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13 that the City’s review schedule does not permit adequate time for the City Council to act properly on the item is sufficient. 3.The City cannot “automatically” notify the applicant of a 60 day extension. The City is required to review the application enough to make a reasonable determination that the first 60 days will be inadequate. Therefore, a separate letter should be sent after the material is received. 4.If the City reaches the end of the 120 day review period, including a noticed extension, it must make a final decision, or the application will be considered approved as submitted. For complex projects, negotiations often occur between the City and the applicant, and can take several weeks. Most Cities will ask the applicant to sign a form letter waiving the 60-day rule if a decision can not be made. The City can be quite persuasive with this request as the alternative to further consideration is usually to deny the proposal. 5.Subdivisions have their own 120 review calendar listed in the Statutes. However, most Cities apply the 60-day rule to subdivisions just to be on the safe side. 6.Cities are required to notify an applicant in writing of a denial of a permit, including the reasons for denial. This notice is required to be provided within the statutory period. It is a safe assumption that approvals with conditions must also be notified in this manner. This notification can have consequences that cities need to be careful of. Imagine that a City Council is meeting on the final day of the timeline. They would essentially have to present the written notice of denial, along with the reasons, to the applicant at the meeting to meet the deadline. The 60-day rule is not necessarily difficult to comply with, but it requires attention to avoid a trap of automatic approval. The safest option is to be careful with the application package and notify the applicant of deficiencies in the application to delay the start of the calendar. For multi-part applications, it is best to require that each part is a separate application. For instance, with Planned Unit Developments, the ordinance provides for a Concept Stage review, Development Stage review, and Final Stage PUD. For complex projects, there is no way that the project can be submitted, reviewed, revised, and reviewed again within the full 120 day period. As such, most Cities separate the stages into distinct applications. Subdivisions and Plats Subdivisions are any division or combination of land parcels. A “Plat” is a specific type of subdivision that involves the filing of new title information with the County Recorder that results in all future legal descriptions referring to the mapped Plat, rather than historical description information.