17.80.230 Permit types.
(1) The city has five levels of land use review. Land use and development decisions are classified based on who makes the decision, the amount of discretion exercised by the decision maker, the level of impact associated with the decision, the amount and type of input sought, and the type of appeal opportunity.
(2) Classification of permits and decisions is as follows:
(a) Type I Review – Administrative Decisions Without Notice. A Type I process is an administrative review and decision by the appropriate department or division. Applications reviewed under the Type I process are minor administrative decisions and are exempt from certain administrative procedures, such as complete application review, noticing, and decision time frames.
(b) Type II Review – Administrative Decisions With Notice. A Type II process is an administrative review and decision with recommendation from staff, city departments or others and requires public notice at the application and/or decision stages of the review.
(c) Type III Review – Quasi-Judicial Decisions – Hearing Examiner. A Type III process is a quasi-judicial review and decision by the hearing examiner. The hearing examiner holds a pre-decision open record public hearing and makes a decision based on evidence submitted at the hearing, including a staff report and public testimony. A public meeting may be required prior to the hearing examiner hearing by the planning commission in certain types of cases. Public notice is required at the application and public hearing stages of application review.
(d) Type IV Review – Quasi-Judicial Decisions – City Council. A Type IV process is a quasi-judicial review and decision by the city council upon receipt of a recommendation from the hearing examiner. Public notice is required at the application and public hearing (if any) stages of application review.
(e) Type V Review – Council Decisions. A Type V permit process is a decision made by the city council after holding a public meeting or public hearing depending on the specific permit.
(3) Application types by permit classification are provided in Table 1, Permit Applications by Category.
(4) Permits and Actions Not Listed. If a permit or land use action is not listed the community development director shall make the determination as to the appropriate review procedure.
|
Type I: Administrative Decisions Without Notice |
Type II: Administrative Decisions With Notice |
Type III: Quasi-Judicial Decisions – Hearing Examiner |
Type IV: Quasi-Judicial Decisions – City Council |
Type V: City Council Decisions |
|---|---|---|---|---|
|
• Single-Family Residential Building Permits • Multifamily Residential Projects Equal or Less Than 39 Units • Commercial and Industrial Developments Less Than 12,000 Square Feet • Mixed-Use Developments Equal to or Less Than 19 Units • Grading • Sign • Home Occupation • Accessory Dwelling Unit • Parcel Combination • Manufactured Home Infill • Boundary Line Adjustment • Administrative Zoning Code Interpretation • Code Enforcement • Floodplain Development • Small Cell WCF • Co-Located WCF • Minor Modification to WCF • Public Works Deviation Requests • TN – Public Facilities • Right-of-Way Permits • Encroachment Permit |
• Multifamily Residential Projects Greater Than 40 Units • Commercial and Industrial Developments Greater Than 12,000 Square Feet • Mixed-Use Developments Greater Than 20 Units • Administrative Variance • Reasonable Use Permit • Short Plats • Binding Site Plans • Shoreline Substantial Development Permit • Forest Practice Waiver – SFR • SEPA Determinations • Concurrency Evaluation • Right to Farm |
• Type II Multifamily, Commercial, Industrial or Mixed-Use Permits • Developments with 5+ Substantive Comments • Conditional Use Permit • Preliminary Plat; Including PRDs, Cottage, and Offspring Subdivision • Shoreline CUP • Shoreline Variance • Essential Public Facilities • Forest Practice Waiver – Nonresidential • WCF – Monopole • WCF – Deviation • TN – Residential Subdivisions • Nonadministrative Variance • TN – Commercial/Mixed-Use Projects • Code Enforcement Appeals • Building Code Appeals • Administrative Appeals |
• Development Agreements • Site-Specific Rezones |
• Street Vacations • Final Plats • Annexations |
(Ord. 1499 § 6 (Exh. F), 2021).