Types of Site Development Reviews

This page provides information about the types of site development reviews and the process for applying for site development.

All new developments and modifications to existing developments, with some exceptions, require a development application and approval prior to the issuance of any building permits, establishment of any new uses, or commencement of any site work. All development applications are decided by using one of the following procedure types. For a full list of development applications and required procedures, see Section 20.210.020 of the zoning code, Types of Development Applications.

Type I

Type I procedures apply to ministerial permits. They are decided by the Planning Official without public hearing. Type I Development Review Process Flowchart

Common development projects that require a Type I review include:

  • Residential developments of 7-200 dwelling units.
  • Non-residential developments with less than 30,000 square feet, or an increase in non-residential floor by 6,000 square feet or less
  • Parking lots of 11-89 spaces, or an increase of up to 20%
  • Critical Areas permits

Type II

Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. They are decided by the Planning Official with public notice and an opportunity for public comment. Type II Development Review Process Flowchart

Common development applications that require a Type II procedure include:

  • Residential developments with 201 dwelling units or more.
  • Non-residential developments 30,001 square feet or more, or an increase in non-residential floor area by more than 6,000 square feet.
  • Parking lots of 90 spaces or more, or an increase between 20% and 40%.
  • Master Planning – less than 25 acres in size.

Type III

Type III procedures apply to quasi-judicial permits and actions that predominantly contain discretionary approval criteria. They require a public hearing and are decided by the Hearing Examiner or Planning Commission, depending on the permit. Type III Development Review Process Flowchart 

Common development applications that require a Type III procedure include: 

Type IV

Type IV procedures apply to legislative matters and rezones. They involve the creation, revision or large-scale implementation of public policy and are considered initially by the Planning Commission or Hearing Examiner with final decision made by the City Council, automatically or on appeal.

Common development applications that require a Type IV procedure include:

Exceptions

Some common projects or uses are subject to review through other processes:

Prepare

Prepare

  1. Review these Prepare, Apply, and Next Steps tabs to get an overview of the process. 
  2. Research information about the property, including confirming that the property is within Vancouver city limits.
  3. Review relevant regulations: 

Questions?

  • Schedule a virtual appointment.
    • Virtual appointments are intended as general information sessions to help customers understand code implications for their project and the permitting process. 
  • Talk to staff at the Permit Center
    • Open Mondays, Wednesdays, and Fridays from 9 a.m. – 12:30 p.m. and 1:30 – 4 p.m. 
Apply

Apply

Step 1: Pre-Application Conference

Request a pre-application conference. A pre-application conference is required for:

  • Type II, Type III, and applicant-initiated Type IV procedures.
  • Type I procedures that include 7 or more dwelling units or involve a property with Critical Areas or Buffers, as defined by 20.720 VMC.

Step 2: Public Notice

For Type I site plan review applications and all Type II and Type III applications, public notice is required. At least 35 days, but not more than one year, before submitting the land use application:

  • Post at least one sign on the proposed development site.
    • Sign template
    • Sign instructions
  • Send a letter or email to any City-recognized neighborhood association whose boundaries include the site.
  • See details for Type I, Type II, and Type III public notices in sections 20.210.040(C), 20.201.050(C), and 20.210.040(C) of the zoning code, respectively.

Step 3: Land Use Application

  1. Prepare all items listed on the applicable submittal checklist and sign all application forms.
  2. Email only the completed land use application form (PDF) (do not send plans at this time) to ePlans@cityofvancouver.us.
  3. When requested, pay fees in the Online Permit Center and submit the remaining materials through ePlans.

The permit specialist will do a prescreen review of the submittal to make sure it is “counter complete.” If there are any items missing, an email will be sent to the applicant requesting the missing information. Once all information is provided, the application is considered “counter complete” and the fully complete review begins. See “Next Steps” tab.

Next steps

Next steps

Step 1: Fully complete review

No later than 21 days (for Type I) or 28 days (for Type II or higher) after receiving the development application, the City will notify the applicant as to the completeness of the application.

An application will only be deemed fully complete once all information necessary to evaluate the proposed activity, its impacts, and its compliance with the provisions of the Vancouver Municipal Code is provided to the satisfaction of the City.

Step 2: Notice of Decision (Type I) / Application (Type II or higher)

The City issues a Notice of Decision within 28 days (Type I) or a Notice of Application within 14 days (Type II or higher) of the date the application was accepted as fully complete.

Step 3: Public comment period (only Type II or higher)

The application is open for public comment during the 14 days (for Type II) or 30 days (for Type III or IV) following the Notice of Application.

Step 4A: Public hearing (only applicable to Type III projects or higher)

The City will issue a State Environmental Policy Act (SEPA) threshold determination and staff report with recommended action, followed by a Hearing Examiner Public Hearing.

Step 4B: Land use decision

  • The City will issue a land use decision.
    • For Type II, a Preliminary Decision is issued within 100 days of Notice of Application.
    • For Type III, a Hearing Examiner Final Order is issued within 14 days of the Public Hearing, and within 90 days of Notice of Application.
  • Read through and understand any approval conditions within the decision.
  • Following the decision, there is a 14-day appeal period for the project.
    • If no appeal is received, the decision becomes effective the day after the appeal period expires.

Step 5: Civil engineering (ENG) review and building permit(s)

Contact Land Use Planning

cddplanning@cityofvancouver.us
360-487-7803