Landmark designations

Street vacations under Chapter 35.79 RCW

Street use permits, public area use permits, and other approvals relating to the use of public areas

Other project permits determined by the council to present special circumstances warranting a different review process

Forest practices/land clearing permits w/o SEPA review

Grading permits w/o SEPA review

Building permits w/o SEPA review

Right-of-way invasion permits w/o SEPA review

Utility permits (includes: sewer connection, side storm sewer connection, water meter, and hydrant use)

Tenant improvement permits

Boundary line adjustments (HE if appealed)

Sign permits

WCF, EFR and SWF permits

Final certificates of occupancy

Minor change to an approved preliminary PUD

Minor modifications to an approved final PUD

Administrative interpretations#

Minor modifications to approved CUPs

Demolition permits

Final plats

Special flood hazard area permits

Short subdivision (HE if appealed)

General binding site plan (HE if appealed)

Building permits w/SEPA review (HE if appealed)

Shoreline substantial development permits (HE if appealed)

Critical areas alteration permits (HE if appealed)

Reasonable use requests (HE if appealed)

Final binding site plan (HE if appealed)

Grading permits w/SEPA review (HE if appealed)

Forest practices/land clearing permits w/SEPA review (HE if appealed)

Right-of-way invasion permits w/SEPA review (HE if appealed)

Zoning special exception

Approval of a project within the campus district that is consistent with the campus master plan and development agreement (HE if appealed)

Site plan review (HE if appealed)

Preliminary PUD (HE if appealed)

Final PUD (HE if appealed)

Major change to an approved preliminary PUD (HE if appealed)

Major modifications to an approved final PUD (HE if appealed)

Variance (HE)

Conditional use permit (HE)

Shoreline conditional use permit and shoreline variance (HE)

Appeals of administrative interpretations#

Preliminary subdivision (HE)

Plat vacations and alterations (HE)

Comp. plan amendments (PC; CC optional)

Development regulations and amendments thereto (PC; CC optional)

Area-wide rezone (PC; CC optional)

Annexations (CC)

The following two sections (1 – 2) cover actions that occur prior to formal permit application.

1. Pre-application conference (BMC 11.06.001)

If application involves a structure 5,000 square feet or over, applicant required to request and attend conference

Applicant required to request and attend conference

Not applicable

Not applicable

2. Transportation concurrency review and determination (Chapters 17.03 and 17.04 BMC)

Applicant required to request and prepare necessary analyses if proposal would generate 3 or more peak hour trips, unless specifically exempted

Not applicable

Not applicable

The following six sections (3 – 8) cover the actions that occur during the permit review stage.

3. Application submittal (BMC 11.06.002)

Applicant required to submit on forms provided by city

Citizen-initiated requests for Plan and Development Regulations amendments and rezones shall be submitted in accordance with BMC 11.18.030; annexation requests shall be submitted in accordance with BMC 12.38.030

4. Determination of completeness (BMC 11.06.003)

Department determines whether application is complete or incomplete and notifies applicant

Not applicable

5. Notice of application (BMC 11.06.004, 11.19.001 and 11.19.002)

Not applicable

Applies to all project permits. Department issues NOA when application is determined to be complete; contents of NOA and notification are per BMC 11.06.004 and Chapter 11.19 BMC; 21-day comment period follows (30 days if the proposal is a Shorelines Substantial Development Permit, Shorelines Conditional Use Permit or Shorelines Variance)

Not applicable

6. Environmental threshold determination or impact statement (SEPA) (Chapters 11.10, 14.02 BMC)

Not applicable if proposal is exempt from SEPA, per Chapter 14.02 BMC, or if applicant is its own SEPA lead agency and has completed SEPA review. If not exempt from SEPA, applicant submits environmental checklist as part of complete application; department reviews checklist and issues threshold determination (Determination of Non-Significance [DNS], Mitigated Determination of Non-Significance [MDNS] or Determination of Significance [DS]); if DS, applicant prepares impact statement; contents and notification per Chapter 14.02 BMC; comment and appeal periods and procedures per Chapter 14.02 BMC

Not applicable

Annexations exempt from SEPA.

For other Type V actions, department prepares checklist and issues DNS, MDNS or EIS; notification and comment and appeal periods per Chapter 14.02 BMC

7. Department consistency review (Chapter 11.10 BMC)

Department determines whether proposal is consistent with comprehensive plan and development regulations, including any development agreement

Not applicable

8. Department recommendation or decision (BMC 11.06.005, 11.12.002); provided, that a decision regarding a proposal within the campus district shall be limited to (1) a determination whether the proposal is consistent with the campus master plan and development agreement and (2) whether additional mitigation is required by the city’s other development regulations

Department makes final decision* (see 12 below on notice of decision, see 9 and 13 on appeals and reconsiderations)

Department makes recommendation to hearing body

The following six sections (9 – 14) cover open and closed record hearings, decisions, reconsiderations and appeals.

9. Administrative appeal of Type II decision (Chapter 11.14 BMC); provided, that an administrative appeal of a Type II decision approving a proposal within the campus district limited to an appeal of (1) the determination of consistency with the campus master plan and development agreement, and of (2) the determination whether additional mitigation is required by the city’s other development regulations

Not applicable

Open record hearing before hearing body

Not applicable

Not applicable

Not applicable

10. Open record public hearing and recommendation or decision (Chapter 11.12 BMC, BMC 11.19.003)

Not applicable

Hearing body makes final decision

Hearing body makes recommendation

Not applicable

Hearing body makes recommendation, except that on annexations, hearing body makes final decision

11. Closed record decision (Chapter 11.14 BMC)

Not applicable

Council considers hearing body recommendation, makes final decision

HE makes final decision

Council considers recommendation, makes final decision, or council may hold own hearing (except annexations, see above)

12. Notice of decision (NOD) (BMC 11.12.007, 11.12.008)

Not applicable

NOD required to be issued within 10 working days after an administrative decision on a Type II permit and after the hearing or closed record review for a Type III, IVA, or an administrative appeal of a Type II application. For Type II, III and IV applications, the NOD shall be issued within 120 calendar days after the city notifies the applicant that the application is complete, in accordance with BMC 11.12.007 and 11.12.008.

Not applicable

13. Reconsideration of hearing body decision on Type III and IV or a decision on a Type II appeal (BMC 11.12.009)

Not applicable

The hearing body may: deny the petition for reconsideration; grant the petition; accept the petition and issue a revised decision; accept the petition and hold an open record public hearing

Not applicable

14. Judicial appeal (BMC 11.14.008)

To King or Snohomish County Superior Court*

Annexations to Superior Court; others to Growth Management Hearings Board, then to Superior Court