East Palo Alto City Council
May 5, 2026

Agreement No. __________________________
AGREEMENT BETWEEN THE COUNTY OF SAN MATEO AND PETDATA, INC.

This Agreement is entered into this Fourth day of June, 2019, by and between the County of San Mateo, a political subdivision of the state of California, hereinafter called “County,” and PETDATA, INC., hereinafter called “Contractor.”
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Whereas, pursuant to Section 31000 of the California Government Code, County may contract with independent contractors for the furnishing of such services to or for County or any Department thereof; and
Whereas, it is necessary and desirable that Contractor be retained for the purpose of San Mateo County Health- Public Health, Policy & Planning.

Now, therefore, it is agreed by the parties to this Agreement as follows:

1. Exhibits and Attachments
The following exhibits and attachments are attached to this Agreement and incorporated into this Agreement by this reference:

Exhibit A—Services
Exhibit B—Payments and Rates
Attachment I—§ 504 Compliance
Services to be performed by Contractor
In consideration of the payments set forth in this Agreement and in Exhibit B, Contractor shall perform services for County in accordance with the terms, conditions, and specifications set forth in this Agreement and in Exhibit A.

2. Payments
In consideration of the services provided by Contractor in accordance with all terms, conditions, and specifications set forth in this Agreement and in Exhibit A, County shall make payment to Contractor based on the rates and in the manner specified in Exhibit B. County reserves the right to withhold payment if County determines that the quantity or quality of the work performed is unacceptable. In no event shall County’s total fiscal obligation under this Agreement exceed SIX HUNDRED-THIRTEEN THOUSAND NINE HUNDRED AND FORTY FIVE DOLLARS ($613,945). In the event that the County makes any advance payments, Contractor agrees to refund any amounts in excess of the amount owed by the County at the time of contract termination or expiration. Contractor is not entitled to payment for work not performed as required by this agreement.

3. Term
Subject to compliance with all terms and conditions, the term of this Agreement shall be from July 1, 2019, through June 30, 2022.

4. Termination
This Agreement may be terminated by Contractor or by the Director of Public Health, Policy and Planning or his/her designee at any time without a requirement of good cause upon thirty (30) days’ advance 213
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written notice to the other party. Subject to availability of funding, Contractor shall be entitled to receive payment for work/services provided prior to termination of the Agreement. Such payment shall be that prorated portion of the full payment determined by comparing the work/services actually completed to the work/services required by the Agreement.

County may terminate this Agreement or a portion of the services referenced in the Attachments and Exhibits based upon the unavailability of Federal, State, or County funds by providing written notice to Contractor as soon as is reasonably possible after County learns of said unavailability of outside funding.

County may terminate this Agreement for cause. In order to terminate for cause, County must first give Contractor notice of the alleged breach. Contractor shall have five business days after receipt of such notice to respond and a total of ten calendar days after receipt of such notice to cure the alleged breach.

If Contractor fails to cure the breach within this period, County may immediately terminate this Agreement without further action. The option available in this paragraph is separate from the ability to terminate without cause with appropriate notice described above. In the event that County provides notice of an alleged breach pursuant to this section, County may, in extreme circumstances, immediately suspend performance of services and payment under this Agreement pending the resolution of the process described in this paragraph. County has sole discretion to determine what constitutes an extreme circumstance for purposes of this paragraph, and County shall use reasonable judgment in making that determination.

5. Contract Materials
At the end of this Agreement, or in the event of termination, all finished or unfinished documents, data, studies, maps, photographs, reports, and other written materials (collectively referred to as “contract materials”) prepared by Contractor under this Agreement shall become the property of County and shall be promptly delivered to County. Upon termination, Contractor may make and retain a copy of such contract materials if permitted by law.

6. Relationship of Parties
Contractor agrees and understands that the work/services performed under this Agreement are performed as an independent contractor and not as an employee of County and that neither Contractor nor its employees acquire any of the rights, privileges, powers, or advantages of County employees.

7. Hold Harmless
a. General Hold Harmless
Contractor shall indemnify and save harmless County and its officers, agents, employees, and servants from all claims, suits, or actions of every name, kind, and description resulting from this Agreement, the performance of any work or services required of Contractor under this Agreement, or payments made pursuant to this Agreement brought for, or on account of, any of the following:
(A) injuries to or death of any person, including Contractor or its employees/officers/agents; (B) damage to any property of any kind whatsoever and to whomsoever belonging; 214
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(C) any sanctions, penalties, or claims of damages resulting from Contractor’s failure to comply, if applicable, with the requirements set forth in the Health Insurance Portability and Accountability Act of 1996 (HIPAA) and all Federal regulations promulgated thereunder, as amended; or (D) any other loss or cost, including but not limited to that caused by the concurrent active or passive negligence of County and/or its officers, agents, employees, or servants. However, Contractor’s duty to indemnify and save harmless under this Section shall not apply to injuries or damage for which County has been found in a court of competent jurisdiction to be solely liable by reason of its own negligence or willful misconduct.

The duty of Contractor to indemnify and save harmless as set forth by this Section shall include the duty to defend as set forth in Section 2778 of the California Civil Code.

8. Assignability and Subcontracting
Contractor shall not assign this Agreement or any portion of it to a third party or subcontract with a third party to provide services required by Contractor under this Agreement without the prior written consent of County. Any such assignment or subcontract without County’s prior written consent shall give County the right to automatically and immediately terminate this Agreement without penalty or advance notice.

9. Insurance
a. General Requirements
Contractor shall not commence work or be required to commence work under this Agreement unless and until all insurance required under this Section has been obtained and such insurance has been approved by County’s Risk Management, and Contractor shall use diligence to obtain such insurance and to obtain such approval. Contractor shall furnish County with certificates of insurance evidencing the required coverage, and there shall be a specific contractual liability endorsement extending Contractor’s coverage to include the contractual liability assumed by Contractor pursuant to this Agreement. These certificates shall specify or be endorsed to provide that thirty (30) days’ notice must be given, in writing, to County of any pending change in the limits of liability or of any cancellation or modification of the policy. b. Workers’ Compensation and Employer’s Liability Insurance Contractor shall have in effect during the entire term of this Agreement workers’ compensation and employer’s liability insurance providing full statutory coverage. In signing this Agreement, Contractor certifies, as required by Section 1861 of the California Labor Code, that (a) it is aware of the provisions of Section 3700 of the California Labor Code, which require every employer to be insured against liability for workers’ compensation or to undertake self-insurance in accordance with the provisions of the Labor Code, and (b) it will comply with such provisions before commencing the performance of work under this Agreement.
c. Liability Insurance
Contractor shall take out and maintain during the term of this Agreement such bodily injury liability and property damage liability insurance as shall protect Contractor and all of its employees/officers/agents while performing work covered by this Agreement from any and all claims for damages for bodily injury, including accidental death, as well as any and all claims for property damage which may arise from Contractor’s operations under this Agreement, whether such operations be by Contractor, any subcontractor, anyone directly or indirectly employed by either of them, or an agent of either of them. 215
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Such insurance shall be combined single limit bodily injury and property damage for each occurrence and shall not be less than the amounts specified below:
(a) Comprehensive General Liability… $1,000,000
County and its officers, agents, employees, and servants shall be named as additional insured on any such policies of insurance, which shall also contain a provision that (a) the insurance afforded thereby to County and its officers, agents, employees, and servants shall be primary insurance to the full limits of liability of the policy and (b) if the County or its officers, agents, employees, and servants have other insurance against the loss covered by such a policy, such other insurance shall be excess insurance only.

In the event of the breach of any provision of this Section, or in the event any notice is received which indicates any required insurance coverage will be diminished or canceled, County, at its option, may, notwithstanding any other provision of this Agreement to the contrary, immediately declare a material breach of this Agreement and suspend all further work and payment pursuant to this Agreement.

10. Compliance With Laws
All services to be performed by Contractor pursuant to this Agreement shall be performed in accordance with all applicable Federal, State, County, and municipal laws, ordinances, and regulations, including but not limited to the Health Insurance Portability and Accountability Act of 1996 (HIPAA) and the Federal Regulations promulgated thereunder, as amended (if applicable), the Business Associate requirements set forth in Attachment H (if attached), the Americans with Disabilities Act of 1990, as amended, and Section 504 of the Rehabilitation Act of 1973, which prohibits discrimination on the basis of disability in programs and activities receiving any Federal or County financial assistance. Such services shall also be performed in accordance with all applicable ordinances and regulations, including but not limited to appropriate licensure, certification regulations, provisions pertaining to confidentiality of records, and applicable quality assurance regulations. In the event of a conflict between the terms of this Agreement and any applicable State, Federal, County, or municipal law or regulation, the requirements of the applicable law or regulation will take precedence over the requirements set forth in this Agreement.

Contractor will timely and accurately complete, sign, and submit all necessary documentation of compliance.

11. Non-Discrimination and Other Requirements
a. General Non-discrimination
No person shall be denied any services provided pursuant to this Agreement (except as limited by the scope of services) on the grounds of race, color, national origin, ancestry, age, disability (physical or mental), sex, sexual orientation, gender identity, marital or domestic partner status, religion, political beliefs or affiliation, familial or parental status (including pregnancy), medical condition (cancer-related), military service, or genetic information.
b. Equal Employment Opportunity
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Contractor shall ensure equal employment opportunity based on objective standards of recruitment, classification, selection, promotion, compensation, performance evaluation, and management relations for all employees under this Agreement. Contractor’s equal employment policies shall be made available to County upon request.
c. Section 504 of the Rehabilitation Act of 1973
Contractor shall comply with Section 504 of the Rehabilitation Act of 1973, as amended, which provides that no otherwise qualified individual with a disability shall, solely by reason of a disability, be excluded from the participation in, be denied the benefits of, or be subjected to discrimination in the performance of any services this Agreement. This Section applies only to contractors who are providing services to members of the public under this Agreement.
d. Compliance with County’s Equal Benefits Ordinance
Contractor shall comply with all laws relating to the provision of benefits to its employees and their spouses or domestic partners, including, but not limited to, such laws prohibiting discrimination in the provision of such benefits on the basis that the spouse or domestic partner of the Contractor’s employee is of the same or opposite sex as the employee.
e. Discrimination Against Individuals with Disabilities The nondiscrimination requirements of 41 C.F.R. 60-741.5(a) are incorporated into this Agreement as if fully set forth here, and Contractor and any subcontractor shall abide by the requirements of 41 C.F.R. 60–741.5(a). This regulation prohibits discrimination against qualified individuals on the basis of disability and requires affirmative action by covered prime contractors and subcontractors to employ and advance in employment qualified individuals with disabilities.
f. History of Discrimination
Contractor certifies that no finding of discrimination has been issued in the past 365 days against Contractor by the Equal Employment Opportunity Commission, the California Department of Fair Employment and Housing, or any other investigative entity. If any finding(s) of discrimination have been issued against Contractor within the past 365 days by the Equal Employment Opportunity Commission, the California Department of Fair Employment and Housing, or other investigative entity, Contractor shall provide County with a written explanation of the outcome(s) or remedy for the discrimination prior to execution of this Agreement. Failure to comply with this Section shall constitute a material breach of this Agreement and subjects the Agreement to immediate termination at the sole option of the County. g. Reporting; Violation of Non-discrimination Provisions Contractor shall report to the County Manager the filing in any court or with any administrative agency of any complaint or allegation of discrimination on any of the bases prohibited by this Section of the Agreement or the Section titled “Compliance with Laws”. Such duty shall include reporting of the filing of any and all charges with the Equal Employment Opportunity Commission, the California Department of Fair Employment and Housing, or any other entity charged with the investigation or adjudication of allegations covered by this subsection within 30 days of such filing, provided that within such 30 days such entity has not notified Contractor that such charges are dismissed or otherwise unfounded. Such notification shall include a general description of the circumstances involved and a general description of the kind of discrimination alleged (for example, gender-, sexual orientation-, religion-, or race-based discrimination).
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Violation of the non-discrimination provisions of this Agreement shall be considered a breach of this Agreement and subject the Contractor to penalties, to be determined by the County Manager, including but not limited to the following:
i. termination of this Agreement;
ii. disqualification of the Contractor from being considered for or being awarded a County contract for a period of up to 3 years;
iii. liquidated damages of $2,500 per violation; and/or iv. imposition of other appropriate contractual and civil remedies and sanctions, as determined by the County Manager.

To effectuate the provisions of this Section, the County Manager shall have the authority to offset all or any portion of the amount described in this Section against amounts due to Contractor under this Agreement or any other agreement between Contractor and County. h. Compliance with Living Wage Ordinance
As required by Chapter 2.88 of the San Mateo County Ordinance Code, Contractor certifies all contractor(s) and subcontractor(s) obligated under this contract shall fully comply with the provisions of the County of San Mateo Living Wage Ordinance, including, but not limited to, paying all Covered Employees the current Living Wage and providing notice to all Covered Employees and Subcontractors as required under the Ordinance.

12. Compliance with County Employee Jury Service Ordinance Contractor shall comply with Chapter 2.85 of the County’s Ordinance Code, which states that Contractor shall have and adhere to a written policy providing that its employees, to the extent they are full-time employees and live in San Mateo County, shall receive from the Contractor, on an annual basis, no fewer than five days of regular pay for jury service in San Mateo County, with jury pay being provided only for each day of actual jury service. The policy may provide that such employees deposit any fees received for such jury service with Contractor or that the Contractor may deduct from an employee’s regular pay the fees received for jury service in San Mateo County. By signing this Agreement, Contractor certifies that it has and adheres to a policy consistent with Chapter 2.85. For purposes of this Section, if Contractor has no employees in San Mateo County, it is sufficient for Contractor to provide the following written statement to County: “For purposes of San Mateo County’s jury service ordinance, Contractor certifies that it has no full-time employees who live in San Mateo County. To the extent that it hires any such employees during the term of its Agreement with San Mateo County, Contractor shall adopt a policy that complies with Chapter 2.85 of the County’s Ordinance Code.” The requirements of Chapter 2.85 do not apply if this Agreement’s total value listed in the Section titled “Payments”, is less than one-hundred thousand dollars ($100,000), but Contractor acknowledges that Chapter 2.85’s requirements will apply if this Agreement is amended such that its total value meets or exceeds that threshold amount.

13. Retention of Records; Right to Monitor and Audit
(a) Contractor shall maintain all required records relating to services provided under this Agreement for three (3) years after County makes final payment and all other pending matters are closed, and Contractor shall be subject to the examination and/or audit by County, a Federal grantor agency, and the State of California.
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(b) Contractor shall comply with all program and fiscal reporting requirements set forth by applicable Federal, State, and local agencies and as required by County. (c) Contractor agrees upon reasonable notice to provide to County, to any Federal or State department having monitoring or review authority, to County’s authorized representative, and/or to any of their respective audit agencies access to and the right to examine all records and documents necessary to determine compliance with relevant Federal, State, and local statutes, rules, and regulations, to determine compliance with this Agreement, and to evaluate the quality, appropriateness, and timeliness of services performed.

14. Merger Clause; Amendments
This Agreement, including the Exhibits and Attachments attached to this Agreement and incorporated by reference, constitutes the sole Agreement of the parties to this Agreement and correctly states the rights, duties, and obligations of each party as of this document’s date. In the event that any term, condition, provision, requirement, or specification set forth in the body of this Agreement conflicts with or is inconsistent with any term, condition, provision, requirement, or specification in any Exhibit and/or Attachment to this Agreement, the provisions of the body of the Agreement shall prevail. Any prior agreement, promises, negotiations, or representations between the parties not expressly stated in this document are not binding. All subsequent modifications or amendments shall be in writing and signed by the parties.

15. Controlling Law; Venue
The validity of this Agreement and of its terms, the rights and duties of the parties under this Agreement, the interpretation of this Agreement, the performance of this Agreement, and any other dispute of any nature arising out of this Agreement shall be governed by the laws of the State of California without regard to its choice of law or conflict of law rules. Any dispute arising out of this Agreement shall be venued either in the San Mateo County Superior Court or in the United States District Court for the Northern District of California.

16. Notices
Any notice, request, demand, or other communication required or permitted under this Agreement shall be deemed to be properly given when both: (1) transmitted via facsimile to the telephone number listed below or transmitted via email to the email address listed below; and (2) sent to the physical address listed below by either being deposited in the United States mail, postage prepaid, or deposited for overnight delivery, charges prepaid, with an established overnight courier that provides a tracking number showing confirmation of receipt.

In the case of County, to:

Name/Title: Cassius Lockett, Director of Public Health, Policy and Planning Address: 225-37th Avenue, Room 178
San Mateo, CA 94403
Telephone: 650.573.2532
Facsimile: 650.573.2788
Email: [email protected]
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In the case of Contractor, to:

Name/Title: President, PetData, Inc.

Address: 8585 N Stemmons Fwy, Suite 1100-N
Dallas, TX 75247
Telephone: 214.821.3100 x515
Facsimile: 214.821.3106
Email: [email protected]

17. Electronic Signature
Both County and Contractor wish to permit this Agreement and future documents relating to this Agreement to be digitally signed in accordance with California law and County’s Electronic Signature Administrative Memo. Any party to this Agreement may revoke such agreement to permit electronic signatures at any time in relation to all future documents by providing notice pursuant to this Agreement.

18. Payment of Permits/Licenses
Contractor bears responsibility to obtain any license, permit, or approval required from any agency for work/services to be performed under this Agreement at Contractor’s own expense prior to commencement of said work/services. Failure to do so will result in forfeit of any right to compensation under this Agreement.
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Exhibit A
In consideration of the payments set forth in Exhibit B and with a focus on increasing licensing and vaccination compliance throughout the County of San Mateo, Contractor shall provide the following services:

A. Management of the daily operations for animal licensing including:

1. Data Entry & Processing
a. Process correspondence from pet owners including, but not limited to, issuing tags.
b. Work in partnership with the County on an approved template to provide timely billing and renewal notices to pet owners, with at least one billing to both new and renewals to be printed on an 8.5x11 sheet of paper with a return envelope enclosed. In addition, at least one of the notices will provide pet owner with the date in which the late fee became due.
c. Provide data entry of both new and renewal licenses and vaccination information. d. Implement procedures for verification of information submitted. e. Ensure complete, unduplicated, and accurate information. f. Process, collect, and provide receipts for animal licensing fees. g. Provide licensing and vaccination data for a weekly transfer of data from the Contractor’s database into County’s proprietary database. h. Provide customer service including communication with citizens, veterinarians, and designated County staff.

2. Veterinarians & Other Authorized Registrars
a. Process license sales and vaccination reports from other sources (i.e. the local animal shelter, veterinary clinics, pet stores, etc.)
b. Assist County staff to ensure reasonable quantities of on-site of basic supplies (reporting forms, citizen mailing envelopes, etc.) necessary to sell license tags and/or report information on citizens vaccinating their animals against rabies.

3. Animal License Tags
a. Process and mail county-provided license tags within a maximum of 10 business days, with a turnaround goal of 5 business days, after receipt of payment and completed information as required by the local ordinance. b. Issue county-provided replacement tags to pet owners whose license tags have been lost, stolen, or damaged.

4. Electronic Payments & Banking
a. Provide the ability for pet owners to pay through the Contractor’s Merchant Service Provider.
b. Provide on-line customer service via the Contractor’s website to allow pet owners to make license payments or donations.
c. Deposit all receipts collected for licensing into a bank account set up solely for the purpose of managing County animal licensing funds.
i. Make daily deposits and transmit verification of said deposits to designated County staff by the tenth of the following month.
ii. Collect and report electronic and charge card payments and transmit verification of said deposits to designated County staff by the tenth of the following month.
iii. Send all funds collected and deposited on behalf of the County via a monthly wire transfer by the tenth of the following month. 222
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d. Accept license fees from licensees via the following forms of payment at a minimum: check, money order, debit or ATM Card, or credit cards. i. Charges to Licensee for on-line payments:

Cost Recovery Processing Fees in the amount of $2.00 per on-line transaction to be charged to licensee*. Note: Contractor shall use their own designated Merchant Service Provider to conduct all credit card transactions and shall retain the Cost Recovery Processing Fees collected.
* More than one pet can be licensed per on-line transaction and pet owner will be charged a single fee for the on-line transaction.

5. Communication & Access
a. Provide timely responses to and communication with citizens, County designees, and Animal Control and Licensing Program representatives including Animal Control Officers.
b. Provide a customized San Mateo County toll-free number and answering service.
c. Provide 24/7 access to Contractor’s database by County, Emergency Dispatch, and any other authorized Division personnel, including login. d. Communicate to pet owners on the status of their pet’s license status including annual billing.

6. Reporting
a. Provide monthly report of animals licensed to the County. b. Provide statistical reports as requested by the County. c. Provide monthly report of all veterinarians who are delinquent in submitting their monthly vaccination without license (VWL) reports.
d. Provide monthly lists of delinquent licenses upon requested by County. e. Provide customized reports as requested by County.
f. Provide public record information as requested by County.

7. Additional Services
a. Work in partnership with County staff:
i. To ensure all licensing information, both complete and incomplete records, are imported into Contractor’s database on a weekly basis. ii. To develop a process that will allow/entice veterinarians to sell licenses at their County location.

B. Contractor agrees that the animal licensing information belongs to the County and will never sell, transfer, or release personal data to a third party.

C. With the exception of the license tags and/or customized inserts, Contractor agrees to cover the cost of all animal licensing supplies needed for daily operation.

D. Contractor agrees to comply with California state and local laws governing animal licensing.

E. Contractor will back up all databases twice during the working day.

F. During regular business hours, Contractor will assist with countywide efforts to reunite pets with their owners during a natural disaster.

County agrees to provide the following to Contractor:

A. Access to County’s animal control database to allow import of data into Contractor’s database.
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B. Licensing tags and customized inserts to Contractor’s on-site location for disbursement.

C. Any licensing fees collected by County: such fees will be retained by County, and a record of fees collected along with any supporting documents will be forwarded to the Contractor for processing no later than the 5th calendar day of the following month.

D. Any licensing fees collected by Contractors of the County: such fees and any supporting documents will be forwarded to the Contractor for processing with the exception of cash.

Cash will be deposited into County’s bank account directly by County staff. 224
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Exhibit B
In consideration of the services provided by Contractor described in Exhibit A and subject to the terms of the Agreement, County shall pay Contractor based on the following fee schedule and terms:

A. Fixed Fees:

One-year license: $4.28 per license
Multi-year license: $4.28 for the first year and $2.00 for each additional year Late fees collected: $2.50 collection service fee for each license Replacement tags: $4.28 per tag
Service animals (e.g. seeing-eye dogs, hearing dogs, etc.): No fee for any license or tag issued
Fixed fees shall be payable to Contractor for all licenses processed during the term of this Agreement, regardless of whether they are processed by Contractor, County personnel, or a County contractor.

Fixed fees shall not be charged until the license is issued. Data entry of rabies vaccination certificates and incomplete licenses, which may or may not result in a license, are included at no extra charge.

An agreed upon method to follow-up with pet owners who did not respond to a prior notice is included at no additional charge.

B. In any event, the maximum amount the County shall be obligated to pay for services rendered under this Agreement shall not exceed SIX HUNDRED-THIRTEEN THOUSAND NINE HUNDRED AND FORTY FIVE DOLLARS ($613,945.00) (Included are bank fees)for the Agreement term.

C. Payment by County to Contractor shall be monthly and made be made electronically by the County should the required paperwork be completely by Contractor. Contractor shall bill County on or before the tenth (10th) working day of each month for the prior month. The invoice shall include a summary of services and charges for the month of service. In addition, Contractor shall provide back-up to the invoice. Such back-up shall be in the form of a monthly report of the animals licensed.

Contractor will provide available bank statements within five business days if requested by County.

D. Additional Service Fees
Contractor shall invoice County for any bank deposit and supply fees outside the scope of this Agreement.

County will reimburse Contractor for bank fees upon verification of such, including:

1. Actual bank fees charged to Contractor as a result of Contractor maintaining the bank account for the purpose of providing services outlined in this contract. This amount, in and of itself, is included in the total contract amount and will not exceed SEVEN THOUSAND AND FIFTY DOLLARS ($7,050.00) (included in the contracted costs) without prior authorization from designated County staff.

2. Non-sufficient fee charge charged to Contractor. Contractor will make every attempt to collect bank fees from pet owners and will reimburse County upon collection of said fee.
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Contractor shall invoice County on a monthly basis for the actual cost of the bank account maintained for the purpose of this contract.

E. At the discretion of the Director of Public Health, Policy & Planning or designee, an annual conference call may be scheduled between the Contractor and County. Contractor’s time and/or related expenses are not billable.

F. At the discretion of the Director of Public Health, Policy & Planning or designee, a meeting at the County’s location may be scheduled between the Contractor and County once during the term of this contract. Contractor’s travel time to and from the County and/or related expenses are not billable.

G. If County or Contractor finds that performance is inadequate, at the County’s discretion, a meeting may be called to discuss the causes for the performance problem, and this Agreement may be renegotiated, allowed to continue to end of term, or terminated pursuant to Paragraph 4 of this Agreement. Any unspent monies due to performance failure may reduce the following year’s agreement, if any.

H. In the event this Agreement is terminated prior to June 30, 2022, Contractor shall be paid for services already provided pursuant to this Agreement.

I. In the event this Agreement is extended or renewed after June 30, 2022 and the County does not issue a Request for Proposal, Contractor agrees to continue the fixed fees as shown below:

One-year license: $4.28 per license
Multi-year license: $4.28 for the first year and $2.00 for each additional year Late fees collected: $2.50 collection service fee for each license Replacement tags: $4.28 per tag
Service animals (e.g. seeing-eye dogs, hearing dogs, etc.): No fee for any license or tag issued
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Michael P. Callagy
County Manager/
Clerk of the Board
County Government Center
400 County Center, 1st Floor
Redwood City, CA 94063
650-363-4121 T
650-363-1916 F
www.smcgov.org
July 7, 2020
Robert Barron, Finance Director
91 Ashfield Road
Atherton, CA 94027
Re: Notice of Construction Costs for the Animal Care Shelter Facility Dear Robert,
On or about September 9, 2014, the municipalities within San Mateo County entered into an agreement (“the Agreement”) to share the construction costs of a new animal care shelter facility. The agreement provides that the County of San Mateo will advance the funds for construction to be repaid by the municipalities according to their share, through a 30-year, interest-free lease agreement.

On March 6, 2020, construction of the new animal shelter building was completed, and certificate of occupancy was issued. The old shelter building was demolished shortly thereafter, and final project completion (with exception of photovoltaic installment) is slated for approximately July 30, 2020. Final project costs are reasonably determinable and anticipated to be approximately $28,300,000. The municipalities’ final shared responsibility is anticipated to be $25,700,000 or $856,758 annually. The County will not seek reimbursement for $2,600,000 in project costs comprised of an upgraded heating ventilation air conditioning ($600,000), a photovoltaic system ($1,200,000), miscellaneous site improvements related to landscaping, fencing, and parking ($530,000), and relocation of a City of Burlingame water line ($270,000).

The final column of Attachment B to this letter sets forth each municipalities’ final annual lease amount, as calculated in the manner proscribed by the Agreement. Final costs exceed the June 2018 estimate by approximately 3%. This marginal increase is a result of escalated regional construction costs and unforeseen circumstances encountered during construction, including requirements for ongoing air-quality monitoring, soil remediation and treatment, fire safety system modifications, PG&E delays, and necessary and reasonable end-user logistical design modifications. The County of San Mateo has worked diligently and successfully to minimize these additional costs while delivering a high-quality facility that will stand the test of time.
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Though we had to cancel the ribbon-cutting for the facility due to the pandemic, we look forward to holding, at the appropriate time, a reception to celebrate our successful regional collaboration. In lieu of an in-person tour, we’ve enclosed photographs of the exterior of the new facility and site. Pursuant to paragraph 3 of the Agreement, annual payments to County to reimburse for costs of construction shall become due on the initial July 1st after a certificate of occupancy is issued for the new shelter, and each subsequent July 1st for the next 29 years thereafter. Please find enclosed the invoice and payment instructions for the initial lease payment for your municipality.

Should you have any project questions, please contact Director Adam Ely of the Project Development Unit at 650.722.8112. Should you have any payment questions, please contact Robert Manchia at 650.363.4597.

Sincerely,
Mike Callagy
San Mateo County, County Manager
Enclosures: Resolution 073369, Final Attachment B, Invoice July 2020 228
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Amendment Template Version May 2021

AMENDMENT TO AGREEMENT
BETWEEN THE COUNTY OF SAN MATEO AND the Cities
THIS AMENDMENT TO THE AGREEMENT, entered into this ___________. 20___, by and between the COUNTY OF SAN MATEO, hereinafter called "County," and Atherton, Belmont, Brisbane, Burlingame, Colma, Daly City, East Palo Alto, Foster City, Half Moon Bay, Hillsborough, Menlo Park, Millbrae, Pacifica, Portola Valley, Redwood City, San Bruno, San Carlos, San Mateo, South San Francisco, and Woodside, each hereinafter individually called a “City” and collectively called "Cities".

W I T N E S S E T H:

WHEREAS, such agreements are authorized and provided for by Section 51300, et seq. of the California Government Code and under the Parties respective police powers; WHEREAS, the Cities and County, hereinafter collectively called "Parties", entered into an Agreement for animal care and control, shelter services and animal licensing, in which the County agrees to facilitate provision of and the Cities agree to reimburse the County for the costs of specified animal care and control, shelter services, and animal licensing hereinafter set forth, as they have done for over 70 years with the current Agreement expiring on June 30, 2021; and
WHEREAS, in order to facilitate coordinated countywide system of animal care and control, shelter services, and animal licensing as desired by Cities, County is agreeable to facilitating the provision of such services on the terms and conditions as hereinafter set forth; and
WHEREAS, On June 6, 2021, the Cities entered into an agreement with the County to facilitate and coordinate animal control and licensing on a countywide basis on behalf of the Cities and County for a term of 5 years ending on June 30, 2026.

WHEREAS, the Cities and County wish to amend the Agreement to extend the term up to June 30, 2029.

NOW, THEREFORE, IT IS HEREBY AGREED BY THE PARTIES HERETO AS FOLLOWS:

1. Section 2 Definitions under 2.3 Animal Control Program of the agreement is amended to read as follows:

2.3 Animal Control Program: The program within the County Health, or County’s designated contract agent, or both, or such other agency as the County of San Mateo Board of Supervisors may designate, which is specifically charged with regulating and enforcing laws dealing with animal control within the territorial limits of the County.

Section 2 Definitions under 2.6 Animal Licensing Service of the agreement is amended to read as follows:

2.6 Animal Licensing Program: The program within the San Mateo County Health, or County‘s designated contract agent, or both, or such other agency as the County of San Mateo Board of Supervisors may designate, which is specifically charged with regulating and enforcing laws dealing with animal licensing within its jurisdiction
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Section 2 Definitions under 2.9 Holidays of the agreement is amended to read as follows:

2.9 Holidays: Federally designated holidays with the addition of Easter and exclusion of Columbus Day/Indigenous Peoples' Day, in accordance with the Animal Control Contractor’s and Animal Licensing Contractor’s existing labor contracts
Section 3 Each City's Responsibilities under 3.3 Designation of Animal Control & License Revenue Collector of the agreement is amended to read as follows:

3.3 Designation of Animal Control & License Revenue Collector. Each City hereby designates County Health or County’s designated contractor as the entity authorized to collect, at Cities’ cost, animal control and licensing revenue on the part of each City
Section 4 County Responsibilities under 4.1.a of the agreement is amended to read as follows:

4.1.a The County will pay Animal Control Contractor the following agreed-to amounts. These costs are to be reimbursed by the Cities as provided in Section 3.7 above.

Fiscal Year Amount
2021-22 $6,189,290.95
2022-23 $6,327,480.28
2023-24 $6,499,455.67
2024-25 $6,674,024.00
2025-26 $6,858,739.01
2026-27 $7,037,138.11
2027-28 $7,220,177.44
2028-29 $7,407,977.72
Section 4 County Responsibilities under 4.1.b of the agreement is amended to read as follows:

4.1.b The County will pay Animal Licensing Contractor the following agreed-to amounts. These costs are to be reimbursed by the Cities as provided in Section 3.7 above (the table in 4.2 includes the payment for the contract Petdata for approximately $1,096,827 which will end on June 30, 2027).

