East Palo Alto City Council
September 6, 2022

EAST PALO ALTO RESIDENTIAL TDM COMPLIANCE PLAN
The Transportation Demand Management Compliance Plan provides basic information about the project and outlines how the project will comply with the East Palo Alto TDM Ordinance.

The Euclid Improvements TDM Plan incorporates many TDM strategies to reduce traffic impacts and maximize residents' mobility options.

City of East Palo Alto Transportation Demand Management Program In June of 2021, the City of East Palo Alto adopted an update to the TDM Ordinance, which amended Chapter 10.32 of the Municipal Code. The purpose of the TDM Ordinance is to address transportation-related impacts of new and existing developments to establish strategies that decrease the number of daily vehicle trips to and from a property. The East Palo Alto City Council established a 40 percent average daily trip reduction requirement for residential and non-residential development.

New residential developments must comply with the TDM Ordinance by selecting and incorporating TDM Strategies to meet a minimum number of points. Residential development with 100 or more units is required to achieve a minimum of 10 points to meet compliance.

Project Description
The Euclid Improvements site occupies 3.9 acres on East Palo Alto's Westside, northwest of University Avenue, adjacent to Highway 101, and northwest University Circle. Manhattan Avenue, West Bayshore Road, O'Connor Street, and Euclid Avenue contain the project. The project will provide 605 dwellings1. Rental residences will easily walk or bike ride to nearby employment sites, transit access, dining, shopping, and recreation. The concept includes a total of 799,684 square feet of residential, retail, and community space, with up to 3,000 square feet of amenities for residents to enjoy, such as meeting rooms, a business center, common areas, fitness center, bicycle repair stations, and a publicly-accessible neighborhood park.

In addition to rental housing, the development includes retail spaces totaling up to 5,000 square feet. The retail uses will be primarily resident-serving spaces and consist of a café, convenience store, coffee shop, or other neighborhood retail.

Early outreach is a critical juncture at which to educate people about the benefits of alternative transportation. Potential residents and new occupants will be given information about alternative transportation and commute options at the occupancy time. They may be more receptive to this information as their commute patterns have already changed after the relocation.

The future property management will designate a TDM Coordinator to provide residents with information and updates regarding transportation resources and implement many of the measures outlined in the TDM Measure Implementation Table section below. 1 To satisfy the East Palo Alto inclusionary housing ordinance, the applicant is in discussions with the city to provide for affordable housing at an additional location.

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Packet Pg. 257 Attachment: TDM Plan and Parking Analysis (2383 : Woodland Park Euclid Improvements) Woodland Park Euclid Improvements Residential TDM Compliance Plan October 22, 2021

TDM Measure Implementation Table
The Euclid Improvements (Woodland Park Communities) project must achieve a minimum of 10 points through their residential TDM Program strategy.

Table 1 on page 3 shows the TDM measures that the project plans to implement. This table includes various measures left out of the initial draft TDM Ordinance, but the project believes they contribute to significant average daily trip reductions. The "Euclid Proposed Points" column indicates the number of points the project requests for implementing the associated measure. The total points this project anticipates receiving is 17.5. The following section describes each mitigation measure the project intends to implement.

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Packet Pg. 258 Attachment: TDM Plan and Parking Analysis (2383 : Woodland Park Euclid Improvements) Table 1: TDM Measure Implementation Table
Avaliable
Points
Proposed
Points
Affordable Housing 1. 20% Affordable Housing Project

2. 40% Affordable Housing Project 2

3. 60% Affordable Housing Project 3

4. 80% Affordable Housing Project 4

5. 100% Affordable Housing Project 5

6. Orientation, education or materials, distribution of transit, wayfinding and other TDM information and programs to new residents as they move in and annually to all residents (commuter resource flier, resident dashboard, transportation kiosk, instagram)

0.25 0.25

7. Annual transportation fair or event 0.25

8. Resident lease-language/trip reduction pledge form 0.25 TransitScreen and Mobile app 9. Real-time transportation resource, information tracker, and resident app (2 units) 0.25 TDM Coordinator

10. Designate a TDM Coordinator or contact person throughout the life of the project. This may be an individual who is an employee of - or at - the development project; or may be contracted by a third-party provider.

0.25 0.25

11. Less than 0.5 miles to a major transit route (30-min headway) 0.25

12. Less than 0.5 miles to a major transit route (20-min headway) 0.5

13. Less than 0.5 miles to Caltrain/Light Rail Station 2.5

17. Certified participation in Commute.org, or equivalent program such as a TMA 1 1

18. Commute assistance and ride-matching 0.25 0.25

19. Shuttle program/shuttle consortium/fund transit service 2.5

20. Provide free transit passes or carpool/vanpool subsidies to tenants equivalent to 30% of the value of their monthly fare or at least $50 monthly. Transit passes and subsidies provided must be valid for public transportation options, including but not limited to BART, Caltrain, SamTrans, and ridesharing platforms and vanpool subscription (or costs). *Points of this measure are allowed to be prorated if Developer will provide this program to a portion of the residents. The prorated points shall be calculated by using the same percentage number of participated residents that Developer will agree to provide.

EX: 20% of the residents will be provided this program. The points value shall be 2.5 x 20% = 0.5
Bicycle Facilities 21. Bicycle facilities in conformance with CALGreen minimum bicycle parking requirements 0.25 0.25

22. Bicycle facilities (secure, Class I) installed above code/CALGreen 0.25

23. Bicycle Fix-it repair station (one for each building = 2) 0.25 0.25

24. Bicycle Fix-it repair station (one station accessable to the public in corner park) 0.25

25. Scheduled annual bicycle safety seminars 0.25

26. Scheduled on-site quarterly mobile repair services 0.25

27. Design street or roadways that provide multimodal travel choices and give people the option to avoid vehicular traffic congestion. 0.25 0.25

28. Bus pull-out space 0.25

29. Bus shelter 0.25 0.25

30. Visual/electrical Improvements (e.g., lighting, signage) 0.25 0.25

31. Other (e.g., micromobility parking zone, TNC loading zone) 0.25

32. Establish new, or enhance the quality of, pedestrian and bicycle facilities or infrastructures to facilitate active transportation from a project site to existing trails, bikeways, or adjacent streets. Pedestrian improvements should be within 0.5 miles of project site (approx. 10-15 minute walk); bicycling improvements within 2 miles of site (approx. 15-min ride at 10mph).
2 Car Share Program 33. Providing private or public car share memberships to on-site residents 0.5 0.5 Proximity to Car Share 34. Less than 0.5 miles from a car share hub with cars available to on-site residents 0.25 0.25 Designated Car Share Parking
Spaces 35. Provide curbside carpool/vanpool/rideshare loading zones 0.5 0.5 Bicycle/Scooter Share Program 36. Providing private or public bicycle/scooter share memberships to on-site residents 0.25 Proximity to Bicycle Share Site is less than 0.5 miles from a bicycle share hub with bicycles available to on-site residents 0.25
Delivery Amenities

37. Offer delivery-supportive amenities, such as an area for receipt of deliveries, clothes lockers for laundry or dry cleaning, storage for package deliveries or temporary refrigeration for grocery deliveries. Delivery-supportive amenities can help reduce the need for individual vehicle ownership and vehicle trips by consolidating multiple trips at one central location.

0.5 0.5
Family-supportive Amenities

38. To address challenges that families face in making trips without a private vehicle, the property owner shall provide family-supportive amenities, such as on-site secure storage of personal car seats, strollers, cargo bicycles, or other large bicycles. Property owners can also provide shared building equipment, such as shopping carts or cargo bicycles for check out by residents.
1 39. Motorists pay directly for using parking facilities. Parking rates should be at the market rate and not subsidized by property owners or employers. 6.25 6.25

40. Parking reduction to below code 0.25
Developer TDM Fee/TDM Fund

41. Impact fees can be collected from developers, generally on a per-unit or square footage basis, to fund the implementation of TDM programs. These TDM fees can be put in an escrow account for the developer or subsequent property manager to spend to implement programmatic elements of the TDM plan. NOTE: "Double dipping" with the already required "TMA Participation" measure (above) is not allowed. This measure cannot be given credit for TDM fund payment or developer fees already required by fee nexus ordinance by the governing jurisdiction. Credit here may only be given for voluntary TDM fund payment or developer fee negotiated separately with the governing jurisdiction. 1 GreenTrip Certification 42. Achieve GreenTrip certification designation from TransForm 0.25 10 15.5
Paid Parking at Market Rate

0.5 2.5
Participation in Commute. Org, or
Transportation Management
Association (TMA)

0.5 1

0.5 15. Less than .25 miles from: 1. A shopping center consisting of at least three tenant spaces, or 2. Three separate retail/ restaurant/ service/ recreational uses. 1

16. Include active, pedestrian-oriented commercial uses on the ground floor to create more walkable and inviting areas. Provide on-site amenities, such as cafés, gym, retail stores, or bank/ATM.
1 TOTAL
Proximity to Commercial Uses
Table 1: TDM Measure Implementation Table

14. Less than .5 miles from: 1. A shopping center consisting of at least three tenant spaces, or 2. Three separate retail/ restaurant/ service/ recreational uses.

Access Improvements
Transit Pass/Subsidy Programs
Proximity to Transit
TDM Communication

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Packet Pg. 259 Attachment: TDM Plan and Parking Analysis (2383 : Woodland Park Euclid Improvements) Woodland Park Euclid Improvements Residential TDM Compliance Plan October 22, 2021

Residential TDM Measure Descriptions
Affordable housing at 56% (2 points)
The project intends to provide for 56 percent of net new units as affordable housing (160 units rent-stabilized on-site and 89 units income-restricted through an inclusionary partnership). In partnership with Eden Housing, the project will provide for 20 percent of net new units to low-income renters as income-restricted affordable units leased below market.

TDM Communication (0.25 points)
At lease commuter training session or webinar to learn about available transportation resources and signing, property management will invite new tenants to participate in an initial incentives and the site's sustainability goals. In addition, the TDM Coordinator will distribute a commute resource flier to each new tenant. Page 5 shows a sample commute resource flier.

Annual Transportation Event (0.25 points)
The project will host an annual event to promote transit and mobility options to residents. This event can pair with a tenant appreciation event or a regional event like Bike to Work Day.

Residential Lease Language (0.25 points)
At the occupancy, property management will provide all new tenants with Commuter Program information and sustainability goals. They will also ask new tenants to sign the acknowledgment of the project's green mobility goals and tenants' understanding of the site's trip reduction and alternative transportation mode-use goals.

The pledge form will encourage residents to use transit, bike, walk, or carpool as commuter mode options. In addition, resident lease language will inspire tenants to participate in trip reduction programs and engage in periodic commute surveys.

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Packet Pg. 260 Attachment: TDM Plan and Parking Analysis (2383 : Woodland Park Euclid Improvements) Woodland Park Euclid Improvements Residential TDM Compliance Plan October 22, 2021

Image 1: Sample Commute Resource Flier

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Packet Pg. 261 Attachment: TDM Plan and Parking Analysis (2383 : Woodland Park Euclid Improvements) Woodland Park Euclid Improvements Residential TDM Compliance Plan October 22, 2021

Transit Screen and Mobile App (0.25 points)
The project will install a transportation information kiosk in building lobbies. Obvious transportation information will improve the
resident's understanding of available
transportation and commuter resources,
including real-time transportation
information, transit, shuttle arrival times,
bikeshare and scooter options, and ridehailing resources. For example, a TransitScreen kiosk consists of a mobile
app for residents for on-the-go travel
needs. Another alternative could be a wallmounted or floor-standing kiosk containing physical bike maps, train schedules, shuttle
fliers, and other rideshare materials.

TDM Coordinator (0.25 points)
The Euclid Improvements project will assign a staff member to provide Commute Concierge service with responsibilities to implement the alternative commute programs and the elements outlined in this plan. The Commute Concierge may be a part-time employee, property manager, or an outsourced coordinator, who manages the TDM programs and annual reporting.

In addition, the Commute Concierge will be responsible for providing commute program assistance to residents, producing on-site transportation fairs and promotional events, and collaborating with transit and rideshare organizations to maximize on-site resources. Commute industry data supports the notion that a Commute Concierge positively impacts increasing and maintaining alternative mode use.

Less than 0.5-Miles to a Transit Route with 30-Minute Headways (0.25 points) In total, four bus drop-off and pick-up locations are conveniently located very near the project.

Safe, convenient, and well-lit pedestrian paths will show the most direct route to the nearest transit stop from the project. A total of 118 SamTrans transit trips serve the project site.

However, Route 81 operates only during the school year.

Shown in Table 2 below are SamTrans routes 81, 280, 281, and 397, which combine to provide transit headways of less than 30 minutes throughout the day.

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Packet Pg. 262 Attachment: TDM Plan and Parking Analysis (2383 : Woodland Park Euclid Improvements) Woodland Park Euclid Improvements Residential TDM Compliance Plan October 22, 2021

Table 2: Transit Resources Serving Euclid Improvements Community Image 2 below shows the walking route to each of these SamTrans routes. Residents can access each route with a walk of fewer than six minutes.

Image 2: Walking Route to Transit
Route Span of Service Trips per
Weekday Communities Served
81 Samtrans
5 Days/Week
(school year only)
7:10 a.m. - 3:40 p.m.
8 Clarke/Bayshore, Pulgas/O'Connor, Bay/University, Bayshore/Newell, Manhattan/O'Connor, Purdue/Fordham, Onetta Harris/Community Ctr, Newbridge/Carlton, Willow/Nash, and Middlefiled/Ringwood 280
Samtrans
5 Days/Week
5:46 a.m. - 9:46 p.m.
60-minute headways
33 Stanford Shopping Center, Palo Alto Transit Center, Manhattan/ O'Connor, Bayshore/Newell, Pulgas/O'Connor, and Purdue/Fordham 281
Samtrans
5 Days/Week
6:15 a.m. - 10:20 p.m.
30-minute headways
70 Stanford Shopping Center, Palo Alto Transit Center, University/ Woodland, Bay/University, Newbridge/Saratoga, and Onetta Harris Community Center 397
Samtrans
5 Days/Week
12:46 a.m. - 6:17 a.m.
7 Palo Alto Transit Center, University/Woodland, Bay/University, Middlefield/5th, Redwood City Transit Center, El Camino/Hillsdale, El Camino/Burlingame, Millbrae Transit Center, SF Airport Courtyard A, Airport/Linden, Bayshore/Old County, Mission/1st, 11th/Market, and Drumm/Clay
Total SamTrans Bus Trips/Weekday 118
* All buses and trains are lift equipped for handicapped, elderly, or those in need.

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Packet Pg. 263 Attachment: TDM Plan and Parking Analysis (2383 : Woodland Park Euclid Improvements) Woodland Park Euclid Improvements Residential TDM Compliance Plan October 22, 2021

Less than 0.5-Miles from 3 Separate Retail, Restaurant, Recreation, or Service Uses (0.5 points) At least three service and restaurant uses are near the project's location, including La Tiendita Market, Quattro restaurant, and Ladle & Leaf soup restaurant. Within walking distance, these services allow residents to access food or groceries without the need to drive.

On-Site Amenities (1 point)
On-site amenities will provide residents with a full-service living environment. Eliminating or reducing the need for an automobile to make off-site trips decreases average daily trip counts.

Residents often perceive that they depend on the drive-alone mode because of the number of errands and activities carried out in different locations. On-site and nearby amenities help reduce this dependence on a vehicle. In addition, the project offers tenants many convenient amenities.

A list of on-site amenities for the project may include:
• Recreational spaces, picnic and patio areas
• Abundant Class I bicycle parking and community bicycles • Transit and shuttle stop
• Transportation and commute kiosks (TransitScreen)
• Transportation and commuter app (CityMotion)
• Commute Concierge
• Work areas, meeting rooms
• Hardwired infrastructure for Broadband and WiFi
• Comprehensive fitness facilities
TMA Participation (1 point)
Transportation Management Associations (TMA) help businesses, developers, building owners, local government representatives, and others collectively establish policies, programs, and services to address transportation problems. The key to a successful TMA lies in the synergism of multiple groups banding together to accomplish more than any single employer, building operator, or developer could do alone.

In the City of East Palo Alto, Commute.org (formerly the Peninsula Traffic Congestion Relief Alliance) operates as a TMA organization. The project will participate with the Commute.org TMA and its programs. Commute.org provides:
• Shuttle programs
• Transit advocacy
• Carpool and vanpool matching
• Information on local issues
• Parking management programs
• Trial transit passes
• Emergency ride home programs
• Marketing programs
• Enhanced bicycle facilities
• Promotional assistance
• Car and vanpool incentives
• Newsletter

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Packet Pg. 264 Attachment: TDM Plan and Parking Analysis (2383 : Woodland Park Euclid Improvements) Woodland Park Euclid Improvements Residential TDM Compliance Plan October 22, 2021

Commute Assistance and Ridematching (0.25 points)
The Commuter Concierge will provide trip planning assistance and ridematching services to residents interested in taking transit or rideshares. The Commuter Concierge may also promote ridematching apps such as Scoop or Waze Carpool to help residents find carpool partners.

Transit Pass Subsidies (0.5 points)
The project will offer transit pass subsidies to low-income residents. Residents will be able to use these subsidies on SamTrans, Caltrain, and VTA routes.

Bicycle Facilities in Compliance with CALGreen Code (0.25 points) The Euclid Improvements project will install Class I covered and secure bicycle parking spaces in each residential unit. Throughout the project, secure bike parking rooms will also be available for residents. Short-term, Class II bicycle parking spaces will be open throughout the site in public areas near the park or bus shelters.

Enhanced Bicycle Facilities Above Code (0.25 points)
The project intends to provide more bicycle parking than is required per code. A surplus of available bicycle parking relieves concerns about storing a bicycle encouraging residents to make more bicycle trips.

Bicycle Fix-it Repair Stand (0.25 points)
The Euclid Improvements project will install an on-site bicycle Fix-it repair station. The Fixit station will offer bicycle parking and do-it-yourself bike repair tools, and an air pump.

Located in a community's common area, the Fix-it station will include an air pump, working pedestal, and steel braided cables for theft protection.

Public Bicycle Fix-it Repair Stand (0.25 points)
The project will install a publicly accessible bicycle Fix-it repair stand in the on-site park.

Neighboring residents will be allowed to access and use this public amenity.

Annual Bicycle Safety Seminars (0.25 points)
The Euclid Improvements project will coordinate with Commute.org to host an annual bicycle safety presentation. In partnership with a nationally certified League Cycling Instructor (LCI), Commute.org offers free bicycle safety workshops. The workshop covers practical and safety information, including:
• Planning your route, including connections to rail and water transit stations • Equipping yourself and your bike
• Ways to safely and confidently communicate with other road users • Using Google Maps to explore route options
• Other resources include the San Mateo County's bikeways and safe cycling booklet

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Packet Pg. 265 Attachment: TDM Plan and Parking Analysis (2383 : Woodland Park Euclid Improvements) Woodland Park Euclid Improvements Residential TDM Compliance Plan October 22, 2021

Quarterly Mobile Bicycle Repair Services (0.25 points)
The project will schedule periodic mobile repair services for its bike commuters. A mobile repair and service firm, such as Summit Bikes, will travel to the project site and provide on-site repair and maintenance services for resident cyclists who sign-up for this service.

Street Design (0.25 points)
The Euclid Improvements project will provide pedestrian pathways throughout the community. Enhanced pedestrian and bicycle features will include wayfinding signage, lighting, and colored or textured pavement to designate protected walkways. Pedestrian amenities include wide sidewalks with fully accessible curb ramps at driveway crossings and delineated crosswalks. Overhead lighting will illuminate the walkways. The streetscape design reinforces the urban identity of the Euclid Improvements project and establishes a pedestrian environment.

The project adds public open spaces, including a one-acre neighborhood park containing a children's play area, fitness space, bike parking, and tenants' place to hold parties or gatherings.

In addition, street trees, streetscapes, and landscaping will improve the site's quality and aesthetic appeal with pedestrian-oriented facades and wide sidewalks.

Bus Shelter (0.25 points)
The Euclid Improvements
project collaborates with SamTrans and
other local transit providers to discuss
expanded or improved routes to serve the
neighborhood better. The applicant
proposes the construction of a new
sheltered bus stop at the corner of Euclid
and O'Connor. The transit shelter
placement and construction require
coordination with the City and SamTrans to
determine a transit stop's suitability.

The purpose of a transit passenger shelter is to provide rider protection from the weather for those who are waiting to board transit vehicles. An attractive bus shelter that makes waiting for a bus a more pleasant experience encourages more transit ridership Visual Improvements (0.25 points)
Proper lighting and signage will provide a safe, pedestrian-oriented environment that supports bicycle and walking trips. On-site parks and landscaping will provide an appealing setting to walk in. Wayfinding signage will help residents find amenities such as bike parking facilities, repair stands, public open spaces, cafes, passenger loading zones, and more.

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Packet Pg. 266 Attachment: TDM Plan and Parking Analysis (2383 : Woodland Park Euclid Improvements) Woodland Park Euclid Improvements Residential TDM Compliance Plan October 22, 2021

Rideshare and TNC Passenger Loading Zone (0.5 points)
The project will install a convenient and attractive passenger loading zone near a centralized location for residents, visitors, guests, and staff. The loading zone will include appropriate signage and striping to designate the space. A loading/unloading area facilitates disembarking and embarking of guests and rideshare passengers.

Carshare Program (0.5 points)
The project will offer residents that do not own a personal vehicle and carshare program subsidy. Residents can use these subsidies for free or discounted access to nearby carshare vehicles such as Zipcar.

Proximity to Carshare Parking (0.25 points)
The project will consider options to add designated parking for a carsharing vehicle.

Carsharing would provide residents with access to vehicles for any time use. The project may host a parking location (on-site or off-site) for two neighborhood carshare vehicles (e.g., Zipcar) or similar services.

Delivery Amenities (0.5 points)
The project will provide a designated area near lobbies to receive deliveries for tenants. This space will enable tenants to order food, groceries, and packages online rather than making a vehicle trip to and from the site.

Unbundled/Paid Parking (6.5 points)
Property management will charge for parking separately from rent. Residents will pay tiered pricing for on-site parking2. Charging for on-site parking raises the costs of owning a personal vehicle and discourages residents from doing so by making transit and other mobility options more financially appealing.

Parking Reduction (0.25 points)
The project proposes to construct less parking than is required by code. Limiting parking availability discourages residents from owning a personal vehicle.

GreenTRIP Certification (0.25 points)
The project received a conditional GreenTRIP certification for meeting standards and sto reduce vehicle trips, excessive parking, and greenhouse gases trategies (29 percent less GHG).

Criteria include "daily household driving projected to be no more than 35 daily vehicle miles driven per household (44 percent fewer miles per day and 66 percent less driving than the regional average), a parking ratio of 1.5 spaces per unit or less, and the provision of at least one traffic reduction strategy. The project offers long-term and short-term bicycle parking and will participate in GreenTRIP's Transportation and Parking Survey for monitoring." 2 The City may need to change its rules or acknowledge an exception processs to allow this since current municipal code does not allow decoupling.

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Packet Pg. 267 Attachment: TDM Plan and Parking Analysis (2383 : Woodland Park Euclid Improvements) Woodland Park Euclid Improvements Residential TDM Compliance Plan October 22, 2021

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Packet Pg. 268 Attachment: TDM Plan and Parking Analysis (2383 : Woodland Park Euclid Improvements) WOODLAND PARK –

EUCLID IMPROVEMENTS

PARKING AND TRANSPORTATION DEMAND MANAGEMENT MEMORANDUM JUNE 2022
1617 Clay Street
Oakland, CA 94612
(510) 272-9597

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Packet Pg. 269 Attachment: TDM Plan and Parking Analysis (2383 : Woodland Park Euclid Improvements) Table of Contents
Section Page

1.0 INTRODUCTION.......................................................................................................................................... 1

1.1 KEY FINDINGS................................................................................................................................................................................1

1.2 PROJECT DESCRIPTION..................................................................................................................................................................1

2.0 GREENTRIP CERTIFICATION ...................................................................................................................... 2

2.1 GREENTRIP BACKGROUND...........................................................................................................................................................2

2.2 GREENTRIP PROJECT ASSESSMENT .............................................................................................................................................4

3.0 PROJECT PARKING DEMAND EVALUATION............................................................................................. 5

3.1 INSTITUTE OF TRANSPORTATION ENGINEERS (ITE) PARKING GENERATION................................................................................5

3.2 TDM PARKING DEMAND REDUCTIONS........................................................................................................................................7

4.0 CONCLUSIONS............................................................................................................................................ 9

5.0 ABOUT CHS CONSULTING GROUP.......................................................................................................... 10 Table of Figures
Figures Page
FIGURE 1: GREENTRIP CONNECT ANALYSIS RESULTS.....................................................................................................................................5 FIGURE 2: ITE PARKING GENERATION ESTIMATE - RESIDENTIAL .....................................................................................................................6 FIGURE 3: ITE PARKING GENERATION ESTIMATE – RETAIL AND COMMUNITY SPACE....................................................................................7 FIGURE 4: CAPCOA TDM REDUCTION ESTIMATE .........................................................................................................................................8 FIGURE 5: PARKING DEMAND REDUCTION ESTIMATE COMPARISON..............................................................................................................9 FIGURE 6: PROJECT RESIDENTIAL PARKING DEMAND WITH TDM REDUCTIONS............................................................................................9

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Packet Pg. 270 Attachment: TDM Plan and Parking Analysis (2383 : Woodland Park Euclid Improvements) 1 Woodland Park – Euclid Improvements
Parking and TDM Memorandum
June 2022

1.0 INTRODUCTION
The purpose of this technical memorandum is to provide a peer review of the methodology used by GreenTRIP to estimate parking demand with and without the application of transportation demand management (TDM) measures for the proposed Woodland Park – Euclid Improvements project (proposed project). This memo also provides a preliminary assessment of whether the on-site parking supply and TDM plan would be expected to adequately serve residents without affecting surrounding parking supply on adjacent streets.

The project applicant is seeking a new zoning overlay with a new parking standard. The analysis presented in the memorandum are intended to support an appropriate parking rate for new multifamily housing developments in the proposed new zoning overlay district.

The applicant has submitted a TDM plan and GreenTRIP certification letter to provide a basis for demonstrating the proposed project’s parking supply would adequately accommodate the expected residential parking demand. The GreenTRIP certification letter demonstrates the proposed project, with the implementation of the TDM plan, would result in a residential parking demand that is lower than the proposed parking supply.

1.1 KEY FINDINGS
CHS’s review assessed the estimated project parking demand provided in the GreenTRIP certification letter.

Based on this review, CHS concluded that parking demand for the proposed project would be less than both the minimum parking required by East Palo Alto Municipal Code1 and the amount provided by the proposed project. CHS referred to the Institute of Transportation Engineers (ITE) Parking Generation Manual to estimate parking demand for the proposed project, which was within five percent of the GreenTRIP estimate for the proposed project without TDM measures. CHS used the methodology and research from the California Air Pollution Control Officers Association (CAPCOA) report, Quantifying Greenhouse Gas Mitigation Measures to estimate potential parking demand reductions. CHS determined the proposed project’s TDM plan can reduce parking demand by 20 percent, which was identical to the parking demand reduction presented by GreenTRIP. Therefore, it was determined that the GreenTRIP estimate for project parking demand was accurate and generally aligned with established ITE and CAPCOA data and methodologies.

Based on the GreenTRIP and ITE / CAPCOA estimates, the proposed project’s 625 residential parking spaces would accommodate peak parking demand with a surplus of between 87 and 153 spaces.

1.2 PROJECT DESCRIPTION
Sand Hill Property Company is proposing the Woodland Park – Euclid Improvement project in East Palo Alto.

The project site occupies 3.9 acres on East Palo Alto’s Westside, northwest of University Avenue and adjacent 1 East Palo Alto Municipal Code Chapter 18.30.050 requires multifamily residential developments to provide 1.0 spaces per studio unit, 1.5 spaces per one-bedroom unit, 1.8 spaces per two-bedroom unit, 2.0 spaces per three-bedroom unit, and 0.2 spaces per unit for guest parking.

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Packet Pg. 271 Attachment: TDM Plan and Parking Analysis (2383 : Woodland Park Euclid Improvements) 2 Woodland Park – Euclid Improvements
Parking and TDM Memorandum
June 2022
to Highway 101. The proposed project is generally bound by Manhattan Avenue, West Bayshore Road, O’Connor Street, and Euclid Avenue. The project site provides easy pedestrian and bike access to nearby employment sites, transit access, dining, shopping, and recreation.

The proposed project would replace several aging, outdated structures containing 160 rent-stabilized housing units and one single-family rental (non-RSO) with new mixed-income buildings containing 605 apartments. Without displacing existing residents, 160 of the 605 units (approximately 26%) would be deedrestricted rent-controlled, replacing the existing apartments one-for-one. The proposed project’s 605 units would consist of 228 studio, 197 one-bedroom, 178 two-bedroom, one three-bedroom unit, and one fourbedroom unit. The proposed project would construct 625 on-site parking spaces for resident use in a structured parking garage and would maintain the existing 52 on-street spaces along the project frontages.

Private amenities space will be provided to residents, including meeting rooms, a business center, common areas, fitness center, and bicycle repair stations.

In addition to the rental housing, the proposed project would construct up to 5,000 square feet of groundlevel retail uses, approximately 2,500 square feet of public community space, and a 9,200 square foot public park that will be primarily resident-serving spaces. No on-site parking would be provided for the proposed project’s non-residential uses, who would be expected to use the 52 existing on-street parking spaces along the project frontages.

The City of East Palo Alto requires a TDM plan and analysis to justify the proposed parking ratio. The TDM plan was developed by TDM Specialists, Inc. The Woodland Park Euclid Improvements TDM Plan dated October 22, 2021, shows the proposed project’s TDM plan earned more than the 10 points required by East Palo Alto. The TDM plan includes TDM communications, a TDM Coordinator, proximity to transit, proximity to commercial uses, participation in Commute.org or Transportation Management Association (TMA), transit pass subsidies for low-income residents, bicycle facilities, access improvements, proximity to carshare, delivery supportive amenities, and unbundled parking. The GreenTRIP certification letter dated April 19, 2022, shows the proposed project would meet the GreenTRIP certification requirements and is expected to generate parking demand for 0.89 spaces per unit with the implementation of the TDM plan, which is below the 1.03 spaces per unit provided by the proposed project.

2.0 GREENTRIP CERTIFICATION

2.1 GREENTRIP BACKGROUND
GreenTRIP is an innovative certification program launched by TransForm in 2008. GreenTRIP staff work with cities, developers, and communities to implement strategies like free transit passes and carshare memberships to reduce driving and prioritize space for people instead of parking. GreenTRIP started in the San Francisco Bay Area, but is developing partnerships, conducting empirical research, and building tools that can support communities throughout California and nationwide.

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June 2022
TransForm was founded in 1997 by Bay Area environmental and social justice groups that recognized the need to negate urban sprawl and redefine transportation in terms of access, health, justice, and sustainability. GreenTRIP initially focused on a certification program that would create new standards for development focused on parking and traffic, similar and complimentary to the U.S. Green Building Council's LEED certification.2
TransForm originally secured funding from the Bay Area Air Quality Management District's (BAAQMD) Climate Protection Grant Program and the Rockefeller Foundation in 2008 for a pilot test of GreenTRIP certification. GreenTRIP has since expanded beyond certification program to include research, stakeholder engagement and a parking database. GreenTRIP established an Advisory Committee, representing a variety of stakeholder groups including city planners, developers, transportation/development consultants, academics, and transportation agency staff.

GreenTRIP conducts a wide range of research including, traffic benefits of affordable housing, transit and affordable housing, travel behavior by income and transit proximity, and transit pass use survey and implementation. The GreenTRIP Connect tool uses these data to predict travel and emissions models for statewide use.

GreenTRIP also hosts a parking database funded as part of the Metropolitan Transportation Commission's Regional Prosperity Plan. The GreenTRIP Parking Database hosts data on actual parking usage at 80 housing developments around the Bay Area. The publicly available database is intended for use by city staff and leaders, community groups, and housing developers to show how greater affordability, proximity to transit, and strategies like those in GreenTRIP certified buildings reduce the need for parking.

The GreenTRIP certification program benefits from their Parking Database. The use of parcel-level demographic data, detailed street network, transit data, and extensive online spatial platform make the GreenTRIP Connect tool a powerful analytical tool. The parcel-level data allows the tool to provide site specific walk and bicycle access measures. The actual street network can be used to model non-motorized transportation, such as bicycle networks. This makes the tool useful for modeling appropriate travel alternatives. However, the GreenTRIP parking model only applies in the San Francisco Bay Area and is based on the GreenTRIP Parking Database. The parking model calculations are based on the following building variables:
• Parking supply
• Average rent
• Parking price
• Average bedrooms per unit
• Transit passes
2 The U.S. Green Building Council’s LEED (Leadership in Energy and Environmental Design) certification sets goals to reduce building contributions to global climate change, enhance individual human health, protect and restore water resources, protect and enhance biodiversity and ecosystem services, promote sustainability and regenerative material cycles, and enhance community quality of life.

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Packet Pg. 273 Attachment: TDM Plan and Parking Analysis (2383 : Woodland Park Euclid Improvements) 4 Woodland Park – Euclid Improvements
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June 2022
• Carshare memberships
• Neighborhood variables (block size [walkability], job density within 30-minute transit ride, and transit connectivity (frequency of transit)
The parking model also uses the formulas and principals outlined in the California Air Pollution Control Officers Association (CAPCOA) report, Quantifying Greenhouse Gas Mitigation Measures3, which is the same document used to form the basis of CalEEMod and other environmental assessment tools.

The GreenTRIP Connect analysis tool is similar to the US Environmental Protection Agency (EPA) Smart Growth model that provides information about transit and pedestrian access to specific employment sites throughout the United States. The challenge for TransForm is to maintain an up-to-date database for travel and demographic data and extending the model to include other states outside of California. However, the tools are currently applicable to residential developments in California and more specifically municipalities in the Bay Area such as East Palo Alto.

CHS has used the GreenTRIP Connect tool and GreenTRIP Parking Database in the past to estimate parking demand and parking demand reductions for multi-family residential developments around the Bay Area. The data and methodologies used by GreenTRIP are based on empirical studies and observed travel behaviors in the Bay Area region, which provides an accurate assessment of local travel conditions and residential parking demand. The GreenTRIP Connect tool provides a limited set of TDM measures to assess potential reductions, which excludes many TDM measure options available to developers that can further reduce VMT and parking demand. However, the TDM measures GreenTRIP does incorporate (unbundled parking, transit pass subsidies, carshare subsidies, etc.) tend to have the greatest impact on reducing VMT and parking demand, which provides a reasonable assessment for the effectiveness of a development project’s TDM plan.

2.2 GREENTRIP PROJECT ASSESSMENT
GreenTRIP certified the proposed project in an April 19, 2022, certification letter based on the current proposed design and amenities dated October 22, 2021. GreenTRIP certification requires projects in a Neighborhood setting to generate no more than 35 daily vehicle miles driven per household, provide no more than 1.5 parking spaces per unit, and the provision of at least one traffic reduction strategy. As outlined in the certification letter, the proposed project would provide long and short-term bicycle parking and will participate in GreenTRIP’s Transportation and Parking Survey for monitoring.

GreenTRIP estimates that residents of the proposed project would drive 21 miles per day per household, or 66 percent less than the Bay Area regional average of approximately 62 miles per household per day.

GreenTRIP cites the proposed project’s density, location, and proximity to transit as the primary reasons for this reduction in VMT. The proposed project would provide 625 on-site parking spaces for 605 units, or 1.03 spaces per unit, which is less than the 1.5 residential parking space per unit maximum for GreenTRIP certification. The proposed project would also provide 625 secured bicycle parking spaces (Class One) and 3 California Air Pollution Control Officers Association (CAPCOA) August 2010 report, Quantifying Greenhouse Gas Mitigation Measures – A Resource for Local Government to Assess Emission Reductions from Greenhouse Gas Mitigation Measures

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Packet Pg. 274 Attachment: TDM Plan and Parking Analysis (2383 : Woodland Park Euclid Improvements) 5 Woodland Park – Euclid Improvements
Parking and TDM Memorandum
June 2022
125 guest bicycle parking spaces (Class Two), which meets the GreenTRIP certification requirements of at least 1.0 Class One and 0.2 Class Two spaces per unit. The proposed project would also provide at least one traffic reduction strategy for 40 years, including unbundled parking,subsidized transit passes for low-income residents, and subsidies for carshare memberships.

Figure 1 shows the GreenTRIP Connect tool estimates the proposed project would generate 26.07 miles per day per household and parking demand for 1.03 parking spaces per unit, without TDM measures. With the provision of unbundled parking, subsidized transit passes, subsidized carshare memberships, and on-site bicycle parking, the GreenTRIP Connect tool estimates the proposed project would generate 19.41 miles per day per household and parking demand for 0.89 parking spaces per unit. This equates to a 26 percent reduction in VMT and 20 percent reduction in parking demand.

Figure 1: GreenTRIP Connect Analysis Results
Scenario Parking
Demand1 VMT2
Project no TDM 1.03 26.07
Project with TDM 0.89 19.41
Difference (%) -20% -26%
Source: GreenTRIP Connect by TransForm
Notes:

1. Parking Demand = demand generated per unit

2. VMT = vehicle miles traveled per day per household
To confirm the validity of the GreenTRIP VMT and parking reduction results, CHS conducted an independent calculation using the GreenTRIP Connect tool. CHS was able to replicate and verify the results as documented in the April 19, 2022, certification letter.

3.0 PROJECT PARKING DEMAND EVALUATION
This section provides an evaluation of the proposed project’s parking supply and demand. To estimate the proposed project’s parking demand, CHS used the Institute of Transportation Engineers (ITE) Parking Generation Manual, 5th Edition and CAPCOA report, Quantifying Greenhouse Gas Mitigation Measures.

3.1 INSTITUTE OF TRANSPORTATION ENGINEERS (ITE) PARKING GENERATION To estimate the proposed project’s residential parking demand, CHS used the Multifamily Housing (Mid-Rise) land use (ITE Code 221) in a General Urban / Suburban setting with no nearby rail transit. This land use generates an average parking demand for 0.75 spaces per bedroom. Note that the ITE parking generate rate for the proposed project’s residential land use is inclusive of the private onsite amenities (e.g., coworking library, game room, fitness center, etc.) and guest parking demand. Figure 2 shows the proposed project’s residential use would generate peak parking demand for up to 592 spaces or approximately 0.98 spaces per unit (592 occupied spaces / 605 units). Therefore, the project’s residential parking supply of 625 spaces would

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Packet Pg. 275 Attachment: TDM Plan and Parking Analysis (2383 : Woodland Park Euclid Improvements) 6 Woodland Park – Euclid Improvements
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June 2022
be expected to accommodate the peak residential parking demand for up to 592 spaces with a surplus of at least 33 spaces without TDM measures.

