Loading
< February 2016 >
S M T W Th F S
 123456
78910111213
14151617181920
21222324252627
2829     

Permit Center


The City of Sammamish Permit Center is responsible for the administration of the building permit process including:

  • Screening projects for zoning conformance
  • Screening building plans at intake to be sure they are reviewable by all appropriate agencies
  • Routing plans to review agencies
  • Tracking/monitoring the review process
  • Preparing the final sets of plans
  • Calculating fees
  • Issuing permits
  • Communicating with the applicant

Permits are required:

Any construction related project on property located in the City of Sammamish requires a permit, or set of permits, issued by the city’s building division, per:

SMC 16.20.195 “Permits Required”:

“Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any gas, mechanical or plumbing system, the installation of which is regulated by this code and SMC Title 16.05, or to cause any such work to be done, shall first make application to the Permit Center and obtain the required permit.”

unless the work is specifically “Exempt From A Permit” per SMC16.20.200.

Please Note: These exemptions are only applicable to required "building" permits. Other permits may still be required for work exempt from a building permit. For example, see SMC 16.15.050 for work that requires (or, is exempted from) a "tree removal" or "grading" permit (otherwise known as a "Clearing and Grading Permit").




Permit Types

Permit Types

  • Over-the-Counter Permits
  • Single Family, Multifamily
  • Commercial
  • Clearing & grading
  • Demolition, land use
  • Mechanical, Plumbing
  • Tree removal
  • Land Use Applications

 

Permit Process Overview

Permit Process

  • Permit intake process
  • Approximate timelines by permit type
Permit Types

All Building and Land Use Permits are obtained through the Permit Center at City Hall. Electrical Permits for all projects are obtained through the State Department of Labor & Industries (phone: 425-990-1400)

Customer Survey

Hot Water Heater or Furnace Replacements; Fireplace Inserts, Re-Roofing (alterations to material type or sheathing) and Residential Decks. For information on why deck permits are required, please watch this informational video produced by KOMO-TV4.

 

Over-the-Counter Permit Process

Over-the-Counter Permits: For small projects, this is the place to start. Click on the OTC Application Packet to review the Introduction. This will let you know if your project may be eligible for our OTC review process.

Single Family, Multifamily

Commercial

Clearing & grading

Tree removal

Permit Process

Our goal is to provide the you with the most efficient and thorough plan review. During the submittal appointments, our experienced staff is available to review your documents and to answer any questions you may have.

Permit intake process:

  • Call Permit Center to set up a Submittal Appointment.
  • Verify all necessary documents and sets are ready for submittal. (Number of documents are included in our document “How to Obtain a Residential Building Permit” or OTC Required Document Matrix.
  • Meet with city staff during appointment.
  • Pay Permit fees.
  • Receive Building Permit application number.

**Over-the-Counter: turn around within 1 hour, in most cases—Permit is issued same day.

Approximate Timelines by Permit Type:

First reviews take place as shown below. All times shown are from the date of submittal.

[“First review” is defined as completion of first thorough review at which time either correction letters will be issued and transmitted, or the application will be approved by each appropriate department and forwarded to the Permit Center.]

Corrections are required when we find discrepancies or items are not in compliance with code.

Permit Type 2-Days 2-Weeks 2-Months
Commercial     X
Corrections   X  
Demolition X    
Plumbing/Mechanical (Commercial)   X  
Remodels/Additions   X  
Revisions   X  
Single Family     X
Small Projects   X  

