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7.A. - Page 9 5. Historically the City has maintained a working waterfront, with much of the waterfront land uses dedicated to industrial or commercial land uses that discourage public access. This Project improves public access along the waterfront. (General Plan, pp. BE-11, 21, 36, 48, 60, 67 (Policies BE-10.1, 10.5, 10.6, 10.8), p. BE-73 (Policy BE-17.4).) In addition, this Project affords the City the opportunity to leverage private dollars for public spaces and public infrastructure. For example, the Project is responsible for upgrading utilities, constructing new trails, and providing public open spaces and access to the waterfront. In sum, the current Project is a direct result of over nine years of planning and input from the community, the City and the BCDC, which yielded a Project consistent with City regulations and policies. DISCUSSION OF APPLICATION, PROJECT DETAILS, ENVIRONMENTAL REVIEW AND PROJECT APPROVAL The Application: Planned Development (PD) Permit and Vesting Tentative Map The Applicant requested a Planned Development (PD) Permit (refer to Attachment 2 for PD2012-01), including parking modifications permitted by the Zoning Code, for residential uses (411 units). As stated in Article 46, Section 46.1, the purpose of the PD is to: "... provide a vehicle for planned development within the existing zoning districts of the City of Redwood City; to encourage flexibility of design and development of land in such a manner as to promote its most appropriate use; to encourage the development of innovative projects which incorporate the highest quality architectural solutions, building materials and landscaping concepts; to promote the most functional and aesthetic relationships between building structures, signs, open space and parking areas in residential, commercial and industrial zoning districts; to encourage the development of quality open space and recreational opportunities within projects, including providing for clustered development and increased open space; and to incorporate stormwater treatment provisions in site planning." The Applicant also requested a Vesting Tentative Map (TM2012-02) to allow the subject property to be re-subdivided from two legal parcels to three legal parcels (Refer to Attachment 3 for TM2012-02). Two of these parcels (Parcels 1 and 2) are for condominium lots. Parcel 3 contains the inner marina area as described below: • Parcel 1 (5.0 acres) — This is the southernmost parcel and contains the Wrap Page 9 of 27