Big news! We’ve added new housing program data - check them out under “Housing Programs” on each city page.
Housing programs are the strategies that cities and counties legally have at their disposal to produce more and preserve existing affordable housing, as well as protect existing residents from getting displaced from their homes and communities.
Local housing programs, as part of a housing element, have significant impacts on a city or county reaching its affordable housing goals. Each additional housing policy has a significant impact on the residents who are most in need of affordable housing. However, the number of programs that a jurisdiction includes in their housing element is not meant to imply how well a city or county is addressing local housing needs since the quality and impact of each will need to be determined as well.
Use the below data to explore this jurisdiction’s approaches to affirmatively furthering fair housing for the 6th element cycle, and review the actions, deliverables, and deadlines committed to for each program.
PROGRAM NUMBER | ACTIONS | DELIVERABLE | DELIVERABLE DATE |
|---|---|---|---|
| H1-1 | Continue to track new housing projects and progress
toward meeting the City’s RHNA and post the sites
inventory on the City’s webpage. | Track housing development and progress toward the RHNA on an ongoing basis, with an annual Housing Element Report to HCD. Annually track approved and proposed housing projects identified to meet the RHNA and implement alternative actions(i.e., incentives) within a reasonable time (e.g., within one year) if projects are not moving toward completion as
anticipated. | Track housing development and progress toward the RHNA on an ongoing basis, with an annual Housing Element Report to HCD. Annually track approved and proposed housing projects identified to meet the RHNA and implement alternative actions(i.e., incentives) within a reasonable time (e.g., within one year) if projects are not moving toward completion as anticipated. |
| H1-2 | Evaluate residential development proposals for consistency
with goals and policies of the General Plan and the 2023-
2031 Housing Element sites inventory and make written
findings that any density reduction is consistent with the
General Plan and that the remaining sites identified in the
Housing Element are adequate to accommodate the RHNA
by income level. If a proposed reduction of residential
density will result in the residential sites inventory failing to
accommodate the RHNA by income level, identify and make
available additional adequate sites to accommodate the
related share of housing need by income level within 180
days of approving the reduced density project. | No later than May 2023, the City will develop a procedure to monitor the development of proposed projects and vacant and non-vacant sites in the Sites Inventory and ensure that adequate sites are available throughout the 6th Cycle Planning Period to meet the remaining RHNA by income category to implement “no net loss” requirements. The City will monitor and report on the “no net loss” requirement on an annual basis. The procedure will monitor: o Unit count and income/affordability assumed on parcels included in the sites inventory as proposed projects, vacant, and underutilized sites o Actual units constructed and income/affordability when parcels are developed o Net change in capacity and income/affordability and a summary of remaining capacity and income/affordability in meeting the City’s remaining
RHNA. | Ongoing; Staff will develop tracking procedure to be implemented upon Housing Element adoption |
| H1-3 | The City shall not approve a housing development project that
will require the demolition of residential dwelling units
regardless of whether the parcel was listed in the inventory
unless a) the project will create at least as many residential
dwelling units as will be demolished, and b) certain affordability
criteria are met (Government Code section 66300(d)). | Review the Zoning Ordinance and identify amendments to
provide clarity to the public regarding Government Code
Section 66300(d).
Evaluate residential development proposals for consistency
with Government Code section 65915(c)(3) and Government
Code section 66300(d). | Staff will review the Zoning Ordinance and bring appropriate amendments to the City Council for hearing by December 2024 to ensure the objectives listed in this program are effectuated; Ongoing |
| H1-4 | Study changes to R-1 and/or RH neighborhoods that
could increase the density allowed (beyond SB 9 requirements),
such as including additional density for corner lots. After SB 9 has
been in place forthree years, the City will analyze what additional
zoning changes could be done to the R-1 or RH neighborhoods. | Staff will complete community engagement and
technical study by December 2026; staff will bring appropriate
Zoning Ordinance amendments to the City Council for hearing by
February 2027 to ensure the objectives listed in this program are
effectuated | Staff will complete community engagement and technical study by December 2026; staff will bring appropriate Zoning Ordinance amendments to the City Council for hearing by February 2027 to ensure the objectives listed in this program are effectuated |
| H1-5 | Support the development of 506 accessory dwelling units
during the planning period and as new State laws modify
accessory dwelling unit requirements, update the City’s
ordinance to comply.
