CITY COUNCIL
Special Meeting
Tuesday, January 21, 2025
Council Chambers & Hybrid
5:30 PM
Amended Agenda
Amended agenda items appear below in RED
Palo Alto City Council meetings will be held as “hybrid” meetings with the option to attend by teleconference or in person. Information on how the public may observe and participate in the meeting is located at the end of the agenda. The meeting will be broadcast on Cable TV Channel 26, live on YouTube https://www.youtube.com/c/cityofpaloalto, and streamed to Midpen Media Center https://midpenmedia.org.
VIRTUAL PARTICIPATION CLICK HERE TO JOIN (https://cityofpaloalto.zoom.us/j/362027238) Meeting ID: 362 027 238 Phone:1(669)900‐6833
PUBLIC COMMENTS
General Public Comment for items not on the agenda will be accepted in person for up to three minutes or an amount of time determined by the Chair. General public comment will be heard for 30 minutes. Additional public comments, if any, will be heard at the end of the agenda.
Public comments for agendized items will be accepted both in person and via Zoom for up to three minutes or an amount of time determined by the Chair. Requests to speak will be taken until 5 minutes after the staff’s presentation or as determined by the Chair. Written public comments can be submitted in advance to [email protected] and will be provided to the Council and available for inspection on the City’s website. Please clearly indicate which agenda item you are referencing in your subject line.
PowerPoints, videos, or other media to be presented during public comment are accepted only by email to [email protected] at least 24 hours prior to the meeting. Once received, the Clerk will have them shared at public comment for the specified item. To uphold strong cybersecurity management practices, USB’s or other physical electronic storage devices are not accepted.
Signs and symbolic materials less than 2 feet by 3 feet are permitted provided that: (1) sticks, posts, poles or similar/other type of handle objects are strictly prohibited; (2) the items do not create a facility, fire, or safety hazard; and (3) persons with such items remain seated when displaying them and must not raise the items above shoulder level, obstruct the view or passage of other attendees, or otherwise disturb the business of the meeting.
TIME ESTIMATES
Listed times are estimates only and are subject to change at any time, including while the meeting is in progress. The Council reserves the right to use more or less time on any item, to change the order of items and/or to continue items to another meeting. Particular items may be heard before or after the time estimated on the agenda. This may occur in order to best manage the time at a meeting or to adapt to the participation of the public.
CALL TO ORDER
SPECIAL ORDERS OF THE DAY (5:30 ‐ 5:40 PM)
1. Review List of Applicants and Select Candidates to Interview for the Planning and Transportation Commission (PTC) Vacancies; CEQA Status: Not a project Late Packet Report added
AGENDA CHANGES, ADDITIONS AND DELETIONS
PUBLIC COMMENT (5:40 ‐ 6:10 PM)
Members of the public may speak in‐person ONLY to any item NOT on the agenda. 1‐3 minutes depending on number of speakers. Public Comment is limited to 30 minutes. Additional public comments, if any, will be heard at the end of the agenda.
COUNCIL MEMBER QUESTIONS, COMMENTS, ANNOUNCEMENTS (6:10 ‐ 6:15 PM) Members of the public may not speak to the item(s).
STUDY SESSION (6:15 ‐ 7:15 PM)
2. Study Session on 2024 City of Palo Alto Suicide Prevention Policy and City Programs Supporting Community Mental Health; CEQA Status: Not a project CONSENT CALENDAR (7:15 ‐ 7:20 PM)
Items will be voted in one motion unless removed from the calendar by three Council Members.
3. Approval of Minutes from January 6, 2025 Meeting
4. Authorize the City Manager, or designee, to award a Conditional Funding Commitment of $5,000,000 in Housing In‐Lieu Residential Funds, Commercial – Residential Impact Fee Funds, Residential – Housing Impact Fee Funds, and Local Housing Trust Fund Funds to, and enter into funding agreements with, Charities Housing for the Development of a 100% Affordable Housing Project at 3001 El Camino Real; CEQA status – previously studied in a Mitigated Negative Declaration.
5. Approval for the City Manager or their Designee to Execute PO C25193331 with Carahsoft, Utilizing a General Services Agreement (GSA) Contract Number 47QSWA18D008F, to Procure SAP Signavio/LeanIX, SAP Governance, Risk, Compliance (GRC) and Identity Access Governance (IAG) Solutions for a 3‐Year Term for a Total Not‐ To‐Exceed Amount of $1,032,431; CEQA Status: Not a Project
6. Approval of Contract Amendment Number 1 to Contract C24188179 with Urban Field Studio in the Amount of $15,000 for a Revised Six‐Month Contract Total Amount Not‐to‐ Exceed $264,708 for the Project Management Costs for the Development of the Car‐Free Streets Implementation Plan. CEQA Status – Exempt Under CEQA Guidelines Section 15262
7. Approval of Professional Service Contract Number C25192988 with Lloyd Consulting Group, LLC., in the Amount Not to Exceed $232,985 to Conduct a Comprehensive Turf Study for a Period Six Months; CEQA Status – exempt under CEQA regulations 15262 and 15306.
CITY MANAGER COMMENTS (7:20 ‐ 7:35 PM)
BREAK (15 MINUTES)
ACTION ITEMS (Item 8: 7:50 ‐ 8:50 PM, Item 9: 8:50 ‐ 9:50 PM) Include: Report of Committees/Commissions, Ordinances and Resolutions, Public Hearings, Report of Officials, Unfinished Business and Council Matters.
8. FIRST READING: Adoption of an Ordinance Amending Title 18: Zoning Ordinance of the Palo Alto Municipal Code (PAMC) to Implement Programs 1.5A (Stanford University Lands), 3.6D (Expedited Project Review), 4.1A (Replacement Housing), and 6.5C‐G (Alternate Housing) of the Housing Element 2023‐2031, and Title 21: Subdivision and Other Divisions of Land to Incorporate Changes as Directed by Housing and Community Development (HCD). CEQA Status – Revised Addendum to Comprehensive Plan EIR approved November 2023 (SCH 2014052101). Title Updated
9. Selection of Non‐Profit Development Partner to Construct a 100% Affordable Housing Project on the City‐Owned Parking Lot Located at the Corner of Kipling Street and Lytton Avenue and Direction for Staff to Prepare an Exclusive Negotiating Agreement with Alta Housing to Establish a Partnership Process and Parameters; CEQA status — Not a Project.
ADJOURNMENT
INFORMATION REPORTS
Information reports are provided for informational purposes only to the Council and the public but are not listed for action during this meeting’s agenda.
10. Final Summary Report on North County TRUST (Trusted Response Urgent Support Team) Augmentation Pilot and related Use of $2,000,000 Consolidated Appropriation Act of 2022 Award. CEQA Status – Not a Project
11. Property Agreements Entered into by City Manager Under Palo Alto Municipal Code Section 2.30.210(h) and Reported Per Section Code 2.30.710(b) for Fiscal Year 2024
12. Surplus Property Donated by the City to Nonprofit Agencies; CEQA Status: Not a Project
13. 2024 Council Priorities and Objectives Q4 Report
OTHER INFORMATION
Standing Committee Meetings this week
Public Comment Letters
Schedule of Meetings
LATE PACKET / SUPPLEMENTAL REPORT ITEMS
1. Review List of Applicants and Select Candidates to Interview for the Planning and Transportation Commission (PTC) Vacancies. CEQA Status ‐ Not a project. Late Packet Report
PUBLIC COMMENT INSTRUCTIONS
Members of the Public may provide public comments to teleconference meetings via email, teleconference, or by phone.
1. Written public comments may be submitted by email to [email protected].
2. For in person public comments please complete a speaker request card located on the table at the entrance to the Council Chambers and deliver it to the Clerk prior to discussion of the item.
3. Spoken public comments for agendized items using a computer or smart phone will be accepted through the teleconference meeting. To address the Council, click on the link below to access a Zoom‐based meeting. Please read the following instructions carefully.
You may download the Zoom client or connect to the meeting in‐ browser. If using your browser, make sure you are using a current, up‐to‐date browser: Chrome 30 , Firefox 27 , Microsoft Edge 12 , Safari 7 . Certain functionality may be disabled in older browsers including Internet Explorer. Or download the Zoom application onto your smart phone from the Apple App Store or Google Play Store and enter in the Meeting ID below.
You may be asked to enter an email address and name. We request that you identify yourself by name as this will be visible online and will be used to notify you that it is your turn to speak.
When you wish to speak on an Agenda Item, click on “raise hand.” The Clerk will activate and unmute speakers in turn. Speakers will be notified shortly before they are called to speak.
When called, please limit your remarks to the time limit allotted. A timer will be shown on the computer to help keep track of your comments.
4. Spoken public comments for agendized items using a phone use the telephone number listed below. When you wish to speak on an agenda item hit *9 on your phone so we know that you wish to speak. You will be asked to provide your first and last name before addressing the Council. You will be advised how long you have to speak. When called please limit your remarks to the agenda item and time limit allotted.
CLICK HERE TO JOIN Meeting ID: 362‐027‐238 Phone: 1‐669‐900‐6833 Americans with Disability Act (ADA) It is the policy of the City of Palo Alto to offer its public programs, services and meetings in a manner that is readily accessible to all. Persons with disabilities who require materials in an appropriate alternative format or who require auxiliary aids to access City meetings, programs, or services may contact the City’s ADA Coordinator at (650) 329‐2550 (voice) or by emailing [email protected]. Requests for assistance or accommodations must be submitted at least 24 hours in advance of the meeting, program, or service.
California Government Code §84308 , commonly referred to as the "Levine Act," prohibits an elected official of a local government agency from participating in a proceeding involving a license, permit, or other entitlement for use if the official received a campaign contribution exceeding $500 from a party or participant, including their agents, to the proceeding within the last 12 months. A “license, permit, or other entitlement for use” includes most land use and planning approvals and the approval of contracts that are not subject to lowest responsible bid procedures and have a value over $50,000. A “party” is a person who files an application for, or is the subject of, a proceeding involving a license, permit, or other entitlement for use. A “participant” is a person who actively supports or opposes a particular decision in a proceeding involving a license, permit, or other entitlement for use, and has a financial interest in the decision. The Levine Act incorporates the definition of “financial interest” in the Political Reform Act, which encompasses interests in business entities, real property, sources of income, sources of gifts, and personal finances that may be affected by the Council’s actions. If you qualify as a “party” or “participant” to a proceeding, and you have made a campaign contribution to a Council Member exceeding $500 made within the last 12 months, you must disclose the campaign contribution before making your comments.
1 January 21, 2025
Materials submitted after distribution of the agenda packet are available for public inspection at
www.CityofPaloAlto.org/agendas
.
CITY COUNCIL
Special Meeting
Tuesday, January 21, 2025
Council Chambers & Hybrid
5:30 PM
Amended Agenda
Amended agenda items appear below in RED
Palo Alto City Council meetings will be held as “hybrid” meetings with the option to attend by teleconference or in person. Information on how the public may observe and participate in the meeting is located at the end of the agenda. The meeting will be broadcast on Cable TV Channel 26, live on YouTube https://www.youtube.com/c/cityofpaloalto, and streamed to Midpen Media Center https://midpenmedia.org.
VIRTUAL PARTICIPATION CLICK HERE TO JOIN (https://cityofpaloalto.zoom.us/j/362027238) Meeting ID: 362 027 238 Phone:1(669)900‐6833
PUBLIC COMMENTS
General Public Comment for items not on the agenda will be accepted in person for up to three minutes or an amount of time determined by the Chair. General public comment will be heard for 30 minutes. Additional public comments, if any, will be heard at the end of the agenda.
Public comments for agendized items will be accepted both in person and via Zoom for up to three minutes or an amount of time determined by the Chair. Requests to speak will be taken until 5 minutes after the staff’s presentation or as determined by the Chair. Written public comments can be submitted in advance to [email protected] and will be provided to the Council and available for inspection on the City’s website. Please clearly indicate which agenda item you are referencing in your subject line.
PowerPoints, videos, or other media to be presented during public comment are accepted only by email to [email protected] at least 24 hours prior to the meeting. Once received, the Clerk will have them shared at public comment for the specified item. To uphold strong cybersecurity management practices, USB’s or other physical electronic storage devices are not accepted.
Signs and symbolic materials less than 2 feet by 3 feet are permitted provided that: (1) sticks, posts, poles or similar/other type of handle objects are strictly prohibited; (2) the items do not create a facility, fire, or safety hazard; and (3) persons with such items remain seated when displaying them and must not raise the items above shoulder level, obstruct the view or passage of other attendees, or otherwise disturb the business of the meeting.
TIME ESTIMATES
Listed times are estimates only and are subject to change at any time, including while the meeting is in progress. The Council reserves the right to use more or less time on any item, to change the order of items and/or to continue items to another meeting. Particular items may be heard before or after the time estimated on the agenda. This may occur in order to best manage the time at a meeting or to adapt to the participation of the public.
CALL TO ORDER
SPECIAL ORDERS OF THE DAY (5:30 ‐ 5:40 PM)
1. Review List of Applicants and Select Candidates to Interview for the Planning and Transportation Commission (PTC) Vacancies; CEQA Status: Not a project Late Packet Report added
AGENDA CHANGES, ADDITIONS AND DELETIONS
PUBLIC COMMENT (5:40 ‐ 6:10 PM)
Members of the public may speak in‐person ONLY to any item NOT on the agenda. 1‐3 minutes depending on number of speakers. Public Comment is limited to 30 minutes. Additional public comments, if any, will be heard at the end of the agenda.
COUNCIL MEMBER QUESTIONS, COMMENTS, ANNOUNCEMENTS (6:10 ‐ 6:15 PM) Members of the public may not speak to the item(s).
STUDY SESSION (6:15 ‐ 7:15 PM)
2. Study Session on 2024 City of Palo Alto Suicide Prevention Policy and City Programs Supporting Community Mental Health; CEQA Status: Not a project CONSENT CALENDAR (7:15 ‐ 7:20 PM)
Items will be voted in one motion unless removed from the calendar by three Council Members.
3. Approval of Minutes from January 6, 2025 Meeting
4. Authorize the City Manager, or designee, to award a Conditional Funding Commitment of $5,000,000 in Housing In‐Lieu Residential Funds, Commercial – Residential Impact Fee Funds, Residential – Housing Impact Fee Funds, and Local Housing Trust Fund Funds to, and enter into funding agreements with, Charities Housing for the Development of a 100% Affordable Housing Project at 3001 El Camino Real; CEQA status – previously studied in a Mitigated Negative Declaration.
5. Approval for the City Manager or their Designee to Execute PO C25193331 with Carahsoft, Utilizing a General Services Agreement (GSA) Contract Number 47QSWA18D008F, to Procure SAP Signavio/LeanIX, SAP Governance, Risk, Compliance (GRC) and Identity Access Governance (IAG) Solutions for a 3‐Year Term for a Total Not‐ To‐Exceed Amount of $1,032,431; CEQA Status: Not a Project
6. Approval of Contract Amendment Number 1 to Contract C24188179 with Urban Field Studio in the Amount of $15,000 for a Revised Six‐Month Contract Total Amount Not‐to‐ Exceed $264,708 for the Project Management Costs for the Development of the Car‐Free Streets Implementation Plan. CEQA Status – Exempt Under CEQA Guidelines Section 15262
7. Approval of Professional Service Contract Number C25192988 with Lloyd Consulting Group, LLC., in the Amount Not to Exceed $232,985 to Conduct a Comprehensive Turf Study for a Period Six Months; CEQA Status – exempt under CEQA regulations 15262 and 15306.
CITY MANAGER COMMENTS (7:20 ‐ 7:35 PM)
BREAK (15 MINUTES)
ACTION ITEMS (Item 8: 7:50 ‐ 8:50 PM, Item 9: 8:50 ‐ 9:50 PM) Include: Report of Committees/Commissions, Ordinances and Resolutions, Public Hearings, Report of Officials, Unfinished Business and Council Matters.
8. FIRST READING: Adoption of an Ordinance Amending Title 18: Zoning Ordinance of the Palo Alto Municipal Code (PAMC) to Implement Programs 1.5A (Stanford University Lands), 3.6D (Expedited Project Review), 4.1A (Replacement Housing), and 6.5C‐G (Alternate Housing) of the Housing Element 2023‐2031, and Title 21: Subdivision and Other Divisions of Land to Incorporate Changes as Directed by Housing and Community Development (HCD). CEQA Status – Revised Addendum to Comprehensive Plan EIR approved November 2023 (SCH 2014052101). Title Updated
9. Selection of Non‐Profit Development Partner to Construct a 100% Affordable Housing Project on the City‐Owned Parking Lot Located at the Corner of Kipling Street and Lytton Avenue and Direction for Staff to Prepare an Exclusive Negotiating Agreement with Alta Housing to Establish a Partnership Process and Parameters; CEQA status — Not a Project.
ADJOURNMENT
INFORMATION REPORTS
Information reports are provided for informational purposes only to the Council and the public but are not listed for action during this meeting’s agenda.
10. Final Summary Report on North County TRUST (Trusted Response Urgent Support Team) Augmentation Pilot and related Use of $2,000,000 Consolidated Appropriation Act of 2022 Award. CEQA Status – Not a Project
11. Property Agreements Entered into by City Manager Under Palo Alto Municipal Code Section 2.30.210(h) and Reported Per Section Code 2.30.710(b) for Fiscal Year 2024
12. Surplus Property Donated by the City to Nonprofit Agencies; CEQA Status: Not a Project
13. 2024 Council Priorities and Objectives Q4 Report
OTHER INFORMATION
Standing Committee Meetings this week
Public Comment Letters
Schedule of Meetings
LATE PACKET / SUPPLEMENTAL REPORT ITEMS
1. Review List of Applicants and Select Candidates to Interview for the Planning and Transportation Commission (PTC) Vacancies. CEQA Status ‐ Not a project. Late Packet Report
PUBLIC COMMENT INSTRUCTIONS
Members of the Public may provide public comments to teleconference meetings via email, teleconference, or by phone.
1. Written public comments may be submitted by email to [email protected].
2. For in person public comments please complete a speaker request card located on the table at the entrance to the Council Chambers and deliver it to the Clerk prior to discussion of the item.
3. Spoken public comments for agendized items using a computer or smart phone will be accepted through the teleconference meeting. To address the Council, click on the link below to access a Zoom‐based meeting. Please read the following instructions carefully.
You may download the Zoom client or connect to the meeting in‐ browser. If using your browser, make sure you are using a current, up‐to‐date browser: Chrome 30 , Firefox 27 , Microsoft Edge 12 , Safari 7 . Certain functionality may be disabled in older browsers including Internet Explorer. Or download the Zoom application onto your smart phone from the Apple App Store or Google Play Store and enter in the Meeting ID below.
You may be asked to enter an email address and name. We request that you identify yourself by name as this will be visible online and will be used to notify you that it is your turn to speak.
When you wish to speak on an Agenda Item, click on “raise hand.” The Clerk will activate and unmute speakers in turn. Speakers will be notified shortly before they are called to speak.
When called, please limit your remarks to the time limit allotted. A timer will be shown on the computer to help keep track of your comments.
4. Spoken public comments for agendized items using a phone use the telephone number listed below. When you wish to speak on an agenda item hit *9 on your phone so we know that you wish to speak. You will be asked to provide your first and last name before addressing the Council. You will be advised how long you have to speak. When called please limit your remarks to the agenda item and time limit allotted.
CLICK HERE TO JOIN Meeting ID: 362‐027‐238 Phone: 1‐669‐900‐6833 Americans with Disability Act (ADA) It is the policy of the City of Palo Alto to offer its public programs, services and meetings in a manner that is readily accessible to all. Persons with disabilities who require materials in an appropriate alternative format or who require auxiliary aids to access City meetings, programs, or services may contact the City’s ADA Coordinator at (650) 329‐2550 (voice) or by emailing [email protected]. Requests for assistance or accommodations must be submitted at least 24 hours in advance of the meeting, program, or service.
California Government Code §84308 , commonly referred to as the "Levine Act," prohibits an elected official of a local government agency from participating in a proceeding involving a license, permit, or other entitlement for use if the official received a campaign contribution exceeding $500 from a party or participant, including their agents, to the proceeding within the last 12 months. A “license, permit, or other entitlement for use” includes most land use and planning approvals and the approval of contracts that are not subject to lowest responsible bid procedures and have a value over $50,000. A “party” is a person who files an application for, or is the subject of, a proceeding involving a license, permit, or other entitlement for use. A “participant” is a person who actively supports or opposes a particular decision in a proceeding involving a license, permit, or other entitlement for use, and has a financial interest in the decision. The Levine Act incorporates the definition of “financial interest” in the Political Reform Act, which encompasses interests in business entities, real property, sources of income, sources of gifts, and personal finances that may be affected by the Council’s actions. If you qualify as a “party” or “participant” to a proceeding, and you have made a campaign contribution to a Council Member exceeding $500 made within the last 12 months, you must disclose the campaign contribution before making your comments.
2 January 21, 2025
Materials submitted after distribution of the agenda packet are available for public inspection at
www.CityofPaloAlto.org/agendas
.
CITY COUNCIL
Special Meeting
Tuesday, January 21, 2025
Council Chambers & Hybrid
5:30 PM
Amended Agenda
Amended agenda items appear below in RED
Palo Alto City Council meetings will be held as “hybrid” meetings with the option to attend by teleconference or in person. Information on how the public may observe and participate in the meeting is located at the end of the agenda. The meeting will be broadcast on Cable TV Channel 26, live on YouTube https://www.youtube.com/c/cityofpaloalto, and streamed to Midpen Media Center https://midpenmedia.org.
VIRTUAL PARTICIPATION CLICK HERE TO JOIN (https://cityofpaloalto.zoom.us/j/362027238) Meeting ID: 362 027 238 Phone:1(669)900‐6833
PUBLIC COMMENTS
General Public Comment for items not on the agenda will be accepted in person for up to three minutes or an amount of time determined by the Chair. General public comment will be heard for 30 minutes. Additional public comments, if any, will be heard at the end of the agenda.
Public comments for agendized items will be accepted both in person and via Zoom for up to three minutes or an amount of time determined by the Chair. Requests to speak will be taken until 5 minutes after the staff’s presentation or as determined by the Chair. Written public comments can be submitted in advance to [email protected] and will be provided to the Council and available for inspection on the City’s website. Please clearly indicate which agenda item you are referencing in your subject line.
PowerPoints, videos, or other media to be presented during public comment are accepted only by email to [email protected] at least 24 hours prior to the meeting. Once received, the Clerk will have them shared at public comment for the specified item. To uphold strong cybersecurity management practices, USB’s or other physical electronic storage devices are not accepted.
Signs and symbolic materials less than 2 feet by 3 feet are permitted provided that: (1) sticks, posts, poles or similar/other type of handle objects are strictly prohibited; (2) the items do not create a facility, fire, or safety hazard; and (3) persons with such items remain seated when displaying them and must not raise the items above shoulder level, obstruct the view or passage of other attendees, or otherwise disturb the business of the meeting.
TIME ESTIMATES
Listed times are estimates only and are subject to change at any time, including while the meeting is in progress. The Council reserves the right to use more or less time on any item, to change the order of items and/or to continue items to another meeting. Particular items may be heard before or after the time estimated on the agenda. This may occur in order to best manage the time at a meeting or to adapt to the participation of the public.
CALL TO ORDER
SPECIAL ORDERS OF THE DAY (5:30 ‐ 5:40 PM)
1. Review List of Applicants and Select Candidates to Interview for the Planning and Transportation Commission (PTC) Vacancies; CEQA Status: Not a project Late Packet Report added
AGENDA CHANGES, ADDITIONS AND DELETIONS
PUBLIC COMMENT (5:40 ‐ 6:10 PM)
Members of the public may speak in‐person ONLY to any item NOT on the agenda. 1‐3 minutes depending on number of speakers. Public Comment is limited to 30 minutes. Additional public comments, if any, will be heard at the end of the agenda.
COUNCIL MEMBER QUESTIONS, COMMENTS, ANNOUNCEMENTS (6:10 ‐ 6:15 PM) Members of the public may not speak to the item(s).
STUDY SESSION (6:15 ‐ 7:15 PM)
2. Study Session on 2024 City of Palo Alto Suicide Prevention Policy and City Programs Supporting Community Mental Health; CEQA Status: Not a project CONSENT CALENDAR (7:15 ‐ 7:20 PM)
Items will be voted in one motion unless removed from the calendar by three Council Members.
3. Approval of Minutes from January 6, 2025 Meeting
4. Authorize the City Manager, or designee, to award a Conditional Funding Commitment of $5,000,000 in Housing In‐Lieu Residential Funds, Commercial – Residential Impact Fee Funds, Residential – Housing Impact Fee Funds, and Local Housing Trust Fund Funds to, and enter into funding agreements with, Charities Housing for the Development of a 100% Affordable Housing Project at 3001 El Camino Real; CEQA status – previously studied in a Mitigated Negative Declaration.
5. Approval for the City Manager or their Designee to Execute PO C25193331 with Carahsoft, Utilizing a General Services Agreement (GSA) Contract Number 47QSWA18D008F, to Procure SAP Signavio/LeanIX, SAP Governance, Risk, Compliance (GRC) and Identity Access Governance (IAG) Solutions for a 3‐Year Term for a Total Not‐ To‐Exceed Amount of $1,032,431; CEQA Status: Not a Project
6. Approval of Contract Amendment Number 1 to Contract C24188179 with Urban Field Studio in the Amount of $15,000 for a Revised Six‐Month Contract Total Amount Not‐to‐ Exceed $264,708 for the Project Management Costs for the Development of the Car‐Free Streets Implementation Plan. CEQA Status – Exempt Under CEQA Guidelines Section 15262
7. Approval of Professional Service Contract Number C25192988 with Lloyd Consulting Group, LLC., in the Amount Not to Exceed $232,985 to Conduct a Comprehensive Turf Study for a Period Six Months; CEQA Status – exempt under CEQA regulations 15262 and 15306.
CITY MANAGER COMMENTS (7:20 ‐ 7:35 PM)
BREAK (15 MINUTES)
ACTION ITEMS (Item 8: 7:50 ‐ 8:50 PM, Item 9: 8:50 ‐ 9:50 PM) Include: Report of Committees/Commissions, Ordinances and Resolutions, Public Hearings, Report of Officials, Unfinished Business and Council Matters.
8. FIRST READING: Adoption of an Ordinance Amending Title 18: Zoning Ordinance of the Palo Alto Municipal Code (PAMC) to Implement Programs 1.5A (Stanford University Lands), 3.6D (Expedited Project Review), 4.1A (Replacement Housing), and 6.5C‐G (Alternate Housing) of the Housing Element 2023‐2031, and Title 21: Subdivision and Other Divisions of Land to Incorporate Changes as Directed by Housing and Community Development (HCD). CEQA Status – Revised Addendum to Comprehensive Plan EIR approved November 2023 (SCH 2014052101). Title Updated
9. Selection of Non‐Profit Development Partner to Construct a 100% Affordable Housing Project on the City‐Owned Parking Lot Located at the Corner of Kipling Street and Lytton Avenue and Direction for Staff to Prepare an Exclusive Negotiating Agreement with Alta Housing to Establish a Partnership Process and Parameters; CEQA status — Not a Project.
ADJOURNMENT
INFORMATION REPORTS
Information reports are provided for informational purposes only to the Council and the public but are not listed for action during this meeting’s agenda.
10. Final Summary Report on North County TRUST (Trusted Response Urgent Support Team) Augmentation Pilot and related Use of $2,000,000 Consolidated Appropriation Act of 2022 Award. CEQA Status – Not a Project
11. Property Agreements Entered into by City Manager Under Palo Alto Municipal Code Section 2.30.210(h) and Reported Per Section Code 2.30.710(b) for Fiscal Year 2024
12. Surplus Property Donated by the City to Nonprofit Agencies; CEQA Status: Not a Project
13. 2024 Council Priorities and Objectives Q4 Report
OTHER INFORMATION
Standing Committee Meetings this week
Public Comment Letters
Schedule of Meetings
LATE PACKET / SUPPLEMENTAL REPORT ITEMS
1. Review List of Applicants and Select Candidates to Interview for the Planning and Transportation Commission (PTC) Vacancies. CEQA Status ‐ Not a project. Late Packet Report
PUBLIC COMMENT INSTRUCTIONS
Members of the Public may provide public comments to teleconference meetings via email, teleconference, or by phone.
