Table of Contents
Preface
Chapter 1 Introduction
Chapter 2 Summary of Recommendations
	Overall Recommendation
	Governance
	Planning
	Environmental Review and Permitting
	Essential Public Facilities
	Appeals and Judicial Review
	Enforcement
	Funding
	Impact of Vesting During Appeals
Chapter 3 Where We Are
	Pre-GMA Legislation
	Growth Management Act
	Regulatory Reform
	Growth Management Act Refinements
	ESA and Salmon Listings
Chapter 4 Benefits of a Consolidated Land Use Code
	Protecting and Enhancing Environmental Protection
	Improving Planning and Permitting
	Improving Intergovernmental Coordination
	Improving Public Involvement
	Responding to the Endangered Species Act
Chapter 5 Consolidated Land Use Code
	Issue Statement
	Background
	Discussion
		Structure of the Code.
		Principles
		Statutes Included in Consolidated Land Use Code
	Options
		Status Quo
		Staged Consolidation
		Consolidation in a Single Step
	Recommendation
Chapter 6 Subjects for Further Consideration
Chapter 7 Governance
	Issue Statement
	Background
		Governance
		State and Local Relationships
		Regional Issues
	Discussion
		Types of Governmental Interests
		Coordinated Decision Making
		Coordinated Decision Making For Project Decisions
		Coordinated Decision Making for Rule or Policy Development
	Options
		Intergovernmental Coordinating Council
		Regional Coordinated Decision Making Process
		Alternative Dispute Resolution
	Recommendations
Chapter 8 Planning
	Issue Statement
	Background
		State Agency Coordination
		Planning Enabling Statutes
		Relationship Between the SMA and the GMA
	Discussion
		State Agency Planning
		Planning Enabling Statutes
		GMA and SMA Planning
	Options
		State Planning
		SMA and GMA Integration
	Recommendations
Chapter 9 Environmental Review and Permitting
	Issue Statement
	State Environmental Policy Act
		Local Government Permit Process
		State and local permit coordination and integration
	Discussion
		Environmental Review
		Local government permit process
		State and local permit coordination and integration
	Options
		Threshold Determinations, SEPA, and GMA Integration
		Environmental Review of Non-Project Actions
		Permit Coordination and Consolidation
	Recommendations
Chapter 10 Essential Public Facility Siting
	Issue Statement
	Background
		Pre-GMA
		State Siting Processes
		GMA
	Discussion
	Options
	Recommendations
Chapter 11 Appeals and Judicial Review
	Issue Statement
	Background
	Discussion
	Options
		Status Quo
		Eliminate SHB de novo Review For Some Decisions
		Unified Hearings Board
		State Land Use Court
		Superior Court
		Court of Appeals
		Sunset Growth Management Hearings Boards
	Recommendations
Chapter 12 Enforcement
	Issue Statement
	Background
		Fines and Penalties
		Third Party Enforcement
		Natural Resource Damage Assessments
		Dedicated Accounts
	Discussion
	Options
		Civil Penalties
		Natural Resource Damage Assessment
		Place Penalties and Assessments in a Dedicated Fund
		Third-Party Enforcement
		Non-monetary and Non-punitive Enforcement Options
	Recommendations
Chapter 13 Funding
	Issue Statement
	Background
	Discussion
	Options
		Joint Economic Development Districts
		Infrastructure Finance
		Regional tax base sharing
		Tax Increment Financing
		Planning and Environmental Review Fund
		Impact fees
	Recommendations
Chapter 14 Study of the Impact of Vesting During GMHB Appeals
	Issue Statement
	Background
		Vesting Law in Washington
		Commission's Mandate
		Vesting Study
	Discussion
	Recommendation
Chapter 15 Conclusion
Appendix A Background of the Commission
	Establishment and Duties
	Membership
	1998 Meetings and Public Comment Opportunities
	1998 Legislative Session
Appendix B Consolidated Land Use Code Factors
Appendix C Volunteers
Appendix D Summary of Public Comment on Draft Final Report
Appendix E Comment Letters on Draft Final Report
Land Use Study Commission Final Report December 1998