Continue to offer pre-approved plans, which support
streamlining the permit review process.
Continue to offer flat fees for building permits for ADUs.
Promote additional pre-approved plans on the City’s
website.
Provide homeowner/applicant assistant tools by including
and promoting State funding resources including the CalHFA
ADU grant program and Casita Coalition financing guide on
the City’s website, by promoting home sharing programs to
connect ADU owners and renters, and offering counseling
with a City staff-ADU specialist.
Explore and pursue funding options to support ADU
construction for lower-income homeowners.
Continue to provide square footage bonuses for ADA
accessible ADUs.
Analyze the feasibility of eliminating or reducing permit fees
or development impact fees for ADA-accessible ADUs that
exceed the minimum square footage thresholds for fee
waivers. | Annually review progress toward meeting
the RHNA as compared to the projections in ADU production
made in the Housing Element as part of the Annual Progress
Report process. Monitor ADU production trends, permit fees,
and ADU affordability every other year. If biannual monitoring
shows that ADU production is falling below the Housing Element
projections, then within six months implement appropriate
action to increase production, such as additional incentives,
adjusting fees, increasing homeowner assistance tools, pursue
funding options to support ADU construction for lower-income
homeowners, and update communications strategy to increase
awareness of existing programs, especially to areas such as
Middle Redwood City, North Redwood City, Redwood Shores,
Tract 6113 of South Redwood City. If necessary, revise strategy in
2026. | Ongoing; Annually review progress toward meeting the RHNA as compared to the projections in ADU production made in the Housing Element as part of the Annual Progress Report process. Monitor ADU production trends, permit fees, and ADU affordability every other year. |
| H1-6 | Complete a zoning text amendment to increase densities in
the mixed use zoning districts as follows:
o Increase MUC density from 60 du/ac to 80 du/ac
o Increase MUN density from 40 du/ac to 60 du/ac
o Increase MUT density from 20 du/ac to 40 du/ac for base
zoning and 40 du/ac to 60 du/ac for projects that
propose community benefits
Complete a zoning text amendment to increase maximum
height limits in the mixed-use zoning districts as follows:
o Increase MUC heights from 50 feet for residential and 85 feet for mixed use to 85 ft for both residential and mixed- use development
o Increase MUN heights from 40 feet for residential and 50
feet for mixed use to 60 feet for both residential and
mixed-use development
o Increase MUT heights from 40 feet to 60 feet for
residential development | Zoning Text ammendment | Staff will bring amendments to City Council for hearing in conjunction with the Housing Element by May 31, 2023 to ensure the objectives listed in this program are effectuated |
| H1-7 | Remove the maximum residential development limit in the
Downtown Precise Plan to continue to foster continued
development of this critical area. | The plan permits a total of 2,500 new housing units, a maximum
which has nearly been met. | Staff will bring Precise Plan amendments to City Council for hearing by December 2022 to ensure the objectives of this program are effectuated. (Note this program is complete.) |
| H1-8 | Implement the Zoning Ordinance revisions identified in
Program H4-3 to facilitate small lot development in the R-2,
R-3, R-4, and R-5 zones and ensure that maximum densities
can be achieved, even on small lots.
Review mixed use zones, increase heights and densities associated with Program H1-
6, and identify any additional incentives that could be
incorporated, including amending height maximums to
remove height limits based on maximum number of stories. | Ensure that maximum densities
can be achieved, even on small lots.
