AgdaPkt 2016-10-24 Closed and Joint SA PFA HHCC

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7.A - Page 3 recommendations will be discussed in greater detail at the October 24, 2016 joint study session with Council. ANALYSIS Housing and Human Concern Committee Meetings As noted above, the HHCC held two public meetings to hear from residents and other stakeholders about their affordable housing concerns. The meetings were facilitated by Peninsula Conflict Resolution Center (PCRC) and were well attended by property owners and renters. Many residents expressed their concerns about recent rent increases that have priced them out of Redwood City, or would force them to move soon. Several property owners expressed their concerns over potential new regulations, and potential impact to their source of income. The comments heard at the meetings were constructive, and provided great background for the subsequent HHCC discussions. As the HHCC, Council and staff have heard at other public meetings, among other renter protection requests, there were many calls for rent control or rent stabilization policies, as well as just-cause eviction policies. The desire for such policies is understandable, as residents are searching for stability in housing prices. At the same time, there is great debate over the effectiveness of rent stabilization policies over the long term. This is a discussion that is currently being had throughout the Bay Area. Property owners, which include larger property owners, as well as "mom and pop" property owners, have also expressed great concerns over their property rights and sources of income. There are also legal constraints on rent control, such as it not being able to be applied to housing constructed after 1995 due to state law. Based on previous Council discussion and conflicting views expressed at these public meetings, staff suggested the HHCC focus their recommendations on renter protections other than rent control/stabilization at this time, as alternative policies are more likely to be adopted, less likely to be legally challenged, and can impact the lives of residents more quickly. There are individual HHCC members who have expressed their support of rent stabilization policies based on concerns expressed at the public meetings. Housing and Human Concern Committee Recommendations The following is a high level summary of the HHCC recommendations. Individual HHCC members will provide greater details at the joint study session: Rent Increase Moratorium. The HHCC is recommending that there be a rent increase moratorium in order to protect the residents most vulnerable to displacement. The details of this proposal would need to be worked out, and go through legal review. However, the HHCC is recommending that this policy could be applied over the short term, and would cap rent increases to certain percentages over the moratorium period. The HHCC is recommending a 7-10% cap. Minimum Lease Terms. Currently, like most cities, the minimum lease term in Redwood City is 30 days. There have been reports that this has resulted in property Page 13