Chapter 14.01
INTRODUCTION
Sections:
14.01.030 Rules of interpretation.
14.01.010 Intent.
The purpose of this title is to combine and consolidate the application, review and approval processes for land development in the city of Grandview in a manner that is clear, concise, and understandable. It is further intended to comply with state guidelines for combining and expediting development review and integrating environmental review and land use development plans. (Ord. 1450 § 1, 1996).
14.01.020 Applicability.
A. These rules apply to land use permits under GMC Titles 15 through 18 and to any related regulation implementing these provisions or any other ordinance or law.
B. Pursuant to RCW 36.70B.140(2) the following permits or approvals are, however, specifically excluded from the procedures set forth in this title:
1. Landmark designations;
2. Street vacations; or
3. Other approvals relating to the use of areas or facilities.
C. Pursuant to RCW 36.70B.140(2), building permits, boundary line adjustments, other construction permits, or similar administrative approvals which are categorically exempt from environmental review under SEPA (Chapter 43.21C RCW) and GMC Title 18, or permits/approvals for which environmental review has been completed in connection with other project permits, are excluded from the following procedures:
1. Determination of completeness;
2. Notice of application;
3. Except as provided in RCW 36.70B.140, optional consolidated project permit review processing;
4. Joint public hearings;
5. Single report stating all the decisions and recommendations made as of the date of the report that do not require an open record hearing;
6. Notice of decision;
7. Completion of project review within any applicable time periods (including the 120-day permit processing time). (Ord. 1450 § 1, 1996).
14.01.030 Rules of interpretation.
A. For the purposes of the development code, all words used in the code shall have their normal and customary meanings, unless specifically defined otherwise in this code.
B. Words used in the present tense include the future.
C. The plural includes the singular and vice-versa.
D. The words “will” and “shall” are mandatory.
E. The words “may” and “should” indicates that discretion is allowed.
F. The word “used” includes designed, intended, or arranged to be used.
G. The masculine gender includes the feminine and vice-versa.
H. Distances shall be measured horizontally unless otherwise specified.
I. The word “building” includes a portion of a building or a portion of the lot on which it stands. (Ord. 1450 § 1, 1996).
14.01.040 Definitions.
The following definitions shall apply to GMC Titles 14 through 18; other and additional definitions may be found in individual titles.
A. “Closed record appeal” means an appeal to the city council, planning commission or other hearing authority based on the existing record generated following an open record hearing with no or limited new evidence or information allowed to be submitted and only appeal argument allowed.
B. “Open record hearing” means a public hearing, at which evidence and information is presented and testimony is taken that creates a record. An open record hearing held prior to the city’s decision on a project permit is known as an “open record predecision hearing.” An open record hearing held on an appeal is known as an “open record appeal hearing,” if no open record predecision hearing has been held on the project permit.
C. “Project permit” or “project permit application” means any land use or environmental permit required from the city of Grandview for a project action, including but not limited to subdivisions, planned unit developments, conditional uses, shoreline substantial development permits, rezones authorized by the comprehensive plan, but excluding the adoption or amendment of a comprehensive plan, or development regulations except as otherwise specifically included.
D. “Comprehensive plan” means the city of Grandview comprehensive plan adopted June 19, 1995, and amendments.
E. “Comprehensive plan amendment” means an amendment or change to the text or maps of the comprehensive plan.
F. “Conditional use” means a use allowed in one or more zones as defined by the zoning code, but which, because of characteristics peculiar to such use, the size, technological processes or equipment, or because of the exact location with reference to surroundings, streets, and existing improvements or demands upon public facilities, requires a special permit in order to provide a particular degree of control to make such uses consistent and compatible with other existing or permissible uses in the same zone and mitigate adverse impacts of the use.
G. “Developer” means any person who proposes an action or seeks a permit regulated by GMC Titles 14 through 18.
H. “Development” means any land use permit or action regulated by GMC Titles 14 through 18 including but not limited to subdivisions, binding site plans, rezones, conditional use permits, or variances.
I. “Development code” means city of Grandview Municipal Code (GMC) Titles 14 through 18.
J. “Public meeting” means an informal meeting, hearing, workshop, or other public gathering of people to obtain comments from the public or other agencies on a proposed project permit prior to the local government’s decision. A public meeting does not include an open record hearing. The proceedings at a public meeting may be recorded and a report or recommendation may be included in the city’s project permit application file.
K. “Consistency” includes all terms used in GMC Titles 14 through 18 to refer to performance in accordance with Chapters 36.70A and 36.70B RCW including but not limited to compliance, conformity, and consistency.
L. “Hearing examiner” means a qualified, independent individual who contracts with the city to hear certain land use appeals as designated by the city council. (Ord. 1703 § 1, 2005; Ord. 1450 § 1, 1996).