Redwood LIFE

The Review Process Q&A from the Redwood City Planning Commission

1. What the timing is for the City Council to respond to the Planning department asking for directions whether to move forward with the EIR?

The Planning department is still finalizing the date for the council review which likely be in March 2023. Their review would involve considering whether to move forward in studying changes to the Westport Specific Plan. It would not include reviewing all the specifics of the development proposal.

2. Has the project initial review letter been sent to the applicant? And what was included?

The initial project review letter was sent to Longfellow on August 4th, 2022. It compiles comments from multiple departments on mainly technical issues. No rejection or approval is made. 

3. What happens next after the application is submitted to the Planning Commission? How long does it take for Redwood City Planning to reject or approve it?

The project application will be reviewed first to determine if it is completed. Once submitted, there could be changes based on input from City staff. Staff will evaluate the proposal as to whether it is complete and start the environmental review process. The EIR and development review could take approximately a year or more to complete. Changes to the design could still be made during this review. Larger development projects can also vary in the length of entitlement review depending on possible changes and subsequent reviews.   

4. Longfellow refers to several future applications, including Rezoning, a Precise Plan and a Development Agreement. Will these application documents be posted on the city website, or available for review when they are submitted?

There are not separate application forms filed for those additional requests. The rezoning, precise plan and development agreement requests are to be included and described in a formal description letter. A new precise plan would be developed (with assistance from an outside consultant) as part of this review process. The development agreement details are worked out further along in the review process as well.  These documents would be made available on the project website at a later date.

5. How long the environmental study takes to be completed for an extensive project like this one?

It is difficult to say until we have an application and a consultant assesses the amount of work necessary. It could take at least six months or more. We will have more information as the project moves forward and a consultant has been selected.

6. Will the public be invited to the environmental scoping meeting? And who pays for the environmental report?

Yes, notices will be sent out to the public when that date is determined.  The applicant pays for the environmental study, which will be conducted by a third-party environmental consultant managed by City staff. The applicant does not choose the consultant.  

7. If the EIR requires some mitigations from Longfellow do they have to present a new proposal? If that is the case is there a time limit, i.e., a year, month etc..?

It is really too early to tell what kinds of mitigations would be required (if the project were to be approved) and whether it would significantly change or affect the project moving forward. The applicant would consider incorporating the mitigation into the project or choose to withdraw. If the project is approved, there is typically a two year window to apply for building permits but extensions could also be granted. If denied, the applicant could decide whether to reapply with a different proposal. There is no time limit to reapply.   

The EIR (Environmental Impact Report)

If the application is accepted, the planning department will publish a notice of a 30-day scoping of services session to allow for input from various agencies, governments, etc., and the public. This input, if appropriate, will be incorporated into the EIR. Even without additional input, the EIR checklist is very inclusive and extensive. 

After the scoping session, Redwood City will establish the final EIR requirements and hire an independent consulting/engineering firm to prepare the EIR. Redwood City will be the lead agency for the EIR, but Longfellow will pay for it. We will keep you informed along the way.

What does EIR include?

The City has determined that the proposed Project will require preparation of an EIR pursuant to CEQA. An EIR is warranted because there is reasonable potential that the Project may result in potentially significant environmental effects to the following CEQA factors that will be addressed in the EIR.

Aesthetics: The EIR will describe and evaluate whether the changes resulting from the Project would adversely affect the existing visual character or quality of its setting, including any changes related to substantial nighttime lighting and glare, or to visual corridors as seen from important surrounding vantage points.

Air Quality: The EIR will describe the potential short- and long-term impacts of the Project buildout on local and regional air quality based on methodologies stipulated by the Bay Area Air Quality Management District (BAAQMD).

Agriculture  and  Forestry:  The  Project  is  not  located  on  or  near  any agricultural land, forest land, or timberland, nor is the site zoned for agricultural uses. The EIR will briefly describe the land use conditions and confirm the Project site’s designation, as established by the California Department of Conservation, Farmland Mapping and Monitoring Program.

