Planning Commission Meeting September 5, 2023: Hotel Sequoia Expansion Approval
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Planning Commission Meeting – September 5, 2023
The Redwood City Planning Commission held a regular meeting on September 5, 2023, at 6:00 PM. The primary agenda item was a public hearing for the rehabilitation and expansion of the historic Hotel Sequoia at 800 Main Street. The project includes a Downtown Planned Community Permit, Conditional Use Permit, and Historic Preservation Permit. After presentations from staff and the applicant, and public testimony, the commission voted 5-0 to approve the project with minor condition revisions. Commissioner Koch recused himself due to residing at 830 Main Street, and Commissioner Espinoza was absent.
Consent Calendar
- No items were presented on the consent calendar.
Public Comments & Testimony
- Glenn Babbitt (Historic Resources Committee member, speaking as an individual) expressed support for the project, urging the commission to keep conditions concise and actionable to allow timely progress. He noted the urgency of preserving the 100-year-old unreinforced masonry building.
- Nancy Radcliffe (community member) spoke in support, noting the project complies with the original downtown precise plan before a 2008 lawsuit altered setback requirements. She applauded the applicant's handling of resident relocations and support for local art.
- Kate Mosley (local business owner) attested to applicant Danny Gasparini's integrity, dedication to community, and plans to minimize construction impacts. She highlighted the projected $1.1 million annual transit occupancy tax revenue.
- Mark Murray (Lane Partners, representing nearby properties) offered enthusiastic support, citing architectural respect for the historic building and the project's ability to bring daytime and nighttime energy to surrounding streets.
- Kathy Oyster (owner of 2000 Broadway Street) supported the project, noting Danny Gasparini's long-standing commitment and the positive transformation of downtown Redwood City.
- Neal Wall (24-year resident and former Box executive) endorsed the project, emphasizing the need for a local boutique hotel to accommodate business visitors.
- Brianna Maryiol (downtown resident) expressed support, noting the project would allow visiting family and friends to stay nearby and praising Danny Gasparini's love for Redwood City.
Discussion Items
- Staff Presentation (Senior Planner Ryan Kuchenig): Outlined the project scope – rehabilitation of the historic facade, seismic retrofit, addition of three new guest room floors (82 total), a rooftop bar and event space, ground-floor restaurant and retail. The project requires exceptions to the downtown precise plan's 40-foot setback (proposing 8 feet) and a one-story height limitation (proposing three stories) due to the small lot and historic constraints. Staff found the design compliant with Secretary of the Interior Standards after review by the Historic Resources Advisory Committee (HRAC) and the Architectural Advisory Committee (AAC), both recommending approval. CEQA review determined the project is within the scope of the previously certified EIRs. Two minor condition revisions were noted: adding flexibility to backflow prevention location (Condition #34) and removing a car stacker condition (Condition #64) as no car stackers are proposed.
- Applicant Presentation (Danny Gasparini, co-owner/managing partner): Described the project as a 10-year family effort to restore the hotel to its early 1900s grandeur. Detailed the relocation of 18 SRO residents over 18 months, all placed in permanent housing with support. Explained the need for additional height and reduced setbacks to achieve a viable room count (82 keys) to attract a quality hotel operator. Emphasized community engagement and plans to address neighbor concerns, especially residents of nearby Redwood Villa apartments.
- Historic Preservation Consultant (Nancy Goldenberg): Clarified that the 40-foot setback requirement originated from a 2008 lawsuit and has no basis in Secretary of Interior Standards. Showed that the proposed addition is compatible and that other nearby buildings are similarly tall.
- Architect (Mark Hornberger): Detailed design elements – differentiation of new construction from historic fabric, use of glass, aluminum panels, and brick veneer, setback of upper floors, enclosed mechanical penthouse, and public art plans for the west-facing wall. Noted the building's overall height is 89 feet 2 inches, under the 92-foot limit.
- Traffic Consultant (Jocelyn, Hexagon): Reported that the project would generate fewer than 100 trips in peak hours (25 AM, 32 PM) and that VMT impacts would be less than significant after converting hotel trips to retail equivalents. The drop-off area can accommodate a queue of three vehicles.
- Commission Questions & Discussion:
- Clarified that the 40-foot setback would render the project infeasible; the 8-foot setback meets Secretary of Interior Standards.
- Confirmed that the hotel rooms will have ensuite bathrooms, unlike the former SRO configuration.
