Streamlined Permitting Policy
Combined Land Use/Civil Plan Review (90 Day) Process*
Fact Sheet
What is the Combined Process?
It is the City of Vancouver’s policy to offer a combined review process for land use and
engineering approval.
In the standard permit review process, the land use approval usually precedes the
detailed civil plan review, and at the time of site plan approval, only conceptual
engineering plans, sufficient to show that the project can work, have been reviewed. This
optional process combines the land use review (e.g. site plan) process with the civil
engineering review process by basically “frontloading” the detailed civil plan review
early on in the land use review. So, while city staff is reviewing the development for
compliance with applicable land use regulations, a detailed review of the public
improvements (water, sewer, transportation, drainage) is occurring simultaneously. In
addition, requests for building permits may be submitted at the same time and reviewed
concurrently.
The up-front submittal of detailed engineering plans as part of the land use review
process is estimated to result in a minimum time savings of three months, or about 50
percent, to the overall permitting process.
What Projects Qualify for the Combined Process?
Any project is eligible to be processed under the combined review process, upon request.
In order for the land use and civil plan reviews to be combined, however, substantially
more information is required at the time of the initial project application than is required
under the land use only review process, including construction-level civil plans.
The City commits to reviewing Type 2 projects within 90 calendar days for projects which
do not involve a public hearing or substantial issues (environmental, debate over
conditions, road modifications, appeals, etc.) and when the applicant submits detailed,
accurate and complete engineering plans with the land use application. A typical project
that could qualify for 90-day processing would be one where the use is permitted
outright, the site has minimal development constraints, and potential issues have been
addressed early on (e.g. neighborhood opposition, off-site improvements, etc.), ideally
before an application is even submitted.
At the pre-application conference, the applicant must state whether the combined review
process will be utilized. Planning staff should be able to inform the prospective applicant
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as to whether a 90-day review would be possible, given the scope of the development
and potential issues identified.
How are the 90 Days Measured?
The 90-day process measures city staff time only (in calendar days), from the date a
counter complete land use/civil plan application is received, to the date a pre-construction
meeting is held. Included in the 90-day process is the review for technical completeness,
the required 30-day public comment period, a SEPA review using the Optional DNS
method, preliminary site plan approval, civil plan approval, final site plan approval, and
a pre-construction conference.
At several points in the process, when the City has requested new information or revisions
from the applicant, the City’s “review clock” will be stopped. Once the requested
information is received the review clock will start up again.
The maximum timeline for review, per the City’s Procedural Ordinance (VMC 20.210), is
120 calendar days from the date of full completeness (FC) to issuance of the land use
decision. The timelines outlined in the 90-day review process are internal performance
standards established by policy, not by code.
Applicant’s Responsibilities:
The City’s ability to provide a 90-day combined review process is highly dependent on
the applicant and his/her consultants: 1) submitting complete, detailed, and accurate plans
and information, and 2) being extremely responsive to any requests for further
information or revisions. The optional combined review process is intended for those
applicants who provide detailed site plan and civil plan information, as well as any
required studies, up-front.
In order for the City to meet a 90-day timeline, any deviation from adopted public
improvement standards (streets, water, sewer, or stormwater) must first be approved in
writing by the applicable department prior to submitting a land use application;
otherwise, if plans do not meet the minimum standards they will be returned to the
applicant for corrections.
The 90-day process can only accommodate two full civil plan reviews (initial plans plus
one set of revised plans) before the final mylar copies are requested, therefore civil
engineering plans will need to be construction-level drawings at first submittal. Failure to
make required corrections may result in more than two civil plan reviews, which will add
time to the 90 days. Protracted negotiations over required improvements and conditions
of approval may also delay the project.
If the site design changes substantially mid-way through the review, or requested
information is not provided, or the project is otherwise delayed by the applicant or third
party, then the applicant will be informed that staff will continue to process the review, but
will no longer be able to meet the 90-day timeline, and an estimate of the additional time
required to complete the review will be provided.
Pre-submission Meeting:
Prior to submitting the land use application and civil plans at the Permit Center, the
applicant must arrange a pre-submission meeting with the case manager (planner) where
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the planner, an engineering tech, and a permit specialist will go over the plans and
application materials to make sure that all required information will be submitted, fees
can be calculated, etc.
What additional fees apply?
There are no additional fees in order to utilize the combined review process.
Important Notes and Exceptions Regarding Timelines:
1. The timelines shown on the attached sheet reflect the City’s review time, from receipt
of a counter complete land use application to a pre-construction meeting being held.
When additional information is requested, the City will “stop the review clock” and
any time for waiting for applicant revisions or additional information will be in
addition to the 90-day total timeframe, except as noted in the above procedures.
2. City review staff commit to meeting the 90-day timeline for minor administrative land
use applications, with the following exceptions:
a. Information submitted by the applicant must be accurate and substantially
complete from the first submittal on, as the 90–day process can only accommodate
one incomplete (Not FC) submittal and two full civil plan reviews;
b. 14 days will be added to the 90-day timeline for the third and each subsequent
review for completeness.
c. 21 days will be added to the 90-day timeline for the third and each subsequent
civil plan review.
d. 30 days will be added to the 90-day timeline in the following instances:
 When a public hearing is required (e.g. conditional use permit, shoreline
permit, subdivision, etc.);
 When environmental issues are present (wetlands, shorelines, archaeological
site, etc.) that require a SEPA determination other than an Optional DNS;
 When substantial changes are made to the site’s design/layout after the
project is determined to be complete;
 When significant development issues are identified, such as off-site
improvements, debate over requirements and conditions, etc.
e. An appeal of the land use or SEPA decision or issuance of a SEPA Determination
of Significance (DS) will stop the review clock until the appeal or SEPA process has
concluded.
f. City review staff and applicant, by mutual agreement, may determine that the
review will take longer than 90 days.
Questions?
For more information on the combined review process, please contact:
Greg Turner, Land Use Manager
Community & Economic Development Department
PO Box 1995
Vancouver, WA 98668-1995
Tel.: (360) 487-7883
Email: [email protected]
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