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Program H1-9: City Owned
<br />Sites for Housing
<br />a) Issue an RFP for development of the Heller Street site. Identify any site and development constraints, remove barriers, and apply
<br />development incentives.
<br />b) Coordinate with the County regarding the proposed affordable housing project at the Maple Street site.
<br />a) Issue RFP for Heller Street site by December 2027
<br />b) Continue coordinating with the County on their development process for the Maple Street site until project completion which is estimated for 2025
<br />a) Not yet commenced
<br />b) The City continues to coordinate with the County and MidPen (selected developer) on developing 1580 Maple into affordable housing. MidPen has submitted an SB 35 application for 110 studio units at the 1580 Maple site (as of 9.22.23). Project application
<br />materials are posted in the City's website: https://www.redwoodcity.org/city-hall/current-projects/development-projects?id=137
<br />Program H1-10: Provide
<br />Adequate Sites for Lower
<br />Income Households on
<br />Nonvacant Sites Previously
<br />Identified
<br />For vacant sites identified in the last two planning cycles, and nonvacant sites identified in the last planning cycle (see Table H3-21, H3-
<br />22, and H3-23 in the Resources Chapter of the Housing Element), rezone the sites to create a housing overlay that allows residential use
<br />by right pursuant to Government Code section 65583.2(i) for housing development projects2 in which at least 20 percent of the units are
<br />affordable to lower-income households. ‘By right’ means that no review is required under the California Environmental Quality Act
<br />(CEQA), unless a subdivision is required, and the project can only be reviewed using objective design standards. January of 2026 City studying but not yet implemented.
<br />Program H2-1: Code
<br />Enforcement
<br />Continue to implement the Code Enforcement Program to bring substandard housing units into compliance with City building and property
<br />maintenance requirements. Code Enforcement will coordinate with the Housing Division to provide information on available rehabilitation
<br />assistance to correct code deficiencies.Ongoing City continues to implement code enforcement program.
<br />Program H2-2: Home Repair
<br />Programs
<br />a) Provide grant assistance to facilitate the repair of 20 units per year, including home accessibility modifications for disabled persons.
<br />b) Conduct targeted repair program outreach to the Farm Hill neighborhood which has a higher concentration of people with disabilities
<br />and R/ECAP and edge R/ECAP areas with a higher concentration of lower income households.
<br />a) Grant assistance is ongoing annually
<br />b) Work with program service providers to conduct targeted outreach to the Farm Hill neighborhood and R/ECAPs and edge R/ECAPs by December
<br />2024
<br />a) Current (2024-25) CDBG-funded home repair/accessibility modification programs include Rebuilding Together Peninsula's (RTP) National Rebuilding Day, a bi-annual event that gathers teams of sponsored volunteers for a day to address larger repair
<br />needs for homeowners; RTP's Safe at Home program, a year-round program provides repairs and home safety modifications to low-income homeowners; Climate Resilient Communities’ Resilient Homes Program, which provides home repair and
<br />improvements focused on home safety and energy conservation through weatherization and electrification; and Habitat for Humanity's Substantial Rehab Loan Program which provides 0% interest, forgivable loans up to $75,000 to low-income homeowners to
<br />address safety, accessibility, and deferred maintenance issues.
<br />In FY 2023-24, RWC awarded CDBG funds to Center for Independence of Individuals with Disabilities (CIID)’ Housing Accessibility Modifications Program, which provides accessibility modifications for low-income individuals with disabilities. CIID declined
<br />CDBG funding for FY 24-25. In FY 23-24, RTP Safe at Home provided 7 grants, CIID provided 4 grants, and RTP National Rebuilding Day provided 2 grants. The Habitat program launched in fall 2024 and is currently process applications.
<br />b) Through their Home Improvement and Repair Serves substantial rehabilitation program, Habitat for Humanity Greater San Francisco conducted targeted outreach to homeowners in the Centennial, Downtown, and Central neighborhoods, which are Edge
<br />R/ECAP, the Stambauh-Heller and Friedly Acres neighborhoods, which are R/ECAP, and the Farm Hill Neighborhood, which includes a higher concentration of people with disabilities. All of this outreach was conducted between September-October 2024.
<br />Program H2-3: Preservation
<br />of At-Risk, Affordable
<br />Housing
<br />a) Annually monitor the affordability status of:
<br /> o Casa de Redwood (134 affordable units)
<br /> o Franklin Street Apartments (31 affordable units)
<br /> o Oxford Apartments (3 affordable units)
<br /> o Redwood City Commons (58 affordable units)
<br /> o Redwood Village (13 affordable units)
<br />b) Continue to work with non-profit organizations to preserve existing affordable housing in the City. As needed, support funding
<br />applications to preserve at-risk units.
