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Permit Applications and Levels of Review
Issaquah Municipal Code, 18.04

Issaquah's development review process is divided into seven levels of review - levels 0 through 6.  Generally, development proposals with the least potential for impacts are reviewed through a Level 0 Review and the decision is made administratively.  Development proposals with the greatest potential for impacts are reviewed through a Level 6 Review and are decided by the City Council. (IMC 18.04.040)

Some applications require a Pre-Application meeting so the applicant can become familiar with the policies, plans and development requirements of the City and City staff can become familiar with the site and concepts for the proposed project. (IMC 18.04.130)

Larger projects require a Community Conference.  The Community Conference is an informal public meeting hosted by the Development Commission so the applicant, City staff, Development Commission and public can work together to address project issues and identify possible mitigations before a final project design is proposed. (IMC 18.04.140)

A Transportation Concurrency Certificate is required prior to submittal of most land use applications.  The Transportation Concurrency Certificate and accompanying Water Concurrency Certificate ensure that the City's level of service standards for these services are met, or that funding of adequate improvement is assured before new development is approved. (IMC 18.15)

Level of Review	Decision-Maker	Permit Examples
Level 0 (18.04.290)	Decision made by one person depending on the permit type including, but not limited to: Planning Director/Manager, Building Official, Public Works Director, or Designee	Level 0 Permits as listed in Table of Permitted Land Uses Building Permit Home Occupations Minor Amendments to Approved Proposal (including ASDP) (including the CBD and adjacent CF zones) – Consistent w/design guidelines and Subarea Plans Fences Mechanical Permits Minor Clearing, Grading, Filling Actions, Minor Paving and Tree Removal Nonhabitable or Accessory Structures Unclassified Use Interpretation Nonconforming Situations Signs (Refacing, Approved Sign Packages, Other Minor Signs) Signs (new, remodel, or expansion of business)2 Business Licenses and Special Events Permits Reasonable Accommodation Conversion of Property from Forestry Practice Others as determined by Planning Director/Manager
Level 1 (18.04.330)	Planning Director/Manager or Designee	Level 1 Administrative Site Development Permits (ASDP) < 3 acres and off major streets Home Occupations Accessory Dwelling Units Painting and minor exterior construction in the CBD and adjacent CF zones – Not consistent w/design guidelines and Subarea Plans Clearing, Grading or Filling Actions w/critical areas and buffers Accessory and Temporary Uses Shoreline Exemption Permits and Shoreline Revision Permits Lot Line Adjustments Others as determined by Planning Director/Manager
Level 2 (18.04.370)	Planning Director/Manager	Level 2 Administrative Site Development Permits (ASDP) < 3 acres and off major streets Home Occupations Nonconforming Situations Minor Utility Facilities Accessory and Temporary Uses Administrative Adjustment of Standards (AAS) Shoreline Substantial Development Permits, Shoreline Variances, Shoreline Conditional Use Permits Short Subdivisions (Short Plats) Minor Amendments to Master Site Plans and Project Rezones Others as determined by Planning Director/Manager
Level 3 (18.04.410)	Development Commission	Level 3 Site Development Permits (SDP) Level 1 and 2 Administrative Site Development Permits (ASDP) < 3 acres and/or on major streets Major Amendments to approved Site Development Permits Others as determined by Planning Director/Manager
Level 4 (18.04.460)	Hearing Examiner	Variances Appeals to Level 0, 1, 2, and 3 Decisions Preliminary Plats and Final Plats Secure Community Transition Facilities
Level 5 (18.04.500)	City Council (with recommendation from Development Commission)	Master Site Plans Major Amendments to Master Site Plans Cluster Housing Development Agreements Transfer of Development Rights Development Agreements Major Amendments to Cluster Housing Development Agreements Major Amendments to Transfer of Development Rights Agreements
Level 6 (18.04.630)	City Council (with recommendation from Planning Policy Commission)	Type A and Type B Rezones Comprehensive Plan and Development Regulation Amendments Annexations3 Urban Village Development Agreements and Urban Village Rezones are processed through the Type A or Type B rezone process

Average Land Use Permit Review Times, 2007

Percent of Land Use Permits Processed Within Target Review Times1:
Permit Type	Target Review Time	Number of Permits	% Reviewed within Target2	Average Review Time2
Level 0 – Sign	7 days	2253	97 %	3 days
Level 3 – Sign	60 days	2	100 %	48 days
Level 1	60 days	36	94 %	46 days
Level 2	60 days	39	77 %	66 days
Level 3	120 days	4	100 %	88 days
Level 4	120 days	11	100 %	96 days
Level 5	120 days	4	-- %	-- days
Pre-application Conference	30 days	27	100 %	19 days
Community Conference	60 days	9	78 %	56 days
Traffic concurrency4	14 days	55	87 %	11 days

1 Includes applications received June 1, 2006 to May 31, 2007.
2 Based on completed applications only.  Pending applications will affect percentages and averages once they are completed.
3 Includes all sign permit applications, including permits issued "over the counter" by the Permit Center.
4 There were ten Transportation Concurrency applications that were required to be sent to a consultant for modeling.  The average review time for those applications was 53 days.

Note: Statistics do not include permits reviewed by the Major Development Review Team for Issaquah Highlands or Talus.

Performance Report Required by RCW 36.70B.080
RCW 36.70B.080 requires cities that plan under GMA and have a population of at least twenty thousand to prepare annual performance reports regarding permit application review times.  The following permit review information is for land use applications subject to the 120 day review limit established by RCW 36.70A.040 that were received and processed between June 1, 2006 and May 31, 2007.

Following is a summary of review times for applications received and completed between June 1, 2006 and May 31, 2007 that are subject to a review time of 120 days per RCW 36.70A.040.

	1.	Total applications received:	94
	2.	Completed applications reviewed within 120 Days:	51
	3.	Completed applications with review exceeding 120 Days:	2
	4.	Applications granted and extension of time by the applicant:	0
	5.	Applications reviewed in:
		Less than 20 Days:	3
		20 to 40 Days:	16
		41 to 60 Days:	14
		61 to 80 Days:	2
		81 to 100 Days:	9
		100 to 120 Days	7
		More than 120 Days	2
	6.	Mean Processing Time:	64 days
		Standard Deviations from the Mean:	39 days

Last Updated: September, 2007
Next Update:  September, 2008

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