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Redwood City residents and council members on Monday voiced their concerns about potential parking shortages and increased congestion if a proposed seven-story affordable housing development at 112 Vera Avenue were to go forward as planned.
With 178 units and six dedicated parking spaces reserved for management, staff, and ride shares, one ADA space and 115 bicycle parking spaces on the ground floor, 112 Vera Ave. was the topic of a contentious discussion, which involved developer Integrated Community Development, city officials who introduced the project and council members.
“There are multiple laws at play here,” said Jeff Schwob, Redwood City community development director, responding to council member Elmer Martinez Saballos, who asked about why the project was exempt from parking. “The intent there is to reduce vehicle miles traveled, which is one of the state’s goals to reduce greenhouse gas emissions. They believe that projects that are near transit, not just residential, but even commercial projects, do not need to provide parking.”
State law AB 2097 exempts 100% affordable housing projects within 0.5 miles of a major transit stop, such as the Caltrain Station train at James Avenue near Broadway, from local parking requirements.
The developer, Integrated Community Development, said it’s chosen to focus on transit-oriented, walkable housing to encourage residents to use alternative modes of transportation.
“We have carefully studied the market and the area,” said Jake Lingo, consultant for ICD. “Boasting a 96 walk score and having multiple high-quality transit opportunities within walking distance of the development, we are confident that these units will be highly sought after.
“We will educate potential residents on what it means to live in a transit-oriented development and that on-site parking will not be provided,” Lingo added.
The project, which is located between El Camino Real, Adams Street and Madison Avenue and near the Elco Yards development, is a nearly $600 million multiple-use development covering 8.3 acres and six blocks on multiple parcels at 1601 El Camino Real.
It does not include any two-bedroom or larger units, and studio rents begin at $913 for 411 square feet. In total, the project includes 25 studio apartments and 151 one-bedroom apartments, plus two unrestricted apartments for the on-site managers. It will include 70 low-income units, 75 very low-income units, and 31 extremely low-income units. The seven-story multifamily building will stand 78 feet tall up to the parapet.
The project will include frontage enhancements such as installing a new sidewalk, planting a street tree, and repaving the section of Vera Avenue and the adjacent alley. Necessary utility updates will also be required to accommodate the expanded development on the site.
Some residents and council member voiced their displeasure with the project, while others supported the new affordable units.
Corey Smith, executive director of the Housing Action Coalition, said his organization supported the proposed affordable housing development in Redwood City’s Downtown Precise Plan Area. He noted that the project will help address the region’s affordability and displacement issues. Additionally, its proximity to public transit will encourage ridership and reduce environmental and congestion impacts.
The Housing Leadership Council of San Mateo County and the San Mateo County Economic Development Association also expressed support for the project. HLC stated that its 75 very low-income and 31 extremely low-income homes would provide crucial stability for 106 vulnerable community members.
But others were not as supportive.
“Taken to a ridiculous but very possible conclusion, this would allow 509 adults with cars to reside in a building that is providing six off-street parking spaces. This is incomprehensible,” said resident Liz Bizzarro in a letter to the city council.
Tina Kyriakis, a Redwood City resident since 1992, also expressed strong discontent about the proposed seven-story affordable housing development at 112 Vera Ave. due to its lack of parking. Living in a nearby building, she highlighted the already dire parking situation in the neighborhood, which she said has worsened since she moved in.
“Let me make myself quite clear. I am not protesting low-income and high-density housing. Please build it. But please, please be responsible about it,” Kyriakis said in a letter to the city council. “I am protesting the lack of parking. One-hundred-seventy-eight units, and only six parking spaces for staff. It is downright stupidity to believe that the occupants of low-income housing will not own vehicles.”
Yimby Law, a nonprofit organization that aims to increase housing accessibility and affordability in California, said the project at Vera Avenue complies with all local zoning and general plans, and if the city were to fail to approve it, the organization would take legal action to enforce compliance.
Martinez Saballos, whose district includes the project site, asked Schwob to consider the hypothetical consequences if the city were to deny the project or require the developer to meet the parking demand.
Schwob emphasized that ICD had a robust and aggressive “enforcement arm,” which a state law allows developers to use to ensure compliance.
“They might come after the city in a certain way,” Schwob said. “They probably would do so by filing a notice to indicate that we haven’t complied and then ask us to comply. They do have a much more robust and aggressive enforcement arm and they would send us a notice and say you’re not in compliance, put yourself into compliance. And if not, then they go visit with the State Attorney General and see if there’s a case to be made.”
The next steps will include the completion of the tribal consultation process and the informational public meeting. Once these are done, the developer will be able to submit their application for streamlined approval. The city will then have 90 days to review the project for compliance with city standards, including design requirements, and request any necessary corrections. If the project meets all standards and includes any concessions or waivers under the State Density Bonus Law, the Zoning Administrator will have to approve it within 180 days of receiving the application.
If all goes as planned, the project will be set for a groundbreaking in February 2025 and a completion date by 2026, said Lingo.
