
prospect that this temporary easement could be in place when they start
construction. They feel once there is a formal agreement in place, they can
work with Sound Transit and the City of Federal Way during their
application of final engineering approval to design the temporary easement
into the final plan.
As you can see from the details above, the owners of the land for Steel Lake
Crest have been diligent in their efforts to find a buyer that would finish the
engineering and development of the plat. Their efforts have been in good
faith and respectfully ask the City of Federal Way to grant a second 2 year
extension of the preliminary plat so that they can complete the sale of the
land.
f- • _ L -r
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE:
December 5, 2017
TO:
Cole Elliott, Development Services Manager (for Kevin)
Sarady Long, PW Traffic Division
Brian Asbury, Lakehaven Water & Sewer District
FROM:
Jim Harris
-FOR DRC MTG. ON:
NA -Just email me or send me a memo with any comments
FILE NUMBER(s):
17-105303-00-AD
RELATED FILE NOS.:
None
PROJECT NAME:
STEEL LAKE CREST Pre -Plat
PROJECT ADDRESS:
30642 28TH AVE S
ZONING DISTRICT:
RS 7.2
PROJECT DESCRIPTION:
Request for extension of plat approval.
MATERIALS SUBMITTED:
November 2, 2017
Cole and Sarday;
We received a request
for another extension of Steel Lake Crest Plat. The
City approved a prior
extension on January 26, 2017 (attached).
See an email I got from Sound Transit also about this extension request.
Do you have any comments/ conditions/questions.
If any different regulations apply let me know how we can condition an
extension approval.
Is the 2015 concurrency still valid (15-106453 CN)?
Send me an email or memo with your comments. Yes or no on extension?
January 26, 2016
Steel Lake Plat Group
30642 28t' Avenue South
Federal Way, WA 98003
RE: Permit #15-105805-00-AD; STEEL LAKE CREST
30642 28 b Ave S, Federal Way
Dear Mr. McGuire:
The Community Development Department has received your request to extend the preliminary
subdivision approval granted to the Steel Lake Crest Plat for two additional years. The referenced
application is a 29-lot plat granted approval by the city on April 7, 2009. Pursuant to RCW
58.17.140(3)(a), the preliminary plat approval is valid until April 7, 2016 (7 years following preliminary
approval). The city's subdivision regulations allow the Director to administer extensions if criteria within
Federal Way Revised Code (FWRC) 18.05.090(2) can be satisfied.
Your request for a two-year extension to complete infrastructure improvements per the preliminary plat
approval is conditionally approved, based on the responses to extension criteria presented to the director
and the conditions of approval listed below.
CONDITIONS OF APPROVAL
1. Applicant shall be required to pay the Transportation Impact Fee (TIF) in lieu of the pro-rata
miti-ation of $39,790.00 as determined by the fee schedule in effect at the time of plat recording. For
estimation purposes the current TIF fee (2016 rate) for a detached single family is approximately
$3,829.78 ($3718.23 plus 3% admin) per lot.
2. In order to maintain consistency with regulations set forth in the city's National Pollution Discharge
and Elimination System (NPDES) municipal stormwater permit, the applicant will be required to
design a flow control and detention facility utilizing the 2009 KCSWDM and City of Federal Way
Addendum to the 2009 KCSWDM. Revised stormwater plans must be submitted and approved prior
to scheduling a pre -construction meeting.
Please note: if substantial revisions to the approved site design and/or lot layout are required, a
modification to the approved preliminarily plat will be necessary. A modification review fee will be
collected when the modified drawings are submitted.
TIvm EXTENSION CRITERIA
The following is an excerpt of the plat time extension criteria from FWRC 18.05.090. In the interest of
clarity, staff reviewing the request has responded to each criterion using information provided by the
applicant and relevant city policies justifying the extension approval. An extension request shall satisfy
the following criteria to be approved:
Mr. McGuire
January 26, 2016
Page 2
FWRC 18.05.090 (2)
(a) Except for the first request for time extension, the applicant has made substantial progress to
complete the plat, -
Staff Response — This is the applicant's first request. Staff finds criterion (a) has been met.
