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7,8 Page 166 Over the past decade, this site has been the subject of much discussion, evaluation, and debate. In late spring of 2004, the City approved the Marina Shores Village project (MSV). Subsequently, the approval was overturned through a' voter referendum in the fall of that same year. MSV included two sites: Pete's Harbor and the Peninsula Marina, That project included 1,930 housing units, a 200-room hotel, 50,000 square feet of retail, and 150,000 square feet of office space on two waterfront sites with marina amenities, (Refer to Attachment 1 for the MSV site plan and/or the Peninsula Park site plan). Building forms included low-rise, mid-rise, and most significantly, 20 240-foot high towers, Refer to Table 2, belowJ for additional information on project comparison details, As part of that MSV project review, an Environmental Impact Report (EIR) was certified and a Precise Plan was prepared to govern the land use and design regulations for the entire project area, A voter referendum repealed the MSV Precise Plan, which served as the zoning allowances for the project development; however, the EIR's certification was not challenged and therefore remained valid. o In 2006, the developer submitted a new application for only the Peninsula Marina portion of..the site, more commonly know as Peninsula Park. An Addendum to the Marina Shores Village EIR was prepared and evaluated in association with the consideration of the Peninsula Park Precise Plan. In January 2008, the City approved the Peninsula Park Precise Plan including the following land uses: up to 796 multi- family residential units; 10,000 square feet of neighborhood-serving retail space; up to a 200-room hotel; public park areas totaling 2,79 acres; and a minimum of 5,38 acres of marina and canals. The approved building heights varied from 24 to 120 feet. The overall density of the residential areas was approximately 32.3 units per acre, Following the City's initial entitlement process the applicant began the process of pursuing Federal and State permits needed for the preparation of the site. In May 2009, a decision was rendered by a State Agency making it unfeasible for the applicant to pursue the scale of development approved in the Peninsula Park project. Consequently, the applicant has chosen to revise the project and resubmit a new development proposal that no longer requires Federal or State Agency approvals, but remains consistent with the intent of the Peninsula Park Precise Plan and certified EIR. Additionally, the applicant has been engaged in subsequent discussions with the City regarding the changing dynamics of the project. The applicant provided updates to the Planning Commission in September 2009, May 2010, and most recently at the June 1, 2010 Joint Study Session. The applicant has also independently engaged the Architectural Review Committee on two separate occasions following the Joint Study Session to help further refine some of the site planning, architectural and urban design issues associated with the current project submittal. Furthermore. since the approval of the Peninsula Park Precise Plan in January 2008, the City has been actively studying and analyzing the concept of an emerging neighborhood around Redwood Creek. This process has taken shape in several different coordinated efforts, both formally and informally; through the adoption of the North Main Precise Plan, with the development of the Draft New General Plan, and the initiation of a contract for background work to kick-off Redwood Creek / Harbor Master Plan, which is a program identified in the Draft New General Plan.