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missteps that could delay the process. Staff will work with the applicant to outline <br />_. materials needed and the review anticipated. <br />B. Development applications shall be submitted to Planning and Redevelopment <br />Services in accord with the provisions of the Planned Community District or P <br />District Ordinance, Article 52 with appropriate fees, review material, and review <br />procedures as noted in attachment A. <br />C. The Planning and Redevelopment Services staff will determine the adequacy <br />of the material submitted by the applicant and advise the applicant within thirty <br />days if additional information is needed. <br />D. The Planning Commission will hold a public hearing within ninety (90) days <br />after the filing of a complete application for a PC Permit and after completion of <br />any certified environmental review documents required under CEQA. Notice of <br />the hearing will be published and mailed property owners within a tbree- hundred <br />(300) foot radius per standard City guidelines. <br />E. During the ninety (90) day period, the Architectural Review Committee <br />(ARC) will finalize its review and make its recommendation to the Zoning <br />Administrator. <br />F. Throughout the review, the City shall administer and interpret the provisions <br />of this Precise Plan to create the best overall project to meet the underlying goals <br />of the Plan. Minor exceptions to the development conditions or design provisions <br />may be authorized by the Planning Director when these changes are necessary to <br />create a superior living environment and an overall improved project. <br />G. The applicant shall demonstrate that the proposed development and uses are <br />consistent with the provisions of this Plan and will not be injurious to the health, <br />safety and welfare of the community. The City may also require submission of <br />independent studies or analysis to clarify questions. <br />H. The City shall issue a Notice of Official Action noting the findings and <br />conditions applying to the application. This document will constitute the PC <br />Permit. <br />I. After review by the ARC, the Zoning Administrator may approve signs, minor <br />site changes and building alterations, including building material changes <br />administratively if the changes are in substantial conformity with this Precise <br />Plan. <br />J. In conformity to the provisions of Article 48 of the Zoning Ordinance, appeals <br />of the Planning Commission may be appealed to the City Council <br />852- 860 WALNUT STREET PRECISE PLAN <br />CP #1 <br />