1. Assure prompt review of development applications through the application of clear and specific standards;

2. Provide for public review and comment on development applications that may have an impact on the community;

3. Establish procedures to ensure that the development application, if approved, is consistent with applicable standards; and

4. Ensure adverse impacts on surrounding land uses are minimized, while encouraging flexibility and innovation in the design and layout of site improvements and buildings.

1. Type I procedure. Type I procedures apply to ministerial permits. Type I applications are decided by the planning official without public notice prior to the decision and without a public hearing. If any party with standing appeals a planning official’s Type I decision, the appeal of such decision will be heard by the hearings examiner, with further appeal to the superior court pursuant to applicable law.

2. Type II procedure. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II applications are decided by the planning official with public notice and an opportunity for comment. If any party with standing appeals a planning official’s Type II decision, the appeal of such decision will be heard by the hearings examiner, with further appeal to the superior court pursuant to VMC 20.210.130.

3. Type III procedure. Type III procedures apply to quasi-judicial permits and actions that predominantly contain discretionary approval criteria. Type III applications are decided by the hearings examiner or planning commission, depending on the permit. If any party with standing appeals a hearings examiner’s or planning commission’s Type III decision, the appeal of such decision will be heard by city council pursuant to VMC 20.210.130, with further appeal to superior court.

4. Type IV procedure. Type IV procedures apply to legislative matters, planned unit developments, and rezones. Legislative matters involve the creation, revision or large-scale implementation of public policy. Type IV applications are considered initially by the planning commission or hearings examiner with final decisions made by the city council, automatically or on appeal.

1. The act of classifying an application shall be a Type I decision;

2. Questions about what procedure is appropriate shall be resolved in favor of the decision-making procedure providing the greatest opportunity for public notice; and

3. The planning official shall classify the application by determining whether the application is similar in nature and degree to another type of application that has been classified by type as listed in Table 20.210.020-1 and under the same approval criteria applicable to the type of application most similar in nature and degree to the application.

1. Landscaping or landscape alterations, unless such landscaping or alterations would require a permit or approval pursuant to this title or modify or violate an approved plan, plat or a condition of approval of a prior permit. In such instance of modification, the permit shall be processed as a modification of the prior permit under VMC 20.210.140, a plat alteration or other applicable procedure.

2. Normal or emergency repair or maintenance of public or private buildings, structures, landscaping or utilities.

3. A change of any legally-established use except if the change of use requires an increase in the number of parking spaces provided, requires a conditional use permit under Chapter 20.245 VMC, requires Type I or Type II site plan approval under Chapter 20.270 VMC, Site Plan Review, or is otherwise classified in this title as a Type I, II, III or IV action.

4. Building permits required pursuant to the city-adopted building code for construction not requiring a development application under VMC Title 20.

5. On-site utility permits not obtained in conjunction with a specific development application, including but not limited to sewer hook-ups, water hook-ups, right-of-way permits, grading permits, and fire department permits.

6. Home occupation permits.

7. Sign permits.

8. Approval of escrow agreements/accounts.

9. All developments and buildings that are engaged in agriculture as defined in Chapter 20.160 VMC, Use Classifications.

10. Interior remodeling and tenant improvements unless site plan review is triggered under VMC 20.270.020(C) or (D).

11. Independent archaeological predeterminations or surveys not associated with a development application.

12. Short-term rental permits.

1. Application forms. Type I applications shall be made on forms provided by the planning official.

2. Submittal information. Type I applications shall:

1. A statement of the applicable criteria and standards pursuant to the Vancouver Municipal Code and other applicable law;

2. A statement of the facts demonstrating how the application does or does not comply with applicable approval criteria;

3. The reasons for a conclusion to approve, approve with conditions or deny the application;

4. The decision to approve or deny the application and, if approved, conditions of approval necessary to ensure the proposed development will comply with applicable law; and

5. The date the final decision is signed and the date the appeal period expires.

1. Application forms. Type II applications shall be made on forms provided by the planning official.

2. Submittal information. Type II applications shall:

1. The case file number(s), the date of application, and the date a fully complete application was filed;

2. A description of the proposed project, and a list of project permits included with the application, as well as the identification of other permits not included in the application, to the extent known to the city;

3. The proposed SEPA threshold determination, if the optional SEPA process is used; whether the application is categorically exempt from SEPA, the deadline for submitting comments or appeals under Chapter 20.790 VMC, if applicable, or other matters covered by SEPA;

4. The identification of any existing environmental documents that may be used to evaluate the proposed project;

5. A statement of the public comment period, a statement that the public has the right to comment on the application, receive notice of the decision, request a copy of the decision once made, and a notice of any appeal rights;

6. An indication that failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals on that issue. Comments directed at the relevant approval criteria are what constitute relevant evidence;

7. An indication that all evidence relied upon by the planning official to make the decision shall be contained within the record and is available for public review. Copies of this evidence can be obtained at a reasonable cost from the planning official;

8. The name of the applicant or applicant’s representative and the name, address, and telephone number of a contact person for the applicant, if any;

9. A description of the site, including current zoning and nearest road intersections, sufficient to inform the reader of its location and zoning;

10. A map showing the subject property in relation to other properties or a reduced copy of the site plan;

11. The date, place, and times where information about the application may be examined and the name and telephone number of the city representative to contact about the application;

12. An indication that after the comment period closes, the planning official shall issue a Type II notice of decision; and

13. Any additional information determined appropriate by the planning official.

1. The applicant and all owners of the site which is the subject of the application;

2. All owners and residents of record of property as shown on the most recent property tax assessment roll, located within 500 feet of the site;

3. Any city recognized neighborhood association whose boundaries include the site;

4. City-recognized neighborhood associations adjacent to the city-recognized neighborhood association whose boundaries include the site;

5. Any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the city which includes provision for such notice or which is otherwise entitled to such notice;

6. Any person who requested, in writing, to receive a copy of the notice of application.

1. Time spent by the applicant to revise plans or provide additional studies or materials requested by the city.

2. Time spent preparing an environmental impact statement.

3. Time between submittal and resolution of an appeal.

4. Any extension of time mutually agreed upon by the applicant and the city in writing.

1. The nature of the application in sufficient detail to apprise persons entitled to notice of the applicant’s proposal and of the decision;

2. The address or other geographic description of the subject property, including a map of the site in relation to the surrounding area, where applicable;

3. The date the planning official’s decision shall become final, unless appealed;

4. A statement that all persons entitled to notice or who have standing under VMC 20.210.130(B)(2) may appeal the decision;

5. A statement in boldface type briefly explaining how an appeal can be filed, the deadline for filing such an appeal, and where further information can be obtained concerning the appeal;

6. A statement that the complete case file, including findings, conclusions and conditions of approval, if any, is available for review. The notice shall list the place, days and times where the case file is available and the name and telephone number of the city representative to contact about reviewing the case file;

7. A statement of the applicable criteria and standards pursuant to the Vancouver Municipal Code and other applicable law;

8. A statement of the facts demonstrating how the application does or does not comply with applicable approval criteria;

9. The reasons for a conclusion to approve, approve with conditions or deny the application;

10. The decision to approve or deny the application and, if approved, conditions of approval necessary to ensure the proposed development will comply with applicable law;

11. The date the final decision is mailed; and

12. A copy of the mailing labels showing (a) the persons who were mailed the final decision, and (b) the persons who were mailed the notice of decision.

