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3. The Planning Commission may hold a hearing on the applica- tion for the proposed site development permit, and before holding such hearing shall send notices to each adjacent property owner andto such other additional owners as, in the opinion of the City Manager, may be substantially affectad by such grading operations. A) Upon completion of the hearing and after consideration of the recommendations of the Site Development Committee, the Planning Commission shall approve, approve with such reasonable conditions as it way deem necessary to secure substantially the objectives of this ordinance, or dis- approve the application for the site development. 5) i-ailure of the Planning Commission to make a determination upon the approval, conditional approval, or disapproval of the application for a site development permit within. sixty (60) days after receipt of all necessary information for such action will constitute an approval of the application unless such time is extended with the consent of the applicant. C. Prohibition of Pre -Grading. Pio site development permit shall be issued for an intended building site unless: 1) Such permit is accompanied by or combined with a. valid building permit issued by the Town, and 2) The proposed gracing is coordinated with any overall grading plan previously approved by the Town for the area in which the site is situated. SaCTION 5. DENIAL OF PERMIT. 'There, in the opinion of the Site Development Committee, the work as proposed by the applicant is contrary to the purposes of this ordinance, the site development permit shall be ceniec:. The applicant may appeal such denial as provided in Article 5, Section 5. Factors to be considered in the denial shall include, but not be limited to, possible saturation of fill ane unsupported cuts by water, both natural an; domestic; run-off surface waters that produce erosion, and silting of drainage ways; sub -surface conditions such as the rock strata and faults, nature and type of soil or rock that when disturbed by the proposed grading may create earth movement and produce slopes that cannot be landscaped, and exces- sive and unnecessary scarring of the natural landscape through grading or removal of vegetation. SECTION 6. RESPONSIBILITY. Failure or the Town officials to observe or recognize hazardous or ugly conditions or to recommend denial of the -a-