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c0 u 3. Failure of the Planning Commission to make a determina- tion 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. No Site Development Permit shall be issued foran 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 grading is coordinated with any overall grading plan previously approved by the Town for the area in which the site is situated. D. Issuance of Permit. Upon approval of a Site Development Permit application, the stamp of approval of the Site Development Committee shall be placed on the approved plot plan. All conditions of the approval shall also be placed on each copy of the approved plot plan. One copy shall be given to the applicant, one copy shall be given to the City Engineer and one copy shall be retained in the records of the Town of Los Altos Hills. Such an approved plan shall constitute the Site Development Permit. SECTION 5. DENIAL OF PERMIT. Where, 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 denied. The applicant may appeal such denial as provided in Article 5, Section S. Factors to be considered in the denial shall include, but not be limited to, possible saturation of fill and unsupported cuts by water, both natural and domestic; run-off surface waters that produce erosion, and silting of drainage ways; subsurface conditions such as the rock strata and faults, nature and type of soil or rock that when disturbed by the pro- posed grading ra-y create earth movement and produce slopes that cannot be landscaped, and excessive and unnecessary scarring of the natural landscape through gradinn or re;uoval of vegetation. SECTIO:] G. M-SPONSIBILITY. Failure of the Twin officials to observe or recognize hazardous or ugly conditions or to recommend denial of the grading permit, or of the Planning Commission to deny said permit, shall -9-