A. The Planning Commission shall convene a public hearing and shall make recommendations to Town Council for action on all subdivisions and rezones following an open record public hearing as required, consistent with the procedures of this chapter.

B. Prior to the Planning Commission hearing, the Mayor or Mayor’s designee shall prepare a staff report on the proposed development or action that summarizes the comments and recommendations, comments of any affected public agencies and special districts, and that evaluates the proposed development’s consistency with Town ordinances, adopted plans and regulations. The staff report may include proposed findings, conclusions and recommendations for consideration of the application.

C. Within fourteen calendar days after the date of the record closes, the Planning Commission shall issue a recommendation regarding the application(s), provided the Planning Commission shall not issue a recommendation regarding the application(s) until at least fifteen calendar days after the threshold determination under SEPA is made.

D. Within five working days from the date of the recommendation, the Town Clerk shall mail the notice of the Planning Commission recommendation to the applicant and applicant’s representative, and all parties of record. The mailing shall include a notice which includes the following information:

1. The time and place at which Town Council will set the closed record hearing for review and action. Such statement shall include notice that Town Council action shall be closed record review based on the Planning Commission’s or Hearing Examiner’s open record hearing.

2. A statement that the complete case file is available for review. The statement shall list the place, days and times where the case file is available and the name and telephone number of the Town representative to contact for information about the case. Town Council shall set a time for Council action at its next regular meeting.

E. Recommendations of the Planning Commission to the Town Council regarding subdivisions and other land use actions requiring decisions by the Town Council shall be submitted no later than fourteen calendar days following Planning Commission action. The recommendation shall include:

1. A statement of the applicable criteria and standards in this chapter and other applicable law.

2. A statement of the facts that the Planning Commission found to show the application does or does not comply with each applicable approval criterion and standard.

3. The reasons for a conclusion to approve or deny.

4. The recommendation to approve or deny the application and, if approved, any conditions of approval necessary to ensure the proposed development will comply with applicable criteria and standards.

5. The Town Council at its next regular meeting shall set the date when it shall act on the recommendation based on the record established at the public hearing. (Ord. 01-412 §1 (Exh. 1 (part)), 2001: Ord. 319 §IX, 1996)