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7.A. - Page 4 currently no application under review by SLC, but the Applicant is in the process of preparing such application(s) for submittal. A review of the application form shows that the Applicant must submit its project approvals from the City to SLC prior to SLC's consideration of the project. Alternatively, the SLC will also accept a letter or other document explaining the status of the City application and any concerns relating to the project. Staff believes this report should suffice to provide such needed information for SLC to proceed with consideration of any needed amendments. Staff would provide any additional information or documentation that SLC might seek. III. EVALUATION OF PROJECT AND APPEAL BACKGROUND PI'OJE��1/EIVI@W General Description On July 23, 2012, RWC Harbor Communities, LLC applied for a Planned Development (PD) Permit and Vesting Tentative Map for Pete's Harbor. The Project is to redevelop the 13.85 acre site with a multi-family residential project. Current land uses on the site— which is located on the north side of U.S. Highway 101 between Bair Island Road and Redwood Creek—include a marina, restaurant, various storage buildings, light manufacturing, a single-family residence and paved parking lots. The Project would redevelop the site with 411 multi-family residential units and associated parking, a clubhouse, a community pool, walkways, and public open space areas along Smith Slough. No physical improvements or alterations are proposed for the marina, which includes 263 slips in the outer and inner marina, though, as proposed, only project residents would be eligible to lease slips. The Project is a scaled-down version of a 2003 proposal. The 2003 proposal required zoning changes, envisioned 633 residential units at Pete's Harbor, proposed multiple residential towers as high as 23 stories/260 feet, and had a density of 54.81 dwelling units per acre. By contrast, the current Project requires no zoning change, is for 222 fewer units, proposes buildings that vary in height from three (3) stories (40 foot 6 inches maximum height) to five (5) stories (75 foot maximum height), and has a density of 38.52 dwelling units per acre. The Project is consistent with the General Plan Land Use Designation (Mixed Use-Waterfront) and Zoning (General Commercial-Residential), furthers multiple City development policies, including without limitation policies promoting (1) higher density, pedestrian and water oriented development in Mixed Use- Waterfront land areas; (2) engaging, well-landscaped outdoor spaces; (3) a variety of housing types in master planned developments; and (4) public access to the waterfront. The City has extensively studied potentially significant environmental impacts of the Project, including in the 2003 Environmental Impact Report (EIR) for the original Page 4 of 27