(b) There are circumstances beyond the applicant's control which prevent compliance with the time
limits, -
Staff Response — The recent economic recession, along with the possibility of Sound Transit developing
light rail through the property, have prevented the development of the proposed lots. Such circumstances
are beyond the applicant's control; therefore, staff finds criterion (b) has been met.
(c) The extension will not create or continue conditions that constitute a code violation or an
attractive nuisance, contribute to erosion and sedimentation problems, or impact the public health, safety,
and welfare.
Staff Response — Site conditions have remained unchanged and unimproved since the development was
granted approval; therefore, code violations, attractive nuisances, erosion/sedimentation problems, and
impacts to public health, safety, and welfare should not arise due to the extension approval. Staff finds
criterion (c) has been met.
(d) Whether either physical conditions in the vicinity of the plat or codes and requirements of the
city, applicable agencies, and utility providers have changed to such a degree since initial approval that
it would be contrary to the public interest to extend the life of the plat.
Staff Response — Staff finds criterion (d) has been met per responses noted below.
(i) Whether the adoption of new codes and/or standards would substantially affect project layout
and storm drainage design;
Staff Response — The original application was vested to, and the project was designed under, the
stormwater design criteria of the 1998 King County Surface Water Design Manual (KCSWDM). On
February 16, 2010, the City adopted the 2009 KCSWDM. In order to maintain consistency with
regulations set forth in the city's National Pollution Discharge and Elimination System (NPDES)
municipal stormwater permit, the applicant will be required to design a flow control and detention facility
utilizing the 2009 KCSWDM and City of Federal Way Addendum to the 2009 KCSWDM. Revised
stormwater plans must be submitted and approved prior to scheduling a pre -construction meeting.
(h) The adequacy of mitigation and/or impact fees to address the cost of mitigation at the end of the
expiration period,
Staff Response — The application was submitted and deemed complete prior to Concurrency, and
therefore was exempt from any pro-rata shares. Subsequent to the applicant's subdivision approval, the
city's method of mitigating new vehicle trips to the existing system was changed to a city-wide
transportation impact fee. Following the recent request for a preliminary subdivision approval extension,
a Concurrency application was submitted; subsequently, a Capacity Reserve Certificate was issued. The
impact fee will be assessed and due to the city at time of plat recording. For estimation purposes, the
15-105805 Duc,ID 71436
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Jim Harris
From: Eskenazi, Zachary <Zachary.Eskenazi@soundtransit.org>
Sent: Monday, December 04, 2017 12:52 PM
To: Jim Harris
Subject: RE: Preliminary Plat in Federal Way,
Hello Jim -
The FWLE project is impacting 3 of those properties.
We will need temporary construction easements for the following properties:
092104 9096
092104 9182
092104 9183
We will not impact the following property: 092104 9161
The temporary construction easements will likely be negotiated for the duration of construction which is currently
planned to begin in 2019 and conclude in 2024.
These TCE's would impact a small portion located on the back of the property boundary with the WSDOT right-of-way
where the light rail is being constructed.
We don't see any issue with the time extension being requested for those plats. We will just need to be able to construct
the project along the backs of those properties without interference.
Please let me know if I can help answer any other questions.
