18A.20.080 Review authorities.
The following table describes development permits, the public notice requirements, and the final decision and appeal authorities. See LMC 18A.20.400 et seq. for appeals. When separate applications are consolidated at the applicant’s request, the final decision shall be rendered by the highest authority designated for any part of the consolidated application.
KEY: | ||
= | Body to whom appeal may be filed | |
= | ||
PC | = | Planning Commission |
HE | = | |
CC | = | City Council |
R | = | Recommendation to Higher Review Authority |
D | = | Decision |
O | = | Appeal Hearing (Open Record) |
C | = | Appeal Hearing (Closed Record) |
N | = | No |
Y | = | Yes |
Applications | Public Notice of Application | HE | PC | CC | |
---|---|---|---|---|---|
TYPE I ADMINISTRATIVE | |||||
N | D | O/Appeal | N | N | |
N | D | O/Appeal | N | N | |
Administrative nonconforming determination | N | D | O/Appeal | N | N |
N | D | O/Appeal | N | N | |
Business license | N | D | O/Appeal | N | N |
N | D | O/Appeal | N | N | |
Commercial addition/remodel | N | D | O/Appeal | N | N |
Demolition permit | N | D | O/Appeal | N | N |
Design review | N | D | O/Appeal | N | N |
Emergency housing permit |
N |
D |
O/Appeal |
N |
N |
Emergency shelter permit |
N |
D |
O/Appeal |
N |
N |
Final subdivision plat (10 or more lots) | Y | D | O/Appeal | N | N |
Form-based code review and decision | N | D | O/Appeal | N | N |
Foster care facility permit |
N |
D |
O/Appeal |
N |
N |
Home occupation permit | O/Appeal | ||||
Hosting the homeless by religious organizations |
See RCW 35A.21.360 |
D | O/Appeal |
N |
N |
Land use permit – minor modification | N | D | O/Appeal | N | N |
Manufactured/mobile home permit | N | D | O/Appeal | N | N |
New commercial building permit | N | D | O/Appeal | N | N |
N | D | O/Appeal | N | N | |
Permanent supportive housing permit |
N |
D |
O/Appeal |
N |
N |
Pre-application conference permit | N | N | N | N | N |
Reasonable accommodation request | N | D | O/Appeal | N | N |
Residential addition/remodel | N | D | O/Appeal | N | N |
Shoreline exemption | N | D | O/Appeal | N | N |
Sign permit | N | D | O/Appeal | N | N |
Site development permit | N | D | O/Appeal | N | N |
Small wireless facility permit | |||||
Temporary use permit | N | D | O/Appeal | N | N |
Transfer of development rights | N/A (Program administered by Pierce County) | ||||
Time extension or minor modification to a Type I permit | N | D | O/Appeal | N | N |
Transitional housing permit |
N |
D |
O/Appeal |
N |
N |
Tree removal permit | N | D | O/Appeal | N | N |
N | D | O/Appeal | N | N | |
Zoning (map and/or text) interpretation or determination | N | D | O/Appeal | N | N |
TYPE II ADMINISTRATIVE | |||||
Y | D | O/Appeal | N | N | |
Binding site plan amendment | Y | D | O/Appeal | N | N |
Cottage housing | Y | D | O/Appeal | N | N |
Environmental review (SEPA) – (SEPA Checklist and Threshold Determination) | Y | D | O/Appeal | N | N |
Preliminary and final short plats (2 – 9 lots) | Y | D | O/Appeal | N | N |
Shoreline conditional use permit | Y | D | O/Appeal | N | N |
Shoreline substantial development permit | Y | D | O/Appeal | N | N |
Shoreline variance permit | Y | D | O/Appeal | N | N |
Short plat amendment | Y | D | O/Appeal | N | N |
Time extension or minor modification to a Type II permit | Y | D | O/Appeal | N | N |
TYPE III DISCRETIONARY | |||||
Conditional use permit | Y | R | D | N | N |
Land use permit – major modification | Y | R | D | N | N |
Major modification to a Type III permit | Y | R | D | N | N |
Planned development district | Y | R | D | N | N |
Preliminary plat, long | Y | R | D | N | N |
Public facilities master plan | Y | R | D | N | N |
Shoreline conditional use permit when referred by the Shoreline Administrator | Y | R | D | N | N |
Shoreline substantial development permit when referred by the Shoreline Administrator | Y | R | D | N | N |
Shoreline variance when referred by the Shoreline Administrator | Y | R | D | N | N |
Subdivision plat alteration | Y | R | D | N | N |
Time extension to a Type III permit | Y | R | D | N | N |
Unusual use(s) permit | Y | R | D | N | N |
Y | R | D | N | N | |
Y | R | D | N | CC/ Appeal | |
TYPE IV OTHER | |||||
Scrivener corrections to CPA map and/or CPA text | Y | R | N | N | D |
TYPE V LEGISLATIVE | |||||
Y | R | N | R | D | |
Comprehensive Plan Map only amendment, Area Wide | Y | R | N | R | D |
Comprehensive Plan Map only amendment, site specific | Y | R | N | R | D |
Comprehensive Plan text only amendment | Y | R | N | R | D |
Development agreement | Y | R | N | R | D |
Shoreline Master Program amendment |
Y |
R |
N |
R |
D |
Y | R | N | R | D |
[Ord. 794 § 2 (Exh. A), 2023; Ord. 789 § 2 (Exh. A), 2023; Ord. 758 § 2 (Exh. A), 2021; Ord. 756 § 2, 2021; Ord. 738 § 2 (Exh. A), 2020; Ord. 726 § 2 (Exh. B), 2019.]