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the Council before any person, firm or corporation proposing a subdivision shall proceed with any grading and improvements for streets or installation of public utilities. The final plat of the proposed subdivision must be approved by the Council and recorded in accordance with the provisions hereof before any person, firm or corporation proposing a subdivision shall sell, agree to sell, transfer, lease or otherwise convey any lot, parcel or tract in a subdivision, or construct or commence the construction of any building in a subdivision. - (B) Advisory m~eting. A pmon or corporation desiring apptoval of a plat of a subdivision shall appear before the Planning and Zoning Commission to discuss his or her proposal before filing an application for preliminary plat approval. No fee or formal application is required for this meeting. Its purpose is to save the subdivider time and money. The subdivider shall be prepared to discuss the details ofhis or her proposed subdivision, including such items as the proposed use, existing features of the area, existing covenants, land characteristics, availability of community facilities and utilities, size of development, play areas or public areas, proposed protective covenants, proposed utilities and street improvements. The Commission will answer any questions from the subdivider and suggest professional advice. (C)-Preliminary plat. (1) Application. After the advisory meeting, the subdivider shall submit an application for approval of a preliminary plat to the Adminis1rator. The application shall be accompanied by the following: (a) Fifteen copies of all maps and data set forth in these regulations; and (b) A certified check or money order in an amount to cover the scheduled preliminary fees. (2) Action by the Administrator. The developer should submit plans to the Administrator 10 days before the meeting to provide adequate time for review. The Administrator shall send I copy of each of the maps and data to the City Engineer, the City Planner and members of the Planning and Zoning Commission for review. (3) Action by Commission. The Planning and Zoning Commission shall review the preliminary plat and shall set a public hearing on the preliminary plat, the time and place to be published in the official newspaper at least 10 days before the day of the hearing. Following the hearing, the COmmIssion shall recommend approval or disapproval of the preliminary plat with any changes and conditions as it may suggest and shall transmit its recommendations. The Commission shall determine whether the proposed plat is consistent with the regulations specified in this chapter and with the comprehensive plan of the city, and whether the proposed development will advance the general welfare of the area and the city. (4) Action by Council. Upon receipt of the recommendations of the Planning and Zoning Commission, the Council shall consider the application and, after holding public hearings as it deems desirable, shall approve or disapprove the application with changes of conditions, if any, as it may deem appropriate. This may include the requirement for a development contract between the city and the applicant; refusal of any of the changes or conditions shall constitute denial of the application by the City Council. Failure of the applicant to notify the City Council ofhis or her acceptance or refusal of the modifications to the preliminary plat constitute acceptance of these conditions. The City Council shall approve or disapprove the plat within 120 days from the application by 21