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otherwise have occurred under the existing zoning and height limit. At the residential edge, the campus will have a landscaped buffer area, instead of the previous proposal of surface parking and low rise office buildings. (g) Two parcels (lots 8 and 9) will remain undeveloped, serving as landscaped buffer areas. This will further help to minimize impacts on surrounding properties. (h) The plan for the site improves on the previous envisioned, and which could be approved under the existing zoning without a Planned Development Permit, by moving the buildings as far to the west as possible, in order to minimize any impacts on nearby residences. The distance between the most eastward office building and the fence line of the adjacent residential neighborhood is almost two football fields, as compared with one 60-foot parking bay in the current master plan for the site. (Reporter's Transcript of Proceedings, Redwood City Planning Commission, June 4, 1996 ["6/4/96 Transcript"], p. 31.) In addition, the location of the ten-story building was carefully planned in relation to the residential area. Most of the dwellings that face the building will look past the building. It will be off to one side of their view, rather than standing in front of their view. (Reporter's Transcript of Proceedings, Redwood City Planning Commission, June 19, 1996 ["6/19/96 Transcript"], p. 409.) This represents an innovative architectural solution resulting in the most functional and aesthetic relationships between buildings. (i) The scale of the buildings has been handled with care. The buildings vary in height from five to ten stories. The transition in heights is very incremental. The staggered nature of the buildings results in a "Ixansparent" view across the campus rather than a monolithic wall. (6/4/96 Transcript, pp. 32-34.) (j) Parking for each phase of the Project meets the City's parking requirements. Special care has been taken to minimize the visual impact of both garages and surface lots to the Redwood Shores Parkway. This was done by setting the parking structures well within the campus, by landscaping the lots, and by surrounding the roadway edge of the campus with an informal arrangement of trees. (k) The Project's landscape plan will ensure that shared public pedestrian walkways, recreational uses and public open spaces are provided. Open space has been a major concern in the design of the building. Five of the six buildings are organized to frame a central open space that is analogous to the Stanford quadrangle. In addition to this large open space, a variety of open spaces will be created for recreation, informal activity and quiet conversation. The open spaces within the campus are linked together with the public streets that come through the campus. Pathways connect to streets and other points in the community. As -11- 7/23/96 5:44 PM