Current Contract
2016-2021
Amount
One year license $4.28 per license
Multi-year license $4.28 for the first year and $2 for each additional year Late fees collected $2.50 collection service fee for each license Replacement tags $4.28 per tag
Bank and supply fees Actual cost
Section 4 County Responsibilities under 4.2 of the agreement is amended to read as follows:

4.2 The County shall provide the administrative services as outlined in this Agreement for the following estimated amounts to be charged to and paid by the Cities. Costs may vary as labor negotiations and internal service charges are negotiated at a Countywide level. Cities will only be invoiced for the actual costs to provide said services as outlined in this Agreement and are to be reimbursed by the Cities as provided in Section 3.7 above.
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Fiscal Year Amount
2021-22 $790,835
2022-23 $790,375
2023-24 $814,086
2024-25 $822,227
2025-26 $846,894
2026-27 $872,301
2027-28 $898,470
2028-29 $925,424
Section 4 County Responsibilities under 4.3.j of the agreement is amended to read as follows:

Section 4 County Responsibilities under 4.3.j has been removed from the agreement.

Section 5 General Provisions under 5.8 Term and Termination of the agreement is amended to read as follows:

5.8 Term and Termination. Subject to compliance with all terms and conditions, the term of this Agreement shall be from July 1, 2021 through June 30, 2029.

Except as otherwise provided by this section, this Agreement may not be terminated by any party during the effective period from July 1, 2021 through June 30, 2026. Each City is responsible for its annual percentage share under this Agreement for the entire term of this Agreement.

In the event any City fails to pay its percentage share as set forth in this Agreement and Exhibit B, every other City shall promptly pay its Proportionate Share of Cost of the non-payment, unless and until the County is able to recover the non-payment from the late or non-paying City.

This Agreement shall automatically terminate in the event of termination of the Animal Control Services Agreement. Upon termination, the County shall have no further obligation to provide, facilitate or coordinate services specified herein or in the Animal Control Services Agreement or Animal Licensing Services Agreement. Each City shall promptly pay its Proportionate Share of Cost as set forth in Exhibit B for all services rendered prior to termination.

Section 5 General Provisions under 5.15 Notices of the agreement is amended to read as follows:

5.15 Notices. Any notice, request, demand, or other communication required or permitted under this Agreement shall be deemed to be properly given when both: (1) transmitted via facsimile to the telephone number listed below or transmitted via email to the email address listed below; and (2) sent to the physical address listed below by either being deposited in the United States mail, postage prepaid, or deposited for overnight delivery, charges prepaid, with an established overnight courier that provides a tracking number showing confirmation of receipt.

Any notices required by or given pursuant to this Agreement to any City shall be in writing and shall be delivered to the Clerk of that City at the address of the principal business offices of the respective City listed in the introduction of this Agreement or at such other address as any City may specify in writing to the County.
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In the case of County, to:

Name/Title: Lori Morton-Feazell, Program Manager of Animal Control and Licensing Address: 1600 W. Hillsdale Blvd San Mateo, CA 94402
Telephone: 650.573.2623
Email: [email protected]

4. All other terms and conditions of the agreement dated [Enter information here], between the County and Contractor shall remain in full force and effect.
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IN WITNESS WHEREOF, the Board of Supervisors of the County of San Mateo has authorized and directed the Health System Chief to execute this Agreement for and on behalf of the County of San Mateo. The Cities of Atherton, Belmont, Brisbane, Burlingame, Colma, Daly City, East Palo Alto, Foster City, Half Moon Bay, Hillsborough, Menlo Park, Millbrae, Pacifica, Portola Valley, Redwood City, San Bruno, San Carlos, San Mateo, South San Francisco, and Woodside have caused this Agreement to be subscribed by its duly authorized officer and attested by its Clerk.

For County:

COUNTY OF SAN MATEO
By:

President, Board of Supervisors, San Mateo County
Date:

ATTEST:

By:

Clerk of Said Board
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_____________________________
Dated:

ATTEST:
_____________________________
Town of Atherton, Clerk

TOWN OF ATHERTON
___________________________
by
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_____________________________
Dated:

ATTEST:
_____________________________
City of Belmont, Clerk

CITY OF BELMONT
___________________________
by
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_____________________________
Dated:

ATTEST:
_____________________________
City of Brisbane, Clerk

CITY OF BRISBANE
___________________________
by
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_____________________________
Dated:

ATTEST:
_____________________________
City of Burlingame, Clerk

CITY OF BURLINGAME
___________________________
by
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_____________________________
Dated:

ATTEST:
_____________________________
Town of Colma, Clerk

TOWN OF COLMA
___________________________
by
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_____________________________
Dated:

ATTEST:
_____________________________
City of Daly City, Clerk

CITY OF DALY CITY
___________________________
by
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_____________________________
Dated:

ATTEST:
_____________________________
City of East Palo Alto, Clerk

CITY OF EAST PALO ALTO
___________________________
by
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_____________________________
Dated:

ATTEST:
_____________________________
City of Foster City, Clerk

CITY OF FOSTER CITY
___________________________
by
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_____________________________
Dated:

ATTEST:
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City of Half Moon Bay, Clerk

CITY OF HALF MOON BAY
___________________________
by
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_____________________________
Dated:

ATTEST:
_____________________________
Town of Hillsborough, Clerk

TOWN OF HILLSBOROUGH
___________________________
by
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_____________________________
Dated:

ATTEST:
_____________________________
City of Menlo Park, Clerk

CITY OF MENLO PARK
___________________________
by
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_____________________________
Dated:

ATTEST:
_____________________________
City of Millbrae, Clerk

CITY OF MILLBRAE
___________________________
by
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_____________________________
Dated:

ATTEST:
_____________________________
City of Pacifica, Clerk

CITY OF PACIFICA
___________________________
by
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_____________________________
Dated:

ATTEST:
_____________________________
Town of Portola Valley, Clerk

TOWN OF PORTOLA VALLEY
___________________________
by
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_____________________________
Dated:

ATTEST:
_____________________________
City of Redwood City, Clerk

CITY OF REDWOOD CITY
___________________________
by
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_____________________________
Dated:

ATTEST:
_____________________________
City of San Bruno, Clerk

CITY OF SAN BRUNO
___________________________
by
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_____________________________
Dated:

ATTEST:
_____________________________
City of San Carlos, Clerk

CITY OF SAN CARLOS
___________________________
by
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_____________________________
Dated:

ATTEST:
_____________________________
City of San Mateo, Clerk

CITY OF SAN MATEO
___________________________
by
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_____________________________
Dated:

ATTEST:
_____________________________
City of South San Francisco, Clerk

CITY OF SOUTH SAN FRANCISCO
___________________________
by
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_____________________________
Dated:

ATTEST:
_____________________________
Town of Woodside, Clerk

TOWN OF WOODSIDE
___________________________
by
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ESTIMATE - FY 2026-27 ANIMAL CONTROL COSTS
26-27 Year Control rev
less control & licensing
exp less licensing rev
CY 2025 licensing
revenue
TOTAL OF AC&L Rev
less exp
$6,617,109 $1,101,147 $7,718,256
CITY Service Level Service Level Service Level Animals Service Level Estimated Estimated CY 2025 Licensing Revenue Adjusted Percentage Percentage Services Received Percentage 2026-2027 2026-27 Percent Percent Distribution 2026-2027 City Cost
CY 2023 Actual CY 2024 Actual CY2025 CY2025 CY 2025 Actual Before subtracting license
revenue % of total revenue
Licensing Revenue
Collected
Atherton 1.05% 0.94% 1.35% 0.71% 0.97% 0.99% $76,167 1.18% $ 13,044 $63,123 Belmont 3.04% 2.79% 3.73% 2.60% 3.07% 2.96% $228,613 4.43% $ 48,834 $179,779 Brisbane 0.58% 0.73% 0.94% 0.66% 0.77% 0.69% $53,623 0.64% $ 6,993 $46,630 Burlingame 3.95% 3.96% 3.96% 3.81% 3.87% 3.92% $302,910 4.93% $ 54,310 $248,600 Colma 0.38% 0.34% 0.72% 0.38% 0.52% 0.41% $31,915 0.17% $ 1,915 $30,000 Daly City 9.68% 9.66% 8.59% 10.92% 9.97% 9.77% $753,974 7.44% $ 81,913 $672,061 East Palo Alto 9.68% 8.16% 6.55% 11.34% 9.38% 9.07% $700,262 0.96% $ 10,579 $689,683 Foster City 2.74% 2.85% 3.72% 2.48% 2.99% 2.86% $220,807 3.86% $ 42,528 $178,279 Half Moon Bay 1.96% 1.78% 2.23% 1.04% 1.53% 1.76% $135,513 2.85% $ 31,336 $104,177 Hillsborough 1.05% 1.21% 1.61% 0.66% 1.05% 1.10% $85,240 2.45% $ 26,975 $58,265 Menlo Park 5.11% 5.50% 5.11% 5.55% 5.37% 5.33% $411,227 3.74% $ 41,223 $370,004 Millbrae 2.05% 2.07% 1.73% 2.69% 2.30% 2.14% $165,058 2.80% $ 30,816 $134,242 Pacifica 4.16% 4.43% 5.30% 3.59% 4.29% 4.30% $331,607 8.39% $ 92,424 $239,183 Portola Valley 0.49% 0.57% 0.97% 0.14% 0.48% 0.51% $39,525 1.48% $ 16,292 $23,233 Redwood City 12.19% 11.83% 11.77% 12.31% 12.09% 12.04% $929,037 11.93% $ 131,347 $797,690 San Bruno 5.28% 5.60% 4.43% 5.96% 5.33% 5.41% $417,198 5.77% $ 63,518 $353,681 San Carlos 2.80% 2.94% 3.61% 2.72% 3.08% 2.94% $226,922 5.52% $ 60,821 $166,101 San Mateo 15.03% 15.19% 12.64% 15.86% 14.54% 14.92% $1,151,582 15.27% $ 168,156 $983,426 S. San Francisco 8.62% 8.41% 7.86% 9.22% 8.66% 8.56% $660,900 7.45% $ 82,084 $578,816 Woodside 1.02% 1.10% 1.34% 0.45% 0.81% 0.98% $75,527 1.40% $ 15,434 $60,093 County 9.14% 9.96% 11.83% 6.90% 8.92% 9.34% $720,649 7.32% $ 80,605 $640,044 Total 100.00% 100.00% 100.00% 100.00% 100.00% 100.00% $7,718,256 100.00% $1,101,147 $6,617,109 ESTIMATE - FY 2026-27 Animal Control Costs -
calculating Field @ 41% & Shelter @ 59% over 3 years and using past calendar year license revenue per city as of 4/16/2026
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Dear City Managers, Police Chiefs, and Accounting Managers, Enclosed please find the estimated invoice for your 2026-27 Animal Control Costs.

The final invoice will be sent out by December 18, 2026, and due on February 19, 2027.

INVOICE: As you may recall, estimates are sent out in April and the final bills are sent in December, using the full Animal Control and Licensing program. Currently, we are estimating our FY 2026-27 costs that will close June 30, 2027. We use the contracted methodology wherein your city's annual contract costs are based on a 3-year rolling average of usage (shelter and field services) and offset by your city’s share of the last calendar year's licensing revenue. The licensing revenue is divided on a percentage basis determined by the number of licenses sold in each city. Please see the attached spreadsheet for your jurisdiction’s individual estimate.

BUDGET CONTEXT: 2021-2026 period represents the original five-year contract with Peninsula Humane Society & SPCA (PHS). The County plans to extend this contract for an additional three years, through 2029. Each city is currently reviewing its agreement with the County. Once all agreements are approved, the County will bring the contract extension to the Board of Supervisors for final approval. The attached estimates reflect the proposed total contract amount with PHS for the upcoming fiscal year, along with conservative projections for licensing revenue.

REBATE: As reflected in recent years, under the updated contract with PHS and the current cost allocation model across cities, rebates are calculated based on the reconciliation of prior year’s actual costs against the budget and invoices paid. Any resulting balance is issued as a rebate applied to the prior year invoice.

Each city should have received a rebate for the difference between what was paid for last December and what was budgeted in prior April. We will continue this process where April estimates are a conservative projection of cost. December invoices will reflect initial projection reconciliation for the current year, and rebate checks will reflect actual cost reconciled for the previous year.

It is important to note that we maintain refund monies from PHS from the previous contract terms. We will continue to hold aside funds for the upcoming audits of the contractor, both programmatic and fiscal, as well as a certain ability to cover unexpected program costs or Dr. Kismet Baldwin-Santana, Health Officer
Tamarra Jones, DrPH, Director
Public Health, Policy & Planning
225 37th Avenue
San Mateo, CA 94403
smchealth.org
260
maintenance repairs (ex: HVAC unit, Kennel repairs) at the shelter without requiring additional funding from cities during the year.

Should you have any questions regarding the enclosed invoice, refunds, or any other concerns, please feel free to contact me at 650-573-3726 or [email protected].

Sincerely,
Lori Morton-Feazell
Program Manager, Animal Control & Licensing
cc: Tamarra Jones, Director, Public Health, Policy & Planning Norman Lau, Fiscal Officer, Public Health, Policy & Planning 261
RESOLUTION NO. XX – 2026

A RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF EAST PALO ALTO

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EAST PALO ALTO APPROVING THE

UPDATED ANIMAL CONTROL SERVICES AGREEMENT WITH THE COUNTY OF SAN MATEO FOR THE PERIOD JULY 1, 2026 THROUGH JUNE 30, 2029, AUTHORIZING THE CITY MANAGER

TO EXECUTE THE AGREEMENT
WHEREAS, the City of East Palo Alto has participated in a countywide shared animal control services program administered through the County of San Mateo for many decades; and WHEREAS, the County of San Mateo contracts with Peninsula Humane Society & SPCA to provide animal control, shelter, veterinary, and animal licensing services on behalf of participating jurisdictions; and
WHEREAS, the current agreement for these services expires on June 30, 2026, and the County and Peninsula Humane Society & SPCA have agreed to exercise the option to extend the agreement for an additional three-year term through June 30, 2029; and WHEREAS, the updated agreement will ensure continued provision of essential animal control and sheltering services to the City of East Palo Alto; and WHEREAS, the City’s estimated share of program costs for Fiscal Year 2026–27 is $689,683, with an estimated total cost of approximately $2,454,279 over the three-year contract term; and WHEREAS, the City Council finds that the agreement is exempt from the City’s Purchasing Ordinance pursuant to East Palo Alto Municipal Code Section 2.84.060(B)(10), relating to contracts with other governmental entities; and

NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL OF THE CITY OF EAST PALO ALTO HEREBY:

Finds the foregoing recitals are true and correct, and are incorporated by this reference into this action;

1. 2. Approving the updated three-year Animal Control Services Agreement between the City of East Palo Alto and County of San Mateo for the continued supply of animal control, shelter, veterinary, and animal licensing services, which will cost the City of East Palo Alto approximately $2,454,279;

3. Authorizing the City Manager to execute the updated agreement once finalized by the County;

4. Finding that the proposed action is exempt from the City’s Purchasing Ordinance, codified at East Palo Alto Municipal Code Section 2.84.060(B)(10)(Contracts with Other Governmental Entities); and

5. Finding that the proposed action does not constitute a “project” with the meaning of the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines sections 262
15378(b)(4) and (5) in that it is a governmental fiscal, organizational or administrative activity that will not result in direct or indirect changes in the environment.

PASSED AND ADOPTED on this 5
th day of May 2026, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

Webster Lincoln, Mayor
ATTEST: APPROVED AS TO FORM:

James Colin, City Clerk John D. Lê, City Attorney
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CONSENT ITEM 3.7

EAST PALO ALTO

CITY COUNCIL

STAFF REPORT
DATE: May 5, 2026
TO: Honorable Mayor and Members of the City Council
VIA: Melvin E. Gaines, City Manager
BY: Orly Amey, Assistant to the City Manager
Shiri Klima, Assistant City Manager
SUBJECT: City Council Strategic Priorities Fiscal Years (FY) 2025-27 Work Plan - Third Quarter Status Update
Recommendation
Receive a third quarter update on the City Council Strategic Priorities FY 2025-27 Work Plan.

Executive Summary
This report provides an update on the City Council Strategic Priorities FY 2025–27 Work Plan, which outlines the projects and initiatives advancing the City Council’s adopted FY 2025–29 Strategic Priorities. The Work Plan serves as a roadmap for implementing the City Council’s strategic goals through coordinated, measurable actions across departments, ensuring continued alignment between City Council direction, community priorities, and City operations.

This update pertains to the third quarter (Q3) of the Work Plan, which began on January 1, 2026, and ended on March 31, 2026.

Alignment with City Council Strategic Plan
This recommendation is primarily aligned with:

Priority: Civic Engagement
Priority: Comprehensive Housing
Priority: Governance, Organizational Strength, and Fiscal Sustainability Priority: Land Use, Economic and Workforce Development
Priority: Parks, Recreation, and Community Facilities
Priority: Public Health, Safety, and Quality of Life
Priority: Public Infrastructure and Utilities
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CONSENT ITEM 3.7
Background
On June 17, 2025, the City Council adopted its FY 2025–2029 Strategic Priorities and accompanying FY 2025-27 Work Plan, establishing a strategic framework with particular steps to guide the City’s policy direction, resource allocation, and program delivery. These documents represent a coordinated plan for addressing community needs and strengthening organizational capacity over the next several years. They are collectively available at www.cityofepa.org/sites/default/files/fileattachments/city_council/page/13631/epa_strategicpla n_7.1.25_final.pdf.

The Council Priorities serve as overarching focus areas that shape how the City directs its efforts and investments. They reflect the collective input of residents, stakeholders, and community leaders who participated in a robust engagement process in the spring of 2025 to identify East Palo Alto’s most critical challenges and opportunities. By defining clear priorities, the City Council provided policy direction to the City Manager and ensured staff remained focused on initiatives that advance community well-being and measurable results.

The Council Council’s Strategic Priorities for FY 2025 through FY 2029 are:
• Civic Engagement: Provide diverse and inclusive opportunities for all EPA community members to participate in City meetings, have a voice in City affairs, and develop leadership skills for EPA youth.
• Comprehensive Housing: Increase the City’s housing stock at all income levels (from affordable to market rate), facilitate pathways to homeownership, and prevent displacement of existing residents.
• Governance, Organizational Strength, and Fiscal Sustainability: Strengthen the City’s internal capacity, transparency, and long-term financial health by improving core operation, investing in workforce and systems, and implementing data-informed strategies to ensure effective service delivery, accountability, and fiscal resilience. • Land Use, Economic, and Workforce Development: Support balanced development that attracts investment, strengthens local businesses, reduces economic leakage, and expands access to quality jobs and services that meet local needs. • Parks, Recreation, and Community Facilities: Invest in the modernization and expansion of the City’s parks, recreation, and community facilities and services to increase residents’ access to open spaces and recreational opportunities. • Public Health, Safety, and Quality of Life: Implement and enforce strategies to ensure public safety, improve the livability of neighborhoods, and prepare the City for disasters and emergencies.
• Public Infrastructure and Utilities: Maintain, modernize, and expand the City’s physical infrastructure (streets, sidewalks, utilities) to support existing homes and businesses, and new development.

The FY 2025–2029 Strategic Priorities and FY 2025-27 Work Plan were refined in tandem and adopted together to ensure alignment between strategic goals and implementation activities.

While the Council Priorities establish the City’s long-term focus areas, the Work Plan translates 265
CONSENT ITEM 3.7
those priorities into specific, actionable projects and programs that can be tracked and reported to the City Council and community. This report and Attachment 1 provide an update on the City’s progress implementing the Work Plan from July 1, 2025, through March 31, 2026.

Analysis
The FY 2025–27 Work Plan includes 59 projects. As of the close of the Q3 reporting period, 46 of the 59 projects are active, 10 projects have been completed, 2 have been deferred (originally planned to begin by 3/31/2026, but paused until a later date), and 1 project is scheduled to begin in the future.

Table 1: Project Status as of March 31, 2026
Project
Completion
Status
Not Yet
Scheduled
to Begin
Deferred
25%
Complete
50%
Complete
75%
Complete
100%
Complete
# of Projects
as of End of
Q3
(12/31/25)
2 4 25 12 12 4
# of Projects
as of End of
Q3 (3/31/26)
1 2 16 17 13 10
At the close of Q3, of the 59 projects:
• 2% are not yet scheduled to begin (1 project).
• 3% have been deferred (2 projects).
• 27% are a quarter complete (16 projects).
• 29% of the projects are half complete (17 projects).
• 22% are three-quarters complete (13 projects).
• 17% of the projects are completed (10 projects).

A total of 6 projects progressed to 100% completion during the third quarter; these projects are noted below with an asterisk (*). This brought the total number of completed projects in the Work Plan from four at the end of Q2 to 10 at the end of Q3. It is important to note that many completed projects require subsequent operational actions that require significant staff effort.

The completed projects are:
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CONSENT ITEM 3.7

1. Develop Recommendations for Youth Commission* (CIV-1): The City Council approved establishing a youth commission and youth task force in January 2026.Staff are now working with consultants to launch and manage the commission and task force.

2. Complete Construction of 965 Weeks/Colibri Commons (CH-1): Staff completed final inspections and issued the final Certificate of Occupancy in December 2025, delivering 136 units of affordable housing.

3. Create an Economic Development Strategic Plan* (LU-2): Complete. The strategic plan and implementation plans were approved by the City Council in Q3. Staff is now executing the Implementation Plan that the City Council approved March 17, 2026.

4. Construct Access Improvements at Rutgers Street/Bay Trail* (PR-3): The Rutgers Street Bay Trail access improvements are complete, and the entrance is now open to the public.

5. Expand EPACENTER Services and Programs Through City Funding (PR-6): Staff executed a funding agreement with EPACENTER, and programming began in Fall 2025.Staff continues to manage the agreement which has a term through November 15, 2026.

6. Expand Access to YMCA Programming and Services for the Greater East Palo Alto Community (PR-11): Staff executed a funding agreement with the YMCA, and programming began in Fall 2025.Staff continues to monitor the program. The agreement term goes through June 30, 2026.

7. Expand Parking Enforcement Capacity* (PH-1): The new service model with LAZ Parking was executed and went into effect in April 2026.Staff continues to oversee implementation of the program and actively monitor parking enforcement efforts.

8. Construct Bicycle/Pedestrian Overcrossing at University Ave* (PI-7): Construction is finished, and a ribbon-cutting was held in early Spring.

9. Construct Mini Roundabouts on Pulgas Avenue* (PI-9): Construction is finished, and a ribbon-cutting was held in early Spring.

10.Develop Citywide Sewer Infrastructure Master Plan (PI-11): The EPASD Board adopted a sewer system master plan in July 2025. The Master Plan includes $77 million in projects. Two projects are proposed in the upcoming Capital Improvement Program.

As of the close of Q3, there are now 2 deferred projects; those projects are:

1. Develop a 10-Year Fiscal Strategy and Address the Structural Deficit (GOV-3): As reported in the Second Quarter Status Update, this project is expected to resume in FY 2026-27 with a request for proposal process starting this summer.

2. Maintain Senior/Disabled Emergency Contact Database (PH-6): Following Q2, this project moved to deferred status to ensure coordination with the broader senior services assessment that will kick off in October 2026.

During Q3, the following projects were removed from deferred status and have resumed progress:

1. Create a Financing Strategy for Water Infrastructure Upgrades (PI-10): Following Q2’s reported deferment, the project resumed and is now in progress. The Finance Department 267
CONSENT ITEM 3.7
is actively working with a consultant to advance development of a financing strategy for water infrastructure upgrades.

2. Finalize Architectural Design for the New East Palo Alto Library (PR-7): The project was previously on hold pending advancement of the broader Civic Center project. In April, the City Council awarded the architectural design contract for the Civic Center, and the library is now incorporated into the overall project design, allowing coordination to move forward.

Project GOV-5, Implement a Centralized Grant Management System, is not yet underway and is scheduled to begin in July 2026.

Of the remaining 46 active projects, 26 projects are continuing as planned, and 20 projects made measurable progress during the Q3 reporting period. A comprehensive list of all projects with correlating status updates is included in Attachment 1.

Next Steps
Staff will proceed to work on the pending strategic priority projects and will provide a progress update on the fourth quarter implementation of the FY 2025-27 Work Plan in July 2026.

Fiscal Impact
There is no fiscal impact for this item.

Public Notice
The public was provided notice by making the agenda and report available on the City’s website and on a bulletin board located at City Hall: 2415 University Avenue, East Palo Alto.

Environmental
The action being considered does not constitute a “Project” within the meaning of the California Environmental Quality Act (CEQA), pursuant to CEQA Guideline section 15378 (b)(5), in that it is a government administrative activity that will not result in direct or indirect changes in the environment.

Government Code § 84308
Applicability of Levine Act: No, as this item does not entail an entitlement.

Analysis of Levine Act Compliance: Not applicable.

Attachments

1. Council Strategic Priorities Work Plan Update January 1, 2026, through March 31, 2026 268
FY 2025–27 Strategic Priorities Work Plan Projects — Q3 Update GOAL
CIV-1

PROJECT NAME
Develop Recommendations for Establishing a Youth
Commission or Alternative Youth Civic Engagement
Program

DEPARTMENT
City Manager's Office

PROJECT START
7/1/2025

PROJECT FINISH
3/31/2026
Q3 % COMPLETE
100
PROJECT PROGRESS FROM Q2 TO Q3
Complete
Q3 STATUS UPDATE:

The City Council approved the Youth Commission implementation plan on January 6, and the project has transitioned from the recommendation phase into implementation. Staff are advancing initial FY 2025–26 implementation activities, including initiating the nomination process for the Youth Task Force and designing application materials for rollout in June. Staff are also coordinating with a consultant to support launch of the three-year implementation effort. In parallel, staff are developing supporting communications materials, including website content and visual outreach tools, to promote awareness and participation.

GOAL
CIV-2

PROJECT NAME
Implement Sister City and Cultural Exchange Initiative

DEPARTMENT
City Clerk

PROJECT START
7/1/2026

PROJECT FINISH
6/30/2027
Q3 % COMPLETE
50 PROJECT PROGRESS FROM Q2 TO Q3
Progressed
Q3 STATUS UPDATE:

Although this initiative is scheduled to formally begin in FY 2026–27, staff have made early progress ahead of schedule. During Q3, staff conducted coordination meetings and established a planning committee to support logistics and programming for an upcoming delegation visit. The City is preparing to host a Tongan delegation in mid-May as part of Global Engagement Week, representing a key milestone in launching cultural exchange activities.

GOAL
CH-1

PROJECT NAME
Complete Construction of 965 Weeks/Colibri
Commons

DEPARTMENT
Community and Economic
Development

PROJECT START
7/1/2025

PROJECT FINISH
9/30/2025
Q3 % COMPLETE
100
PROJECT PROGRESS FROM Q2 TO Q3
Complete
Q3 STATUS UPDATE:

This project is complete.

GOAL
CH-2

PROJECT NAME
Develop and Launch Home Repair Program

DEPARTMENT
Community and Economic
Development

PROJECT START
4/1/2026

PROJECT FINISH
6/30/2027
Q3 % COMPLETE
50 PROJECT PROGRESS FROM Q2 TO Q3
Progressed
Q3 STATUS UPDATE:

During Q3, staff advanced implementation of the Home Repair Programs, including the Senior Home Repair Program, through continued coordination with the County and partner agencies. Key milestones included presentation to the County Housing Committee, completion of funding transfer approvals, and launch of a program website and interest list. Staff also confirmed program structure, with the Senior Home Repair Program to be administered separately from Major and Minor programs. Initial outreach is underway, including coordination with Code Enforcement to identify eligible households. A contract kickoff is anticipated in May, with program funds expected to begin disbursement in July.

GOAL
CH-3

PROJECT NAME
Establish Rent Registry for Both Rent-Stabilized and
Market-Rate Rental Units

DEPARTMENT
Community and Economic
Development

PROJECT START
7/1/2025

PROJECT FINISH
3/31/2027
Q3 % COMPLETE
25 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

The Rent Registry project continues to advance across both the Rent Stabilization Program (RSP) database and the broader citywide framework. During Q3, the software vendor conducted an on-site visit to resolve configuration and workflow issues, and internal process development for the RSP component is nearing completion, with finalization anticipated by the end of August. Upon completion, staff will transition to development of the citywide registry. Staff also engaged peer jurisdictions to inform program design, and received legal guidance to pursue the citywide registry through an ordinance. Staff are currently evaluating outreach sequencing and preparing to advance a draft ordinance for City Council consideration, with a target timeline of December.

Attachment 1: Council Strategic Priorities Work Plan Update January 1, 2026, through March 31, 2026 269
GOAL
CH-4

PROJECT NAME
Research Feasibility of a Financial Empowerment and
Foreclosure Prevention Program

DEPARTMENT
Community and Economic
Development

PROJECT START
1/1/2026

PROJECT FINISH
9/30/2026
Q3 % COMPLETE
75 PROJECT PROGRESS FROM Q2 TO Q3
Progressed
Q3 STATUS UPDATE:

Research activities have been completed, and as of the end of Q3 the consultant was making progress on a draft staff report outlining program feasibility considerations, potential structure, and implementation options, which will be presented to City Council at a future date.

GOAL
CH-5

PROJECT NAME
Research Feasibility of a First-Time Homebuyer
Assistance Program

DEPARTMENT
Community and Economic
Development

PROJECT START
10/1/2025

PROJECT FINISH
9/30/2026
Q3 % COMPLETE
50 PROJECT PROGRESS FROM Q2 TO Q3
Progressed
Q3 STATUS UPDATE:

During Q3, staff continued feasibility research for a First-Time Homebuyer Assistance Program, including coordination with regional partners and financial institutions. The Assistant City Manager provided additional input to help refine key policy and program design considerations. Staff conducted outreach interviews with four banking institutions; however, none currently offer foreclosure-related assistance programs aligned with the anticipated program structure. The consultant agreement supporting program research and development was finalized and executed in March. Staff will present an informational update at the May 5 City Council meeting.

GOAL
CH-6

PROJECT NAME
Research Feasibility of a Residential Rental Inspection Program

DEPARTMENT
Community and Economic
Development

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2026
Q3 % COMPLETE
25 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

Work on the feasibility analysis was temporarily paused during Q3 due to competing departmental priorities and staff capacity constraints, particularly within Building and Code Enforcement. An initial draft framework has been developed, supported by preliminary research on comparable program models and funding approaches. Staff anticipate resuming work in the Q4, with next steps including refinement of the analysis and confirmation of timing for City Council consideration, likely following the budget cycle.

GOAL
CH-7

PROJECT NAME
Update the Inclusionary Housing Ordinance

DEPARTMENT
Community and Economic
Development

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2027
Q3 % COMPLETE
25 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

During Q3 staff received direction to return to City Council with a draft update to the Inclusionary Housing Ordinance. The consultant is continuing work on ordinance drafting, with a full draft previously anticipated in July; however, staff are now targeting a Q4 City Council presentation to provide an initial policy update and outline potential ordinance modifications. Work is ongoing to advance draft language and supporting analysis in preparation for Council discussion, with the understanding that additional refinement may occur following the Council's feedback.

GOAL
CH-8

PROJECT NAME
Update the Zoning Code

DEPARTMENT
Community and Economic
Development

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2026
Q3 % COMPLETE
75 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

The Zoning Code Update advanced through Planning Commission review on March 3 and is now proceeding through a phased City Council review process. Due to the length and complexity of the staff report, the Council review has been structured across multiple meetings to allow for focused consideration of key components. The first portion of the update to City Council was scheduled for April 21, followed by the objective design standards component on May 5. Second readings for both components are anticipated on June 2. The overall schedule reflects a minor adjustment of approximately one month to accommodate the expanded review format and ensure adequate policy consideration. 270
GOAL
GOV-1

PROJECT NAME
Collaborate with the SMC Libraries to Identify and
Implement a Comprehensive Funding Strategy for
Library

DEPARTMENT
City Manager's Office

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2027
Q3 % COMPLETE
50 PROJECT PROGRESS FROM Q2 TO Q3
Progressed
Q3 STATUS UPDATE:

The City plans to include a new library in the new Civic Center; therefore, library fundraising is paired with the larger project fundraising strategy which includes a capital campaign and ballot measure . During Q3, the City engaged in various fundraising efforts which will continue through 2026. The ballot measure efforts are described in project GOV-6.

GOAL
GOV-2

PROJECT NAME
Conduct Council Term Limit Policy Research

DEPARTMENT
City Clerk

PROJECT START
10/1/2025

PROJECT FINISH
9/30/2026
Q3 % COMPLETE
50 PROJECT PROGRESS FROM Q2 TO Q3
Progressed
Q3 STATUS UPDATE:

Staff advanced the Council Term Limit Policy Research project during Q3, including presenting initial findings and policy considerations to City Council for discussion. The item is scheduled to return to Council in May to receive direction on specific policy revisions and preferred approach. Based on Council feedback, the item may be advanced for placement on the November ballot, pending final direction and alignment with election timelines.

