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(6) Binding site plan variances of more than twenty-five percent; <br /> (7) Special property use permits; <br /> (8) Shoreline permits (one acre or larger); <br /> (9) Appeals of Review Process I and II decisions; <br /> (10) Expansion of a nonconforming use; <br /> (11) Conditional use permit; <br /> (12) Variances, in conjunction with any decisions for Review Process II permit <br /> application; <br /> (13) All other review processes listed in the Zoning Code as Review Process III.B. <br /> d. Review Process III.B. Review Process III.B actions include rezones and PRD's that <br /> are consistent with the comprehensive plan. The hearing examiner shall conduct an open <br /> public hearing for these actions. The hearing examiner's action shall constitute a <br /> recommendation to city council. <br /> e. Other Applications and Appeals. The examiner shall render decisions and <br /> recommendations on all other applications and appeals required by ordinance to be heard <br /> by the examiner. Subject to the provisions of the city's procedural ordinance <br /> implementing the Regulatory Reform Act (Title 15 of this code, including any <br /> amendments thereto), the time period for consideration and decision on an appeal shall <br /> not exceed ninety calendar days for an open record appeal hearing and the time period for <br /> a decision shall not exceed one hundred twenty calendar days following notification of <br /> application's completeness. <br /> f. Jurisdiction Retained by Examiner. Whenever the examiner renders a decision, the <br /> examiner retains jurisdiction for the purpose of making minor changes. A "minor change" <br /> is a change which does not alter the scope of the decision. Upon receipt of an application <br /> for a minor change, the examiner may approve or disapprove a minor change(s) by <br /> issuance of a written order. Copies of the order shall be mailed to all parties of record. <br /> Within ten calendar days of the date of the issuance of the order, a party of record may <br /> submit a written request with the hearing examiner's office requesting a hearing. Upon <br /> receipt of such request, the examiner's office requesting a hearing. Upon receipt of such <br /> request, the examiner's order approving the minor change will be stayed pending the <br /> hearing. Absent receipt of a request for hearing, the order shall be come final upon <br /> expiration of the ten-day period. <br /> g. Decision, Recommendation, Conditions. <br /> (1) The examiner's decision or recommendation may be to grant or deny the applications, <br /> or the examiner may recommend or require of the applicant such conditions, <br /> modifications and restrictions as the examiner finds necessary to make the application <br /> compatible with its environment and carry out the objectives and goals of the city's <br /> environmental policy ordinance, comprehensive plan, shoreline management master <br /> program, housing assistance plan, other applicable plans and programs adopted by the <br /> city council, the Zoning Code, the subdivision ordinance and other codes and ordinances <br /> of the city. Conditions, modifications and restrictions which may be imposed are, but are <br /> not limited to: <br /> (a) Exact location and nature of development, including additional building and parking <br /> area setbacks, screening in the form of landscaped berms, landscaping or fencing; <br /> (b) Measures to mitigate the adverse environmental impacts of the development; <br /> (c) Hours of use or operation or type and intensity of activities; <br /> 3 <br />