AgdaPkt 2015-09-28 Joint SA PFA - Laserfiche WebLink

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§ 52.1.) Thus, a precise plan such as the DTPP allows the City to set forth precise development policies for development in a specific area of the City. In that respect, the DTPP is akin to a general plan or specific plan in that it provides overarching policies, mandatory standards, and guideline recommendations to plan for and shape development in downtown Redwood City, with which specific development projects must be consistent. Like a general plan or specific plan, the DTPP includes a wide range of policies, some of which are in tension with each other. Thus, where a project furthers the overall intent of the DTPP and does not conflict with any strict mandatory standard, the City Council enjoys broad discretion to determine that the project is consistent with the DTPP. This discretion derives in large part from the fact that the DTPP includes a range of policies and a project cannot be expected to satisfy every policy and objective (though a project must comply with all mandatory standards), and that deference is given to elected officials charged with making final decisions for the City regarding the interpretation and application of their own planning documents. The DTPP sets forth goals and strategies for development across the larger downtown area. The DTPP articulates the City Council’s multiple goals, including without limitation reviving downtown as a commercial hub, creating a strong employment district, providing just enough parking to meet the needs of residents, workers and visitors, encouraging non-vehicular travel, and encouraging preservation of historic resources. (DTPP, p. 14.) The DTPP also describes various strategies for achieving these goals, such as creating a dense downtown area in a manner that expands the employment base, including compact, taller buildings reflective of an urban (rather than suburban) environment, and capitalizing on nearby commuter rail. The DTPP also provides an overarching vision for physical structure of downtown, including buildings up to 12 stories/136 feet high in the neighborhood immediately to the north of the historic courthouse, which is north of Marshall Street, and includes the subject property. Building heights gradually lower the further the distance from the downtown core. To guide and regulate development pursuant to the foregoing goals and policies, the DTPP includes development regulations to address historic preservation, permitted uses, streets, public frontage, building placement and landscaping, parking, building heights, façades, architectural character, and signage. As described in the attached Planning Commission staff report, the DTPP contains development Standards (which are mandatory), and Guidelines (which are 7.A. - Page 5