Preliminary Application Meeting

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Purpose:

A formal Preliminary Application Meeting is required by law for any project that requires a State Environmental Policy Act (SEPA) checklist to be filled out. They are also encouraged for any developer who wishes to better understand the permit process and codes used in the City of SeaTac. Preliminary Application Meetings are an opportunity for a prospective building or land-use permit applicant to learn what standards, codes or other requirements their project will be expected to meet. Advance notice of these design requirements will prevent any major misunderstandings and unnecessary redesigns. Preliminary Application Meeting discussions cover a wide variety of issues to help the applicant consider how a project might be impacted. At least one Preliminary Application Meeting is required before an application will be accepted for the following types of projects: new commercial structures, commercial additions, parking lots, building change of use, long or short plats, conditional use permits, rezones and lot line adjustments. Other Preliminary Application Meetings may be requested when a prospective applicant feels information or clarification is needed by multiple departments/divisions at any phase of a project. The Preliminary Application Meeting is not a plan review session and will not result in applicants receiving any formal plan review comments.

Scheduling:

All Preliminary Application Meetings are held on Tuesdays at 2:00 PM and 3:00 PM. Each meeting is one hour in length. Appointments are scheduled by a Permit Technician. A Preliminary Application Meeting meeting scheduling form [PDF] must accompany six copies of the required preliminary information at the time of scheduling.

Who attends:

Every Preliminary Application Meeting will have at least one representative from the Building Division, Engineering Division, Planning Department, Fire prevention Bureau and Police Department. A representative from other departments may be requested if appropriate. The applicant should bring the applicable design professionals, the contractor and the owner if appropriate.

Items applicant should bring to meeting:

The applicant should have submitted six copies of the preliminary site plan, drawn to scale, showing property lines and building footprints. If available, the applicant should bring six copies of any preliminary plans that show as many of the following items as possible. The more information shown on the plans the more specific the City's comments will be.

  1. Elevation
  2. Building footprint
  3. Building elevations
  4. Parking Layout
  5. Landscaping
  6. Street ingress/egress
  7. Easements
  8. Fire equipment access and fire lanes
  9. Fire hydrants
  10. Adjacent streets and their widths
  11. Surface water drainage system

Meeting process:

The Planning Division is responsible for chairing all Preliminary Application Meetings. Each meeting will begin with the chair explaining the function of the Preliminary Application Meeting and of each department representative. The applicant will then be asked to present the project to the group with each member asking for clarification or information as appropriate. After the presentation, the chair will ask each representative to comment on the project and bring forward any issues the applicant needs to know. During the comment period each representative will fill out the Preliminary Application Meeting comment sheet to be given to the applicant at the end of the meeting along with a sign-in sheet and a copy of everyone's business card.

Some issues that will be discussed:

(This list is not all inclusive of what can be discussed.)

Building Engineering Police
Which Codes Apply
Water Availability
Sewer Availability
Type Of Structure
Size Of Building
Type Of Use
Accessibility
Energy Code
Sound Transmission Codes
Which Permits Are Required
Traffic Mitigation Fees
Traffic Circulation
Utilities
Surface Water Drainage
Grading
Right-Of-Way Permits
Frontage Improvements
Haul Routes And Permits
Crime Prevention Through Environmental Design (Cpted)
Lighting For Security Design Standards (Sm
Chapter 17)
Dumpster Lighting
Vision Panels To Common Areas
Access Control
Door And Window Systems
Planning Fire

SEPA Checklist
Landscaping
Off Street Parking
Sensitive Areas
Shorelines
Building Facade/Finish
Exterior Lighting
Signage
Noise
Building Setbacks

Fire Hydrants
Emergency Vehicle Access
Water Availability (Fire Flow)
Fire Sprinklers
Fire Detection And Alarms
Hazardous Uses, Operations Or Equipment
Hazardous Materials
Other Fire Protection Systems


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