Community Assistance Plan to Address Residential Permit Delays
- Issuer
- Congressional materials
- Document type
- 2023 2023 Commerce Reports Lgd Community Assistance Plan Residential Permit
- Case
- 2023 2023 Commerce Reports Lgd Community Assistance Plan Residential Permit
Summary
A report to the Legislature by the Washington State Department of Commerce Growth Management Services Unit, Community Assistance Plan to Address Residential Permit Delays, dated December 1, 2023 and prepared under Chapter 338, Laws of 2023 (SB 5290). The report finds city and county planning departments facing staffing challenges, permit backlogs and a historic planning workload. It recommends a resource list/roster of consultant firms, reporting that Commerce received 41 responses from firms offering services at a blended hourly rate of approximately $150 per hour. It states that Commerce cannot staff local permit review and describes the department's other responsibilities under SB 5290, including grant programs and a digital permitting work group. The report closes with a table of consultant firms, the permit review services they offer and their hourly rates.
Summary drafted by a model from the document's text below and checked by script against that text before publication. It is a navigation aid, not a reading of what the document proves. Where AI is used
Cite this document
“Community Assistance Plan to Address Residential Permit Delays.”
Original at app.leg.wa.gov. Archived at Pandemic Darlings, https://pandemicdarlings.com/source-documents/2023-2023-commerce-reports-lgd-community-assistance-plan-residential-permit/
, SHA-256 95b07497a20aa688909a213a90df154b7a1790f6d27be0d782adcc418e7143cd.Full text
Community Assistance
Plan to Address
Residential Permit Delays
Pursuant to Chapter 338, Laws of 2023 (SB 5290)
December 1, 2023
GROWTH MANAGEMENT
SERVICES UNIT Report to the Legislature
Director Mike Fong
v3.3
Acknowledgments
Growth Management Services Unit
Dave Andersen, AICP, Managing Director
Jo Anne Wright, AICP, Senior Planner
Catherine McCoy, Senior Planner
Research and Development Services Unit
Allan Johnson, Municipal Finance Section Manager
Alice Zillah, Research and Development Services
Unit Managing Director
Tammi Alexander, Commerce Specialist
1011 Plum St. SE
P.O. Box 42525
Olympia, WA 98504-2525
www.commerce.wa.gov
For people with disabilities, this report is available on
request in other formats. To submit a request, please
call 360-725-4000 (TTY 360-586-0772)
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 2
2.0
Table of Contents
Executive summary .........................................................................................................................................4
Introduction ....................................................................................................................................................7
Appendix A: Interviews .................................................................................................................................14
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 3
Executive summary
Authorizing legislation
The 2023 Washington State Legislature enacted Chapter 338, Laws of 2023 (SB 5290), which directed the
Department of Commerce (Commerce) to develop a plan for communities to secure technical support staff
needed to review residential housing permits. Specifically, Section 12 of the legislation requires Commerce to:
[D]evelop a plan to provide local governments with appropriately trained staff to provide temporary
support or hard to find expertise for timely processing of residential housing permit applications. The plan
shall include consideration of how local governments can be provided with staff that have experience with
providing substitute staff support or that possess expertise in permitting policies and regulations in the
local government's geographic area or with jurisdictions of the local government's size or population. The
plan and a proposal for implementation shall be presented to the legislature by December 1, 2023.
Key findings
City and county planning departments are overwhelmed and working through significant, interwoven
challenges.
Staffing challenges. Cities and counties report great difficulty in finding enough qualified applicants for the
vacant positions responsible for local permit review, which is intensified by high retirement rates as well as
prior staff layoffs during economic downturns. Many communities have sought staff from out-of-state, or
temporary contractors to meet the demand for urban planners, engineers and building inspectors.
Permit backlog. Cities and counties are experiencing a backlog of building permit applications and when
compounded with the staffing shortage, contributes to significant delays in obtaining building permits.
Historic planning workload. Planning programs throughout the state are at maximum capacity and their
ability to conduct timely permit reviews is compounded by the need to fulfill new state planning
requirements, which are updated regularly by the Legislature.
Recommended approach
The opportunity to address these challenges and deliver trained staff that can provide temporary support or
hard to find expertise for timely processing of residential housing permit applications is through a resource
list/roster of available consultant firms. This resource list/roster would be updated annually and
communicated widely. At present, Commerce received 41 responses from firms that each provided that they
are available and interested to offer their technical services with a blended hourly rate of approximately $150
per hour. This is a meaningful and cost-effective approach that can meet the identified needs of communities.
Commerce cannot staff local permit review. To maintain operational integrity and clear lines of authority, local
permit staff must be employed or contracted by the local government directly. Staff that would be hired by
Commerce would be state government employees working for the department and responsive to distinct
missions. It is not difficult to imagine a scenario where legitimate policy disagreements could arise between
the department and a particular local government. Having employees with split lines of authority and
accountability could create an untenable situation that would slow the response to the permit backlog. It is
also a more cost effective approach as Commerce would require new full-time employees with a variable
workload, rather than discrete contracted, or on-call consultants to provide the needed skillsets and services
when and where they are needed most.
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 4
In addition, there is currently no reliable measure to compare backlogs between jurisdictions and to determine
which communities require the most support. Commerce would face challenges in allocating limited staffing
resources equitably, and would recommend strongly against the role to prioritize who receives the limited
support we would have available. Creating winners and losers is in direct conflict with our public mission to
strengthen communities. Of further concern for Commerce would be direct competition with private sector
technical assistance providers in offering direct assistance to cities and counties. Such a market intervention
would put the state in a leadership position is does not currently occupy, and may need to sustain so that
market shifts do not make private sector assistance less available and less affordable to communities..
