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EMC Title 15, Local Project Review Procedures Page 31 of 94 <br />The Everett Municipal Code is current through Ordinance 4031-24, passed May 22, 2024. <br />a. Before rendering a decision on any application or making a recommendation, the <br />hearing examiner shall hold one open public hearing. <br />b. Notice of the open public hearing shall be provided at least fifteen days prior to the <br />hearing date. The notice shall include the time and place of the public hearing. <br />c. The hearing examiner may continue or reconvene the hearing in order to <br />implement the requirements of this title. <br />6. REV IIIB Process. In addition to subsections (C)(1) through (5) of this section, notice of the <br />city council meeting shall be provided to the applicant, to parties of record from the open <br />public hearing before the hearing examiner, to any person who submitted substantive <br />comments on the application, and to any person who has made a written request to the <br />office of city council for notice of the hearing. <br />7. Appeal Hearings. <br />a. Public notice under subsection C of this section is not required for an appeal <br />hearing to the hearing examiner for a Review Process I or II decision. <br />b. Public notice of the appeal hearing for appeals of Review Process I or II decisions <br />shall be provided to parties of record to the appeal and/or as established by the <br />hearing examiner in an order subsequent to a prehearing conference. <br />c. Separate notice is not required for a SEPA appeal hearing that is consolidated with <br />a Review Process IIIA permit decision if notice of the open record hearing on the permit <br />has already been given. <br />D. Expiration of REV III Decisions. <br />1. A land use permit issued under Review Process III shall terminate if a permittee does <br />not apply for a building permit within three years, except as follows: <br />a. Where a time limit on the land use permit is otherwise established under federal or <br />state law, or city ordinance; <br />b. Where a development agreement has been executed (see Section 15.03.200); or <br />c. Where the permittee requests an extension in writing not later than three years <br />from the land use permit date, the planning director may grant a six-month extension.