GOAL
GOV-3

PROJECT NAME
Develop a 10-Year Fiscal Strategy and Address the
Structural Deficit

DEPARTMENT
Finance

PROJECT START
7/1/2025

PROJECT FINISH
3/31/2026
Q3 % COMPLETE
Deferred
PROJECT PROGRESS FROM Q2 TO Q3
Deferred
Q3 STATUS UPDATE:

This project remains on hold due to limited staff capacity, as resources have been prioritized toward critical operational needs and ongoing budget development efforts. Staff will revisit the project in FY 2026–27 once capacity allows for a more focused and effective approach to developing the long-term fiscal strategy.

GOAL
GOV-4

PROJECT NAME
Develop a Citywide Information Systems Master Plan

DEPARTMENT
City Manager's Office

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2026
Q3 % COMPLETE
75 PROJECT PROGRESS FROM Q2 TO Q3
Progressed
Q3 STATUS UPDATE:

Development of the Citywide Information Systems Master Plan was substantially completed during Q3. The consultant finalized departmental interviews and worked closely with City management to develop the comprehensive five-year technology roadmap and prioritized project list. The completed plan was presented to and approved by the City Council on April 7, 2026.

GOAL
GOV-5

PROJECT NAME
Implement a Centralized Grants Management System

DEPARTMENT
Finance

PROJECT START
7/1/2026

PROJECT FINISH
12/31/2026
Q3 % COMPLETE
Not Yet Scheduled to
Begin
PROJECT PROGRESS FROM Q2 TO Q3
Not Yet Scheduled to
Begin
Q3 STATUS UPDATE:

This project is scheduled to begin in July 2026.
271
GOAL
GOV-6

PROJECT NAME
Prepare 2026 Ballot Measure to Raise Revenue for
Infrastructure Improvements and Public Facilities

DEPARTMENT
City Manager's Office

PROJECT START
7/1/2025

PROJECT FINISH
12/31/2026
Q3 % COMPLETE
50 PROJECT PROGRESS FROM Q2 TO Q3
Progressed
Q3 STATUS UPDATE:

Staff have confirmed advancement of a November 2026 ballot measure to support infrastructure improvements and public facilities. In Q3 the community survey phase was completed, and staff are now working with the consultant to refine strategy and prepare for implementation activities. Planning efforts during March and April focused on development of outreach strategy and informational materials. Ballot measure preparation activities are anticipated to occur during May and June, followed by a public information period from July through November to provide clear, factual information regarding the measure and its intended uses.

GOAL
GOV-7

PROJECT NAME
Update the City’s Personnel Policies and Procedures

DEPARTMENT
City Manager's Office

PROJECT START
1/1/2026

PROJECT FINISH
6/30/2027
Q3 % COMPLETE
25 PROJECT PROGRESS FROM Q2 TO Q3
Progressed
Q3 STATUS UPDATE:

Work on updating the City’s personnel policies has been initiated in coordination with the City's consultant. Staff are actively working to advance policy review and updates, with a focus on completing the effort by the end of the current fiscal year.

GOAL
GOV-8

PROJECT NAME
Upgrade and Launch New City Website

DEPARTMENT
City Clerk

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2027
Q3 % COMPLETE
25 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

During Q3, staff made incremental progress on the website upgrade initiative focused on data collection and content strategy development. Google Analytics was implemented on the City’s website to better understand user behavior, including search patterns and navigation trends, which will inform future site organization and design decisions. Staff also continued working with departments to conduct a content inventory and begin developing an internal content management strategy to improve consistency and usability across webpages. The project has now been incorporated into the City’s IT Strategic Plan and is prioritized for FY 2026–27, where it will be advanced in coordination with development of a new City intranet.

GOAL
LU-1

PROJECT NAME
Conclude Measure HH Pilot Evaluation and Initiate
Ongoing Workforce Development Program

DEPARTMENT
Community and Economic
Development

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2027
Q3 % COMPLETE
75 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

Final invoices for the Measure HH pilot evaluation have been processed, and staff have reviewed the final evaluation reports. Building on this work, staff began drafting the Request for Proposals (RFP) in January to initiate the ongoing workforce development program. RFP development was temporarily paused in February due to competing workload priorities but has since resumed, Staff support has been supplemented to assist with advancing procurement materials.

GOAL
LU-2

PROJECT NAME
Create an Economic Development Strategic Plan
Focusing on Small and Micro Businesses

DEPARTMENT
City Manager's Office

PROJECT START
7/1/2025

PROJECT FINISH
12/31/2025
Q3 % COMPLETE
100
PROJECT PROGRESS FROM Q2 TO Q3
Complete
Q3 STATUS UPDATE:

In Q3, the Economic Development Strategic Plan and the corresponding implementation plan were approved by the City Council. Staff is now executing the Implementation Plan that the City Council approved March 17, 2026. 272
GOAL
LU-3

PROJECT NAME
Design and Implement a “Pop-Up”/Sidewalk Vending
Policy and Program

DEPARTMENT
City Manager's Office

PROJECT START
7/1/2025

PROJECT FINISH
12/31/2025
Q3 % COMPLETE
75 PROJECT PROGRESS FROM Q2 TO Q3
Progressed
Q3 STATUS UPDATE:

The sidewalk vending ordinance was presented to City Council on February 24 and was unanimously approved. Council provided direction to incorporate flexibility in operating hours and to explore scaled insurance requirements to better support vendor participation while maintaining health and safety standards. The adopted policy framework emphasizes an education-first enforcement approach, bilingual assistance for vendors, and development of vendor training partnerships to support compliance and business success. Staff will now proceed with implementation planning, including development of program materials, outreach, and administrative processes to support rollout.

GOAL
LU-4

PROJECT NAME
Implement Program to Distribute Community
Resource Funds Grants for Small Business Assistance

DEPARTMENT
City Manager's Office

PROJECT START
7/1/2025

PROJECT FINISH
12/31/2026
Q3 % COMPLETE
25 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

During Q3, staff continued refining a potential Community Resource Funds grant program framework to align with the City’s Economic Development Strategic Plan. Efforts have focused on developing program guidelines that support the Plan’s tiered investment approach and ensure funding is targeted to maximize impact for small, locally owned, and community-based businesses.

GOAL
LU-5

PROJECT NAME
Renovate the Cummings Loft Property into a Small
Business Incubator

DEPARTMENT
Public Works

PROJECT START
7/1/2025

PROJECT FINISH
9/30/2026
Q3 % COMPLETE
50 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

The construction contract was executed in early April, and the project kickoff meeting has been completed. Staff are coordinating with the contractor to finalize the detailed construction schedule and issue the Notice to Proceed. The construction closeout timeline has been adjusted to allow approximately four months of working days for completion. Based on current coordination, substantial completion is anticipated toward the end of summer, with closeout activities projected for August, subject to confirmation of the final construction schedule.

GOAL
PR-1

PROJECT NAME
Complete Construction of Tenant Improvements at
City Facilities

DEPARTMENT
Public Works

PROJECT START
7/1/2025

PROJECT FINISH
9/30/2026
Q3 % COMPLETE
75 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

As of the end of Q3, construction of tenant improvements at the Police Department and Tate Street facilities is substantially complete. The majority of Police Department improvement work has been finished; however, limited additional sitingrelated scope has been incorporated and is currently being scheduled. Remaining activities are minor in nature and primarily relate to finalizing the expanded scope elements and completing closeout coordination across project sites.

GOAL
PR-2

PROJECT NAME
Conduct a Comprehensive Evaluation of Senior
Service Agreements in East Palo Alto

DEPARTMENT
City Manager's Office

PROJECT START
10/1/2025

PROJECT FINISH
12/31/2026
Q3 % COMPLETE
50 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

As of the end of Q3, the consultant agreement remains in process, with staff and the vendor continuing to coordinate on final contract terms and an updated project timeline. Due to the extended contract finalization process, in-person stakeholder engagement activities, including community meetings and town halls, have not yet commenced. In the interim, staff and the consultant have begun preliminary strategy discussions to support project scoping and alignment. Based on current coordination, the project timeline has shifted, with completion and presentation to City Council now anticipated in October 2026. 273
GOAL
PR-3

PROJECT NAME
Construct Access Improvements at Rutgers Street
Entrance to the Bay Trail

DEPARTMENT
Public Works

PROJECT START
7/1/2025

PROJECT FINISH
12/31/2025
Q3 % COMPLETE
100
PROJECT PROGRESS FROM Q2 TO Q3
Complete
Q3 STATUS UPDATE:

The Rutgers Street Bay Trail access improvements are complete and the entrance is now open to the public. As of the end of Q3, remaining activities were limited to administrative closeout coordination with project partners. The City continues to support final documentation and project closeout steps as needed.

GOAL
PR-4

PROJECT NAME
Create a Pilot Dog Park

DEPARTMENT
City Manager's Office

PROJECT START
7/1/2025

PROJECT FINISH
9/30/2026
Q3 % COMPLETE
25 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

As of the close of Q3, the project remained in the permitting and technical review phase. Engineering review is complete and drawings are finalized; however, additional coordination is required to address structural considerations identified during building permitting which delayed release of bid packets. An updated construction schedule is pending, with completion timing subject to resolution of outstanding permitting requirements.

GOAL
PR-5

PROJECT NAME
Establish a Joint Use Agreement with RCSD for
Shared Recreation Sites

DEPARTMENT
City Manager's Office

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2026
Q3 % COMPLETE
75 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

The Joint Use Agreement with Redwood City School District (RCSD) remains in active coordination and review. As of the close of Q3, staff were continuing discussions with RCSD to address outstanding operational and agreement terms, and the proposed agreement is currently under review by the City’s executive team to confirm next steps. The item is anticipated to be considered by the RCSD Board prior to City Council review, though final meeting dates have not yet been confirmed.

Staff are working toward execution of the agreement in May, subject to completion of partner agency review processes.

GOAL
PR-6

PROJECT NAME
Expand EPACENTER Services and Programs Through
City Funding

DEPARTMENT
City Manager's Office

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2027
Q3 % COMPLETE
100
PROJECT PROGRESS FROM Q2 TO Q3
Complete
Q3 STATUS UPDATE:

Program implementation has been completed and is currently in the evaluation phase. Due to a delayed program start and a shift in the service delivery model—resulting in programming being "stacked" and scheduled on fewer days—overall program visibility and perceived service levels were lower than originally anticipated. Based on program performance and utilization trends, staff are proposing a reduced funding allocation of $75,000 for the upcoming fiscal year, compared to the prior $100,000 allocation, while maintaining continued access to arts programming for the East Palo Alto community.

GOAL
PR-7

PROJECT NAME
Finalize Architectural Design for the New East Palo
Alto Library

DEPARTMENT
Public Works

PROJECT START
7/1/2025

PROJECT FINISH
12/31/2026
Q3 % COMPLETE
25 PROJECT PROGRESS FROM Q2 TO Q3
Progressed
Q3 STATUS UPDATE:

In Q2, the project was on hold pending advancement of the broader Civic Center project. In April, the City Council awarded the contract for the architectural design of the overall Civic Center. The library is now incorporated into the Civic Center project design, and coordination is underway to advance the integrated design process. 274
GOAL
PR-8

PROJECT NAME
Implement Priority Projects from the Parks,
Recreation and Open Space Master Plan

DEPARTMENT
Public Works

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2027
Q3 % COMPLETE
50 PROJECT PROGRESS FROM Q2 TO Q3
Progressed
Q3 STATUS UPDATE:

Implementation of priority projects from the Parks, Recreation and Open Space Master Plan is progressing across multiple sites. The pilot dog park is advancing toward completion, with construction anticipated to conclude by May. Stadium lighting improvements at MLK Jr. Park received a $900,000 bid through the Sourcewell cooperative purchasing program and are moving toward contract execution. The Cooley Landing audiovisual (AV) upgrade project is currently in procurement, with bids scheduled to close May 6. In addition, scoreboard installations at MLK Jr. Park and Jack Farrell Park have been completed.

GOAL
PR-9

PROJECT NAME
Negotiate with County to Finalize Acquisition of
Beech Street

DEPARTMENT
City Manager's Office

PROJECT START
7/1/2025

PROJECT FINISH
12/31/2025
Q3 % COMPLETE
75 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

For the Beech Street transaction, the City and County have reached conceptual agreement terms, and the City Council has provided direction supporting the agreement framework. Staff are now working to finalize the transaction structure, including development of the necessary agreements to enable property transfer and project implementation. The next phase will focus on completing contractual documentation and advancing the property transaction.

GOAL
PR-10

PROJECT NAME
Plan for Development of New Civic Center Facility

DEPARTMENT
City Manager's Office

PROJECT START
7/1/2025

PROJECT FINISH
12/31/2026
Q3 % COMPLETE
50 PROJECT PROGRESS FROM Q2 TO Q3
Progressed
Q3 STATUS UPDATE:

During Q3, the City advanced planning and funding strategy efforts for the new Civic Center facility. Fundraising outreach continued, including engagement with philanthropic partners and major donors, a meeting with the Sobrato Organization, and a fundraising luncheon in April. Staff are also preparing for additional donor engagement focused on institutional investors. In April, the City Council awarded the architectural services contract (ARC TEC) to support design development. The project team is now advancing site and entitlement planning activities through the summer, with internal layout and programming anticipated to begin in late summer in coordination with project partners. Progress continues to depend on alignment of funding, design, and stakeholder coordination, with increased momentum across both fundraising and planning efforts.

GOAL
PR-11

PROJECT NAME
Expand Access to YMCA Programming and Services
for the Greater East Palo Alto Community

DEPARTMENT
City Manager's Office

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2027
Q3 % COMPLETE
100
PROJECT PROGRESS FROM Q2 TO Q3
Complete
Q3 STATUS UPDATE:

Expanded YMCA programming remains active and is currently in the evaluation phase following successful initial implementation. Participation targets established for the early program period were met, and staff are continuing to monitor enrollment trends and program outcomes to inform future service levels. Based on initial results and community interest, staff are proposing continuation of funding at a similar level as part of the upcoming fiscal year budget process to support ongoing access to recreation services for East Palo Alto residents.

GOAL
PH-1

PROJECT NAME
Expand Parking Enforcement Capacity

DEPARTMENT
Police

PROJECT START
7/1/2025

PROJECT FINISH
12/31/2026
Q3 % COMPLETE
100
PROJECT PROGRESS FROM Q2 TO Q3
Complete
Q3 STATUS UPDATE:

The parking enforcement expansion is substantially complete. In Q3 the contract was awarded by City Council, executed, and the transition to the new service model under LAZ Parking began. Full implementation of citywide parking enforcement went into effect on April 15.
275
GOAL
PH-2

PROJECT NAME
Implement a Crime Data Analytics Platform for the
Police Department

DEPARTMENT
Police

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2027
Q3 % COMPLETE
75 PROJECT PROGRESS FROM Q2 TO Q3
Progressed
Q3 STATUS UPDATE:

During Q3, the Police Department advanced evaluation of a crime data analytics platform through coordination with the County. The County Executive has funded an 18-month subscription to the Peregrine platform, allowing the City to conduct a side-by-side evaluation with the Sherlock system. Staff are currently onboarding onto Peregrine and assessing both platforms to determine which best meets the City’s operational and analytical needs.

GOAL
PH-3

PROJECT NAME
Implement a Shopping Cart Abatement Program

DEPARTMENT
City Manager's Office

PROJECT START
1/1/2026

PROJECT FINISH
6/30/2027
Q3 % COMPLETE
25 PROJECT PROGRESS FROM Q2 TO Q3
Progressed
Q3 STATUS UPDATE:

During Q3, staff initiated preliminary research to inform development of a Shopping Cart Abatement Program. Efforts have focused on reviewing how other jurisdictions structure and implement similar programs GOAL
PH-4

PROJECT NAME
Launch a Residential Parking Permit Program

DEPARTMENT
Public Works

PROJECT START
7/1/2025

PROJECT FINISH
12/31/2026
Q3 % COMPLETE
50 PROJECT PROGRESS FROM Q2 TO Q3
Progressed
Q3 STATUS UPDATE:

The Residential Parking Permit Program ordinance was adopted on March 17 following completion of the first and second readings. Staff have established a phased implementation schedule outlining key next steps over the coming year, including updated timelines for follow-up investigations and program refinement activities. Work is progressing to support program rollout and ensure appropriate data collection and evaluation mechanisms are in place to inform future adjustments.

GOAL
PH-5

PROJECT NAME
Launch Emergency Preparedness Program

DEPARTMENT
City Manager's Office

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2027
Q3 % COMPLETE
75 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

In Q3, staff provided an update on the City’s emergency preparedness efforts, highlighting progress in community outreach, smoke alarm installations in partnership with the American Red Cross, and development of internal systems to track emergency agreements and interagency coordination. Next steps include distribution of emergency preparedness kits and hosting multilingual workshops to improve accessibility and ensure residents are equipped with critical preparedness information.

GOAL
PH-6

PROJECT NAME
Maintain Senior/Disabled Individuals’ Emergency
Contact Database

DEPARTMENT
City Manager's Office

PROJECT START
1/1/2026

PROJECT FINISH
12/31/2026
Q3 % COMPLETE
Deferred
PROJECT PROGRESS FROM Q2 TO Q3
Deferred
Q3 STATUS UPDATE:

Work on maintaining and expanding the emergency contact database for seniors and individuals with disabilities has not yet commenced, as the effort is intended to be informed by findings from the Senior Services Assessment that is now expected to kick off in October. As of the end of Q3, the assessment has not yet begun, and therefore staff do not yet have the necessary data to guide program design, outreach strategy, or partnership coordination. S taff will initiate project activities once the assessment provides sufficient information to support an informed and coordinated approach. 276
GOAL
PH-7

PROJECT NAME
Strengthen the Clean City Program to Reduce Illegal
Dumping

DEPARTMENT
Public Works

PROJECT START
7/1/2025

PROJECT FINISH
9/30/2026
Q3 % COMPLETE
75 PROJECT PROGRESS FROM Q2 TO Q3
Progressed
Q3 STATUS UPDATE:

During Q3, staff continued implementing education and prevention strategies to reduce illegal dumping and improve community cleanliness. Efforts included distribution of neighborhood notices, deployment of updated door hangers, and hosting a household hazardous waste collection event. Staff are also coordinating with the County to host a Fix-It Clinic to support waste reduction, and are updating spill response procedures to improve response to dumping incidents and environmental hazards.

GOAL
PH-8

PROJECT NAME
Update the Environmental Justice Element of the
General Plan

DEPARTMENT
Community and Economic
Development

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2026
Q3 % COMPLETE
50 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

The Environmental Justice Element update has experienced a modest schedule adjustment to allow for additional regional coordination and refinement of draft materials. In March, staff participated in a multi-jurisdictional coordination meeting with the County and the City of Burlingame to ensure alignment on policy approaches and technical considerations. Draft materials are now anticipated in May and June, with Planning Commission review targeted for July, followed by City Council consideration thereafter. The adjusted timeline reflects the collaborative nature of the work and the need to incorporate partner agency input to strengthen the final policy framework.

GOAL
PH-9

PROJECT NAME
Update the Safety Element of the General Plan

DEPARTMENT
Community and Economic
Development

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2026
Q3 % COMPLETE
75 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

The public draft of the Safety Element was released on March 25 and is available for public review through April 24. The Planning Commission will hold a second meeting in April to consider the draft and receive public input. Following Planning Commission review, the Safety Element is anticipated to be presented to City Council for adoption in May. The project continues to progress through the formal public review and legislative adoption process in accordance with S tate requirements.

GOAL
PI-1

PROJECT NAME
Assess Utility Operations and Prepare Transition Plan
for Post-Lease Operations

DEPARTMENT
City Manager's Office

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2027
Q3 % COMPLETE
25 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

Progress on utility operations transition planning was limited during Q3. The current operator, Veolia, has not responded to outreach regarding a short-term contract extension needed to ensure service continuity, and development of the RFP for long-term operations analysis has been delayed due to staff capacity constraints. Key activities originally anticipated for January are now expected to occur in April, reflecting an approximate three-month schedule shift. Advancement of the project remains dependent on operator coordination and availability of staff resources to support procurement and analysis.

GOAL
PI-2

PROJECT NAME
Build Sidewalk and Pedestrian Safety Improvements
on East Bayshore Road

DEPARTMENT
Public Works

PROJECT START
7/1/2025

PROJECT FINISH
9/30/2026
Q3 % COMPLETE
50 PROJECT PROGRESS FROM Q2 TO Q3
Progressed
Q3 STATUS UPDATE:

Construction activities commenced in March. The contractor has approximately six months to complete construction, with substantial completion anticipated by the fall. Grant closeout activities are expected to occur during the winter following completion of construction. The project schedule has been impacted by extended lead times for key materials, including light poles and tree grates; however, the project team continues to monitor procurement timelines and coordinate with the contractor to maintain overall progress toward completion. 277
GOAL
PI-3

PROJECT NAME
Collaborate with City of Palo Alto to Replace the
Newell Street Bridge

DEPARTMENT
Public Works

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2027
Q3 % COMPLETE
50 PROJECT PROGRESS FROM Q2 TO Q3
Progressed
Q3 STATUS UPDATE:

The project continues to be led by the City of Palo Alto, with the City providing coordination and support. A construction kickoff meeting was held in February, and construction activities are anticipated to begin shortly. Palo Alto is preparing public communications regarding upcoming roadway closures and is finalizing the traffic control plan. EPA City staff are supporting interagency coordination, reviewing project elements as needed, and assisting with outreach to ensure alignment with community expectations and regional mobility considerations.

GOAL
PI-4

PROJECT NAME
Collaborate with SFCJPA to Construct San
Francisquito Creek Flood Protection Upgrades

DEPARTMENT
Public Works

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2027
Q3 % COMPLETE
25 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

The project remains in the study and evaluation phase under the leadership of the San Francisquito Creek Joint Powers Authority (SFCJPA). No significant changes have occurred since the Q2 reporting period. Progress continues to depend on completion of formal review processes among JPA partner agencies. Due to the required multi-agency coordination and technical review steps, substantial project advancement is expected to take additional time.

GOAL
PI-5

PROJECT NAME
Collaborate with SFCJPA to Implement the SAFER Bay
Project

DEPARTMENT
Public Works

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2027
Q3 % COMPLETE
50 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

The SAFER Bay Project continues in the design development phase. The City-managed Phase 2A segment along Bay Road has progressed through procurement, with the Request for Proposals completed and a design services contract award scheduled for City Council consideration on May 19. The slight adjustment to the schedule reflects coordination of procurement timelines to ensure alignment between the City-managed Phase 2A segment and the broader regional SAFER Bay Project (Phase 2B). Staff continue to coordinate closely with partner agencies to maintain consistency in design development and overall project sequencing.

GOAL
PI-6

PROJECT NAME
Conduct a Siting Study to Identify Locations for
Additional Water Storage Tanks

DEPARTMENT
Public Works

PROJECT START
7/1/2025

PROJECT FINISH
3/31/2026
Q3 % COMPLETE
50 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

The consultant continues to advance technical analysis and incorporate staff feedback, with coordination activities continuing to support refinement of study findings. The timeline has been adjusted, and the study is now anticipated to be presented to City Council in July. The updated schedule reflects the level of analysis required to ensure proposed sites appropriately support long-term emergency preparedness and drought resilience objectives.

GOAL
PI-7

PROJECT NAME
Construct a Bicycle and Pedestrian Overcrossing on
University Avenue at US 101

DEPARTMENT
Public Works

PROJECT START
7/1/2025

PROJECT FINISH
3/31/2026
Q3 % COMPLETE
100
PROJECT PROGRESS FROM Q2 TO Q3
Complete
Q3 STATUS UPDATE:

Construction of the bicycle and pedestrian overcrossing is substantially complete as of the close of Q3. The project team is currently finalizing grant reimbursement documentation and completing minor administrative closeout items. The Notice of Completion is pending final review and signature. These remaining activities are procedural in nature. 278
GOAL
PI-8

PROJECT NAME
Construct Full Trash Capture Devices to Meet
Stormwater Compliance Requirements

DEPARTMENT
Public Works

PROJECT START
7/1/2025

PROJECT FINISH
3/31/2026
Q3 % COMPLETE
75 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

Construction of the larger full trash capture device has been completed and is currently in the closeout phase. For the smaller device, remaining installation work is still underway, including procurement and installation of additional units. The smaller device component was scheduled to bid in early April, and staff are proceeding with contract execution and implementation. Completion of the remaining installations is anticipated by fall 2026, supporting overall compliance with stormwater regulatory requirements.

GOAL
PI-9

PROJECT NAME
Construct Mini Roundabouts to Replace Temporary
Traffic Circles on Pulgas Avenue

DEPARTMENT
Public Works

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2026
Q3 % COMPLETE
100
PROJECT PROGRESS FROM Q2 TO Q3
Complete
Q3 STATUS UPDATE:

Construction of the mini roundabouts on Pulgas Avenue is substantially complete, and a ribbon-cutting event was held in early spring. The project advanced ahead of the anticipated schedule. As of the close of Q3 staff were finalizing project closeout activities, including final payments and grant reimbursement documentation. An online communications campaign launched in March to inform the public about roundabout safety, navigation, and project benefits, supporting community awareness and successful implementation.

GOAL
PI-10

PROJECT NAME
Create a Financing Strategy for Water Infrastructure
Upgrades

DEPARTMENT
Public Works

PROJECT START
10/1/2025

PROJECT FINISH
12/31/2026
Q3 % COMPLETE
25 PROJECT PROGRESS FROM Q2 TO Q3
Progressed
Q3 STATUS UPDATE:

The project was on hold in Q2 pending direction and resource alignment. In Q3, it has resumed and is now in progress, with the Finance Department working with a consultant to advance development of a financing strategy for water infrastructure upgrades.

GOAL
PI-11

PROJECT NAME
Design Roadway Improvements on Woodland
Avenue

DEPARTMENT
Public Works

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2027
Q3 % COMPLETE
25 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

Following award of Transportation Authority Measure W design funding in December, staff are currently working with the Transportation Authority to finalize the grant agreement required to access funds. During Q3, staff also began preparation of a Request for Proposals (RFP) to initiate the design phase. Issuance of the RFP is anticipated during the summer, at which point consultant selection and technical design work can proceed. Progress during Q3 focused on completing prerequisite grant documentation and advancing procurement readiness to support timely project initiation.

GOAL
PI-12

PROJECT NAME
Develop an Asset Management Database

DEPARTMENT
Public Works

PROJECT START
7/1/2025

PROJECT FINISH
9/30/2026
Q3 % COMPLETE
25 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

At the end of Q3, staff reinitiated efforts to establish and implement the City’s asset management database. 279
GOAL
PI-13

PROJECT NAME
Develop Citywide Sewer Infrastructure Master Plan

DEPARTMENT
Public Works

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2026
Q3 % COMPLETE
100
PROJECT PROGRESS FROM Q2 TO Q3
Complete
Q3 STATUS UPDATE:

The project is complete.

GOAL
PI-14

PROJECT NAME
Install Citywide Lighting Improvements – Phase II

DEPARTMENT
Public Works

PROJECT START
7/1/2025

PROJECT FINISH
6/30/2027
Q3 % COMPLETE
25 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

The City Council awarded the contract on February 3. A project kickoff meeting was held in mid-April, after which the contractor will have approximately six months to complete the work. The overall schedule has shifted slightly to accommodate procurement and coordination timelines; however, construction activities are expected to be completed by the fall. Staff will continue to monitor progress to ensure implementation remains aligned with the City’s broader multi-year lighting improvement strategy.

GOAL
PI-15

PROJECT NAME
Install New Traffic Signal and Complete Safety
Upgrades on University Avenue at Runnymede

DEPARTMENT
Public Works

PROJECT START
10/1/2025

PROJECT FINISH
9/30/2026
Q3 % COMPLETE
25 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

The project kickoff has been completed; however, construction has not yet commenced due to ongoing material procurement and delivery delays. Staff are currently awaiting an updated construction schedule from the contractor. Based on current information, construction is now anticipated to begin in late summer or early fall. Staff will continue to coordinate with the contractor to confirm timing and mitigate further schedule impacts where possible.

GOAL
PI-16

PROJECT NAME
Modernize Equipment and Complete Rehabilitation
of the O’Connor Pump Station

DEPARTMENT
Public Works

PROJECT START
10/1/2025

PROJECT FINISH
6/30/2027
Q3 % COMPLETE
50 PROJECT PROGRESS FROM Q2 TO Q3
Continuing as Planned
Q3 STATUS UPDATE:

During Q3 the project transitioned to Phase II, which remains in the design phase and focuses on modernization of pump equipment and electrical system components to improve long-term stormwater system reliability and capacity. Progress on Phase II design activities was sequenced to follow completion of Phase I construction work to ensure technical alignment between project components. 280
INFORMATIONAL REPORT 6.1

EAST PALO ALTO

CITY COUNCIL

STAFF REPORT
DATE: May 5, 2026
TO: Honorable Mayor and Members of the City Council
VIA: Melvin E. Gaines, City Manager
BY: Alex Waggoner, HEART Consultant
Karen Camacho, Housing & Economic Development Manager
Elena Lee, Interim Community and Economic Development Director Shiri Klima, Assistant City Manager
SUBJECT: First Time Homebuyer Program Research
Recommendation
Receive an informational update on the First Time Homebuyer Program research, and provide staff with direction on how to proceed. This report includes an overview of the potential options for a program supporting first time homebuyers, a summary of feedback received from bank and credit union staff, existing programs, and potential staffing costs.

Alignment with City Council Strategic Plan
This recommendation is primarily aligned with:

Priority: Comprehensive Housing
Background
The Fiscal Year 2025-2029 Strategic Priorities and FY 2025-27 Work Plan includes a Comprehensive Housing strategic priority project to research the feasibility of a First Time Homebuyer Assistance Program (FTHBP). Based on that Council direction, City staff partnered with consultant staff from Housing Endowment and Regional Trust (HEART) of San Mateo County, a Joint Powers Authority and 501(c)(3) nonprofit, to reach out and interview banking professionals who had experience administering private and public programs supporting first time homebuyers. City staff also discussed the FTHBP that HEART recently shuttered with the 281
INFORMATIONAL REPORT 6.1
staff responsible for the program. The findings and recommendations from those interviews are summarized below.

Analysis
The team conducted outreach to eighteen banks and heard back from and conducted interviews with three different banks and credit unions: First Citizens Bank, Monterra Credit Union, and Keypoint Credit Union. Staff discussed previous experiences that bank staff had with First Time Homebuyer Programs, lessons learned, potential options for a program, and recommendations to avoid issues encountered in other programs. Based on feedback from the banks, a traditional First Time Homebuyer Program is not feasible with the funding available to the City of East Palo Alto. Alternative programs with less funding demand may be possible and are discussed further in this report.

Challenges with FTHB Programs in San Mateo County
One of the primary issues that bank staff raised was the cost of housing in San Mateo County.

According to Zillow and Redfin, as of early 2026, the median sale price for homes in San Mateo County was between $1.56 and $1.58 million dollars. As of March 2026, the median home price in East Palo Alto is between $1.1 and $1.13 million. High home prices, combined with high interest rates and limited funding, have made it challenging to administer a traditional FTHP.

For example, a County of San Mateo FTHB program in partnership with Monterra Credit Union provides $100,000 in downpayment assistance to County employees. This program was initially successful when it was launched in 2016. However, it has struggled in recent years as home prices have skyrocketed to the point where $100,000 is insufficient to enable employees to buy a home in San Mateo County. Bank staff cautioned against overly stringent geographic restrictions, which can limit the housing stock available to people trying to use the program.

As another example, HEART moved to shutter its FTHBP due to the costs of staffing, rate of utilization, and the creation of alternative programs. Since the program utilizes a lower downpayment amount, the interest rate was set at one “step” above a traditional loan. When interest rates were closer to 3 to 4 percent, the program worked well because people were able to afford 3.5 to –5 percent interest rates; however, with interest rates as high as 6.5 percent, loans at 7 to 8 percent were not viable, and utilization of the program plummeted.

