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missteps that could delay the process. Staffwill work with the applicant to outline <br /> materials needed and the review anticipated. <br /> <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 /> <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 /> <br /> D. The Planning Commission will hold a public heating 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 three-hundred <br /> (300) foot radius per standard City guidelines. <br /> <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 /> <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 /> <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 /> <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 /> <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 /> <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 /> <br />852- 860WALNUT STREET PRECISE PLAN 7 <br />CP #! 1130-317 <br /> <br /> <br />