1. The applicant and all owners of the site which is the subject of the application;

2. Any city recognized neighborhood association whose boundaries include the boundaries of the project site;

3. City-recognized neighborhood associations adjacent to the city-recognized neighborhood association whose boundaries include the site; and

4. Any person who requested, in writing, to receive a copy of the final decision of the planning official.

1. Any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the city which includes provision for such notice or who is otherwise entitled to such notice;

2. Any person who provided written comments on the application during the public comment period and provided a mailing address.

1. Application forms. Type III applications shall be made on forms provided by the planning official.

2. Required submittals. Type III applications shall:

1. The case file number(s), the date of application, and the date a fully complete application was filed;

2. A description of the proposed project and a list of project permits included with the application, as well as the identification of other permits not included in the application, to the extent known to the city;

3. The proposed SEPA Threshold Determination, if the Optional SEPA Process is used; whether the application is categorically exempt from SEPA, the deadline for submitting comments or appeals under Chapter 20.790 VMC, if applicable, or other matters covered by SEPA;

4. The identification of any existing environmental documents that may be used to evaluate the proposed project;

5. A statement of the public comment period; a statement that the public has the right to comment on the application, receive notice of and participate in any hearings, and request a copy of the decision once made; and a notice of any appeal rights;

6. The date, time, place, and type of hearing, if established at the time of the notice of application. If the hearing date has not been established at the time of issuance of the notice of application, the notice of hearing procedures of VMC 20.210.120(B)(1)and (B)(2) shall apply;

7. A statement that a consolidated staff report and SEPA review will be available for inspection at no cost at least 10 calendar days before the public hearing and the deadline for submitting written comments;

8. The name of the applicant or applicant’s representative and the name, address and telephone number of a contact person for the applicant, if any;

9. A description of the site, including current zoning and nearest road intersections, reasonably sufficient to inform the reader of its location and zoning;

10. A map showing the subject property in relation to other properties or a reduced copy of the site plan;

11. The date, place, and times where information about the application may be examined and the name and telephone number of the city representative to contact about the application;

12. The designation of the review authority, and a statement that the hearing will be conducted in accordance with the rules of procedure adopted by the review authority;

13. Any additional information determined appropriate by the planning official.

1. Time spent by the applicant to revise plans or provide additional studies or materials requested by the city.

2. Time spent preparing an environmental impact statement.

3. Time between submittal and resolution of an appeal.

4. Any extension of time mutually agreed upon by the applicant and the city in writing.

1. Property owner(s) or their representatives;

2. Any citizen, agency, neighborhood association or other party; or

3. City staff, Planning Commission or City Council.

1. Type IV Map amendments: Refer to Chapter 20.285 VMC.

2. Type IV Text amendments: Refer to Chapter 20.285 VMC (Ord. M-3922 § 9, 07/06/2009; Ord. M-3643, 01/26/2004)

1. To acquaint city and other agency staff with a sufficient level of detail about the proposed development to enable staff to advise the applicant of applicable approvals and requirements; and

2. To acquaint the applicant with the applicable requirements of the Vancouver Municipal Code and other laws and to identify issues and concerns in advance of a formal application to save the applicant time and expense through the process. However, the conference is not intended to provide an exhaustive review of all the potential issues. The pre-application conference does not prevent the city from applying all relevant laws to the application.

3. To inform applicable city recognized neighborhood associations of potential development activity within their neighborhoods.

1. A pre-application conference is required for all Type II, Type III and applicant-initiated Type IV applications, and certain Type I applications, unless waived by the planning official. Generally, the planning official may waive the pre-application conference only if he determines that the proposal is relatively simple (e.g., has few, if any, development-related issues), or it involves subsequent phases of an approved development where requirements are known, or an application is substantially similar to a prior proposal affecting substantially the same property, as determined by the planning official. Planning official shall notify affected Neighborhood Associations of proposed development application and copy of pre-application waiver letter. Pre-application conferences shall not be waived for infill developments, pursuant to Chapter 20.920 VMC.

2. To request a waiver of a pre-application conference, the applicant shall submit:

1. Completed and signed pre-application conference request form provided by the planning official.

2. Information legible for digital reproduction and clearly marked with the following: project name; vicinity map; scale; north arrow; date; applicant’s name, phone and fax numbers; contact person’s name, phone and fax numbers.

3. A GIS packet obtained from Clark County’s Department of Assessment and GIS department for all properties covered by the application.

4. A narrative description of the following:

5. Preliminary architectural information. A brief narrative description of the following:

6. Existing and Proposed on-site Structures and Improvements:

7. Preliminary engineering information. Provide a conceptual drawing or sketch showing the following:

1. Summarize the proposed application(s);

2. Identify the relevant approval criteria and development standards in the Vancouver Municipal Code or other applicable law and exceptions, adjustments or other variations from applicable criteria or standards that may be necessary;

3. Evaluate submitted information the applicant offered to comply with the relevant criteria and standards, and identify specific additional information that is needed to respond to the relevant criteria and standards or is recommended to respond to other issues;

4. Identify applicable application fees in effect at the time, with a disclaimer that fees may change;

5. Identify information relevant to the application that may be in the possession of the city or other agencies of which the city is aware, such as:

1. That the application is fully complete; or

2. That the application is not fully complete and what is necessary to make the application complete.

1. The planning official may upon written request waive application requirements that are clearly not necessary to show an application complies with relevant criteria and standards and may modify application requirements based on the nature of the proposed application, development, site or other factors. Requests for waivers shall be reviewed before applications are submitted for counter-complete review, or discussed at the pre-application conference, and confirmed in the pre-application conference summary.

2. The decision about the fully-complete status of an application, including any required engineering, traffic or other studies, shall be based on the criteria for completeness and methodology set forth in the Vancouver Municipal Code or in implementing measures adopted in a timely manner by the planning official and shall not be based on differences of opinion as to quality or accuracy.

3. An application’s fully-complete and vesting status may be revoked if the planning official determines that the applicant intentionally submitted false information.

