The verified petition of one or more owners of property affected by the proposed amendment, which petition shall be filed with the planning commission, and shall be accompanied by a fee of five hundred dollars, no part of which shall be returnable except that the fee shall be eight hundred dollars for amendments to planned community zones, three hundred dollars of which will be refunded when the project is completed (future changes in this fee shall be made by resolution of the city council); or

Resolution of intention of the city council; or

Resolution of intention of the planning commission.

Following the hearing described in Chapter 17.79, the planning commission shall render its decision in the form of a written recommendation to the city council. Such recommendation shall include the reasons for the recommendation, and the relationship of the proposed ordinance or amendment to the applicable general and specific plans.

The favorable recommendation of any amendment shall be by a resolution of the planning commission carried by the affirmative vote of a majority of its total voting members.

Upon receipt of a report from the planning commission, the city council shall fix a time and place for public hearing of the proposed amendment and give notice in accordance with the provisions of Chapter 17.79.

The city council may approve, modify or disapprove the recommendation of the planning commission; provided that any modification of the proposed ordinance or amendment by the city council not previously considered by the planning commission during its hearing shall be referred to the planning commission for a report and recommendation.

The planning commission shall not be required to hold a public hearing thereon. Failure of the planning commission to report within forty days after the reference, or such longer period as may be designated by the city council, shall be deemed to be approval of the proposed modification.

Unincorporated territory adjoining the city may be prezoned for the purpose of determining the zoning that will apply to such property in the event of a subsequent annexation to the city. Land to be pre-zoned must conform to the policies and standards of the Waterford general plan.

The method of accomplishing such prezoning shall be the same as provided by this title, and by applicable state law for zoning within the city. Such zoning shall become effective at the same time that the annexation becomes effective. Notice of hearing shall be given in the manner prescribed by this title and the state planning, zoning and development law.