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6.0. - Page 97 of 179 MA -40 Barriers to Affordable Housing — 91.210(e) Negative Effects of Public Policies on Affordable Housing and Residential Investment The provision of adequate and affordable housing for all residents is an important goal for Redwood City. Many factors, however, can encourage or constrain the development, maintenance, and improvement of the housing stock. These factors include physical constraints, land availability, the economics of development, and governmental regulations, all of which may impact the cost and amount of housing produced. These constraints may result in housing that is not affordable to low- and moderate -income households, or may render residential construction economically very difficult for developers. Constraints to housing production significantly impact households with lower incomes and special needs. Actions by the City can have an impact on the price and availability of housing in the community. Land use controls, building codes, fees, and other local programs intended to improve the overall quality of housing may also serve as a constraint to housing development. Housing supply and costs are affected by the amount of land designated for residential use and the density at which development is permitted. The General Plan allows development projects to exceed maximum densities if the development is within a designated planning area (such as certain precise plans) and the project demonstrates it will provided valuable amenities. The city's overriding constraint with regard to residential development is the lack of vacant land. As such, Redwood City will need to rely extensively on infill and mixed-use development to provide increased residential capacity. This is further challenged by small lot sizes in many areas of the city. The General Plan recognizes the importance and increased vitality provided by mixed-use areas and permits mixed-use development within the Downtown, in the bayfront areas designated Mixed Use - Waterfront Neighborhood, and along major corridors including EI Camino Real, Woodside Road, Veterans Boulevard, Middlefield Road, and Broadway. The City has implemented zoning standards for nearly all mixed-use areas, including Mixed -Use Corridor, Mixed -Use Neighborhood, and Mixed -Use Live/Work. These standards allow for mixed-use, multi -modal environments with compact development patterns and graceful transitions to neighborhoods. According to a 2014 study prepared for the 21 Elements [1] project, Redwood City requires equal to or less parking than nearly all neighboring jurisdictions. Even so, Redwood City understands the cost of constructing parking can be a constraint to new housing development. The City will analyze and consider parking needs and costs of constructing parking for affordable housing projects, especially extremely low income and housing for persons with disabilities. Subsequent to this analysis, the City will consider reduced parking standards for these types of housing. Consolidated Plan REDWOOD CITY 91 OMB Control No: 2506-0117 (exp. 06/30/2018) 453