1. The statement shall specify a date by which the required missing information must be provided to restart the fully-complete review process. The statement shall state that an applicant can apply to extend the deadline for filing the required information and explain how to do so.

2. The statement also may include recommendations for additional information that, although not necessary to make the application fully complete, will be required to address other issues that are relevant to the review.

3. If the required information is not submitted by the date specified and the planning official has not extended that date, within seven calendar days after that date, the planning official may take the action in subsections 3(a) and 3(b) of this section. If the required information is submitted by the date specified, then within 14 calendar days, the planning official shall decide whether the application is fully complete and, if not, the planning official may:

1. If a Type I application, issue a Notice of Decision within 28 calendar days pursuant to Section 20.210.040(F) VMC;

2. If a Type II application, issue a Notice of Application within 14 calendar days pursuant to Section 20.210.050(E) VMC.

3. If a Type III application, issue a Notice of Application/Hearing within 14 days pursuant to Section 20.210.060(E) VMC.

1. Proposed land use actions shall be reviewed as indicated in Table 20.210.020-1. All listed actions reviewed by the Hearings Examiner, Planning Commission, and City Council shall be conducted at a public hearing according to the applicable procedures in the Vancouver Municipal Code, and decisions shall be issued based on compliance with applicable standards, pursuant to this title.

2. The planning official shall have the authority to assign the review body in cases in which this chapter and the Vancouver Municipal Code do not clearly identify the appropriate review body. The act of assigning the review body shall be a Type I decision.

1. Notice of hearing. Notice of a Type I or II appeal hearing shall be given by the planning official in the following manner (notice of hearing for a Type III application or applicant-initiated Type IV Map Amendment application is governed by Section 20.210.060(E) VMC):

2. Content of notice. Notice of a Type I or II appeal hearing shall contain the following information:

3. Staff report issuance. At least 10 calendar days before the date of the hearing for a Type III application, an applicant-initiated Type IV Map Amendment application or Type I or II appeal hearing, the planning official shall issue a written staff report and recommendation regarding the application(s), shall make available to the public a copy of the staff report for review and inspection, and shall mail a copy of the staff report and recommendation without charge to the applicant and applicant’s representative. The planning official shall mail or provide a copy of the staff report at reasonable charge to other parties who request it. If the planning official does not issue the staff report at least 10 days before the date of the hearing, the applicant or appellant shall be entitled to ask for a continuance without penalty.

4. Conduct of the hearing. At the commencement of the hearing, a statement shall be made to those in attendance that:

5. Additional evidence. Prior to the conclusion of the initial evidentiary hearing, any participant may request an opportunity to present additional relevant evidence or testimony regarding the application so long as that evidence and testimony is within the scope of the hearing. The Hearings Examiner or the Planning Commission may grant such a request by continuing the public hearing pursuant to Subsection 5 (a) below or by leaving the record open for additional written evidence or testimony pursuant to Subsection 5(b) below.

6. Content and custody of the record.

7. Impartiality. Parties to a Type III application or applicant-initiated Type IV Map Amendment hearing and Type I or II appeal hearing are entitled to an impartial review authority as free from potential conflicts of interest and pre-hearing ex parte contacts as reasonably possible. It is recognized, however, that the public has a countervailing right of free access to public officials. Therefore:

8. Ex parte communications.

9. Presenting and receiving evidence.

10. The decision process.

11. Distribution of Final Decision. A Final Decision on a Type III application or, applicant-initiated Type IV Map Amendment application, or Type I or II appeal decision shall be mailed, to the following persons:

12. Contents of Notice of Decision. A Notice of Decision shall include the information contained in Section 20.210.120(B)(10)(b)(1)-(12) VMC.

13. Distribution of the Notice of Decision. A Notice of Decision of a Type III application, applicant-initiated Type IV Map Amendment application, or Type I or II appeal decision shall be mailed on the same day as the Final Decision to the following persons:

14. Final Decision and effective date. A Hearings Examiner or Planning Commission decision is final for purposes of appeal when the Final Decision and Notice of Decision is mailed. Such decision becomes effective on the day after the appeal period expires, unless an appeal is filed, in which case the procedures of Section 20.210.130 VMC shall apply.

1. Unless otherwise provided in the rules of procedure adopted by the City Council, for both closed-record hearings and open-record hearings:

2. Unless otherwise provided in the rules of procedures adopted by the City Council, the Mayor or Mayor Pro Tem shall conduct the hearing as follows:

1. The case number designated by the city and the name of the applicant;

2. The name and signature of each petitioner or their authorized representative and a statement showing that each petitioner has standing to file the appeal under this chapter. If multiple parties file a single petition for review, the petition shall designate one party as the contact representative for all contact with the planning official. All contact with the planning official regarding the appeal, including notice, shall be with the contact representative;

3. The specific aspect(s) of the decision or determination being appealed, and the specific reasons why each aspect is in error as a matter of fact or law;

4. A statement demonstrating that the specific issues raised on appeal were raised during the period in which the record was open;

5. The appeal fee as per Chapter 20.180 VMC, Fees. The fee shall be refunded if the appellant requests withdrawal of the appeal in writing at least 14 calendar days before the scheduled appeal hearing date.

1. Type I decision. Only the applicant and property owner have standing to appeal a Type I decision, unless otherwise specified in this title.

2. Type II decision. The following parties have standing to appeal a Type II decision:

3. Type III decision. The following parties have standing to appeal a Type III decision:

4. Type IV Map Amendment Decision. The following parties have standing to appeal a Type IV Map Amendment decision:

1. All complete appeals submitted which are eligible as specified in this chapter shall be scheduled for review at a public hearing such that a final decision can be rendered within 60 calendar days for closed-record appeals, and within 90 calendar days for open-record appeals. Further extensions are permitted upon mutual agreement of the appellant, the applicant, and the planning official. If a final decision is not reached within this time, the planning official shall so notify the appellant and shall provide a reason for the delay and an estimated date of final decision issuance.

2. Notice of the appeal hearing shall be mailed to all parties listed in Section 20.210.120(B)(11) and (13) VMC.

3. Appeal hearings shall be open or closed record as indicated in Table 20.210.130 -1 below.

4. See Section 20.285 VMC for additional rules applicable to appeals for Type IV decisions.

1. Appeal decisions by any review body may be subsequently appealed to Superior Court within 21 calendar days after the date of decision, subject to compliance with appeal eligibility and notice provisions as specified by Chapter 36.70C RCW.

