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7A Page 33 such conditions in accordance with the provisions of this Article. Any required work shall be completed within thirty (30) calendar days of the date of such order, unless the sign poses a serious and immediate threat to the public health and safety by virtue of its physical condition, in which case the sign may be immediately removed by the City without notice; provided that written shall thereupon be given to the property owner as determined from the most recent equalized assessment roll, of such removal and of the costs payable to the City for retrieval of the sign. If the conditions are not abated within the specified time period, the City may cause the sign to be removed or altered. The City shall store an~' removed sign for at least ten (10) calendar days; if the owner does not claim the sign within that time period, then the City may dispose of the sign. The property owner and/or the person responsible for the installation and/or maintenance of the sign shall be liable for the costs incurred by the City for its removal, alteration and/or storage, which are to be paid as a condition of release of the sign. In the alternative, the City may lien the subject property for recovery of its costs for removal alteration and/or storage of the sign(s} pursuant to the procedures set forth in Chapter 14 of this Code. Sec. 3.110 to 3.112 RESERVED. DIVISION NINE. PERMITS AND APPEALS Sec. 3.113. REVIEW AND APPEAL PROCESS FOR PERMiTS AND SIGN- RELATED DECISIONS: A. Levels of review. All matters of enforcement, interpretation and application of this Article, including all sign-related decisions, shall be made initially by the Director as an administrative matter, with no public hearing required. The Director's decision may be appealed to the City Council for public hearing. The City Council's decision is final as to the City, but may be subject to judicial review. B. Rules of decision. The Director shall approve all sign permit applications which fully comply with the requirements of this Article and all other applicable laws, rules, regulations and requirements. For any sign permit application which does not comply with this Article and all other applicable laws, the Director shall deny the application and give notice of such decision detailing the reasons for denial to the applicant not more than thirty (30) calendar days after the application is deemed complete. If such notice is not timely given, and the applicant does not waive time, then the application shall be deemed approved and the applicant shall be entitled to appeal the decision without paying the appeal fee. C. Incomplete applications. If the Director finds that any application for a sign permit is incomplete, the applicant shall be so notified not more than thirty (30) calendar days after the application is received. The notice shall detail all known points of incompleteness. The applicant may resubmit the application in complete form without paying the application fee again, one time, within thirty (30) calendar days of when the notice of incompleteness is given. If the Director fails to provide notice of AttyJOrd/Ord.211 032007 31