Permit Center

1. What are the office hours?

2. Do I need an appointment or can I just walk into City Hall if I have questions?

3. How can I obtain help if I’m in the preliminary planning stages of my project?

4. Do you have any handouts to help a homeowner with basic construction?

5. Can I demolish my existing house?

Permits

6. When are permits required?

7. What is the legal fence height without a permit?

8. What do I need to start the procedure for my permit?

9. What projects do not require a building permit?

10. Are any permits available online?

11. Are any permits available Over-the-Counter?

12. Do I get all my permits through the City?

13. What will my building permit cost?

14. How do I find status/information about a permit when plan review is still in progress?

15. Does the City have a Basics or Registered Plan Process?

Inspections

16. When do I need an inspection?

17. How do I schedule an inspection?

18. Can I find out when my inspection will be?

19. How can I help to make my inspection a successful one?

20. Can more than one inspection be done on the same day?

21. How do I check the status of an inspection?

Construction

22. Are there starting and stopping times for construction?

23. Will a minor change in design require a permit revision?

24. How do I get my Certificate of Occupancy?

Engineering

25. When do I need to hire an engineer? My project is quite simple.

26. Can I use engineering created for a project outside of Sammamish, for the same structure in Sammamish?

27. What are the design criteria for projects in Sammamish?

Land Use/Planning

28. Where can I build on my property?

29. How do I split my lot into two or more lots?

30. How long does it take to split my lot into two or more lots?

31. How many lots can I create from my property?

32. Can I build my garage on my property line?

Geology

33. When is a geological report required?

Permit Center

1. What are the office hours?

The Permit Center is open Monday through Friday, 8:30 am to 4 pm. After hours, an answering machine will take your message, and a representative of the Center will get back to you.


2. Do I need appointment or can I just walk into City Hall if I have questions?

We try to accommodate anyone who comes to City Hall with questions, although there is not a guarantee that the appropriate person will be available for you to speak with. We do recommend that you call ahead and arrange a brief counter appointment with the appropriate party prior to your arrival. Please call 425-295-0500.

In order to submit Building Permit and Land Use Applications, revisions to an issued permit or corrections to an existing application, an appointment is required in advance.


3. How can I obtain help if I’m in the preliminary planning stages of my project?

If your project is an addition or remodel it may be sufficient for you to speak to one of our Planners and a Building Plans Examiner at the counter or on the phone. If your project is large or a new residential or commercial structure you may need to schedule a Pre-Application Appointment. If your project is located in a sensitive or critical area a Pre-Application appointment may also be necessary. Call the Permit Center staff for further clarification: (425) 295-0500.


4. Do you have any handouts to help a homeowner with basic construction?

Yes. We recommend using the tip sheets available at www.mybuildingpermit.com/Pages/construction-tip-sheets.aspx. We also have additional guidelines.


5. Can I demolish my existing house?

Yes. Please refer to our Over-the-Counter (OTC) form. Please note that structures in environmentally sensitive areas may need additional oversight/review.


Permits

6. When are permits required?

  • Most construction activities require a permit. For your own protection, and best interest, it is always wise to check with the Permit Center before beginning any construction, alterations or repair work. Failure to obtain a building permit could result in a fine or an order to stop work.
    SMC 16.20.195 “Permits Required”
    SMC 16.20.200 “Work exempt from a permit”
  • Removal of any trees, or grading / clearing of a property requires a tree removal permit or a clearing and grading permit.
    SMC 16.15.070 “Permit requirements”
  • Some construction activities (e.g. a new dock on Lake Sammamish, a riding arena, etc) may require a land use permit or approval prior to issuance of a building permit.

7. What is the maximum fence height without a permit?

Maximum height is 6 ft above grade.


8. What do I need to start the procedure for my permit?

Please refer to our publication “HOW TO OBTAIN A RESIDENTIAL PERMIT.” This is a guideline to help you understand the requirements for obtaining a residential building permit. This is provided as a guide for your submittal and will also be used as a basis of review. The specific rules and regulations that will apply to your application will depend on when your lot was created. Contact the Permit Center or a Permit Tech to go over the requirements for your specific project.


9. What projects do not require a building permit?

SMC16.20.200. “Work exempt from permit”
Exemptions from permit requirements of this code and Chapter 16.05 SMC shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this code and Chapter 16.05 SMC or any other laws or ordinances of the city of Sammamish.


10. Are any permits available online?

Through www.MyBuildingPermit.com Mechanical, Plumbing and Re-Roof permits are available.


11. Are any permits available Over-the-Counter?

Yes. Please follow this link to learn more about our O-T-C Permit Process.


12. Do I get all my permits through the City?

No, Electrical permits are issued through the State Department of Labor and Industries. Please follow this link to a list of agencies and their contact information.


13. What will my building permit cost?

The permit fee is based on the project valuation. Click here to view the City's fee schedule.


14. How do I find status/information about a permit when plan review is still in progress?

First, see “Check Permit Status” under "QUICK LINKS" on the www.MyBuildingPermit.com website. If the information you need is not shown, please call the Permit Center for additional information.


15. Does the City have a Basics or Registered Plan process?

Yes, call our Permit Center and request a Pre-Application meeting to discuss the process. See Registered Plan Program (Construction Guidelines #9)


Inspections

16. When do I need an inspection?

After your building permit is issued, a City Building Inspector checks to make sure that your work is done according to code. As a permit holder, you are required to call to arrange for each inspection. The required applicable inspections are listed on your Permit Inspection Card provide to you at the time of issuance by the City.

