Redwood City Council Housing Night: Tenant Protection Regulations, Affordable Housing Funding, and Library Lot Redevelopment - May 11, 2026
Redwood City Council Housing Night: Tenant Protection Regulations, Affordable Housing Funding, and Library Lot Redevelopment - May 11, 2026
The Redwood City Council held its first "Housing Night" on May 11, 2026, focusing on housing-related initiatives. The meeting included proclamations declaring May 2026 as Affordable Housing Month and celebrating the FIFA World Cup 2026. Key actions included adopting tenant protection ordinance (TPO) regulations and fees, approving the 2026 Community Development Block Grant (CDBG) Annual Action Plan, conditionally awarding over $17 million in affordable housing construction funds to two projects, and initiating community engagement for the potential redevelopment of the downtown library parking lot B.
Consent Calendar
- The consent calendar, consisting of routine items, was approved unanimously by a 7-0 vote.
Public Comments & Testimony
- Evelyn Weaver (with classmates) thanked the city for bike safety improvements (speed bumps, bike lanes) and requested a stop sign near the new senior center.
- Raksheet Mandayam expressed support for creating an entertainment zone downtown and asked about hours of operation and review process.
- Mark Ho described a homeless encampment near his home, reported drug paraphernalia, and requested help to prevent another fire like one that destroyed his house three years ago.
- Denise (local property manager) argued the TPO creates a burden on small landlords, citing high repair costs and inability to recover them under the proposed rules.
- Clara Jekyll (providing translation) and other speakers from Faith in Action expressed gratitude for the city's anti-displacement work but urged adoption of a stronger ballot measure (Redwood City Fair and Affordable Housing Ordinance) with rent control and comprehensive renter protections, noting 7,300 signatures gathered.
- William Gomez (community worker) described poor housing conditions (broken windows, appliances, overcrowding) and harassment, emphasizing the need for enforcement.
- Jeff Shabowski (lifetime resident and small landlord) requested an exemption for mom-and-pop owners, highlighting financial losses and insurance challenges.
- Kai Stockwell (Sand Hill Property Company) thanked staff for partnership on the Rise City Apartments project (94 units, 24 for adults with IDD).
- Molly Neighbor (Midpen Housing) thanked the council for funding recommendations for 1580 Maple Street, noting the high need for supportive housing.
- Nicholas Kennan, Michael Arusa Cruz, and Dylan Finch spoke on the library parking lot B redevelopment: Kennan urged timely action; Cruz supported housing but questioned the high cost of parking replacement; Finch suggested studying alternatives to parking replacement given existing garage capacity.
Discussion Items
Item 8A: Tenant Protection Ordinance (TPO) Administrative Regulations, Fair Rate of Return Appeal Guidelines, and Fees
- Housing Leadership Manager Alyn Lancaster and Management Analyst Victor Gaitan presented the proposed regulations and guidelines, which detail processes for no-fault evictions, right to return after substantial remodels, and relocation assistance. The fair rate of return appeals process uses a cap rate methodology rather than amortization to simplify and standardize decisions.
- Staff recommended adopting a $172 relocation assistance administrative fee and a $4,500 deposit for fair rate of return appeals (actual cost basis, with refund or additional billing).
- Council questions focused on the fairness of the cap rate method, inclusion of soft costs (excluded), lack of cost certainty for landlords, and potential burden on small property owners. Councilmember G expressed concern about the general fund backstopping any unrecovered costs.
- Councilmember Howard suggested creating a fund to help small landlords with appeal costs and engaging the California Apartment Association for education.
- Councilmember Padilla worried about unintended consequences, such as deferred maintenance.
- Councilmember Chu raised concerns about financing costs not being recoverable and asked for tracking of housing stock deterioration and access for low-income tenants.
- Councilmember Sturkin emphasized the value of the TPO in preventing displacement and supported a three-month check-in, a fund for mom-and-pop landlords, and low-cost loans.
- Vice Mayor Aiken supported the staff recommendations, noting trust in staff and the discretion of the hearing officer.
- City Manager Patrick Heisinger committed to a three-month update on key metrics.
- Vote: Motion to adopt the resolution and confirm regulations passed 4-3 (Councilmembers Chu, G, and Padilla opposed).
Item 8B: 2026 CDBG Annual Action Plan
- Housing & Economic Development Specialist Medea Hawk presented the plan, allocating $777,639 in CDBG funds to public services (Bay Area Legal Aid, CORA, Mental Health Association, Project Sentinel, etc.), microenterprise (Renaissance Entrepreneurship Center, Upwards Care), minor home repair (Climate Resilient Communities, Rebuilding Together), and housing rehabilitation (Habitat for Humanity).
- Public commenters from Samaritan House, Upwards, and Climate Resilient Communities thanked the council for funding recommendations.
- Councilmembers praised the Housing and Human Concerns Committee's work and the two-year funding cycle for efficiency.
- Vote: Motion to adopt the resolution and authorize funding agreements passed unanimously.
Item 9A: NOFA for Affordable Housing Construction – Funding Recommendations
- Housing Management Analyst Lee Macalino presented recommendations for two projects:
- Rise City Apartments (1304 Middlefield) by Sand Hill Property Company: 94 units (including 24 permanent supportive housing for adults with IDD), requesting $12.3 million total ($7.6 million new + $4.3 million previously awarded, with funding source swap).
- 1580 Maple Street by Midpen Housing: 79 units (23 for special needs/homeless), requesting $5 million ($500K predevelopment + $4.5 million permanent loan, conditional on housing impact fee receipt from Elco Yards).
- Councilmember G stressed the importance of maintaining the proposed affordability mix (at least 15% extremely low-income) and urged no major changes.