If a dedicated team of on call permit reviewers is needed, other organizations may be able to play this role if
clear lines of accountability to the local governments are present. For example, regional councils or statewide
associations that are directly accountable to local governments may be in a better position to fill this role than
a state agency. Local governments have the power to organize such services under the Interlocal Cooperation
Act (Chapter 39.34 RCW) so that they may jointly develop or acquire needed capacity. The state could play a
role in facilitating these arrangements provided ultimate accountability and policy making authority rests with
the local governments whose permitting authority the review is exercising.
With all of these considerations, Commerce had determined it can best assist jurisdictions in other ways more
consistent with its primary technical assistance functions. In addition to developing and updating a regular
resource list/roster, Commerce has identified a number of ideas that individual jurisdictions can take to help
expedite permit processing. To illustrate, communities could simplify codes, streamline permit review
processes and increasing administrative decision making authority. Moreover, Commerce found a number of
potential actions it could take to assist jurisdictions including the development of best practices and model
ordinances.
Next steps
The challenges communities are facing to navigate the permit backlog are, at present, endemic. Without
sustained resources to address the interwoven symptoms, one-time solutions provide only temporary
improvements in performance outcomes. Once Commerce develops the initial resource list/roster of
consulting and staffing firms, Commerce will build lasting improvement by:
Publishing the resource list/roster so that it is broadly available to all cities and counties in the state that
are struggling to find adequate support to fulfill their permit timelines. Commerce intends to maintain the
roster annually to provide up-to-date listings of professional entities available for hire. This includes casting
a broad net to ensure representation of veteran owned businesses and women-owned and minority firms.
Utilizing the informative and beneficial perspectives and suggested solutions in implementing the
requirements of Chapter 338, Laws of 2023 (SB 5290). Individual respondents to the interviews and
survey recommended approaches that we will explore in further detail during development of the various
technical assistance tools, including a Local Project Review Guide.
Considering if it is feasible to expand the data metrics captured, to map the locations of consultants and
vendors, and to provide a method for vendors to add their companies directly to the consultant list. This
scope of work would be subject to appropriation. In addition, Commerce will explore the allocation of
funding based on whether the resource list/roster can be maintained internally, or if a contract pathway is
necessary.
The contractors and firms identified on the initial resource list/roster will provide basic to highly technical
building permit assistance, but also civil and structural engineering permit review, critical areas support, land
use planning, and review and inspections. The resource list/roster will also will be of benefit not only to
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 5
jurisdictions, but may also prove a vital resource to the consulting and building industries, and may lower
barriers to entry into the development process for small developers. Commerce is committed to supporting
communities to navigate the permitting challenges they are experiencing, and will continue to investigate ways
to provide technical support or other methods to assist jurisdictions with their permit backlogs. Our ongoing
commitment to improvement may include future budget requests for the development of best practices, grant
programs or model ordinances, but we must first see how this current improvement performs and can meet
the needs cities and counties statewide.
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 6
Introduction
Background
Washington is facing a statewide housing shortage as our population continues to grow. Commerce has
estimated that the state needs to add 1.1 million homes over the next 20 years to meet existing and future
housing needs. In addition, more than half of these housing units need to be affordable for residents at the
lowest income levels. This dynamic requires the construction of more than 50,000 new units annually to keep
pace with expected population growth.1
Gov. Inslee and the Legislature enacted over a dozen bills during the 2023 legislative session and more than
$2.4 billion in state funds to “speed up construction of thousands more housing units – from emergency
housing to multifamily developments and affordable housing.”2
Among the various bills adopted in 2023 was SB 5290 (Chapter 338, Laws of 2023), which focused on updates
to the Local Project Review Act as a means to streamline project permit review and increase the rate of
residential housing development across the state.
City and county responsibilities
By January 1, 2025, this legislation requires local government jurisdictions to enact all of the new permit
procedures updated to the Local Project Review Act in the administration of permit application processes.3
Specifically, this new state law required the following updates to policies, codes and systems:
Updates to permit data collection requirements, public notification, and determination of completeness
requirements (RCW 36.70B.070 and RCW 36.70B.110);
New timelines for project review – and new requirements to refund fees if timelines are not met (RCW
36.70B.080); and
Requirements for jurisdictions subject to the Review and Evaluation Program (RCW 36.70A.215) and cities
within those counties, to prepare and submit to Commerce annual performance reports on permit time
periods. This includes the total number of decisions issued during a year, average number of days from a
submittal to decision, and other details to track consistency and measure permit delays.
Commerce responsibilities
Chiefly, updates to the Local Project Review Act also required Commerce to produce this report, which
provides a pathway for local governments to access appropriately trained staff to provide temporary support
or hard to find expertise for timely processing of residential housing permit applications. However, Commerce
was also required to provide technical assistance programming, and subject to appropriation for the specific
purpose, to provide grants for communities to modernize permit systems and for consolidated permit review.
Specifically, Commerce must:
1 Washington state will need more than 1 million homes in next 20 years, Commerce News, WA State Department of Commerce, Mar
2023, https://www.commerce.wa.gov/news/washington-state-will-need-more-than-1-million-homes-in-next-20-years/
2 Housing/Homelessness – Proposed 2023-2025: Budget and Policy Highlights. Office of Financial Management (OFM).
3 Streamlining Local Permit Review Procedures. MRSC. https://mrsc.org/explore-topics/planning/land-use-administration/streamlining-
local-permit-review-procedures#examples
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 7
Subject to appropriation, develop two grant programs for consolidated review of residential building
permits and transitioning from paper permit review to digital permit review;4
Convene a digital permitting work group to pursue the feasibility and desirability of a statewide permit
process and tracking software that is capable of virtual inspections, electronic review, and has capacity for
video storage. This includes a companion legislative report with recommendations by August 1, 2024;
Assist counties and cities with setting reasonable and sufficient permit fees structures for consolidated
review of residential building and land use review;
Develop a template and guidance for jurisdictions to report timelines and permit data on an annual basis;
and
Develop guidance on local project review pursuant to Chapter 36.70B RCW.