1. Written public comments may be submitted by email to [email protected].
2. For in person public comments please complete a speaker request card located on the table at the entrance to the Council Chambers and deliver it to the Clerk prior to discussion of the item.
3. Spoken public comments for agendized items using a computer or smart phone will be accepted through the teleconference meeting. To address the Council, click on the link below to access a Zoom‐based meeting. Please read the following instructions carefully.
You may download the Zoom client or connect to the meeting in‐ browser. If using your browser, make sure you are using a current, up‐to‐date browser: Chrome 30 , Firefox 27 , Microsoft Edge 12 , Safari 7 . Certain functionality may be disabled in older browsers including Internet Explorer. Or download the Zoom application onto your smart phone from the Apple App Store or Google Play Store and enter in the Meeting ID below.
You may be asked to enter an email address and name. We request that you identify yourself by name as this will be visible online and will be used to notify you that it is your turn to speak.
When you wish to speak on an Agenda Item, click on “raise hand.” The Clerk will activate and unmute speakers in turn. Speakers will be notified shortly before they are called to speak.
When called, please limit your remarks to the time limit allotted. A timer will be shown on the computer to help keep track of your comments.
4. Spoken public comments for agendized items using a phone use the telephone number listed below. When you wish to speak on an agenda item hit *9 on your phone so we know that you wish to speak. You will be asked to provide your first and last name before addressing the Council. You will be advised how long you have to speak. When called please limit your remarks to the agenda item and time limit allotted.
CLICK HERE TO JOIN Meeting ID: 362‐027‐238 Phone: 1‐669‐900‐6833 Americans with Disability Act (ADA) It is the policy of the City of Palo Alto to offer its public programs, services and meetings in a manner that is readily accessible to all. Persons with disabilities who require materials in an appropriate alternative format or who require auxiliary aids to access City meetings, programs, or services may contact the City’s ADA Coordinator at (650) 329‐2550 (voice) or by emailing [email protected]. Requests for assistance or accommodations must be submitted at least 24 hours in advance of the meeting, program, or service.
California Government Code §84308 , commonly referred to as the "Levine Act," prohibits an elected official of a local government agency from participating in a proceeding involving a license, permit, or other entitlement for use if the official received a campaign contribution exceeding $500 from a party or participant, including their agents, to the proceeding within the last 12 months. A “license, permit, or other entitlement for use” includes most land use and planning approvals and the approval of contracts that are not subject to lowest responsible bid procedures and have a value over $50,000. A “party” is a person who files an application for, or is the subject of, a proceeding involving a license, permit, or other entitlement for use. A “participant” is a person who actively supports or opposes a particular decision in a proceeding involving a license, permit, or other entitlement for use, and has a financial interest in the decision. The Levine Act incorporates the definition of “financial interest” in the Political Reform Act, which encompasses interests in business entities, real property, sources of income, sources of gifts, and personal finances that may be affected by the Council’s actions. If you qualify as a “party” or “participant” to a proceeding, and you have made a campaign contribution to a Council Member exceeding $500 made within the last 12 months, you must disclose the campaign contribution before making your comments.
3 January 21, 2025
Materials submitted after distribution of the agenda packet are available for public inspection at
www.CityofPaloAlto.org/agendas
.
CITY COUNCIL
Special Meeting
Tuesday, January 21, 2025
Council Chambers & Hybrid
5:30 PM
Amended Agenda
Amended agenda items appear below in RED
Palo Alto City Council meetings will be held as “hybrid” meetings with the option to attend by teleconference or in person. Information on how the public may observe and participate in the meeting is located at the end of the agenda. The meeting will be broadcast on Cable TV Channel 26, live on YouTube https://www.youtube.com/c/cityofpaloalto, and streamed to Midpen Media Center https://midpenmedia.org.
VIRTUAL PARTICIPATION CLICK HERE TO JOIN (https://cityofpaloalto.zoom.us/j/362027238) Meeting ID: 362 027 238 Phone:1(669)900‐6833
PUBLIC COMMENTS
General Public Comment for items not on the agenda will be accepted in person for up to three minutes or an amount of time determined by the Chair. General public comment will be heard for 30 minutes. Additional public comments, if any, will be heard at the end of the agenda.
Public comments for agendized items will be accepted both in person and via Zoom for up to three minutes or an amount of time determined by the Chair. Requests to speak will be taken until 5 minutes after the staff’s presentation or as determined by the Chair. Written public comments can be submitted in advance to [email protected] and will be provided to the Council and available for inspection on the City’s website. Please clearly indicate which agenda item you are referencing in your subject line.
PowerPoints, videos, or other media to be presented during public comment are accepted only by email to [email protected] at least 24 hours prior to the meeting. Once received, the Clerk will have them shared at public comment for the specified item. To uphold strong cybersecurity management practices, USB’s or other physical electronic storage devices are not accepted.
Signs and symbolic materials less than 2 feet by 3 feet are permitted provided that: (1) sticks, posts, poles or similar/other type of handle objects are strictly prohibited; (2) the items do not create a facility, fire, or safety hazard; and (3) persons with such items remain seated when displaying them and must not raise the items above shoulder level, obstruct the view or passage of other attendees, or otherwise disturb the business of the meeting.
TIME ESTIMATES
Listed times are estimates only and are subject to change at any time, including while the meeting is in progress. The Council reserves the right to use more or less time on any item, to change the order of items and/or to continue items to another meeting. Particular items may be heard before or after the time estimated on the agenda. This may occur in order to best manage the time at a meeting or to adapt to the participation of the public.
CALL TO ORDER
SPECIAL ORDERS OF THE DAY (5:30 ‐ 5:40 PM)
1. Review List of Applicants and Select Candidates to Interview for the Planning and Transportation Commission (PTC) Vacancies; CEQA Status: Not a project Late Packet Report added
AGENDA CHANGES, ADDITIONS AND DELETIONS
PUBLIC COMMENT (5:40 ‐ 6:10 PM)
Members of the public may speak in‐person ONLY to any item NOT on the agenda. 1‐3 minutes depending on number of speakers. Public Comment is limited to 30 minutes. Additional public comments, if any, will be heard at the end of the agenda.
COUNCIL MEMBER QUESTIONS, COMMENTS, ANNOUNCEMENTS (6:10 ‐ 6:15 PM) Members of the public may not speak to the item(s).
STUDY SESSION (6:15 ‐ 7:15 PM)
2. Study Session on 2024 City of Palo Alto Suicide Prevention Policy and City Programs Supporting Community Mental Health; CEQA Status: Not a project CONSENT CALENDAR (7:15 ‐ 7:20 PM)
Items will be voted in one motion unless removed from the calendar by three Council Members.
3. Approval of Minutes from January 6, 2025 Meeting
4. Authorize the City Manager, or designee, to award a Conditional Funding Commitment of $5,000,000 in Housing In‐Lieu Residential Funds, Commercial – Residential Impact Fee Funds, Residential – Housing Impact Fee Funds, and Local Housing Trust Fund Funds to, and enter into funding agreements with, Charities Housing for the Development of a 100% Affordable Housing Project at 3001 El Camino Real; CEQA status – previously studied in a Mitigated Negative Declaration.
5. Approval for the City Manager or their Designee to Execute PO C25193331 with Carahsoft, Utilizing a General Services Agreement (GSA) Contract Number 47QSWA18D008F, to Procure SAP Signavio/LeanIX, SAP Governance, Risk, Compliance (GRC) and Identity Access Governance (IAG) Solutions for a 3‐Year Term for a Total Not‐ To‐Exceed Amount of $1,032,431; CEQA Status: Not a Project
6. Approval of Contract Amendment Number 1 to Contract C24188179 with Urban Field Studio in the Amount of $15,000 for a Revised Six‐Month Contract Total Amount Not‐to‐ Exceed $264,708 for the Project Management Costs for the Development of the Car‐Free Streets Implementation Plan. CEQA Status – Exempt Under CEQA Guidelines Section 15262
7. Approval of Professional Service Contract Number C25192988 with Lloyd Consulting Group, LLC., in the Amount Not to Exceed $232,985 to Conduct a Comprehensive Turf Study for a Period Six Months; CEQA Status – exempt under CEQA regulations 15262 and 15306.
CITY MANAGER COMMENTS (7:20 ‐ 7:35 PM)
BREAK (15 MINUTES)
ACTION ITEMS (Item 8: 7:50 ‐ 8:50 PM, Item 9: 8:50 ‐ 9:50 PM) Include: Report of Committees/Commissions, Ordinances and Resolutions, Public Hearings, Report of Officials, Unfinished Business and Council Matters.
8. FIRST READING: Adoption of an Ordinance Amending Title 18: Zoning Ordinance of the Palo Alto Municipal Code (PAMC) to Implement Programs 1.5A (Stanford University Lands), 3.6D (Expedited Project Review), 4.1A (Replacement Housing), and 6.5C‐G (Alternate Housing) of the Housing Element 2023‐2031, and Title 21: Subdivision and Other Divisions of Land to Incorporate Changes as Directed by Housing and Community Development (HCD). CEQA Status – Revised Addendum to Comprehensive Plan EIR approved November 2023 (SCH 2014052101). Title Updated
9. Selection of Non‐Profit Development Partner to Construct a 100% Affordable Housing Project on the City‐Owned Parking Lot Located at the Corner of Kipling Street and Lytton Avenue and Direction for Staff to Prepare an Exclusive Negotiating Agreement with Alta Housing to Establish a Partnership Process and Parameters; CEQA status — Not a Project.
ADJOURNMENT
INFORMATION REPORTS
Information reports are provided for informational purposes only to the Council and the public but are not listed for action during this meeting’s agenda.
10. Final Summary Report on North County TRUST (Trusted Response Urgent Support Team) Augmentation Pilot and related Use of $2,000,000 Consolidated Appropriation Act of 2022 Award. CEQA Status – Not a Project
11. Property Agreements Entered into by City Manager Under Palo Alto Municipal Code Section 2.30.210(h) and Reported Per Section Code 2.30.710(b) for Fiscal Year 2024
12. Surplus Property Donated by the City to Nonprofit Agencies; CEQA Status: Not a Project
13. 2024 Council Priorities and Objectives Q4 Report
OTHER INFORMATION
Standing Committee Meetings this week
Public Comment Letters
Schedule of Meetings
LATE PACKET / SUPPLEMENTAL REPORT ITEMS
1. Review List of Applicants and Select Candidates to Interview for the Planning and Transportation Commission (PTC) Vacancies. CEQA Status ‐ Not a project. Late Packet Report
PUBLIC COMMENT INSTRUCTIONS
Members of the Public may provide public comments to teleconference meetings via email, teleconference, or by phone.
1. Written public comments may be submitted by email to [email protected].
2. For in person public comments please complete a speaker request card located on the table at the entrance to the Council Chambers and deliver it to the Clerk prior to discussion of the item.
3. Spoken public comments for agendized items using a computer or smart phone will be accepted through the teleconference meeting. To address the Council, click on the link below to access a Zoom‐based meeting. Please read the following instructions carefully.
You may download the Zoom client or connect to the meeting in‐ browser. If using your browser, make sure you are using a current, up‐to‐date browser: Chrome 30 , Firefox 27 , Microsoft Edge 12 , Safari 7 . Certain functionality may be disabled in older browsers including Internet Explorer. Or download the Zoom application onto your smart phone from the Apple App Store or Google Play Store and enter in the Meeting ID below.
You may be asked to enter an email address and name. We request that you identify yourself by name as this will be visible online and will be used to notify you that it is your turn to speak.
When you wish to speak on an Agenda Item, click on “raise hand.” The Clerk will activate and unmute speakers in turn. Speakers will be notified shortly before they are called to speak.
When called, please limit your remarks to the time limit allotted. A timer will be shown on the computer to help keep track of your comments.
4. Spoken public comments for agendized items using a phone use the telephone number listed below. When you wish to speak on an agenda item hit *9 on your phone so we know that you wish to speak. You will be asked to provide your first and last name before addressing the Council. You will be advised how long you have to speak. When called please limit your remarks to the agenda item and time limit allotted.
CLICK HERE TO JOIN Meeting ID: 362‐027‐238 Phone: 1‐669‐900‐6833 Americans with Disability Act (ADA) It is the policy of the City of Palo Alto to offer its public programs, services and meetings in a manner that is readily accessible to all. Persons with disabilities who require materials in an appropriate alternative format or who require auxiliary aids to access City meetings, programs, or services may contact the City’s ADA Coordinator at (650) 329‐2550 (voice) or by emailing [email protected]. Requests for assistance or accommodations must be submitted at least 24 hours in advance of the meeting, program, or service.
California Government Code §84308 , commonly referred to as the "Levine Act," prohibits an elected official of a local government agency from participating in a proceeding involving a license, permit, or other entitlement for use if the official received a campaign contribution exceeding $500 from a party or participant, including their agents, to the proceeding within the last 12 months. A “license, permit, or other entitlement for use” includes most land use and planning approvals and the approval of contracts that are not subject to lowest responsible bid procedures and have a value over $50,000. A “party” is a person who files an application for, or is the subject of, a proceeding involving a license, permit, or other entitlement for use. A “participant” is a person who actively supports or opposes a particular decision in a proceeding involving a license, permit, or other entitlement for use, and has a financial interest in the decision. The Levine Act incorporates the definition of “financial interest” in the Political Reform Act, which encompasses interests in business entities, real property, sources of income, sources of gifts, and personal finances that may be affected by the Council’s actions. If you qualify as a “party” or “participant” to a proceeding, and you have made a campaign contribution to a Council Member exceeding $500 made within the last 12 months, you must disclose the campaign contribution before making your comments.
4 January 21, 2025
Materials submitted after distribution of the agenda packet are available for public inspection at
www.CityofPaloAlto.org/agendas
.
CITY COUNCIL
Special Meeting
Tuesday, January 21, 2025
Council Chambers & Hybrid
5:30 PM
Amended Agenda
Amended agenda items appear below in RED
Palo Alto City Council meetings will be held as “hybrid” meetings with the option to attend by teleconference or in person. Information on how the public may observe and participate in the meeting is located at the end of the agenda. The meeting will be broadcast on Cable TV Channel 26, live on YouTube https://www.youtube.com/c/cityofpaloalto, and streamed to Midpen Media Center https://midpenmedia.org.
VIRTUAL PARTICIPATION CLICK HERE TO JOIN (https://cityofpaloalto.zoom.us/j/362027238) Meeting ID: 362 027 238 Phone:1(669)900‐6833
PUBLIC COMMENTS
General Public Comment for items not on the agenda will be accepted in person for up to three minutes or an amount of time determined by the Chair. General public comment will be heard for 30 minutes. Additional public comments, if any, will be heard at the end of the agenda.
Public comments for agendized items will be accepted both in person and via Zoom for up to three minutes or an amount of time determined by the Chair. Requests to speak will be taken until 5 minutes after the staff’s presentation or as determined by the Chair. Written public comments can be submitted in advance to [email protected] and will be provided to the Council and available for inspection on the City’s website. Please clearly indicate which agenda item you are referencing in your subject line.
PowerPoints, videos, or other media to be presented during public comment are accepted only by email to [email protected] at least 24 hours prior to the meeting. Once received, the Clerk will have them shared at public comment for the specified item. To uphold strong cybersecurity management practices, USB’s or other physical electronic storage devices are not accepted.
Signs and symbolic materials less than 2 feet by 3 feet are permitted provided that: (1) sticks, posts, poles or similar/other type of handle objects are strictly prohibited; (2) the items do not create a facility, fire, or safety hazard; and (3) persons with such items remain seated when displaying them and must not raise the items above shoulder level, obstruct the view or passage of other attendees, or otherwise disturb the business of the meeting.
TIME ESTIMATES
Listed times are estimates only and are subject to change at any time, including while the meeting is in progress. The Council reserves the right to use more or less time on any item, to change the order of items and/or to continue items to another meeting. Particular items may be heard before or after the time estimated on the agenda. This may occur in order to best manage the time at a meeting or to adapt to the participation of the public.
CALL TO ORDER
SPECIAL ORDERS OF THE DAY (5:30 ‐ 5:40 PM)
1. Review List of Applicants and Select Candidates to Interview for the Planning and Transportation Commission (PTC) Vacancies; CEQA Status: Not a project Late Packet Report added
AGENDA CHANGES, ADDITIONS AND DELETIONS
PUBLIC COMMENT (5:40 ‐ 6:10 PM)
Members of the public may speak in‐person ONLY to any item NOT on the agenda. 1‐3 minutes depending on number of speakers. Public Comment is limited to 30 minutes. Additional public comments, if any, will be heard at the end of the agenda.
COUNCIL MEMBER QUESTIONS, COMMENTS, ANNOUNCEMENTS (6:10 ‐ 6:15 PM) Members of the public may not speak to the item(s).
STUDY SESSION (6:15 ‐ 7:15 PM)
2. Study Session on 2024 City of Palo Alto Suicide Prevention Policy and City Programs Supporting Community Mental Health; CEQA Status: Not a project CONSENT CALENDAR (7:15 ‐ 7:20 PM)
Items will be voted in one motion unless removed from the calendar by three Council Members.
3. Approval of Minutes from January 6, 2025 Meeting
4. Authorize the City Manager, or designee, to award a Conditional Funding Commitment of $5,000,000 in Housing In‐Lieu Residential Funds, Commercial – Residential Impact Fee Funds, Residential – Housing Impact Fee Funds, and Local Housing Trust Fund Funds to, and enter into funding agreements with, Charities Housing for the Development of a 100% Affordable Housing Project at 3001 El Camino Real; CEQA status – previously studied in a Mitigated Negative Declaration.
5. Approval for the City Manager or their Designee to Execute PO C25193331 with Carahsoft, Utilizing a General Services Agreement (GSA) Contract Number 47QSWA18D008F, to Procure SAP Signavio/LeanIX, SAP Governance, Risk, Compliance (GRC) and Identity Access Governance (IAG) Solutions for a 3‐Year Term for a Total Not‐ To‐Exceed Amount of $1,032,431; CEQA Status: Not a Project
6. Approval of Contract Amendment Number 1 to Contract C24188179 with Urban Field Studio in the Amount of $15,000 for a Revised Six‐Month Contract Total Amount Not‐to‐ Exceed $264,708 for the Project Management Costs for the Development of the Car‐Free Streets Implementation Plan. CEQA Status – Exempt Under CEQA Guidelines Section 15262
7. Approval of Professional Service Contract Number C25192988 with Lloyd Consulting Group, LLC., in the Amount Not to Exceed $232,985 to Conduct a Comprehensive Turf Study for a Period Six Months; CEQA Status – exempt under CEQA regulations 15262 and 15306.
CITY MANAGER COMMENTS (7:20 ‐ 7:35 PM)
BREAK (15 MINUTES)
ACTION ITEMS (Item 8: 7:50 ‐ 8:50 PM, Item 9: 8:50 ‐ 9:50 PM) Include: Report of Committees/Commissions, Ordinances and Resolutions, Public Hearings, Report of Officials, Unfinished Business and Council Matters.
8. FIRST READING: Adoption of an Ordinance Amending Title 18: Zoning Ordinance of the Palo Alto Municipal Code (PAMC) to Implement Programs 1.5A (Stanford University Lands), 3.6D (Expedited Project Review), 4.1A (Replacement Housing), and 6.5C‐G (Alternate Housing) of the Housing Element 2023‐2031, and Title 21: Subdivision and Other Divisions of Land to Incorporate Changes as Directed by Housing and Community Development (HCD). CEQA Status – Revised Addendum to Comprehensive Plan EIR approved November 2023 (SCH 2014052101). Title Updated
9. Selection of Non‐Profit Development Partner to Construct a 100% Affordable Housing Project on the City‐Owned Parking Lot Located at the Corner of Kipling Street and Lytton Avenue and Direction for Staff to Prepare an Exclusive Negotiating Agreement with Alta Housing to Establish a Partnership Process and Parameters; CEQA status — Not a Project.
ADJOURNMENT
INFORMATION REPORTS
Information reports are provided for informational purposes only to the Council and the public but are not listed for action during this meeting’s agenda.
10. Final Summary Report on North County TRUST (Trusted Response Urgent Support Team) Augmentation Pilot and related Use of $2,000,000 Consolidated Appropriation Act of 2022 Award. CEQA Status – Not a Project
11. Property Agreements Entered into by City Manager Under Palo Alto Municipal Code Section 2.30.210(h) and Reported Per Section Code 2.30.710(b) for Fiscal Year 2024
12. Surplus Property Donated by the City to Nonprofit Agencies; CEQA Status: Not a Project
13. 2024 Council Priorities and Objectives Q4 Report
OTHER INFORMATION
Standing Committee Meetings this week
Public Comment Letters
Schedule of Meetings
LATE PACKET / SUPPLEMENTAL REPORT ITEMS
1. Review List of Applicants and Select Candidates to Interview for the Planning and Transportation Commission (PTC) Vacancies. CEQA Status ‐ Not a project. Late Packet Report
PUBLIC COMMENT INSTRUCTIONS
Members of the Public may provide public comments to teleconference meetings via email, teleconference, or by phone.
1. Written public comments may be submitted by email to [email protected].
2. For in person public comments please complete a speaker request card located on the table at the entrance to the Council Chambers and deliver it to the Clerk prior to discussion of the item.
3. Spoken public comments for agendized items using a computer or smart phone will be accepted through the teleconference meeting. To address the Council, click on the link below to access a Zoom‐based meeting. Please read the following instructions carefully.
You may download the Zoom client or connect to the meeting in‐ browser. If using your browser, make sure you are using a current, up‐to‐date browser: Chrome 30 , Firefox 27 , Microsoft Edge 12 , Safari 7 . Certain functionality may be disabled in older browsers including Internet Explorer. Or download the Zoom application onto your smart phone from the Apple App Store or Google Play Store and enter in the Meeting ID below.
You may be asked to enter an email address and name. We request that you identify yourself by name as this will be visible online and will be used to notify you that it is your turn to speak.
When you wish to speak on an Agenda Item, click on “raise hand.” The Clerk will activate and unmute speakers in turn. Speakers will be notified shortly before they are called to speak.
When called, please limit your remarks to the time limit allotted. A timer will be shown on the computer to help keep track of your comments.
4. Spoken public comments for agendized items using a phone use the telephone number listed below. When you wish to speak on an agenda item hit *9 on your phone so we know that you wish to speak. You will be asked to provide your first and last name before addressing the Council. You will be advised how long you have to speak. When called please limit your remarks to the agenda item and time limit allotted.
CLICK HERE TO JOIN Meeting ID: 362‐027‐238 Phone: 1‐669‐900‐6833 Americans with Disability Act (ADA) It is the policy of the City of Palo Alto to offer its public programs, services and meetings in a manner that is readily accessible to all. Persons with disabilities who require materials in an appropriate alternative format or who require auxiliary aids to access City meetings, programs, or services may contact the City’s ADA Coordinator at (650) 329‐2550 (voice) or by emailing [email protected]. Requests for assistance or accommodations must be submitted at least 24 hours in advance of the meeting, program, or service.
California Government Code §84308 , commonly referred to as the "Levine Act," prohibits an elected official of a local government agency from participating in a proceeding involving a license, permit, or other entitlement for use if the official received a campaign contribution exceeding $500 from a party or participant, including their agents, to the proceeding within the last 12 months. A “license, permit, or other entitlement for use” includes most land use and planning approvals and the approval of contracts that are not subject to lowest responsible bid procedures and have a value over $50,000. A “party” is a person who files an application for, or is the subject of, a proceeding involving a license, permit, or other entitlement for use. A “participant” is a person who actively supports or opposes a particular decision in a proceeding involving a license, permit, or other entitlement for use, and has a financial interest in the decision. The Levine Act incorporates the definition of “financial interest” in the Political Reform Act, which encompasses interests in business entities, real property, sources of income, sources of gifts, and personal finances that may be affected by the Council’s actions. If you qualify as a “party” or “participant” to a proceeding, and you have made a campaign contribution to a Council Member exceeding $500 made within the last 12 months, you must disclose the campaign contribution before making your comments.
5 January 21, 2025
Materials submitted after distribution of the agenda packet are available for public inspection at
www.CityofPaloAlto.org/agendas
.
CITY COUNCIL
Special Meeting
Tuesday, January 21, 2025
Council Chambers & Hybrid
5:30 PM
Amended Agenda
Amended agenda items appear below in RED
Palo Alto City Council meetings will be held as “hybrid” meetings with the option to attend by teleconference or in person. Information on how the public may observe and participate in the meeting is located at the end of the agenda. The meeting will be broadcast on Cable TV Channel 26, live on YouTube https://www.youtube.com/c/cityofpaloalto, and streamed to Midpen Media Center https://midpenmedia.org.
VIRTUAL PARTICIPATION CLICK HERE TO JOIN (https://cityofpaloalto.zoom.us/j/362027238) Meeting ID: 362 027 238 Phone:1(669)900‐6833
PUBLIC COMMENTS
General Public Comment for items not on the agenda will be accepted in person for up to three minutes or an amount of time determined by the Chair. General public comment will be heard for 30 minutes. Additional public comments, if any, will be heard at the end of the agenda.
Public comments for agendized items will be accepted both in person and via Zoom for up to three minutes or an amount of time determined by the Chair. Requests to speak will be taken until 5 minutes after the staff’s presentation or as determined by the Chair. Written public comments can be submitted in advance to [email protected] and will be provided to the Council and available for inspection on the City’s website. Please clearly indicate which agenda item you are referencing in your subject line.
PowerPoints, videos, or other media to be presented during public comment are accepted only by email to [email protected] at least 24 hours prior to the meeting. Once received, the Clerk will have them shared at public comment for the specified item. To uphold strong cybersecurity management practices, USB’s or other physical electronic storage devices are not accepted.
Signs and symbolic materials less than 2 feet by 3 feet are permitted provided that: (1) sticks, posts, poles or similar/other type of handle objects are strictly prohibited; (2) the items do not create a facility, fire, or safety hazard; and (3) persons with such items remain seated when displaying them and must not raise the items above shoulder level, obstruct the view or passage of other attendees, or otherwise disturb the business of the meeting.
TIME ESTIMATES
Listed times are estimates only and are subject to change at any time, including while the meeting is in progress. The Council reserves the right to use more or less time on any item, to change the order of items and/or to continue items to another meeting. Particular items may be heard before or after the time estimated on the agenda. This may occur in order to best manage the time at a meeting or to adapt to the participation of the public.
CALL TO ORDER
SPECIAL ORDERS OF THE DAY (5:30 ‐ 5:40 PM)
1. Review List of Applicants and Select Candidates to Interview for the Planning and Transportation Commission (PTC) Vacancies; CEQA Status: Not a project Late Packet Report added
AGENDA CHANGES, ADDITIONS AND DELETIONS
PUBLIC COMMENT (5:40 ‐ 6:10 PM)
Members of the public may speak in‐person ONLY to any item NOT on the agenda. 1‐3 minutes depending on number of speakers. Public Comment is limited to 30 minutes. Additional public comments, if any, will be heard at the end of the agenda.
COUNCIL MEMBER QUESTIONS, COMMENTS, ANNOUNCEMENTS (6:10 ‐ 6:15 PM) Members of the public may not speak to the item(s).
STUDY SESSION (6:15 ‐ 7:15 PM)
2. Study Session on 2024 City of Palo Alto Suicide Prevention Policy and City Programs Supporting Community Mental Health; CEQA Status: Not a project CONSENT CALENDAR (7:15 ‐ 7:20 PM)
Items will be voted in one motion unless removed from the calendar by three Council Members.
3. Approval of Minutes from January 6, 2025 Meeting
4. Authorize the City Manager, or designee, to award a Conditional Funding Commitment of $5,000,000 in Housing In‐Lieu Residential Funds, Commercial – Residential Impact Fee Funds, Residential – Housing Impact Fee Funds, and Local Housing Trust Fund Funds to, and enter into funding agreements with, Charities Housing for the Development of a 100% Affordable Housing Project at 3001 El Camino Real; CEQA status – previously studied in a Mitigated Negative Declaration.
