Redwood City Planning Commission Meeting - September 20, 2022

The Redwood City Planning Commission held a regular meeting on September 20, 2022, from 6:00 PM to 9:00 PM. The meeting included two study sessions: one on the city's jobs/housing balance and Regional Housing Needs Allocation (RHNA), and one on proposed amendments to the Downtown Precise Plan (DTPP) to create a Transit District. Commissioners heard public comments on both topics and discussed the implications for housing production, office development, and regional coordination.

Consent Calendar

• No items were on the consent calendar.

Public Comments & Testimony

• Adrian Brandt thanked staff for correcting the August 16, 2022 meeting minutes as requested.
• Kris Johnson stated that 7.5 million square feet of office space and 2 million square feet of lab space are in the pipeline, equating to 35,000 new jobs—a 50% increase over current jobs. He criticized the presentation for omitting this data and argued that the city cannot reasonably expect 35,000 new workers with only 4,500 housing units and no major infrastructure improvements. He recommended: (1) forming a jobs/housing imbalance task force, (2) an annual cap on office development (citing Palo Alto and San Francisco's 850,000 sq ft cap), (3) not advancing office projects requiring General Plan amendments, and (4) requiring equitable housing production for every large office project.
• Collin Park asked whether the jobs-per-employed-resident ratio of 1.0 accounts for cross-border commuters, remote workers, or multiple job holders. Consultant Jason Moody confirmed that the two primary causes are cross-border employment and people with multiple jobs.
• Rona Gundrum echoed Mr. Johnson and added that as of June 2022, there are 19 million square feet of biotech/life science development planned between Redwood City and South City, with a 3 million square foot project in Redwood Shores alone. She argued that cumulative effects on traffic, the environment, and housing are not being considered and suggested a moratorium on some development.
• Luna expressed concern about overdevelopment and the 150% RHNA goal, stating that the original 100% goal was never met. She asked the commission to prioritize residents' interests.
• Adrian Brandt (on the Transit District item) proposed a barrier on Franklin Street at Hamilton to block through traffic while allowing access and deliveries. He also suggested a greenway underneath elevated tracks and requested that the Transportation Advisory Committee receive a presentation on station design.
• Kris Johnson (on the Transit District item) noted that an April 2022 joint meeting of the Architectural Advisory Commission and Planning Commission showed widespread concern about the amount of office space proposed (1.6 million sq ft, 82% at Sequoia Station). He stated that a 50/50 office-to-housing alternative in the EIR deserves full consideration. He said the Salesforce Tower is about 1 million sq ft and is feasible due to a multimodal transportation center, whereas the Redwood City transit district is proposing 1.5 times that size. He argued that office growth will increase displacement and rents, undermining housing production, and that a resident survey showed majority opposition to increased office height.
• Ali Sapirman (Housing Action Coalition) voiced strong support for the Transit District amendments, stating that the 1,100 homes will help meet RHNA targets and that the city's aggressive housing element (150% of RHNA, 6,800+ homes) is tackling the jobs/housing imbalance.
• Kalisha Webster (Housing Choices) voiced support, emphasizing that the plan will increase opportunities for people with developmental disabilities to live independently, affirmatively further fair housing, and address an unmet priority in the housing element. She noted that a financial feasibility study found that high-density office is needed to offset costs and community benefits.
• Ken Chan (Housing Leadership Council) voiced support, stating that the modifications will bring up to 1,100 homes (20% affordable via Sequoia Station), improve transit connections, and provide critically needed housing.
• Nicole Noga voiced support but suggested also considering open space and community services ratios, noting that office space could remain vacant if unattractive, negatively impacting the city's character and economics.

