Planning and Development Permit Review

Overview

Local planning and the development permitting processes are governed by state legal requirements dictating procedure and timelines, the types of permits an applicant is applying for, as well as who is designated to approve the permit. (Counties and cities may use the terms “planning permit”, “site plan approval”, and “land use permit” interchangeably; therefore, on this page they refer to the same permit types.)

Jurisdictions fully planning under the Growth Management Act (GMA) must use all of the permit procedures outlined within chapter 36.70B RCW (aka, the Local Project Review Act) to administer permit application processes, while only part of its requirements apply to non-GMA cities and counties.

Counties and cities not required to plan under the GMA derive authority for local planning and development permitting from chapter 36.70 RCW, chapter 35.63 RCW, or chapter 35A.63 RCW.

The terms “project permit” and “project permit application” are defined by RCW 36.70B.020 to mean:

[…] any land use or environmental permit or license required from a local government for a project action, including but not limited to:

• Subdivisions
• Binding site plans
• Planned unit developments
• Conditional uses
• Shoreline substantial development permits
• Site plan review
• Permits or approvals required by critical area ordinances
• Site-specific rezones which do not require a comprehensive plan amendment

Excluded by RCW 36.70B.020(a) is the “adoption or amendment of a comprehensive plan, subarea plan, or development regulations except as otherwise specifically included in this subsection.” Additionally, RCW 36.70B.020(b) clarifies that:

"Project permit" or "project permit application" does not include building permits.

In general, per RCW 36.70B.050, all cities and counties are required to develop an integrated and consolidated project permit review process that:

• Combines both procedural and substantive environmental review with project permit review.
• Allows no more than one open record hearing and not more than one closed record appeal hearing on both the permit and environmental review, except for appeals of a SEPA determination of significance.

For more information on Washington's local project review requirements, see the Department of Commerce’s A Short Course on Local Planning Resource Guide (scroll to Ch. 3, Sec. G, Integrated Project Review; note that this 2017 guide does not include amendments adopted in 2023 (SB 5290)).

Land Use Permit Review Process Timeline Requirements

Below is a flowchart showing an overview of the state required land use permit review process for cities and counties fully planning under the GMA, including timelines effective January 1, 2025.

Land Use Permit Review Process Overview Flowchart 

View this flowchart for an "at-a-glance" overview of the state requirements involved in the land use permit review process. Published December 2024.

Download Land Use Permit Review Process Overview Flowchart (PDF)

Below is a simplified summary of the land use permit review process for cities and counties provided in the flowchart above, effective January 1, 2025.

1. Project permit application is submitted.
2. Within 28 calendar days after permit application is received – Local government notifies applicant with a written determination of completeness (RCW 36.70B.070) that the application is either:
   • Complete, or
   • Incomplete (which shall include a list of what additional information is required to make the application procedurally complete).
     • Within 14 days after applicant has submitted additional information – The local government shall notify the applicant whether the application is complete or what additional information is necessary.
3. Within 14 days after the determination of completeness is issued – The local government shall provide a notice of application to the public and other agencies with jurisdiction that includes the required elements in RCW 36.70B.110(2).
4. Public comment period – Must occur 14-30 days following date of notice of application per RCW 36.70B.110(2)(e).
5. If a public hearing is required – It can occur no sooner that 15 days after notice of application is issued per RCW 36.70B.110(3).
6. Review of application – Local government reviews application to determine if it meets adopted development regulations.
7. Notice of decision is issued to the applicant – The permit application is approved, approved with conditions, or disapproved within the below timelines per RCW 36.70B.080(d):
   • 65 days if no public notice of application is required for the permit type.
   • 100 days if public notice of application is required.
   • 170 days if public notice of application and hearings are required.

After January 1, 2025, if required timelines are not met, a jurisdiction may be required to refund 10-20% of application review fees, unless additional measures have been adopted. See RCW 36.70B.080.

After January 1, 2026, a county or city must adopt additional measures to expedite permit review if at least three of the recommended permit actions have been adopted per RCW 36.70B.160(1) but is not meeting its permitting deadlines at least half of the time since its most recent comprehensive plan update. See RCW 36.70B.160.

Exemptions

A jurisdiction may exclude certain permit types and timelines for processing project permit applications. Projects with only interior alterations must be exempt from site plan review provided no new sleeping quarters or bedrooms are added and certain other thresholds are not exceeded. See RCW 35.70B.140(3). This section was effective as of July 2023.

Annual Reporting Requirements for Certain Jurisdictions

Counties subject to RCW 36.70A.215 (i.e., the Buildable Lands Program) and cities within those counties with a population of at least 20,000 must post annual reports to their websites and submit these reports annually to the Department of Commerce by March 1. These reports must include the number of permits issued by type, length of processing decisions, and several other metrics as set forth in RCW 36.70B.080. This reporting requirement begins March 1, 2025.

The Washington Department of Commerce will provide a template for the annual performance reports, as well as broader guidance and assistance for local project review. See RCW 36.70B.080.

