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19.07.090 Critical area reviews.
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This section describes the purpose and procedures by which the city will review and authorize development and verify consistency with this chapter.

A. Critical Area Review 1.

1. The purpose of a critical area review 1 is to review:

a. Activities listed as modifications in MICC 19.07.130, Modifications;

b. Verification of the presence or absence of a critical area; or

c. Verification of the delineation and/or type of wetland or watercourse.

2. Review Timing and Sequence.

a. If a building permit is required for the proposed scope of work associated with the critical area review 1, then the substance of the review shall take place concurrently with the building permit review and no separate land use review application is required.

b. If no building permit is required for the proposed scope of work associated with the critical area review 1, then the review shall take place according to the procedures required for a Type 1 land use review.

3. Requirements for a Complete Application.

a. Completed development application coversheet.

b. Project narrative, describing the proposed scope of work.

c. Scaled site plan showing the proposed work.

d. Any additional information required by the city to confirm compliance with this title.

B. Critical Area Review 2.

1. The purpose of a critical area review 2 is to review critical area studies and mitigation plans in support of proposed buffer averaging and reduction of wetland and watercourse buffers.

2. Review Timing and Sequence.

a. When development and/or activity within a wetland, watercourse, fish and wildlife habitat conservation area or buffer associated with these critical area types is proposed, a critical area review 2 is required to be reviewed and approved prior to construction authorization.

b. When development and/or activity is proposed on a site containing only geologically hazardous areas, an applicant has the option of either:

i. Applying for a critical area review 2 in advance of construction permits, using the procedures required for a Type 3 land use review; or

ii. Requesting consolidation of the review of geologically hazardous areas together with construction permit review.

c. When development and/or activity is proposed on a site containing geologically hazardous areas and one or more of the critical area types listed in subsection (B)(2)(a) of this section or the associated buffer of one of those critical areas, a critical area review 2 reviewing all critical areas is required to be reviewed and approved prior to construction authorization, using the procedures required for a Type 3 land use review.

3. Requirements for a complete application include:

a. A completed development application coversheet;

b. A critical area study, meeting the requirements of MICC 19.07.110, Critical area study; and

c. Additional information required by the city to confirm compliance with this title.

C. Reasonable use exceptions shall be reviewed using the criteria in MICC 19.07.140, using the procedures required for a Type 4 land use review.

D. Public agency exceptions shall be reviewed using the criteria in MICC 19.07.150, using the procedures required for a Type 3 land use review. (Ord. 19C-05 § 1 (Exh. A)). (Ord. 19C-05 § 1 (Exh. A), 2019.)

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