Frequently Asked Questions

NOTE: The information contained in this section is not final and may change based on the ongoing analysis of the City of Redwood City (City), updates made by the developers, and in response to feedback from the community. Please check back frequently for updates.

Hines and Habitat for Humanity Greater San Francisco are pleased to start the process with the City of Redwood City for a preliminary proposal for a new mixed-use project at 1111-1227 Arguello Street along the Arguello Street corridor between Downtown and Whipple Avenue in the Centennial Neighborhood.

1111-1227 Arguello Street is an approximately 3.5-acre site made up of 6 parcels bounded by Whipple Avenue to the North, Arguello Street to the East, and Caltrain to the West.
The Project Site is located within the Centennial Neighborhood and near Downtown Redwood City and is approximately 2000’ (or ½ mile) from the Redwood City Caltrain Station and the Redwood City Transit Center on James Avenue. The Project Site is also two blocks away from the nearest SamTrans bus stop, and an existing bike lane runs adjacent to the site down Arguello Street.

  • Partner with Habitat for Humanity Greater San Francisco to construct a 100% affordable ownership housing project consisting of 33 condominium homes all being two-, three- and four- bedroom units large enough for families
  • Preserve two Mezesville Historic District homes, which will be adapted to be used as a 4,000 square foot public child care center serving at least 30 children from the community
  • Conform to existing zoning and Redwood City’s General Plan
  • Develop approximately 300,000 square feet of office and amenity space

100% Affordable Housing

  • The Project proposes an approximately 57K square foot four-story building of 46’-0” height on the southern end of the Project Site, adjacent to the intersection of Arguello Street and Hopkins Avenue.
  • The housing will contain 33 residential units consisting of 84 total bedrooms. These units will be comprised of 2BR, 3BR and 4BR family-sized units, with average sizes of approximately 965 square feet, 1,250 square feet and 1,220 square feet, respectively.
  • The units will be for-sale and will be delivered at Moderate, Low and Very Low-Income Levels.

There will be 12 – two bedroom units, 15 – three bedroom units, and 3 – four bedroom units. All units will provide much-needed new homes large enough to provide space for families with children or multi-generational families.

  • Typically launched at least 1.5 years prior to the end of construction (Q2’2023)
  • All opportunities will be publicized and advertised to ensure that existing Redwood City residents are aware of these homeownership opportunities
  • Program guidelines include the ability to pay, needs for housing, and willingness to partner.
  • Selection process includes a review of your finances and credit, employment history, residency, and other qualifications.
  • For detailed criteria, please visit this page https://habitatgsf.org/homeownership-application

Currently, it is too early to quote prices.

Conforming to Existing Zoning

  • The Project proposal conforms to the existing General Plan and Zoning requirements. The Project Site is located within the new MUT Zoning District. The Project Site was previously zoned Mixed-Use Live/Work (MULW) and the MUT zoning went into effect in February 2020 (Ordinance No. 1130-381 (1/27/2020).
  • The intent of the MUT Zoning District is to reflect the transitional nature of the area from lower density residential or light industrial to higher density mixed-use or more commercial, industrial urban areas, promote a mix of low-to-moderate scaled buildings and develop a diverse mix of workplaces and residences, among other goals in keeping with the transitional nature of the area.

Public Child Care

  • In recognition of the City’s desire for more child care facilities, the Project proposes a public-serving child care facility intended to provide 30 child care slots to be located in the existing homes at 1219 and 1227 Arguello Street, along with a new 1,922 square foot addition, for a total of 4,132 gross square feet and 4,000 square feet of interior space.
  • The Project proposes to adaptively re-use the two historic homes (currently used as commercial) along with a thoughtfully designed additional building that will stitch the two structures together and enable them to function appropriately for child care.
  • Embraced within the heart of the site, and protected from the street, a 2,850 square foot play area will bridge the open space between the office building and the new child care facility.
  • The childcare space will likely accommodate approximately 30 slots ranging from infant, toddler, and pre-school ages. The child care center will be operated by a licensed childcare provider and open to the public. We are actively working with the City of Redwood City’s planning department and an architect who specializes in daycare centers on all aspects of the childcare center including adequate parking and drop off/pick up space

The child care center will be operated by a high quality and state licensed child care provider and open to the public with the goal of serving families with infants and toddlers.

