Site Validation Report:

You can—and you should. County staff are helpful and knowledgeable.

But here's what usually happens: You ask a specific question, you get a specific answer. You ask about setbacks, they tell you the setbacks. You ask about lot coverage, they tell you the percentage.

What you don't get is:

• How all those regulations interact with each other

• What happens when your property has multiple overlapping restrictions

• Creative solutions or workarounds that experienced architects know to ask about

• The difference between what the code says and how it's actually applied in practice

• Cost implications of different regulatory paths

Example from a recent project:
Online GIS maps showed aquifer recharge restrictions that would have limited additions to 500 SF. The homeowner assumed the project was dead.

We called the county engineer directly and learned: additions between 500-2,500 SF require an abbreviated site development plan but are NOT held to the 10% impervious surface limit. The sandy soil on this specific property provided excellent infiltration. Project unlocked.

That conversation happened because we knew what to ask and who to ask—not just "what are the rules?"

A Site Validation Report synthesizes all those conversations, codes, and constraints into a single coherent picture of what's possible.

Contractors are excellent at building, but most don't specialize in navigating complex zoning, shoreline regulations, or Critical Area ordinances.

Contractors call me to help them with these same issues.

Here's the typical sequence if you start with a contractor:

1. You describe what you want

2. They give you a rough price based on square footage

3. You get excited and commit

4. They discover regulatory issues during permitting

5. Design has to change - or worse, the permit gets rejected

6. Costs escalate, timeline extends, frustration mounts

The issue: Contractors price what you describe, not what's actually permissible. And most aren't trained to decode setback calculations, daylight plane restrictions, or how grandfathered status works.

A Site Validation Report happens before you talk to contractors, so when you do get bids, everyone is pricing the same buildable scope.

For existing properties: Not required, but extremely helpful.

If you have a property survey, that's the most accurate foundation for the report. We'll use it to precisely map setbacks, easements, and buildable areas.

If you don't have a survey, we can work with:

• County GIS mapping data (property lines, parcel dimensions, easements)

• Tax assessor records

• Aerial imagery

What's the difference?
GIS data is usually accurate within a few feet—which is fine for preliminary validation. But if your project pushes close to setback limits or involves complex easements, a professional survey ($800-$2,000) provides legal-grade accuracy.

Our recommendation:
Start with GIS data for validation. If the report shows your project is feasible and you decide to move forward, get a survey before the design phase. That way, you're not paying for a survey on a property that might not work for your goals.

For land purchases: Yes—you'll want a survey as part of your due diligence anyway. Most sellers provide a recent survey, or you can order one as a contingency before closing.

Bottom line: We can provide valuable validation either way—but we'll note in the report where a survey would increase precision or is required before permitting.

That's exactly the point.

Would you rather spend $3,500 now and discover a deal-breaker or spend $30,000 on architectural plans (or tie up $450,000 on land) and discover it later?

Recent example:
A couple was ready to close on a waterfront lot. We ran Site Validation first. Discovered: the buildable envelope was 40% smaller than they assumed due to setbacks and a wetland buffer. The septic system wouldn't fit in the reserve area.

They walked away. Saved $450K.

That's not a failed report—that's a successful one. It did exactly what it was supposed to do: prevent an expensive mistake.

Here's the other scenario:
Most of the time, Site Validation unlocks possibilities you didn't know existed. New ADU ordinances. Vertical expansion that preserves grandfathered status. Density bonuses. Height exceptions.

We're not looking for reasons to say no. We're looking for creative ways to say yes while staying within regulations.

Yes. Especially if you're planning a major addition or worried about permitting.

Here's why:
Even if you own the land, you don't know:

• Whether your proposed addition will trigger new setback requirements

• If expanding will void your grandfathered shoreline status

• How much square footage you can actually add within lot coverage limits

• Whether Critical Area restrictions apply to your specific type of improvement

• If new ADU ordinances make a garage conversion feasible

Example:
A homeowner owned an A-frame cabin for 10 years. Wanted to expand by 1,200 SF. Assumed they'd have to build outward—which would have triggered new setback compliance and potentially lost grandfathered status.

Site Validation revealed: They could reconfigure interior space within the existing footprint AND add an ADU over the garage under new county rules. What seemed impossible became buildable.

If you already own the property, Site Validation tells you the best way to expand—not just a way.

