By application of a property owner and accompanied by the prevailing fee adopted by the City Council.

By direction of the City Council.

By direction of the Planning Commission.

Notice and Hearing. Upon receipt of a complete application and review by City staff, proper notice of a public hearing before the Planning Commission shall be provided, as required by California Government Code Sections 65090 through 65095, and by such other means of notification the Planning Commission may require.

Recommendation. At the conclusion of the public hearing, or at a time prescribed in Section 17.37.050, the Planning Commission shall make a written recommendation, and the reasons for the recommendation, to the City Council whether to approve, approve in modified form, or deny the proposed amendment.

Notice and Hearing. Upon receipt of the Planning Commission's recommendation, proper notice of a public hearing before the City Council shall be provided, as required by California Government Code Sections 65090 through 65095, and by such other means of notification the City Council may require.

Determination. At the conclusion of the public hearing, or at a time prescribed in Section 17.37.050, the City Council shall approve, approve with modifications or deny the application.

Referral Back to Planning Commission. If the City Council proposes to adopt a substantial modification to the amendment not previously considered by the Planning Commission during its hearing, the proposed modification shall first be referred to the Planning Commission, in compliance with Government Code Section 65857.