<br />c) Proactively conduct outreach to owners with expiring affordability covenants annually, starting three years prior to the affordability
<br />expiration date.
<br />d) For developments considering converting to market rate, work with the owners and property managers to discuss preservation options
<br />and present options to owners for rehabilitation assistance and/or mortgage refinancing in exchange for extending affordability
<br />restrictions.
<br />e) Hold public hearings upon receipt of any Notice of Intent to Sell or Notice of Intent to Convert to Market Rate Housing, pursuant to
<br />Section 65863.10 of the Government Code and provide tenant education on housing rights.
<br />Conduct proactive outreach annually starting by December 2023 for Redwood Plaza Village, Redwood City Commons, and Oxford Apartments; by
<br />December 2025 for Franklin Street Apartments; and by December 2026 for Casa de Redwood; Hold public hearings and support funding
<br />applications as needed
<br />a) City is in contact with all five properties. The current status is as follows:
<br />- Redwood City Commons - Commitment to affordability extension of at least 20 years
<br />- Casa de Redwood - Likely commitment to affordability extension
<br />- Oxford Apartments - Commitment to affordability extension
<br />- Redwood Village Plaza - continuing to conduct research on this property and hold discussions with owner
<br />- Franklin St. Apartments - No interest in extending affordability
<br />b) City staff meets regularly with nonprofit developers interested in preserving affordable units. Staff is now accepting funding applications for the new Affordable Housing Preservation Program (HPP). The over-the-counter HPP was launched in August 2023.
<br />https://www.redwoodcity.org/departments/city-manager/housing-services/developers/housing-preservation-fund. The City received on application in 2024 that it is currently processing.
<br />c) City staff meets regularly with nonprofit developers interested in preserving affordable units. See status of (a) and (b) above.
<br />d) City Staff has reached out to all owners with expiring affordability covenants to see if there is interest in signing new affordable housing regulatory agreement when the property owner is committed to keep the units affordable (see status a above). Staff
<br />continues to explore state and local funding sources that could preserve the units. This is a key component of the Affordable Housing Preservation Program (see above) and staff has made this part of our outreach to properties with expiring affordability
<br />restrictions.
<br />e) In 2023, City Staff met with one property manager that is considering converting to market rate when the affordability restrictions expire. Preservation options and funding sources for the rehabilitation of the units as well as overall sale of the complex to an
<br />affordable housing developer were discussed. Public hearings will be held in compliance with Section 65863.10 of the Government Code. As of January 13, 2025, there is no imminent conversion, but staff is actively monitoring these properties. Staff is
<br />continuing to do research on Redwood Village Plaza to clarify the date the affordability covenants expire and will continue to communicate with the property manager and owner
<br />Program H2-4: Affordable
<br />Housing
<br />Development/Inclusionary
<br />Housing
<br />a) Continue to provide subsidies, as funds are available, to assist in the development of affordable housing units, acquisition of land for
<br />affordable housing construction, and preservation of existing affordable housing.
<br />b) Continue implementing the Affordable Housing Ordinance including below-market-rate (BMR) requirements for rental and ownership
<br />development.
<br />c) Conduct an initial revision to the Affordable Housing Ordinance to better support development of affordable housing, especially LIHTC
<br />financed housing. The initial revision process will include consultation with local affordable housing developers.
<br />d) Update the Affordable Housing Impact Fee Nexus Study as required by Government Code Section 65940.1 and 66016.5, including a
<br />study of target affordability levels and considerations for incentivizing extremely low-income units as part of the affordable housing
<br />ordinance. The nexus study update will be conducted as part of the 21 Elements led countywide nexus study update. As part of this
<br />update to the nexus study, revise the Affordable Housing Ordinance, as necessary. The City will continue to consult with affordable
<br />housing developers on the nexus study update and AHO revisions.
<br />e) Continue to allow alternative requirements to the AHO on a project-by-project basis in the near term.
<br />a, b, e) Ongoing
<br />c) Initial AHO revision and consultation with affordable housing developers by June 2023;
<br />d) update the nexus study in partnership with 21 Elements, review the AHO, consult with affordable housing developers, and as needed, revise the
<br />AHO by December 2026
<br />a) The City has made available approximately $6 million in funds for preservation of affordable housing via an over-the-counter program (Affordable Housing Preservation Program). Links to Council Resolution #161616 approving program and program
<br />webpage
<br />https://documents.redwoodcity.org/publicweblink/ElectronicFile.aspx?docid=520052&dbid=0
<br />https://www.redwoodcity.org/departments/city-manager/housing-services/developers/housing-preservation-fund.