It's the same work—we've just made it available as a standalone service.

Here's why that matters:

Most architects bundle feasibility into the full design contract. That means:

• You have to commit to the full relationship before understanding if the project is even viable

• You're paying for design work that might be based on incorrect assumptions

• If you discover deal-breakers, you've already invested significant time and money

We separated it because clarity should come before commitment.

If you move forward with us into design:
The Site Validation Report becomes the foundation. We're not starting from scratch—we're building on validated information. That makes the design phase faster and more confident.

If you don't move forward with us:
The report still has value. You can use it to:

• Make a more informed decision about whether to proceed

• Have better conversations with design-build firms

• Negotiate land purchases with realistic expectations

• Plan phasing and budgeting over multiple years

We document the regulations as they exist on the date the report is prepared.

For most projects: Regulations don't change significantly within 6-12 months. The report remains accurate for the typical timeline from validation to permit application.

If your timeline extends beyond a year: We recommend a quick regulatory update call with the county before you submit permits just to confirm nothing has changed.

What DOES change frequently: Local interpretations and new ordinances that expand possibilities (like recent ADU rule changes). We monitor these actively and will flag opportunities if they emerge.

The bigger risk isn't that regulations will change—it's that you'll design without understanding the regulations that already exist.

Yes—and many clients do exactly that.

Lenders want to know:

• Is the project feasible?

• What are the realistic costs?

• What are the regulatory risks?

A Site Validation Report provides professional documentation that:

• The property can support the proposed scope

• Costs have been estimated by a licensed architect

• Permitting pathways are understood

This is especially valuable for construction loans or home equity lines of credit, where lenders need assurance that the project won't stall halfway through.

We'll identify that in the report—and outline the process.

Here's what that means:

If your project requires a variance (e.g., to exceed height limits or encroach on setbacks), the Site Validation Report will:

• Explain what type of variance is needed

• Outline the approval process (typically requires a public hearing)

• Estimate timeline and costs

• Assess likelihood of approval based on local precedent

• Suggest alternative design strategies that might avoid the variance altogether

The goal: Give you enough information to decide if pursuing a variance is worth it—before you invest in full design.

Regulatory information: 6-12 months (most zoning codes don't change frequently)

Cost estimates: 3-6 months (construction costs fluctuate with market conditions)

Site conditions: Indefinitely (unless something physically changes i.e.. new easements, tree removal, grading, etc.)

If your timeline extends beyond a year, we recommend a brief update consultation before moving to design or permitting just to confirm nothing has shifted.

Absolutely. The report belongs to you.

If you're interviewing architects, having a Site Validation Report before those conversations makes you a more informed buyer. You'll be able to:

• Ask better questions

• Evaluate whether architects understand the specific constraints of your property

• Compare how different architects would approach the same validated conditions

That depends on what you mean by "don't like."

If the report says the project isn't feasible as imagined:
We'll outline why—and suggest alternatives. Sometimes the answer isn't "no," it's "not that way, but this way instead."

If you disagree with our interpretation of regulations:
We provide documentation of our sources (code sections, conversations with county staff, GIS data). You're welcome to verify independently or get a second opinion.

If you're disappointed by cost estimates:
We provide ranges, not fixed bids. The goal is to give you realistic expectations early—so you can adjust scope, timeline, or budget before committing to design.

The report isn't an opinion—it's information. What you do with that information is entirely up to you.

Renovation/Addition validation ($3,500) works with an existing structure and known conditions. We're analyzing:

• What you have now

• How you can expand within current regulations

• Whether grandfathered status can be preserved

New Construction validation ($7,500) starts with raw land and includes:

• Environmental analysis (sun path, topography, drainage)

• Geotechnical considerations (soil type, slope stability)

• Multiple siting options (where on the property should the house go?)

• Utility feasibility (water, sewer, electric—are they accessible and adequate?)

• Pre-purchase due diligence (is this lot worth buying in the first place?)

The additional scope requires more research, more site analysis, and more strategic thinking—which is reflected in the investment.

The report includes one 30-minute follow-up consultation (phone or video) where I present findings and answer questions.

If you need additional consultations beyond that (e.g., to discuss design strategies or phasing options), we offer those at an hourly rate or you can transition directly into the Design Phase if you're ready to move forward.