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16 <br /> <br />buildings up to 8-stories in height at the subject parcel because it is located in between <br />the downtown core where the maximum building heights are tallest, and the edge of the <br />plan area where the heights step down to transition to low-rise residential <br />neighborhoods. Indeed, the DTPP acknowledges that Redwood City’s downtown is <br />both older and larger than most other towns along the Peninsula where downtown is <br />defined by a single pedestrian thoroughfare or “main street.” The DTPP aims to create <br />prominent pedestrian streets and the “dramatic silhouette of a medium-sized city center” <br />unlike neighboring Peninsula downtowns that “are characterized by a fairly even <br />distribution of one, two and three story buildings.” The Project meets these objectives <br />as it will help to create that “dramatic silhouette” through its building height and <br />contemporary architectural styling, both of which are in keeping with numerous buildings <br />within the vicinity and throughout the North of Marshall District, as well as by providing <br />new 12-foot sidewalks and pedestrian crosswalk improvements. <br /> <br />The Project would provide payments of affordable housing impact fees totaling <br />$1,738,000.00, park impact fees totaling $737,857.37, transportation impact fees, and <br />construction of new crosswalk and bulbout improvements at all four corners of the <br />Jefferson/Bradford intersection. Additionally, whereas the great majority of residential <br />projects approved and constructed to-date in the downtown have been rental <br />apartments, the Project would create 91 for-sale residential condominiums, and part of <br />the DTPP’s intent is to promote “dense housing options” designed for a range of both <br />rental and for-sale housing types. (DTPP, pp. 14-15) <br /> <br />Furthermore, the DTPP calls for a downtown character that is distinctly urban. This is <br />defined as “a more compact development pattern, taller buildings set closer to each <br />other and to the sidewalks, a greater mixture of uses and activities, much more <br />pedestrian activity, and a preponderance of the built environment over the natural.” The <br />Project entails an 8-story building on an approximately half-acre parcel, with the building <br />footprint covering nearly the entirety of the parcel and the front edges being right at the <br />back of the sidewalk, which is precisely how “urban buildings” are described on page 16 <br />of the DTPP. <br /> <br />In terms of the representative drawings that are on pages 19-23 of the DTPP, and <br />streets doubling as outdoor open spaces, the drawings are artist renderings of what <br />development could potentially look like at three specific locations in the downtown area, <br />none of which include the project site or its immediate surroundings. Finally, the DTPP <br />defines “outdoor open spaces” as being streets that are ““defined by contiguous mixed- <br />use, retail, residential, office, theater, and civic buildings from corner to corner, featuring <br />a bare minimum of front or side yard setbacks.” By virtue of the Project incorporating <br />the required zero front setbacks that hold the parcel corner, a mix of uses, and new <br />8.C. - Page 16