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- - - the public infrastructure, including bonds, and it subdivided Lots 4 and 5 so they could be built on subject to a building permit. He said $2.2 million in public roadways and - infrastructure has been built. Mr. Keech said in 1996 he and his partners became involved in the site, hiring site planners DES, they went through a 45 day due diligence period, met with adjoining property owners, SBSA, Ryland Homes and Shappell who is building all the apartments, and determined that "this use was clearly allowed by right and in fact was supportable by the adjoining property owners. In May, 1997 we filed official documents with the City for the architectural approval, went through 3 to 4 meetings with the Architectural Review Board, and incorporated their comments into the project, specifically the compatibility issue." Mr. Keech said the proposed four story office building is separated from the three story apartment complex by 200 feet, a lagoon, parking and driveways of both developments, and a walkway. Mr. Keech said no variances were requested and the Permit was issued in June of 1997. Mr. Keech showed an artist's rendering of the completed project focusing on the many double rows of trees surrounding the project screening it from nearby developments. Mr. Keeeh said about nine months ago he and is partners approached SBSA to determine if limited residential units with appropriate mitigations could be built on that site, and they were informed by the SBSA Board that SBSA was not interested in revisiting that issue. They had the same objections then as they have now. Mr. Kceeh described meetings with some of the neighbors during the summer, and the Council's September 8th actions where all sides agreed to a 65 day standstill period to - allow more traffic studies to be done by the City's consultant. He described the traffic mitigations and additional landscaping they were prepared to do. Mr. Keech said the Council heard tonight that the consultant reported there are no unmitigated traffic impacts, that Redwood Shores Parkway was designed "for an awful lot more development than has been done, and this Project's traffic moves in the opposite direction." Mr. Keech said, "This project meets all of the City's zoning requirements, all of the City's rules and regulations related to development, and all of the discretionary approvals. We believe it is compatible with the adjoining three-story apartment project... It does have the support of the adjoining property owners, those within 300-400 feet of it... It is much preferable to more industrial uses such as RV storage and warehousing.... We have heard that loud and clear from people who adjoin this site.... The only existing residences that will be able to see this are 900 feet away." Bruce Russell, Lido Plaza Land Use Attorney, said, "One of the approvals that was granted for this project in May of 1995 was a Vesting Tentative Map. That is a special land use approval under State law which confers on the property and the developer a vested right to complete the development in accordance with all of the laws, ordinances, policies and standards that are in effect at the time the Vesting Map is approved. At the time this Vesting Tentative Map was approved in May of 1995 this property had already been two years earlier, zoned General Commercial permitting office use up to 75 feet. The - California Legislature when they adopted this rule recited one of the major purposes for the Vesting Tentative Map and that was the, and I am quoting from the Statute, 'the private REGULAR COUNCIL MEETING MINUTE BOOK NO. 56 NOVEMBER 17, 1997 MINUTES Page No. 045 PAGE 14