§ 24.05.030. Coordination with other application reviews.

A proposed project action involving a permit under this title shall be processed in a consolidated manner, as specified below:

A.

Decisions on and review of critical area review permits under Chapter 24.40 TCC associated with other related development applications may occur with the State Environmental Policy Act review and determination required under Chapter 17.09 TCC. However, the decision on the critical area review permit is a separate decision.

B.

If no State Environmental Policy Act determination is required, then:

1.

The decision shall be issued such that the appeal period shall expire a minimum of fifteen calendar days prior to a public hearing; or

2.

Where no public hearing is required, the decision shall occur prior to or at the same time as the decision on any associated development application.

C.

Critical area review permits may be combined with the underlying permit when the requested action does not include:

1.

Buffer averaging or reconfiguration;

2.

Buffer reductions or riparian area reductions;

3.

Landslide hazard area stabilizations;

4.

Critical area map amendments;

5.

Permits that require hearing examiner approval;

6.

Subdivisions, short plats, large lot subdivisions, or binding site plans;

7.

Intensive uses in wetlands and fish and wildlife habitat conservation areas;

8.

Stream relocation;

9.

Direct impacts to a critical area for activities that do not require a reasonable use exception (including wetlands, geologic hazard areas, riparian areas, frequently flooded areas, and other fish and wildlife conservation areas);

10.

Intensification of a legally established nonconforming use;

11.

Discretionary replacement of a nonconforming use or structure; and

12.

Other requested actions where the review authority has determined that the scope of the requested action may adversely impact a critical area or its buffer.

D.

Decisions on and review of reasonable use exceptions under Chapter 24.45 TCC associated with other related development applications that require a public hearing before the hearing examiner shall occur concurrent with the related development applications; unless the applicant chooses to initiate the reasonable use exception first.

E.

Decisions on reasonable use exceptions under Chapter 24.45 TCC associated with other related development applications that do not require a public hearing before the hearing examiner shall occur prior to a decision on the development applications.

Table 24.05-1. Critical Area Review Authority and Review Processes

PERMIT/REVIEW	APPROVAL AUTHORITY				REVIEW PROCESS TYPE (Section 24.05.010)
	Staff/Director	Hearing Examiner (HE)	Planning Commission	County Commissioners	I	II	III	IV
Administrative action	D	A		A	■
Emergency authorization (Chapter 24.90)	D	A		A	■
Critical area determination	D	A		A	■
Type I critical area review permit (Chapter 24.40) (Type I application review process)*	D	A		A	■*
Type II critical area review permit (Chapter 24.40) (all other application review processes)*	D	A		A		■*
Critical area map amendment**	D*	A*		A*	■
Critical area ordinance amendment	R		R	D				■
Code interpretation	D	A		A	■
Reasonable use exception (Chapter 24.45)	R	D		A			■
Permit and administrative action amendments	Same approval authority and review process as the original action being amended.
Time extensions	Same approval authority and review process as original decision/approval.
LEGEND: A = Appeal D = Decision R = Recommendation
* See TCC 24.40.020 for selecting the appropriate process for a critical area review permit
** Subject to TCC 24.05.050 and 24.91.030.

 

(Ord. No. 14773, § 3(Att. B), 7-24-2012; Ord. No. 14961, § 4(Att. D), 12-17-2013)