Figure 2: ITE Parking Generation Estimate - Residential Land Use Size Unit1 Rate2 Demand
Studio/1BR 425 du 0.75 319
2BR 178 du 1.5 267
3BR 1 du 2.25 3
4BR 1 du 3 3
Total 605 du 0.98 592
Source: ITE Parking Generation Manual, 5th Edition; Multi-Family Mid-Rise Residential (ITE Code 221) in a General Urban/Suburban setting with no nearby rail transit (greater than 0.5 miles).

Notes:

1. du = dwelling unit

2. Occupied parking spaces per dwelling unit
CHS also estimated the parking demand for the proposed project’s non-residential land uses, including ground-level retail, public community space, and public park. For the proposed project’s 5,000 square feet of ground-level retail, CHS used the Shopping Center land use (ITE Code 820) in a General Urban / Suburban setting. This land use generates an average parking demand for 1.95 spaces per 1,000 square feet of occupied floor area on weekdays and 2.91 spaces per 1,000 square feet of occupied floor area on weekends. For the proposed project’s 2,500 square feet of public community space, CHS used the Recreational Community Center land use (ITE Code 495) in a General Urban / Suburban setting. This land use generates an average parking demand for 2.07 spaces per 1,000 square feet of occupied floor area on weekdays and 4.00 spaces per 1,000 square feet of occupied floor area on weekends. For the proposed project’s 9,200 square foot (0.21acre) public park, CHS used the Public Park land use (ITE Code 411) in a General Urban / Suburban setting. This land use generates an average parking demand for 0.47 spaces per acre on weekdays and 1.21 spaces per acre on weekends. Note that CHS conservatively excluded potential internal trip capture reductions from project residents who are expected to use the non-residential land uses onsite and thus do not require additional parking. Additionally, the land use designations chosen to represent the Project’s nonresidential land uses are approximate and generally represent a conservatively high estimate. The project applicant expects many users will walk or bike to the non-residential land uses.

Figure 3 shows the proposed project’s non-residential uses would generate peak parking demand for up to 26 spaces on a typical weekend day, including 15 spaces for retail, 10 spaces forthe public community center, and up to one space for the public park. Therefore, the project’s non-residential parking demand for up to 26 spaces would be accommodated by the 52 existing on-street parking spaces along the project frontages.

Furthermore, the proposed project’s residential and non-residential land uses are complimentary in terms of parking, as the non-residential parking demand peaks during the midday period when residential parking demand is lowest.

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June 2022
Figure 3: ITE Parking Generation Estimate – Non-Residential Land Use Size Unit Weekday Weekend
Rate1 Demand Rate1 Demand
Retail 5,000 square feet 1.95 10 2.91 15
Public Community Space 2,500 square feet 2.07 5 4.00 10 Public Park 0.21 acres 0.47 1 1.21 1
Total - 16 - 26
Source: ITE Parking Generation Manual, 5th Edition; Shopping Center (ITE Code 820) in a General Urban/Suburban setting.

Notes:

1. Occupied parking spaces per 1,000 square feet of occupied floor area or per acre

3.2 TDM PARKING DEMAND REDUCTIONS
To evaluate the effectiveness of TDM measures to reduce parking demand, CHS used the CAPCOA report, Quantifying Greenhouse Gas Mitigation Measures to estimate the potential parking demand reductions resulting from the proposed project’s TDM plan. The CAPCOA report establishes maximum reduction caps for development projects based on their place type, including urban (75 percent), compact infill (40 percent), suburban center (20 percent), and suburban (15 percent) place types. The proposed project’s location as defined by CAPCOA would be suburban center, as it is located approximately 20 miles or more from a regional central business district, has two-story typical building heights, a typical street grid pattern, somewhat constrained on-street parking, low parking pricing (if priced at all), and busservice with 30-minute headways. Therefore, the proposed project would have a maximum reduction cap of 20 percent due to its suburban center setting.

The CAPCOA methodology also groups TDM strategies into four categories that have their own individual maximum reduction cap, including Land Use / Location (10 percent), Neighborhood / Site Enhancement (5 percent), Parking Policy / Pricing (20 percent), and Commute Trip Reduction (CTR) strategies (15 percent).

Despite each of the subcategory maximum reduction caps adding up to a 50 percent reduction, the 20 percent global reduction cap for suburban center applies. Therefore, the proposed project would not benefit from additional TDM measures after reaching the 20 percent global cap. Figure 4 shows the proposed project’s TDM plan is expected to reduce VMT and parking demand by up to 20 percent based on CAPCOA methodology.

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June 2022
Figure 4: CAPCOA TDM Reduction Estimate
TDM Measure / Strategy Reduction
Range
Project
Reduction Description
Land Use / Location
Density 0.8-30% 30% 175 units / acre (7.6 units / acre Suburban avg.) Diversity 6.7-20% 1% 97% Residential, 1% Retail, & 2% Public Park Transit Accessibility 0.5-25.5% 1% 2.2 miles to rail transit stop Land Use / Location Subtotal 0-10% 10%
Neighborhood / Site Enhancements
Pedestrian Network
Improvements 0-2% 2% Project provides pedestrian improvements onsite and connecting off-site Carshare Subsidy / Program 0-1% 1% Carshare membership subsidy and 2 onsite carshare vehicles
Neighborhood / Site
Enhancement Subtotal 0-5% 3%
Parking Policy / Pricing
Unbundled Parking Costs 0-13% 6% $50 / month / space
Parking Policy / Pricing Subtotal 0-20% 6%
Commute Trip Reduction (CTR) Programs
Required CTR Program 4.2-21% 21%
TDM Coordinator, TMA, bicycle facilities,
commute assistance and ridematching, onsite
amenities
Transit Fare Subsidy 0-20% 2% $50 transit fare subsidy to low-income residents (26%)
CTR Marketing 0.8-4% 4%
TDM orientation, education or materials,
distribution of transit, wayfinding, and other
TDM information
Land Use / Location Subtotal 0-15% 15%
TDM Program Total 0-20% 20%
Source: California Air Pollution Control Officers Association (CAPCOA) August 2010 report, Quantifying Greenhouse Gas Mitigation Measures – A Resource for Local Government to Assess Emission Reductions from Greenhouse Gas Mitigation Measures; CHS Consulting Group, 2022.

As shown in Figure 4, the proposed project’s Land Use / Location strategies are expected to reduce demand by a combined 10 percent, Neighborhood / Site Enhancement strategies are expected to reduce demand by a combined two percent, Parking Policy / Pricing strategies are expected to reduce demand by up to six percent, and CTR strategies are expected to reduce demand by up to 15 percent. However, due to the crosscategory and global maximum caps, the proposed project is expected to reduce demand by 20 percent.

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Parking and TDM Memorandum
June 2022
Figure 5 compares the results of the ITE and CAPCOA parking demand and reduction estimates to the GreenTRIP results from Figure 1. The GreenTRIP Connect tool estimates the parking demand for the proposed project without TDM would be 1.03 spaces per unit, which is 0.05 spaces per unit or five percent higher than ITE estimates. GreenTRIP estimates the project’s TDM measures would reduce parking demand by 20 percent to 0.89 spaces per unit. Whereas ITE estimates the parking demand for the proposed project without TDM would be 0.98 spaces per unit and with TDM measures would reduce parking demand by 20 percent to 0.78 spaces per unit. Therefore, the GreenTRIP estimate is well within range of the ITE and CAPCOA results with both estimating the proposed project’s TDM plan would reduce parking demand by 20 percent.

Figure 5: Parking Demand Reduction Estimate Comparison
Scenario
Parking Demand per Unit
GreenTRIP ITE/CAPCOA
Project no TDM 1.03 0.981
Project with TDM 0.89 0.78
TDM Reduction (%) -20% -20%2
Notes:

1. Based on ITE Parking Generation Estimate from Figure 2

2. CAPCOA methodology sets maximum reduction cap at 20% for projects in suburban settings due to limited access to transit and other alternative modes (e.g., walking, biking, etc.) Figure 7 shows the estimated parking demand with TDM from both the GreenTRIP and ITE / CAPCOA methodologies, which shows the proposed project’s 625 residential parking spaces would accommodate peak demand with a surplus of between 87 and 153 spaces.

Figure 6: Project Residential Parking Demand with TDM Reductions Land Use Size Unit
GreenTRIP ITE / CAPCOA
Rate Demand Rate Demand
Residential 605 du 0.89 538 0.78 472
Proposed Residential Parking Supply 625
Surplus / (Deficit) 87 153
Source: CHS Consulting Group, 2022

4.0 CONCLUSIONS
Based on the results of the peer review, CHS concurs that the anticipated parking demand of the proposed project uses is lower than the parking supply proposed by the project. The GreenTRIP parking demand estimate without TDM measures is within five percent of the ITE parking demand estimate. Additionally, the 20 percent reduction in parking demand estimated by GreenTRIP from proposed TDM measures is identical to the estimate CHS calculated using CAPCOA methodology.

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Parking and TDM Memorandum
June 2022

5.0 ABOUT CHS CONSULTING GROUP
CHS Consulting Group is a Northern California-based multimodal transportation planning and engineering firm that offers more than 20 years’ experience in parking studies, ranging from supply and demand analyses, shared parking, and demand management strategies to revenue and cost effectiveness analyses and concept design. We work with both public agencies and private developers to develop strategies for future development projects, as well as the community’s sustainability and access goals. Understanding the true demand for parking is key to creating more livable communities, achieving reductions in VMT, and ultimately addressing California’s ongoing housing crisis. Our Parking Principal and Proposed Project Manager, Terri O’Connor, offers a broad range of experience in working with local communities such as the Cities of Berkeley and Napa and the Town of Windsor to understand the impact of their current parking regulations and help them draft new ones. She also understands the complexities in planning for transit oriented developments, and her extensive experience in working on regional parking policy development for MTC gives her a wellrounded background in supporting smart growth and pricing mechanisms to support the success of downtown areas and encourage the use of alternative modes of transportation.

The CHS team has a broad range of experience with parking analysis, surveys, and operations, as well as extensive work on parking management and development projects in downtown areas. Key personnel include
Terri O’Connor, Principal Planner, and Parking and TDM Sector Lead Terri has 20 years of experience as a transportation planner in California and the western United States. Her consulting work emphasizes a community-based consensus-building process to develop guiding principles, which are used to steer the development of future parking and TDM plans. She has worked in urban, suburban, small-town, and college town communities, for affordable housing and market-rate developers, as well as public agencies and private employers.

Parking Management Plans & Studies
Terri has worked with many jurisdictions in California on the comprehensive soup to nuts development of parking management plans as well as focused studies including the development of guiding principles, stakeholder engagement strategy, data collection and analysis, strategy development/ recommendations, and implementation plans, which have included demand models, demand management and parking requirement strategies, operational and parking technology, and financial assessments. • Most recently Terri has provided curb management strategies for the Town of Windsor in advance of the SMART rail service to their downtown area and is putting the finishing touches on a plan focused on shared parking between Napa’s Downtown and Oxbow District which would also connect the district’s destinations and parking supplies with an eShuttle. • Prior to that, she led the grant-funded goBerkeley demand responsive parking study and Berkeley SmartSPACE Residential shared parking pilot (RSPP); both were data- and engagement-intensive studies.

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Parking Reform Analysis and Curb Management
• Terri recently completed a project with the City of Berkeley to determine how existing off-street parking regulations match actual demand. The study included outreach to and a survey of property managers for multifamily housing developments in the City, socioeconomic analysis, site selection, and parking data collection. The results supported the city’s desire to reduce/eliminate minimum parking requirements for multifamily housing
• Terri is currently leading a CHS team advising Redwood City as they update their Downtown Precise Plan (DTPP), particularly in the area of parking reform and developing and researching state-of-thepractice for communities that retain/use in-lieu fees to foster favorable shared parking arrangements for the public. This work builds off of the Downtown Parking Management plan effort that Terri led for the City in 2013/4.
• Terri is also the parking lead for the Ventura-Cahuenga Boulevard Specific Plan Transportation Project for the LA City Planning Department, where she developed curb management best practices, corridor parking management strategies, and a parking rate strategy based on occupied land use in mixed-use pedestrian-oriented districts.

Transit Oriented Development/Transit Oriented Communities • Terri recently completed a Parking and TDM plan for the Berryessa BART Urban Village for the City of San José. The goal of the plan was to accommodate an aggressively low non-SOV mode split of 35% in support of the Envision San José 2040 General Plan. The plan included a shared parking district, unbundled parking, parking fees, elimination of parking requirements and several TDM measures (secure bike facilities, transit passes, mobility wallet, carpool matching, etc.) and a TMA business plan.
• Terri has also worked extensively with VTA directly in parking policy development for their TODs and on consultant teams for the upcoming Silicon Valley BART Stations (28th Street/LIttle Portugal, Santa Clara, and Downtown San José) in the right-sizing parking strategy and shared mobility district (SMD) concepts.

Gary Hsueh, Principal Planner and CHS Director of Mobility Gary has 19 years of experience as transportation planner. He leads CHS projects in Transportation Demand Management (TDM), transit, and emerging mobility for CHS. He is currently designing and implementing a mode-shift pilot program for SFMTA that was launched in January 2022. The program has gained substantial number of participants than originally planned and is currently gone through mid-term evaluation and program adjustment. He is also the CHS Project Manager for the Marin County TDM Program. This TDM Program involves both program update and annual monitoring and reporting. This TDM Program uses RideAmigo platform to outreach employees and residents in Marin County and also includes a special target for those who are travelling SR 37 to Marin County. Prior to joining CHS, he directed the Federal Transit Administration (FTA) sponsored Mobility On-Demand Sandbox Demonstration project that involved 4 local

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cities and created a software platform featuring real time multi-modal trip planning with commute benefits and integrating it with an existing commute management.

Ben Miller, Lead Transportation Planner Parking/TDM Analyst Ben is a transportation planner with 5 years’ experience in providing multi-modal transportation impact analyses, transit service planning, and parking and transportation demand management programs. He has used his expertise in geographic information systems (GIS) and spatial analysis to develop location-specific shared parking demand models for public agencies and ultimately reduce the need for new public parking facilities. He has also done numerous parking and TDM studies for proposed developments, analyzing nearby parking utilization to demonstrate true parking need and avoid negative impacts on adjacent local business owners and nearby residents.

Ben is currently creating a parking model for the John Muir Health team for the redevelopment and master planning of their Concord medical campus. As part of this effort Ben is reviewing the existing campus TDM program to assess the current effectiveness of TDM measures and provide recommendations to improve effectiveness of each measure and increase overall employee participation.

Ben has also recently helped the City of Napa develop a parking management and mobility strategy based on policy and transportation context and anticipated parking demand in partnership with existing planned efforts in the City’s Downtown and Oxbow neighborhoods. Ben was responsible for developing shared parking models for each neighborhood to analyze the potential impacts of proposed parking management and mobility strategies under existing and future year conditions.

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170 Maiden Lane, Fifth Floor
San Francisco, CA 94108
(415) 392-9688
1617 Clay Street
Oakland, CA 94612
(510) 272-9597
300 South 1st Street
San Jose, CA 95113
(408) 477-2181
801 South Grand Avenue, 11th Floor
Los Angeles, CA 90017
(602) 885-7481
www.chsconsulting.net

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Packet Pg. 283 Attachment: TDM Plan and Parking Analysis (2383 : Woodland Park Euclid Improvements) Woodland Park Apartments
Euclid Improvement Area
East Palo Alto, CA

RELOCATION PLAN
DRAFT – September 6, 2022
Prepared for
Woodland Park Communities
5 Newell Court
East Palo Alto, CA 94303
by
Autotemp
373 4th Street Suite 2A
Oakland, CA 94607
September 2022

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Packet Pg. 284 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) RELOCATION PLAN – WOODLAND PARK APARTMENTS – EUCLID IMPROVEMENT AREA Autotemp Page 2

EXECUTIVE SUMMARY
Sand Hill Property Company (Sand Hill) acquired the Woodland Park Apartments in February 2016. Over time, Sand Hill recognized the need to ultimately redevelop a small percentage of outdated units due to the high level of deferred maintenance.

Prior to and following the pre-application to the City of East Palo Alto, Sand Hill began meetings with the residents of the Euclid Improvement Area along with community stakeholders. Using the Westside Area Plan and feedback from the residents and stakeholders, the community-centered Core Principles were developed. See Section 2(A) below.

Then, further meetings with the residents and stakeholders led to the development and refining of the Relocation Commitments that guide this Relocation Plan. These commitments included the noticing and Replacement Apartment selection process; moving assistance by a licensed and insured professional mover; the right to return to newly constructed apartments; and the commitment to “no displacement”.

The “Optional Tenant Requested Move” program was introduced to the residents in the fall of 2019. It followed the original Relocation Commitments. Twenty-nine households have taken advantage of this program and have moved to “move-in ready” apartments within the Woodland Park Apartments. Pursuant to the original Relocation Commitments, these apartments contain the same number of bedrooms and parking spaces that the household had in their previous apartment. In addition, the household continues to pay the same RentStabilized Rent.

Now, this Relocation Plan is being submitted for approval with the entitlements of the Euclid Improvements. The Plan builds upon the original Relocation Commitments. Moreover, the City of East Palo Alto has requested certain additional commitments, which have been added to this Relocation Plan and memorialized in the UPDATED Relocation Commitments. See Section 3(B) and 3(C).

Each household will have the following housing choice:

Option A: Remain at Woodland Park With Right of Return. We will move your household, at no cost to you, to a Replacement Apartment in the same neighborhood at the same Rent-Stabilized Rent you would otherwise be paying if nothing had happened. (In the unlikely event that no like-sized or larger Replacement Apartment within Woodland Park is made available to you, we will assist you in finding a comparable unit until the Right of Return Apartment is available.) You will have a right of return into a brand-new right of return unit, at the same Rent-Stabilized Rent you would otherwise be paying if nothing had happened, in the Euclid Improvements when they have been constructed. This includes the moving benefit described below. If you return to a Right of Return Apartment, you will receive an Anti9.1.k Packet Pg. 285 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) RELOCATION PLAN – WOODLAND PARK APARTMENTS – EUCLID IMPROVEMENT AREA Autotemp Page 3
Displacement Incentive.

Option B: Move Elsewhere With Right of Return. You may choose to leave Woodland Park and move into different housing that you find for yourself. You will have a right of return into a brand-new right of return unit, and at the same Rent-Stabilized Rent you would otherwise be paying if nothing had happened, in the Euclid Improvements when they have been constructed. This includes the moving benefit described below.

Option C: Move Elsewhere, Waive Right of Return, Receive Relocation Payment. You may choose to leave Woodland Park, give up your right of return into a brandnew right of return unit in the Euclid Improvements and instead receive a Relocation Payment.

The payment will be provided to tenants who are required to move as a result of the Euclid Improvements and will be calculated in accordance with Municipal Code section 14.08.060(A) for each adult and emancipated minor. The base Relocation Payment for a tenant with less than two years of occupancy is $9,910.82. The base Relocation Payment for a tenant with two or more years of occupancy is $13,214.42. A tenant’s total Relocation Payment may also include one or more Qualified Tenant Benefits. A tenant who is Low Income, Disabled, Elderly, Dependent, or Terminally Ill would receive a Qualified Tenant Benefit of $3,303.61 for each additional payment category that applies to the tenant receiving the Relocation Payment.

These amounts reflect the 2021 amount. The actual amounts will be adjusted by the Consumer Price Index for the year prior to the payment date. This includes a moving benefit described below.

Each household, regardless of the housing option chosen, will also have the following moving benefit choice:

Choice 1: Woodland Park will pay for and arrange your moves within East Palo Alto. The services of a licensed mover will be provided at no cost to you. The licensed mover will be insured and will use its own boxes to pack and move all of your belongings.

Choice 2: You arrange for and pay a mover. Woodland Park will reimburse your actual moving costs up to the amount of $3,303.61 when you provide receipts for the moving expense. (This reflects the 2021 amount; the actual amount will be adjusted by the Consumer Price Index).

Choice 3: You move yourself. Woodland Park will provide a Moving Assistance Payment of $1,982.16. (This reflects the 2021 amount; the actual amount will be adjusted by the Consumer Price Index).

After approval of the Relocation Plan, the relocation process will follow at the appropriate time and phasing as indicated in this Plan.

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TABLE OF CONTENTS
l. Introduction (pg 5)
A. The Project (pg 5)
B. The Developer (pg 8)
C. The Relocation Consultant (pg 8)
ll. Applicable Principles and Policies (pg 8)
A. Community-Centered Core Principles (pg 9)
B. Westside Area Plan Guiding Principles (pg 10)
lll. Updated Relocation Commitments and Plan (pg. 12)
A. Defined Terms (pg 12)
B. Original Relocation Commitments (pg 14)
C. Updated Relocation Commitments (pg 16)
D. Commitment to Collaboration (pg 25)
E. Relocation Assistance Program (pg 26)
F. Replacement Housing Resources (pg 26)
G. Phasing (pg 26)
H. Program Assurances and Standards (pg 27)
I. Remedies (pg 27)
J. Projected Dates of Implementation (pg 28)
Attachments
Attachment 1: Sample Draft Communications with Affected Tenants • Notice of Relocation Plan Approval
• Notice of Termination of Tenancy
• Tenant Choice and Replacement Apartment Notice
• Reminder Notice: Tenant Choice
• Letter to Tenant Regarding Replacement Apartment Selection • Final Letter to Tenant Assigning Replacement Apartment • Replacement Apartment Lease Addendum
• Letter to Rent Stabilization Program Regarding Change in Tenancy (Replacement Apartment)
• Letter Regarding Relocation Payment
• Letter to Rent Stabilization Program Regarding Final Relocation Payment • Notice of Right of Return
• Right of Return Choice Form
• Reminder Notice: Right of Return Choice
• Right of Return Lease Addendum
• Letter to Rent Stabilization Program Regarding Change in Tenancy (Right of Return) • Notice of Anti-Displacement Incentive
Attachment 2: Example Flowchart
Attachment 3: City-Calculated CPI Annual Adjustments to Relocation Benefit Amounts

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I. INTRODUCTION
This Relocation Plan sets forth UPDATED Relocation Commitments from Sand Hill Property Company, in accordance with direction from the City of East Palo Alto, that will apply to any mandatory relocation activities necessary to implement the Euclid Improvements. The Plan also articulates several related benefits and processes that will apply to those relocation activities.

This Plan sets forth policies and procedures necessary to relocate households respectfully and efficiently in accordance with input received from the community and to conform to ordinances and policies established by the City of East Palo Alto. No mandatory relocation activities will take place prior to the required reviews and approval of this Plan.

A. The Project
The proposed Project area, the Euclid Improvement Area, currently consists of 161 residential units. Sand Hill Property Company (the “Developer”) proposes the demolition of the existing residential structures and their replacement with a unit mix as shown in the following table.

The current buildings are between 50 and over 100 years old and many are at the end of their useful lives, having been built inexpensively to obsolete standards. The Developer has been making incremental improvements, but ultimately, maintenance and small-scale improvements alone won’t be enough to maintain the buildings and the shared spaces at the high quality that the tenants and the community deserve.

With no displacement, the Developer proposes the replacement of aging, outdated structures containing 160 rent-stabilized housing units and one single-family rental dwelling with newly constructed mixed-income buildings containing 605 apartments, 160 of which will be deed restricted rent controlled, replacing the existing units one-for-one as depicted below on the

3.92-acre site.

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The dwelling units which are the subject of this Relocation Program are located in the City of East Palo Alto and County of San Mateo. The subject properties are shown on the current site plan and table, below.

The proposed improvement area includes the following addresses:
2021 Euclid Ave. 2025 Euclid Ave. 2031 Euclid Ave.
2043 Euclid Ave. 2012 Euclid Ave. 2032 Euclid Ave.
2036 Euclid Ave. 2040 Euclid Ave. 2042 Euclid Ave.
2044 Euclid Ave. 2054 Euclid Ave. 501 O’Connor St.
2041 Euclid Ave. (previously known as 420 E. O’Keefe)
2001 Manhattan Ave. 2033 Manhattan Ave.

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As a result of the Project, up to 60 existing households in the Euclid Improvement Area will be transferred to other Woodland Park units or may choose to move offsite, to allow the demolition and reconstruction to occur in an orderly and safe manner. It should be noted that an additional 29 households participated in an early move program (the “Optional Tenant Requested Move” or “OTRM” program), having already relocated to other units within Woodland Park, with a Right to Return. Three of those households subsequently left Woodland Park.

B. The Developer
Sand Hill Property Company was founded in 1988. Today, the Company is recognized as one of the most reputable and successful real estate investment and development companies in the Silicon Valley. Over the past three decades, the company has developed numerous real estate projects.

The Company’s portfolio includes apartments, shopping centers, mixed-usecommunities, office complexes, and hotels. Sand Hill handles all aspects of the investment and development process, including acquisition/disposition, financing, planning/government entitlement, design, construction, leasing, and property management.

Sand Hill Property Company’s accomplishment is attributed to its corporate philosophy that honesty and integrity are indispensable traits of a successful business. The Company has been responsible for significant development in manyof Silicon Valley’s communities and has earned the trust of the region’s municipal governments, as well as its tenants.

Woodland Park Communities, an affiliate of Sand Hill Property Company, previously acquired over 1,800 units of multifamily apartments in East Palo Alto and proposes to redevelop a small fraction of the Woodland Park Apartments in the Euclid Improvement Area (the “Project”).

C. Relocation Consultant
Autotemp, an experienced acquisition and relocation firm, has been selected to prepare this Relocation Plan (‘Plan’), and will provide all support to households and property management in its implementation. Autotemp has significant experience planning and implementing for residential relocation throughout California, including in East Palo Alto. Autotemp regularly works in residential communities comprised of rent-controlled apartments as well as incomerestricted affordable housing. Autotemp has bilingual staff.

II. APPLICABLE PRINCIPLES AND POLICIES
This Plan has been developed to align with the applicable principles, policies, and law. The

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following sections detail the community-centered core principles and West Side Area Plan policies. The Relocation Plan also complies with applicable laws. In response to City comments, Woodland Park has provided an analysis of such compliance under separate cover.

A. Community-Centered Core Principles
For over three years, the Developer has worked closely with the tenants, neighbors, community groups, city staff, and local officials to get to know the neighborhood and the community. The knowledge gained from their experiences and interactions, as well as the Westside Area Plan, has led to the establishment of the following five “Core Principles” to guide the development:

1. No Displacement: All existing tenants will always be able to stay at Woodland Park, and can return to newly constructed Replacement Apartments at their same RentStabilized Rents.

2. Preserve Housing Affordability and Stability: Despite state law which says that new buildings cannot have rent control, the Developer will voluntarily deed-restrict 26% of the total units to be rent controlled, replacing all existing rent-controlled units onefor-one, to preserve the Rent Stabilization Program, ensure housing stability for future tenants, and lock-in the below market rents of existing tenants.

3. Community Informed Plans: The Developer values community input and creates and seeks opportunities to engage with tenants and the community. Prior to submitting a formal application, more than 17 community and tenant meetings were held regarding this proposal, and many small group and one-on-one conversations. This is a community-informed application, and the Developer will continue to seek and respond to input and feedback.

4. Better Parking and Mobility: The plans include better parking and mobility options, including significantly more parking and a new bus stop, and improved options for walking, biking, and transit wherever possible. The Developer will have a Transportation Demand Management (TDM) plan.

5. Safer, Healthier Buildings: The buildings at Woodland Park are between 50 and over 100 years old, and many are at the end of their useful lives. They were built inexpensively to old standards, and were not always cared for by previous owners.

The Developer will create safer, healthier buildings that meet or exceed modern seismic and other life safety standards.

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B. Westside Area Plan Guiding Principles
The Euclid Improvements implement the City’s vision. The East Palo Alto General Plan articulates community goals for the Westside, including 14 Guiding Principles. The Developer strongly supports these goals that the City developed through years of community input and analysis. The Developer also recognizes its duty as a major housing provider on the Westside to carefully implement the City’s objectives. Their proposal and this Plan comply with the Guiding Principles, as described below.

1. Avoid Displacement: All existing tenants will always be able to stay at Woodland Park, and can return to newly-constructed Replacement Apartments at their same Rent-Stabilized Rents. The Developer has the capacity to re-house affected tenants within the neighborhood and to enable these tenants to return to newly constructed, highquality housing at their Rent-Stabilized Rents. This right of return and one-for-one replacement of rent-stabilized units protects existing tenants and maintains a viable Rent Stabilization Program.

2. Ensure Community Driven Process: The Developer has established a strong track record of engaging with the community and will continue to do so to refine the plans and proceed through the City’s review process. Plans will be developed with significant input from tenants and the community at large.

3. On-Going Community Participation: The Developer will maintain and strengthen dialogue with the community through ongoing community dinners, special events, smaller gatherings, and partnerships with local community groups. This approach will ensure that the community is represented, consulted, and respected in the planning process.

4. Provide Affordable Housing: All rent-stabilized units will be replaced one-forone in new construction and there will be no net loss of affordable housing or housing in general. The Developer is committed to ensuring replacement housing for current tenants at Rent-Stabilized Rents, and helping to maintain a viable Rent Stabilization Program in East Palo Alto.

5. Maintain Diversity: The Westside’s greatest assets are its diversity and community. By ensuring tenants can stay in the neighborhood at their Rent-Stabilized Rents, the Developer can help preserve neighborhood diversity and community character.

Additionally, to accommodate a diverse range of tenants, the proposal offers a range of unit types, including studios, one-bedroom, two-bedrooms, three-bedrooms, and fourbedrooms.

6. Promote Home Ownership: The Developer provides rental housing, rather than ownership housing, and will continue to do so in the future. They support home ownership, but do not foresee an ownership proposal as part of the Euclid Improvements.

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7. Improve Housing Quality: The Developer works hard to improve housing quality through comprehensive maintenance of existing buildings. Some structures, however, are reaching the end of their useful lives. Maintenance activities can no longer effectively or efficiently improve the housing quality. All new buildings constructed will be safer, healthier buildings that meet or exceed modern seismic and other life safety standards. They intend to pursue Leadership in Energy and Environmental Design (LEED) certification, or equivalent, to create green buildings that are healthier for tenants and more energy efficient to reduce tenants’ utility costs.

8. Maintain Diversity of Housing Types and Unit Sizes: Woodland Park is comprised of various unit types and sizes including studio, one, two, three, and fourbedroom units, with some in townhouse and flexible configurations. The Euclid Improvements will maintain a diversity of unit sizes by replacing existing unit types on a one-for-one basis, and providing a diversity of unit sizes in the new additional units.

9. Connect the Westside to the City and Region: The Developer is committed to improving mobility for tenants by increasing pedestrian, bicycle, and transit access, including to the SamTrans, Caltrain, and VTA systems. Additionally, the Highway 101 pedestrian and bicycle overcrossing anchors into the Woodland Park community. The Developer intends to make property-level improvements across the neighborhood to improve pedestrian and bicycle experiences and create a welcoming environment.

10. Address Infrastructure Needs: The proposal offers the opportunity to improve the streetscape and upgrade water, sewer, and other utilities systems. The Developer looks forward to future discussions with the City, utility providers, and community stakeholders regarding opportunities to address infrastructure deficiencies.

11. Ensure New Development Pays its Fair Share: The Developer agrees it’s important to pay their fair share, and that’s why they are ensuring tenant housing stability through the No Displacement commitment. This is the foundation of their commitment to the community. It involves significant expense and far exceeds any other private project in the region. They will discuss with the City and local stakeholders additional ways to ensure the proposal contributes positively to East Palo Alto, including substantially increased property taxes, new sales tax from the retail space, and a percentage of gross residential receipts from the Measure O taxes.

12. Provide Diverse Parks, Community Facilities, and Shopping for All Residents: the plans include an open, publicly accessible park on O’Connor Street between Euclid and Manhattan that will be accessible to all for recreation, relaxation, and social events. The proposal includes amenities like flexspace for neighborhood-serving retail that will offer shopping within walking distance for tenants and neighbors, and create a focal point for the community, adjacent to the new park. This will facilitate a high-quality pedestrian

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environment.

13. Improve Public Safety: The Developer consistently looks for ways to improve public safety and security. The Developer already has improved exterior lighting as a part of the maintenance program. New construction offers the opportunity to integrate state-ofthe-art public safety and lighting concepts into building design. New construction also allows seismic and life-safety upgrades not possible with simple renovation alone. Finally, new buildings with stoops and front doors facing the street combine with improved streetscapes to create a safer public realm and safer bicycle and pedestrian networks.

14. Beautify the Westside: The Developer is focused on enhancing the physical environment in the neighborhood. Their high-quality design will include beautiful new buildings, street trees, streetscape, parks, and landscaping that reflects careful attention to the public realm. The design will improve the quality and aesthetic appeal of the site with high quality architecture, materials, and pedestrian-oriented facades, while remaining rooted in the existing community character.

III. Updated Relocation Commitments and Plan
Understanding that No Displacement and relocation planning would be of central importance to the affected tenants and the community, Woodland Park began planning for relocation and housing stability very early. Woodland Park met with the affected tenants, the broader community, and local organizations to develop, discuss, and revise the original Relocation Commitments. These were finalized before the application was even submitted. The Developer anticipated that these original Relocation Commitments would form the “term sheet” for a more detailed Relocation Plan.

This Relocation Plan includes updated Relocation Commitments that build upon that original “term sheet.” Over the years, the Developer also made presentations to, answered questions from, and received feedback from tenants, the City of East Palo Alto’s Planning Commission, Rent Stabilization Board, and City Council on the commitments.

A. Defined Terms
Anti-Displacement Incentive. An incentive for households to stay at Woodland Park during construction and exercise their right to return to the new building. The incentive will be a $1,000 voucher for housing-related goods from a local business. A household may choose to receive any portion, or all, of the $1,000 incentive as a rent refund of the last month of rent paid on a Replacement Apartment after the tenant has moved into a Right of Return Apartment.

Moving Assistance Payment. A payment made to a household that elects not to be moved by a mover that Woodland Park pays for and arranges. The Moving Assistance Payment will be provided in accordance with Municipal Code section 14.08.060(D). The payment will be either (a) the actual moving costs up to the amount of $3,303.61 upon the provision of receipts or (b) a “fixed

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fee” of $1,982.16. These amounts reflect the 2021 amounts, as shown in the table in Attachment

3. The actual amounts will be adjusted by the Consumer Price Index for the year prior to the payment date.

Off-Site move. A move out of a Woodland Park apartment, arranged by tenant, other than a move to a Replacement Apartment or to a Right of Return Apartment.

Original Apartment. A tenant’s rental unit in the Euclid Improvement Area as of December 2018.

Qualified Tenant. A tenant who satisfies any of the following criteria:
"Low-Income Tenants" means persons and families whose income does not exceed the qualifying limits for lower income families as established and amended from time to time pursuant to Section 8 of the United States Housing Act of 1937, or as otherwise defined in Health & Safety Code Section 50079.5. The city shall maintain and provide to owners and tenants information concerning current income levels which qualify tenants as "LowIncome" under this section. "Disabled" means a person with a disability, as defined in Section 12955.3 of the California Government Code.
"Elderly" means a person who is sixty-two (62) years of age or older. "Dependent" means a person less than eighteen (18) years of age residing with and dependent upon a parent or guardian, or any other legal dependent (as determined for federal income tax purposes).
"Terminally Ill" means a person who has a life-threatening disease from which the person will not recover, as certified to by the individual's treating physician.

Qualified Tenant Benefit. An additional component of a Relocation Payment for a tenant who is a Qualified Tenant. The benefit is $3,303.61 for each additional payment category that applies to a tenant receiving a Relocation Payment. This amount reflects the 2021 amount, as shown in the table in Attachment 3. The actual amount will be adjusted by the Consumer Price Index for the year prior to the payment date.

Relocation Payment. A payment made to a household that selects Option C. The payment will be provided to tenants who are required to move as a result of the Euclid Improvements and will be calculated in accordance with Municipal Code section 14.08.060(A) for each adult and emancipated minor. The base Relocation Payment for a tenant with less than two years of occupancy is $9,910.82. The base Relocation Payment for a tenant with two or more years of occupancy is $13,214.42. These amounts reflect the 2021 amount, as shown in the table in

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Attachment 3. The actual amounts will be adjusted by the Consumer Price Index for the year prior to the payment date. A tenant’s total Relocation Payment may also include one or more Qualified Tenant Benefits, as defined above.

Rent-Stabilized Rent. The maximum allowable rent for the existing tenants for the Original Apartment. This is the original rent for the Original Apartment plus all intervening Annual General Adjustments (AGAs) pursuant to the City’s Rent Stabilization Ordinance. The intention is for the tenant to continue to pay the same rent as they would have paid for the Original Apartment if nothing had happened.

Replacement Apartment. An existing, move-in condition Woodland Park apartment outside of the Euclid Improvement Area. Replacement Apartments have the same number of bedrooms and comparable square footage as a tenant’s Original Apartment. Comparable square footage means within +/-5% of the square footage of the Original Apartment. Replacement Apartments have the same number of parking spaces and the same housing services as a tenant’s lease specifies for the Original Apartment. If the Replacement Apartment is larger than the Original Apartment, square footage for the Right of Return Apartment will be based upon the square footage of the Original Apartment.

Right of Return Apartment. A newly-constructed apartment in the Euclid Improvement Area.

Right of Return Apartments have the same number of bedrooms and comparable square footage as a tenant’s Original Apartment. Comparable square footage means within +/-5% of the existing square footage of the Original Apartment. Right of Return Apartments have the same number of parking spaces and the same housing services as a tenant’s lease specifies for the Original Apartment.

B. Original Relocation Commitments
Prior to submitting its development application, the Developer made certain Relocation Commitments to the Euclid Improvement Area tenants. These Relocation Commitments were developed over a 12-month process in collaboration with affected tenant and community stakeholders. It represented Woodland Park’s original relocation promises to affected tenants.

Woodland Park circulated the Relocation Commitments in English and Spanish. A copy of this document has been provided under separate cover to affected tenants.

The following table summarizes what Woodland Park heard and what they changed or did in response to what they learned from the community through the community-informed process.

What We Heard What We Changed in Response

1. Requests to “reflect back”
what was heard and
This table reflects the comments received from the
community and summarizes the changes made in the
Relocation Commitments in response to that feedback.

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What We Heard What We Changed in Response
indicate what was changed
in response.

2. Requests that the
Relocation Commitments
be in writing.

The Draft Relocation Commitments were circulated in
writing and distributed by hand delivery and mail to
affected residents, as well as in person at meetings,
information booths, and community meetings. The final
Relocation Commitments were distributed in writing.

3. Requests that the
Relocation Commitments
be signed.

The Relocation Commitments are signed by Mike Kramer,
the authorized signatory for Woodland Park.

4. There were too many
separate requirements.

Requirements were streamlined to be clearer and more
straightforward.

5. Concern that tenants have
an opportunity to fix any
problems with their
tenancies so that they can
exercise their right of return
Added the expectation that all affected tenants will be eligible for a right of return and re-articulated our goal of No Displacement.

Added a commitment to collaborate with affected tenants and other community stakeholders toward achieving this
goal of No Displacement.