Land Use Permit Types

Local planning permits cover zoning and/or development for commercial or residential purposes. These permit types are generally assigned to a permit process based on a Type I-Type V scale, with Type I permits requiring the most basic administrative review. Some permit types include:

• Boundary Line Adjustments
• Binding Site Plans
• Code Interpretations
• Conditional Use Permits
• Final Plats
• Preliminary Subdivisions and Short Subdivisions
• Rezones
• Shoreline Permits
• Site Plan Approvals
• Special Use Permits
• Variances

Permit Approval Authority and Appeals

Local governments establish permit approval authority for each type of permit, including designating if the permit application will go through an administrative approval process or a quasi-judicial process (typically led by a hearing examiner).

Once a notice of decision is made regarding the permit application, applicants or the public can appeal the decision within 14 days of its issuance (note that local governments are not required to provide for administrative appeals. See RCW 36.70B.110(9)).

A land use permit approval is often conditional. The specified conditions must be carried out through the subsequent building and civil engineering permits and the actual construction.

Example of Local Development Permit Review Process Flowchart

Some jurisdictions provide a flowchart to illustrate the land use permit review process for applicants and the public. Below is an example.

Kennewick's Development Review Process

The types of permits covered in the below flowchart under Kennewick's “Site Plan Review” are land use, building, and construction. For a larger flowchart view, see Kennewick's development review process page.

Image credit: City of Kennewick

Examples of Permit Review Procedure Codes

Having a clear and consistently applied permit review process is of benefit to everyone, whether you are an applicant, developer, local citizen, or municipal staffer.

The following are examples of Washington local government permit review procedures. They are generally consistent with Washington State goals and requirements for an integrated project permit review process that handles permits in a timely and fair manner.

Many jurisdictions adopt streamlined approval processes, which are described later in this webpage.

City Examples

• Deer Park Municipal Code Ch.19.08 – Land Use Actions and Project Permits.
• Gig Harbor Municipal Code Title 19 – Administration of Development Regulations.
• Shoreline Municipal Code Ch. 20.30 – Procedures and Administration.
• Sumner Municipal Code Ch. 18.56 – Procedures for Land Use Permits.

County Examples

• Clallam County Code Ch. 26.10 – Consolidated Development Permit Process.
• Clark County Code
  • Ch. 40.500 – Overview of Procedures.
  • Ch. 40.510 – Type I, II, III, and IV Processes.
  • Ch. 40.520 – Permits and Reviews.
• Yakima County Code Title 16B – Project Permit Administration.

Examples of Streamlining Permit Processes

Shorter permit processing times will save applicants’ time. They can also save significant money when there are costs associated with holding property until it is put to productive use. A streamlined process generally can be accomplished without sacrificing adequate review and still adhere to local standards, as these examples illustrate.

Simplified Administrative Approval Processes

Less complex projects with fewer likely impacts can often be handled through a simplified process which may include approvals by designated staff.

• Federal Way Municipal Code Ch. 19.55 – Process 1 - Director's Approval.
• San Juan County Code Sec. 18.70.040 – Simple Land Divisions.
• Shoreline Development Code Sec. 20.30.040 - .050 – Ministerial and Administrative Decisions.

Expedited Review Processes

Some communities provide the option for an expedited review for an added fee, as convenience for applicants with pressing time needs. Others provide expedited review for certain types of development that the community wishes to encourage.

• Kenmore Affordable Housing Special Permit Review Process – Goal of special process is to make it easier and faster to permit affordable housing projects, particularly those projects on tax-exempt properties.
• King County
  • Code Sec. 27.02.050(C) – Provides expedited review fees.
  • Expedited Review Request Form (2020)
• Kirkland
  • Municipal Code Sec. 5.74.090 – Allows expedited review processing paid by the permit applicant as an increase in the permit application fee.
  • High Performing Green Building Program – Provides for faster processing of permits for new single-family homes built under the Green Building Program.
• Renton Permit Ready ADU Program – Expedited review of pre-approved ADU plans
• Vancouver Municipal Code Sec. 20.920.060(H) – Expedited permit review for infill development with a set goal of 60 days (for permits not requiring a public hearing) or 80 days (for permits requiring a public hearing).

Combined Public Hearing Processes

Combined public hearings are allowed for permit applications that are jointly held by another local, state, or federal agency to be requested by the applicant and/or the other jurisdiction(s).

• Kent City Code Sec. 12.01.060 – Allows Joint public hearings for applications that are held by another local, state, regional, or federal agency.
• Yakima Municipal Code Sec. 16.03.040 – Provides that applicants may request combined public hearings on a permit application, as long as the joint hearing can be held within time periods established.

Pre-Application Meeting Processes

Although a pre-application meeting may seem like an extra step, a preliminary meeting between applicants and permit review staff can clarify an understanding about the applicant's intentions and needs. It can also explicitly identify the full extent of requirements and ultimately avoid costly misunderstandings and delays.

• Federal Way Municipal Code Ch. 19.40 – Pre-application Process
• Issaquah Municipal Code Sec. 18.202.050 – Pre-application meeting
• Vancouver Pre-Application, Pre-App Waiver Application Form (2023)

Other Streamlining Measures

• Arlington Ordinance No. 2024-017 (2024) – Adopted to comply with SB 5290.  See especially Section 26.17.270(e) which contains a list of measures the city has put in place to assure prompt, coordinated review and accountability.
• Portland, OR Process Management – City staff liaisons available to help large commercial project customers navigate the city permitting and construction process.

