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3X.174 Planning Ojmmission Study and Review of Pretiminory Plon <br />(a) The Planning Commission shall make its recommendations to the City Council <br />for Project approval; approval with conditions; or denial. Such recommendations <br />shall be made within sixty (60) days of the intial hearing unless the applicant <br />files a written request to the Planning Commission for delay. If the Planning Com <br />mission does not make its recommendations within the specified time period and <br />a delay has not been requested by the applicant, the City Council may take <br />action on the request by the applicant. <br />(b) The Planning Commission shall be responsible for evaluating the project <br />in tenns of maintaining the desirable chorocter of the City, the neighbor­ <br />hood and the site. The Planning Commission shall forward to the City <br />Council its recommendations based upon evaluation of the following <br />considerations: <br />Relationship to the Resource Component Analysis: <br />Are the features preserved, protected or enhanced; or <br />are they diminished, destroyed or exploited? <br />(2) Contribution to the existing desirable qualities of the neighborhood: <br />Are the local factors of traffic movement, safety, convenience, <br />appearance and general character strengthened? <br />(3) Integration of the various site components: <br />Are the locations and arrangements of the various development <br />elements functionally and aesthetically related to each other as <br />well os to the neighborhood setting? <br />(4) Implementation of the City's Comprehensive Plan and specific <br />Community Objectives: <br />Does the project help correct a deficiency in the balance of <br />community or neighborhood development? <br />Does it integrate or provide a transition between otherwise incom ­ <br />patible areas of existing or proposed development? <br />Compatibility with characteristics of adjacent development: <br />Are visual features, such os overall scale, bulk, height, <br />building materials, landscaping, color, and open space in <br />harmpney with each other and with surrounding development? <br />Are essential but adverse building and site elements properly <br />screened or obscured from neighboring property and public places? <br />(c) A finding that any of the above does or does not exist shell not solely be <br />cause for a project to be unacceptable, but further that It Is of such a <br />-12- <br />iili <br />to i <br />t ^ <br />I j <br />t