Attachment A - Alta Housing Response — Palo Alto City Council, December 11, 2023

AL TA

HOUSING

REQUEST FOR

INFORMATION
—

PALO ALTO
MARCH 2023

SECTION ONE
PROPOSER’S INFORMATION

FORM & COST PROPOSAL
PAGE 03

SECTION TWO

STATEMENT OF INTEREST
PAGE 07

SECTION THREE

STATEMENT OF EXPERIENCE
PAGE 09

SECTION FOUR

PROJECT CONCEPT
PAGE 23

SECTION FIVE

PROJECT PROFORMA
PAGE 32

SECTION SIX

PROJECT TEAM
PAGE 45

TABLE OF CONTENTS
3 PROPOSER’S

INFORMATION

FORM AND COST

PROPOSAL
SECTION #
3 SECTION ONE
City of Palo Alto 1
Attachment A
Proposer’s Information Form

PROPOSER (please type/ print):

Name: __________________________________________________________ Address: __________________________________________________________ Telephone: _______________________ Email: ______________________________ Contact Person: _______________________________________Title: _______________ eMail (Required ): ________________________________________________________ Telephone (Required ): ________________________________ Proposer, if selected, intends to carry on the business as (check one):
 Individual  Joint Venture
 Partnership  Corporation
When incorporated? ______________
In what state? _______________
When authorized to do business in California? _______
 Other (explain):____________________________________________________

ADDENDA
To assure that all Proposers have received each addendum, check the appropriate box(s) below. Failure to acknowledge receipt of an addendum/addenda may be considered an irregularity in the Proposal:

Addendum number(s) received: 1; 2; 3; 4; 5; 6;

Or, _____ _____No Addendum/Addenda Were Received (check and initial).

PROPOSER’S SIGNATURE
No proposal shall be accepted which has not been signed in ink in the appropriate space below:

By signing below, the submission of a proposal shall be deemed a representa tion and certification by the Proposer that they have investigated all aspects of the RFP, that they are aware of the applicable facts pertaining to the RFP process, its procedures and requirements, and they have read and understand the RFP. No request fo r modification of the proposal shall be considered after its submission on the grounds that the Proposer was not fully informed as to any fact or condition.

5 6

7 STATEMENT OF

INTEREST
SECTION #
7 SECTION TWO
8 STATEMENT OF INTEREST
Alta Housing (formerly Palo Alto Housing) is a community-based nonprofi t organization located in Palo Alto that is focused exclusively on providing aff ordable housing and resident services in Santa Clara and San Mateo Counties--in the heart of Silicon Valley--where the need is greatest. Our mission is to create stronger, more diverse communities by providing and maintaining high-quality, aff ordable housing where individuals and families thrive. For over 52 years, AH has built award-winning housing while assisting individuals and families in reaching their goals through our robust resident services program.

Downtown Palo Alto is the hub of the community and is an ideal location for aff ordable housing with its proximity to shopping, transit, parks, schools, and a public library. Acquisition of land is a frequent challenge to building additional aff ordable housing. The City’s strategy of using City-owned parking lots for aff ordable housing is laudable, and a vital technique public agencies can use to facilitate much- needed aff ordable housing. Alta’s response identifi es three parking lots that are most feasible for aff ordable housing and pinpoints two lots where new parking structures can be built. Our preliminary feasibility studies show the City can potentially add 206 units of aff ordable/workforce housing, replace the parking spaces lost through the redevelopment of the 3 housing sites, accommodate the residential parking needs, and increase the total parking count in the downtown area by 130 spaces with our development plan.

This response is Alta’s assessment of the most feasible sites for aff ordable housing and parking. Clearly, this is done without the benefi t of the City’s input, advice, and guidance. We see the City’s role as critical to this process and fully expect the development concepts to evolve accordingly if we are selected to proceed in this process. Our team includes experience in the public and nonprofi t sectors. We would bring that experience with public/private partnerships and an over 50-year commitment to the Palo Alto community as we advance these projects.

Alta Housing is a private, nonprofit organization that builds, develops, acquires, and manages low- and moderate-income housing in the Bay Area. We have vast knowledge and proven experience in delivering affordable and mixed-use developments, and have the full capacity to develop, construct, and manage the housing projects proposed in Palo Alto’s RFI. Alta Housing has acquired/developed 1,046 units since its inception in the early 1970’s and currently has over 500 units in its development pipeline. Palo Alto has served as Alta Housing’s home base for the past 50 years - out of the 29 properties in its portfolio, 24 are located in Palo Alto. Through experience and practice, Alta Housing’s record shows its ability to develop financially secure, vibrant projects. We take pride in the high-quality, safe housing that we create and the support that we provide to our residents in reaching their goals.

The following 3 project profiles are examples of recent Alta Housing developments similar in size and concept to the ones being proposed in this RFI. 9 STATEMENT OF

EXPERIENCE
SECTION #
9 SECTION THREE
10 Development Profile
Developer / Owner: Alta Housing
Property Management: PAHC
Management & Services
Architect: Van Meter Williams
Pollack LLP
Contractor: Nibbi Brothers
Development Type: New
Construction
Site Size: 0.61 Acre
Density: 117 dwelling units/acre
Target Population: 30-70% AMI
Unit Count: 71
Construction Type: 4 Story
Type-IIIA above 1 story Type -1
City of Mountain View Reference:

Vera Gil (former Project Manager
- Affordable Housing at City of
Mountain View), vera_gil@yahoo.
com
LUNA VISTA Mountain View

PROPERTY PROFILE
11 OCT 2017
-
Site
Acquisition
JUNE 2020
-
Commenced
Construction
NOV 2021
-
Completed
Construction
EARLY 2022
-
Full
Occupancy

DEVELOPMENT TIMELINE

DEVELOPMENT DESCRIPTION
Luna Vista is a new construction 71-unit 100% aff ordable housing community located a few blocks north of Mountain View Downtown’s Castro Street.

Households will be well served by the site’s proximity to amenities, transit, shopping.

Adults with intellectual or developmental disabilities who are seeking an independent living environment receive preference on 15 homes. Alta Housing has partnered with Housing Choices Coalition and San Andreas Regional Center (SARC) to better serve this community.

PAHC Management & Services and Housing Choices are providing resident services which includes case management, activities to promote resident engagement, health and wellness programs, and assistance accessing community resources.

The site is within walking distance of City Hall, the public library, parks, small grocery shops, the performing arts center and restaurants. Luna Vista is a mile from Downtown Mountain View CalTrain station and the weekly Farmers’ Market.

The project consists of 70 studio units for residents and 1 two-bedroom apartment for the on-site property manager. Each unit has access to bike parking and self-storage. The design follows the principles of the El Camino Precise Plan and supports an active street frontage through a tall fi rst ﬂ oor with plentiful storefront windows, an inviting entry area with an art feature that gives a lantern eff ect at night, a warm and friendly community room facing El Camino Real and convenient common spaces throughout the property.

A roof top deck on the sixth fl oor includes resident seating areas and views of the mountains and bay. In addition, there are outdoor lounges on the second, third, and fourth fl oors, giving residents various options for outdoor access.

12 Congresswoman Eshoo Mountain View Mayor Lucas Ramirez

LUNA VISTA GRAND OPENING

PROPERTY FEATURES
13 FUNDING SOURCES
Residential Amenities
• On-Site Parking
• Community Room
• Laundry Room
• Community Learning
Center
• Computer Lab
• Roof Deck
Environmental Features
• LEED Platinum Certifi ed
• Rooftop PV Panels
• EV Charging Stations

PROPERTY AMENITIES
Automobile: 32 Spaces
Bicycle: 71 Spaces
Bus: Santa Clara Valley Transportation Authority
(VTA) Bus Stop Located 0.2 Miles From the Site

TRANSPORTATION STRATEGIES

TYPE UNIT COUNT SQFT
Studio 70 391-403
2 Bedroom 1 700

UNIT MIX
City of Mountain View $22.7 Million
Wells Fargo Community Development 4% LIHTC $17.5 Million California Community Reinvestment Corporation
(CCRC)
$9.2 Million
TOTAL $49.4 MILLION
Luna Vista’s Art work was designed by clients from the
Morgan Autism Center
14 Development Profile
Developer / Owner: Alta Housing
Property Management: John
Stewart Company
Architect: Dahlin Group
Development Type: New
Construction
Site Size: 0.59 Acre
Density: 114 dwelling units/acre
Target Population: 30-70% AMI
Unit Count: 67
Construction Type: 3-story Type V
over Type IA podium garage
Redwood City Reference:

Alin Lancaster, ALancaster@
redwoodcity.org

FAIR OAKS
COMMONS Redwood City

PROPERTY PROFILE
15 DEVELOPMENT DESCRIPTION
Fair Oaks Commons is a 67-unit 100% aff ordable housing community that provides independent living for a mix of low-income individuals and extremely low-income special needs veterans.

The North Fair Oaks neighborhood is heavily rent-burdened and this infi ll development was an excellent candidate for Alta Housing, which focuses on developing 100% aff ordable housing. To determine the best use of the site to meet the community’s greatest need, Alta Housing hosted multiple bilingual community meetings with neighbors, community leaders, council members, and planning staff . This project was the fi rst in San Mateo County to utilize SB 35 to streamline entitlements approval.

The property is centrally located on El Camino Real, 1/3 mile away from the Woodside Central Shopping Mall and 1.5 miles away from downtown Redwood City restaurants.

Alta Housing has partnered with the local Veterans Aff airs oﬃ ce and Mental Health Association of San Mateo County to provide supportive services to residents including case management, health and wellness programs, and assistance accessing community resources.

The North Fair Oaks neighborhood underwent a phased rezoning to revitalize the community.

Fair Oaks Commons marries the neighborhood aesthetic with the new zoning requirements, widening sidewalks, adding street trees, and building out multiple infrastructure improvements for the site and neighborhood use.

Of the 67 total units at Fair Oaks Commons, 47 units are set-aside for extremely low-income and very low-income households, including 33 units set-aside for Special Needs (Homeless Veterans, Homeless w/ Mental Illness). The project is supported by Project Based Section 8 and HUD-VASH vouchers are utilized for the 80% of units set aside for very-low to extremely-low income households.