However, despite lower final utilization of the program, HEART still received a significant number of inquiries, which had to be processed under the assumption that the applicants may move forward. This took significant staff time that could have been used for higher utilization programs and led to zero first time homebuyer loans since 2023. HEART issued an RFP to potentially revamp the program, however, the HEART board decided that it was a better use of resources to maintain the educational component of the program and to shutter the loan component. 282
INFORMATIONAL REPORT 6.1
When HEART first launched its First Time Homebuyer program in 2008, there was a dearth of programs supporting first time homebuyers. Since then, a number of public and private resources have been created to support first time homebuyers, such as the CalHFA loan product, a number of loans from private sector banks, and municipal programs. This also contributed to the HEART decision to shutter the loan product, since HEART is able to recommend participants in the educational component to a number of successful alternative programs.

Additional Considerations for Program Design
Bank staff emphasized the need to understand the resources available when designing a program. The guidelines and restrictions for a City-funded program should reflect the availability of City funds. For example, a large downpayment assistance program could be helpful to a few households, but if the City does not rotate the fund by selling off the mortgages to a lender, then City funds would be quickly expended.

Bank staff also recommended supporting or creating an educational component for first time homebuyers. All three banks mentioned hosting or recommending applicants to a potential homebuyers’ workshop to help educate and prepare prospective homebuyers for the process of buying a home.

Potential Program Options
Several options for FTHB programs that banks discussed are summarized below.

Downpayment Assistance Program
Downpayment Assistance programs are the most traditional and straightforward of the options.

The City would provide a lump sum in a set amount to assist first-time home buyers with their downpayment. This amount could either be a silent second loan or a traditional loan with a low interest rate. Banking staff recommended either a silent second or a loan that does not require repayment for at least 15 years to avoid burdening the household. They also mentioned how traditional downpayment assistance programs have struggled in the Bay Area due to the high cost of housing.

A silent second loan would be recorded against the title of the property and repaid upon the sale or transfer of the property. This would then allow the funds to be reallocated to provide another family with assistance. In the case of a traditional loan, funds could be rotated more quickly once sufficient interest payments are made to issue a new loan.

The cities of San Francisco and Antioch as well as the County of San Mateo all have similar programs. Homebuyer education is typically included as part of Downpayment Assistance Programs to help familiarize first-time homebuyers with the homebuying process. 283
INFORMATIONAL REPORT 6.1
Forgivable Loan Program
A forgivable loan program would be more similar to a grant program, with the loan against the property eventually being forgiven for no cost as long as the owner does not sell the property before a minimum period of time, determined by the program, has expired. A forgivable loan program provides the least burden on the homebuyer but does not allow for funds to be revolved back to the program and thus requires the most funding to be maintained.

Rate Reduction Program
A rate reduction program would assist first-time home buyers by helping them buy down the interest on their mortgage. As part of any normal mortgage, a homebuyer can buy down the interest rate by purchasing points. Typically, each point equates to a 0.25% reduction in the interest rate on the mortgage and is priced at 1% of the total loan amount per point. This can create significant cost-savings for a homebuyer, both initially and in the long run, enabling them to have more affordable mortgage payments for the full course of their mortgage.

Such a program could be paired with a downpayment or closing costs assistance program to maximize the savings for a first time homebuyer and provide the greatest assistance to individuals looking to purchase their first home.

Closing Cost Assistance Program
A closing cost assistance program would help first time homebuyers to cover the final costs associated with the purchase of a home. These closing costs include origination fees, cost of insurance and taxes, and the cost of legally transferring ownership of the property. These costs can range from three to six percent of the total cost of the loan, which can often be difficult to afford for a family who spent most of its savings on the downpayment.

Such a program would typically cover between $7,500 and $20,000 for closing costs per household. The lower cost of such a program would enable the City to assist a greater number of homebuyers with available funds.

Homebuyer Education
Homebuyer education is typically incorporated as part of another program to help homebuyers navigate the complicated and time-sensitive homebuyer market. Such a program typically consists of three sessions, either online or in person, where prospective homebuyers learn about the home purchasing process and can ask specific questions related to their home search.

One example of a homebuyer education workshop would be three-hour long sessions, one with a housing professional, one with a mortgage lender, and another with a realtor to review all segments of the homebuying process. Prospective homebuyers would work through scenarios, familiarize themselves with different loan products, and learn how to best work with a realtor. All 284
INFORMATIONAL REPORT 6.1
of the banks and credit unions that staff spoke with highlighted the importance of having an educational component as part of a first time homebuyer program.

Index of Existing Programs
Table 1 below provides a side-by-side comparison of different FTHBPs in the United States.

Table 1. Index of Existing Programs
Downpayment
Assistance
Closing Costs
Assistance
Rate
Reduction
Program
Forgivable Loan
Program
Homebuyer
Education Program
San Francisco
Downpayment
Assistance Loan
Program(DALP):

Up to $500,000
for FTHB
Pathway to Home
Closing Cost
Assistance Grant
Program: Up to
$10,000 in closing
costs for low-tomoderate income
First Time
Homebuyers
CalHFA
Permanent
Buydowns:

Rate
buydowns
through their
first mortgage
loan program
California
Mortgage Relief
Program: Up to
$80,000 for lowincome
homeowners who
have fallen
behind on
payments
Monterra Credit
Union Free HomeBuying Webinar
Antioch Home
Ownership
Program
(AHOP): Up to
$100,000
San Mateo County
Downpayment
Assistance
Program: $5,000 for
employees moving
to SMC
City of
Boston,
One+Boston
Homebuyer
Program:

1.5% rate
reduction in
combination
with
downpayment
assistance
Bay Area Affordable
Homeownership
Homebuyer
Education and
Counseling
San Mateo
County
Downpayment
Assistance
Program: Up to
$100,000 for
SMC employees
Concord First Time
Homebuyer
Program: Up to
$60,000 for
Homebuyers in
Concord for
Downpayment or
Closing Costs
HEART of San
Mateo – First Time
Homebuyer Webinar
Funding Sources
The City of East Palo Alto has limited funding sources for first-time homebuyer programs. The City’s 2024-2028 Affordable Housing Strategy identified the Housing Assistance Fund (“Fund”) to fund at least eight potential homebuyers. The Fund currently had approximately $405,000 in 285
INFORMATIONAL REPORT 6.1
the reserve as of June 30, 2025.

Another potential funding source is the Measure JJ fund, which is an amended gross rental receipts tax passed by voters on November 5, 2024. Allowable Measure JJ uses include: 1) at least thirty percent for tenant rental assistance; 2) up to twenty percent for the City’s administrative and overhead costs to manage the programs; and 3) the remaining revenue may, at the City Council’s discretion, be used for affordable homeownership, affordable housing preservation, tenant support, and anti-displacement and homelessness prevention. Council has already allocated 100% of the Measure JJ projected revenue in FY 25-26, but FY 26-27 might have an additional $111,000 available if the City receives the projected $1,620,000 in revenue next year.

Due to funding cuts at the federal level, many State level funding sources to support innovative City programs such as the CalHome grant program, have been completely zeroed out. This limits State funding that is available; however, many philanthropic funds, such as the Sobrato Foundation, San Francisco Foundation, and Enterprise have increased their spending to try and compensate for some of the diminished State and federal funding. The City could consider applying to philanthropic organizations to compensate for a lack of State and federal funding.

Staffing
An additional consideration for a FTHBP is the staffing necessary to administer such a program.

While staffing can vary depending on funding, type of program, and regularity of fund revolving, staff time would be a consideration regardless of what programs are recommended. Table 2 provides the time and cost associated with providing a single loan, based on the actual administration costs of the CalHome Accessory Dwelling Unit (ADU) and Junior ADU Program by City of East Palo Alto staff and the selected program administrator, EPACANDO, which ran from 2022 to 2024. The total initial staffing cost for eight loans in the FTHBP would therefore be approximately $142,820.

Table 2. Costs Associated with Administering Loans*
Process Staff Cost
Loan Processing Lender Fee to Meriwest $4,497
Contract Management EPACANDO $3,495
Contract Management City of East Palo Alto $4,021
Total: $12,013 per loan
*Note that the abovementioned costs do not include additional costs from legal and finance staff, and potential increases due to inflation and the cost-of-living index. Staff estimates the total legal staff costs for eight loans being approximately $13,200, and the total finance staff costs being approximately $10,820. These rough estimates are only based on how the loan program is structured and only include initial costs. Ongoing costs may vary. 286
INFORMATIONAL REPORT 6.1
Conclusion
Based on stakeholder interviews, market analysis, and a review of available funding, a traditional First-Time Homebuyer Program (FTHBP)—particularly one centered on large downpayment assistance loans—is not currently feasible for the City of East Palo Alto. High home prices, elevated interest rates, limited local funding, and the administrative demands of loan programs would result in high per-household costs with relatively low overall impact. Recent experience from regional partners, including the discontinuation of similar loan programs, further underscores the challenges of sustaining and effectively deploying this type of program under current conditions.

However, the analysis also indicates that more targeted and cost-efficient approaches could provide meaningful support to prospective homebuyers. Specifically, programs focused on homebuyer education, closing cost assistance, and potentially limited rate buydown support would allow the City to assist a greater number of residents while aligning with available resources and staff capacity. These alternatives also complement existing state, regional, and private sector programs rather than duplicating them.

1. Homebuyer Education and Counseling (Foundation of Any Program) The City could partner with another organization to deliver a structured homebuyer education program. This program would prepare prospective buyers to navigate the complex home purchasing process and connect them to existing financing tools.  Provide workshops (in-person and virtual) covering budgeting, credit readiness, mortgage products, and the purchase process
 Offer one-on-one counseling to assess readiness and identify appropriate loan programs (e.g., CalHFA and private lending products)
 Require completion of the program as a prerequisite for any City financial assistance  Partner with organizations like HEART or HUD-certified agencies to minimize administrative burden.

This approach is low-cost, highly scalable, and ensures that residents are better positioned to successfully access existing homeownership opportunities.

2. Closing Cost Assistance Program (Primary Financial Tool) A closing cost assistance program is the most practical and cost-effective financial intervention for the City to implement.
 Provide grants or deferred loans in the range of $7,500–$20,000 per household  Target low- to moderate-income households to maximize equity impact  Structure assistance as forgivable loans or deferred-payment loans tied to occupancy requirements
 Pair assistance with required homebuyer education
287
INFORMATIONAL REPORT 6.1
By focusing on closing costs—often a final hurdle for otherwise qualified buyers—the City can assist a significantly higher number of households compared to downpayment assistance programs. This improves program reach and visibility while maintaining manageable fiscal exposure.

3. Leveraging Partnerships and External Funding
To extend the impact of local dollars, the City could actively pursue partnerships and co-funding opportunities.
 Collaborate with lenders, nonprofits, and regional agencies to share program delivery responsibilities
 Seek philanthropic grants (e.g., from regional foundations) to supplement City funding  Align local programs with existing state and regional initiatives to avoid duplication and increase uptake
By positioning itself as a connector and facilitator rather than a primary lender, the City can amplify its impact without incurring substantial administrative costs.

Rather than concentrating limited resources on large subsidies for a small number of households, these alternatives allow the City to:
 Serve more residents
 Reduce administrative complexity
 Target the most immediate and solvable barriers to homeownership.

This approach is more consistent with current market realities and offers a higher return on public investment.

Next Steps
The intent of this project was to assess the feasibility of establishing a First-Time Homebuyer Program and to provide the City Council with options based on current conditions. That feasibility assessment is now complete.

If the City Council wishes to pursue the FTHBP or any of the alternative approaches identified in this report—such as a homebuyer education program or closing cost assistance—staff would need direction to return with a more detailed program design, funding strategy, and implementation plan for Council consideration.

It is important to note that staff capacity is currently aligned with the adopted Fiscal Year 2025– 2029 Strategic Priorities and FY 2025–27 Work Plan. Advancing new program development beyond this feasibility phase would require reprioritization. Without such direction, taking on additional work related to a homebuyer program would delay progress on existing Councildirected initiatives. 288
INFORMATIONAL REPORT 6.1
Fiscal Impact
There is no fiscal impact for this informational report.

Public Notice
The public was provided notice by making the agenda and report available on the City’s website and on a bulletin board located at City Hall: 2415 University Avenue, East Palo Alto.

Environmental
The action being considered does not constitute a “Project” within the meaning of the California Environmental Quality Act (CEQA), pursuant to CEQA Guideline section 15378 (b)(5), in that it is a government administrative activity that will not result in direct or indirect changes in the environment.

Government Code § 84308
Applicability of Levine Act: No, as the proposed action does not involve an entitlement.

Analysis of Levine Act Compliance: Not applicable.

Attachments
None.
289
PUBLIC HEARING ITEM 8.1

EAST PALO ALTO

CITY COUNCIL

STAFF REPORT
DATE: May 5, 2026
TO: Honorable Mayor and Members of the City Council
VIA: Melvin Gaines, City Manager
BY: Salifu Yakubu, Senior Planner
Elena Lee, Planning Manager
Natasha Raiburn, Interim Community and Economic Development Director Shiri Klima, Assistant City Manager
SUBJECT: Development Code Text Amendment (ZTA25-002) to amend various Chapters and Sections of Title 18 (Development Code) of the East Palo Alto Municipal Code
Recommendation
By motion, waive the first reading and introduce an ordinance (Attachment 1) amending the Title 18 (Development Code) of the East Palo Alto Municipal Code to:

1. Repeal, replace and amend various Chapters and Sections of the Development Code regarding site design, architectural standards, definitions, typographical errors, corner lot standards, refueling and service stations, setbacks of multi-family zones, tree removals by government/quasi-government entities, Temporary Use Permits (TUPs), alcohol sales at bona fide eating establishments, Conditional Use Permits (CUPs) for public and private schools, home occupations, and other areas as set forth therein; and

2. Find the proposed Development Code amendments to be exempt in accordance with CEQA Guidelines Sections 15061(b)(3) (common sense exemption), 15378(b)(5) (Not a Project), and 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) of the California Environmental Quality Act (CEQA) Guidelines.

Executive Summary
The Planning Commission reviewed the proposed Development Code Amendment 290
(ZTA25-002) on March 23, 2026, and recommended approval by a 6–2 vote with no public comments. The amendments are intended to (1) correct errors and omissions, (2) improve internal consistency, (3) streamline the development review process to support economic development, and (4) align the Development Code with State law.

On April 21, 2026, the City Council reviewed the first three groups of proposed amendments and continued consideration of the fourth group, Objective Design Standards, to the May 5, 2026, meeting.

Alignment with City Council Strategic Plan
This recommendation is primarily aligned with the following strategy:
 Land Use, Economic, and Workforce Development: Support balanced development that attracts investment, strengthens local businesses, reduces economic leakage, and expands access to quality jobs and services that meet local needs.

Background
Planning staff presented Development Code amendments to the Planning Commission in one meeting and determined this was a lot to digest all at once. Thus, Planning staff decided to present the amendments over two meetings to allow sufficient time for thorough presentation and deliberation. At its April 21, 2026, meeting, the City Council reviewed and deliberated the first set of Development Code amendments and raised no objections. This is the second set of amendments.

Analysis
The May 5, 2026, City Council meeting will focus on amendments intended to reconcile the Development Code with State legislation, particularly regarding the use of Objective Design Standards (ODS) in reviewing housing and mixed-use projects pursuant to the Housing Accountability Act (HAA), California Government Code Sections 65589.5 et seq.

The version of the Objective Design Standards presented to the City Council has been slightly revised from the version included in the Planning Commission staff report dated March 23, 2026. These revisions respond to input received from Planning Commissioners during individual study sessions and at the public hearing, as well as from development stakeholders. In addition, staff has refined certain standards to ensure greater objectivity.

All revisions are shown in tracked format in the draft ordinance (Exhibit A-1 of Attachment 1), and a summary table has been provided for ease of reference (Attachment 3).

The proposed ODS would replace Municipal Code Section 18.10.040 (Site Design and Architectural Standards) with a new set of objective standards that provide the City Council, Planning Commission, and City staff with the tools and authority to subject residential (two or more units), mixed-use (with at least two-thirds of the square footage being residential), and supportive and transitional housing projects to comprehensive design review. This ensures compatibility with the City's goals for architectural appeal and 291
neighborhood character, as outlined in the General Plan’s land use goals and policies while complying with applicable state law. The adoption of objective design standards is also a stated goal of Policy 1.1 in the City’s current Housing Element.

Under the HAA, projects that meet all applicable objective standards - those found in the General Plan, zoning code, subdivision regulations, and design criteria in effect at the time of application - must be approved. Historically, the City has been limited to applying only a narrow set of objective standards found in the Municipal Code (e.g., setbacks, building heights, floor area ratios, and lot coverage). In the absence of additional codified Objective Design Standards, projects that meet these basic requirements could not be denied or modified without risking HAA violations and associated legal consequences. Also, for many housing projects, especially those processed under streamlined approval laws, only objective standards may be applied
The HAA defines “objective” as standards that are measurable, non-discretionary, and not based on subjective judgment. The proposed ODS meet these criteria, offering clearly defined, measurable, and verifiable standards for architecture, site planning, landscaping, and urban design. These standards are written in a way that ensures consistent and fair evaluation without relying on personal interpretation.

Key characteristics of Objective Design Standards:

1. Apply uniformly to all projects within the same category;

2. Are measurable and can be reviewed using a checklist;

3. Are non-discretionary and leave no room for subjective interpretation.

An example of an objective standard might require that balconies be at least five-feet deep, whereas a subjective standard might require that balconies be “architecturally pleasing.” The proposed ODS are essential for ensuring that design and project reviews are consistent, predictable, streamlined, and compliant with HAA requirements.

This Zoning Text Amendment (ZTA25-002) does not eliminate all Subjective Design Standards from the Development Code, nor does it imply that such standards are no longer useful. Subjective standards, such as “compatibility with neighborhood character,” remain important in certain contexts, including in reviews involving Historic Preservation; discretionary reviews such as conditional use permits, particularly for non-residential projects; and potential Design Review Boards, which do not currently exist in East Palo Alto but could be established by the City Council in the future.

While the majority of the ODS’ standards are objective, the replacement document also includes intent statements and design guidelines. These are provided both as a contrast to the objective standards and to highlight the goals and policies of the General Plan, particularly those promoting quality design and architecture. The intent statements and design guidelines are also intended to assist staff in evaluating unique projects that may seek approval through a development agreement or Planned Development Permit. Such approvals may allow adjustments or modifications to applicable development standards, including lot coverage, floor area ratio (FAR), distance between structures, height, setbacks, parking, open space, and ground floor retail requirements, in exchange for exceptional design and architecture.
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The Objective Design Standards address the following design and architectural topics, each followed by a summary of proposed standards:
 General Site Design: Primary entries must front the main public route, including street, paseo, or plaza, and be clearly visible and pedestrian friendly. Secondary entrances may face private streets or open spaces. Residential unit entries can connect to streets, corridors, or shared open areas. At least half of ground-floor units must have direct access to a nearby sidewalk or pedestrian path.  Site Access: Driveways must be located to minimize conflicts with pedestrians from sidewalks. Width is limited to 26 feet, or 30 feet for truck traffic. Provide a clear, wellmarked pedestrian path between the sidewalk and entrances. Limit to one curb cut per 200 feet of frontage, with exceptions for emergency access and parking garages, and keep curb cuts 50 feet from corners.
 Loading: Loading areas should be designed and located to avoid conflicts with pedestrian and vehicular circulation while minimizing noise and impacts on nearby uses. Loading and waste collection areas must be centrally placed for convenient access and reduced disturbance. Docks and equipment areas should be screened from adjacent properties and public streets using walls, fencing, and landscaping.

These facilities are typically located at the rear or interior side yards, with limited exceptions for corner lots meeting specific setback and screening requirements.  Parking Design: Parking should be placed behind buildings whenever possible, or beside them if screened from the street with walls and landscaping. Shared access between adjacent non-residential sites is encouraged, provided parking requirements are met. Surface lots must be screened from public streets. Structured parking facing public areas should conceal most of the façade with commercial or habitable uses, while upper levels should resemble non-parking design. Garage access is prioritized from lower hierarchy streets and alleys to higher public streets. Automated and standalone facilities must include plans ensuring smooth access, adequate circulation, proper signage, and no vehicle queuing in public rights-of-way.  Setback Area and Landscape Design: Front yard landscaping must comply with applicable municipal codes and the City’s Urban Forest Master Plan, with all setbacks landscaped or hardscaped. Mature, healthy trees must be preserved during development. Pedestrian paths and driveways should use pervious or semi-pervious materials, and asphalt is prohibited in usable open spaces. Underground parking cannot extend beneath public streets, parks, or utility easements but may encroach into setbacks if fully below grade. In multifamily and mixed-use projects, setbacks must meet landscaping minimums: 75% for residential uses, 25% for storefront retail, and 60% for other non-residential uses, with additional tree planting requirements for wider frontages.
 Private and Common Open Spaces: Private open space in multi-family and mixeduse projects is intended for individual units and may include balconies, yards, or decks.

To count toward requirements, it must have at least 9-foot floor-to-ceiling height, be uncovered or partially covered, directly accessible, and screened at ground level.

Common usable open space is shared by residents and may include courtyards or recreational areas. It must be accessible, near entrances or units, and meet size and 293
proportion standards for courtyards. At least 60% must be open to the sky, 20% landscaped, and include permanent seating.
 Massing and Articulation: Buildings should avoid long, monotonous façades by using articulation like varied planes, recessed entries, and arcades to create visual interest. Length is limited to 400 feet in mixed-use zones and 350 feet in residential zones. Buildings over four stories must reduce upper-floor massing by at least 10%.

Structures three stories or taller must include façade breaks every 100 feet, using large, medium, or minor breaks with specified dimensions. These breaks should extend through residential ground floors. Additionally, façades should create a human-scale rhythm, with building bays typically 20 to 45 feet wide, achieved through vertical modulation, articulation, and repeating window patterns.  Compatibility and Transition: New residential buildings and additions should be designed to be compatible with existing development patterns and massing, especially as seen from the street, and should visually integrate so additions appear as part of the original structure. Multifamily additions must match the existing building’s architectural style and form. Privacy is a key requirement: windows, balconies, and other openings must be arranged to avoid direct views into neighboring units, with upper-floor windows near property lines offset at least three feet from adjacent windows. Non-habitable room windows may be exempt if they use frosted glass and meet height requirements.

Projecting balconies must be set back at least 20 feet from side or rear property lines, while inset balconies are exempt. Landscaping is required through a minimum fivefoot-wide planted buffer along interior property lines to screen adjacent single-family areas, with vegetation used throughout to preserve privacy. Buildings adjacent to single-family zones must also step back above the third floor, increasing setbacks with height. Within a site, building separation standards require increasing distances based on building height and orientation. Finally, long façades over 200 feet must be broken into at least two distinct architectural compositions to reduce monotony and improve visual interest.
 Façade Design and Activation: Ground floors facing public streets or open spaces must include active uses like entrances or windows. Blank walls over 30 feet are not allowed on these frontages. Parking structures must be wrapped with active uses on street sides, with murals or landscaping allowed on service or private-facing sides.  Architectural Design Detail: The standards for façade design and residential groundfloor activation in mixed-use developments aim to balance street engagement with privacy. Ground-floor residential units must be elevated based on their proximity to the sidewalk: 4.5 feet for setbacks of 10 feet or less, 3 feet for 10–15 feet, and no elevation required beyond 15 feet. In lieu of the floor elevation, the units shall be provided with a canopied porch recessed or projected a minimum of two feet.

Architectural standards require clearly identifiable main entrances defined by at least a 2-foot recessed or projected element. Windows facing public areas must appear recessed or use substantial trim, while flush windows are prohibited unless part of deeper façade modulation. Buildings must incorporate at least two exterior materials (excluding glazing and railings), applied consistently across all façades, with prohibited use of materials such as vinyl, plywood, and fiberglass. Materials must wrap corners, 294
and vinyl or plastic awnings are not allowed. Roof forms must be consistent and match existing structures.

Rooftop equipment must be screened or set back to prevent visibility from below, with exemptions for small equipment and solar features. Rooftop amenities are limited in size, must be set back from edges, and may not exceed height limits beyond specified allowances.

For reference, the proposed Objective Design Standards are outlined in Exhibit A-1 of the draft ordinance (Attachment 1). Additionally, all proposed amendments, including those reviewed on April 21, 2026, are comprehensively discussed in the Planning Commission staff report dated March 23, 2026 (see
https://d3n9y02raazwpg.cloudfront.net/cityofepa/3a4abe4c-f279-11f0-bb28- 005056a89546-b66d8e1b-5f57-400b-9799-cf3a802a8761-1773946417.pdf).

Staff collaborated with Raimi and Associates, the original authors of the City’s Development Code, to conceptualize and draft the proposed Objective Design Standards.

Staff also consulted with several design, architectural, and development firms with experience in East Palo Alto, including:

1. David Baker and Associates (designers of Colibri Commons)

2. Okamoto and Saijo (designers of Light Tree Apartments)

3. The Dahlin Group (consulting architects to Sandhill Properties)

4. Jim Goring and Associates

5. Hayes Group Architects

6. Sandhill Properties

7. SC Design Group
Finally, comments on the Objective Design Standards were received from Sandhill Properties on April 21, 2026. Staff have addressed these comments and provided responses for review (Attachment 2). Any additional input received prior to the May 5, 2026, meeting will be forwarded and discussed at that time.

Next Steps
Following deliberation on the Objective Design Standards at the May 5, 2026, meeting, staff recommends that the City Council introduce and vote on the attached draft ordinance (Attachment 1), incorporating all proposed amendments, including those previously reviewed on April 21, 2026.

If approved, the ordinance will be scheduled for adoption at a subsequent City Council meeting, anticipated on June 2, 2026, as adoption requires at least two readings. The Development Code Amendment (ZTA25-002) will take effect on the 31st day following adoption.
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Fiscal Impact
The proposed ordinance will not result in any negative fiscal impact to the City.

Public Notice
Notice of this agenda item was provided by posting the City Council agenda on the City’s official bulletin board outside City Hall, and by making the agenda and staff report available on the City’s website and at City Hall (2415 University Avenue, East Palo Alto). Additionally, a legal notice was published in a local newspaper by April 11, 2026, more than ten (10) days prior to the meeting.

Environmental
This ordinance is not subject to the California Environmental Quality Act (CEQA) because it does not constitute a "project" that would result in a direct physical change or a reasonably foreseeable indirect physical change to the environment, pursuant to CEQA Guidelines Section 15378.

Even if it were considered a project subject to CEQA, it would be exempt under CEQA Guidelines Section 15378 (regulatory actions) and Section 15061(b)(3), as there is no possibility that the Development Code, by itself, would have a significant adverse effect on the environment.

Furthermore, in accordance with CEQA Guidelines Section 15183, projects consistent with the development density established by General Plan policies (Vista 2035), for which an Environmental Impact Report (EIR) has already been certified, do not require additional environmental review, except where necessary to evaluate whether there are projectspecific significant effects that are unique to the project or its site.

Government Code § 84308
Applicability of Levine Act: No, as the proposed action does not involve an entitlement.

Analysis of Levine Act Compliance: Not applicable.

Attachments:

1. Draft City Council Ordinance with ODS as Exhibit A-1

2. Comments from Sandhill Properties and Staff Responses on Objective Design Standards

3. Table of Revisions to ODS after 3/23 Planning Commission 296
ATTACHMENT 1
ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL

OF THE CITY OF EAST PALO ALTO
ADOPTING DEVELOPMENT CODE TEXT AMENDMENT ZTA25-002 AMENDING TITLE 18 (DEVELOPMENT CODE) OF THE EAST PALO ALTO MUNICIPAL CODE (EPAMC) SPECIFICALLY TO REPEAL AND REPLACE SECTION 18.10.040 – SITE DESIGN AND

ARCHITECTURAL STANDARDS WITH NEW OBJECTIVE SITE AND ARCHITECTURAL DESIGN STANDARDS; 2) AMEND CHAPTER 18.08 DEFINITIONS TO AMEND SECTION

18.08.010 – GENERAL TO ADD A DEFINITION FOR APARTMENT UNDER “A” DEFINITIONS, TO AMEND THE DEFINITION OF MULTI-FAMILY DWELLINGS UNDER “M” DEFINITIONS, TO ADD THE DEFINITION OF ROWHOUSE UNDER “R” DEFINITIONS, TO AMEND THE DEFINITION OF SINGLE-FAMILY DWELLINGS, ATTACHED UNDER “S”

DEFINITIONS, AND TO AMEND THE DEFINITIONS OF TOWNHOUSE AND TWO-FAMILY DWELLINGS UNDER “T” DEFINITIONS; 3) AMEND CHAPTER 18.96 TO CORRECT A TYPOGRAPHICAL ERROR IN “EXHIBIT K” WHICH WAS PREVIOUSLY ADOPTED BY THE CITY COUNCIL ON MARCH 18, 2025 AS “SECTION 18.96.030.A.4 – GENERAL PROVISIONS” CORRECTED TO “SUB-SECTION 18.96.030.E.4 – GENERAL PROVISIONS,” TO ADD THE MISSING TEXT “ADUS MUST NOT EXCEED THE” TO SUBSECTION 18.96.030.E.4.C, AND TO CORRECT TYPOLOGICAL ERRORS IN TABLE 2-3 OF SECTION 18.12.020 – LAND USE REGULATIONS AND ALLOWABLE USES REGARDING THE PERMISSION OF TWO-FAMILY DWELLINGS – ATTACHED ONLY IN THE MUC – MIXED USE CORRIDOR ZONE AND NOTATION UNDER SPECIFIC USE REGULATIONS FOR HOME BUSINESSES; 4) AMEND CHAPTER 18.10 TO AMEND SUBSECTION 18.10.030.E TO ALIGN WITH SUB-SECTION 18.96.050.F.3 CORNER LOTS AS ADOPTED BY CITY COUNCIL ON FEBRUARY 6, 2024, TO AMEND TABLE 2-2 AND ASSOCIATED “NOTES” OF SECTION 18.10.030 DEVELOPMENT STANDARDS TO

ALIGN WITH THE OPEN SPACE STANDARDS ADOPTED BY CITY COUNCIL ON FEBRUARY 6, 2025, AND AMEND THE FRONT AND SIDE SETBACK INCREASE OVER 18 FEET IN HEIGHT FOR SINGLE-FAMILY DWELLINGS AS PROPOSED TO BE REPEALED AND REPLACED PURSUANT TO SECTION 18.10.040 – OBJECTIVE SITE AND ARCHITECTURAL DESIGN STANDARDS; 5) AMEND SECTION 18.48.180 SERVICE STATIONS TO AMEND SUB-SECTION 18.48.180.B.3 AND TABLE 2-3 ALLOWED USES AND PERMIT REQUIREMENTS OF SECTION 18.12.020 TO ALLOW REFUELING AND

SERVICE STATIONS WITH CONDITIONAL USE PERMITS IN CERTAIN ROADWAY

CORRIDORS IN MIXED USE ZONES AND SCHOOLS, PUBLIC AND PRIVATE WITH CONDITIONAL USE PERMITS IN ALL MIXED USE ZONES; 6) AMEND CHAPTER 18.10 TO AMEND TABLE 2-2 OF SECTION 18.10.030 – DEVELOPMENT STANDARDS TO REDUCE THE MINIMUM FRONT SETBACK DIMENSIONS TO LIVING AREAS TO 15-FEET IN ALL RESIDENTIAL ZONES;7) AMEND CHAPTER 18.28 – TREES ON PRIVATE PROPERTY TO AMEND SUB-SECTIONS 18.28.070.E TO EXEMPT TREE REMOVAL

REQUESTS FROM UTILITY COMPANIES FROM THE REQUIREMENT TO SUBMIT AN ARBORIST REPORT WITH THE APPLICATION AND AMEND SECTION 18.28.110.A TO CORRECT THE REFERENCED CHAPTER UNDER VIOLATIONS FROM “1.118” TO “18.118”; 8) AMEND CHAPTER 18.08 – DEFINITIONS TO AMEND THE DEFINITION OF HOME OCCUPATIONS (HOME BUSINESSES) UNDER “H” DEFINITIONS IN SECTION

18.08.010 – GENERAL, AND AMEND CHAPTER 18.48 TO AMEND SECTION 18.48.110

HOME BUSINESSES (HOME OCCUPATION PERMIT) TO ALLOW HOME OCCUPATIONS IN ACCESSORY STRUCTURES WITHIN RESIDENTIAL PROPERTIES AND TO CLARIFY 297

PERMIT LIMITATIONS REGARDING THE OPERATION OF HOME OCCUPATIONS BY NEW RESIDENTS, 9) AMEND CHAPTER 18.94 TO STREAMLINE THE TEMPORARY USE PERMIT PROCEDURES, 10) AMEND CHAPTER 18.08 DEFINITIONS TO AMEND SECTION 18.08.010 TO ADD OR AMEND VARIOUS DEFINITIONS FOR ALCOHOL SALES AND DRINKING AND EATING ESTABLISHMENTS, 11) AMEND CHAPTER 18.48 –

REGULATIONS FOR SPECIFIC LAD USES AND ACTIVITIES TO EXEMPT INCIDENTAL

SALE OF ALCOHOL FROM CONDITIONAL USE PERMIT AND STREAMLINE / CLARIFY OTHER MISCELLANEOUS PROVISIONS, AND 12) AMEND TABLES 2-3, 2-5, AND 2-7 OF SECTIONS 18.12.020, 18.14.020, AND 18.16.020 RESPECTIVELY TO CORRECT AND CLARIFY CERTAIN NOTATIONS REGARDING ALCOHOL SALES AND FOOD SERVICE.

