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ORDINANCE Page 3 of 12 <br />upon the requirements of the city’s comprehensive plan, land use regulations, other applicable <br />city ordinances or regulations, or any other applicable regulations administered by federal, <br />state, regional, local, or other agencies. Specific criteria may apply to certain listed Review <br />Process III applications. <br />B. REV IIIA and REV IIIB Decisions Included. There are two types of REV III review processes: <br />1. Rev IIIA. These are actions for which the hearing examiner issues a final decision on the <br />application after an open public hearing. <br />a. Uses. <br />(1) Land use decisions identified as “Conditional Uses” or “C” in Sections 19.05.080 <br />through 19.05.120, Tables 5-1 through 5-5. <br />(2) Industrial Zones Along the Waterfront. Requests for additional heights to <br />accommodate industrial activities with access to the marine shorelines or <br />Snohomish River in Section 19.22.070. <br />b. Nonconforming. Expansion of a nonconforming use greater than twenty-five percent <br />of land or building area (Chapter 19.38). <br />c. Land Divisions. Land division applications which meet the following are included as <br />REV IIIA decisions: <br />(1) Divisions of land into fifty lots or more by subdivision or binding site plan <br />(Chapter 19.24); <br />(2) Any preliminary plat application in which a person has filed a request for a public <br />hearing within twenty-one days of publishing the notice. <br />d. Shorelines. The following shoreline permit applications are included as REV IIIA <br />decisions: <br />(1) Shoreline variance applications; <br />(2) Shoreline conditional use applications; <br />(3) See subsection (B)(1)(a)(2) of this section regarding additional heights in <br />industrial zones along marine shorelines; <br />(4) Shoreline development with one acre or more of the project footprint within <br />shoreline jurisdiction. <br />e. Variances. Applications for variances from the standards of this title as set forth in <br />Section 15.03.140. <br />f. Appeals. Appeals of REV I and REV II planning director decisions, including the appeals <br />of the application of development standards by the planning director.