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• <br /> b) A final SEPA threshold determination and all other City project permit <br /> decisions will be made concurrently with the administrative preliminary <br /> short subdivision approval. These decisions will be issued in the form of <br /> a Notice of Decision as provided for in Ordinance No. 2136-96, as <br /> amended. <br /> c) When an application for an administrative preliminary short subdivision <br /> includes a request for permits or other actions which require an open <br /> record public hearing, the Director and City Engineer action on the <br /> preliminary short subdivision application shall be in the form of a <br /> recommendation to the Hearing Examiner, and will be reviewed <br /> concurrently at the open record public hearing consistent with Section <br /> 2.D of this Ordinance. All other requested permits will be reviewed <br /> concurrently to the extent permissible by Law as defined in Ordinance <br /> 2136-96, as amended. <br /> 3. Approval of Preliminary Short Subdivision shall consider the Land Division <br /> Evaluation Criteria and Development Standards in Section 7 of this <br /> Ordinance: <br /> The Director and City Engineer shall evaluate the proposed preliminary short <br /> subdivision application and its compliance with Section 7 of this Ordinance, all <br /> other applicable City Ordinances, and City Standards. <br /> 4. Decision by the City: <br /> a) If the Director and City Engineer find that the proposed preliminary <br /> short subdivision is consistent with Section 7 of this Ordinance, all other <br /> applicable City Ordinances, and City Standards, the preliminary short <br /> subdivision shall be approved. If the Director and City Engineer find <br /> that the preliminary short subdivision is not consistent with Section 7 of <br /> this Ordinance, or other applicable City Ordinances and City Standards, <br /> the City may disapprove the application stating reasons for disapproval, <br /> or return it to the applicant for modification or correction with specific <br /> conditions or revisions that must be met for approval. <br /> b) The preliminary short subdivision decision shall be in writing and shall <br /> include 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 /> 5. Approval of the Preliminary Short Subdivision by the City: <br /> Approval of the preliminary short subdivision shall constitute authorization for <br /> the applicant to develop the short subdivision facilities and improvements as <br /> required in the approved preliminary short subdivision. Development shall be <br /> in accordance with the plans and specifications as approved by the City subject <br /> to compliance with all conditions and requirements of the preliminary approval. <br /> 17 <br />