5. Approval for the City Manager or their Designee to Execute PO C25193331 with Carahsoft, Utilizing a General Services Agreement (GSA) Contract Number 47QSWA18D008F, to Procure SAP Signavio/LeanIX, SAP Governance, Risk, Compliance (GRC) and Identity Access Governance (IAG) Solutions for a 3‐Year Term for a Total Not‐ To‐Exceed Amount of $1,032,431; CEQA Status: Not a Project
6. Approval of Contract Amendment Number 1 to Contract C24188179 with Urban Field Studio in the Amount of $15,000 for a Revised Six‐Month Contract Total Amount Not‐to‐ Exceed $264,708 for the Project Management Costs for the Development of the Car‐Free Streets Implementation Plan. CEQA Status – Exempt Under CEQA Guidelines Section 15262
7. Approval of Professional Service Contract Number C25192988 with Lloyd Consulting Group, LLC., in the Amount Not to Exceed $232,985 to Conduct a Comprehensive Turf Study for a Period Six Months; CEQA Status – exempt under CEQA regulations 15262 and 15306.
CITY MANAGER COMMENTS (7:20 ‐ 7:35 PM)
BREAK (15 MINUTES)
ACTION ITEMS (Item 8: 7:50 ‐ 8:50 PM, Item 9: 8:50 ‐ 9:50 PM) Include: Report of Committees/Commissions, Ordinances and Resolutions, Public Hearings, Report of Officials, Unfinished Business and Council Matters.
8. FIRST READING: Adoption of an Ordinance Amending Title 18: Zoning Ordinance of the Palo Alto Municipal Code (PAMC) to Implement Programs 1.5A (Stanford University Lands), 3.6D (Expedited Project Review), 4.1A (Replacement Housing), and 6.5C‐G (Alternate Housing) of the Housing Element 2023‐2031, and Title 21: Subdivision and Other Divisions of Land to Incorporate Changes as Directed by Housing and Community Development (HCD). CEQA Status – Revised Addendum to Comprehensive Plan EIR approved November 2023 (SCH 2014052101). Title Updated
9. Selection of Non‐Profit Development Partner to Construct a 100% Affordable Housing Project on the City‐Owned Parking Lot Located at the Corner of Kipling Street and Lytton Avenue and Direction for Staff to Prepare an Exclusive Negotiating Agreement with Alta Housing to Establish a Partnership Process and Parameters; CEQA status — Not a Project.
ADJOURNMENT
INFORMATION REPORTS
Information reports are provided for informational purposes only to the Council and the public but are not listed for action during this meeting’s agenda.
10. Final Summary Report on North County TRUST (Trusted Response Urgent Support Team) Augmentation Pilot and related Use of $2,000,000 Consolidated Appropriation Act of 2022 Award. CEQA Status – Not a Project
11. Property Agreements Entered into by City Manager Under Palo Alto Municipal Code Section 2.30.210(h) and Reported Per Section Code 2.30.710(b) for Fiscal Year 2024
12. Surplus Property Donated by the City to Nonprofit Agencies; CEQA Status: Not a Project
13. 2024 Council Priorities and Objectives Q4 Report
OTHER INFORMATION
Standing Committee Meetings this week
Public Comment Letters
Schedule of Meetings
LATE PACKET / SUPPLEMENTAL REPORT ITEMS
1. Review List of Applicants and Select Candidates to Interview for the Planning and Transportation Commission (PTC) Vacancies. CEQA Status ‐ Not a project. Late Packet Report
PUBLIC COMMENT INSTRUCTIONS
Members of the Public may provide public comments to teleconference meetings via email, teleconference, or by phone.
1. Written public comments may be submitted by email to [email protected].
2. For in person public comments please complete a speaker request card located on the table at the entrance to the Council Chambers and deliver it to the Clerk prior to discussion of the item.
3. Spoken public comments for agendized items using a computer or smart phone will be accepted through the teleconference meeting. To address the Council, click on the link below to access a Zoom‐based meeting. Please read the following instructions carefully.
You may download the Zoom client or connect to the meeting in‐ browser. If using your browser, make sure you are using a current, up‐to‐date browser: Chrome 30 , Firefox 27 , Microsoft Edge 12 , Safari 7 . Certain functionality may be disabled in older browsers including Internet Explorer. Or download the Zoom application onto your smart phone from the Apple App Store or Google Play Store and enter in the Meeting ID below.
You may be asked to enter an email address and name. We request that you identify yourself by name as this will be visible online and will be used to notify you that it is your turn to speak.
When you wish to speak on an Agenda Item, click on “raise hand.” The Clerk will activate and unmute speakers in turn. Speakers will be notified shortly before they are called to speak.
When called, please limit your remarks to the time limit allotted. A timer will be shown on the computer to help keep track of your comments.
4. Spoken public comments for agendized items using a phone use the telephone number listed below. When you wish to speak on an agenda item hit *9 on your phone so we know that you wish to speak. You will be asked to provide your first and last name before addressing the Council. You will be advised how long you have to speak. When called please limit your remarks to the agenda item and time limit allotted.
CLICK HERE TO JOIN Meeting ID: 362‐027‐238 Phone: 1‐669‐900‐6833 Americans with Disability Act (ADA) It is the policy of the City of Palo Alto to offer its public programs, services and meetings in a manner that is readily accessible to all. Persons with disabilities who require materials in an appropriate alternative format or who require auxiliary aids to access City meetings, programs, or services may contact the City’s ADA Coordinator at (650) 329‐2550 (voice) or by emailing [email protected]. Requests for assistance or accommodations must be submitted at least 24 hours in advance of the meeting, program, or service.
California Government Code §84308 , commonly referred to as the "Levine Act," prohibits an elected official of a local government agency from participating in a proceeding involving a license, permit, or other entitlement for use if the official received a campaign contribution exceeding $500 from a party or participant, including their agents, to the proceeding within the last 12 months. A “license, permit, or other entitlement for use” includes most land use and planning approvals and the approval of contracts that are not subject to lowest responsible bid procedures and have a value over $50,000. A “party” is a person who files an application for, or is the subject of, a proceeding involving a license, permit, or other entitlement for use. A “participant” is a person who actively supports or opposes a particular decision in a proceeding involving a license, permit, or other entitlement for use, and has a financial interest in the decision. The Levine Act incorporates the definition of “financial interest” in the Political Reform Act, which encompasses interests in business entities, real property, sources of income, sources of gifts, and personal finances that may be affected by the Council’s actions. If you qualify as a “party” or “participant” to a proceeding, and you have made a campaign contribution to a Council Member exceeding $500 made within the last 12 months, you must disclose the campaign contribution before making your comments.
6 January 21, 2025
Materials submitted after distribution of the agenda packet are available for public inspection at
www.CityofPaloAlto.org/agendas
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City Council
Staff Report
From: City Clerk
Report Type: SPECIAL ORDERS OF THE DAY
Lead Department: City Clerk
Meeting Date: January 21, 2025
Report #:2411-3832
TITLE
Review List of Applicants and Select Candidates to Interview for the Planning and Transportation Commission (PTC) Vacancies; CEQA Status: Not a project
RECOMMENDATION
Review a list of applicants and select candidates to interview for three (3) positions on the Planning and Transportation Commission; one (1) partial term, expiring March 31, 2026 and two (2) full terms, expiring March 31, 2029. The list of applicants will be available in a late packet report on January 16, 2025.
BACKGROUND
The City Clerk’s Office initiated a Special Recruitment on December 2, 2024 in anticipation of two PTC vacancies as a result of the November 5, 2024 election. The City Council certified the November 5, 2024 election results at its December 9, 2024 meeting, confirming then-PTC Commissioners George Lu and Keith Reckdahl as elected members of the City Council.
To consolidate recruitment efforts for the current vacancies and a position expiring on March 31, 2025, staff opened the recruitment to fill three (3) positions. The City Council is scheduled to interview candidates at the February 3, 2025 meeting and appoint new commissioners at the February 10, 2025 meeting.
PTC Commissioners must be residents of Palo Alto and must not be councilmembers, officers or employees of the City (PAMC 2.20.010)1. There are no other membership requirements.
During the last several recruitments, the City Council as elected to interview all qualified applicants for respective Boards and Commissions or have identified and provided direction on 1PAMC 2.20.010 https://codelibrary.amlegal.com/codes/paloalto/latest/paloalto_ca/0-0-0-61282 Item 1
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a select cohort of applicants to continue to the interview processes. It is at the discretion of the Council to determine if they wish to interview all candidates or identify and provide direction on select qualified candidates to interview.
FISCAL/RESOURCE IMPACT
There is no Fiscal/Resource Impact.
STAKEHOLDER ENGAGEMENT
City staff publicized the recruitment through the City’s community e-newsletter Uplift, City Clerk’s Office e-newsletters, via the City’s website and the City’s social media channels; in physical locations of the Palo Alto Libraries; and distributed by e-mail through established distribution lists to community-based organizations, individuals and City subscription-based notification lists. Staff reached out to past applicants to inquire if they would like to apply again and shared the recruitment to local community groups. The recruitment was also advertised in print and online advertisement in Palo Alto’s local newspapers. PTC special recruitment invited applications from December 2, 2024 through January 15, 2025 through the application process.
ENVIRONMENTAL REVIEW
Council action on this item is not a project as defined by CEQA because it an organizational or administrative activity that will not result in direct or indirect physical changes in the environment. CEQA Guidelines section 15378(b)(5).
APPROVED BY:
Mahealani Ah Yun, City Clerk
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City Council
Staff Report
From: City Manager
Report Type: STUDY SESSION
Lead Department: Community Services
Meeting Date: January 21, 2025
Report #:2410-3595
TITLE
Study Session on 2024 City of Palo Alto Suicide Prevention Policy and City Programs Supporting Community Mental Health; CEQA Status: Not a project
RECOMMENDATION
Staff recommends the Council receive an update on the 2024 City Suicide Prevention Policy and City Programs Supporting Community Mental Health (Attachment A)
BACKGROUND
In December 2010, the Palo Alto City Council supported a recommendation from the Policy and Services Committee (Committee) to approve a resolution supporting the Santa Clara County Suicide Prevention Strategic Plan1, a resolution adopting the 41 Developmental Assets for youth and teen well-being, and a suicide prevention policy2. The 2010 policy (Attachment B) was developed to demonstrate the City’s commitment to suicide prevention and mental health support following the tragic loss of teens in the community to suicide. Other efforts at the time included the formation of Project Safety Net, a community task force created to develop and implement a community-based mental health plan for youth well-being in Palo Alto. 1 Santa Clara County Suicide Prevention Strategic Plan, June, 2010 (Amended May 2024), https://files.santaclaracounty.gov/exjcpb1431/2024-08/suicidepreventionstrategicplan-scc- 082024.pdf?VersionId=D.BAZx1bpB.WM9obgtTH6BB2zi40wngV
2 City Council, December 13, 2010; Agenda Item #20; SR # 456:10, https://portal.laserfiche.com/Portal/DocView.aspx?id=55038&repo=r-704298fc&searchid=96c7cf39-b57b-452f- 923b-e67b21583022
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The Committee’s recommendation was drawn from a report presented by Project Safety Net at the September 14, 2010 Committee meeting3 that included five areas of focus with city policy implications. These focus areas were:
1. Ongoing staff support for Project Safety Net
2. Approval of a City suicide prevention policy
3. Adoption of the 41 Developmental Assets framework
4. Commitment to youth outreach and elevating the youth voice
5. Commitment to the reduction of lethal means to self harm Of the five focus areas, the Committee recommended initially prioritizing a resolution to support the Santa Clara County Suicide Prevention Strategic Plan and adopt the 41 Developmental Assets for youth and teen well-being and approve a city suicide prevention policy.
Palo Alto was the first city in Santa Clara County to approve a City Suicide Prevention Policy.
Today, all fifteen cities within the County have adopted policies.
ANALYSIS
The City of Palo Alto’s Suicide Prevention Policy adopted in 2010 was initially focused on youth and teens. Nearly fifteen years later, it is time to update the policy and expand its reach to include adults and city employees. The proposed City Suicide Prevention Policy was developed after a thorough review of policies more recently adopted by other cities in Santa Clara County.
Input was gathered from several City departments and offices, including the City Manager’s Office, Office of Communications, Office of Emergency Services, Police, Fire, and Public Works.
These city departments, along with the Community Services Department will have a role in implementing the policy. Support from the City Council underscores the City’s commitment from the highest level to support the mental health and wellness of all members of the community, including city staff.
The purpose of the 2024 City Suicide Prevention Policy is to affirm the City of Palo Alto’s ongoing commitment to the awareness of suicide as a public health concern, promote community collaboration, de-stigmatize mental health concerns and care, and support suicide prevention strategies, including, where possible, those identified in the Santa Clara County Suicide Prevention Strategic Plan. A summary of the key elements of the policy include:
•Develop a Crisis Response and Community Communication Plan to ensure public safety and responsible reporting of a suicide or attempted suicide. 3 Policy and Services Committee, September 14, 2010; Agenda Item #2; https://www.cityofpaloalto.org/files/assets/public/v/1/agendas-minutes-reports/agendas-minutes/policy-and- services-committee/00-archive/2010/ps-9.14.2010-item-2-psn.pdf Item 2
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•Collaborate with Santa Clara County and local mental health partners to share resources with the community and advance mental health awareness and suicide prevention strategies.
•Provide an easily accessible list of mental health and suicide prevention resources on the city website including crisis line services, such as the national simplified phone and text service, 9-8-8.
•Provide a list of available resources to City employees to recognize at-risk behaviors and access mental health resources effectively.
•Establish and implement safety protocols at City facilities, such as safe storage of firearms, medications, and chemicals, and securing areas with restricted access. •Conduct a review of the policy every two years to ensure compliance and relevance and adapt to emerging needs.
City Programs Supporting Community Mental Health –
In 2024, the City provided mental health support to the community and to city employees through various trainings, programs, and events. Some of these efforts, many of which will continue into 2025, are summarized below.
Mental Health First Aid Training – In partnership with Momentum for Health, adult Mental Health First Aid (MHFA) trainings were offered to all City staff and to community members during the first half of 2024. Additional training sessions specific to adults supporting youth were offered to parents and caregivers. These trainings were made possible by a $2 million federal earmark for assistance related to alternative response for people experiencing mental health crises. Project Safety Net provided MHFA training to the Palo Alto Youth Council to promote peer to peer support for youth.
Events – In partnership with Youth Community Service, allcove, Project Safety Net, Santa Clara County Behavioral Health Services, and Gunn High School Wellness, the City hosted an intergenerational event for teen mental health called, Beyond the Books: A Teen Mental Health Summit, on Saturday, October 5th. An event to introduce teens to available career pathways after high school will be held in 2025.
Teen Center – The Teen Center at Mitchell Park Community Center is open weekdays from 3:00 pm to 6:00 pm during the school year. New monthly activities include Self Care Social Club on Tuesdays with activities like yoga in the park. The Teen Center is also open from 6:00 pm to 8:00 pm every Friday with food and fun weekly themes.
Partnership with Palo Alto University – The Community Services Department entered into an agreement with Palo Alto University to provide tailored mental health resources and support for teens, parents, and staff who support youth. The programs and services to be offered include: training for staff who interact with youth including middle school athletic coaches; parent education sessions, and teen education sessions; developing a post-crisis intervention Item 2
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plan to provide ongoing support to teens and parents following a crisis; assisting staff with developing initiatives to create a supportive environment for LGBTQ+ youth, and designing and implementing wellness activities based on positive psychology principles, such as mindfulness sessions, gratitude exercises, and group activities.
Palo Alto Link Rides for Teens – Teens can ride the Palo Alto Link for free to access a preferred third place. A third place is a casual, social setting other than home or school/work where people can connect with others or participate in a hobby or activity. Free link rides for teens provide access to city facilities such as community centers, Children’s Theatre, Art Center, libraries, allcove, and Youth Community Service. This program was developed after a survey of Palo Alto youth utilizing City programs and receiving feedback from allcove that transportation is a barrier for youth to access third places that support mental and emotional health.
Psychiatric Emergency Response Team (PERT) – The Palo Alto Police Department launched PERT in partnership with Santa Clara County in December 2021. The program teams up a police officer with a licensed mental health clinician to provide rapid intervention to a person in a mental health crisis. The clinician position is not filled currently, however; the PERT officer has advanced training to assist in crisis situations.
The list above is a summary and is not inclusive of all the programs and services available to the community from partner organizations. Palo Alto based organizations like Youth Community Service, allcove, Kara Grief Support, Project Safety Net and others are valuable partners in our collective effort to prevent suicides and support the mental and emotional well-being of every person in the community. Palo Alto Unified School District has implemented mental health programs and initiatives for students. County-wide programs such as the TRUST Field Response Program4 and Santa Clara County Behavioral Health Services5 provide resources and services for all County residents.
FISCAL/RESOURCE IMPACT
Oversight and implementation of the CSPP will be done with existing staff resources. Funding for current youth mental health programs and events is included in the Community Services Department’s Fiscal Year 2025 Adopted Operating Budget. Funding for PERT is included in the Police Department’s Fiscal Year 2025 Adopted Operating Budget.
STAKEHOLDER ENGAGEMENT
Several City departments provided input on the 2024 City Suicide Prevention Policy and will be involved in implementation. Staff consulted with Mr. Vic Ojakian, a Palo Alto resident and dedicated advocate for mental health and suicide prevention efforts during development of the 4 TRUST Field Response Program, https://momentumforhealth.org/services/community-programs/trust/ 5 Santa Clara County Behavioral Health Services, https://bhsd.santaclaracounty.gov/home Item 2
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policy. Advancing the policy will require coordination and collaboration with community partners.
ENVIRONMENTAL REVIEW
The study session is not a Project as defined by the California Environmental Quality Act (CEQA).
ATTACHMENTS
Attachment A: City of Palo Alto Suicide Prevention Policy, 2024 Attachment B: City of Palo Alto Suicide Prevention Policy, 2010 APPROVED BY:
Kristen O'Kane, Community Services Director
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POLICY AND PROCEDURES 3-04/CSD
Revised: December 5, 2024
CITY SUICIDE PREVENTION POLICY
PURPOSE
To affirm the City of Palo Alto ’s ongoing commitment to the awareness of suicide as a public health concern, promote community collaboration, de -stigmatize mental health concerns and care, and support suicide prevention strategies, including, where possible, those identified in the Santa Clara County Suicide Prevention Strategic Plan (May 2024)1.
BACKGROUND
Suicide is the 11th leading cause of death in California and in the United States2 and includes lives across the age span. The effects of suicide on a community reach well beyond the individual life lost, resulting in profound emotional suffering and grief of family members, friends, classmates, teachers, colleagues, neighbors, and congregations.
Suicide is preventable and everyone can play a role in suicide prevention by understanding the warning signs of suicide, learning how to respond, and knowing where to get help.
The City of Palo Alto shares the County of Santa Clara’s mission of bringing community awareness to the issue of suicide and supporting a community effort to prevent it. In 2010, the City of Palo Alto adopted a Suicide Prevention Policy with an emphasis on youth suicide prevention.
Recognizing that anyone, regardless of age, gender, or race can experience a mental health crisis, this policy expands beyond the youth focus to the community as a whole and incorporates City staff as both implementor and part of the community.
POLICY
It is the policy of the City of Palo Alto to support and advance suicide prevention strategies, including those outlined in the County’s Suicide Prevention Strategic Plan.
This policy calls for the collaboration between the City of Palo Alto and local and regional organizations, to educate residents and employees to gain a better understanding of the causes of suicide, who might be at risk, and how to report threats of suicide or recommend resources to those showing signs of becoming at risk so they may receive help and support.
1 Santa Clara County Suicide Prevention Program, https://bhsd.santaclaracounty.gov/get-prevention- services/about-suicide-prevention-program
2 National Institute of Mental Health, www.nimh.nih.gov/health/statistics/suicide#.
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POLICY AND PROCEDURES 3-04/CSD
Revised: December 5, 2024
This policy calls for the review and deve lopment of a Crisis Response and Community Communication Plan to ensure public safety and responsible reporting of a suicide or attempted suicide to both the community and the media including working with local media on appropriate and responsible reporting.
The City will promote strategies and resources provided by the County, under the following guiding framework:
1. CITY RESIDENTS. The City will actively collaborate with Santa Clara County and other local mental health partners to share information and resources related to suicide prevention with the community. The City will maintain an easily accessible list of mental health and suicide prevention resources on the City website including crisis line services and the national simplified phone and text service, 9-8-8.
2. CITY EMPLOYEES. The Human Resources Department will share resources with employees on understanding the causes of suicide, recognizing at -risk behaviors, and appropriate methods to provide support and recommend resources. The City may accomplish this through training programs, the City website, and city -wide communications. Employees should be made aware of this policy and be provided with a list of available and accessible mental health resources.
3. CITY FACILITIES. The City will have public safety protocols in place at City facilities such as safe storage of firearms, medications, and chemicals. Protocols may include posting signage, securing areas with restricted access, and proper chain of custody procedures.
4. COORDINATION WITH OUTSIDE AGENCIES AND PARTNERS. The City will partner and collaborate with the County, regional agencies, and local mental health organizations to advance mental health awareness and suicide prevention strategies. This includes working with the County to br ing awareness to suicide prevention work during National Suicide Prevention Month and Mental Health Awareness Month.
This policy shall be reviewed every two years to ensure compliance, relevance, and to make any necessary revisions.
Recommended: ______________________ ____________
Director, Community Services Date
Approved: ______________________ ____________
City Manager Date
Docusign Envelope ID: 54280DCD-FC2A-40AD-8ECF-EC517DC52C0E 1/2/2025
12/31/2024
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Suicide Prevention Policy and Mental Health Promotion
September 22, 2010
Background
The Palo Alto City Council and City Administration understand the concern that suicide poses to its residents and employees/employers. Within that framework, the City shall adopt suicide prevention strategies and intervention procedures.
These policy and procedures will be compatible with the Santa Clara County Suicide Prevention Strategic Plan that was adopted by the Santa Clara County Board of Supervisors on August 24, 2010. To meet these goals, mental health care shall be promoted and there shall be support for community members in need.
Suicide Prevention Policy
This policy shall advance current strategies and best practices as designated by the Suicide Prevention Resource Center, a national agency promoting the national suicide prevention plan, and the California Suicide Prevention Plan.
This policy promotes planning, implementing, and evaluating strategies for suicide prevention and intervention and encouraging mental health care.
This will be accomplished by City staff and residents gaining a better understanding about the causes of suicide and learning appropriate methods for identifying and preventing loss of life. The policy and procedures will include training in identifying those at risk (gatekeeper training) and how to report suicide threats to the appropriate parental and professional authorities.
This policy shall provide for active collaboration on similar work by the Palo Alto Unified School district and other local and regional authorities, including Santa Clara County government. This policy shall advance current strategies, including but not limited to, parent education, youth outreach, mental health support of students, means reduction, youth mental health screenings, and grief support amongst other actions.
The implementation of this policy (and related procedures), supports initiatives and actions taken by the community task force, Project Safety Net, or any future similar committee. Their activities will be agreed upon, implemented and evaluated.
A strong and effective educational program promote the healthy mental, emotional, and social development of residents and employees/employers including, but not limited to, understanding of problem-solving skills, coping skills, Item 2
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and resilience. Additionally, an easily accessible list of mental health and suicide prevention resources shall be maintained.
The City Manager or his/her designee shall establish a crisis intervention plan and procedures to ensure public safety and appropriate communications in the event that a suicide occurs or an attempt is made by an individual in the City of Palo Alto. The City Manager will explore how this policy relates to the City’s Emergency Crisis Plan.
The City of Palo Alto Administration shall ensure that all staff members have been issued a copy of this suicide prevention policy and related procedures. All staff are responsible for knowing and acting upon them.
Funds to implement this policy shall be provided, when available, and shall be sought through private donations, grant applications and other sources of outside funding. Additional funding will also be sought through partnership with the Palo Alto Unified School District and other agencies with expertise in this area.
This policy shall be reviewed annually to confirm compliance and to make any necessary revisions.
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City Council
Staff Report
Report Type: CONSENT CALENDAR
Lead Department: City Clerk
Meeting Date: January 21, 2025
Report #:2501-3980
TITLE
Approval of Minutes from January 6, 2025 Meeting
RECOMMENDATION
That the minutes be reviewed and approved.
ATTACHMENTS
Attachment A: January 6, 2025 Draft Action Minutes
APPROVED BY:
Mahealani Ah Yun
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CITY COUNCIL
DRAFT ACTION MINUTES
Regular Meeting
January 6, 2025
The City Council of the City of Palo Alto met on this date in the Council Chambers and by virtual teleconference at 5:40 P.M.
Present In Person: Burt, Lauing, Lu, Lythcott-Haims, Reckdahl, Stone, Veenker Present Remotely:
Absent:
Call to Order
Swearing in of Incoming City Councilm embers Pat Burt, George Lu, Keith Reckdahl, and G reer Stone
City Clerk Mahealani Ah Yun provided the Oath of Office to the four new Councilmembers Burt, Lu, Reckdahl, and Stone
1. Election of the 2025 Mayor
NOMINATION: Councilmember Veenker nominated Councilmember Lauing for Mayor for 2025.
NOMINATION FOR COUNCILMEMBER LAUING AS MAYOR FOR 2025 PASSED: 7-0
2. Election of the 2025 Vice Mayor
NOMINATION: Council member Stone nominated Councilmember Veenker for Vice Mayor for 2025.
NOMINATION FOR COUNCILMEMBER VEENKER AS VICE MAYOR FOR 2025 PASSED: 7-0
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DRAFT ACTION MINUTES
City Council Meeting
Draft Action Minutes: 1/6/2025
Special Orders of the Day
3. Adoption of a Resolution Expressing Appreciation for Outstanding Public Service to Lydia Kou as Mayor and Councilmember
MOTION: Councilmember Stone, seconded by Councilmember Burt to adopt the Resolution Expressing Appreciation for Outstanding Public Service to Lydia Kou as Mayor and Councilmember.
MOTION PASSED: 7-0
4. Adoption of a Resolution Expressing Appreciation for Outstanding Public Servic e to Greg Tanaka as Councilmember
MOTION: Councilmember Lythcott-Haims, seconded by Council member Veenker to adopt the Resolution Expressing Appreciation for Outstanding Public Service to Greg Tanaka as Councilmember
MOTION PASSED: 7-0
5. Adoption of a Resolution Expressing Appreciation for Outstanding Public Service to Greer Stone as 2024 Mayor
MOTION: Councilmember Burt, seconded by Council member Lythcott-Haims to adop t the Resolution Expressing Appreciation for Outstanding Public Service to Greer Stone as 2024 Mayor MOTION PASSED: 7-0
Public Comment
Adjournment: The meeting was adjourned at 7:30 P.M.
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DRAFT ACTION MINUTES
City Council Meeting
Draft Action Minutes: 1/6/2025
ATTEST: APPROVED:
____________________ ____________________
City Clerk Mayor NOTE: Action minutes are prepared in accordance with Palo Alto Municipal Code (PAMC)
2.04.160(a) and (b). Summary minutes (sense) are prepared in accordance with PAMC Section
2.04.160(c). Beginning in January 2018, in accordance with Ordinance No. 5423 , the City Council
found action minutes and the video/audio recordings of Council procee dings to be the official records of both Council and committee proceedings. These recordings are available on the City’s website.
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City Council
Staff Report
From: City Manager
Report Type: CONSENT CALENDAR
Lead Department: Planning and Development Services
Meeting Date: January 21, 2025
Report #:2409-3517
TITLE
Authorize the City Manager, or designee, to award a Conditional Funding Commitment of $5,000,000 in Housing In-Lieu Residential Funds, Commercial – Residential Impact Fee Funds, Residential – Housing Impact Fee Funds, and Local Housing Trust Fund Funds to, and enter into funding agreements with, Charities Housing for the Development of a 100% Affordable Housing Project at 3001 El Camino Real; CEQA status – previously studied in a Mitigated Negative Declaration.
RECOMMENDATION
The Housing Ad Hoc Committee and staff recommend the City Council authorize the City Manager or their designee to award a conditional funding commitment of $5,000,000 in Housing In-Lieu Funds and Local Housing Trust Funds for the development of a 100% affordable housing project at 3001 El Camino Real. Additionally, authorize the City Manager or their designee to prepare and execute agreements and other documents necessary to finalize such funding.
EXECUTIVE SUMMARY
Aligned with Housing Element Programs 2.1A, 2.1C, and 6.1C and the 2024 Council Priorities, the City issued a Notice of Funding Availability (NOFA) in September 2024 to allocate $5 million from the City’s Housing Funds. Two timely applications were submitted for consideration:
•Charities Housing: Requested $5 million to construct 130 new affordable rental units at 3001 El Camino Real, with 45% of units designated for households experiencing homelessness.
