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special-status animal species that occur regionally. For all of these reasons, <br /> development of the Project will not have a significant impact on plant or animal <br /> communities on a Project-specific level. <br /> <br /> (b) No area within the Project site is a wetland subject to the jurisdiction of <br /> the United States Army Corps of Engineers. <br /> <br />3.10 COMPATIBILITY WITH THE SAN CARLOS AIRPORT <br /> <br />3.10.1 Potential Effect: By allowing an increase in height above 100 feet, the Planned <br /> Development Permit could represent a deviation from airport safety policy or city <br /> zoning requirements. <br /> <br />Findings: The GID hereby makes finding (1). <br /> Facts in Support of Findings: <br /> <br /> (a) The 100-foot zoning height limit was not imposed as a result of the <br /> proximity of the airport. The height limit would be the same regardless of <br /> whether or not the airport was nearby. The 100-font limit may be exceeded with <br /> a Planned Development Permit (PDP). The issuance of a PDP is consistent with <br /> Redwood City zoning policies and does not constitute a variance from such <br /> policies. As an example, the Oracle project on Marine Parkway was granted a <br /> PDP for building heights of from 120 to 222 feet MSL. <br /> <br /> (b) The City has adopted the obstruction clearance criteria set forth in FAR <br /> Part 77, Subpart C, "Civil Airport Imaginary Surfaces," as the ultimate structural <br /> height limitation in the vicinity of San Carlos Airport. These height criteria have <br /> also been adopted by county, state and federal governments. The Federal <br /> Aviation Administration ("FAA") has developed "A Model Zoning Ordinance to <br /> limit height of objects around airports." This model zoning ordinance is also based <br /> on the obslruction surfaces described in FAR Part 77, Subpart C. Similarly, the <br /> 1993 Airport Land Use Planning Handbook prepared for Caltrans states that <br /> "limiting the heights of structures to the heights indicated by the part 77 surfaces <br /> provides an ample margin of safety for normal aircraft operations." <br /> <br /> (c) The Project, including the 1 O-story building at 151 feet MSL, will not <br /> penetrate the imaginary surface imposed by FAR Part 77, Subpart C. Therefore, <br /> it complies fully with all applicable zoning and other state and federal safety <br /> policies. <br /> <br />3.10.2 Potential Effect: The 151-foot height of the ten-story office building in its <br /> proposed location could create an air traffic conflict with aircraft using a short <br /> <br /> -21- <br />GIDEIRFD.DOC <br />7/23/96 5:44 PM <br /> <br /> <br />