<br />The City also conditionally committed $4.3 million to the affordable housing project at 1304 Middlefield in 2024 (Resolution No. 16204: https://documents.redwoodcity.org/publicweblink/0/edoc/520648/Reso24%2016204.pdf). The City plans to release another
<br />new construction NOFA in 2025.
<br />b) The City continues to implement the Affordable Housing Ordinance, including below-market-rate (BMR) requirements for rental and ownership development, as a standard part of its development review process.
<br />c) COMPLETE: The City amended its Affordable Housing Ordinance (Zoning Code Article 29) to provide additional flexibility and clarity to the following areas:
<br />- Modifications to affordable rent definitions;
<br />- Revisions to the concurrent construction
<br />requirements, and;
<br />- Additional land donation criteria.
<br />Effective as of 8/24/2023. Ordinance #1130-387: https://documents.redwoodcity.org/publicweblink/0/edoc/520056/Ord2023%201130-387.pdf
<br />d) The nexus study update will be conducted as part of a 21 Elements-led countywide process. A draft request for proposals was prepared in 2024 and will be released in winter 2025.
<br />e) Staff continues to evaluate alternative proposals, as permitted under the City's Affordable Housing Ordinance, as a standard part of its development review process.
<br />Program H2-5: First-Time
<br />Homebuyer Opportunities
<br />a) Continue implementing the Affordable Housing Ordinance including below-market-rate (BMR) requirements for ownership
<br />development.
<br />b) Continue to provide homeownership assistance to eligible first-time homebuyers at Wyndham Place.
<br />c) Continue to advertise available homeownership financing opportunities with San Mateo County, such as HEART and MCC.
<br />d) Hold a hearing with the City Council regarding Municipal Code amendments to allow smaller subdivisions (fewer than five units per
<br />project) in existing neighborhoods to facilitate homeownership opportunities. If code amendments are not adopted, proactively outreach to
<br />developers and homebuyers regarding available homeownership financing options.
<br />e) Continue maintaining an affordable housing interest list and promote new affordable housing opportunities to that list, with updates as
<br />new opportunities arise.
<br />a, b, c) Ongoing
<br />d) Conduct a study and community engagement on potential subdivision amendments; present in a study session to decision makers by June 2027;
<br />staff will bring appropriate amendments to the City Council for hearing by January 2028 to ensure program objectives are effectuated
<br />e) update the affordable housing interest list annually
<br />a) The City continues to implement the Affordable Housing Ordinance, including below-market-rate (BMR) requirements for rental and ownership development, as a standard part of its development review process.
<br />b) The City continues to provide homeownership assistance to eligible first-time homebuyers at Wyndham Place.
<br />c) The City's First Time Homebuyer Resources webpage advertises HEART, as well as other homeownership financing opportunities. The County of San Mateo no longer offers an MCC program, but does offer a Reissued Mortgage Credit Certificate (RMCC)
<br />program.
<br />d) COMPLETE: The City amended Chapter 30 of the Municipal Code (Section 30.56) to allow subdivisions with as few as 2 units per project. Effective as of 11/14/2024. Ordinance #2542:
<br />https://documents.redwoodcity.org/publicweblink/0/doc/523280/Page1.aspx
<br />e) The City continues to maintain its affordable housing interest list and promotes new affordable housing opportunities to that list as they arise. The City also publishes a quarterly housing enewsletter that includes new affordable housing opportunities in
<br />Redwood City and neighoring communities.
<br />Program H2-6: Rezone
<br />Commercial Office
<br />Rezone all CO parcels to Mixed Use Corridor (MUC) and complete related General Plan amendments to expand areas where residential
<br />and mixed use development are allowed.