Biological Resources:  The EIR will describe potential short- and long-term impacts of the Project on plant and wildlife species and associated habitats.

Cultural Resources: The EIR will assess the potential for ground-disturbance associated with the Project to damage or destroy recorded or unrecorded archaeological or paleontological resources, including consultation with Native American representatives, or paleontological resources. The EIR will also assess the presence and potential effects to historic resources.

Geology and Soils: The EIR will describe potential impacts of the Project related to geology and soils, including the risk of geologic hazards associated

with seismic events on future development. The EIR will also describe whether the Project would adversely affect any sensitive geological resources.

Greenhouse Gas Emissions and Energy: The EIR will describe the potential short- and long-term contributions to global greenhouse gas emissions from the Project, as well as impacts related to energy use during construction or

operation of the Project. The EIR will also assess the Project alignment with

local and regional plans and policies pertaining to GHG emissions and climate change.

Hazards and Hazardous Materials: The EIR will describe any hazardous materials and hazardous waste disposal activities anticipated within the Project area and will evaluate the potential for increased risks associated with potential uses or accidental release of hazardous materials within or near the Project. Potential impacts related to emergency access as a result of the Project will also be addressed.

Hydrology and Water Quality:   The EIR will describe any impacts to hydrological systems or water quality that could occur as the result of the Project, specifically associated with urban runoff and areas prone to flooding The EIR will also evaluate potential effects to groundwater conditions and sources, in addition to the potential for inundation and sea level rise and adaptation.

Land Use and Planning: The EIR will describe the General Plan amendment and rezoning actions necessary to implement the Project, and the potential impacts of the Project on existing and planned land use characteristics in the vicinity. The EIR will also describe and evaluate whether the proposed land use development is consistent with applicable local and regional plans and any applicable conservation plans.

Mineral Resources: The EIR will assess whether the Project would result in the loss of available known mineral resources or important recovery site.

Noise: The EIR will describe potential construction period and long-term operation (traffic, mechanical systems, etc.) noise impacts with the Project. The EIR will consider the potential for ambient noise levels to exceed established standards and assess the land use compatibility of areas proposed for noise-sensitive land uses based on monitored noise levels and the compatibility guidelines of the state.

Population and Housing: The EIR will describe the anticipated effects of the Project on existing and projected population and housing characteristics, housing demands, and the local balance between housing and jobs in Redwood City. In particular, the EIR will discuss if the resulting population growth with the Project would be in a manner contemplated in the General Plan 2030, and assess if  it  would displace existing housing or  people, necessitating the

construction of replacement housing elsewhere in excess of that contained in

the City’s Housing Element.

Public Services and Recreation: The EIR will address potential impacts that the Project could have to the demand for public services, including police protection services, fire protection and emergency services, parks, and public schools provided in Redwood City. Potential increases in demand for public services will be reviewed to determine if new facilities will be required to maintain acceptable levels of services. The EIR will also address potential physical impacts related to recreational facilities that could occur with implementation of the Project.

Transportation,  Circulation  and  Parking:  The  EIR  will  describe  the transportation and circulation implications of the Project, including its incremental contribution to daily and peak hour traffic on local and regional roadway facilities. The evaluation will include regional and local roadway system impacts, transit implications, pedestrian and bicycle provision impacts, and TDM opportunities.

Utilities and Service Systems: The EIR will describe the Project impacts on the local utility and service system infrastructure (water supply; sewer and wastewater treatment; storm drainage; and solid waste) serving the Project area and assess the adequacy of the infrastructure to serve future demand.

Alternatives. Pursuant to CEQA Guidelines Section 15126.6, the EIR will also identify and conduct a comparative evaluation of a reasonable range of alternatives to the Project. The EIR analysis will include, but not be limited to, examination of the CEQA-mandated No Project Alternative, and other potential alternatives that may be capable of reducing or avoiding potential environmental effects.