Regards,
Zac
Zac Eskenazi
Community Outreach Specialist
Sound Transit
206-903-7178
From: Jim Harris [maiito:Jim.Harris ci offederalwa .com]
Sent: Tuesday, November 28, 2017 1:58 PM
To: Eskenazi, Zachary <Zachary.Eskenazi@soundtransit.org>
Subject: Preliminary Plat in Federal Way
Zachary:
---11 ,--'i
Y RECEIVED REQUEST FOR ADMINISTRATIVE DECISION
CITY OF -yd " � DEPARTMENT OF CommuNITY DEVELOPMENT
NOV 1 3 2015 33325 8" Avenue South
Federal Way Federal Way, WA 98003-6325
CITY OF FEDERAL WAY 253-835-2607; Fax 253-835-2609
CDs www.cit)(offederalwgy_com
FILE NUMBER - Date
Applicant
FAME
sur'INESSIORGAV TION
j�,.f . �� ��u r �c�c- � r. t � cv �;.� J=C� r✓ �� �rl-s r�•
MAILING ADD"- ' 3c �4 i 2 T
PRIMARY PHONE L f W'•'I = F % •� 4J
ALTERNATE PHONE
CITY STATE ZIP FAX
3
C f- c.� LJFfL� CX-4J1
Property Adressll ocation 1 '1 c _
.?G6/cr, 3�
Description of Request -'%T-
List(Describe
For Staff Use
❑
Code Interpretation/Clarification
- No Fee
❑
Critical Areas Letter/Analysis/Peer Review
- No Fee (Actual Cost if Applicable)
❑
Request for Extension (Land Use/Plat Approval)
- $62/hour
❑
Revisions to Approved Permit
- $62/hour
❑
Tree Removal
- No Fee
❑
Work Hours Variance
- $62/hour
❑
Zoning Compliance Letter
- $100
Bulletin 4079 — September 10, 2015 Page 1 of 1 k.\Handouts\Request for Administrative Decision
Mr. McGuire
January 26, 2016
Page 3
current TIF fee (2016) rate for a detached single family is approximately $3,829.78 ($3718.23 plus 3%
admin) per lot.
CHI) Whether the delayed project is an impediment to other development projects in the vicinity as a
result of traffic concurrency reserved capacity.
Staff Response — The Public Works Department has determined the delay of an additional two years will
require a concurrency application to be submitted. This analysis will determine if capacity still exists to
accommodate the project trips. In the event that there is not adequate capacity, the applicant may be
required to construct whatever mitigation measures are necessary to obtain the adopted Level of Service
(LOS) at any failing intersections.
CLOSING
This two-year extension approval expires April 9, 2018, or two years following the expiration of the
approved preliminary subdivision. Please be advised that unless a future extension is granted, Steel Lake
Crest Plat shall be completed per conditions of preliminary approval and this extension, or the subdivision
shall expire by limitations set forth in FWRC 18.30.260. If you have any questions regarding this
extension, please contact Cory Darrow, Planning Intern, at 253-835-2622, or
cory.darrow@cityoffederalway.com.
Sincerely,
Michael A. Morales
Community Development Director
C. EJ Walsh, Public Works
Sarady Long, Public Works
Cory Darrow, Community Development
15.105BOS Doc 1 D. 71436
I
A I N
January 8, 2018
Jim Harris
City of Federal Way
33325 811' Ave South
Federal Way, WA 98003
RE: Steel Lake Crest
Dear Jim,
JAN 0 8 2018
Pm U UOFFr yF; EOM M
Attached is information in response to your request to the owners of Steel
Lake Crest, who are seeking a .2 year extension of the preliminary plat
approval, to provide evidence of their endeavors over the years to find a
buyer that would complete the plat and receive final engineering approval.
As you will see by the attached material, they have been active in their
pursuit to find a buyer.
I sincerely hope you will see their efforts have been in good faith in trying
to find a viable buyer for the project and grant them another 2 year
extension of the preliminary plat approval so they can proceed to closing
with the current offer that is in place. If you have any questions regarding
the attached material, please contact me at your earliest convenience.
Bereg�ar�s
Pi cGuire
Coldwell Banker Bain
207 W. Kent Station Street, Suite 105 • Kent, Washington 98032 • 253-850-5000 • 253-850-5100 Fax
CBBain.com
The Steel Lake Crest plat received preliminary approval on April 7, 2009 and
since that time the 3 families (Woida, Elder & Trinidad) that own the 4
parcels that make up the plat have actively tried to find a builder/developer
to finish the engineering and final approval for the project. Unfortunately
there have been a variety of situations that have prevented them from
accomplishing this. Due to the financial collapse of the overall market
about the time the plat received preliminary approval, there were no
builders/developers that could find financing for such a large project.
The owners decided in March of 2014 to list the project (see attached
printout) in the Northwest Multiple Listing Service (NWMLS). Due to their
lack of knowledge and expertise in this area, they selected an agent that did
not have the proper skills to market a project of this size. The list price
was $2,300,000 (or $82,142 per lot) and the agent had not explained to
them the process that builders/developers used to add the development
cost to the land price to arrive a project that would be financially viable.