- Noted that parking is not required under the updated downtown precise plan; a valet agreement with a neighboring property is in place.
- The rooftop bar and restaurant will be open to the public;
- The project's estimated annual transit occupancy tax (TOT) is $750,000 initially, rising to $1.1–1.2 million by year five.
- No specific hotel operator has been signed, but the applicant indicated a local operator has expressed interest.
- The applicant met with residents of the adjacent Redwood Villa apartments on August 4, 2023, and committed to ongoing communication regarding construction impacts.
- Commissioner Comments:
- Commissioner Alvarez praised the project's excitement and the applicant's engagement with neighbors.
- Commissioner Chu emphasized the project as a "labor of love," noting the importance of building versus the risk of losing a historic resource. Applauded the policy flexibility on setbacks and parking.
- Vice Chair Crnogorac appreciated the architectural coordination, the eight-foot setback for sunlight penetration on Broadway, and recommended using larger tree boxes and ensuring the west wall art is fade-resistant.
- Chair Hunter called the project a "nearly perfect addition" that restores a historic building, provides a needed downtown hotel, and includes a unique rooftop bar.
Key Outcomes
- Motion (Vice Chair Crnogorac, seconded by Commissioner Lazarus): To approve Resolution No. 23-20, granting a Downtown Planned Community Permit, Conditional Use Permit, and Historic Preservation Permit for the 800 Main Street Hotel Sequoia Rehabilitation and Expansion Project, and determining that environmental review is completed per CEQA Guidelines Sections 15168 and 15183, with revisions to Conditions of Approval: modification of COA #34 (backflow protection flexibility) and removal of COA #64 (car stacker condition).
- Vote: 5-0 (Commissioner Koch recused; Commissioner Espinoza absent).
- Meeting Adjourned: 7:40 PM, to reconvene at the next Regular Planning Commission Meeting on October 3, 2023.
Meeting Transcript
Good evening, everyone, and welcome to the uh September fifth, twenty twenty-three planning commission meeting. Um, as a reminder, items will be taken in the order they are listed on the agenda. Uh before we get started, I wanted to briefly go over the public comment procedures for the meeting for those who may be here for the first time. Public comments on the approval of minutes, consent items, matters of commission interest, and items not on the agenda will be taken during item number three on this evening's agenda. Comments on other agenda items will be taken only when that item is called. In-person speakers will be called first, followed by virtual attendees. In-person speakers, if you haven't yet, please fill out a speaker's card at the back of the council chambers and bring them to staff over there by the lectern. Uh for those joining virtually, you may use the raise hand feature on Zoom to speak. And if you're joining the teleconference by telephone, you may raise your hand by dialing star nine and then star six to unmute your microphone when prompted. Please only raise your hand at the time that the item on which you are speaking is called. Each speaker is allotted three minutes, and for in-person speakers, there will be a light on the podium to let you know how much time you have left and a buzzer when the time is up. For virtual speakers, there will be a timer on the screen. Last, we know that we each bring different perspectives to the discussion, and we want to be sure that everyone has a chance to be heard without interruption. So we thank you for your attention and consideration during this process. We will now proceed with the roll call. Ms. Xline. Commissioner Alvarez. Here. Commissioner Chu here. Commissioner Espinoza is absent. Commissioner Koch. Here. Commissioner Lazarus. Here. Vice Chair Shona Goretz. Here. And Chair Hunter. Here. So for tonight's meeting, I'm Sue Xline, the Assistant Community Development and Transportation Director and the Planning Liaison. Planning Commission liaison. Other staff attending tonight. Ryan Kuchenig, senior planner. William Chu, Senior Planner. Rick Jarvis, Consultant Attorney. Jessica Goodall, Secretary, and meeting host. Thank you. Item number two on the agenda is AB 2449, notifications and considerations, meeting participation by teleconference. Do we have any uh remote participation notifications or requests? We do not. Thank you. Uh item three is public comments on the approval of minutes, consent items, matters of commission interests, and items not on the agenda. Um at this time um we'll take public comment from those joining us in person. I have no uh in-person speaker cards for this item. Um, and we'd all also ask if there are any uh hands raised remotely. There are no hands raised. All right, thank you. Item number four is approval of minutes. Um is there a motion to approve the meeting minutes of August 15th, 2023? Vice Nogaretz?
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