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Planned Development Permit (PDP). The issuance ofa PDP is consistent with Redwood City zoning policies and does not constitute a variance from such policies. As an example, the Oracle project on Marine Parkway was granted a PDP for building heights of from 120 to 222 feet MSL. (b) The City has adopted the obstruction clearance criteria set forth in FAR Part 77, Subpart C, "Civil Airport Imaginary Surfaces," as the ultimate structural height limitation in the vicinity of San Carlos Airport. These height criteria have also been adopted by county, state and federal governments. The Federal Av,_'afion Ada~_L~J. str. at.i~n ("F A~,") ha~ dc'~'c.l~r~:) "A Mod~I 7tm jag (3rd[n_ance t~ limit height of objects around airports." This model zoning ordinance is also based on the obstruction surfaces described in FAR Part 77, Subpart C. Similarly, the 1993 Airport Land Use Planning Handbook prepared for Caltrans states that "limiting the heights of structures to the heights indicated by the part 77 surfaces provides an ample margin of safety for normal aircraft operations.'~ (c) The Project, including the I O-story building at 151 feet MSL, will not penetrate the imaginary surface imposed by FAR Part 77, Subpart C. Therefore, it complies fully with all applicable zoning and other state and federal safety policies. 3.10.2 P_o.l.eJlliaLF. J~e~: The 151-foot height of the ten-story office building in its proposed location could create an air traffic conflict with aircraft using a short final approach to runway 12. This approach is often favored in inclement weather when visibility is impaired, and aircraft using this approach could likewise be exposed to a collision ha?ard. The San Carlos Airport is used to train students how to make short approaches, and the Project would prevent this training from taking place. The addition of two more buildings over 100 feet in height could serve to compound this situation. F_i.!l.0Jagl: The City hereby makes finding (1). Facts in Sup_non of Findings: (a) Under special Visual Flight Rule ("SVFR") conditions, including reduced visibility and a low ceiling, either flight visibility or ground visibility must be at least one statute mile. Even if it is possible, in theory, that an aircraft could approach Runway 12 at an altitude so low that the 10-story building could represent an operational constraint, the ground or flight visibility requirement of at least one statute mile would be applicable, and the aircraft would have ample opportunity to see and avoid the structure. (b) During the period December 1995 through February 1996, the San Francisco Bay area experienced some of its most severe winter weather in many years. On several days during this period, Runway 12 at San Carlos Airport was -21- EAFNDGCCDOC 7/11/96 9:56 AM