WHEREAS, Chapter 18.114 of the City of East Palo Alto Development Code allows for amendments to the Development Code and provides procedures for processing such amendments; and
WHEREAS, Section 18.114.060 of the City of East Palo Alto Development Code sets forth findings for Development Code amendments; and
WHEREAS, the Planning Commission of the City has reviewed the proposed amendments to the City of East Palo Alto’s Development Code at a duly and properly noticed public hearing on March 23, 2026 and considered all evidence, including but not limited to public testimony and the evaluations and recommendations of staff, and has found that the proposed amendments are consistent with the goals and policies of the City’s General Plan, and recommends adoption of the proposed amendments by the City Council of the City of East Palo Alto (“City Council”); and
WHEREAS, the City Council conducted duly and properly noticed public hearings on April 21, 2026 to consider the proposed amendments to the Development Code and considered all evidence, including but not limited to public testimony and the evaluations and recommendations of staff, and finds and determines that the proposed amendments to the City of East Palo Alto Development Code are adopted pursuant to the City’s police power authority to protect the public health, safety, and welfare.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF EAST PALO ALTO DOES ORDAIN AS FOLLOWS:

SECTION 1. CHAPTER 18.10 AMENDED
Section 18.10.040 – Site Design and Architectural Standards is hereby repealed and replaced with Objective Site and Architectural Design Standards as shown in Exhibit “A”, attached hereto and incorporated herein by reference
SECTION 2. CHAPTER 18.08 AMENDED
Section 18.10.010 – General is hereby amended to add a definition for Apartment under “A-1” Definitions, to amend the definition of Multi-Family Dwellings under “M” Definitions, to add the definition of Rowhouse under “R” Definitions, to amend the definition of Single-Family Dwellings, Attached under “S” Definitions, and to amend the definitions of Townhouse and Two-Family Dwellings under “T” as shown in Exhibit “B”, attached hereto and incorporated herein by reference. 298
SECTION 3. CHAPTER 18.96 AMENDED
Sub-Sections 18.96.030.A.4 -General Provisions and 18.96.030.E.4.c are hereby amended as shown in Exhibit “C”, attached hereto and incorporated herein by reference.

SECTION 4. CHAPTER 18.12 AMENDED
Section 18.12.020 Table 2-3 Land Use Regulations and Allowable Uses is hereby amended as shown in Exhibit “D”, attached hereto and incorporated herein by reference.

SECTION 5. CHAPTER 18.10 AMENDED
Section 18.10.030 Development Standards is hereby amended as shown in Exhibit “E”, attached hereto and incorporated herein by reference, to reconcile the provisions for Corner Lots as previously adopted by Council.

Section 18.10.030 Table 2-2 is hereby amended as shown in Exhibit “F”, attached hereto and incorporated herein by reference, to align open space standards as previously adopted by Council.

Section 18.10.030 Table 2-2 NOTES is hereby amended as shown in Exhibit “F”, attached hereto and incorporated herein by reference, to amend Front and Side Setback Increase Over 18 Feet in Height For Single-Family Dwellings.

SECTION 6. CHAPTER 18.48 AMENDED
Sub-Section 18.48.180.B.3 is hereby amended as shown in Exhibit “G”, and Sub-Section

18.12.020 Table 2-3 is hereby amended as shown in Exhibit “H”, both attached hereto and incorporated herein by reference to allow Refueling and Service Stations and associated uses at certain locations , and Public and Private Schools with Conditional Use Permits in all Mixed Use Zones.

SECTION 7. CHAPTER 18.10 AMENDED
Section 18.10.010 – Development Standards is hereby amended as shown in Exhibit “I” to reduce the minimum front setback dimensions to Living Areas to 15-feet in all Residential Zones.

SECTION 8. CHAPTER 18.28 TREES ON PRIVATE PROPERTY AMENDED Section 18.28.070 Criteria for Tree Removal is hereby amended as shown in Exhibit “J”, attached hereto and incorporated herein by reference.

Section 18.28.110 Enforcement is hereby amended as shown in Exhibit “K”, attached hereto and incorporated herein by reference.

SECTION 9. CHAPTER 18.08 DEFINITIONS AMENDED
Sections 18.08.010.”H” Definitions is hereby amended as shown in Exhibit “L”, attached hereto and incorporated herein by reference.

Sections 18.48.110 Home Occupations (Home Businesses) is hereby amended as shown in Exhibit “M”, attached hereto and incorporated herein by reference. 299
SECTION 10. CHAPTER 18.98 AMENDED
Section 18.94.050 Allowed Temporary Uses, Section 18.94.060 Application Filing and Processing, Section 18.94.070 Director Review, and 18.94.110 Post Decision Procedures are hereby amended as shown in Exhibit “N”, attached hereto and incorporated herein by reference.

SECTION 11. CHAPTER 18.08 AMENDED
Section 18.10.010 – General is hereby amended to add and amend definitions for Alcohol Sales (off-site-sale), Alcohol Sales (off-site-sale)-Accessory, Alcohol Sales (on-site-sale), Alcohol Sales (on-site-sale)-Incidental, Drinking Establishments, and Eating Establishment as shown in Exhibit “O”, attached hereto and incorporated herein by reference.

SECTION 12. CHAPTER 18.48 AMENDED
Sub-Sections 18.48.040.A, 18.48.040.D.1, and 18.48.040.E.1.d are hereby amended as shown in Exhibit “P”, attached hereto and incorporated herein by reference.

SECTION 13. CHAPTERS 18.12, 18.14, AND 18.16 AMENDED
Sections 18.12.020 (Table 2-3), 18.14.020 (Table 2-5) and 18.16.020 (Table 2-7) 180.B.3 are hereby amended as shown in Exhibits “Q,” “R,” and “S” respectively, all attached hereto and incorporated herein by reference.

SECTION 14. CALIFORNIA ENVIRONMENTAL QUALITY ACT.

This Ordinance is not subject to the California Environmental Quality Act (CEQA) because it does not constitute a "project" that would result in a direct physical change or a reasonably foreseeable indirect physical change to the environment, pursuant to CEQA Guidelines Section 15378.

Even if it were considered a project subject to CEQA, it would be exempt under CEQA Guidelines Section 15378 (regulatory actions) and Section 15061(b)(3), as there is no possibility that the Development Code, by itself, would have a significant adverse effect on the environment.

Furthermore, in accordance with CEQA Guidelines Section 15183, projects consistent with the development density established by General Plan policies (Vista 2035), for which an Environmental Impact Report (EIR) has already been certified, do not require additional environmental review, except where necessary to evaluate whether there are project-specific significant effects that are unique to the project or its site.

SECTION 13. SEVERABILITY.

If any section, subsection, sentence, clause, phrase or word of this Ordinance is for any reason held to be invalid by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed and adopted this Ordinance, and each and all provisions hereof, irrespective of the fact that one or more provisions may be declared invalid.

SECTION 14. EFFECTIVE DATE.
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This Ordinance shall take effect and be in full force thirty (30) days after the date of its adoption.

SECTION 15. PUBLICATION.

The City Clerk is hereby directed to cause publication of this Ordinance as required by Government Code Section 36933.

INTRODUCED at a regular City Council meeting held April 21, 2026, and PASSED AND ADOPTED at a regular City Council meeting held on , 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Weber Lincoln, Mayor
ATTEST: APPROVED AS TO FORM:

James Colin, City Clerk John D. Lê, City Attorney

EXHIBITS
Exhibit A-1 – Objective Site and Architectural Design Guidelines Exhibit B – Definitions
Exhibit C – Corrections to previously approved “Exhibit K”.

Exhibit D – Corrections to Table 2-3.

Exhibit E – Development Standards on Second Curb Cuts.

Exhibit F - Table 2-2 Reconciliation of Private Open Space standards and Front and Side setback increase.

Exhibit G – Service Stations and associated uses. 301
Exhibit H - Table 2-3 Allowed Uses and Permit Requirements Exhibit I - 15-foot Front and 5-foot Side Setbacks in Residential Zones
Exhibit J – Criteria for Tree Removals.

Exhibit K – Enforcement
Exhibit L – Definitions
Exhibit M – Home Businesses (Home Occupation Permits)
Exhibit N – Temporary Use Permits
Exhibit O – Definitions regarding Alcohol Sales, and Drinking and Establishments.

Exhibit P – Alcohol Sales
Exhibit Q – Corrections to Table 2-3.

Exhibit R – Corrections to Table 2-5.

Exhibit S – Corrections to Table 2-7.
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EXHIBIT A-1

18.10.040 - Site Design and Architectural Standards
A. Purpose.

Site design and architectural standards are established consistent with General Plan policy to promote quality design of new residential structures and additions. The City recognizes that quality design promotes longer life of structures, improves the appearance and maintenance of neighborhoods, and increases value in the housing stock.

B. Applicability.

In addition to the standards specified as applicable to all zones and the regulations for specific land uses and activities, the following site design and architectural standards shall apply to all new residential structures and additions to existing residential structures. The design standards are organized by housing type as follows:
• Single-Family, Two-Family, Triplex, Fourplex and Townhouse, as defined in Chapter 18.08 (Definitions).
• Apartments and Mixed Use Buildings, as defined in Chapter 18.08 (Definitions).

C. Single-Family, Two-Family, Triplex, Fourplex and Townhouse

1. General Site Design Standards
a. All new residences or residential additions shall be designed to match the prevailing front setback condition as viewed from the street and measured as an average of all front setbacks along the same block face. (Figure 1)
b. Front entries shall include stoops and/or porches and be clearly identifiable through accentuated architectural details such as awnings, projections, or recesses. Primary unit entrances for single-family and townhouse buildings shall be visible from the street. c. For buildings located at the front of a lot, any horizontal offset from the center of the street curb cut and the center of the garage door opening shall be less than 4 feet, in order to maintain a horizontal alignment and reduce pedestrian conflict. (Figure 2) d. For townhouse and multiplex buildings, pedestrian paths shall be provided to each individual ground-floor unit entrance and to connect units to common open space areas and parking areas.

Figure 1. FRONT SETBACK CONDITION
Figure 2. GARAGE DOOR ALIGNMENT
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2. General Site Design Guidelines
a. To the maximum extent possible, orientation of structures and windows should take advantage of natural light and wind patterns for natural heating and cooling. b. Driveways should be placed in a manner that avoids conflict with pedestrian access from the sidewalk.

3. Setback Area & Landscaping Design Standards
a. Front yard landscaping shall be provided consistent with landscaping requirements including the limitation of pavement to maximum 50% of the front yard. b. To the extent required by Chapter 18.28 (Trees on Private Property) of the East Palo Alto Municipal Code (EPAMC), existing mature, healthy trees shall be preserved in association with new construction, any remodeling or additions.
c. Pervious or semi-pervious surfacing materials shall be used as needed to meet C.3. New Development and Redevelopment (stormwater and drainage) requirements for pedestrian paths and driveways. Recommendations and regulations for pervious pavement as provided in Section 6.6 of Chapter 6 (Technical Guidance for Specific Treatment Measures) of the San Mateo Countywide Water Pollution Prevention Program (Flowstobay).

4. Massing and Addition Standards
Intent: All new single-family, two-family, triplex, fourplex or townhouse buildings and residential additions should be designed to respect or complement the existing development pattern and massing as viewed from the street. An addition should be designed so that it appears to be part of the original structure.
a. Residential second/third-story additions shall employ at least two of the following building modulation strategies:
(i) Varied roof forms, including but not limited to changes in roof height, offsets, dormers, etc. (ii) Use of balconies, front porches, decks, overhangs, or covered patios. (iii) Projections, offsets, and/or recesses of the building wall at least 2 feet in depth, such as bay windows.
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b. If the addition includes a large wall plane (longer than 20 feet), the plane shall be articulated with incorporate at least two of the following architectural elements with bay window extensions, trellis features, recessed doors or windows, as follows: or other architectural elements. a. A projection or recess with a minimum depth of 12 inches and a minimum width of 4 feet (e.g., bay window, wall offset)
b. A trellis or similar vertical feature covering at least 15% of the wall plane area. c. Door or window openings recessed a minimum of 4 inches from the wall surface d. Additional architectural detailing (e.g., material changes, trim, or reveals) that creates a minimum of one horizontal or vertical break per 20 feet of wall length c. All facades visible from a public right-of-way shall be maintain a consistent design across the structure, incorporating within the typical elements of the selected architectural style chosen.

5. Massing and Addition Guidelines
a. The bulk and mass of new single-family residential structures and additions should match the scale of existing structures in the same residential block. b. Additions to residential structures should be designed and constructed to match the architectural style and building form of the structure to which they are added. c. All second story additions should be designed as a series of smaller building volumes as opposed to a single massive structure.
d. The use of eaves, dormers, intersecting hips or gables, or other roof features are encouraged to add visual interest and break up the mass of the structure. e. All additions to existing single-family residences should be architecturally consistent with the existing residence with respect to roof pitch and tie-in, exterior materials, and colors.

6. Privacy Standards
Intent: New residences and residential additions should be designed to preserve privacy, light, and air to adjoining properties to the extent feasible.
a. Second/third story additions shall step back from the front of the dwelling (the first story) by at least ten feet if the prevailing block condition is single-story (more than 60% of existing structures are single-story).
b. To preserve light and air for adjoining properties, where a new structure or an addition to an existing single-family structure will exceed 22 feet in height, the required setback from the side property lines of the site shall be increased by one foot for each two feet of structure height in excess of 22 feet; the increased setbacks are to be imposed only with respect to that portion of the new structure or addition that exceeds 22 feet in height. (Figure 3) 305 Figure 3. NEW ADDITIONS
c. Balconies that project outward from the structure (extending beyond the first-floor façade) shall be located a minimum of 20 feet from a shared rear or side property line. Inset balconies are exempted from this requirement. See Figure 4.

Figure 4. BALCONY SETBACKS
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d. When a new structure or addition is located within 10 five feet of a side property line, upper floor windows on the building shall be oriented to avoid a direct line of sight into adjacent residential buildings or property (Figure 5):
(i) Windows shall be offset a minimum of three feet horizontally from windows of the nearest residential building on the adjacent property to maximize privacy. (ii) Windows on any floor to a non-habitable room such as a bathroom or closet may be excepted from this standard if both the following conditions are met:
a) The minimum windowsill height is six feet.
b) The window has frosted or privacy glass.
(iii) This standard shall be waived if there is a conflict with any Building Code requirements.

Figure 5. WINDOW LOCATION
e. A landscaped planter strip at least five feet in width shall be provided along the abutting interior property lines between a new structure or addition and any adjoining single-family residential units or single-family residential zoning district boundaries (except within the required front setback). The planter strip shall contain living plant material consisting of Landscaping (trees, shrubs, or hedges) arranged to achieve a continuous visual screen. At the time of planting, materials shall be selected and spaced so that, with five years of installation, they form a screen at least six feet in height and at least 75 percent coverage when viewed horizontally from the shall be planted within this strip, depending on the tree/plant species and canopy at maturity, to provide screening for adjacent single-family residential uses. All landscaping shall be installed 307 prior to final inspection or occupancy and maintained in a healthy, living condition. Installation and maintenance shall be in accordance with the Chapter 18.28 (Trees on Private Property), Chapter 18.10 (Residential Zones), Chapter 18.12 (Mixed Use Zones), Chapter 18.26 (Fences, Hedges and Walls), and Chapter 18.28 (Trees on Private Property) of the EPAMC, as applicable.

7. Architectural Design Detail Standards
a. Materials
(i) All additions shall utilize Materials materials and finishes that are consistent in type, color, texture, and architectural style with those of any additions shall match the style of the existing residential structure. Such materials and finishes shall be and shall be consistently applied uniformly across all exterior facades of the addition to all facades. (ii) Buildings shall incorporate durable finish and/or accent materials, which include masonry, tile, stone, stucco, architectural grade wood, brick, and glass. (iii) All vents and electrical conduits shall be painted the same color as the adjacent surface. b. Roofs
(i) Rooflines and roofing materials shall be compatible with match the architectural style of the existing residential structure in design, form, and appearance. (ii) Use of varying, uncoordinated consistent, coordinated rooflines forms and roofing materials across the design. shall be avoided Multiple rooflines and materials are permitted only when they are intentionally integrated into a cohesive architectural composition that demonstrates clear alignment, proportional relationships, and a unified material palette. c. Garages
(i) Garages that are oriented toward the street (“front-loaded”) shall have a maximum width of 22 feet and shall comprise no more than 60% of the total façade width. The garage doors shall be located at least 23-feet from the public street. Standards for townhouse garages are provided in section iii below.
(ii) All attached or detached garages shall be set back at least six feet behind any living spaces. (Figure 6)
(iii) Tuck-under parking for townhouses shall follow the following standards: (Figure 7) a) Townhouse garages shall be accessed from an alley (or another internal road or driveway) and shall not exceed 75% of the townhouse frontage. b) A garage door shall not exceed 22 feet in width.
c) Garage doors shall be located a minimum of 2 feet from one another. d) For tuck-under parking along alleys, landscaping shall be located between garage doors and include a planting area or planter box with a minimum 12-inch length and width. 308
Figure 6. ATTACHED OR DETACHED GARAGES
Figure 7. TUCK-UNDER PARKING

8. Architectural Design Detail Guidelines
a. If there is a predominant architectural style or consistent use of exterior materials in the residential block (with at least 60% of residences)”, then the architectural style or exterior materials should be consistent with or complement the use of exterior materials in the neighborhood.
b. Window and door design and placement should be consistent (similar to) with the overall architectural style of the structure.
c. Roof style and pitch should be consistent with roof style and pitch in the vicinity. 309
D. Apartments And Mixed Use Buildings

1. General Site Design Standards
a. The main entry shall be located onto the most predominant travel way including a public street, pedestrian paseo/greenway, or publicly accessible plaza. Secondary entrances may be located on private streets or open spaces.
b. The main entry shall be visible and easily accessible for pedestrians from the public street. c. Entrances to individual residential units shall be accessible from the street, internal corridors, or from common open space areas within the development. d. A minimum of 50% of ground floor units shall have an entry directly accessible from the closest sidewalk or pedestrian path.

2. General Site Design Guidelines
a. All new structures should be designed to respect or complement the existing development pattern as viewed from the street.
b. Multi-family buildings should generally be located and oriented as close to the front setback as possible; stoops, forecourts, public spaces, or plazas may encroach into the front setback and are excepted.
c. Mixed-use buildings (or any building with an active frontage) should be located as close as possible to the front setback line or immediately behind a public or semi-private space, such as outdoor seating for a restaurant. Excessively large front setbacks are strongly discouraged.
d. Mixed-use developments should not exceed a maximum block perimeter of 1,400 feet.

Blocks may be broken up by private or public streets, publicly accessible service streets/fire access streets, or greenways/paseos.
e. Mixed-use buildings should be oriented toward the street, so that they frame the pedestrian environment.
f. Multi-family and mixed-use buildings should be arranged to create well-defined areas for plazas, green spaces, and pathways.
g. Where feasible, the main entrance of a corner building should be located at the corner (preferably within 25 feet of the corner). When plazas/open spaces are located at a corner, the building should have direct pedestrian access off the plaza.

3. Site Access Standards
Intent: Driveways should be placed in a manner to avoid conflict with pedestrian access from the sidewalk.
a. Driveways shall not exceed 26 feet in width (driveways serving regular truck traffic may not exceed 30 feet in width).
b. A clear pedestrian path of travel shall be provided between the public sidewalk and the primary building entrance(s). Pedestrian paths shall be clearly delineated with pavement materials and/or markings and signage.
c. Each project site shall be limited to one curb cut (including driveways, service streets and alleys) per 200 feet of public street frontage, unless otherwise required for emergency vehicle access. Two curb cuts are permitted for parking garage frontage. On public street frontages, curb cuts shall be located a minimum of 50 feet from street corners. 310

4. Site Access Guidelines
a. Pedestrian access from the street and the parking lot to the main door of the structure should be designed to avoid conflict with vehicular traffic. b. Common (shared) driveways between adjacent uses or sites are encouraged.

5. Loading Standards
Intent: Loading areas should be designed and located to avoid conflicts with interior pedestrian and vehicular circulation, and to minimize noise and other impacts on adjacent uses. a. Loading and solid waste/recycling collection areas shall be centrally located so as to provide easy direct access to all residents and collection vehicles, and to minimize noise impacts on residents.
b. Loading docks, and equipment areas shall be screened from adjacent properties and publicly accessible streets and paths with fencing or walls, and landscaping and not be visible from a point six feet above ground. The enclosure shall achieve at least 90% opacity when viewed perpendicular to the enclosure. Landscaping, where used, shall consist of evergreen plant materials capable of achieving a minimum height of 6 feet and 80% yearround opacity within 3 years of installation. Chain link fencing with or without slats is not allowed.
c. Designated loading docks, bays, and spaces shall be located in the rear or interior side yard areas.
d. Exception: If loading to the rear or side is not feasible on a corner lot, loading may be located on a non-primary street (“side street”) frontage if the loading dock is set back at least 50 feet from the back of curb or the property line (whichever is greater); is screened with materials matching the primary building as follows:
(i) Exterior wall materials shall be identical in type; (ii) that have a similar color, Color and texture, roof style, shall be identical as used in and architectural detailing as the overall site and building design; (iii)Architectural detailing (trim, cornices) shall use the same profiles and dimensions as those used on the primary building;
(iv)The screening material shall be and is screened by an opaque material/screen with a minimum height of 6 feet and maximum height of 9 feet. This requirement does not apply to private streets.

6. Parking Design Standards
a. Surface parking shall be located behind any buildings. If that is not feasible, surface parking may be located beside buildings if screened from the street with low walls and landscaping. (Figure 8)
b. Wherever possible, reciprocal access to parking areas between adjacent non-residential uses should be provided as long as each site provides its required parking, subject to the approval of the Director.
c. Surface parking lots shall be screened from adjacent publicly accessible streets as per landscaping standards in EPAMC 13.24.430.
d. Above grade structured parking structures facing a public street or publicly accessible open space shall have only the driveway(s) and the garage entry lobby visible, with the remaining 311
façade length of the first story (ground floor) lined or wrapped with commercial or habitable uses with a minimum depth of 25 feet.
e. On upper levels, structured parking that comes to the façade edge shall be designed to resemble a non-parking use or be designed with artistic/architectural features and articulation by incorporating the following features on each street facing façade:
(i) Transparent or translucent windows covering a minimum of 30% of the façade; (ii) Horizontal or vertical articulation consistent with section D.10.c of Massing and Articulation Standards;
f. In order of preference (with the highest first), structured parking garages shall face and be accessed from:
(i) Alleyway
(ii) Private Street/Internal Street
(iii) Public Street, Side Street
(iv) Public Street, Corridor or Primary Street
(v) Public Open Space
g. All automated and stand-alone structured parking facilities shall submit a parking access plan that meets the following standards:
(i) Access control designed to accommodate peak demand without causing vehicle queuing in the public right-of-way
(ii) An appropriate number and location of entries and exits (iii) Adequate internal circulation
(iv) Signage for drivers and pedestrians
(v) On-site queuing
Figure 8. SURFACE PARKING SCREENING
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7. Setback Area & Landscaping Design Standards
a. Front yard landscaping shall be provided consistent with landscaping requirements in EPAMC Sections 13.24.330, 17.06, and 18.30.090 and the City’s Urban Forest Master Plan. Setbacks shall be landscaped and/or hardscaped.
b. Existing mature, healthy trees shall be preserved in association with any remodeling or addition projects, as per the City’s Tree Protection Ordinance. c. Pervious or semi-pervious surfacing materials shall be used for pedestrian paths and driveways.
d. Underground parking shall not encroach under public streets or dedicated public parks and shall not be located under Public Utility Easements (PUEs). Underground parking, when fully below grade, may encroach into setbacks and below privately owned open space. e. Asphalt paving is not permitted in private or common usable open spaces. f. Setback areas in multifamily and mixed-use developments shall be landscaped according to the following standards:
(i) Building setbacks abutting ground floor residential uses shall be landscaped or include planter boxes for a minimum of 75% of the required setback area excluding areas for patios, porches, stoops, fire escapes, stair landings, and required walkways. For street frontage locations where the setback between the back-of-walk and building façade is 15 feet or greater, a minimum 1 tree per 40 linear feet of building frontage shall be planted within that setback area.
(ii) Building setbacks abutting ground floor storefront retail uses shall be landscaped and/or include planter boxes for a minimum of 25% of the setback area. (iii) Building setbacks abutting other ground floor non-residential uses (other than active uses such as restaurants or retail) shall be landscaped a minimum of 60% of the setback area.

8. Private and Common Usable Open Space Standards
a. Private Open Space areas in multi-family residential and residential mixed-use projects are intended for private use for each dwelling unit and may include balconies (covered or uncovered), private gardens, private yards, terraces, decks, and porches, among others.

Private Open Space shall meet the following standards (spaces may be provided that do not meet the standards below but they may not be counted toward the required Private Open Space):
(i) Floor to ceiling height shall have a minimum dimension of 9 feet. (ii) May be covered but not fully enclosed.
(iii) Be directly adjacent to and accessible from the dwelling unit it serves. (iv) Ground level private open space shall be screened or buffered from adjacent private or common open space and dwellings by landscaping, fencing, walls, trellises, or other screening elements.
b. Common Usable Open Spaces are outdoor open spaces in multi-family residential and residential mixed-use projects that are shared and accessible only to building residents and their visitors. Common open spaces may include courtyards, gardens, play areas, outdoor dining areas, recreational amenities, and rooftop open spaces. Spaces may be provided that do not meet the standards below, but they may not be counted toward the required 313 Common Usable Open Space. Common Usable Open Space shall meet the following standards:
(i) Shall be immediately adjacent to entrances, hallways, lobbies, or residential units. (ii) Shall be accessible to all residents.
(iii) A courtyard enclosed by three sides of a building shall have a minimum open-end width that is equal to or greater than 75% of the highest height of the adjoining faces. Any dimension shall be a minimum of 20 feet wide. (Figure 9) (iv) Fully enclosed courtyards shall have one minimum dimension that is equal to or greater than the highest height (up to 80 feet) of the adjoining facades. The second dimension shall be equal to or greater than 80% of the highest height of the adjoining facades. Any dimension shall be a minimum of 20-feet wide (Figure 10) (v) A minimum of 60% of the open space area shall be open to the sky and free of permanent weather protection or encroachments. Trellises and similar open-air features are permitted.
(vi) A minimum of 20% of the required open space area shall be planted with trees, ground cover, and/or shrubs.
(vii)Shall have permanent seating.

Figure 9. THREE-SIDE ENCLOSED COURTYARDS
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Figure 10. FULLY ENCLOSED COURTYARDS

9. Private and Common Usable Open Space Guidelines
a. Open spaces and pedestrian pathways should incorporate high-quality paving materials such as stone, concrete, pavers, or brick.
b. Internal open spaces should be designed to allow for maximum solar access and natural sunlight.
c. For non-residential portions of mixed-use projects, employees should be provided with breakrooms and open spaces that are an adequate size and are located in areas buffered from vehicle traffic and circulation.
d. Landscaping should be used to activate building façades; soften building contours; highlight important architectural features; screen less attractive elements; add color, texture, and visual interest; and provide shade.
e. Plants should be chosen that are well adapted to the climate of East Palo Alto. These plants may include native or other drought resistant plants. Refer to EPAMC Section 17.06 for additional guidance.
f. The amount of turf grass in landscaping should be minimized, and alternatives to turf should be used where practical. Consult the City’s Water Conservation in Landscaping Ordinance for additional requirements.

10. Massing and Articulation Standards
Intent: Structures should be designed to avoid long, monotonous, plain facades. Appropriate articulation techniques (i.e., staggered building planes, variation of facades, recessed entries) and arcades should be used to create variety and interest. a. Buildings shall not exceed 300 400 feet in length in mixed-use zones (MUL, MUC, MUH).

Buildings shall not exceed 200 350 feet in length in R-zones (R-LD, R-MD, R-HD, R-UHD). 315
b. Residential and mixed-use buildings greater than four stories in height shall reduce the massing of upper floors by a minimum of 20 10% of floor area for floors above the fourth (compared to the floor area of the ground floor).
c. For buildings three stories and taller, façades above the ground floor (or second floor if mixed-use) shall incorporate “breaks;” structural or design articulations that break large expanses down into smaller parts.
(i) The façade planes of residential-only and mixed-use residential buildings shall not exceed 100 feet in length without a façade break. For every 100 feet, provide a minimum of one large break, two medium breaks, or three minor breaks. (Figure 11 and Figure 12)
(ii) The size of the breaks in the façade plane should be sized depending on overall length of the façade and the number of breaks per facade:
a) Large Break. If one break is provided, the break should have a minimum width of 15 feet and a minimum depth of 10 feet.
b) Medium Break. If two breaks are provided, each break should have a minimum width of 10 feet and a minimum depth of 5 feet.
c) Minor Break. If three or more breaks are provided, each break should have a minimum width of 6 feet and a minimum depth of 3 feet.
(iii) These breaks shall continue through the ground floor façade for residential buildings, but do not need to do so for mixed-use buildings.

Figure 11. BREAKS FOR MIXED-USE
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Figure 12. BREAKS FOR RESIDENTIAL ONLY
d. For residential and mixed-use facades, buildings shall establish a human-scaled rhythm with smaller individual building bay widths between 20 to 45 feet. This may be achieved with vertically-oriented building modulation, facade articulation, and/or repeating verticallyoriented patterns of fenestration.

11. Massing and Articulation Guidelines
a. Large development projects should be designed as a complex of buildings rather than a single large structure.
b. Generally, a unified architectural and design theme should be applied to all structures within a development.
c. Structures should be designed and articulated to avoid long, monotonous, plain facades. d. Buildings should be designed with the human scale in mind, incorporating overhangs, changes in wall planes and building height, vertical elements, and other architectural features to break up the bulk of a single building and provide visual interest. Buildings should be broken up into smaller masses, particularly on upper levels. e. Windows, doors, and other openings should be designed to help implement the massing and articulation standards above.
f. The bulk and mass of new multifamily and mixed-use structures and additions to existing structures should be sensitive to the scale of structures in the immediate neighborhood. g. The scale and massing of structures should support a pedestrian-oriented ground-floor environment.

12. Compatibility and Transition Standards
Intent: All new residential buildings or residential additions should be designed to respect or complement the existing development pattern and massing as viewed from the street, providing a transition when appropriate. An addition should be designed so that it appears to be part of the original structure.
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a. Additions to existing multifamily residential structures shall be designed and constructed to match the architectural style and building form of the structure(s) to which they are added by using identical exterior materials, window proportions within +/-10% in height-to-width ratios, fenestration and roof form of the existing building. b. Windows, balconies, and similar openings shall be oriented to preserve privacy of individual units within the development. When a new structure or addition is located within 10 five feet of a side property line, upper floor windows on the building shall be oriented to avoid a direct line of sight into adjacent residential buildings or property by utilizing the following standards: (Figure 13)
(i) Windows shall be offset a minimum of three feet horizontally from windows of the nearest residential building on the adjacent property to maximize privacy. (ii) Windows on any floor to a non-habitable room such as a bathroom or closet may be excepted from this standard if both the following conditions are met:
a) The minimum windowsill height, if provided, is six feet. b) The window has frosted or privacy glass.
(iii) Balconies that project outward from the structure (extending beyond the first-floor façade) shall be located a minimum of 20 feet from a shared rear or side property line.