TYPE UNIT COUNT SQFT
Studio 61 370-410
1 Bedroom 5 575
2 Bedroom 1 794

UNIT MIX
Wells Fargo Community Development 9% LIHTC $27 Million
California Community Reinvestment Corporation $7.1 Million County of San Mateo $6.8 Million
Federal Home Loan Bank-SF $1 Million
TOTAL $41.9 MILLION

FUNDING SOURCES
16 Automobile: 50 Spaces; 0.75 Parking Ratio
Bicycle: 45 Spaces
Bus: San Mateo County Transit District
(SamTrans) bus stop located directly
in front of the site. Property provides
residents with Way2Go clipper cards which
allows them to ride the SamTrans bus
system free of charge.

Train: Redwood City Caltrain Station is
located 1.5 miles from the site.

GreenTRIP Certifi ed
Residential Amenities
• Community Room
• Laundry Room
• Community Kitchen
• Outdoor Exercise Equipment
• Computer Lounge
• Multiple Work / Study Lounges
• Outdoor Electric BBQ Grill
Environmental Features
• LEED Platinum
• Solar Photovoltaic Panels
• Drought Tolerant Landscaping
• Occupancy Sensors on All Common
Area Lighting Controls

PROPERTY AMENITIES

TRANSPORTATION STRATEGIES

17 MAY 2016
-
Site
Acquisition
FEB 2019
-
Commenced
Construction
NOV 2020
-
Completed
Construction
MARCH 2021
-
Full
Occupancy

DEVELOPMENT TIMELINE

SITE PLAN - GROUND FLOOR

SITE PLAN - SECOND FLOOR
18 Development Profile
Developer / Owner: Alta Housing
Property Management: PAHC
Management & Services
Architect: PYATOK architecture +
urban design
Contractor: L&D Construction
Development Type: New Construction
Site Size: 20,191 SF (0.46 acres)
Density: 128 dwelling units/acre
Target Population: 30-60% AMI
Unit Count: 59
Construction Type: 3-story Type VA
over 2-story Type IA podium (split level
garage and basement)
WILTON
COURT Palo Alto

PROPERTY PROFILE
19 2012-2013 - Site Acquisition
2017 - Initial Study Session
with City Council
2018 - Aﬀ ordable Housing
Combining District approved
by City of Palo Alto
2019 - Entitlements Approved
2020 - Final Design
Review Approval
NOV 2020 - Commenced
Construction
NOV 2022 - Occupancy

DEVELOPMENT TIMELINE

DEVELOPMENT DESCRIPTION
Wilton Court is a new construction, 59-unit, 100% aff ordable housing community located in Palo Alto’s Ventura
neighborhood. Households are well served by the site’s
proximity to amenities, transit, shopping, parks, and location within the award-winning Palo Alto School District. This is Alta Housing’s fi rst all-electric apartment building.

Twenty-one (21) apartments are set aside for adults with intellectual or developmental disabilities who are seeking an independent living environment. Alta Housing partners with two other non-profi ts, Housing Choices Coalition and San Andreas Regional Center to better serve this
community.

PAHC Management & Services and Housing Choices
provide resident services which include case
management, activities to promote resident engagement,
health and wellness programs, and assistance accessing
community resources.

The project consists of 55 studio and 4 one-bedroom
apartments for households earning between 30% and
60% of the area median income. There is an on-site
property manager.

20 • On-site parking
• Community room with kitchen
• Laundry room
• Activity room with computer lab
• Podium deck with landscaping and social
seating areas
• Heating/air conditioning in common areas and
units
• Small lounge on fourth ﬂ oor
Meets California Green Building Code, Tier 2, and
Palo Alto Municipal Reach codes
GreenPoint Rated Gold minimum anticipated
• 100% electric
• Rooftop PV and Solar Hot Water panels
• EV Charging on-site
• Drought tolerant landscaping
• Bio-retention stormwater management
• Recycled water for landscape irrigation and
irrigation metering
• Large Oak tree saved on site
• Low-ﬂ ow and water-eﬃ cient plumbing fi xtures
• Energy eﬃ cient appliances
• Reduced cement content concrete
• Recycling stations throughout building
• Low VOC paints and fi nishes
• Resilient and durable ﬂ ooring throughout

RESIDENTIAL AMENITIES

ENVIRONMENTAL FEATURES
Automobile: 41 spaces with 8 EV chargers for 16 spaces
Bicycle: 70 spaces in secured room and 8 spaces on-street Bus: Santa Clara Valley Transportation Authority (VTA) bus stop located 0.1 miles from the site.

TRANSPORTATION STRATEGIES
Total Project Cost: $46.3 million
Construction Financing:
• $24 Million Wells Fargo Construction Loan
• $20.5 Million City of Palo Alto Loan
• $2.8 Million Santa Clara County Loan
Permanent Funding:
• $4.5 Million from Conventional Perm Loan- A Tranche
(estimated)
• $20 Million from City of Palo Alto
• $2.8 Million From County of Santa Clara Supportive
Housing Loan
• $16.5 Million 4% tax credits

FUNDING SOURCES

22 DESIGN NOTES
Wilton Court is PYATOK’s third community built with Alta Housing in Palo Alto: the fi rst being Oak Court, aff ordable housing serving families in downtown, completed in 2005, and Tree House Apartments, aff ordable studios on West Charleston Road, completed in 2011.

Organized as a simple L-shape atop a garage, the building steps down toward the neighborhood and shapes a generous landscaped courtyard sheltered from El Camino Real’s traﬃ c and matching the pattern of neighborhood backyards. A landscape accent wall provides privacy for residents and neighbors and, with a lighted overhead trellis, creates a cozy outdoor room. The ground ﬂ oor also contains a community kitchen, activity room, common laundry, package storage, and management oﬃ ces. Secured bicycle parking is entered from El Camino Real as well as from the garage, which has two levels of parking entered from the alley on the north.

The building’s simple massing is clad primarily with a terra cotta rain-screen in a stacked bond pattern, and two colors of stucco. The ground ﬂ oor materials are a mix of board-formed concrete and a capless aluminum storefront system with off set mullions that bend away from the sidewalk to allow additional sidewalk landscaping. Residential windows facing south and west are shaded with metal surrounds.

Wilton Court’s interior design is built around a concept of dignity: wayfi nding through subtle color and texture changes, consistency in locating commonly used resources and appliances, and ease of reaching and grasping regardless of users’ posture, body size, and mobility; this way residents with a range of abilities can feel full access to, and ownership of, their shared and private spaces. The design focused on creating places for retreat from large groups, direct views into spaces for getting a sense of a room before entering into it, and designed around principles of tolerance for error and comfortability without fatigue.

VINYL WINDOWS,

DARK BRONZE

NEW CONCRETE SIDEWALK

WITH PLANTER BEDS

COLORED ALUMINUM PANEL

BETWEEN WINDOWS, PAINTED
CLAY POT (DE5174)

VERTICAL BOARD-

FORMED CONCRETE,

CLEAR GRAFITTI COATING

PROJECTING ALUMINUM WALL

COPING, PAINTED TO MATCH

ADJACENT STUCCO WALL

STUCCO, PAINT COLOR
SAND DOLLAR (DE6171)

BREAK METAL

SUNSHADE, KYNAR

SILVER SATIN FINISH

NEACERA TERRACOTTA TILE, STACKED

BOND, TWO COLOR PATTERN (RUSTIC

CANYON AND TOSCANA)

CAPLESS DARK BRONZE

ALUMINUM STOREFRONT,

OFFSET MULLIONS

STUCCO, PAINT COLOR
WOODEN PEG (DE6215)

FLUSH WALL CAP, PAINTED

TO MATCH TERRACOTTA
23 PROJECT CONCEPT
SECTION #
23 SECTION FOUR
24 DEVELOPMENT CONCEPT
The Alta Housing team evaluated the 12 City-owned parcels identifi ed in the RFI. We determined that three were feasible for the development of aff ordable housing from a fi nancing and operational perspective – Lots A, C, and T. These proposed sites would provide housing for several critical and underserved populations. Preliminarily, we are proposing two family projects (with a mixture of studios, one-, two-, and three-bedroom units) and one project for senior housing. Based on our massing and yield studies, we anticipate the three projects could produce approximately 206 new aff ordable units. More detailed information on the three sites is contained below.

Developing these Downtown parking sites would be an exciting opportunity, since Alta Housing has an established presence in the Downtown area. These new Alta Housing communities would contain new support services and community spaces that could be made available to the residents in our two existing apartments thus, enhancing the City’s existing aff ordable communities.

The RFI lists workforce housing for City or Palo Alto Unifi ed School District (PAUSD) employees as a possible housing type. If selected, Alta Housing would be interested in collaborating with the City to explore the use of one of the sites for City or PAUSD workforce housing. We are eager to learn more about the City’s preferences on details such as unit sizes, common area amenities, and parking, as well as its thoughts on potential funding sources.

Below, we have also identifi ed two City-owned parcels with the potential for new above-grade parking structures–Lots D and O. We estimate that the two structures could provide 606 new parking spaces. At this early stage, we would like to consider the potential for resident parking to be contained in the new parking structures, to maximize the number of housing units that could be provided on each site, and to reduce costs. We could shift to a conventional on-site parking solution if shared parking within the new City garages is not feasible or desirable.
25 LOT A - 431 EMERSON STREET

AFFORDABLE LARGE FAMILY HOUSING
The large and rectangular parking lot at the corner of Emerson Street and Lytton Avenue provides an ideal location for family aff ordable housing. Providing aff ordable housing for young families in the Downtown area will benefi t the Palo Alto Unifi ed School District, which has seen its enrollment shrink over the past decade.

Alta Housing is particularly interested in this site because we own and operate the adjacent property at 439 Emerson St. (Barker Hotel). Residents from both properties would benefi t from shared community space and resident services. The Barker Hotel is a small two-story SRO with 26 rooms on a 5000 sq foot lot with residents that are generally extremely low income (around 30% AMI or below). The second story provides 26 rooms (between 110 and 200 sq feet) and there are two commercial spaces on the ground level.