<br />Staff will bring appropriate amendments to City Council for hearing in conjunction with the Housing Element (by May 31, 2023) to ensure program
<br />objectives are effectuated
<br />COMPLETE: City amended the Zoning Code to rezone all parcels zoned CO to MUC and to strike the CO zoning district. Effective as of 8/24/2023. Ordinance #1130-386: https://documents.redwoodcity.org/publicweblink/0/edoc/520245/Ord2023%201130-
<br />386.pdf
<br />City amended the General Plan by changing select parcels with "Commercial -- Office Professional/Technology" designation to "Mixed Use -- Corridor" designation. Effective as of 2/13/2023. Resolution #16125:
<br />https://documents.redwoodcity.org/PublicWeblink/0/edoc/519915/Reso23%2016125%20(formely%2016025).pdf
<br />Program H2-7: Mobile Home
<br />Parks
<br />Complete zoning map and General Plan Land Use Map amendments to revise zoning districts of existing mobile home parks to MH
<br />(Mobile Home Park) and General Plan designations to a residential land use category (i.e., MDR) as follows:
<br />- Le Mar Mobile Home Park – Rezone to MP and update General Plan Designation to MDR
<br />- Redwood City (R.C) Mobile Home Park – Rezone to MP and update General Plan Designation to MDR
<br />- Redwood Mobile Estates – Update General Plan Designation to MDR (zoning is consistent)
<br />- Harbor Village – No changes needed
<br />Staff will bring appropriate amendments to City Council for hearing in conjunction with Housing Element adoption (by May 31, 2023) to ensure
<br />program objectives are effectuated
<br />COMPLETE: City amended the Zoning Code to rezone parcels with existing mobile home parks from the "Industrial Restricted -- Transient Residential" (IR-T) district to the "Mobile Home" (MH) district. Effective as of 8/24/2023. Ordinance #1130-386:
<br />https://documents.redwoodcity.org/publicweblink/0/edoc/520245/Ord2023%201130-386.pdf
<br />City amended the General Plan Land Use Map by redesignating parcels with existing mobile home parks from the "Light Industrial" (LI) designation to the "Residential -- Medium Density" (MDR) designation. Effective as of 2/13/2023. Resolution #16125:
<br />https://documents.redwoodcity.org/PublicWeblink/0/edoc/519915/Reso23%2016125%20(formely%2016025).pdf
<br />Program H2-8 Preservation,
<br />Acquisition, and
<br />Rehabilitation of Existing
<br />Housing
<br />a) Implement the preservation recommendations from the adopted Anti-Displacement Strategy.
<br />b) Engage with nonprofit housing providers regarding the City’s interest in establishing partnerships in the acquisition and rehabilitation of
<br />for-sale rental properties, with the goal of completing at least one project during the planning period.
<br />Ongoing; Begin implementing the Anti-Displacement Strategy recommendations in 2022 including establishing a housing preservation fund by
<br />December 2023 (Recommendation #2) and start other ongoing preservation efforts in 2023; Recommendation #3: Support the Housing Endowment
<br />and Regional Trust (HEART) of San Mateo County’s efforts to create a housing preservation model; Recommendation #4: Support the Lincoln
<br />Avenue Capital (LAC) preservation model and other similar preservation models; and Recommendation #5: Support Community Land Trusts of the
<br />Anti-Displacement Strategy); Engage with nonprofit housing providers annually
<br />a) Recommendation #2 COMPLETE - the Affordable Housing Preservation Program (HPP) launched August 1, 2023. The City received it's first application to the HPP in June 2024 and is in the process of reviewing and determining the outcome of that
<br />application. Link to HPP webpage and City Council Resolution #16166 approving the HPP program.
<br />https://www.redwoodcity.org/departments/city-manager/housing-services/developers/housing-preservation-fund
<br />https://documents.redwoodcity.org/publicweblink/ElectronicFile.aspx?docid=520052&dbid=0
<br />Recommendation #4 - Link to Council Resolution # approving loan to Broadway Plaza project in order to qualify for the welfare property tax exemption
<br />https://documents.redwoodcity.org/publicweblink/ElectronicFile.aspx?docid=520334&dbid=0
<br />Recommendation #3 has not yet begun as HEART as paused this work due to changing market conditions.
<br />Recommendation #4, COMPLETE - while the City has not directly supported Lincoln Avenue Capital (LAC), the City has providing financial assistance to another developer to secure property tax-exempt status to enhance affordable housing opportunities.
<br />Additionally, developers can apply for City funds in order to secure property tax exempt status through the HPP (see Rec #2 above). In January 2025, the City Council amended the name of this recommendations to "“Assist Housing Providers Secure Tax
<br />Exempt Status to Enhance Affordable Housing Opportunities" to better reflects the City's intent for this goal and to be more encompassing.
<br />Recommendation #5 - There are still no CLTs in Redwood City, however, staff participates in regional "South Bay Preservation Lab" meetings, which includes several community land trusts, and is a member of the ad hoc committee on implementatinon of the
<br />statewide Foreclosure Intervention Housing Preservation Program.
<br />b) Staff has held meetings as part of its review of properties with expiring affordability restrictions and as part of the Affordable Housing Preservation Program (HPP).
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