Based on this review, if constraints are identified, within one
year of Housing Element adoption, the City will revise any
standards as necessary and will consider incentives for
consolidation of parcels, including rounding up when
calculating allowable units. | Ongoing; Review development standards and implement incentives, as appropriate, for achieving higher densities on small lots by December 2024 |
| H1-9 | The City-owned vacant lot at 611 Heller Street has been identified as a site suitable for housing, along with the former Maple Street Shelter (1580 Maple Street). The County of San Mateo has an option to ground lease the Maple Street Site for an affordable housing development. The County issued a request for proposals (RFP) for the site and selected MidPen Housing to develop the site in August 2022. The City will comply with the Surplus Land Act and will move forward with affordable housing efforts at these locations. | Issue an RFP for development of the Heller Street site. Identify any site and development constraints, remove barriers, and apply development incentives. | Issue RFP for Heller Street site by December 2027; |
| H1-10 | The City-owned vacant lot at 611 Heller Street has been identified as a site suitable for housing, along with the former Maple Street Shelter (1580 Maple Street). The County of San Mateo has an option to ground lease the Maple Street Site for an affordable housing development. The County issued a request for proposals (RFP) for the site and selected MidPen Housing to develop the site in August 2022. The City will comply with the Surplus Land Act and will move forward with affordable housing efforts at these locations. | Coordinate with the County regarding the proposed
affordable housing project at the Maple Street site. | Continue coordinating with the County on their development process for the Maple Street site until project completion which is estimated for 2025 |
| H1-10 | For vacant sites identified in the last two planning cycles, and
nonvacant sites identified in the last planning cycle (see Table
H3-21, H3-22, and H3-23 in the Resources Chapter of the
Housing Element), rezone the sites to create a housing
overlay that allows residential use by right pursuant to
Government Code section 65583.2(i) for housing
development projects 2 in which at least 20 percent of the
units are affordable to lower-income households. ‘By right’
means that no review is required under the California
Environmental Quality Act (CEQA), unless a subdivision is
required, and the project can only be reviewed using
objective design standards. | ...rezone the sites to create a housing
overlay that allows residential use by right pursuant to
Government Code section 65583.2(i) for housing
development projects2 in which at least 20 percent of the
units are affordable to lower-income households. | January 2026 |
| H2-1 | Continue to implement the Code Enforcement Program to
bring substandard housing units into compliance with City
building and property maintenance requirements. Code
Enforcement will coordinate with the Housing Division to provide information on available rehabilitation assistance to
correct code deficiencies. | Continue to implement the Code Enforcement Program to
bring substandard housing units into compliance with City
building and property maintenance requirements. | Ongoing |
| H2-2 | To maintain the quality and affordability
of older neighborhoods and housing stock, the City offers a home
improvement program, providing grants from Community
Development Block Grant (CDBG) funds to low-income
households for minor home repairs and accessibility
modifications.
Conduct targeted repair program outreach to the Farm Hill
neighborhood which has a higher concentration of people
with disabilities and R/ECAP and edge R/ECAP areas with a
higher concentration of lower income households. | Provide grant assistance to facilitate the repair of 20 units per
year, including home accessibility modifications for disabled
persons. | Grant assistance is ongoing annually Work with program service providers to conduct targeted outreach to the Farm Hill neighborhood and R/ECAPs and edge R/ECAPs by December 2024 |
| H2-3 | Annually monitor the affordability status of:
o Casa de Redwood (134 affordable units)
o Franklin Street Apartments (31 affordable units)
o Oxford Apartments (3 affordable units)
o Redwood City Commons (58 affordable units)
o Redwood Village (13 affordable units)
Continue to work with non-profit organizations to preserve
existing affordable housing in the City. As needed, support
funding applications to preserve at-risk units.
For developments considering converting to market rate,
work with the owners and property managers to discuss
preservation options and present options to owners for
rehabilitation assistance and/or mortgage refinancing in
exchange for extending affordability restrictions.