Inset balconies are exempted from this requirement. (Figure 14) (iv) The standards (i, ii, and iii) in this section shall be waived if there is a conflict with any Building Code requirements.
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Figure 13. WINDOW LOCATION FOR PRIVACY
Figure 14. BALCONY SETBACK
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c. A landscaped planter strip at least five feet in width shall be provided along the abutting interior property lines between a new structure or addition and any adjoining single-family residential units or single-family residential zoning district boundaries (except within the required front setback). Landscaping (trees, shrubs, or hedges) shall be planted within this strip, depending on the tree/plant species and canopy at maturity, to provide screening for adjacent single-family residential uses. All landscaping shall be installed in accordance with the EPAMC Chapters 18.28 (Trees on Private Property), 18.10 (Residential Zones), 18.12 (Mixed Use Zones), and 18.26 (Fences, Hedges and Walls), as applicable. d. When a building has a rear and/or interior side property line abutting a single-family residential zoned parcel (R-LD), starting above the third floor, each subsequent floor shall be stepped back by 10 feet for every two floors.
e. Vegetation shall be used to screen views of a new residence or residential addition shall:
a. Achieve a minimum height of 6 feet within 3 years of planting; b. Provide at least 80% opacity year-round when viewed from adjacent properties; c. Be planted at intervals not exceeding 5 feet on center for shrubs or 15 feet on center for trees.
f. For a front or back building façade condition within the same site, building-to-building separation shall be a minimum of 45 feet for 4-story buildings or higher, a minimum of 35 feet for 3-story buildings and a minimum of 25 feet for 2-story buildings. g. For a side building façade condition within the same site, building-to-building separation shall be a minimum of 25 feet for 4-story buildings or higher, a minimum of 20 feet for 3- story buildings and a minimum of 15 feet for 2-story buildings. h. Building façades greater than 200 feet in length shall have at least two distinct façade compositions with at least two unique features of rhythm and pattern; material and color; modulation of building form; or façade articulation. Each of the compositions shall account for a minimum 20% of the total façade (Figure 15), and shall differ from the other in at least two of the following measurable ways:
a. Material type;
b. Color (minimum 15% difference in Light Reflectance Value (LRV)); 320
c. Plane offset of at least 12 inches;
d. Window pattern or spacing differing by at least 20%
Figure 15. FAÇADE COMPOSITION

13. Compatibility and Transition Guidelines
a. New multi-family residential buildings and residential additions should be designed to preserve privacy, light, and air to adjoining properties to the extent feasible. b. Where the original structure has limited design quality, the addition should work to enhance the overall appearance of the site.
c. Multi-family and mixed-use structures (containing both residential and commercial uses) adjacent to single-family or townhouse residential uses should incorporate sensitive transitions in scale and massing. For example, massing should be broken down using height step-backs, articulated sub-volumes, and horizontal and vertical façade articulation.

14. Façade Design and Activation - General Ground Floor Standards a. All ground-floor building frontages facing public streets, public open spaces, and common open spaces shall include operable entrances and/or transparent windows serving interior spaces for to lobby use, living, working, neighborhood commercial, or other commercial similar spaces. Frontages facing service streets, alleys, rear lot lines, or private open space are not expected to have active uses.
b. Long blank walls (longer than 30 feet) without openings such as doors or windows are prohibited along facades facing public streets, public open space, or private streets with public access easements. 321
c. Parking structures shall be wrapped with ground-floor uses along all street frontages. In lieu of ground-floor uses, murals/art and landscaping are allowed on frontages facing service streets, alleys, rear lot lines, or private open spaces.

15. Façade Design and Activation - Residential Ground Floor Standards a. To provide adequate privacy for ground floor residential units in mixed-use zones, the closer the building is located to the back of sidewalk, the more elevated the ground-floor units shall be as follows:
(i) A building with a setback of 10 feet or less shall elevate units by at least 4.5 feet from the sidewalk level. (Figure 16). Alternatively, the units shall be provided with a canopied porch recessed or projected a minimum of two feet.
(ii) A building with a setback of 10 – 15 feet shall elevate units by at least 3 feet from the sidewalk level. (Figure 17). Alternatively, units shall be provided with a canopied porch recessed or projected a minimum of two feet.
(iii) A building with a setback greater than 15 feet does not need to elevate units. (Figure 18) Figure 16. GROUND FLOOR UNITS, LESS than 10 foot setback 322
Figure 17. GROUND FLOOR UNITS, 10-15 foot setback
Figure 18. GROUND FLOOR UNITS, more than 15 foot setback

16. Façade Design and Activation - Retail and Office Ground Floor Standards a. Ground floor retail and commercial storefronts shall have a minimum depth of 25 feet and a minimum floor-to-floor height of 16 feet.
b. On ground floor facades that face a public street, transparent glass windows shall be used that provide views into active interiors as follows: 323 Table 1: Glazing & Transparency Standards
Standard Storefront Office / Active NonResidential
Minimum Transparency
between 2 and 7.5 feet
65% 40%
Entrance Frequency Every 50 feet on average Every 80 feet on average

17. Façade Design and Activation - Upper Floor Façade Design Standards a. Balconies, where provided, shall utilize railing constructed of metal, glass, wood, or composite or similar materials compatible and shall match one of the primary exterior materials used on the building façade. Finishes shall match or fall within a 10% LRV range of the primary façade color scheme. with the overall architectural style of the development. b. At least two treatments (architectural features, landscaping, or art elements that tie into the overall design theme) shall be applied to all Each facades exposed to public view shall include two of the following architectural features, landscaping, or art elements:
o Balconies with a minimum projection of 3 feet;
o Planter boxes with a minimum depth of 12 inches;
o Public art permanently affixed and covering at least 20 square feet; o Façade material changes covering at least 20% of the façade area. c. Blank end walls (without windows, porches, or balconies) shall be prohibited. Windows, balconies, or other modulation shall be provided for at least 10% of the façade area. d. Roof flashing, rain gutters, down spouts, vents, and other roof protrusions shall be screened from view or finished with materials and colors identical to the match adjacent materials and/or colors of the structure facade.
e. All facades of a building facing a street or public space shall be treated with incorporate variations in massing and articulation such as horizontal and vertical offsets of at least 12 inches in depth.

18. Façade Design Guidelines
a. Building façades should be designed to have a distinct base, middle, and top. b. Ground-floor façades should be designed to give individual identity and visual interest to each individual establishment.
c. Commercial frontages should be broken into similar 20- to 35-foot wide modules. d. Where multiple tenant spaces are incorporated into a building, individual tenant spaces should be located within distinct building bays. This can be achieved by any of the following:
(i) Placing a column, pier, or pilaster between façade elements. (ii) Applying a vertical slot or recess between façade elements. (iii) Providing variation in plane along the building wall. (iv) Modulating the building wall by recessing storefront entrances or creating a niche for landscaping or for a pedestrian area.
(v) Varying wall materials.
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e. One or more of the following elements should be used to articulate a building façade:
(i) Variation in the details for the top of a building, including cornice lines, parapets, eaves, brackets, and other detailing.
(ii) Variation in the details for the body, or middle, of the building, including awnings, overhangs, canopies, pilasters, columns, slots, decorative lighting, and window boxes. (iii) Variation in the details for the base of a building, including recessed entry areas, covered outdoor areas, and alcoves.
f. Façade details should appear integral to the architectural and structural design of the building rather than tacked onto the surface.

19. Architectural Design Detail Standards
a. Entries
(i) The main shared entry to the multi-family or mixed-use development shall be clearly delineated and identifiable, with a massing projection or recess with a minimum depth of 2 feet.
b. Windows and Balconies
(i) Windows facing a public right-of-way or publicly accessible open space shall be recessed a minimum of 2 inches to provide a “punched” recessed character or window trim shall be provided with a minimum of 2 inches in width and depth. (Figure 19) (ii) Windows that are flat or “flush” with the façade are prohibited unless applied to a portion of a building that is part of a recessed façade modulation that is recessed at least 4 inches. (Figure 20)
Figure 19. WINDOW DESIGN
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Figure 20. WINDOWS IN RECESSED FAÇADE MODULATIONS
c. Materials
(i) At least two materials shall be used on any building frontage, in addition to glazing and railings.
(ii) A maximum of three primary exterior Materials materials and finishes shall be used on any façade. Each material shall cover at least 20% of the façade area, excluding windows and doors. The same materials shall be consistently applied to all facades, with no façade excluding a ; the same general materials shall be used on another facade by more than 30% of its coverage. all structures/facades within a given development project.
(iii) Plywood, vinyl, T1-11, plastic (and plastic laminate), and fiberglass shall be prohibited as siding materials.
(iv) Materials shall continue around corners for at least two feet. (Figure 21) (v) Vinyl and plastic awnings are prohibited.

Figure 21. MATERIAL CORNER TREATMENT
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d. Roofs
(i) Roof style and pitch shall be consistent with the style and pitch of other roofs within the development. . Roofs within a development shall have pitches within ±2:12 of each other and shall use the same roof form (e.g., gable, hip, flat) on at least 75% of buildings.

Roofing materials shall be identical in type. (i.e., complimentary to the overall style of the project).
(ii) Additions to existing structures shall be designed to match the roofline, style, and colors of the original structure as follows:
o Roof pitch within ±2:12;
o Same roof form type;
o Roofing materials identical;
o Color within a 10% LRV range of the existing roof.
e. Roof-Mounted Equipment/Amenities
(i) All rooftop equipment shall either be:
a) Set back from the parapet or roof edge at a ratio of at least 1:1.15 (the height of equipment closest to the edge compared to its distance from the edge), and no less than 5 feet from edge regardless of height.
b) Screened with parapet walls or other architectural features such that the equipment is not visible from any point below the roof level. Screening more than 10 feet in height (that is flush with the building façade) shall be counted towards the maximum height.
(ii) All roof-mounted mechanical, electrical, and external communication equipment, such as satellite dishes and microwave towers, shall not be visible from a point 6 feet above grade at any property line. Screening materials shall be identical to primary building materials and shall fully enclose the equipment with a minimum opacity of 90%.be screened from public view (with materials similar to or compatible with the rest of the structure) or architecturally integrated into the building. (iii) Roof-mounted equipment greater in height than the parapet wall shall be screened to a height equal to the height of the equipment such that it is not visible from any point at or below the roof level of the subject building.
(iv) Mechanical equipment that is less than two feet in height, solar panels, wind generators, or green roof features shall be exempt from these requirements. (v) Trellises, pergolas, or other amenity uses of the rooftop are limited to 20% of the total rooftop area (and each individual element may not exceed 400 square feet), must be set back by at least 10 feet from the roof edge, and may exceed the maximum building height by no more than 15 feet.

20. Architectural Design Detail Guidelines
a. Doors and Windows
(i) Main building entrances should be oriented toward the sidewalk and include architectural features that give them prominence. Treatments such as a change in height or a distinctive corner material are recommended. 327
(ii) Façade openings and windows should be vertically proportioned, with a greater height than width.
(iii) Upper-floor windows should be enhanced with architectural details such as sills, molded surrounds, and lintels.
(iv) Window and balcony placement should be sensitive to the existing arrangement of windows and outdoor living spaces on adjoining properties.
b. Colors and Materials
(i) Projects should avoid the use of simulated materials. (ii) Exterior materials used should be consistent with or compliment the use of exterior materials in the neighborhood.
(iii) The colors and materials used on the exterior of a building should adhere to an appropriately varied palette.
(iv) Changes in color or materials should be used to differentiate between different components of a building, utilizing both primary and secondary materials. (v) Any accent materials should be used on all visible façades of the building, not only the front façade.
328
EXHIBIT B - Definitions
Staff Recommendations
§18.08.010 – General “A” Definitions
Apartment. An apartment, sometimes called flat, is a self-contained residential unit within a larger building containing five or more units. Each unit includes private amenities such as a kitchen, bathroom, and sleeping area, and may be rented or owned. Common facilities like laundry rooms, gyms, parking, and recreational areas are generally provided for residents. Apartments are often accessed through shared hallways and structurally share such elements as walls, floors, roofs, and common areas like staircases and elevators. “M” Definitions
Multiple-Family Dwellings. A structure or development, on a single lot, containing three or more dwelling units, each of which is for occupancy by one or more persons as a single housekeeping unit. (includes:. They include:
triplexes, (structures under one ownership with three dwelling units in the same structure), fourplexes (structures under one ownership with four dwelling units in the same structure), and apartments (five or more units under one ownership in a single structure or complex); and common ownership, attached unit projects including / condominiums with common driveways and amenities. Also includes factory-built, modular housing units and mobile homes/manufactured housing units when placed on permanent foundation systems. Does not include duplexes.
“R” Definitions
Rowhouse. A single-family attached dwelling which is attached to another dwelling, excluding accessory dwellings, and designed for or used exclusively for residential purposes of one family. Each dwelling is separately owned, located on a discrete parcel, and is attached to similar structures along a single parcel line in a linear arrangement and separated vertically by party walls. Each dwelling unit has a totally exposed front and rear wall used for direct groundlevel access to the outdoors. “S” Definitions
Single-Family Dwellings. A structure containing one dwelling unit located on a single parcel for occupancy by one housekeeping unit. Also includes factorybuilt, modular housing units, and mobile homes/manufactured housing when placed on permanent foundation systems.

Single-Family Dwellings, Attached. A dwelling attached to another dwelling, excluding accessory dwellings. Each dwelling is separately owned, located on a discrete parcel, and is joined to another dwelling along a single parcel line. Each dwelling is totally separated from the other by an unpierced wall extending from ground to roof. They include two units (duets or semi-detached homes) or three or more attached dwelling units, with each unit on a discrete parcel...

Single-Family Dwellings, Detached. A dwelling not attached to another dwelling, excluding an accessory dwelling unit. The dwelling is owned in fee and is located on an individual parcel.
“T” Definitions
Townhouse. A structure designed for or used exclusively for residential purposes of one family. The structure is attached to similar structures in a linear 329 arrangement and separated vertically by party walls. Each dwelling unit has a totally exposed front and rear wall used for direct ground-level access to the outdoors. Each townhouse could be located on a separate parcel or be part of a multi-family development.

EXHIBIT C
Corrections to Exhibit K adopted by City Council on March 18, 2025 Add missing text to sub-section 18.96.030.E.4.c
§18.96.030.AE.4 –
General
Provisions
Except as otherwise provided in this chapter, an Accessory Dwelling Unit (ADU) or a Junior Accessory Dwelling Unit (JADU) that meets all of the following specified
development standards shall be approved by the City:

4. Multiple detached ADUs, not to exceed:
a. Eight detached accessory dwelling units on a lot with an existing multi-family dwelling. However, the number of
accessory dwelling units shall not exceed the number of existing units on the lot.
b. Two detached accessory dwelling units on a lot with a proposed multi-family dwelling.
c. The ADUs must not exceed the allowed height in
Subsection 18.96.050.C and must have a minimum rear and side setbacks of four feet. If the existing multifamily dwelling has a rear or side setback of less than four feet, the existing multifamily dwelling will not be required to be modified to meet this setback.

EXHIBIT D
Corrections to Table 2-3 of Section 18.12.020 – Land Use Regulations and Allowable Uses regarding Two-Family Dwellings – Attached Only and Home Businesses.

Table 2-3
Allowed Uses and Permit
Requirements
Mixed Use Zones
Permit Requirements
P Permitted By-Right
CUP Conditional Use Permit (Chapter 18.88)
AUP Administrative Use Permit (Chapter 18.88)
TUP Temporary Use Term Permit (Chapter 18.94)
— Prohibited
Land Use
See Article 1 for land use definitions.

See Chapter 18.04 for unlisted uses.

MUC MUL MUH Specific Use
Regulations
Residential Uses
Two-Family Dwellings - Attached Only
Located on 1st floor CUP P CUP CUP
Located above 1st floor P P P
Transitional Housing — — —
Home Businesses HBP HBP HBP Section 18.48.100 110
Live-work Units CUP CUP CUP Not allowed on 1st floor
330
EXHIBIT E - Development Standards
Staff Recommendations
§18.10.030 – Development
Standards
E. Second Curb Cuts Prohibited. Except for projects with parking areas originally designed with more than one curb cut for ingress and egress or as set provided for herein, second curb cuts are generally not allowed. Accordingly, Ssingle-family homes are restricted to one curb cut, except for corner lots with Accessory Dwelling Units (ADUs) on corner lots under certain conditions, including where a second driveway may be allowed as long as it is proposed at least 25-feet away from the point of intersection of the two property lines fronting the parcel and from any other driveway. Second driveways shall incorporate permeable pavers that minimize runoff.

EXHIBIT F - Development Standards
Table 2-2
Development Standards for Residential Zones
Development
Feature
(minimum
unless
otherwise
indicated)
R-LD R-MD R-HD R-UHD Additional
Requirements
Setbacks1 and 2
Rear
1 st Story
2 nd Story
(see footnote 1
for structures
above 18 feet)
10 ft.
10 ft.
20 ft.
30 ft.
20 ft. 20 ft.

R-LD zone:

The 10-foot
rear setback
requires a
minimum of
750 700 sq. ft.
of usable rear
yard area; if
not,
development is
not allowed.

Open Space - Minimum sq. ft. of open space required for each dwelling unit. All open space areas shall be landscaped in compliance with Chapter 18.28
700 sq. ft.
in rear of
property,
usable and
open, no
permanent
hardscape. Or
500 sq ft or
50% of the
existing rear
yard,
whichever is
less restrictive 331
with ADUs. 1
NOTES:

1. Front and Side Setback Increase Over 18 22 Feet in Height For Single-Family Dwellings. Where a new structure or an addition to an existing single-family structure will exceed 18 22 feet in height, the required setback from the front and side property lines of the site shall be increased by one foot for each two feet of structure height in excess of 18 22 feet; the increased setbacks are to be imposed only with respect to that portion of the new structure or addition that exceeds 18 22 feet in height. Up to 50 percent of the proposed structure can utilize the single-story side setback for a structure; provided that the area where the addition will occur will not reduce air, light, and privacy to adjoining properties. The Commission, as part of the Design Review process, may allow more than 50 percent of the proposed structure to utilize the single-story setback if the proposal exhibits exceptional design.

2. Setbacks for Narrow Parcels. Side setbacks for existing, legally subdivided parcels which do not meet current minimum standards with respect to parcel width may be reduced to no less than 10 percent of the parcel width or three feet, whichever is greater. This provision applies only to portions of the structure under 18 22 feet in height. Where a new structure or an addition to an existing structure will exceed 18 22 feet in height, the required setback from each property line of the site shall be increased by one foot for each two feet of structure height in excess of 18 22 feet, the increased setbacks to be imposed only with respect to that portion of the new structure or addition that exceeds 18 22 feet in height.

EXHIBIT G – Service Stations
§18.48.180
Staff Recommendations
§18.48.180 – Service Stations
A. Applicability. The provisions in this section apply to all vehicle service stations where allowed.

B. Standards. A vehicle service station use shall comply with the regulations and restrictions applicable to the zone in which it is located and all of the following:

1. Parcel size. The minimum parcel size shall be 16,000 square feet.

2. Minimum street frontage. The minimum street frontage shall be 120 feet. If located on a corner, at least one street frontage shall measure at least 120 feet.

3. Allowed uses. Service Stations shall be allowed by Conditional Use Permit only in mixeduse zones along University Avenue between Donohoe Street and Bell Street and at the intersection of E. Bayshore Road and Pulgas Avenue. The primary use of a service station shall be the dispensing of motor fuels, lubricants, vehicle recharging, and the exchange of motor vehicle parts in kind. Limited / Incidental vehicle/equipment repair shall be limited to the hours of 7:00 a.m. to 7:00 p.m., daily. Such repair / service include air conditioning service, carburetor and fuel injection service, electrical service, radiator service, tune-up, lube, oil change, and smog check, as well as tires, batteries and accessories installation. 1 Previously adopted by City Council (ZTA23-001) on February 6, 2024 332 EXHIBIT H – Land Use Regulations and Allowable Uses
§18.12.020
Table 2-3
Allowed Uses and Permit
Requirements
Mixed Use Zones
Permit Requirements
P Permitted By-Right
CUP Conditional Use Permit (Chapter 18.88)
AUP Administrative Use Permit (Chapter 18.88)
TUP Temporary Use Term Permit (Chapter 18.94)
— Prohibited
Land Use
See Article 1 for land use definitions.

See Chapter 18.04 for unlisted uses.

MUC MUL MUH Specific Use
Regulations
Recreation, Education, and Public Assembly Uses
Schools, Public and Private CUP CUP CUP
Vehicle Rental, Sale and Service Uses
Vehicle/Equipment Rentals
Vehicle Washing — — —
Refueling/Service Stations (only on University
Avenue between Donohoe Street and Bell Street
and the intersection of E. Bayshore Road and
Pulgas Avenue)
CUP CUP CUP Section 18.48.180.B.3
• No incidental
repair/service
EXHIBIT I – 15-foot Front and 5-foot Side Setbacks in Residential Zones §18.10.030
Table 2-2
Development Standards for Residential Zones
Development
Feature
(minimum unless
otherwise indicated)
R-LD R-MD R-HD R-UHD Additional
Requirements
Setbacks1 and 2
Front
Living Area
Garage Face
10 ft.
23 ft.
20 15 ft. 15 ft. 20 15 ft.

Corner Vision
Triangle
12 ft. 12 ft. 12 ft. 12 ft.

Side/Street Side 5 ft. 10 5 ft. 10 5 ft./15 ft. 10 5 ft./15 ft.

EXHIBIT J – Criteria for Tree Removal
Staff Recommendations
§18.28.070 – Criteria for Tree
Removal
333
A Protected Tree may be removed under the following circumstances:

E. Removal is requested by a utility, public transportation agency, or other governmental agency due to a health or safety risk resulting from the tree's interference with existing or planned public infrastructure and preservation of the tree would add unreasonable cost to the project.

Based on such a request, a Tree Removal Permit may be processed without requiring the submittal of an Arborist Report.

EXHIBIT K – Enforcement
Staff Recommendations
§18.28.110 – Enforcement
A. Violations. Violation of a provision contained in this chapter is unlawful and a public nuisance. The Director may serve notice upon any person violating any provision of this chapter. Violators shall be subject to the provisions set forth in Chapter 1.118 18.118 - Enforcement.

EXHIBIT L - Definitions
§18.08.010
Staff Recommendations
§18.08.010 – General “H” Definitions
An accessory use of a dwelling residential parcel, conducted entirely within the dwelling parcel, and carried on by one or more persons, all of whom reside in on the dwelling parcel, and where no persons are employed other than domestic help and where the use is clearly incidental and secondary to the use of the dwelling parcel for residential purposes and does not change the character or adversely affect the uses allowed in the residential zone of which it is a part.

EXHIBIT M – Home Businesses (Home Occupation Permit)
§18.48.110
Staff Recommendations
§18.48.110 – Home Businesses
(Home Occupation Permit)
C. Standards. Home businesses are subject to the requirements of the base residential or mixed use zone where located, any conditions imposed on the Home Occupation Permit and all of the following standards:

1. A home business shall be conducted as an accessory use of a dwelling unit, conducted entirely within the dwelling unit or an accessory structure, and carried on by one or more persons, all of whom reside in the dwelling unit, and where no persons are employed other than domestic help;
334

2. A home business shall be clearly incidental and secondary to the use of the dwelling for residential purposes and shall not change the character of the dwelling or accessory structure or adversely affect the uses allowed in the residential or mixed use zone;

3. The home business shall be operated in a manner so as to not cause a nuisance (e.g., noise, vibrations, dust, odors, glare, debris, smoke, television or radio interference, heat, radiation, or other nuisances) detectable outside the dwelling or accessory structure or through common walls of an attached dwelling;

4. The appearance of the dwelling or any accessory structure shall not be altered so that the dwelling may be recognized as serving a nonresidential use (either by color, construction, dust, materials, odors, lighting, noise, signs, sounds, vibrations, etc. or that disturbs the peace). The existence of a home business shall not be apparent beyond the boundaries of the subject site;

5. There shall be no signs allowed other than the address for the main dwelling. No exterior signage shall identify the business. There shall be no other advertising using the home address, with the exception of advertising in the telephone directory or via the Internet. All advertising shall clearly state "by appointment only" if the residential address is used;

6. No more than 25 percent of the gross floor area of one floor of the residence or one room, whichever is less, shall be used for the purpose of home business. Use of space in a garage shall be preceded by approval of a planning permit allowing the garage conversion; or accessory structure is prohibited;

7. The use shall not involve the storage of hazardous, flammable, or combustible liquids or materials, other than those customarily found in or of greater intensity and/or duration of those customarily associated with a residence;

8. Customers of the home business are allowed at the residence only between the hours of 9:00 a.m. and 8:00 p.m.;

9. The entrance to the space devoted to the home business shall be from within the primary dwelling unit and there shall be no internal or external alterations to the existing dwelling that would provide an entrance other than the same of the entire dwelling unit;

10. The home business shall be restricted to the interior of the dwelling unit or accessory structure and shall not take place on external areas of the subject property; , the dwelling's garage, or in any accessory structure;

11. No more than 50 cubic feet of storage shall be devoted to the storage of inventory or products in any part of the dwelling or accessory structure. There shall be no storage of equipment or supplies within an accessory structure. Outdoor storage of any items related to the home business is prohibited;

12. No persons other than residents of the dwelling or domestic help shall work or report to work on the premises;
F. Findings for a Home Occupation Permit.

3. No business license shall be issued for a home business and no use shall be established as a home business for five business days after a Home Occupation Permit has been approved or while an appeal is pending.

G. Permit Limitations.

3. A new Home Occupation Permit and business license, whether for the same or a different home occupation conducted by a new resident, shall be obtained before conducting an allowed operating a permitted home business. Therefore, a Home Occupation Permit "does not run with the land.”

4. A change in the type of home business activity conducted by the resident requires a new Home Occupation Permit and business license.
335
EXHIBIT N - Temporary Use Permits
Chapter 18.94
Staff Recommendations
§18.94.050 – Allowed
Temporary Uses The following temporary uses are allowed on private property, subject to the issuance of a Temporary Use Permit, and only when conducted in compliance with the specified time limits and conditions of approval. To issue a No Minor Temporary Use Permit shall be issued if another temporary use has occurred on the subject property within the previous 30 days (whether by the same applicant or otherwise) notice should be given to surrounding property owners followed by a hearing:

B. Allowed Temporary Uses.

1. Amusement rides, arts and crafts exhibits, auctions, carnivals, circuses, concerts, fairs, farmer's markets, festivals, flea markets, food markets/events, outdoor
entertainment/sporting events, petting zoos, rodeos,
rummage sales (not garage or yard sales), and swap
meets limited to six 14 consecutive days or less within any 30-day period, or six seven two-day weekends,
within a 12-month period. When an annual plan is
submitted to and approved by the Director, the
frequency and duration of these special events may be
extended.

2. Outdoor display and sale events conducted by a retail business, including auto dealerships, holding a valid
business license, issued in compliance with Municipal
Code Chapter 5.04 may be allowed a maximum of six
outdoor sale events (excluding City-sponsored activities) in a year. An outdoor sale event shall be no longer than seven consecutive days in duration. When an annual
plan is submitted to and approved by the Director, the
frequency and duration of these special events may be
extended.

5. Major Temporary uses on the same lot shall be
separated by at least 30 days. Additional time shall be added in between Major Temporary Use Permits at the
discretion of the Director.
§18.94.060 – Application Filing
and Processing B. Types of Temporary Use Permits.

1. Minor Temporary Use Permit. Permit for use lasting
from one to six no more that 30 days. The days may be
consecutive.

2. Administrative Temporary Use Permit. Permit for use
lasting from seven to 30 days. The days maybe
consecutive.

3. Major Temporary Use Permit. Permit for use lasting from 31 to 365 days. The days maybe consecutive.
§18.94.070 – Director Review
A. Director Action. The Director may take action on a
Temporary Use Permit for a temporary use operated in
compliance with conditions of approval as follows: 336

1. A Minor Temporary Use Permit may be approved
administratively without notice or hearing.

2. An Administrative Temporary Use Permit may be
approved administratively by the Director, with
notice provided to abutting property owners.

3. A Major Temporary Use Permit may be approved after
notice and hearing to adjacent property owners by the
Director. The Director may defer action and refer the
application to the Commission for review and final
decision.
§18.94.110 – Post Decision
Procedures The procedures and requirements related to permit implementation and to appeals (Major Temporary Use Permits only) and revocation apply following the decision on a Temporary Use Permit application.

EXHIBIT O – Definitions
Chapter 18.08
Staff Recommendations
§18.08.010 – General “A” Definitions
Alcohol Sales.

Alcohol Sales (off-site-sale). Any establishment, such as a liquor store or convenience market, that sells, serves, or gives away alcoholic beverages in unopened containers for consumption off the premises and that is applying for or has obtained an ABC License Type 20 (off-sale beer and wine-package store) or License Type 21 (off-sale general-package store). The
establishment shall include any immediately adjacent area owned, leased, rented, or controlled by the licensee. Does not include an establishment selling alcoholic beverages as an accessory line of merchandise.

Alcohol Sales (off-site-sale), Accessory. Any establishment that sells, serves, or gives away alcoholic beverages for consumption off the premises and that is applying for or has obtained an ABC License Type 20 (off-sale beer and winepackage store) or License Type 21 (off-sale general-package store), where the sale of alcoholic beverages is accessory to the retail sale of goods and the display area for alcoholic beverages does not exceed 30 percent of the net floor area of the use.

Illustrative examples include drug stores, grocery stores, and supermarkets, but do not include convenience markets.

Alcohol Sales (on-site-sale). An establishment, such as a bar, tavern, or other drinking establishment, that has all of the following 337
characteristics:

1. Alcoholic beverages will be or are sold, served, or given away for consumption on the premises where sold, served, or given away; and

2. The establishment is applying for or has obtained an appropriate ABC License such as ABC License Type 48.;
and

3. The sale of alcoholic beverages is accessory to the retail sale of food products and the display area for alcoholic beverages does not exceed 30 percent of the net floor
area of the use. Illustrative examples include drug stores, grocery stores, and supermarkets, but do not include
convenience markets.

Alcohol Sales (on-site-sale), Incidental. An establishment which sells, serves, or gives away alcoholic beverages, as an incidental or ancillary activity, for consumption with a meal at a bona fide public eating establishment where the operator is applying for or has obtained an ABC License Type 47.
“E” Definitions
Bar, Lounge, and Nightclub / Drinking Establishment. An establishment selling or serving alcoholic beverages for consumption on the premises and holding or applying for a public premises license from the California State Department of Alcoholic Beverage Control (ABC). Persons under 21 years of age are not allowed to enter and remain on the premises. The establishment includes any immediately adjacent area that is owned, leased, rented, or controlled by the licensee.

Eating Establishment. A bona fide public eating place is a location that is regularly used for the serving of meals to guests for compensation and has suitable kitchen facilities. It must maintain a sanitary condition and comply with local health regulations. The establishment must provide an assortment of foods commonly ordered at various hours of the day, and guests must order and obtain a meal at the establishment during regular meal hours.

EXHIBIT P - Alcohol Sales
Chapter 18.48
Staff Recommendations
§18.48.040.A, 18.48.040.D.1,
and 18.48.040.E.1.d
A. Applicability. The provisions in this section apply to all alcohol sales uses whether for on-site (bars, nightclubs, and
establishments where consumption of alcoholic beverages is the primary use, but excluding incidental sale of beer and wine at bona 338 fide public eating establishments) or off-site consumption where allowed in compliance with all of the following standards.

D. Conditions of approval. The Review Authority may impose conditions upon the issuance of the permit it deems appropriate, necessary, and reasonable, under the circumstances, including, but not limited to, the following:

1. Approve the initial permit for a period not to exceed three years, with annual reviews required for the first two years;

2. Limitation upon the hours of the day during which alcoholic beverages can be sold;

3. Requirement for special trash collection service; and/or

4. Requirement for special security arrangements; provided however, the cost shall not impose an unreasonable
economic hardship upon the proprietor of the establishment.

E. Determinations of Public Convenience or Necessity (PCN).

Determinations within the jurisdiction of the Council in compliance with Section 23958.4 of the Business and Professions Code as to whether the public convenience or necessity (PCN) would be served by the issuance of an ABC license are delegated to the Commission.

1. Application and hearing. The Commission shall conduct a public hearing upon an application for a determination of public convenience or necessity. The Commission shall
consider all of the following:
d. To what extent is the sale of alcohol is essential to the primary purpose of the business? What percentage of
the business's sales is anticipated to be alcohol sales; EXHIBIT Q – Corrections and clarifications to Table 2-3 of Section 18.12.020 – Land Use Regulations and Allowable Uses regarding Alcohol Sales and Food Service Chapter 18.08
Table 2-3
Allowed Uses and Permit
Requirements
Mixed Use Zones
Permit Requirements
P Permitted By-Right
CUP Conditional Use Permit (Chapter 18.88)
AUP Administrative Use Permit (Chapter 18.88)
TUP Temporary Use Term Permit (Chapter 18.94)
— Prohibited
Land Use
See Article 1 for land use definitions.