- Councilmember Chu supported family-oriented housing and noted the high need.
- Councilmember Howard asked about two manager units at 1580 Maple (Midpen explained it supports the vulnerable population) and transportation access.
- Vice Mayor Aiken inquired about management and on-site services.
- Vote: Motion to adopt the resolution conditionally awarding funds and increasing per-unit subsidy limits passed unanimously.
Item 9B: Library Parking Lot B Redevelopment Feasibility Study
- Deputy City Manager Jennifer Yamaguma and Consultant Jim Simon presented five conceptual scenarios for redeveloping the 98-space parking lot at 1016 Middlefield Road into a mixed-use building with affordable housing, public parking replacement, and city office space.
- The study found a financing gap of $14–$16 million for housing plus $5–$10 million for parking replacement, depending on the scenario.
- Council discussion centered on the need for a clear project program before issuing an RFP, the value of community engagement and a charrette, concerns about parking costs (several members suggested exploring less parking or alternative investments), and the integration of the adjacent planned park and historic library.
- Councilmember Padilla opposed moving forward until broader impacts on library patrons and seniors are addressed.
- Councilmember Howard urged a holistic approach and community engagement.
- Councilmember G emphasized the need for council consensus on programmatic priorities and suggested a future study session.
- Motion by Councilmember Sturkin, seconded by Councilmember Howard: Direct staff to develop a process for community engagement and council priority setting before proceeding with surplus land act procedures or an RFP. Passed unanimously.
Key Outcomes
- Tenant Protection Ordinance (TPO) Administrative Regulations and Fee Resolution Adopted (4-3): Fees set at $172 for relocation assistance applications and $4,500 deposit for fair rate of return appeals.
- 2026 CDBG Annual Action Plan Approved (unanimous): Allocations to 13 agencies for public services, microenterprise, home repair, and housing rehabilitation.
- Affordable Housing Construction Funding Conditionally Awarded (unanimous): $12.3 million for Rise City Apartments (94 units) and $5 million for 1580 Maple Street (79 units), with a per-unit subsidy limit of $300,000.
- Library Parking Lot B Redevelopment Next Steps (unanimous): Council directed staff to conduct community outreach and develop council priorities before issuing an RFP or initiating surplus land act procedures. A future study session will be scheduled.
- Entertainment Zone Ordinance Introduction (previously approved May 4): Council adopted the ordinance establishing an entertainment zone on the Broadway pedestrian mall.
- City Manager committed to a three-month update on TPO implementation metrics.
Meeting Transcript
If everyone can take their seats, it is that time. Great. All right. Thank you, everyone. Good evening, and thank you for joining our city council meeting of May 11th, 2026. Tonight is Housing Night, our very first one, where we'll be focused on housing related initiatives and opportunities aimed at strengthening and expanding housing access for our community. We hold meetings in a hybrid format with both in-person and virtual participation available. The city welcomes public comment on topics within these city's subject matter jurisdiction, and members of the public may provide comments as follows. Speaker cards are located at the back table in the council chambers and must be turned in to the city clerk here at the day's. To call the rule. Good evening. Council Member Chu. Here. Councilmember G. Present. Councilmember Howard. Here. Councilmember Padilla. Present. Councilmember Stricken. Here. Vice Mayor Aiken. Here, Mayor Martina Sabayos. Here. Thank you. Thank you, everyone. And we'll move on to Pledge of Allegiance. And Councilmember Howard, could you lead us, please? Thank you. Please join me in honoring our flag and our country. I pledge allegiance to the flag of the United States of America. And to the public for which it stands. Thank you, Councilmember. And all of our council members are participating in person today, so we will skip item four and move to item five. And it is our presentations and acknowledgments for the evening. Our first recognition this evening and in alignment with tonight's housing night theme, we're proud to recognize May 2026 as Affordable Housing Month. A time dedicated to raising awareness, inspiring action, and advancing initiatives that promote housing stability, equity, and accessibility. Housing remains one of the city's highest priorities, and through our collective efforts, we're committed to addressing the diverse housing needs of our community and our community members across all income levels. This important work would not be possible without the collaboration and dedication of our valued housing partners. And tonight's proclamation reflects our deep appreciation for those ongoing partnerships. And I'll read a few excerpts of the proclamation. Whereas access to safe, stable, and affordable housing is fundamental to the health, well-being, and economic vitality of individuals, families, and the broader community. And whereas the rising cost of housing continues to present significant challenges for many residents in Redwood City and throughout San Mateo County, impacting workers, seniors, families, and vulnerable populations. And whereas Affordable Housing Month serves as an opportunity to raise awareness, foster collaboration, and promote solutions that ensure equitable access to housing for all members of our community. And whereas the City of Redwood City partners with several affordable housing agencies that demonstrate a steadfast commitment to advancing affordable housing through advocacy and innovative programming, and support residents in achieving housing stability and self-sufficiency. Now, therefore, be it resolved that I, Elmer Martina Sabayos, the mayor of Redwood City, on behalf of the City Council, do hereby proclaim May 2026 as affordable housing month and do encourage all residents and community organizations to join in supporting efforts that promote housing equity, stability, and opportunity for all. Be it further resolved that the city proudly recognizes and commends the its valued housing partners for their dedication, leadership, and meaningful impacts to the community. And it's my honor to welcome the following organizations to the floor to accept the proclamation and take a photo with the city council. We have housing partners from Eden Housing. We have folks from First Community Housing, Habitat for Humanity, Hearts, Hip Housing, Housing Choices, the Housing Leadership Council, Mental Health Association, Midpen, and Sand Hill.
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