Palo Alto Downtown New Parking & Housing
Midway – Phase I, Daly City
Our Team
MidPen Housing has delivered well-designed affordable housing communities that allow people from all ethnic, social and economic backgrounds to live in dignity, harmony and mutual respect.
Felix AuYeung
Vice President of
Business Development
Abby Goldware Potluri
Vice President of
Housing Development
Mollie Naber
Associate Director of
Housing Development
A Mission Driven Organization
Centering Equity in All We Do
• Deeply rooted in Santa Clara County: 48 MidPen communities totaling over 4,000 homes
• We believe inclusive and responsive Community Engagement is what builds strong communities.
• Consistent track record of securing financing: 18 developments fully financed since 2020
• Stewards of our communities. We are invested for the long-term. • Strong Property Management
• Exceptional Resident Services that improve residents' lives Edwina Benner, Sunnyvale
Our Experience
Professional Development Team
50+ professionals
60 communities (5,342 homes) in pipeline
1,411 homes under construction
Presence in Santa Clara County
48 communities, totaling 4270 homes
Presence in San Mateo County
50 communities, totaling 3580 homes
Presence in Palo Alto
2 communities, totaling 180 homes
Alma Point, Foster City
City Center Plaza, Redwood City
Property Management
Long Term Stewards of Community Assets. Manage
8,500 units at 110 properties serving over 17,500
residents.
Commitment to being good neighbors. Ensure our
communities are safe, beautiful, and well-maintained.
Intentional approach to ensure our residents can retain their homes.
Focus on Resident Satisfaction. Commitment to listening to and supporting our residents. Supporting a 99%+
occupancy rate
Palo Alto Gardens, Palo Alto
Page Mill Court, Palo Alto
Resident Services
Invest $10M annually in on-site resident services
Three distinct programs to serve:
• Families – working adults and youth
• Seniors
• Special needs individuals (supportive housing)
In-house staff of 100 and leverage close to 2,000 volunteer hours annually; 300 third-party partners to deepen impact
Intentional Support to help residents advance in all areas of their lives through:
• Academically-based after school programs
• Workforce Development
• Financial capability programs for adults
• Health programs to help seniors age in place
Proposal Concept
• Partner with City of Palo Alto on development approach and sites to target development • Consider consolidated parking structures and shared parking arrangements • Use off-site parking solutions to free up on-site parking on small sites • Avoid podiums for residential buildings, save cost and space • Park new housing at 0.5:1 ratio given excellent amenities and transportation options • Target roughly 41 homes for families or 51 homes for seniors, to fit in 9% LIHTC competition • Plan for at least two housing developments, operate together as scattered-site communities • Include some on-site stalls for accessible parking and white-curb parking for convenience • Family affordability range: 30%-80% AMI
• Senior affordability range: 30%-50% AMI
• Permanent Supportive Housing: 30% AMI
1. Build replacement parking first
2. Build housing developments clustered near new parking
3. Evaluate and reassess next phase
• Lot D = 84 existing stalls
• Lot G = 53 existing stalls
• Lot E = 35 existing stalls
• Family Housing on Lot G = 21 new stalls
• Senior Housing on Lot E = 21 new stalls
• Net New Public Parking = 25 new stalls
• Total Garage Size = 239 stalls
Step Lot Parking Housing Cost
1 D to garage Build 239-stall garage $12M
2 G to family Pays for 21 stalls 41 family du Pays $1M
3 E to senior Pays for 21 stalls 51 senior du Pays $1M
4 Reassess 197 net public stalls $10M net
Development Approach 1
Approach 1
1. Garage
2. Family Housing
3Senior Housing
1. Build housing developments and use existing garage parking
2. Assess then current parking needs
3. Build more housing or build garage
• Lot F = 47 existing stalls
• Lot P = 51 existing stalls
• Family Housing on Lot F = 21 exclusive use
• Family Housing on Lot P = 21 exclusive use
• Net Loss on public parking = 140 stalls
• Lot A = 68 existing stalls
• Add new public parking = 25 stalls
• Total Garage Size = 233 stalls
Development Approach 2
Step Lot Parking Housing Cost
1 F to family Park in S/L Garage 41 family du Pays $1M
2 P to family Park in R Garage 41 family du Pays $1M
3 Parking Study Short 145 stalls
4 A to garage 233 stalls $12M
Approach 2
1. Family Housing
Park S/L
2. Family Housing
3. Garage
1. Build housing developments with some on-site parking
2. Assess then current parking needs
3. Build more housing or build garage
• Lot T = 51 existing stalls
• Lot C = 52 existing stalls
• Family Housing on Lot T = 21 stalls on site
• Senior Housing on Lot C = 21 stalls on site
• Net Loss on public parking = 103 stalls
• Lot A = 68 existing stalls
• Add new public parking = 25 stalls
• Add extra future housing parking = 42 stalls
• Total Garage Size = 238 stalls
Development Approach 3
Step Lot Parking Housing Cost
1 T to family 21 stalls on site 41 family du
2 C to senior 21 stalls on site 51 family du
3 Parking Study Short 103 stalls
4 A to garage 238 stalls $12M
Approach 3
1. Family Housing
w/21 stalls
2. Senior Housing
w/21 stalls
3. Garage
Some Considerations
• Parking locations not equal: Coral and Purple Zones appear more utilized than Blue and Lime Zones • Strategies to increase utilization of existing parking structures • Smart technologies to direct parking to available spaces • Transportation alternatives, secured bicycle parking, designated ride-share drop areas • Evaluation of peak utilization by location, for possible addition or subtraction of spaces • Understanding of zero-lot conditions, façade setbacks, and alley widths for access
• Financing structure and funding sources for potential commercial spaces along key corridors
• Partner with City to determine best strategies forward
Financing Experience
In the current extremely competitive financing environment, MidPen has demonstrated unparalleled success in securing funding.
In the last 3 years:
• Financed nine 9% tax credit developments
• Financed six tax-exempt bond developments with 4% tax credit • Financed three additional developments using new CA Housing Accelerator Given the scale and development capacity of the small parking lot sites, MidPen’s approach is to structure the 100% affordable housing concept into phases competitive for 9% tax credits. This scenario would minimize gap subsidy required.
MidPen would seek to compete for 9% tax credits for each housing parcel as separate projects, under different rounds, due to the limited allocation of credits available in the South and West Bay Region in any particular round.
We have deep experience with scattered site developments, public parking structures, and phased developments.
Public Parking Experience
Kiku Crossing, San Mateo
Homes: 225
Public Parking Stalls:524
Residential Parking Stalls: 164
Fair Oaks Plaza, Sunnyvale
Homes: 124
Public Parking Stalls: 210
Residential Parking Stalls: 84
Station Center, Union City
Homes: 157
Public Parking Stalls: 127
Residential Parking Stalls: 157
Phased Project Experience
Brooklyn Basin, Oakland
Total Homes: 465
Total Phases: 4
Midway Village, Daly City
Total Homes: 555
Total Phases: 4
Placemaking
Firehouse Square, Belmont Shorebreeze, Mountain View Penn Station, San Mateo Foon Lok West, Oakland
Community Outreach &
Engagement
Transparent, Inclusive, and Responsive Community
Engagement
One on One Conversations
Series of intentional conversations with potential residents, immediate neighbors, key stakeholders, and neighborhood groups like the Evergreen Park Neighborhood Association
Neighborhood Open House
Presentation of proposal followed by information stations covering MidPen’s mission and history, onsite services, property management, and lease-up process Design Focused Community Meetings
Sharing project design and listening to feedback from community stakeholders Communication List
Website and email list for ongoing updates; prospective resident interest list
Q&A