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You are correct that the early rendering (which Filip so kindly described as a "wonderful, warm design") was from a precinct planning study- the master plan. But, the conceptual building design was a bit more than a massing placeholder. Cesar Pelli had a keen interest in the design of the...

any supporting materials? Were any images (plans, elevations, renderings) presented? Are those on file for view? I'd love to get a sense of the design in this late phase....

I think the zoning of the plan makes a lot of sense. Retail will probably not do very well on the waterfront because it will be a quieter place in general without auto-convenience (on-street parking) and as a time-tested rule of thumb, the most successful retail zones are double-loaded (both...