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7A Page 109 unavoidable impacts, and would attain the basic goals identified in the Draft Precise Plan. The Downtown Precise Plan places priority on pedestrian safety, convenience, and enjoyment over automobile traffic flow. The City may want to avoid implementing some of the traffic mitigations listed in the EIR, which are proposed to reduce traffic congestion. Slowing down traffic is generally considered to be a critics! component for improving the safety and comfort of pedestrians. Thus, implementing #raffic mitigations that allow for increased vehicle speeds may be in conflict with the Plan's focus on pedestrian orientation within the Plan area. The EIR identifies significant unavoidable impacts related to local freeway segment traffic and air quality. However, the Downtown Precise Pfan would benefit Bay Area regional housing needs. Commuters who work in Redwood City would have more housing choices in the downtown and could consider !il~ing closer to work.. This might result in fewer trips (or miles traveled} throughout the region, thereby reducing overall regional auto emissions and travel time. In this way, the Plan can be considered a responsible "smart growth" approach to meeting the City's various land use based needs despite the identified local impacts. STAFF RECOMMENDATIONS Maximum Allowable Development: The most significant recommendation from staff is for approval of the Plan pursuant to the "Moderate Intensity Alternative" evaluated in the ElR. As previously stated, this alternative has been found to be the more environmentally responsible choice based on the EIR review of alternatives and is also found to meet the objectives of the Plan. The administration of the Plan requires that the City track construction within the Plan area according to various metrics, specifically, the number of new housing units; the square footage of commercial space added; the number of hotel rooms added; and the square footage of industrial space reduced. Each of the metrics has a limit within the Moderate Intensity Alternative (2,500 dwelling units, 275,000 square feet commercial space, 200 hotel rooms, and 95,000 square feet of industrial space reduced). Once build-out reaches 80% of any of these metrics, the Planning Commission and City Council will consider if the Plan should be revised or updated. At that point, the policy makers can decide if the build-out limits should be amended. In such a case, environmental review will be revisited as necessary and the process will occur through a publicly noticed forum. In addition to the Maximum Allowable Development recommendation, staff is also recommending that there be modifications to the Draft DPP. These text and exhibit revisions are a result of internal staff discussion and comments made during the public review period and are listed in Attachment C. Staff has also identified areas where the draft DPP is either incomplete or contains errors, and thus some of the staff recommendations are to complete and correct these areas, which are not necessarily related to public comment. In some cases, the recommendations are not to amend the regulations in Book 2 of the Pfan, but rather to include the topics as "Precise Plan Implementation Actions" within Book 3, in that these subjects may