On February 20, 2025, the City of Sonoma’s Planning Commission held a study session with a developer interested in building a 120 unit rental apartment project at 20540 Broadway. The parcel is currently outside of the City Limit but is adjacent to it; it will have to be annexed into the city for the application to proceed.
Technically in the Gateway Commercial zone, the proposed project is entirely residential. No units will exceed 850 sq. ft., entitling the developer to build a project without any inclusionary units that meet government affordability requirements, which would normally be 25% of the total units and deed restricted in perpetuity. Notwithstanding, the developer will voluntarily include six units for very low-income residents which will remain so in perpetuity.
A study session is hearing during which commissioners can give feedback on a project concept but not offer any categorical opinion, nor are any votes taken.
The discussion centered around the 850-ft. exemption, and its efficacy. The underlying concept is that market-rate housing of smaller size within multi-family, shared wall buildings will be offered at lower market prices than larger single-family units. The concept is at yet untested, and the commission agreed that projects like this will provide a “proof of concept” about market-rate affordability.
When Affordable units are required by the city, their cost is absorbed by the developer and the limited revenue stream offset by a higher price to the public for the market-rate units, essentially as subsidy. The exemption removes the subsidy generated by market-rate units.
The developer, Red Tail Multifamily Development, specializes in such projects and during the session pointed out that they do not build, lease and then sell the development; rather, they build, lease and retain ownership of the development, giving them a long-term investment in each community in which they build.
Overall, the tone of the commission was positive. The City of Sonoma has long wanted to see an increase in rental apartment projects that can house workforce employees and missing middle renters. It is rare for a developer to propose an all-rental, market-rate, multifamily project.
Should the project proceed, the standard studies and evaluation will be required for traffic impacts, hydrology, and conformance with the city’s development standards.
Relative to some of the other projects built or proposed, I believe this is an attractive proposition. While I’d rather see this parcel remain unbuilt, or with less density in favor of open space and the rural character of lower Broadway, that is likely unrealistic today. I also like the fact that the developer will maintain ownership, and that these homes will be rented rather than sold. But just wait until the free housing coalition gets a load of this. There will be much clutching of pearls, rending of garments, and howls of disapproval because the rest of us, in their eyes racist scoundrels due to the fact that we worked hard to be able to own homes, aren’t being forced to subsidize this project.
What is the height of these buildings? Should be no taller than 2 stories
While Red Tail Multifamily Land Development, LLC has undertaken several notable projects, there have been some concerns and challenges associated with their developments:
Community Opposition and Planning Challenges
Bailard Avenue Housing Project in Carpinteria, California: This proposed 173-unit mixed-income multifamily housing development faced significant opposition from local residents and city leadership. Concerns centered around potential impacts on surrounding neighborhoods and feelings of exclusion from the planning process. (Source: independent.com)
Affordable Housing Provisions: In discussions about the Bailard Avenue project, Santa Barbara County Supervisors emphasized the need for a higher percentage of affordable units. The initial plan included 41 affordable units out of 173, which some officials felt was insufficient to address the county’s housing affordability crisis. (Source: edhat.com)
Operational and Management Concerns
Employee Feedback: Reviews from employees at Red Tail Residential, an affiliated property management company, indicate issues such as inadequate training, poor communication from supervisors, and a lack of support from upper management. For instance, a former property manager described their experience as one of the worst positions held, citing no training and vindictive upper management. (Source: indeed.com)
Customer Complaints: The Better Business Bureau (BBB) has recorded multiple complaints against Red Tail Residential. Issues reported include delays in lease processing, unresponsive management, and challenges in obtaining refunds. (Source: bbb.org)
These instances suggest that while Red Tail Multifamily Land Development, LLC is active in pursuing multifamily housing projects of the very sort Sonoma needs and wants, they have encountered community resistance, concerns over affordable housing commitments, and operational challenges within their property management affiliate. So please proceed cautiously!