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6 <br /> <br />provide for “uses or combination of uses, appropriately requiring flexibility under <br />controlled conditions not otherwise attainable under other districts.” (Zoning Ordinance, <br />§ 52.1) Thus, a precise plan such as the DTPP allows the City to set forth precise <br />development policies for development in a specific area of the City. <br /> <br />In that respect, the DTPP is akin to a general plan or specific plan in that it provides <br />overarching policies, mandatory standards, and guideline recommendations to plan for <br />and shape development in downtown Redwood City, with which specific development <br />projects must be consistent. Like a general plan or specific plan, the DTPP includes a <br />wide range of policies, some of which are in tension with each other. Thus, where a <br />project furthers the overall intent of the DTPP and does not conflict with any strict <br />mandatory standard, the City Council enjoys broad discretion to determine that the <br />project is consistent with the DTPP. This discretion derives in large part from the fact <br />that the DTPP includes a range of policies and a project cannot be expected to satisfy <br />every policy and objective (though a project must comply with all mandatory standards), <br />and that deference is given to elected officials charged with making final decisions for <br />the City regarding the interpretation and application of their own planning documents. <br /> <br />The DTPP sets forth goals and strategies for development across the larger downtown <br />area. The DTPP articulates the City Council’s multiple goals, including without limitation <br />reviving downtown as a commercial hub, creating a strong employment district, <br />providing just enough parking to meet the needs of residents, workers and visitors, <br />encouraging non-vehicular travel, and encouraging preservation of historic resources. <br />(DTPP, p. 14) The DTPP also describes various strategies for achieving these goals, <br />such as creating a dense downtown area in a manner that expands the employment <br />base, including compact, taller buildings reflective of an urban (rather than suburban) <br />environment, and capitalizing on nearby commuter rail. <br /> <br />The DTPP also provides an overarching vision for physical structure of downtown, <br />including buildings up to 12 stories/136 feet high in the downtown core, which includes <br />portions of the west side of Jefferson Avenue. Along the east side of Jefferson Avenue <br />where the Project site is located, the DTPP allows buildings up to 8 stories/92 feet high. <br />Building heights gradually lower the further the distance from the downtown core. <br /> <br />To guide and regulate development pursuant to the foregoing goals and policies, the <br />DTPP includes development regulations to address historic preservation, permitted <br />uses, streets, public frontage, building placement and landscaping, parking, building <br />heights, façades, architectural character, and signage. <br /> <br />8.C. - Page 6