Here it is, nearly 1 year prior to the "Charrette" process for community "input", and, to no-one's surprise, Peebles had already sketched out exactly what he wanted to build.

-- A luxury hotel with about 250 to 400 rooms.

-- Up to 400 residential units, including single-family homes costing millions of dollars each.

-- A few hundred thousand square feet of commercial space that would be devoted to boutiques, restaurants, galleries and possibly office space.

Compare to the post-"Charrette" petition... not too much different there.

Peebles said he is confident that voters will support the project because he is committed to working with the community to address any concerns.

Committed to the P.R. exercise, anyway, and a thorough marketing blitz.

If done right, the project has the potential to transform Pacifica into a posh coastal destination like Pebble Beach and Carmel-by-the-Sea, he said.

Considering that Pebble Beach isn't actually a city, but a privately-owned corporation, I'm sure it would... if done wrong.