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(5) Environmental Design Committee and Pathways Committee representatives may participate in the site development*hearing, and shall receive notice of the hearing on the same date that notice is mailed to property owners. (6) An interim staff report shall,be prepared at least five (5) days prior to the hearing, and be available for public review, outlining the project characteristics (floor area, development area, height, setbacks, materials, etc.) and its compliance with the Town's General Plan, Zoning and Site Development Codes, Design Guidelines, Town policies and subdivision conditions, where applicable. (7) The hearing shall be conducted by the Planning Director, and no other person may preside over the hearing unless so authorized by action of the City Council. (8) The Planning Director shall approve the project if the Director determines that the project complies with the Town's General Plan, Zoning and Site Development Codes,Design Guidelines, Town policies and subdivision conditions, if applicable, and that no substantive neighborhood opposition exists. (9) A final staff report shall be prepared to supplement the interim staff report with discussion of any issues raised by neighbors, committee representatives, staff, or the applicant, and to include the final conditions of approval and the applicant's signed agreement to those conditions. If opposition to the project exists, that opposition shall be noted in the final staff report along with the Planning Director's assessment of whether the opposition is supported by facts or relevant information. (10) Written notice of the Planning Director's decision shall be provided to the applicant, all property owners notified of the site development healing, and any other parties attending or providing written comments at the hearing, and to the Planning Commission, a minimum of ten (10) days prior to the end of the appeal period. (11) Council review of actions. The final staff report shall be forwarded to the City Council on a consent calendar for a meeting to be held not earlier than ten (10) day later than manly-one-Q4-) twenty-two (22) days after the site development decision; in the event that no Council meeting is held within that period, the City Clerk will notify the Council of the Planning Director's decision and, if no appeal is made prior to twenty efle twentV- two (22) days after the site development hearing, the project will be considered approved. (12)Appeals. A _�r A— I ippeals_ __ _ P!anfihig Difeetof' deeisien may be made in wr-iting4y .er-est.ed p---,y, Ifieluding by any I—e-i-m-eilmember-, not latef than the date and fifne ef th-e City Ceuneij� eansideratien ef the iteffi an its eensent ageiida, or- net latef than fity one (21) days. a'.,er--+,.,. __epment deeisien in the event that no Couneil rni, „aletT Any interested party may appeal a decision of the Planning Director to the City Council by filing a written notice of appeal with the City Clerk within twenty-two (22) days of the Planning Directors decision. A nonrefundable ling fee and a deposit for services shall accompany each appeal, except that any member of the Council or any two (2) members of the Planning Commission stay file such an appeal without payment of a fee. The Council shall hold a public hearing, in accordance with the provisions of Section I- 10.1105. 5