<div class="chunk-title">Sec. 3.4 - Common review procedures.</div>
<div class="chunk-content">
            <p class="incr0">
               (a)
               </p>
            		
            <p class="content1">
               <span class="ital">Overview</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               This section describes the standard procedural steps and rules generally applicable
               to development applications reviewed under this Ordinance, except where specified
               otherwise in this chapter.
               </p>
            		
            <p class="incr1">
               (ii)
               </p>
            		
            <p class="content2">
               The flow charts adjacent to the procedures indicate the steps for the specific application
               or review.
               </p>
            		
            <p class="incr0">
               (b)
               </p>
            		
            <p class="content1">
               <span class="ital">Purpose and Intent</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               This common review procedures section establishes the procedures used by the County
               and its Regulated Districts for the processing of applications for a development permits
               or approvals. It is the intent of this section to establish a uniform set of processes
               to foster greater efficiency and predictability for applicants, residents, staff,
               and elected and appointed officials during the review of development applications.
               Decisions on development applications may be administrative, legislative or quasi-judicial.
               </p>
            		
            <p class="incr0">
               (c)
               </p>
            		
            <p class="content1">
               <span class="ital">Pre-Application Conference</span>.
               </p>
            		
            <p class="b0">
               <div style="float:right">
				
               <a href="https://mcclibrary.blob.core.usgovcloudapi.net/codecontent/14666/425389/3.1.png" target="_blank" data-image-filename="3.1.png"><img id="img_2" src="https://mcclibrary.blob.core.usgovcloudapi.net/codecontent/14666/425389/3.1.png" alt="3.1" width="224" height="322" data-image-filename="3.1.png"></a>
               </div>
				
               
               
               <p class="incr1">
                  (i)
                  </p>
               		
               <p class="content2">
                  <span class="ital">Purpose</span>.
                  </p>
               		
               <p class="incr2">
                  1)
                  </p>
               		
               <p class="content3">
                  The purpose of a pre-application meeting is an opportunity in an informal setting
                  for the applicant to learn about the submittal requirements, procedures, and standards
                  applicable to a particular development application. A pre-application meeting is also
                  an opportunity for County staff to become familiar with the proposed development and
                  offer comments as it relates to the standards set forth in this Ordinance.
                  </p>
               		
               
               <p class="incr1">
                  (ii)
                  </p>
               		
               <p class="content2">
                  <span class="ital">Pre-Application Conference</span>.
                  </p>
               		
               <p class="incr2">
                  1)
                  </p>
               		
               <p class="content3">
                  A pre-application conference between the applicant and County staff is required. This
                  requirement may be waived at the discretion of the Planning Director, Permitting and
                  Code Enforcement Director, and/or his/her designee(s).
                  </p>
               		
               
               <p class="incr1">
                  (iii)
                  </p>
               		
               <p class="content2">
                  Discussions at a pre-application conference are not binding on the County and do not
                  constitute submittal for formal review of an application.
                  </p>
               		
               <p class="incr2">
                  1)
                  </p>
               		
               <p class="content3">
                  Applicants shall contact the appropriate department as listed in Table 3.1: Development
                  Review Procedures, to schedule a pre-application conference.
                  </p>
               		
               
            <p class="incr0">
               (d)
               </p>
            		
            <p class="content1">
               <span class="ital">Application Submittal and Acceptance</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               All applications for development approval shall be submitted in accordance with the
               requirements of this UDO and shall be filed with the Planning or Permitting and Code
               Enforcement Department as appropriate.
               </p>
            		
            <p class="incr1">
               (ii)
               </p>
            		
            <p class="content2">
               Applications required under this UDO shall be submitted, fully complete, on forms
               and in such numbers as required by the County. Required application forms may be found
               in the office of the Planning Department or the County's website. The County's official
               application checklists are intended to provide further guidance to applicants as to
               the necessary level of detail for certain permit/process types.
               </p>
            		
            <p class="incr1">
               (iii)
               </p>
            		
            <p class="content2">
               <span class="ital">Fees Schedule</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               Filing fees have been established to help defray the cost of processing applications.
               The fee schedule may be found in the office of the Planning Department, Permitting
               and Code Enforcement, or on the County's website.
               </p>
            		
            <p class="incr2">
               2)
               </p>
            		
            <p class="content3">
               Before review of an application, including applications for re-hearings, all filing
               fees must be paid in full. No refund of the fee or any part of the fee shall be made
               unless the application is withdrawn prior to a hearing.
               </p>
            		
