All proposed annexations to the City shall be referred to and reviewed by the Planning Commission. The Commission shall review the land with reference to the Master Plan and make recommendations for zoning at least 30 days prior to the public hearing on the issue of annexation. For purposes of annexation only a developed street shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities with an unobstructed width of not less than 20 feet. This definition does not apply to subdivision rules and regulations of the Lander city code. In the case of an annexation which does not require a public hearing on the issue of annexation, a public hearing shall be held after 15 days advance notice by publication on the sole issue of zoning. Such zoning decision shall be rendered within 14 days of the hearing.