•Eden Housing: Requested $1.89 million for the rehabilitation of 50 existing affordable units at 801 Alma Street.
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Applications were evaluated based on NOFA scoring criteria,1 Housing Element goals,2 and the Affordable Housing Fund Guidelines.3 Charities Housing’s proposal ranked highest due to its alignment with City priorities, competitive per-unit cost of $38,500, and readiness to leverage additional funding sources.
In December 2024, the Housing Ad-Hoc Council Committee recommended support of the proposal from Charities Housing and staff recommends allocating the full $5 million to Charities Housing for the 3001 El Camino Real project. This funding will enable the creation of new affordable rental units, help meet the City’s Regional Housing Needs Allocation (RHNA) goals, and ensure timely use of the Local Housing Trust Fund (LHTF) award.
An analysis of the two applications supporting staff’s recommendation and alternative funding scenarios are provided for Council consideration.
BACKGROUND
On September 30, 2024, the City issued a NOFA for $5 million to support the construction, rehabilitation, acquisition, and/or predevelopment of affordable housing projects. This funding was drawn from the City’s Commercial Housing Fund, Residential In-Lieu Fee Housing Fund, Residential Impact Fee Housing Fund, and Local Housing Trust Fund (LHTF). While a total of $8.1 million was available across these funds, the Housing Ad Hoc Committee recommended reserving approximately $2.5 million to address emergent projects in the future. The City Council may consider allocating additional funding to projects at a later date.
The City collects housing impact fees from residential and non-residential developers and in- lieu fees from residential developers who meet their inclusionary requirements by paying fees instead of providing affordable units on-site. These funds are deposited into dedicated housing accounts that support the preservation, rehabilitation, and production of affordable housing.
The City Council’s adopted Affordable Housing Fund Guidelines establish policies and priorities for these funds, while State law imposes additional requirements. Housing impact fees must mitigate the effects of market-rate and commercial development on affordable housing needs, while in-lieu fees must be used in a manner consistent with the inclusionary programs under which they were collected.
As of September 2024, approximately $4,996,880 was available across the Residential In-Lieu Fee Housing Fund, Residential Impact Fee Housing Fund, and Commercial Housing Fund for allocation to qualified affordable housing projects. In addition, $3.8 million was held in the LHTF, which consists of $1.9 million in State grant funds and $1.9 million in matching City funds.
These LHTF dollars are specifically restricted to the construction of 100% affordable multi- family housing and are intended to be the first dollars expended. 1 Attachment A: NOFA Scoring Sheet
2 https://paloaltohousingelement.com/wp-content/uploads/2024/08/Palo-Alto-Housing-Element.pdf 3 https://www.cityofpaloalto.org/files/assets/public/v/1/planning-amp-development-services/housing- element/0131472-housing-fund-guidelines-august-2015.pdf Item 4
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The release of the NOFA aligns with Housing Element Programs 2.1A and 6.1C as well as the 2024 Council Priority of Housing and Economic Balance. Program 2.1A emphasizes the importance of using the City’s residential and commercial housing funds to provide gap financing for affordable housing projects. Program 6.1C prioritizes the development of housing for special needs populations, including individuals experiencing homelessness, through funding incentives and streamlined processes. The NOFA process reflects these objectives by establishing a competitive and transparent mechanism for allocating resources to projects that address critical housing needs.
The NOFA was distributed widely to residential developers and nonprofit housing organizations throughout the Bay Area. By the October 28, 2024 deadline, the City received two applications.
Charities Housing submitted a proposal for an entitled 130-unit affordable rental project at 3001 El Camino Real, which includes 45% of the units reserved for households experiencing homelessness. Eden Housing requested funding for the rehabilitation of 50 existing affordable housing units at 801 Alma Street completed in 2013. A third application from Alta Housing was submitted after the deadline and was therefore not eligible for consideration under this NOFA.
By preparing and releasing the NOFA, the City fulfills the Council’s milestone of advancing affordable housing opportunities through a structured funding process. This approach ensures alignment with the City’s broader housing goals, including progress toward meeting RHNA targets and reinforcing its commitment to increasing housing affordability and equity.
ANALYSIS
Once all NOFA applications were received, a Review Panel (“Panel”) was established which consisted of three staff members. The Panel scored each application based on the structured point system outlined in the NOFA and ranked the applications by score. Funding amounts were then recommended based on overall rankings, the amount requested, and the planned timeline of each project.
Application Summaries
Proposed Project One – 3001 El Camino Real – Charities Housing The 3001 El Camino Real proposal was submitted by Charities Housing and consists of a request for $5 million for development-related expenses. The total development cost for this project is estimated at approximately $126.6 million.
The proposed project is a 100% affordable, new construction rental development located in the North Ventura Coordinate Area Plan area. The project will include the construction of a five- story, 130-unit apartment building. At least 45% of the project (58 units) will have a preference for households experiencing or at risk of homelessness, which will be allocated through County- wide homeless prevention programs. The project’s income categories and unit sizes are shown in the table below:
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Table #1: 3001 El Camino Real Affordability
Income Category # of Units Percentage
Extremely Low-Income 72 55%
Very Low-Income 42 32%
Low-Income 14 11%
Manager's Unit(s) 2 2%
Total 130
Table #2: 3001 El Camino Real Unit Mix
Unit Size # of Units Percentage
Studio 24 19%
One Bedroom 40 31%
Two Bedroom 33 25%
Three Bedroom 33 25%
Total 130
Charities Housing, a nonprofit with over 30 years of experience in Santa Clara County, develops, owns, and manages over 1,600 affordable housing units serving extremely low- and very low- income individuals, families, seniors, and those with special needs.
The project received approval of planning entitlements in June 2023. In December 2023, the County of Santa Clara awarded $13 million from the 2016 Measure A Affordable Housing Bond and allocated 42 Section 8 Project-Based Vouchers to the project. A year later, in December 2024, the County increased its funding commitment to $16 million. In response to this additional support, staff inquired whether Charities Housing would reduce their $5 million request through this NOFA. Charities staff clarified that they intend to maintain their full $5 million request to strengthen their position in securing additional competitive funding sources necessary to initiate construction.
If approved for funding, the developer intends to apply for the California Housing Finance Agency’s Mixed-Income Program and 4% Tax Credits through the Low-Income Housing Tax Credit (LIHTC) program in Quarter 1 of 2025. A successful award would enable Charities Housing to begin construction at 3001 El Camino Real by December 2025.
The City has made no prior funding awards for the 3001 El Camino Real Project and while Charities Housing has noted that City funds beyond the $5 million request would be beneficial to the project, they have not indicated that additional City funds would be requested during a Item 4
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future NOFA. If this request is fully awarded, the $5 million award is equal to approximately $38,500 per unit.
Proposed Project Two – 801 Alma Street – Eden Housing
The 801 Alma Street Rehabilitation proposal was submitted by Eden Housing and consists of a request for $1,893,230. The requested funds would be for rehabilitation of an existing multi- family community, 801 Alma Street, which was built in 2013. The development consists of 50 units, including a manager’s unit. Among other elements, the rehabilitation efforts would focus on replacing common area and unit flooring, replacing appliances, interior painting, water conservation measures, replacing the existing HVAC systems with new high-efficiency sustainable systems, and replacing the security system.
Of the items in the proposed rehabilitation scope, the project’s Physical Needs Assessment categorizes many of the items in the proposed rehabilitation scope as Fair, meaning that they show some signs of wear and use but still performing satisfactorily as-is and are typically near the median of its estimated useful life, which is consistent with a property constructed in 2013.
The project income categories and unit sizes are shown in the table below:
Table #3: 801 Alma Street Affordability
Income Category # of Units Percentage
Extremely Low-Income 20 40%
Very Low-Income 29 58%
Low-Income 0 0%
Manager's Unit(s) 1 2%
Total 50
Table #4: 801 Alma Street Unit Mix
Unit Size # of Units Percentage
Studio 0 0%
One Bedroom 8 8%
Two Bedroom 26 26%
Three Bedroom 16 16%
Total 50
Eden Housing, with over 56 years of experience, has developed or acquired 12,681 affordable units, manages 163 properties across California, and serves over 22,000 low-income residents.
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This funding request, if awarded in full, would be for approximately $37,800 per unit. The City previously issued a $7,800,000 loan, using Commercial and Residential Housing In-Lieu Funds, in 2012 to support the development of 801 Alma Street. Therefore, if the loan request for rehabilitation was awarded in full, the City’s total investment in 801 Alma Street to date would be $193,864 per unit.
Eden Housing has operated the project since its construction in 2013. The project has complied with affordability requirements and regulatory audits throughout the life of the project.
Ranking and Funding Recommendations
The two projects received by the deadline were ranked in the following order based on the ranking form in Attachment A (NOFA Scoring Sheet):
1.3001 El Camino Real – Charities Housing
•This project was ranked highest — with an average score of 95 points— due to a variety of reasons as outlined on the NOFA Scoring Sheet, including but not limited to, highest volume of units contributing to the City’s RHNA goals, a low per-unit funding request for a new construction project, confirmed site control, project readiness, and the inclusion of extremely low-income and supportive units for certain special needs populations. Further this project’s ranking was enhanced because, as a LHTF-qualifying project, this development will enable the City to efficiently utilize funds awarded through the LHTF program.
2.801 Alma Street – Eden Housing
•This project was ranked the second highest — with an average score of 67 points— due to a variety of reasons as outlined on the NOFA Scoring Sheet including, but not limited to, project readiness and the agency’s expertise in managing rehabilitation projects. The proposal was ranked lower due to the low matching fund percentage and the relatively low time sensitivity of the repairs. The City has an existing Regulatory Agreement with Eden Housing for 801 Alma Street that is valid through 2068.
In total, awarding these NOFA funds as recommended would support the creation of 130 affordable units for lower-income households and further a pipeline of affordable housing that can help the City meet its RHNA targets for the 2023-2031 planning period. Staff’s funding recommendations are summarized below and included with additional details and funding alternatives as Attachment B.
Despite the additional $3 million awarded to Charities by the County in December 2024, staff recommends maintaining the full $5 million funding allocation through this NOFA, recognizing their need to maximize available resources to secure additional competitive funding and advance the project.
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Table #5: Project Ranking
Project Score Final Rank NOFA Request Recommended NOFA Award 3001 El Camino Real - Charities Housing 95 1 $5,000,000 $5,000,000 801 Alma Street - Eden Housing 67 2 $1,893,230 $0
Sheridan Apartments - Alta Housing N/A N/A N/A $0
NOFA Total $6,893,230 $5,000,000
Applicants awarded funding through this NOFA will be given a Conditional Award Letter. For non-predevelopment projects, this award is valid for two years while applicants finalize remaining funding and planning entitlements (as applicable). For pre-development projects, the City will begin negotiating a funding agreement upon issuance of the Conditional Award. If any successful applicant fails to meet the funding timelines outlined in the NOFA, the conditional funding award will be withdrawn, and the applicant must resubmit during a future NOFA round.
Timelines may only be extended by a formal request and subsequent approval by the Planning and Development Services Director.
POLICY IMPLICATIONS
The recommended allocation of funds under the NOFA reflects the Housing Ad Hoc Committee’s recommended policy to establish a reserve for future projects. This strategy reserves approximately $2.5 million of the City’s housing funds to address emergent opportunities or support future pipeline projects. Maintaining this reserve aligns with the City’s goal to balance immediate funding needs with long-term affordable housing production and preservation.
Potential future projects that may benefit from this reserve include the development of Lot T, a City-owned parking lot identified as a candidate for affordable housing development, and the affordable housing project on an anticipated City-owned site near Matadero Creek. These projects remain in preliminary stages, but the availability of reserved funds could accelerate their progress once they are ready for financing. Additionally, the City could use reserved funds to address unforeseen needs or leverage matching funds from state or federal sources to maximize financial impact.
As an alternative to establishing a significant reserve, the Council could consider directing staff to allocate funds to the Eden Housing rehabilitation project at 801 Alma Street. While the project ranked lower in the NOFA evaluation, it addresses maintenance needs for an existing affordable housing community and ensures long-term habitability for its residents. Should there be a majority of support from Council, it could direct staff to fund both 3001 El Camino Real and 801 Alma Street projects.
FISCAL/RESOURCE IMPACT
If approved, the 3001 El Camino Real project will receive a total of $5,000,000 from the City’s Housing Funds, including:
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Table #6: Fund Balances
Fund Awarded from Fund Remaining Balance
Fund 233 - Residential In-Lieu $500,000 $1,018,218
Fund 234 - Commercial Housing $2,200,000 $2,030,633
Fund 293 - Residential Impact Fee $400,000 $748,030
2022 HCD LHTF Award $1,900,000 $0
STAKEHOLDER ENGAGEMENT
The NOFA announcement was distributed broadly to residential developers and non-profit housing agencies throughout the entire Bay Area region. An Informational Session for interested parties was held on October 9, 2024.
ENVIRONMENTAL REVIEW
The environmental impacts associated with funding the 3001 El Camino Real project are analyzed in a Mitigated Negative Declaration dated April 2023 and adopted concurrently with the project approval. In the event the City Council elects to fund the 801 Alma Street project, such action would be exempt from review pursuant to CEQA Guidelines Section 15301 (Existing Facilities).
ATTACHMENTS
Attachment A: NOFA Scoring Sheet
Attachment B: NOFA Funding Alternatives
APPROVED BY:
Jonathan Lait, Planning and Development Services Director Item 4
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E. Proposal Scoring
Category Maximum
Points
1. Organizational Capacity and Relevant Experience
Organization is well qualified to complete and operate project, considering years of relevant experience and number of similar projects completed. 15 2. Project Need
Project clearly addresses the housing goals and priorities listed in this NOFA, the Affordable Housing Fund Guidelines, and the City’s Housing Element and Comprehensive Plan.
20 3. Project Design and Readiness
Project design (physical and operational) is cost-effective, feasible, compatible with the neighborhood, includes green building/sustainability considerations, and effective in meeting the stated goals and objectives. Applicant is ready and able to apply for other financing upon issuance of conditional funding award. 20 4. Budget and Financial Management
Financial management points based on clean financial audits and a strong record of financial and regulatory compliance at other projects owned or managed by applicant. Budget scores based on realistic cost estimates and budget for development and operation of project, and projected competitiveness of project costs in tax credit applications, etc. If applicable, Proposals must address how units will be made affordable to households with incomes between 0% to 30% of AMI (i.e., through use of project-based subsidies or other means). 15 5. Percentage of Matching Funds
Points are awarded based on the following formula:
- 5 points for the minimum required match (25%);
- 10 points for a 50% match; and
- 15 points for a match of 75% or more.
Proposals with match ratios in between these percentages will be awarded 1 point for every 5% of match up to 15 points maximum. Matching percentage is determined by the percent of project cost to be funded by sources other than the requested City funds, according to applicant’s proposed project budget. Matching funds do not include existing City funding awards.
15 6. Affordability Level
Points are awarded based on the percentage of restricted units limited to various percentages of Area Median Income (AMI) and adjusted by household size. The proposed affordability restrictions included in the application will be incorporated into a City Affordable Housing Regulatory Agreement or other regulatory agreement prior to disbursement of funds. Points are awarded as follows:
Rental Projects
Percent of AMI
Percent of
50% 30%
100% 8 15
90% 8 15
80% 7 15
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Scoring Sheet
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Category Maximum
Points
Restricted
Units
70% 7 14
60% 6 12
50% 5 10
40% 4 8
30% 3 6
20% 2 4
10% 1 2
Ownership Projects
Percent of AMI
Percent of
Restricted
Units
120% 80%
100% 8 15
90% 8 15
80% 7 15
70% 7 14
60% 6 12
50% 5 10
40% 4 8
30% 2 6
20% 1 4
10% 0 2
Total Points Available 100
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Attachment A - NOFA
Scoring Sheet
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2024 NOFA Funding Alternative 1 ($5,000,000) ‐ Staff Recommendation Total City Funding per
UnitTotal City Funding
Alternative 1 (Staff Recommendation) (Including Alternative (Including Alternative Project Units Score Final Rank NOFA Request Recommended NOFA Award Prior City Funding 1 Amount) 1 Amount) 3001 El Camino Real ‐ Charities Housing
801 Alma Street ‐ Eden Housing
Sheridan Apartments ‐ Alta Housing
NOFA Total
130
50 95
67 1
2 N/A
$
$
5,000,000
1,893,230
N/A
$
$
5,000,000 $
$
‐ $
$
5,000,000
7,800,000
$
$
38,462
156,000‐ 7,800,000
$ 6,893,230 $ 5,000,000
2024 NOFA Funding Alternative 2 ($6,893,230)
Total City Funding per
UnitTotal City Funding
Alternative 2 (Including Alternative (Including Alternative Project Units Score Final Rank NOFA Request NOFA Award Prior City Funding 2 Amount) 2 Amount) 3001 El Camino Real ‐ Charities Housing
801 Alma Street ‐ Eden Housing
Sheridan Apartments ‐ Alta Housing
NOFA Total
130
50 95
67 1
2 N/A
$
$
5,000,000
1,893,230
N/A
$
$
$
$
5,000,000
1,893,230
0 $
$
‐ $
$
5,000,000
9,693,230
$
$
38,462
193,8657,800,000
$ 6,893,230 6,893,230
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Attachment B - NOFA Funding
Alternatives
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City Council
Staff Report
From: City Manager
Report Type: CONSENT CALENDAR
Lead Department: IT Department
Meeting Date: January 21, 2025
Report #:2412-3918
TITLE
Approval for the City Manager or their Designee to Execute PO C25193331 with Carahsoft, Utilizing a General Services Agreement (GSA) Contract Number 47QSWA18D008F, to Procure SAP Signavio/LeanIX, SAP Governance, Risk, Compliance (GRC) and Identity Access Governance (IAG) Solutions for a 3-Year Term for a Total Not-To-Exceed Amount of $1,032,431; CEQA Status: Not a Project
RECOMMENDATION
Staff recommends that the City Council approve and authorize the City Manager or their designee to execute PO C25193331 with Carahsoft, utilizing a General Services Agreement (GSA) Contract Number 47QSWA18D008F, to procure SAP Signavio/LeanIX, SAP Governance, Risk, and Compliance (GRC), SAP Integration Suite of products and services for a 3-year term (January 1, 2025 to December 31, 2027), with a total not-to-exceed amount of $1,032,431 (Attachment A).
BACKGROUND
The City of Palo Alto aims to enhance business process efficiency, strengthen user access controls, and streamline data exchange with approved vendors. To achieve this, staff recommends procuring SAP tools through Carahsoft, a vendor leveraging General Service Agreement (GSA) Contract Number 47QSWA18D008F1.
The key components of this initiative include:
• SAP Cloud Identity Access Governance (IAG): Enables secure user provisioning and access controls.
1 GSA Contract: 47QSWA18D008F
https://www.gsaadvantage.gov/ref_text/47QSWA18D008F/100V5C.3VR800_47QSWA18D008F_47QSWA18D008F- 11-24-2024-565316.PDF
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• SAP Signavio/LeanIX Solutions: Provides business process management, risk analysis, and process insights.
These tools will allow the City to address critical compliance requirements, improve system management efficiency, and align with recommendations from the 2022 Baker Tilly audit report titled “Assessment of SAP Functionality and Internal Controls and part of the FY22 Baker Tilly Annual Risk Assessment2.”
This purchase will establish an automated framework for risk analysis, access monitoring, and governance of business processes, ensuring stronger compliance and security.
ANALYSIS
Approval of this purchase order will enable the City to meet critical compliance and security needs efficiently and cost-effectively. The City will acquire the following SAP solutions from Carahsoft. Carahsoft is a technology solutions provider that services the public sector. The City is procuring this software through a cooperative agreement. A cooperative purchasing agreement a contract that allows multiple entities to purchase goods and services at negotiated rates and are created by combining the buying needs of multiple entities to achieve a more economical purchase. Staff will be returning to Council in February for approval of implementation services for these tools.
Table 1: Three-Year Cost Summary (2025 – 2028)
02/01/2025 - 01/31/2026
Product Quantity Price Total Cost
SAP Process Manager 5 $6,159 $30,795
SAP Process Hub 2 $714 $1,428
SAP Process Insights 1 $69,212 $69,212
SAP Application Portfolio Management 1 $48,531 $48,531
SAP Risk and Compliance 1 $24,266 $24,266
SAP Integration (Starting on 08/01/2025) 2 $27,064 $54,128 SAP Cloud Identity (Starting on 08/01/2025) 2 $23,912 $47,824 Year 1 Subtotal $276,184
02/01/2026 - 01/31/2027
SAP Process Manager 5 $6,159 $30,795
SAP Process Hub 2 $714 $1,428
SAP Process Insights 1 $69,212 $69,212
SAP Application Portfolio Management 1 $48,531 $48,531
SAP Risk and Compliance 1 $24,266 $24,266
2 FY22 Annual Risk Assessment – Baker Tilly, pages 39-42. fy22-annual-risk-assessment.pdf
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SAP Integration 2 $54,127 $108,254
SAP Cloud Identity 2 $47,823 $95,646
Year 2 Subtotal $378,132
02/01/2027 - 01/31/2028
SAP Process Manager 5 $6,159 $30,795
SAP Process Hub 2 $714 $1,428
SAP Process Insights 1 $69,212 $69,212
SAP Application Portfolio Management 1 $48,531 $48,531
SAP Risk and Compliance 1 $24,266 $24,266
SAP Integration 2 $54,127 $108,254
SAP Cloud Identity 2 $47,823 $95,646
Year 3 Subtotal $378,132
Grand Total $1,032,431
FISCAL/RESOURCE IMPACT
Funding for this purchase order in FY 2025 is within budgeted levels adopted by the City Council in the Information Technology Department, no additional funding is requested.
The Information Technology (IT) Department is funded by an Internal Service Fund (ISF) that allocates costs to other funds across the City to provide technology related services to other City departments and funds. Approximately 49% of the services provided are for the General Fund with the remaining 51% for other funds such as Enterprise, special revenue, and other internal service funds.
STAKEHOLDER ENGAGEMENT
The services were coordinated with internal stakeholders and the service provider.
ENVIRONMENTAL REVIEW
The approval of these contracts is exempt from review under the California Environmental Quality Act (CEQA) under CEQA Guidelines section 15061(c)(3) because it can be seen that there is no possibility that the activity in question may have a significant effect on the environment.
ATTACHMENTS
Attachment A: C25193331 CARAHSOFT TECHNOLOGY CORP 1.PDF APPROVED BY:
Darren Numoto, Chief Information Officer
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This City of Palo Alto (City) Purchase Order (PO) with Carahsoft Technology Corp. (Contractor) is entered into between City and Contractor pursuant to GSA Contract No. 47QSWA18D008F. This PO hereby attaches and incorporates the following attachments by reference as though fully set forth herein:
1. GSA Contract No. 47QSWA18D008F (including all documents included by reference)
2. City of Palo Alto Purchase Order Terms and Conditions (Services) 0010 SAP Signavio Process Manager 30,795 USD 1.00 30,795.00 Catalog number: 8011437-1-19-611
City PM: [email protected]
Quote no. 50682788
GSA MAS 8F : 47QSWA18D008F
SAP Signavio Process Manager (1-19 Tier; Block of 1
User; Per Year)
SAP Industries, Inc. - 8011437-1-19
Start Date: 01/01/2025
Vendor Address
CARAHSOFT TECHNOLOGY CORP.
11493 SUNSET HILLS ROADS SUITE 100
RESTON VA 20190
Tel: 1-888-662-2724 Fax: 703-871-8505
Bill To:
City of Palo Alto
Account Payable
P.O.Box 10250
Palo Alto, CA 94303
Ship To:
Information Technology Services
City of Palo Alto
250 Hamilton Ave., 2nd Floor
Palo Alto CA 94301
Item Material/Description Quantity UM Net Price Net Amount ______________________________________
Chief Procurement Officer
THIS P.O. IS SUBJECT TO THE TERMS AND CONDITIONS STATED BELOW AND ON THE LAST PAGE SPECIFICATIONS - Any specification and /or drawings referred to and/or attached hereto are expressly made a part of this Purchase Order.
DELIVERY - Please notify the City promptly if delivery cannot be made on or before the date specified. If partial shipment is authorized, so indicate on all documents. Complete packing lists must accompany each shipment.
INVOICE - A separate invoice is required for each order. Send to address indicated above.
City of Palo Alto
Purchasing and Contract Administration
P.O.Box 10250
Palo Alto CA 94303
Tel:(650)329-2271 Fax:(650)329-2468
Council Approve Order
P.O. NUMBER MUST APPEAR ON ALL INVOICES, PACKAGES, SHIPPING
PAPERS AND CORRESPONDENCE PERTAINING TO THIS ORDER
PO Number C25193331
Date 12/18/2024
Vendor No. 106008
Payment Terms Payment Due 30 days
FOB Point Services Only
Ship via Services as requested by CTY
Term 01/01/2025 - 12/31/2025
Buyer/Phone Alice Harrison / 650-329-2173
Email [email protected]
DELIVERIES ACCEPTED ONLY BETWEEN 7:00 AM & 3:00 PM UNLESS OTHER
ARRANGEMENTS ARE INDICATED HEREIN
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C25193331 CARAHSOFT
TECHNOLOGY CORP 1
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End Date: 12/31/2025
QTY 5
0020 SAP Signavio Process Collaboration Hub 1,426 USD 1.00 1,426.28 Catalog number: 8011440-1-99-611
SAP Signavio Process Collaboration Hub (1-99 Tier; Block of 10 User; Per Year)
SAP Industries, Inc. - 8011440-1-99
Start Date: 01/01/2025
End Date: 12/31/2025
QTY 2
0030 SAP Signavio Process Insights, 69,211 USD 1.00 69,211.03 Catalog number: 8015441-1-INFINITE-611
SAP Signavio Process Insights, base package (1-Infinite Tier; Block of 1 Flat Fee; Per Year)
SAP Industries, Inc. - 8015441-1-Infinite
Start Date: 01/01/2025
End Date: 12/31/2025
QTY 1
0040 SAP LeanIX Application Portfolio Mgmnt 48,531 USD 1.00 48,530.74 Catalog number: 8018161-1-2-611
Vendor Address
CARAHSOFT TECHNOLOGY CORP.
11493 SUNSET HILLS ROADS SUITE 100
RESTON VA 20190
Tel: 1-888-662-2724 Fax: 703-871-8505
Bill To:
City of Palo Alto
Account Payable
P.O.Box 10250
Palo Alto, CA 94303
Ship To:
Information Technology Services
City of Palo Alto
250 Hamilton Ave., 2nd Floor
Palo Alto CA 94301
Item Material/Description Quantity UM Net Price Net Amount ______________________________________
Chief Procurement Officer
THIS P.O. IS SUBJECT TO THE TERMS AND CONDITIONS STATED BELOW AND ON THE LAST PAGE SPECIFICATIONS - Any specification and /or drawings referred to and/or attached hereto are expressly made a part of this Purchase Order.
DELIVERY - Please notify the City promptly if delivery cannot be made on or before the date specified. If partial shipment is authorized, so indicate on all documents. Complete packing lists must accompany each shipment.
INVOICE - A separate invoice is required for each order. Send to address indicated above.
