City of East Palo Alto Inclusionary Housing Plan (Section 18.37.090) Residential Developments in East Palo Alto that create new or additional dwelling units (“Residential Developments”) are subject to the requirements of Chapter 18.37 of the East Palo Alto Municipal Code – Inclusionary Housing.
An application for First Approval of a Residential Development must include an Inclusionary Housing Plan. This will be processed concurrently with all other permits required for the Residential Development and must be approved prior to issuance of any permits.
Please fill out the application below and submit it together with the Unit Mix and Unit Mix Details to: Rachel Horst, Housing Project Manager at [email protected].
Application for Inclusionary Housing Plan
Developer Information
Company name
8M Property-4 LLC
Address
2051 Junction Ave. #237, San Jose, CA 95131
Phone
408-416-8739
Contact name
Tom He
Email/Phone
[email protected]
Project Information
Project Name: 717 Donohoe
Project Address: 717 Donohoe Street,East Palo Alto, CA 94303 Project APNs: 063-374-350
Planning file number if assigned: ADR18-023
Number of residential buildings: 2
Total number of units: 14
For-sale housing project? Y x☐ N ☐
For rent housing project? Y ☐ N x☐
Is this project a mixed use (commercial/residential)? Y ☐ N x☐ Total square footage of non-residential space: None
1 Is this a rehab project? Y ☐ N x☐
If so, number of units to be added:
Will any residential units be demoed or converted? Y ☐ N x☐ Does developer intend to obtain a parcel, or tentative, and final map for the project? Y x☐ N ☐ Does developer intend to create condos, coops, or similar housing requiring CA BRE report approval? Y x☐ N ☐
Does Developer intend to request a Density Bonus (Section 18.37.060)? Y ☐ N x☐ Exemption (Section 18.37.040)
Does developer intend to seek an exemption for the project? Y ☐ N x☐ Additional documentation may be required.
1. Map Act Vesting: Project has subdivision map(s) which the Developer claims confer vesting rights under the Subdivision Map Act:
Tentative or parcel: Y ☐ N ☐
Approval date:
Final: Y ☐ N ☐
Approval date (if applicable):
Please indicate if any maps are phased or vesting.
2. Building permit issued Y ☐ N ☐
Issue date:
3. Previously executed Development Agreement: Y ☐ N ☐
Approval date:
Please attach an explanation to this application with supporting documentation, including any approved maps or permits needed to support your claim.
Compliance Methods (Section 18.37.050)
Check all that apply
In-Lieu Fee (for projects of 1-4 units) ☐
On-site (20% inclusionary units) x☐x 2units
In-Lieu Fee for fraction of unit (for projects of 5+ units) x☐ 0.8 unit Alternative Compliance Options (Section 18.37.080)
Developer must seek approval from City Council.
In-lieu fee (25% inclusionary units) ☐
Off-Site (25% inclusionary units) ☐
Other x☐ One additional moderate-income unit will be provided in-lieu of the .8 unit fee payment 2 By signing below, Developer acknowledges that most claims of exemption can only be conditionally approved at the time the Inclusionary Housing Plan Application is approved. The Developer will be required to record an Inclusionary Housing Agreement agreeing to satisfy the Obligation if conditions of exemption are not met.
Developer Signature
Developer Name 8M Property-4 LLC Date 10/12/2022 Planning acceptance of application ☐ Date
Housing acceptance of application ☐ Date
3 Unit Mix Worksheet
Inclusionary
Unit Mix
Unit
Type Unit# AMI Bedrooms Sq. Ft. #Units
Total
Bedrooms
Total Sq.
Ft. Sales Price/Unit
A 1 80 3 1570 1 3 1570 80 AMI Price
A 3 120 3 1570 1 3 1570 120 AMI Price
A 13 120 3 1570 1 3 1570 120 AMI Price
Total 3 9 4710
Market-rate
Unit Mix
Unit
Type Bedrooms Sq. Ft. #Units
Total
Bedrooms
Total Sq.
