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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:

Appeal

=

Body to whom appeal may be filed

Director

=

Community and Economic Development Director

PC

=

Planning Commission

HE

=

Hearing Examiner

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

Director

HE

PC

CC

TYPE I ADMINISTRATIVE

Accessory building

N

D

O/Appeal

N

N

Accessory dwelling unit

N

D

O/Appeal

N

N

Administrative nonconforming determination

N

D

O/Appeal

N

N

Boundary line adjustment

N

D

O/Appeal

N

N

Business license

N

D

O/Appeal

N

N

Certificate of occupancy

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

New single-family building permit

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

See Chapter 18A.95 LMC

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

Zoning certification

N

D

O/Appeal

N

N

Zoning (map and/or text) interpretation or determination

N

D

O/Appeal

N

N

TYPE II ADMINISTRATIVE

Binding site plan

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

Variance

Y

R

D

N

N

Zoning Map amendment, site specific

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

Annexation

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

Zoning amendment – Text only

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.]