Added a commitment to give tenants an opportunity to fix any problems so that they can exercise their right of
return.

6. Some affected tenants want
to move as soon as
possible and other
community stakeholders are
concerned about the early
move process
The Euclid Improvements will require approval from the
City and we have added this information to the Relocation Commitments. We expect a robust public entitlement
process and commit to working collaboratively with the
community.

We also understand certain affected tenants’ desire to
move sooner rather than later and will accommodate that desire. No one will be required to move into a
Replacement Apartment before the City has approved the
Euclid Improvements.

Added information about the early move process being
optional and at affected tenants’ discretion.

Extended the early move timing to create additional
flexibility for affected tenants.

7. Affected tenants may need
more time to select a
replacement or Right of
Return Apartment.

Doubled the amount of time for affected tenants to select apartments.

8. Confusion about the
condition of the
Replacement Apartments
and Right of Return
Apartments.

Clarified that the Replacement Apartments will be existing apartments in move-in condition and we clarified that Right of Return Apartments will be newly constructed
apartments in brand-new condition.

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What We Heard What We Changed in Response

9. Questions about how long
an individual move would
take.

Specified that most moves will take no more than one day.

10. Tenants may want contact
information for legal
resources.

We work collaboratively with the City of East Palo Alto’s Rent Stabilization Program and community groups,
including community groups that provide legal resources.

We provide tenants with referrals to local resources.

11. Delivery of notices needs to
be careful and trackable to
ensure that tenants receive
information.

We commit to mail and deliver notices. We will conduct
further research about other best practices that will ensure that affected tenants receive the relevant information.

12. Requests that we discuss
the relocation commitments
with tenants outside of the
affected area.

We discussed relocation commitments with Woodland
Park tenants who live outside of the Euclid Improvement Area, as well as with community members, community
groups, the Planning Commission, the Rent Stabilization Board, and the City Council.

C. Updated Relocation Commitments
Since submitting the original application in 2019, the Developer has solicited and received significant feedback on the Euclid Improvement Project, including the Relocation Plan. On November 30, 2021 and February 15, 2022, the City Council held Study Sessions focused on the Relocation Plan. The City of East Palo Alto has requested that this formal Plan update the relocation commitments to include certain additional commitments that will apply to mandatory relocation activities. Woodland Park has agreed to update the relocation commitments.

The following table summarizes what Woodland Park heard from the City Council and what they changed or did in response.

What We Heard What We Changed in Response

1. Resubmit a complete
relocation plan.

This document builds upon the initial Relocation Commitments and provides a more robust explanation and greater detail about the relocation process.

2. Unit size. Clarify that
units will be
comparable in size
both in terms of
number of bedrooms
and in square footage.

Description of units
should include details
regarding parking and
storage spaces in
The Updated Relocation Commitments specify that the units will be comparable in size both in terms of number of
bedrooms and in square footage. Comparable square footage means within +/-5% of the existing square footage. They further explain that the Replacement Apartments and Right of Return apartments (assuming the project is approved as it has been proposed) will contain the same number of parking
spaces and any other housing services (like storage) that are specified in the existing lease. If there are other housing services that are not specified in the lease, we commit to

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What We Heard What We Changed in Response
Right-of-Return Units
and Relocation Units
make a good faith effort to provide the same housing services with the Replacement Apartment.

3. Relocation Payment.

Include the option of a
Relocation Payment
pursuant to Westside
Area Plan Policy 5.11
and Municipal Code
sections 14.02.140(B),
150(E), and 14.08.060.

Added that tenants may choose to receive a Relocation
Payment instead of a right to return and we have provided that this will occur in alignment with the applicable WSAP and Municipal Code requirements.

Specifically, when tenants receive the “Tenant Choice and Replacement Apartment Notice,” the tenant will elect how to proceed. They can choose to either a.) remain at Woodland Park with right of return and decline Relocation Payments; or b.) relocate elsewhere with a right of return and decline Relocation Payments; or c.) relocate elsewhere, waive right of return, and receive Relocation Payments (as defined by the City of East Palo Alto Municipal Code).

The Relocation Plan has been developed in response to the City’s General Plan and Municipal Code. These local policies provide clear and generous benefits to tenants.

4. Remove good standing
requirement and
continuous occupancy
requirement.

Removed the good standing and continuous occupancy
requirements. More particularly, we have added a choice for tenants whereby they may elect an Off-Site Move and reserve their right of return into the new building.

5. Ellis Act Notice and
Relocation Payment
Compliance.

Demonstrate how the
plan will comply with
the tenant notice and
relocation payment
requirements of
Municipal Code 14.08.

The Plan specifies how the notice and relocation payment requirements will be met. It includes draft form notices.

In response to City comments, Woodland Park has provided an analysis of such compliance under separate cover.

6. Incorporate a
comprehensive
disclosure process
We agree that community engagement, disclosure, and
transparency are very important, and we have pursued these goals throughout the relocation planning process. We are providing to the City copies of prior communications that have been sent to Euclid Improvement Area residents. We will continue that work by working from the sample notices
attached to the Relocation Plan, which may be revised
including to implement the Relocation Plan and reflect thencurrent information. The Autotemp staff who would implement the Relocation Plan are Spanish/English bilingual.

7. Provide benefits for
certain former tenants
that may have left the
area due to a possible
fear of displacement.

We have not received information that households moved due to a fear of future displacement. We’ve provided many
communications that were clear that “no displacement” is Woodland Park’s top priority, and we do not believe that households have moved from the Euclid Improvement Area
due to a fear of future displacement.

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What We Heard What We Changed in Response
However, to assuage the Council’s concerns and to further the project’s commitment to no displacement, Woodland Park
agrees to offer a right of return to Euclid Improvement Area households who moved out of the Euclid Improvement Area between the date Woodland Park announced the Euclid
Improvements (December 2018) and date Woodland Park
sent the final, signed relocation commitments to all affected households (October 2019). There are 8 households in this situation. This protects against the possibility that a household that vacated due to incomplete information would be prevented from long-term residency in East Palo Alto.

The rental rate for this right of return unit would be the rate such tenant previously paid during their most recent tenancy at Woodland Park, as modified by the AGAs authorized since the tenant moved out. This is the rent they would be paying if they remained in their prior tenancy.

8. Concern about
incentivizing
households to leave
East Palo Alto.

Woodland Park shares the City’s concern about incentivizing households to leave.

Woodland Park’s original relocation commitments were
designed to protect against displacement and encourage
households to remain in the neighborhood so that
displacement did not occur. Only in response to City Council feedback did Woodland Park offer the option of a Relocation Payment. Woodland Park shares a concern that offering a payment could incentivize a household to leave. Woodland Park does not want to incentivize displacement.

Additionally, Woodland Park has offered to provide an
incentive for households to stay. This would be a benefit for households who choose to stay in Woodland Park during
construction and exercise their right to return to the new building, and it would be a voucher for housing-related goods, from a local business. This could have the effect of
encouraging households to stay in the neighborhood,
supporting a local business, and adding to the local tax base.

The amount of this voucher is expected to be $1,000 per household, to an East Palo Alto-based business, to help families purchase furniture and household goods for their new unit.

We understand the City’s desire to strengthen the AntiDisplacement Incentive. Although the Rent Stabilization Ordinance constrains our ability to temporarily discount new rents, a similar incentive could be realized by partially refunding the last month of rent paid on a Replacement
Apartment after a tenant has moved into a Right of Return Apartment. Therefore, we will provide the option for relocating households to receive any portion, or all, of the $1,000

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What We Heard What We Changed in Response
incentive as a rent refund instead of a voucher for housingrelated goods.

This fixed-amount incentive is fairer to the relocating households than providing a percentage of monthly rent, since some households pay more rent than others and therefore some would arbitrarily receive a larger incentive.

We believe the greatest incentive to stay will be the deep subsidy the current tenants will receive by keeping their same Rent-Stabilized Rents in the right of return unit. On average, based on the current and expected rents in the Fiscal Impact Analysis, a returning household would save over $100,000 in rent over 5 years.

9. A desire to continue
collaboration regarding
rental assistance.

Woodland Park will continue to work with tenants to facilitate access to state and federal programs. Woodland Park
acknowledges that some of its tenants have not made rent payments during the COVID-19 pandemic. Woodland Park
has been, and will continue to, work diligently with the state of California, local non-profits, and the Rent Stabilization Program to apply for all available rental assistance for its tenants. As of March 31, 2022, California’s emergency rental assistance program is no longer accepting new applications. It is unclear exactly which rental assistance programs may be in effect in the future.

Woodland Park is also working closely with, and will continue to reach out to, its existing tenants to make sure that they are aware of all available local, state, and federal rental assistance programs. Woodland Park will continue providing technical assistance to tenants in their applications for rental assistance. Please note that this work is not directly related to the Euclid Improvements or to the Relocation Plan. It is part of Woodland Park’s ongoing management of the Woodland Park Apartments.

City staff have also reviewed and commented on the Relocation Plan. Woodland Park submitted an updated Relocation Plan on January 7, 2022. City staff provided comments and Woodland Park responded to such comments in an updated Relocation Plan dated as of January 14, 2022.

City staff provided several pages of additional detailed comments on January 31, 2022 and Woodland Park responded to those comments by letter on February 2, 2022. Woodland Park resubmitted a draft Relocation Plan on February 2, 2022. City staff provided comments and Woodland Park responded to such comments via letter on February 28, 2022. City staff later provided additional comments and Woodland Park responded to such comments via letter on May 4, 2022. This Relocation Plan includes significant changes in response to staff comments.

The Updated Relocation Commitments are as follows:

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Euclid Improvements – UPDATED Relocation Commitments
Woodland Park’s Promises to You for Any Mandatory Relocation September 2022
Introduction
Woodland Park Communities worked with Improvement Area tenants since late 2018 to create written relocation commitments that come from our conversations with tenants, the City’s Westside Area Plan, and other local laws. With feedback from City Council in 2021 and 2022, these UPDATED Relocation Commitments are included in a detailed Relocation Plan that is going to City Council for approval along with the Euclid Improvements entitlements. These UPDATED Relocation Commitments are the foundation of the plan; they are our promises and guarantees to you during any mandatory relocation activities. They reinforce our commitment to No Displacement.

Eligibility
Woodland Park makes these relocation commitments to you, the tenants within the Euclid Improvement Area, who (a) participated in a tenant-requested move and remain a tenant as of the date of the Euclid Improvement Area entitlements or (b) were tenants as of December 2018 and who occupy unit in the Euclid Improvement area as of the date of the Euclid Improvement Area entitlements. All the commitments apply on a “per apartment” basis.

General Commitments

1.) Tenant choice: Your household will have the choice to either a.) remain at Woodland Park with right of return and decline Relocation Payments; or b.) relocate elsewhere with a right of return and decline Relocation Payments; or c.) relocate elsewhere, waive right of return, and receive Relocation Payments (as defined by the City of East Palo Alto Municipal Code). This choice is to be made within 30 days after we deliver the “Tenant Choice and Replacement Apartment Notice”.

Choice Replacement
Apartment?
Right of Return? Relocation Payment Ability to Change Selection A Yes Yes No Can change to Option B at any
time. Can change to Option C
prior to move into Replacement
Apartment
B No Yes No Can change to Option A or Option
C prior to Off-Site Move
C No No Yes Can change to Option A or Option
B prior to receiving any portion of
Relocation Payment.

2.) Rent level: If you choose a Replacement Apartment or a Right of Return Apartment, you will pay the same Rent-Stabilized Rent you otherwise would if nothing happened – there will be no rent increases (except for Annual General Adjustments). Each tenant will get an apartment with the same number of bedrooms and comparable square feet. Comparable square footage means within +/-5% of the existing square footage. Each tenant’s original security deposit amount will remain the same and be transferred to the new apartment.

Everyone currently pays for utilities and will continue to pay for utilities. In the event a tenant’s utility bill increased substantially due to a change in utility metering, Woodland Park would work with the tenant to reduce the tenant’s overall monthly costs to a similar level they would have been if nothing happened.

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3.) Moving: You will have the choice between three moving benefits. a. Choice 1: Woodland Park will pay for and arrange your moves within East Palo Alto. The services of a licensed mover will be provided at no cost to you. The licensed mover will be insured and will use its own boxes to pack and move all of your belongings. b. Choice 2: You arrange for and pay a mover. Woodland Park will reimburse your actual moving costs up to the amount of $3,303.61 when you provide receipts for the moving expense. (This reflects the 2021 amount; the actual amount will be adjusted by the Consumer Price Index). c. Choice 3: You move yourself. Woodland Park will provide a Moving Assistance Payment of $1,982.16. (This reflects the 2021 amount; the actual amount will be adjusted by the Consumer Price Index).

We will provide dumpsters in which to discard any furniture or other belongings that you no longer need. You will need to transfer any utilities that are in your name and change your address as necessary.

4.) Communications: We will continue to hold meetings and invite affected tenants. We will continue to communicate information by hand-delivering notifications to each apartment. If possible, we may also communicate with tenants via mail, text message, phone and/or email. You will need to provide us with up-todate contact information if you wish to receive text messages, phone messages, or emails.

5.) Collaboration: We will continue to work with affected tenants and community stakeholders to make the relocation process as smooth and convenient as possible, and to achieve our goal of no displacement. We are seeking input and approval from City Council about this Relocation Plan.

Replacement Apartment Commitments. These commitments apply when you are moving out of the apartment in the Euclid Improvement Area to an existing, move-in condition Woodland Park Replacement Apartment.

6.) Timing. You have the choice of a tenant-requested move or a move after project approval. a. Tenant-requested moves. Tenant-requested moves are ongoing and optional and are open to any affected tenant who is interested in moving soon.
b. Moves after project approval. Moves after project approval will occur in phases after the City of East Palo Alto approves the Euclid Improvements, which is anticipated to occur in 2022.

You will decide if you prefer a tenant-requested move or a move after project approval – there is no limit or requirement for a specific number of tenant-requested moves or moves after project approval that we want to achieve or can accommodate.

7.) Replacement apartments: You will receive a Replacement Apartment with the same number of bedrooms and comparable square footage. Comparable square footage means within +/-5% of the existing square footage. (In the unlikely event that no like-sized or larger Replacement Apartment within Woodland Park is made available to you, we will assist you in finding a comparable unit elsewhere in East Palo Alto until the Right of Return Apartment is available.) The Replacement Apartments will be in move-in condition. Replacement Apartments will be offered on a first-come, first-served basis throughout the Woodland Park neighborhood.

Although we can guarantee an apartment with the same number of bedrooms and comparable square footage, we cannot guarantee the availability of any particular apartment or location. You will have the same number of parking spaces and the same housing services associated with the Replacement Apartment as you currently have

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under your existing lease. If any other housing services are not specified in your lease, we will make a good faith effort to provide the same housing services with the Replacement Apartment. In the unlikely event that there is no available Replacement Apartment with the same number of bedrooms and comparable square footage or larger, within the Woodland Park apartments, Woodland Park would assist you to find an off-site apartment elsewhere in East Palo Alto with the same number of bedrooms and comparable square footage and would pay any difference in rent between your Rent-Stabilized Rent and the off-site apartment rent, until a Right of Return Apartment is available for you.

8.) Replacement Apartment selection steps:
a. Step 1: Notice. The Management Office delivers a “Tenant Choice and Replacement Apartment Notice” including a preference letter that you will complete and map of the Woodland Park neighborhood. b. Step 2: Submission and Processing. You submit the completed preference letter to the Management Office, signed by all tenants on the lease, following the instructions on the Notice. Once completed, the Management Office provides you with a time and date stamped copy of the submitted letter. Preference letters are processed in the order in which they are received. c. Step 3: Touring. You and Management schedule a tour date on a mutually agreeable date, which may include a weekend day. On the tour date, you will be offered two Replacement Apartment options.

Management will attempt to provide two replacement options in the area of your choice, if available. d. Step 4: Selection. You have one week after the tour to select the Replacement Apartment by signing a new lease. If you do not select an apartment by signing a lease, you will be automatically assigned to a Replacement Apartment at Management’s discretion. The lease will have the same key lease terms, including the same number of bedrooms, same Rent-Stabilized Rent, same security deposit, same number of parking spaces, and same housing services.
e. Step 5: Moving. You and Management schedule the move date into the Replacement Apartment. You are prepared for and move on the scheduled date with the moving benefits you have chosen. If you have chosen a moving benefit payment, you will receive that payment after the completed move and submission of receipts, if required. Most moves will take no more than one day.

Right of Return Commitments. These commitments apply when you are exercising your right of return to the Euclid Improvement Area. You are not required to exercise your right of return; you can permanently stay in your Replacement Apartment.

9.) Right of return requirements: There are three categories of tenants who have a right of return into the Euclid Improvement Area after the Euclid Improvements are constructed: (i) Tenants who chose Option A and moved into a Replacement Apartment; (ii) Tenants who chose Option B with an Off-Site Move, but who declined a Relocation Payment; and (iii) Tenants who moved out of the Euclid Improvement Area between December 2018 and October 2019. Tenants who chose Option C to receive a Relocation Payment do not have a right of return.

We anticipate that the Euclid Improvements will be complete in 2024. In order to exercise the right of return, you must:
a. Communication. Complete the letter of interest and submit it to the Management Office, following the instructions in the letter. You must select one of the Right of Return Apartments that is offered to you by signing a new lease.
b. Moving. Move on the scheduled move day.

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We commit to work with tenants who have not met one or more of these requirements and to give such tenants an opportunity to fix the problem(s) so they can meet the requirements and exercise their right of return.

10.) Right of Return Apartments: Each tenant with a right of return will be offered a newly-constructed apartment with the same number of bedrooms and comparable square footage. Comparable square footage means within +/-5% of the existing square footage. The new apartments will be in brand-new condition and they will be offered on a first-come, first-served basis within the Euclid Improvement Area. Although we can guarantee an apartment with the same number of bedrooms and comparable square footage, we cannot guarantee the availability of any particular apartment or location. You will have the same number of parking spaces and the same housing services associated with the Right of Return Apartment as you currently have under your existing lease. If any other housing services are not specified in your lease, we will make a good faith effort to provide the same housing services with the Right of Return Apartment.

11.) Right of Return Apartment choice steps:
a. Step 1: Notice. The Management Office delivers a “Right of Return Notice,” which includes a form letter of interest.
b. Step 2: Submission and Processing. You submit a completed letter of interest to the Management Office, signed by all tenants on the lease. Once completed, the Management Office provides you with a time and date stamped copy of the submitted letter. Letters of interest are processed in the order in which they are received. The deadline will be listed in the Right of Return Notice. We expect that the deadline will be about 30 days after the estimated date on which the City of East Palo Alto determines that the new buildings are finished.
c. Step 3: Touring. You and Management schedule a tour date on a mutually agreeable date, which may include a weekend day. On the tour date, you are offered two Right of Return Apartment options. d. Step 4: Selection. You have one week after the tour to select the Right of Return Apartment. You select the Right of Return Apartment by signing a new lease. The lease will have the same key lease terms, including the same number of bedrooms, same Rent-Stabilized Rent, same security deposit, same number of parking spaces, and same housing services. You and Management schedule the move date into the Right of Return Apartment.
e. Step 5: Moving. You are prepared for and move on the scheduled date with the moving benefits you have chosen. If you have chosen a moving benefit payment, you will receive that payment after the move and after submitting receipts, if required. Most moves will take no more than one day. f. Step 6: Anti-displacement Incentive. You receive a $1,000 Anti-Displacement Incentive after completing your move into the Right of Return Apartment.

Relocation Payment Commitments. These commitments apply when you decline a Replacement Apartment and decline a right of return but instead choose a Relocation Payment. You are not required to seek a Relocation Payment. Instead, you may stay in a Woodland Park apartment.

12.) Timing. You have the choice to select a Relocation Payment and move out of the Woodland Park apartments when you receive the “Tenant Choice and Replacement Apartment Notice.”

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13.) Relocation Payment Requirements: Tenants who choose to receive a Relocation Payment must move out of their Woodland Park and they do not have a right of return.

14.) Relocation Payments: Woodland Park will calculate Relocation Payments in accordance with Municipal Code section 14.08.060(A) for each adult and emancipated minor. The calculation will be made based on information in the Tenant’s lease and other relevant and accurate information, including information submitted by the Tenant. The payment will be provided to tenants who are required to move as a result of the Euclid Improvements. In the case of a dispute, Woodland Park would place the disputed amount in an escrow account with the City until the dispute is resolved. The base Relocation Payment for a tenant with less than two years of occupancy is $9,910.82. The base Relocation Payment for a tenant with two or more years of occupancy is $13,214.42. A tenant’s total Relocation Payment may also include one or more Qualified Tenant Benefits. The benefit is $3,303.61 for each additional payment category that applies to a tenant receiving a Relocation Payment. A Qualified Tenant is a tenant who is Low-Income, Disabled, Elderly, Dependent, or Terminally Ill.

These amounts reflect the 2021 amount. The actual amounts will be adjusted by the Consumer Price Index for the year prior to the payment date.

15.) Relocation Payment choice steps:
a. Step 1: Notice. The Management Office delivers a “Tenant Choice and Replacement Apartment Notice,” which includes a worksheet requesting Tenant information, including the date you plan to vacate your apartment.
b. Step 2: Submission and Processing. You submit the completed worksheet to the Management Office, signed by all tenants on the lease. Once completed, the Management Office provides you with a time and date stamped copy of the submitted worksheet. Worksheets are processed in the order in which they are received. The deadline will be listed in the Tenant Choice and Replacement Apartment Notice. c. Step 3: Notice of Relocation Payment Amount. Management notifies you of the Relocation Payment amount and you receive 50% of the Relocation Payment 30 days prior to the move. d. Step 4: Moving. You move out of the Woodland Park apartment on the scheduled date with the moving benefits you have chosen. If you have chosen a moving benefit payment, you will receive that payment after the move and after submitting receipts, if required. e. Step 5: Payment. When you return the keys, Woodland Park provides you with the date that the remaining 50% of the Relocation Payment will be provided.

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D. Commitment to Collaboration
The Developer is committed to continuing its policy and practice of robust collaboration with the community during the implementation of the Relocation Plan.

In addition to the numerous meetings that have been held with households and stakeholders, the Developer will ensure the following:

1. Additional resident meetings will be held to promote education and understanding of the relocation program and further refining the Relocation Plan. This will include multiple community meetings to be held both on weekdays and weekends, followed by a staffed information booth on multiple weekend days. This will be followed by additional meetings to be held with each phase grouping, which will also include weekday and weekend meetings and the informational booth.

2. This Plan will be available for households to review in the property management office and online. Additional copies will be available in the property management office. The original Relocation Commitments have been provided to all households in English and Spanish. The Updated Relocation Commitments will be provided to all households in English and Spanish.

3. Full and timely access to documents relevant to the relocation program.

Copies of notices and forms will be available in the Property Management offices and with Autotemp.

4. Provision of technical assistance necessary to interpret elements of the relocation program and other pertinent materials;

5. Maintaining a feedback program, allowing households to provide on-going feedback of the relocation program. The households that participated in the OTRM early move program have been asked to complete a survey to track participant satisfaction and improve customer service. The survey includes 5 categories: “Unit Selection,” “Moving Company,” “Staff Helpfulness,” “Quality of New Unit,” and “Euclid Improvements Communications” with a goal of achieving satisfactory ratings in all categories. Achieving this goal is important to ensure a positive experience for the Euclid Improvements Area tenants. The results were and continue to be used to improve the relocation process.

6. All communications to residents will be translated into Spanish and will be provided to residents in English and Spanish. Woodland Park regularly works on important issues with households whose members cannot speak English. Woodland Park will seek appropriate translation assistance as necessary in communicating with households whose members cannot speak English, including households whose members speak Tongan or Samoan.

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7. All communications will provide contact information for affected tenants to use if they have questions.

8. Woodland Park will continue to work closely with existing tenants to make sure that they are aware of all available local, state, and federal rental assistance program.

Woodland Park will continue providing technical assistance to tenants in their applications for rental assistance. Woodland Park will continue to work diligently with the state of California, local non-profits, and the Rent Stabilization Program to apply for all available rental assistance for its tenants.

E. RELOCATION ASSISTANCE PROGRAM
Bilingual Autotemp staff is available to assist the households with questions regarding relocation and/or assistance in relocating. Relocation staff can be contacted Toll- free at 888.202.9195 from 8:30 a.m. to 6:00 p.m., Monday through Friday and is also available onsite by appointment. Property Management staff can be reached at 650.566.2000. The Property Management offices are located at 5 Newell Court and 2043 Euclid Avenue.

A comprehensive relocation assistance program, with technical and advisory assistance, will be provided to the households being relocated. Close contact will be maintained with each household. The original relocation commitments and implementation process was distributed to the affected tenants in both English and Spanish for those that took advantage of the early move program. The updated Relocation Commitments will be distributed again upon this Plan’s approval, following additional resident and stakeholder meetings along with any revisions.

Sample letters to be provided to the households can be found as attachments in this Plan.

These form communications may be revised, as necessary and reflect then-current information. The draft forms indicate that they would be served on each household by BOTH hand delivery AND registered mail. When each affected household is provided with the Tenant Choice and Replacement Apartment Notice during the phased Tenant Choice process, the notice is accompanied by easy to complete forms and clear directions about how to return the forms to the management office. Autotemp’s experience is that households prefer handdelivery of important documents.

F. REPLACEMENT HOUSING RESOURCES
For the purposes of this Plan, the Developer has made the commitment to maintain sufficient vacancies to accommodate the tenancies that remain in the Euclid Improvement Area.

G. PHASING
The Notice of Relocation Plan Approval would be sent concurrently to all affected households

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on each of the affected properties, after the Relocation Plan has been approved as part of the Euclid Improvement entitlements.

To provide the households an orderly transition to replacement housing while minimizing stress and recognizing the health and safety concerns that may arise during implementation of this Plan, implementation phasing will occur per the follow sequence.

Phase One: 2012, 2021, 2025, 2031, 2032 2040, 2042, 2044, 2054 Euclid, OTRM participants Phase Two: 501 O’Connor and 2033 Manhattan
Phase Three: 2001 Manhattan
Although discouraged, households will be able to request a change in their phase, as long as the desired phase has no more than 25 households in that phase and there is no health and safety concern. The request must be received no later than the deadline to respond to the Tenant Choice and Replacement Housing Notice.

H. PROGRAM ASSURANCES AND STANDARDS
All re-housing services will be provided to ensure that displacement does not result in different, or separate treatment of households based on race, nationality, color, religion, national origin, sex, marital status, familial status, disability or any other basis protected by the federal Fair Housing Amendments Act, the Americans with Disabilities Act, Title VI of the Civil Rights Act of 1964, Title VII of the Civil Rights Actof 1964, Title VIII of the Civil Rights Act of 1968, the California Fair Employment & Housing Act, and the Unruh Act, as well as any otherwise arbitrary, or unlawful discrimination.

I. REMEDIES
Affected tenants may ask for review when there is a complaint regarding any of their rights to relocation and relocation assistance, such as a determination as to eligibility or the failure to provide a comparable replacement housing referral. At any time, every household may contact the City of East Palo Alto for the purpose of asking questions or reviewing their rights under applicable City ordinances. The contact information for Property Management, Autotemp, and the Rent Stabilization Program are as follows:

Property Management:

Woodland Park Apartments
5 Newell Court, East Palo Alto
650-566-2000
[email protected]
Autotemp:

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888-202-9195 and on-site by appointment
[email protected]
East Palo Alto Rent Stabilization Program:
2415 University Avenue, 2nd Floor
East Palo Alto, CA 94303
650-853-3157
650-853-3114
[email protected]
The Developer will provide all households the choice of:
a.) Remain at Woodland Park with right of return and decline Relocation Payments; b.) Relocate elsewhere with a right of return and decline Relocation Payments; or c.) Relocate elsewhere, waive right of return, and receive Relocation Payments.

In the unlikely event that a tenant is non-responsive, refuses to make a choice, or otherwise refuses to participate in the relocation activities as specified within this Plan, the tenancy would terminate at the conclusion of the notice period. Relocation records must be documented to reflect the specific circumstances surrounding the tenancy and failure to respond, choose, or relocate. After complying with the requirements herein, the Developer would have “just cause for eviction” pursuant to the City of East Palo Alto Municipal Code Section 14.04.160. The Developer would put into an escrow account with the City an estimated Relocation Payment for any non-responsive household. The estimated Relocation Payment, minus any expenses accrued due to an unlawful detainer action, would be released to the affected tenant after the conclusion of the unlawful detainer proceedings and return of possession of the unit to the owner. Affected tenants who abandon a unit or who are evicted for just cause other than pursuant to Municipal Code section 14.04.160 (A)(8) or (9) shall have no rights under this Relocation Plan.

J. PROJECTED DATES OF IMPLEMENTATION
This Plan will go into effect after its approval by the City of East Palo Alto. The Optional Tenant Requested Move program will be available up until the Phase One Tenant Choice and Replacement Apartment Notices are delivered. The actual date of implementation and mandatory moves will be at the Developer’s discretion, but no less than 1 year before the start of construction to ensure that there is at least 1 year of notice. This ensures that every household has an adequate and defined 1-year notice period prior to any termination of tenancy.

Affected tenants have received notice of the Euclid Improvement application and will continue to receive updates regarding the application and this Relocation Plan. Affected tenants will receive at a minimum one month to make their tenant choice. They will also receive a

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minimum of one year notice prior to any termination of tenancy. A household may elect to move sooner, including while the Optional Tenant Requested Move program is available.

The following table provides an example of how the relocation process may occur. The exact timing of each step remains subject to change; this is provided for illustration purposes only.

Sample Implementation Schedule
Month(s) Activity
1 Notice of Relocation Plan Approval to all affected tenants after approval
2 (or later at
applicant
discretion)
Phase 1 Tenant Choice Notices (one month for each
household to choose)
• Conduct education and outreach
3 Process Phase 1 Tenant Choice Notices
• Schedule and complete tours of Replacement Apartments • Send letters regarding apartment selection
• Provide leases for Replacement Apartments (one week
for tenants to choose Replacement Apartment and review
and sign lease)
• Calculate Relocation Payments (if any)
• Arrange for moves
4 Complete Phase 1 moves (Replacement Apartments, off site moves, Relocation Payments)
• Pay moving benefits (if any)
5-7 Phase 2 (repeat activities from Phase 1)
8-10 Phase 3 (repeat activities from Phases 1 and 2)
11-12 Complete any unfinished work
13 Notice of Termination of Tenancy has expired
Construction begins

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TABLE OF ATTACHMENTS
Attachment 1: Sample Draft Communications with Affected Tenants • Notice of Relocation Plan Approval
• Notice of Termination of Tenancy
• Tenant Choice and Replacement Apartment Notice
• Reminder Notice: Tenant Choice
• Letter to Tenant Regarding Replacement Apartment Selection • Final Letter to Tenant Assigning Replacement Apartment • Replacement Apartment Lease Addendum
• Letter to Rent Stabilization Program Regarding Change in Tenancy (Replacement Apartment)
• Letter Regarding Relocation Payment
• Letter to Rent Stabilization Program Regarding Final Relocation Payment • Notice of Right of Return
• Right of Return Choice Form
• Reminder Notice: Right of Return Choice
• Right of Return Lease Addendum
• Letter to Rent Stabilization Program Regarding Change in Tenancy (Right of Return) • Notice of Anti-Displacement Incentive
Attachment 2: Example Flowchart
Attachment 3: City-Calculated CPI Annual Adjustments to Relocation Benefit Amounts

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Attachment 1: Sample Draft Communications with Affected Tenants

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Attachment 1: Sample Draft Communications with Affected Tenants

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Packet Pg. 315 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) 5 Newell Court | East Palo Alto, California 94303
www.nodisplacement.com
[Date]
By Hand Delivery and Registered Mail

RE: Euclid Improvement Area
Notice of Approval of Relocation Plan
Dear Improvement Area Tenants,
As you may know from our ongoing community engagement, we are planning the “Euclid Improvements” for the area in where you live. With no displacement, we are proposing to replace the aging, outdated structures with new mixed-income buildings to replace all of the rent-stabilized units with new rent-stabilized units, increase the housing supply, and provide better parking and mobility options. Our plans reflect community-centered benefits inspired by our residents’ input, including a new neighborhood park, new bus stop, community space, and neighborhood-serving retail.

The City of East Palo Alto approved the project on [________________]. Over the course of the next year, the project will be preparing for construction.

As part of the City’s approval of the project, the City Council approved the Relocation Plan. This incorporates our Updated Relocation Commitments. These are our written promises to you to ensure that all existing tenants in the Euclid Improvements area and tenants who participated in the Optional Tenant Requested Move (“OTRM”) program can always stay at Woodland Park. We co-created these commitments through our conversations with you, feedback from the community and its leaders, and guidance from the City’s Westside Area Plan and other local laws. The plan is now finalized. It is available for you to review at [Insert web address] and available in the property management offices.

Under the Relocation Plan, you will have two important choices to make: a housing choice and a moving benefit choice.

Each household will need to select one of the following three housing choices after they receive their Tenant Choice and Replacement Apartment Notice. You can make the housing choice that works best for your household. If you participated in the OTRM, we promised you would have the same rights as tenants who did not. You have already selected choice A, but you will be able to change your mind and select choice B or C.

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Packet Pg. 316 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) [Date]
nodisplacement.com
Option A: Remain at Woodland Park With Right of Return. We will move you, at no cost to you, to a Replacement Apartment in the same neighborhood at the same Rent-Stabilized Rent you would otherwise be paying if nothing had happened. (In the unlikely event that no like-sized or larger Replacement Apartment within Woodland Park is made available to you, we will assist you in finding a comparable unit in East Palo Alto until the Right of Return Apartment is available.) You will have a right of return into a brand-new right of return unit, at the same Rent-Stabilized Rent you would otherwise be paying if nothing had happened, in the Euclid Improvements when they have been constructed. This includes a moving benefit described below.

If you return to a Right of Return Apartment, you will receive an Anti-Displacement Incentive. This is an incentive for households to stay at Woodland Park during construction and exercise their right to return to the new building. The incentive will be a $1,000 voucher for housing-related goods from a local business. A household may choose to receive any portion, or all, of the $1,000 incentive as a rent refund of the last month of rent paid on a Replacement Apartment after the tenant has moved into a Right of Return Apartment.

Option B: Leave Woodland Park With Right of Return. You may choose to leave Woodland Park and move into different housing that you find for yourself. You will have a right of return into a brand-new right of return unit, and at the same Rent-Stabilized Rent you would otherwise be paying if nothing had happened, in the Euclid Improvements when they have been constructed. This includes a moving benefit described below.

Option C: Leave Woodland Park, Waive Right of Return, Receive Relocation Payment. You may choose to leave Woodland Park, give up your right of return into a brand-new right of return unit in the Euclid Improvements and instead receive a Relocation Payment. The payment will be provided to tenants who are required to move as a result of the Euclid Improvements and will be calculated in accordance with Municipal Code section

14.08.060(A) for each adult and emancipated minor. The base Relocation Payment for a tenant with less than two years of occupancy is $9,910.82. The base Relocation Payment for a tenant with two or more years of occupancy is $13,214.42. A tenant’s total Relocation Payment may also include one or more Qualified Tenant Benefits. A tenant who is Low Income, Disabled, Elderly, Dependent, or Terminally Ill would receive a Qualified Tenant Benefit of $3,303.61 for each additional payment category that applies to the tenant receiving the Relocation Payment. These amounts reflect the 2021 amount. The actual amounts will be adjusted by the Consumer Price Index for the year prior to the payment date. This includes a moving benefit described below.

This notice is being provided as early as possible, but you do not need to make a decision until you receive your Tenant Choice and Replacement Apartment Notice. After that, if you do not make a choice,

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Packet Pg. 317 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) [Date]
nodisplacement.com
your tenancy would ultimately be terminated. This packet provides you with at least one year of notice prior to any such termination.

You will also have a choice between three moving benefits:

Choice 1: Woodland Park will pay for and arrange your moves within East Palo Alto. The services of a licensed mover will be provided at no cost to you. The licensed mover will be insured and will use its own boxes to pack and move all of your belongings.

Choice 2: You arrange for and pay a mover. Woodland Park will reimburse your actual moving costs up to the amount of $3,303.61 when you provide receipts for the moving expense. (This reflects the 2021 amount; the actual amount will be adjusted by the Consumer Price Index).

Choice 3: You move yourself. Woodland Park will provide a Moving Assistance Payment of $1,982.16. (This reflects the 2021 amount; the actual amount will be adjusted by the Consumer Price Index).

This letter notifies you that the Relocation Plan has been approved, explains how it will work, and includes the following documents:
• Updated Relocation Commitments
• Notice of Termination of Tenancy
• FAQs
• Euclid Improvements Information Handout
• Invitations for upcoming Information & Input Booth on [XXX] and Tenant Meeting on [XXX] If you have any questions, please contact [XXX].

Sincerely,
Mike Kramer
Woodland Park Communities

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Packet Pg. 318 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements)

NOTICE OF TERMINATION OF TENANCY

NOTICE OF TERMINATION OF TENANCY
TO: ______________________________________, and to all tenants in possession:

YOU WILL PLEASE TAKE NOTICE that your tenancy of the below-described premises is terminated effective one year following the date of service of this notice upon you or on ______________ [insert date], (whichever date is later). You are required to vacate and surrender possession of said premises at the expiration of this termination notice.

SAID PREMISES are described as follows:
_______________________
_______________________
The premises herein are subject to the East Palo Alto Rent Stabilization and Just Cause for Eviction Ordinance (herein referred to as “EPA RSO”). The notice herein has been given in accordance with Section 16(A)(8) of the EPA RSO [also referred to as East Palo Alto Municipal Code Section 14.04.160(A)(8)]. The Owner/Landlord of said premises, ________________, seeks to recover possession to remove the rental unit permanently from rental housing use through demolition as set forth under Section 16(A)(8) of the EPA RSO.

Section 16(A)(8) of the EPA RSO provides grounds for recovery of possession as follows (in pertinent part):
“The landlord, after having obtained all necessary permits from the city, seeks in good faith to recover possession of the rental unit to remove the rental unit permanently from rental housing use through demolition.”
The Landlord seeks to recover possession of the premises as set forth in Section 16(A)(8) in good faith, without ulterior reasons and with honest intent.

YOUR FAILURE to comply with this Notice will result in the immediate institution of legal proceedings against you to recover possession of the premises, together with damages, attorney’s fees (if applicable) and court costs.

YOU HAVE THE LEGAL RIGHT to request an initial inspection of your unit and be present during the inspection. The purpose of this inspection is to allow you the opportunity to correct any deficiencies in the premises in order to avoid deductions from the security deposit.

Please contact a representative of the landlord to request an initial inspection at the following location:
[Insert staff member/contact if applicable]
Woodland Park Apartments
5 Newell Court
DRAFT

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Packet Pg. 319 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements)

NOTICE OF TERMINATION OF TENANCY

East Palo Alto, CA 94303
650-566-2000

State law permits former tenants to reclaim abandoned personal property left at the former address of the tenant, subject to certain conditions. You may or may not be able to reclaim property without incurring additional costs, depending on the cost of storing the property and the length of time before it is reclaimed. In general, these costs will be lower the sooner you contact your former landlord after being notified that property belonging to you was left behind after you moved out.

