1 Attachment 1 – Background
Woodland Park Euclid Improvements - Timeline
Table 1 shows major project milestones since the applicant submitted a Pre-Application to the City for the Woodland Park Euclid Improvements project (“Project”).
Table 1: Project Timeline
Date Milestone
January 2019 Sand Hill submits project pre-application
Spring 2019 Sand Hill holds several community meetings/workshops May 2019 Planning Commission pre-application session
July 2019 Council pre-application session
August 2019 Sand Hill circulates Relocation Commitments September 2019 Sand Hill submits formal Planning application Nov/Dec 2019 Initial meetings between staff/Sand Hill to generate City comments
December 2019 Affected residents are formally notified by the City January 2020 Consultant team is formally engaged (R+A, Rincon, KMA, KHA, CSG)
February 2020 First Study Session with Council
September 2020 First Study Session on Affordable Housing October 2020 Follow-Up to September (Second) Study Session on Affordable Housing
November 2020 Study Session on Infrastructure
February 2021 Third Study Session on Affordable Housing & Fiscal Impact June 2021 Fourth Study Session on Affordable Housing
July 1, 2021 Draft EIR Publication
July 1, 2021 -
September 15,
2021
Draft EIR Public Comment Period
October 2021 Fifth Study Session on Affordable Housing
November 2021 First Study Session on Relocation Plan
February 2022 Second Study Session on Relocation Plan
2 Historical and Existing Occupancy Conditions
Since the Planning Application was filed, the occupancy of the 160 rent-controlled units at the project site has decreased, either from early tenant relocations that were part of the applicant’s Relocation Plan or from tenant moves that occurred outside of the parameters of the Relocation Plan without receipt of relocation assistance or benefits. The applicant has provided the following information in Table 1 below in response to a City request on occupancy statistics and tenant relocation status within the Euclid Improvements Area.
Table 1: Woodland Park Euclid Improvements Area Occupancy Statistics Total
Households
Occupancy
%
Occupancy History of Units within Euclid
Improvements Area
2016 150 94%
2017 147 92%
December 2018 115 72%
January 2022 Occupancy Breakdown
January 2022: Occupied Units within Euclid
Improvements Area or within Relocation
Apartments
87 54%
within Improvements Area 61 38%
within Relocation Apartment as part of TRM 26 --
January 2022: Households No Longer Residing
within the Euclid Improvements Area or Relocation
Apartments
28 --
TRM Households that left Relocation Apartments in
2020
3 --
Households that have left Improvements Area since
Dec. 2018
25 --
Affordable Housing Proposal Background
• The original Project proposal was to provide one-for-one replacement of the 160 rent-controlled units, with the right of first refusal for current tenants. This proposal did not include any deed-restricted affordable housing units. • Based on City Council feedback received at the September 10, 2020 (first) Study Session on the Project, the Applicant revised the affordable housing proposal to include 52 income restricted affordable housing units, with 26 restricted to 80% of AMI and 26 restricted to 120% of AMI.
3 • In a follow-up to this Study Session on October 6, 2020, the City Council provided feedback on this revised proposal, directing staff to work with the Applicant to further revise the affordable housing proposal to comply with the City’s Inclusionary Housing Ordinance (“Ordinance”).
• On February 23, 2021, a (third) Study Session was held to provide the City Council with an update on the Project. The study session included review of the previously proposed affordable housing plan and the Fiscal and Economic Impact Analysis associated with that previous plan. The potential applicability of Senate Bill 330 “The Housing Crisis Act of 2019” (SB 330) was discussed at length. • On June 22, 2021, a fourth Study Session was held on the Project’s affordable housing proposal.1 At this Study Session, the Applicant also introduced the concept of a mix of 445 market-rate and approximately 71 rent-controlled units (516 total) at the primary Euclid site and a fully affordable development consisting of 89 units restricted to 35-60% AMI off-site at an undetermined location through a partnership with Eden Housing. Any replacement units for which the tenant does not exercise the right of first refusal would revert to market rate rent once rebuilt (but remains rent-controlled thereafter).
• On October 5, 2021, a fifth Study Session was held to focus on the revised affordable housing proposal by the Applicant in response to City Council feedback provided at prior Study Sessions on affordable housing. The Study Session focused on the affordable housing plan to build 75 off-site affordable housing units in addition to an in-lieu fee payment to fulfill the Project’s inclusionary obligation. The number of rent-controlled units included in the project was also discussed.
For comparison, Table 2 shows a summary of affordable housing proposals to date, including the most recent Affordable Housing Proposal.
Table 2: Affordable Housing Proposal History
Proposal Market Rate Affordable Units
Application (2019)
Euclid Site
445 160 rent-controlled
0 income-restricted
September/October 2020 Proposal
Euclid Site
445 108 rent-controlled
52 income-restricted;
1 The June 22, 2021 staff report is available online at: Study Session Related to the Affordable Housing Proposal for the Euclid Improvements Project - City of East Palo Alto (iqm2.com) 4 Proposal Market Rate Affordable Units
between 60-100% AMI
June 2021 Proposal
Euclid Site 445 71 rent-controlled
100% Affordable Site (TBD) 0
89 income-restricted;
between 35-60% AMI
October 2021 Proposal
Euclid Site 445 71 rent-controlled
100% Affordable Site
(tentatively, 851 Weeks St.) 0
75 income-restricted;
between 35-60% AMI
Additional Funding: n/a $3.6 million
Current Proposal
Euclid Site 445 160 rent-controlled
100% Affordable Site
(tentatively, 851 Weeks St.) 0
75 income-restricted;
between 35-60% AMI
Additional Funding: n/a $3.6 million