Substantial Residential Projects

Substantial Residential Projects require an Intake Screening prior to Intake.  An Intake Screening is a completeness check conducted by all staff who will be involved in the plan review process. This is an opportunity to find out if there is anything significant missing from your submittal and to identify issues that may cause a delay in the processing of the application. 

Substantial Residential Projects include:

  • New Single Family Residences or Demo / Rebuilds
  • Substantial Residential Addition / Remodel Projects:
    • Projects that net ≥ 500 square feet of additional impervious surface;
    • Projects that result in  ≥  500 square feet of additional footprint; 
    • Projects that alter more than 40% of the existing exterior wall;
    • Upper level addition projects with a valuation greater than $100,000.
  • Projects that require Stormwater Permit Review:
    • Projects that net  ≥  500 square feet additional impervious surface;
    • Projects with a land disturbing activity of 7,000 square feet or greater;
    • Projects that result in  ≥ 2,000 square feet of new plus replaced hard surface area.
  • Projects that alter a critical area or critical area buffer such as:
    • A steep slope, wetland, or watercourse.

Prepare

Pre-Application Meetings are recommended in the early stages of your plan development process. They are an opportunity to meet with a representative from each of our five review disciplines to gain a better understanding of code requirements that can influence the design of your project. Understanding the City’s residential development standards, stormwater, tree protection, and fire access requirements early on can avoid costly re-design delays later in the project.

Required Forms

  1. Intake Screening Form
  2. Building Permit Application
  3. Single Family Plan Coversheet
  4. Site Development Worksheet
  5. Small Project Stormwater Site Plan / Report
  6. Water Meter Sizing Worksheet
  7. Fire Area and Valuation Form
  8. Tree Inventory and Replacement Submittal Information Form
  9. Construction Management Plan (if overall gross floor area is greater than 6,000 square feet; or if added gross floor area is greater than 3,000 square feet)

Optional Forms

  1. Owner as Contractor (only required if you are a homeowner acting as your own contractor)
  2. Concurrent Review (only required if you are requesting concurrent review of a Land Use action)

Required Documents

Construction Documents- The following items should be merged into a single PDF file for submittal. This package will become your approved drawings set.  Please bookmark each sheet in the plan set (i.e.: A1.1- Site Plan) prior to submittal.  Click here to read our tip sheet on How to Bookmark Plans.

  1. Site Plans
  2. Topographic Survey - A complete survey is always required for new residential construction
  3. Foundation Plans
  4. Floor Plans
  5. Structural Framing Plans
  6. Cross Sections
  7. Elevations
  8. Temporary Erosion and Sediment Control Plans - for projects that require Stormwater Permit Review
  9. Stormwater Plan - for projects that require Stormwater Permit Review
  10. Utility Plan 
  11. Tree Plan- see the Tree Submittal Checklist for more details.  Click here for more information about Trees & Construction.
  12. Additional details as necessary for the construction of the proposed scope.

Supplemental Documents- The following, if applicable to the project, should be uploaded as separate clearly named files. These documents support the design proposed in the Construction Documents and will be reviewed concurrently.

    1. Geotechnical Report - if work is proposed in a geohazard area
    2. Critical Area Study - if work is proposed in a critical area
    3. Energy Code Worksheet
    4. Structural Calculations
    5. Stormwater Report
    6. Arborist Report - if removing or working within the dripline of one or more trees
    7. Addition details as necessary for the construction of the proposed scope
    8. Transportation Concurrency Certificate (if developing a vacant lot)

How to Apply

Submit your plans, forms and supplemental documents to the Mercer Island Permit Submittal Portal.  

Staff will schedule the Intake Screening, and will email you the screening results.

  1. If the submittal is incomplete, the results will include instructions to address staff comments and resubmit.
  2. If the submittal is complete, it will the be routed for review.

Required Reviews

  • Land Use Planning
  • Building
  • Civil Engineering
  • Tree
  • Fire

Related Applications

Complete submittals for applications related to the Building Permit should be uploaded to the Mercer Island File Transfer site in separate folders. Include all documents required for submittal in the folder.

  1. Transportation Concurrency Application - Required if developing a vacant lot
  2. Accessory Dwelling Unit - Required if project includes a new Accessory Dwelling Unit
    1. Accessory Dwelling Unit Permit Application
    2. Accessory Dwelling Unit Affidavit
    3. Development Application
  3. Critical Area Review - Required if project alters a Critical Area or Critical Area Buffer
    1. Critical Area Tip Sheet
    2. Critical Area 1 Submittal Requirements
    3. Critical Area 2 Submittal Requirements
    4. Development Application
  4. Seasonal Development Limitation Waiver - Required if land clearing, grading, filling, or foundation work will occur between October 1 and April 1 on sites located in Erosion, Potential Slide, or Steep Slope Hazard Areas.
    1. Seasonal Development Limitation Waiver
    2. Development Application
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