ADVICE REGARDING THIS NOTICE MAY BE FOUND BY CONTACTING THE EAST PALO ALTO RENT STABILIZATION PROGRAM AT 2415 University Avenue, East Palo Alto, CA, 94303 (650) 853-3114.

YOU MAY DEFEND ANY EVICTION based upon this notice in court. The notice of occupancy rights under the Violence Against Women Act, the Certification form and attachments are attached hereto and served herewith.

YOU MAY DISCUSS THIS NOTICE and the proposed termination with the landlord within ten (10) days of the date of service of this notice upon you. You have the right to request reasonable accommodations of any disability to participate in the discussion.

This notice supersedes all previous termination notices served on you.

Date:___________________ By: ______________________________ Signatory

RIGHT OF TENANTS TO SEEK ADVICE
Information regarding evictions is available from East Palo Alto’s Rent Stabilization Program. The Program is located at: 2415 University Ave., East Palo Alto, CA.

PHONE: 650-853-3114
Website: http://www.cityofepa.org/rentprogram
Tenants seeking advice about their rights and evictions should consult with an attorney.

Some attorneys’ offices in the City provide free legal services to tenants who cannot afford attorney’s fees.

Derecho de los inquilinos a Buscar Consejo
Informacion sobre los desalojos esta disponible en la oficina del Programa de Estabilizacion de Renta, Cuidad de East Palo Alto. El Programa esta ubicado en: 2415 University Ave., East Palo Alto, CA. TELEFONO: 650-853-3114 DRAFT

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Packet Pg. 320 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements)

NOTICE OF TERMINATION OF TENANCY

Sitio web: http://www.cityofepa.org/rentprogram
Los inquilinos que buscan consejo sobre sus derechos y desalojos deben consultar con un abogado. Algunas oficinas de abogados en la Cuidad proveen servicios legales gratuitos a inquilinos que no pueden pagar honorarios de abogados.

DRAFT

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Packet Pg. 321 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements)

NOTICE OF TERMINATION OF TENANCY

Notice of Occupancy Rights Under the Violence Against Women Act To all Residents and Applicants
The Violence Against Women Act (VAWA) provides protections for victims of domestic violence, dating violence, sexual assault, or stalking.1 VAWA protections are not only available to women, but are available equally to all individuals regardless of sex, gender identity, or sexual orientation. The U.S.

Department of Housing and Urban Development (HUD) is the Federal agency that oversees owners and participants in HUD programs to ensure they are in compliance with VAWA. This notice explains your rights under VAWA. A HUD-approved certification form is attached to this notice. You can fill out this form to show that you are or have been a victim of domestic violence, dating violence, sexual assault, or stalking, and that you wish to use your rights under VAWA.

Protections for Applicants
If you otherwise qualify for assistance with respect to Woodland Park Communities, you cannot be denied admission or denied assistance because you are or have been a victim of domestic violence, dating violence, sexual assault, or stalking.

Protections for Residents
If you are receiving assistance under HUD-assisted or HUD-insured programs, or other applicable programs, you may not be denied assistance, terminated from participation, or be evicted from your rental housing because you are or have been a victim of domestic violence, dating violence, sexual assault, or stalking.

Also, if you or an affiliated individual of yours is or has been the victim of domestic violence, dating violence, sexual assault, or stalking by a member of your household or any guest, you may not be denied rental assistance or occupancy rights under HUD-assisted or HUD-insured programs, or other applicable programs, solely on the basis of criminal activity directly relating to that domestic violence, dating violence, sexual assault, or stalking.

Affiliated individual means your spouse, parent, brother, sister, or child, or a person to whom you stand in the place of a parent or guardian (for example, the affiliated individual is in your care, custody, or control); or any individual, tenant, or lawful occupant living in your household.

Housing providers cannot discriminate on the basis of any protected characteristic, including race, color, national origin, religion, sex, familial status, disability, or age. Housing must be made available to all otherwise eligible individuals regardless of actual or perceived sexual orientation, gender identity, or marital status.

Removing the Abuser or Perpetrator from the Household
Landlord may divide (bifurcate) your lease in order to evict the individual or terminate the assistance of the individual who has engaged in criminal activity (the abuser or perpetrator) directly relating to domestic violence, dating violence, sexual assault, or stalking.

If Landlord chooses to remove the abuser or perpetrator, Landlord may not take away the rights of eligible tenants to the unit or otherwise punish the remaining tenants. If the evicted abuser or perpetrator was the sole tenant to have established eligibility for assistance under the program, Landlord must allow the tenant who is or has been a victim and other household members to remain in the unit for a period of time, in order to establish eligibility under the program or under another housing program covered by VAWA, or, find alternative housing.

In removing the abuser or perpetrator from the household, Landlord must follow Federal, State, and local eviction procedures. In order to divide a lease, Landlord may, but is not required to, ask you for documentation or certification of the incidences of domestic violence, dating violence, sexual assault, or stalking.

Moving to Another Unit

1 Despite the name of this law, VAWA protection is available regardless of sex, gender identity, or sexual orientation.

DRAFT

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Packet Pg. 322 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements)

NOTICE OF TERMINATION OF TENANCY

Upon your request, Landlord may permit you to move to another unit, subject to the availability of other units, and still keep your assistance. In order to approve a request, Landlord may ask you to provide documentation that you are requesting to move because of an incidence of domestic violence, dating violence, sexual assault, or stalking. If the request is a request for emergency transfer, the housing provider may ask you to submit a written request or fill out a form where you certify that you meet the criteria for an emergency transfer under VAWA. The criteria are:
1) You are a victim of domestic violence, dating violence, sexual assault, or stalking. If your housing provider does not already have documentation that you are a victim of domestic violence, dating violence, sexual assault, or stalking, your housing provider may ask you for such documentation, as described in the documentation section below.
2) You expressly request the emergency transfer. Your housing provider may choose to require that you submit a form, or may accept another written or oral request. 3) You reasonably believe you are threatened with imminent harm from further violence if you remain in your current unit. This means you have a reason to fear that if you do not receive a transfer you would suffer violence in the very near future. OR 4) You are a victim of sexual assault and the assault occurred on the premises during the 90- calendar-day period before you request a transfer. If you are a victim of sexual assault, then in addition to qualifying for an emergency transfer because you reasonably believe you are threatened with imminent harm from further violence if you remain in your unit, you may qualify for an emergency transfer if the sexual assault occurred on the premises of the property from which you are seeking your transfer, and that assault happened within the 90-calendar-day period before you expressly request the transfer.

Landlord will keep confidential requests for emergency transfers by victims of domestic violence, dating violence, sexual assault, or stalking, and the location of any move by such victims and their families.

Landlord's emergency transfer plan provides further information on emergency transfers, and Landlord must make a copy of its emergency transfer plan available to you if you ask to see it.

Documenting You Are or Have Been a Victim of Domestic Violence, Dating Violence, Sexual Assault or Stalking
Landlord can, but is not required to, ask you to provide documentation to "certify" that you are or have been a victim of domestic violence, dating violence, sexual assault, or stalking. Such request from Landlord must be in writing, and Landlord must give you at least 14 business days (Saturdays, Sundays, and Federal holidays do not count) from the day you receive the request to provide the documentation. Landlord may, but does not have to, extend the deadline for the submission of documentation upon your request.

You can provide one of the following to Landlord as documentation. It is your choice which of the following to submit if Landlord asks you to provide documentation that you are or have been a victim of domestic violence, dating violence, sexual assault, or stalking. • A complete HUD-approved certification form given to you by Landlord with this notice, that documents an incident of domestic violence, dating violence, sexual assault, or stalking. The form will ask for your name, the date, time, and location of the incident of domestic violence, dating violence, sexual assault, or stalking, and a description of the incident. The certification form provides for including the name of the abuser or perpetrator if the name of the abuser or perpetrator is known and is safe to provide.

DRAFT

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Packet Pg. 323 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements)

NOTICE OF TERMINATION OF TENANCY

• A record of a Federal, State, tribal, territorial, or local law enforcement agency, court, or administrative agency that documents the incident of domestic violence, dating violence, sexual assault, or stalking. Examples of such records include police reports, protective orders, and restraining orders, among others.
• A statement, which you must sign, along with the signature of an employee, agent, or volunteer of a victim service provider, an attorney, a medical professional or a mental health professional (collectively, "professional") from whom you sought assistance in addressing domestic violence, dating violence, sexual assault, or stalking, or the effects of abuse, and with the professional selected by you attesting under penalty of perjury that he or she believes that the incident or incidents of domestic violence, dating violence, sexual assault, or stalking are grounds for protection. • Any other statement or evidence that Landlord has agreed to accept.

If you fail or refuse to provide one of these documents within the 14 business days, Landlord does not have to provide you with the protections contained in this notice.

If Landlord receives conflicting evidence that an incident of domestic violence, dating violence, sexual assault, or stalking has been committed (such as certification forms from two or more members of a household each claiming to be a victim and naming one or more of the other petitioning household members as the abuser or perpetrator), Landlord has the right to request that you provide third-party documentation within thirty (30) calendar days in order to resolve the conflict. If you fail or refuse to provide third-party documentation where there is conflicting evidence, Landlord does not have to provide you with the protections contained in this notice.

Confidentiality
Landlord must keep confidential any information you provide related to the exercise of your rights under VAWA, including the fact that you are exercising your rights under VAWA.

Landlord must not allow any individual administering assistance or other services on behalf of Landlord (for example, employees and contractors) to have access to confidential information unless for reasons that specifically call for these individuals to have access to this information under applicable Federal, State, or local law.

Landlord must not enter your information into any shared database or disclose your information to any other entity or individual. Landlord, however, may disclose the information provided if:
• You give written permission to Landlord to release the information on a time limited basis. • Landlord needs to use the information in an eviction or termination proceeding, such as to evict your abuser or perpetrator or terminate your abuser or perpetrator from assistance under this program. • A law requires Landlord or your landlord to release the information.

VAWA does not limit Landlord's duty to honor court orders about access to or control of the property.

This includes orders issued to protect a victim and orders dividing property among household members in cases where a family breaks up.

Reasons a Tenant Eligible for Occupancy Rights Under VAWA May Be Evicted or Assistance May Be Terminated
You can be evicted and your assistance can be terminated for serious or repeated lease violations that are not related to domestic violence, dating violence, sexual assault, or stalking committed against you. However, Landlord cannot hold tenants who have been victims of domestic violence, dating violence, sexual assault, or DRAFT

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Packet Pg. 324 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements)

NOTICE OF TERMINATION OF TENANCY

stalking to a more demanding set of rules than it applies to tenants who have not been victims of domestic violence, dating violence, sexual assault, or stalking.

The protections described in this notice might not apply, and you could be evicted and your assistance terminated, if Landlord can demonstrate that not evicting you or terminating your assistance would present a real physical danger that:
1) Would occur within an immediate time frame, and
2) Could result in death or serious bodily harm to other tenants or those who work on the property.

If Landlord can demonstrate the above, Landlord should only terminate your assistance or evict you if there are no other actions that could be taken to reduce or eliminate the threat.

Other Laws
VAWA does not replace any Federal, State, or local law that provides greater protection for victims of domestic violence, dating violence, sexual assault, or stalking. You may be entitled to additional housing protections for victims of domestic violence, dating violence, sexual assault, or stalking under other Federal laws, as well as under State and local laws.

Non-Compliance with the Requirements of this Notice
You may report a covered housing provider's violations of these rights and seek additional assistance, if needed, by contacting or filing a complaint with the San Mateo County Housing Authority.

For Additional Information
You may view a copy of HUD's final VAWA rule at
https://www.federalregister.gov/documents/2016/11/16/2016-25888/violence-against-women-reauthorizationact-of-2013-implementation-in-hud-housing-programs. Additionally, Landlord must make a copy of HUD's VAWA regulations available to you if you ask to see them. For questions regarding VAWA, please contact (1) San Mateo County Housing Authority, 264 Harbor Boulevard, Building A, Belmont, California 94002, (650) 802-5050, (650) 802-3300.

For help regarding an abusive relationship, you may call the National Domestic Violence Hotline at 1- 800-799-7233 or, for persons with hearing impairments, 1-800-787-3224 (TTY). You may also contact:
(1) CORA, Community Overcoming Relationship Abuse, 2211 Palm Avenue, San Mateo, California 94403, (800) 30-1080.
(2) Domestic Violence Redwood City Hotline, (650) 599-7330 For tenants who are or have been victims of stalking seeking help may visit the National Center for Victims of Crime's Stalking Resource Center at https:// www.victimsofcrime.org/our-programs/ stalkingresource-center.

For help regarding sexual assault, you may contact
(1) Rape Trauma Services, (650) 692-7273
Victims of stalking seeking help may contact
(1) Stalking Resource Center, 2000 M. Street, NW, Suite 480, Washington D.C., 20036, (202)-467- 8700.
(2) San Mateo District Attorney’s Office (650) 363-4636.

DRAFT

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Packet Pg. 325 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) CERTIFICATION OF DOMESTIC U.S. Department of Housing OMB Approval No. 2577-0249 VIOLENCE, DATING VIOLENCE, and Urban Development Exp. (07/31/2017) SEXUAL ASSAULT, OR STALKING Office of Public and Indian Housing 1 form HUD-50066
(07/2014)
Purpose of Form: The Violence Against Women Reauthorization Act of 2013 (“VAWA”) protects qualified tenants, participants, and applicants, and affiliated individuals, who are victims of domestic violence, dating violence, sexual assault, or stalking from being denied housing assistance, evicted, or terminated from housing assistance based on acts of such violence against them.

Use of Form: This is an optional form. A PHA, owner or manager presented with a claim for continued or initial tenancy or assistance based on status as a victim of domestic violence, dating violence, sexual assault, or stalking (herein referred to as “Victim”) has the option to request that the victim document or provide written evidence to demonstrate that the violence occurred. The Victim has the option of either submitting this form or submitting third-party documentation, such as:
(1) A record of a Federal, State, tribal, territorial, or local law enforcement agency (e.g. police), court, or administrative agency; or (2) Documentation signed by the Victim and signed by an employee, agent or volunteer of a victim service provider, an attorney, a medical professional, or a mental health professional from whom the Victim has sought assistance relating to domestic violence, dating violence, sexual assault, or stalking, or the effects of abuse, in which the professional attests under penalty of perjury (28 U.S.C. 1746) that he or she believes that the incident of domestic violence, dating violence, sexual assault, or stalking is grounds for protection under 24 Code of Federal Regulations (CFR) § 5.2005 or 24 CFR § 5.2009.

If this form is used by the Victim, the Victim must complete and submit it within 14 business days of receiving it from the PHA, owner or manager. This form must be returned to the person and address specified in the written request for the certification. If the Victim does not complete and return this form (or provide third-party verification) by the 14th business day or by an extension of the date provided by the PHA, manager or owner, the Victim cannot be assured s/he will receive VAWA protections.

If the Victim submits this form or third-party documentation as listed above, the PHA, owner or manager cannot require any additional evidence from the Victim.

Confidentiality: All information provided to a PHA, owner or manager concerning the incident(s) of domestic violence, dating violence, sexual assault, or stalking relating to the Victim (including the fact that an individual is a victim of domestic violence, dating violence, sexual assault, or stalking) shall be kept confidential by the PHA, owner or manager, and such information shall not be entered into any shared database. Employees of the PHA, owner, or manager are not to have access to these details unless to afford or reject VAWA protections to the Victim; and may not disclose this information to any other entity or individual, except to the extent that disclosure is: (i) requested or consented to by the Victim in writing; (ii) required for use in an eviction proceeding; or (iii) otherwise required by applicable law. _____________________________________________________________________________________________

TO BE COMPLETED BY THE VICTIM OF DOMESTIC VIOLENCE, DATING VIOLENCE, SEXUAL ASSAULT, OR STALKING:

Date Written Request Received by Victim: _________________________________________________________ Name of Victim: _______________________________________________________________________________ Names of Other Family Members Listed on the Lease: _______________________________________________ ______________________________________________________________________________________________ Name of the Perpetrator*: _______________________________________________________________________ *Note: The Victim is required to provide the name of the perpetrator only if the name of the perpetrator is safe to provide, and is known to the victim.

Perpetrator’s Relationship to Victim: _____________________________________________________________ Date(s) the Incident(s) of Domestic Violence, Dating Violence, Sexual Assault, or Stalking Occurred:__________________ ___________________________________________________________________ ______________________________________________________________________________________________ Location of Incident(s):
______________________________________________________________________________________________ ______________________________________________________________________________________________ DRAFT

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Packet Pg. 326 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) form HUD-50066
(07/2014) 2

I hereby certify that the information that I have provided is true and correct and I believe that, based on the information I have provided, that I am a victim of domestic violence, dating violence, sexual assault or stalking. I acknowledge that submission of false information is a basis for denial of admission, termination of assistance, or eviction.

Signature _______________________________________ Executed on (Date) __________________________________ Public reporting burden for this collection of information is estimated to average 1 hour per response. This includes the time for collecting, reviewing, and reporting the data. Information provided is to be used by PHAs and Section 8 owners or managers to request a tenant to certify that the individual is a victim of domestic violence, dating violence or stalking. The information is subject to the confidentiality requirements of the HUD Reform Legislation. This agency may not collect this information, and you are not required to complete this form unless it displays a currently valid OMB control number.

Description of Incident(s) (This description may be used by the PHA, owner or manager for purposes of evicting the perpetrator. Please be as descriptive as possible.):
[INSERT TEXT LINES HERE]
DRAFT

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Packet Pg. 327 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) 5 Newell Court | East Palo Alto, California 94303
www.nodisplacement.com
[Date]
By Hand Delivery and Registered Mail

RE: Euclid Improvement Area
Tenant Choice & Replacement Apartment Notice
Dear Improvement Area Tenants,
As you may know from our ongoing community engagement, we are soon beginning work on the “Euclid Improvements” that are planned for the area where you live. The City Council has approved the project, including a detailed Relocation Plan. This Plan incorporates our Updated Relocation Commitments, enclosed here. These are our written promises to you to ensure that all existing tenants in the Euclid Improvements area can always stay at Woodland Park. We made the Relocation Plan available to you, provided you with the Updated Relocation Commitments, and held a series of tenant meetings and informational booths on ________________________.

It is now time to begin the Tenant Choice and Replacement Apartment process for your building. Your household has an important choice to make. Each household must select one of the following three choices by [Insert date that is at least 30 days from the date of the letter]. You can make the housing choice that works best for your household. If you participated in the OTRM, we promised you would have the same rights as tenants who did not. You have already selected choice A, but you will be able to change your mind and select choice B or C.

A. Option A: Remain at Woodland Park With Right of Return. We will move you, at no cost to you, to a Replacement Apartment in the same neighborhood at the same Rent-Stabilized Rent you would otherwise be paying if nothing had happened. (In the unlikely event that no like-sized or larger Replacement Apartment within Woodland Park is made available to you, we will assist you in finding a comparable unit in East Palo Alto until the Right of Return apartment is available.) You will have a right of return into a brand-new Right of Return Apartment, at the same Rent-Stabilized Rent you would otherwise be paying if nothing had happened, in the Euclid Improvements when they have been constructed. This includes a moving benefit described below.

If you return to a Right of Return Apartment, you will receive an Anti-Displacement Incentive. This is an incentive for households to stay at Woodland Park during construction

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Packet Pg. 328 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) [Date]
nodisplacement.com
and exercise their right to return to the new building. The incentive will be a $1,000 voucher for housing-related goods from a local business. A household may choose to receive any portion, or all, of the $1,000 incentive as a rent refund of the last month of rent paid on a Replacement Apartment after the tenant has moved into a Right of Return Apartment.

B. Option B: Relocate Elsewhere With Right of Return. You may choose to leave Woodland Park and move into different housing that you find for yourself. You will have a right of return into a brand-new Right of Return Apartment, and at the same Rent-Stabilized Rent you would otherwise be paying if nothing had happened, in the Euclid Improvements when they have been constructed. This includes a moving benefit described below.

C. Option C: Relocate Elsewhere, Waive Right of Return, Receive Relocation Payment. You may choose to leave Woodland Park, give up your right of return into a brand-new Right of Return Apartment in the Euclid Improvements and instead receive a Relocation Payment.

The payment will be provided to tenants who are required to move as a result of the Euclid Improvements and will be calculated in accordance with Municipal Code section

14.08.060(A) for each adult and emancipated minor. The base Relocation Payment for a tenant with less than two years of occupancy is $9,910.82. The base Relocation Payment for a tenant with two or more years of occupancy is $13,214.42. A tenant’s total Relocation Payment may also include one or more Qualified Tenant Benefits. A tenant who is Low Income, Disabled, Elderly, Dependent, or Terminally Ill would receive a Qualified Tenant Benefit of $3,303.61 for each additional payment category that applies to the tenant receiving the Relocation Payment. These amounts reflect the 2021 amount. The actual amounts will be adjusted by the Consumer Price Index for the year prior to the payment date. This includes a moving benefit described below.

You will also have a choice between three moving benefits (unless you have already completed a move out of the Euclid Improvement Area):

Choice 1: Woodland Park will pay for and arrange your moves within East Palo Alto. The services of a licensed mover will be provided at no cost to you. The licensed mover will be insured and will use its own boxes to pack and move all of your belongings.

Choice 2: You arrange for and pay a mover. Woodland Park will reimburse your actual moving costs up to the amount of $3,303.61 when you provide receipts for the moving expense. (This reflects the 2021 amount; the actual amount will be adjusted by the Consumer Price Index).

Choice 3: You move yourself. Woodland Park will provide a Moving Assistance Payment of $1,982.16. (This reflects the 2021 amount; the actual amount will be adjusted by the Consumer Price Index).

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Packet Pg. 329 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) [Date]
nodisplacement.com
This letter notifies you that the process is starting, explains how it will work, and includes the following documents:
• Signed Final UPDATED Relocation Commitments
• Tenant Choice and Replacement Apartment Form
• FAQs
• Map of Woodland Park neighborhood
• Invitation for upcoming Information & Input Booth on [XXX] and Tenant Meeting on [XXX] The process that we are starting is now mandatory. You must make a choice for your household and tell us your choice by [Insert date that is at least 30 days from the date of the letter.] If you do not respond by the deadline, your tenancy would eventually be terminated so that we may proceed with the construction in a timely manner. The Notice of Approval of Relocation Plan packet provided you with at least one year of notice prior to any such termination.

Please complete the enclosed Tenant Choice Form and submit it to the north side management office at 2043 Euclid Avenue. Forms will be accepted starting today and will be processed in the order in which they are received. They must be returned to us by [Insert date that is at least 30 days from the date of the letter.]
If you have any questions, please contact [XXX].

Sincerely,
Mike Kramer
Woodland Park Communities

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Packet Pg. 330 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) Euclid Improvements – Tenant Choice Form &
Replacement Apartment Preference Letter
Thank you for completing the Tenant Choice Form & Replacement Apartment Preference Letter. You may submit this form to the Management Office at 2043 Euclid Avenue at any time until [Insert date that is at least 30 days from the date of the letter.]. The forms will be processed on a first-come, first-served basis. This letter must be signed by all of the tenants on the lease.

1.) Name _________________________________________________________________________

2.) Current address _________________________________________________________________

3.) Who else lives in your apartment? _______________________________________________________________ ___________________________________________________________________________________________

4.) Home phone number: _______________________ Cell #_________________________ e-mail:______________________________

5.) What is the best way to reach you? ______________________________ Please select the housing choice below that works best for your household:
____ A. Remain at Woodland Park With Right of Return. We will move you, at no cost to you, to a replacement apartment in the same neighborhood at the same rent-stabilized rent you would otherwise be paying if nothing had happened. (In the unlikely event that no like-sized or larger replacement apartment within Woodland Park is made available to you, we will assist you in finding a comparable unit in East Palo Alto until the right of return apartment is available.) These tenants will have a right of return into a brand-new right of return unit, at the same rent-stabilized rent you would otherwise be paying if nothing had happened, in the Euclid Improvements when they have been constructed. This includes a moving benefit described below. (Please complete Worksheet A)
____ B. Move Elsewhere With Right of Return. You may choose to leave Woodland Park and move into different housing that you find for yourself. You will have a right of return into a brand-new right of return unit, and at the same rent-stabilized rent you would otherwise be paying if nothing had happened, in the Euclid Improvements when they have been constructed. This includes a moving benefit described below. (Please Complete Worksheet B)
____ C. Move Elsewhere, Waive Right of Return, Receive Relocation Payment. You may choose to leave Woodland Park, give up your right of return into a brand-new right of return unit in the Euclid Improvements and instead receive a relocation payment. The payment will be provided to tenants who are required to move as a result of the Euclid Improvements and will be calculated in accordance with Municipal Code section

14.08.060(A) for each adult and emancipated minor. The base relocation payment for a tenant with less than two years of occupancy is $9,910.82. The base relocation payment for a tenant with two or more years of occupancy is $13,214.42. A tenant’s total relocation payment may also include one or more qualified tenant benefits. A tenant who is low income, disabled, elderly, dependent, or terminally ill would receive a qualified tenant benefit of $3,303.61 for each additional payment category that applies to the tenant receiving the relocation payment. These amounts reflect the 2021 amount. The actual amounts will be adjusted by the Consumer Price Index for the year prior to the payment date. This includes a moving benefit described below. (Please complete Worksheet C)

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Packet Pg. 331 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) Please select the moving benefit choice below that works best for your household:
____ Choice 1: Woodland Park will pay for and arrange your moves within East Palo Alto. The services of a licensed mover will be provided at no cost to you. The licensed mover will be insured and will use its own boxes to pack and move all of your belongings. ____ Choice 2: You arrange for and pay a mover. Woodland Park will reimburse your actual moving costs up to the amount of $3,303.61 when you provide receipts for the moving expense. (This reflects the 2021 amount; the actual amount will be adjusted by the Consumer Price Index). ____ Choice 3: You move yourself. Woodland Park will provide a moving assistance payment of $1,982.16. (This reflects the 2021 amount; the actual amount will be adjusted by the Consumer Price Index).

We , __________________________________________________________________________________________ (all tenants on the lease must sign) understand that the Tenant Choice & Replacement Apartment Form will determine our household’s rights under the Euclid Improvements Relocation Plan. We have received a copy of the Relocation Plan and understand our choices. We know that the process is first-come first-served, and Woodland Park cannot guarantee the availability of any particular apartment or location. Each of us individually attests that all of the information provided above and on the applicable worksheet is true and correct. ____________________________________________ _________________________ Signature Date
____________________________________________ _________________________ Signature Date
For Office Use Only:

Received by: _____________ Date: _____________ Time: _____________

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Packet Pg. 332 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) Worksheet A
Remain at Woodland Park with Right of Return
Tenant Names: _____________________________________________________________________________________ Current Address: ______________________________________________________________________________ We will do our best to accommodate your request, but we are limited by the apartments that are currently available.

1.) How many bedrooms does your current apartment have? _____________________

2.) For your Replacement Apartment:
a. Is there an intersection you would like to live near? _____________________________ b. Do you have a preference between ground floor or upper floors? __________________

3.) Do you need any reasonable accommodation? If yes, please explain. _____________________

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Packet Pg. 333 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) Worksheet B
Move Elsewhere with Right of Return
Tenant Names: _____________________________________________________________________________________ Current Address: ______________________________________________________________________________ What date will you fully vacate your Woodland Park Apartment? ______________________ What is your forwarding address? _________________________________________________________________ Home phone number: _______________________ Cell #_________________________ e-mail:______________________________
Please make sure to notify us if your address changes or there are any other changes in your contact information. We will need a way to notify you when it is time to use your Right of First Return into the new Euclid Improvements building.

Worksheet C

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Packet Pg. 334 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) Move Elsewhere, Waive Right of Return, Receive Relocation Payment Tenant Names: _________________________________________________________________ Current Address: _________________________________________________________ What date will you fully vacate your Woodland Park Apartment? ______________________ What is your forwarding address? ____________________________________________ For each person occupying your unit, please complete the following information and provide supporting documentation regarding age, income, disability, terminal illness, and emancipation, if applicable, as of the date of this letter:

Name Birth
Date
Date of
Move-in
Annual
Income
Is this person
Disabled?
Is this person
Terminally Ill?
Is this person
an
emancipated
minor?
This tenant information is confidential and shall only be used for the purposes of calculating your Relocation Payment.

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Packet Pg. 335 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) 5 Newell Court | East Palo Alto, California 94303
www.nodisplacement.com
________________________
(Date)
By Hand Delivery
RE: Euclid Improvement Area
REMINDER: Tenant Choice & Replacement Apartment Notice
Dear ______________________________________,
On [Insert date of Tenant Choice letter], we sent you the Tenant Choice & Replacement Apartment Notice. The deadline for you to make your Tenant Choice was [Insert date 30 days from Tenant Choice letter]. We have not heard from you. Please immediately contact us or submit your Tenant Choice form.

If we do not hear from you by [Insert date 1 week from date of Reminder letter], your tenancy will eventually terminate in accordance with the notice of termination of tenancy so that we may proceed with the construction in a timely manner. The Notice of Approval of Relocation Plan packet provided you with at least one year of notice prior to any such termination.

We look forward to assisting you with the choice that is best for your household. We can be reached at [insert address, phone number, and email address].

Sincerely,
__________________________
Business Manager

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Packet Pg. 336 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) 5 Newell Court | East Palo Alto, California 94303
www.nodisplacement.com
________________________
(Date)
By Hand Delivery
RE: Euclid Improvement Area; Tenant Choice
Selection of Replacement Apartment
Dear ______________________________________,
Thank you for participating in the Euclid Improvement Replacement Apartment move process. You currently live at _______________________________________________________. Today, we showed you the following two apartments:

1.) _______________________

2.) _______________________
We have provided you with a copy of the lease for each choice. You have one (1) week from today to select one of these two apartments by signing the new lease for that apartment. If you do not sign a lease electronically or sign a lease and return it to the Management office at 2041 Euclid Ave., East Palo Alto, CA 94303 by 5 pm on [Insert date 1 week from date of letter], you will be automatically assigned to a Replacement Apartment at Management’s discretion and these apartments may be offered to others.

We look forward to assisting you with your Replacement Apartment move.

Sincerely,
__________________________
Business Manager
I acknowledge receipt of this letter.

Tenant Tenant

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Packet Pg. 337 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) 5 Newell Court | East Palo Alto, California 94303
www.nodisplacement.com
________________________
(Date)
By Hand Delivery
RE: Euclid Improvement Area; Tenant Choice
Selection of Replacement Apartment
Dear ______________________________________,
Thank you for participating in the Euclid Improvement Replacement Apartment move process. On, _____________________, we showed you the following two apartments:

1.) _______________________

2.) _______________________
You had one (1) week to select one of those apartments or be automatically assigned to one.

We are pleased to let you know that you have been assigned to ___________________. Please come to the office to sign the lease by 5 pm on [Insert date 1 week from date of this letter]. We hope you will enjoy your Replacement Apartment and we look forward to assisting you with your move.

Sincerely,
__________________________
Business Manager
I acknowledge receipt of this letter.

Tenant Tenant

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Packet Pg. 338 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) Euclid Improvements Area Relocation Plan Lease Addendum This document is an addendum to the Lease Agreement dated as of _________________________ between __________________________________________________________ (“Resident”) and Woodland Park for the Unit ___ located at _______________________________(“Premises”).

1.) Resident is entering into this Lease Agreement as part of the Relocation Plan process associated with the Euclid Improvements Area. The annual rent increase for the Premises shall be the Rent Increase Date specified in Paragraph 2 hereof.

2.) On the Start Date of this Lease Agreement, Resident is the lessee under that certain ___________________________________________________ dated as of ____________________________ for the premises located at _______________________ (“Original Apartment”). The annual rent increase date for the Original Apartment is _____________________ (“Rent Increase Date”).

3.) The Original Apartment is in the Euclid Improvement Area, which includes the following addresses:
2021 Euclid Ave.
2025 Euclid Ave.
2031 Euclid Ave.
2041 Euclid Ave. (previously known as 420 E. O’Keefe)
2043 Euclid Ave.
2012 Euclid Ave.
2032 Euclid Ave.
2036 Euclid Ave.
2040 Euclid Ave.
2042 Euclid Ave.
2044 Euclid Ave.
2054 Euclid Ave.
501 O’Connor St.
2001 Manhattan Ave.
2033 Manhattan Ave.

4.) Landlord has made the UPDATED Relocation Commitments and the City of East Palo Alto has approved a Relocation Plan (attached hereto). All commitments apply on a “per apartment basis.”

5.) Resident is moving into the Premises pursuant to the Relocation Plan. The Premises is the Replacement Apartment for Resident under the Relocation Plan.

6.) The P Original Apartment is “separately metered” for electricity and gas, so Resident pays PG&E directly. If the new Premises do not have a separate meter, then Resident will receive electricity and gas in the Premises without additional charge. If the new Premises do have a separate meter, then Resident will continue to pay PG&E directly for electricity and gas at the new address. If Resident has, and decides to exercise, a Right of Return as described in the Relocation Plan, the Right of Return Apartment will be separately metered and Resident will pay PG&E directly for gas and electricity.

Resident Date Owner/Agent Date
Resident Date

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Packet Pg. 339 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) 5 Newell Court | East Palo Alto, California 94303
www.nodisplacement.com
[Date]
Rent Stabilization Program Administrator
City of East Palo Alto
2415 University Avenue
East Palo Alto, CA 94303
Re: Change in Tenancy Form; Euclid Improvements Area—Relocation Plan Move Dear Program Administrator,
Enclosed please find a Change in Tenancy Form for a tenant who has made the choice to move into a Replacement Apartment pursuant to the City-approved Relocation Plan for the Euclid Improvement Area. The tenant moved from [Insert old address and unit number] in the Euclid Improvement Area into [new address and unit number]. As shown in the lease, the Relocation Plan applies to this tenancy.

Please contact [XXX] if you have any questions.

Sincerely,
Senior Business Manager

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Packet Pg. 340 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) 5 Newell Court | East Palo Alto, California 94303
www.nodisplacement.com
________________________
(Date)
By Hand Delivery
RE: Euclid Improvement Area; Tenant Choice
Relocation Payment Agreement
Dear ______________________________________,
Thank you for participating in the Euclid Improvement Replacement Apartment move process. On _____________________, you chose to leave Woodland Park, giving up your right of return into a brand-new unit in the Euclid Improvements and instead receiving a Relocation Payment pursuant to the City’s Municipal Code.

The payment will be provided to tenants who are required to move as a result of the Euclid Improvements and will be calculated in accordance with Municipal Code section 14.08.060(A) for each adult and emancipated minor. The base Relocation Payment for a tenant with less than two years of occupancy is $9,910.82. The base Relocation Payment for a tenant with two or more years of occupancy is $13,214.42. A tenant’s total Relocation Payment may also include one or more Qualified Tenant Benefits. A tenant who is Low Income, Disabled, Elderly, Dependent, or Terminally Ill would receive a Qualified Tenant Benefit of $3,303.61 for each additional payment category that applies to the tenant receiving the Relocation Payment. These amounts reflect the 2021 amount. The actual amounts will be adjusted by the Consumer Price Index for the year prior to the payment date.

This letter confirms (a) the calculation of your Relocation Payment and (b) your scheduled move-out date. We will prepare a check in the amount of 50% of your Relocation Payment t to be paid to you thirty (30) days prior to your moving date. The remaining 50% of your Relocation Payment will be paid upon move-out.

You reported to us the following information for each person occupying the unit:

Name Birth
Date
Date of
Move-in
Annual
Income
Is this
person
Disabled?
Is this person
Terminally Ill?
Is this person
an
emancipated
minor?

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Packet Pg. 341 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) [Date]
nodisplacement.com
Name Birth
Date
Date of
Move-in
Annual
Income
Is this
person
Disabled?
Is this person
Terminally Ill?
Is this person
an
emancipated
minor?
We have checked this information against our files and calculated the following Relocation Payment:

Name Base Payment
($9,910.82 for
adults and
emancipated
minors)
Additional
amount
($3,303.61 if
> 2 years)
Additional Amounts
($3,303.61 for each of Low
Income, Disabled, Elderly, or
Terminally Ill)
TOTAL

UNIT TOTAL
You indicated that you planned to vacate your Woodland Park Apartment on [Insert date reported by tenant]. Your initial Relocation Payment (50% of the total) will be ready for pick-up on [Insert date 30 days prior to move-out date.] On your moving day, please come to the office to return the keys and schedule a time to pick up your final Relocation Payment (the remaining 50% of the total).

Your acceptance of the initial Relocation Payment will permanently waive any rights your household would otherwise have to a Replacement Apartment or Right of Return Apartment in the Euclid Improvements, pursuant to the Relocation Plan.

We hope you will enjoy your new home; we are sorry to see you go.

Sincerely,
__________________________
Business Manager
I acknowledge receipt of this letter.

Tenant Tenant

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Packet Pg. 342 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) 5 Newell Court | East Palo Alto, California 94303
www.nodisplacement.com
[Date]
Rent Stabilization Program Administrator
City of East Palo Alto
2415 University Avenue
East Palo Alto, CA 94303
Re: Final Relocation Payment
Dear Program Administrator,
Enclosed please find a copy of the initial and final Relocation Payments issued for a household that has made the choice to receive a Relocation Payment pursuant to the City-approved Relocation Plan for the Euclid Improvement Area. The household moved from [Insert old address and unit number] in the Euclid Improvement Area. Woodland Park has fulfilled all of its obligations to the tenant household pursuant to the Relocation Plan.

Please contact [XXX] if you have any questions.

Sincerely,
Senior Business Manager

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Packet Pg. 343 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) 5 Newell Court | East Palo Alto, California 94303
www.nodisplacement.com
[Date]
By Hand Delivery, Registered Mail, and Electronic Mail (if available) RE: Euclid Improvement Area
Right of Return Notice
Dear Improvement Area Tenants,
We are excited to share that the newly constructed “Euclid Improvements” units are nearly complete.

Pursuant to the Relocation Plan that the City of East Palo Alto approved in 2022, you have a Right of Return into a brand new apartment, at the same Rent-Stabilized Rent you would otherwise be paying if nothing had happened, within the Euclid Improvements.

It is now time to begin the Right of Return process for the new building. Your household has an important housing choice to make. You may choose to stay in your current housing, or you may choose to move into the Euclid Improvements. You can make the choice that works best for your household.

If you choose to move into the Euclid Improvements, you will also have a choice between three moving benefits:

Choice 1: Woodland Park will pay for and arrange your moves within East Palo Alto. The services of a licensed mover will be provided at no cost to you. The licensed mover will be insured and will use its own boxes to pack and move all of your belongings.

Choice 2: You arrange for and pay a mover. Woodland Park will reimburse your actual moving costs up to the amount of $3,303.61 when you provide receipts for the moving expense. (This reflects the 2021 amount; the actual amount will be adjusted by the Consumer Price Index).

