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The Director and City Engineer or, in the case of a public hearing, the Hearing <br /> Examiner shall evaluate the proposed preliminary subdivision application and its <br /> compliance with Section 7 of this Ordinance, all other applicable City <br /> Ordinances, and City Standards. <br /> 5. Decision by the City or Hearing Examiner: <br /> a) If the Director and City Engineer or, in the case of a public hearing, the <br /> Hearing Examiner finds that the proposed preliminary subdivision is <br /> consistent with Section 7 of this Ordinance, all other applicable City <br /> Ordinances, and City Standards, the preliminary subdivision shall be <br /> approved. If the Director and City Engineer or Hearing Examiner find <br /> that the preliminary subdivision is not consistent with Section 7 of this <br /> Ordinance, or other applicable City Ordinances and City Standards, the <br /> Director and City Engineer or the Hearing Examiner may disapprove, <br /> the application stating reasons for disapproval or return it to the <br /> applicant for modification or correction with specific conditions or <br /> revisions that must be met for approval. <br /> b) The preliminary subdivision decision shall be in writing and shall include <br /> findings of fact and conclusions. <br /> c) The decision made by the Director and City Engineer shall be given the <br /> effect of an administrative decision and any appeals shall be in <br /> accordance with Ordinance No. 2136-96, as amended and Ordinance <br /> No. 2137-96, as amended. <br /> d) The decision made by the Hearing Examiner shall be final, and any <br /> appeal therefrom shall be in accordance with Ordinance No. 2136-96, as <br /> amended and Ordinance No. 2137-96, as amended. <br /> D. Review Process for Preliminary Subdivisions Requiring a Hearing Examiner <br /> Decision <br /> 1. Required Review Process: <br /> A preliminary subdivision application of fifty-one (51) lots or more shall be <br /> reviewed as Review Process III as defined in Ordinance No. 2136-96, as <br /> amended. <br /> 2. Integrated Permit Review: <br /> a) The City shall integrate the SEPA review and the review of all other <br /> requested City land use permits with review of the preliminary <br /> subdivision application as required by Ordinance No. 2136-96, as <br /> amended. <br /> b) A final SEPA threshold determination may be issued concurrently with <br /> the City's Staff Recommendation to the Hearing Examiner on the project <br /> permit consistent with Ordinance No. 2136-96, as amended. If a SEPA <br /> appeal is filed, the hearing of the SEPA appeal and the subdivision <br /> application shall be consolidated in a single open record hearing before <br /> 14 <br />