TOWN 0FYVOODS| UE
Independence Hall, 2955 Woodside Road, Woodside 7: 00
TOWN COUNCIL SPECIAL MEETING MINUTES January 31, 2023
The meeting was held asa hybrid meeting with the option to attend bv teleconference/ videoconference or in person, in compliance with Town of Woodside Resolution No, 2023- 7550,
CALL TO ORDER
Mayor Shaw called the meeting bo order at7:OOp, m.
ROLL CALL
Present: Counciimembers Brown ( until 7: 08 p. m,)' DombkuvvaN, Flue{, Gne(d' YVaiL and Mayor Shaw
Staff Present:
Kevin Bryant, Town Manager
Jean Savaree' Town Attorney
Kai Ruass, Deputy Town Attorney
Sage5chaan, Planning Director
Sean Rose, Town Engineer/ Director of Public Works
Sarah Fi[ ipe, Associate Planner
Melanie Olson, Assistant Planner
Jennifer Li, Town Clerk
PLEDGE OF ALLEGIANCE
Liam, Zoe, and Emerson, Woodside Elementary School students, led the Pledge ofAllegiance.
COMMUNICATIONS
Mayor Shaw recognized the horrific events that occurred in the City of Half Moon Bay, and encouraged everyone tn take a moment to pause and think before acting or saying something that cannot be taken back in times of anxiety or extreme emotion.
Isabella, a Woodside Elementary School student, spoke of everything she' s thankful for in Woodside.
Counci( member Brown announced his conflict of interest for the Housing Element discussion due to his proximity to the proposed housing site aL High Road, and left the dais at7: O8 p. m.
Emerson, o\ @ooddde Elementary School student, expressed appreciation for living inWoodside.
CONSENT CALENDAR
1. Register of Demands Against the Town of Woodside from January I through 15, 2023.
2. 2022- 23 Second Quarter Treasurers Report.
3, Resolution Approving a Public Memorial Bench in Honor of Nancy Gonzales Within theTqvvn' s Public Right- of-YVay Between Canada Road and Canada Lane.
Resolution No. 2O23 - 7559
4. Resolution Extending the Proclamation of the Existence of Local Emergency Caused by the Threat of the Novel COV| D' 19Virus.
Resolution No. 2023 - 7560
No councitmembers wished Uo remove any items on the consent agenda for discussion.
The Public Comment Period opened and closed at7: 1Up. m.
CoundimemberFhuet moved approval of the Consent Calendar Items l- 4.
Motion seconded byCounci( m* mberDombkovvN and approved by roll call vote:
AYES: Cound\ membeo Dombkovv kj, Ruet, Goeid, Walt, and Mayor Shaw NOES: None
ABSENT: ound[ memberBnovvn
NEW BUSINESS
A. Review Revisions to the Cycle 6 Housing Element, Approve a Plan for Meeting the Regional Housing Needs Allocation ( RHMA) and Authorize the Submittal of the Revised Cycle & Housing Element and Response to Comments Memorandum to the State Department of Housing and Community Development ( HCD).
Patrick O' Keefe, Baker Tilly, presented the report, and focused the discussion on inclusion or not of TVwn- ownedsites' rezonin# of77] Cahadaat20unityperacne, undncducingAUUstu15unitsannuaiiv.
Cnuncii" s questions included: a clarification on the need for imposing deed restrictions when including more than 15 ADUs a year in the plan; if the Town decides to include 17. 5 units per year, would all 17. 5 units need to be deed restricted or only the incremental 2. 5 units; a clarification for how the numbers for single- family residences at 773 Cahada Road have evolved over the entire process ( from five to 11); whether it is possible to reduce the number of units from 11 back down to 5 since there is an abundance in the above- moderate income category; whether the Town has a strong defensible case to block any attempts at Builder' s Remedy white waiting for H[ D` s approval; the level of Town control over 773 Cefiada Road, a private property.
