20F.30.20 Application Procedures.

20F.30.20-010 Purpose.

This section describes the requirements for making application for review, including pre-application conferences, submittal requirements, and fees. (Ord. 2118)

20F.30.20-020 Where to Apply.

Applications for development permits and other land use actions shall be made to the Redmond Permit Center, except Type I applications shall be made to the department which has the decision-making authority (See RCDG 20F.30.30-015(2)). (Ord. 2118)

20F.30.20-030 Who Applies.

The property owner or any agent of the owner with authorized proof of agency may apply for a permit or approval under the type of process specified. (Ord. 2118)

20F.30.20-040 Pre-Application Conferences.

(1) Pre-application conferences are highly recommended for applications requiring Type II, III, IV, V and/or VI reviews. Pre-application conferences are optional for applications requiring Type I review. Prior to submitting an application, the applicant may arrange a conference with the Technical Committee to review the proposed action, to become familiar with City policies, plans and development requirements, and to coordinate all necessary permits and procedures. Pre-application procedures and submittal requirements shall be determined by the Administrator and available in the Redmond Permit Center.

(2) When design review is required, a pre-application conference with the Design Review Board is recommended.

(3) It is impossible for the conference to be an exhaustive review of all potential issues. The discussions at the conference shall not bind or prohibit the City’s future application or enforcement of all applicable law. (Ord. 2118)

20F.30.20-050 Submittal Requirements.

(1) The Administrator shall specify submittal requirements including type, detail, and number of copies for an application to be complete. Submittal requirement for each permit application shall be available in the Permit Center. At a minimum the following shall be submitted with new applications:

(a) General application form;

(b) Applicable fees;

(d) Applicable signatures, stamps or certifications;

(e) All required items stated in the applicable development brochure.

(2) The Administrator may waive specific submittal requirements determined to be unnecessary for review of an application. Alternatively, the Administrator may require additional material such as maps, studies, or models when the Administrator determines such material is needed to adequately assess the proposed project. (Ord. 2118)

20F.30.20-060 Consolidated Permit Process.

(1) Whenever possible, a development that involves two or more related applications shall be processed collectively. A consolidated report setting forth the recommendation and decision shall be issued.

(2) Applications processed in accordance with subsection (1) of this section which have the same highest numbered procedure but are assigned different hearing bodies shall be heard collectively by the highest decision maker(s). The City Council is the highest, followed by the Hearing Examiner and then the Technical Committee. Joint public hearings with other agencies shall be processed according to RCDG 20F.30.60-020(2).

(3) No hearing or deliberation upon an application for a conditional use permit, subdivision, variance, master planned development, site plan entitlement, special use permit, shoreline permit, or similar quasi-judicial or administrative action which is inconsistent with the existing Zoning Map shall be scheduled for the same meeting at which the required Zoning Map amendment will be considered by the Hearing Examiner or the City Council. This section is intended to be a “procedural requirement” applicable to such actions as noted in RCW 58.17.070. (Ord. 2447; Ord. 2118)

20F.30.20-070 Application and Inspection Fees.

(1) Fee Schedule.

(a) The schedule of fees adopted pursuant to this section shall govern assessment of fees to cover costs incurred by the City in considering action on the land use and development applications. This schedule is available in the Redmond Permit Center.

(b) With respect to development review and permit applications, building inspection, electrical, mechanical, and plumbing permit fees, the Director of the Department of Planning and Community Development is hereby authorized to promulgate fee schedules and to periodically revise the same as needed in light of costs of administering said permit systems, subject to approval of the City Council by resolution. With respect to clearing and grading, and site construction and inspection permit fees, the Director of the Department of Public Works is hereby authorized to promulgate fee schedules and to periodically revise the same as needed in light of costs of administering said permit systems, subject to approval of the City Council by resolution. Said administrators may alternatively elect to utilize the fee schedule set forth in the applicable uniform code when such code has been adopted by ordinance.

(2) Fee Administration.

(a) An application fee consisting of the appropriate itemized costs from the fee schedule shall be collected from the applicant and receipted by the City prior to taking any action on an application. A final inspection fee, consisting of the appropriate components from the fee schedule, shall be collected from the applicant and receipted by the City prior to undertaking any steps to check plans or construction drawings, inspect improvements or authorize final project approval or occupancy.

