Downtown Precise Plan
About the Downtown Precise Plan
The Downtown Precise Plan (DTPP) was adopted by the City Council on January 24, 2011, and was amended most recently on June 26, 2023. The DTPP describes the vision for the future of Downtown, regulates private development, and recommends potential future City projects.
The City of Redwood City is embarking upon an update to the long-range vision for Downtown and central Redwood City, which includes the Downtown core and adjacent neighborhoods. The visioning process will culminate in a new plan called the Greater Downtown Area Plan that will guide the area’s equitable evolution in terms of land use, urban design, connectivity, historic preservation, infrastructure, and climate adaptation. For more information, review the consultant request for proposals here.
Proposed Evolution of the DTPP
Greater Downtown Area Plan
The DTPP has been successful in implementing the community’s vision for Downtown in many respects and resulted in significant office and residential development, which has, in turn, supported Downtown’s renewed vitality. However, now that the DTPP’s development caps have been reached, the City Council has expressed interest in assessing current and anticipated community needs Downtown and in the directly adjacent neighborhoods in terms of development, historic preservation, transportation, infrastructure, and climate resilience, among other considerations. On November 4, 2019, the City Council unanimously approved a motion (MO 19-210) directing staff to “develop a resource plan to support a community visioning process to develop a new land use vision for Central Redwood City, with an initial emphasis in rail and transportation planning.”
In response to City Council’s direction, rail and transportation planning was largely accomplished through the creation of the City’s Transit District in December 2022 (see Prior Amendments below). In order to implement the Council’s direction to develop a new land use vision for Downtown and adjacent areas, staff began working with a consultant team in September 2024 to prepare a new plan for the Greater Downtown Area, which includes the Downtown core and the adjacent neighborhoods of Centennial (south of Whipple Avenue) and Stambaugh-Heller (see map below).
Development of the Greater Downtown Area Plan is structured around a two-phase framework designed to engage the community and develop actionable strategies for inclusive urban development. The planning process is expected to culminate in 2027 with the final plan. The schedule below highlights milestones for public engagement throughout the planning process. For more information on the planning process and how to get involved, visit the Greater Downtown Area Plan website at www.rwcGreaterDowntown.com.
Prior Amendments
The following amendments to the DTPP have been approved by the City.
Gatekeeper
On June 26, 2023, the City Council considered and approved the DTPP-Wide Amendments and SEIR. The approved amendments are intended to facilitate the study and review of the Gatekeeper projects and add 80,000 sq. ft. to the maximum office development capacity (reserved for small office projects of 20,000 new sq. ft. or less) and revise certain DTPP development standards, guidelines and policies, including conditionally permitted land uses; streets and circulation; building placement; minimum building height and massing; parking ratios; historic resources; and open space.
Transit District
On November 28, 2022, the City Council considered and approved the Transit District Amendments and SEIR. The approved amendments to the General Plan, Downtown Precise Plan, and the associated environmental review of the Transit District include:
- Land redevelopment of the Transit Center and Sequoia Station properties
- Additional space for a four-track station
- Circulation improvements associated with potential grade separations to ensure adequate vehicular, bicycle and pedestrian connections.
Active Ground Floor Uses on Main Street & Beyond
On March 28, 2016, the City Council initiated consideration of requirements for active ground floor uses on Main Street between Broadway and Middlefield, and of ways to incentivize retail. This consideration was in response to concerns that a number of formerly retail uses were being converted into office space, taking away from the pedestrian experience in this portion of the downtown. Based on Planning Commission support, the City Council adopted the draft amendments on September 12, 2016. Click here to see the presentation summarizing these changes.
Level of Review Authority
On February 22, 2016, the City Council directed staff to consider amendments to the Downtown Precise Plan to require Planning Commission review of new development over 3 stories or 35 feet. These amendments also include a "catch-all" statement that allows the Zoning Administrator to refer projects to the Planning Commission as determined appropriate. Based on Planning Commission support, the City Council adopted the draft amendments on November 28, 2016.
Reservation of Units for Affordable Housing
On May 23, 2016 the City Council amended the Downtown Precise Plan to reserve 15 percent (375 units) of the maximum allowable residential development for affordable housing. This action assists in allowing affordable projects to be constructed in the downtown and meet the City's housing goals. Relating to this item, the City Council considered additional information about the funding of affordable housing on April 11, 2016.
Sections of the Downtown Precise Plan
Until the Greater Downtown Area Plan is adopted, the existing DTPP and related zoning will serve as governing regulations. The DTPP is a large document, so for your convenience it has been broken down into its various sections for easier navigation and download. To access the full plan, click here (25 MB).
Introduction
Book I - Community Intent and Guiding Principles
Book II - Development Regulations
- Orientation
- Historic Preservation
- Use
- New Streets
- Public Frontage
- Building Placement and Landscaping
- Parking
- Building Height and Disposition
- Facade Composition
- Architectural Character
- Signage
Book III - City Actions
Appendices
- Historic Appendix:
- Open Space Appendix
- Acknowledgements and Amendments
Environmental Impact Report
To view the DTPP Environmental Impact Report, click here.
To view the DTPP Subsequent Environmental Impact Report (SEIR) for the Transit District, click here.
To view the DTPP Subsequent Environmental Impact Report (SEIR) for the Gatekeeper Amendments, click here.