(1) Unless the applicant and appellant agree to a longer time period, the appeal review authority shall make a decision within 15 days of the close of the record.

(2) The appeal review authority shall affirm, reverse, or modify the decision of the planning director. Before reversing or modifying the planning director’s decision, the appeal review authority shall make findings and conclusions clearly stating how the planning director failed to properly evaluate the application or make a decision consistent with applicable criteria.

(3) The action of the appeal review authority is final.

(4) The decision of the historic review board or planning commission must be agreed upon by a majority of the board members present at a meeting. A tie vote results in affirming the decision of the planning director.