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9.C. - Page 4 of 30 in the City and whether the City could meet the long-term pollutant -reduction goals by increasing the number of development projects required to install stormwater treatment facilities. Redwood City Municipal Code Chapter 18 Article XIV — Local Development Standards was used to define the categories of projects included in the analysis: NEW BUILDING(S): Means any construction of a building, or buildings with a total floor area of one thousand (1,000) square feet or more. SUBSTANTIAL COMMERCIAL REMODELING or SUBSTANTIAL REMODELING OF A COMMERCIAL BUILDING: Means any: (A) remodeling of a commercial building or buildings and/or the construction of tenant improvements which amounts to more than fifty percent (50016) of the square footage of the existing building or building(s) on which the remodeling or the tenant improvements are performed, or (B) the construction of an addition of one thousand (1,000) square feet or more floor area; or (C) a combination of remodeling, tenant improvements, and construction of an addition if the combined square footage of any improvement amounts to fifty percent (50%) or more of the square footage of the existing building. SUBSTANTIAL RESIDENTIAL REMODELING: Means any addition of one thousand (1,000) square feet or more floor area. The analysis focused on the last four calendar years of the current MRP term and focused on parcel sizes for these categories of projects assuming that stormwater runoff from the entire site would be captured and treated similar to existing MRP -regulated projects. The results of the study showed that, if the 2015 MRP requirements were applied to projects during these years, there would have been approximately 62.5 additional acres of land that could have captured and treated stormwater. This includes approximately 9 acres of land from projects with new single-family homes, 48 acres of land with new commercial buildings and substantial commercial remodels, and 5.5 acres of land with substantial residential remodeling. As a comparison, over that same period, there were approximately 73 acres of land with projects that were required to have treatment under the existing requirements of the MRP. Based on these results, staff recommends adopting new threshold changes in the GI Plan that would require stormwater treatment for the entire site on projects that have new single- and multiple -family residential homes, new commercial buildings, and substantial commercial remodels. These are projects that generally require grading and site improvements, so the additional cost to install GI is likely to be small compared to the overall project cost. Since the goals set by the MRP are required to be met by 2040, adoption of the threshold change is expected to capture a substantial amount of new treated area that would help meet those goals. Responsibility for the construction and ongoing maintenance of these GI facilities would be placed on the developer/property owner, which would mean that the City is only responsible for ongoing inspection of the facilities. Green Infrastructure Improvements in the Right -of -Way As part of the analysis, staff also looked at requiring GI to treat the public right-of-way for large developments, including new residential subdivisions, commercial projects, and larger multi -family residential buildings. Currently, the local development standards set requirements on the installation of new sidewalk, street trees, and pedestrian scale lighting, so the inclusion of GI is a relatively simple City of Redwood City 1017 Middlefield Road, Redwood City, CA. 94063 Tel: 650-780-7000 www.redwoodcity.org 282