2. Appeal decisions by the Hearings Examiner or City Council on shoreline substantial development permits, shoreline variance permits, and shoreline conditional use permits may be subsequently appealed to the State Shoreline Hearings Board pursuant to applicable law. (Ord. M-3931 § 4, 11/02/2009; Ord. M-3922 § 11, 07/06/2009; Ord. M-3643, 01/26/2004)

1. Except for recorded short subdivision and subdivision plats, planned developments and public facility master plans, post-decision procedures may modify the development without necessarily subjecting the change to the same procedure as the original application. Such changes may be warranted by ambiguities or conflicts in a decision and by new or more detailed information, permits or laws.

2. At any time, a party to a final decision made under this chapter or their successor in interest may file with the planning official an application for post-decision review of a Type I, II or III decision, describing the nature of the proposed change to the decision and the basis for that change, including the applicable facts and law, together with the fee prescribed for that application, as provided in Chapter 20.180 VMC, Fees.

3. An application for post-decision review is not subject to pre-application review. It is subject to counter-complete and fully-complete determinations; provided, that the planning official shall not require an application for post-decision review to contain information that is not relevant and necessary to address the requested change or the facts and law on which it is based.

4. As part of a determination of completeness of an application for post-decision review of a Type I, II or III decision, the planning official shall classify the application as a Type I, II or III procedure and advise the applicant in writing of that classification. In addition, all Parties of Record from the original decision shall also be notified of the decision in writing. The classifications in the table are recommended, but the classification of each post-decision review shall be based on the circumstances of that decision and the guidelines in subsection (B) of this section. The decision classifying the application shall be subject to appeal as part of the decision on the merits of the post-decision review.

5. Post-decision review cannot substantially change the nature of development proposed pursuant to a given decision. As part of a determination of completeness of an application for post-decision review of a Type I, II or III decision, the planning official may issue a decision that the proposed change in a decision should not be subject to post-decision review; it should be subject to a new application on the merits of the request. That decision may be appealed to the Hearings Examiner pursuant to Section 20.210.130 VMC.

6. An application for post-decision review does not extend the deadline for filing an appeal of the decision being reviewed and does not stay appeal proceedings.

7. Post-decision review can only be conducted in regard to a decision that approves or conditionally approves an application. An application that is denied is not eligible for post-decision review.

1. Recorded subdivision plats. See Section 20.320.080(D) VMC.

2. Planned developments. See Section 20.260.030(B)(3).

3. Public facility master plans. See Section 20.260.040(C).

1. An application for post-decision review of a Type I decision shall be subject to a Type I review procedure.

2. An application for post-decision review of a Type II decision shall be subject to a Type I review procedure if the review authority finds the requested change in the decision:

3. An application for post-decision review of a Type II decision shall be subject to a Type II review procedure if it is not subject to Type I review.

4. An application for post-decision review of a Type III decision shall be subject to a Type I review procedure if the review authority finds the requested change in the decision:

5. An application for post-decision review of a Type III decision shall be subject to a Type II review procedure if the review authority finds the requested change in the decision:

6. An application for post-decision review of a Type III decision shall be subject to a Type III review procedure if it is not subject to a Type I or II procedure.

7. When a post-decision request for a change involves a condition of approval that was imposed in the original decision to address a specific potential impact of the proposed development, then that condition of approval can be changed only using the same type process as the original decision.

1. The planning commission shall have such powers and perform such duties as are prescribed by Chapter 35.63 RCW, other applicable state law, and the city code. The planning commission shall review and make recommendations to city council on planned developments greater than 25 acres in size, amendments to the comprehensive land use plan, amendments to the zoning map of 25 acres or greater in size, and implementing standards and regulations that are generally legislative in nature.

2. The planning commission is specifically responsible for the following:

1. In December of each year, the planning commission shall elect a chair, vice-chair and such other officers as the planning commission determines it requires. The term of office for each officer shall run until the subsequent election; provided, that vacancies caused by resignation or removal shall be filled for the remaining term of office.

2. The planning commission shall adopt rules for the transaction of its business.

3. The planning commission may appoint standing or special committees to which it may assign specific responsibilities, provided that such committee(s) shall make no recommendations except to the planning commission.

1. Render final decisions on all planned developments, final subdivision plats, and text and map amendments;

2. Adopt new comprehensive land use plans, subarea plans, planned actions and area-wide rezoning;

3. Render decisions on annexations under Chapter 20.220 VMC;

4. Render decisions on development agreements; and

5. Hear and decide appeals of certain land use decisions as set forth in Chapter 20.210 VMC.

1. The Clark County historic preservation commission shall consist of seven members. Five members of the commission shall be appointed by the Clark County council and shall be residents of the county and two members of the commission shall be appointed by the Vancouver city council and shall be residents of the city except as provided for in subsection (B)(2) of this section.

2. The Vancouver city council and the Clark County council shall coordinate to ensure that the commission includes at least two professionals who have experience in identifying, evaluating and protecting historic and cultural resources and are selected from among the disciplines of history, public history, architecture, architectural history, historic preservation, planning, cultural anthropology, cultural geography, American studies or the practice of historic rehabilitation or restoration. The commission may take action even if there is a temporary vacancy in one or all of the professional positions. An exception to the residency requirement of the commission members may be granted by the Vancouver city council for the commission members appointed by the city council in order to obtain representatives from these disciplines.

1. Conduct and maintain a comprehensive inventory of historic and cultural resources within the boundaries of the city of Vancouver to be included in the Clark County cultural resources inventory; publicize, and periodically update, inventory results;

2. Maintain the Clark County heritage register (CCHR). This official register shall be comprised of buildings, structures, sites, objects and districts identified by the commission as having historic significance worthy of recognition by the county and encouragement of efforts by owners to maintain, rehabilitate, and preserve properties;

3. Review nominations to the Clark County heritage register according to criteria in VMC 17.39.060 and 17.39.070 and adopt standards in its rules and procedures to be used to guide this review;

4. Review proposals to construct, change, alter, modify, remodel, move, demolish or significantly affect properties or districts on the Clark County heritage register as provided in VMC 17.39.080; and adopt standards in its rules and procedures to guide this review and the issuances of a certificate of appropriateness or waiver;

5. Provide advisory review for structures located in the city’s heritage overlay districts per Chapter 20.510 VMC;

6. Submit nominations to the Washington State Heritage Register and National Register of Historic Places;

7. Review nominations to the National Register of Historic Places and provide recommendations to the applicable agency;

8. Provide for comment by the commission on all applications for approvals, permits, environmental assessments or impact statements, and other similar documents pertaining to identified historic or cultural resources or adjacent property(ies) upon staff request;

9. Provide information, comment, and support to the public and agencies on matters related to historic preservation;

10. Encourage recognition of noteworthy efforts in the rehabilitation or maintenance of historic buildings, structures, sites, and districts, and new construction in historic areas;

11. Serve as the local review board for special valuation pursuant to Chapter 84.26 RCW;

12. Conduct all commission meetings in compliance with Chapter 42.30 RCW, Open Public Meetings Act, to provide for adequate public participation.