Choice 3: You move yourself. Woodland Park will provide a moving assistance payment of $1,982.16. (This reflects the 2021 amount; the actual amount will be adjusted by the Consumer Price Index).

If you have been living in a Replacement Apartment at Woodland Park and you return to a Right of Return Apartment, you will receive an Anti-Displacement Incentive. This is an incentive for households to stay at Woodland Park during construction and exercise their right to return to the new building. The incentive will be a $1,000 voucher for housing-related goods from a local business. A household may

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Packet Pg. 344 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) [Date]
nodisplacement.com
choose to receive any portion, or all, of the $1,000 incentive as a rent refund of the last month of rent paid on a Replacement Apartment after the tenant has moved into a Right of Return Apartment.

This letter notifies you that the process is starting, explains how it will work, and includes the following documents:
• Right of Return Choice Form
• FAQs
• Invitation for upcoming Information & Input Booth on [XXX] and Tenant Meeting on [XXX] The process that we are starting is time sensitive. Please make your choice and let us know by [insert date 1 month from letter]. If you do not respond by the deadline, we may proceed to lease the Euclid Improvement apartments to other families.

Please complete the enclosed Right of Return Choice Form and submit it to the management office.

Forms will be accepted starting today and will be processed in the order in which they are received.

They must be returned to us by [insert date one month from letter].

If you have any questions, please contact [XXX].

Sincerely,
Mike Kramer
Woodland Park Communities

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Packet Pg. 345 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) Euclid Improvements – Right of Return Choice Form
Thank you for completing the Right of Return Choice Form. You may submit this form to the Management Office at [XXXX] at any time until [insert date 1 month from letter]. The forms will be processed on a first-come, first-served basis. This letter must be signed by all of the tenants on the lease.

1.) Tenant Names _________________________________________________________________________

2.) Current address _________________________________________________________________

3.) Who else lives in your apartment? __________________________________________________________ ________________________________________________________________________________________

4.) Home phone number: _______________________ Cell #_________________________ e-mail:______________________________

5.) What is the best way to reach you? ______________________________ Please select the best housing choice for your household below:
____ Remain In Current Housing. You choose to remain in your current housing. By making this choice, you give up the chance to move into the newly constructed Euclid Improvements unit at the same Rent-Stabilized Rent you currently pay.
____ Exercise Right of Return. We will move you within East Palo Alto, at no cost to you, to a rentstabilized Right of Return Apartment in the newly constructed Euclid Improvements at the same RentStabilized Rent you would otherwise be paying if nothing had happened. If you have been living in a Replacement Apartment at Woodland Park and return to a Right of Return Apartment, you will receive an Anti-Displacement Incentive. This is an incentive for households to stay at Woodland Park during construction and exercise their right to return to the new building. The incentive will be a $1,000 voucher for housing-related goods from a local business. A household may choose to receive any portion, or all, of the $1,000 incentive as a rent refund of the last month of rent paid on a Replacement Apartment after the tenant has moved into a Right of Return Apartment. (Please Complete Worksheet A).

If you chose to Exercise Right of Return, please select the best moving benefit for your household below:
____ Choice 1: Woodland Park will pay for and arrange your moves within East Palo Alto. The services of a licensed mover will be provided at no cost to you. The licensed mover will be insured and will use its own boxes to pack and move all of your belongings. ____ Choice 2: You arrange for and pay a mover. Woodland Park will reimburse your actual moving costs up to the amount of $3,303.61 when you provide receipts for the moving expense. (This reflects the 2021 amount; the actual amount will be adjusted by the Consumer Price Index). ____ Choice 3: You move yourself. Woodland Park will provide a moving assistance payment of $1,982.16. (This reflects the 2021 amount; the actual amount will be adjusted by the Consumer Price Index).

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Packet Pg. 346 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) We, ____________________________________________________________________________________________ (all tenants on the lease must sign) understand that the Right of Return Choice Form will determine our household’s rights under the Euclid Improvements Relocation Plan. We have received a copy of the Relocation Plan and understand our choices. We know that the unit selection process is first-come first-served, and Woodland Park cannot guarantee the availability of any particular apartment or location. Each of us individually attests that all of the information provided above and on the applicable worksheet is true and correct. ____________________________________________ _________________________ Signature Date
____________________________________________ _________________________ Signature Date
For Office Use Only:

Received by: _____________ Date: _____________ Time: _____________

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Packet Pg. 347 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) Worksheet A
Right of Return
Names: _____________________________________________________________________________________ Current Address: ______________________________________________________________________________ We will do our best to accommodate your request, but we are limited by the apartments that are currently available.

1.) How many bedrooms does your Original Apartment have? _____________________

2.) For your Right of Return Apartment:
a. Do you have a preference between lower or upper floors? __________________

3.) Do you need any reasonable accommodation? If yes, please explain. ______________________________ _______________________________________________________________________________________

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Packet Pg. 348 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) 5 Newell Court | East Palo Alto, California 94303
www.nodisplacement.com
________________________
(Date)
By U.S. Mail, Hand Delivery and Electronic Mail (if available) RE: Euclid Improvement Area
REMINDER: Right of Return Notice
Dear ______________________________________,
On [Insert Date of Right of Return Notice], we sent you the Right of Return Choice Form. The deadline for you to make your Right of Return Choice was [Insert Deadline 1 month from date of Notice]. We have not heard from you. Please immediately contact us or submit your Right of Return Choice form. If we do not hear from you by [Insert date 1 week from reminder], we may we may proceed to lease the Euclid Improvement apartments to other families and you will permanently waive your right of return.

We look forward to assisting you with the choice that is best for your household. We can be reached at [insert address, phone number, and email address].

Sincerely,
__________________________
Business Manager

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Packet Pg. 349 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) Euclid Improvements Area Relocation Plan Lease Addendum; Right of Return This document is an addendum to the Lease Agreement dated as of _________________________ between __________________________________________________________ (“Resident”) and Woodland Park for the Unit ___ located at _______________________________(“Premises”).

1.) Resident is entering into this Lease Agreement as part of the Relocation Plan process associated with the Euclid Improvements Area. The annual rent increase for the Premises shall be the Rent Increase Date specified in Paragraph 2 hereof.

2.) Resident was previously the lessee under that certain ___________________________________________________ dated as of ____________________________ for the premises located at _______________________ (“Original Apartment”). The annual rent increase date for the Original Apartment is _____________________ (“Rent Increase Date”).

3.) The Original Apartment was in the Euclid Improvement Area, which includes the following addresses:
2021 Euclid Ave.
2025 Euclid Ave.
2031 Euclid Ave.
2041 Euclid Ave. (previously known as 420 E. O’Keefe)
2043 Euclid Ave.
2012 Euclid Ave.
2032 Euclid Ave.
2036 Euclid Ave.
2040 Euclid Ave.
2042 Euclid Ave.
2044 Euclid Ave.
2054 Euclid Ave.
501 O’Connor St.
2001 Manhattan Ave.
2033 Manhattan Ave.

4.) Landlord has made the UPDATED Relocation Commitments and the City of East Palo Alto has approved a Relocation Plan (attached hereto). All commitments apply on a “per apartment basis.”

5.) Resident is moving into the Premises pursuant to the Relocation Plan. The Premises is the Right of Return Apartment for Resident under the Relocation Plan.

6.) The Original Apartment was “separately metered” for electricity and gas, so Resident paid PG&E directly.

The Right of Return Apartment will be separately metered and Resident will pay PG&E directly for gas and electricity.

Resident Date Owner/Agent Date
Resident Date

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Packet Pg. 350 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) 5 Newell Court | East Palo Alto, California 94303
www.nodisplacement.com
[Date]
Rent Stabilization Program Administrator
City of East Palo Alto
2415 University Avenue
East Palo Alto, CA 94303
Re: Change in Tenancy Form; Euclid Improvements Area—Relocation Plan Move Dear Program Administrator,
Enclosed please find a Change in Tenancy Form for a tenant who has made the choice to move into a Right of Return Apartment pursuant to the City-approved Relocation Plan for the Euclid Improvement Area. The tenant moved from [Insert old address and unit number] in the Euclid Improvement Area into [new address and unit number]. As shown in the lease, this move occurred pursuant to the Relocation Plan. Woodland Park has fulfilled all of its obligations to the tenant pursuant to the Relocation Plan.

Please contact [XXX] if you have any questions.

Sincerely,
Senior Business Manager

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Packet Pg. 351 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) 5 Newell Court | East Palo Alto, California 94303
www.nodisplacement.com
________________________
(Date)
By Hand Delivery
RE: Euclid Improvement Area
Notice of Anti-displacement Incentive
Dear ______________________________________,
Thank you for moving into your Right of Return Apartment. We are excited to have you in this new building and we hope you are settling in comfortably. We have committed to provide households like yours with an Anti-Displacement Incentive.

You are eligible to receive a $1,000 voucher for housing-related goods from a local business. Instead, you may choose to receive any portion, or all, of the $1,000 incentive as a rent refund of the last month of rent that you paid on your Replacement Apartment. Please return this form to our Management Office at your earliest opportunity if you would like to choose the rent refund option. If we do not hear from you within two (2) weeks, we will provide the voucher.

Sincerely,
__________________________
Business Manager
I/We, ____________________________________, hereby choose to receive _________________ of my/our $1,000 Anti-Displacement Incentive as a rent refund for the last month of rent paid on the Replacement Apartment.
_____________________________________ _________________ Name Date
_____________________________________ _________________ Name Date

9.1.k
Packet Pg. 352 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) RELOCATION PLAN – WOODLAND PARK APARTMENTS – EUCLID IMPROVEMENT AREA Autotemp
Attachment 2: Example Flowchart

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Packet Pg. 353 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) *Reminder
Notice NO
Tenant Makes Choice Tenant Doesn’t Respond
Euclid Improvements Built!
Choose Replacement A & Right of Return
Move & Vacancy
Registration form
to City
Letter re:

Apartment Selection
Schedule Move
Sign Lease with
Addendum
*Reminder
Notice NO
Schedule &
Complete Tour
YES
Tenant
Chooses
Apartment
Default to
WP’S Apt.

Choice
OR
Choose Move Out B & Right of Return
*Reminder
Notice NO
Tenant
Moves Out
YES
Choose Move Out & C Relocation Payment
WP Uses info from
Tenant & Lease File to
Calculate Payment
*Reminder
Notice NO
Tenant
Moves Out
YES
WP Noties Tenant of
Relocation Payment
Notice to City
DONE
*Reminder
Notice
No Response
Unlawful Detainer
as Necessary
Tenancy Would
Terminate at
Expiration of Notice
WP Puts Estimated
Relocation Payment
in Escrow
Relocation Payment
Less Expenses
to Tenant
Notice to all aected residents
of Relocation Plan Approval
Host Tenant Meetings & Booths
Entitlements Approved
(including Relocation Plan)
Tenant Choice & Replacement
Apartment Notice (3 phases)
Host Tenant Meetings & Booths
YES
Notice of Right
of Return with
Choice Form
Submit Choice
Timely
Waive
Right of Return
YES
Schedule &
Complete Tour
Letter re:

Apartment
Selection
Tenant Chooses
Sign Lease with
Addendum
Waive
Right of Return
Schedule Move
Move & Vacancy
Registration
form to City
DONE
OR
*Reminder
Notice NO
YES
YES
Flowchart Illustrating February 3, 2022
DRAFT Relocation Plan Processes
DONE
WP Pays 50% of
Relocation Payment
to Tenant
Tenant Returns Keys,
Gets Check for
Remaining 50%

9.1.k
RELOCATION PLAN – WOODLAND PARK APARTMENTS – EUCLID IMPROVEMENT AREA Autotemp
Attachment 3: City-Calculated Annual Adjustments to Relocation Benefit Amounts

9.1.k
Packet Pg. 355 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) City-Calculated CPI Annual Adjustments to Relocation Benefit Amounts February 2022
Benefits /
Years
Initial
Amounts 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 Relocation
Assistance
Per Tenant
(Less than 2
years of
tenancy) $7,500.00 $7,657.50 $7,841.28 $8,060.84 $8,254.30 $8,477.16 $8,799.29 $9,080.87 $9,444.11 $9,547.99 $9,910.82 Relocation
Assistance
Per Tenant
(Two or more
years of
tenancy) $10,000.00 $10,210.00 $10,455.04 $10,747.78 $11,005.73 $11,302.88 $11,732.39 $12,107.83 $12,592.14 $12,730.66 $13,214.42 Qualified
Tenant
Benefit $2,500.00 $2,552.50 $2,613.76 $2,686.95 $2,751.43 $2,825.72 $2,933.10 $3,026.96 $3,148.04 $3,182.66 $3,303.61 Supported
Moving Costs
Per Unit $2,500.00 $2,552.50 $2,613.76 $2,686.95 $2,751.43 $2,825.72 $2,933.10 $3,026.96 $3,148.04 $3,182.66 $3,303.61 Unsupported
Moving Costs
Per Unit $1,500.00 $1,531.50 $1,568.26 $1,612.17 $1,650.86 $1,695.43 $1,759.86 $1,816.17 $1,888.82 $1,909.60 $1,982.16

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Packet Pg. 356 Attachment: Relocation Plan (2383 : Woodland Park Euclid Improvements) Affordable Housing Alternative Compliance
Proposal
Alternative Compliance Proposal Amount
Off-site Income-Restricted Affordable Units 70 to 89 units (16 to 20 % net new units) In-lieu Fee $0 - $4,921,000* (0-19 units at $259k* per
unit)
Total Combined in-lieu fee and unit count must
add up to 89 units (20% net new units)
On-site Rent Stabilized Units 160
* Estimate only--in-lieu fee will be based on the fee in effect at the time of issuance of the first building permit for the Project

9.1.l
Packet Pg. 357 Attachment: Affordable Housing Alternative Compliance Milestones (2383 : Woodland Prior to Building Permit
Issuance for WP Euclid
Improvements
AH Developer submits
Offsite AH Planning
Application*
Applicant pays in-lieu
fee per unit if less than
89 units proposed for
offsite project*
*unless force majeure prevents planning application submission for offsite project, in which case in-lieu fee must be paid prior to Certificate of Occupancy Affordable Housing Milestone Requirements:

Prior to Building Permit Issuance
Prior to Building Permit
Issuance for Offsite
Affordable Project
Applicant Donates Land
to AH Developer
AH Developer Executes
Regulatory Agreement
w/ City
Applicant provides gap
financing to AH
Developer

9.1.l
Packet Pg. 358 Attachment: Affordable Housing Alternative Compliance Milestones (2383 : Woodland Prior to Certificate of Occupancy for
WP Euclid Improvements*
Building Permits Issued for Offsite AH
Project, or
Safety Net Units Created Binding Affordability Restriction placed on Safety Net Units
Restriction released upon COO of
Offsite AH Project and relocation of
the tenant
If Building Permits not issued for
Offsite AH Project by expiration of DA
Term, temporary Restriction becomes
permanent *Developer makes remaining In-lieu
Fee Payment if applicable
Affordable Housing Milestone Requirements:

Prior to Certificate of Occupancy
Safety Net Unit: existing units on land in the City owned by Developer made temporarily available to lower income households consistent with the City's 2019 Inclusionary Housing Ordinance until Off-Site AH Units are available for occupancy

9.1.l
Packet Pg. 359 Attachment: Affordable Housing Alternative Compliance Milestones (2383 : Woodland

M E M O R A N D U M
To: Woodland Park Communities
From: Economic & Planning Systems, Inc.

Subject: Fiscal and Economic Impact Analysis of the Proposed Euclid Improvements Project; EPS #181057
Date: July 7, 2022
Economic & Planning Systems (EPS) has been aiding Woodland Park Communities with fiscal and economic impact analysis of the proposed “Euclid Improvements” project in the City of East Palo Alto. The proposed project seeks to replace 160 existing rent-stabilized units with 605 mixed-income apartments and up to 8,000 square feet of retail and/or community/nonprofit space within Woodland Park. In addition, the proposed project provides for an additional 75 units of deedrestricted, below-market-rate affordable housing to be developed at an offsite location. The off-site housing would be delivered in partnership with Eden Housing and would satisfy City requirements for belowmarket-rate housing.

This memorandum summarizes the fiscal impact of the proposed project on the City of East Palo Alto General Fund, including the Woodland Park development and off-site housing. The analysis reflects coordination with the City and its fiscal consultant, Keyser Marston Associates (KMA).

Fiscal impact estimates for the Woodland Park development derive from EPS analysis completed in 2021 (EPS Memorandum February 8, 2021).

The findings presented here also add fiscal impact estimates for the proposed off-site affordable housing. However, design work and program formulation for the off-site affordable housing is still underway and the findings of this analysis could change as more project detail becomes available.

The following Summary of Findings highlights EPS estimates of the project’s net positive fiscal impacts at project stabilization. Actual fiscal and economic impacts will depend on factors that cannot be predicted with certainty, including the market performance of the project, future changes in City or State budgeting practices, the efficiency of various City departments in supplying services, and other factors. Critical analytical inputs relied upon by the analysis include assumptions provided by Woodland Park Communities, Eden Housing, City Finance

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Packet Pg. 360 Attachment: Fiscal Impact Analysis (2383 : Woodland Park Euclid Improvements) Memorandum July 7, 2022
FIA for Euclid Improvements Page 2
Z:\Shared\Projects\Oakland\181000s\181057_WoodlandPark\Deliverable\181057_FIA_Findings_7.7.22.docx Department, public documents, and EPS industry knowledge, among other sources. The analysis presents impact estimates in constant 2022 dollars.

S umm a r y o f F i n d i n g s

1. The Euclid Improvements project will result in a total net fiscal benefit to the City of East Palo Alto’s General Fund of over $1.1 million per year.

This updated analysis estimates that the net annual fiscal impact of the Euclid Improvements project on the City’s General Fund is positive and significant. As shown in Table 1, this impact estimate reflects net new General Fund revenues of over $1.1 million in year 11 when Measure O requirements apply. The estimated net fiscal impact of proposed development at Woodland Park totals almost $1.2 million, well above the net annual fiscal cost of $68,000 associated with the project’s off-site affordable housing. 1 Euclid Improvements overall net
new contribution to the General Fund will be available to support a range of City services.

Table 1 Euclid Improvements Project Fiscal Impact Summary (2022$) 1 This analysis finds that the off-site affordable housing development will have a negative fiscal impact on the City’s General Fund. The estimated annual cost to the City is largely attributable to the lost property tax revenue that results from tax exemption, combined with new General Fund costs from services to the housing project. The California Revenue and Taxation Code provides that property owned by a nonprofit organization or eligible limited liability company providing housing for lower income households can qualify for the welfare exemption.

Revenue/
Expense Category Net Impact1

WOODLAND PARK DEVELOPMENT
General Fund Revenues $1,712,000
General Fund Expenditures -$535,000
Annual Fiscal Impact on the General Fund $1,177,000

PARTNERSHIP FOR BELOW-MARKET-RATE HOUSING
Annual Fiscal Impact on the General Fund -$68,000
TOTAL
Annual Fiscal Impact on the General Fund $1,109,000
Sources: Woodland Park Communities; City of East Palo Alto; Economic & Planning Systems, Inc. [1] Net impact is based on year 11 of the Proposed Project. City revenues from Measure O begin after year 10.

9.1.m
Packet Pg. 361 Attachment: Fiscal Impact Analysis (2383 : Woodland Park Euclid Improvements) Memorandum July 7, 2022
FIA for Euclid Improvements Page 3
Z:\Shared\Projects\Oakland\181000s\181057_WoodlandPark\Deliverable\181057_FIA_Findings_7.7.22.docx

2. At project buildout, Property Tax will account for the largest revenue source to the City.

After accounting for lost property tax revenue attributable to the off-site affordable housing, the analysis estimates that Euclid Improvements project will generate over $960,000 in net new annual property tax revenue accruing to the City’s General Fund. This growth in property tax revenue stems from an expected increase in assessed value of $308 million at Woodland Park. The rise in assessed value at Woodland Park is offset by a modest reduction in assessed value at the off-site affordable housing site.

3. The Euclid Improvements project’s most significant cost to the City’s General Fund is likely to be borne by the Police Department.

Assuming that Police Department costs increase with added population at Woodland Park and within the new off-site affordable housing, the analysis estimates that the cost of police services will grow from about $150,000 per year today to approximately $468,000 per year at project stabilization. This estimate reflects police department cost factors provided to EPS by the City. However, compared to historically reported calls for service at Woodland Park, the police cost estimates are conservative (i.e., more likely to overstate than understate costs). Woodland Park has dedicated, private, around-the-clock security fielding calls that would otherwise go to City police.

4. Over a 20-year time horizon, the project is expected to generate a cumulative net positive fiscal impact of about $18.6 million.

The City levies a Residential Rental Business License Tax (Measure O) which applies to all market-rate units starting 10 years after a certificate of occupancy has been issued.

Accounting for this tax increase beginning in year 11, the fiscal impact of the Euclid Improvements project is estimated at about $1.6 million in year three, $8.6 million in year 11, and over $18.6 million in year 20, including development at Woodland Park and off-site affordable housing.

5. One-time development impact fees paid by the project developer total roughly $8.17 million.

The City of East Palo Alto charges development impact fees including:

1. Parks and Trails Fee;

2. Public Facilities Fee;

3. Transportation Infrastructure Fee;

4. Storm Drainage Fee;

5. Water Capacity Fee; and

6. Residential Impact Fee.

Assuming that the proposed project is not subject to the City’s Residential Impact fee and that Woodland Park Communities pays impact fees on net new units delivered, roughly $8.17 million would be generated for City capital improvement programs. In addition, local infrastructure improvements delivered by the project and other development impact fees (e.g., levied by local school districts) will contribute to the community benefit of the proposed project.

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Packet Pg. 362 Attachment: Fiscal Impact Analysis (2383 : Woodland Park Euclid Improvements)

M E M O R AN DU M
To: Woodland Park Communities
From: Economic & Planning Systems, Inc.

Subject: Updated Fiscal and Economic Impact Analysis of the Proposed Euclid Improvements Project; EPS #181057
Date: February 8, 2021
Woodland Park Communities retained Economic & Planning Systems, Inc. (EPS) to prepare a fiscal and economic impact analysis of the proposed “Euclid Improvements” project in the City of East Palo Alto.

The proposed project seeks to replace 160 existing rent-stabilized units with 605 mixed-income apartments and up to 8,000 square feet of retail and/or community/nonprofit space.

This EPS analysis considers the likely effects of the proposed project on the City of East Palo Alto General Fund and the local economy.

Specifically, the fiscal analysis identifies whether the proposed project will generate adequate City revenues to cover the cost of providing ongoing municipal services to new residents and employees. In addition, the economic impact analysis evaluates the potential effect of the project on employment, employee compensation, and sales (i.e., economic output). Keyser Marston Associates (KMA) reviewed an early draft of this analysis, released in September 2019. This update reflects KMA recommendations and new data from East Palo Alto’s Finance Department. The findings of this analysis could change further as additional project data, information from the City, and more input from stakeholders becomes available.

The following Summary of Findings highlights EPS estimates of the project’s net positive fiscal and economic impacts at project stabilization.

Actual fiscal and economic impacts will depend on a number of factors that cannot be predicted with certainty, including the market performance of the project, future changes in City or State budgeting practices, the efficiency of various City departments in providing services, and other factors. Critical analytical inputs relied upon by the analysis include assumptions provided by Woodland Park Communities, City and County documents, and EPS industry knowledge, among other sources. The analysis presents impact estimates in constant 2021 dollars.

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Packet Pg. 363 Attachment: Fiscal Impact Analysis (2383 : Woodland Park Euclid Improvements) Memorandum February 8, 2021
Euclid Improvements Fiscal and Economic Impact Analysis Page 2 Z:\Shared\Projects\Oakland\181000s\181057_WoodlandPark\Deliverable\181057_WoodlandPark_Fiscal_2.8.21.docx Summary of Findings

1. The proposed mixed-use project will result in a net fiscal benefit to the City of East Palo Alto General Fund of over $907,000 per year, increasing to about $1.18 million in the future.

This analysis estimates that the net annual fiscal impact of the proposed project on the City’s General Fund is positive and significant at project stabilization, as shown in Table 1. This impact estimate reflects net new General Fund revenues of $1.44 million and net new City General Fund expenditures of $0.54 million. Net new revenues increase to $1.71 million in year 11 when Measure O requirements apply. The estimated $907,000 net additional City funds at project stabilization and $1.18 million at year 11 are over and above the positive net fiscal impact that the “baseline” existing uses currently have on the General Fund. The project’s net new contribution to the General Fund will be available to support a range of potential City services.

Table 1 Fiscal Impact Summary at Project Stabilization and Year 11

2. At project buildout, Property Tax will account for the largest revenue source to the City.

The proposed project is projected to generate nearly $1.1 million in annual property tax revenue accruing to the City’s General Fund. This is an increase of $0.97 million over the current $117,000 in annual property tax revenue generated by the existing 160 units on site.

The growth in property tax revenue is attributable to the anticipated $308 million increase in the assessed value of the project parcels, from about $37 million today to an estimated $345 million after the project is delivered.

3. The proposed project’s most significant cost to the City’s General Fund is likely to be borne by the Police Department.

Assuming that police costs increase along with the net new population added by the development, the analysis estimates that the cost of police services will grow from about $150,000 per year today to approximately $435,000 per year at project stabilization. This estimate reflects current police department cost factors provided to EPS by the City.

However, based on historically-reported calls for service, the police costs associated with the project site now and with new development are conservative (i.e., more likely to overstate Revenue/
Expense Category
Net Impact at
Stabilization1
Net Impact at
Year 11
Total General Fund Revenues $1,442,000 $1,712,000
Total General Fund Expenditures $535,000 $535,000
ANNUAL FISCAL IMPACT ON GENERAL FUND $907,000 $1,177,000 Sources: Woodland Park Communities; City of East Palo Alto; Economic & Planning Systems, Inc. [1] The project is assumed to stabilize by Year 3. Additional revenues as a result of Measure O start Year 11; see Table 14 for yearly fiscal impact schedule.

9.1.m
Packet Pg. 364 Attachment: Fiscal Impact Analysis (2383 : Woodland Park Euclid Improvements) Memorandum February 8, 2021
Euclid Improvements Fiscal and Economic Impact Analysis Page 3 Z:\Shared\Projects\Oakland\181000s\181057_WoodlandPark\Deliverable\181057_WoodlandPark_Fiscal_2.8.21.docx than understate costs). Additionally, Woodland Park has dedicated, private, around-the-clock security on site. This security service addresses calls from residents, so it is likely that security fields calls that would otherwise go to City police.

4. Over a 20-year time horizon, the project is expected to generate a cumulative net positive fiscal impact of about $20 million.

The City levies a Residential Rental Business License Tax (Measure O) which applies to all units starting 10 years after a certificate of occupancy has been issued. Accounting for this tax increase commencing in year 11, the project generates an additional $0.27 million annually in fiscal impact, increasing from $907,000 to $1.18 million per year. The cumulative impact of the project is estimated at about $1.8 million in year three, $9.3 million in year 11, and over $19.9 million in year 20.

5. One-time development impact fees paid by the project developer total roughly $6.8 million.

The City of East Palo Alto currently charges development impact fees including the (1) Parks and Trails fee, (2) Public Facilities fee, (3) Transportation Infrastructure fee, (4) Storm Drainage fee, and (5) Water Capacity Fee. The analysis assumes that the applicant is not subject to the City’s Residential Impact fee. Based on the City’s most recent fee schedule (effective July 2019), the total development impact fees are $15,400 per unit.1 Assuming that Woodland Park Communities pays impact fees on the net new units delivered by the project, roughly $6.8 million would be generated for City capital improvement programs.

Additional local infrastructure improvements and development impact fees levied by the local school district will generate additional community benefits.

6. Construction of the Euclid Improvements project will cost an estimated $320 million and directly support roughly 1,500 job years in the local economy.

Assuming the project is constructed over a three-year period, an average of 500 jobs will be supported throughout the development period. This direct employment and associated spending in the local economy is anticipated to stimulate an additional $100 million+ in economic “ripple” effects in the local economy, with the total economic significance of the investment resulting in a one-time benefit that approaches $460 million. Table 2 summarizes estimated one-time impacts from construction. 1 City of East Palo Alto City-wide Development Impact Fee Program, Community and Economic Development Department, Engineering Division

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Packet Pg. 365 Attachment: Fiscal Impact Analysis (2383 : Woodland Park Euclid Improvements) Memorandum February 8, 2021
Euclid Improvements Fiscal and Economic Impact Analysis Page 4 Z:\Shared\Projects\Oakland\181000s\181057_WoodlandPark\Deliverable\181057_WoodlandPark_Fiscal_2.8.21.docx Table 2 One-Time Economic Impact from Construction

7. The proposed project’s operations will support new jobs and generate demand for goods and services in the local economy, creating about $6.7 million in net new spending annually in the local economy.

In addition to tax revenue for the City and construction period benefits, the project will generate new ongoing employment and spending in East Palo Alto as well as additional economic activity created by the project’s “ripple effect” in the local economy (within San Mateo County). EPS estimates that the project will directly support about 99 jobs and $6.3 million in spending in the local economy. These part-time and full-time jobs result from operations and maintenance of the project as well as household spending on retail purchases in the local economy. Including the ripple effect, the project will support an estimated $9.6 million in spending per year, an increase of approximately $6.7 million over the existing uses at the project site. The spending will support an estimated 82 net new jobs in East Palo Alto, including approximately 40 retail jobs. Table 3 summarizes estimated recurring annual impacts from project operations.

Impact Type Jobs
Employee
Compensation Value Added1 Total Output
Direct Effect 1,500 $139,135,000 $188,611,000 $320,000,000 Indirect Effect 450 $33,047,000 $49,056,000 $71,412,000 Induced Effect 400 $26,385,000 $45,924,000 $67,424,000
Total Effect 2,350 $198,567,000 $283,591,000 $458,836,000 [1] Comparable to gross domestic project (GDP).

Sources: IMPLAN; Economic & Planning Systems, Inc.

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Packet Pg. 366 Attachment: Fiscal Impact Analysis (2383 : Woodland Park Euclid Improvements) Memorandum February 8, 2021
Euclid Improvements Fiscal and Economic Impact Analysis Page 5 Z:\Shared\Projects\Oakland\181000s\181057_WoodlandPark\Deliverable\181057_WoodlandPark_Fiscal_2.8.21.docx Table 3 Recurring Economic Impact from Operations

8. The proposed project will create new job opportunities in a range of industries that already are present in the local economy and in occupations that span a wide spectrum of educational and professional requirements.

By adding to the City of East Palo Alto’s housing stock and enhancing local retail, the proposed project supports marginal growth in already well-developed economic sectors.

Accordingly, the local economy is well equipped to provide the necessary direct and indirect inputs to supply, including services from vendors and new employees. Furthermore, the industries that are positively impacted by the project require employment in an array of occupations that support a diversity of employee qualifications, with typical entry-level job education ranging from no high school diploma (e.g., landscaping jobs) to some college (e.g., bookkeeping jobs). In addition, these occupations also provide opportunities for welleducated members of the labor force, with occupations in property management and real estate providing noteworthy opportunities for college graduates and those with advanced degrees. Overall, the job opportunities created by the proposed project appear well aligned with the educational characteristics of workers residing in East Palo Alto.

Fiscal Impact on the General Fu nd
This section describes the methodology and key assumptions used to estimate the fiscal impacts of the proposed project. The analysis is based on information from:
• development applicant;
• City and County documents; and
• existing EPS industry knowledge.

EPS has developed a fiscal impact framework based on its in-house methodology and East Palo Alto-specific factors obtained from the sources above. EPS has not conducted an independent audit of the City’s budget, performed in-depth interviews with service-providing City departments, or conducted detailed market analysis.

Impact Type Jobs
Employee
Compensation Value Added1 Total Output
Direct Effect 99 $4,675,000 $7,650,000 $6,266,000
Indirect Effect 7 $565,000 $866,000 $1,274,000
Induced Effect 12 $807,000 $1,404,000 $2,063,000
Total Economic Impact 119 $6,047,000 $9,920,000 $9,603,000 Baseline 37 $1,885,000 $3,092,000 $2,925,000
Net Economic Impact 82 $4,162,000 $6,828,000 $6,678,000 [1] Comparable to gross domestic project (GDP).

Sources: IMPLAN; Economic & Planning Systems, Inc.

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Packet Pg. 367 Attachment: Fiscal Impact Analysis (2383 : Woodland Park Euclid Improvements) Memorandum February 8, 2021
Euclid Improvements Fiscal and Economic Impact Analysis Page 6 Z:\Shared\Projects\Oakland\181000s\181057_WoodlandPark\Deliverable\181057_WoodlandPark_Fiscal_2.8.21.docx Project Description
Woodland Park Communities is proposing to replace 160 existing rent-stabilized units with a 605- apartment mixed-income community, along with up to 8,000 square feet of retail and community space. Table 4 details the proposed development program. The table also presents EPS assumptions concerning the population and employment that would be on site at the project. A variety of revenues and costs included in this fiscal analysis are based on the anticipated “service population” shown in Table 4, which weights a local employee’s service burden at one third of a resident’s burden.

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Packet Pg. 368 Attachment: Fiscal Impact Analysis (2383 : Woodland Park Euclid Improvements) Memorandum February 8, 2021
Euclid Improvements Fiscal and Economic Impact Analysis Page 7 Z:\Shared\Projects\Oakland\181000s\181057_WoodlandPark\Deliverable\181057_WoodlandPark_Fiscal_2.8.21.docx Table 4 Development Program and Service Population
Commercial
Retail up to 5,000 SF 400 SF/Employee 13 0 4
Community/Non-profit space up to 3,000 SF 380 SF/Employee 8 0 3 Commercial Total 8,000 SF 20 0 7
Residential
Apartments3
Market Rate Units 445 DU 1.75 Residents/Unit 0 779 779
Deed-Restricted Rent-Controlled Units 160 DU 2.5 Residents/Unit 0 400 400 Residential Total 605 DU 1.9 Residents/Unit 0 1,179 1,179 Project Total 20 1,179 1,186
Sources: Greystar Real Estate Services; CA Department of Finance (2020); Economic & Planning Systems, Inc. [1] Office, retail, hotel, and residential employment densities reflect typical conditions. Density may vary based on tenanting and real estate format. [2] Service population is the sum of total residential population and one third of total employment. It represents a measure of public service demand in which an employee generates one third the demand of a resident. [3] Household population for the new units reflects assumptions from data provided November 11, 2020 by Director of Client Services for Greystar Real Estate Services, which supports the leasing of recently built multifamily product for the Project Sponsor in San Mateo and Santa Clara Counties. Household population for the replacement units reflects existing Census reported data for Census Tract 6121, adjusted as recommended by KMA.

Land Use
Resident or Worker
Density Assumptions1 Employment Residents
Service
Population2
Development
Program

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Packet Pg. 369 Attachment: Fiscal Impact Analysis (2383 : Woodland Park Euclid Improvements) Memorandum February 8, 2021
Euclid Improvements Fiscal and Economic Impact Analysis Page 8 Z:\Shared\Projects\Oakland\181000s\181057_WoodlandPark\Deliverable\181057_WoodlandPark_Fiscal_2.8.21.docx General Fund Revenues
New General Fund tax proceeds attributable to the proposed development will include sales tax, property tax, property tax in lieu of vehicle license fee (VLF), sales tax, franchise fee, utility users’ tax, and licenses, fees, and permits. Table 5 provides a summary of the East Palo Alto Fiscal Year 2019-2020 Adopted General Fund revenue budget and a description of the forecasting method relied upon for each relevant revenue source.

Table 5 FY 2019-2020 Revenue Budget Summary and Fiscal Impact Estimating Factors
City of East Palo Alto
Revenue Category
Property Tax $10,638,829 31.6% of 1% of base assessed value Property Tax In-Lieu of VLF1 $4,311,171 See Table 7
Sales Tax2 $5,900,000 1.45% of estimated taxable sales
Transient Occupancy Tax $2,300,000 - not estimated
Franchise Fees $1,050,000 $31.43 per capita service population Utility Users Tax $1,570,000 $47.00 per capita service population Licenses, Fees, and Permits $3,005,000 - See Table 10
Fines and Forfeitures $420,000 - not estimated
Use of Money and Property $537,000 - not estimated
Grants and Intergovernmental $75,000 - not estimated
Charges for Current Services $690,500 - not estimated
Other Miscellaneous $27,500 - not estimated
Total Revenues $30,525,000
Sources: City of East Palo Alto Adopted Budget FY 2019-20; Economic & Planning Systems, Inc.

Estimating Factors
[1] FY19-20 estimate based on communication with the City of East Palo Alto Finance Department. [2] The Sales Tax Estimating factor of 1.45 percent is made up of two parts: (1) the Bradley-Burns sales tax, of which 95 percent (i.e., 0.95 percent of the sale price) accrues to the City while the remaining 5 percent (i.e., 0.05 percent of the sale price) accrues to San Mateo County, and (2) a 0.5-percent district sales tax that East Palo Alto voters approved in November 2016 through Measure P, which accrues to the City’s General Fund. In total, taxable transactions in East Palo Alto generate sales tax to the City at a rate of 1.45 percent (0.95 percent Bradley-Burns plus 0.5 percent Measure P).

FY 2019-20
Baseline
(Non-COVID)

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Packet Pg. 370 Attachment: Fiscal Impact Analysis (2383 : Woodland Park Euclid Improvements) Memorandum February 8, 2021
Euclid Improvements Fiscal and Economic Impact Analysis Page 9 Z:\Shared\Projects\Oakland\181000s\181057_WoodlandPark\Deliverable\181057_WoodlandPark_Fiscal_2.8.21.docx Property Tax Revenue
Property tax revenue is based on the estimated assessed value of the proposed project. Relying on Woodland Park Communities’ proposed development program, EPS estimates the project’s assessed value at about $345,000,000 at buildout, as shown in Table 6.2 The assessed value of the retail component assumes $500 per square foot. The weighted average value of a residential unit is about $566,000, which accounts for 160 new units that will be rent-stabilized and 445 units that will be rented at market rates. The existing units on site currently are assessed at approximately $218,600 per unit. EPS assumes new rent-stabilized units will be assessed at a higher value, about $350,000 per unit. The new market rate units have an estimated assessed value of $644,000 per unit.

Table 6 Assessed Value of the Proposed Project
The proposed project is located in Tax Rate Area (TRA) 021-024. For parcels located within this TRA, the City’s General Fund captures 31.6 percent of the base 1.0 percent property tax rate.

Given the anticipated assessed value of the proposed project, the property tax revenue accruing to the City’s General fund is anticipated to by over $1 million per year, as shown in Table 7. The Fiscal Impact of Existing Uses section of this memorandum considers the baseline property tax revenue associated with the current assessed value of the site.

Property Tax In-Lieu of Vehicle License Fees
In 2004, the State of California adjusted the method for sharing vehicle license fees (VLF) with local jurisdictions. More recently, State budget changes replaced the VLF with property tax, 2 Personal communication with the San Mateo County Assessor’s Office indicates that the sales comparison approach may be used to establish assessed value. Assessed value relied on in this analysis approximates that valuation.