In response to the [ ouncii' s questions, Mr. O' Keefe stated: at the time the Town approves the ADU unit' the Town would ask the property owner to sign a document that is recorded against the property, and it would guarantee that the unit would be rented at a certain affordability level; there would then be a requirement that that property owner rent at that constrained income level for the foreseeable future typically, 45 to 55 years); he would assume H[ D would require all 17, 5 units vvnuid need to be deed restricted; it is possible to reduce the units for773 Ca ada Road; the Town could control zoning and development standards ( height, location, setbacks, number nf parking spaces per unit, etc.)' which have yet to been written.
In response to the Councii' s questions regarding 773 Ca ada Road, Mr. Bryant stated: in the plan submitted in July, all sites identified for rezoning had 10units/ acre; H[ D clarified the need to have at least one site zoned for 2Ounib/ acne; the owner of773Cahadu expressed interest, and 11 represents the projected yield.
In response to the[ oundi' s question about Builder' s Remedy, Ms. Savaree stated: the Town has a strong defense if anyone were to propose a project of that nature as there currently is no zoning in place that vvnuid allow project of that nature.
Additional [ ounci(' s questions included: whether 773 [ afiuda would go through ASRB and Planning Commission for approval; what would happen if deed restrictions did not yield enough affordable units; whether hamiivmember^ s fixed income would qualify under the tow-income category for ADUs; the consequences of removing u deed restriction; a clarification about Affirmatively Furthering Fair Housing AFFH) requirements to spread the density throughout the community.
Town Council Special Meeting Minutes January 31, 2023 Page 2 In response to the Counci[ s question about design review, Mr. Schaan stated: he is not sure about higher density; hovvever, lower density ( i. e, single- family residence) would.
In response to the Coundi' squestions, Mr. O' Keefe stated: the State does not have enough experience monitoring enforcement yet; he can only guess that program might include some annual certification that the units were rented by renters who meet that income criteria, and the program would require staff to send notices and fuKovv up; if the number ofADUs fall short of the target, the Council will need to find other sites that can produce the necessary housing; if the family member' u income does not exceed the amount for that affordability level, then the Town would be able to certify that; when creating an affordable unit, rental units needs to be affordable for45 years and ownership units are for 55 years; if there was u legal vvuy to remove the deed restriction, HCD viii expect that unit to be replaced bv another unit elsewhere to maintain housing supply; the AFFH requirement is for a variety of housing types' not just ADUs, so that municipalities have more opportunities for different income levels and groups of people tn access affordable housing.
In response Lo the[ oundi' s question about how HCD, a nnn' ekected body, can force municipality to put adeo] restriction on rent amount, Ms. Savareesta[ md: itia State law; there are penalties if local entities do not follow the law, which include losing additional control of local zoning and fines; this process in the Councii' s opportunity to retain some level of local control.
In response to the [ uuncii' s question about AFFH, Ms. Gavanee stated: HCD is looking for housing opportunities throughout the community for aK different income levels of individuals and families; it is difficult to control from a Town- owned perspective; theTnwn' s geography and concentration of services make it difficult toachieve.
Additional Council comments and questions included: [ uhndu [ o8ege' smuiti- fami( yhousing makes up quarter ofthe plan, however, HCD does not rely on that because it is meant for faculty and staff only; Woodside is not an island - the " R" in " RHNA" is " regional," so anybody moving into one of those spots is freeing up e spot elsewhere; dues that argument have any weight to H[ 0; whether / 0r. O' Keefe is confident that HCD will accept the numbers for CahnduCollege; would HCD view option 3, which consists ofCahada College, Raymundo, Runnymede, and 773 [ afiada, as an over- concentration; whether HCD has metrics or data values on what constitutes an over- concentration; a clarification on the77] Cahado site.
