Thinking about building at Suncadia or planning an exterior remodel before you sell? The design review process can feel complex when you also need Kittitas County permits. You want a clear path that protects your timeline and budget. This guide breaks down the steps, fees and typical timelines, plus where Tumble Creek often differs, so you can plan with confidence. Let’s dive in.
Suncadia review vs. county permits
Suncadia is a private master‑planned community with a Design Review Committee that enforces community design standards. Kittitas County separately enforces public codes for building, land use, utilities and critical areas. You will work with both.
In most cases, DRC approval is a prerequisite for the county to issue building permits. Expect to submit a DRC approval or letter of compliance with your county permit packet. County permits are separate and cover building, electrical, plumbing, mechanical, septic or sewer, grading and site work.
Early coordination helps. Your site plan must respect county setbacks and any critical area buffers. Utility availability letters are commonly requested by both the DRC and the county. Align the two processes early to avoid rework.
Step‑by‑step Suncadia DRC process
Pre‑design meeting
Purpose: set expectations and flag constraints before you invest in full drawings. You, your architect and DRC staff review lot data, slope, trees, utilities and submittal scope. Bring a plat map, basic massing sketches, site photos and a list of questions. This step often identifies must‑have studies like geotechnical or arborist reports.
Concept review
Purpose: test the big ideas. The DRC looks at siting, massing, rooflines, materials direction and landscape intent. Typical materials include a site plan with footprint, setbacks, driveway and any critical areas, plus massing sketches, a preliminary color and material palette, and a concept landscape and tree plan. The DRC issues comments or a conditional concept approval.
Schematic review
Purpose: develop the architecture and site in detail. Submit scaled site plans with contours and drainage, full elevations and sections, roof and eave details, material schedules and color boards, lighting cut sheets and a landscape plan with plant lists. Civil sketches and required reports like geotech or arborist often join at this stage. Expect targeted feedback and possible requests for samples.
Final review and approval
Purpose: obtain written authorization to build. You submit construction‑level drawings, final landscape and materials, erosion control and a construction staging plan. Include evidence of utility coordination and any third‑party reports. The DRC issues a final approval letter, sometimes with conditions and a requirement for a performance or restoration deposit.
County permitting
After DRC approval, compile your county permit packet. Plan review addresses code compliance, septic or sewer connection, grading and any right‑of‑way work. Some owners submit to the county during schematic review to save time. That can work, but it risks revisions if your DRC comments require design changes.
Construction and inspections
Construction must follow both county rules and Suncadia jobsite standards. Expect requirements for erosion control, contractor registration, site parking and debris management. Final sign‑off includes county inspections and a certificate of occupancy. Suncadia may complete a separate landscape and exterior compliance inspection before releasing deposits.
What the DRC reviews closely
- Siting and orientation, including impacts on public views and character
- Massing and scale relative to the lot and neighboring homes
- Roof forms, eaves, chimneys and gables
- Materials and color palette, often with a natural emphasis
- Driveway and garage visibility and dominance
- Landscaping, retaining walls, fencing, and screening of equipment
- Tree retention and mitigation
- Exterior lighting levels and night‑sky sensitivity
- Accessory buildings and exterior additions like decks or porches
Fees and deposits to expect
Exact amounts change. Use these categories to build a realistic budget and confirm current schedules with Suncadia and Kittitas County.
- DRC application or plan review fee to open your file
- DRC review deposit if consultant time is billed against a retainer
- Performance or landscape deposit to guarantee installation and restoration
- County building permit fees, including plan review and inspections
- Impact or mitigation fees if applicable for transportation, parks or schools
- Utility connection and capacity fees for water and sewer
- Third‑party reports like geotech, arborist, wetland, survey and civil drawings
- Plan revision or re‑review fees if your design changes
Typical timelines in Suncadia
Every project is unique. These ranges help with early planning and are influenced by submission quality, committee meeting cadence, site complexity and county workload.
- Pre‑design meeting: schedule 1 to 2 weeks out
- Concept review: 2 to 6 weeks for first comments
- Schematic review: 2 to 6 weeks
- Final DRC approval: 2 to 8 weeks
- County plan review and permits: 4 to 12 weeks for single‑family homes
- Minor exterior changes: 1 to 4 weeks for administrative approvals
Why ranges vary: some DRCs meet monthly while others allow staff reviews. Complex sites with steep slopes, critical areas or extensive tree work usually need more studies and time. Incomplete submittals are the top cause of delays.
Tumble Creek differences to know
Tumble Creek is within the Suncadia master plan and often has its own Architectural Review Committee and standards. Confirm the exact approvals required for your lot.
- Separate review body and possible dual approvals
- More prescriptive architectural vocabulary and palettes
- Stricter landscape and tree retention expectations
- Extra attention to grading, retaining and golf view corridors
- Additional fees or deposits specific to Tumble Creek
- Tightened construction rules for staging and timing
- Dual processes can lengthen overall timelines
Checklists to start fast
Documents to gather
- Recorded plat and legal description
- Recent site survey with boundary, topography and trees
- Existing condition photos and neighboring context
- Concept site plan and massing sketches
- Preliminary elevations and materials intent
- Utility availability letter for water and sewer
- Prior approvals, covenants and known easements
- Proposed consultant list for your team
Pros to engage early
- Architect or designer familiar with Suncadia and Tumble Creek
- Civil engineer for grading, drainage and driveways
- Geotechnical engineer if slopes or soils warrant it
- Arborist if tree removal or protection is planned
- Surveyor for current topo and boundary
- Local builder or permit expediter for county coordination
Common delays and red flags
- Missing surveys, civil drawings or required reports
- Tree removal requests without arborist support or mitigation
- Big changes to rooflines, garage orientation or visible mass without strong design reasoning
- Work touching critical areas that triggers deeper review
- Lack of utility availability letters or need for on‑site septic
Recommended next steps
- Contact the Suncadia DRC and, if applicable, the Tumble Creek ARC for current checklists, fee schedules and meeting dates.
- Book a pre‑design session. Bring an architect who knows the guidelines and county code.
- Order your survey and line up geotech, arborist and civil work early.
- Coordinate with Kittitas County on land use, critical areas and permit timelines.
- Build in time for a few review rounds and plan for deposits and bonds.
If you want a smooth path from concept to shovel‑ready, a clear submittal strategy matters. The right team can help you align DRC timing with county permit windows, anticipate third‑party studies and avoid costly rework. When you are ready to talk through your lot, timeline and goals in Suncadia or Tumble Creek, connect with Unknown Company to discuss your plans. Request a private consultation.
FAQs
What is the Suncadia design review process for new homes?
- You move from a pre‑design meeting to concept review, then schematic review, then final approval. County permits follow, and both the county and the community complete inspections.
Do I need DRC approval before applying to Kittitas County?
- In most cases yes. The county often requires a DRC approval letter with your building permit submittal, although you can coordinate early to save time.
How long does Suncadia design review usually take?
- Plan for 3 to 6 months from concept through final DRC approval on a straightforward lot. County permitting typically adds 1 to 3 months.
What fees should I budget for Suncadia projects?
- Expect DRC application fees, deposits for review or landscape, county permit and inspection fees, any impact fees, utility connection charges and costs for surveys and third‑party reports.
How does Tumble Creek differ from the rest of Suncadia?
- Tumble Creek often has a separate ARC, more prescriptive standards, added deposits and tighter grading and view protections. Dual approvals can extend timelines.
Do interior remodels require Suncadia design review?
- Usually only exterior changes that affect appearance, footprint, roofline or site work trigger DRC review. Confirm your specific scope with the DRC or HOA.
