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<br />78 <br />Page 8 <br /> <br />The Oracle site is therefore governed by the Lead Agency Agreement and <br />Development Agreement. In addition, the Oracle site is currently zoned "Industrial <br />Restricted," which is not one of the zones covered by the initiative. Therefore, a change in <br />the use of the Oracle site to permit the construction of a childcare center would not be <br />covered by the initiative and would not require two-thirds vote approval. <br /> <br />10. How would the state-mandated housing exemption work? Would this affect <br />the City's ability to approve low-income housing in the City? <br /> <br />The initiative does not require two-thirds voter approval to build housing on land <br />covered by the initiative if the construction of such housing is required to comply with the <br />City's housing obligations under state law. That circumstance would occur if the City finds <br />that the only way for it to meet its fair share of the housing needs of all economic segments <br />of the community would be to designate some portion of the covered land for additional <br />housing. <br /> <br />The City's current Housing Element, for the period from 1999 through 2007, does <br />not identify any areas covered by the initiative as land that should be developed to comply <br />with the City's housing obligations. The City is currently going through the process of <br />updating its Housing Element and has not yet identified specific areas that could or must <br />be developed to comply with the City's housing obligation. <br /> <br />11. If the initiative qualifies and passes, how would the process work for <br />approving any changes covered by the initiative? <br /> <br />The initiative would require certain changes to be approved by two-thirds of the <br />people at a municipal election. Such a change could be placed on the ballot in one of two <br />ways. <br /> <br />First, an applicant could submit an application to the City to make the necessary <br />changes. That process would include review by the Planning Department staff, and review <br />and approval by both the Planning Commission and City Council at public hearings, In <br />addition, a California Environmental Quality Act (CEQA) analysis would have to be <br />undertaken before the project is submitted to a vote of the people. The CEQA review may <br />result in a Mitigated Negative Declaration or an Environmental Impact Report. Once CEQA <br />review is complete, the City Council would vote on the change and, assuming it approved <br />the change, would place the question on the ballot for a forthcoming City election, The City <br />Council could place the question on a general municipal election ballot or call a special <br />municipal election on the issue. <br /> <br />Second, an applicant could place the proposed change before the voters by his or <br />her own initiative. Such an initiative does not require City Council or Planning Commission <br />review and approval or CEQA analysis before being placed on the ballot. <br /> <br />12. What is permitted in the "Tidal Plain" and "Redwood Shores Bay Front" <br />zoning districts, which are covered by the initiative? <br /> <br />The Zoning Code permits the following uses of parcels zoned "Tidal Plain": <br />(1) agriculture; (2) extraction of chemicals from seawater by natural evaporation and <br /> <br />8 <br />