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<br />the area, existing covenants, land characteristics, availability of community facilities and utilities, size <br />of development, play areas or public areas, proposed protective covenants, proposed utilities and street <br />improvements. The Commission will answer any questions from the subdivider and suggest <br />professional advice. <br /> <br />(C) Preliminary plat. <br /> <br />(1) Application. After the advisory meeting, the subdivider shall submit an application for <br />approval of a preliminary plat to the Administrator. The application shall be accompanied by the <br />following: <br /> <br />(a) Fifteen copies of all maps and data set forth in these regulations; and <br /> <br />(b) A certified check or money order in an amount to cover the scheduled preliminary <br /> <br />fees. <br /> <br />(2) Action by the Administrator. The developer should submit plans to the Administrator ten <br />days before the meeting to provide adequate time for review. The Administrator shall send one copy of <br />each of the maps and data to the City Engineer, the City Planner and members of the Planning and <br />Zoning Commission for review. <br /> <br />(3) Action by Commission. The Planning and Zoning Commission shall review the <br />preliminary plat and shall set a public hearing on the preliminary plat, the time and place to be <br />published in the official newspaper at least ten days before the day of the hearing. Following the <br />hearing, the Commission shall recommend approval or disapproval of the preliminary plat with any <br />changes and conditions as it may suggest and shall transmit its recommendations. The Commission <br />shall determine whether the proposed plat is consistent with the regulations specified in this chapter <br />and with the comprehensive plan of the city, and whether the proposed development will advance the <br />general welfare of the area and the city. <br /> <br />(4) Action by Council. Upon receipt of the recommendations of the Planning and Zoning <br />Commission, the Council shall consider the application and, after holding public hearings as it deems <br />desirable, shall approve or disapprove the application with changes of conditions, if any, as it may <br />deem appropriate. This may include the requirement for a development contract between the city and <br />the applicant; refusal of any of the changes or conditions shall constitute denial of the application by <br />the City Council. Failure of the applicant to notify the City Council of his or her acceptance or refusal <br />of the modifications to the preliminary plat constitute acceptance of these conditions. The City Council <br />shall approve or disapprove the plat within 120 days from the application by the subdivider unless the <br />city grants itself an automatic extension of time or the time period is otherwise extended by agreement. <br /> <br />(D) Final plat. <br /> <br />(1 ) Within 180 days from receiving the last required approval of the preliminary plat by the <br />City Council, the developer shall submit an application for fmal approval to the Administrator, as set <br />forth in these regulations. The application shall be accompanied by: <br /> <br />54 <br />