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a. A written description of the request for the major variance, including an explanation of compliance with the variance criteria set forth in this section. b. Supporting materials, as outlined in Section 21045.07 of this Chapter, as determined by the Zoning Administrator as applicable to be necessary for the complete and clear definition and understanding of the request. (2) Upon receipt of a complete application, as determined by staff review, and following preliminary staff analysis of the application and request, the Zoning Administrator, when appropriate, shall establish a time and place for consideration by the Planning Commission. At least ten (10) days before the date of the meeting, a written notice of the meeting shall be mailed to the applicant and to all other owners of property located within two hundred (200) feet of the boundaries of the property which is the subject of the application. (3) Failure of a property owner to receive notice shall not invalidate any such proceedings as set forth within this Chapter. (4) The Zoning Administrator shall instruct the appropriate staff persons to prepare technical. reports where appropriate, and provide general assistance in preparing a recommendation on the action to the Board. • (5} The Planning Commission. and Zoning Administrator. shall have the authority to request additional. information from the applicant concerning operational factors or to retain expert testimony with the consent and at the expense of the applicant concerning operational factors, said information to be declared necessary to establish performance conditions in relation to all. pertinent sections of this Chapter. (6) The applicant or a representative thereof may appear before the Planning Commission in order to present and answer questions concerning the proposed request. (7} The Planning Commission shall make a finding of fact and make a recommendation on such actions or conditions relating to the request as they deem necessary to carry out the purpose of this Chapter. Such recommendations shall be in writing and accompanied by the report and recommendation of the City staff. (8) The Board shall not act upon the request until they have received a report and recommendation from the Planning Commission and the City staff or until sixty (60) days after the first regular Planning Comnssion meeting at which the request was considered. (9) Upon receiving the report and recommendation of the Planning • Comnssion and. the City staff, the City Manager shall schedule the application 21030-4