            <p class="incr1">
               (iv)
               </p>
            		
            <p class="content2">
               <span class="ital">Completeness Determination</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               On receiving a development application, the Planning Director/ Permitting and Code
               Enforcement Director shall determine, in a reasonable period of time, whether the
               application is complete or incomplete. A complete application is one that:
               </p>
            		
            <p class="incr3">
               a)
               </p>
            		
            <p class="content4">
               Contains all information and materials identified in the Section as required for submittal
               of the particular type of application.
               </p>
            		
            <p class="incr3">
               b)
               </p>
            		
            <p class="content4">
               Is in the form and number of copies required by this Section.
               </p>
            		
            <p class="incr3">
               c)
               </p>
            		
            <p class="content4">
               Is legible and printed to scale (where appropriate).
               </p>
            		
            <p class="incr3">
               d)
               </p>
            		
            <p class="content4">
               Is signed by the person with the authority to file the application.
               </p>
            		
            <p class="incr3">
               e)
               </p>
            		
            <p class="content4">
               Includes information in sufficient detail to evaluate whether or not the application
               complies with the applicable review standards in this Ordinance.
               </p>
            		
            <p class="incr3">
               f)
               </p>
            		
            <p class="content4">
               Is accompanied by the fee established for the particular type of application.
               </p>
            		
            <p class="incr3">
               g)
               </p>
            		
            <p class="content4">
               Includes material associated with a pre-application conference; if applicable.
               </p>
            		
            <p class="incr1">
               (v)
               </p>
            		
            <p class="content2">
               <span class="ital">Application Incomplete</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               If the application is incomplete, the Planning Director or Permitting and Code Enforcement
               Director shall notify the applicant of the deficiencies. The applicant may correct
               the deficiencies and resubmit the application for completeness determination. The
               Planning Director or Permitting and Code Enforcement Director may agree to process
               an application without all required information at the risk to the Applicant as the
               decision-making body may later require the information prior to acting on the application.
               </p>
            		
            <p class="incr1">
               (vi)
               </p>
            		
            <p class="content2">
               <span class="ital">Application Complete</span>.
               </p>
            		
            <p class="incr2">
               1)
               </p>
            		
            <p class="content3">
               On determining that the application is complete, it shall be considered as submitted,
               and the County shall commence review in accordance with the procedures and standards
               of this Ordinance.
               </p>
            		
            <p class="incr0">
               (e)
               </p>
            		
            <p class="content1">
               <span class="ital">Staff Review and Action</span>.
               </p>
            		
            <p class="incr1">
               (i)
               </p>
            		
            <p class="content2">
               Review times for specific permits and procedures shall be listed on the application
               forms available from the Planning Department, Permitting and Code Enforcement, or
               County's website.
               </p>
            		
            <p class="incr1">
               (ii)
               </p>
            		
            <p class="content2">
               Applications shall be reviewed during the review cycle in place when the application
               is determined to be complete.
               </p>
            		
            <p class="incr1">
               (iii)
               </p>
            		
            <p class="content2">
               When an application is determined to be complete, it shall be distributed by the Planning
               Director to all appropriate staff and review agencies for review and comment, and
               the preparation of a staff report, if appropriate.
               </p>
            		
            <p class="incr1">
               (iv)
               </p>
            		
            <p class="content2">
               In considering the application, the Planning Director, Permitting and Code Enforcement
               Director, or other County staff (as appropriate) shall review the application, relevant
               support material, and any comments or recommendations from other staff and review
               agencies to which the application was referred.
               </p>
            		
            <p class="incr1">
               (v)
               </p>
            		
            <p class="content2">
               In cases where a development application is decided by the Planning Director, Permitting
               and Code Enforcement Director, or other County staff (as designated), the appropriate
               County staff member(s) shall approve, approve with conditions, or disapprove the application
               based on the review standards set forth in this Section.
               </p>
            		
            <p class="incr1">
               (vi)
               </p>
            		
            <p class="content2">
               Conditions of approval shall be limited to those deemed necessary to ensure compliance
               with the standards of this Ordinance and be related in both type and amount to the
               anticipated impacts of the proposal on the public and surrounding development. All
               conditions of approval shall be included in the development permit or approval.
               </p>
            		
            <p class="incr1">
               (vii)
               </p>
            		
            <p class="content2">
               If deficiencies in complying with applicable standards of this Ordinance are identified,
               the Planning Director or Permitting and Code Enforcement Director shall notify the
               applicant of such deficiencies and provide the applicant a reasonable opportunity
               to discuss them and revise the application accordingly.
               </p>
            		</div>