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-� -� i�- discretion to incorporate C/CAG's recommendation in the Precise Plan and project approval. Staff recommends that it do so as the conditions are reasonable and address avigation safety. Please refer to the attached correspondence from C/CAG describing its action (Attachment 8). The applicant has also voluntGrily agreed to grant an "avigation easement" to users of San Carlos Airport. An avigation easement is a legal recorded instrument that provides an airport proprietor with certain rights, regarding the use and protection of airspace over non-airport property. It puts the owners' of units in MSV on notice that their property is located near an airport and may be subject to impacts from airport and/or aircra�t operations. Relating to the building height, the intent of the Precise Plan is to create an attractive skyline. It requires that the skyline be somewhat mounded and have a variety of height. The tallest towers are located in the central and northerly portion of the Precise Plan Area, and step down in height to better relate to the water ways and/open space. The Precise Plan describes maximum tower floorplates, and distances between towers. Urban Design The Precise Plan promotes active, pedestrian-oriented streets and public spaces, consistent with the City's "nice places" policy The Plan's urban design policies weave together building design, pedestrian linkages, and open spaces to create an urban village environment that encourages walking and reduces the need for auto use. Requirements for street design and for building setbacks, height, floor plates, etc., focus on creating an attractive, high density district that maximizes enjoyment of waterfront areas for residents, guests, and the community-at-large. During the course of the discussions with the developer, the developer requested and the City agreed to revisions to the original draft Precise Plan. These are reflected in the most current draft of the Precise Plan. Those revisions included: • Modifying minirr�um percentages of: townhouse units (from 7.5% to 5%), mid-rise flats (from 40% to 30%), and tower/condominium units (from 50% to 65%) (pg. 26). • Varying the stepback of buildings and towers (from 6 ft setback to an appropriate stepback as determined by staff) (pgs.30 - 37). • Modifying tower floor-plates (from 8,100 sq. ft. to 8,640 sq. ft.) and tower widths. (from 90 ft. to 90 ft. by 96 ft. )(pg. 32). • Special design approaches for parking structures (pg. 58). • Adding some additional illustrations to help clarify design principles (pgs. 28, 31, 39). • Decreasing the amount of "active" ground level occupied space from 80% to a minimum average of 50% (pg. 27). 5 The Policy is as follows: It is the policy of the City of Redwood Ciry that in the design of public and private projects, high priority be given to creating comfortable, enjoyable, and aesthetically pleasing public spaces. Adopted by City Council on Sept. 10, 2001. 6