Special Planning Commission Meeting – December 13, 2022: Mixed-Use Project Approval and Housing Element EIR
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Special Planning Commission Meeting – December 13, 2022
The Redwood City Planning Commission held a special meeting on December 13, 2022, at 6:00 PM (adjourned at 8:30 PM) to consider a major mixed-use project at 557 E. Bayshore Road and a focused General Plan Update Environmental Impact Report (EIR) for the Housing Element. The meeting included a continuation of a separate item (801 Willow Street), public testimony, and two unanimous votes on the Bayshore project.
Consent Calendar
- No items were on the consent calendar.
Public Comments & Testimony
- Item 5B (557 E. Bayshore Road): Multiple residents spoke in opposition, citing concerns over traffic impacts, water usage (five swimming pools), aircraft noise from San Carlos Airport, lack of access for bicycling, and the perceived lack of need for additional fitness centers. Speakers included Jim Crampton, Nancy Crampton, Carol Irvine, Jonathan Dunn, Mark Bosler, Kathy Miller, Brian Irvine, Gloria Cohn, and Adrian Brandt (via Zoom).
- Supporters: The Redwood City Education Foundation spoke in favor, noting the project would fund mental health programs and add 85 below-market-rate housing units. Connie Guerrero supported the project for employment opportunities for the Casa Circulo Cultural community. Ken Chan (Housing Leadership Council) supported the affordable housing component. Adrian Brandt expressed conditional support, suggesting a protected bike lane and noting concerns about water usage.
- Item 5C (Housing Element EIR): No public comments were received.
Discussion Items
- Item 5A – 801 Willow Street: A motion to continue the item to a date uncertain was made and passed unanimously (5-0).
- Item 5B – 557 E. Bayshore Road Mixed-Use Project:
- Staff (Senior Planner Kuchenig) presented the project: 480 rental units (85 affordable), a 97,101 sq ft two-story private athletic club (Villasport), a daycare, and a cafe. The project exceeds open space requirements and raises the site three feet above FEMA requirements. The EIR (presented by Michael Lisenbee) identified 24 mitigation measures reducing all significant impacts to less-than-significant levels.
- Applicants (Glenn Ceridono, Mike Fassler) highlighted design, community benefits, and the public Paseo connecting East Bayshore Road to the Bay Trail. Commissioners questioned emergency response, materials, day passes, LEED certification, unit dispersal, and childcare hours.
- Assistant City Attorney Beyers clarified that the Housing Accountability Act treats the entire project (housing + fitness center) as one housing development, preventing denial or density-reducing conditions without specific health/safety findings.
- Commissioner Chu noted market forces could address pool viability; Commissioner Bondonno acknowledged public concerns but cited state law constraints; Vice Chair Crnogorac defended the pools as a public recreational resource; Chair Hunter expressed support, urging the applicant to work with the city on Bay Trail access and all-day childcare.
- Item 5C – Focused General Plan Update EIR (Housing Element):
- Principal Planner Francis summarized the Housing Element update, RHNA goals (~4,600 units; planning for ~7,000 at 150%), and the required EIR for associated general plan amendments. Consultant Ray Pendro from MIG explained that the program EIR found significant but mitigable impacts in air quality, biological resources, noise, and transportation (VMT-based). Transportation consultant Charlie Coles described modeling using the CCAG VTA model.
- Commissioners discussed VMT methodology, the environmentally superior alternative (RENA + 15% buffer), and state law on overriding considerations. Commissioner Chu raised health concerns about traffic exposure near highways. No decision was made; the public comment period remains open until January 6, 2023.
Key Outcomes
- Item 5B Motions:
- Resolution 22-14 – Certify the Final Environmental Impact Report, adopt CEQA findings, and adopt the Mitigation Monitoring and Reporting Plan. Passed 5-0 (Bondonno/Koch).
- Resolution 22-15 – Approve the Architectural Permit, Use Permit, Vesting Tentative Parcel Map, and Affordable Housing Plan for the 557 E. Bayshore Road project, with modifications to Conditions of Approval #46 (sewer laterals limited to two) and #32 (San Carlos Airport disclosure). Passed 5-0 (Bondonno/Chu).
- Next Steps for Item 5C: Written comments on the Housing Element EIR will be accepted through January 6, 2023. The Commission will hold a study session in February 2023, with adoption anticipated in early-to-mid spring 2023.
Meeting Transcript
So, Chair Hunter, you can start when you're ready. All right. Welcome everyone to the Planning Commission meeting on December thirteenth, twenty twenty two. Good evening, and uh I'm glad to see to see so many people in the room. We haven't had a room this awful since uh since the pandemic of uh in in-person attendees. Um before we get started, I wanted to briefly go over the public comment procedures for the meeting for those of you who may be joining us for the first time. Um public comments on public comments will be taken on anything other than the two uh main agenda items, uh, we'll be taking during item number two on this evening's agenda. Um, if you have comments on the two agenda items, uh, those comments will be taken at the time that the uh the um our items are taken up. Um in-person speakers will be called first, followed by virtual attendees. And we do have a number of virtual attendees. Um for in-person speakers, please fill out a speaker's card at the front of the at the back of the chambers and bring it to staff. Um, Christina over here. Um, I have a number of speaker cards. If there's anyone in person who wishes to speak and hasn't given me a speaker card yet, please fill one out and give it to Christina. Um, so that we can get a count of how many speakers we may have. Um, if you are um joining by Zoom right now, um, could you please raise your hand so that we can we can see how many hands we have? And if you're joining by phone, you can raise your hand by dialing star nine. Um, and then later when you're called upon, you can dial star six. Um each speaker is allowed to three minutes, but if we have a large number of speakers, and I think we may, we are that maybe reduced to two minutes. Um lastly, uh, I'm sure that everyone knows this, but um, we each bring different perspectives to this uh to this discussion and all discussions like this. And we want to make sure that everyone is open-minded to hear other points of view and is respectful of everyone and that everyone has a church to be chance to be heard without an interruption. So we thank you in advance for your consideration. Um we will now proceed with roll call, Miss X Line. Commissioner Bandano. Here. Commissioner Chuck here. Commissioner Espinoza is absent. Commissioner Koch here. Vice Chair Sunagoretz? Here and Chair Hunter. Here and for the purposes of this meeting, I will state that I'm Sue X line, staff liaison for this commission, and the other city staff that are attending this meeting are Ryan Kachenik, senior planner, John Francis, Principal Planner, Jennifer Byers, Assistant City Attorney, and Christina Mateo, administrative secretary, and meeting host. Okay, thank you for that. Um there are no approval of minutes or consent or um consent calendar items on today's agenda. So we will begin with the public hearing. Uh for the first is um item 5A, which is 801 Willow Street. And um we uh I would like to hear a motion to continue this item to a date uncertain. So move. And do we have a second? Second. Do we have a roll call, please? Commissioner Bandano. Yes. Commissioner Chu. Yes. Commissioner Koch? Yes. Vice Chair Surnagarvatz? Yes. And Chair Hunter. Yes.
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