Community assistance plan to address residential
permit delays
Section 12 of SB 5290 (Chapter 338, Laws of 2023) requires Commerce to develop a plan for jurisdictions to
increase staff capacity so that they may meet permit review timelines. Local governments struggle with sharp
increases in development followed by slow-downs that increase development costs and delay project
permitting. The Great Recession and the COVID-19 pandemic are prime examples of when the state’s economy
faced serious challenges in unemployment, and the housing market crashed with statewide tax revenues also
experienced decline.5
Commerce intends to develop a resource list/roster of skilled consulting and staffing firms that are available
to assist jurisdictions with staffing needs from basic to highly technical development proposals for building
permit assistance, civil and structural engineering permit review, critical areas support, land use planning, and
review and inspections. Through our Request for Information (RFI), Commerce received responses from 41
firms that each provided that they are available and interested to offer their technical services with a blended
hourly rate of approximately $150 per hour.
This resource list will be made widely available on a dedicated Commerce webpage (currently under
development), and communicated frequently to communities at conferences, in our regular newsletters and
other communications channels. Commerce will cast a broad net to veteran owned businesses and women-
owned and minority firms to ensure a diverse pool of vetted contractors are available to support communities'
technical needs. Commerce will update this resource list on an annual basis and will provide current listings of
work groups available for hire either on an “on-call’ or on a project-specific basis. The data set will be of benefit
not only to jurisdictions, but will prove a vital resource to the consulting industry, building industry, and will
lower barriers to entry into the development process for small developers.
Study approach
In an effort to gain a better understanding of the key issues jurisdictions are facing meeting timelines and
processing permits, Commerce began a collaborative discovery phase of outreach, first in the manner of
4 In the 2023-25 biennial budget, Commerce received $3 million in fiscal year 2024 grant funding for the permit modernization grant
programs and did not receive funding to address staffing shortages. Commerce is also requesting to shift these grant funds to fiscal
year 2025 so that Commerce can create community awareness of these funds and sequence them with the anticipated release of the
Digital Permitting Process Work Group Report to the Legislature in August 2024.
5 Guiding Washington through the Great Recession. Office of Financial Management. October 2012.
https://ofm.wa.gov/sites/default/files/public/legacy/reports/Guiding_Washington_through_the_Great_Recession_final.pdf
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 8
interviews with professional work groups, followed by a survey questionnaire sent to county and city planning
directors, and lastly a Request for Information from consulting firms sent to the Washington State Electronic
Business Solution database (WEBS for vendors), the Washington State Office of Minority and Women’s
Business Enterprises database (OMWBE), and Commerce’s Economic Opportunities webpage.
Interviews
Interviews included discussions with the following agencies, associations and higher education institutions
and touched upon a variety of issues, best practices and suggestions for jurisdictions experiencing delays in
residential permit processing (Appendix A):
• American Planning Association
• Association of Washington Cities (AWC)
• Building Industry Association of Washington (BIAW)
• City of Bellevue
• City of Seattle
• City of Tukwila
• Eastern Washington University (EWU)
• Master Builders Association of King and Snohomish Counties
• Municipal Research and Services Center (MRSC)
• Tovar Planning
• Washington Realtors
• Washington State Association of Counties (WSAC)
• Western Washington University (WWU)
Interviewees cited the difficulty maintaining adequate staffing levels, pros and cons of using third-party review
firms, the growing complexity of development codes as new laws and regulations are enacted, cumbersome
permitting practices and identified a number of specific problem areas:
• Some permit delay can occur between the time when the permit is approved and when it is picked up
leading to additional delays in approval time for the permit
• Contracting is not always a viable solution
• Difficulty of finding staff is on the building and civil side of plan review
• Finding inspectors has been a problem
• Frozen staff positions due to budget shortfalls
• Plan review assistance is needed in many areas, fire marshal, building plan review, storm water review,
environmental review, etc.
• Some municipalities also require municipal staff to review third party analysis, thus double the review.
Interviewees also provided a great deal of insight, best practices and field-tested solutions:
• Full cost recovery Enterprise Fund Models that utilize permit fees and incorporate a component of
financial reserves to retain core staffing can help to minimize the need to utilize consultants and help
to increase predictability.
• Statewide cooperative purchasing agreements can help jurisdictions to streamline the procurement
processes associated with hiring consultants.
• Intergovernmental agreements can create a pool of resources available to multiple local government
agencies.
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 9
• It can take a long time to staff up and also to get consultants familiar with the code and processes
(especially if they are out of state), so many jurisdictions keep multiple consultants “on-call”. The “on-
call” consultant relationship can extend over time and result in familiarity between the consultant and
the city/county and its code and processes.
• Having consistency among codes, tip sheets, and application forms will simplifying the process.
• People are needed from multiple career paths to enter the talent pool and increase the pipeline of new
people entering the field.
• Have consistency of metrics for tracking permit timelines and measuring permit delays.
• Local jurisdictions could use a chess clock method (a clock with a method to stop the clock from
running for a period while the other party makes their move) that stops until after resubmittal and also
that stops the clock when the permit is ready to issue not when it is picked up as developers can sit
and wait to take out permits that are done to avoid paying fees any earlier than necessary.