For this project, we envision an L-shaped, four story building with active frontages including townhomes along Emerson Street and the building entrance along Lytton Avenues. Our initial massing study demonstrates that we would accommodate 57 units on the property. Our proposal includes a mix of 3 studios, 25 one-bedrooms, 15 two-bedroom and 14 three bedroom apartments. We propose a 5-story Type III construction over one level podium. Our rooﬂ ine is at 60 feet and the top of the parapet reaches 70 feet, which would necessitate an exception to Palo Alto’s 50 foot maximum height limit. To minimize construction costs, the building would be at grade with no underground parking. 45 parking spaces would be provided in a highly eﬃ cient above grade parking structure, across the street at Lot O (Emerson/High Street).

The building’s on-site amenities would include laundry facilities, a large community room with an ample communal kitchen, oﬃ ces for supportive services and property management and an at-grade 6000 square foot courtyard. The landscaped courtyard would have play equipment, seating and gathering areas for families. Resident services at the property would include after school and family programming.

Opening to the street, the large community room and kitchen would serve as space for resident interactive activities. Barker Hotel residents would benefi t tremendously from having access to the shared resident services, community room and kitchen next door.

On the ground level, along Emerson Avenue, there would be six two-bedroom townhomes with stoops and porches. These would be set back from the sidewalk with drought resistant landscaping.

Management and resident services oﬃ ces would be on the ground level on the Lytton side of the building, complementing the combination of housing and oﬃ ces across the street.

We propose to fi nance the development with a combination of City, County, State, and Low Income Housing Tax Credits. The building would provide aff ordable rental homes for residents between 30% and 60% AMI, with the average aff ordability at 44% AMI. In Santa Clara County, a 4-person household at 30% AMI earns $50,550 and at 60% AMI earns $101,100.

We foresee the land being nominally ground leased (i.e., $1/year) for an extended period of 55 or more years, which would be determined in consultation with the City based on aff ordable lender and investor requirements. The City and County fi nancing and obtaining entitlements would make us eligible for the State fi nancing that would be crucial to applying for Tax Credits. The County, State, and Tax Credits are all competitive and highly sought after, adding to fi nancing timing risks. The lot is currently zoned PF and would need to be rezoned preferably to a zone that would make the development eligible for entitlement streamlining.

1. Palo Alto Housing Element, page xx.

2. Avenidas 2022 Community Assessment Survey for Older Adults, page 8 Total Unit Mix:

Total Units -57 (750 gsf avg)
Studios (400 SF)03 (05%)
1 BR (550 SF)25 (43%)
2 BR (825 SF)09 (16%)
2 BR TH (1,100 SF)06 (11%)
3 BR (1,100 SF)14 (25%)

EMERSON ST
LYTTO
N AVE
LY
TTON
AVE
ALL
EY

EMERSON ST
1BR 1BR2BR3BR
2 BR
TH
2 BR
TH
2 BR
TH
2 BR
TH
2 BR
TH
2 BR
TH
ELECT. RMWASTE
OFFICE

BIKE RM

LAUNDRY

COMMUNITY ROOM
(1,300 SF)

COURTYARD
(6,000 SF)
105' - 0"
5' - 0"20' - 0"31' - 0"137' - 0"
5' - 0"46' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"10' - 0" 44' - 0"25' - 0"6' - 0"25' - 0"5' - 0"
193' - 0"
105' - 0"

EMERSON ST

LYTTON AVE
ALLEY
MECH. &
PLUMB. RM
OFFICE
MAIL
30' - 0" 9' - 0" 16' - 0" 34' - 0" 16' - 0"
ADMIN
15' - 0" 17' - 0" 12' - 0"
6' - 0"22' - 0"22' - 0"33' - 0"44' - 0"10' - 0"
1BR 1BR2BR3BR
1BR 1BR 1BR 1BR 1BR
3BR2BR
3BR3BR
STUDIO
WASTE
44' - 0"17' - 0"44' - 0"
25' - 0"6' - 0"25' - 0"137' - 0"
5' - 0" 25' - 0" 6' - 0" 25' - 0" 44' - 0"
25' - 0"26' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"10' - 0" JCIDF
11' - 0"33' - 0"
6' - 0"22' - 0"22' - 0"33' - 0"44' - 0"10' - 0"
© 2019 PYATOK ARCHITECTURE & URBAN DESIGN

REVISION SCHEDULE
NO.ISSUEDATE
STAMP:

SHEET:

DRAWN BY:

CHECKED BY:

ISSUE DATE:

SCALE:

TITLE:

JOB NUMBER:

PRELIMINARY - Not for Construction -
1611 TELEGRAPH AVE.

SUITE 200
OAKLAND, CA 94612
T. 510.465.7010 | F. 510.465.8575
www.pyatok.com
As indicated
1/30/2023 11:14:57 AM

RFI SITE STUDIES

ALTA HOUSING
0000
Author
Checker
xx/xx/xxxx

PALO ALTO LOT A
LOT A
431 Emerson StPalo Alto, CA 94301
Sobrato Center for
Nonprofits, 3460 W
Bayshore Rd Suite
104, Palo Alto, CA
94303
W 3D Axon West
E 3D Axon East
3/32" = 1'-0"1 Level 01
3/32" = 1'-0"3 Level 03-05
Lot A
431 Emerson Street
APN: 120-26-005
Site Area: 20,265 SF
Mass Floor Schedule
Mass: Family Floor Area
LEVEL 1
Utility1117 SF
Circulation1526 SF
Units3025 SF
Amenity3789 SF
9457 SF
LEVEL 2
Utility485 SF
Circulation2525 SF
Units3850 SF
6860 SF
LEVEL 3
Utility275 SF
Circulation2525 SF
Units10445 SF
13245 SF
LEVEL 4
Utility275 SF
Circulation2525 SF
Units10445 SF
13245 SF
LEVEL 5
Utility275 SF
Circulation2525 SF
Units10445 SF
13245 SF
TOTAL:56050 SF
26 27
LOT C - 264 LYTTON AVENUE

AFFORDABLE SENIOR HOUSING
Parking Lot C on Ramona Street would be an ideal location for creating vibrant, aff ordable senior housing for Palo Alto residents. Seniors living here would benefi t from being steps away from the Avenidas Senior Center and Cogswell Plaza with its shaded benches & tables, landscaped ﬂ ower beds and walking path.

Over the last ten years, Palo Alto’s senior population has grown by 19%

1. Avenidas’ Bryant street location
provides a wide range of programs, information, and services that enable people to stay active, and maintain their independence - everything from fi tness and health programs to technology classes. It is a community hub for seniors. Residents living next door could easily take advantage of these programs and activities to maintain vibrant and active lives.

In Avenidas’ 2022 Community Assessment Survey of Older Adults, participants rated the overall quality of life in their community. Housing was a major concern for seniors. Approximately, 29% of the survey respondents reported housing stress meaning they spend more than 30% of their income on housing costs. This is not surprising given that nineteen percent (19%) of respondents earned less than $50k a year, putting them below the 50% AMI level for Santa Clara County. 2 Similar to Lot A, we would provide 40 reserved parking spaces in the new parking garage at Lot O.

Parking Lot C currently has approximately 25 reserved parking spaces for Avenidas clients. Our plans would include replacing this parking in the new parking structure as well. The Alta Housing team would engage with the Avenidas community to better understand the Avenidas’ parking needs and explore other parking solutions.

The Alta Housing proposed development would be a rectangular double loaded building with fi ve stories. The ground level would be concrete, with four ﬂ oors of Type V (wood frame) or fi ve ﬂ oors of Type III (fi re-treated wood frame) over the podium.

This 60,000 square foot building would be a welcoming home for seniors with 76 apartments including 9 studios, 66 one-bedroom apartments and a two-bedroom for the on-site property manager. Studios would be 450 square feet and one-bedrooms 550 square feet.

The ground ﬂ oor design would support an active pedestrian experience with plentiful storefront windows and a large community room and communal kitchen facing Ramona. The main entrance would be on Ramona near the corner of Ramona and Paulsen Lane. On site amenities would include a laundry room, bike parking, management and resident services oﬃ ces, a large community room and communal kitchen.

Total Unit Mix:

Total Units -76 (535 gsf avg)
STUDIO (400 SF)9 (11.8%)
1 BR (550 SF)66 (86.9%)
2 BR (950 SF)1 (1.3%)
WASTE
LOBBY
59' - 0"
22' - 0" 15' - 0" 13' - 0" 9' - 0"
219' - 6"
219' - 6"

COGSWELL PLAZA

PAULSEN LN

SENIOR CENTER

RAMONA ST
STAIR
STAIR
59' - 0"
BIKES
8' - 6"17' - 6"26' - 0"63' - 6"26' - 0"50' - 6"26' - 0"1' - 6"

COMMUNITY
ROOM
COMM.

KITCHEN
9' - 0"22' - 0"8' - 0"20' - 0"
8' - 6"43' - 6"104' - 0"62' - 0"1' - 6"
MECH. / ELEC.
1BR1BR1BR
MECH. / ELEC.
1BR
PORCH
MAIL

OFFICESLAUNDRY
& LOUNGE
1BR

RESTROOMS

OFFICES
WASTE
1BR
1BRS
1BR
1BR1BR 1BR1BR
59' - 0"
8' - 6"211' - 0"
22' - 0" 6' - 0" 22' - 0" 9' - 0"
9' - 0"26' - 0"28' - 6"147' - 6"
STAIR
S
STAIR
59' - 0"
26' - 0"17' - 6"26' - 0"26' - 0"26' - 0"26' - 0"26' - 0"10' - 0"27' - 6" 1BR 1BR1BR
1BR
LOBBY

LAUNDRY /
LOUNGE
1BR
22' - 0" 6' - 0" 22' - 0" 9' - 0"
JC
1 BR
2BR MANAGERS'
UNIT - L6 ONLY
(no unit L6)
(no unit L6)
(no unit L6)

RAMONA ST
COGSW
ELL PL
AZA
PAUL
SEN
LN
COGS
WEL
L
PL
AZ
A
SEN

IOR CENTER
© 2019 PYATOK ARCHITECTURE & URBAN DESIGN

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PRELIMINARY - Not for Construction -
1611 TELEGRAPH AVE.

