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7C Throughout the review of this project, staff will continue to make necessary adjustrrients Page 13 and optimize public outreach efforts ta the extent feasible. Future Steps If the City Council chooses to make the project related approvals outlined in this report, it is anti�ipated that the second reading �ar��re d�sociatet3 Ordinances would came back to the City Council in January 2008. Following the City's entitlement process the applicant will need to obtain a series of County, Stafe, and Federal permits prior to any site preparation and grading work related to the marina basin. Each phase of the devefopment would a(so require the applicant to: 1) s�bmit design documents, which are subject to the City's design review process with the Architectural Review Committee; 2) obtain a Planned Community "PC" permit, as defined in the Implementation section of the Precise Plan; and 3) obtain a Tentative Map approval and record a Final Map. A1 TF(�j�,lp'FI�/FS 1. Continuation of ineeting: If the City Council is unable to reach a decision at this meeting, the Council may chose to continue this item to a subsequent meeting for further consideration. 2. Alfernafrve sife design: At the October 9, 20Q7 Planning Commission Study Session the applicant presented two reduced height alternatives. Plan B represented a project alternative with a 75-foot height scenario which incfuded an office building with a detached parking structure, free standing neighborhood serving retail buildings and five 6-story residential buildings with corner tower elemen#s, internal 6- story parking structures, and private at-grade courtyards Plan C represented a project alternative with a 65-foof height scenaria. Plan C also included an office building with a detached parking structure; however, the retail component in Plan C would be provided as a ground floar tenant space within one of the residential buiEdings fronting Bair Island Road, separated by a surface parking lot. All eight residential buildings are 5-s#ories with two floors of structured parking. The green spaces seen between the roof forms represent a roof top courtyard on top of the parking structure above the second floor, i.e. podium type. Both Plan B and Plan C woufd require the replacement of the hotel with office space and structured parking, the removal of the marina use, and reconfiguration/ repositioning of the waterway. Plan B and Plan C also represent a significant departure from #he urban design characteristics represented in the proposed project. This becomes most apparent when analyzing the pedestrian ground level experience, the waterfront orientation of the units, the two walls of ligh# per unit, and the variation in building massing and viewshed. Furthermore, Plan B and P1an C do not represent the type and scale of development that wauld require a Precise Plan. Therefore, i� Plan B or Plan C became the preferred project, the project could be made to confiorm to the General Commercial — Combined Residential Zoning District requirements in terms of density, height, and land use. As a result, it 'ss anticipated that the applicant would withdraw the Precise 13