Preliminary Site Plan

I just sent this site plan to Seattle SDCI for review. I can't imagine any problems they might have with it, but you don't know what you don't know.

The  Preliminary Site Plan file is up on Drive. For reference, so is the GeoDimensions Survey.

SDCI Response

Ashley Ubil, Permit Specialist, responded with no objections, but a list of things to check.

• More information about residential additions.
• Zoning Regulations
• Yards SMC 23.44.014
• Lot Coverage SMC 23.44.010
• FAR SMC 23.44.011
• Height 23.44.012
• Tree Protection SMC 25.11
• Parking and Garages SMC 23.44.016
• Parking Space SMC 23.54.030
• Tip sheet CAM220

She also provided information about the application process. To apply:

• Plans (PDF). See Tip 103 for site plan, Tip 303 for plan examples.
• Statement of Financial Responsibility. Use this form.

I'll also need Electrical, Mechanical (perhaps), and Plumbing, which is not handled by SDCI--plumbing is King County Public Health.

Turns out SDCI offers a paid "zoning coaching appointment" for preliminary feedback about a specific proposal. $430 an hour, one hour minimum.

• It is possible that we can qualify for a STFI (Subject To Field Inspection) permit, according to Tip 316 because we're a "ground-level one-story addition" less than 750 SF with a span of less than 30' if a manufactured truss is used. Must meet Energy Code Chapter 4 requirements and ventilation requirements of the Mechanical Code.
• To qualify, we need structural plans signed and stamped showing seismic upgrades. An Earthquake Home Retrofit permit must be issued prior to the STFI. 
• See the STFI checklist. 
• The "information about residential additions" link says that we have to add the decks to the lot coverage calculation. Also "covered areas," so I guess that includes the eaves. I think we're still okay.
• Yards, check. 
• Lot Coverage: Min. 9600 SF lot. Max 35%. 
• FAR: Gross floor area (23.44.011) includes exterior corridors, stairways. Decks may not be (011.A). FAR limit is 0.5
• Height is not a problem. Max is 30' or 35' and we're at ~16'.
• Trees: >24" are Tier 2. 12-24 are Tier 3. 6-12 are Tier 4. Under 6, no regs.
• 25.11.060 requires a "tree protection area"
• Apparently, we need to hire an arborist for a Tree Protection Report if ordered.
• Must include tree protection fencing on the plans
• Requires a tree protection covenant. Include survey. Covenant runs with the land.