That listing expired in April 2015 without ever receiving an offer from a
prospective buyer.
The owners listed the property (see attached printout) with Lori DeVore of
Realogics Sotheby's Realty and PJ McGuire of Coldwell Banker Bain on May
12, 2015 for $1,960,000 (or $70,000 per lot). Marketing activity included
placing the listing in the NWMLS, Commercial Brokers Association data base
and LoopNet a worldwide database of listing. In addition, mailings and
emails were directed to builders/developers/engineers in the Puget Sound
area that were likely to be interested in project in the South King.
Below is timeline of offers, acceptance and termination of purchase and
sales agreement for Steel Lake Crest (along with copies of agreements for
your information) :
1. On June 2, 2015 an offer from Harbour Homes was present in the
amount of $1,260,000 and efforts to arrive at a price more in line with
the listed price were unsuccessful.
2. Another offer was presented and accepted from Richmond Homes on
November 11, 2015 for the list price of $1,960,000. After they
conducted an initial feasibility study, they determine that the project
was not financially feasible and the agreement was terminated by
builder on December 7, 2015.
3
3. On December 21, 2015, D4D Real Estate Development LLC submitted
an offer for $1,960,000 and it was accepted. The offer included a
closing date of June 1, 2016 subject to a feasibility study. The
timeline for closing was extended several times (July 15, 2015;
September 26, 2015 and December 20, 2016) as the developer work on
the feasibility study to determine the cost of preparing the land for
building and finding a builder to buy the finished lots to build homes
on. After almost of year of working on the project, the developer was
not able to find a way to pay for the development cost along with the
land cost and have a project where a builder could provide homes at
price point to make it financially feasible and the transaction was
terminated on November 7, 2016. Part of the original feasibility study
included the City of Federal Way granting a 2 year extension of the
original preliminary plat that was set to expire on April 7, 2016 and
that extension was granted.
In addition to the above information on the plat, on September 16, 2016,
one the owners died due to a tragic event. The remaining owners agreed to
proceed with the offer in place after talking to a representative for the
estate. The listing went off market on January 1, 2017, while
representatives of the estate worked thru issues that were necessary to
provide direction for the court overseeing the assets.
The property was listed again (see attached printout) on May 12, 2017 at
$1,680,000 ($60,000 per lot) and marketing continued in the NWMLS, CBA
and contact with builders/developers/engineers. This price was selected
with the additional information gained when it became obvious thru this
year long process that the price to develop the lots were greater than what
was first estimated by the listing agents. This included a marked increase
in labor and material cost due to shortage of companies that provide this
type of work and their commitment to other projects that were priced at a
lower price point.
4. On October 26, 2017 a Letter of Intent was received from Richmond
Homes with a provision that a full purchase and sales agreement
would be drafted once the 3 owners received approval for a 2 year
extension of preliminary plat from the City of Federal Way that is set
to expire on April 9, 2018.
Y
In addition to on -site issues with this plat, Sound Transit has decided in the
last year to run a line for the light rail system along the east side of the
property. Even though Sound Transit has not had any formal discussion
with the land owners, it is the understanding of the owners that Sound
Transit would like to acquire a 10 foot temporary construction easement for
their rail project (see attached map). According to an email obtained from
Jim Harris, City of Federal Way planner, Sound Transit does not see any
issues with extension of the preliminary plat approval (see attached email).
Richmond Homes, the prospective buyer of Steel Lake Crest, is aware of the
prospect that this temporary easement could be in place when they start
construction. They feel once there is a formal agreement in place, they can
work with Sound Transit and the City of Federal Way during their
application of final engineering approval to design the temporary easement
into the final plan.
As you can see from the details above, the owners of the land for Steel Lake
Crest have been diligent in their efforts to find a buyer that would finish the
engineering and development of the plat. Their efforts have been in good
faith and respectfully ask the City of Federal Way to grant a second 2 year
extension of the preliminary plat so that they can complete the sale of the
land.
