19.20.030 Types of review.
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.
|
Types of Review |
Type 1 Administrative Ministerial Actions |
Type 2 Administrative Decisions |
Type 3-HE Hearing Examiner Decisions |
Type 3-PC |
Type 4 |
|---|---|---|---|---|---|
|
Types of Applications |
• Assessment of impact fees per AMC Chapter 3.93 • Building, mechanical, and plumbing permits • Clearing and grading permits • Critical area letter of exemption • 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 • Critical area permit – Permitted alteration • 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 |
• Critical area variance – Reasonable use exception • 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 |
• 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 |
|||
|
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 |
Hearing Examiner |
||||
|
Notice of Decision |
No |
Yes |
Yes |
Yes |
Yes |
|
Local Appeal Available To |
Hearing Examiner |
Hearing Examiner |
None |
||
|
Appeal Hearing Type |
Open record |
Open record |
Closed record |
Closed record |
N/A |
(Ord. 3064 § 2 (Att. A), 2021; Ord. 3040 § 2 (Att. A), 2019; Ord. 3022 § 5 (Att. A), 2018; Ord. 3017 § 1 (Att. A), 2018; Ord. 2992 § 1 (Att. A), 2016)