• By charging a surplus fee during the high part of the cycle, there can be enough reserves that cover key
staff through downturns. Larger projects pay a slightly higher percentage of surplus fees.
• There will always be some staff out on medical leave, family leave, etc. so you need to have enough
core staff to maintain review times in their absence.
• Pre-app meetings are extremely helpful. Improvements such as streamlining codes can also help.
• Look to regional councils of government as possible providers of overflow permitting services.
• Have a full cost recovery system as a best practice.
• Create ombudsman, landing pages and hot lines for permit processing.
• Utilize planning students through studios, capstone projects and theses to help jurisdictions. Students
can help on a variety of tasks such as assisting with comprehensive plan checklists and conducting
research.
Survey questionnaire
Next, Commerce developed a survey questionnaire consisting of 19 questions that were sent to the directors
of all cities and counties throughout the state. It covered a range of topics related to staffing issues and the
use of supplemental resources and services to address them, with a focus on communities' current permitting
conditions and challenges. Twenty-eight jurisdictions completed the questionnaire and the complete survey
results are available online.
Approximately 80% of respondents were from cities while the remainder represented counties. Almost half of
respondents were from small jurisdictions (less than 20,000 residents) while under 10% were from large
communities (over 200,000 residents). More than 50% of survey results came from the Puget Sound with other
regions in the state ranging from 7% to 14%.
Approximately 75% of survey respondents indicated they have faced a lack of in-house staff for the timely
processing of residential permits (Figure one). About half of communities report that this deficiency relates to
expertise in permitting in their jurisdiction or geographic area. In addition, these staffing deficiencies relate to
expertise in almost all types of residential permit applications, including single-family and high-density housing
permits. Just over 75% indicated the same difficulties with mixed-use housing permits. More than 70% of
community respondents provide that they currently secure additional permit review support from on-call
consultants (Figure two).
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 10
Figure one: Communities experiencing a lack of internal staff capacity
Have you encountered a lack of in-house staff for
timely processing of residential permits?
100%
80%
75%
60%
40%
20% 25%
0%
Yes No
Figure two: Communities address the lack of internal staff capacity in various ways
Have you used supplemental resources or methods of assistance to help
fill gaps in residential permit review staff availability?
On-call consultants 71.43%
Contracting out for specific projects 28.57%
Other 17.86%
Temporary staffing agencies 17.86%
Interlocal agreements 14.29%
Temporary in-house hires 14.29%
Internships 3.57%
0% 20% 40% 60% 80% 100%
Sources cited during the interviews for recruiting support for residential permit review staff include:
• Professional associations such as the American Planning Association, the Planning Association of
Washington, the Association of Wetland Managers, the Association of Washington Cities, the
Washington Association of Building Officials, and the Washington State Association of Counties.
• City/county job website postings
• Direct mailing/marketing
• Government job boards, such as governmentjobs.com
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 11
• International Code Council
• Indeed
• LinkedIn
• Local newspaper
• Municipal Research and Services Center (MRSC)
• NeoGov
• Social media
• Town reader boards
• Universities and community colleges
• Word of mouth
Request for Information
Commerce distributed a request for information (RFI) to compile a list of consulting firms and staffing
agencies that could provide support to jurisdictions experiencing backlogs in the processing of residential
permits. The request went to Washington’s Electronic Business Solution (WEBS) for vendors, Washington
State Office of Minority and Women’s Business Enterprises (OMWBE), and the Commerce Economic
Opportunities page.
Commerce received 41 responses to a set of five questions. The private third-party consultant firms ranged
from small to large planning firms covering a broad range of services, across Washington, and from also from
firms working in Oregon and Colorado. Commerce collected the following information:
• Full contact Information: This includes the primary contact, company name and location
• Types of residential permit review services offered: A wide array of services could be available
depending on the firm, including geotechnical, geologic, critical areas, and more. From basic to highly
technical, and single family to high density multifamily. From mixed use projects, platting, special use
permits to civil, structural, environmental review, planning, developing and reviewing processes, and
whether the services would be online, remote or on-site.
• Approximate blended hourly rate6: Firms ranged from engineering, building, critical areas, stormwater,
and land use planning and design; consultant fees ranged from $50 to $240. The average, median and
mode of fees came to approximately $150 per hour.
• Availability to serve new jurisdictions: In brief, can you provide services now? All 41 respondents
answered yes, that they provide daily, on-call, on-staff and customizable services.
• Additional information: Generally, the respondents were happy to share more about their years of
experience, services, capacity, and successes.
Summary
In this discovery phase, through a collaborative outreach approach, Commerce was able to develop a resource
list/roster of 41 consultants and planning service providers (see Appendix B). Interviews, the survey
questionnaire, and the request for information yielded the contact information, location, specialty area, blended
6 Blended means the full spectrum of possible staff assigned to support a community. From junior planner to senior project manager,
and depending on the type of residential permit review (service), complexity, whether performed remotely versus on-site, and likelihood
of travel time.
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 12
hourly costs of eager and available companies ready to assist local government jurisdictions specifically in
local project review and processing.
It is Commerce’s intent to make this list broadly available on a dedicated Commerce webpage (currently under
development) as a resource to all cities and counties in the state that are struggling to find adequate support
to fulfill their permit timelines. In addition, Commerce intends to maintain the roster annually to provide up-to-
date listings of professional entities available for hire.
