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7.A. - Page 4 <br /> the revised Project to approve, conditionally approve, or deny the application as the <br /> Planning Commission finds appropriate to carry out the objectives of the Zoning <br /> Ordinance pursuant to Article 46. The environmental review is required to evaluate the <br /> potential impacts of the revised Project; therefore the Planning Commission would have <br /> the benefit of a complete analysis of the Project. In order to be certain the <br /> environmental analysis is thorough and the public is engaged in the process of <br /> understanding the Project, a Planning Commission Study Session is recommended. A <br /> study session would enable the Commission and the Applicant and the public to <br /> understand the range of issues that the Project raises, from the definition of a <br /> "commercial marina," to the impacts of the use of the marina as residential, to the <br /> interface of the landside development with the community's expectations of the use of <br /> San Francisco Bay. <br /> As a result, the City Council would have the opportunity to consider the decision of the <br /> Planning Commission on the revised Project if a subsequent appeal is filed. <br /> If the City Council exercises its discretion to remand the matter to the Planning <br /> Commission, it would negate the need to consider further the appeal therefore <br /> rendering the appeal moot. As such, staff recommends the City Council set aside the <br /> Planning Commission action, remand the entire matter back to the Planning <br /> Commission and deny the appeal as moot. <br /> ALTERNATIVES <br /> Direct staff to prepare analysis regarding the appeal and the Project as revised for <br /> consideration by the City Council at a subsequent meeting. <br /> FISCAL IMPACT <br /> None anticipated. Review of the proposed project is subject to the City's Cost Recovery <br /> System; therefore, direct costs during the entitlement process associated with staff's <br /> time and materials are covered by an applicant deposit. Should the Project be <br /> approved, the Applicant will be required to pay development impact fees, as applicable <br /> and as established by ordinance. <br /> ENVIRONMENTAL REVIEW <br /> The environmental impacts associated with the proposed Pete's Harbor project have <br /> been analyzed in the Marina Shores Village Environmental Impact Report, and will be <br /> further considered by the Planning Commission is the City Council adopts the Staff <br /> recommendation. <br /> � ``� <br /> � ���� <br /> . <br /> AMIE MACPHEE <br /> PROJECT PLANNER, CULTIVATE, LLC <br />