City of Palo Alto
Purchasing and Contract Administration
P.O.Box 10250
Palo Alto CA 94303
Tel:(650)329-2271 Fax:(650)329-2468
Council Approve Order
P.O. NUMBER MUST APPEAR ON ALL INVOICES, PACKAGES, SHIPPING
PAPERS AND CORRESPONDENCE PERTAINING TO THIS ORDER
PO Number C25193331
Date 12/18/2024
Vendor No. 106008
Payment Terms Payment Due 30 days
FOB Point Services Only
Ship via Services as requested by CTY
Term 01/01/2025 - 12/31/2025
Buyer/Phone Alice Harrison / 650-329-2173
Email [email protected]
DELIVERIES ACCEPTED ONLY BETWEEN 7:00 AM & 3:00 PM UNLESS OTHER
ARRANGEMENTS ARE INDICATED HEREIN
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Attachment A -
C25193331 CARAHSOFT
TECHNOLOGY CORP 1
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SAP LeanIX Application Portfolio Management (1-2 Tier:
Block of 100 APPLICATION; Per Year)
SAP Industries, Inc. - 8018161-1-2
Start Date: 01/01/2025
End Date: 12/31/2025
QTY 1
0050 SAP LeanIX Technology Risk & Compliance 24,265 USD 1.00 24,265.37 Catalog number: 8018114-1-2-611
SAP LeanIX Technology Risk and Compliance (1-2 Tier:
Block of 100 APPLICATION; Per Year)
SAP Industries, Inc. - 8018114-1-2
Start Date: 01/01/2025
End Date: 12/31/2025
QTY 1
0060 SAP Integration Suite 54,126 USD 1.00 54,126.32 Catalog number: 8008411-611
SAP Integration Suite, standard edition (1-Infinite Tier; Block of 1 Tenant; Per Year)
SAP Industries, Inc. - 8008411
Start Date: 07/01/2025
End Date: 12/31/2025
QTY 2
Vendor Address
CARAHSOFT TECHNOLOGY CORP.
11493 SUNSET HILLS ROADS SUITE 100
RESTON VA 20190
Tel: 1-888-662-2724 Fax: 703-871-8505
Bill To:
City of Palo Alto
Account Payable
P.O.Box 10250
Palo Alto, CA 94303
Ship To:
Information Technology Services
City of Palo Alto
250 Hamilton Ave., 2nd Floor
Palo Alto CA 94301
Item Material/Description Quantity UM Net Price Net Amount ______________________________________
Chief Procurement Officer
THIS P.O. IS SUBJECT TO THE TERMS AND CONDITIONS STATED BELOW AND ON THE LAST PAGE SPECIFICATIONS - Any specification and /or drawings referred to and/or attached hereto are expressly made a part of this Purchase Order.
DELIVERY - Please notify the City promptly if delivery cannot be made on or before the date specified. If partial shipment is authorized, so indicate on all documents. Complete packing lists must accompany each shipment.
INVOICE - A separate invoice is required for each order. Send to address indicated above.
City of Palo Alto
Purchasing and Contract Administration
P.O.Box 10250
Palo Alto CA 94303
Tel:(650)329-2271 Fax:(650)329-2468
Council Approve Order
P.O. NUMBER MUST APPEAR ON ALL INVOICES, PACKAGES, SHIPPING
PAPERS AND CORRESPONDENCE PERTAINING TO THIS ORDER
PO Number C25193331
Date 12/18/2024
Vendor No. 106008
Payment Terms Payment Due 30 days
FOB Point Services Only
Ship via Services as requested by CTY
Term 01/01/2025 - 12/31/2025
Buyer/Phone Alice Harrison / 650-329-2173
Email [email protected]
DELIVERIES ACCEPTED ONLY BETWEEN 7:00 AM & 3:00 PM UNLESS OTHER
ARRANGEMENTS ARE INDICATED HEREIN
Item 5
Attachment A -
C25193331 CARAHSOFT
TECHNOLOGY CORP 1
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0070 SAP Cloud Identity Access Governance 47,823 USD 1.00 47,822.64 Catalog number: 8015452-1-5-611
SAP Cloud Identity Access Governance, standard edition
(1-5 Tier; Block of 1000 Resource; Per Year)
SAP Industries, Inc. - 8015452-1-5
Start Date: 07/01/2025
End Date: 12/31/2025
QTY 2
-------------------------
Sub-Total 276,177.38
Vendor Address
CARAHSOFT TECHNOLOGY CORP.
11493 SUNSET HILLS ROADS SUITE 100
RESTON VA 20190
Tel: 1-888-662-2724 Fax: 703-871-8505
Bill To:
City of Palo Alto
Account Payable
P.O.Box 10250
Palo Alto, CA 94303
Ship To:
Information Technology Services
City of Palo Alto
250 Hamilton Ave., 2nd Floor
Palo Alto CA 94301
Item Material/Description Quantity UM Net Price Net Amount ______________________________________
Chief Procurement Officer
Total 276,177.38
THIS P.O. IS SUBJECT TO THE TERMS AND CONDITIONS STATED BELOW AND ON THE LAST PAGE SPECIFICATIONS - Any specification and /or drawings referred to and/or attached hereto are expressly made a part of this Purchase Order.
DELIVERY - Please notify the City promptly if delivery cannot be made on or before the date specified. If partial shipment is authorized, so indicate on all documents. Complete packing lists must accompany each shipment.
INVOICE - A separate invoice is required for each order. Send to address indicated above.
City of Palo Alto
Purchasing and Contract Administration
P.O.Box 10250
Palo Alto CA 94303
Tel:(650)329-2271 Fax:(650)329-2468
Council Approve Order
P.O. NUMBER MUST APPEAR ON ALL INVOICES, PACKAGES, SHIPPING
PAPERS AND CORRESPONDENCE PERTAINING TO THIS ORDER
PO Number C25193331
Date 12/18/2024
Vendor No. 106008
Payment Terms Payment Due 30 days
FOB Point Services Only
Ship via Services as requested by CTY
Term 01/01/2025 - 12/31/2025
Buyer/Phone Alice Harrison / 650-329-2173
Email [email protected]
DELIVERIES ACCEPTED ONLY BETWEEN 7:00 AM & 3:00 PM UNLESS OTHER
ARRANGEMENTS ARE INDICATED HEREIN
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Attachment A -
C25193331 CARAHSOFT
TECHNOLOGY CORP 1
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City Council
Staff Report
From: City Manager
Report Type: CONSENT CALENDAR
Lead Department: City Manager
Meeting Date: January 21, 2025
Report #:2412-3931
TITLE
Approval of Contract Amendment Number 1 to Contract C24188179 with Urban Field Studio in the Amount of $15,000 for a Revised Six-Month Contract Total Amount Not-to-Exceed $264,708 for the Project Management Costs for the Development of the Car-Free Streets Implementation Plan. CEQA Status – Exempt Under CEQA Guidelines Section 15262.
RECOMMENDATION
Staff recommends that City Council approve and authorize the City Manager or designee to execute Amendment No. 1 to Contract C24188179 with Urban Field Studio (Attachment A) for the Project Management Costs for the development of the Car-Free Streets Implementation Plan (Capital Improvement Program Project PL-23000) to extend contract through June 30, 2025 and add $15,000. This amendment results in a revised total contract not-to-exceed amount of $264,708.
BACKGROUND AND ANALYSIS
On November 6, 2023, the City Council provided direction to maintain car-free zones on portions of California Avenue and Ramona Street.1 On December 18, 2023, staff presented a recommendation2 for the Council to approve and authorize the City Manager, or their designee, to execute Contract No. C24188179 with Urban Field for the development of the Car-Free Streets Implementation Plan. The Council subsequently approved 3 the consent item. 1 See Page 3, Item 9, Action Minutes for November 6, 2023 City Council Meeting:
https://cityofpaloalto.primegov.com/Public/CompiledDocument?meetingTemplateId=13051&compileOutputType =1
2 Staff Report Recommendation:
https://cityofpaloalto.primegov.com/api/compilemeetingattachmenthistory/historyattachment/?historyId=4cb8d b0e-571a-40ff-9449-2161fa0c853c
3 Approval of Consent Item on Page 11 of 24: https://www.cityofpaloalto.org/files/assets/public/v/1/agendas- minutes-reports/agendas-minutes/city-council-agendas-minutes/2023/meetings1974summary- minutes_2024011620330098.pdf
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Since the approval of the contract, staff have been working with Urban Field Studio to advance the Council's direction and prioritize the items identified by businesses and the community.
Staff is extending the current agreement to cover project management costs and ensure the continuation of previously completed work. Attachment A outlines the parts of the agreement that are being amended.
FISCAL/RESOURCE IMPACT
This contract amendment adds $15,000 to this contract to cover additional project management activities between January 2025 and June 2025. The funding will be drawn from the Capital Improvement Project PL-23000 previously designated for the project.
STAKEHOLDER ENGAGEMENT
Urban Field Studio’s scope of work responds to previous community feedback to set up regular and ongoing meetings to keep everyone updated on progress and developments. This project includes a structured yet efficient continued community engagement approach with areas of focus.
ENVIRONMENTAL REVIEW
The approval of the contract amendment with Urban Field Studio is statutorily exempt under Section 15262 (Feasibility & Planning Studies) of the California Environmental Quality Act (CEQA) regulations. The second phase in the updated scope of work includes a task, Environmental Clearance Review and Recommendations, where the consultant will review the final concepts and Implementation Plan, develop an environmental clearance strategy, and file any required exemption documentation (if appropriate) under CEQA on behalf of the City, following direction to do so from the City.
ATTACHMENTS
Attachment A: Urban Field Studio Amendment No 1 – Contract C24188179 APPROVED BY:
Ed Shikada, City Manager
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AMENDMENT NO. 1 TO CONTRACT NO. C24188179
BETWEEN THE CITY OF PALO ALTO AND
JOHN BELA URBANISM + DESIGN dba:
URBAN FIELD STUDIO, LLC
This Amendment No. 1 (this “Amendment”) to Contract No. C24188179 ( the “Contract” as defined below) is entered into as of December 12, 2024, by and between the CITY OF PALO ALTO, a California chartered municipal corporation ( “CITY”), and JOHN BELA URBANISM + DESIGN dba:
URBAN FIELD STUDIO, LLC, a California limited liability corporation , located at 24 Woodland Road, Fairfax, CA 94903 (“CONSULTANT”). CITY and CONSULTANT are referred to collectively as the “Parties” in this Amendment.
R E C I T A L S
A. T he Contract (as defined below) was entered into by and between the Parties hereto for the provision of a CAR-FREE STREETS Implementation Plan, as detailed therein.
B. T he Parties now wish to amend the Contract in order to extend the agreement six months to June 30, 2025, and to increase compensation amount of Fifteen Thousand Dollars ($15,000) for project management costs for a new not-to-exceed total of Two Hundred Sixty-Four Thousand, Seven Hundred Eight Dollars ($264,708) as detailed herein.
NOW, THEREFORE, in consid eration of the covenants, terms, conditions, and provisions of this Amendment, the Parties agree:
SECTION 1. Definitions. The following definitions shall apply to this Amendment:
a. Contract. The term “Contract” shall mean Contract No. C24188179 between CONSULTANT and CITY, dated December 4, 2023.
b. Other Terms. Capitalized terms used and not defined in this Amendment shall have the meanings assigned to such terms in the Contract.
SECTION 2. Section 2. TERM of the Contract is hereby amended to read as follows:
The term of this Agreement shall be from the date of its full execution through June 30, 2025 unless terminated earlier pursuant to Section 19 (Termination) of this Agreement.
SECTION 3. Section 4. NOT TO EXCEED COMPENSATION of the Contract is hereby amended to read as follows:
The compensation to be paid to CONSULTANT for performance of the Services shall be based on the compensation structure detailed in Exhibit C, entitled “COMPENSATION,” including any reimbursable expenses specified therein, and the maximum total compensation shall not exceed Two-Hundred Forty-Five Thousand, Four Hundred Forty Dollars ($245,440.00). The hourly schedule of rates, if applicable, is set out in Exhibit C-1, entitled “SCHEDULE OF RATES.” Any work performed or expenses incurred for which payment would result in a total exceeding Docusign Envelope ID: 0AF8A576-AAE6-40E6-B42E-52D81243E03D Item 6
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the maximum compensation set forth in this Section 4 shall be at no cost to the CITY.
Optional Additional Services Provision (This provision applies only if checked and a not-to- exceed compensation amount for Additional Services is allocated below under this Section 4.) In addition to the not-to-exceed compensation specified above, CITY has set aside the not- to-exceed compensation amount of Nineteen Thousand, Two Hundred Sixty- Eight Dollars ($19,268.00) for the performance of Additional Services (as defined below). The total compensation for performance of the Services, Additional Services and any reimbursable expenses specified in Exhibit C, shall not exceed Two Hundred Sixty-Four Thousand, Seven Hundred Eight Dollars ($ 264,708.00), as detailed in Exhibit C.
“Additional Services” means any work that is determined by CITY to be necessary for the proper completion of the Project, but which is not included within the Scope of Services described at Exhibit A. CITY may elect to, but is not required to, authorize Additional Services up to the maximum amount of compensation set forth for Additional Services in this Section 4. CONSULTANT shall provide Additional Services only by advanced, written authorization from CITY as detailed in this Section.
Additional Services, if any, shall be authorized by CITY with a Task Order assigned and authorized by CITY’s Project Manager, as identified in Section 13 (Project Management). Each Task Order shall be in substantially the same form as Exhibit A-1, entitled “PROFESSIONAL SERVICES TASK ORDER”. Each Task Order shall contain a specific scope of services, schedule of performance and maximum compensation amount, in accordance with the provisions of this Agreement. Compensation for Additional Services shall be specified by CITY in the Task Order, based on whichever is lowest: the compensation structure set forth in Exhibit C, the hourly rates set forth in Exhibit C-1, or a negotiated lump sum.
To accept a Task Order, CONSULTANT shall sign the Task Order and return it to CITY’s Project Manager within the time specified by the Project Manager, and upon authorization by CITY (defined as counter-signature by the CITY Project Manager), the fully executed Task Order shall become part of this Agreement. The cumulative total compensation to CONSULTANT for all Task Orders authorized under this Agreement shall not exceed the amount of compensation set forth for Additional Services in this Section 4. CONSULTANT shall only be compensated for Additional Services performed under an authorized Task Order and only up to the maximum amount of compensation set forth for Additional Services in this Section 4. Performance of and payment for any Additional Services are subject to all requirements and restrictions in this Agreement.
SECTION 4. The following exhibit(s) to the Contract is/are hereby amended or added, as indicated below, to read as set forth in the attachment(s) to this Amendment, which is/are hereby incorporated in full into this Amendment and into the Contract by this reference:
a. Exhibit “B” entitled “ SCHEDULE OF PERFORMANCE ”, AMENDED, REPLACES PREVIOUS.
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b. Exhibit "C” entitled "COMPENSATION”, AMENDED, REPLACES PREVIOUS.
SECTION 5. Legal Effect. Except as modified by this Amendment, all other provisions of the Contract, including any exhibits thereto, shall remain in full force and effect.
SECTION 6. Incorporation of Recitals . The recitals set forth above are terms of this Amendment and are fully incorporated herein by this reference.
SIGNATURES OF THE PARTIES
IN WITNESS WHEREOF, the Parties have by their duly authorized representatives executed this Amendment effective as of the date first above written.
CITY OF PALO ALTO
City Manager (Contract over $85k)
APPROVED AS TO FORM:
City Attorney or designee
JOHN BELA URBANISM + DESIGN dba:
URBAN FIELD STUDIO, LLC
Officer 1
By:
Name: John Bela
Title: Principal
Attachments:,
EXHIBIT B: SCHEDULE OF PERFORMANCE, AMENDMENT NO. 1 (AMENDED, REPLACES PREVIOUS) EXHIBIT C: COMPENSATION, AMENDMENT NO.1 (AMENDED, REPLACES PREVIOUS)
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EXHIBIT B
SCHEDULE OF PERFORMANCE
(AMENDED, REPLACES PREVIOUS)
CONSULTANT shall perform the Services so as to complete each milestone within the number of weeks specified below. The time to complete each milestone may be increased or decreased by mutual written agreement of the Project Managers for CONSULTANT and CITY so long as all work is completed within the term of the Agreement. CONSULTANT shall provide a detailed schedule of work consistent with the schedule below within 2 weeks of receipt of the notice to proceed (“NTP”) from the CITY.
Milestones
Completion
Number of Weeks (as specified below)
from NTP
1. Signage & Branding 8 weeks
3. Public Outreach and Engagement 24 weeks
5. Active Mobility & Circulation 4 weeks
6. Outdoor Patio Guidelines 8 weeks
7. Streetscape Design & Amenities 16 weeks
8. Opinion on Project Cost 6 weeks
9. Project Management On-going
Optional Schedule of Performance Provision for On- Call or Additional Services Agreements. (This provision only applies if checked and only applies to on-call agreements per Section 1 or agreements with Additional Services per Section 4.)
T
he schedule of performance shall be as provided in the approved Task Order, as detailed in Section 1 (Scope of Services) in the case of on-call Services, or as detailed in Section 4 in the case of Additional Services, provided in all cases that the schedule of performance shall fall within the term as provided in Section 2 (Term) of this Agreement.
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EXHIBIT C
COMPENSATION
(AMENDED, REPLACES PREVIOUS)
CITY agrees to compensate CONSULTANT for Services performed in accordance with the terms and conditions of this Agreement, and as set forth in the budget schedule below. Compensation shall be calculated based on the rate schedule attached as Exhibit C-1 up to the not to exceed budget amount for each task set forth below.
CITY’s Project Manager may approve in writing the transfer of budget amounts between any of the tasks or categories listed below, provided that the total compensation for the Services, including any specified reimbursable expenses, and the total compensation for Additional Services (if any, per Section 4 of the Agreement) do not exceed the amounts set forth in Section 4 of this Agreement.
CONSULTANT agrees to complete all Services, any specified reimbursable expenses, and Additional Services (if any, per Section 4), within this/these amount(s). Any work performed or expenses incurred for which payment would result in a total exceeding the maximum amount of compensation set forth in this Agreement shall be at no cost to the CITY.
BUDGET SCHEDULE
TASK NOT TO EXCEED AMOUNT
Phase 1:
Signage & Branding; Community Engagement; Outdoor
Patio Guidelines; and Active Mobility & Circulation
$133,927
Phase 2:
Streetscape Design; Probable Cost; Project Management
$93,080
AMENDMENT NO. 1 (additional project management) $15,000 Sub-total for Services $242,007
Reimbursable Expenses (if any) $3,433
Total for Services and Reimbursable Expenses $245,440
Additional Services (if any, per Section 4) $19,268
Maximum Total Compensation $264,708
REIMBURSABLE EXPENSES
CONSULTANT’S ordinary business expenses, such as administrative, overhead, administrative support time/overtime, information systems, software and hardware, photocopying, telecommunications (telephone, internet), in- house printing, insurance and other ordinary business expenses, are included within the scope of payment for Services and are not reimbursable expenses hereunder.
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Vers.: Aug. 5, 2019
Reimbursable expenses, if any are specified as reimbursable under this section, will be reimbursed at actual cost. The expenses (by type, e.g. travel) for which CONSULTANT will be reimbursed are: up to the not-to-exceed amount of: $3,433.00.
A. Travel outside the San Francisco Bay Area, including transportation and meals, if specified as reimbursable, will be reimbursed at actual cost subject to the City of Palo Alto’s policy for reimbursement of travel and meal expenses.
B. Long distance telephone service charges, cellular phone service charges, facsimile transmission and postage charges, if specified as reimbursable, will be reimbursed at actual cost.
All requests for reimbursement of expenses, if any are specified as reimbursable under this section, shall be accompanied by appropriate backup documentation and information.
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City Council
Staff Report
From: City Manager
Report Type: CONSENT CALENDAR
Lead Department: Community Services
Meeting Date: January 21, 2025
Report #:2411-3828
TITLE
Approval of Professional Service Contract Number C25192988 with Lloyd Consulting Group, LLC., in the Amount Not to Exceed $232,985 to Conduct a Comprehensive Turf Study for a Period Six Months; CEQA Status – exempt under CEQA regulations 15262 and 15306.
RECOMMENDATION
Staff recommends that City Council Approve and authorize the City Manager or designee to execute Contract No. C25192988 (Attachment A), with Lloyd Consulting Group, LLC, to provide a comprehensive turf study that compares synthetic and natural turf athletic fields, for a period of six months and a total amount not-to-exceed $232,985.
EXECUTIVE SUMMARY
The City of Palo Alto is conducting a comprehensive study to evaluate synthetic and natural turf athletic fields, addressing environmental, health, cost, and usability concerns. Initiated during the FY 2025 budget process, this study aims to guide future decisions on field replacements, including the paused El Camino Park Turf Replacement Project (PG-24000).
The recommended consultant study will be informed by and supplement staff knowledge of local user demand and expectations of City facilities, as well as operational costs and administrative requirements. Lloyd Sports and Engineering, LLC was selected to conduct the study at a cost not exceeding $232,985. Findings, expected by April 2025, will inform future decisions while aligning with the City’s sustainability goals and ensuring equitable field access for the community.
BACKGROUND
The City of Palo Alto Community Services Department's Open Space, Parks, and Golf Division operates and manages athletic fields throughout the City. These fields include both natural and synthetic surfaces that host a variety of athletic activities, such as soccer, lacrosse, camps, and softball, for participants of all ages. Field maintenance, usage, and activities differ significantly Item 7
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based on the type of turf, and factors such as weather, turf type, maintenance schedules, and field lighting influence field use and scheduling.
The City currently manages synthetic turf fields at El Camino Park, Stanford-Palo Alto Playing Fields (locally known as Mayfield), and Cubberley Community Center. The fields at El Camino and Stanford-Palo Alto are at or near the end of their playable life and require replacement to ensure the fields remain open to the public. A Capital Improvement Project (PG-24000) to replace the fields at El Camino Park with synthetic turf was included in the Fiscal Year 2024 Adopted Capital Budget.
During the May 71 and 82, 2024 Finance Committee’s review of the proposed Capital Fund Projects, the Finance Committee discussed and approved a recommendation to the Council to study the environmental health and safety and cost analysis of synthetic turf replacement with both synthetic and natural turf, and any additional budget adjustments needed. The City Council approved the study as part of the Fiscal Year 2025 Adopted Budget3. As a result, the turf replacement project at El Camino Park (Capital Improvement Project PG-24000) was put on hold, pending the findings of the study. Replacement of the Stanford- Palo Alto Playing Fields (Capital Improvement Project PG-26000) will proceed in parallel with the study in Fiscal Year 2025, as the fields will have reached the end of usable lifespan. To align with the City’s commitment to sustainability and community health, staff will replace the synthetic fields using a natural cork infill material. This project will also help minimize the overall impact on field availability across the city, as athletic field usage is currently at capacity. By strategically managing field renovations and ensuring efficient project timelines, the city aims to maintain consistent access for sports and recreational activities during the replacement process.
ANALYSIS
The City of Palo Alto has recognized the need for a comprehensive study to thoroughly evaluate synthetic and natural turf fields including usability, health implications, environmental effects, maintenance costs, and community preferences. As concerns about the potential environmental and human health risks associated with synthetic turf—particularly its connection to PFAS chemicals4 and microplastic pollution—continue to grow, this study seeks 1 Finance Committee, May 7, 2024; Agenda Item #1; SR# 2405-2969, https://portal.laserfiche.com/Portal/DocView.aspx?id=72129&repo=r-704298fc 2 Finance Committee, May 8, 2024; Agenda Item #1; Presentation, https://cityofpaloalto.primegov.com/Portal/viewer?id=0&type=7&uid=43346857-3855-40b5-ac9b-19f4da7d1a72 3 City Council, June 17, 2024; Agenda Item #28; SR# 2406-3140, https://portal.laserfiche.com/Portal/DocView.aspx?id=73983&repo=r-704298fc&searchid=004d1d0a-4344-4816- ab2d-c044073c40cb
4 PFAS or per- and polyfluoroalkyl substances are widely used, long lasting chemicals, components of which break down very slowly over time. There are thousands of different PFAS, some of which have been more widely used and studied than others. Due to their widespread use and their persistence in the environment, many PFAS are Item 7
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to equip the City Council with the data and insights required to make informed and forward- thinking decisions about future field installations and renovations.
This study will also assess the long-term sustainability and impacts on field use, considering the diverse needs of all user groups, from youth athletes to seniors engaging in recreational activities. In addition to analyzing the economic implications, such as lifecycle costs and funding strategies, the study will evaluate the compatibility of field options with Palo Alto’s broader sustainability and climate action goals.
In-house staff do not possess the specialized knowledge and capacity required to complete this work alone. To ensure a substantive and impartial analysis, the city intends to partner with a qualified consultant specializing in environmental assessment and municipal planning. The consultant will deliver a data-driven report by April 2025, allowing City Council to integrate findings into the FY 2026 budget process including the review of the Capital Improvement Plan.
Parks staff will conduct some of the analysis and community outreach to reduce the consultant scope. Staff will also provide the consultant with knowledge of local user demand and expectations of City facilities, as well as operational costs and administrative requirements.
The scope of work is strategically divided into four key phases:
1) Project Kick off, 2) Community Engagement and Assessment, 3) Analysis and Reporting. 4) Ongoing Project Management and Communication.
The comprehensive report will include the following sections:
•Current Conditions
•Playability
•Maintenance Costs
•Health Hazards
•Cost of Conversion
•Environmental Impact
•Community and User Feedback
•Data Collection & Analysis
By incorporating a holistic approach to this analysis, the City of Palo Alto will be able to establish a forward-looking field management strategy. Staff will use the study to recommend a field management strategy to the City Council, consistent with the City’s sustainability goals, financial prudence, and commitment to public health. This strategy will not only inform the City Council’s decision-making but also position Palo Alto as a leader in responsible field management practices.
found in the blood of people and animals throughout the world. Source: United States Environmental Protection Agency; https://www.epa.gov/pfas/pfas-explained
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Procurement Process
A Request for Proposal (RFP) for the project was posted on OpenGov, the City’s e-procurement platform, 3,341 vendors were notified. The solicitation period was posted for 21 days, and 3 proposals were received. The solicitation closed on November 6, 2024.
The City received three proposals by the submission deadline of November 6, 2024, from Lloyd Sports and Engineering, LLC; Sports Facilities Management, LLC; and Verde Design, Inc. All proposers met the City’s specifications. Lloyd Sports and Engineering, LLC emerged as the highest-scoring bidder, demonstrating a comprehensive understanding of the project’s scope and objectives. Their proposal offered a well-defined and feasible solution, highlighting extensive relevant experience, a proven track record of timely performance on similar projects, and a clear commitment to quality and deliverables. While the proposal price was one component of the evaluation scoring, it was not the determining factor, as this RFP prioritized the overall quality, experience, and ability to successfully meet the project’s objectives.
Table 1: Summary of Request for Proposal
Proposal Description RFP 192988 Comparative Analysis and of Synthetic and Natural Turf Athletic Fields
Proposed Length of Project January – June 30, 2025
Number of Vendors Notified 3341
Number of Proposals Packages Downloaded 21
Total Days to Respond to Proposal 21
Pre-Proposal Meeting No
Pre-Proposal Meeting Date n/a
Number of Proposals Received 3
Proposal Price Range $91,925-$232,985
Public Link to Solicitation Project overview (opengov.com)
FISCAL/RESOURCE IMPACT
Staff will be working collaboratively to conduct a comprehensive turf study that compares synthetic and natural turf as directed by City Council to be funded by the El Camino Park Turf Replacement Project PG-24000, which was paused in FY 2024. This project has reappropriated funding of approximately $800,000 in FY 2025, which is sufficient balance for the contract not- to-exceed amount of $232,985. The results of this study will include potential resource impacts and staff will bring this forward for the City Council’s consideration in future budget processes.
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STAKEHOLDER ENGAGEMENT
Engagement with community field users and other stakeholders will be conducted as part of this project. This could include surveys, focus groups, and community meetings.
ENVIRONMENTAL REVIEW
Council action on this item is exempt from CEQA review under sections 15262 and 15306 of the CEQA Guidelines because the comprehensive study involves data collection, research, and resource evaluation activities which do not result in a serious or major disturbance to an environmental resource and does not commit the City to any particular project or action.
ATTACHMENTS
Attachment A: Contract with Lloyd Consulting Group, LLC. C25192988 APPROVED BY:
Kristen O'Kane, Community Services Director
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CITY OF PALO ALTO CONTRACT NO. C25192988
AGREEMENT FOR PROFESSIONAL SERVICES
BETWEEN THE CITY OF PALO ALTO AND LLOYD CONSULTING GROUP, LLC
This Agreement for Professional Services (this “Agreement”) is entered into as of the 13th day of January 2024 (the “Effective Date”) , by and between the CITY OF PALO ALTO, a California chartered municipal corporation (“CITY”), and LLOYD CONSULTING GROUP, LLC , a Arizona Corporation, located at 960 W. Elliot Road, Suite 213, Tempe Arizona, 85284 (“CONSULTANT”).