Category of
Assessed Value
Total Value
Estimate
Retail Assessed Value $500 per square foot $2,500,000
Residential Assessed Value $566,299 per unit $342,611,150 Market Rate Units $644,070 per unit $286,611,150
Existing Units 2 $231,944 per unit $0
New Rent-Controlled Units 3 $350,000 per unit $56,000,000 Total Assessed Value $345,111,150
[1] Includes land and improvements.
[2] San Mateo County Assessor Tax Roll (Assessment Year 2018, adjusted to 2021 at 2% per annum).

Development Value Assumptions1
Sources: Woodland Park Communities; City of East Palo Alto; Economic & Planning Systems, Inc. [3] Cushman & Wakefield Appraisal of Woodland Park as of December 31, 2018 and adjustment for new construction.

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Table 7 Property Tax and Property Tax In Lieu of VLF Revenue Retail Sales Tax Revenue
The proposed project is expected to generate retail sales tax revenue accruing to the City of East Palo Alto, both from project households retail spending and additional on-site retail sales. Project household spending estimates are reflective of retail sales for specific income brackets.

Additional on-site retail sales are based on expected business activity within the estimated 5,000 square feet of retail in the project program. The local sales tax rate is 1.45 percent of taxable retail sales, including the base sales tax rate and additional sales tax generated by a voterapproved measure. Table 9 summarizes sales tax revenue projections at project stabilization.

Taxable Household Spending
This fiscal analysis relies on data from the U.S. Bureau of Labor Statistic Consumer Expenditure Survey to establish the retail spending pattern of households. The spending patterns reflect household consumer behavior observed nationally for households with specific levels of annual income. This analysis uses anticipated residential rents to estimate household income for households in market rate units, as shown in Table 8. The estimated household incomes for the Property Tax and Estimating Factors Formula Estimates
Property Tax
Project Assessed Value see Table 5 a $345,111,150
Property Tax 1.0% Base Property Tax Rate $3,451,112
General Fund Property Tax Revenue1 31.6% Allocation to General Fund $1,091,469 Property Tax In Lieu of VLF
Existing Citywide Property Tax in Lieu of VLF2 b $4,311,171 Citywide Assessed Value3
c $3,289,212,822
Percentage Increase in Citywide Assessed Value d = a / c 10.49% New General Fund Property Tax In Lieu of VLF e = d * b $452,337 [3] San Mateo County Assessor's Annual Report (FY 2018-2019). Includes secured and unsecured assessed value.

Sources: City of East Palo Alto; San Mateo County Assessor; Economic & Planning Systems, Inc.

Assumption /
Estimating Factor
[1] Increment allocation factor for Tax Rate Area 021-014. [2] City of East Palo Alto Finance Department.

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Table 8 Annual Household Income Estimates
To identify taxable retail expenditures made by project households, the analysis identifies and isolates taxable retail spending from total household spending. The analysis estimates that for market-rate units, households spend approximately 26 percent of gross household income on taxable retail purchases. Households in the rent-stabilized units spend an estimated 34 percent of gross income on taxable retail purchases. To account for East Palo Alto’s capture of these taxable sales, the analysis estimates that 5 percent of that spending occurs within the City. Perhousehold taxable spending in East Palo Alto is multiplied by occupied project units to determine average annual taxable sales.

The Fiscal Impact of Existing Uses section of this memorandum considers the baseline sales tax revenue associated with the current assessed value of the site. The analysis identifies that rent-stabilized units do not contribute to the net impact on sales tax revenue, since current residents will return to new rent-stabilized units and that their contributions to local sales tax revenue remain unchanged.

On-Site Retail Sales
On-site retail sales are based on a taxable sales factor of $350 per square foot of retail space. To avoid double counting, EPS assumes that 20 percent of resident spending on taxable retail in East Palo Alto occurs at the on-site retail. After netting out this resident spending (already 3 Block 4003, Block Group 4, Census Tract 6121, American Community Survey (2013-2017 5-year estimate).

Residential
Unit Type
Total
Units
Occupied
Units1
Monthly
Rent
per Unit2
Annual
Rent
Average
Household
Income3
Total
Household
Income
Market Rate Units 445 423 $3,067 $36,804 $94,369 $39,894,592 Rent-Controlled Units 160 152 $1,329 $15,952 $43,818 $6,660,336 Total 605 575 $2,607 $31,289 $46,554,928
[1] Assumes citywide vacancy rate of 5 percent for market rate units (5-year average data from CoStar Group). [3] Assumes that rental costs are 39 percent of total household income for market rate units (Bay Area Burden, ULI). Incomes for rent-controlled units assumes median household income for Block Group 4, Census Tract 6121 (ACS 2015-2019).

Sources: American Community Survey Table B19013 (2015-2019); CoStar Group; City of East Palo Alto Inclusionary Housing Ordinance; HCD Income Limits; Economic & Planning Systems, Inc. [2] Weighted average rent across studio, 1-bedroom, 2-bedroom, 3-bedroom, and 4-bedroom units.

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Table 9 Retail Sales Tax Revenue
Sales Tax Sources and Estimating Factors Estimates
Market Rate Units - Household Retail Spending
Average Household Income1 $94,369 per household
Household Expenditure on Taxable Sales2 $24,536 per household Occupied Residential Units 423 units
Market Rate Units - Household Retail Spending $10,372,594 Retail Sales in East Palo Alto3 5.0% City capture rate $518,630 Rent-Controlled Units - Household Retail Spending
Average Household Income1 $43,818 per household
Household Expenditure on Taxable Sales2 $14,898 per household Occupied Residential Units 152 units
Rent-Controlled Household Retail Spending $2,264,514
Sources: Woodland Park Communities; City of East Palo Alt 5.0% City capture rate $113,226 On-Site Retail Sales
New Retail Space 5,000 square feet
Taxable Retail Sales $350 per sq. ft. $1,750,000
(Less) Project Resident and Employee Expenditures4 -$126,371 Net Additional Taxable Sales from Project Retail $1,623,629 Total Taxable Retail Sales $2,255,484
General Fund Sales Tax Revenue 1.45% of taxable sales $32,705 [1] See Table 8 for household income calculations.

Assumptions/
Estimating Factors
[2] Based on Bureau of Labor Statistics Consumer Expenditure Survey (2017) for respective income groups. [3] EPS Assumption.
[4] EPS Assumption (20 percent of resident spending captured in local taxable spending estimates above).

Sources: International Council of Shopping Centers (2012); BLS Consumer Expenditure Survey (2017); Economic & Planning Systems, Inc.

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In addition to the revenues described above, other taxes and fees are estimated to be generated by the project. This analysis uses an average revenue approach derived from City budget documents to forecast new franchise fee revenues generated by commercial activity and utility users tax revenues generated for charges for services on increased resident and employee utility usage. Table 10 presents forecasting assumptions and revenue estimates.

The project will also generate revenues through licenses, fees, and permits. The City of East Palo Alto charges a business license fee on all entities doing business in the City, including landlords, based on the City’s Annual License Fee Schedule. Furthermore, the City collects fees through Measure O to help fund programs for affordable housing and alleviate displacement and homelessness. Under Measure O, landlords with five or more residential rental units are subject to a 1.5 percent tax on gross rental receipts. The tax is levied beginning ten years after issuance of a certificate of occupancy for the units (CoO). Woodland Park LLC currently pays approximately $36,000 per year to the City for the 160 units under Measure O. Table 10 shows the revenues at project stabilization (year 3), when the project would still be exempt from Measure O. In year 11, ten years after certificate of occupancy is granted, the annual amount for Measure O is estimated to be about $270,000 (see Table 15).

The current apartments are subject to an additional Rental Stabilization Ordinance Fee (RSO fee), which charges a City-established fee ($222 per unit for FY 2018-2019) on units built before 1988. Because Woodland Park communities would replace the existing rent-control units, the project would continue to be subject to the registration fee for the rent-controlled units. This amount is estimated to be about $35,000 for the current 160 units in the analysis of baseline conditions and is assumed to remain unchanged under the proposed conditions. The estimates in Table 10 reflect continued RSO fee payment.

Table 10 Revenue from Other Taxes and Fees
Other Revenue Sources Estimates
Franchise Fees $31.43 per capita service population $37,263 Utility Users Tax $47.00 per capita service population $55,717 Licenses, Fees, and Permits
Business License 1 per Annual License Fee Schedule $9,936 Measure O 2 1.5% gross rental receipts $0
Rent Stabilization Ordinance Fee $222 per unit $35,520
Total $45,456
Sources: City of East Palo Alto; Economic & Planning Systems, Inc.

Estimating Factor
[1] Assumes Woodland Park LLC earns annual gross receipts over $10,000,000. The amount shown is proportional to the number of units in this section of Woodland Park apartments (160 of 1,842) plus fee attributable to the 445 new units per the City fee schedule.
[2] Applies to both baseline and the proposed project. Proposed project is exempt for first 10 years (excluded from summary above, see Table 14). Measure O (2016) is a 1.5 percent Business License Tax on Gross Receipts on owners of five or more residential units after 10 years from issuance of certificate of occupancy.

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This fiscal analysis estimates the costs attributable to population and employment growth by characterizing how expenses will change for each City department. For some departments, population and employment growth in the City will not dramatically alter operations. For example, administrative functions in the City are not likely to scale up significantly to accommodate new projects. Alternatively, departments that provide services directly to residents and businesses likely will increase their operations and associated costs to accommodate new population.

It is important to note that a range of external factors may influence City responses to growth and cost effects in the future. Examples of factors that are beyond the control of the City and its departments that may act to magnify or reduce department costs over time include:
• regional growth;
• technology;
• state and federal policies; and
• environmental factors.

This study does not speculate regarding the potential effects of such exogenous influences on the General Fund expense budget. The analysis focuses only on those factors attributable directly to the population growth, employment growth, and land use changes generated by the proposed project.

The fiscal analysis model relies on a categorization of the likely budgetary response to population and employment growth for each department. The anticipated response to growth is expressed for fiscal modeling purposes in terms of “fixed expenses” and “variable expenses” within the department budget.

The fixed expenses are the portion of a City department’s budget which is not affected by population and employment growth. Even a department which is anticipated to grow largely in step with the City’s service population likely would have some fixed cost. For example, in most cases each department has only one director position, which is a fixed expense for the department. While the department may increase staffing to accommodate growth, the department will not add another director.

The variable expenses of a department are those that do increase with growth. As the City’s populations expand, increased demand for services requires some departments to scale up their operations to meet new demand. The analysis identifies the portion of a department’s budget that scales up as the variable share of the budget.

EPS uses a per-capita cost approach to estimate department costs attributable to new residents and workers. The analysis relies on budget data provided by the City’s Finance Director concerning variable General Fund costs. The City data specify the variable costs to be used by this fiscal impact analysis, and the EPS analysis conforms to the City’s specified cost factors. The cost data are conservative (i.e., more likely to overstate costs and understate costs), relative to EPS fiscal impact analysis in other jurisdictions. Table 11 presents per-capita service costs relied on by this analysis. To determine the new General Fund expenditures attributable to the proposed project, the per-capita factors are multiplied by the projected increase in service population or resident population of the project, as appropriate.

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Variable
Expenditures
General
Fund
Expense
Estimates
General Government1 $6,382,615 $4,033,126 $121 per capita service population $143,130 Community Development $5,257,315 $1,754,305 $53 per capita service population $62,258 Public Works $4,859,425 $3,924,500 $117 per capita service population $139,275 Police $12,989,075 $12,257,125 $367 per capita service population $434,988 Other2 $953,920 $790,860 $24 per capita service population $28,066 Total General Fund
Expenditures $30,442,350 $22,759,916 $681 per capita service population $807,716 [1] Includes City Council, City Attorney, City Clerk, City Manager, Administrative Services, and Finance. [2] Includes capital and technology, overhead, debt service, and other non-departmental expenditures.

Estimating Factors3
[3] Service population for East Palo Alto reflects population and employment estimates from California Department of Finance (2020); US Census, American Community Survey (2015-2019).

FY 2020-21
Baseline
(Non-COVID)
Sources: City of East Palo Alto Adopted Budget FY 19-20; KMA Memorandum to City of East Palo Alto, August 14, 2020; Economic & Planning Systems, Inc.

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The analysis estimates that the proposed development will generate an annual fiscal impact of about $907,000 at stabiliztion, increasing to $1.18 million in year 11. Table 12 details the fiscal impact of the proposed project on the City of East Palo Alto’s General Fund, with forecasted revenues and expenditure estimates based on the methodology described above.

Table 12 Fiscal Impact of Proposed Uses
Revenue/ Proposed Project Proposed Project
Expense Category at Stabilization at Year 11
General Fund Revenues
Property Tax $1,091,000 $1,091,000
Property Tax In-Lieu of VLF $452,000 $452,000
Sales Tax $33,000 $33,000
Franchise Fees $37,000 $37,000
Utility Users Tax $56,000 $56,000
Licenses, Fees, and Permits1 $45,000 $315,000
Total Revenues $1,715,000 $1,985,000
General Fund Expenditures
General Government $143,000 $143,000
Community Development $62,000 $62,000
Public Works $139,000 $139,000
Police $435,000 $435,000
Other $28,000 $28,000
Total Expenditures $808,000 $808,000
ANNUAL FISCAL IMPACT ON GENERAL FUND $907,000 $1,177,000 [1] Licenses, Fees, and Permits revenue excludes Measure O revenue for Project scenario as it applies starting 10 years from issuance of certificate of occupancy.

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Euclid Improvements Fiscal and Economic Impact Analysis Page 17 Z:\Shared\Projects\Oakland\181000s\181057_WoodlandPark\Deliverable\181057_WoodlandPark_Fiscal_2.8.21.docx Fiscal Impact of Existing Uses (Baseline Analysis)
In order to quantify the fiscal impact of the existing apartment complex, the same revenue and cost methodology is applied to the existing land use program. The site currently is occupied by 160 rent-stabilized housing units. The existing housing has a neutral fiscal impact, with estimated revenues that are equal to estimated costs attributable to the site.

Net Fiscal Impact
The Euclid Improvements project will result in an annual net fiscal benefit to the City of East Palo Alto General Fund beginning in year 1. This analysis estimates that the net annual fiscal impact of the proposed project on the City’s General Fund is approximately $907,000 at project stabilization (year 3). After Measure O revenue commences in year 11, the project’s estimated net fiscal impact increases to $1.18 million per year. The cumulative net impact of the project is estimated at $1.8 million in year three, $9.3 million in year 11, and over $19.9 million in year 20, as shown under “Baseline v. Project Comparison” in Table 15.

Revenue/
Expense Category Baseline
General Fund Revenues
Property Tax $117,000
Property Tax In-Lieu of VLF $49,000
Sales Tax $2,000
Franchise Fees $13,000
Utility Users Tax $19,000
Licenses, Fees, and Permits1 $74,000
Total Revenues $273,000
General Fund Expenditures
General Government $48,000
Community Development $21,000
Public Works $47,000
Police $147,000
Other $9,000
Total Expenditures $273,000
ANNUAL FISCAL IMPACT ON GENERAL FUND $0
[1] Fiscal impact estimates are presented as an annual number at stabilization (by Year 3). Additional revenues as a result of Measure O start Year 11; see Table 14 for yearly fiscal impact schedule.

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One-time development impact fees paid by the project developer could total roughly $6.83 million. The City of East Palo Alto currently charges development impact fees including a (1) Parks and Trails fee, (2) Public Facilities fee, (3) Storm Drainage fee, (4) Transportation Infrastructure fee, and (5) Water Capacity Fee. Estimate assumes applicant is not required to pay the City’s Residential Impact fee. Based on the City’s most recent fee schedule (effective July 2019), the total development impact fees are estimated at $15,400 per unit.4 Assuming that Woodland Park Communities pays impact fees on the net new units delivered by the project, roughly $6.8 million would be generated for City capital improvement programs, as shown in Table 14.

In addition, the applicant anticipates significant contributions to local infrastructure, including approximately $10 million for sanitary and sewer and at least $5 million for municipal water tank improvements. Furthermore, over $1 million in impact fees is likely to be generated for the Sequoia and Ravenswood school districts.

Table 13 One-Time Development Impact Fees
4 City of East Palo Alto City-wide Development Impact Fee Program, Community and Economic Development Department, Engineering Division
Development Impact Fees Estimated One-Time Payment
Parks and Trails $1,271,000
Public Facilities $2,229,000
Storm Drainage $273,000
Transportation Infrastructure $827,000
Water Capacity Fee $2,231,000
Total $6,831,000
Total Fee per unit $15,400
Source: City of East Palo Alto, as of August 17, 2020

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Year
Percent
Stabilized 1
Total Fiscal
Impact Cumulative
Percent
Stabilized 1 Fiscal Impact
w/ Measure O
Revenues
Total Fiscal
Impact Cumulative
Net Annual
Fiscal Impact
Net Cumulative
Fiscal Impact
1 100% $0 $0 33% $299,310 $0 $299,310 $299,310 $299,310 $299,310 2 100% $0 $0 67% $607,690 $0 $607,690 $907,000 $607,690 $907,000 3 100% $0 $0 100% $907,000 $0 $907,000 $1,814,000 $907,000 $1,814,000 4 100% $0 $0 100% $907,000 $0 $907,000 $2,721,000 $907,000 $2,721,000 5 100% $0 $0 100% $907,000 $0 $907,000 $3,628,000 $907,000 $3,628,000 6 100% $0 $0 100% $907,000 $0 $907,000 $4,535,000 $907,000 $4,535,000 7 100% $0 $0 100% $907,000 $0 $907,000 $5,442,000 $907,000 $5,442,000 8 100% $0 $0 100% $907,000 $0 $907,000 $6,349,000 $907,000 $6,349,000 9 100% $0 $0 100% $907,000 $0 $907,000 $7,256,000 $907,000 $7,256,000 10 100% $0 $0 100% $907,000 $0 $907,000 $8,163,000 $907,000 $8,163,000 11 100% $0 $0 100% $907,000 $269,754 $1,176,754 $9,339,754 $1,176,754 $9,339,754 12 100% $0 $0 100% $907,000 $269,754 $1,176,754 $10,516,508 $1,176,754 $10,516,508 13 100% $0 $0 100% $907,000 $269,754 $1,176,754 $11,693,262 $1,176,754 $11,693,262 14 100% $0 $0 100% $907,000 $269,754 $1,176,754 $12,870,017 $1,176,754 $12,870,017 15 100% $0 $0 100% $907,000 $269,754 $1,176,754 $14,046,771 $1,176,754 $14,046,771 16 100% $0 $0 100% $907,000 $269,754 $1,176,754 $15,223,525 $1,176,754 $15,223,525 17 100% $0 $0 100% $907,000 $269,754 $1,176,754 $16,400,279 $1,176,754 $16,400,279 18 100% $0 $0 100% $907,000 $269,754 $1,176,754 $17,577,033 $1,176,754 $17,577,033 19 100% $0 $0 100% $907,000 $269,754 $1,176,754 $18,753,787 $1,176,754 $18,753,787 20 100% $0 $0 100% $907,000 $269,754 $1,176,754 $19,930,542 $1,176,754 $19,930,542 [1] Net fiscal impact accounts for 5% residential vacancy.

Source: Economic & Planning Systems
Baseline Project Baseline v. Project Comparison

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This section evaluates the proposed project’s ongoing economic impact in the local economy using project data and the IMPLAN “Input/Output” (I/O) model of the local economy.5 The economic impacts calculated here are those that can be directly linked to proposed project operational expenditures and retail sales attributable to the proposed project. Using IMPLAN, local expenditures are analyzed to determine associated economic metrics such as direct employment, employee compensation, and value added (a metric comparable to GDP) supported by the project. The economic impact analysis also evaluates indirect and induced economic impacts, which are “multiplier” or “ripple” effects in the local economy.

Framework and Approach
I/O analysis is premised on the concept that industries in a geographic region are interdependent and thus the total contribution of any one establishment’s activity is larger than its individual (direct) output and/or employment. Consequently, an establishment’s economic activity has a “multiplier” effect that generates successive rounds of spending and output in other economic sectors within a particular region. For example, consider the implications of operating expenditures made by a property manager. Building operations stimulate purchases of goods and services, who in turn purchase raw materials from suppliers. Thus, an increase/decrease in the demand for these goods and services will generate an increase/decrease in output and employment in the interdependent secondary industries.

Regional economic impact analysis and I/O models in particular provide a means to quantify economic effects stemming from a particular industry or economic activity. Specifically, I/O models produce quantitative estimates of the magnitude of regional economic activity resulting from some initial activity, in this case spending on apartment management activities and retail.

I/O models rely on economic multipliers that mathematically represent the relationship between this initial change in one sector of the economy and the effect of that change on economic output, employment, and income in other industries. These economic data provide a quantitative estimate of the magnitude of shifts in jobs and revenues within a regional or state economy.

The initial revenue injections into the economy from the project are referred to as the direct effect. The I/O model quantifies the impacts associated with the ripple or multiplier effects that result from this initial round of spending. The ripple effects are categorized as indirect or induced effects. Indirect effects represent economic impacts on suppliers while induced effects represent economic impacts on household income and spending. In this report, direct, indirect, and induced effects are defined as follows:
• The Direct Effect is a measure of the economic value of the initial injection of spending into the economy, including one-time construction spending and recurring expenditures to operate the project.
5 IMPLAN is an Input-Output modeling system (software and data) developed by the Minnesota IMPLAN Group, and is widely used in the U.S. for estimating economic impacts across a wide array of industries and economic settings. IMPLAN draws upon data collected from several state and federal sources, including the Bureau of Economic Analysis, Bureau of Labor Statistics, and the Census Bureau. For the purposes of this economic impact analysis the “local” economy is defined as San Mateo County.

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Euclid Improvements Fiscal and Economic Impact Analysis Page 21 Z:\Shared\Projects\Oakland\181000s\181057_WoodlandPark\Deliverable\181057_WoodlandPark_Fiscal_2.8.21.docx • The Indirect Effect is a measure of the economic value of “upstream” industry-to-industry transactions that supply inputs to the production of goods and services consumed by the new project.
• The Induced Effect is a measure of the economic value of labor income that re-circulates in the economy as a result of the initial revenue made by the project. This would relate to the spending of the project’s employees.
• The Total Impact is the sum of the direct, indirect, and induced effects. The total impact measures the overall impact of the project’s activities on the economy.

This report measures economic significance using common economic metrics, including employment, employee compensation, output, and value added, as defined below. • Employment is equivalent to jobs, a headcount that includes part-time and full-time workers.
• Employee Compensation represents payments to labor in the form of both income and fringe benefits paid by the employer (e.g., health, retirement), as well as proprietor income. • Value Added represents a contribution to gross regional product and equals the market value of the final goods and services produced within a particular region. Value added is equal to economic output less the value of intermediate goods and services. • Economic Output represents a measure of economic activity, calculated as production value including intermediate inputs (i.e., the goods and services used in the production of final products). Output includes spending on employee compensation as well as the production value of each intermediate input, such as equipment, supplies, insurance, rents, utilities, communication
One-Time Economic Impacts from Project Construction
The construction of the proposed project will directly support approximately 1,500 job-years of employment with employee compensation (including benefits) of over $90,000 per year. The average number of jobs supported by the project each year depends on the construction timeline.

If the entire project is developed in over a three-year period, the project would support an average of about 500 jobs during each of the years of construction activity.

Total economic impacts reflect an input/output analysis based on current San Mateo County economic data. The total one-time economic impact of project construction, including direct effects and indirect/induced multiplier effects, is estimated at about $459 million. The project could support over 2,300 job-years in San Mateo County during the construction period.

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Euclid Improvements Fiscal and Economic Impact Analysis Page 22 Z:\Shared\Projects\Oakland\181000s\181057_WoodlandPark\Deliverable\181057_WoodlandPark_Fiscal_2.8.21.docx Table 15 One-Time Economic Impact for Construction Activity Recurring Economic Impacts from Project Operations
Building operations, including administration and maintenance, is anticipated to cost approximately $5.7 million per year. This estimate derives from the current operating budget for Woodland Park overall, with a per-unit budget derived and applied to the 605 units in the proposed program. In addition, the project is responsible for about $2.3 million in retail spending within the City of East Palo Alto. After accounting for sales leakage from the local economy (e.g., taxes, goods sold locally but produced elsewhere), this analysis estimates that the proposed project will directly support approximately $6.3 million in economic output and 99 direct jobs locally. Including indirect and induced effects, the project will support approximately $9.6 million in economic activity annually. After accounting for the economic significance of the existing uses on site, the net effect of the proposed project is about $6.7 million per year, with over 80 jobs added in the local economy. Table 17 presents estimated recurring annual economic impacts attributable to the proposed project.

Impact Type Jobs
Employee
Compensation Value Added1 Total Output
Direct Effect 1,500 $139,135,000 $188,611,000 $320,000,000 Indirect Effect 450 $33,047,000 $49,056,000 $71,412,000 Induced Effect 400 $26,385,000 $45,924,000 $67,424,000
Total Effect 2,350 $198,567,000 $283,591,000 $458,836,000 [1] Comparable to gross domestic project (GDP).

Sources: IMPLAN; Economic & Planning Systems, Inc.

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Packet Pg. 384 Attachment: Fiscal Impact Analysis (2383 : Woodland Park Euclid Improvements) Memorandum February 8, 2021
Euclid Improvements Fiscal and Economic Impact Analysis Page 23 Z:\Shared\Projects\Oakland\181000s\181057_WoodlandPark\Deliverable\181057_WoodlandPark_Fiscal_2.8.21.docx Table 16 Annual Economic Impact at Project Buildout
Employment Opportunities for Local Residents
The proposed project will create new job opportunities in a range of industries that already are present in the local economy and in occupations that span the full spectrum of educational and professional requirements. By adding to the City of East Palo Alto’s housing stock and enhancing local retail, the proposed project supports marginal growth in already well-developed economic sectors. Accordingly, the local economy is well equipped to provide the necessary direct and indirect inputs to supply, including services from vendors and new employees. Furthermore, the industries that are positively impacted by the project require employment in an array of occupations that support a diversity of employee qualifications, with typical entry-level educations ranging from no high school diploma (e.g., landscaping jobs) to some college (e.g., bookkeeping jobs). In addition, these occupations also provide opportunities for advanced members of the labor force, with occupations in property management and real estate providing noteworthy opportunities for college graduates and those with advanced degrees.

Overall, the job opportunities created by the proposed project appear well aligned with the educational characteristics of workers residing in East Palo Alto, where over 32 percent of working residents do not have a high school degree but nearly 20 percent have a college or higher degree. Table 18 presents a selection of key occupations that will be supported by the project and the educational attainment of workers in each. In this table, the typical entry-level education for each occupation is denoted with a box. Table 19 presents the educational attainment of working residents in East Palo Alto. Generally consistent with the educational attainment distribution in the city, the key occupations needed to support the proposed project require a range of workers types, including those with minimal educational attainment as well as those with various educational degrees.

Impact Type Jobs
Employee
Compensation Value Added1 Total Output
Direct Effect 99 $4,675,000 $7,650,000 $6,266,000
Indirect Effect 7 $565,000 $866,000 $1,274,000
Induced Effect 12 $807,000 $1,404,000 $2,063,000
Total Economic Impact 119 $6,047,000 $9,920,000 $9,603,000 Baseline 37 $1,885,000 $3,092,000 $2,925,000
Net Economic Impact 82 $4,162,000 $6,828,000 $6,678,000 [1] Comparable to gross domestic project (GDP).

Sources: IMPLAN; Economic & Planning Systems, Inc.

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Packet Pg. 385 Attachment: Fiscal Impact Analysis (2383 : Woodland Park Euclid Improvements) Memorandum February 3, 2021
Euclid Improvements Fiscal and Economic Impact Analysis Page 24 Z:\Shared\Projects\Oakland\181000s\181057_WoodlandPark\Deliverable\181057_WoodlandPark_Fiscal_2.8.21.docx Table 17 Distribution of Educational Attainment for Selected Representative Occupations Related to the Project (Percent of Workers in Occupation, National)
Selected Representative Occupations1 2
Less than
High School
Diploma
High School
Diploma or
Equivalent
Some
College,
No Degree
Associate's
Degree
Bachelor's
Degree
Master's
Degree or
Greater
Property, real estate, and community association managers 4.6 18.6 25.5 9.0 31.2 11.1 Real estate sales agents 1.4 12.7 26.6 10.1 37.5 11.6
Bookkeeping, accounting, and auditing clerks 3.5 27.7 38.8 10.6 16.4 3.1 Building cleaning workers 24.9 43.7 19.2 5.9 5.0 1.1
Landscaping and groundskeeping workers 37.9 35.4 14.6 4.4 6.7 1.1 First-line supervisors of retail sales workers 4.6 29.5 25.7 13.4 21.1 5.7 Retail salespersons 6.9 29.1 27.6 10.2 21.6 4.7
Maintenance and repair workers 12.4 42.7 26.5 11.4 6.1 0.8 [1] National average educational attainment for workers 25 years and older by detailed occupation, 2016-2017 (BLS). [2] Boxed section for each occupation represents typical educational attainment for an entry-level position (BLS).

Source: Bureau of Labor Statistics; Economic & Planning Systems, Inc.

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Packet Pg. 386 Attachment: Fiscal Impact Analysis (2383 : Woodland Park Euclid Improvements) Memorandum February 3, 2021
Euclid Improvements Fiscal and Economic Impact Analysis Page 25 Z:\Shared\Projects\Oakland\181000s\181057_WoodlandPark\Deliverable\181057_WoodlandPark_Fiscal_2.8.21.docx Table 18 Educational Attainment in East Palo Alto
Educational Attainment
Percent of
Total1
Less than 9th grade 22%
9th to 12th grade, no diploma 10%
High school graduate (includes equivalency) 27%
Some college, no degree 19%
Associate's degree 4%
Bachelor's degree 11%
Graduate or professional degree 7%
[1] Educational attainment for workers 25 years and older in East Palo Alto.

Source: ACS 2013-2017 5-Year Estimates; Economic & Planning Systems, Inc.

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Packet Pg. 387 Attachment: Fiscal Impact Analysis (2383 : Woodland Park Euclid Improvements) Euclid Improvements Application – September 2019
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Community Impact Report and Fiscal Impact Analysis
37 5. Community Impact Report and Fiscal Impact Analysis

The Westside Area Plan Policy 5.5 requests information from applicants who propose to increase density.

The requested information includes a community impact report that details how the proposal will satisfy the prerequisites for increases in intensity or change in use in Policy 5.3 as well as a fiscal impact analysis.

Economic and Planning Systems, Inc. (EPS) was engaged to perform a Fiscal and Economic Impact Analysis, which can be found on page 43.

Community Impact Report – Satisfying the Community Requirements in Westside Area Plan Policy 5.3 The below Community Impact Report explains how the Euclid Improvements will satisfy the prerequisites in Westside Area Plan Policy 5.3.

Prevents Displacement of Existing Residents
For more than three years, we have worked closely with our tenants, neighbors, community groups, city staff, and local officials to get to know the neighborhood and the community. The knowledge gained from our experiences and interactions, together with the Westside Area Plan, led us to develop a total of five “Core Principles,” around which the Euclid Improvements are being designed. The top core principle, first and foremost, is No Displacement.

We are firmly committed to preventing displacement and have developed a comprehensive strategy for ensuring that all existing tenants will always be able to stay at Woodland Park and can return to newly constructed replacement units at their same rent-stabilized rents. Prevention of displacement is so important that we did not want to wait until final entitlements to propose a plan and make commitments to our tenants and the community. Rather, it was and is our first priority.

To that end, we developed and began a robust community engagement process to understand our tenants’ needs and hopes. Through that process, we learned a lot about what our affected tenants need in order to remain in the neighborhood and return to a newly constructed apartment in the Euclid Improvements. We have designed a relocation process that reflects what we learned from the community and prevents displacement of existing residents.

Woodland Park Communities has developed, in collaboration with tenants and the community, unilateral “Relocation Commitments” that we promise to fulfill during the relocation process. We have met with the affected tenants, the broader community, and local organizations to develop, discuss, and revise the Relocation Commitments. We have also made presentations to, answered questions from, and received feedback from the City of East Palo Alto’s Planning Commission, Rent Stabilization Board, and City Council.

Woodland Park Communities anticipates that these Relocation Commitments will serve as the “term sheet” from which a more detailed “Relocation Plan” will be drafted in the future, and approved by the City Council pursuant to the Westside Area Plan Policy 5.10.

The Relocation Commitments are included in their entirety in the Tenant Protection and Community Housing Preservation Plan, in Section 4 above. In general, affected tenants will be moved to an available

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38 replacement apartment of their choosing within the Westside neighborhood during construction. After construction, affected tenants will have the right of return into a newly constructed apartment in the Euclid Improvements. Throughout, they will pay the same rent they otherwise would if nothing happened. More specifically, the commitments ensure the following:

1. Rent level: Affected tenants will pay the same rent they otherwise would if nothing happened – there will be no rent increases (except as normally determined by the Rent Board). Each tenant will get an apartment with the same number of bedrooms. Each tenant’s original security deposit amount will remain the same and be transferred to the new apartment. Everyone currently pays for utilities and will continue to pay for utilities. In the event that a tenant’s utility bill increased substantially due to a change in utility metering, Woodland Park Communities would work with the tenant to reduce the tenant’s overall monthly costs to a similar level they would have been if nothing happened.

2. Moving: Woodland Park will pay for and arrange tenants’ moves between Woodland Park apartments. The services of a licensed mover will be provided at no cost to tenants. The licensed mover will be insured and will use its own boxes to pack and move all of the tenants’ belongings.

We will provide dumpsters in which to discard any furniture or other belongings that affected tenants no longer need. Tenants will need to transfer any utilities that are in their names and change their addresses as necessary.

3. Communications: We will continue to hold meetings and invite affected tenants. We will continue to communicate information by hand-delivering notifications to each apartment. If possible, we may also communicate with tenants via mail, text message, phone and/or email. Affected tenants will need to provide us with up-to-date contact information if they wish to receive text messages, phone messages, or emails.

4. Collaboration: We will continue to work with affected tenants and community stakeholders to make the relocation process as smooth and convenient as possible, and to achieve our goal of no displacement. We will seek input and approval from City Council about our relocation plans.

These are our promises to the affected tenants and the community. We will prevent displacement by providing replacement housing in the neighborhood, giving a first right of return to newly constructed units, and keeping affected tenants’ housing costs stable. We intend that all affected tenants will stay in the neighborhood and the community without displacement.

Looking ahead, we anticipate that a detailed Relocation Plan will go to City Council for approval along with the proposal for the Euclid Improvements later in the process. Our Relocation Commitments will be the foundation of that plan; they are our promises and guarantees that reinforce our commitment to No Displacement. There is additional information about the Relocation Commitments and relocation in general in the Tenant Protection and Community Housing Preservation Plan above.

Provides for some income-restricted affordable housing
Woodland Park provides for some affordable housing in a number of ways. First, Woodland Park Communities pays and will continue to pay Measure O taxes, which were adopted by the voters of East Palo Alto for the purpose of increasing affordable housing. Woodland Park Communities pays the largest share of Measure O taxes in the City. This currently comes to about $450,000 each year, increasing over

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39 time, in perpetuity. The Measure O payments will eventually increase to account for the new Euclid Improvements. The Fiscal and Economic Impact Analysis indicates that when the Euclid Improvements are subject to the Measure O tax, they will pay an additional $350,000 per year. This steady income stream allows the City to build new income-restricted affordable housing and otherwise meet its affordable housing goals.

Second, Woodland Park Communities is proposing deed-restricted rent-controlled housing to preserve housing affordability and stability. Despite California state law which says that new buildings cannot have rent control, we will voluntarily deed-restrict 26% of the total units, replacing all existing rent-controlled units one-for-one, to continue to sustain the Rent Stabilization Program, ensure housing stability for future tenants, and lock-in the below-market rents of our existing tenants.

Rent control meets important and otherwise unmet affordable housing needs in the City of East Palo Alto.

It is the only form of housing affordability that favors long-term residents with deeper affordability than newcomers. Any tenant who has lived in a unit for more than a year pays below market rent. And unlike income-restricted affordable housing, there are no qualifications based on income, wealth, immigration status, or household composition. Rather, rent control provides a flexible, cost-effective, scalable form of affordable housing that has been particularly valuable and enduring in East Palo Alto for decades. Rent control provides a valuable source of workforce housing.

Woodland Park’s rent-controlled housing will be privately funded; Woodland Park Communities will not seek tax credits or any other type of public funding for this affordable housing. The City will be receiving affordable housing without using any of its resources or other governmental resources from the state or federal government to create this new housing. Using this rent control-focused approach, the Euclid Improvements will not compete for tax credits with other income-restricted affordable housing projects proposed in East Palo Alto, such as the Light Tree Apartments or 965 Weeks Street. Woodland Park Communities’ privately funded approach saves the public resources for other affordable housing projects to leverage.

Preserves “Right of Return” for Existing Residents
Woodland Park Communities preserves the right of return for affected residents. We have committed to the right of return in the Relocation Commitments, which are explained in greater detail in the Tenant Protection and Community Housing Preservation Plan.

The Relocation Commitments promise that tenants in the Euclid Improvement Area as of December 2018, when the Euclid Improvements were announced, who have continued their tenancy in a replacement apartment without interruption, have a right of return into the Euclid Improvement Area after the Euclid Improvements are constructed.

We anticipate that all of the affected tenants will be eligible for a right of return. We commit to work with tenants who have not met one or more of the requirements of their tenancies or their right of return to give such tenants an opportunity to fix any issue(s) so they can meet the requirements and exercise their right of return.

No affected tenant will be required to exercise their right of return. Affected tenants will have the choice to permanently stay in their replacement apartment if they want.

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40 For tenants who choose to exercise their right of return, Woodland Park Communities will offer a newlyconstructed apartment with the same number of bedrooms. The new apartments will be in brand-new condition and they will be offered on a first-come, first-served basis within the Euclid Improvement Area.

Although Woodland Park can guarantee an apartment with the same number of bedrooms, we cannot guarantee the availability of any particular apartment or location. Each affected tenant will have the same number of parking spaces associated with the right of return apartment as they have currently have under their existing lease.

Maintains the City’s Rent Stabilization Program
The Euclid Improvements will help maintain and sustain the City’s Rent Stabilization Program. Woodland Park Communities is the largest single source of funds of the Rent Stabilization Program, paying nearly $400,000 per year in annual registration fees. Woodland Park Communities complies with the Rent Stabilization Ordinance and works collaboratively with the Rent Stabilization in the operation and management of the 1,800+ existing rent-controlled units on Woodland Park property.

Woodland Park Communities respects that the City’s Rent Stabilization Program has been a defining attribute of the City since its incorporation more than thirty-five years ago. Going forward, Woodland Park Communities’ proposal ensures the ongoing viability of the Rent Stabilization Program. The Rent Stabilization Program is currently funded by annual registration fees paid on a per-unit basis for each rentstabilized unit in the City. These funds sustain a staffing level of two full-time employees to meet the programming and operational needs of the Rent Stabilization Program.

