23-105386 Intake ChecklistBulletin #037 – July 21, 2015 Page 1 of 6 k:\Handouts\037 Preliminary Plat
PRELIMINARY PLAT SUBMITTAL REQUIREMENTS
PURPOSE
A preliminary plat application allows the division or re-division of land into ten or more
lots for the purpose of sale, lease, or transfer of ownership. A preliminary plat may be a
conventional or cluster subdivision, cottage housing, zero-lot line townhouse
development, or small lot detached development of ten or more lots. A final plat must
be approved and recorded before newly created lots may be legally sold. (Refer to
Final Plats Submittal Requirements handout for information on final plats.)
PROCESSING AND DECISION
The preliminary plat application is processed under the provisions of Chapter 18.35
FWRC, “Preliminary Plat.” Your application will be evaluated on the basis of the
information you provide, the criteria listed in the pertinent sections of the City’s
regulations, and inspection of the property. Preliminary plats shall be designed to the
standards of Chapter 18.55 FWRC “Design Criteria” and Chapter 18.60 FWRC
“Subdivision Improvements.” The city’s Hearing Examiner will hold a public hearing on
the preliminary plat and issue a decision within 10 working days following conclusion of
all testimony.
APPEALS
Any decision on a preliminary plat can be appealed to King County Superior Court. See
FWRC 18.35.210, for detailed information regarding appeals of preliminary plat
decisions.
PREAPPLICATION CONFERENCE
Applicants are encouraged to schedule a preapplication conference to become
familiar with FWRC requirements, policies, and regulations. It is also an opportunity to
coordinate with City departments and obtain their comments on the proposed
subdivision. Preapplication conferences are required for those preliminary plats that are
subject to SEPA review. Refer to the City’s preapplication conference handout for
information.
COMMUNITY DEVELOPMENT DEPARTMENT
33325 8th Avenue South
Federal Way WA 98003
253-835-2607; Fax 253-835-2609
www.cityoffederalway.com
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COMPLIANCE WITH SEPA
Preliminary plats that contain more than 20 lots are subject to State Environmental
Policy Act (SEPA) review. For a detailed explanation of the City’s environmental policy,
refer to FWRC Title 14.
ENVIRONMENTALLY CRITICAL AREAS
Projects that involve work within environmentally critical areas may require the
applicant to provide information, mapping, studies, and materials and have the city’s
third party consultant review the information at the applicant’s expense. You will be
advised at the earliest possible point if your project will be subject to these types of
expenses.
SHORELINES
Subdivisions that are within 200 feet of the ordinary high water mark of Puget Sound,
Steel Lake, North Lake, or Lake Kilarney require review under the city’s Shoreline Master
Program. Applicants should speak with department staff for further information
regarding shoreline regulations prior to submitting a formal application.
TRAFFIC RELATED REQUIREMENTS
All preliminary plats are subject to transportation concurrency and Traffic Impact Fee
requirements. Refer to the concurrency information and Traffic Impact Fee handouts for
additional information.
HOW TO APPLY
The applicant (owner or owner’s appointed agent) files a complete application with
the Community Development Department using the Master Land Use Application form
which can be obtained at our office or on the City’s website.
A complete application is required before the City can proceed with technical analysis
and make an informed decision on your application. Following is a list of materials that
must be submitted with your application. Please do not turn in your application until all
items on the list that apply to your proposal have been included. Consult with the
Community Development Department if you have any questions. All application
materials become public information.
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PRELIMINARY PLAT SUBMITTAL REQUIREMENTS
Project Name:
Project Description:
Applicant/Agent:
File No(s):
Required Submitted
Completed Master Land Use Application form including signatures of persons
with ownership interest in the property. Agent authorization is required if
application is not signed by owners of all subject parcels.
Application fees, including SEPA fees as applicable.