1. The commission shall establish and adopt its rules and procedures not inconsistent with this chapter.

2. The commission shall select from among its membership a chair and vice-chair to conduct the commission’s business.

3. All official actions of the commission shall require a majority vote of the members present. No member shall be eligible to vote upon a matter unless that member attended the hearing.

1. The regulation and restriction within the area to be annexed of the location and the use of buildings, structures and land for residence, trade, industrial and other purposes; the height, number of stories, size, construction and design of buildings and other structures; the size of yards, courts and other open spaces on the lot or tract; the density of population; the set-back of buildings along highways, parks or public water frontages; and the subdivision and development of land;

2. The division of the area to be annexed into districts or zones of any size or shape, and within such districts or zones regulate and restrict the erection, construction, reconstruction, alteration, repair or use of buildings, structures or land; and

3. The time interval following an annexation during which the ordinance or resolution adopting any such plan or regulations, or any part thereof must remain in effect before it may be amended, supplemented or modified by subsequent ordinance or resolution adopted by the City.

1. The planning official shall determine that a major modification(s) has resulted if one or more of the changes listed below have been proposed:

2. Upon the planning official determining that the proposed modification to the conditional use plan is a major modification, the applicant shall submit a new application to be processed as a Type II application, pursuant to VMC 20.210.050.

1. Any modification that is not within the description of a major modification as provided in Subsection (B)(2) above shall be considered a minor modification.

2. An applicant shall request approval of a minor modification by means of a Type I procedure, Section 20.210.040 VMC, using approval criteria in Subsection (3) below.

3. A minor modification shall be approved, approved with conditions, or denied following the Planning Official’s review based on the findings that the proposed development is in compliance with all applicable requirements of this Title.

1. Time Limit. Authorization of a conditional use permit shall be void after five years, unless a building permit has been issued and substantial construction has taken place.

2. Extension. Upon written request by the applicant and payment of the required fee pursuant to Chapter 20.180 VMC, the Planning Official may extend the authorization for a maximum of one year.

1. Narrative describing the proposed uses for the site, hours of operation, hours and the frequency of deliveries, and construction schedule.

2. Drawn to scale site plan, legible for digital reproduction, showing accurate representation of the size and shape of the parcel(s), including easements of any kind, all dimensions, and parcel orientation. Include north arrow.

3. Locations, dimensions, and height of all existing and proposed buildings and structures, including garages, carports, decks, patio covers, and other accessory structures. Include dimensions from each other and from all property lines. Show dimensions from each other and from all property lines. Show dimension of eaves projecting beyond a wall or supporting post. Indicate usage of all structures.

4. Location, height, and material of fences, buffers, berms, walls, and other proposed screening. Note the location and dimensions of area of terraces, decks, shelters, and play areas.

5. Lighting plan. This plan shall show all proposed fixtures on site and within rights-of-way. Show all existing above and underground power lines. (This plan will be routed to Clark County PUD by a city workgroup for comments and compliance with standards.)

6. Location and detailed layout of vehicle access, site circulation, off-street parking and loading areas, lighting, landscaping, and buffering as required by Chapter 20.925 VMC. Include handicap parking stalls and disembarking areas, accessible route of travel, proposed ramp, and signage, as required by the most current version of the Washington Administrative Code governing accessibility for disabled persons. Include location and screening for proposed solid waste and recyclables storage areas.

7. Summary table which includes parcel zone, total site area, gross floor area by use (e.g., manufacturing, office, retail, storage), itemized number of full size, compact and handicap parking stalls and the collective total number, total lot coverage proposed, and amount of landscaped area.

8. Certified mailing list. Current Clark County assessor map(s) showing the property(ies) within a 500-foot radius of the site, per the requirements in VMC 20.210.050 and 20.210.060, decision-making procedures, and one set of stamped and addressed envelopes and one set of mailing labels with the names and addresses of owners of all properties within the 500-foot radius. Such list shall be certified as accurate and complete by the Clark County assessor or a title company. For non-owner-occupied properties, provide one set of stamped and addressed envelopes and one set of mailing labels addressed to “occupant” as can be determined from available county assessor records.

9. Floor plan showing the gross square footage of each structure and outdoor activity area proposed on the site, including existing structures and outdoor activity areas to be retained. Include a description of the proposed uses of each structure or portions of a structure and each outdoor activity area. Include location of aboveground utilities and typical elevation drawings of each structure.

10. Completed SEPA (State Environmental Policy Act) checklist (as required), on city-provided form. Include SEPA processing fee, pursuant to Chapter 20.180 VMC, Fees.

11. Required processing fee for conditional use permit (see Chapter 20.180 VMC).

12. Concurrency letter, addressed to transportation manager, with summary of project with projected traffic impacts and appropriate fee. (See Chapter 20.180 VMC.)

13. Any information deemed necessary to address mitigation for the specific development circumstances. (Ord. M-4496 § 3(B), 2025; Ord. M-4438 § 4(F), 2023; Ord. M-4325 § 3, 2020; Ord. M-4289 § 4, 2019; Ord. M-3663 § 7, 2004; Ord. M-3643, 2004)

1. The site size and dimensions provide adequate area for the needs of the proposed use;

2. The impacts of the proposed use of the site can be accommodated considering size, shape, location, topography and natural features;

3. All required public facilities have adequate capacity to serve the proposed development;

4. The applicable requirements of the zoning district, and other applicable documents are met except as amended by the conditional use permit or variances requested pursuant to Chapter 20.290 VMC; and

5. Identified impacts on adjacent properties, surrounding uses and public facilities have been adequately mitigated.

1. Limiting the hours, days, place and/or manner of operation;

2. Requiring design features which minimize environmental impacts such as noise, vibration, air, pollution, glare, odor and/or dust;

3. Requiring additional setback areas, lot area and/or lot depth or width;

4. Limiting the building height, size or lot coverage, and/or location on the site;

5. Designating the size, number, location and/or design of vehicle access points;

6. Requiring street right-of-way to be dedicated and street(s) to be improved;

7. Requiring additional landscaping, screening, drainage and/or surfacing of parking and loading areas;

8. Limiting the number, size, location, height and/or lighting of signs;

9. Limiting or setting standards for the location and/or intensity of outdoor lighting;

10. Requiring berms, screening or landscaping and the establishment of standards for their installation and maintenance;

11. Requiring and designating the size, height, location and/or materials for fences;

12. Requiring the protection and preservation of existing trees, soils, vegetation, watercourses, habitat areas and/or drainage areas;

