Chapter 16.05
Consolidated Application Process

Sections:

16.05.010 Application

16.05.020 Preapplication Meetings

16.05.030 Content of Applications

16.05.040 Letter of Completeness

16.05.050 Development Review Committee

16.05.060 SEPA Review

16.05.010 Application

A.  The City shall consolidate development application and review in order to integrate the development permit and environmental review process, while avoiding duplication of the review processes.

B.  All applications for development permits, variances, and other City approvals under the Development Code shall be submitted on forms provided by the Department of Planning and Community Development or the Public Works Department. All applications shall be signed by the property owner. (Ord. 96-1008 § 1)

16.05.020 Preapplication Meetings

A.  Informal Meetings. Applicants for development are encouraged to participate in an informal meeting with the City’s Development Review Committee (DRC) prior to the formal preapplication meeting. The purpose of the meeting is to discuss, in general terms, the proposed development, City design standards, design alternatives, and required permits and approval process.

B.  Formal Meeting. Every person proposing a development, with the exception of building permits exempt from SEPA review, in the City shall attend a preapplication meeting with the DRC. The purpose of the meeting is to discuss the nature of the proposed development, application and permit requirements, fees, review process and schedule, applicable plans, policies and regulations. In order to expedite development review, the City may invite all affected jurisdictions, agencies and/or special districts to the preapplication meeting. (Ord. 96-1008 § 1)

16.05.030 Content of Applications

A.  All applications for approval under SMC Titles 13 through 16 shall include the information specified in the applicable title. The City Manager or his designee may require such additional information as reasonably necessary to fully and properly evaluate the proposal.

B.  The applicant shall apply for all permits identified in the preapplication meeting. (Ord. 96-1008 § 1)

16.05.040 Letter of Completeness

A.  Within twenty-eight (28) days of receiving a date stamped application, the City shall review the application and, as set forth below, provide applicants with a written determination that the application is complete or incomplete.

B.  A project application shall be declared complete only when it contains all of the following minimum materials:

1.  A fully completed, signed, and acknowledged development application with all required materials and information and all applicable review fees. The property owner and/or applicant shall provide all the information as specified on the application forms as provided by the City. In all cases, the City shall determine if the information being submitted with an application is sufficient and in such detail as to warrant the acceptance of the application.

2.  A fully completed, signed, and acknowledged environmental checklist for projects subject to review under the State Environmental Policy Act.

3.  The information specified for the desired project in the appropriate chapters of the SeaTac Municipal Code and as identified in SMC 16.05.030.

4.  County Assessor’s map(s) showing a five hundred (500) foot or one thousand (1,000) foot radius around the exterior property boundaries of the subject property (see SMC 16.07.010(B)(3) regarding notification of adjacent property owners).

5.  A stamped, legal sized envelope addressed to each property owner within five hundred (500) or one thousand (1,000) feet of the subject property with the return address for the City of SeaTac, Department of Planning and Community Development. A return address stamp is available for the property owner’s or his/her representative’s use. The applicant shall provide two (2) sets of these envelopes. Additional sets of envelopes may be required as necessary dependent on the project proposal. (This shall also include a receipt for the cost of the stamps, envelopes, and address labels for those properties between five hundred (500) or one thousand (1,000) feet. The City shall reimburse the applicant for those costs.)

6.  A photocopy or printout of the names and addresses.

7.  Any supplemental information or special studies identified by the City Manager or his designee.

C.  For applications determined to be incomplete, the City shall identify, in writing, the specific requirements or information necessary to constitute a complete application. Upon submittal of the additional information, the City shall, within fourteen (14) days, issue a letter of completeness or identify what additional information is required.

D.  The City shall issue a “notice of final decision” (NOD) within one hundred twenty (120) days after the applicant is notified that the application is complete. In determining the number of days that have elapsed after the applicant has been notified that the application is complete, the following periods shall be excluded:

1.  Any period during which the applicant has been requested by the City to correct plans, perform required studies, or provide additional information. The period shall be calculated from the date the City notifies the applicant of the need for additional information until the earlier of the date the local government determines whether the additional information satisfies the request for information or fourteen (14) days after the date the information has been provided to the City.

2.  If the City determines that the information submitted by the applicant under subsection (D)(1) of this section is insufficient, the City shall notify the applicant of the deficiencies and the procedures under subsection (D)(1) of this section shall apply as if a new request for studies had been made.

3.  Any period during which an environmental impact statement is being prepared following a determination of significance pursuant to Chapter 43.21C RCW.

4.  Any period for appeals of project permits where an open record appeal hearing or a closed record appeal, or both, are allowed. The time period for open record hearing shall not exceed ninety (90) days, the time period for closed record appeals shall be sixty (60) days.

5.  Any extension of time mutually agreed upon by the applicant and the City.

E.  If the City is unable to issue its final decision within one hundred twenty (120) days, the City shall provide written notice of this fact to the applicant. The notice shall include a statement of reasons why the time limits have not been met and an estimated date for issuance of the notice of final decision. (Ord. 96-1019 § 4; Ord. 96-1008 § 1)

16.05.050 Development Review Committee

A.  Immediately following the issuance of a letter of completeness, the City shall schedule a meeting of the Development Review Committee (DRC). The DRC shall be composed of representatives of all affected City departments. Utility districts and any other entities or agencies with jurisdiction may be invited to attend the DRC meeting.

B.  The DRC shall review the development application for compliance with City plans and regulations, coordinate necessary permit reviews, and identify the development’s environmental impacts and determine mitigation measures. (Ord. 96-1008 § 1)

16.05.060 SEPA Review

A.  Developments and planned actions subject to the provisions of the State Environmental Policy Act (SEPA) shall be reviewed in accordance with the policies and procedures contained in Chapter 13.30 SMC.

B.  SEPA review shall be conducted concurrently with development project review. The following are exempt from concurrent review:

1.  Projects categorically exempt from SEPA.

2.  Components of previously completed planned actions, to the extent permitted by law and consistent with the EIS for the planned action. (Ord. 96-1008 § 1)