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preliminary approval. A preliminary land division approval under Review <br /> Process II requires a final land division approval under Review Process I or VI, as <br /> required by this chapter. <br /> SECTION 4: REVIEW PROCESS III: Hearing Examiner Review <br /> A. Review Process III. Review Process III is a discretionary review process in <br /> which the Land Use Hearing Examiner may approve, approve with conditions, modify, or <br /> disapprove an application based upon the requirements of the City's comprehensive plan, <br /> land use regulations, other applicable City ordinances or regulations, or any other <br /> applicable regulations administered by federal, state,regional, or local, or other agencies. <br /> Specific criteria may apply to certain of the listed Review Process III applications. <br /> The criteria which the Examiner shall use in evaluating such requests are specified in the <br /> applicable land use ordinance (including the Zoning Code, Land Division Ordinance, <br /> etc.) for each underlying land use action that the Examiner has the authority to review. <br /> Review Process III applies to all permit applications that require an open public hearing <br /> before the Examiner. <br /> Public notice is specified in Chapter 6 of this Ordinance. An administrative SEPA <br /> procedural appeal is provided to the Examiner for Review Process III decisions, which <br /> shall be heard at the open public hearing on the permit. A SEPA procedural appeal is <br /> also provided to the Examiner for certain other City proposals (see Chapter 6, Section <br /> 4.C). Any other appeal shall be to Superior Court following the Examiner's final <br /> decision under Review Process IIIA or the City Council's final decision under Review <br /> Process IIIB. Any appeals shall be in accordance with the appeals section of this <br /> Ordinance (see Chapter 6, Section 4). <br /> A land use permit issued under Review Process III shall terminate if a permittee does not <br /> apply for a building permit within 18 months (or, with an extension, 24 months), except <br /> where a time limit on the land use permit is otherwise established under federal or state <br /> law, City ordinance, or an executed development agreement(see Chapter 5, Section 3.D). <br /> B. Review Process IIIA. Review Process IIIA applies to the following actions for <br /> which the Examiner issues a final decision on the application after an open public <br /> hearing: <br /> 1. Appeals of Review Process I and II Planning Director decisions, including <br /> appeals of the application of development standards by the Director <br /> 2. Clinic and medical related activities overlay and office overlay as provided by <br /> EMC 19.16.020B and EMC 19.16.040B <br /> 3. Change in manufacturing activities which do no comply with M-1 zone uses and <br /> standards as provided by EMC 19.27.040C <br /> 4. Commercial Day Care in all residential zones and A-1 and B-1 zones <br /> 5. Conditional Use Permits <br /> 16 <br />