Woodland Park Communities’ proposal to replace every rent-controlled unit on a one-for-one basis will ensure the ongoing viability of the Rent Stabilization Program. The number of rent-stabilized units will remain the same, meaning that the Rent Stabilization Program’s jurisdiction and funding level will remain the same. By maintaining the scope of the program and its funding source, the Euclid Improvements proposal will protect the program from either attrition among rent-controlled units or erosion of funding.

The Rent Stabilization Program should be able to maintain its existing level of staffing and its existing level of administrative and programming work.

Includes New Parks and Open Spaces or Contributes to the Provision of New Parks and Open Space if It is a Single Project
The Euclid Improvements include a new park and new open spaces. We are proposing approximately one acre of new public open space, including a neighborhood park at the corner of Euclid Avenue and O’Connor Street. This new neighborhood park will be the first permanent park on the Westside of East Palo Alto and will be designed for flexible uses, so that it can host a wide variety of activities including kids play, adult fitness, and social space for parties.

The park will be oriented to connect with a large community space in the adjacent building that will facilitate access to both the park and the building. Beyond the community space, we are proposing flexible and appropriately sized spaces for neighborhood-serving retail activities. We anticipate that these would include locally focused options like a convenience store, café, clinic, or pharmacy.

Woodland Park Communities is also proposing flexible public spaces along the street frontage of Euclid, between O’Connor and East O’Keefe. These public use spaces can be used for different activities at different times. For example, they might be used for parking during high parking demand hours or they may be

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Packet Pg. 391 Attachment: Community Impact Report (2383 : Woodland Park Euclid Improvements) Euclid Improvements Application – September 2019
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Community Impact Report and Fiscal Impact Analysis
41 closed to parking during community events, creating more open space and places for the community to gather.

Together, the new permanent park at the corner and the community space, retail space, and flexible public spaces will form new gathering spaces for tenants, neighbors, and the community. We believe that these connected public spaces will allow people to strengthen community relationships, spend more time together and outdoors, and strengthen the feeling of “place” on the Westside.

There will also be other open spaces in the Euclid Improvements, including a pet area, pedestrian plazas, bike parking, walkways, lobbies, and green street frontages. Finally, there will be some private open space such as balconies.

Improves Streets and Infrastructure or Contributes to the Provision of New Streets and Infrastructure if it is a Single Project
Based on what we have learned from the community and the Westside Area Plan, a core principle guiding the design of the Euclid Improvements is “Better Parking and Mobility.” Woodland Park Communities often hears about tenants’ desire for better parking and more options for getting around. The Euclid Improvements will include better parking and mobility options, as well as improved options for walking, biking, and transit wherever possible. These improvements include upgrades of the streets and the infrastructure.

We have heard that tenants and neighbors often find traffic and parking challenging, and alternative transit options tend to be limited and often not convenient. In response, we are proposing a number of street and infrastructure improvements. On the streets, we will not only improve the physical street infrastructure on the pavement and sidewalks, but we will add pedestrian and bike safety features. We propose significantly more and safer street parking, with fewer cut-outs for driveways and new angled parking. Woodland Park Communities also proposes drop-off zones at building entries.

The Euclid Improvements also include better transportation infrastructure. Woodland Park Communities has already improved the school bus stop at the corner of Euclid and O’Connor to make it safer for children and more pleasant for caregivers. Woodland Park Communities now proposes a new sheltered bus stop and bike parking, also at the corner of Euclid and O’Connor. We are working with SamTrans and other local transit providers to discuss expanded or improved routes to better serve the neighborhood.

Woodland Park Communities is also proposing to improve parking infrastructure. We are seeking parking agreements with local property owners that have surplus parking. We are increasing off-street parking with a central garage that will increase the parking ratio from its current level. We also propose to work with the City to increase on-street parking through better, safer use of the existing on-street space.

Finally, Woodland Park Communities will work with the City to perform a full traffic study as part of an Environmental Impact Report. We will then implement a Transportation Demand Management (TDM) Plan with a variety of transportation options.

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Packet Pg. 392 Attachment: Community Impact Report (2383 : Woodland Park Euclid Improvements) Euclid Improvements Application – September 2019
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Community Impact Report and Fiscal Impact Analysis
42 Improves the Fiscal Health of the City
The Euclid Improvements will improve the fiscal health of the City. Woodland Park Communities is including a Fiscal and Economic Impact Analysis conducted by Economic and Planning Systems, Inc. as part of the application package. This analysis shows that the Euclid Improvements will have a net positive fiscal and economic impact on the City, thereby improving the fiscal health of the City.

According to the analysis, the Euclid Improvements will result in a net fiscal benefit to the City’s general fund of about $1.04 million per year, increasing to about $1.33 million per year in the future. Over a 20- year time horizon, the Euclid Improvements are expected to generate a cumulative net positive fiscal impact of about $23 million. Moreover, the one-time development impact fees paid by Woodland Park could total about $15 million for City capital improvement programs. Finally, construction of the project will directly support roughly 1,500 job years in the local economy, creating direct and indirect local investment of over $460 million. The property operations will support new jobs and generate local economic demand creating $6.7 million in net new spending per year.

More information and analysis can be found in the Fiscal and Economic Impact Analysis.

Beautifies the Area
The Euclid Improvements will improve the appearance of the neighborhood, while preserving its character.

The existing neighborhood houses a vibrant community of people who live in housing that is between 50 and more than 100 years old. Many of these structures are at the end of their useful lives. They were built inexpensively to old standards. Each parcel was developed at a different time, under different zoning rules, by different developers who had different visions. Many if not all of the properties were developed before the City was incorporated, so the City did not have the opportunity to influence the design or development envelopes of the properties. The buildings and surrounding land were not always cared for by previous owners.

The Euclid Improvements are being designed to the highest architectural and landscape standards with special attention to the public realm. Woodland Park Communities has selected an award-winning design team that has experience in East Palo Alto, including David Baker Architects, which is working on 965 Weeks Street, and Hood Design Landscape Architects, which designed Cooley Landing. The design will improve the quality and aesthetic appeal of the site with high quality architecture, materials, and pedestrianoriented facades, while remaining rooted in the existing community character.

There will be an active and vibrant streetscape that ties the Euclid Improvements to its surrounding and welcomes the neighbors into the site. The new park and exterior open spaces are being designed by landscape architects to not only integrate into the existing neighborhood context, but to also engage and be reflective of the existing local community. The buildings are designed to be beautiful, safe, fit into the local context, and comfortable for the tenants, visitors, and neighbors. The project plans and renderings in the application materials illustrate the high level to which beautiful spaces and views have been considered as a core part of the design. The beautiful buildings will fit within the neighborhood context.

We believe that with these design features, the Euclid Improvements will beautify the area, benefitting the entire community. And with our tenant protection efforts, we’re working to make sure that in particular, the existing tenants will be able to stay and enjoy this becoming an even nicer place to live.

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Packet Pg. 393 Attachment: Community Impact Report (2383 : Woodland Park Euclid Improvements) 68 6. Community Involvement Strategy
Date: September 18, 2019
To: Mike Kramer (Woodland Park Communities)
From: Liz Ogbu (Studio O) and Emily Weinstein (Emily Weinstein Consulting) Subject: Community Involvement Strategy Report
Introduction
Just over three years ago, Woodland Park Communities, an affiliate of Sand Hill Property Company, acquired the Woodland Park Apartments in East Palo Alto. As a local, family owned business with a longterm approach, they are committed to the East Palo Alto community and increasing the quality of life for their tenants. As part of this commitment, in 2017, Woodland Park Communities engaged two social impact firms, Studio O and Emily Weinstein Consulting to provide ongoing strategic guidance.

Woodland Park Communities has a deep understanding of the history of the Westside of East Palo Alto and the harmful legacy of the previous property owners. Working with Studio O and Emily Weinstein Consulting (refer to page 78 for more specific information about the team), they have committed to helping rebuild the trust of their tenants by listening and responding to tenants’ needs and launching new community building efforts. As Woodland Park Communities determined there was a need to improve housing and replace certain buildings, this commitment extended to engaging in a community informed planning process for both short- and long-term property improvements, including committing to a No Displacement approach.

This report details our approach to community engagement and the community involvement strategy from 2017 to now, including the strategy around the Euclid Improvements. Specific data around the type of engagement efforts and the number of participants in these efforts can be found on page 74. We and Woodland Park Communities expect to continue the robust community involvement strategy into the future.

Community Engagement Approach at Woodland Park
We know that community engagement tends to have limited effectiveness when it is done as short-term community outreach. Our work with Woodland Park Communities has been rooted in a commitment to relational – as opposed to transactional – outreach rooted in the creation of long-term partnerships with Woodland Park tenants and East Palo Alto residents and organizations. We believe that this is critical to ensuring meaningful improvements to the quality of life on the Westside. This commitment is not just for the sake of the Euclid Improvements application; it is something that Woodland Park Communities has prioritized since they acquired the property and that we have been working to support on an ongoing basis.

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Packet Pg. 394 Attachment: Community Involvement Strategy (2383 : Woodland Park Euclid Improvements) Euclid Improvements Application – September 2019
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Community Involvement Strategy
69 Led by Liz Ogbu and Emily Weinstein and a team of full time, bilingual community engagement staff located on the site, the Woodland Park community engagement approach takes into account the following fundamental principles:
• Listen
• Repair community relationships
• Foster trust
• Create opportunities for community building
• Engage around community informed plans
Listen
In the winter of 2017, Woodland Park Communities embarked on a series of tenant listening sessions.

These listening sessions, of approximately 10-15 tenants provided an opportunity for Woodland Park Communities to learn more about its tenants, their daily habits, their aspirations and their needs in a small group setting. In total, the community engagement staff met with nearly 150 tenants over a three-month period.

In response to the success of the listening sessions, Woodland Park Communities launched monthly “cafecitos,” small morning or afternoon get togethers located in key gathering areas on site. People gather to meet over light refreshments with the Community Engagement Manager to share their ideas and concerns for the property, and learn more about what is happening on site. These monthly gatherings help create an open dialogue between tenants, property management and Woodland Park Communities.

In an effort to continue to listen to tenants and better understand how to respond to their needs, Woodland Park Communities hosts regular community dinners, focused on specific themes such as safety, public spaces, youth and family programming, the future of the Westside, etc. At all the community dinners participants divide up into facilitated discussion groups to ensure collaboration and authentic conversations. It also enables the opportunity for a broader diversity of voices to be heard. We understand that people have different preferences in how to best express their thoughts, so feedback is captured through a variety of tools including comment cards, interactive activities, dot voting, post-its and facilitation guides.

Repair Community Relationships
Based on input from tenants it became clear that the relationship between property management and the tenants was strained in part by a lack of cultural competency and sensitivity around language and cultural needs. As a result, Woodland Park Communities hired new Spanish speaking management staff as well as a new security company with bilingual security guards. The change to bilingual staff has allowed property management to be more responsive to tenants needs and create a more welcoming environment for tenants. The change to a bilingual security company has provided a safer environment for tenants.

In addition to improved on-site relationships, Woodland Park Communities has prioritized forging strong relationships with East Palo Alto-based organizations to improve access to programs and services on the Westside and to improve relationships between property ownership and important community institutions. Our team has worked with Woodland Park Communities to provide on-site programs in

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Packet Pg. 395 Attachment: Community Involvement Strategy (2383 : Woodland Park Euclid Improvements) Euclid Improvements Application – September 2019
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Community Involvement Strategy
70 partnership with community organizations, including the East Palo Alto Family YMCA, EPACENTER Arts, Fresh Approach, the East Palo Alto branch of the San Mateo County Libraries, and the Peninsula Humane Society and SPCA. To further support this work, the Woodland Park Communities Foundation was created.

It is dedicated to funding local non-profit organizations. To date, the Foundation has given more than 30 grants to local organizations and events.

Foster Trust
Fostering a sense of trust between Woodland Park Communities and the tenants is crucial given the historical tension between the community and previous property owners, and tenants’ concerns about housing affordability and gentrification. From the beginning, Woodland Park Communities has been clear about their commitment to No Displacement and backed up this commitment by communicating regularly and consistently and putting everything in writing. We’ve supported Woodland Park Communities in creating a variety of communication materials in Spanish and English including a quarterly newsletter, Frequently Asked Questions, Relocation Commitments for the Euclid Improvements, and Project Handouts.

Additionally, Woodland Park Communities has created Core Principles based on feedback from the engagement process. These principles are intended to respond to the community’s fears around real estate development and ensure that the commitments are well understood by the community. The Core Principles have been emphasized in all written materials:

1. No Displacement

2. Preserve Housing Affordability + Stability*

3. Community Informed Plan

4. Better Parking and Mobility

5. Safer, Healthier Buildings
*This is a new core principle that we’ve added in Summer 2019 based on community feedback during the Pre-Application process.

Create Opportunities for Community Building
A key component of fostering a healthy community is community building. A connected community is a stronger community. And early conversations with tenants revealed a strong desire for more places in which people could come together. Woodland Park Communities has understood that it has an important role to play in providing opportunities for community to come together, and so an important part of the community involvement strategy has been to come up with and implement events and spaces in which that could occur.

From early in its tenure, Woodland Park Communities has hosted events regularly throughout the property. In particular, it has utilized a large site at Newell Street and West Bayshore Road to host quarterly free events for tenants, from Fall Harvest Festivals to an annual Back-to-School event. Additional events/activities including holiday celebrations, summer kick-offs, community resource fairs, and monthly bookmobile visits have been part of the amenities that Woodland Park Communities, led by the Community Engagement Team, has put in place.

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Community Involvement Strategy
71 In addition to particular activities, shaping temporary spaces that can support community building has also been an important part of the community involvement strategy. There is no park on the Westside of East Palo Alto. What’s more, other spaces that could help foster healthy living and safe play are located on the east side of the City. Early engagement activities like the Listening Sessions revealed that many tenants desired places to be healthy and active, gather with family and friends, and know that their children could play safely, all that were closer to their homes.

Together with Woodland Park Communities, we identified two underdeveloped spaces that could be converted into temporary popup community spaces. These two sites were co-designed with tenants through interactive activities across several community dinners and events. Since their opening, Boom Pop Park (corner of Donohoe Street and West Bayshore Boulevard; opened September 2018) and Bridge Pop Park (corner of Newell Street and West Bayshore Road; opened August 2019) have been wildly successful. They have also become staging grounds, along with the Cabana on Newell, for a similarly successful partnership with the YMCA, which provides classes at no cost to participants in yoga, Zumba, and boot camp at the sites 5 times a week. In short, there are now places close to tenants’ homes in which to play safely, exercise, and gather.

Engage around community informed plans
The Woodland Park buildings are between 50 and over 100 years old. Though Woodland Park Communities has been making incremental improvements, it has become clear that maintenance and small-scale improvements alone won’t be enough to keep up the buildings and the shared spaces at the high quality that the community deserves. In Summer 2018, Woodland Park Communities began a process of exploring the redevelopment of buildings known as the Euclid Improvements. Since then, our team has helped to establish a dialog between Woodland Park Communities and the Improvement Area tenants, the broader Woodland Park community, and other local stakeholders that focused in particular on a review and discussion of the Westside Area Plan, the development and fulfillment of Core Principles for the project, and key components for the Euclid Improvements. Throughout this process and moving forward, the hope is to make improvements in a way that improves the quality of life for the Improvement Area tenants, all Woodland Park tenants, and the wider East Palo Alto community.

Working from the Core Principles (noted above) we have worked with the tenants to create a preliminary plan for the Euclid Improvements. The plan has included a process for co-creating Relocation Commitments with tenants living in the Euclid Improvement area and community design meetings to influence the Euclid Improvement program and design. Below is a description of these meetings and the main takeaways.

Co-created Relocation Commitments
As noted earlier, fostering trust has been a critical aspect of the community involvement work. We all know that conversations about redevelopment often trigger fears of displacement. From the beginning, Woodland Park Communities has committed to No Displacement, but it also understands that building trust is an ongoing process. And although a formal relocation plan will be developed and submitted to the City when it comes time for project approval, it was important to start to develop a robust set of relocation commitments now. Therefore, through a series of 4 meetings with Improvement Area tenants, a series of relocation commitments were created, vetted, and refined. (A more detailed breakdown of those

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72 commitments as well as how they were adapted in response to feedback can be found in Section 4 – Tenant Protection and Community Housing Preservation Plan on page 20.) What we heard: Because of previous owners, tenants may be wary to trust our promises about relocation and No Displacement. Additionally, there is a desire to preserve housing affordability and stability, especially for long-time residents.

What we’re proposing:
• Created Relocation Commitments with input from Improvement Area Tenants • Will issue all relocation commitments in writing, signed by the ownership • Have been and will continue to work with the East Palo Alto Rent Board, City staff, Community Legal Services of East Palo Alto, and other stakeholders • Relocation Commitment highlights include
o The right to a replacement apartment at Woodland Park during construction and a right of return to the new apartments
o Guarantees to pay the same rent that they otherwise would be paying and to receive an apartment with the same number of bedrooms
o Moves by a qualified, insured moving company fully paid for by Woodland Park o The complete set of relocation commitments can be viewed at www.nodisplacement.com/committments/
Community Design meetings
From the time that the Pre-Application process started in January 2019, and building off of the meetings that occurred in Summer 2018, there have been a series of 4 meetings to engage tenants and the broader East Palo Alto community in a discussion of key components of the design. Features of the project that people were most engaged in shaping included the new park, community space and neighborhood retail, better parking and mobility options, and increased safety. All of these elements have been incorporated into the plans being submitted as part of the application. The input provided by the community greatly improved the design elements being proposed. Below are the main takeaways from the community design meetings and the way in which Woodland Park has incorporated feedback:
• Parking & Getting Around
What we heard: Tenants and neighbors often find traffic and parking challenging, and alternate transit options tend to be limited and often not convenient.

How we’re responding:
• Planning to work with City to perform full traffic study as part of the Environmental Impact Report
• Will implement a Transportation Demand Management (TDM) Plan with a variety of transportation options, including ride share
• Working with local agencies to improve transit options and include a new bus stop on site • Making it easier and safer to walk and bike through better street design and amenities • Seeking parking agreements with local property owners that have surplus parking

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73 • Increasing off-street parking with a central garage, and planning to increase on-street parking in partnership with the City
• Neighborhood Parks and Community Spaces + Retail
What we heard: The neighborhood needs more public spaces, including a park that can host a wide variety of activities from kids’ play area and fitness space to a place for tenants to hold parties. There’s also a desire for more neighborhood-serving retail.

What we’re proposing:
• Including a neighborhood park as part of the Euclid Improvements • Providing additional multiple use public spaces to allow for spaces to be used for a greater variety of activities at different times
• Providing flexible and appropriately sized spaces for both community and retail activities • Designing the community space to open out onto the park to provide greater access to both the community space and the park
• Including neighborhood-serving retail space, with locally focused options like a convenience store, cafe, clinic, or pharmacy.

Conclusion and Moving Forward
The result of these efforts has been a deepening of trust between tenants, Woodland Park Communities and property management and a greater understanding of how to improve the quality of life at Woodland Park in way that is community-centered. Specifically, it has resulted in:
o Co-created Relocation Commitments for the Euclid Improvements o A Euclid Improvement planning application that reflects responses to community input o Increased family resources and programming on site
o Two temporary pop up parks for the communities’ enjoyment o Ongoing communications and community building opportunities As noted earlier, Woodland Park Communities views ongoing proactive and deep community engagement as fundamental part of existing in this community. Looking forward, Studio O, Emily Weinstein Consulting, and the community engagement team will continue to support that work by maintaining the system of community partnerships, engagement materials, events and spaces. Plans are underway to create a tenant advisory council to provide another mechanism for Woodland Park Communities and tenants to be in dialogue. Furthermore, as it relates to the Euclid Improvements, there will be additional community design meetings to inform and get additional input about the overall design, additional meetings with Improvement Area tenants to inform and get input about more specific elements of the design and development process, participation in relevant public hearings, and stakeholder meetings with key community, city, and regional stakeholders.

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74 Previous and Ongoing Community Engagement
Since Woodland Park Communities purchased the property, they have prioritized community engagement and frequent tenant communications. Below is a partial list of these efforts:

Staffing
• Hired bilingual community engagement team, including full time on-site Community Engagement Manager, Teresa Morales, in 2017.
• Expanded community engagement team in 2018.
• Hired 5 community “promotoras” who are tenant leaders who assist with communications and outreach
Meetings/Engagement Sessions
• Town Hall Meetings. Four (4) meetings in February 2016 to introduce new ownership, hear tenants’ and neighbors’ concerns, and answer questions.
• Listening Sessions. Eighteen (18) focused sessions held between October 2017 and January 2018. We heard from 120 adults and 58 youth. The Listening Sessions offered an intimate setting to better understand tenants’ needs, discuss the issues most pressing to tenants, and create a vision for how Woodland Park can best evolve. • Cafecitos. Twenty (20) small morning gatherings for tenants and neighbors to meet over light refreshments with the Community Engagement Manager and review new materials. They are held monthly both on the north and south sides of University Avenue. To date, we have heard from over 140 adults and 65 youth. The series of cafecitos is ongoing. • Community Dinners. Fourteen (14) catered dinners serving over 900 meals between September 2017 and September 2019. These dinners provided an opportunity for tenants to interact with ownership and management, hear updates about the property, and provide input on programming and improvements, including the Euclid Improvements and the Relocation Commitments. Community dinners will continue be an ongoing feature of our community engagement activities. • Community Design Meetings. Six (6) structured meetings to discuss (a) the future of and vision for the Westside; (b) Westside Area Plan priorities; and (c) concerns and comments on the Euclid Improvements. Approximately 250 unique participants and 950 duplicated participants came to these meetings. The community design meetings will continue throughout the lifetime of the project. • Euclid improvement Area Tenant Meetings. Four (4) meetings were held with the tenants that live within the Euclid Improvement Area buildings. The meetings were focused on co-creating relocation commitments that reinforce Woodland Park Communities commitment to No Displacement and provides an overview of the benefits that tenants will receive through the process. Approximately 90 unique participants and 145 duplicated participants came to these meetings, • Information Booths: Prior to the Euclid Improvement Area Tenant Meetings, Woodland Park Communities held Information Booths throughout the Euclid Improvements area. These booths were

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75 advertised in advance and allowed tenants to meet with Mike Kramer and Teresa Morales to ask questions, review materials and provide input. Approximately 45 participants came to the information booths.

Community Events
• Special Events and Festivities. Fifteen (15) celebrations commemorating seasonal activities. Our latest events have, on average, attracted between 400-500 participants. Examples of these regular events include the beginning of summer, Back to School, and holiday celebrations. These are times for tenants and neighbors to socialize and get to know each other better. At these events, we also invite community organizations to provide resources to tenants and assist in bringing community services to the Westside.

Partnerships and On-Site Programming
• Fresh Approach. We collaborate to install community gardens throughout the neighborhood and provide gardening and healthy food education.
• East Palo Alto Family YMCA. We partner on a discounted membership program for Woodland Park tenants, free swimming classes for youth, and free weekly exercise classes on-site, including Yoga, Boot Camp and Zumba. To date over 100 tenants have participated in the Woodland Park sponsored YMCA exercise classes on-site.
• Ravenswood School District. We work together to provide access to the Ravenswood schools’ online portal in Woodland Park’s two computer tech centers, which are available to tenants.

East Palo Alto branch of the San Mateo County Libraries. We coordinate to host the monthly bookmobile on-site and maintain small libraries throughout the neighborhood, host the library’s English Conversation Club, and host a Talk, Read, Sing program for young children and their caregivers. • Peninsula Humane Society and SPCA. We host a free summer Animal Camp for Woodland Park youth and provide animal care classes.

Space and Facilities
• Northside Management Office. We opened a new tenant services office on the north side of the neighborhood at Euclid Avenue and East O’Keefe Avenue, to provide our tenants north of University Avenue with convenient access to staff to make maintenance and customer service requests or pay rent conveniently.
• Community Engagement Office. We opened a new office, staffed by our full-time community engagement team, inviting tenants to discuss any ideas, suggestions, or concerns directly with the ownership team representatives.
• Free Technology Centers. We opened two technology centers on-site for use by Woodland Park tenants. The tech centers offer free and accessible computers and printers, and free wi-fi. We have partnered with the Ravenswood City School District to install school software on our computers, so students can work on their homework at the tech centers.

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76 • Boom Pop Park. We created a temporary pop-up open space for community enjoyment at Donohoe Street and West Bayshore Road. There is space for gathering, play, and exercise. East Palo Alto YMCA instructors teach free weekly fitness classes every Saturday morning. • Bridge Pop Park. Based on the success of Boom Pop Park, we created a temporary pop-up open space for community engagement at Newell and West Bayshore Road. There is dedicated space for exercise, play, family gatherings and is designed to accommodate our large community events with stalls for community groups and resources. YMCA instructors teach free weekly fitness classes every Saturday morning.
• Bus Stop Improvements and Neighborhood Benches. At the location of existing school bus stops, and other selected locations around the neighborhood, we have added improvements to improve the neighborhood quality of life, including new benches and additional trashcans. • Little Free Libraries. To date, we have installed six “Little Free Library” boxes around the neighborhood, where tenants and neighbors can take or leave books in English and Spanish for their enjoyment. We have partnered with the East Palo Alto branch of the San Mateo County Libraries to stock the Little Free Libraries with books for all ages in both English and Spanish. • Community Gardening. We have partnered with Fresh Approach (formerly Collective Roots) to plant garden boxes around the neighborhood with flowers and vegetables for tenants to tend and enjoy. • Cabana. We have offered the use of our on-site “Cabana” off Newell Avenue for select city-related and community events, such as The Primary School’s orientation for Woodland Park parents, East Palo Alto Police Department beat meetings, and a meeting of the Rent Stabilization Board’s Outreach and Education Committee. YMCA instructors teach free weekly fitness classes every Saturday morning and Thursday evening.

Communications
• Newsletters. Quarterly newsletters are distributed to all tenants and a range of local and regional stakeholders. They are written in English and Spanish.
• Euclid Improvement Handouts. Woodland Park communities has created two Euclid Improvement Handouts with detailed information about the project description, guiding principles, timeline and images. The handouts are in English and Spanish.
• Frequently Asked Questions. Throughout the community design process, Woodland Park Communities has been soliciting questions through a variety of engagement strategies and providing written responses in the form of a Frequently Asked Questions document that is provided to all tenants in English and Spanish.
• Euclid Improvement Area tenant mailings. In an effort to engage the tenants that will be most impacted by the Euclid Improvements, Woodland Park Communities does regular mailings to the tenants in the area with up to date information, draft documents including the draft Relocation Commitments and announcements.
• Community dinner and meeting invitations. All community events, dinners and meetings are advertised through a variety of channels including door to door delivery of branded materials.

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77 Woodland Park Communities Foundation
Woodland Park Communities supports East Palo Alto-based and East Palo Alto-serving organizations and events by providing funding through the Woodland Park Communities Foundation as well as providing financial support for programming on site. A list of the organizations includes (in alphabetical order):
• AbleWorks
• Aim High for High School – East Palo Alto
• Bring Me a Book Foundation / Reading Bonanza at the Park • Canopy
• Catholic Charities for Youth at St. Francis of Assissi • Computers for Everyone
• EPA Children’s Day Committee
• East Palo Alto and Belle Haven Chamber of Commerce
• East Palo Alto branch of the San Mateo County Libraries • East Palo Alto Blues Festival
• East Palo Alto Boxing Club
• East Palo Alto Junior Golf Program
• East Palo Alto Police Activities League
• East Palo Alto Senior Center
• East Palo Alto Tee-Ball and Pitching Machine League
• East Palo Alto YMCA
• East Palo Alto Youth Arts & Music Center
• Ecumenical Hunger Program
• El Concilio of San Mateo / Comite Latino
• EPACENTER Arts
• Free at Last Community Recovery and Rehabilitation Services • Girls to Women
• Hagar Services Coalition
• Housing Endowment and Regional Trust (HEART) of San Mateo County • JobTrain
• Live in Peace
• Mid-Peninsula Athletic Association / Mid-Peninsula Mastodons Football • Nuestra Casa de East Palo Alto
• One East Palo Alto
• Peninsula Humane Society & SPCA
• Project WeH.O.P.E.
• Ravenswood Family Health Center
• Renaissance Entrepreneurship Center Mid-Peninsula, East Palo Alto • StreetCode Academy
• Youth Community Service

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78 About the Social Impact Consultants
Studio O is a design and strategy consultancy working at the intersection of racial and spatial injustice.

Founded in 2012 and based in Oakland, the practice builds on over 15 years’ experience in the design and social impact sector of its founder and principal, Liz Ogbu. It collaborates with multidisciplinary teams to work on projects with/in historically marginalized communities around the world. With a mission to create or improve systems, services, and places that can heal conditions of injustice, Studio O leverages a combination of community-centered research; dynamic forms of engagement and prototyping; spatially just architecture and planning; and tools to build participatory power and community-centered systems.

In addition to her projects, Ogbu is speaks nationally and internationally on issues of spatial justice, including a widely viewed TED Talk on gentrification and spatial justice.

Emily Weinstein Consulting is a strategic consultant and leader in housing, community development and public engagement. For the past 20 years Emily Weinstein has worked on large scale affordable housing and community development initiatives to transform some of the most economically distressed and underserved neighborhoods in California. Emily Weinstein Consulting works with developers, public agencies, community organizations and design teams to achieve greater economic, social and health impacts by applying a wide set of community-centered strategies throughout the real estate development process. Emily’s passion for marrying real estate and social impact stems from a belief that the built environment has the power to transform lives, and that developers have a responsibility to create equitable, healthy places where people can thrive and children can meet their full potential. Emily Weinstein also served two terms as a Planning Commissioner for the City of Oakland from 2013-2018 and is the pioneer of the Trauma Informed Community Building model.

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Packet Pg. 404 Attachment: Community Involvement Strategy (2383 : Woodland Park Euclid Improvements) West Side Area Plan Policy Consistency Analysis
Relevant Principle or Policy Consistency Analysis
Guiding Principle 1: Avoid
displacement.

Permanent displacement can be avoided due to the
developer’s ability to temporarily relocate residents within comparable nearby units and by offering a continued rent stabilization strategy and right of return to a unit in the new residential buildings.

Guiding Principle 4: Provide
affordable rental housing.

The project will increase affordable rental housing by
providing 444 additional housing units subject to the City’s affordable housing requirements. The affordable units
required by the City's affordable housing requirements will be provided at an off-site location.

Guiding Principle 7: Improve
housing quality.

The project will significantly improve the quality and
quantity of housing through new construction.

Guiding Principle 8: Maintain a
diversity of housing types and
unit sizes.

The project will provide a more diverse mix of unit sizes and rental housing types compared to the existing housing stock on the site, which are primarily studios and onebedroom units. Thirty percent of the new units would be 2- bedroom units. Only 2 percent of existing units are 2-
bedroom.

Guiding Principle 10: Address
infrastructure deficiencies.

The project will provide upgraded water infrastructure and pay fair share contributions for upgrades to other common facilities.

Guiding Principle 12: Provide
diverse parks, community
facilities and shopping for all
residents.

The project will provide publicly accessible park space, community function space, and commercial uses where
there currently are none.

Guiding Principle 14: Beautify
the Westside.

The project provides opportunities to beautify these
specific city blocks with architecture, street trees and green spaces.

1.1 Preservation of housing. The project will replace older housing with additional, new housing that accommodates households that are diverse
in size, type and level of affordability.

1.2 No net loss in housing. The project will increase housing and therefore will have no net loss.

1.3 Home ownership. The project is 100% rental housing, replacing existing rental housing. Project does not provide ownership
opportunities.

1.4 Diversity of housing types. The architectural styles of the individual buildings within the project provide a range and diversity of housing types.

1.5 Diversity of unit sizes and
types.

The project proposes a more balanced mix of unit sizes
(comparable ratios of studio through 2-bedroom units in the project compared to existing units, that are almost entirely studios and 1 bedroom).

1.6 High quality housing. The new structures would provide new, high quality housing.

1.7 Funding for affordable
housing.

The affordable housing plan includes funding for
affordable housing.

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1.8 Maintain a viable Rent
Control program.

The proposed relocation plan and replacement of rent
stabilized units would maintain rent stabilized units within the project, thus helping to maintain the City’s program.

3.1 Expansion of incomerestricted affordable housing. Through compliance with the City’s inclusionary housing ordinance, the project would expand the total quantity of income restricted affordable housing in the City.

3.2 Affordable Housing Location. The rent-controlled units within the project would be spread throughout the development. The inclusionary
housing units would be located at an off-site location.

3.3 Land swap to achieve no net
loss.

This concept is not necessary due to the developer’s
ability to provide affordable housing within the project.

3.4 Mix of affordability levels. The project provides both the opportunity for existing tenants of rent-controlled units to relocate to the new units with no rent increases and also market rate units. The
affordable housing plan as proposed would provide both
inclusionary housing per City ordinance and rent stabilized units.

3.5 Incentives for affordable
housing.

The project would increase density and provides
affordable housing consistent with the Inclusionary
Housing Ordinance and through alternative compliance
measures.

3.6 Affordability for current
residents.

The project provides for a mix of affordable housing (rent stabilized and income-restricted). The project provides rent stabilized rent for current residents at rent control rates.

5.1 Transformation over time. The project provides a process and framework to allow increases in intensity consistent with this policy.

5.2 Development intensity. The project provides an intensification of development but also provides neighborhood benefits in the form of
affordable housing, infrastructure improvements, publicly accessible park and commercial amenities.

5.3 Prerequisites for increases
in intensity.

The project has been analyzed by City staff and found to be consistent with the listed prerequisites of this policy because the project: provides for income restricted
housing; prevents displacement; preserves “right of return” for exiting residents; maintains the City’s rent stabilization program; includes new parks and open space; improves
streets and infrastructure; improves fiscal health; and beautifies the area with urban design and landscaping.

5.4 Development process for
increased intensities.

The project is located on the north side of University
Avenue. For this area, proposed increases in intensity
over currently allowed intensities must prepare a master plan, development agreement or specific plan or similar document. The project includes a development
agreement.

5.5 Application information for
increased intensities.

Detailed information required per this policy has been
submitted and reviewed for adequacy by City staff and
found to be adequate.

5.6 Replacement of affordable
housing stock.

The project provides replacement affordable housing
consistent with this policy, including replacement of RSO

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units and compliance with the inclusionary housing
ordinance, subject to review and approval by the City.

5.7 Affordable housing as
community benefit.

The project will provide rent-controlled units, some of which will serve as right of return units for current tenants at current rents. The project will also provide off-site income-restricted units or achieve alternative compliance with the City’s inclusionary housing ordinance.

5.9 First right of return. The project’s relocation plan includes provisions for first right of return of existing residents.

5.10 Relocation plan. The project has prepared a relocation plan for City approval consistent with this policy.

5.11 Relocation benefits. The project’s relocation plan includes relocation options for existing residents consistent with this policy.

5.12 Land use vision for the
Westside.

The project has a housing focus consistent with this policy.

The Main Street and market concepts are envisioned
south of University Avenue and are therefore not
applicable. The project provides non-residential (retail) support services as part of the development plan.

5.14 Graduation of height. The project design concentrates height and intensity toward US 101 (away from San Francisquito Creek) and
transitions to lower building heights closer to adjacent residential neighborhoods. Heights graduate from 13
levels to 6 levels.

5.15 Neighborhood transitions
and character.

The project is new/replacement multi-family development, but is not immediately adjacent to existing single family residential neighborhoods. Single family development is located nearby, however, in Menlo Park, one block to the northwest. The project provides transitions in height
consistent with this policy.

6.2 Building quality and
character.

The project would introduce high quality architecture,
materials and pedestrian-oriented facades consistent with this policy.

6.3 Frequent pedestrian entries
and windows.

The project is designed to provide street access to units and the commercial space.

6.4 Building articulation. The structures as proposed provide architectural relief, articulation, balconies, awnings and other features to
soften structural bulk and mass.

6.5 Engaging residential
facades.

Preliminary designs of the project illustrate windows,
stoops, porches/balconies and other features of ground
floor residential consistent with this policy.

6.6 Elevated ground-floor
residential.

Ground level units include stairs rising to elevated
entrances.

6.7 Parking frontage. Project parking is provided off-street within a central parking garage. There are no surface lots along local
streets.

6.8 Building length. Building lengths are visually broken into segments using voids and green spaces around the project perimeter.

6.9 Garage and driveway
entries.

The central parking garage utilizes a single ingress/egress point consistent with this policy.

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6.10 Placement of utilities. The project will provide an opportunity to underground utilities locally and screen project details such as trash containers to a central location.

6.11 Loading docks and service
access.

Loading areas, service bays and trash collection are
accessed by a service alley at the corner of West
Bayshore Road and Manhattan Avenue and appropriately
screened.

7.1 Greening and streetscape. The landscape plan provides new landscaping and streetscaping details consistent with this policy.

7.2 Connections to parks and
nature.

While the project does not have a direct connection to San Francisquito Creek, the project will provide nearly an acre of publicly accessible park as part of the development
plan.

7.3 Street furnishings. Improvements and furnishings including a seating plaza and benches are planned along Euclid Avenue, within the publicly accessible park area, and within the entry plaza are consistent with this policy.

7.4 Street lighting. The project provides an opportunity to provide new street lighting that is consistent with City standards and the project design.

7.5 Green streets. The project landscape and drainage plans illustrate biofiltration areas, streetscaping, public park area and community greenspaces around the project perimeter
consistent with this policy.

7.6 University Circle integration. The applicant and the City have closely coordinated with University Circle and their expansion plans to integrate common facility needs and infrastructure related to
circulation and roadway improvements.

8.3 Other new parks and open
space.

This policy calls for new pocket parks, plazas and public spaces, including on O’Connor Street between Euclid
Avenue and Manhattan Avenue. The project’s proposed
park and open space area is consistent with this policy.

8.4 Community Meeting Space. The project provides community meeting space in conjunction with neighborhood serving retail.

9.2 Safe pedestrian network. The project proposes speed tables, visual roadway treatments and crosswalks along Euclid Avenue.

9.3 Safe bicycle network. Currently direct access to bicycle facilities is provided adjacent to the project site including Class III bicycle routes along O’Connor Street and W Bayshore
Road/Manhattan Avenue. Improvements proposed by the
project would not affect existing Class III bicycle routes adjacent to the site. The site will also provide bicycle parking for residents, employees, and customers.

9.4 Transit service. The project proposes a new bus stop at the corner of Euclid Avenue and O’Connor Street near the proposed
park. Project applicant is working with regional transit providers consistent with this policy.

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9.5 Complete Streets. Complete streets improvements, such as bulb outs and high visibility crosswalks will be incorporated to better accommodate pedestrians and bicyclists.