In response to the Coundi' s questions, / 0r. O' Keefe stated: no, unfortunately, HCD only focuses on the Tovvn' s boundaries; HCD did not raise CahadaCo( iege' s numbers asan issue earlier this month' however, it is a vulnerability because that housing is not open to everyone; option 3 may beviewed as an overconcentration, however, the response ia those are where Town- owned sites are located, and there are no other options; he does not know if HCD has metrics on over- concentration, but can find out; HCD has guidance called " building blocks", where concentrating new tow- income housing with existing ( ow- income housing is discouraged; Woodside has very tow density to begin with so that the analogy does not apply.
In response to the [ ound\' squestion nbout773 [ ahada, / Wr, Bryant stated: the idea has always been to rezone the affordability component, at whatever level, aionQ [ ahade Road; the Council was Looking at 10 units/ acre; the remainder of the property would not be targeted for affordable- level density; at 11, that would be about three units/ acne; at five, it would be one unit/ acre; the plan submitted in July was broken down to a much finer degree of each project with ADUs; the submitted plan did not meet the above- moderate number; it is a function of changing the way that the above- moderate and vacanL/ underutihzed properties are grouped together; instead of itemizing them, they are lumped together; the Town is committing to rezoning the affordability area at 20units/ acre " by- right", which means the Town controls the standards.
Additional Council questions and comments included: assuming the Council decides to add a Town- owned site, would it be acceptable to add a footnote, not a commitment, to the plan that states the Town would consider other sites previously rejected if the Town is not meeting production; clarification on the development limitations ofthe Raymundo site; the High Road site also has site constraints.
In response to the Counc i' s questions, Mr. O' Keefe stated: instead of a footnote, it is better to state in the policy section of the obm that at some point mid- cycle, if the production rate has not reached what was assumed, than the Town wilt rezone another site; regarding the Raymundosihe, seismic tenting on an adjacent property revealed that there may be an earthquake fault trace in the area; prior to development, the Town might require geologic report to determine whether there are any fault traces, setbacks from the fault trace, and necessary foundation modifications.
In response to the [ oundi' s questions, 0\r. Bryant stated: a 1996 study ofthe adjacent property revealed traces of the Hermit Fault, which is a fault of undetermined activity, about 50 feat away from the Raymundosite' y property line; both Raymundn Dr and High Rd sites have development challenges, which is common in Town; he does not believe any ofthem are categorically undeveiupabie; if site needs to be removed from the plan mid- cycle, the Town is obligated to find units elsewhere.
Mr. 5chaanodded: often' one ofthe largest construction challenges iscost; with Town- owned sites, the land value may be Lower and that helps off- set some of the other challenges.
In response to Coundi' squesdon about connecting the Raymundn site to sewer, Mr. Rose stated: the $ 2. 6 million estimate is for gravity sewer, not a pump sewer; there is opportunity to pump under Highway 280 because there is n sewer main on the other side, of Highway 280 at Cafiudn Road' which is servicing Palm Circle and would be servicing the 773 [ ahada site; the estimate was for 3, 600 linear feet of gravity pipeline; the industry estimate is $ 500 per linear foot' which comes to a total of $ 1. 8 million; the additional costs come from manholes, traffic control, and mobilization contingency; it does not include the private sewer laterals; providing private sewer for 33 units would be significantly less than the main extension; there is a possibility that [ a\ trans may allow perpendicular pressurized sewer utilities under the highway; the cost might be less, however, since itiy not aTown facility, there is a question whether ai[ rans would permit that; the pump option is never preferred if there is a gravity option; to offer a sewer tine toall homes in the neighborhood, the Council would need tu approve a sewer district boundary revision; assuming the main would be built bv this one development, those residents would pay the cost to connect to the main.
The Public Comment Period opened at8: 1Qp. m.
Steve Lubin' Palm Circle Road, spoke of: opposition to rezoning; viewshed concerns from his property and hopes for maximum public input during design review; whether deed restrictions would increase the price of units; the need to change the Emerald Luke Hills Specific Plan to eliminate the section that prohibits the use uf sewers to develop new property.