Additionally, Commerce will utilize the beneficial perspectives and solutions of individual respondents to the
interviews and survey throughout project implementation. Many of the recommended approaches will be
explored in further detail during development of the various technical assistance tools and the Local Project
Review Guide in response to Chapter 338, Laws of 2023.
Subject to appropriation, Commerce could expand the data metrics captured, map the locations of consultants
and vendors, and provide a method for vendors to add their companies directly to the consultant list.
Commerce will explore the allocation of funding based on whether the resource list/roster can be maintained
internally, or if a contract pathway is necessary.
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 13
Appendix A: Interviews
Perspectives from cities and counties
Bellevue - Jake Hesselgesser, Assistant Director, Aug. 2
Bellevue has adopted an Enterprise Fund Model for permit fees which provides a component of reserves to
retain core staffing and help minimize the need to utilize consultants.
One way to approach securing consultants is through cooperative purchasing agreements that create a
pool of resources.
It can take a long time to staff up and also to get consultants familiar with the code and processes
(especially if they are out of state) so many jurisdictions keep multiple consultants “on-call”.
Operating the permit review process as a single line of business helps streamline the process.
Trying to get consistency among codes, tip sheets, and application forms is the goal of simplifying the
process through tools like the ecity.gov alliance.
People are needed from multiple career paths to enter the talent pool and increase the pipeline of new
people entering the field.
More early retirements and relocations to other areas means institutional knowledge is being lost.
Certain talent pools are more competitive than others.
The talent pool of inspectors comes from the trades and jurisdictions and those positions must compete
with private sector pay and/or benefits.
Seattle - Andy Higgins, Engineering Services Director Aug. 3
There should be consistency of metrics for measuring permit delays.
Tracking of permit timelines should be consistent among jurisdictions.
Utilize a chess clock method (a clock with a method to stop the clock from running for a period while the
other party makes their move) that stops until after resubmittal and also that stops the clock when the
permit is ready to issue not when it is picked up as developers can sit and wait to take out permits that are
done to avoid paying fees any earlier than necessary.
Seattle went through several cycles of layoffs during the Great Recession.
Those who were qualified to retire often postponed and people recently hired and trained were let go.
This resulted in a significant backlog when the development rates turned up.
We know development has about a 7-10 year cycle and we know the average downturn is 2-3 years.
By charging a surplus fee during the high part of the cycle, there can be enough reserves that covers key
staff through downturns.
In Seattle’s system, larger projects pay a slightly higher percentage of surplus fees.
During downturns staff can work on things including: process improvements, documentation, TIP sheets,
trainings, etc.
There will always be some staff out on medical leave, family leave, etc. so you need to have enough core
staff to maintain review times in their absence.
Consultants can cost a significant amount of money and it can be hard to get a good one.
Tumwater - Brad Medrud, Planning Manager, Aug. 2
In addition to heaving permit processing loads, planning departments are having to tackle a lot of new
requirements currently.
It is very difficult to hire qualified staff right now.
There are many retirements and not enough students finishing the planning programs to fill the gap.
New hires tend to come from out of state or other local jurisdictions.
Sometimes it is difficult to “sweeten the pot” with higher pay or more benefits due to budget constraints.
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 14
Consultants can be a potential gap filler, but it can also be difficult to find consultants that have availability.
Perspectives from higher educational institutions
Eastern Washington University - Matthew Anderson, Program Director, Aug. 9
There was an enrollment decreased during COVID but is back up now.
Almost all students are finding jobs quickly upon graduation at both the masters and bachelors levels.
However, a number of faculty positions have been lost due to financial shortfalls.
There is a serious lack of resources to recruit students.
Planning needs higher visibility as a field.
Commerce should start a podcast about planning on NPR or other platform.
There is a need to incentivize builders to build at a variety of price points.
Western Washington University - Nabil Kamel, Department Chair, Aug. 8
Washington doesn’t produce enough urban planning graduates to fill the staffing needs of jurisdictions so
we import from other states.
Washington is in the top 5 states with the ratio of total planning jobs to total jobs.
Currently programs are at maximum capacity output.
WWU has submitted a plan to get a Master’s Degree program.
School is swamped with request for planners.
Virtually 100% of students are hired following graduation.
Enrollment dropped about 10% during COVID but has now rebounded.
The program lost faculty and are not allowed replacements because of a freeze on hiring.
There needs to be at least a couple of hundred thousand dollars in immediate support to support students.
Students need paid internships.
Perspectives from statewide organizations
Association of Washington Cities - Shannon McClellan, Legislative Policy Analyst,
Aug. 7
Time is needed to account for unforeseen circumstance such as sick staff but jurisdictions should aim for
less than the statutory minimums.
Provide financial incentives for jurisdictions to meet timelines.
Keep planning consultants on an “on call”/retainer basis and get them familiar with your code and
processes.
Reduce the amount of back and forth needed between staff and applicant.
Each revision can result in 1-2 month delays.
Trust professional level staff such as engineers and architects to help minimize review requirements.
Get more planners into planning schools by doing things like offering more scholarships and internships.
It can take newly graduated students up to 2 years to be ready to do permit review.
There are currently a lot of staffing demands for other planning efforts in addition to permits
Municipal Research and Services Center – Steve Butler, Planning and Policy
Manager, July 27 and Aug. 7
Pre-app meetings are extremely helpful. Improvements such as streamlining codes can also help.
Reduce conditional permitting and hearings if possible.
And a good best practice is to pick up the phone versus sending letters when corrections are needed.
Always have 2-3 firms on call for permit processing help when you have overflow or backlog.
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 15
Set up a centralized boot camp or training program for internships.
Washington State Association of Counties - Paul Jewel, Senior Policy Director, Aug.
