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Page 2 <br />the property develops, or whether they recommend the preparation of an EIS. The City's zoning <br />ordinance requires the Planning Commission to hold a public hearing and notices are required to <br />published in the paper and sent to all owners of record within 700 feet of the development <br />property informing them that an EAW has been submitted and available for review and <br />comment. Following the close of the comment period, the City staff will write formal responses <br />to any of the comments received throughout the process, and the EAW will be forwarded to the <br />City Council. The City Council will be asked to make a determination about whether an EIS <br />should be prepared for the project. <br />Following review of the EAW, the developer may choose to proceed through the development <br />review process. The developer may submit preliminary plat and PUD development applications <br />prior to review of the EAW, but no formal approval on the project can be made until the EAW <br />process is complete. Staff would anticipate the developer to make changes to the plan to address <br />the comments from the Commissions and City Council, as well as to address the comments <br />generated through the EAW process. There will be additional public hearings for the <br />development applications as are always required by that process. There will be opportunities for <br />specific comments from the public related to the proposed land use, site plan, access, drainage <br />design and other associated development items at that time. <br />3. STAFF RECOMMENDATION: <br />This is the beginning of the EAW review process. Staff recommends that the City Council <br />authorize distribution of the EAW for public comment. <br />2 <br />