The following recitals are a substantive portion of this Agreement and are fully incorporated herein by this reference:
RECITALS
A. CITY intends to understand the better alternative (the “Project”) and desires to engage a consultant to conduct comprehensive study that compares synthetic and natural turf fields in connection with the Project (the “Services”, as detailed more fully in Exhibit A).
B. CONSULTANT represents that it, its employees and subconsultants, if any, possess the necessary professional expertise, qualifications, and capability, and all required licenses and/or certifications to provide the Services.
C. CITY, in reliance on these representations , desires to engage CONSULTANT to provide the Services as more fully described in Exhibit A, entitled “SCOPE OF SERVICES”.
NOW, THEREFORE, in consideration of the recitals, covenants, terms, and conditions, in this Agreement, the parties agree as follows:
SECTION 1. SCOPE OF SERVICES. CONSULTANT shall perform the Services described in Exhibit A in accordance with the terms and conditions contained in this Agreement. The performance of all Services shall be to the reasonable satisfaction of CITY.
SECTION 2. TERM. The term of this Agreement shall be from the effective date of this agreement through June 30, 2025 unless terminated earlier pursuant to Section 19 (Termination) of this Agreement.
SECTION 3. SCHEDULE OF PERFORMANCE. Time is of the essence in the performance of Services under this Agreement. CONSULTANT shall complete the Services within the term of this Agreement and in accordance with the schedule set forth in Exhibit B, entitled “SCHEDULE OF PERFORMANCE”. Any Services for which times for performance are not specified in this Agreement shall be commenced and completed by CONSULTANT in a reasonably prompt and timely manner based upon the circumstances and direction communicated to the CONSULTANT.
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of damages for delay if the extension is required due to the fault of CONSULTANT.
SECTION 4. NOT TO EXCEED COMPENSATION. The compensation to be paid to CONSULTANT for performance of the Services shall be based on the compensation structure detailed in Exhibit C, entitled “COMPENSATION,” including any reimbursable expenses specified therein, and the maximum total compensation shall not exceed Two Hundred Thirty- Two Thousand Nine Hundred Eighty -Five Dollars ($232,985). The hourly schedule of rates, if applicable, is set out in Exhibit C-1, entitled “SCHEDULE OF RATES.” Any work performed or expenses incurred for which payment would result in a total exceeding the maximum compensation set forth in this Section 4 shall be at no cost to the CITY.
SECTION 5. INVOICES. In order to request payment, CONSULTANT shall submit monthly invoices to the CITY describing the S ervices performed and the applicable charges (including, if applicable, an identification of personnel who performed the Services, hours worked, hourly rates, and reimbursable expenses), based upon Exhibit C or, as applicable, CONSULTANT’s schedule of rates set forth in Exhibit C-1. If applicable, the invoice shall also describe the percentage of completion of each task. The information in CONSULTANT’s invoices shall be subject to verification by CITY. CONSULTANT shall send all invoices to CITY’s Project Manager at the address specified in Section 13 (Project Management) below. CITY will generally process and pay invoices within thirty (30) days of receipt of an acceptable invoice.
SECTION 6. QUALIFICATIONS/STANDARD OF CARE. All Services shall be performed by CONSULTANT or under CONSULTANT’s supervision. CONSULTANT represents that it , its employees and subcontractors, if any, possess the professional and technical personnel necessary to perform the Services required by this Agreement and that the personnel have sufficient skill and experience to perform the Services assigned to them. CONSULTANT represents that it, its employees and subcontractors, if any, have and shall maintain during the term of this Agreement all licenses, permits, qualifications, insurance and approvals of whatever nature that are legally required to perform the Services. All Services to be furnished by CONSULTANT under this A greement shall meet the professional standard and quality that prevail among professionals in the same discipline and of similar knowledge and skill engaged in related work throughout California under the same or similar circumstances.
SECTION 7. COMPLIANCE WITH LAWS . CONSULTANT shall keep itself informed of and in compliance with all federal, state and local laws, ordinances, regulations, and orders that may affect in any manner the Project or the performance of the Services or those engaged to perform Services under this Agreement , as amended from time to time . CONSULTANT shall procure all permits and licenses, pay all charges and fees, and give all notices required by law in the performance of the Services.
SECTION 8. ERRORS/OMISSIONS. CONSULTANT is solely responsible for costs, including, but not limited to, increases in the cost of Services , arising from or caused by CONSULTANT’s errors and omissions, including, but not limited to, the costs of corrections such errors and omissions, any change or der markup costs, or costs arising from delay caused by the errors and omissions or unreasonable delay in correcting the errors and omissions.
SECTION 9. COST ESTIMATES. If this Agreement pertains to the design of a public works project, CONSULTANT shall submit estimates of probable construction costs at each phase of Docusign Envelope ID: 1292DF47-277C-4BB3-B75E-13B380B57A56 Item 7
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design submittal. If the total estimated construction cost at any submittal exceeds the CITY’s stated construction budget by ten percent (10%) or more , CONSULTANT shall make recommendations to CITY for aligning the P roject design with the budget, incorporate CITY approved recommendations, and revise the design to meet the Project budget, at no additional cost to CITY.
SECTION 10. INDEPENDENT CONTRACTOR. CONSULTANT acknowledges and agrees that CONSULTANT and any agent or employee of CONSULTANT will act as and shall be deemed at all times to be an independent contractor and shall be wholly responsible for the manner in which CONSULTANT performs the S ervices requested by CITY under this Agreement.
CONSULTANT and any agent or employee of CONSULTANT will not have employee status with CITY, nor be entitled to participate in any plans, arrangements, or distributions by CITY pertaining to or in connection with any retirement, health or other benefits that CITY may offer its employees. CONSULTANT wi ll be responsible for all obligations and payments, whether imposed by federal, state or local law, including, but not limited to, FICA, income tax withholdings, workers’ compensation, unemployment compensation, insurance, and other similar responsibilities re lated to CONSULTANT’s performance of the S ervices, or any agent or employee of CONSULTANT providing same. Nothing in this Agreement shall be construed as creating an employment or agency relationship between CITY and CONSULTANT or any agent or employee of CONSULTANT. Any terms in this Agreement referring to direction from CITY shall be construed as providing for direction as to policy and the result of CONSULTANT ’s provision of the Services only, and not as to the means by which such a result is obtained.
SECTION 11. ASSIGNMENT . The parties agree that the expertise and experience of CONSULTANT are material considerations for this Agreement. CONSULTANT shall not assign or transfer any interest in this Agreement nor the performance of any of CONSULTANT’s obligations hereunder without the prior written approval of the C ity Manager. Any purported assignment made without the prior written approval of the City Manager will be void and without effect. Subject to the foregoing, the covenants, terms, conditions and provisions of this Agreement will apply to, and will bind, the heirs, successors, executors, administrators and assignees of the parties.
SECTION 12. SUBCONTRACTING.
Option A: No Subcontractor: CONSULTANT shall not subcontract any portion of the Services to be performed under this Agreement without the prior written authorization of the City Manager or designee. In the event CONSULTANT does subcontract any portion of the work to be performed under this Agreement, CONSULTANT shall be fully responsible for all acts and omissions of subcontractors.
SECTION 13. PROJECT MANAGEMENT . CONSULTANT will assign Valerie Ahyong Email: [email protected] as the CONSULTANT’s Project Manager to have supervisory responsibility for the performance, progress, and execution of the Servic es and represent CONSULTANT during the day- to-day performance of the Services. If circumstances cause the substitution of the CONSULTANT’s Project Manager or any other of CONSULTANT’s key personnel for any reason, the appointment of a substitute Project Manager and the assignment of any key new or replacement personnel will be subject to the prior written approval of the CITY’s Docusign Envelope ID: 1292DF47-277C-4BB3-B75E-13B380B57A56 Item 7
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Project Manager. CONSULTANT, at CITY’s request, shall promptly remove CONSULTANT personnel who CITY finds do not perform the Services in an acceptable manner, are uncooperative, or present a threat to the adequate or timely completion of the Services or a threat to the safety of persons or property.
CITY’s Project Manager is Sarah R obustelli, Community Services Department, Open Space, Parks, and Golf Division, 250 Hamilton Avenue, Palo Alto, CA, 94301, Telephone: 650-617-3518.
CITY’s Project Manager will be CONSULTANT’s point of contact with respect to performance, progress and execution of the Services. CITY may designate an alternate Project Manager from time to time.
SECTION 1 4. OWNERSHIP OF MATERIALS . A ll work product, including without limitation, all writings, drawings, studies, sketches, photographs, plans, reports, specifications, computations, models, recordings, data, documents, and other materials and copyright interests developed under this Agreement, in any form or media, shall be and remain the exclusive property of CITY without restriction or limitation upon their use. CONSULTANT agrees that all copyrights which arise from creation of the work product pursuant to this Agreement are vested in CITY, and CONSULTANT hereby waives and relinquishes all claims to copyright or other intellectual property rights in favor of CITY. Neither CONSULTANT nor its subcontractors, if any, shall make any of such work product available to any individual or organization without the prior written approval of the C ity Manager or designee. CONSULTANT makes no representation of the suitability of the work product for use in or application to circumstances not contemplated by the Scope of Services.
SECTION 15. AUDIT S. CONSULTANT agrees to permit CITY and its authorized representatives to audit, at any reasonable time during the term of this Agreement and for four (4) years from the date of final payment, CONSULTANT’s records pertaining to matters covered by this Agreement, including without limitation records demonstrating compliance with the requirements of Section 10 (Independent Contractor). CONSULTANT further agrees to maintain and retain accurate books and records in accordance with generally accepted accounting principles for at least four (4) years after the expiration or earlier termination of this Agreement or the completion of any audit hereunder, whichever is later.
SECTION 16. INDEMNITY.
16.1. To the fullest extent permitted by law, CONSULTANT shall indemnify, defend and hold harmless CITY, its Council members, officers, employees and agents (each an “Indemnified Party”) from and against any and all demands, claims, or liability of any nature, including death or injury to any person, property damage or any other loss, including all costs and expenses of whatever nature including attorney’s fees, experts fees, court costs and disbursements (“Claims”) resulting from, arising out of or in any manner related to performance or nonperformance by CONSULTANT, its office rs, employees, agents or contractors under this Agreement, regardless of whether or not it is caused in part by an Indemnified Party.
16.2. Notwithstanding the above, nothing in this Section 16 shall be construed to require CONSULTANT to indemnify an Indemnified Party from a Claim arising from the active negligence or willful misconduct of an Indemnified Party that is not contributed to by any act of, or by any omission to perform a duty imposed by law or agreement by, CONSULTANT, its Docusign Envelope ID: 1292DF47-277C-4BB3-B75E-13B380B57A56 Item 7
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officers, employees, agents or contractors under this Agreement.
16.3. The acceptance of CONSULTANT’s Services and duties by CITY shall not operate as a waiver of the right of indemnification. The provisions of this Section 16 shall survive the expiration or early termination of this Agreement.
SECTION 17. WAIVERS. No waiver of a condition or nonperformance of an obligation under this Agreement is effective unless it is in writing in accordance with Section 2 9.4 of this Agreement. No delay or failure to require performance of any provision of this Agreement shall constitute a waiver of that provision as to that or any other instance. Any waiver granted shall apply solely to the specific instance expressly stated. No single or partial exercise of any right or remedy will preclude any other or further exercise of any right or remedy.
SECTION 18. INSURANCE.
18.1. CONSULTANT, at its sole cost and expense, shall obtain and maintain, in full force and effect during the term of this Agreement, the insurance coverage described in Exhibit D, entitled “INSURANCE REQUIREMENTS”. CONSULTANT and its contractors, if any, shall obtain a policy endorsement naming CITY as an additional insured under any general liability or automobile policy or policies.
18.2. All insurance coverage required hereunder shall be provided through carriers with AM Best’s Key Rating Guide ratings of A -:VII or higher which are licensed or authorized to transact insurance business in the State of California. Any and all contractors of CONSULTANT retained to perform Services under this Agreement will obtain and maintain, in full force and effect during the term of this Agreement, identical insurance coverage, naming CITY as an additional insured under such policies as required above.
18.3. Certificates evidencing such insurance shall be filed with CITY concurrently with the execution of this Agreement. The certificates will be subject to the approval of CITY’s Risk Manager and will contain an endorsement stating that the insurance is primary coverage and will not be canceled, or materially reduced in coverage or limits, by the insurer except after filing with the Purchasing Manager thirty (30) days ’ prior written notice of the cancellation or modification. If the insurer cancels or modifies the insurance and provides less than thirty (30) days’ notice to CONSULTANT , CONSULTANT shall provide the Purchasing Manager written notice of the cancellation or modification within two (2) business days of the CONSULTANT’s receipt of such notice. CONSULTANT shall be responsible for ensuring that current certificates evidencing the insurance are provided to CITY’s Chief Procurement Officer during the entire term of this Agreement.
18.4. The procuring of such required policy or policies of insurance will not be construed to limit CONSULTANT ’s liability hereunder nor to fulfill the indemni fication provisions of this Agreement. Notwithstanding the policy or policies of insurance, CONSULTANT will be obligated for the full and total amount of any damage, injury, or loss caused by or directly arising as a result of the Services performed under this Agreement, including such damage, injury, or loss arising after the Agreement is terminated or the term has expired.
SECTION 19. TERMINATION OR SUSPENSION OF AGREEMENT OR SERVICES.
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19.1. The City Manager may suspend the performance of the Services , in whole or in part, or terminate this Agreement, with or without cause, by giving ten (10) days prior written notice thereof to CONSULTANT. If CONSULTANT fails to perform any of its material obligations under this Agreement, in addition to all other remedies provided under this Agreement or at law, the City Manager may terminate this Agreement sooner upon written notice of termination. Upon receipt of any notice of suspension or termination , CONSULTANT will discontinue its performance of the Services on the effective date in the notice of suspension or termination.
19.2. In event of suspension or termination, CONSULTANT wi ll deliver to the City Manager on or before the effective date in the notice of suspension or termination, any and all work product, as detailed in Section 14 (Ownership of Materials), whether or not completed, prepared by CONSULTANT or its contractors, if any, in the performance of this Agreement. Such work product is the property of CITY, as detailed in Section 14 (Ownership of Materials).
19.3. In event of suspension or termination, CONSULTANT will be paid for the Services rendered and work products delivered to CITY in accordance with the Scope of Services up to the effective date in the notice of suspension or termination; provided, however, if this Agreement is suspended or terminated on account of a default by CONSULTANT, CITY will be obligated to compensate CONSULTANT only for that portion of CONSULTANT’s S ervices provided in material conformity with this Agreement as such determination is made by the City Manager acting in the reasonable exercise of his/her discretion . The following Sections will survive any expiration or termination of this Agreement: 14, 15, 16, 17, 19.2, 19.3, 19.4, 20, 25, 27, 28, 29 and 30.
19.4. No payment, partial payment, acceptance, or partial acceptance by CITY will operate as a waiver on the part of CITY of any of its rights under this Agreement, unless made in accordance with Section 17 (Waivers).
SECTION 20. NOTICES.
All notices hereunder will be given in writing and mailed, postage prepaid, by certified mail, addressed as follows:
To CITY: Office of the City Clerk
City of Palo Alto
Post Office Box 10250
Palo Alto, CA 94303
With a copy to the Purchasing Manager
To CONSULTANT: Attention of the P roject Manager at the address of CONSULTANT recited on the first page of this Agreement.
CONSULTANT shall provide written notice to CITY of any change of address.
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SECTION 21. CONFLICT OF INTEREST.
21.1. In executing this Agreement, CONSULTANT covenants that it presently has no interest, and will not acquire any interest, direct or indirect, financial or otherwise, which would conflict in any manner or degree with the performance of the Services.
21.2. CONSULTANT further covenants that, in the performance of thi s Agreement, it will not employ subcontractors or other persons or parties having such an interest.
CONSULTANT certifies that no person who has or will have any financial interest under this Agreement is an officer or employee of CITY; this provision will be interpreted in accordance with the applicable provisions of the Palo Alto Municipal Code and the Government Code of the State of California, as amended from time to time . CONSULTANT agrees to notify CITY if any conflict arises.
21.3. If the CONSULTANT meets the definition of a “Consultant” as defined by the Regulations of the Fair Political Practices Commission, CONSULTANT will file the appropriate financial disclosure documents required by the Palo Alto Municipal Code and the Political Reform Act of 1974, as amended from time to time.
SECTION 22. NONDISCRIMINATION; COMPLIANCE WITH ADA.
22.1. As set forth in Palo Alto Municipal Code S ection 2.30.510, as amended from time to time, CONSULTANT certifies that in the performance of this Agreement, it shall not discriminate in the employment of any person due to that person’s race, skin color, gender, gender identity, age, religion, disability, national origin, ancestry, sexual orientation, pregna ncy, genetic information or condition, housing status, marital status, familial status, weight or height of such person. CONSULTANT acknowledges that it has read and understands the provisions of Section
2.30.510 of the Palo Alto Municipal Code relating to Nondiscrimination Requirements and the penalties for violation thereof, and agrees to meet all requirements of Section 2.30.510 pertaining to nondiscrimination in employment.
22.2. CONSULTANT understands and agrees that pursuant to the Americans Disabilities Act (“ADA”), programs, services and other activities provided by a public entity to the public, whether directly or through a contractor or subcontractor, are required to be accessible to the disabled public. CONSULTANT will provide the Services specified in this Agreement in a manner that complies with the ADA and any other applicable federal, state and local disability rights laws and regulations, as amended from time to time. CONSULTANT will not discriminate against persons with disabilities in the provision of services, benefits or activities provided under this Agreement.
SECTION 23. ENVIRONMENTALLY PREFERRED PURCHASING AND ZERO WASTE REQUIREMENTS. CONSULTANT shall comply with t he CITY’s Environmentally Preferred Purchasing policies which are available at CITY ’s Purchasing Department , hereby incorporated by reference and as amended from time to time. CONSULTANT shall comply with waste reduction, reuse, recycling and disposal requirements of CITY’s Zero Waste Program. Zero Waste best practices include, first, minimizing and reducing waste; second, reusing waste ; and, third, recycling or composting waste. In particular, C ONSULTANT shall comply with the following Zero Waste requirements:
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(a) All printed materials provided by CONSULTANT to C ITY generated from a personal computer and printer including but not limited to, proposals, quotes, invoices, reports, and public education materials, shall be double-sided and printed on a minimum of 30% or greater post-consumer content paper, unless otherwise approved by CITY ’s Project Manager. Any submitted materials printed by a professional printing company shall be a minimum of 30% or greater post-consumer material and printed with vegetable-based inks. (b) Goods purchased by C ONSULTANT on behalf of CITY shall be purchased in accordance with CITY’s Environmental Purchasing Policy including but not limited to Extended Producer Responsibility requirements for products and packaging. A copy of this policy is on file at the Purchasing Department’s office.
(c) Reusable/returnable pallets shall be taken back by CONSULTANT , at no additional cost to CITY, for reuse or recycling. CONSULTANT shall provide documentation from the facility accepting the pallets to verify that pallets are not being disposed.
SECTION 24. COMPLIANCE WITH PALO ALTO MINIMUM WAGE ORDINANCE .
CONSULTANT shall comply with all requirements of the Palo Alto Municipal Code Chapter 4.62 (Citywide Minimum Wage), as amended from time to time. In particular, for any employee otherwise entitled to the State minimum wage, who performs at least two (2) hours of work in a calendar week within the geographic boundaries of the City, CONSULTANT shall pay such employees no less than the minimum wage set forth in Palo Alto Municipal Code Section 4.62.030 for each hour worked within the geographic boundaries of the City of Palo Alto. In addition, CONSULTANT shall post notices regarding the Palo Alto Minimum Wage Ordinance in accordance with Palo Alto Municipal Code Section 4.62.060.
SECTION 25. NON-APPROPRIATION. This Agreement is subject to the fiscal provisions of the Charter of the City of Palo Alto and the Palo Alto Municipal Code, as amended from time to time. This Agreement will terminate without any penalty (a) at the end of any fiscal year in the event that funds are not appropriated for the following fiscal year, or (b) at any time within a fiscal year in the event that funds are only appropriated for a portion of the fiscal year and funds for this Agreement are no longer available. This S ection shall take precedence in the event of a conflict with any other covenant, term, condition, or provision of this Agreement.
SECTION 2 6. PREVAILING WAGES AND DIR REGISTRATION FOR PUBLIC WORKS CONTRACTS.
26.1. This Project is not subject to prevailing wages and related requirements. CONSULTANT is not required to pay prevailing wages and meet related requirements under the California Labor Code and California Code of Regulations in the performance and implementation of the Project if the contract:
(1) is not a public works contract;
(2) is for a public works construction project of $25,000 or less, per California Labor Code Sections 1782(d)(1), 1725.5(f) and 1773.3(j); or (3) is for a public works alteration, demolition, repair, or maintenance project of $15,000 or less, per California Labor Code Sections 1782(d)(1), 1725.5(f) and 1773.3(j).
SECTION 27. CLAIMS PROCEDURE FOR “9204 PUBLIC WORKS PROJECTS” . For Docusign Envelope ID: 1292DF47-277C-4BB3-B75E-13B380B57A56 Item 7
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purposes of this Section 27, a “9204 Public Works Project” means the erection, construction, alteration, repair, or improvement of any public structure, building, road, or other public improvement of any kind. ( Cal. Pub. Cont. Code § 9204.) Per California Public Contract Code Section 9204, for Public Works Projects , certain claims procedures shall apply, as set forth in Exhibit F, entitled “Claims for Public Contract Code Section 9204 Public Works Projects”.
This Project is not a 9204 Public Works Project.
SECTION 28. CONFIDENTIAL INFORMATION.
28.1. In the performance of this Agreement, CONSULTANT may have access to CITY’s Confidential Information (defined below). CONSULTANT will hold Confidential Information in strict confidence, not disclose it to any third party, and will use it only for the performance of its obligations to CITY under this Agreement and for no other purpose.
CONSULTANT will maintain reasonable and appropriate administrative, technical and physical safeguards to ensure the security, confidentiality and integrity of the Confidential Information.
Notwithstanding the foregoing, CONSULTANT may disclose Confidential Information to its employees, agents and subcontractors, if any, to the extent they have a need to know in order to perform CONSULTANT’s obligations to CITY under this Agreement and for no other purpose, provided that the CONSULTANT informs them of, and requires them to follow, the confidentiality and security obligations of this Agreement.
28.2. “Confidential Information” means all data, information (including without limitation “Personal Information” about a California resident as defined in Civil Code S ection 1798 et seq., as amended from time to time) and materials, in any form or media, tangible or intangible, provided or otherwise made available to CONSULTANT by CITY, directly or indirectly, pursuant to this Agreement. Confidential Information excludes information that CONSULTANT can show by appropriate documentation: (i) was publicly known at the time it was provided or has subsequently become publicly known other than by a breach of this Agreement; (ii) was rightfully in CONSULTANT’s possession free of any obligation of confidence prior to receipt of Confidential Information; (iii) is rightfully obtained by CONSULTANT from a third party without breach of any confidentia lity obligation; (iv) is independently developed by employees of CONSULTANT without any use of or access to the Confidential Information; or (v) CONSULTANT has written consent to disclose signed by an authorized representative of CITY.
28.3. Notwithstanding the foregoing, CONSULTANT may disclose Confidential Information to the extent required by order of a court of competent jurisdiction or governmental body, provided that CONSULTANT will notify CITY in writing of such order immediately upon receipt and prior to any such disclosure (unless CONSULTANT is prohibited by law from doing so), to give CITY an opportunity to oppose or otherwise respond to such order.
28.4. CONSULTANT will notify City promptly upon learning of any breach in the security of its systems or unauthorized disclosure of, or access to, Confidential Information in its possession or control, and if such Confidential Information consists of Personal Information, CONSULTANT will provide information to CITY sufficient to meet the notice requirements of Civil Code Section 1798 et seq., as applicable, as amended from time to time.
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28.5. Prior to or upon termination or expiration of this Agreement, CONSULTANT will honor any request from the CITY to return or securely destroy all copies of Confidential Information. All Confidential Information is and will remain the property of the CITY and nothing contained in this Agreement grants or confers any rights to such Confidential Information on CONSULTANT.
28.6. If selected in Section 30 (Exhibits), this Agreement is also subject to the terms and conditions of the Information Privacy Policy and Cybersecurity Terms and Conditions.
SECTION 29. MISCELLANEOUS PROVISIONS.
29.1. This Agreement will be governed by California law, without regard to its conflict of law provisions.
29.2. In the event that an action is brought, the parties agree that trial of such action will be vested exclusively in the state courts of California in the County of Santa Clara, State of California.
29.3. The prevailing party in any action brought to enforce the provisions of this Agreement may recover its reasonable costs and attorneys’ fees expended in connection with that action. The prevailing party shall be entitled to recover an amount equal to the fair market value of legal services provided by attorneys employed by it as well as any attorneys’ fees paid to t hird parties.
29.4. This Agreement, including all exhibits, constitutes the entire and integrated agreement between the parties with respect to the subject matter of this Agreement, and supersedes all prior agreements, negotiations, representations, statements and undertakings , either oral or written. This Agreement may be amended only by a written instrument, which is signed by the authorized representatives of the parties and approved as required under Palo Alto Municipal Code, as amended from time to time.
29.5. If a court of competent jurisdiction finds or rules that any provision of this Agreement is void or unenforceable, the unaffected provisions of this Agreement will remain in full force and effect.
29.6. In the event of a conflict between the terms of this Agreement and the exhibits hereto (per Section 30) or CONSULTANT’s proposal (if any), the Agreement shall control. In the event of a conflict between the exhibits hereto and CONSULTANT’s proposal (if any), the exhibits shall control.
29.7. The provisions of all checked boxes in this Agreement shall apply to this Agreement; the provisions of any unchecked boxes shall not apply to this Agreement.
29.8. All section headings contained in this Agreement are for convenience and reference only and are not intended to define or limit the scope of any provision of this Agreement.
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executed by the authorized representatives of the parties, shall together constitute a single binding agreement.
SECTION 30. EXHIBITS. Each of the following exhibits, if the check box for such exhibit is selected below, is hereby attached and incorporated into this Agreement by reference as though fully set forth herein:
EXHIBIT A: SCOPE OF SERVICES
EXHIBIT B: SCHEDULE OF PERFORMANCE
EXHIBIT C: COMPENSATION
EXHIBIT C-1: SCHEDULE OF RATES
EXHIBIT D: INSURANCE REQUIREMENTS
THIS AGREEMENT IS NOT COMPLETE UNLESS ALL SELECTED EXHIBITS ARE ATTACHED.
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CONTRACT No. C25195988
SIGNATURE PAGE
IN WITNESS WHEREOF, the parties hereto have by their duly authorized representatives executed this Agreement as of the date first above written.
CITY OF PALO ALTO
____________________________
City Manager
APPROVED AS TO FORM:
__________________________
City Attorney or designee
LLOYD CONSULTING GROUP, LLC
Officer 1
By: ________________________________
Name: ______________________________
Title: _______________________________
Officer 2
By: ________________________________
Name: ______________________________
Title: _______________________________
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Anthony Stevenson
Principal
Bob Milano, Jr.
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EXHIBIT A
SCOPE OF SERVICES
CONSULTANT shall provide the Services detailed in this Exhibit A , entitled “ SCOPE OF SERVICES”. Notwithstanding any provision herein to the contrary, CONSULTANT’s duties and services described in this Scope of Services shall not include preparing or assisting CITY with any portion of CITY’s preparation of a request for proposals, request for qualifications, or any other solicitation regarding a subsequent or additional contract with CITY. CITY shall at all times retain responsibility for public contracting, including with respect to any subsequent phase of this project.
CONSULTANT’s participation in the planning, discussions, or drawing of project plans or specifications shall be limited to conceptual, preliminary, or initial plans or specifications.
CONSULTANT shall cooperate with CITY to ensure that all bidders for a subsequent contract on any subsequent phase of this project have access to the same information, including all conceptual, preliminary, or initial plans or specifications prepared by CONSULTANT pursuant to this Scope of Services.
I. Scope of Services
Purpose: To compare the performance, costs, and impacts of synthetic and natural turf athletic fields, including their suitability for different age group uses, environmental impacts, and the implications of keeping a synthetic field for five (5) years before conversion to natural grass.
Scope: Includes conversion of fields analysis, playability, maintenance costs, injury rates, health hazards, conversion cost, environmental impact, age appropriateness, and additional considerations.