9.6 Sidewalks. The project provides walkable, treelined sidewalks consistent with this policy.

9.7 Pedestrian crosswalks. There are existing sidewalks on both sides of O’Connor Street, on both sides of Euclid Avenue between E O’Keefe Street and O’Connor Street, and both sides of W Bayshore Road/Manhattan Avenue between O’Connor Street and
the Four Seasons Hotel Driveway. With the project,
existing sidewalks will remain on both sides of the street and additional improvements will be constructed to
improve pedestrian facilities adjacent to the project. These improvements include constructing high visibility
crosswalks along Euclid Avenue at O’Connor Street and
O’Keefe Street and bulb outs for the north leg of the
intersection of Euclid Avenue and O’Connor Street.

10.1 Parking for new
development.

The project includes an internal parking garage providing

1.1 parking spaces per apartment unit.

10.3 Off-street parking
allocation.

The project would manage and allocate all parking spaces available to tenants.

10.5 Transportation Demand
Management.

The project includes a Transportation Demand
Management (TDM) plan to help reduce vehicle miles
travelled associated with the project and to
encourage/incentivize use of alternative transportation modes.

10.6 Mechanized Parking. No mechanized parking is proposed.

11.1 Infrastructure upgrades. The project is responsible for its fair share contribution to water and sewer system upgrades and/or studies to
ensure that the project’s responsibility is addressed as part of infrastructure planning and improvements on the
Westside.

11.4 Public Safety Services. Police and fire protection service providers have been engaged in the project planning process to ensure that
service levels and response times are within acceptable standards.

11.5 Infrastructure for new
development.

The project will contribute fees toward common
infrastructure as well as provide a 1.5 MG water tank that will partially serve as a community benefit.

11.6 Waste and recycling. The project includes centralized waste collection areas.

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Packet Pg. 409 Attachment: General Plan Consistency Analysis (2383 : Woodland Park Euclid Improvements) From: Mike Shah
To: Kelly Beggs
Cc: Elena Lee
Subject: Re: Woodland Park Euclid Improvements: Final EIR and July 25, 2022 Public Hearing Notice Date: Sunday, July 17, 2022 9:33:22 AM
THis project is a HUGE problem in the community and should NOT be allowed to proceed.

I have tried several times sharing this with the city and commission. STOP WOODLAND APT they are a cash guzzling machine. EPA city council and planning should understand that the real people are not happy with increased parking problem, huge water tank spoiling the area, increased accident risk, risk to small kids on the road, increased density, decreased pedestrian safety, decreased space per individual etc.

City should revoke Woodland apts
Community feels this project should be cancelled imediately So Why EPA city wants to proceed? THey should not proceed.

Woodland apts are only interested in $$$
They destroy the community
Stop the monopoly and solve real issues like the ugly parking problem on Euclid and Hamilton st, Okeefe st,
Loud noises are making the EPA section like a 3rd world country Why is city bent on drawing lines between EPA and Menlo Park/Palo Alto? THis is racial profiling and biased
increased parking problem,
huge water tank spoiling the area, i
ncreased accident risk,
risk to small kids on the road,
increased population density,
decreased pedestrian safety,
decreased space per individual
On Fri, Jul 15, 2022 at 2:25 PM Kelly Beggs <[email protected]> wrote:

Hello,
Please find the Final Environmental Impact Report (FEIR) for the Woodland Park Euclid Improvements Project published online at the project website:
https://www.cityofepa.org/planning/project/woodland-park-euclid-improvements-generalplan-amendment-zoning-amendment-and A direct link to the FEIR is located here:
https://www.cityofepa.org/sites/default/files/fileattachments/planning/project/19369/euclid_f eir_mmrp.pdf

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Packet Pg. 410 Attachment: Planning Commission Meeting Public Comments (2383 : Woodland Park Euclid Improvements) CAUTION: This e-mail originated from outside of the organization. Do not click links or open attachments unless you validate the sender and know the content is safe.

Please also find attached the public notice for the July 25th Planning Commission Hearing on the project.

Best,
Kelly
Kelly Beggs
Contract Planner
City of East Palo Alto
1960 Tate St
East Palo Alto, CA 94303
628.222.5985
[email protected]

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Packet Pg. 411 Attachment: Planning Commission Meeting Public Comments (2383 : Woodland Park Euclid Improvements)

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Packet Pg. 413 Attachment: Planning Commission Meeting Public Comments (2383 : Woodland Park Euclid Improvements) July 18th, 2022
To Whom It May Concern:

The Housing Action Coalition is pleased to endorse Sand Hill Property Company’s Euclid Improvements proposal for Woodland Park in East Palo Alto. After a detailed presentation, our Project Review Committee determined the project exceeds our high standards in addressing our regional housing shortage.

The Committee applauds the project team for undertaking a community-centered approach, as Sand Hill hosted 32 community meetings, information booths, and small group listening sessions before submitting a project application and five additional community meetings and information sessions after submission..

Additionally, Sand Hill created relocation commitments after receiving valuable tenant input. These included granting current residents fully paid moving expenses, the right of return to the new apartments, a guarantee to pay the same rent upon return, a choice of a nearby apartment during construction, and a comparable number of bedrooms and square footage. After these discussions and commitments, Sand Hill constructed a plan that exceptionally meets the region's housing needs.

The project will increase the number of homes from 160 to 605 through a variety of building types. These new buildings would range between 5 and 13 stories, transforming a site that is currently comprised of lower density housing types. The Committee specifically commends Sand Hill’s prioritization and commitment to affordability and community. The project will provide 160 rent-stabilized homes offered to the current tenants at their current rent levels. Additionally, Sand Hill will build 75 BMR homes offsite in partnership with Eden Housing. These homes would be available to residents at 35%, 50%, and 60% of Area Median Incomes, which goes above and beyond the affordability requirements. To further enhance community space, Sand Hill plans to build a community park, accessible to all residents, in parity with on-site retail spaces. Lastly, the project will provide 369 bike parking spaces and 625 car parking spaces. Given the site’s proximity to public transit, the Committee encourages the project team to explore increasing bike parking and open space at the expense of the parking structure, but we understand the reality of financing, feasibility, and community concerns.

The Housing Action Coalition applauds the project team for striving to achieve the best possible project for the community. Ultimately, we are proud to endorse Euclid Improvements at Woodland Park, which will provide well-designed and well-located homes that help address our region’s ongoing affordability and displacement crisis.

Sincerely,
Todd David, Executive Director

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Packet Pg. 414 Attachment: Planning Commission Meeting Public Comments (2383 : Woodland Park Euclid Improvements) H
ousingActionCoalition(HAC)

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Packet Pg. 415 Attachment: Planning Commission Meeting Public Comments (2383 : Woodland Park Euclid Improvements) July 20, 2022
East Palo Alto Planning Commission
2415 University Ave.

East Palo Alto, CA 94303

SENT VIA EMAIL
RE: Support for Euclid Avenue Improvements
Dear Honorable Members of the Planning Commission,
The Bay Area Council is an employer sponsored public policy and advocacy organization dedicated to solving our region’s most challenging issues and improving the quality of life for everyone who calls this region home. On behalf of our over 300 members, I write in support of the proposed Woodland Park Euclid Improvements by Sand Hill Property Company.

California is experiencing an unprecedented housing crisis that will worsen without significant intervention. The California Department of Housing and Community Development estimates that the state must plan for 2.5 million new units of housing by 2030 to address the state’s housing affordability crisis – an estimated 312,500 units annually and over 200,000 more units than we are currently permitting. This shortage continues to disproportionately impact low-income communities and communities of color that are being priced out of Bay Area communities by the lack of housing options. To combat this, every county and city must do its part to produce more housing at all levels of affordability.

East Palo Alto remains challenged by high housing costs driven in large part by the shortage of new homes being built across our region. The proposed Euclid Improvements is a great opportunity to replace 160 rent-stabilized units with 160 new rent-controlled units, 445 market rate units, and 0.9 acres of public open space. The development will also provide funding and land for 89 deeply affordable units at another location in East Palo Alto. The site is a prime location for mixed-use development, and while we believe it should include even more housing, we understand the dynamics that make it difficult to include additional density.

In addition to housing, the development will provide 0.9 acres of open space, including a large public park space in an area where very little parks and open spaces exist. Euclid Improvements leads in environmental design, pursuing LEED certification and planting 2.3 trees for every tree it removes to build a green, people-centered community.

We are also impressed with Sand Hill’s involvement with the East Palo Alto community, receiving feedback early on to incorporate input from neighbors and community stakeholders into their proposal, including inspiring the final project design.

This site is an excellent candidate for dense, mixed-use development and meets all accepted smart growth standards. The project is a clear example of sustainable and inclusive growth for future generations, and we encourage you to support it.

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Packet Pg. 416 Attachment: Planning Commission Meeting Public Comments (2383 : Woodland Park Euclid Improvements) Sincerely,
Louis Mirante
Vice President, Bay Area Council

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Packet Pg. 417 Attachment: Planning Commission Meeting Public Comments (2383 : Woodland Park Euclid Improvements) 1 MEMO
TO: East Palo Alto Mayor, City Council, Planning Commission & City Attorney’s office FROM: Bernadette M. St. John, JD
DATE: July 24, 2022
RE: My comments for the July 25, 2022 zoom meeting re 2001 Manhattan Ave., EPA and 1.5 million gallon water tank offsite at 375 Donohoe Ave., EPA.

Good evening,
Thank you to everyone here this evening and to all those who serve our city of East Palo.

My name is Bernadette St. John. I am a homeowner in East Palo Alto for the last 23 years. I am President of our Homeowner’s Association. And I have worked in Special Education for Palo Alto Unified School District for the last 12 years. I also have a translating/interpreting business that serves our local community. Thank you for inviting the public to be here today and to share our questions, comments and concerns.

We appreciate that the City of EPA is looking for solutions related to water. I have spoken to neighbors and to 2 different water companies (Judy Windt, Board member at O’Connor Water and Daniel McFarland, Manager at Veolia Water). I want to thank them both for their time and for their insights.

Thanks also to Monica Camp and Elena Lee at the City of East Palo Alto for listening to my concerns and for emailing me the zoon info and the agenda. • So, how big is a 1.5 million gallon water tank? Well, to give a visual - the average Olympic size swimming pool holds 660,000 gallons. So this is roughly the size of 2.27 Olympic swimming pools, crammed onto a small property, thus exerting tremendous pressure on the water tank, the underlying ground and the neighborhood. • How high will the 1.5 million tank be? What are the exact measurements of the 1.5 million gallon tank? Please advise.

As we know, EPA already grapples with flooding (especially in the Baylands area). This particular location is already low lying & susceptible to flooding. A recent KQED article wrote:
“…When it comes to sea level rise, East Palo Alto will be one of the first and hardest-hit areas of the Bay Area. It’s already prone to flooding now, and the city is leading the way when it comes to community-led solutions. But no matter how hard East Palo Alto works to build its resiliency against sea level rise, it won’t be enough; the Bay Area’s interconnected ecosystem suggests what its neighbors do to combat the issue matters to the entire region’s survival…”

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Packet Pg. 418 Attachment: Planning Commission Meeting Public Comments (2383 : Woodland Park Euclid Improvements) 2 https://www.kqed.org/news/11871855/sea-levels-are-rising-in-the-bay-and-east-paloalto-is-on-the-front-lines • The ground level at 375 Donohoe, EPA is at approximately 30 ‘ above sea level. Thus, a sub-terranean tank below sea level compounds flooding issues and concerns.

EPA Planning Manager Elena Lee told me that she believes that the tank will be 36’ high (approx. 2 stories). Is this correct? So, will the 1.5 million gallon tank be 1/3 above ground (500,00 gallons above) & 1 million gallons below ground? How will it be reinforced? Or ½ above (750,000 gallons above & 750,000 gallons below)? • Flooding and location. 375 Donohoe is immediately adjacent to the 101. It is also relatively close to 2 fault lines (the Hayward Fault and the San Andreas Fault). During the inevitable 7.0+ earthquake, the immediate release of 1.5 million gallons of water will cause sinkholes, buckle the 101 (freeway) and render it inoperable.

During a major earthquake, the tank walls above and beneath the ground will not hold.

The commensurate flooding will buckle the 101 freeway. It would cut off traffic on this major transport artery during this emergency. The 101 freeway could be left inoperable – perhaps for months.
• Why would the City of East Palo choose to incur this level of liability and danger? Why is the City of East Palo Alto considering placement of this water tank in such a high density neighborhood street (with homes, cars, families, a church, etc. in the immediate vicinity?
• East Palo Alto needs to act in the interest and safety of its citizens and constituents.

East Palo could instead follow the lead of other towns and cities who build and store its water tanks outside of densely populated neighborhoods and major vital freeways. For example, look to San Diego, who is building a water tank under their local park trails.

Thus, San Diego residents do not have to deal with the eye sore of water towers nor the concern of it flooding their immediate neighborhood.
• What better choices can we make to truly be “One East Palo Alto” as the city website says? We need a safer location for this 1.5 million tank and/or expand our water pipes and infrastructure. A location that does not endanger our citizens and subject our City of East Palo Alto to liability due to the consequences of this ill proposed location. • Closer to home, we can look to Palo Alto, who stored their municipal water tank under the sports fields (opposite the Stanford Shopping Center). Again, this is not an ideal location, however it is better that it is stored under a park and would not shut down the 101 due to flooding during an earthquake.

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Packet Pg. 419 Attachment: Planning Commission Meeting Public Comments (2383 : Woodland Park Euclid Improvements) 3 • Additionally, proper notice for this meeting was not given. I received a hard copy notice of the hearing in my mail on Thurs. 7/21/22. The notice says that questions /concerns are to be raised 5 days or more prior to the hearing. Thus, many people were not given ample notice of this important hearing. The notice is adversarial and says, “A challenge to the above item in court may raise only those issues that were raised at the public hearing described in this notice or in written correspondence to the City of East Palo Alto at, or prior to the public hearing.”
• Who is the developer for both projects – at 2001 Manhattan and at 375 Donohoe? Is it Woodland? Sand Hill Property Company? Another company? Why won’t the developer construct and place the 1.5 million water tank at 2001 Manhattan Ave? Liability concerns?
• What recourse do neighbors in the community have when the 1.5 million gallon tank inevitably either: leaks, gets contaminated, contains insects or rodents and or explodes? What is the plan for water tank maintenance? And who is doing the maintenance? • The city of Lemoore, CA had a 1.5 million water tank that exploded last year. It caused a tsunami of water, killed one employee (40 year old Mr. Dion Jones, a carpenter and father of 3), may he rest in peace. The water tank explosion injured others and contaminated their water supply. Here are 2 videos that show both the explosion and the aftermath. Please watch. https://www.youtube.com/watch?v=nWSCEPFIacY and https://www.youtube.com/watch?v=g5zYNqTJ0Io
• By placing the water tank at 375 Donohoe, all the neighbors (in addition to being in harm’s way) will now need to pay more in insurance due to now living in a flood zone.

Effectively, the City of East Palo Alto and /or developer are proposing to build a reservoir at 375 Donohoe Street and in our neighborhood. This is not safe, prudent and too much of a legal liability for the City of East Palo Alto to bear due to the adjacent 101 and the imminent damage that a tank rupture would cause to the 101. • Developers who want to “cash in” on development in East Palo Alto also need to shoulder their expense of water infrastructure upgrade. EPA’s water system was implemented in 1939. And EPA is conservative in its water use:
• Hillsborough uses 215.8 gallons per capita per day
• Bear Gulch uses 153.1 gallons per capita per day
Palo Alto 90 gallons per capita per day
• Menlo Park 67.2 gallons per capita per day
• East Palo Alto 38.1 gallons per capita per day.

We all need to collaborate to find workable solutions to our city’s water concerns.

Alas, the proposal for 375 Donohoe to house a 1.5 million gallon tank is not the correct location/solution. Keep looking for a safer location. Thank you for your time.

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Packet Pg. 420 Attachment: Planning Commission Meeting Public Comments (2383 : Woodland Park Euclid Improvements) July 25th, 2022
East Palo Alto Planning Commission
RE: Endorsement of Euclid Improvements at Woodland Park Dear East Palo Alto Planning Commission,
For over 60 years, Greenbelt Alliance has helped create cities and neighborhoods that make the Bay Area a better place to live. Greenbelt Alliance’s Climate SMART—Sustainable, Mixed, Affordable, Resilient, Transit-Oriented—Development Endorsement Program provides support for projects that advance the right kind of development in the right places. By promoting climate-smart development we can create thriving, resilient neighborhoods with ready access to transit and housing choices for all of the Bay Area’s people.

After careful review, Greenbelt Alliance is pleased to endorse the proposed Euclid Improvements at Woodland Park project.

Euclid Improvements is the model of what a Climate SMART zero-displacement project should look like when replacing out-of-date residential buildings in a low-income community. This project goes above and beyond our Climate SMART goals as this project will increase the housing supply, provide better parking and mobility options, increase the climate resilience and provide a significant amount of affordable housing. Of the 605 units they plan to replace the 160 rent stabilized units and allow all tenants of the original units the right to return to a new rent stabilized unit. They will also be providing for an additional 89 off-site affordable units at deep affordability levels.

On the environmental side, according to their GreenTrip certification, this project will result in 1,628 fewer miles driven every day compared to the San Mateo County average and 9% fewer GHG impacts every day compared to the San Mateo County average. In addition to being LEED certified,

2.3 trees will be planted for every tree removed and they are working to keep as many trees as possible on the property. Additionally, they are building a 1.5 million gallon water tank and pump system in a nearby location to serve the project and the broader neighborhood to increase water pressure for fire suppression and increase overall fire protection.

This development would not only contribute to meeting the city's Regional Housing Needs Allocation (RHNA) goals, but also target both low income and Missing Middle housing. In Euclid Improvements at Woodland Park, the City of East Palo Alto has the opportunity to create new, infill housing that will contribute to the State of California’s collective efforts to respond to our ongoing housing crisis.

Greenbelt Alliance believes Euclid Improvements at Woodland Park will play a pivotal role in reimagining a more resilient and inclusive East Palo Alto for all residents to enjoy and we are proud

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Packet Pg. 421 Attachment: Planning Commission Meeting Public Comments (2383 : Woodland Park Euclid Improvements) to give this project our endorsement! We hope its approval will inspire cities around the Bay Area to redouble their efforts to grow smartly.

Sincerely,
Jordan Grimes
Resilience Manager, Greenbelt Alliance

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Packet Pg. 422 Attachment: Planning Commission Meeting Public Comments (2383 : Woodland Park Euclid Improvements) July 25, 2022
East Palo Alto Planning Commission
2415 University Avenue
East Palo Alto, CA 94303
Re: Support Woodland Park Euclid Improvements - Housing Leadership Council of San Mateo County
Dear Members of the East Palo Alto Planning Commission, The Housing Leadership Council of San Mateo County (HLC) works with our communities and their leaders to produce and preserve quality affordable homes.

On behalf of HLC, I’m writing to express our support for the Woodland Park Euclid Improvements proposal by the Sand Hill Property Company - which seeks to renovate 160 existing rent controlled homes at existing rents, and include 445 new homes; 89 of which will be affordable. HLC’s Board spent significant time deliberating over this proposal and came to the conclusion that it is the best option for your city to keep those existing homes habitable for your residents, while also providing additional affordable homes for your community members - which is why we support this proposal.

Thank you for the opportunity to comment. We urge you to support the Woodland Park Euclid Improvements proposal and to move it forward to your leaders on the City Council for a decision.

Sincerely,
Ken Chan
Organizer
Housing Leadership Council of San Mateo County
2905 S. El Camino Real, San Mateo, CA 94403 • (650) 242-1764 • hlcsmc.org

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Packet Pg. 423 Attachment: Planning Commission Meeting Public Comments (2383 : Woodland Park Euclid Improvements) From: Elena Lee
To: Kelly Beggs
Subject: Fwd: Euclid Improvements Comment
Date: Monday, July 25, 2022 9:51:23 PM
Begin forwarded message:

From: Webster <[email protected]>
Date: July 25, 2022 at 9:49:38 PM PDT
To: Planning Commission <[email protected]> Cc: Michael Mashack <[email protected]>, Javanni Brown-Austin <[email protected]>
Subject: Euclid Improvements Comment
I think the area needs to be redeveloped. I support that, but I have two general comments on the water tank and the parking situation.

I share the same concerns that commissioner brown-austin spoke to, since I live and own a condo adjacent to this project. I only saw that a proposed development sign for the water tank was placed a week or two ago, and I almost missed it because it was hidden behind all the cars that currently surround the site, which is ironic considering how terrible the parking situation already is.

This is the first time I’m seeing the illustration of the water tank, and it was only included in the revised plans submitted this month. It makes me question how much planning has gone into this…. Can someone please put more information about the water tank on the city and project website? I actually couldn’t find it on the website that was created for this project. But I see it was included in the plans that were revised this month...

I think saying the water tank is a community benefit is a bit of exaggeration, if you consider that woodland park owns a large majority of the apartment complexes and buildings on the west side where fire protection is inadequate. The water tank will not only serve this project, but it will serve any new development that will occur in areas that are owned by woodland park.

What other options have been explored in terms of supplying adequate fire protection for all the proposed development on the West side? Can smaller water tanks be integrated into new buildings or inside the parking structures? This would require the size to be scaled down, but it would probably be enough to meet the needs of this project and some of the surrounding areas as they’re redeveloped. Has placing or integrating the water tank with the university circle been explored, where parking is prevalent and barely used? 97% of the existing units being replaced are studios or one bedroom apartments and are already overcrowded as it is given the cost of living. The new development will increase the percentage of two bedroom apartments from 3% of existing units to 30%. Nevertheless, I think parking is going to be terrible for anyone who isn’t single, living by themself, or working within two for three miles

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Packet Pg. 424 Attachment: Planning Commission Meeting Public Comments (2383 : Woodland Park Euclid Improvements) CAUTION: This e-mail originated from outside of the organization. Do not click links or open attachments unless you validate the sender and know the content is safe.
of East Palo Alto (would serve Facebook, Amazon, or at Stanford University employees when people return to office).

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Attachment: Planning Commission Resolution (2383 : Woodland Park Euclid Improvements) August 29, 2022
City Council
City of East Palo Alto
2415 University Ave
East Palo Alto, CA 94303
Dear Councilmembers,
We are pleased to announce that the Woodland Park Euclid Improvements project by Woodland Park Communities qualifies for Conditional GreenTRIP Certification based on the current proposed design and amenities dated October 22, 2021.

Our evaluation demonstrates that the project meets GreenTRIP standards for the Neighborhood place type with daily household driving projected to be no more than 35 daily vehicle miles driven per household, a parking ratio of 1.5 spaces per unit or less, and the provision of at least one traffic reduction strategy. The project offers long term and short term bicycle parking, and will participate in GreenTRIP’s Transportation and Parking Survey for monitoring. Upon approval of these conditions, this project will join an esteemed group of certified projects with low traffic and excellent transportation amenities.

Since 1997, TransForm has been working for world class public transportation and walkable communities in the Bay Area and beyond. In 2008, TransForm launched GreenTRIP, a certification program for new residential development, focused on Traffic Reduction and Innovative Parking. GreenTRIP certifies projects that will allow new residents to drive less while increasing their mobility in a variety of ways. When residents have access to affordable homes close to services, jobs and transit, and developments are designed with traffic reduction and innovative parking, there are benefits for all:
• Increased household transportation savings.
• Economic support for locally serving businesses.
• Less freeway traffic and fewer vehicle collisions.
• Improved public health through increased walking and better air quality. • Greater demand and support of transit services.
• Reduced greenhouse gas emissions, supporting compliance with SB375 and AB32.

The project meets the GreenTRIP Certification Standards for the “Neighborhood” place type. The Place Type is determined according to definitions set forth by the Metropolitan Transportation Commission’s (MTC) Station Area Planning Manual, 2007. GreenTRIP Certification standards are designed according to these Place Types and tailored to create a feasible yet innovative standard.

TRANSFORM | 560 14th Street, Suite 400 Oakland, CA 94612 www.TransFormCA.org 510.740.3150 TRIP
Green
GreenTRIP

ADVISORY COMMITTEE
Marcial Chao
Pyatok Architects
Elizabeth Deakin
University of California
Berkeley
Joe DiStefano
Calthorpe Associates
David Garcia
Terner Center for Housing
Innovation at UC Berkeley
Curt Johansen
Kings River Community
Partners, LLC
Alison Kirk
Bay Area Air Quality
Management District
Richard Lee
Transportation Choices for
Sustainable Communities
Todd Litman
Victoria Transport
Policy Institute
Kathleen Livermore
Former, City of Alameda
Adam Millard-Ball
University of California
Santa Cruz
John Moon
Federal Reserve Bank of San
Francisco
Natalie Sandoval
Urban Land Institute San
Francisco
Krute Singa
Metropolitan Transportation
Commission
Robert Swierk
Santa Clara Valley
Transportation Authority
Abby Thorne-Lyman
Bay Area Rapid Transit
Jeffrey Tumlin
Nelson\Nygaard
Aaron Welch
Aaron Welch Planning
Kate White
ARUP
Jeff Wood
The Overhead Wire

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Packet Pg. 458 Attachment: City Council Meeting Public Comments (2383 : Woodland Park Euclid Improvements) The following describes how Woodland Park Euclid Improvements meet the criteria for Standard Certification:

1. The project is projected to create less than 35 miles driven/household/day.

Using GreenTRIP Connect for estimating greenhouse gas emissions, we project that future residents will drive 21 miles per day per household, or 66% less than the Bay Area regional average of about 62 miles per household per day. The primary reasons for reduced driving are the project’s density, location, and proximity to transit.

2. The project will not exceed more than 1.5 residential parking spaces per unit and will provide secured and protected bicycle parking spaces on-site.

The conceptual design meets this standard by proposing 625 residential parking spaces for 605 units, or 1.03 spaces per unit. Fewer spaces provided for parking allow more resources to be spent on other community amenities. The project will also include 625 secured bicycle parking spaces and 125 guest bicycle parking spaces, which meets our requirements of 1.0 ratio for long-term and 0.2 ratio for short-term bicycle parking.

3. The project will provide at least 1 of 3 Traffic Reduction Strategies for 40 years (Transit Passes, Carshare Memberships, and/or Unbundled Parking).

Woodland Park Communities will meet this requirement by providing 100% unbundled parking, which separates the cost of parking a vehicle from the cost of housing. This allows residents who do not have vehicles to save money by not having to pay for a parking space that they are not using. The project will also provide deeply discounted SamTrans, Caltrain, or VTA Passes for low-income residents. For residents that do not own a personal vehicle, they will have the option of using carshare subsidies for free or discounted access to nearby carshare vehicles. Both TRS strategies encourage residents to try transit and potentially have new residents develop transit travel habits in their new home.

Please refer to the attached Project Evaluation Report for a summary of the project’s benefits. You may also view Certification guidelines here: bit.ly/GreenTRIPHowToGuide.

Since this project is still going through entitlements, we are awarding a Conditional GreenTRIP Standard Certification.

We will award a full certification upon city approval of final entitlements, if those entitlements include the following project characteristics:

1. Build no more than 1.5 parking spaces per unit.

2. Install secured residential bike parking spaces at no fewer than 1 per unit.

3. Install publicly accessible guest bike parking spaces numbered at no fewer than 20% of units.

4. Provide one traffic reduction strategy (per the How-to-Guide) for all units.

If any of these characteristics change significantly in the approval process, we will need to re-evaluate the project to determine if the project still meets criteria for GreenTRIP Certification. For more information please refer to our website at: www.GreenTRIP.org.

Sincerely,
Kendra Ma
GreenTRIP Program Manager
(510) 740-9340

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Packet Pg. 459 Attachment: City Council Meeting Public Comments (2383 : Woodland Park Euclid Improvements) Traffic Reduction + Innovative Parking
www.GreenTRIP.org

PROJECT EVALUATION REPORT
GreenTRIP

WOODLAND PARK EUCLID IMPROVEMENTS
Average spaces per home
(including guest parking),
excluding spaces shared with
non-residential uses.
625 Parking Spaces
605 Units
The project must have one
of three traffic reduction
strategies:
• Unbundled Parking
• Discount Transit Passes
• Free Carshare Membership
44% less than the regional
average household driving of
62 miles/day.

Each Household is projected
to drive 21 miles/day
Each household is expected to drive
21 miles/day rather than the regional
average of 62 miles/day
Each household is expected to emit
11 pounds of GHGs/day instead of 15
pounds of GHGs/day.

Woodland Park Euclid
Improvements are
Projected* to result in:
2001 MANHATTAN AVE, EAST PALO ALTO, CA
DEVELOPER: WOODLAND PARK COMMUNITIES

PROJECTED DAILY DRIVING BY RESIDENTS

APPROPRIATE AMOUNT OF PARKING

TRAFFIC REDUCTION STRATEGIES
Source: GreenTRIP Connect
Less than 35 miles/day
Maximum 1.5 Spaces/Unit

CONDITIONAL CERTIFICATION
AS OF AUGUST 29, 2022
29% Less GHGs
 21 Miles/Day
 1.03 Spaces/Unit
Place Type Neighborhood
66% Less Driving
GreenTRIP standards are
customized for different types of
neighborhoods, or “Place Types,”
as defined by the Metropolitan
Transportation Commission’s
Station Area Planning Manual.

Gr e e nTRIP sta n da r ds
Gr e e nTRIP Sta n da r d
Gr e e nTRIP Sta n da r ds
GreenTRIP evaluates how well a
proposed residential project design
achieves Traffic Reduction and
Innovative Parking strategies.

GreenTRIP conducts an evaulation
based on information provided by the
developer and gathered from publicly
available sources.
1 of 3 Standard Traffic
Reduction Strategies
This project meets GreenTRIP
Certification standards for the
Neighborhood Place Type. Above
is an evaluation of how this project
satisfies each requirement.

Source: GreenTRIP Connect
Source: GreenTRIP Connect, MTC Vital
Signs and Bay Area Census
Source: MTC Vital Signs
and Bay Area Census
 Unbundled parking
• Unbundled Parking:

Paying for a parking
space is separate
from housing.

9.1.s
Packet Pg. 460 Attachment: City Council Meeting Public Comments (2383 : Woodland Park Euclid Improvements) Contact:

[email protected]
www.GreenTRIP.org
QUESTIONS?
Driving Reduction
The following is an inventory of
GreenTRIP Connect model inputs
and the projected driving reduction.

Wo o d l a n d Pa r k Euc l i d Impr o v eme n ts Pr o j e c t Co n t e x t Map If built on selected parcel
0%of units will be Deed
Restricted Below Market
rate
*160 replaced rent-controlled




11.7%
Reduction
0%
Reduction

17.6%
Reduction
Affordable Housing
Traffic Reduction Strategies
Selected Site
Key Project Details: • Density 175 units/acre
• *605 units including 160 replaced rentcontrolled units for original tenants • 625 Parking Spaces
• 605 Secured long term bike parking spaces
• 125 Guest bike parking spaces
a project of
Residents living and
working within a 1/2
mile or 10 minute walk
to transit are 10 times
more likely to take
transit. 1
Residents living
within a 1/2 mile of
transit drive 50% less
than those living
further away. 2
1 ABAG New Places, New Choices, 2007
2 Cervero, Arrington, TCRP Report 128, 2008
N
Purple outline represents the project footprint. Concentric circles represent 1/4 and 1/2 mile from the project.

Unbundled Parking:

Paying for a parking space is
separate from paying for
housing.

Transit within a 1/4 mile:

SamTrans 81, 281, 280, 296, 397
Transit within a 1/2 mile:

SamTrans 88, 83, 281, 280, 296, 397

NEARBY TRANSPORTATION
GreenTRIP report:
https://connect.greentrip.org/map-tool.php?p=209852

9.1.s
Packet Pg. 461 Attachment: City Council Meeting Public Comments (2383 : Woodland Park Euclid Improvements) July 18th, 2022
To whom it may concern,
The Housing Action Coalition is pleased to endorse Sand Hill Property Company’s Euclid Improvements proposal for Woodland Park in East Palo Alto. After a detailed presentation, our Project Review Committee determined the project exceeds our high standards in addressing our regional housing shortage.

The Committee applauds the project team for undertaking a community-centered approach, as Sand Hill hosted 32 community meetings, information booths, and small group listening sessions before submitting a project application and five additional community meetings and information sessions after submission..

Additionally, Sand Hill created relocation commitments after receiving valuable tenant input. These included granting current residents fully paid moving expenses, the right of return to the new apartments, a guarantee to pay the same rent upon return, a choice of a nearby apartment during construction, and a comparable number of bedrooms and square footage. After these discussions and commitments, Sand Hill constructed a plan that exceptionally meets the region's housing needs.

The project will increase the number of homes from 160 to 605 through a variety of building types. These new buildings would range between 5 and 13 stories, transforming a site that is currently comprised of lower density housing types. The Committee specifically commends Sand Hill’s prioritization and commitment to affordability and community. The project will provide 160 rent-stabilized homes offered to the current tenants at their current rent levels. Additionally, Sand Hill will build 75 BMR homes offsite in partnership with Eden Housing. These homes would be available to residents at 35%, 50%, and 60% of Area Median Incomes, which goes above and beyond the affordability requirements. To further enhance community space, Sand Hill plans to build a community park, accessible to all residents, in parity with on-site retail spaces. Lastly, the project will provide 369 bike parking spaces and 625 car parking spaces. Given the site’s proximity to public transit, the Committee encourages the project team to explore increasing bike parking and open space at the expense of the parking structure, but we understand the reality of financing, feasibility, and community concerns.

The Housing Action Coalition applauds the project team for striving to achieve the best possible project for the community. Ultimately, we are proud to endorse Euclid Improvements at Woodland Park, which will provide well-designed and well-located homes that help address our region’s ongoing affordability and displacement crisis.

Sincerely,
Corey Smith, Executive Director
Housing Action Coalition (HAC)

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Packet Pg. 462 Attachment: City Council Meeting Public Comments (2383 : Woodland Park Euclid Improvements) August 29, 2022
Honorable Mayor Ruben Abrica and Members of the City Council City of East Palo Alto
2415 University Avenue
East Palo Alto, CA 94303
Dear Honorable Mayor Abrica and Members of the City Council, For seven decades, the San Mateo County Economic Development Association (SAMCEDA) has been a leading voice for the economic engine that is San Mateo County. SAMCEDA believes in the power of a strong economy driven by an appreciation of what that engine provides to our ecosystem on the Peninsula.

By working with employers of all sizes and industries, engaging with our public sector and our elected leadership, recognizing that we have 21 individual jurisdictions (20 cities and one county) and collaborating and communicating with the Chambers of Commerce, non-profit organizations and our educational institutions, SAMCEDA tackles the most difficult challenges through goal-oriented solutions.

SAMCEDA has supported land use development projects that enhance the economic, environmental, living and transportation qualities that are important to businesses, communities, and residents in San Mateo County. Emphasizing a collaborative approach between public, private, and community stakeholders throughout the development process, SAMCEDA supports projects that have the potential to bring direct benefit to the communities, cities and surrounding areas in which they are located.

We continue to support high-quality projects that improve the quality of life in San Mateo County, which is why the SAMCEDA Board of Directors is pleased to endorse Woodland Park Euclid Improvements in East Palo Alto.

The Woodland Park Euclid Improvements proposes to increase the number of homes from 161 to 605, creating mixed-income housing with no displacement of existing residents. The proposal will include 160 rent-stabilized units, with first priority going to existing tenants, and will provide for 89 below-market-rate affordable units at deep affordability levels between 35% - 60% of area median income. It will provide significant community benefits, including a new public park space and significant local infrastructure improvements. The project team went above and beyond in seeking community input, hosting 32 community meetings, information booths, and small group listening sessions before submitting a project application and five additional community meetings and information sessions after submission.

We are also encouraged that the project will be an economic and employment driver in East Palo Alto and San Mateo County. According to the project’s fiscal impact analysis, it will

9.1.s
Packet Pg. 463 Attachment: City Council Meeting Public Comments (2383 : Woodland Park Euclid Improvements) generate over $1.1 million per year of positive net fiscal impact to the City’s general fund, and will create over 1,500 job years during construction, and 119 direct, indirect, and induced jobs over the long term.

We are optimistic that this project will successfully accomplish multiple regional and local priorities in terms of increasing the housing supply, improving affordable housing, spurring economic growth, promoting energy-efficient and environmental design and advancing the livable communities model that our region, county and communities have envisioned.

Thank you for your consideration.

Best Regards,
Rosanne Foust
President & CEO, SAMCEDA

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Packet Pg. 464 Attachment: City Council Meeting Public Comments (2383 : Woodland Park Euclid Improvements) August 30, 2022
East Palo Alto City Council
RE: Endorsement of Euclid Improvements at Woodland Park Dear Councilmembers:

For over 60 years, Greenbelt Alliance has helped create cities and neighborhoods that make the Bay Area a better place to live. Greenbelt Alliance’s Climate SMART—Sustainable, Mixed, Affordable, Resilient, Transit-Oriented—Development Endorsement Program provides support for projects that advance the right kind of development in the right places. By promoting climate-smart development we can create thriving, resilient neighborhoods with ready access to transit and housing choices for all of the Bay Area’s people.

After careful review, Greenbelt Alliance is pleased to endorse the proposed Euclid Improvements at Woodland Park.

The Euclid Improvements are a model of what Climate SMART zero-displacement projects should look like when replacing out-of-date residential buildings in a lower-income community. The project goes above and beyond our Climate SMART goals; it will increase the housing supply, as well as provide better parking and mobility options, increase local climate resilience, and provide a significant amount of affordable housing. Of the 605 proposed homes, the project sponsor plans to replace 160 rent stabilized units and allow all tenants of the original units the right to return to a new rent stabilized unit. The project sponsors are also providing for an additional 89 off-site affordable units at deep affordability levels.

On the environmental side, according to GreenTrip certification, the Euclid Improvements will result in 1,628 fewer miles driven every day compared to the San Mateo County average, and 9% fewer GHG impacts every day compared to the San Mateo County average. In addition to being LEED certified, 2.3 trees will be planted for every tree removed, and the project sponsors are working to keep as many trees as possible on the property. Additionally, the project includes a 1.5 million gallon water tank and pump system nearby that will serve both the project and the broader neighborhood, increasing water pressure for fire suppression and as well as for overall fire protection.

This development would not only contribute to meeting the city's Regional Housing Needs Allocation (RHNA) goals, but also target both low income and Missing Middle housing. In Euclid Improvements at Woodland Park, the City of East Palo Alto has the opportunity to create new infill housing that will contribute to the State of California’s collective efforts to respond to our ongoing housing crisis.

Greenbelt Alliance believes Euclid Improvements at Woodland Park will play a pivotal role in reimagining a more resilient and inclusive East Palo Alto for all residents to enjoy, and we are proud

9.1.s
Packet Pg. 465 Attachment: City Council Meeting Public Comments (2383 : Woodland Park Euclid Improvements) to give this project our endorsement. We hope its approval will inspire cities around the Bay Area to redouble their efforts to grow in a smart, sustainable manner.

Sincerely,
Jordan Grimes
Resilience Manager, Greenbelt Alliance

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Packet Pg. 466 Attachment: City Council Meeting Public Comments (2383 : Woodland Park Euclid Improvements)