Concurrency application (with appropriate fees)
Copy of summary letter and checklist from Pre-application Conference
Two copies of a current title report or plat certificate, prepared within the
last 90 days, (including any easements or restrictions affecting the
properties with a description, purpose, and reference by auditor’s file
number and/or recording number; parties of interest; and any restrictions
or covenants running with the property.)
Notice of availability from the purveyor(s) of sewer and water signed within
a year of the date of preliminary plat application.
Four copies of the project’s Preliminary Technical Information Report (TIR) per
the 2009 King County Surface Water Design Manual (KCSWDM). The TIR must
include a Level I downstream analysis and must address relevance of the 8
Core and 5 Special Requirements of the KCSWDM.
Four copies of a School Access Analysis.
Four copies of a Critical Areas Report w/ supplemental:
Geotechnical report
Wetland delineation
Stream delineation
Wetland mitigation plan
Wetland buffer enhancement plan
Stream buffer enhancement plan
Four copies of special studies or requirements as requested in your
preapplication summary letter.
Four copies of Trip Generation or Traffic Impact Analysis (TIA), prepared by an
engineer licensed in the State of Washington, as required by the Traffic
Division.
Additional information as required by the Community Development and/or
Public Works Departments.
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PRELIMINARY PLAT SUBMITTAL REQUIREMENTS
Required Submitted
Landscape Plan
Seven copies prepared by a licensed landscape architect identifying existing
wooded areas, meadows, rock outcroppings, proposed and required buffers,
open spaces, street trees, ornamental landscaping, other landscape features,
and stands of trees and protection techniques as may be required per the
FWRC.
Preliminary Clearing and Grading & Tree/Vegetation Retention Plan
Seven copies, consistent with Chapter 19.120.040 FWRC, Clearing, Grading
and Tree and Vegetation Retention.
Property Survey
Seven copies, in conformance with FWRC 18.35.020(2), stamped by a licensed
land surveyor.
Phasing Plan
Seven copies, as applicable, showing divisions of the plat and a proposed
timetable for construction of each division.
Preliminary Plat Drawing
Seven copies, drawn to scale of 1” = 100’ or larger (1:50 is preferred), which
includes the Preliminary Plat Drawing Requirements included in this handout,
and one 11 x 17 reduced copy of the preliminary plat
Public Notice Requirements
PRELIMINARY PLAT - Two sets of stamped envelopes with address labels and a
list of the names and addresses of all owners of real property, as shown by the
records of the county assessor, located within 300 feet of any portion of the
boundary of the proposed subdivision and any adjoining real properties
owned by the owners of the land proposed to be subdivided. If the owner of
the property which is proposed to be subdivided owns adjacent property, the
addresses of owners of property located within 300 feet of any portion of the
boundaries of such adjacently located parcels must also be provided.
SEPA – Provide one additional set of self-addressed, stamped business sized
envelopes (with City of Federal Way return address) of persons receiving
property tax statements for all properties within 300 feet of the boundary of
the subject property. Include a separate list of the addresses with their parcel
numbers and an assessor’s map showing the 300-foot boundary.
IMPORTANT – Please do not submit metered envelopes. The Federal Way Post
Office may refuse such envelopes. In addition, you are highly encouraged to
use the Forever stamps.
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PRELIMINARY PLAT SUBMITTAL REQUIREMENTS
Preliminary Plat Drawing including, but not limited to:
Proposed name of subdivision. (You may wish to check with King
County to make sure that the name has not yet been used.)
Location by section/township/range and legal description.
Name, address, and phone number of the developer.
Name, address, and phone number of each property owner.
Name, address, and phone number of registered land surveyor.
Scale of plat, date, and north arrow (subsequent resubmittals must
have a revision date).
Existing topography of the land indicated by contours of two-foot
intervals for slopes less than 15 percent and five-foot intervals for slopes
of 15 percent or greater. Identify all slopes 40 percent or greater on or
within 25 feet of the site.
Location and extent of significant natural features on and immediately
adjacent to the site. Such features shall include but are not limited to
streams, wetlands, views, stands of trees, and water bodies to the
extent that significant natural features and/or their associated buffers
affect the short subdivision.
