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.
  • 1111-1227 Arguello is envisioned as a mixed-use project featuring standalone, for sale, family size, multifamily housing, child care and office buildings within the recently adopted Redwood City Mixed-Use Transitional (MUT) zoning district.
  • The approximately 3.5-acre project site is comprised of six parcels bounded by Whipple avenue to the north, Arguello street to the east, and Caltrain to the west. Buildings on three of the parcels, 1219, 1227 and 1203 Arguello street, are all located within the boundaries of the Mezesville Historic District.
  • The site was recently re-zoned for MUT. This zoning facilitates a creative mix of residential, commercial and industrial uses. Through its community benefits program, the MUT zone will allow for up to 2.0 far, 60 feet of height, and 40 dwelling units per acre.
  • Hines and Habitat for Humanity Greater San Francisco are partnering on a proposal to demolish existing commercial buildings on-site and to construct a new 4-story (60′ tall) office building, a 4-story (46′ tall) 100% below market rate housing development, and a child care facility for up to 30 children at 1125 Arguello Street.
  • Project contains three structures within the Mezesville Historic District. One of the structures is proposed to be demolished to allow for the construction of a 4,000sf child care center and the remaining two structures would be incorporated into the child care center. The for-sale, 100% affordable housing development would offer 33 condos with a mix of 2-bedroom and 3-bedroom units.
  • Preliminary plans call for a vacant lot at the corner of Arguello and Brewster to be redeveloped into a public park and dedicated to the City based on community feedback.
  • Summary Details:
    • 33 Residential Units (100% affordable)
      • 6 Very Low Affordable Units
      • 15 Low Affordable Units
      • 12 Moderate Affordable Units
    • 305,000 sq. ft. Office
    • 4,000 sq. ft. Child Care
    • 705 Private Parking Spaces
    • 98 Bike Parking Spaces

No.  This project conforms to the City’s existing General Plan and the Mixed-Use Transitional (MUT) zoning district unanimously approved by the City Council and Planning Commission in January 2020.

Affordable Housing

Habitat for Humanity Greater San Francisco builds affordable homes and extends the promise of affordable homeownership to families in San Francisco, San Mateo and Marin counties.

The application process for each Habitat development is normally launched at least 1.5 years prior to the end of construction. All opportunities are publicized and advertised.

To receive updates on when new Habitat homes are available for application, please visit https://habitatgsf.org/homeownership-application/ and complete the form at the bottom of the page.  Please note that requirements do apply for our homeownership program.

In the meantime, to stay up to date on Habitat developments and our work, please visit us at habitatgsf.org or by following us on social media @HabitatGSF

Applicants must meet Habitat’s program guidelines including the ability to pay, needs for housing, and willingness to partner. There are specific income, credit, and debt guidelines, in addition to other requirements, such as being willing and able to perform up to 500 hours of “sweat equity” (volunteer hours) on the construction site, attending workshops and volunteering in other Habitat programs.  Habitat’s 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/

All pre-applications received by the closing date are reviewed for eligibility in an order determined by random lottery. If you have applied in the past, you must submit a new application each time homes are available. Habitat for Humanity Greater San Francisco is a Fair Housing Lender.

Please get in touch with Habitat’s homeownership team at HDDIntake@HabitatGSF.org

Yes. Habitat follows a nondiscriminatory policy of homebuyer selection. Neither race nor religion is a factor. 

Habitat homeowners must be active participants in building a better home and future for themselves and their families. Every Habitat home is an investment. For us, it is one answer to a critical need, and we believe that stronger homes will create stronger communities.

  • Prospective Habitat homeowners must demonstrate a need for safe, affordable housing.
  • Once selected, Habitat homeowners must partner with us throughout the process. This partnership includes performing “sweat equity,” or helping to build their own home or the homes of others in our homeownership program. Sweat equity can also include taking homeownership classes or performing volunteer work in a Habitat ReStore.
  • Homeowners must also be able and willing to pay an affordable mortgage. Mortgage payments are cycled back into the community to help build additional Habitat houses.

Childcare Center

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.

City of Redwood City Role

The City will evaluate the project’s consistency with the local land use roles, any environmental impacts, as well as architectural/design review.  The City has just issued an RFP for environmental consultants who will analyze the project’s compliance with the California Environmental Quality Act (CEQA) and disclose any impacts and possible mitigation measures.  This CEQA evaluation could take up to a year to complete.

Once the application is deemed complete and the CEQA analysis is done, the project will be considered by the Planning Commission and City Council, during noticed and public hearings, for approval.  We expect these hearings to occur in the latter half of 2022.

Our project team has regular meetings with Caltrain, and we have been in communication with the Redwood City Transportation Department. As proponents of public transit, this is something we are very aware of and we’ve been listening actively to the future plans for Caltrain as well as the Grade Separation Study that is underway (and have planned our project accordingly). 

As noted above, the City is the regulatory agency that will evaluate all aspects of the project.  The CEQA analysis will consider the project’s potential impacts to traffic, air quality, noise, utilities, and historic resources (to name a few).  The City’s Planning Department will oversee the evaluation of other land use issues related to parking, access/circulation, landscaping, design, community benefits, etc.  The Planning Department will coordinate with other City departments, such as Public Works, Transportation, Engineering, and Fire.  The project team will be required to address all concerns and feedback before the application is deemed complete and ready for public hearing.

Sustainability

Yes, the Project will be designed to incorporate the latest energy and water efficiency technologies and will be built using all electric energy and no natural gas in compliance with Redwood City’s REACH codes.  The project will also include EV charging stations, bike parking, and other sustainability elements.

“Mass Timber” is a general name for the engineered wood products that can now be used in the place of traditional steel and concrete.   The wood is harvested from sustainable forests, cut into slabs, and then stacked together to make super strong panels and beams.  Utilizing “Mass Timber” in the place of steel beams and concrete significantly reduces a building’s “Carbon Footprint”.  The speed of erection with timber is also faster than steel or concrete, allowing for a compressed construction schedule, which minimizes impacts and inconvenience for the surrounding neighborhood.

“Mass Timber” is a general name for the engineered wood products that can now be used in the place of traditional steel and concrete. The wood is harvested from sustainable forests, cut into slabs, and then stacked together to make super strong panels and beams. Utilizing “Mass Timber” reduces a building’s “Carbon Footprint”. The speed of erection with timber is also faster, allowing for a compressed construction schedule, which minimizes impacts and inconvenience for the surrounding neighborhood.
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UPCOMING OPEN HOUSE

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