SUITE 200
OAKLAND, CA 94612
T. 510.465.7010 | F. 510.465.8575
www.pyatok.com
As indicated
3/6/2023 2:42:22 PM

RFI SITE STUDIES
Alta Housing
0000
Author
Checker
xx/xx/xxxx
Pal Alto Lot C - Seniors
LOT C
264 Lytton AvePalo Alto, CA 94301
Sobrato Center for
Nonprofits, 3460 W
Bayshore Rd Suite
104, Palo Alto, CA
94303
1/16" = 1'-0"1 Level 01
1/16" = 1'-0"3 Level 02-06
W 3D Axon West
E 3D Axon East
Mass Floor Schedule
Mass: Type Floor Area
LEVEL 1
Amenity 3755 SF
Circulation 2083 SF
Residential 2860 SF
Service 1300 SF
9998 SF
LEVEL 2
Amenity 162 SF
Circulation 1927 SF
Residential 8206 SF
Service 105 SF
10400 SF
LEVEL 3
Amenity 162 SF
Circulation 1927 SF
Residential 8206 SF
Service 105 SF
10399 SF
LEVEL 4
Amenity 162 SF
Circulation 1927 SF
Residential 8206 SF
Service 105 SF
10399 SF
LEVEL 5
Amenity 162 SF
Circulation 1927 SF
Residential 8206 SF
Service 105 SF
10399 SF
LEVEL 6
Amenity 162 SF
Circulation 1927 SF
Residential 6490 SF
Service 105 SF
8684 SF
TOTAL: 60279 SF
Lot C
264 Lyton Avenue
APN: 120-26-095
Site Area: +/-12,951 SF
S1BR2BRTOTAL
L10505
L2213015
L3213015
L4213015
L519111
TOTAL966176
28 29
LOT T - 450 LYTTON AVENUE

AFFORDABLE LARGE FAMILY HOUSING
Lot T with its rectangular shape, size, and location on a corner lot is ideal for an aff ordable large family rental housing development. Our initial massing study demonstrates that we could accommodate 73 rental apartments. We propose a 5-story Type III construction over a one level concrete podium. Our rooﬂ ine would be at 60 feet and the top of the parapet would reach 70 feet. Our unit mix would include 5 studios, 27 one-bedroom, 20 two-bedroom, and 21 three-bedroom units.

Because of its location in the Downtown, we propose walk-up townhome units along Kipling Street facing the 1 - 3 story single family buildings across the street. Our building’s front entrance, and the leasing and residential services oﬃ ces that face Lytton Avenue complement the commercial/oﬃ ce buildings along the block.

To minimize construction costs, the building would be at grade with no underground parking. Parking would be provided off site in a highly eﬃ cient above grade parking structure. This would allow us to create an active ground ﬂ oor along both street frontages and interior at-grade residential courtyard.

Using a 0.75 parking ratio allowable in the Downtown Zone, we would provide 58 dedicated parking spaces for the residents within a new public parking structure built on Parking Lot D.

The building’s on-site amenities would include laundry facilities, a large community room with kitchen facilities, bike room, oﬃ ces for supportive services and property management and an at-grade courtyard. Opening to the interior courtyard, the large community room would serve as space for resident interactive activities.

We intend to fi nance the development with a combination of City, County, State, and Low Income Housing Tax Credits. The building would provide aff ordable rental homes for residents between 30% and 60% AMI.

We foresee the land being nominally ground leased (i.e., $1/year) for an extended period of 55 or more years, which would be determined in consultation with the City based on aff ordable lender and investor requirements. The City and County fi nancing and obtaining entitlements would make us eligible for the State fi nancing that would be crucial to applying for Tax Credits. The County, State, and Tax Credits are all competitive and highly sought after adding to fi nancing timing risks. The lot is currently zoned PF and would need to be rezoned preferably to a zone that would make the development eligible for entitlement streamlining.

T0.01
4 (3BR Level 2)
25' - 0"
1BR (LEVEL 2)
22' - 0"
1 BR (LEVEL 2)
22' - 0"10' - 0"
2BR
3BR
22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"
STUDIO (LEVEL 2)
22' - 0"10' - 0"4' - 0"
168' - 0"
WASTE

SERVICE /

BOHBIKES

COMMUNITY
ROOM
3BR56' - 6"
56' - 0"81' - 0"25' - 0"6' - 0"
25' - 0"6' - 0"25' - 0"81' - 0"25' - 0"
STAIR
STAIR
6"
(1BR Level 2)
22' - 0" 34' - 0"
3' - 0"
6" 33' - 0"
6' - 6" 45' - 0" 30' - 0" 6' - 0" 20' - 0" 5' - 0"
106' - 0"
112' - 0"
MECH.
2BR
TH
2BR
TH
2BR
TH
2BR
TH
2BR
TH
OFFICE
LOBBY
& MAIL
OFFICE
1BR
45' - 0" 5' - 0"
3' - 0"
T0.01
4 3BR1BR
2BR
1BR
1BR
3BR
S
2BR
3BR3BR 2 BR

LAUNDRY
STAIR
STAIR
WASTE
56' - 0"81' - 0"25' - 0"6' - 0"
25' - 0"6' - 0"25' - 0"
6' - 6" 45' - 0" 30' - 0" 6' - 0" 20' - 0" 5' - 0"
44' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"10' - 0"4' - 0" 69' - 0"43' - 6"
69' - 0"
106' - 0"
MECH.
1BR 1BR
1BR
5' - 0"32' - 0"44' - 0"
3' - 0"
3' - 0"
45' - 0" 5' - 0"

KIPLING
LYT
TON AV
E.

LEVEL 1
+0' - 0"
LEVEL 3
+20' - 0"
LEVEL 4
+30' - 0"
LEVEL 5
+40' - 0"
LEVEL 6
+50' - 0"
T.O. PARAPET
+70' - 0"
ROOF
+60' - 0"
LEVEL 2
+10' - 0"
20' - 0" 40' - 0"
60' - 0"
© 2019 PYATOK ARCHITECTURE & URBAN DESIGN

REVISION SCHEDULE
NO.ISSUEDATE
STAMP:

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JOB NUMBER:

PRELIMINARY - Not for Construction -
1611 TELEGRAPH AVE.

SUITE 200
OAKLAND, CA 94612
T. 510.465.7010 | F. 510.465.8575
www.pyatok.com
1/16" = 1'-0"
2/14/2023 3:30:31 PM

RFI SITE STUDIES
Alta Housing
0000
Author
Checker
xx/xx/xxxx
Parcel T Site Study
T0.01
Parcel T, Palo Alto
Sobrato Center for
NonProfits
Palo Alto, CA
1/16" = 1'-0"1 GROUND FLOOR PLAN (L1)
1/16" = 1'-0"2 UPPER FLOOR PLAN (L3-L5)
3 3D VIEW

GROSS BUILDING AREA (GSF)
NameFloor Area
LEVEL 1
Amenity2,947 SF
Circulation - Horiz.1,822 SF
Circulation - Vertical600 SF
Residential6,105 SF
Service1,575 SF
13,049 SF
LEVEL 2
Circulation - Vertical600 SF
Residential8,580 SF
9,180 SF
LEVEL 3
Amenity200 SF
Circulation - Horiz.1,622 SF
Circulation - Vertical600 SF
Residential10,690 SF
Service280 SF
13,392 SF
LEVEL 4
Amenity200 SF
Circulation - Horiz.1,622 SF
Circulation - Vertical600 SF
Residential10,690 SF
Service280 SF
13,392 SF
LEVEL 5
Amenity200 SF
Circulation - Horiz.1,622 SF
Circulation - Vertical600 SF
Residential10,690 SF
Service280 SF
13,392 SF
LEVEL 6
Amenity200 SF
Circulation - Horiz.1,622 SF
Circulation - Vertical600 SF
Residential10,690 SF
Service280 SF
13,392 SF
ROOF
Circulation - Vertical600 SF
600 SF
Total Building Area:76,397 SF
1/16" = 1'-0"4 Kipling Street (North)
Parcel T
450 Lytton Avenue
APN: 120-15-100
Site Area: 19,236 sf
Open Space (Courtyard):4,400 GSF
(60 sf/unit)
5 3D Axon - Courtyard
UNIT MIX:

Total Units -73(780 gsf average)
Studio (400 GSF) 05 (07%)
1 BR(550 GSF) 27 (37%)
2 BR(825 GSF)20 (27%) -5 are Townhomes
3 BR (1,100 GSF)21 (29%)
30 31
LOT O - 460 EMERSON STREET

PARKING STRUCTURE
We chose this location to redevelop the current lot into a 6-story parking structure with approximately 222 parking spaces because of its rectangular shape and close proximity to the two new aff ordable rental housing located on Lots A & C. We would dedicate 85 spaces in the new structure for the future residents of those two housing developments. An additional 25 spaces could be set aside as replacement parking for Avenidas. This would leave an additional 112 spaces for public parking.

LOT D - 375 HAMILTON

PARKING STRUCTURE
The City has an existing set of plans for a parking structure on this lot. We would recommend that the City look at adding an additional level of parking to that existing design and within the structure, dedicate 58 spaces to the aff ordable housing development on Lot T. The remaining 326 spaces would be available for public parking.

The 606 spaces in Lots O and D would cover the removal of existing surface spaces in Lots A, C, T, O & D, the addition of spaces for the proposed housing developments at Lots A, C, and T, and the desired additional 130 spaces requested in the RFI.

PARKING STRUCTURE FINANCING
We would start by having conversations with the City staff on how to best fi nance the parking structures, as we are not parking developers. Our construction costs estimate is based on the City’s $115,404/space in lieu fee and our fi nancing sources are suggestions. We anticipate the identifi ed gap could be fi lled with future in-lieu fees paid through other developments.

We have consulted Douglas Parking, which owns, manages, or leases approximately 150 parking facilities in nine states including: Arizona, California, Colorado, Louisiana, Nevada, Oregon, North Carolina, Washington, and West Virginia. With 88 years of experience, Douglas Parking operates every type of parking facility, from fully automated to valet attended, for public and private clients. Its parking facilities across the country serve a variety of uses, including mixed-use properties, hospitals, commercial buildings, high-rise towers, museums, government oﬃ ces, universities, and residential communities.

