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A. Decisions on applications are governed by several types of review processes, described and distinguished in this section. The types of review are generally organized in ascending order of significance, amount of public process, and level of discretion exercised by the decision-maker.

B. The Director must determine the proper review type for all permit applications. If there is a question as to the required type of process, the Director must resolve it in favor of the higher type number. A Type 3-PC review is considered a higher level than a Type 3-HE review.

C. Table 19.20.030-1 identifies the types of review for all applications, and describes the process for each type of review.

1. The types of applications that are subject to each type of review are listed in the column immediately beneath the heading for each type.

2. The processes required for each type of review are further described by the remainder of the column beneath the heading for each type.

3. The remainder of this chapter describes the required processes for each type of review.

Table 19.20.030-1

Review classification and process matrix.

Types of Review

Type 1

Administrative Ministerial Actions

Type 2

Administrative Decisions

Type 3-HE

Hearing Examiner Decisions

Type 3-PC

Planning Commission Decisions

Type 4

City Council Decisions

Types of Applications

Accessory dwelling units

• Assessment of impact fees per AMC Chapter 3.93

Boundary line adjustments

Building, mechanical, and plumbing permits

• Clearing and grading permits

• Extension of time for approval

Fence permits

• Minor permit revisions

• Shoreline exemptions

Sign permits

Site plan review, less than 10 dwelling units, less than 12,000 sq. ft. of nonresidential gross floor area, or less than 20,000 sq. ft. of nonresidential site improvements

• Administrative conditional use permits, including home occupation permits

Binding site plans, less than 10 lots

• Level 1 variances

• Preliminary short subdivisions

• SEPA threshold determinations

Site plan review, 10 or more dwelling units, 12,000 sq. ft. or more of nonresidential gross floor area, or 20,000 sq. ft. or more of nonresidential site improvements

Stormwater Management Manual exceptions

• Level 2 variances

• Zone boundary determination

• Shoreline conditional use and variance permits

• Shoreline substantial development permits (SSDP) for projects valued less than $1,000,000 on site less than three acres

• Special/ conditional use and reasonable use permits per AMC Chapter 17.70

Binding site plans, 10 or more lots

Conditional use permits, except administrative CUPs

Essential public facilities, Types 1 and 2

• Framework development plans

• Preliminary long subdivisions

• Site-specific rezones authorized by the comprehensive plan

• Shoreline substantial development permits (SSDP) for projects valued at $1,000,000 or more or on site of three acres or more

Pre-Application Conference

At discretion of Director

At discretion of Director

Yes

Yes

Yes

Pre-Application Neighborhood Meeting

No

No, except may be required for short subdivisions, binding site plans, and site plan review at discretion of Director

Yes

Yes

Yes

Notice of Application

No

Yes

Yes

Yes

Yes

Comment Period

None

14 days

21 days

21 days (30 for shoreline permits)

21 days (30 for shoreline permits)

Recommendation By

None

None

Director

Director

Planning Commission

Pre-Decision Open Record Public Hearing

No

No

Yes, before Hearing Examiner

Yes, before Planning Commission

Yes, before Planning Commission

Closed Record Decision Hearing

No

No

No

No

Yes, before City Council

Decision By

Director

Director

Hearing Examiner

Planning Commission

City Council

Notice of Decision

No

Yes

Yes

Yes

Yes

Local Appeal Available To

Hearing Examiner

Hearing Examiner

City Council

City Council

None

Appeal Hearing Type

Open record

Open record

Closed record

Closed record

N/A

(Ord. 3040 § 2 (Att. A), 2019; Ord. 3022 § 5 (Att. A), 2018; Ord. 3017 § 1 (Att. A), 2018; Ord. 2992 § 1 (Att. A), 2016)