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8.A. - Page 2 <br /> additional opportunity for public involvement and discussion of the Project, the City <br /> Council remanded the Application to the Planning Commission for further consideration <br /> in May of 2013. <br /> The City conducted two Open Houses in November of 2013 to gather input and answer <br /> questions regarding the revised Project. A Town Hall meeting was then conducted in <br /> late November 2013 to answer the common questions that were asked and to take <br /> additional questions. The City also provided a "Frequently Asked Questions" (FAQs) <br /> handout at all three meetings. This input was communicated to the Applicant for their <br /> consideration and possible incorporation into the Project design. <br /> On February 4, 2014 the Planning Commission unanimously approved the Project as <br /> revised. Substantial additional background information and analysis is included in the <br /> attached February 4 Planning Commission Staff Report (Attachment 5). <br /> On February 20, 2014, SF Bay Marinas for All Inc. (Appellant) filed an appeal to the City <br /> Council. The Project is before the City Council for consideration of the Appeal. Because <br /> the Appeal is heard de novo, the City Council will also be considering the Project, as <br /> revised. <br /> II. EVALUATION OF PROJECT AND APPEAL <br /> BACKGROUND <br /> Project Overview <br /> RWC Harbor Communities, LLC initially applied for a Planned Development (PD) Permit <br /> and Vesting Tentative Map for Pete's Harbor on July 23, 2012. Subsequently, and after <br /> Project revisions (as discussed in this report), the City received a revised application in <br /> July 2013 for a 411 multi-family residential project and commercial marina on a 13.85 <br /> acre previously developed site (see Attachment 7 and Attachment 8 for the Planned <br /> Development Permit ,Vesting Tentative Map and Condominium Permit applications). <br /> Recent updates to the application are a result in part from discussions with the Bay <br /> Conservation and Development Commission (BCDC), the State Lands Commissions <br /> (SLC), Save Pete's Harbor 2012, and community workshops conducted in the Fall of <br /> 2013. <br /> The project site is located on the north side of U.S. Highway 101 between Bair Island <br /> Road and Redwood Creek. Previous uses on the site and immediate vicinity included a <br /> restaurant, commercial marina (in both the outer and inner harbors), various storage <br /> buildings, light manufacturing, a single-family residence and paved parking lots. In late <br /> 2012 and 2013, the current property owner decommissioned the commercial marina <br /> and removed the improvements associated with the outer marina. In July 2013, the <br /> Applicant reduced the project area to exclude the area formerly occupied by the outer <br /> marina and revised the project description. As such, the proposed Project includes the <br /> following land uses: 411 multi-family residential units and associated parking, a <br /> clubhouse (this building would include a harbormaster's office), a community pool, <br />