Housing development on Lots A, C, and T would provide development in-lieu fees of $23.8 million toward the construction of both parking structures. This would cover 30% of the estimated costs. With the City’s current $15 million in parking in-lieu fees and additional Infi ll Infrastructure Grant funding from CA Housing & Community Development, we believe about 75% of the cost of the 2 parking structures would be covered. We would provide assistance to the City - for example, in selecting an architect, GC, or design/build fi rm to work with, in applying for HCD IIG funding, and in fi guring out the timing of the payment of the fee so that construction of the structures would meet the timing of the aff ordable housing.
32 PROJECT PROFORMA
SECTION #
32 SECTION FIVE
33 LOT A - 431 EMERSON STREET

FINANCIAL PROFORMA
Assumptions
Number of Units: 57
Housing Type: Large family
Parking: 100% off site, 45 spaces in Lot O across the street (0.75 ratio + 2 staff spaces) Parking In-Lieu Fee: $5,193,180 which can be included in Lot O fi nancing Interest Rate: 8.25% Tax-exempt construction loan

8.50% Taxable construction loan

7.25% Permanent loan
Timing: 2 years for City to select developer and enter into an ENA 2 years for predevelopment
Construction start Early 2027
Lot O garage will be built simultaneously provide residents a place to park In-lieu fee paid at housing construction loan closing, disbursed to garage at garage perm closing UNIT
TYPE
%
MEDIAN
INCOME
#
UNITS
GROSS
RENTS

UTILITY

ALLOWANCES

TOTAL NET

MONTHL Y
RENT
ANNUAL
RENT
RRH
UNITS
S8 PBV
ELI
UNITS
TOTAL
ANNUAL

SUBSIDY
Studio 30% 2 885 36 849 20,376 2 0 0
1 bd 30% 13 948 43 905 141,180 8 5 95,160
2 bd 30% 8 1,138 58 1,080 103,680 3 5 114,180
3 bd 30% 7 1,314 74 1,240 104,160 2 5 155,640
Studio 60% 1 1,770 36 1,734 20,808 - - 0
1 bd 60% 12 1,896 43 1,853 266,832 - - 0
2 bd 60% 7 2,275 58 2,217 186,228 - - 0
3 bd 60% 6 2,628 74 2,554 183,888 - - 0
3 bd MNGR 1 0 0 0 0 - - 0
Total 57 1,027,152 15 15 364,980
Unit Mix Schedule
Total Gross Rental Income from Units 1,392,132

SOURCE AMOUNT PER UNIT INTEREST TERM
Bank Loan 4,736,877 83,103 7.25% 35
Santa Clara County Funding 8,550,000 150,000 3% 55
Bay Area HFA 5,061,552 88,799 3% 55
CA HCD Funding 10,000,000 175,439 4% 55
City of Palo Alto Funding 6,000,000 105,263 3% 55
Tax Credit Equity 23,539,580 412,975
Total Sources 57,888,009 1,015,579
Permanent Sources of Financing
34 USES AMOUNT PER UNIT
Acquisition & Holding Cost 0 0
Hard Costs - 70%
Construction Contract 36,837,824 646,278
Contingency - Owner’s 3,683,782 64,628
Soft Costs - 30%
Architecture & Engineering 2,373,472 41,640
Construction Management 150,000 2,632
Parking In-Lieu Fee 5,193,180 91,108
Construction Loan Financing
(Fees, Expenses, Interest)
7,507,714 131,714
Permanent Loan Financing
(Fees, Expenses, Interest)
81,632 1,432
Other Soft Costs 2,060,404 36,147
Total 57,888,009 1,015,579
Total Development Cost 57,888,009
Eligible Basis 49,204,808
x DDA/QCT Boost 130%
Adjusted Eligible Basis 63,966,250
x Applicable Fraction 100%
Qualifi ed Basis 63,966,250
x Tax Credit Rate 4%
Annual Tax Credits 2,558,650
Total Tax Credits (10 years) 25,586,500
x Tax Credit Equity Rate 0.92 23,539,580
Plus State Tax Credits (if any)
Total Tax Credit Equity 23,539,580
Development Budget
Tax Credit Calculation
35 ESCALATIONYR 1 YR 2 YR 3 YR 4 YR 5 YR 6 YR 7 YR 8 YR 9 YR 10 YR 11 YR 12 YR 13 YR 14 YR 15 Rental Income
from Rents2.50%1,027,152 1,052,831 1,079,152 1,106,130 1,133784 1,162,128 1,191,181 1,220,961 1,251,485 1,282,772 1,314,841 1,347,712 1,381,405 1,415,940 1,451,339 Rental Subsidy
Income1.50%364,980 370,455 376,012 381,652387,376393,187 399,085 405,071 411,147 417,314 423,574 429,928436,377442,922 449,566 Less Vacancy5%(69,607) (71,164) (72,758) (74,389) (76,058)(77,766)(79,513) (81,302) (83,132) (85,004) (86,921) (88,882) (90,889) (92,943) (95,045) Effective Gross
Income1,322,525 1,352,121 1,382,405 1,413,393 1,445,102 1,477,550 1,510,753 1,544,731 1,579,501 1,615,082 1,651,495 1,688,758 1,726,893 1,765,920 1,805,860 Less Operating
Expenses3.50%(798,000) (825,930)(854,838) (884,757)(915,723) (947,774) (908,946) (1,015,279) (1,050,814) (1,087,592) (1,125,658) (1,165,056) (1,205,833) (1,248,037) (1,291,718) Less Mandatory
Admin Fees(95,400) (95,400) (95,400) (95,400) (95,400) (95,400) (95,400) (95,400) (95,400) (95,400) (95,400) (95,400) (95,400) (95,400) (95,400) Net Operating
Income429,125 430,791 432,167 433,236 433,979434,376434,407 434,052 433,287 432,090 430,437 428,302 425,660 422,483 418,742 Less Debt Service(373,153) (373,153) (373,153) (373,153) (373,153) (373,153) (373,153) (373,153) (373,153) (373,153) (373,153) (373,153) (373,153) (373,153) (373,153) Debt Service
Coverage Ratio1.15 1.15 1.16 1.16 1.16 1.16 1.16 1.16 1.16 1.16 1.15 1.15 1.14 1.13 1.12 Net Cash Flow55,973 57,639 59,015 60,084 60,826 61,223 61,255 60,899 60,134 58,938 57,284 55,150 52,508 49,330 45,589 LP Asset
Management Fee3%(7,500) (7,725) (7,957) (8,195) (8,441)(8,865)(8,955) (9,224) (9,501) (9,786) (10,079) (10,382) (10,693) (11,014) (11,344) Partnership
Management Fee3%(17,500) (18,025) (18,566) (19,123) (19,696) (20,287) (20,896) (21,523) (22,168) (22,834) (23,519) (24,224) (24,951) (25,699) (26,470) 30,973 31,889 32,492 32,765 32,688 32,242 31,403 30,152 28,465 26,318 23,687 20,544 16,864 12,6177,774 Deferred
Developer Fee50%(15,486) (15,944) (16,246) (16,383) (16,344) (16,121) (15,702) (15,076) (14,233) (13,159) (11,843) (10,272) (8,432) (6,308)(3,887) Distribution to
Lenders50%(15,486) (15,944) (16,246) (16,383) (16,344) (16,121) (15,702) (15,076) (14,233) (13,159) (11,843) (10,272) (8,432) (6,308)(3,887) Cash Flow Projection
36 LOT C - 264 LYTTON AVENUE

FINANCIAL PROFORMA
Assumptions
Number of Units: 76
Housing Type: Seniors
Parking: 100% off site, 40 spaces in Lot O 1 block away (0.5 ratio + 2 staff spaces) if residents can cut through mid-block
Parking In-Lieu Fee: $4,616,160 which can be included in Lot O fi nancing Interest Rate: 8.25% Tax-exempt construction loan

8.50% Taxable construction loan

7.25% Permanent loan
Timing: Construction start 1 year after Lot A starts
Construction start Early 2028
Lot O garage will be under construction when Lot C begins and will residents a place to park In-lieu fee paid at housing construction loan closing, disbursed to garage at garage perm closing UNIT
TYPE
%
MEDIAN
INCOME
#
UNITS
GROSS
RENTS

UTILITY

ALLOWANCES

TOTAL NET

MONTHL Y
RENT
ANNUAL
RENT
RRH
UNITS
S8 PBV
ELI
UNITS
TOTAL
ANNUAL

SUBSIDY
Studio 30% 9 885 36 849 91,692 - 9 146,880
1 bd 30% 10 948 43 905 108,600 - 10 190,320
Studio 50% 0 1,770 36 1,734 0 - - 0
1 bd 50% 56 1,896 43 1,853 1,245,216 - - 0
2 bd MNGR 1 0 0 0 0 - - 0
Total 76 1,445,508 19 337,200
Unit Mix Schedule
Total Gross Rental Income from Units 1,782,708

