A. Preapplication Conference. A preapplication conference is required for certain projects as provided in BMC 21.10.170.

B. Design Review – Preapplication Design Guidance Meeting. A preapplication design guidance meeting with the design review board or historic preservation commission may be optional or required for certain projects as provided in BMC 20.25.020 and 20.25.030. Notice of the meeting shall be published on the city’s website at least 10 days prior to the meeting date.

C. Application. An application shall be reviewed to determine whether it is complete under the procedures of BMC 21.10.190.

D. Design Review – Design Response Meeting. A design response meeting with the design review board or historic preservation commission may be optional or required for certain projects as provided in BMC 20.25.020 and 20.25.030. Notice of the meeting shall be published on the city’s website at least 10 days prior to the meeting date.

E. Decision. A written record of the decision shall be prepared. The record may be in the form of a staff report, letter, permit, or other written document and shall indicate whether the application has been approved, approved with conditions or denied. With the exception of critical area permits, a decision shall be effective on the date the written decision is issued and is presumed valid unless overturned by an appeal decision. Critical area permits shall be effective after the close of the appeal period, or if an appeal is filed, until the withdrawal of, or final decision on an administrative appeal. Project activity not requiring a critical area permit that is commenced prior to the end of any appeal period, or withdrawal of, or final decision on, an appeal, may continue at the sole risk of the applicant.

F. Shoreline Statement of Exemption. Whenever a development is determined by the city to be exempt from the requirement to obtain a shoreline substantial development permit and a letter of exemption is required under the provisions of WAC 173-27-050, the city shall issue a letter of exemption in compliance with WAC 173-27-050.

G. Appeal of Type I Decisions. Type I decisions may be appealed to the hearing examiner unless otherwise specified by state statutes or city ordinance. The hearing examiner shall conduct an open record hearing. [Ord. 2015-01-001 § 8; Ord. 2012-08-041 § 14; Ord. 2008-08-079; Ord. 2006-06-060; Ord. 2005-12-094; Ord. 2005-11-092; Ord. 2004-09-065].