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B. Integrated Permit Review. <br /> 1. The city shall integrate the SEPA review and review of all other land use permits with <br /> the administrative preliminary subdivision application as defined in Title 15 of this code, <br /> as amended. <br /> 2. A final SEPA threshold determination and all other project permit decisions will be <br /> made concurrently with the administrative preliminary subdivision decision if no open <br /> record public hearing is required. These decisions will be issued in the form of a notice of <br /> decision as provided for in Title 15 of this code, as amended. <br /> 3. If any other permit or permits require an open record public hearing, the city's action <br /> on the administrative preliminary subdivision application will take the form of a <br /> recommendation to the hearing examiner and will be reviewed concurrently at the open <br /> record public hearing. All permits will be reviewed concurrently to the extent permissible <br /> by law as defined in Title 15 of this code, as amended. <br /> C. Open Record Public Hearing. The hearing examiner will conduct an open record <br /> public hearing if a hearing has been timely requested by any affected person or requested <br /> by the city. The hearing examiner will create the record of the preliminary subdivision <br /> through testimony and submission of evidence and information in accordance with the <br /> procedures defined in Title 15 of this code, as amended, Chapter 2.23 of this code, as <br /> amended, and this title. The open record public hearing will be held prior to the hearing <br /> examiner's decision on the project permit. <br /> D. Approval of a Preliminary Subdivision Shall Consider the Land Division Evaluation <br /> Criteria and Development Standards in Chapter 18.28. The director and city engineer or, <br /> in the case of a public hearing, the hearing examiner shall evaluate the proposed <br /> preliminary subdivision application and its compliance with Chapter 18.28 of this code, <br /> all other applicable city ordinances, and city standards. <br /> E. Decision by the City or Hearing Examiner. <br /> 1. If the director and city engineer or, in the case of a public hearing, the hearing <br /> examiner finds that the proposed preliminary subdivision is consistent with Chapter 18.28 <br /> of this code, all other applicable city ordinances and city standards, the preliminary <br /> subdivision shall be approved. If the director and city engineer or hearing examiner find <br /> that the preliminary subdivision is not consistent with Chapter 18.28 of this code, or other <br /> applicable city ordinances and city standards, the director and city engineer or the hearing <br /> examiner may disapprove the application stating reasons for disapproval or return it to <br /> the applicant for modification or correction with specific conditions or revisions that must <br /> be met for approval. <br /> 2. The preliminary subdivision decision shall be in writing and shall include findings of <br /> fact and conclusions. <br /> 3. The decision made by the director and city engineer shall be given the effect of an <br /> administrative decision and any appeals shall be in accordance with Title 15 of this code, <br /> as amended, and Chapter 2.23 of this code, as amended. <br /> 4. The decision made by the hearing examiner shall be final, and any appeal therefrom <br /> shall be in accordance with Title 15 of this code, as amended, and Chapter 2.23 of this <br /> code, as amended. <br /> 7 <br />