SOURCE AMOUNT PER UNIT INTEREST TERM
Bank Loan 5,854,488 77,033 7.25% 35
Santa Clara County Funding 11,400,000 150,000 3% 55
City of Palo Alto Funding 6,000,000 78,947 3% 55
Bay Area HFA 11,291,292 148,570 3% 55
CA HCD Funding 14,000,000 184,211 4%
Tax Credit Equity 33,269,273 437,754
Total Sources 81,815,053 1,076,514
Permanent Sources of Financing
37 USES AMOUNT PER UNIT
Acquisition & Holding Cost 0 0
Hard Costs - 70%
Construction Contract 52,064,124 685,054
Contingency - Owner’s 5,206,412 68,505
Soft Costs - 30%
Architecture & Engineering 3,124,174 41,147
Construction Management 190,000 2,500
Parking In-Lieu Fee 4,616,160 60,739
Construction Loan Financing
(Fees, Expenses, Interest)
10,010,286 131,714
Permanent Loan Financing
(Fees, Expenses, Interest)
108,843 1,432
Other Soft Costs 6,492,053 85,422
Total 81,815,053 1,076,514
Total Development Cost 81,815,053
Eligible Basis 69,542,795
x DDA/QCT Boost 130%
Adjusted Eligible Basis 90,405,633
x Applicable Fraction 100%
Qualifi ed Basis 90,405,633
x Tax Credit Rate 4%
Annual Tax Credits 3,616,225
Total Tax Credits (10 years) 36,162,253
x Tax Credit Equity Rate 0.92 33,269,273
Plus State Tax Credits (if any)
Total Tax Credit Equity 33,269,273
Development Budget
Tax Credit Calculation
ESCALATIONYR 1 YR 2 YR 3 YR 4 YR 5 YR 6 YR 7 YR 8 YR 9 YR 10 YR 11 YR 12 YR 13 YR 14 YR 15 Rental Income
from Rents2.50%1,445,508 1,481,646 1,518,687 1,556,654 1,595,570 1,635,460 1,676,346 1,718,255 1,761,211 1,805,241 1,850,372 1,896,632 1,944,048 1,992,649 2,042,465 Rental Subsidy
Income1.50%337,200 342,258 347,392 352,603 357,892 363,260 368,709 374,240 379,853 385,551 391,334 397,204 403,162 409,210 415,348 Less Vacancy5%(89,135) (91,195) (93,304) (95,463) (97,673) (99,936) (102,253) (104,625) (107,053) (109,540) (112,085) (114,692) (117,361) (120,093) (122,891) Effective Gross
Income1,693,573 1,732,709 1,772,775 1,813,794 1,855,789 1,898,784 1,942,802 1,987,870 2,034,011 2,081,253 2,129,621 2,179,144 2,229,850 2,281,766 2,334,922 Less Operating
Expenses3.50%(1,064,000) (1,101,240) (1,139,783) (1,179,676) (1,220,964) (1,263,698) (1,307,928)(1,353,705) (1,401,085) (1,450,123) (1,500,877) (1,553,408) (1,607,777) (1,664,049) (1,722,291) Less Mandatory
Admin Fees(99,200) (99,200) (99,200) (99,200) (99,200) (99,200) (99,200) (99,200) (99,200) (99,200) (99,200) (99,200) (99,200) (99,200) (99,200) Net Operating
Income530,373 532,269 533,791 534,918 535,625535,886 535,675534,965 533,726 531,930 529,544 526,537 522,872 518,516 513,431 Less Debt Service(461,194) (461,194) (461,194) (461,194) (461,194) (461,194) (461,194) (461,194) (461,194) (461,194) (461,194) (461,194) (461,194) (461,194) (461,194) Debt Service
Coverage Ratio1.15 1.15 1.16 1.16 1.16 1.16 1.16 1.16 1.16 1.15 1.15 1.14 1.13 1.12 1.11 Net Cash Flow69,179 71,075 72,598 73,725 74,431 74,692 74,481 73,771 72,533 70,737 68,35165,34361,679 57,323 52,238 LP Asset
Management Fee3%(7,500) (7,725) (7,957) (8,195) (8,441) (8,695) (8,955) (9,224) (9,501) (9,786) (10,079) (10,382) (10,693) (11,014) (11,344) Partnership
Management Fee3%(17,500) (18,025) (18,566) (19,123) (19,696) (20,287) (20,896) (21,523) (22,168) (22,834) (23,519) (24,224) (24,951) (25,699) (26,470) 44,179 45,325 46,075 46,406 46,293 45,710 44,630 43,024 40,864 38,11734,75330,737 26,035 20,610 14,423 Deferred
Developer Fee50%(22,090) (22,662) (23,038) (23,203) (23,147) (22,855) (22,315) (21,512) (20,432) (19,059) (17,376) (15,369) (13,017) (10,305) (7,212) Distribution to
Lenders50%(22,090) (22,662) (23,038) (23,203) (23,147) (22,855) (22,315) (21,512) (20,432) (19,059) (17,376) (15,369) (13,017) (10,305) (7,212) 38 Cash Flow Projection
39 LOT T - 450 LYTTON AVENUE

FINANCIAL PROFORMA
Assumptions
Number of Units: 73
Housing Type: Large Family
Parking: 100% off site, 58 spaces in Lot D 2 blocks away (0.75 ratio + 2 staff spaces) Parking In-Lieu Fee: $6,693,432 which can be included in Lot D fi nancing Interest Rate: 8.25% Tax-exempt construction loan

8.50% Taxable construction loan

7.25% Permanent loan
Timing: After Lot A is completed
3rd housing project, at 1 construction start per year
Construction start Early 2029
Lot D garage will be built simultaneously provide residents a place to park In-lieu fee paid at housing construction loan closing, disbursed to garage at garage perm closing UNIT
TYPE
%
MEDIAN
INCOME
#
UNITS
GROSS
RENTS

UTILITY

ALLOWANCES

TOTAL NET

MONTHL Y
RENT
ANNUAL
RENT
RRH
UNITS
S8 PBV
ELI
UNITS
TOTAL
ANNUAL

SUBSIDY
Studio 30% 3 885 36 849 30,564 3 0 0
1 bd 30% 14 948 43 905 152,040 14 0 0
2 bd 30% 11 1,138 58 1,080 142,560 2 9 205,524
3 bd 30% 10 1,314 74 1,240 148,800 0 10 311,280
Studio 60% 2 1,770 36 1,734 41,616 - - 0
1 bd 60% 13 1,896 43 1,853 289,068 - - 0
2 bd 60% 9 2,275 58 2,217 239,436 - - 0
3 bd 60% 10 2,628 74 2,554 306,480 - - 0
3 bd MNGR 1 0 0 0 0 - - 0
Total 73 1,350,564 19 19 516,804
Unit Mix Schedule
Total Gross Rental Income from Units 1,867,368

SOURCE AMOUNT PER UNIT INTEREST TERM
Bank Loan 6,954,854 95,272 7.25% 35
Santa Clara County Funding 10,950,000 150,000 3% 55
City of Palo Alto Funding 6,000,000 82,192 3% 55
Bay Area HFA 11,522,414 157,841 3% 55
CA HCD Funding 14,000,000 191,781 4%
Tax Credit Equity 33,873,373 464,019
Total Sources 83,300,641 1,141,105
Permanent Sources of Financing
40 USES AMOUNT PER UNIT
Acquisition & Holding Cost 0 0
Hard Costs - 70%
Construction Contract 53,009,499 726,158
Contingency - Owner’s 5,300,950 72,616
Soft Costs - 30%
Architecture & Engineering 3,173,970 43,479
Construction Management 190,000 2,603
Parking In-Lieu Fee 6,693,432 91,691
Construction Loan Financing
(Fees, Expenses, Interest)
9,615,143 131,714
Permanent Loan Financing
(Fees, Expenses, Interest)
104,546 1,432
Other Soft Costs 5,213,101 71,412
Total 83,300,641 1,0141,105
Total Development Cost 83,300,641
Eligible Basis 70,805,545
x DDA/QCT Boost 130%
Adjusted Eligible Basis 92,047,209
x Applicable Fraction 100%
Qualifi ed Basis 92,047,209
x Tax Credit Rate 4%
Annual Tax Credits 3,681,888
Total Tax Credits (10 years) 36,818,884
x Tax Credit Equity Rate 0.92 33,873,373
Plus State Tax Credits (if any)
Total Tax Credit Equity 33,873,373
Development Budget
Tax Credit Calculation
ESCALATIONYR 1 YR 2 YR 3 YR 4 YR 5 YR 6 YR 7 YR 8 YR 9 YR 10 YR 11 YR 12 YR 13 YR 14 YR 15 Rental Income
from Rents2.50%1,350,564 1,384,328 1,418,936 1,454,410 1,490,770 1,528,039 1,566,240 1,605,396 1,645,531 1,686,669 1,728,836 1,772,057 1,816,358 1,861,767 1,908,312 Rental Subsidy
Income1.50%516,804 524,556 532,424 540,411 548,517556,745565,096 573,572 582,176 590,909 599,772 608,769 617,900 627,169636,576 Less Vacancy6.25%(116,711) (119,305) (121,960) (124,676) (127,455) (130,299) (133,209) (136,816) (139,232) (142,349) (145,538) (148,802) (152,141) (155,559) (159,055) Effective Gross
Income1,750,658 1,789,579 1,829,401 1,870,144 1,911,831 1,954,485 1,998,128 2,042,783 2,088,475 2,135,229 2,183,070 2,232,024 2,282,118 2,333,378 2,385,832 Less Operating
Expenses3.50%(1,022,000) (1,057,770) (1,094,792) (1,133,110) (1,172,769) (1,213,815) (1,256,299) (1,300,269) (1,345,779) (1,392,881) (1,441,632) (1,492,089) (1,544,312) (1,598,363) (1,654,306) Less Mandatory
Admin Fees(98,600) (98,600) (98,600) (98,600) (98,600) (98,600) (98,600) (98,600) (98,600) (98,600) (98,600) (98,600) (98,600) (98,600) (98,600) Net Operating
Income630,058 633,209 636,009638,435640,463 642,069 643,229 643,914 644,096643,748642,838 641,335 639,205 636,415 632,927 Less Debt Service(547,876) (547,876) (547,876) (547,876) (547,876) (547,876) (547,876) (547,876) (547,876) (547,876) (547,876) (547,876) (547,876) (547,876) (547,876) Debt Service
Coverage Ratio1.15 1.16 1.16 1.17 1.17 1.17 1.17 1.18 1.18 1.17 1.17 1.17 1.17 1.16 1.16 Net Cash Flow82,18185,33388,133 90,558 92,587 94,193 95,353 96,037 96,220 95,872 94,962 93,459 91,32988,53885,050 LP Asset
Management Fee3%(7,500) (7,725) (7,957) (8,195) (8,441) (8,695) (8,955) (9,224) (9,501) (9,786) (10,079) (10,382) (10,693) (11,014) (11,344) Partnership
Management Fee3%(17,500) (18,025) (18,566) (19,123) (19,696) (20,287) (20,896) (21,523) (22,168) (22,834) (23,519) (24,224) (24,951) (25,699) (26,470) 57,181 59,583 61,610 63,240 64,449 65,212 65,501 65,291 64,551 63,253 61,36458,853 55,68551,825 47,236 Deferred
Developer Fee50%(28,591) (29,791) (30,805) (31,620) (32,225) (32,606) (32,751) (32,645) (32,276) (31,626) (30,682) (29,427) (27,843) (25,913) (23,618) Distribution to
Lenders50%(28,591) (29,791) (30,805) (31,620) (32,225) (32,606) (32,751) (32,645) (32,276) (31,626) (30,682) (29,427) (27,843) (25,913) (23,618) 41 Cash Flow Projection
42 DESCRIPTION ACTUAL COST
OF 71 UNIT

