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Page 6 of 15 <br />City of Redwood City 1017 Middlefield Road, Redwood City, CA. 94063 Tel: 650-780-7000 www.redwoodcity.org <br />along the eastern end of Broadway. A new linear park north of Veterans Boulevard could <br />connect to Redwood Creek. <br />North of Downtown District – The area primarily located north of Veterans Boulevard, which <br />currently hosts a mix of commercial, light industrial, and residential uses, provides an <br />opportunity to enhance the vibrancy of Downtown Redwood City by bringing new residences <br />and businesses to the Plan Area. Commercial uses along US 101 remain an excellent use due <br />to freeway visibility and access, while areas closer to Veterans Boulevard could host a mix of <br />residential and commercial development in mid-rise development typologies. Due to the <br />elevated risk of flooding in this District caused by sea level rise and rising ground water, high <br />rise development typologies could be appropriate in order to provide additional at-grade <br />space for climate mitigation strategies. Specific height recommendations are still under <br />development, but a key consideration is the District’s proximity to the San Carlos Airport, <br />around which maximum heights are regulated by the Airport Land Use Compatibility Plan. <br />Redwood Creek would be improved as an open space amenity, and additional adjacent <br />recreational opportunities could enhance the public open space network. <br />Centennial and Stambaugh-Heller Neighborhoods – These existing residential neighborhoods, <br />both of which include historic districts, would remain lower-density residential areas that <br />include a mix of single- and multi-family housing. They are currently areas where multi-family <br />infill development is common. Higher-density mid-rise development in strategic locations <br />along Broadway in Stambaugh-Heller and at the corner of Brewster Avenue and Arguello <br />Street in Centennial could provide locally-serving ground floor amenities within walking <br />distance of existing residential. <br />Coordinated Development Opportunities, as shown on Figure 3, represent conceptual locations where <br />multiple parcels (sometimes representing multiple property owners) could be developed in a coordinated <br />manner in order to achieve GDAP priorities such as the provision of new open space, implementation of <br />climate resilience strategies, development of preferred land uses, etc. The benefit of a coordinated <br />development strategy is that it can take advantage of site efficiencies that may not be possible when <br />single parcels are each developed separately. The locations identified on Figure 3 are conceptual and <br />further study and discussion with property owners will be required to understand feasibility. <br />GDAP’s land use and urban form framework will need to account for the continuously evolving landscape <br />of State land use and housing law as the State legislature seeks to address California’s housing shortage. <br />Over the last decade, the State has increasingly established restrictions or limited the discretion of local <br />jurisdictions to shape housing development. Examples include: 1) State density bonus law, which allows <br />certain developments providing affordable housing to be constructed above locally zoned height limits <br />and 2) SB 79, signed by the Governor on October 10, 2025, and effective July 1, 2026, which will require <br />jurisdictions with a “Tier 1” transit station—including the Redwood City Caltrain Station—to allow <br />residential housing development of up to 75 feet tall within 1/4 mile of the station and 65 feet tall <br />between 1/4 and 1/2 mile from the station. While the GDAP project team is carefully considering how <br />best to account for existing State law in the Plan Framework, future action by the State legislature may <br />continue to limit local jurisdiction discretion in regulating housing development. <br />12.A. - Page 6 of 69 <br />225