2
Lakehaven
3+iOTE: Lakehaven Water and Sewer East Steel Lake Area
District neither warrants nor guarantees
the accuracy of any facility information 0 300 600
provided. Facility locations and conditions
are subject to field verification. Feet 9/29/2017 BIA
Steel Lake Crest Group
Elder, Woida and Trinidad
30642 28`" Ave S
Federal Way, WA 98003
Property Location:
Steel Lake Crest Preliminary Plat
File No: 07-103897-00-SU
30614, 30646 & 30642 28th Ave S
Federal Way, WA 98003
Submitted by P.J. McGuire, Coldwell Banker Bain, representing the owners as
one of the listing agents for the marketing of the plat.
The preliminary plat was approved April 7, 2009, which was at the start of a
substantial downturn in the real estate market in the Federal Way area. At
that time the prices did not support a reasonable value for the cost and efforts
that the 3 owners had incurred. In addition, the Regional
Transportation/Sound Transit organization considered the proposed plat as
one of the corridors for their long term light rail plan and the owners could not
move forward with an acceptable offer until a final plan was approved a few
months ago and eliminated the property from their plan.
The plat has been listed in the Northwest Multiple Listing Service (NWMLS)
database with a license real estate agent since March of 2014. The owners
recently signed an acceptable offer from a builder. One of the requirements of
that offer is to have the timeframe for the preliminary plat extended so the
builder has a reasonable amount time to prepare final engineering drawings
and apply for approval from the City of Federal Way.
P.J. McGuire
Vacant Land Agent Detail Report
Page 2 of 2
Listing # 596424
30642 28th Ave S, Federal Way 98003
STAT: Expired
LP: $2,300,000
County: King
LT:
BLK: CMTY: Federal Way
'
`' i . • �` ��� :' -
PRJ:
Steel Lake Crest
Type:
Vacant Land
CDOM: 382
AR:
110 TAX: 0921049182
OLP: $2,300,000
.M
MAP:
745 GRID: C-2 Internet:
Yes
L=
DID:
From Pacific Highway South, East
FIN:
.4i
on 304th ST and South on 28th Ave S. The
LD: 03/17/2014
'
plat lies
east of 28th Ave S, between 306th
XD: 04/02/2015
and 308th• ST S.
OMD: 04/02/2015
#w
� �T Ltfr7
LAG:
Suzanne Cheney (37555)
PH: (253) 740-4168
FAX:
(253) 480-3243
PH Type: Direct Line
LO:
Berkshire Hathaway HS NW (1790)
PH: (253) 946-4000
-
,
SOC:
3 Cmnts:
_
-
CLA:
PH:
ZJD: City
SKS: Yes
CLO:
PTO: Yes F17: Provided
ZNR:
QTR/SEC:
OTVP:
OWN: See Attached
GZC: Residential
OPH:
(253) 946-3154
OAD: Federal Way
POS:
Negotiable
TX$:
TXY: 2014 SNR:
No ATF: See Remarks
TRIM:
Cash Out, Conventional
TER:
STY: 41 - Res -Over 1 Acre
WRJ:
City
Right of First Refusal: No
ACR: 6.770 LSF: 294,901 LSZ:
WFG:
DOC: See Remarks
WFT:
LDE:
Paved Street
VEW: Lake, Mountain
HOA:
RD: RDI: County Maintained
IMP:
FTR: Brush, Evergreens, Lightly Treed
TPO:
SLP:
LVL:
Community Features:
WTR: Available
SFA:
ESM:
GAS: Available
STD:
SUR:
ELE: Available
SDA:
SST:
SWR: Available
SDI:
SDD:
SDX:
SD: Federal Way EL: Wildwood Elem
JH:
Sacajawea Jnr High
SH: Federal Way Snr High
3rd Party Aprvl Req: None
Bank/REO Owned Y/N: No
Agent Only Remarks: Reports available upon request. Thank you.
Marketing Remarks: Opportunity for a builder/developer to purchase 28 residential lots in the Steel Lake Community.