The city of Sammamish Building Division performs sequential visual inspection of work in progress that is under current city-issued Building, Plumbing, and Mechanical permits. Do not cover or enclose any item without first having obtained an approved inspection by the city of Sammamish.


17. How do I schedule an inspection?

Regular building inspections can be requested by calling (425) 295-0500 up to 3 pm on the day prior to the date the inspection is needed. You will be asked to provide:

  • Your permit number
  • The site address
  • Your name and phone number

18. Can I find out when my inspection will be?

As noted at our service portal the inspection order noted on this page is provided by the building inspector on the scheduled day of inspections and will normally be posted by 9 am The order is subject to change without notice, due to cancellations or other unforeseen events. (Building permits and approved construction drawings are required to be on site for the inspection.) The city of Sammamish does not provide specific inspection times.


19. How can I help to make my inspection a successful one?

  • Arrange for access to area to be inspected.
  • Building permit is to be onsite and visible.
  • Approved construction drawings are to be readily accessible.
  • Construction work pertaining to inspection is to be completed prior to inspector’s arrival.

20. Can more than one inspection be done on the same day?

Inspectors will only make one site visit per day. Call the inspector, prior to placing inspection request, to discuss feasibility of inspecting more than one scope of work during the inspection appointment. Call City Hall at 425-295-0500.


21. How do I check the status of an inspection?

The City of Sammamish does not currently have an online permit status link. The inspection results can be determined by looking at the on-site permit record: if the inspection line is signed, this signifies approval. If the line is not signed, and a Correction Notice has been left on site, this indicates additional work is to be completed prior to sign-off of inspection.


Construction

22. Are there starting and stopping times for construction?

Yes, construction times as allowed per Sammamish Municipal Code, section 16.05.030 are as follows:

  • Monday through Friday: 7:00 am to 8:00 PM.
  • Saturday and Holidays: 9:00 am to 6:00 PM
  • Sundays: No construction.

23. Will a minor change in design require a permit revision?

In most cases, the answer is “yes.” Any change in foot print, wall configuration, or roof design requires a permit revision applied for through our Permit Center.

There are a few instances when the “revision” can be a field approved revision which does not require additional fees or review time for a permit “revision.” The revisions that can typically be approved in the field are: a change in post or beam species or type, i.e. Parallam instead of Glu-Lam beam; footing size; window header size, window size, etc. These changes would typically required beam/gravity calcs to verify new sizing, and, if original structure was designed by an engineer, the changes would be required to be accompanied by a letter of approval of changes with original signature and wet-stamp of engineer of record.


24. How do I get my Certificate of Occupancy?

  • Residential (Structures approved under the International Residential Code): the permit inspection card with the “final inspection” approval signature becomes your certificate of occupancy.
  • All new structures or commercial structures involving a change of use require a certificate of occupancy: The completed/finalized inspection card will act as your certificate of occupancy until the official Certificate of Occupancy is provided (usually within 5 working days).

Engineering

25. When do I need to hire an engineer? My project is quite simple.

Due to the potential of earthquake hazard in Washington most homes and additions require engineering. Where structural elements do not meet the conventional construction requirements of the International Residential Code, those elements must be designed in accordance with accepted engineering practice. One key item concerns the amount of solid walls in the structure. (see Construction Guidelines #2 - Braced Walls Continuous w/Openings)


26. Can I use engineering created for a project outside of Sammamish, for the same structure in Sammamish?

No, not unless the engineer of record provides a letter confirming that the calculations are also applicable to the specific site of proposed construction in Sammamish.

Engineering for projects in the city of Sammamish is required to be site specific.


27. What are the design criteria for projects in Sammamish?

Ground Snow Load: 25 lb.

Wind Speed: 85/70 mph

Seismic Design Category: D2

Weathering: Moderate

Frost Line Depth: 12 in.

Winter Design Temp.: 26o F.

Air Freezing Index: 145

Mean Annual Temp.: 50o F.

