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14 <br />LA515\1\1066805.v2 <br />renderings in order to ensure compliance with city design guidelines and <br />standards. <br />12. Any environmental review, such as an environmental assessment <br />worksheet, as required by state statutes. If an environmental review is <br />required, the preliminary plat application cannot proceed until the review or <br />study is complete. <br />14. Other information. Other information shall be provided as may be reasonably <br />requested by the city staff, planning commission, or council. <br />2. Preliminary major subdivision (Preliminary Plat) review. <br />1. Review by staff and other commissions or jurisdictions. The city shall refer copies <br />of the preliminary plat to the city engineer, planner, attorney, the park commission, <br />and the appropriate county, state, or other public agencies, including, but not <br />limited to the watershed districts, the state department of transportation and/or the <br />county if the application abuts a county road or highway or county state-aid <br />highway, and/or the department of natural resources (DNR) if the application is <br />within a shoreland overlay district and/or floodplain management district, for their <br />review and comment. The city shall instruct the appropriate staff persons to prepare <br />technical reports where appropriate, and to provide general assistance in preparing <br />a recommendation on the action to the planning commission and council. <br />2. Comment must be received within 30 days or it will be assumed there are no <br />objections. <br />3. Public hearing set. Upon receipt of a complete application, the city shall set a public <br />hearing following proper hearing notification. The planning commission shall conduct the <br />hearing and report its findings and recommendations to the council. The planning director <br />shall give notice of the hearing. The notice shall consist of a property description and a <br />description of the request. The notice shall be published in the official newspaper at least <br />ten days prior to the date of the hearing and written notification of the hearing shall be <br />mailed at least ten days prior to all owners of land within 350 500 feet of the boundary of <br />the property in question. Public hearings shall follow the hearing procedures outlined in <br />LEC 105.12.250. The planning commission, at its discretion, may direct that notification <br />be sent to property owners at distances of greater than 350 500 feet. The failure of any <br />property owner to receive notice shall not invalidate the proceedings set forth in this title. <br />4. Planning commission action. <br />1. The planning commission shall make a finding of fact and recommend such actions <br />or conditions relating to the request as it deems necessary to carry out the intent and <br />purpose of this title. The planning commission shall have the authority to request <br />additional information from the subdivider concerning the proposal, as deemed <br />necessary to formulate a recommendation on the proposal. <br />2. The planning commission shall recommend approval of the preliminary plat if it in <br />all ways conforms to the city's comprehensive plan and development code. The <br />commission shall recommend denial of the preliminary plat if it makes any of the <br />following findings: <br />1. That the proposed subdivision is in conflict with the city's comprehensive <br />plan, development code, capital improvements program, or other policy or <br />regulation.