10
Look to regional council of governments as possible providers of overflow permitting services.
Make grants and funding available to jurisdictions for assistance and provide financial assistance to the
planning programs at the universities.
Provide financial assistance to smaller jurisdictions that can’t afford to pay market rate.
Jurisdictions that have the resources should raise wages to help recruit talent and fill openings in
competitive environment.
Utilize pre-approved building plans.
Commerce could create a library of pre-approved plans that people could use.
Have 2-3 firms on call for permit processing help when you have overflow or backlog.
Utilize the MRSC rosters program to help secure consulting firms.
Have a full cost recovery system as a best practice.
Make investments in online services and reviews.
Timely notifications of needs for corrections are important.
Expand master planning options and offer expedited approval process with pre-approved master plan
program.
Perspectives from the building and construction Industry
BIAW - Josie Cummings, Legislative Director, Aug. 9
There is a need for better transparency and communication.
It is hard to know where permits are in the process sometimes, systems that provide updates or status are
superior.
Online systems are better as are one stop shops for permitting.
Small communities struggle with staffing, it can be hard for them to compete with the larger jurisdictions.
Commerce could develop best practices for hiring and retention.
In addition, Commerce could update permit best practices.
And make grants available to help jurisdictions with delays.
Especially provide money or grants to help communities opt into the options in 5290 and allow jurisdictions
to implement 5290 options as pilot projects more quickly.
Make external review of permits a possibility.
Create ombudsman, landing pages and hot lines for permit processing.
Also have quicker internal goals for permitting timelines compared to external goals.
Master Builders - Allison Butcher, Senior Policy Analyst, Jennifer Anderson Director
of Government Affairs and Dylan Sullivan, Aug. 3 and Aug. 18
Commerce should consider developing model ordinances, technical support and best practices to help
implement 5290.
In addition, a model code for adoption of an enterprise permit system would be helpful.
Finally, a model interlocal agreement for shared permit review is needed.
Commerce should consider creating a best practices for hiring.
In addition, Commerce should keep a database of vetted consultants.
Engineering review is pinch point.
Work by licensed professionals should be accepted without high peer review.
Wave internal review if the licensed professionals agree to assume the risk.
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 16
Streamline permitting processes and increase consistency.
Review all codes and reduce duplication and complexity.
Ensure consistent training so everyone is predictable and consistent.
Make sure to memorialize interpretations.
Jurisdictions need to get better at reporting their timelines.
Commerce should consider developing a standardized application form and standardized check list.
Pre-app meetings should be a best practice.
They can help clearly define the process.
Having in-person staff is beneficial.
Move SEPA to comp planning as much as possible to help streamline and reduce the review process.
In addition, design review should be as efficient and clear as possible.
Give approval discretion to directors.
Allow final plats to be administrative rather than require council action.
Washington Realtors - Jeanette McKague, Assistant Director of Land Use/Planning,
Aug. 8
Consolidated permit review offers holistic approach and is an improvement over dept. by department
review
Do more permits by right rather than through conditional decisions.
Permit review costs should be covered by the general fund, few cities can be successful at enterprise
system.
Jurisdictions are swamped with new things to implement and lost a lot of staff to retirements and during
the COVID downturn.
Planning staff should not be expendable during downturns.
Cities and counties need money to be able to staff up.
Create a mentorship program for new planners to help them succeed and get up to speed.
Consultants often don’t have the knowledge base within your system.
Consultants get put in awkward situations by getting second guessed by staff.
Front counter staff should be empowered to give direct assistance.
Attitude change is needed to view permitting as a partnership process.
Consistency of interpretations is a problem.
Preserving institutional memory is important.
Best practices is to have final plat be administrative rather than council action.
Stormwater requirements are significant hits to project timelines.
Half of housing has to be 80 and below restrains the supply we get.
Utilities are disconnected to 20 year plans.
There are not enough inspectors.
Jurisdictions need to get better at reporting their timelines.
Other perspectives
National American Planning Association - David Morely
Planning Consultant Directory can be of assistance to jurisdictions looking nationally for assistance with
permit review or other planning activities.
In addition, some local jurisdictions are turning to freelancers to help fill gaps in staffing through outlets
such as Upwork and Fiverr.
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 17
Tovar Planning - Joe Tovar, Principal Aug. 15
Many jurisdictions have “On-call” consultants to help with overload.
The “On-call” consultant relationship can extend over time and result in familiarity between the consultant
and the city/county and its code and processes.
Utilize planning students through studios, capstone projects and thesis to help jurisdictions.
Students can help on a variety of tasks as demonstrated through recent efforts such as assisting with
comprehensive plan checklists and conducting research on LAMIRDS.
There should be more money for university planning.
Code reform is important work that should be invested in.
Commerce could develop model codes for development types like Multi-family to be simpler, uniform and
streamlined.
Perhaps incentives such as grant money or relief from SEPA could be offered to promote changes to codes
and processes.
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 18
Appendix B: Request for Information
Appendix B contains summary responses of key information obtained from the consultants that responded to
Commerce's Request for Information (RFI). Each of the 41 consultants that responded to the RFI indicated that
they are available to support communities and can meet their technical needs across many specialized fields
and services.