In response toMr. Lubin' squestion, 0\r. Bryant stated: at the default density of2O units per acre, they do not actually need to be deed restricted; the affordability io presumed, and can be distributed accordingly in the plan.
In response toMr. Lubin' yquesdons, Mr. 3chuunstated: changing the Emerald Lake Hills Specific Plan and rezoning could be done at the same time; there wilt definitely be public input and Planning Commission review; the Town may choose tn utilize the ASRBon objective design standards; the Town will need and appreciate public input.
Chris Romano, Rocky Way, asked: whether the San Francisco Water Department has been contacted about their property neighboring 773 Caheda Rd because any development may impact the vernal pool and whether the San Francisco Water Department may consider a septic easement over the small gravel. road near the Raymundo site; whether the Town considered grandfathering existing ADUs.
In response to Ns. Romano' s questions, Mayor Shaw stated: both Town- owned sites are subject to a full E0A review; gnsndfatherinBADUs are discussed in the plan; the issue is the existing ADUswould need to be inspected and up to code; many ofthe oider40Us are existing non- conforming, however, there is an amnesty program discussed in the plan.
The following people spoke in opposition of the proposed housing site at High Road:
Hank Upton, TodoEiMundn, due Lo traffic concerns.
Barbara Hodgkinson' High Road' due Lo traffic concerns.
Toni Donaldson, High Road, due to traffic and noise concerns.
Patty Bors, Woodside Drive, due to traffic concerns and asked if any traffic lights at the intersection was considered.
Dick Brown, NorLhgate Drive, suggested developing 2O studio and one- bedroom apartments for adults with developmental delays.
Kristin Hendricks' High Road, due tn traffic concerns.
m Harry Hoshkinson, High Road, due to safety concerns.
m Evan Ellis, High Road, due to traffic and safety concerns. m David B( eiic' High Road.
EricoN\ a( ozsak, Woodside, Road' due to safety concerns.
LouisMaioasak, Woodside Road, due to safety concerns.
In response to Ms. Boo' question regarding u traffic light at the intersection, / 0r. Rose stated: an engineering study would be done as part of the entitlement process.
The following people spoke in opposition of the proposed housing site a[ RaymundoDrive:
Jenine4iMin, Raymundo Drive, and encouraged folks to support the group " Our Neighborhood Voices"
Jon Huhs, Marva Oaks Drive.
w Kim Hansen, RaymundoDriws.
Janet EsLep' Raymundo Drive, due Lo safety concerns.
w Koren Offen' Ravmundo Drive, due to safety concerns.
w Kendra BengnLRaymundo Drive, due to traffic concerns.
SuePoietLi' RoymundoDrive.
Jim Caldwell, Fox Hollow Rd, commended the plan.
The following people spoke in opposition ofthepr000sedhousingsiheat773 [ ohadaRoad:
Joe Brown, Palm Circle, due to dangers of the hill concaving as well as noise and h8hL pollution concerns.
JohnMac3vvain, Maple Way.
NmryTruebridge, Palm Circle, due to traffic concerns and decrease in property value.
Scott Stanley, Palm Circle Road.
Megan Conn,. Moore Road, spoke of: necessary community evolution; the need for essential workers in the community; moving forward with the current plan.
There was a break between 9: 56 p. m. 10: 02 p. m.
The following people spoke in opposition ofthe proposed housing site atRavmundoDrive:
PouiPoictti, RavmundoDrive.
The following people spoke in opposition of the proposed housing site at 773 Cahada Road:
David Diocher' Giencnng\ @ay.
Stephanie Dischmr' Giencrag Way, and asked about o density bonus.
Jill Stanley, Palm Circle Road.
In response to the density bonus question, Mr. O' Keefe stated: it separate bvv, and is not automatically granted; there must beucertain number of units at a certain level of affordability.
The following people spoke in opposition of the proposed housing site at High Road:
w Derek Yeciex, Hardwick Road.
Town Council Special Meeting Minutes January,/, 2v23 Page 5 Rob Hollister, LaningDrive, spoke infavor of spreading the burden throughout Woodside.