The study may include but is not limited to the following elements.
Phase 1- Project Kickoff (January 14, 2025)
The Community Services Department and CONSULTANT will officially launch the project and begin planning major project activities. This phase will include the following activities:
Virtual Project Launch Meeting. The launch meeting with staff from the Community Services Department and the CONSULTANT serves to kick off the project and confirm a shared understanding of the project goals, roles and responsibilities, timeline, activities, commitments, and deliverables as well as to plan for future project activities. In this meeting staff from the Community Services Department will work with the CONSULTANT to identify background documentation for review and key stakeholders to interview.
Staff from Community Services and the CONSULTANT to discuss a Comparative Analysis of Synthetic Turf vs. Natural Grass Athletic Fields to gain a thorough understanding of the City’s need to review field use practices, operations, maintenance, and potential impacts.
Review and comment on the City’s current methodologies, processes, and cost models for maintaining, operating, and allocating field use on synthetic and natural grass playing fields.
Finalized Work Plan. The CONSULTANT to meet with City staff to refine the project scope, purpose, uses, and goals of the City’s Comparative Analysis to ensure that the study will be Docusign Envelope ID: 1292DF47-277C-4BB3-B75E-13B380B57A56 Item 7
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accurate and appropriate to the City’s needs. Review the project schedule and answer any questions pertaining to the successful development of the study.
Phase 2- Community Engagement & Assessment (January-February) The CONSULTANT will collect a variety of data from primary and secondary sources. The CONSULTANT will collect data through community forums and/or focus groups. These data collection activities will provide perspectives of the Community. This phase will include the following activities:
Community Forums: Consultant will plan and facilitate two forums (one virtual and one in person)
Open to community members.
Phase 3: Analysis & Reporting (January-April)
The CONSULTANT to incorporate the comparison of the pros and cons for each type of field (synthetic and natural grass) with a final recommendation of which field type best suits the Community and City. This phase will include the following activities:
Present Draft Report. CONSULTANT to present the results to the City’s Community Services Division team and make agreed-upon revisions with final approval from the Community Services Director. CONSULTANT will edit report content based on feedback.
Prepare a Final Report. Following the presentation of the draft report, CONSULTANT to provide Microsoft Word and PDF files of the Analysis of Synthetic Turf vs. Natural Grass Athletic Fields that are editable and provided to City staff. Models, tables, and graphs should be provided in Microsoft Excel.
Prepare and deliver PowerPoint presentations and recommendations to the Parks and Recreation Commission and City Council to facilitate their understanding of the study and its implications for the City.
The following sections should be included in the final report:
1. Executive Summary
A brief overview of key findings, current conditions, and consultant recommendations.
2. Current Conditions
- Overview of existing field conditions and usage patterns.
3. Playability
- Usage Intensity: Evaluate how surfaces handle high traffic. - Rentals: Analyze field suitability for events, tournaments, and practices. - Synthetic Turf: Durability and playable hours per week/year. - Natural Grass: Impact of seasons, weather, and overall playability.
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- Performance Metrics: Surface firmness, consistency, and athletic performance. - Seasonal Variations: Impact of seasonal changes on playability.
4. Maintenance Costs
- Wear and Tear: Long-term durability of each surface.
- Replacement/Repair Costs: Frequency and cost of repairs for both surfaces. - Weather Resilience: Field performance under extreme weather (rain, drought, etc.). - Climate Suitability: Local climate’s impact on surface choices. - Capital Costs: Initial investments, depreciation, and potential early replacements.
5. Health Hazards
- PFAS in Synthetic Turf: Risk assessment of PFAS and infill materials. - Natural Grass: Risks from fertilizers and pesticides. - Surface Temperature: Comparison of temperatures between turf and grass. - Post-Conversion Hazards: Potential residual effects after conversions. - Liability/Regulations: Differences in insurance, liability, and regulatory compliance.
6. Cost of Conversion
- Conversion Costs: Demolition, reconstruction, and timeline for switching surfaces. - 5-Year Comparison: Maintenance costs and revenue impacts over time. - Field Availability: Timeline impact on playability during conversions.
7. Environmental Impact
- Synthetic Turf:
- Environmental footprint of production and disposal.
- Recycling and reuse options for synthetic materials.
- Natural Grass:
- Water usage and environmental impact of irrigation.
- Chemical use and its effects on local ecosystems.
- Carbon footprint and sequestration potential.
8. Community and User Feedback
- User Experience: Gather feedback from various age groups. - Comfort & Accessibility: Assess ease of use and comfort across activities. - Social & Economic Impact: Analyze the social and economic benefits of each surface.
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9. Data Collection & Analysis
- Sources: Field surveys, focus groups, existing studies, and industry reports. - Methodology: Outline data collection and comparative analysis methods. - Reporting: Structure of findings, including documentation and presentation format.
Phase 4: Ongoing Project Management & Communication (April 2025-June 2025) In this phase, The CONSULTANT will consult with City staff should the need arise, to defend the Study as a result of public meetings.
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EXHIBIT B
SCHEDULE OF PERFORMANCE
CONSULTANT shall perform the Services so as to complete each milestone within the number of days/weeks specified below. The time to complete each milestone may be increased or decreased by mutual written agreement of the Project Managers for CONSULTANT and CITY so long as all work is completed within the term of the Agreement. CONSULTANT shall provide a detailed schedule of work consistent with the schedule below within 2 weeks of receipt of the notice to proceed (“NTP”) from the CITY.
Milestones Completion Date
1. Virtual Kickoff Meeting January 14, 2025
2. Parks and Recreation Commission
Meeting
Tentative Dates: January 28, 2025 or February
25, 2025
3. Community listening session (in-person
and virtual option)
February 2025
4. Draft Study April 7, 2025
5. City Council Presentation April 21, 2025
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EXHIBIT C
COMPENSATION
CITY agrees to compensate CONSULTANT for Services performed in accordance with the terms and conditions of this Agreement, and as set forth in the budget schedule below. Compensation shall be calculated based on the rate schedule attached as E xhibit C-1 up to the not to exceed budget amount for each task set forth below.
CITY’s Project Manager may approve in writing the transfer of budget amounts between any of the tasks or categories listed below , provided that the total compensation for the Services, including any specified reimbursable expenses, and the total compensation for Additional Services (if any, per Section 4 of the Agreement) do not exceed the amounts set forth in Section 4 of this Agreement.
CONSULTANT agrees to complete all Services , any specified reimbursable expenses, and Additional Services (if any, per Section 4), within this /these amount(s). Any work performed or expenses incurred for which payment would result in a total exceeding the maximum amount of compensation set forth in this Agreement shall be at no cost to the CITY.
BUDGET SCHEDULE
TASK NOT TO EXCEED AMOUNT
Task 1
(Project Kick-off)
$7,380
Task 2
(Community Engagement and Assessment)
$16,850
Task 3
(Analysis and Reporting)
$173,725
Task 4
(Ongoing Project Management)
$35,030
Sub-total for Services $232,985
Reimbursable Expenses (if any) $0
Total for Services and Reimbursable Expenses $232,985
Additional Services (if any, per Section 4) $0
Maximum Total Compensation $232,985
REIMBURSABLE EXPENSES
CONSULTANT’S ordinary business expenses, such as administrative, overhead, administrative support time /overtime, information systems, software and hardware, photocopying, telecommunications (telephone, internet), in -house printing, insurance and other ordinary business expenses, are included within the scope of payment for Services and are not reimbursable expenses hereunder.
Reimbursab le expenses, if any are specified as reimbursable under this section , will be reimbursed at actual cost. The expenses (by type, e.g. travel) for which CONSULTANT will be reimbursed are: NONE up to the not-to-exceed amount of: $0.00.
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EXHIBIT C-1
SCHEDULE OF RATES
CONSULTANT’s schedule of rates is as follows:
Lloyd Principal $225
Lloyd Sr. Associate $195
Lloyd Associate $175
Hogan Principal $225
Hogan Sr. Associate $195
STRI Principal $275
STRI Sr. Associate $225
AMS $250
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EXHIBIT D
INSURANCE REQUIREMENTS
CONSULTANTS TO THE CITY OF PALO ALTO (CITY), AT THEIR SOLE EXPENSE, SHALL FOR THE TERM OF THE
CONTRACT OBTAIN AND MAINTAIN INSURANCE IN THE AMOUNTS FOR THE COVERAGE SPECIFIED BELOW, AFFORDED BY COMPANIES WITH AM BEST’S KEY RATING OF A-:VII, OR HIGHER, LICENSED OR AUTHORIZED TO TRANSACT INSURANCE BUSINESS IN THE STATE OF CALIFORNIA.
AWARD IS CONTINGENT ON COMPLIANCE WITH CITY’S INSURANCE REQUIREMENTS AS SPECIFIED HEREIN.
REQUIRED TYPE OF COVERAGE REQUIREMENT
MINIMUM LIMITS
EACH
OCCURRENCE AGGREGATE
YES
YES
WORKER’S COMPENSATION
EMPLOYER’S LIABILITY
STATUTORY
STATUTORY STATUTORY STATUTORY
YES
GENERAL LIABILITY, INCLUDING
PERSONAL INJURY, BROAD FORM
PROPERTY DAMAGE BLANKET
CONTRACTUAL, AND FIRE LEGAL
LIABILITY
BODILY INJURY
PROPERTY DAMAGE
BODILY INJURY & PROPERTY
DAMAGE COMBINED.
$1,000,000
$1,000,000
$1,000,000
$1,000,000
$1,000,000
$1,000,000
YES
AUTOMOBILE LIABILITY,
INCLUDING ALL OWNED, HIRED,
NON-OWNED
BODILY INJURY
- EACH PERSON
- EACH OCCURRENCE
PROPERTY DAMAGE
BODILY INJURY AND PROPERTY
DAMAGE, COMBINED
$1,000,000
$1,000,000
$1,000,000
$1,000,000
$1,000,000
$1,000,000
$1,000,000
$1,000,000
$1,000,000
$1,000,000
YES
PROFESSIONAL LIABILITY,
INCLUDING, ERRORS AND
OMISSIONS, MALPRACTICE (WHEN
APPLICABLE), AND NEGLIGENT
PERFORMANCE
ALL DAMAGES $1,000,000
YES
THE CITY OF PALO ALTO IS TO BE NAMED AS AN ADDITIONAL INSURED: CONSULTANT, AT ITS SOLE COST
AND EXPENSE, SHALL OBTAIN AND MAINTAIN, IN FULL FORCE AND EFFECT THROUGHOUT THE ENTIRE TERM
OF ANY RESULTANT AGREEMENT, THE INSURANCE COVERAGE HEREIN DESCRIBED, INSURING NOT ONLY
CONSULTANT AND ITS SUBCONSULTANTS, IF ANY, BUT ALSO, WITH THE EXCEPTION OF WORKERS’
COMPENSATION, EMPLOYER’S LIABILITY AND PROFESSIONAL INSURANCE, NAMING AS ADDITIONAL INSUREDS CITY, ITS COUNCIL MEMBERS, OFFICERS, AGENTS, AND EMPLOYEES.
I. INSURANCE COVERAGE MUST INCLUDE:
A. A CONTRACTUAL LIABILITY ENDORSEMENT PROVIDING INSURANCE COVERAGE FOR CONSULTANT’S AGREEMENT TO INDEMNIFY CITY.
II. THE CONSULTANT MUST SUBMIT CERTIFICATES(S) OF INSURANCE EVIDENCING REQUIRED COVERAGE AT THE FOLLOWING EMAIL: [email protected]
III. ENDORSEMENT PROVISIONS WITH RESPECT TO THE INSURANCE AFFORDED TO ADDITIONAL INSUREDS:
A. PRIMARY COVERAGE
WITH RESPECT TO CLAIMS ARISING OUT OF THE OPERATIONS OF THE NAMED INSURED,
INSURANCE AS AFFORDED BY THIS POLICY IS PRIMARY AND IS NOT ADDITIONAL TO OR
CONTRIBUTING WITH ANY OTHER INSURANCE CARRIED BY OR FOR THE BENEFIT OF THE ADDITIONAL INSUREDS.
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B. CROSS LIABILITY
THE NAMING OF MORE THAN ONE PERSON, FIRM, OR CORPORATION AS INSUREDS UNDER
THE POLICY SHALL NOT, FOR THAT REASON ALONE, EXTINGUISH ANY RIGHTS OF THE
INSURED AGAINST ANOTHER, BUT THIS ENDORSEMENT, AND THE NAMING OF MULTIPLE
INSUREDS, SHALL NOT INCREASE THE TOTAL LIABILITY OF THE COMPANY UNDER THIS POLICY.
C. NOTICE OF CANCELLATION
1. IF THE POLICY IS CANCELED BEFORE ITS EXPIRATION DATE FOR ANY REASON
OTHER THAN THE NON-PAYMENT OF PREMIUM, THE CONSULTANT SHALL PROVIDE CITY AT LEAST A THIRTY (30) DAY WRITTEN NOTICE BEFORE THE EFFECTIVE DATE OF CANCELLATION.
2. IF THE POLICY IS CANCELED BEFORE ITS EXPIRATION DATE FOR THE NON-PAYMENT OF PREMIUM, THE CONSULTANT SHALL PROVIDE CITY AT LEAST A TEN (10) DAY WRITTEN NOTICE BEFORE THE EFFECTIVE DATE OF CANCELLATION.
EVIDENCE OF INSURANCE AND OTHER RELATED NOTICES ARE REQUIRED TO BE FILED WITH THE CITY OF PALO ALTO SENT TO THE FOLLOWING EMAIL:
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City Council
Staff Report
From: City Manager
Report Type: ACTION ITEMS
Lead Department: Planning and Development Services
Meeting Date: January 21, 2025
Report #:2411-3793
TITLE
FIRST READING: Adoption of an Ordinance Amending Title 18: Zoning Ordinance of the Palo Alto Municipal Code (PAMC) to Implement Programs 1.5A (Stanford University Lands), 3.6D (Expedited Project Review), 4.1A (Replacement Housing), and 6.5C-G (Alternate Housing) of the Housing Element 2023-2031, and Title 21: Subdivision and Other Divisions of Land to Incorporate Changes as Directed by Housing and Community Development (HCD).
Environmental Assessment: Impacts Revised Addendum to the Comprehensive Plan EIR, approved November 2023 (SCH 2014052101).
RECOMMENDATION
Staff recommends the City Council adopt an ordinance amending PAMC Title 18 (Zoning Ordinance) to implement components of the Housing Element Programs 1.5A (Stanford University Lands), 3.6D (Expedited Project Review), 4.1A (Replacement Housing), and 6.5C-G (Alternate Housing), and amending Title 21 (Subdivision and Other Divisions of Land) to incorporate changes as directed by Housing and Community Development (HCD) related to Senate Bill 9 implementation.
EXECUTIVE SUMMARY
The 2023-2031 Housing Element (Housing Element), adopted by the City Council on April 15, 2024, and certified by the California Department of Housing and Community Development (HCD) on August 20, 2024, includes implementation programs requiring amendments to the Palo Alto Municipal Code (PAMC). These amendments were City Council Priority Objectives for 2024. The programs support the development of affordable housing, supportive housing, and other multi-family housing opportunities.
The attached Draft Ordinance (Attachment A) amends PAMC Title 18 (Zoning) Sections:
•18.14.060 By Right Housing Projects (Neighborhood Commercial (NC), Community Commercial (CC), Service Commercial (CS), Downtown Commercial (CD), Research, Office, and Limited Manufacturing (ROLM), Research Park (RP), General Manufacturing (GM), Public Facilities (PF), and Pedestrian and Transit Oriented Development (PTOD) Districts.
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•18.20.030 Land Uses (Research Park (RP and RP (5) Districts), •18.20.040 Site Development Standards (Research, Office, and Limited Manufacturing (ROLM) District),
•18.28.020 Definitions,
•18.28.040 Land Uses (Open Space (OS) and Agricultural Conservation (AC) Districts, •18.28.070 Additional Open Space (OS) District Regulations, •18.28.080 Additional Agricultural Conservation (AC) District Design Requirements, •18.40.160 Replacement Project or Discretionary Review Required, and •18.77.070 Architectural Review Process.
The amendments are shown in underline/strikethrough. In aggregate, the amendments implement the requirements of the Housing Element Programs listed in Attachment B: 1.5A (Stanford University Lands), 3.6D (Expedited Project Review), 4.1A (Replacement Housing), and
6.5C-G (Alternate Housing).
The Draft Ordinance also includes amendments to Title 21 (Subdivisions and Other Divisions of Land), Section 21.10.040 General Requirements and Chapter 18.24 (Standards for Special Uses), to incorporate changes as directed by HCD to address an inconsistency within the City‘s Senate Bill (SB) 9 regulations.
The Housing Element implementation timeframe for all program components included in the proposed ordinance is January 2025, except Housing Element Program 6.5C Alternate Housing, is required by the end of June 2025.
BACKGROUND
The State requires jurisdictions to prepare Housing Elements to include programs that would encourage housing production and eliminate constraints to housing to meet the Regional Housing Needs Allocation (RHNA).
On May 8, 2023, the City Council adopted Resolution No. 10107, approving an addendum to the Comprehensive Plan Environmental Impact Report (EIR), making various findings, and adopting the 2023-2031 Housing Element for the City of Palo Alto. The City Council approved a Revised Addendum to the Comprehensive Plan EIR and adopted Ordinance No. 5608 on December 18, 2023, rezoning sites in the 2023-2031 Housing Element Sites Inventory to accommodate the City’s RHNA.
On April 15, 2024, The City Council adopted a Revised Housing Element (Resolution No. 10155) and authorized the Director of Planning and Development Services to take further actions necessary to achieve certification of the Housing Element by HCD. HCD found that the Revised 2023-2031 Housing Element, as further modified on July 17, 2024, was substantially compliant with the State law, certifying it on August 20, 2024.
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The Housing Element includes several programs outlined in Attachment B that require updates to the municipal code. These include components of the following Housing Elements Programs:
1.5 (Stanford University Lands), 3.6 (Expedited Project Review), 4.1 (Replacement Housing), and
6.5 (Alternate Housing).
The Planning and Transportation Commission (PTC) reviewed the proposed changes to the PAMC Titles 18 (Zoning Ordinance) and 21 (Subdivision and Other Divisions of Land) on November 13, 20241, and unanimously recommended the proposed changes to the City Council for adoption.
ANALYSIS
The Housing Element programs are organized into various categories based on their goals and broader housing objectives and reflect on the City’s commitment to increasing housing supply, enhancing housing affordability, and addressing housing needs comprehensively.
The amendments included in the Draft Ordinance (Attachment A) and outlined in this staff report are intended to implement Housing Element Programs (Attachment B) that require specific code amendments by January 2025. This is not an exhaustive list of ongoing Housing Element implementation programs or those requiring amendments throughout the 2023-2031 period.
Housing Element Program 1.5: Stanford University Lands: Housing Element Program 1.5 aims to establish a long-term policy framework for identifying additional housing sites on Stanford- owned lands. Components 1.5B and 1.5C encourages the City to engage with Stanford University, Simon Properties, and other stakeholders and identify additional housing opportunities by December 31, 2025. The draft amendment to the PAMC would implement Housing Element Program 1.5A.
Draft Zoning Text Amendment: The Conditional Use Permit restriction on multi-family residential in the RP and RP (5) zones has been removed as directed by the Housing Element Program 1.5A for most areas of the Research Park. The proposed change to the municipal code does not include sites subject to the City’s Hazardous Materials Ordinance (PAMC Section
18.42.200) and continues a Conditional Use Permit requirement when housing is proposed within 600 feet of a Tier 22 Hazardous Facility. Continuing with existing regulations, no housing is allowed within 300 feet of a Tier 2 Hazardous Materials facility.
Housing Element Program 3.6: Expedited Project Review: Housing Element Program 3.6 outlines four implementation components to expedite the project review time. Components
3.6A (amending municipal code to exempt housing projects from ARB review to the extent they 1 https://cityofpaloalto.primegov.com/Portal/Meeting?meetingTemplateId=13751 2 Uses with quantities of Toxic or Highly Toxic hazardous materials that are both above the threshold quantities in Health and Safety Code Division 20, Chapter 6.95 and below the Title 19 thresholds of the California Code of Regulations.
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comply with the City’s objective design standards) and 3.6C (formalizing the procedure to offer no-cost pre-application consultation services for housing projects) have already been completed and 3.6B (early ARB review) is underway. The draft amendment to the PAMC would implement Housing Element Program 3.6D, which limits the number of hearings before the Architectural Review Board for housing development projects, as defined in the Housing Accountability Act.
Draft Zoning Text Amendment: The municipal code currently has a maximum of three hearing limit unless additional reviews are requested by the applicant. The amendments to PAMC Section 18.77.070 (c) and (d) (Architectural Review Process) limit the number of hearings for housing projects before the Architectural Review Board (ARB) to a maximum of two meetings unless additional meetings are requested by the applicant.
Housing Element Program 4.1: Replacement Housing: Development on non-vacant sites with existing residential units must comply with specific State law(s) related to replacement requirements. The City is currently enforcing these mandates, and the amendment to PAMC codifies this practice and would implement Housing Element Program 4.1A.
Draft Zoning Text Amendment: PAMC Section 18.40.160 (Replacement Project or Discretionary Review Required) has been amended to include new subsection (a)(3) to meet and exceed the requirements of State law contained in the Housing Crisis Act of 2019 as amended by Assembly Bill (AB) 1218. The proposed zoning amendment further reduces the potential for displacement by requiring commercial project to replace all housing units demolished, even if they would not be considered “protected units” under State law.
Housing Element Program 6.5: Alternate Housing: The purpose of Program 6.5 is to promote alternative housing types such as large family units, single-room occupancy (SRO) units, supportive and transitional housing, and managed living units or “micro-units” to serve extremely-low-income households. Amendments to the PAMC would implement Housing Element Programs 6.5 (C: Group Homes, D: Supportive Housing, E: Low Barrier Navigation Centers, F: Emergency Shelters, and G: Farmworker Housing). Policy analysis on other alternative housing types (Program 6.5 B) is anticipated to begin in 2025.
Draft Zoning Text Amendments:
Housing Element Programs 6.5 (C, D, and E)
•PAMC Section 18.14.060 (By Right Housing Projects) is added to allow the following types of alternative housing:
oGroup homes are housing units that are shared by unrelated persons with disabilities that provide peer and other support for their residents’ disability related needs and in which residents share cooking, dining, and living areas.
Group homes are required by the State to be treated as a by-right land use in residential zones.
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oLow Barrier Navigation Centers are housing first, low barrier, temporary, service- enriched shelters that help homeless individuals and families to quickly obtain permanent housing. Low barrier navigation centers are required by the State to be treated as a by-right use in zones where multi-family and mixed uses are permitted, including nonresidential zones permitting multi-family uses, provided the proposed project satisfies all the requirements of State law. oThe proposed ordinance now also adds subsections (a) and (b), which implement SB 4 (2023 – Affordable Housing on Religious and Educational Institution Lands) and AB 2162 (2018 – Supportive Housing). These subsections had been included in a separate state-law implementation ordinance but have been shifted to this ordinance based on timing considerations. Implementation of AB 2162 (subsection (b)) is also included in Housing Element Program 6.5D.
Housing Element Program 6.5 (F)
•PAMC Section 18.20.030 (d) (Land Uses Table 1 Industrial/ Manufacturing District Land Uses) has been amended to ensure any proposed emergency shelter in the ROLM(E) district is reviewed ministerially without a discretionary review. •PAMC Section18.20.040(i) (Site Development Standards for Emergency Shelters for the Homeless) has been amended to comply with the State’s parking requirements and the building and site development standards for homeless and emergency shelters that includes providing interior waiting space, office areas for staff, and screening refuse area from view.
Housing Element Program 6.5 (G)
•PAMC Sections 18.28.020 (Definitions), 18.28.040 (Land Uses), 18.28.070 (Additional Open Space (OS) District Regulations), and 18.28.080 (Additional Agricultural Conservation (AC) District Design Requirements) are proposed for amendment to implement Housing Element Program 6.5G. As a requirement of the Program, no discretionary permit will be required for farmworker housing of up to 36 beds or 12 units in the AC or OS zones unless such a permit is required for agricultural use.
Additionally, farmworker housing for six or fewer people in the OS zone will be treated as a single-family use and will not require a discretionary permit unless a discretionary permit is required for a single-family dwelling of the same type.
Senate Bill (SB) 9 Zoning Text Amendments
During the review of the Housing Element, leading up to certification, HCD informed staff that modifications were required to the City’s SB 9 regulations for compliance with State law based on the most recent HCD guidance.
Draft Zoning Text Amendment: To address the issues identified by HCD, minor amendments to Section 21.10.040(d) have been made to allow for urban lot splits even in instances where existing structures or lot lines would otherwise prohibit a lot split. “Newly created lot lines shall Item 8
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not render an existing structure noncomplying in any respect (e.g., floor area ratio, lot coverage, parking, nor increase the degree of noncompliance of an existing non-compliant structure)”; identified as too restrictive by HCD3 has been removed.
FISCAL/RESOURCE IMPACT
There are no fiscal or resource impacts associated with the action.
POLICY IMPLICATIONS
The Housing Element is an integral component of the Comprehensive Plan of the City. The policies and implementation programs of the City’s adopted Housing Element remove the constraints to housing production. As part of the implementation of Program 3.2 (Monitor Constraints to Housing) of the Housing Element, the City is required to prepare an analysis in staff reports for initiatives proposing new regulations. This analysis should detail how the regulations may impact housing production, if at all, and recommend solutions to address any adverse impacts.
Amendments to the municipal code to implement Housing Element Programs 1.5A (Stanford University Lands), 3.6D (Expedited Project Review), 4.1A (Replacement Housing), and 6.5C-G (Alternate Housing), and amending Title 21 (Subdivision and Other Divisions of Land) to incorporate changes as directed by Housing and Community Development (HCD) related to Senate Bill 9 implementation advance the development of affordable housing, supportive housing, and other multi-family housing opportunities in the City.
STAKEHOLDER ENGAGEMENT
Preparation of the Housing Element included a range of community outreach methods, including surveys, Working Group meetings, community workshops, public review comment periods on draft documents, and public hearings. The community provided feedback on the programs as a part of the Housing Element update process. Additionally, the Planning and Transportation Commission meeting held on November 13, 2024, to discuss the amendments to the municipal code were agendized, noticed, and open to public. Staff received written comments from Palo Alto Forward and one public comment from Palo Alto Forward at the Planning and Transportation Commission meeting. The comments received were all in support of the changes made to the Ordinance language. The proposed amendments to the PAMC Titles 18 (Zoning) and 21 (Subdivisions and Other Divisions of Land) implement the 2023- 2031 Housing Element Programs adopted by the City Council and certified by HCD. Other minor amendments are included as required by HCD related to SB 9 implementation. 3 Earlier versions of the ordinance included a provision amending Section 18.42.180 to implement Housing Element Program 6.3A by increasing floor area limitation for some SB 9 projects from 800 square feet to 1,200 square feet. This change has been rendered moot by SB 450 (2024), which precludes the imposition of development standards on SB 9 projects that do not apply uniformly in the zone district. On December 16, 2024, the City Council adopted an ordinance amending the City’s SB 9 ordinance to implement SB 450.
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ENVIRONMENTAL REVIEW
The Revised Addendum to the Comprehensive Plan EIR analyzes the impacts of the City of Palo Alto 2023-2031 Housing Element, including the programs implemented by ordinance.
Therefore, no additional environmental analysis is required at this time.
ATTACHMENTS
Attachment A: Draft Ordinance Amending Sections of PAMC Title 18 (Zoning) and Title 21 (General Requirements).
Attachment B: Housing Element Programs
APPROVED BY:
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Ordinance No. _____
Ordinance of the Council of the City of Palo Alto Amending Various Chapters of Title 18 (Zoning) of the Palo Alto Municipal Code to Implement the 2023-2031 Housing Element
SECTION 1. Findings and Declarations. The City Council finds and declares as follows:
A. On May 8, 2023, the City Council adopted Resolution No. 10107, approving an Addendum to the Comprehensive Plan Environmental Impact Report (EIR), making various findings, and adopting the 2023-2031 Housing Element for the City of Palo Alto.
B. On December 18, 2023, the City Council approved a Revised Addendum to the Comprehensive Plan EIR and adopted Ordinance No. 5608, rezoning sites in the 2023- 2031 Housing Element Sites Inventory to accommodate the City’s Regional Housing Needs Allocation.