See Chapter 18.04 for unlisted uses.

MUC MUL MUH Specific Use
Regulations
Retail Trade Uses
Alcohol Sales (off-site-sale) CUP CUP CUP Section 18.48.030 040
Alcohol Sales (off-site-sale), Accessory CUP CUP CUP Section 18.48.030 040 339
Alcohol Sales (on-site-sale) – Bars, Taverns,
etc.

CUP CUP CUP Section 18.48.030
040
Retail Sales P P P
Retail Sales (Used Merchandise) P P P Section 18.48.170 Retail Sales (Used Merchandise) -
Restricted
AUP AUP AUP Municipal Code
Chapter 5.40
Service Uses - General
Eating and Drinking Establishments
Food Service (no alcohol sales [bars,
lounges, or nightclubs], drive-through, fastfood, or late hours) P P P Incidental sale of
alcohol with meals in
eating
establishments
allowed
EXHIBIT R – Corrections and clarifications to Table 2-5 of Section 18.14.020 – Land Use Regulations and Allowable Uses regarding Alcohol Sales and Food Service Chapter 18.08
Table 2-5 Allowed Uses and Permit
Requirements
Commercial Zones Permit Requirements
P Permitted By-Right
CUP Conditional Use Permit (Chapter 18.88)
AUP Administrative Use Permit (Chapter 18.88)
TUP Temporary Use Term Permit (Chapter 18.94)
— Prohibited
Land Use
See Article 1 for land use definitions.

See Chapter 18.04 for unlisted uses.

C-G C-N C-0 Specific Use
Regulations
Retail Trade Uses
Alcohol Sales (off-site sale) CUP CUP CUP Section 18.48.030 Alcohol Sales (off-site sale), Accessory Uses CUP CUP CUP Section 18.48.030 Alcohol Sales (on-site sale) -Bars, Taverns,
etc.

CUP CUP CUP Section 18.48.030
Prescription Pharmacies, Medical Supplies P P P
Service Uses - General
Eating and Drinking Establishments
Food Service (no alcohol sales [bars,
lounges, or nightclubs], drive-through, fastfood, or late hours) P P P Incidental sale of
alcohol with meals in
eating
establishments
allowed
EXHIBIT S – Corrections and clarifications to Table 2-7 of Section 18.16.020 – Land Use Regulations and Allowable Uses regarding Alcohol Sales and Food Service.

Chapter 18.08
340
Table 2-7
Allowed Uses and Permit
Requirements
Special Purpose Zones
Permit Requirements
P Permitted By-Right
CUP Conditional Use Permit (Chapter 18.88)
AUP Administrative Use Permit (Chapter 18.88)
TUP Temporary Use Term Permit (Chapter 18.94)
— Prohibited
Land Use
See Article 1 for land use definitions.

See Chapter 18.04 for unlisted uses.

PI PR RM Specific Use
Regulations
Service Uses - General
Eating and Drinking Establishments
Food Service (no alcohol sales [bars,
lounges, or nightclubs], drive-through, fastfood, or late hours) AUP AUP __ Incidental sale of
alcohol with meals in
eating
establishments
allowed
341
ATTACHMENT 2
Comments from Sandhill Properties - April 21, 2026
General Site Design Guidelines
Sandhill Properties: We have considered buildings that are larger than this maximum block perimeter. We expect to utilize the strategies listed for breaking up these blocks, but the perimeter could remain over 1,400 feet in practice. Please clarify that "should not exceed" will allow for blocks to remain larger than 1,400 feet with these urban design strategies applied.

Staff Response:

A building block with a 1,400-foot perimeter is exceptionally large. For reference, a typical Home Depot store has a perimeter of approximately 1,300 feet, while the two connected Amazon buildings in East Palo Alto, with the pedestrian bridge, have a perimeter of about 1,750 feet across two blocks bounded by University, through Capitol, and Cooley. By comparison, the largest building at Light Tree Apartments is approximately 550 feet and the largest at Colibri Commons is nearly 600 feet.

The intent of this standard is to prevent the development of large, monolithic, and unarticulated above-ground structures. This requirement does not apply to underground or podium parking.

Parking Standards
342
Sandhill Properties: Please clarify whether d. applies to ground floor only, as e. clarifies that upper levels could be treated differently. The Facade Design and Activation section appears to clarify that ground floor only must be wrapped. Reduce the minimum depth to less than 25 feet – preferably 18-20 feet. Requiring wrapping on upper floors is extremely expensive and may render housing infeasible.

Staff Response:
• We agree that the Façade Design and Activation standards for above-ground parking structures, specifically regarding commercial or habitable uses, apply only to the ground floor. The proposed standard has been revised accordingly. • For mixed-use buildings, optimal commercial space depth typically ranges from 25 to 60 feet. Depths below 25 feet are generally less functional, less leasable, and rarely accommodate necessary back-of-house operations. Therefore, we recommend maintaining the 25-foot minimum depth for City Council consideration.

Massing and Articulation Standards
Sandhill Properties: Though we agree with the intent, these standards are overly prescriptive in attempting to break up massing.

Sandhill Properties: We suggest increasing building length to over 200 feet in R zones. The massing reduction for floors 5 and above by 20% is an outsized requirement. Reduce the percentage to 10% or strike altogether.

Staff Response:
• The maximum building length in R-zones has been increased to 350 feet. This adjustment is based on field evaluations of both completed and proposed developments in East Palo Alto and other cities. For example, the Woodland redevelopment projects include well-articulated buildings approximately 300 feet in length. Most high-density residential projects reviewed, including Light Tree Apartments, Colibri Commons, and Peninsula Park Apartments in East Palo Alto, range from 150 to 250 feet. Additional examples in downtown San Jose, such as the 19-story Grad Apartments, Paseo Villas, San Fernando Apartments, and 64 Notre Dame, range from approximately 250 to 260 feet.
• The maximum length of buildings in the mixed-use zones has been increased to 400 feet.
343
• We agree that a 20% massing reduction for the fifth floor and above may be overly restrictive, particularly when combined with other façade articulation requirements.

Accordingly, this requirement has been reduced to 10%.

Compatibility and Transition Standards
Sandhill Properties: Given the constraints of providing infill housing, this provision may have the effect of reducing the number of units that can be provided. Suggest striking or adjusting “shall” to “should.”
Staff Response:

Privacy within residential units is critical, particularly in dense urban environments. Because the proposed code amendments include a provision to allow a five-foot side setback for all residential properties, this standard is being modified from 10 to five feet to trigger a requirement for a 3-foot horizontal offset between upper-story windows. The offset standard is a thoughtful and responsible measure to protect resident privacy and should be maintained.

Sandhill Properties: This places an undue burden on the provision of private open space and may have the effect of eliminating balconies where they would be preferred. Eliminate this requirement, significantly reduce (<10 feet), or adjust “shall” to “should.” Staff Response:

The required rear setback for medium- to high-density residential zones is 20 feet. This standard ensures that setback areas are not encroached upon by projecting balconies, which could compromise the privacy of adjacent residences. Inset balconies are permitted, provided they maintain a minimum 5-foot side setback. However, projecting balconies on front and rear façades must maintain a 20-foot setback from the side property line, as illustrated in Figures 4 and 14.

Facade Design and Activation - Residential Ground Floor Standards Sandhill Properties: There are alternative strategies for screening ground floor units beyond 344 elevation from sidewalk level. This requirement will have the effect of discouraging the provision of ground floor units. Suggest striking or adjust “shall” to “should.” Staff Response:

An alternative compliance option has been added to subsections (i) and (ii), as follows:
“Alternatively, units shall include a canopied porch that is recessed or projected a minimum of two feet.”
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ATTACHMENT 3
Objective Development Standards
Revisions for 5/5/2026 City Council
# Standard Original Standard Revised Standard
Single-Family, Duplex, Triplex, Fourplex, and Townhouses 1 § C.1.b
(General Site
Design Standard)
Front entries shall include stoops
and/or porches and be clearly
identifiable through accentuated
architectural details such as
awnings, projections, or recesses.

Primary unit entrances for singlefamily and townhouse buildings shall be visible from the street.
"Front entries shall include stoops
and/or porches and be clearly
identifiable through accentuated
architectural details such as awnings,
projections, or recesses. Primary unit
entrances for single-family and
townhouse buildings shall be visible
from the street"
2 § C.4.b
(Massing Standard)
If the addition includes a large wall
plane (longer than 20 feet), the
plane shall be articulated with bay
window extensions, trellis features,
recessed doors or windows, or
other architectural elements
" If the addition includes a large wall
plane (longer than 20 feet), the plane
shall be articulated incorporate with at
least two of the following architectural
articulation elements with bay window
extensions, trellis features, recessed
doors or windows ., or other
architectural elements as follows:
• A projection or recess with a
minimum depth of 12 inches and a
minimum width of 4 feet (e.g., bay
window, wall offset)
• A trellis or similar vertical feature
covering at least 15% of the wall
plane area.
• Door or window openings recessed
a minimum of 4 inches from the wall
surface
Additional architectural detailing (e.g.,
material changes, trim, or reveals) that
creates a minimum of one horizontal or
vertical break per 20 feet of wall length
3 § C.4.c
(Massing Standard)
All facades visible from a public
right-of-way shall be consistent
across the structure within the
typical elements of the architectural
style chosen
" All facades visible from a public rightof-way shall be maintain a consistent design across the structure,
incorporating within the typical elements
of the selected architectural
stylechosen"
4 § C.6.e
(Privacy Standard)
A landscaped planter strip at least
five feet in width shall be provided
along the abutting interior property
lines between a new structure or
addition and any adjoining singleA landscaped planter strip at least five feet in width shall be provided along the
abutting interior property lines between
a new structure or addition and any
adjoining single-family residential units
346

family residential units or singlefamily residential zoning district boundaries (except within the
required front setback).

Landscaping (trees, shrubs, or
hedges) shall be planted within this
strip, depending on the tree/plant
species and canopy at maturity, to
provide screening for adjacent
single-family residential uses. All
landscaping shall be installed in
accordance with the Chapter 18.28
(Trees on Private Property),
Chapter 18.10 (Residential Zones),
Chapter 18.12 (Mixed Use Zones),
Chapter 18.26 (Fences, Hedges
and Walls), and Chapter 18.28
(Trees on Private Property) of the
EPAMC, as applicable
or single-family residential zoning
district boundaries (except within the
required front setback). The planter strip
shall contain living plant material
consisting of Landscaping (trees,
shrubs, or hedges arranged to achieve
a continuous visual screen. At the time
of planting, materials shall be selected
and spaced so that, with five years of
installation, they form a screen at least
six feet in height and at least 75 percent
coverage when viewed horizontally from
the ) shall be planted within this strip,
depending on the tree/plant species and
canopy at maturity, Landscaping
planted "to provide screening for
adjacent single-family residential uses.

All landscaping shall be installed prior to
final inspection or occupancy and
maintained in a healthy, living condition.

Installation and maintenance shall be in
accordance with the Chapter 18.28
(Trees on Private Property), Chapter

18.10 (Residential Zones),
Chapter 18.12 (Mixed Use Zones),
Chapter 18.26 (Fences, Hedges and
Walls), and Chapter 18.28 (Trees on
Private Property) of the EPAMC., as
applicable"
5 § C.7.a(i)
(Architectural
Design Detail
Standard)
Materials and finishes of any
additions shall match the style of
the existing residential structure
and shall be consistently applied to
all facades
" All additions shall utilize Materials
materials and finishes that are
consistent in type, color, texture, and
architectural style with those of any
additions shall match the style of the
existing residential structure. Such
materials and finishes shall be applied
uniformly across all exterior facades of
the addition.
6 § C.7.b(i)
(Architectural
Design Detail
Standard)
Rooflines and roofing materials
shall be compatible with the
architectural style of the existing
residential structure
Rooflines and roofing materials shall
match be compatible with the
architectural style of the existing
residential structure in design, form, and
appearance.
7 § C.7.b(ii)
(Architectural
Design Detail
Standard)
Use of varying, uncoordinated
rooflines and roofing materials shall
be avoided
"Use of varying, uncoordinated
consistent, coordinated rooflines forms
and roofing materials across the design.
shall be avoided Multiple rooflines and
materials are permitted only when they
are intentionally integrated into a
cohesive architectural composition that
demonstrates clear alignment,
347

proportional relationships, and a unified
material palette.

Multi-Family and Mixed-Use
8 § D.5.b
(Loading Standard)
Loading docks, and equipment
areas shall be screened from
adjacent properties and publicly
accessible streets and paths with
fencing or walls, and landscaping.

Designated loading docks, bays,
and spaces shall be located in the
rear or interior side yard areas.
"Loading docks, and equipment areas
shall be screened from adjacent
properties and publicly accessible
streets and paths with fencing or walls,
and landscaping and not be visible from
a point six feet above ground. The
enclosure shall achieve at least 90%
opacity when viewed perpendicular to
the enclosure. Landscaping, where
used, shall consist of evergreen plant
materials capable of achieving a
minimum height of 6 feet and 80% yearround opacity within 3 years of installation. Designated loading docks,
bays, and spaces shall be located in the
rear or interior side yard areas. Chain
link fencing with or without slats is not
allowed."
9 § D.5.d exception
(Loading Standard)
Exception: If loading to the rear or
side is not feasible on a corner lot,
loading may be located on a nonprimary street (“side street”) frontage if the loading dock is set
back at least 50 feet from the back
of curb or the property line
(whichever is greater); is screened
with materials that have a similar
color, texture, roof style, and
architectural detailing as the overall
site and building design; and is
screened by an opaque
material/screen with a minimum
height of 6 feet and maximum
height of 9 feet. This requirement
does not apply to private streets
Exception: If loading to the rear or side
is not feasible on a corner lot, loading
may be located on a non-primary street
(“side street”) frontage if the loading
dock is set back at least 50 feet from
the back of curb or the property line
(whichever is greater); is screened with
materials shall match the primary
building as follows:
• Exterior wall materials shall be
identical in type;
• that have a similar cColor, and
texture, roof styleshall be identical
as used in the overall site and
building design;
• and architectural Architectural
detailing (trim, cornices) shall use
the same profiles and dimensions
as those used as the overall site
and on the primary buildingdesign
• The screening material shall be and
is screened by an opaque material
/screen with a minimum height of 6
feet and maximum height of 9 feet.

This requirement does not apply to
private streets "
10 § D.6.e
(Parking Design
Standard)
On upper levels, structured parking
that comes to the façade edge shall
be designed to resemble a nonparking use or be designed with artistic/architectural features and
articulation
"structured parking that comes to the
façade edge shall be designed to
resemble a non-parking use or be
designed with artistic/architectural
features and articulation by
348

incorporating the following features on
each street facing façade:
• Transparent or translucent windows
covering a minimum of 30% of the
façade;
• Horizontal or vertical articulation
consistent with section D.10.c of
Massing and Articulation
Standards.”
11 § D.12.a
(Compatibility and
Transition Standard)
Additions to existing multifamily
residential structures shall be
designed and constructed to match
the architectural style and building
form of the structure(s) to which
they are added
"Additions to existing multifamily
residential structures shall be designed
and constructed to match the
architectural style and building form of
the structure(s) to which they are added
by using identical exterior materials,
window proportions within +/-10% in
height-to-width ratios, fenestration and
roof form of the existing building "
12 § D.12.b
(Compatibility and
Transition Standard)
Windows, balconies, and similar
openings shall be oriented to
preserve privacy of individual units
"Windows, balconies, and similar
openings shall be oriented to preserve
privacy of individual units by utilizing the
following standards:"
13 § D.12.e
(Compatibility and
Transition Standard)
Vegetation shall be used to screen
views of a new residence or
residential addition
"Vegetation shall be used to screen
views of a new residence or residential
addition shall:
• Achieve a minimum height of 6 feet
within 3 years of planting;
• Provide at least 80% opacity yearround when viewed from adjacent properties;
• Be planted at intervals not
exceeding 5 feet on center for
shrubs or 15 feet on center for
trees."
14 § D.12.h
(Compatibility and
Transition Standard)
Building façades greater than 200
feet in length shall have at least two
distinct façade compositions with at
least two unique features of rhythm
and pattern; material and color;
modulation of building form; or
façade articulation. Each of the
compositions shall account for a
minimum 20% of the total façade
"Building façades greater than 200 feet
in length shall have at least two distinct
façade compositions with at least two
unique features of rhythm and pattern;
material and color; modulation of
building form; or façade articulation.

Each of the compositions shall account
for a minimum 20% of the total façade
and shall differ from the other in at least
two of the following measurable ways:
• Material type;
• Color (minimum 15% difference in
Light Reflectance Value (LRV));
• Plane offset of at least 12 inches;
• Window pattern or spacing differing
by at least 20%.
349

15 § D.14.a
(Façade Design –
Ground Floor
Standard)
All ground-floor building frontages
facing public streets, public open
spaces, and common open spaces
shall include entrances and/or
windows to lobby, living, working,
neighborhood commercial, or
similar spaces. Frontages facing
service streets, alleys, rear lot lines,
or private open space are not
expected to have active uses
" All ground-floor building frontages
facing public streets, public open
spaces, and common open spaces shall
include operable entrances and/or
transparent windows serving interior
spaces for to lobby use, living, working,
neighborhood commercial, or office
similar or other commercial spaces.

Frontages facing service streets, alleys,
rear lot lines, or private open space are
not expected to have active uses "
16 § D.17.a
(Upper Floor
Façade Design
Standard)
Balconies, where provided, shall
utilize railing or similar materials
compatible with the overall
architectural style of the
development
"Balconies, where provided, shall utilize
railing constructed of metal, glass,
wood, or composite similar materials
compatible and shall match one of the
primary exterior materials used on the
building façade. Finishes shall match or
fall within a 10% LRV range of the
primary façade color scheme. with the
overall architectural style of the
development"
17 § D.17.b
(Upper Floor
Façade Design
Standard)
At least two treatments
(architectural features, landscaping,
or art elements that tie into the
overall design theme) shall be
applied to all facades exposed to
public view
"At least two treatments (architectural
features, landscaping, or art elements
that tie into the overall design theme)
shall be applied to all Each facade
exposed to public view shall include two
of the following architectural features,
landscaping, or art elements:
• Balconies with a minimum
projection of 3 feet;
• Planter boxes with a minimum
depth of 12 inches;
• Public art permanently affixed and
covering at least 20 square feet;
• Façade material changes covering
at least 20% of the façade area.
18 § D.17.d
(Upper Floor
Façade Design
Standard)
Roof flashing, rain gutters, down
spouts, vents, and other roof
protrusions shall be screened from
view or finished to match adjacent
materials and/or colors of the
structure
"Roof flashing, rain gutters, down
spouts, vents, and other roof
protrusions shall be screened from view
or finished with materials and colors
identical to the match adjacent mater
ials and/or colors facade"
19 § D.17.e
(Upper Floor
Façade Design
Standard)
All facades of a building facing a
street or public space shall be
treated with variations in massing
and articulation
"All facades of a building facing a street
or public space shall be treated with
shall incorporate. variations in massing
and articulation such as horizontal and
vertical offsets of at least 12 inches in
depth."
20 § D.19.c(ii)
(Architectural
Design Detail
Materials and finishes shall be
consistently applied to all facades;
the same general materials shall be
" A maximum of three primary exterior
Materials materials and finishes shall
be used on any façade. Each material
shall cover at least 20% of the façade
350

Standard –
Materials)
used on all structures/facades
within a given development project
area, excluding windows and doors.

The same materials shall be
consistently applied to all facades with
no façade excluding a ; the same
general materials shall be used on all
structures/facades within a given
development project another façade by
more than 30% of its coverage "
21 § D.19.d(i)
(Architectural
Design Detail
Standard – Roofs)
Roof style and pitch shall be
consistent with the style and pitch
of other roofs within the
development (i.e., complimentary to
the overall style of the project).
"Roof style and pitch shall be consistent
with the style and pitch of other roofs
within the development. Roofs within a
development shall have pitches within
±2:12 of each other and shall use the
same roof form (e.g., gable, hip, flat) on
at least 75% of buildings. Roofing
materials shall be identical in type (i.e.,
complimentary to the overall style of the
project)"
22 § D.19.d(ii)
(Architectural
Design Detail
Standard – Roofs)
Additions to existing structures shall
be designed to match the roofline,
style, and colors of the original
structure
"Additions to existing structures shall be
designed to match the roofline, style,
and colors of the original structure as
follows:
• Roof pitch within ±2:12;
• Same roof form type;
• Roofing materials identical;
• Color within a 10% LRV range of
the existing roof.
23 § D.19.e(ii)
(Roof-Mounted
Equipment)
All roof-mounted mechanical,
electrical, and external
communication equipment, such as
satellite dishes and microwave
towers, shall be screened from
public view (with materials similar to
or compatible with the rest of the
structure) or architecturally
integrated into the building
All roof-mounted mechanical, electrical,
and external communication equipment,
such as satellite dishes and microwave
towers, shall not be visible from a point
6 feet above grade at any property line.

Screening materials shall be identical to
primary building materials and shall fully
enclose the equipment with a minimum
opacity of 90%. be screened from public
view (with materials similar to or
compatible with the rest of the structure)
or architecturally integrated into the
building
Responses to Input from Sandhill Properties
§ D.2.d
(General Site
Design Guidelines)
Mixed-use developments should
not exceed a maximum block
perimeter of 1,400 feet. Blocks may
be broken up by private or public
streets, publicly accessible service
streets/fire access streets, or
greenways/paseos.

No change. Statement is a Guideline
and not a Standard
§ D.6.d
(Parking Design
Standards)
Above grade structured parking
structures facing a public street or
publicly accessible open space
shall have only the driveway(s) and
Above grade structured parking
structures facing a public street or
publicly accessible open space shall
have only the driveway(s) and the
351

the garage entry lobby visible, with
the remaining façade length lined or
wrapped with commercial or
habitable uses with a minimum
depth of 25 feet.
garage entry lobby visible, with the
remaining façade length of the first story
(ground floor) lined or wrapped with
commercial or habitable uses with a
minimum depth of 25 feet.
§ D.6.e
(Parking Design
Standards)
On upper levels, structured parking
that comes to the façade edge shall
be designed to resemble a nonparking use or be designed with artistic/architectural features and
articulation
On upper levels, structured parking that
comes to the façade edge shall be
designed to resemble a non-parking use
or be designed with artistic/architectural
features and articulation by
incorporating the following features on
each street facing façade:
i. Transparent or translucent
windows covering a minimum of
30% of the façade;
ii. Horizontal or vertical articulation
with a minimum depth variation of
12 inches at intervals not
exceeding 30 feet;
§ D.10.a
(Massing and
Articulation)
Buildings shall not exceed 300 feet
in length in mixed-use zones (MUL,
MUC, MUH). Buildings shall not
exceed 200 feet in length in Rzones (R-LD, R-MD, R-HD, RUHD).

Buildings shall not exceed 300 400 feet
in length in mixed-use zones (MUL,
MUC, MUH). Buildings shall not
exceed 200 350 feet in length in Rzones (R-LD, R-MD, R-HD, R-UHD). § D.10.b
(Massing and
Articulation)
Residential and mixed-use
buildings greater than four stories in
height shall reduce the massing of
upper floors by a minimum of 20 %
of floor area for floors above the
fourth (compared to the floor area
of the ground floor).

Residential and mixed-use buildings
greater than four stories in height shall
reduce the massing of upper floors by a
minimum of 20 10% of floor area for
floors above the fourth (compared to the
floor area of the ground floor).
§ D.12.b
(Compatibility and
Transition)
Windows, balconies, and similar
openings shall be oriented to
preserve privacy of individual units
within the development. When a
new structure or addition
is located within 10 feet of a side
property line, upper floor windows
on the building shall be oriented to
avoid a direct line of sight into
adjacent residential buildings or
property (Figure 13)
Windows, balconies, and similar
openings shall be oriented to preserve
privacy of individual units within the
development. When a new structure or
addition is located within 10 five feet of
a side property line, upper floor
windows on the building shall be
oriented to avoid a direct line of sight
into adjacent residential buildings or
property by utilizing the following
standards: (Figure 13)
§ D.12.b(iii)
(Compatibility and
Transition)
Balconies that project outward from
the structure (extending beyond the
first-floor façade) shall be located a
minimum of 20 feet from a shared
rear or side property line. Inset
balconies are exempted from this
requirement. (Figure 14)
No Change
The required rear setback for mediumto high-density residential zones is 20 feet. This standard ensures that setback
areas are not encroached upon by
projecting balconies, which could
compromise the privacy of adjacent
residences. Inset balconies are
permitted, provided they maintain a
352

minimum 5-foot side setback. However,
projecting balconies on front and rear
façades must maintain a 20-foot
setback from the side property line, as
illustrated in Figures 4 and 14.
§ D.15.a(i)
(Façade Design
and Activation)
A building with a setback of 10 feet
or less shall elevate units by at
least 4.5 feet from the sidewalk
level. (Figure 16).

A building with a setback of 10 feet or
less shall elevate units by at least 4.5
feet from the sidewalk level. (Figure
16). Alternatively, the units shall be
provided with a canopied porch
recessed or projected a minimum of two
feet.
§ D.15.a(ii)
(Façade Design
and Activation)
A building with a setback of 10 – 15
feet shall elevate units by at least 3
feet from the sidewalk level. (Figure
17)
A building with a setback of 10 – 15 feet
shall elevate units by at least 3 feet from
the sidewalk level. (Figure
17). Alternatively, units shall be
provided with a canopied porch
recessed or projected a minimum of two
feet.
353
POLICY AND ACTION ITEM 9.1

EAST PALO ALTO

CITY COUNCIL

STAFF REPORT
DATE: May 5, 2026
TO: Honorable Mayor and Members of the City Council
VIA: Melvin E. Gaines, City Manager
BY: Orly Amey, Assistant to the City Manager
Shiri Klima, Assistant City Manager
SUBJECT: Adoption of Legislative Platform and Formalization of Legislative Advocacy and Intergovernmental Relations Program
Recommendation

1. Adopt a resolution:
a. Approving the City of East Palo Alto Legislative Platform, which establishes formal policy direction for the City’s legislative advocacy efforts at the state and federal levels;
b. Authorizing the City Manager to take all reasonably necessary actions to implement the Legislative Platform and take advocacy positions on legislation, regulatory matters, and funding opportunities that are consistent with the adopted Platform;
c. Directing staff to return to the City Council for consideration of legislative matters that fall outside the scope of the adopted Platform or involve significant policy considerations; and

2. Discuss, consider and provide direction on whether to establish a City Council Legislative Committee to support ongoing coordination and periodic review of legislative matters.

Executive Summary
The City of East Palo Alto is increasingly engaged in legislative advocacy to advance its Strategic Priorities, secure external funding, and influence policy decisions that directly impact the community. Over the past year, the City has taken significant steps to expand these efforts, including initiating legislative tracking, submitting advocacy letters, engaging with regional and federal partners, and entering into a five-year agreement with a legislative advocacy consultant 354
POLICY AND ACTION ITEM 9.1
to support state and federal engagement.

Despite this progress, the City’s legislative advocacy efforts have historically been conducted on an ad hoc basis. As identified in prior Council discussions, this approach limits the City’s ability to respond quickly to legislation, maintain consistency in policy positions, and proactively pursue funding and policy opportunities.

The proposed Legislative Platform and associated program framework address these challenges by establishing a clear, Council-adopted structure for legislative advocacy. The Platform is grounded in the City Council’s Strategic Priorities (FY 2025–2029) and the General Plan Vista 2035, ensuring that all advocacy efforts are aligned with adopted policy direction and long-term community goals.

In addition to establishing policy direction, this action formalizes the City’s legislative advocacy and intergovernmental relations program by defining roles, responsibilities, processes for taking positions, coordination with consultants and regional bodies, and mechanisms for transparency and reporting.

This approach provides the City with a structured framework that strengthens its ability to advocate effectively while remaining appropriate for a small city with limited resources.

Alignment with City Council Strategic Plan
This recommendation is primarily aligned with:

Priority: Governance, Organizational Strength, and Fiscal Sustainability Background
A legislative platform is a policy document adopted by a governing body that outlines its positions on key public policy issues and serves as a guide for legislative advocacy. It enables cities to respond to legislation in a timely and consistent manner and to proactively pursue policy and funding opportunities that align with local priorities.

The City of East Palo Alto has not previously adopted a formal legislative platform. As a result, legislative advocacy has been conducted on a case-by-case basis, often in response to individual bills or funding opportunities. While this approach has allowed the City to engage when necessary, it has limited the City’s ability to act strategically and consistently across legislative cycles.

In September 2025, the City Council held a study session to initiate development of the City’s first Legislative Platform and to provide direction on its structure and policy foundation. At that time, staff recommended anchoring the Platform in three sources of guidance:
• The City Council’s Strategic Priorities (FY 2025–2029) • The General Plan Vista 2035
• The League of California Cities Advocacy Priorities
355
POLICY AND ACTION ITEM 9.1
During the study session, the Council affirmed the platform should be anchored in the Strategic Priorities and General Plan; however, declined to fully integrate the League of California Cities Advocacy Priorities into the Platform. Since that study session, staff has:

1. Facilitated development of a draft Legislative Platform based on Council input,

2. Initiated tracking of legislative advocacy activities and letters,

3. Coordinated with regional and state partners on policy issues,

4. Entered into a five-year agreement with Ken Brown Strategic Consulting to provide legislative advocacy services, and

5. Begun establishing internal processes for legislative coordination and communication.

This item represents the next step in that process: formal adoption of the Legislative Platform (the Platform) and establishment of a structured legislative advocacy and intergovernmental relations program.

Analysis
Proposed Policy Framework and Overview of Legislative Platform Priorities The proposed Legislative Platform, included as Attachment 1, establishes the policy framework that serves as the foundation for the City’s legislative advocacy efforts. It translates the City’s existing policy direction (already adopted through the Strategic Priorities and General Plan Vista 2035) into a structured format that can be consistently applied in legislative, regulatory, and funding contexts. In doing so, the Platform does not create new policy positions, but rather reinforces and operationalizes the City’s adopted goals, ensuring that advocacy efforts remain aligned with both near-term priorities and the City’s long-term community vision.

The Platform is organized around the City’s seven Strategic Priorities and is grounded in the General Plan’s guiding principles of equity, sustainability, neighborhood livability, and regional collaboration. This alignment ensures that all advocacy efforts reflect the City’s commitment to inclusive growth, environmental stewardship, and community well-being, while also providing a consistent lens through which legislation and funding opportunities are evaluated.

Each priority area in Attachment 1 includes narrative policy direction that guides how the City assesses and responds to legislative proposals. The Platform addresses Civic Engagement through support for inclusive participation, transparency, and equitable access to civic processes. In the area of Comprehensive Housing, it advances policies that increase housing supply while protecting residents from displacement. Governance, Organizational Strength, and Fiscal Sustainability focuses on strengthening local capacity, protecting municipal revenues, and opposing unfunded mandates that could impact service delivery.

The Platform also supports Land Use, Economic, and Workforce Development strategies that promote economic vitality and expand access to opportunity, while Parks, Recreation, and Community Facilities emphasizes investment in public spaces and community-serving infrastructure. Public Health, Safety, and Quality of Life is centered on policies that improve 356
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community safety, health outcomes, and overall livability. Finally, the Public Infrastructure and Utilities pillar prioritizes funding and policy solutions that enhance mobility, modernize infrastructure systems, and support long-term resilience.

Taken together, these priority areas provide a cohesive and actionable framework that ensures the City’s legislative advocacy is directly tied to implementation of Council-adopted goals. By formally adopting the Platform as Attachment 1, the City establishes a clear, consistent, and policy-driven basis for engaging in legislative and intergovernmental efforts moving forward.

Legislative Advocacy Activities and Tools
With the adoption of the Legislative Platform, the City’s advocacy efforts will be carried out through a coordinated set of activities that allow the City to engage meaningfully at multiple points in the legislative and funding process. These activities are not standalone actions but rather part of a broader, strategic approach to advancing the City’s priorities through policy influence, relationship-building, and resource development.

A primary component of this work involves formal advocacy through written and verbal communication. The City will submit letters of support, opposition, or recommended amendments on legislation that aligns with its priorities, ensuring that its policy positions are clearly communicated as bills move through the legislative process. In addition, staff and Councilmembers, as appropriate, may provide testimony in legislative or regulatory hearings and participate in meetings with legislators, legislative staff, and agency representatives. These interactions allow the City to directly convey the local impacts of proposed policies and to advocate for outcomes that better reflect community needs.