Thalia Lubin, Palm Circle Road, echoed Mr. Hnihster' scomments.
Kurt Calia, Alta Mesa Road, echoed Mr. HoUister' x comments, and spoke of the need for meaningful housing solutions for people inWoodside.
Ehuan Farkhondeh, Alta Vista Road' spoke against deed restricting ADUs.
The Public Comment Period closed et1O: 37p. m.
The Cnundi' a comments included: removing the above- moderate units for 773Cahada Rd from the plan since itio not integral; being in favor of 15 ADUs per year to avoid needing to enact deed restrictions; being against pitting one neighborhood against another neighborhood; a suggestion to remove the High Road site from the plan because nfa PGEtEgax pipeline, a collapsing slope, and difficult access; the Kaymundo site being unsuitable because ofthe nearby earthquake fault, high cost ofa sewer connection tack ofpublic transportation, and more: this is 5- lO year strategic planning process condensed into one year with no good housing options; all the density is concentrated in one section of Town, which is a8oinstAFFH requirements; it is unrealistic and inappropriate to try to fit 33 units on the High Road site; reluctance to remove the High Road site without definitely knowing the precise location of pipeline and ability/ willingness ofP6ELEto mitigate that threat; traffic concerns can be mitigated; strong interest in making a decision tonight; the current options are the ones that are available for development, maintain local control over zoning, and have some reasonable chance of being approved by H[ D; Council already discussed the demerits ofincluding the Haciendas Drive site and the Commercial Corridor into the plan; deciding to include the Raymundo Drive and High Road sites in the plan, and splitting the 33 units by giving High Road one fewer unit than Raymundo Drive ( 16nnd 17' respectively).
Staff`s comments included: the easement along Woodside Rood is for overhead lines, not gas; the Todo Et kxundo right- of-way varies in width; there are sign posts indicating a gas transmission line right off the pavement on Todo EiN\undVand still within the right- of-way; the deed does not have gas easement, but it has an overhead electric easement on the southern part of the property; staff would need to walk the site and confer with PGEtE to be sure; if the pipeline is in the right- of- way, the Town could build on the site next to the tine; staff wilt quickly confirm the location of the gas pipeline near the High Road site with PGEtE.
The Public Comment Period reopened at11: 59PM.
Thalia Lubin, Palm Circle Road' urged Council to reconsider adding the Haciendas site back into the plan.
Sue Po( etti' Raymundo Drive, asked for clarification on how many [ oundtmemLers voted to include the Raymundosite,
In response to the public' s comments and questions, Mayor Shaw stated: the Council needs to submit a plan, and there will be more meetings post- HCD approval; the Council supported including both the R* ymundo Drive and High Road sites.
REPORTS
B. Mayor and CouncihnemberCommunications.
Coundimember Ruet spoke of the recent Council of { jdox meeting and that he, [ oundimembor Brown, and Mayor Shaw sent a letter voicing their preference to continue using Zoom for all Town Council and advisory meetings.
Counciimember Gneid spoke of the tragedy that occurred in Half Moon Bay, and commended Captain Mark Myers for arresting the shooter.
Councilmember Wall added that public safety is and should remain the number one priority and suggested having a study session on proactive strategies to ensure gun safety.
Mayor Shaw agreed.
Cound( member DombkowsW summarized a recent Vo( unteerism/ Voiunteer Liaison and Engagement Committee meeting where there will boa Volunteer Fair on June 6, 2023' and an upcoming training for all volunteers about running a great meeting.
Council commended Mayor Shaw on how well tonight' s meeting was run.
COMMUNICATIONS
ADJOURNMENT
Mayor Shaw adjourned the meeting at12: 04a. m. on February 1' 2O2].
Clerk/ othe/ own of Woodside
APPROVED:
f
Mayor nf the Town ofWoodside
Town Council Special Meeting Minutes January 31, 2O23 Page