PROJECT WITH
2020 START
LOT A
57 UNITS
LOT C
76 UNITS
LOT T
73 UNITS
JOINT SEALANTS 57,179 45,904 61,206 58,790
DOORS, FRAMES & HARDWARE 508,103 407,914 543,885 522,416 ALUMINUM, GLASS AND GLAZING 957,986 769,087 1,025,450 94,972 DRYWALL & METAL FRAMING SYSTEMS 2,050,242 1,645,969 2,194,625 2,107,995 LATH & PLASTER 333,939 268,092 357,456 343,346
CERAMIC TILE 19,132 15,359 20,479 19,671
ACOUSTICAL CEILINGS / ALLOWANCES 499,251 400,807 534,410 513,314 RESILIENT FLOORING & CARPET 427,020 342,819 457,092 439,049 PAINTING & WALLCOVERING 354,713 284,770 379,693 364,705 MISC BLDG SPEC 793,509 637,042 849,390 815,861
CODE SIGNAGE 34,582 27,763 37,017 35,556
PASSENGER ELEVATOR 304,041 244,089 325,452 312,606
PLUMBING 2,564,063 2,058,473 2,744,631 2,636,290
FIRE PROTECTION 509,741 409,229 545,638 524,100
HVAC 1,299,348 1,043,139 1,390,851 1,335,949
ELECTRICAL 3,231,812 2,594,553 3,459,404 3,322,849
SUBTOTAL 28,549,914 22,920,354 30,560,471 29,354,137
PROPERTY LIABILITY & DAMAGE 114,200 91,682 122,242 117,417 GC OVERHEAD & PROFIT 1,146,565 920,482 1,227,309 1,178,863 GC PAYMENT & PERFORMANCE BOND 208,479 167,370 223,161 214,352

SUBCONTRACTOR OCIP DEDUCT

ALLOWANCE
(73,538) (59,038) (78,717) (75,609)
CONSTRUCTION CONTINGENCY 570,998 458,407 611,209 587,082

ESCALATION TO START OF
CONSTRUCTION (6% per year)
0 12,338,567 19,398,449 21,633,258
TOTAL CONSTRUCTION COST 30,516,618 36,837,824 52,064,124 53,009,499 NUMBER OF UNITS 71 57 76 73
CONSTRUCTION COST PER UNIT 429,812 646,278 685,054 726,158

CONSTRUCTION COSTS
43 LOT O PARKING LOT - 460 EMERSON STREET

FINANCIAL ANALYSIS
Assumptions
Number of Stalls: 222
Reserved Stalls: 45 Lot A Housing
40 Lot C housing
25 Avenidas
110 Total Reserved
112 Total General Public
Timing: 2 years for City to select developer and enter into an ENA 2 years for predevelopment
Construction start Early 2027
Timing of garage construction is important because it needs Lot A & Lot C in-lieu fees. It also needs to be complete when Lot A opens.

Housing in-lieu fee paid at housing construction loan closing. City disburses to garage at garage permanent loan closing.

SOURCE AMOUNT PER UNIT
Bank Loan 359,584 1,620
Lot A In-Lieu Fee 5,193,180 23,393
Lot C In-Lieu Fee 4,616,160 20,794
City of Palo Alto 7,000,000 31,532
CA HCD IIG Funding 4,500,000 20,270
GAP 7,166,260 32,280
Total 28,835,185 129,888
Estimated all-in cost to build in 2023 25,619,688 @ $115,404 per space Escalated at 3% per year 28,835,185 for 4 years
Total cost to build 222-space garage at Lot O 28,835,185 Income from Permits or Parking Revenue 100,800*
Less Operating Expenses (58,169)**
Net Operating Income 42,631
Less Debt Service DSCR 1.25 (34,105)
Net Cash Flow 8,526
PotentialSources of Financing
Development Cost
Operations
*equivalent to: 112 annual permits or $2.47 per “General Public” space per day (likely to be a combination) ** based on an estimate provided by our consultant, Douglas Parking 44 LOT D PARKING LOT - 375 HAMILTON AVENUE

FINANCIAL ANALYSIS
Assumptions
Number of Stalls: 384
Reserved Stalls: 58 Lot T Housing
326 Total General Public
Timing: Construction start 2028-2029
Timing of garage construction is important because it needs Lot T in-lieu fees. It also needs to be complete when Lot T opens.

Housing in-lieu fee paid at housing construction loan closing. City disburses to garage at garage permanent loan closing.

SOURCE AMOUNT PER UNIT
Bank Loan 1,891,871 4,927
Lot T In-Lieu Fee 6,693,432 17,431
City of Palo Alto 8,000,000 20,833
CA HCD IIG Funds 25,500,000 66,406
Gap 9,288,085 24,188
Total 51,373,388 133,785
Estimated all-in cost to build in 2023 44,315,136 @ $115,404 per space Escalated at 3% per year 51,373,388 for 5 years
Total cost to build 384-space garage at Lot D 51,373,388 PotentialSources of Financing
Development Cost
Income from Permits or Parking Revenue 293,400*
Less Operating Expenses (69,107)**
Net Operating Income 224,293
Less Debt Service DSCR 1.25 (179,435)
Net Cash Flow 44,859
Operations
*equivalent to: 326 annual permits or $2.47 per “General Public” space per day (likely to be a combination) ** based on an estimate provided by our consultant, Douglas Parking 45 PROJECT TEAM
SECTION #
45 SECTION SIX
46 DEVELOPMENT TEAM: ALTA HOUSING

ORGANIZATION & ROLES
Main Contact:

Randy Tsuda, CEO and President
Email:
[email protected] Phone: 650-321-9709
Street & Mailing Address:

Sobrato Center for Nonprofi ts
3460 West Bayshore Road, Suite 104
Palo Alto, CA 94303
Telephone:
650-321-9709
Website:
altahousing.org
Size of Firm:
62 Employees

RANDY TSUDA
Randy has been the CEO and President of Alta Housing since 2018. Prior to joining Alta, he was Mountain View’s Director of Community Development. His career includes experience in the nonprofi t, private, and public sectors, and spans real estate, city planning, aff ordable housing, and economic development. He has worked on projects that received awards from the American Planning Association, American Society of Landscape Architects, and in May 2018 received the “Bringing It Home” award from SV@Home, a policy and advocacy organization focused on increasing aff ordable housing in Silicon Valley. Under Randy’s leadership, Alta Housing has grown its development pipeline by over 500 units and staff headcount by 20%.

CARLOS CASTELLANOS
As Vice President of Real Estate Development, Carlos is responsible for acquisitions and new development. He has over 25 years of experience in real estate development and aff ordable housing. Before joining Alta Housing, he led development in the East Bay for MidPen Housing Corporation. He enjoys working with the diverse populations of the Bay Area to build healthy, vibrant and safe neighborhoods and making stable, aff ordable housing the cornerstone to achieving his vision.

FIRM DESCRIPTION
Alta Housing (formerly Palo Alto Housing) is a community-based nonprofi t organization (501c3) focused exclusively on providing aff ordable housing and resident services in Santa Clara and San Mateo Counties -- in the heart of Silicon Valley -- where the need is greatest. Our mission is to create stronger, more diverse communities by providing and maintaining high-quality, aff ordable housing where individuals and families thrive. For over 52 years, AH has built award-winning housing while assisting individuals and families in reaching their goals through our robust resident services program.

We pride ourselves as a community-based organization. Our diverse staff and Board members live in the areas we serve and have deep roots in the communities we operate. These relationships help us leverage local resources and make sure that our residents have access to them. 47 MARC GARCIA
Marc is Alta Housing’s CFO and would be responsible for managing our fi nancial participation for this project. Marc has over 20 years of fi nancial and accounting experience in both aff ordable and commercial real estate. Prior to joining Alta, Mark was Director of Accounting at MidPen Housing Corporation, where he progressively assumed increasing responsibility in accounting, corporate fi nance and fi nancial planning and analysis (budgeting, modeling and forecasting).

AVA KUO
Ava Kuo is a Senior Project Manager at Alta Housing and will be the project manager overseeing the development of the aff ordable housing projects in this RFI. Ava joined Alta Housing in 2022. She has considerable experience with new construction projects in Santa Clara County and led the development team at First Community Housing before joining Alta Housing. Ava is responsible for ensuring that projects remain on schedule and within budget throughout the development process and works under the supervision of the VP of Real Estate Development to lead projects from acquisition through lease up.

SHERYL KLEIN
Sheryl Klein will lead Alta’s community engagement and outreach. Sheryl was responsible for the successful community support for Wilton Court Apartments. She is an active member of the Palo Alto community and her community involvement includes co-chairing the PA Housing Element Working Group and serving on the Board of Directors of the Palo Alto Community Fund and Downtown Farmers’ Market.

The Alta Housing Development
Team ready to get to work.
48 DESIGN TEAM: PYATOK ARCHITECTURE + URBAN DESIGN

ADRIANNE STEICHEN, AIA, NCARB, LEED AP
Adrianne brings 20 years of experience and leadership to multifamily residential developments throughout the San Francisco Bay Area; Adrianne believes that good design is for everyone and chose a path in housing as an opportunity to improve lives, delivering good design at all income levels. As Principal at PYATOK, Adrianne inspires teams to design and deliver housing for all people across the San Francisco Bay Area region, passionately writes and presents about the design of dignifi ed housing in walkable urban communities to professionals and communities all over the United States, and tirelessly cultivates leadership in equity—within the oﬃ ce, through her direction of fi rm policies and procedures as well as her mission-focused design approach within projects—and in the community, through her activism in professional and neighborhood organizations. Adrianne is a licensed architect in California and Oregon, a LEED Accredited Professional in BD+C and Homes, and holds a Master of Architecture from Tulane University with a minor in Film Studies. In 2015, the American Institute of Architects nationally recognized Adrianne as one of its Y oung Architects of the Y ear.

ORGANIZATION & ROLES
Main Contact:

Adrianne Steichen, Principal
Email:
[email protected]
Street & Mailing Address:
1611 Telegraph Avenue, Suite 200
Oakland, CA 94612
Telephone:
510-465-7010
Website:
pyatok.com
Size of Firm:
50 Employees

FIRM DESCRIPTION
PYATOK architecture + urban design is a mission-driven, full-service architectural fi rm with a focus on community and stakeholder engagement. We specialize in the master planning and design of multifamily residential projects, including aff ordable housing of all types as well as market-rate, workforce, and student housing. Our staff includes 50 professionals who are dedicated to the belief that the best urban communities come about through a partnership between project sponsor, community, city staff , and an open-minded design team.

