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the Zoning Administm tor and when the Planning Commission have responsibility for <br />making a decision. These rules apply across the board, in all zones and with all projects. <br />A Precise Plan, however, can adopt new approval procedures customized to the particular <br />project. In the Downtown the Council may determine that approvals am made by both the <br />Downtown Manager and the Zoning Administrator, orthe Council may decide that a project <br />is of sufficient significance that the review and approval may be made by Council rather <br />than the Planning Commission or staff. The Precise Plan gives the City the ability to <br />develop administmtive procedures that am customized to the particular project or site. <br /> <br />How Will the Planned Community District Work? <br />In brief, the fimt step is the initiation of a Precise Plan. In the proposed Ordinance, a <br />Precise Plan can be initiated by the Council, the Planning Commission, or staff. <br />Landownem and developers can request initiation of Precise Plans but to ensure that such <br />requests am reasonable in number, such requests go to the staff and then through the <br />Commission to the City Council. <br /> <br />Once initiated, the Precise Plan is dm fted and then reviewed by the Planning Commission <br />at a public hearing. The Commission then recommends to the City Council. The Precise <br />Plan may make m commendations that also change the General Plan. If so, the Planning <br />Commission's recommendation to the City Council will also include a General Plan <br />amendment. All Precise Plans will be reviewed by the Planning Commission and <br />recommended to the City Council. The City Council will be the final approval on all Precise <br />Plans. <br /> <br />When the Precise Plan is adopted, the ama covered by the plan is given a new zoning <br />designation - a P District- that will be tied to the Precise Plan. People seeking to develop <br />within a P District will refer to the applicable Precise Plan. The Precise Plan and the <br />applicable P District have to be approved at the same time. It is not possible to establish a <br />P District without an accompanying Precise Plan. <br /> <br />Development within the ama of a Precise Plan will be approved by issuance of Planned <br />Community Permits (PC permits). Depending upon the size of the ama being planned, <br />them may be only one, or mom than one, PC permits. Such permits will expire after one <br />year, and may be administratively extended for one six month pedod. As an example, if a <br />Pm cise Plan and P District am adopted, the Plan may specify development in four phases. <br />Each phase would receive a separate PC Permit and would only be initiated when the <br />developer seeks particular approval for that phase. The balance of the Plan area - in this <br />hypothetical example, the other three phases - am still controlled by the Precise Plan but <br />will not develop Until someone formally submits plans. <br /> <br />This Ordinance amendment applies to the entire City. Staff and the Commission believe <br />that this tool will be of gmat use in the Downtown and Bay front areas, but it can be applied <br />anywhere in the City. When a Precise Plan and its attendant P District are adopted, the P <br />District appears on the City's zoning map, indexed to the particular Precise Plan. People <br />seeking to develop within the ama of a Precise Plan will refer to the Precise Plan for all <br />development standards. <br /> <br /> <br />