The developer intends to subsidize the cost of tenant improvements and offer a ten-year lease that only charges maintenance and no monthly rent. Eliminating these costs will save an operator over $3 million dollars and allow them increased flexibility on programming and tuition.

Sustainability

  • The affordable housing building will comply with Redwood City’s green building measures and sustainability goals of the General Plan. It will be 100% electric and target a Green-Point Rating.
  • The office buildings are targeting LEED Gold and Well Certification. To meet these stringent certifications, the buildings are designed to employ passive strategies, such as a high-performance curtain wall and drought tolerant plantings throughout the landscape. To align with Peninsula Clean Energy’s Reach Code recommendations, the office buildings will also be 100% electric.
  • Utilizing mass timber construction will allow the structures to take advantage of the sustainable features of wood. The embodied energy required to create a timber beam is significantly less and, as a natural material, wood has the unique ability to sequester and store carbon over its lifetime. Lighter in weight, the speed of erection with timber allows for a compressed construction schedule, which minimizes impacts and inconvenience for the surrounding neighborhood.

At this time solar panels are not currently designed on the office building; however, the building is targeting LEED Gold and could opt to include roof solar panels in service of this target. The residential building will likely include solar panels.

Yes, the building will be 100% electric and comply with the City’s reach codes.

Yes, the Project plans for at least 60 EV charging spaces.

The buildings are designed to be highly water efficient with the latest conservation, plumbing, and efficiency technologies. Additionally, the building will be designed to connect to the City of Redwood City recycled water “purple pipe” system when it is expanded to the Centennial Neighborhood and Arguello Street in the future.

Yes, we are keeping two street trees, and adding 97 additional trees at the streetscape and within the site.

Yes, we will work closely with the City to identify appropriate trees and landscaping plantings native to Redwood City and that require minimal water.

Transit-Oriented Development and Parking

  • Hines and Habitat for Humanity Greater San Francisco believe this site is uniquely situated to capture the benefits of proximity to both Caltrain and the SamTrans Transit Center to reduce transportation impacts, while advancing the goals of the recent zoning district changes intended to create more mixed- use opportunities, including affordable housing, and other community benefits close to Downtown.
  • The project team is working with the City of Redwood City’s Transportation Department on a robust Transportation Demand Management (TDM) plan for the Project.
  • TDM Measures may include:
    • On-site transit information
    • Annual commute survey
    • Bike parking
    • Transit passes for all employees
    • Shuttles to Caltrain and the future ferry terminal at the Port of Redwood City
    • City-directed bike, pedestrian, and crosswalk safety improvements on Arguello and the nearby streets and intersections

Yes, we intend to utilize a robust TDM program to encourage use of public transit and reduce trips by 52%. We are providing onsite parking for both the office and residential uses.

Absolutely and the project plans reflect the following elements:

We value Caltrain and understand it’s region and local significance

We have had Bi-weekly meetings with representatives from Caltrans

Project Team has been in communication with RWC’s Transportation Department

Watching the process closely and ensuring all parties are apprised of our Project.

Project’s entrance on Arguello and current setbacks have contemplated future Grade Separation plans

How to Stay Informed

Monthly Office Hours at the Arguello Project Site:

  • 2nd and 4th Friday of the Month
  • 11am-1pm PT
  • 1227 Arguello Street, Redwood City, CA
  • Beginning February 25th, 2022


Contact Information


City Updates
  • Visit https://www.redwoodcity.org/city-hall/current-projects/ for City Updates
  • Email Project Planner at dboyd@redwoodcity.org with questions or comments