Garnering local and national design awards, our projects have always been built to conform to the critical demands of local context, program, schedule, and budget. Over our nearly 40 years of service across the Bay Area and West Coast, PYATOK has built a culture of collaborative leadership and expert project management. We design to maximize the eﬃ ciencies of construction typologies including wood frame, prefab, and modular systems, delivering complex projects on accelerated schedules. We collaborate closely with the owner, builder, local authorities, and project stakeholders. Leveraging the latest green building technologies, cutting-edge modeling processes, and participatory design methods, we create attractive, healthy, energy-eﬃ cient living spaces and communities that contribute to their neighborhoods’ vitality. 49 THERESA BALLARD, AIA, LEED AP
PYATOK principal Theresa Ballard has over 20 years of experience designing and delivering residential communities at all sizes, densities, and user groups, with a primary focus on aff ordable multifamily, student, and permanent supportive housing.

She has managed both new construction and renovations, balancing technical knowledge with creative solutions for creating community among distinctive resident groups, and tailoring living spaces to their community’s specifi c needs, priorities, and settings. Theresa is a former Planning Commissioner for the city of Newark, California, and a former Board Member and President for Abode Services, a San Francisco Bay Area nonprofi t housing developer. She has recently participated in conference panels for Co-locating Permanent Supportive Housing with Homelessness Services (Non-Profi t Housing Association of Northern California, 2022) and Gold Nugget Awards: Winners and Trends (Pacifi c Coast Builders Conference, 2022). Theresa has a Bachelor in Architecture from Cal Poly San Luis Obispo.

KEVIN RILEY, AIA, LEED AP
Passionate about making cities better places to live, Associate Kevin Riley views the design of multifamily housing as an opportunity to contribute to the vitality and sustainability of communities. Committed to PYATOK’s mission of social engagement, Kevin brings his experience in housing and architecture to his local neighborhood association and his students as an adjunct professor at the Academy of Art University.

Originally from New England, Kevin is excited to be part of the national dialogue surrounding the Bay Area – conversations about gentrifi cation, the housing crisis, and sustainable growth. Kevin is a licensed Architect in California, holds M.Arch and B.S.Arch degrees from Wentworth Institute of Technology in Boston, and is a LEED Accredited Professional. On weekends, Kevin can be found rock climbing, riding his motorcycle on Bay Area backroads, or exploring local neighborhoods.

50 Alta Housing and PYATOK have partnered to create high-quality housing communities for the past 20 years. The two fi rms fi rst worked together twenty years ago on Oak Court, a 53-unit family apartment community at the edge of downtown Palo Alto, on the former Palo Alto Medical Foundation site. The project was carefully designed to blend into and extend the fabric of downtown Palo Alto. To avoid a continuous street wall, buildings were oriented perpendicular to the street with front porches and stoops matching the neighborhood pattern and concealing the partially below-grade parking. The plan includes the preservation of several mature oak trees and an existing historic boarding house was relocated on-site to serve as a community center.

Alta Housing and PYATOK continued to work together on two subsequent projects, Tree House and Wilton Court. PYATOK Principal Adrianne Steichen played an integral part in both projects and has been the Principal architect on Wilton Court.

Tree House Apartments was carefully designed on the former site of the Recording Center for the Blind oﬃ ces to fi t within a highly sensitive Palo Alto neighborhood. It is a compact community of 35 studio units.

Indoor and outdoor common areas are arranged to encourage interaction among the diverse residents.

The sense of shared community is enhanced by visual connections between the entry lobby, community room, patio, and roof deck. Careful placement of the building allowed 12 of the 13 existing heritage trees to be retained, creating a shaded refuge and maximizing the visual buff ering from neighboring homes. The building was sculpted to reduce the apparent height, stepping down from four to two stories at both front and back.

PARTNERSHIP
PYATOK ARCHITECTURE + URBAN DESIGN & ALTA HOUSING
Oak Court
51 Wilton Court is Alta Housing’s fi rst all-electric project. The 20,000 sqft site has 59 studio and one- bedroom units for households earning between 30 and 60% of AMI, including 21 units for adults with intellectual or development disabilities. Organized as an eﬃ cient L-shape, the four-story building steps down toward the adjoining neighborhood and shapes a landscaped courtyard sheltered from El Camino Real’s traﬃ c. The ground ﬂ oor contains a community kitchen, activity room, common laundry, package storage, and management oﬃ ces.

Tree House Apartments Wilton Court
52 This project lies at the edge of downtown Palo Alto in a neighborhood known as “Professorville,” an aﬄ uent residential enclave of classic, single-family craftsman homes where the median home price was $1.5 million at the time of construction.

The project consists of 53 apartments for low-income families in townhomes over ﬂ ats, above a partial subterranean garage.

PYATOK facilitated several community meetings to help generate the form, organization, and program of this project. The process resulted in buildings that have been very well received by the local homeowners, despite the income and wealth disparities between the new residents and the neighbors.

A historic boarding house was moved to the corner and is now used as the manager’s oﬃ ce and a community center. All units have patios or balconies, and several have private porches on the street, matching the streetscape of the area. Buildings were oriented perpendicular to the streets where possible to eliminate the sense of a continuous street wall.

OAK COURT APARTMENTS

PALO ALTO
Aﬀ ordable Family Housing
Client: Alta Housing

CONSTRUCTION TYPE
Type V over Type I (podium)

UNIT MIX
1 BR = 17% | 2 BR = 34% | 3 BR = 49%

AMENITIES
Tot Lot, Community Center, Bicycle
Storage
AWARDS
Grand Award
Gold Nugget Awards, 2005
Merit Award
Builder Magazine, 2005
53 UNITS

FLATS, TOWNHOMES UNIT TYPES
2:1 PARKING RATIO
67,000 BUILDING S.F.

1.2 TOTAL ACRES
44 D.U.A.
$9.5M CONSTR. COST
2005 COMPLETION
PYATOK architecture + urban design
53 Carefully designed to fi t within a highly sensitive Palo Alto neighborhood, this compact community of 35 studio units serves single adults ranging from seniors to youth recently released from foster care. Indoor and outdoor common areas are arranged to encourage interaction among the diverse residents and to support the long term goal of transitioning residents to economic independence.

The sense of shared community is enhanced by visual connections between the entry lobby, community room, patio, and roof deck.

Careful placement of the building allowed 12 of the 13 existing heritage trees to be retained, creating a shaded refuge and maximizing the visual buff ering from neighboring homes. The building was sculpted to reduce the apparent height, stepping down from four to two stories at both front and back. All units have 9-foot ceilings and tall windows looking directly into the large live oaks and stately valley oaks surrounding the project.

TREE HOUSE

PALO ALTO
Aﬀ ordable Senior & Special Needs Housing
Client: Alta Housing

CONSTRUCTION TYPE
Type V-A

UNIT MIX
Studios = 94% | 1 BR = 6%

AMENITIES
Support Services, Community Room,
Central Laundry, Computer Room, BBQ
Patio, Bicycle Parking
AWARDS
Grand Boulevard Initiative Award
Grand Boulevard Initiative, 2013
Growing Together Award
Associated Bay Area Government, 2012
35 UNITS

FLATS UNIT TYPES
.9 PARKING RATIO
21,000 BUILDING S.F.
.7 TOTAL ACRES
50 D.U.A.
$5M CONSTR. COST
2011 COMPLETION
193 GREEN POINT
PYATOK architecture + urban design

54 Wilton Court sits at the edge of Palo Alto’s Ventura neighborhood – a diverse, mixed income area, and home to the city’s historic African American and Japanese American communities as well as artists and tradespeople. Wilton Court is the City’s fi rst approved aff ordable housing project since 2013, and is the inaugural project for its new Aff ordable Housing Combining District. Through a partnership with nonprofi t Housing Choices, twenty-one apartments are reserved for adults with developmental disabilities, creating further opportunities for Palo Altans to continue to live in their community.

The project’s interior design pays special attention to wayfi nding through subtle color and texture changes, consistency in locating commonly-used resources and appliances, and accessibility regardless of users’ posture, body size, and mobility. Its L-shaped massing steps from four stories along El Camino Real to one towards the residential neighborhood, creating a semi-enclosed podium-level courtyard with an undeniably “cozy” feel. Sheltered from the bustle of the thoroughfare, the courtyard incorporates landscaping, lounge seating, a trellised gathering area, and a row of trees that enhance privacy.

At the ground ﬂ oor, oﬃ ces, a publicly-reservable community room with kitchen, an activity room, and a bike room comprise the project’s storefront, including direct street access. Generous glazing, off set mullions, and a subtle formal zig-zag establish visual and literal lightness while creating additional space for sidewalk planters. Terra-cotta and stucco cladding recall the vernacular of this stretch of El Camino Real, while metal awnings protect apartments from south and west sunlight.

Vehicle parking, split between two podium levels, is accessed via a rear alley. A small rear yard includes a preserved mature oak tree and a new stormwater swale, enclosed by a good-neighbor fence.

All-electric energy, 100% EV-compatible parking, solar hot water and power, droughttolerant plantings, and greywater irrigation contribute to the project’s sustainable performance.

WILTON COURT APARTMENTS

PALO ALTO
Aﬀ ordable, Supportive Housing
Client: Alta Housing, Contractor: L&D Construction Co., Inc.

CONSTRUCTION TYPE
V-A over I-A

UNIT MIX
Studios = 93% | 1 BR = 7%

BICYCLE PARKING RATIO

1.46 AMENITIES
Community Room, Community
Kitchen, Common Laundry, Package
Storage, Management Oﬃ ces,
Secured Bicycle Parking
59 UNITS

FLATS UNIT TYPES
.69 PARKING RATIO
55,500 BUILDING S.F.
.46 TOTAL ACRES
128 D.U.A.

EST. $30M CONSTR. COST
2022 COMPLETION

GPR GOLD TARGETING
PYATOK architecture + urban design

55 Thank You
LEARN MORE AT ALTAHOUSING.ORG
3460 West Bayshore Road, Suite 104, Palo Alto, CA 94303

Palo Alto City CouncilDecember 11, 2023

Palo Alto City Council
December 11, 2023