Preliminary plat approved, Federal Way File No. 07-103897-00 SU. Each lot is at least 7,200 sg. ft. Steel Lake Park is the
designated park for this plat, there will be no need for an additional park/play area inside the plat. The engineer that
did the preliminary work is available to complete the project. Three homes currently occupied on the property that will
need to be moved or torn down.
Information Deemed Reliable But Cannot Be Guaranteed.
Lot Sizes and Square Footage Are Estimates.
12/07/2017 - 11:34AM
P.J. McGuire r—) Vacant Land Agent Detail Report Page 1 of 2
,i Listing # 786114
ZJD: City
ZNR: RS 7.2
GZC: Residential
30642 28th Ave S , Federal Way 98003 STAT: Expired LP: $1,960,000
County King LT: BLK: CMTY: Steel Lake
PRJ:
Type: Vacant Land CDOM: 650
AR: 110 TAX: 0921049182 OLP: $1,960,000
MAP: 745 GRID: C-2 Internet: Yes
DID: From S 320th St go north on 23rd FIN:
Ave S (McDonalds on comer) to S 312th St. LID: 05/1212015
Turn right until 28th Ave S and then turn XD: 12131/2016
left to property on east side of street. OMD: 12/31/2016
SKS: Yes
QTR/SEC:
LAG:
P.J. McGuire (338)
FAX:
(253) 850-5100
LO:
Coldwell Banker Bain (1048)
SOC:
2.5 Cmnts:
CLA:
Lori A. DeVore (7337)
CLO:
Realogics Sotheby's Int'I Rlty
OTVP:
OPH:
(253) 653-6668
POS:
Negotiable
PH: (206) 595-8933
PH Type: Cellular
PH: (253) 850-5000 x5016
PH: (253) 332-8354
PTO: Yes F17: Not Provided
OWN: Elder,Trinidad,Woida
OAD: Federal Way
TX$: TXY: SNR: ATF:
TRM: Cash Out
TER: STY: 41 - Res -Over 1 Acre
WRJ:
Riaht of First Refusal:
ACR: 6.720 LSF: 292,723 LSZ: WFG:
DOC: Drainage, Geotech, Topographical, See Remarks
WFT: LDE: Paved Street
VEW: Lake
HOA:
RD: RDI: Paved
IMP:
FTR: Brush, Comm. Grade Timber, Lightly Treed, Partially Cleared
TPO: Level, Sloped SLP: LVL:
Community Features:
WTR: In Street SFA: ESM:
GAS: In Street STD: SUR:
ELE: In Street SDA: SST:
SWR: In Street SDI: SDD: SDX:
SD: Federal Way EL: JH: SH:
3rd PartyAprvl Req: None Bank/REO Owned Y/N: No
Agent Only Remarks: Contact list agents Lori Devore 253.332.8354 Realogics Sotheby's or PJ McGuire 206.5959.8933
Coldwell Banker Bain for info packet on preliminary plat approved by Federal Way. 3 different property owners
combined to form plat. Rainier Escrow #683318
Marketing Remarks: Located in Federal Way, this 6.72 acres has received preliminary plat approval for a subdivision in
an area zoned Single -Family Residential — RS7.2 allowing for variety of home styles. Incredible easy access to I-5, Hwy
167, Hwy 18 and the mass transit bus terminal as well as the Sounder train in Auburn. In addition, major shopping,
entertainment opportunities and parks with beach/play grounds are within walking distance for potential homeowners.
Information Deemed Reliable But Cannot Be Guaranteed,
Lot Sizes and Square Footage Are Estimates.
12/07/2017-11:34AM
P.J. McGuire
Vacant Land Agent Detail Report
Page 1 of 1
Listing # 1119909 306 XX 28th Ave S , Federal Way 98003 STAT: Pending Feasibility LP: $1,680,000
County Kina LT: BLK: CMTY: Steel Lake
ZJD: City
ZNR: RS 7.2
GZC: Residential
SKS: Yes
QTR/SEC:
ACR: 6.720 LSF: 292,723 LSZ:
DOC: Drainage, Geotech, Topographical, See Remarks
WFT:
VEW: Lake
HOA:
RD: RDI: Paved
IMP:
PRJ:
Type:
Vacant Land
CDOM: 171
AR:
110 TAX: 0921049161
OLP: $1,680,000
MAP:
745 GRD: C-2 Internet:
Yes
DD:
From S 320th St go north on 23rd
FIN:
Ave S (McDonalds on corner) to S 312th St.