Types of residential permit review services Blended Consultant
Firm offered hourly rate address
420 Throckmorton St
Single Family, Multi-Family, Subdivision, Mixed Use,
Aoka Engineering $120 STE 200
Civil
Fort Worth, TX 76102
Third party geotechnical review of projects within
Associated Earth geologically hazardous critical areas (landslide, 911 5th Avenue
$195-$240
Sciences, Inc steep slope, erosion, seismic and abandoned coal Kirkland, WA 98033
mines)
We have experience providing civil review of the
following permit types: single-family, fill & grade,
site development, shoreline site development,
subdivisions, multifamily, mixed-use, short plats,
large lot plats, right-of-way improvements, and
conditional/special use permits. We review all
permit applications, plans, reports, and construction
documents for compliance with Department of
Ecology Standards and the local jurisdiction’s
16000 Bothell Everett
municipal code and adopted standards. We also
Atwell, LLC $195 Hwy, STE 150
have experience developing and improving
Mill Creek, WA 98012
processes used to review the engineering
components of permit applications (including
assisting in the rollout of electronic permitting),
updating engineering standards to stay current with
state and county codes and emerging best
practices, providing technical expertise and
responses to complex questions from applicants
and the public, and manage permit coordination
with City staff and other agencies.
Single family, multifamily (all construction types),
Beck & Associates, structural, non-structural (including accessibility, 16425 SE 66th Street
$150/hour
PLLC energy), mechanical, plumbing. Electrical review not Bellevue, WA 98006
offered.
801 SW 16TH STREET
Boadus Pride LLC Single and multiple family homes. $50 STE 115 OFC20
Renton, WA 98057
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 19
Types of residential permit review services Blended Consultant
Firm offered hourly rate address
Structural engineering review for new construction 1316 Central Avenue
Brienen Structural or remodels, additions, deck and roof extensions, $180/hr South
Engineers shoring, foundations, wood framing, remediation blended rate STE 200
from damage (fires, impact, etc.) Kent, WA 98032
250 4th Ave S
CG Engineering All residential permits $150/hr
Edmonds, WA 98020
Full plan review that includes: Architectural,
Clarity Consulting 13013 Lala Cove Lane
Structural, Washington State Energy Code, $150/hour
Engineers Olalla, WA 98359
Plumbing, and Mechanical
Darling Nava Any types of residential permit; I previously worked 5646 Yakima Avenue
$168.00
Consulting PLLC at City of Fife & City of Olympia as Permit Specialist Tacoma, WA 98408
2214 Lakewood Dr SE
DBE LLC plan, structure and road, etc. $80
Olympia, WA 98501
EAS Engineering, 6746 SE 3rd Street
Mechanical, plumbing, energy $19
LLC Renton, WA 98509
Energy Incentives, 3517 W CANAL DR
Single Family Homes $125
INC Kennewick, WA 99336
Both land use permit and building permit review for
310 MADISON AVE S
single family, single family subdivision, multi-family
Fischer Bouma STE A
complex, and mixed-use project approvals. Focus $175
Partnership Bainbridge Island, WA
on site/landscape plans, planting plans, and
98110
irrigation plans.
We would offer geotechnical review, and review of
geologic hazard assessments for critical areas that
include steep slope, landslide, erosion, seismic, and
4809 Pacific Hwy E
GeoResources, LLC mine hazards. We could also offer review of critical $135
Fife, WA 98424
aquifer recharge area reports and other
hydrogeologic assessments, including infiltration
feasibility.
H Studio PO Box 2467
Architecture + All $80-$100 Battle Ground, WA
Drafting, P.C. 98604
Washington State Energy Code (WSEC) plan review,
1201 3rd Avenue
specializing in buildings 4 stories or greater that
Hargis Engineers $160 STE 600
utilize the Section C407 Total Building Performance
Seattle, WA 98101
(TBP) compliance path (i.e. energy modeling).
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 20
Types of residential permit review services Blended Consultant
Firm offered hourly rate address
Single family unit permits, single family subdivision
11616 N. Market St
review, multi-family complex review and/or mixed-
Hatcher Law, PLLC $225 STE 1090
use project approvals; commercial permits; re-zone
Mead, WA 99021
application or comprehensive plan amendments
As a Service Disabled Veteran Owned business,
located in Whatcom County, we provide premise
verification, data collection, and photogrammetry
collection services nationwide for
PO Box 270
i2i Networks, LLC Telecommunications service providers which $80
Blaine, WA 98231
typically include residential & business counts,
address & unit numbers, building & premise type,
existing communications service type, and
permitting agencies and requirements
Interlaken Drainage design for single-family residential and 7001 Seaview Ave NW
Engineering and plat projects. Review of associated infrastructure $115 STE 160-388
Design, PLLC improvements. Seattle, WA 98117
2117 NE Oregon
International Residential Code with WA
Koble Creative, Street
Amendments International Building Code with WA $150
Architecture LLC STE 301
Amendments
Portland, OR 97232
Single family unit permits, single family subdivision
833 N Kansas Ave
Lupine Land Use review, multi-family complex review and/or mixed-
$175 East Wenatchee, WA
Planning use project approvals outside of the Wenatchee city
98802
limits and UGA.
Building code review, structural review, accessibility
MAHAJAN 2315 SE 112TH CT
review, energy code review for all types of $125
CONSULTING Vancouver, WA 98664
residential and commercial buildings
Critical Areas Permitting, environmental permitting
and assessments (FWHCA’s, Wetlands, Shorelines). 2601 Washington
Marine Surveys & Including biological report review, third party Street
$115
Assessments assessments, habitat surveys, permit application Port Townsend, WA
review (SEPA, Shoreline permits, etc.), as well as 98368
reviewing mitigation and monitoring plans.
