Unless the applicant and appellant agree to a longer time period, the planning commission shall make a decision within 15 days of the close of the record. The planning commission shall affirm, reverse, or modify any decision, determination, or requirement of the hearings official or historic review board. In addition, upon concurrence of the applicant, including waiver of the right to a decision within 120 days, and with the payment of an additional fee, the decision can be remanded to the original decision-maker. Before reversing the decision, or before changing any of the conditions of the hearings official or historic review board, the planning commission shall make findings of fact as to why the hearings official or the historic review board failed to properly evaluate the application or make a decision consistent with applicable criteria. The action must be agreed to by a majority of the members present at the hearing. A tie vote results in affirming the decision of the hearings official or the historic review board. The planning commission’s action is final.