(a) A “special area plan” is an amendment to the San Francisco Bay Plan that applies any or all policies of the Bay Plan in greater detail to the geographic area covered by the special area plan.

(b) A proposed special area plan shall have no force or effect on the Commission. After the Commission has adopted a special area plan as an amendment to the Bay Plan, it shall have the full force and effect of the San Francisco Bay Plan.

(c) Adoption of a special area plan shall not alter the requirement established in Government Code Section 66632 that a permit must be secured from the Commission for any development within its jurisdiction.

(d) A special area plan shall normally be prepared by a “Joint Special Advisory Committee” which includes member(s) of local government, member(s) of the Commission, member(s) appointed by local government to represent local interests, and member(s) appointed by the Commission to represent regional interests. The size and membership will vary depending on the geographical area, but its size, composition, authority, chairman, and vice chairman shall be agreed upon by separate resolution of the Commission and local government prior to commencement of special area planning. No action taken by the joint special advisory committee is binding on the Commission or local government.