15.02.050 One project review process.
The city shall provide a project review process that is integrated with the SEPA review process to the maximum extent feasible. For projects that require more than one project permit approval, the SEPA threshold determination and all land use permit decisions shall be made concurrently to the extent permissible by law. To promote integration and avoid duplication, it is the intent of this process that any studies be used to fulfill all regulatory needs for which they provide adequate information, regardless of the specific law or requirement that caused their preparation. Likewise, it is the intent of this process to avoid duplication under different laws or regulations of measures to avoid or otherwise mitigate the same project impacts.
A. Individual Procedure Option. Under the individual procedure option, an applicant may request: (1) processing land use permits separately; or (2) processing land use and all other project permits including construction permits in a single consolidated project review process, which may include a request for a designated permit coordinator.
An application that involves two or more Review Process I, II, or III procedures shall be processed collectively under the highest numbered procedure required for any part of the application unless the applicant requests that the application be processed under the individual procedure option. Based upon the specific content of the application and the required permits, the planning director may grant or deny a request to process the application under individual procedures for separate permit decisions. If an applicant elects a single consolidated project review process for all city permits, as provided by RCW 36.70B.120, the planning director may determine the specific scope and procedures for the project review on the proposed action consistent with this title and other applicable city requirements.
B. Timing of Notice of Application and SEPA Threshold Determination. The planning director shall integrate the timing of the notice of application with environmental review under SEPA as follows:
1. Except for a determination of significance and except as otherwise expressly allowed in this subsection B, the planning director may not issue a threshold determination (where required), or issue a decision or a recommendation on a project permit until the expiration of the public comment period on the notice of application.
2. For all Review Process III applications, if the city’s threshold determination requires public notice under the SEPA ordinance (Chapter 19.43), the city shall issue its threshold determination at least fifteen days prior to the hearing examiner’s open public hearing. As a general matter, unless the applicant prefers otherwise, the city should try to issue the SEPA threshold determination sufficiently in advance of the open public hearing to allow any administrative appeals to be filed and consolidated with the hearing on the application, so as to avoid postponing a hearing for which public notice has already been given.
C. Combined Decision on Review Process I and II Applications. For all applications that involve two or more Review Process I or II decisions, the planning director shall issue a single decision on the applications. The decision may be the permit; provided, however, an applicant may request an interpretation of applicable provisions of the city’s development regulations under Section 15.02.800, and the planning director may issue a written determination prior to issuance of a decision on the land use permits.
D. Combined Report on Review Process I through III Applications. For all applications involving one or more Review Process I or II applications plus one or more Review Process III applications, the city shall issue a single report stating:
1. All the interpretations, recommendations or decisions made as of the date of the report on all project permits included in the project review process that do not require an open public hearing; and
2. Staff recommendation on land use permits that do require an open public hearing before the examiner.
3. The report shall identify documents that contain an analysis of impacts resulting from the development and state any mitigation required or proposed under the development regulations or the agency’s SEPA authority. If a SEPA threshold determination or other SEPA environmental document (such as an environmental impact statement or addendum) has not been issued previously, the report shall include or append them.
E. Combined Hearings. The planning director may combine any hearing on a project permit with any hearing that may be held by another local, state, regional, federal, or other agency; provided, that the hearing is held within the geographic boundary of the city. Hearings shall be combined if requested by an applicant, as long as the joint hearing can be held within the time periods specified in this title or the applicant agrees to the schedule in the event that additional time is needed in order to combine the hearings.
F. Cooperation on Joint Hearings. The planning director shall cooperate to the fullest extent possible with other agencies in holding a joint hearing if requested to do so, as long as:
1. The city is not expressly prohibited by statute from doing so;
2. Sufficient notice of the hearing is given to meet each of the agency’s adopted notice requirements as set forth in statute, ordinance, or rule; and
3. The agency has received the necessary information about the proposed project from the applicant to hold its hearing at the same time as the city’s hearing. (Ord. 3774-20 § 3 (Exh. 2), 2020.)