LD: 05/08/2017
Turn right until 28th Ave S and then turn
XD: 04/10/2018
left to property on east side of street. No
OMD: 10/25/2017
sign on prope
T �Q9 Ll1r7P4? MO-dur
LAG:
P.J. McGuire (338)
PH: (206) 595-8933
FAX:
(253) 850-5100
PH Type: Cellular
LO:
Coldwell Banker Bain (1048)
PH: (253) 850-5000 x5016
SOC:
2.5 Cmnts:
CLA:
Lori A. DeVore (7337)
PH: (253) 332-8354
CLO:
Realogics Sotheby's Int'I Rlty
PTO: Yes F17: Not Provided
OTVP:
OWN: Elder,Trinidad,Woida
OPH:
(253) 653-6668
OAD: Federal Way
POS:
Negotiable
TX$:
TXY: SNR:
ATF:
TRM:
Cash Out
TER:
STY: 41 - Res -Over 1 Acre
WRJ:
Right of First Refusal:
WFG:
LDE: Paved Street
FTR: Brush, Comm. Grade Timber, Lightly Treed, Partially Cleared
TPO: Level, Sloped
Community Features:
SLP:
LVL:
WTR: In Street
SFA:
ESM:
GAS: In Street
STD:
SUR:
ELE: In Street
SDA:
SST:
SWR: In Street
SDI: SDD:
SDX:
SD: Federal Way EL: JH: SH:
3rd PartyAprvl Req: None Bank/REO Owned Y/N: No
Agent Only Remarks: Contact list agents Lori Devore 253.332.8354 Realogics Sotheby's or PJ McGuire 206.5959.8933
Coldwell Banker Bain for info packet on preliminary plat approved by Federal Way. 3 different property owners
combined to form plat. Rainier Escrow #683318.
Marketing Remarks: Demand for new homes continues at all-time high. Steel Lake Crest is a 28 lot prelim approved plat
opportunity to be part of the Federal Way economic development. Performing Arts & Conf Center in August'17 along
w/beautiful lakes, parks, Puget Sound waterfront and strong city management encouraging business and health care
sectors to locate here. Nearby bus service, 2 libraries, sports fields, Aquatic Center, farmers market, theater and FW
Symphony. Light rail service in 2024.
Information Deemed Reliable But Cannot Be Guaranteed.
Lot Sizes and Square Footage Are Estimates.
12/07/2017 - 11:46AM
-^a
RECEIVED
REQUEST FOR ADMINISTRATIVE DECISION
CITY OF NOV 0 �017 DEPARTMENT OF CommumrY DEVELOPMENT
Federal; Way
33325 8`h Avenue South
CITY OF FEDERAL WAY Federal Way, WA 98003-6325
COMMUNITY DEVELOPMENT 253-835-2607; Fax 253-835-2609
www.cityoffedealway.com
kFILE NUMBER —L - o _a 3 03, _ Date � I 2-0 1
Applicant
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FATM-S� 1 / ,
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PMMARY PHONE
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ALTERNATE PHONE
MALMINGADDRESS � �.I%OV1
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CITY
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STATE
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ZIP
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Property Address/Locatio
®-1 - 40 3% q -1 - 6-0 -�5 -
Description of Request�" e T L
12b- N-Ah.neQ,t - roQA0Iaj - VC
For Staff Use
❑ Code Interpretation/Clarification
❑ Critical Areas Letter/Analysis/Peer Review
❑ Request for Extension (Land Use/Plat Approval)
❑ Revisions to Approved Permit
❑ Tree Removal
❑ Zoning Compliance Letter
No Fee
- No Fee (Actual Cost if Applicable)
Check Current Fee Schedule
Check Current Fee Schedule
No Fee
- Check Current Fee Schedule
Zuary 4, 2016 Page 1 of 1 kAHandouts\Request for Administrative Decision