13. Requiring the construction of pedestrian/bicycle pathways in accordance with the adopted pedestrian/bicycle pathway plan. (Ord. M-3922 § 12, 07/06/2009; Ord. M-3643, 01/26/2004)

1. Project elements such as permitted uses, residential densities, and nonresidential densities and intensities or building sizes;

2. The amount and payment of impact fees imposed or agreed to in accordance with any applicable provisions of State law, any reimbursement provisions, other financial contributions by the property owner, inspection fees, or dedications;

3. Mitigation measures, development conditions, and other requirements under Chapter 20.790 VMC, SEPA Regulations;

4. Design standards such as maximum heights, setbacks, drainage and water quality requirements, landscaping and other development features;

5. Affordable housing;

6. Parks and open space preservation;

7. Phasing;

8. Review procedures and standards for implementing decisions;

9. A build-out or vesting period for applicable standards; and

10. Any other appropriate development requirement or procedure.

1. Appeal. As an exception to the appeal procedures of Section 20.210.130 VMC, any appeal of a Type II or III application processed together with a development agreement shall be heard by the City Council in conjunction with Council’s consideration of the development agreement. Notice of the appeal hearing shall be sent to all persons entitled to notice of the appeal hearing under Section 20.210.130 VMC.

2. Further appeals. Further appeals after final action by City Council of a Type II or III application processed in conjunction with a development agreement shall be governed by Section 20.210.130(D)(1) VMC. Further appeals, after final action by City Council of a Type IV application processed in conjunction with a development agreement shall be governed by Section 20.210.130(D)(1) VMC. (Ord. M-3643, 01/26/2004)

1. Lower-Density Residential Zoning Districts. In the R-2, R-4, R-6 and R-9 zoning districts, an applicant with a planned development approval may develop the site to contain a mixture of uses subject to the maximum density provisions of the underlying zone, as contained in Chapter 20.410 VMC, plus 15 percent density bonus per the provisions of VMC 20.260.060(D).

2. Higher-Density Residential Zoning Districts. In the R-18, R-22, R-30, and R-35 zoning districts, an applicant with a planned development approval may develop the site to contain a mixture of uses subject to the minimum and maximum density provisions of the underlying zone, as contained in VMC 20.420.040, plus 15 percent per the density bonus provisions of VMC 20.260.060(D).

3. Commercial Zones

4. Industrial Zones

1. Approval of the planned development concept development plan which contains a substantial level of detail for the whole project; and

2. Approval of the detailed site plan(s) to be constructed in one or more phases that provide all of the additional detail not contained in the concept plan.

1. Initial approval. A new planned development concept plan shall be processed by means of a Type IV review, per 20.210 VMC, using approval criteria contained in 20.260.050 VMC. The Planning Commission shall be the initial review authority for planned developments greater than 25 acres in size and the Hearings Examiner shall be the initial review authority for planned development 25 acres or less in size. The initial reviewer shall issue a recommendation to the City Council. The City Council shall be the final authority for planned developments.

2. Subsequent reviews. The detailed site plan, and phases thereof, shall be reviewed by means of a Site Plan Review under 20.270 VMC, to ensure that it is substantially in compliance with the approved concept development plan, using approval criteria contained in 20.260.050 VMC.

3. Modification of an approved concept plan

1. Concept development and one or more phases of a detailed site plan.

2. Concept development plan and one or more environmental reviews.

3. Concept development plan and land division.

4. Concept development plan and height variance.

5. Concept development plan and one or more conditional use(s).

6. Detailed site plan and modification of an already-approved concept development plan may be reviewed concurrently by means of a Type II or III process, depending upon the nature of the concept plan modification as defined in Section B(3) above.

7. A concept development plan and any combination of the above.

1. No less than three months before the expiration of the two-year approval period the applicant may request a one-year extension by means of a Type I process, using procedures contained in Section 20.210.040 VMC, which the Planning Official shall approve upon finding provided that:

2. No less than three months before the expiration of the first extension, the applicant may request a second one-year extension by means of a Type I process, using procedures contained in 20.210.040 VMC, which the Planning Official shall approve upon finding that:

a. The applicant has pursued submitting the detailed development plan in good faith; and

b. There have been no changes to the comprehensive plan, zoning ordinance, development standards or other applicable codes that are inconsistent with the approved concept plan.

1. The Planning Commission may approve a time schedule for developing a site in phases, but in no case shall the total time period for construction of all phases exceed seven years, as measured from the date of approval of the original concept development plan until the date that building permit(s) for the last phase is(are) obtained.

2. The criteria for approving a phased detail development plan proposal are that:

1. Content. The concept plan contains all of the components required in Section 20.260.070. Compliance with all applicable standards. The proposed development and uses comply with all applicable standards of the Title, except where adjustments are being approved as part of the concept plan application, pursuant to Section 20.260.030 (D)(2).

2. Architectural and site design. The proposed development demonstrates the use of innovative, aesthetic, energy-efficient and environmentally-friendly architectural and site design.

3. Transportation system capacity. There is either sufficient capacity in the transportation system to safely support the development proposed in all future phases or there will be adequate capacity by the time each phase of development is completed.

4. Availability of public services. There is either sufficient capacity within public services such as water supply, police and fire services, and sanitary waste and storm water disposal, to adequately serve the development proposed in all future phases, or there will be adequate capacity available by the time each phase of development is completed.

5. Protection of designated resources. City-designated resources such as historic landmarks, significant trees and sensitive natural resources are protected in compliance with the standards in this and other Titles of the VMC.

6. Compatibility with adjacent uses. The concept plan contains design, landscaping, parking/traffic management and multi-modal transportation elements that limit conflicts between the planned development and adjacent uses. If zoning districts are shifted per Section 20.260.020(C) VMC, there shall be a demonstration that the reconfiguration of uses is compatible with surrounding uses by means of appropriate setbacks, design features or other techniques.

7. Mitigation of off-site impacts. All potential off-site impacts including litter, noise, shading, glare and traffic, will be identified and mitigated to the extent practicable.

1. The adjustment(s) is warranted given site conditions and/or characteristics of the design.

2. The benefits accruing from the implementation of the adjustment outweigh any potential adverse impacts.

3. Any impacts resulting from the adjustment are mitigated to the extent practical.

1. Lot dimensional standards: The minimum lot depth and lot width standards shall not apply.

2. Lot coverage: The site coverage provisions of the base zone shall apply.

3. Setbacks

4. The planning commission or hearings examiner can reduce the minimum lot size requirement for attached and detached single-family residential uses in planned developments.

