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Planning Department Review The applicant shall su~rit the plans for the proposed project to the Planning Depar~rent at least twenty-one (21) days prior to a regular Planning Commission meeting. The purpose of t.his is to allow the City Staff to review the proposed project. The following information shall be suhritted by the applicant at this time: 1. Sketch plan of the proposed project; 2. Completed site plan/design approval application; and 3. $500 deposit fee. The City Engineer shall ascertain what on-site and/or off-site improv~rents exist on the site or are provided for on the site. These improverents shall include grading, gravel base, blacktop, sidewalk, curb and gutter, drainage, parking area(s), sewer systems, storm sewer, catch basins, sewer connections, water mains, wells, property line curbs, buffer areas and other items of a similar nature incluidng streets, alleys, and utility and drainage easements. The City Engineer shall report his findings to the planning staff prior to the Planning Commission's review of the application. Based on the City Engineer's findings, the City's planning staff shall prepare a proposed Develot~ent Agreement in accord with Section. of this chapter. The proposed development agreement along with the applicant's site plan/building design plan and Engineer's review shall be forwarded to the Planning C~rmission. The Planning Commission shall review the site plan/building design plan application. After said review, the Planning Commission shall adopt findings of fact and shall make a recc~mendation for approval or denial to the City Council. The City Council shall review the application , adopt findings of fact related to it and either approve or deny the application. The Council may, as a condition of approval, require certain additional conditions in either the proposed development agreement or the site/building design plan. The City Council's final action on the application shall be the City's final action on the af~plication. Develo~ent Contract Prior to approval of the site/building design plan application and prior to construction of any required site improvements, the applicant shall enter into a contract with the City. This contract shall require the applicant to construct all improv~ents on the site at the applicant's sole expense and in accordance with City plans and specifications. Said contract shall also provide that the City will be reimbursed for all oosts incurred by the City for engineering and legal fees K-8