(b) If at any time an applicant withdraws an application from the approval process prior to final approval, those itemized costs not incurred to any extent by the City shall be refunded as determined by the Administrator.

(c) In the event that actions of an applicant result in the repetition of the reviews, inspections and other steps in the approval process, those items repeated shall be charged to and paid by the applicant according to the fee schedule prior to any further processing of the application by the City.

(d) Applicants seeking approval of multiple applications which are processed simultaneously, whereby single review costs are reduced, shall be charged the larger of the itemized costs from the fee schedule or as determined by the Administrator. The fee for any inspection shall be the larger of the totals computed on a lot, per acre or per application basis. The fee for any single application shall be the smaller of the totals computed on a per lot, per acre, or per application basis.

(3) Fee Waivers.

(a) When a City department applies for a permit required by RCDG Title 20C, Land Use Regulations; RCDG Title 20D, Citywide Regulations; Chapter 15.08 RMC, Building Code; and RCDG Title 20F, Administration and Procedures, the department shall not be required to pay application fees. Where an application will require substantial review time or expenditures, the Administrator may require that the department applying for the permit reimburse the departments reviewing the application for some or all of the time and costs expended in the review.

(b) The City Council may waive application fees for any permit required by RCDG Title 20C, Land Use Regulations; RCDG Title 20D, Citywide Regulations; Chapter 15.08 RMC, Building Code; and RCDG Title 20F, Administration and Procedures, for housing projects that meet the requirements of this subsection.

(i) The housing will be ultimately owned by households earning 60 percent of the King County median family income adjusted for household size, nonprofit organizations, or public agencies.

(ii) The housing will remain affordable to households earning 60 percent or less of the King County median family income adjusted for household size for at least five years. The City Council may condition the waiver for a longer period of time if needed to recover the community’s investment.

(iii) The housing will help meet an unfulfilled portion of Redmond’s affordable housing targets.

(iv) The location will meet Redmond’s policies and zoning for the proposed housing type and density.

(v) The proposal will result in a benefit to the community.

(vi) The waiver will not result in an unacceptable adverse impact on the service providers funded by the fees proposed for a waiver.

(c) The City Council may waive application fees for any permit required by RCDG Title 20C, Land Use Regulations; RCDG Title 20D, Citywide Regulations; Chapter 15.08 RMC, Building Code; and RCDG Title 20F, Administration and Procedures, for environmental restoration or enhancement projects that meet the requirements of this subsection.

(i) The project will be carried out by nonprofit organizations, or other persons or groups demonstrating similar intent.

(ii) The applicant shall demonstrate that the primary purpose of the project is environmental restoration or enhancement.

(iii) The project will help meet an unfulfilled habitat restoration need identified by the City.

(iv) The project and its location shall meet all applicable policies and regulations.

(v) The proposal will result in a benefit to the community.

(vi) The waiver will not result in an unacceptable adverse impact on the service providers funded by the fees proposed for a waiver.

(d) Temporary use permit applications for off-site construction employee parking are exempt from the payment of application fees if all of the following requirements are met:

(i) The construction site where the construction employees will be working is located in the Downtown or Overlake neighborhoods.

(ii) The developer/general contractor is responsible for providing/organizing transportation for construction employees between the parking site and construction site.

(iii) The developer/general contractor is responsible for obtaining any necessary lease/permission from the property owner to park on the off-site parking location.

(e) Any request for a fee waiver shall be made in writing when the application is filed.

(f) The City Council may condition a waiver to ensure the project will meet the requirements of this subsection or to lessen impacts on the service providers funded by the fees that are waived. (Ord. 2471; Ord. 2118)

20F.30.20-080 Computing Time.

Unless otherwise specified, all timeframes are indicated as calendar days, not working days. For the purposes of computing time, the day the determination or decision is rendered shall not be included. The last day of the time period shall be included unless it is a Saturday, Sunday, a day designated by RCW 1.16.050 or by the City’s ordinances as a legal holiday, then it also is excluded and the time period concludes at the end of the next business day. (Ord. 2118)