AgdaPkt 2017-06-26 Closed and Joint SA PFA

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ANALYSIS Between November 2016 and March 2017 the HHCC held regular and special meetings where they heard presentations and held facilitated discussions related to three specific items Council selected for additional research: Minimum Lease Terms, Relocation Assistance and Inclusionary Zoning. As noted below, the HHCC has not yet held discussions on the fourth research topic, impact fee strategy. Due to the complexity of the housing policies a consultant was hired to conduct research, provide information and presentations to the HHCC and facilitate discussion on the policies. The Council requested that the HHCC consider several factors when conducting their research. These factors included comparison and evaluation of similar ordinances or policies from at least three other similar sized cities, date of policy adoption, length of implementation and policy adoption process. Other factors included evaluating whether the policies are serving their intended purpose, have resulted in unforeseen circumstances or costs, their effectiveness and what could be done better or differently. Additionally, the HHCC evaluated the resources required to administer policies and the source of funds to pay these expenses, how are they enforced and by whom. For minimum lease terms and relocation policies, the HHCC was to evaluate whether income-based “means testing” should be a factor. For example, should a higher amount of assistance be provided to certain income groups or persons with special needs, and/or should certain households/persons not be eligible. For inclusionary zoning, how does the Palmer decision and the Costa Hawkins Act impact the policies, what is the expected result in Redwood City, will it yield more below market rate units, what is currently legally permitted/not permitted. The consultant provided reference materials, presentations and facilitated the HHCC discussions on each policy topic during the public meetings. Some of the cities that were included in the policy comparison were Glendale, Menlo Park, Mountain View, Palo Alto, San Mateo, and Santa Monica. The HHCC carefully considered, discussed and debated each policy and concluded their research process with unanimous recommendations. The HHCC sought to strike a balanced approach to each policy for the benefit of both tenants and property owners. Their recommendations were also based on legal mandates, best practices, potential feasibility and community input. The HHCC recommendations are as follows: MINIMUM LEASE TERMS RECOMMENDATIONS The HHCC recommended the following components be included in an ordinance requiring landlords to offer leases to tenants. Requiring a landlord to offer a minimum 8.A. - Page 3