1. In planned developments, the following requirements shall apply.

2. The common open space designated to meet this requirement shall be permanently maintained by and conveyed to one of the following:

3. The applicant may not seek a variance or adjustment to reduce the minimum open space requirement specified in Subsection (2)(a) above.

4. The open space created under this provision is not subject to the Park Impact Fee (PIF) credit unless so authorized by the Vancouver-Clark Parks Department.

1. On-site density transfers. An applicant for a planned development may shift allowed residential densities around the site to protect and preserve critical or sensitive areas while providing the overall maximum density permitted by the underlying zoning district.

2. Density bonuses. An applicant for a planned development shall be entitled to an automatic residential density bonus of 15 percent above the maximum density allowed in the underlying base zone on the portions of the site devoted to housing. (Ord. M-4325 § 3, 2020; Ord. M-4289 § 4, 2019; Ord. M-4179 § 68, 2016; Ord. M-3931 § 8, 2009; Ord. M-3840 § 11, 2007; Ord. M-3701 § 7, 2005; Ord. M-3643, 2004)

1. Vicinity map that identifies surrounding uses within 400 feet of the site boundary.

2. Zoning map that identifies base and overlay zoning designations for the site and surrounding properties uses within 400 feet of the site boundary.

3. Site description including the following information provided in narrative, tabular and/or graphic formats:

4. Detailed description of the transportation system within and adjacent to the site including:

5. Analysis of existing infrastructure capacity on and in the vicinity of the site.

6. SEPA checklist.

7. Applicable review fees.

1. Description of all proposed development within the planned development, presented in narrative, tabular and graphic formats:

2. Phasing plan for implementation of the proposed development.

3. Summary of development intensity at full build-out including average floor area ratio and lot coverage.

4. Summary of transportation facilities including:

5. Plan for protecting designated environmental, historic/cultural and open space resources.

6. Design standards that will govern the orientation and design of buildings and other improvements include but are not limited to the following. Applicants for planned developments shall be encouraged to use building techniques and materials that result in projects that architecturally attractive, durable and energy-efficient.

1. Detailed site plan.

2. Elevations of all buildings.

3. Landscape plan.

4. Erosion control plan.

5. Stormwater management plan including low impact development site analysis determining feasibility of using LID techniques.

6. Narrative documenting the following:

1. Preserve the character and quality of the City’s cultural, historical and architectural heritage.

2. Protect certain public investments and ensure compatibility between public and private developments.

3. Encourage innovation and flexibility in design of new developments while maintaining standards necessary to protect the public interest.

4. Ensure design compatibility between existing and new development.

5. Promote qualities in the built environment that enhance the value of the area to the community.

6. Ensure compliance of development projects with adopted City design guidelines and plans. (Ord. M-3959 § 11, 07/19/2010; Ord. M-3643, 01/26/2004)

1. Exterior work not visible from the public way;

2. Placement of permanent signs, unless a) located within a designated conservation district; b) are inconsistent with adopted design guidelines, such as pole signs; or c) potentially inconsistent with nearby uses;

3. Public art; and

4. Other minor construction such as replacement of doors, windows, awnings, etc., determined by the Planning Official to be exempt.

1. Whenever an application has been made for action by the Clark County Historic Preservation Commission under Chapter 20.510 VMC, Historic Preservation Overlay District, affecting a property or properties within Design Review jurisdiction, the application shall first be reviewed by the Planning Official, whose recommendation shall then be forwarded to the Historic Preservation Commission for their review and approval;

2. The Planning Official shall defer review of matters pertaining to historic features and character to the Historic Preservation Commission;

3. The Planning Official shall attend the Historic Preservation Commission meeting for which the application is scheduled to present a recommendation in regard to project design, and shall then incorporate any decision by the Historic Preservation Commission into the final land use decision or building permit.

1. The requirements, guidelines, and applicable provisions of this Title that are applicable to the zoning district where the property is located and including all additional zoning regulations which may apply to the use or to its area by provision for overlay district, or made applicable by any conditional use or variance approval;

2. The Downtown Design Guidelines Manual kept on file and available for public inspection at the Community Development Department or VMC 20.640 Vancouver Central Park Plan District, as applicable;

3. The relationship found to exist between existing structures and open space, and between existing structures and other structures in the vicinity, and the expected effect of the proposed construction upon such relationships;

4. The impact of the proposed construction on adjacent uses, including impact of new or revised parking and pedestrian uses; and

5. The protection of neighboring uses from identifiable adverse effects of the design of the proposed construction. (Ord. M-3959 § 15, 07/19/2010; Ord. M-3643, 01/26/2004)

1. Governmental facilities such as civic centers; libraries; auditoriums; police, fire and other public safety facilities; and water, sewer and storm water treatment facilities.

2. Public transit facilities including train stations and transit centers.

3. Publicly- and privately-owned medical centers.

4. Public and private elementary, middle and high schools.

5. Public and private colleges and universities.

6. Religious institutions.

1. Detailed master plan. At the time of construction of a project or phase of development that was approved as part of the initial master plan, the applicant shall submit documentation demonstrating that the proposed project or phase is in substantial compliance with that contained in the original approval at the time the applicant submits the project for a building permit. An application submitted for a public facility master plan shall include the information listed below:

2. Concept master plan. All subsequent projects or phases of development conceptually approved in the initial approval are subject to a Type II review, using the procedures contained in Section 20.210.050 VMC at the time of development. An application submitted for a public facility master plan shall include the information listed below:

3. Hybrid master plan. For subsequent projects or phases of development for which detailed approval has been granted as part of the initial master plan approval, the applicant shall use the procedures described in Subsection (B)(1) above. For subsequent projects or phases of development for which conceptual approval has been granted as part of the initial master plan approval, the applicant shall use the procedures described in Subsection (B)(2) above.

1. Allowed without subsequent review. The following do not require subsequent land use review and are allowed upon issuance of a building permit, if required:

2. Type I procedure. The following shall be reviewed by means of a Type I review, using procedures contained in Section 20.210.040 VMC:

3. Type II review. The following shall be reviewed by means of a Type II review, using procedures contained in Section 20.210.050 VMC.

4. Type III review. The following shall be reviewed by means of a Type III review, using procedures contained in Section 20.210.060 VMC.

1. Content. The master plan contains all of the components required in Section 20.268.070 VMC.

2. Compliance with all applicable standards. The proposed development and uses comply with all applicable standards of the title, except where variances are being approved as part of the master plan application.

3. Transportation system capacity. There is either sufficient capacity in the transportation system to support the development proposed in all future phases safely or there will be adequate capacity by the time each phase of development is completed.

4. Availability of public services. There is either sufficient capacity within public services such as water supply, police and fire services, and sanitary waste and storm water disposal, to support the development proposed in all future phases adequately, or there will be adequate capacity available by the time each phase of development is completed.

