Redwood City Planning Commission Special Meeting Study Session on Housing Element Implementation - May 10, 2023
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Redwood City Planning Commission Special Meeting – Study Session on Housing Element Implementation
On May 10, 2023, the Redwood City Planning Commission held a special meeting (6:00–8:00 PM) for a study session on proposed amendments to the Municipal Code, Zoning Ordinance, Zoning Map, Affordable Housing Ordinance, and General Plan Land Use Map to implement the recently adopted Housing Element (2023–2031). The session was intended to gather feedback from the commission and public; no formal action was taken. Staff presented strategies to accommodate 150% of the Regional Housing Needs Allocation (over 7,000 dwelling units), including missing middle housing, height/density increases, parking reductions, SB9 implementation, zoning map amendments, affordable housing ordinance updates, and procedural clarifications for SB35 and non-conforming structures.
Public Comments & Testimony
- Mollie Naber (Associate Director, MidPen Housing & Redwood City resident): Expressed strong support for the land donation and reverter concepts outlined in the proposed affordable housing ordinance updates. She noted that MidPen’s partnership with Tishman Speyer would use a land donation at 609 Price Avenue to build 98 affordable homes, with a five-year reverter as a backstop for the city. She emphasized that the reverter is a protective provision and that MidPen typically begins construction well within five years.
- Manoj (Redwood City resident, via Zoom): Asked about zoning updates on El Camino and expressed interest in upzoning his R1 property adjacent to R4, noting he is only 100 feet from El Camino and unable to build as desired under current zoning.
Discussion Items
- Staff Presentation (Principal Planner John Francis, Associate Planner Sam Hughes, Interim Housing Manager Patrick Heisinger): Overview of housing element background, strategies for missing middle (density based on general plan, 5,000 sq ft minimum lot size, reduced parking to 1 space per unit, elimination of guest parking, tandem parking allowed), modest height increases in mixed-use districts (e.g., mixed-use corridor residential from 50 to 85 feet, mixed-use neighborhood from 50 to 60 feet), parking reductions in mixed-use districts, SB9 implementation (two units per lot plus urban lot splits for up to four units in RH/R1 zones), zoning map amendments (rezoning parcels along Woodside Road, east of El Camino, mobile home parks, and correcting general plan inconsistencies), affordable housing ordinance updates (decoupling concurrent construction, land donation criteria with five-year reverter, alignment of rent definitions with TCAC rents for 100% affordable projects on an 80/20 basis), non-conforming ordinance simplifications, SB35 review authority assigned to zoning administrator, and San Carlos Airport land use plan consistency.
- Commissioner Clarifying Questions & Comments:
- Height/density: Discussion on rationale for 85-foot height (7–8 stories, construction cost thresholds) and differences between mixed-use corridor, neighborhood, and transitional districts. Commissioner Lazarus questioned why heights weren’t higher; staff cited transitional nature and transit proximity.
- Parking: Commissioner Lazarus asked about parking maximums; staff noted downtown transit district already has no minimums and maximums, and similar may be proposed for other areas.
- Affordable housing fees: Commissioner Espinoza inquired about allowing residential developers to pay in-lieu fees (like commercial); staff clarified current ordinance does not allow by-right payment for residential but it could be approved as an alternative by council.
- Land donation/reverter: Commissioner Espinoza asked for explanation; Patrick Heisinger explained land donation to affordable developer with a five-year reverter to the city if project does not proceed, giving the city control.
- SB9 and lot splits: Commissioner Espinoza and Chu discussed extending SB9-type lot splits to R2–R5 zones where single-family homes exist; staff noted current code allows two units on lots in those zones but not lot splits; further study would be needed.
- SB35: Commissioner Espinoza asked about sunsetting and consistency with future state bills; staff indicated they would need to adapt code as new legislation emerges.
- Senior housing: Commissioner Koch expressed concern that senior housing needs were partially implemented (yellow on slide); staff clarified all programs will be fully implemented over their timelines.
- Mobile home rezoning: Commissioner Koch raised concern about rezoning a tidal plain parcel (Friendly Acres area) to mobile home; staff said they believe all rezoning are for existing mobile home parks, and will double-check flooding and zoning consistency.
- Open space: Commissioner Lazarus asked about open space per unit vs. per bedroom; staff explained change simplifies requirements and may reduce open space, aiding additions.
- Rent definitions: Commissioner Alvarez expressed concern that higher rents could increase displacement; Commissioner Crnogorac countered that the 80/20 split applies only to new 100% affordable projects, and 80% of units would still use TCAC rents (higher) while 20% use health and safety code rents (lower), with many of the latter leveraged with project-based vouchers to serve extremely low-income households. Commissioner Chu emphasized that housing abundance (more units) is the goal, and slightly higher rents can enable larger projects.