Hold public hearings upon receipt of any Notice of Intent to
Sell or Notice of Intent to Convert to Market Rate Housing,
pursuant to Section 65863.10 of the Government Code and
provide tenant education on housing rights. | Conduct proactive outreach annually starting by
December 2023 for Redwood Plaza Village, Redwood City
Commons, and Oxford Apartments; by December 2025 for
Franklin Street Apartments; and by December 2026 for Casa de
Redwood; Hold public hearings and support funding applications
as needed | Conduct proactive outreach annually starting by December 2023 for Redwood Plaza Village, Redwood City Commons, and Oxford Apartments; by December 2025 for Franklin Street Apartments; and by December 2026 for Casa de Redwood; Hold public hearings and support funding applications as needed |
| H2-4 | Continue to provide subsidies, as funds are available, to assist
in the development of affordable housing units, acquisition
of land for affordable housing construction, and preservation
of existing affordable housing.
Continue implementing the Affordable Housing Ordinance
including below-market-rate (BMR) requirements for rental
and ownership development.
Conduct an initial revision to the Affordable Housing
Ordinance to better support development of affordable
housing, especially LIHTC financed housing. The initial
revision process will include consultation with local
affordable housing developers.
Update the Affordable Housing Impact Fee Nexus Study as
required by Government Code Section 65940.1 and 66016.5,
including a study of target affordability levels and
considerations for incentivizing extremely low-income units
as part of the affordable housing ordinance. The nexus study
update will be conducted as part of the 21 Elements led
countywide nexus study update. As part of this update to the
nexus study, revise the Affordable Housing Ordinance, as
necessary. The City will continue to consult with affordable
housing developers on the nexus study update and AHO
revisions.
Continue to allow alternative requirements to the AHO on a
project-by-project basis in the near term. | Continue implementing the Affordable Housing Ordinance | Ongoing;Initial AHO revision and consultation with affordable housing developers by June 2023; update the nexus study in partnership with 21 Elements, review the AHO, consult with affordable housing developers, and as needed, revise the AHO by December 2026 |
| H2-5 | Under the City’s Affordable Housing Ordinance, larger ownership developments (20 units or more) are required to provide 15 percent affordable units onsite. Additionally, as funds are available, Redwood City assists with
homeownership opportunities, such as collaborations with
Habitat for Humanity, to create new affordable homeownership
opportunities.
The City continues to oversee the below market rate (BMR) units
at Wyndham Place that are reserved for lower income
households. This program ensures that the City has first right of
refusal for BMR units that turnover at Wyndham Place, the units
are made available to income-eligible buyers, and the resale units
remain affordable for the longest period of time (30 years).
As a means of further leveraging homeownership assistance,
residents also have access to San Mateo County Mortgage Credit
Certificate (MCC) Program and the Housing Endowment &
Regional Trust (HEART) First Time Home Buyer Program.
Hold a hearing with the City Council regarding Municipal
Code amendments to allow smaller subdivisions (fewer than
five units per project) in existing neighborhoods to facilitate
homeownership opportunities. If code amendments are not
adopted, proactively outreach to developers and
homebuyers regarding available homeownership financing
options.
