Criticisms raised over a major life science campus development proposed in Redwood Shores hope to be addressed through an environmental impact report, as the Redwood City Council and Planning Commission direct staff to study the proposed project and a down-scaled alternative.
In a nearly four-hour joint study session, councilmembers and commissioners received an update on the proposed Redwood LIFE project, a plan to redevelop an 84-acre site between Belmont Slough and Marine Parkway from a 970,000-square-foot, 20-building office park into a more than 3.3-million-square-foot life science campus with 15 larger buildings.
The application by proposed developer Longfellow Real Estate Partners was submitted in 2022. In July 2023, the City Council initiated a process to prepare a precise plan and environmental impact report, conduct community engagement and analyze benefits offered as part of the proposed development.
The original proposal would include 13 office structures, a 104-room hotel and a 46,000-square-foot amenities center, a food hall and outdoor terrace and three parking structures.
Since, three community workshops and four informational forums were held, and with considering the feedback received, the developer has proposed an alternative project to be studied in the EIR as a potential mitigated development.
Major concerns raised include increased traffic, construction impacts, length of development process which is projected up to 25 years, and developing such a large project on a former landfill. Environmental impacts on the local ecosystem and night light on the slough also were raised as concerns.
The alternative that will be studied in the EIR proposes a 20% reduced mass in project size, only 12 buildings by removing those closest to residences, lowering building heights and increasing the building setbacks.
Members of the Stop Redwood LIFE campaign, which has been a vocal advocate against the development, have recognized and voiced appreciation for the changes proposed by the alternative project, said Longfellow Managing Director Peter Fritz.
“With Alternative 2 we have made some major changes with the project directly responding to feedback we’ve received from the community, specifically these quality of life concerns,” Fritz said. “Nearly 70% of the members of the group Stop Redwood LIFE support studying Alternative 2 in the EIR.”
While the alternative “can not and do not address all the comments we’ve received to date,” the bulk of concerns will begin to be addressed through the EIR, said Community Development Director Jeff Scwob.
The project brought in many public commenters who were split, though more voiced their support than past community meetings and many were supportive of the reduced proposal. Voicing support for the larger project, Amy Buckmaster, CEO of the San Mateo County Chamber, noted the benefits of the original proposal.
“A larger project brings more jobs, more ongoing revenue for the city and more community benefits that fund top city priorities such as child care and affordable housing,” Buckmaster said.
The Longfellow proposal includes dedicating $85 million for affordable housing in partnership with Eden housing, a community room, raising the levees along the Belmont Slough, and a $2 million investment into child care.
After an extensive feedback and community engagement process, the city and project applicants will finalize the California Environmental Quality Act project alternative, and a Precise Plan and EIR will be made for each proposal to be decided upon by the end of 2025.
“I hear the concern, the emotion, the fear ultimately about what the impact of this project could have in our neighborhoods,” said Councilmember Chris Sturken. “I hear that and I recognize it and I really do believe we can lay some of those concerns to rest through the EIR and CEQA process.”
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