Examples of Permit Process Improvement Tools

Online Permit Application and Tracking Systems

Online permit applications and tracking systems can save on delivery time and cost as well as allow applicants and government departments to review the digital documents and the live updated status of the permit application. 

• Clark County
  • Property Research and Records - Maps Online – Online maps related to property development are available to applicants as a resource.
  • Permit Application submittal Guidelines
• Kitsap County Online Permit Center – Online portal for submission and management of residential, commercial and waterfront development permits.
• Pierce County Apply for a Permit – Online submission portal for building, land use, environmental review and site development permits.
• Lake Stevens Active Permits – Map of all active land use and building permits.
• Redmond ePermitting Service – Allows applicants to track progress on permit application and improves city processes by automating permitting, inspections, enforcement cases, land use planning, and project review.

“Customer Service” Resources

Counties and cities use many tools to help applicants navigate the complex process of obtaining a development permit. Here are a few examples:

• Bremerton Permit Guide – A guide to better understand what site constraints may be present at the property, the permit type required, the MINIMUM submittal requirements with links to required forms, and instructions on how to apply for a permit.
• Renton Permit Services – Provides opportunities to schedule virtual 15-minute appointments with appropriate city staff to answer basic questions about zoning, building, and development requirements for permitting.
• Blaine Land Use & Site Development Applications & Handouts – Summary documents of all relevant land use permits.
• Monroe Permitting – Highlights the goal of providing an efficient and streamlined permit process. Remote and in-person permit review meetings available.
• SeaTac Permit & Land Use Applications – Information, applications and checklists for all land use permits.
• Tacoma Planning and Development Services: 2019-2025 Strategic Plan – Department strategic plan outlines the goals and workplan to provide equitable, efficient customer service.

For best practice guidance on customer service and two case studies from Renton and Yakima County, see our blog post on Providing Exceptional Customer Service at Your Permit Counter (2018).

Examples of Monitoring and Annual Development Permit Reports

This section includes selected examples of permit monitoring and annual permit reports from cities and counties in Washington State. RCW 36.70B.080(2)(b) requires certain cities and counties to prepare annual performance reports regarding development permit applications. The Washington Department of Commerce will provide a template for the annual performance reports, as well as broader guidance and assistance for local project review. 

The following reports provide information that can help officials recognize growth trends and activity, measure performance, and flag potential areas for improvement of the permitting process.

• Clark County Community Development - Data & Reports – Quarterly and annual reports on land use permit activity.
• Kitsap County Department of Community Development - Permit Timeframes & Statistics – Includes interactive dashboards for number of land use and building permits issued annually.
• Seattle Office of Hearing Examiner - Annual Reports – Provides list of annual reports including summaries of cases filed, and decisions issued, with an effective use of pie charts to highlight interesting statistics.
• Snohomish County 2021 Buildable Lands Report Project – Countywide and city cooperative report.
• Vancouver Fees, Reports and Publications – Annual reports provide an accounting of the entire department activities as well as weekly and annual building permit reports.

Recommended Resources

Below are several reports and resources to assist local governments to continue evaluating their land use permit procedures and processes. Specifically, the resources look at regulatory barriers to development as wells as best practices to reduce duplicative regulations and permit process delays, or to add flexibility to permit processes.

• American Planning Association: How Cities Can Streamline the License and Permit Process (2022) – Highlights best practices and a case study from Rancho Cordova about transitioning to online permitting solutions.
• Local Housing Solutions: Streamlined Permitting Processes (2021) – This post describes key considerations for communities that are looking to streamline their development permit approval process.
• Data Smart City Solutions: Streamlined Permitting & Licensing (2015) – This post outlines the best practices city permitting agencies should follow to ensure a streamlined approach to permitting.
• U.S. Department of Housing and Urban Development: Eliminating Regulatory Barriers to Affordable Housing: Federal, State, Local, and Tribal Opportunities (2021) – HUD report brought federal, state, local, and tribal governments, private sector representatives, and many other stakeholders together to discuss housing affordability challenges and potential solutions to those challenges.
• Washington State Auditor’s Office: About Performance Audits – Publishes performance report audits evaluating the effectiveness and efficiency of government programs. The office published this useful document, Lessons Learned: How Counties are Improving Permitting Processes (Note that because it was published in 2013, it does not include information on SB 5290).
• Washington State Governor's Office for Regulatory Innovation and Assistance: Permitting – Offers help to understand Washington’s environmental permitting and applicable government regulations. Also provides small business permit assistance. In addition, ORIA maintains and updates the one-stop Joint Aquatic Resources Permit Application (JARPA) form, which is used to apply for more than one federal and state aquatic-related permit at a time (and also some local government shoreline permits)
• White House: Housing Development Toolkit (2016) – Though somewhat dated, the strategies outlined in this toolkit are still helpful for local governments to improve housing affordability through modernizing zoning codes, housing permit processes, and other land-use policies.