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Page 10 of 13 <br />City of Redwood City 1017 Middlefield Road, Redwood City, CA. 94063 Tel: 650-780-7000 www.redwoodcity.org <br />________________________ <br />†The term “above moderate” is used by HCD and indicates an income level consistent with “market rate” <br />affordability. <br />††It is anticipated that these projects will utilize the City’s temporary Affordable Housing Ordinance <br />(AHO) Incentive Program, which would entitle them up to a 25% reduction in their AHO requirements if <br />building permits are pulled by June 2027. If the project is approved for the incentive program, the <br />number and <br />affordability levels of the units listed may change. <br />*Manager units <br />Applicability of SB 35/SB 423 Streamlined Ministerial Approval Process <br />SB 35 went into effect on January 1, 2018, and—as subsequently amended by SB 423—requires local <br />jurisdictions that have not met State-mandated RHNA targets to apply a streamlined, ministerial approval <br />process to qualifying multi-family housing projects. <br />Per SB 35/SB 423 requirements, Redwood City currently must apply the Streamlined Ministerial Approval <br />Process (SMAP) to residential development applications in which 50 percent of proposed units are <br />affordable to lower-income households because the City did not achieve the pro-rata (i.e. proportionate) <br />share of its very low- and low-income RHNA for years 5 through 8 of the 2015-2023 RHNA cycle. In <br />practice, the SMAP has not been regularly utilized by residential development projects in Redwood City <br />because: 1) residential projects that are not 100% affordable typically do not exceed the City’s 20% <br />inclusionary requirement and are therefore not eligible for SMAP, and 2) 50% affordable residential <br />projects are, in general, fairly uncommon since they are difficult to finance. To date, the City has had two <br />projects utilize SMAP, both of which were 100% affordable. <br />HCD will next assess Redwood City’s progress toward meeting the pro-rata share of its 2023-2031 RHNA <br />cycle requirements in 2027 based on years 1 through 4 of the RHNA cycle and make a determination at <br />that time as to whether Redwood City will continue to be subject to the SMAP. Table 3 summarizes <br />Redwood City’s progress toward meeting its pro-rata share of the RHNA across income levels for the first <br />three years of the current RHNA cycle. While the City’s permitting activity has been robust at the low <br />income level, it is behind its pro-rata share at the other income levels as well as overall at this point in the <br />RHNA cycle, as shown in Column E of Table 3. <br />Table 3: Redwood City Progress Through 2025 Toward Meeting RHNA Pro-Rata Share <br />of Housing Units Issued Building Permits in 2023-2031 RHNA Cycle <br />Income <br />Level <br />A. RHNA <br />Obligation <br />(Units) <br />B. RHNA Pro-Rata <br />Share of Units Per <br />Year (= A / 8 years)* <br />C. Pro-Rata <br />Share of Units <br />Through 2025 <br />(= B x 3 years)** <br />D. Units Issued <br />Building Permits <br />Through 2025 <br />E. Pro-Rata <br />Surplus (+) or Deficit (-) <br />Through 2025 (= D - C) <br />Very Low 1,115 139 417 289 -128 <br />Low 643 80 240 303 +63 <br />Moderate 789 99 297 76 -221 <br />Above <br />Moderate†2,041 255 765 653 -112 <br />Total 4,588 574 1,719 1,321 -398 <br />7.A. - Page 10 of 63 <br />17