Comprehensive plan and zoning classifications of subject and
adjoining properties.
Adjacent common ownerships and the land or lot divisions of adjoining
properties not in common ownership for a distance of at least 100 feet
around the perimeter of the property proposed for the subdivision. A
separate list of names may be used for clarification purposes.
Location, widths, and names of existing or prior platted streets; railroad,
or utility rights-of-way or easements; parks or other public spaces; and
existing permanent structures to be retained within and adjacent to
the proposed subdivision. Where the property has been previously
subdivided, the original lots, blocks, street easements, etc., shall be
shown in dotted lines in scale with the proposed subdivision. Show
distance between existing structures to be retained and property lines.
(Show pavement widths, planter strips, sidewalks, utility poles, etc.)
Existing and conceptually proposed water, sewer, and drainage utilities
on, under, or over the land showing size, grades, and location.
Locations and widths of proposed streets, utility rights-of-way and
easements.
Adjacent common ownerships and the land or lot divisions of adjoining
properties not in common ownership for a distance of at least 100 feet
around the perimeter of the property proposed for the subdivision. A
separate list of names may be used for clarification purposes.
Location, widths, and names of existing or prior platted streets; railroad,
or utility rights-of-way or easements; parks or other public spaces; and
existing permanent structures to be retained within and adjacent to
the proposed subdivision. Where the property has been previously
subdivided, the original lots, blocks, street easements, etc., shall be
shown in dotted lines in scale with the proposed subdivision. Show
distance between existing structures to be retained and property lines.
(Show pavement widths, planter strips, sidewalks, utility poles, etc.)
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PRELIMINARY PLAT SUBMITTAL REQUIREMENTS
1 Open space requirements for cottage housing, zero-lot line town house development, and small lot detached
development can be found in FWRC 18.55.060.
2 Public purpose lands mean acreage of tracts (or other areas) dedicated for retention/detention/drainage facilities,
open space and parks, or other on-site public facilities.
Preliminary Plat Drawing (continued)
Existing and conceptually proposed water, sewer, and drainage utilities
on, under, or over the land showing size, grades, and location.
Locations and widths of proposed streets, utility rights-of-way and
easements.
Layout, number, and dimensions of proposed lots. Include the square
footage of each lot.
Parcels of land intended to be dedicated for public use, or reserved for
the use of owners of the property in the subdivision.
Building setback lines.
The location of all ditches, culverts, catch basins, and other parts of the
design for the control of surface water drainage.
Typical roadway sections, existing and proposed, including streetlights
and street trees.
A statement explaining how open space shall be provided. For
conventional subdivisions, open space in the amount of 15 percent of
the gross land area of the subdivision site is required to be provided. If
the City determines that the location, quality, or extent of the required
open space would not fulfill the intent or purpose of useful common
open space, a payment of an equivalent fee-in-lieu of the required
project open space shall be paid pursuant to FWRC 18.55.060(2).1
Total acreage of the site platted, prior to creation of any lots, tracts, or
other dedications.
Acreage precluded from development due to the presence of critical
areas, including: wetlands, streams, steep slopes, and other features
(along with buffers), broken out by category, covered by critical areas
regulations.
Acreage dedicated for public rights-of-way (for both newly created
streets and expansions of existing streets), as well as private tracts,
alleys, and ingress/egress and utilities easement created for the
purpose of providing access to lots within subdivisions.
Location and acreage of tracts (or other areas) dedicated for
retention/detention/drainage facilities, open space and parks, or other
on-site public facilities, broken out by category.
Net plat area, which is gross plat area minus critical areas, rights-of-
way, private open space, and public purpose lands.2
Vicinity map with labeled streets and north arrow showing the
proposed subdivision’s relation to the area.
List the height of all retaining walls and rockeries.
The City’s file number will be assigned upon application. Include the file
number on subsequent resubmittals.