Ft.
A
2, 4, 5, 6, 9,
10, 11, 12, 14 3 1570 9 27 14130 $1,000,000
B 7, 8 4 1793 2 8 3586 $1,200,000
Total 11 35 17716
Unit Mix Details
Please see Section 18.37.060.
1.) Please indicate in the project site plan the location and size of the inclusionary units.
a) As attached site plan, Unit#1,, #3 and #13 are inclusionary units. 2 inclusionary units is located in building#1 and 1 unit in building#2. They’re geographically far from each other and not concentrated at all. Their standard, size and floor plan are similar and comparable to most of the market-rate units. 12 of the total 14 units are the1570sf 3-bedroom type A units which the 3 inclusionary units belong to.
2.) Please describe construction appearance and quality of the inclusionary units. a) The 3 inclusionary units will be comparable in exterior appearance and overall quality of construction to the market-rate units.
3.) Please describe access to private open space and other amenities of the inclusionary units, including parking.
4 a) The inclusionary units will have the same access to amenities as the market-rate units. This includes common areas, parking, and trash bins.
4.) Please outline a Fair Housing and Marketing plan, which must comply with all applicable Fair Housing laws and not discriminate in the sale or rental of inclusionary units on the basis of race, national origin, color, religion, gender, disability, familial status, age, income source, or marital status. This includes application of the City’s local preference policy.
Inclusionary Housing Fair Housing and Marketing Plan
Project Information:
717 Donohoe Street, East Palo Alto CA 94303
APN: 063-374-350
Census Tract : 6119.00
Applicant Information: 8M Property-4 LLC
Entity Responsible for Marketing: 8M Property-4 LLC
Identify Staff Member Responsible for Marketing: Tom He Target Date of Initial Occupancy for all units: 12/01/2023 Estimated Advertising Start Date for all units: 07/01/2024 Demographics of Target Area:
Tract Income Level Moderate
Underserved or Distressed Tract No
2020 FFIEC Estimated MSA/MD/non-MSA/MD Median Family Income $140,900 2020 Estimated Tract Median Family Income $85,132
2015 Tract Median Family Income $62,688
Tract Median Family Income % 60.42
Tract Population 10170
Tract Minority % 88.48
Tract Minority Population 8998
Owner-Occupied Units 1188
1- to 4- Family Units 2168
5 Number of Families 1789
Number of Households 2486
Non-Hispanic White Population 1172
American Indian Population 0
Asian/Hawaiian/Pacific Islander Population 787
Black Population 1127
Hispanic Population 6738
Other/Two or More Races Population 346
Acknowledgment of Local Preference:
The Applicant acknowledges the City of East Palo Alto Local Preference Policy and commits to comply with it.
Description of Outreach and Marketing Activities to Community:
In addition to billboards and signs on site, Applicant will also announce and advertise public hearing and all the units for sale in the local East Palo ALto Today publications in both English and Spanish language.
Acknowledgment of Need to Partner with Housing Department and City Third-Party Administrator
Applicant acknowledges that it is responsible for the marketing of all units and must follow fair marketing practices between the market rate units and the Inclusionary Units.
The Applicant may market and sell the inclusionary units in partnership with a third-party administrator to implement and oversee this part of the Inclusionary program. If the City makes available a program/process that the Applicant can participate in, this will be reflected in the Inclusionary Housing Agreement and codified before Building Permits may be issued. Ultimately, the Applicant is still responsible for the fair marketing of units and through this acknowledgement understands that this is a requirement of the City’s Inclusionary Housing Program.
The Applicant will comply with Fair Housing laws and not discriminate in the sale of inclusionary units on the basis of race, national origin, color, religion, gender, disability, familial status, age, income source, or marital status
6 717 SITE PLAN A-1.0 20370 TOWN CENTER LN SUITE 139 CUPERTINO, CA 95014 408.865.0577 717 DONOHOE ST EAST PALO ALTO,CA 94303 14-UNIT CONDOMINIUM