- Parking minimums: Commissioner Chu strongly advocated for abolishing parking minimums citywide, citing academic evidence and recent state/national trends. Commissioner Crnogorac opposed the SB9 parking requirement of one space per unit in low-density R1/RH zones, arguing it is onerous and that most residents use garages for storage, while street parking is available. He said he would not support the current parking proposal.
- In-lieu fees for residential: Commissioner Espinoza argued for flexibility to create a funding pool for affordable housing, while Commissioner Chu opposed, saying inclusionary on-site units deliver faster results.
- Commissioner General Support: Commissioner Espinoza and Lazarus commended staff for leading on housing element implementation. Commissioner Koch welcomed missing middle housing policies as benefiting those who cannot afford market-rate but do not qualify for low-income units.
Key Outcomes
- No formal vote or action taken. The study session will inform staff recommendations for the Planning Commission’s public hearing on June 6, 2023, where a recommendation to City Council will be considered.
- Next Steps: First reading at City Council scheduled for June 26, 2023, second reading July 24, 2023, with code amendments effective 30 days after.
- Recusals: Vice Chair Crnogorac and Commissioner Chu recused themselves from the mixed-use district height and parking discussion due to property ownership within 1,000 feet of mixed-use zones. Commissioner Espinoza served as acting chair during that portion.
- Commissioner Feedback to be considered:
- Consider allowing lot splits in R2–R5 zones (Commissioner Espinoza, Chu).
- Consider abolishing parking minimums citywide (Commissioner Chu).
- Revisit SB9 parking requirement of one space per unit for single-family zones (Commissioner Crnogorac).
- Evaluate flooding and safety concerns for mobile home rezoning (Commissioner Koch).
- Ensure senior housing needs are fully addressed over time (Commissioner Koch).
- Maintain inclusionary requirements for residential developers rather than allowing in-lieu fees (Commissioner Chu; Commissioner Espinoza sought flexibility).
- Public Hearing: Opened and closed with one virtual speaker (Mollie Naber) and one additional speaker (Manoj) after commission discussion was reopened.
Meeting Transcript
Good evening everyone. Um and thank you for joining our May 10th special planning commission meeting. As a reminding reminder, items will be taken in the order they're listed on the agenda. Um before we get started, I wanted to briefly go over public comment procedures for the meeting uh for those who may be joining us for the first time. Public comments on the approval of minutes, consent items, matters of commission interest and items not on the agenda will be taken during item number three on this evening's agenda. Comments on the agenda um items will be taken only when that item is called. In-person speakers will be called first, followed by the virtual attendees. In person speakers, uh please fill out speakers card at the front of the council chambers to bring to staff if any. Uh for those joining virtually, you may use the raise hand feature on the Zoom to speak if you're joining the teleconference by phone. You may raise your hand by dialing star nine and then star six to unmute your microphone when prompted. Please only raise your hand at a time that the item of which you are speaking is called. Each speaker is allotted three minutes, but that time may be adjusted. There are many speakers. For in-person speakers, there'll be a light on the podium, which will let you know how much time you have left in a buzzer. For virtual speakers, there will be a timer on the screen. Lastly, we know that we each bring different perspectives to the discussion, and we want to be sure everyone has a chance to be heard without interruption. Thank you for your attention and consideration during this process. Now we will proceed with the roll call. Commissioner Alvarez. Here. Commissioner Chu here. Commissioner Espinoza? Here. Commissioner Koch. Here. Commissioner Lazarus. Present. Vice Chair Shenogaretz? Here. And Chair Hunter is absent. And so for the purposes of this meeting, I'd like to say that I'm Sue X Line, Steph Lee is into the commission, and other city staff that are attending this evening. John Francis, Principal Planner. Jennifer Byers, Assistant City Attorney, Sam Hughes, Associate Planner, Patrick Heisinger, Acting Housing Leadership Manager, and Jessica Ira, Secretary and Meeting Host. The next item on the agenda is AB two four four-9 notifications and considerations. Do we have any remote participation notifications or requests from the commission to consider? We do not. If if you'd like to talk about the housing element, that's the next item on the agenda. Would you like to wait to raise your hand during that item? Um I guess so. Okay. I mean, I didn't know I was on the list to speak now. Oh okay. You you have your hand raised virtually. Um then aga again um again my controls on this screen in terms of interacting with you are like not working real well for me right now. So I'm probably doing things I shouldn't even be doing. Okay, thank you. We'll call you later. All right. Are there any other uh virtual participants? There are no other hands raised.
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