Continue maintaining an affordable housing interest list and
promote new affordable housing opportunities to that list,
with updates as new opportunities arise. | Continue implementing the Affordable Housing Ordinance
including below-market-rate (BMR) requirements for
ownership development.;Continue to provide homeownership assistance to eligible
first-time homebuyers at Wyndham Place.;Continue to advertise available homeownership financing
opportunities with San Mateo County, such as HEART and
MCC.;Hold a hearing with the City Council regarding Municipal
Code amendments;Continue maintaining an affordable housing interest list and
promote new affordable housing opportunities to that list,
with updates as new opportunities arise.; Continue to provide homeownership assistance to eligible
first-time homebuyers at Wyndham Place.; Continue to advertise available homeownership financing
opportunities with San Mateo County, such as HEART and
MCC.; Hold a hearing with the City Council regarding Municipal
Code amendments; Continue maintaining an affordable housing interest list and
promote new affordable housing opportunities to that list,
with updates as new opportunities arise. | Ongoing;Ongoing;Ongoing;staff will bring appropriate amendments to the City Council for hearing by January 2028 to ensure program objectives are effectuated;Ongoing; Ongoing; Ongoing; staff will bring appropriate amendments to the City Council for hearing by January 2028 to ensure program objectives are effectuated; Ongoing |
| H2-6 | Rezone all CO parcels to Mixed Use Corridor (MUC) and
complete related General Plan amendments to expand areas
where residential and mixed use development are allowed. | Staff will bring appropriate amendments to City
Council for hearing in conjunction with the Housing Element (by
May 31, 2023) to ensure program objectives are effectuated | In conjunction with the Housing Element (May 31, 2023) |
| H2-7 | Complete zoning map and General Plan Land Use Map
amendments to revise zoning districts of existing mobile
home parks to MH (Mobile Home Park) and General Plan
designations to a residential land use category (i.e., MDR) as
follows:
o Le Mar Mobile Home Park – Rezone to MP and
update General Plan Designation to MDR
o Redwood City (R.C) Mobile Home Park – Rezone to
MP and update General Plan Designation to MDR
o Redwood Mobile Estates – Update General Plan
Designation to MDR (zoning is consistent)
o Harbor Village – No changes needed | Staff will bring appropriate amendments to City
Council for hearing in conjunction with Housing Element
adoption (by May 31, 2023) to ensure program objectives are
effectuated | In conjunction with the Housing Element (May 31, 2023) |
| H2-8 | Under this program, the City assists nonprofit organizations and affordable housing developers in the
acquisition of multi-family housing for lower-income families, individuals, veterans, seniors, and other special needs
populations. | Implement the preservation recommendations from the
adopted Anti-Displacement Strategy.
Engage with nonprofit housing providers regarding the City’s
interest in establishing partnerships in the acquisition and rehabilitation of for-sale rental properties, with the goal of
completing at least one project during the planning period. | Ongoing; Begin implementing the Anti- Displacement Strategy recommendations in 2022 including establishing a housing preservation fund by December 2023 (Recommendation #2) and start other ongoing preservation efforts in 2023 (Recommendation #3: Support the Housing Endowment and Regional Trust (HEART) of San Mateo County’s efforts to create a housing preservation model; Recommendation #4: Support the Lincoln Avenue Capital (LAC) preservation model and other similar preservation models; and Recommendation #5: Support Community Land Trusts of the Anti-Displacement Strategy); Engage with nonprofit housing providers annually |
| H3-1 | Continue to support organizations that facilitate shared
housing arrangements including promoting HIP Housing,
which provides affordable housing and resources to special
needs groups such as the elderly, on the City’s website.
Proactively contact senior housing providers to gauge senior
housing needs and identify changes to zoning or other City
policies and regulations that would address these needs.
Review, revise and consolidate, as needed, the definitions for
assisted living, including Residential Care, Senior and Housing
for the Elderly.
Amend the Zoning Ordinance to ensure that assisted living,
senior living, and cottage-style housing are permitted uses in
residential zoning districts in accordance with applicable San
Carlos ALUCP Safety Compatibility policies and State law.
Consider streamlining senior housing to ensure faster
development review. Identify necessary development
standard revisions to facilitate these housing types. | Continue to; ...gauge senior
housing needs and identify changes to zoning or other City
policies and regulations that would address these needs.; staff will complete zoning amendments
by December 2026; and bring appropriate amendments to City Council for hearing on Ordinance amendments by December 2027 to ensure program objectives are effectuated; staff will complete zoning amendments by December 2026; and bring appropriate amendments to City Council for hearing on Ordinance amendments by December
2027 to ensure program objectives are effectuated | Ongoing; annually staff will proactively contact senior housing providers; December 2027; December 2027 |