Discussion Items

Study Session A: Jobs/Housing Balance and RHNA

• Principal Planner Anna McGill introduced the session, and consultants Jason Moody and Ryan Martinez (EPS) presented data on jobs/housing ratio, measurement methods, and Redwood City's performance relative to other cities. They noted that the city's ratio is high due to rapid job growth over the past decade and negligible housing growth from 2002–2010. They emphasized that jobs/housing balance is best considered regionally, and that RHNA is a separate mandated housing target.
• Commissioner Questions and Discussion:
  • Vice Chair Crnogorac asked how recent population declines (due to COVID, outmigration, reduced immigration) affect RHNA projections. Mr. Moody stated that 2050 projections were made pre-pandemic and may overestimate growth; the state's totals drive allocations, and ABAG uses proportionality.
  • Commissioner Sturken asked about outreach to affordable housing developers. Ms. McGill said outreach was multi-pronged, but Assistant Director Exline noted that the housing element is a separate discussion currently open for public comment.
  • Chair Hunter questioned the link between population growth and RHNA allocation. Mr. Moody explained that jurisdictions with higher projected population growth received larger allocations, but there is no one-to-one relationship between 2050 population and the 8-year RHNA cycle.
  • Commissioner Bondonno asked how to effect meaningful change, noting that 90% of workers in Redwood City live elsewhere and 85% of residents work outside the city. Mr. Moody stated that smaller geographies make a one-to-one balance unrealistic; people change jobs more often than housing. He said 15% of Redwood City's residents work in the city.
  • Commissioners discussed the need for regional solutions, transit-oriented development, and housing production. Commissioner Bondonno suggested planning for commuters in both directions. Chair Hunter noted that the ratio of new jobs to new housing (6:1 or 11:1) is the greatest factor in the affordable housing crisis and that RHNA inadvertently creates an incentive to approve any housing, even if it worsens the jobs/housing balance.

Study Session B: Transit District Amendments to the DTPP

• Principal Planner Lindy Chan presented key amendments: development capacity of 1.23 million sq ft of office and 1,100 residential units (reduced from 1.63 million sq ft of office in the EIR), zero parking minimums, circulation improvements to prioritize pedestrians and bicycles, and a relocated transit center with elevated tracks. No changes to building heights were proposed.
• Commissioner Questions and Discussion:
  • Commissioner Sturken asked about precedents for closing streets to vehicles. Ms. Chan cited Theatre Way and a segment of Broadway that were closed after originally having vehicular access. She noted that two segments on Hamilton and Broadway are being evaluated.
  • Vice Chair Crnogorac asked about bicycle access. Ms. Chan confirmed protected bike lanes on El Camino Real and James, and a bike boulevard on Franklin/Lathrop. Transportation Manager Manzi stated that class 4 (protected) bike lanes are proposed on El Camino.
  • Vice Chair Crnogorac asked about permeability across the elevated tracks. Ms. Manzi said the tracks will be fully elevated over Whipple, Brewster, and Broadway, then descend. The city wants high permeability in high-activity areas like downtown.
  • Chair Hunter noted that the 1.2 million sq ft office represents a better jobs/housing ratio than 1.6 million.
  • Commissioner Bondonno asked about the bus terminal location. Ms. Manzi described the concept: station platform elevated, bus depot underneath with buses staged on Perry and Arguello streets. Commissioner Bondonno suggested pulling the bus terminal fully under the station footprint to free up ground-level space.
  • Commissioner Bondonno also suggested considering time-of-day restrictions on vehicular traffic on Franklin Street. Ms. Manzi said it is technically feasible but noted challenges with communication and safety.
  • Commissioners discussed design standards such as textured pavement, raised crosswalks, and permeable green space. Vice Chair Crnogorac emphasized transparent materials and an airy station design to avoid dividing the city.

Key Outcomes

• Approval of Minutes: The minutes of August 16, 2022 were approved 4-0.
• Appointment to Historic Resources Advisory Committee: Roy Klebe was appointed to a full-term seat expiring May 31, 2025 (motion passed 4-0).
• Study Session A (Jobs/Housing & RHNA): No formal action was taken. The presentation and discussion will inform future planning. Staff will post the presentation online.
• Study Session B (Transit District): No formal action was taken. The planning commission will formally review and make a recommendation on the transit district amendments and EIR on October 18, 2022. City council review is targeted for November 2022.
• Next Steps: The city will host a virtual community meeting on September 28, 2022, and an in-person pop-up on October 8, 2022, for transit center conceptual design input. Applications for the Architectural Advisory Committee are open until October 6, 2022. The HRAC recruitment will reopen. The housing element is out for public comment until September 26, 2022.