Redwood City Planning Commission Adjourned Meeting

This meeting, originally scheduled for June 7, 2022, was held on June 21, 2022, at 5:00 PM in the Council Chambers. The Planning Commission conducted a public hearing to receive comments on the Draft Subsequent Environmental Impact Report (Draft SEIR) for the Transit District Downtown Precise Plan and General Plan Amendments, and held a study session on implementing Senate Bill 9 (SB 9) to allow two-unit developments and urban lot splits in single-family zones. No formal action was taken on the Draft SEIR; the study session was to gather feedback for a future ordinance.

Public Comments & Testimony

• Item 5.A – Transit District Draft SEIR: Public comments were received in writing and via email. Position summaries:

  • Support: Multiple individuals and organizations expressed support. Jason Mansfield (local engineer and resident) supported the Transit District and EIR, citing benefits for transit and the community. Amy Buckmaster, President & CEO of Chamber San Mateo County, enthusiastically supported the project, urging certification of the EIR and rapid progression. Clem Molony (40-year environmental manager) strongly supported the transit district as key to reducing emissions and fostering smart growth. Greenbelt Alliance conceptually endorsed the Sequoia Station project, noting the 500-640 residential units (including 200-240 affordable units) and climate-smart development.
  • Concerns/Opposition: Cary Bloomquist (third-generation resident) opposed the project due to the ongoing drought and water scarcity, arguing the city lacks water infrastructure for new development. He also criticized the transformation of Redwood City into an extension of San Francisco. Claire Felong raised specific questions about the clarity of the word "transit" in the goals and the lack of requirements for permeable surfaces and restoration of Redwood Creek.
  • Other: The Commission also received comments from the April 5, 2022 joint study session (not part of this hearing) but those were referenced in the staff report.

• Item 6.A – SB 9 Study Session: No public comments were recorded specifically for this item. The study session was for discussion only.

Discussion Items

5.A. Public Hearing on Draft Subsequent Environmental Impact Report (Draft SEIR) for the Transit District Downtown Precise Plan and General Plan Amendments

• The proposed Transit District covers 16.6 acres including Sequoia Station (12 acres), the Transit Center (2.1 acres), and the Perry parcel (2.5 acres).
• Key amendments include: establishing a new sub-area within the Downtown Precise Plan (DTPP) focused on transit-oriented development; capping office development at 1,630,000 sq. ft. and anticipating 1,100 residential units; lowering parking minimums (e.g., residential: no minimum, max 1.5 spaces/unit; nonresidential: min 1.5–3 spaces/1,000 sq. ft., max 3); adding contemporary design styles; modifying street widths and circulation (e.g., Hamilton narrowed to 60 ft, protected bike lanes on El Camino, James, Brewster, Arguello); and requiring ground-floor retail activation.
• The Draft SEIR identified significant and unavoidable impacts in air quality (criteria pollutants) and climate change (GHG emissions) even with mitigation. Mitigation measures were proposed for water supply, recycled water, noise, and construction health risks. Three alternatives were evaluated: No Project, Reduced Development (1.1M sq. ft. office, 750 units), and Altered Land Use Mix (800,000 sq. ft. office, 1,500 units). The Reduced Development Alternative was deemed environmentally superior.
• The public comment period for the Draft SEIR ended on June 21, 2022. Staff will prepare responses to comments and release a Final SEIR, followed by a 10-day comment period, then Planning Commission recommendation and City Council action.
• The Commission held the hearing to receive comments and took no action.

6.A. Study Session on Senate Bill 9 (SB 9) and Required Ordinance Amendments

• SB 9 requires ministerial approval of up to two residential units on single-family lots (R-1/RH) and allows urban lot splits (one-time subdivision into two lots). The City has 9,914 single-family lots; 929 lots are within half-mile of transit (El Camino Real or Caltrain) and thus cannot require parking.
• Key policy questions discussed:
  • Review Process: SB 9 projects and urban lot splits must be ministerial (no public hearing, no neighbor notification, no appeal). Staff recommended extending the same ministerial process to second-story additions to avoid inconsistency.
  • Floor Area Ratio (FAR): Current FAR soft-cap (3,000 sq. ft. or 0.45 FAR) triggers public hearing. SB 9 prohibits public hearings, so staff is studying ways to retain FAR intent while complying with state law.
  • Height: A 24-foot height limit in the rear 20 feet of lots was proposed, consistent with ADU regulations.
  • Parking: SB 9 permits one parking space per unit; no parking can be required for lots near transit. Staff recommended requiring one uncovered space per unit, with no side-yard setback requirement for uncovered parking.
  • Number of Units on Urban Lot Split: State allows cities to limit to two units per parcel (including ADUs). Staff is studying feasibility; no recommendation yet.
  • Affordability: Staff noted that requiring one unit to be affordable (50% inclusionary) could hinder development due to high costs. Economic feasibility study may be needed.
• The Commission provided feedback to guide the drafting of an ordinance, which will be brought back for adoption in summer 2022, followed by City Council consideration.

Key Outcomes

• No action taken on the Transit District Draft SEIR; the public hearing concluded the 45-day comment period. Staff will prepare the Final SEIR with responses to comments.
• Study session feedback on SB 9 implementation will inform the development of a zoning ordinance amendment. The ordinance is expected to be presented to the Planning Commission for adoption in summer 2022.
• The next Planning Commission meeting was scheduled to follow immediately (6:00 PM or later) the same evening, June 21, 2022.