Zoning and environmental review for residential
development proposals Critical areas review Site
Plan Review (Multifamily, Commercial, Mixed-Use) 25 W. Main Street
Nexus Planning
Subdivision (short/long, minor/major plats) Lot $140 Floor 3 STE 9W
Services
Line Adjustment SEPA/NEPA Environmental Spokane, WA 99201
Review including Project & Non-Project EISs
Variances Shoreline permitting
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 21
Types of residential permit review services Blended Consultant
Firm offered hourly rate address
Engineering Review Wetlands & Environmental 11255 Kirkland Way
PACE Engineers,
Review Stormwater Review Land Use Permit $177 STE 300
inc
Review Kirkland, WA 98033
Preliminary Land Use and Final Engineering Review
Precision Land 604 W Evergreen Blvd
of Subdivision, Multi-Family, Commercial, and $143
Services, Inc. Vancouver, WA 98660
Industrial development projects.
PRESS Architecture is able to offer all types of
permit review services for single and multifamily 1722 East Sprague
Press Architecture
projects, infill "middle housing" projects, ADUs / $150 STE 203
LLC
DADUs, and accessory structures. Project reviews Spokane, WA 99202
can include IRC, IBC, and zoning regulation.
We specialize in providing support to planning
departments in their review of permit applications
related to critical areas. This includes review of
critical area reports, wetland and stream reports,
due-diligence assessments, fish and wildlife habitat 2111 N. Northgate
Raedeke assessments, mitigation plans, and mitigation Way
$172
Associates, Inc. monitoring reports. We also provide support for STE 219
FEMA Habitat Assessments, SEPA checklists, EIS Seattle, WA 98133
technical reports, and shoreline permit review. We
have been in business for over forty years, and
currently or recently have provided support to
multiple jurisdictions.
Rainier Stormwater 12031 SE 186th St
Drainage Review $100
Engineering, LLC Seattle, WA 98133
11756 16th Ave NE
RB Builders Single-Family and Multi-family permits $148
Seattle, WA 98125
Mechanical Permit Review include HVAC and 4322 S 179th St
Red Z Engineering $150
Plumbing. Seatac, WA 98188
3755 Precision Dr
SAFEbuilt Residential Plan Review - All Trades $110 Suite 140
Loveland, CO 80538
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 22
Types of residential permit review services Blended Consultant
Firm offered hourly rate address
1) Local Critical Areas (Growth Management Act),
including: geologically hazardous areas (landslide,
alluvial fan, coastal/riverine erosion/channel
migration zones), wetlands, fish and wildlife habitat
conservation areas, frequently flooded areas,
Saturna Watershed 112 Ohio Street
hydrogeologic/groundwater/aquifer recharge $150
Sciences, LLC Bellingham, WA 98225
assessment, Ordinary High Water Mark
determinations; FEMA National Flood Insurance
Program compliance; Shoreline Development
(Shoreline Management Plans); and SEPA checklist
review
Land-use review, zoning review, SEPA, shoreline
permits, subdivisions, and development 11628 2nd Ave NW
SBN Planning LLC $165
agreements. Pertaining to single family and multi- Seattle, WA 98177
family residential dwellings of all typologies.
Consolidated permit review, Environmental review
and threshold determinations
Type I Permit – Administrative, Approval § Home
Occupations § Manufactured Home Permit § Site
Plan Review, Review § Administrative Use §
Administrative Variance § Boundary Line
Adjustment, Lot Combinations § Design Review
(Multifamily, Commercial, ADU, etc.) § Short
Plat/Short Subdivision (Preliminary) § Site
Development Permit § Environmental Review
108 N Washington
related to residential permits
SCJ Alliance $185 STE 300
Spokane, WA 99201
Type II Permit – Quasi Judicial, Annexations,
Appeals of Administrative Decisions, Binding Site
Plan , Conditional Use Permit, Master Plan, Planned
Development (PRD, PDD, PUD), Preliminary Plat
(Subdivision), Rezone (no Comp Plan change
needed), Street Vacations, Variance
Type III Permit – Legislative, Comprehensive Plan
Amendment, Development Regulation Text
Amendment, Reasonable Use Exception, Transfer of
Density Rights (TDR)
Subdivision and master site plan reviews; SEPA
Shockey Planning responsible official; Public hearing representation; 2716 Colby Avenue
$175
Group, Inc. PreApplication reviews; Complete application Everett, WA 98201
reviews
Grading, ROW, Stormwater, Critical Areas, Shoreline 1687 114th Ave SE
Stantec Consulting
Compliance. Can be for single family or multi- $190 STE 100
Services, Inc.
family developments. Bellevue, WA 98004
COMMUNITY ASSISTANCE PLAN TO ADDRESS RESIDENTIAL PERMIT DELAYS 23
Types of residential permit review services Blended Consultant
Firm offered hourly rate address
918-43 Environmental Consulting 918-72 Lakes,
Rivers & other waterway mgt 926-23 Auditing PO Box 4445
Sunday &
Services-Environmental 926-42 Environmental $150 West Richland, WA
Associates, Inc.
Services 926-72 Planning & Advisory Services 99354
Environmental
Multi Family Homes Single Family Homes
Duplexes New Construction Accessory Buildings
Remote: $70 100 N Howard Street
Ulrich Business Mobile-Manufactured Homes Private Storage
STE W
Ventures, LLC Structures Garages Decks Retaining Walls Fences
Onsite: $98 Spokane, WA 99201
Docks Swimming Pools Mechanical Plumbing
Other residential permits.
Single-family unit permits, single-family subdivision 19109 36th Ave W
West Coast Code
review, multi-family complex review, and/or mixed- $130 Suite 207
Consultants, Inc.
use project approvals. Lynnwood, WA 98036
19019 36th Ave. W
Zipper Geo
Geotechnical $184 STE E
Associates, LLC
Lynnwood, WA 98036
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