Beyond formal positions, the City’s advocacy efforts also include more strategic engagement, such as working with legislative offices and partners to shape policy language, provide technical input, and support amendments that address local concerns. This level of engagement is particularly important in ensuring that legislation is informed by on-the-ground realities and does not unintentionally create operational or fiscal challenges for the City.

Legislative advocacy is also closely tied to the City’s funding strategy. The City actively pursues state and federal funding opportunities, including grants and appropriations, that support priority projects and programs. This includes coordinating with state and /or federal legislative offices and agencies to position the City for funding as well as aligning advocacy efforts with identified capital and programmatic needs.

Together, these activities enable the City to engage proactively and consistently across the legislative cycle to shape policy outcomes where possible and position the City to secure resources that advance its Strategic Priorities and long-term goals.

Process for Taking Legislative Positions
The Legislative Platform shall serve as the primary reference point for determining the City’s position. When proposed legislation or regulatory action is clearly aligned with the policy 357
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direction outlined in the Platform, the City Manager would be authorized to approve advocacy actions on behalf of the City, with the Mayor (or, in the Mayor’s absence, the Vice Mayor) executing formal correspondence. This delegation is essential to ensuring that the City can respond within legislative timelines, which are often compressed and require prompt engagement. At the same time, it maintains fidelity to Council direction by limiting such actions to matters that fall squarely within the adopted Platform.

In instances where legislation falls outside the scope of the Platform, presents ambiguity in its alignment, or raises broader policy considerations, staff would bring the matter forward to the City Council for discussion and direction. This ensures that the Council retains authority over new or complex policy positions while providing transparency into advocacy decisions that may have significant implications for the City.

Governance and Coordination
The legislative advocacy program establishes a coordinated framework involving the City Council, the City staff, and the City’s legislative advocacy consultant.

At the policy level, the City Council establishes overall direction through adoption of the Legislative Platform, which serves as the foundation for all advocacy activities. This ensures that the City’s positions on legislation and funding opportunities are grounded in the Strategic Priorities and General Plan, and that advocacy efforts reflect the Council’s vision and community priorities.

The City Manager’s Office serves as the central coordinating body for implementation. In this role, staff would be responsible for interpreting the Platform, managing day-to-day advocacy activities, and ensuring that actions taken are consistent with Council direction. This includes coordinating with the City’s legislative consultant, managing internal workflows for reviewing legislation, and facilitating communication between Council, departments, and external partners.

By centralizing this function, the City is able to maintain consistency in messaging, respond efficiently to legislative timelines, and ensure accountability in how advocacy actions are carried out.

City departments play a supporting but essential role by providing subject matter expertise and identifying legislative and funding needs within their respective service areas. Departments help inform the City’s positions by providing technical input on how proposed legislation or funding opportunities may impact operations, programs, and community outcomes. This ensures that advocacy efforts are grounded in operational realities and aligned with service delivery priorities.

The City’s legislative advocacy consultant complements this structure by providing external capacity and specialized expertise. The consultant is responsible for monitoring legislative activity, analyzing policy implications, advising on strategy, and supporting engagement with legislative and agency partners. This allows the City to stay informed of developments in real time and to engage more effectively in complex policy and funding environments.

Together, this coordinated approach establishes a clear division of responsibilities while 358
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reinforcing a unified strategy. By aligning policy direction, operational coordination, technical input, and external expertise, the City is able to speak with one voice and maximize the effectiveness of its legislative advocacy efforts.

Legislative Committee
To further support coordination and timely engagement on legislative matters, the City Council could, at its discretion, authorize the councilmembers serving on the Agenda Setting Committee, the Mayor and Vice Mayor, to also serve as a Legislative Committee. This would be an optional governance layer. The intent of this committee would be to provide a focused forum for ongoing coordination between Council and staff.

If established, the committee could meet on a periodic basis (such as quarterly, or as needed during active legislative cycles) to review key legislative developments, provide input on emerging priorities, and receive updates on advocacy activities and outcomes. These meetings would allow for more detailed discussion of legislative strategy, funding opportunities, and intergovernmental engagement than may be feasible during regular City Council meetings.

In addition to periodic updates, the committee could also serve as a resource for staff in reviewing proposed advocacy actions that are time-sensitive or require additional policy perspective, particularly in cases where legislation is evolving rapidly or where alignment with the Legislative Platform may require interpretation. This can help streamline decision-making while ensuring that advocacy efforts remain consistent with Council priorities.

The Legislative Committee would serve in an advisory capacity only and would not replace the authority of the full City Council. Formal positions outside the scope of the adopted Legislative Platform, or those involving significant policy considerations, would be brought to the full Council for direction.

Role of Legislative Advocacy Consultant
To support implementation of a more formal and effective legislative advocacy program, the City has entered into a five-year agreement with Ken Brown Strategic Consulting (KBSC) to provide comprehensive federal and state advocacy services, with a total not-to-exceed amount of $865,800, including discretionary support for grant writing activities. KBSC subcontracts with two partners to enhance service to the City.. At the state level, Nossaman provides detailed legislative analysis and reporting, while federal advocacy partner DC Strategies supports engagement with congressional offices and advancement of Community Project Funding requests. Together, this integrated team provides both strategic guidance and technical expertise, enabling the City to engage more effectively in policy development and funding opportunities across all levels of government.

This partnership is a key component of the City’s intergovernmental relations strategy. As a small city with limited internal capacity, East Palo Alto relies on specialized external expertise to monitor legislative activity, navigate complex policy environments, and identify opportunities to advance its priorities at both the state and federal levels. 359
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The consultant team provides a full range of services that extend beyond basic bill tracking. This includes ongoing monitoring and analysis of legislation, regulatory proposals, and budget developments; preparation of regular legislative reports that translate policy developments into actionable insights; and strategic advisory support to evaluate legislation in the context of the City’s Legislative Platform and recommend appropriate advocacy positions.

The consultant team also supports direct advocacy and engagement by coordinating meetings with legislators and agency representatives, facilitating participation in advocacy efforts, and assisting with the development of advocacy materials such as position letters, briefing documents, and testimony. These services enable the City to respond efficiently to legislative timelines while maintaining consistent and well-informed messaging.

In addition, the consultant team plays a central role in advancing the City’s funding strategy by identifying grant opportunities, supporting federal appropriations requests, and coordinating with congressional offices and federal agencies. This work strengthens the City’s ability to secure external resources for infrastructure, housing, public safety, and community-serving programs.

Regional Representation and Intergovernmental Coordination City Councilmembers serve on a range of regional boards, commissions, and joint powers authorities that play a significant role in shaping policy, funding allocations, and program implementation across the region. These bodies often influence decisions related to transportation, housing, infrastructure, environmental policy, and public services, all areas that directly impact East Palo Alto’s ability to advance its Strategic Priorities. As such, Councilmember participation in these forums is not only representative in nature, but also a critical extension of the City’s overall legislative and intergovernmental advocacy strategy.

The Legislative Platform is intended to provide a consistent policy framework that supports Councilmembers in these roles. By grounding advocacy positions in the City’s adopted Strategic Priorities and General Plan principles, the Platform helps ensure that the City’s voice in regional discussions remains aligned with its broader policy direction, even when decisions are being made outside of formal City Council settings. This alignment is particularly important in regional contexts, where collective decision-making and coalition-building often shape outcomes that affect multiple jurisdictions.

The Platform recognizes that regional governance structures require a degree of flexibility and professional judgment. Councilmembers serving on external bodies are often required to respond in real time to evolving discussions, negotiate with other jurisdictions, and consider the broader regional context in which decisions are made. The Platform is therefore designed to guide, rather than constrain, these interactions—providing clear policy direction while allowing Councilmembers to effectively represent the City’s interests in complex, multi-agency environments.

To support coordination and consistency, Councilmembers are encouraged to communicate with staff regarding key policy issues, positions taken, and emerging developments within the regional bodies on which they serve. This communication loop ensures that staff can incorporate 360
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regional insights into the City’s broader advocacy efforts, while also keeping the full City Council informed of decisions and trends that may have local implications.

Transparency, Tracking, and Reporting
As the City expands its advocacy efforts and formalizes its intergovernmental relations function, it is important that these activities are documented, coordinated, and communicated in a way that supports accountability and informed decision-making.

Staff has already begun implementing elements of this framework through the tracking of legislative letters and coordination with the City’s legislative advocacy consultant. Building on this foundation, the City will establish a more structured and ongoing process for monitoring legislative activity, documenting the City’s positions, and reporting on advocacy efforts and outcomes. This includes maintaining internal records of legislation reviewed, positions taken, and actions executed, as well as tracking engagement with legislative offices, agencies, and regional partners.

In coordination with the consultant team, staff will also utilize regular legislative reports and bill tracking summaries to stay informed of relevant state and federal developments. These reports provide insight into legislative trends, policy implications, and funding opportunities, allowing the City to both respond to immediate issues and anticipate emerging priorities. This information will be synthesized into periodic updates to the City Council, ensuring that Councilmembers are informed of key legislative actions, advocacy efforts, and outcomes throughout the legislative cycle.

To further enhance transparency and public awareness, staff has developed a public-facing legislative advocacy webpage. This platform will serve as a centralized location where residents and stakeholders can access information about the City’s legislative priorities, advocacy letters, funding efforts, and engagement with regional and federal partners. By making this information publicly available, the City reinforces its commitment to transparency and provides the community with a clearer understanding of how it is advocating on their behalf.

Fiscal Impact
The City has already budgeted for legislative advocacy services through its agreement with Ken Brown Strategic Consulting, with a not-to-exceed amount of $865,800 over five years, which includes optional grant-writing services.

Additional costs associated with the program are primarily related to staff time and are expected to be absorbed within existing resources.

The program is expected to provide significant value by improving the City’s ability to secure external funding and influence policy outcomes.

Public Notice
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The public was provided notice by making the agenda and report available on the City’s website and on a bulletin board located at City Hall: 2415 University Avenue, East Palo Alto.

Environmental
The action being considered does not constitute a “Project” within the meaning of the California Environmental Quality Act (CEQA), pursuant to CEQA Guideline section 15378 (b)(5), in that it is a government administrative activity that will not result in direct or indirect changes in the environment.

Government Code § 84308
Applicability of Levine Act: No, as the proposed action does not involve an entitlement.

Analysis of Levine Act Compliance: Not applicable.

Attachments

1. Resolution.

2. Attachment 1: City of East Palo Alto Legislative Platform 362
Resolution No. XX-2026 1 of 2
RESOLUTION NO. XX– 2026

A RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF EAST PALO ALTO
APPROVING A LEGISLATIVE PLATFORM AND FORMALIZING THE CITY’S LEGISLATIVE ADVOCACY AND INTERGOVERNMENTAL RELATIONS PROGRAM;

AUTHORIZING THE CITY MANAGER TO IMPLEMENT THE PLATFORM AND TAKE LEGISLATIVE POSITIONS CONSISTENT WITH COUNCIL POLICY; DIRECTING THAT

LEGISLATIVE OR REGULATORY MATTERS THAT FALL OUTSIDE THE SCOPE OF

THE APPROVED LEGISLATIVE PLATFORM OR INVOLVE SIGNIFICANT POLICY

CONSIDERATIONS BE BROUGHT TO THE CITY COUNCIL FOR CONSIDERATION

AND DIRECTION PRIOR TO THE CITY TAKING A FORMAL POSITION AND FINDING

THAT THE ACTION IS NOT A PROJECT UNDER CEQA GUIDELINES SECTION 15378(B)(5)
WHEREAS, the City of East Palo Alto relies on coordinated federal and state legislative advocacy to advance its strategic priorities, secure appropriations, and pursue competitive funding opportunities that support infrastructure, housing, public safety, economic development, and community programs; and
WHEREAS, legislative and regulatory decisions at the state and federal levels significantly impact the City of East Palo Alto’s ability to deliver services, advance capital projects, and respond to community needs; and
WHEREAS, the City has increasingly engaged in legislative advocacy activities, including submitting advocacy letters, pursuing state and federal funding opportunities, engaging with legislative offices, and coordinating with regional and governmental partners; and WHEREAS, these efforts have historically been conducted on an ad hoc basis without a formalized policy framework or consistent process for evaluating and responding to legislation; and WHEREAS, the City Manager’s Office desires to establish a clear, consistent, and Councilapproved framework to guide legislative advocacy efforts and improve coordination, efficiency, and effectiveness; and
WHEREAS, the City of East Palo Alto Legislative Platform, attached hereto as Attachment 1, is grounded in the City Council’s adopted Strategic Priorities (FY 2025–2029) and the General Plan Vista 2035, and reflects the City’s policy direction and community values; and WHEREAS, formalizing a legislative advocacy and intergovernmental relations program will strengthen the City’s ability to influence policy outcomes, respond in a timely manner to legislative developments, secure external funding, and advance its Strategic Priorities in a coordinated and effective manner; and
WHEREAS, the proposed action consists of governmental administrative and organizational activities and will not result in direct or indirect physical changes to the environment and therefore does not constitute a “project” under the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines section 15378(b)(5);

NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL OF THE CITY OF EAST PALO 363
Resolution No. XX-2026 2 of 2
ALTO HEREBY:

1. Finds the foregoing recitals true and correct and incorporated by reference into this action; and

2. Approves the City of East Palo Alto Legislative Platform, attached as Attachment 1 and incorporated herein by reference, establishing formal policy direction for the City’s legislative advocacy efforts at the state and federal levels; and

3. Authorizes the City Manager to implement the Legislative Platform and to take advocacy positions on legislation, regulatory matters, and funding opportunities that are consistent with the adopted Platform; and

4. Directs that legislative or regulatory matters that fall outside the scope of the adopted Legislative Platform or involve significant policy considerations be brought to the City Council for consideration and direction prior to the City taking a formal position; and

5. Finds that the action being considered does not constitute a “Project” within the meaning of the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines section 15378(b)(4) and (5) in that it is a governmental fiscal, organizational or administrative activity that will not result in direct or indirect changes in the environment.

PASSED AND ADOPTED this 5th day of May 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Webster Lincoln, Mayor
ATTEST: APPROVED AS TO FORM:

James Colin, City Clerk John D. Lê, City Attorney
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Legislative Platform
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May 5, 2026
Purpose
The City of East Palo Alto Legislative Platform establishes the City’s official policy direction for legislative and intergovernmental advocacy at the state and federal levels. It is intended to provide a clear, consistent, and Council-approved framework for evaluating legislation, pursuing funding opportunities, and engaging with elected officials, agencies, and regional partners.

This Platform is grounded in the City Council’s adopted Strategic Priorities (FY 2025– 2029) and the General Plan Vista 2035. Together, these documents reflect the City’s policy direction, community values, and long-term vision. The Platform translates those adopted priorities and principles into actionable guidance that can be applied in legislative and regulatory contexts.

In doing so, the Platform ensures that the City’s advocacy efforts are not reactive or fragmented, but instead are strategic, coordinated, and directly aligned with the outcomes the City seeks to achieve for its residents.

Policy Foundation and Guiding Principles
All legislative advocacy undertaken by the City shall be guided by the principles established in the General Plan Vista 2035, including a commitment to equity, sustainability, neighborhood livability, and regional collaboration. These principles serve as the foundation for how the City evaluates policy proposals, prioritizes funding opportunities, and engages in intergovernmental efforts.

The City’s advocacy approach is rooted in the understanding that legislative decisions made at the state and federal levels have direct and lasting impacts on local communities. As such, the City will prioritize advocacy efforts that:
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• Advance equitable outcomes and reduce disparities across communities • Promote environmentally sustainable and climate-resilient solutions • Enhance the livability, safety, and well-being of neighborhoods • Strengthen partnerships and coordination across jurisdictions In addition, the City will seek to protect local authority and ensure that legislative and regulatory frameworks provide the flexibility necessary to respond to local conditions and community needs.

Legislative Platform by Strategic Priority

1. Civic Engagement
The City of East Palo Alto recognizes that meaningful civic engagement is essential to effective governance and community trust. Legislative advocacy under this priority is focused on expanding access to participation in civic life, particularly for communities that have historically faced barriers to engagement.

The City will support policies and funding that enhance transparency, improve access to public information, and strengthen opportunities for residents to participate in decisionmaking processes. This includes advancing initiatives that expand language access, improve digital connectivity, and ensure that public engagement tools are accessible and inclusive.

Consistent with the General Plan’s emphasis on equity and inclusion, the City will advocate for legislative solutions that remove structural barriers to participation and promote diverse representation in civic processes. The City also supports investments in youth engagement and leadership development, recognizing that long-term community resilience depends on cultivating the next generation of civic leaders. 366
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2. Comprehensive Housing
Access to safe, stable, and affordable housing is a central priority for the City and a key component of community well-being. Through its legislative advocacy, the City will pursue policies and funding that expand housing opportunities across all income levels while protecting existing residents from displacement.

The City will support increased investment in affordable housing programs, financing tools that enable housing development, and policies that facilitate the production of housing in a manner that is consistent with local planning goals. At the same time, the City will advocate for tenant protections and anti-displacement strategies that preserve community stability and prevent the loss of existing affordable housing.

In alignment with the General Plan’s principles of equitable growth and neighborhood preservation, the City will evaluate housing-related legislation through the lens of both production and protection, ensuring that new development contributes to a more inclusive and stable community. The City will also advocate for policies that maintain appropriate local control, allowing the City to tailor housing solutions at all income levels to its unique needs and context.

3. Governance, Organizational Strength, and Fiscal Sustainability Strong and effective local government is essential to delivering services, maintaining public trust, and achieving long-term community goals. Under this priority, the City will advocate for legislation that strengthens local government capacity, protects municipal revenues, and supports fiscal sustainability.

The City will support policies that provide reliable and flexible funding sources, allowing local governments to respond to community needs and invest in critical services and infrastructure. The City will also advocate for policies that promote transparency, 367
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accountability, and data-driven decision-making, recognizing that these elements are fundamental to good governance.

Consistent with the General Plan’s emphasis on institutional resilience and effective governance, the City will oppose unfunded mandates and other policies that impose costs on local governments without providing corresponding resources. The City will also support workforce development and organizational capacity-building efforts that enhance the ability of local governments to serve their communities effectively.

4. Land Use, Economic, and Workforce Development
The City’s legislative advocacy in this area is focused on promoting economic vitality, supporting local businesses, and expanding access to quality employment opportunities for residents.

The City will support policies and funding that strengthen local economies, including workforce development programs, job training initiatives, and small business support services. These efforts are intended to reduce economic disparities, increase access to opportunity, and ensure that economic growth benefits existing residents.

In alignment with the General Plan’s principles of sustainability and regional collaboration, the City will advocate for policies that support balanced development, reduce economic leakage, and foster partnerships across jurisdictions. The City will also support land use policies that align economic development with long-term environmental and community goals, ensuring that growth contributes to both economic and social well-being.
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5. Parks, Recreation, and Community Facilities
Access to parks, recreational opportunities, and community facilities is critical to quality of life and community health. The City will advocate for policies and funding that support the development, maintenance, and expansion of these resources.

This includes pursuing state and federal funding for park improvements, recreational programming, and community infrastructure projects. The City will prioritize investments that expand access to open space and recreational opportunities, particularly in underserved areas.

Consistent with the General Plan’s emphasis on livability and community well-being, the City will evaluate legislative opportunities based on their ability to enhance public spaces, promote active lifestyles, and strengthen community connections.

6. Public Health, Safety, and Quality of Life
The City is committed to fostering safe, healthy, and resilient communities. Legislative advocacy under this priority focuses on policies and funding that improve public safety, strengthen public health systems, and enhance overall quality of life.

The City will support investments in public safety infrastructure, emergency preparedness, and community-based services, including behavioral health programs.

The City will also advocate for policies that address environmental health and promote equitable access to essential services.

In alignment with the General Plan’s focus on health, safety, and resilience, the City will prioritize legislative efforts that address the root causes of inequity and improve outcomes for vulnerable populations. This includes supporting integrated approaches that combine public safety, health, and social services to create more effective and sustainable solutions.
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7. Infrastructure and Transportation
Reliable and modern infrastructure is essential to supporting the City’s growth, sustainability, and long-term resilience. The City will advocate for policies and funding that invest in transportation systems, water infrastructure, and other critical public assets.

The City will support legislative efforts that improve mobility, expand access to transit, and enhance connectivity both within the City and across the region. The City will also prioritize investments in climate resilience and sustainable infrastructure, recognizing the increasing importance of preparing for environmental challenges.

Consistent with the General Plan’s emphasis on sustainability and regional coordination, the City will evaluate infrastructure-related legislation based on its ability to reduce environmental impacts, improve efficiency, and support long-term community resilience.

Implementation
This Legislative Platform is intended to function as an operational tool that guides the City’s day-to-day advocacy activities. The City Manager is authorized to take actions consistent with this Platform, including submitting advocacy letters, engaging with legislators and agencies, and pursuing funding opportunities.

This delegated authority enables the City to respond in a timely manner to legislative deadlines while ensuring that all actions remain aligned with Council-approved policy direction. Matters that fall outside the scope of this Platform, or that involve significant policy considerations, will be brought to the City Council for review and direction. 370
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Ongoing Review and Updates
The Legislative Platform is a living document that will be reviewed and updated periodically to reflect evolving legislative priorities, emerging policy issues, and updated Council direction.

Through regular review and refinement, the City will ensure that its advocacy efforts remain responsive, effective, and aligned with the needs of the community. 371
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EAST PALO ALTO

CITY COUNCIL

STAFF REPORT
DATE: May 5, 2026
TO: Honorable Mayor and Members of the City Council
BY: Mayor Webster Lincoln
SUBJECT: Amendment to City Council Code of Ethics and Conduct – Section 7: City Council Agenda Setting

RECOMMENDATION
Adopt Resolution amending Section 7 of the City Council Code of Ethics and Conduct for Elected and Appointed Officials (Resolution No. 67-2024) to:

1. Clarify the agenda setting process,

2. Confer upon the Mayor, as presiding officer, ultimate decision making authority on agenda setting, including the content, order, and timing of agenda items, subject to legal and operational constraints,

3. Establish a process for councilmembers to add items to the agenda and rules governing disputes over the same; and

4. Make any other amendments the Council directs from the dais.

BACKGROUND
The City Council Code of Ethics and Conduct for Elected and Appointed Officials (“Code of Ethics”) was adopted to assure public confidence in the integrity of local government and to describe the manner in which Councilmembers, Advisory Body members, and City staff should conduct themselves in the course of public service. Section 7 of the Code of Ethics governs the City Council Agenda Setting process, including the composition and role of the Agenda Committee, the process for councilmember requests to add items to the agenda, and the decision-making framework for resolving disputes over agenda content.

The Agenda Committee, as currently constituted, is comprised of the Mayor and Vice Mayor.

The Committee works with the City Manager and City staff to plan City Council meetings, including the content and timing of agenda items, identification of issues requiring additional staff preparation, and planning for future meeting agendas. 372
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The current Code of Ethics provides that the Mayor and Vice Mayor’s roles on the Agenda Committee are “to represent the interests of the entire Council.” However, the existing language does not clearly delineate decision-making authority within the Agenda Committee when the Mayor and Vice Mayor disagree on an agenda item. It also does not provide a clear, structured pathway for resolving disputes that arise when a councilmember’s request to add an item to the agenda is denied or when items are challenged at the dais during a council meeting.

DISCUSSION
Recent council meetings have exposed recurring procedural disagreements regarding agenda item placement, removal, and re-agendizing. These disagreements are the source of significant public frustration, use of disproportionate staff time and meeting resources, and confusion concerning who has ultimate authority over the content of the Council’s meeting agenda.

Under the current framework, agenda disputes that arise on the dais have no clear resolution pathway short of full council debate, which is can be an inefficient use of limited meeting time and staff capacity. On multiple occasions, items have been placed on the agenda or pulled from the agenda at the meeting itself, leading to public comment periods where community members arrived expecting to address an item that was no longer before the Council, or where the Council spent significant meeting time debating whether an item should be heard rather than addressing the substance of the item itself.

These procedural disputes undermine public confidence in the Council’s ability to conduct efficient and orderly meetings and create unnecessary friction between Councilmembers, staff, and the public.

Proposed Amendments
The proposed amendments to Section 7 address these concerns through three targeted revisions:

1. Clarifying the Mayor’s Role as Presiding Officer with Agenda Authority. The proposed amendment adds new language establishing that the Mayor, as presiding officer of the City Council, shall work directly with the City Manager to determine agenda setting, including the content, order, and timing of agenda items. The Vice Mayor shall participate in the Agenda Committee in an advisory capacity and assist the Mayor in representing the interests of the entire City Council. This replaces the current language stating that “[t]he Mayor and Vice Mayor’s roles are to represent the interests of the entire Council,” which is struck.

2. Establishing Final Authority in the Event of Disagreement. A new paragraph is added providing that, in the event of differing views within the Agenda Committee, the Mayor shall have final authority over agenda setting, including the content, order, and timing of agenda 373
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items, subject to legal and operational constraints identified by City staff. This provision ensures that agenda disputes between the Mayor and Vice Mayor are resolved prior to the meeting, rather than on the dais, while preserving staff’s ability to flag legal or operational concerns.

3. Aligning the Decision Paragraph with the Mayor’s Authority. In the existing “The Decision” subsection governing councilmember requests, the phrase “or Vice Mayor” is struck from the sentence providing that “the Mayor or Vice Mayor may grant the request outright” when the Agenda Committee cannot reach consensus. This aligns the decision-making authority in the request process with the Mayor’s presiding officer role established in the first amendment. The full appeal pathway through the City Manager and Council Reports remains intact and unchanged.

Preserving the Council’s Voice
It is important to emphasize what these amendments do not change. The proposed revisions do not eliminate any councilmember’s ability to bring items before the full Council. Any councilmember may also still submit a request to the Agenda Committee to add a matter to a future meeting agenda, either in writing or verbally under Council Reports or directly to a member of the Agenda Committee. If the request is denied by the Agenda Committee, the councilmember retains the right to escalate the request through the City Manager, who would ensure that an item is added to the next Council meeting agenda under “Council Reports” for full Council consideration under parliamentary rules of procedure. As before, if a majority of the Council votes to grant the request, the item will be agendized for a future meeting.

This pathway ensures that no single councilmember’s voice is silenced, while also ensuring that the agenda-setting process operates in an orderly, transparent, and efficient manner prior to the meeting itself.

Procedural Context
The role of the Mayor as presiding officer with authority over meeting proceedings is wellestablished in municipal governance. Under East Palo Alto’s council-manager form of government, the Mayor presides over council meetings and serves as the official spokesperson for the City Council. Vesting final agenda authority in the presiding officer is consistent with standard municipal practice and ensures a single point of accountability for the orderly conduct of council business.

The Vice Mayor continues to serve on the Agenda Committee and participates in the agendasetting process in an advisory capacity. The Vice Mayor’s input remains a critical component of the process, and the Mayor is expected to give due consideration to the Vice Mayor’s recommendations and to the interests of the full Council in setting the agenda.

FISCAL IMPACT
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There is no direct fiscal impact associated with the proposed amendments. However, by providing a clear resolution pathway for agenda disputes, the amendments are expected to reduce staff time currently devoted to addressing procedural conflicts at the dais and preparing for items that are subsequently pulled or re-agendized on short notice.

ENVIRONMENTAL REVIEW
The proposed action does not constitute a “project” with the meaning of the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines sections 15378(b)(4) and (5) in that it is a governmental fiscal, organizational or administrative activity that will not result in direct or indirect changes in the environment.

GOVERNMENT CODE § 84308
Applicability of Levine Act: No, as the proposed action does not involve an entitlement.

Analysis of Levine Act Compliance: Not applicable.

ATTACHMENTS
A. Resolution No. 67-2024
B. Code of Ethics and Conduct for Elected and Appointed Officials – Proposed Updates (Redline)
C. Code of Ethics and Conduct for Elected and Appointed Officials (approved July 16, 2024) 375
RESOLUTION NO. ___-2026

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EAST PALO ALTO AMENDING SECTION 7 OF THE CITY COUNCIL CODE OF ETHICS AND CONDUCT

FOR ELECTED AND APPOINTED OFFICIALS TO CLARIFY THE AGENDA SETTING

PROCESS AND THE ROLE OF THE MAYOR AS PRESIDING OFFICER
WHEREAS, the City of East Palo Alto (“City”) has adopted a Code of Ethics and Conduct for Elected and Appointed Officials (“Code of Ethics”) to assure public confidence in the integrity of local government and its effective and fair operation; and WHEREAS, Section 7 of the Code of Ethics governs the City Council Agenda Setting process, including the composition and role of the Agenda Committee, the process for councilmember requests to add items to the agenda, and the framework for resolving disputes over agenda content; and
WHEREAS, the Agenda Committee is currently comprised of the Mayor and Vice Mayor, and works with the City Manager and City staff to plan City Council meetings; and
WHEREAS, recent council meetings have surfaced recurring procedural disputes regarding agenda item placement, removal, and re-agendizing, including situations where items pulled from or added to the agenda at the meeting itself have generated significant public frustration, consumed disproportionate staff time and meeting resources, and created confusion about decision-making authority over the content of council meeting agendas; and
WHEREAS, under the current framework, agenda disputes that arise at the dais have no clear resolution pathway short of full council debate, which is an inefficient use of limited meeting time and staff capacity; and
WHEREAS, the existing Code of Ethics language does not clearly delineate decisionmaking authority within the Agenda Committee when the Mayor and Vice Mayor disagree on an agenda item, nor does it provide a structured pathway for resolving such disputes prior to the council meeting; and
WHEREAS, the Mayor serves as the presiding officer of the City Council under the City’s council-manager form of government, and vesting final agenda authority in the presiding officer is consistent with standard municipal practice and ensures a single point of accountability for the orderly conduct of council business; and WHEREAS, the proposed amendments preserve the right of any councilmember to submit a request to add items to a future meeting agenda and to escalate a denied 376
request through the City Manager for full Council consideration under the Council Reports process; and
WHEREAS, the City Council finds that the proposed amendments will promote efficient, transparent, and orderly governance by clarifying authority over agenda setting, providing a defined pathway for councilmember requests, and ensuring that disputes over agenda content are resolved through the Council Reports process rather than through ad hoc floor actions during regular meetings.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of East Palo Alto as follows:

Section 1. Recitals. The recitals set forth above are true and correct and are incorporated herein by this reference.

Section 2. Amendment to Section 7.A.1 – The Agenda Committee. The second paragraph of Section 7.A.1 of the Code of Ethics and Conduct for Elected and Appointed Officials is hereby amended to read as follows (new language shown in italics; deleted language shown in strikethrough):
“Consideration in building the agenda should be given to the potential length of the meeting and at what point items of significant public concern may be heard. The purpose of the meeting is not to work on policy issues.

Normally, the Mayor and Vice Mayor attend the Agenda Committee meetings with the City Manager, City Attorney, and other staff, as appropriate. The Mayor, as presiding officer of the City Council, shall work directly with the City Manager to determine agenda setting, including the content, order, and timing of agenda items. The Vice Mayor shall participate in the Agenda Committee in an advisory capacity and assist the Mayor in representing the interests of the entire City Council. The Mayor and Vice Mayor’s roles are to represent the interests of the entire Council.”
The following new paragraph is hereby added immediately following the aboveamended paragraph:
“In the event of differing views within the Agenda Committee, the Mayor shall have final authority over agenda setting, including the content, order, and timing of agenda items, subject to legal and operational constraints identified by City staff.”
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Section 3. Amendment to Section 7.A.2.i – The Decision. The first sentence of the second paragraph of Section 7.A.2.i of the Code of Ethics and Conduct for Elected and Appointed Officials is hereby amended to read as follows:
“If the Agenda Committee is unable to arrive at a consensus on the request, the Mayor or Vice Mayor may grant the request outright.” Section 4. No Other Changes. Except as expressly amended by this Resolution, all other provisions of the Code of Ethics and Conduct for Elected and Appointed Officials shall remain in full force and effect.

Section 5. Effective Date. This Resolution shall take effect immediately upon its adoption.

Section 6. Severability. If any section, subsection, sentence, clause, or phrase of this Resolution is for any reason held to be invalid, such holding shall not affect the validity of the remaining portions of this Resolution. The City Council hereby declares that it would have adopted this Resolution and each section, subsection, sentence, clause, and phrase thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, or phrases may be declared invalid.

PASSED AND ADOPTED by the City Council of the City of East Palo Alto at a regular meeting held on _____________, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Webster Lincoln, Mayor
ATTEST:

City Clerk
APPROVED AS TO FORM:

City Attorney
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Administrative Policy
Code of Ethics and Conduct