5. Protection of designated resources. City-designated resources such as historic landmarks, significant trees and sensitive natural resources (as identified on the city’s inventories) are protected and enhanced in compliance with the regulations in this and other titles of the Municipal Code.

6. Compatibility with adjacent uses. The master plan contains design, landscaping, parking/traffic management and multi-modal transportation elements that limit conflicts between the public facility campus and adjacent uses.

7. Mitigation of off-site impacts. All potential off-site impacts including litter, noise, shading, glare and traffic, will be identified and mitigated to the extent practicable.

8. Balance of benefits and impacts. The public benefits of the proposed public facility outweigh any impacts that cannot be mitigated after considering the alternatives.

1. For portions of an institutional campus abutting all residential zones and the CC and WX zones (not separated by a street):

2. The development standards in Subsection (1) above do not apply to existing buildings.

3. All other development standards, including minimum and maximum setbacks, height, lot coverage, floor-to-area (FAR) ratio and minimum landscaping, will be developed as part of the master plan. Concurrent variances, as regulated by Chapter 20.290 VMC are not required. (Ord. M-3643, 01/26/2004)

1. Mission statement that identifies the purposes and scope of services provided by the public facility.

2. List of existing primary and accessory uses associated with the public facility.

3. Existing utilization that summarizes the total number of employees and patrons, e.g., students, patients, citizens, routinely served on the site. This utilization can be expressed in terms that are appropriate to the use such as total full-time equivalent (FTE) students and total patient visits.

4. Establishment of the existing campus boundary. The campus boundary may include properties not in the applicant’s ownership with the understanding that these cannot be used for public facility uses until they come into the applicant’ s ownership or control. Information shall include: 1) total acreage within the boundary; 2) list of all properties within the boundary by size, legal description and ownership, presented in both tabular and graphic formats; 3) calculation of the percentage by acreage of property within the campus boundary in the applicant’s ownership or control; and 4) list of all properties by size and legal description within the applicant’s ownership or control outside the campus boundary within 400’, presented in both tabular and graphic formats.

5. Vicinity map that identifies surrounding uses within 400’ of the campus boundary.

6. Zoning map that identifies base and overlay zoning designations for the campus and surrounding properties uses within 400’of the campus boundary.

7. Site description for all property in the applicant’s ownership and control within the campus boundary including the following information provided in narrative, tabular and/or graphic formats:

8. Calculation of existing development intensity including average total site coverage (including building footprints, parking/roadways and sidewalks/pedestrian paths); total open space by acreage and percentage; and average floor-to-area (FAR) ratio.

9. Detailed description of the transportation system within and adjacent to the campus including:

10. Analysis of existing infrastructure capacity on and in the vicinity of the campus.

11. Completed SEPA checklist on city-provided form with applicable fee.

1. Summary that describes the public involvement/neighborhood planning process used by the applicant in the development of the master plan application including written agreements, meetings and other outreach efforts. The applicant shall have at least one meeting with the affected recognized neighborhood and business associations prior to the submission of the application with city staff in attendance. However, the applicant is encouraged to meet with affected property owners on a regular basis as the master plan is developed.

2. Summary of all previous known land use cases affecting the applicant’s property within the campus boundary and a list of all outstanding conditions of approval that either have not been addressed in the past and/or that remain in force at the time of the application.

1. Detailed master plan. The following information is required for a detailed master plan:

2. Concept master plan. The following information is required for a concept master plan:

3. Hybrid master plan. All of the same information as required for a detailed master plan described in Subsection (1) above will be required in the hybrid master plan for phases where detailed design/development approval is sought. For phases where only concept design/development approval is sought, the requirements of Subsection (2) above shall apply. (Ord. M-3643, 01/26/2004)

1. The applicant has pursued submitting the master plan in good faith; and

2. There have been no changes to the comprehensive plan, zoning ordinance, development standards or other applicable codes which are inconsistent with the approved master plan.

3. There are no other significant changed conditions which would render filing of the public facilities master plan contrary to the public health, safety or general welfare.

4. An extension request shall be filed in writing with the Planning Official at least 30 days prior to the expiration of the initial five-year period or any subsequently approved extensions.

5. The Planning Official shall render a decision on the request pursuant to the Type I procedures. (Ord. M-4105 § 3, 11/17/2014; Ord. M-3643, 01/26/2004)

1. Land divisions and boundary line adjustments pursuant to Chapter 20.320 VMC.

2. All new developments and buildings that are engaged in agriculture/horticulture as defined in Chapter 20.160 VMC Use Classifications.

3. Other activities including:

1. New residential developments of between three and 19 dwelling units or, if existing, an increase in dwelling unit density of up to 20 percent, provided the proposed density does not exceed the maximum allowed density in the underlying base zoning district;

2. Nonresidential development of less than 12,000 square feet or, if existing, an increase in the floor area of a nonresidential structure or use by up to 6,000 square feet;

3. For existing developments a reduction in the area reserved for open space, recreational facilities and/or landscaped areas by up to 20 percent;

4. New parking lots of 11 to 39 parking spaces or, if existing, an increase in the number of existing parking spaces by up to 20 percent;

5. Modular school classrooms on an established public or private school site shall be reviewed under a Type I site plan process.

6. A change in the location of access ways to frontage roads where off-site traffic would be affected.

7. Projects which qualify as a planned action shall be processed under a Type I process, subject to any additional requirements, as applicable, of Chapter 20.790 VMC, Planned Action Review.

1. New residential development of 20 units or more or, if existing, an increase in dwelling unit density of more than 20 percent, provided the proposed density does not exceed the maximum allowed density in the underlying base zoning district;

2. New nonresidential developments of 12,000 square feet or more of, if existing, an increase in the floor area of a nonresidential structure or use by more than 6,000 square feet;

3. For existing developments, a reduction in the area reserved for open space, recreational facilities and/or landscaped areas by more than 20 percent;

4. New parking lots of 40 or more spaces or, if existing, an increase in the number of existing parking spaces by more than 20 percent or an increase of more than 40 parking spaces, whichever is greater;

5. An increase in vehicular traffic to and from the site of more than 200 average daily trips, based on the latest edition of the International Transportation Engineer’s (ITE) Trip Generation Manual, or substantial evidence by a professional engineer licensed in the state of Washington with expertise in traffic engineering. (Ord. M-3959 § 17, 07/19/2010; Ord. M-3701 § 9, 05/02/2005; Ord. M-3663 § 9, 08/02/2004; Ord. M-3643, 01/26/2004)

1. Substantial construction of the approved plan has not begun within a five-year period; or

2. Construction on the site is a departure from the approved plan.