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· downtown without changing the regulations in the rest of t~e City. <br /> <br />A Specific Plan is perhaps the closest in nature to a Precise Plan but the contents of <br />Specific Plans are defined in state statute. Specific Plans also typically contain levels of <br />detail down to the utilities to be provided. This level of detail is not always necessary or <br />appropriate. The Area Plan is a policy document that does not directly change zoning <br />designations but simply discusses general land use policies in an area. A subsequent <br />amendment of the Zoning Ordinance would be necessary. <br /> <br />The advantage to the Precise Plan is that its contents are not defined in state law. The <br />Precise Plan can be as general or specific as the City wishes, given the particular area <br />being planned. Redwood City is actively planning both its Downtown and Bay front areas -- <br />two very different areas - and the Precise Plan will provide the flexibility needed in this <br />situation. <br /> <br />What Does a Precise Plan Do? <br />There is an important difference between a Precise Plan and conventional zoning. Normal <br />zoning sets up standards that are the same within any given zone. A Precise Plan can <br />develop unique standards specific to the area being planned. As an example, the CG zone <br />discussed already has a standard lot coverage requirement that would apply to Marina <br />Shores or El Camino Real. Obviously, the circumstances of these two areas are very <br />different. ^ Precise Plan would allow the City to develop different lot coverage <br />requirements in response to proposals in these very different environments. <br /> <br />Precise Plans can include all the various discretionary approvals needed by a project. The <br />Precise Plan can incorporate the Planned Development (PD) Architectural and Use <br />Permits into one document. The only other actions that might be required by a project that <br />would not be included in a Precise Plan are General Plan amendments, if necessary, <br />environmental review and approval of a subdivision map. <br /> <br />Precise Plans often deal with a variety of issues not addressed in a traditional Zoning <br />Ordinance. The Precise Plan can approve the basic envelope of buildings and the <br />principles that should govern the design. Traditional zoning approaches the control of the <br />built environment though setting standards. The standards are applicable to the entire <br />zone and are not designed to provide the best design in a particular location. Thus, the <br />zone standards may set limits on the height of buildings or the number of units/square <br />footage of development because lower density development is regarded as better in some <br />areas but then this condition applies to al_JI areas. <br /> <br />Mountain View has been using the Precise Plan and P District for over 30 years. ^ copy of <br />Mountain View's Downtown Precise Plan is attached for Council's review. Mountain View <br />has copies of all their adopted Precise Plans on their web site and staff recommends that <br />Council visit their site to get an idea of the variety of areas that have been Precise planned. <br /> <br />One of the significant flexibility advantages of Precise Plans is the ability to customize the <br />approval process in each plan. The Zoning Ordinance has regulations that govern when <br /> <br /> 2 <br /> <br /> <br />