Wind Exposure Categories:

Upland: Exposure B

Beaver and Pine Lakes: Exposure B

Lake Sammamish: Exposure C

Kzt is site specific (ASCE 7-05. Sec. 6.5.7)

Assumed Soil Bearing: 1500 psf (geotechnical verification is required for soil bearing greater than 1500 psf)

Concrete strength: exposed and exterior concrete is required to be 3000 psi minimum due to moderate weathering potential in Sammamish. (IRC Table R402.2 IBC Table 1904.2.2)


Land Use/Planning

28. Where can I build on my property?

The City does not directly regulate where a house or other structures is built on your property; location of buildings is regulated by protection of specific features as follows:

  1. All lots within the City will have an “interior” setback (i.e. a back yard and side yard setback) of between 5 feet and 7 feet from property lines, and a street setback of 10 feet to 20 feet from the edge of the street right-of-way.
  2. All lots within the City have a maximum impervious surface (i.e. a maximum amount of area covered by house, driveway, outbuildings, patios, etc.) of 30 to 70% of the lot area.
  3. Some lots within the City are constrained by environmentally critical areas (e.g. streams, wetlands, steep slopes, etc), which normally require a minimum buffer and setback. Depending on the type and quality of the critical area, the combined buffer and setback may range from 30 feet to 230 feet. Please note: environmentally critical areas and buffers extend across property lines.

29. How do I split my lot into two or more lots?

The first step is to schedule a pre-application conference with the city of Sammamish to discuss the proposed “short subdivision” or “subdivision” (short subdivisions create a total of four or fewer lots). The pre-application conference form is available here. A conceptual map of the proposed new lots should accompany the form, along with a fee.

At the pre-application conference, the City will go over the subdividing process, identify “next steps” for the applicant, discuss expected design “issues”, and provide answers to property owner questions.


30. How long does it take to split my lot into two or more lots?

On average, subdivisions and short subdivisions require slightly more than one year to receive preliminary approval with conditions. A public comment period, public appeal period, and a public hearing (for a subdivision) are included in this timeline. Time required for the applicant to respond to City requests for information is also included in this time; generally the permit is under review at the City between 120 and 180 days.

Following preliminary approval of the subdivision or short subdivision, the applicant will need to install basic infrastructure for the proposed lots prior to recording the lots for sale or development.


31. How many lots can I create from my property?

The maximum number of lots that can be created is dependent upon four basic items:

  • Zoning of the lot (for example, R-4 zoning allows for 4 dwelling units per net acre; R-6 zoning allows for 6 dwelling units per acre)
  • Gross area of the lot
  • Presence of environmentally critical areas and buffers on the property. Please note: environmentally critical areas and buffers extend across property lines.
  • Required installation of public or private streets.

Lot yield is calculated by deducting environmentally critical areas and buffers, and public / private streets from the gross lot area. The remaining lot area (i.e. the net area of the lot) is multiplied by the zoned density (e.g. 4 dwelling units per acre) to calculate lot yield.


32. Can I build my garage on my property line?

No, garages (and all buildings) are subject to building setbacks (see response to FAQ #28).


Geology

33. When is a geological report required?

  • Geotechnical report must be provided when the following site conditions exist:
    • Soil bearing is assumed at other than 1500 PSF.
    • Proposed structure will be placed on a lot bordering a body of water, lakes, streams etc., i.e. Lake Sammamish, Beaver Lake, and Pine Lake.
    • Proposed structure will be placed on or adjacent to a steep slope.
    • Proposed structure will be placed in a sensitive or critical area which may include coal mine/erosion hazards, flood hazards, landslide hazards, steep slope hazards, wetlands, streams and seismic hazard areas.
  • Provide a geotechnical report prepared by a Washington State Licensed Geotechnical, Geological or Structural Engineer to include original signature and wet stamp of engineer.
    • To include original signature and wet stamp of engineer, Geological, Geotechnical, Structural.

Although the city handles most types of permits, the assistance of other agencies will be required to issue permits and inspect specific aspects of a project:

All Electrical Permits and Boilers in Excess of 200K Btu/h Water and Sewer Fire Access Septic and Wells

Contact Us
Darci Donovan, Customer Service and Permit Center Manager, (425) 295-0530
Missy Marshall May, Permit Technician, (425) 295-0531
Kevin Johnson, Permit Technician, (425) 295-0531
Tony Hudson, Office Assistant, (425) 295-0536
Amy Koehnen, Office Assistant , (425) 295-0535
Permit Center

Hours: 8:30 am - 4 pm, Monday - Friday

Phone: 425-295-0500
Fax: 425-295-0600