C. On April 15, 2024, the City Council adopted Resolution No. 10155, making various findings, adopting a Revised 2023-2031 Housing Element, and authorizing the Director of Planning and Development Services to take further actions necessary to achieve certification of the Housing Element by the California Department of Housing and Community Development (HCD).
D. On August 19, 2024, HCD found that the Revised 2023-2031 Housing Element, as further modified on July 17, 2024, was substantially compliant with state law.
E. The City’s Revised 2023-2031 Housing Element includes several programs that require updates to the Palo Alto Municipal Code in Fiscal Year 2025. These include parts of programs 1.5 (Stanford University Lands), 3.6 (Expedited Project Review), 4.1 (Replacement Housing), and 6.5 (Alternative Housing).
F. On November 13, 2024, the Planning and Transportation Commission considered and recommended that the City Council adopt this ordinance to implement the 2023-2031 Housing Element.
SECTION 2. Sections 18.20.030 (Land Uses) and 18.20.040 (Site Development Standards) of Chapter 18.20 (Office, Research, and Manufacturing (MOR, ROLM, RP and GM) Districts) of Title 18 (Zoning) of the Palo Alto Municipal Code is hereby amended as follows (additions underlined; deletions struck-through; unchanged text omitted by bracketed ellipses):
18.20.030 Land Uses
(a) Permitted and Conditionally Permitted Land Uses
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Table 1 lists the land uses permitted or conditionally permitted in the industrial and manufacturing districts.
Table 1
Industrial/Manufacturing District Land Uses
[P = Permitted Use CUP = Conditional Use Permit Required]
MOR ROLM
ROLM(E)
RP
RP(5)
GM Subject to
Regulations in
Chapter:
[. . .] [. . .] [. . .] [. . .] [. . .] [. . .]
RESIDENTIAL USES
Single-Family 18.20.040(b)
Two-Family 18.20.040(b)
Multiple-Family (Housing
Element Opportunity Site)
P P P 18.14.020
Multiple-Family CUP CUP (1) CUP P (2) CUP(1) 18.14.020,
18.42.200
Residential Care Homes P CUP CUP CUP 18.23.100(B)
18.42.200(B)
[. . .] [. . .] [. . .] [. . .] [. . .] [. . .]
Notes:
(1) Adjacent to Bayshore Freeway and generally bounded by East Charleston Road and Loma Verde Avenue (see Figure 1), subject to CUP.
(2) A CUP is required for residential development proposed on sites within 600 feet of a facility in which Tier 2 Hazardous Materials are manufactured, stored, used, or handled. In no event shall residential development be permitted on a site within 300 feet of a facility in which Tier 2 Hazardous Materials are manufactured, stored, used, or handled. This footnote shall be interpreted in a manner consistent with Section 18.42.200.
[. . .]
(d) Emergency Shelters for the Homeless
Emergency shelters for the homeless may be allowed as a permitted use in the ROLM(E) district on properties located east of Highway 101, subject to the following performance and design standards. An emergency shelter in the ROLM(E) district shall be reviewed ministerially, without discretionary review.
Performance and Design Standards for Emergency Shelters for the Homeless.
An emergency shelter for the homeless shall conform to all site development standards and performance criteria of the ROLM(E) zone district except as modified by the following performance and design standards:
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(1) The construction of and/or renovation of a building for use as an emergency shelter shall conform to all applicable building and fire code standards. (2) There shall be provided one parking space for each three (3) beds in the emergency shelter.
(3) Shelters shall have designated smoking areas that are not visible from the street and which are in compliance with all other laws and regulations. (4) There shall be no space for outdoor congregating in front of the building adjacent to the street and no outdoor public telephones.
(5) There shall be a refuse area screened from view.
(6 2) Maximum number of persons/beds. The emergency shelter for the homeless shall contain no more than 40 beds.
(7) Size and location of exterior and interior on-site waiting and client intake areas. Shelters shall provide 10 square feet of interior waiting and client intake space per bed. In addition, there shall be two office areas provided for shelter staff. Waiting and intake areas may be used for other purposes as needed during operations of the shelter. (8 3) On-site management and security. On-site management and on-site security shall be provided during hours when the emergency shelter is in operation. (9 4) The emergency shelter provider shall submit an operations plan that addresses the standards for operation contained in the Palo Alto Quality Assurance Standards for Emergency Shelters for the Homeless Santa Clara Countywide Quality Assurance Standards for Homeless Housing & Service Programs.
(10) Distance to other facilities. The shelter must be more than 300 feet from any other shelters for the homeless.
(11 5) Length of stay. Temporary shelter shall be available to residents for no more than 60120 days. Extensions up to a total stay of 180 days may be provided if no alternative housing is available.
(12 6) Outdoor lighting shall be sufficient to provide illumination and clear visibility to all outdoor areas, with minimal shadows or light leaving the property. The lighting shall be stationary and directed away from adjacent properties and public rights-of-way. [. . .]
18.20.040 Site Development Standards
[. . .]
(i) (Reserved) Emergency Shelters for the Homeless
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An emergency shelter for the homeless shall conform to all site development standards and performance criteria of the ROLM(E) zone district except as modified by the following standards:
(1) Sufficient on-site parking shall be provided to accommodate all staff working in the emergency shelter.
(2) Shelters shall provide 10 square feet of interior waiting and client intake space per bed.
In addition, there shall be two office areas provided for shelter staff. Any outdoor waiting area shall be in a location not adjacent to the street. Waiting and intake areas may be used for other purposes as needed during the operations of the shelter. (3) There shall be a refuse area screened from view.
[. . .]
SECTION 3. Table 1 (Minimum Off-Street Parking Requirements) of Section 18.52.040 (Off-Street Parking, Loading, and Bicycle Facility Requirements) of Chapter 18.52 (Parking and Loading Requirements) of Title 18 (Zoning) of the Palo Alto Municipal Code is amended as follows (additions underlined; unchanged text omitted by bracketed ellipses):
Use Vehicle Parking Requirement
(# of spaces)
Bicycle Parking Requirement
Spaces Class 1 Long-
Term (LT) and
Short-Term (ST)
[. . .] [. . .] [. . .]
SERVICES USES
[. . .] [. . .] [. . .]
Day Care Homes, Family
(Large)
2 per dwelling unit, one of which
shall be covered, plus one for
each employee not residing at
the home
None
Emergency Shelters for the
Homeless
1 per employee not residing
at the shelter.
None
[. . .] [. . .] [. . .]
SECTION 4. Section 18.77.070 (Architectural Review Process) of Chapter 18.77 (Processing of Permits and Approvals) of Title 18 (Zoning) of the Palo Alto Municipal Code is amended as follows (additions underlined; deletions struck-through; unchanged text omitted by bracketed ellipses):
18.77.070 Architectural Review Process
[. . .]
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(1) Upon receipt of a completed application for a major project (as defined in Section
18.76.020(b)(2)), or upon receipt of a timely request for a hearing for a minor project (as defined in Section 18.76.020(b)(3)), the architectural review board shall set a hearing date to review the application.
(2) Notice of the hearing shall be given at least 10 days prior to the hearing by publication in a local newspaper, by posting in a public place, and by mailing to the applicant, the hearing requestor, if applicable, and all residents and owners of property within 600 feet of the project. Notice shall include the address of the property, a brief description of the proposed project, and the date and time of the hearing. (3) Following the hearing, the architectural review board shall make a recommendation on the application, which shall be forwarded to the director. (4) A housing development project that is subject to major Architectural Review under Section 18.76.020 shall be limited to two meetings before the Architectural Review Board, unless the applicant requests additional hearings. (d) Decision by the Director
Upon receipt of a recommendation of the architectural review board:
(1) Within 5 working days, the director shall prepare a written decision to approve the application, approve it with conditions, or deny it.
(2) Notice of the director’s decision shall be given by mailing to owners and residents of property within 600 feet of the property, and by posting in a public place. Notice shall include the address of the property, a brief description of the proposed project, a brief description of the action to be taken, the date the decision will be final, and a description of how to request a hearing.
(3) The director’s decision shall become final 14 days after the date notice is mailed unless an appeal is filed. The director may, for good cause, specify in writing a longer period for requesting a hearing at the time he or she issues the proposed decision. (4) If the architectural review board continues a minor project or housing development project more than once, or a major project more than twice, the director may make a decision on the application prior to receiving the final recommendation of the board.
[. . .]
SECTION 5. Section 18.14.060 (By Right Housing Projects) of Chapter 18.14 (Housing Incentives) of Title 18 (Zoning) of the Palo Alto Municipal Code is hereby added as follows:
18.14.060 By Right Housing Projects
(a) Affordable Housing on Higher Education and Religious Lands Item 8
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(1) Notwithstanding any conflicting provision of this Title 18 or the Comprehensive Plan, a qualifying housing development project under California Government Code Section 65913.16 shall be a use by right.
(2) Housing development projects utilizing this section in the R-1 Single-Family Residential District and the Low-Density Residential Districts shall be subject to the development standards for the RM-30 zoning district, except that the maximum Floor Area Ratio (FAR) shall be 1.25.
(3) All housing development projects utilizing this section shall comply with Chapter
18.24 (Contextual Design Criteria and Objective Design Standards).
(b) Supportive Housing in Multi-family and Mixed-use Zones (1) Supportive housing shall be a use by-right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses, if the proposed housing development satisfies all of the requirements of California Government Code Sections 65650-65656.
(2) All housing development projects utilizing this section shall comply with Chapter
18.24 (Contextual Design Criteria and Objective Design Standards).
(c) Low Barrier Navigations Centers in Multi-family and Mixed-use Zones (1) Low barrier navigation centers shall be a use by-right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses, if the proposed project satisfies all of the requirements of California Government Code Sections 65660-65658.
(d) Group Homes in Residential Zones
(1) As used in this Section, “group home” means housing shared by unrelated persons with disabilities that provide peer and other support for their residents’ disability- related needs and in which residents share cooking, dining, and living areas. Group home includes Residential Care Home, as defined in Section 18.04.030. (2) Group homes that do not provide services requiring licenses under state law and Residential Care Homes shall be uses by-right in residential zones, subject only to those standards and requirements applicable to residential uses.
(e) Provided they comply with the City’s objective standards, by-right projects under this section shall not be subject to any discretionary review nor environmental review under the California Environmental Quality Act. By-right projects under this section shall be processed in accordance with Section 18.77.074.
SECTION 6. Section 18.40.160 (Replacement Project or Discretionary Review Required) of Chapter 18.40 (General Standards and Exceptions) of Title 18 (Zoning) of the Palo Alto Municipal Code is hereby amended as follows (additions underlined; deletions struck-through):
18.40.160 Replacement Project or Discretionary Review Required Item 8
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(a) Except where necessary for health and safety purposes (as determined by the City's Building Official), N no permit required under Title 2 (Administrative Code), Title 12 (Public Works and Utilities), or Title 16 (Building Regulations) shall be issued:
(1) For demolition or deconstruction of a single-family residence or duplex in the Low- Density Residential District (Chapter 18.10) or Single-Family Residential District (Chapter 18.12), except where necessary for health and safety purposes (as determined by the City's Building Official), unless building permit plans for a replacement project have been approved. This subsection shall also apply to the demolition of a single-family residence or duplex in the Multiple Family Residential District (Chapter 18.13) when the replacement project does not require discretionary review.
(b) No permit required under Title 2 (Administrative Code), Title 12 (Public Works and Utilities), or Title 16 (Building Regulations) shall be issued (2) For any project requiring discretionary review under Title 18 or Title 21, unless the application for discretionary review has been approved. (3) For demolition or deconstruction of a residential unit, unless a replacement project has been approved that contains at least as many residential dwelling units as will be demolished.
(A) If the proposed development project is not a housing development project, the replacement housing units may be located on a site other than the project site but shall be located within Palo Alto and shall be developed prior to or concurrently with the proposed development project. (B) If the existing residential unit(s) is a nonconforming use, it shall be replaced in a manner consistent with the current zone district regulations. (C) Replacement of Protected Units, as those terms are defined in California Government Code Section 66300.5, shall be subject to the additional requirements of California Government Code Section 66300.6.
SECTION 7. Sections 18.28.020 (Definitions) 18.28.040 (Land Uses), 18.28.070 (Additional OS District Regulations), and 18.28.080 (Additional AC District Regulations) of Chapter
18.28 (Special Purpose (PF, OS, and AC) Districts) of Title 18 (Zoning) of the Palo Alto Municipal Code are hereby amended as follows (additions underlined; unchanged text omitted by bracketed ellipses):
18.28.020 Definitions
As used in this chapter, unless otherwise apparent from the context, the following definitions shall apply:
(a) "Conservation or natural resource land" means land which possesses or encompasses conservation or natural resources.
(b) "Conservation or natural resource" includes, but is not necessarily limited to, streams, watersheds, groundwater recharge, soils, wildlife habitat, as defined in this section, special landforms, and natural vegetation.
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(c) “Farmworker housing” means employee housing, as that term is defined in California Health and Safety Code Section 17008, for agricultural employees, as that term is defined in California Labor Code Section 1104.4.
(c d) "Open space land" means any parcel or area of land essentially unimproved or in its natural state, and devoted to an open space use as defined in this section, and which is designated in the open space element for an open space use. (d e) "Open space district" means any area of land or water designated "OS" and subject to all of the terms and regulations of this chapter.
(e f) "Open space use" means the use of land for:
(1) Public recreation;
(2) Enjoyment of scenic beauty;
(3) Conservation or use of natural resources;
(4) Production of food or fiber;
(5) Protection of persons and their artifacts (buildings, property, etc.); (6) Containment and structuring of urban development. (f g) "Recreation land" means any area of land or water susceptible to recreational uses. (g h) "Scenic land" means any area of land or water that possesses scenic qualities worthy of preservation.
(h i) “Wildlife habitat” means any area of land or water valuable or necessary to the preservation or enhancement of wildlife resources.
[. . .]
18.28.040 Land Uses
Table 1 shows the permitted (P) and conditionally permitted (CUP) land uses for the Special Purpose Districts.
Table 1
Land Uses
PF OS AC Subject to
Regulations in
Chapter:
[. . .] [. . .] [. . .] [. . .] [. . .]
AGRICULTURAL AND OPEN SPACE USES
Agricultural Uses, including
animal husbandry, crops,
P P
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dairying, horticulture, nurseries,
livestock farming, tree farming,
viticulture, and similar uses not
inconsistent with the intent and
purpose of this chapter, including
farmworker housing(3) in
accordance with the California
Health and Safety Code
[. . .] [. . .] [. . .] [. . .] [. . .]
RESIDENTIAL USES
Single-family dwellings P (3)
Manufactured housing (including
mobile homes on permanent
foundations)
P 18.40.
18.42.100
[. . .] [. . .] [. . .] [. . .] [. . .]
Footnotes:
(1) Provided such use is conducted on property owned by the City of Palo Alto, the County of Santa Clara, the State of California, the government of the United States, the Palo Alto Unified School District, or any other governmental agency, and leased for said uses. (2) An accessory dwelling unit or a Junior Accessory Dwelling Unit associated with a single- family residence on a lot in the OS District is permitted, subject to the provisions of Section
18.42.040, and such that no more than two total units result on the lot. (3) In accordance with California Health and Safety Code Section 17021.5, employee housing for six (6) or fewer employees shall be deemed a single-family structure. In accordance with Health and Safety Code Section 17021.6, qualifying farmworker housing shall be considered an agricultural use.
[. . .]
18.28.070 Additional OS District Regulations
The following additional regulations shall apply in the OS district:
(a) Accessory Dwelling Units and Junior Accessory Dwelling Units Accessory Dwelling Units and Junior Accessory Dwelling Units are subject to the regulations set forth in Section 18.42.040.
(b) Site and Design Approval
All sites in the OS district shall be subject to the Site Design and Review Combining District (D) as provided in Chapter 18.30(G) of the Zoning Ordinance, subject to the following modifications:
(1) Minor Site and Design Review: For minor projects (e.g., fences, landscape changes to an approved project, trash enclosures, accessory buildings 200 square feet or less, etc.), the Item 8
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review process shall follow the Minor Architectural Review (staff level) procedures as outlined in Section 18.77.070. To qualify as a minor project, the project shall have less than 10 cubic yards of excavation and or grading and be Categorically Exempt from the California Environmental Quality Act (CEQA).
(2) Major Site and Design Review: For all other projects not reviewed as Minor Site and Design Review, the project will be forwarded to the Planning and Transportation Commission for review and recommendation and then placed on the Council Consent agenda for final action, as prescribed for staff actions outlined in Section 18.77.060 (Standard Staff Review Process). Provided, however, that the following projects may be forwarded directly to the City Council Consent agenda by staff, without review by the Planning and Transportation Commission, where all of the following conditions apply:
a. The project is not a second dwelling unit; and
b. The project would comprise less than 1,000 square feet of floor area, less than 1,000 square feet of impervious cover, and less than 100 cubic yards of excavation and/or grading; and
c. The proposed floor area or impervious cover would not exceed 50% of the allowable for the site; and
d. The project and any prior projects within the prior five years would not cumulatively exceed these thresholds.
(3) Farmworker housing may be entitled to streamlined review pursuant to California Health and Safety Code Section 17021.8.
[. . .]
18.28.080 Additional AC District Design Requirements
The following additional regulations shall apply in the AC district:
(a) Site and Design Approval
All sites in the AC district shall be subject to the Site Design and Review Combining District (D) regulations as provided in Chapter 18.30(G), except that farmworker housing may be entitled to streamlined review pursuant to California Health and Safety Code Section 17021.8. (b) Location of Agricultural Facilities
Barns, stables, sheds, chicken houses, and other similar facilities for the shelter and feeding of animals, exclusive of domestic household pets, shall be located a minimum of 40 feet from any site line.
SECTION 8. Section 21.10.040 (General Requirements) of Chapter 21.10 (Parcel Maps for Urban Lot Splits in Single-Family Zones) of Title 21 (Subdivisions and Other Divisions of Land) of the Palo Alto Municipal Code is hereby amended as follows (additions underlined; deletions struck-through):
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21.10.040 General requirements.
(a) The minimum size for a parcel created by an Urban Lot Split is 1,200 square feet. (b) The lots created by an Urban Lot Split must be of approximately equal area, such that no resulting parcel shall be smaller than 40 percent of the lot area of the original parcel proposed for subdivision.
(c) Where existing dwelling units on the property are to remain, no lot line may be created under this Chapter in a manner that would bisect any structure or that would result in more than two dwelling units on any resulting parcel.
(d) Newly created lot lines shall not render an existing structure noncomplying in any respect (e.g. floor area ratio, lot coverage, parking), nor increase the degree of noncompliance of an existing noncompliant structure Reserved.
(e) Each parcel shall comply with any objective lot design standards for Urban Lot Splits adopted by the City Council.
(f) Utility easements shall be shown on the parcel map and recorded prior to, or concurrent with the final parcel map recordation.
(g) A covenant necessary for the maintenance of stormwater treatment facilities shall be recorded prior to, or concurrent with final map recordation. (h) Existing driveways to be demolished shall follow the procedure(s) in 12.08.090 Elimination of abandoned driveway.
(i) A maintenance agreement shall be recorded to ensure shared maintenance of any shared access easements, stormwater treatment, landscaping, and private utilities, prior to final parcel map recordation.
SECTION 9. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any 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 this Ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the Ordinance would be subsequently declared invalid or unconstitutional.
SECTION 10. In accordance with the California Environmental Quality Act (CEQA), the City prepared an Addendum to the 2017 Comprehensive Plan Environmental Impact Report (EIR), analyzing the potential environmental impacts of the 2023-2031 Housing Element. On May 8, 2023, the City Council adopted Resolution No. 10107, and on December 18, 2023, the City Council approved a Revised Addendum, finding that the Addendum, as revised, and the 2017 EIR Item 8
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adequately analyzed the environmental impacts of the Housing Element, including the Programs implemented by this ordinance.
SECTION 11. This Ordinance shall be effective on the thirty-first date after the date of its adoption.
INTRODUCED:
PASSED:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
ATTEST:
____________________________ ____________________________ City Clerk Mayor
APPROVED AS TO FORM: APPROVED:
____________________________ ____________________________ Assistant City Attorney City Manager
____________________________
Director of Planning and
Development Services
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Attachment B: Housing Element Programs
1.5A: Stanford University Lands, 3.6D: Expedited Project Review, 4.1A: Replacement Housing),
6.5 (C-G): Alternate Housing.
Housing Element Program 1.5: Stanford University Lands
A. Permitting Multiple Family in RP Zones: Remove the Conditional Use requirement for residential uses in the Research Park zone district, which is specific to the Stanford Research Park, except for properties subject to or impacted by the City’s hazardous materials ordinance. Sites included in Appendix D will have the Conditional Use requirement removed under Program 1.1.
Housing Element Program 3.6: Expedited Project Review
D. Limiting ARB Hearings: For housing projects subject to the City’s Architectural Review Board, limit the number of hearings before the ARB to a maximum of two meetings.
Housing Element Program 4.1: Replacement Housing
A. Replacement Housing: Enforce replacement housing requirements as required by State law. Amend the City’s municipal code to require all sites listed in the housing element, all projects utilizing density bonuses, and all projects demolishing residential dwelling units to meet the replacement housing requirements of State law contained in housing element law, density bonus law, the Housing Crisis Act of 2019 as amended by AB 1218.
Housing Element Program 6.5: Alternate Housing
C. Group Homes: Amend the PAMC to include group homes by right in all residential zones. Include a set of objective standards to provide certainty to applicants through the permitting process.
D. Supportive Housing: Amend the PAMC to be consistent with Government Code Sections 65650 et seq., which require that Supportive Housing meeting the standards in the statute be treated as a by-right use where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses. Amendments will also be made to allow transitional and supportive housing, as defined in Government Code Section 65582, to be permitted as a residential use in all zones allowing residential uses and only subject to those restrictions that apply to other residential dwellings of the same type in the same zone.
E. Low Barrier Navigation Centers: Amend the PAMC to be consistent with Government Code sections 65660 et seq., which require a Low Barrier Navigation center to be a use by- Item 8
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Element Programs
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right in areas zoned for mixed-use and nonresidential zones permitting multifamily uses, provided specific requirements of the law are met.
F. Homeless and Emergency Shelters and Navigation Centers: Amend the PAMC parking regulations for Homeless and Emergency Shelters and Navigation Centers to comply with Government Code section 65583, subdivision (a)(4)(A). Allow emergency shelters in the ROLM(E) zone to be approved ministerially, without discretionary action, remove distance requirements, adjust the length of stay requirements, and ensure that the development standards for shelters are in compliance with statutory requirements.
G. Farmworker Housing: Amend the PAMC zoning code to ensure compliance with the Employee Housing Act (including California Health and Safety Code sections 17021.5, 17021.6, and 17021.8) to State that farmworker housing up to 36 beds or 12 units are to be permitted as an agricultural use and therefore “by right” in the AC and OS zones and no discretionary permit would be required of employee housing providing accommodation for six or fewer employees if discretionary permits are not required of a family dwelling of the same type in the same zone.
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City Council
Staff Report
From: City Manager
Report Type: ACTION ITEMS
Lead Department: Planning and Development Services
Meeting Date: January 21, 2025
Report #:2409-3513
TITLE
Selection of Non-Profit Development Partner to Construct a 100% Affordable Housing Project on the City-Owned Parking Lot Located at the Corner of Kipling Street and Lytton Avenue and Direction for Staff to Prepare an Exclusive Negotiating Agreement with Alta Housing to Establish a Partnership Process and Parameters; CEQA status — Not a Project.
RECOMMENDATION
Staff recommends City Council:
1) Direct staff to enter into an exclusive negotiating agreement with Alta Housing. 2) Provide preliminary direction to staff on key project components that will guide partner design focus for future development on this site related to::
A. Parking scenarios;
B. Unit count and bedroom mix; and,
C. Building height.
EXECUTIVE SUMMARY
To advance Housing Element Implementation Programs and City Council Priorities, staff issued a Request for Information (RFI) and received detailed proposals from Alta Housing and MidPen Housing for a 100% affordable housing development on the City-owned surface parking lot at Kipling Street and Lytton Avenue (Lot T). Each developer studied three different parking scenarios: on-site parking for residents only (Scenario A), on-site parking for residents and the public (Scenario B), and no on-onsite parking (Scenario C). Staff seeks the City Council’s direction on which of these parking scenarios to pursue and in partnership with which of the two developers. Staff also seek guidance on various components of the project relating to unit counts and mix as well as building height.
Staff’s review of the submitted materials and each developers’ breadth of experience concludes that either developer would be a qualified partner for the City in this project. Both developers have expressed a strong interest in working with the City and iterated the flexibility of their project designs at this early point in the development process. From staff’s perspective, Alta Item 9
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Housing demonstrated greater due diligence and attention to detail during the post-submittal discussion with staff and an overall focus on project feasibility, financing and success. Notably, the Alta Housing proposal has the added benefit of requiring less gap funding from the City; making this project more feasible for the City as well.
To further advance this project to the next phase, staff seek Council guidance on development parameters that will influence the design, populations served, funding needs and feasibility, and may inform other City initiatives related to public parking downtown, such as a new public parking garage for Lot D at the corner of Waverley Street and Hamilton Avenue. Importantly, guidance on which parking scenario to further develop is a critical next step that requires Council direction.
This project is intended to be the first of several efforts to redevelop various City-owned sites as affordable housing projects as outlined in the Housing Element. The selection of Alta Housing for the Lot T partnership would not prevent the City from partnering with MidPen, or vice versa, or with other developers, in the future.
BACKGROUND
The City’s Certified 2023-2031 Housing Element seeks to develop significant additional housing downtown to meet its Regional Housing Needs Allocation (RHNA) targets. The Housing Element also includes a phased plan to develop 290 affordable and/or workforce housing units on City- owned lands, over the course of the eight-year planning period, including several surface parking lots in the Downtown.1 Housing Element Implementation Program 1.4A includes the selection of a development partner by the end of 2024 to develop a portion of these units on one City owned parking lot and additional sites in subsequent years based on the results of the initial effort.
RFI & RFRP Processes
In 2022, the City issued a RFI that sought developer input on the redevelopment potential of several different City-owned surface parking lots in the downtown. City Council reviewed responses to this RFI from Alta Housing and MidPen Housing on December 11, 2023. Based on the responses received, staff recommended that Council focus initially on affordable housing development on Lot T.
Lot T is an approximately 20,000-square-foot, rectangular site just one block off University Avenue that offers easy access to transit, shops, and restaurants in the downtown area. While Lot T currently offers parking for up to 52 vehicles, a point-in-time count in October 2023 (conducted by the Office of Transportation) indicated that the parking lot’s peak usage was approximately 40 percent over the course of the day. Pre-pandemic, Lot T’s peak occupancy 1 https://www.cityofpaloalto.org/files/assets/public/v/1/planning-amp-development-services/housing- element/housing-element_2023_2031/palo-alto-housing-element.pdf Item 9
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was 42 percent according to data collected in 2019 by the Office of Transportation.2 In December 2023, Council supported staff’s recommendation to pursue affordable housing development on Lot T and provided the following project direction:
•Provide 100% affordable housing up to the 80% area median income (AMI) that qualifies for relevant tax credits.
•Allow height and/or density equivalent up to two additional stories above the current 50-foot height limit with the additional stories being set back from the street face. •Evaluate parking on site that would be available for the affordable housing residents and potentially shared use for public purposes.
•Pursue transit pass provisions for residents as well as other best practices in reducing single occupancy vehicle use.
In early 2024, Council adopted Priority ED&T 8: “Pursue refined proposals for potential affordable housing development on the Lytton / Kipling Lot T at 450 Lytton Avenue, or elsewhere, with parking for residents and the public.”3 To implement this priority, the City issued a Request for Refined Proposals (RFRP) for affordable housing development on Lot T on September 24, 2024. Proposals were received from both respondents on October 29, 2024.
Please see Attachments D and E for Alta Housing and MidPen Housing’s proposals respectively.
After receiving these responses, staff invited Alta Housing and MidPen Housing to present their proposals and engage in a structured conversation about their housing concepts. Staff met with both the MidPen Housing and Alta Housing teams in November.
A development agreement and Planned Housing Zone (Planned Community) permit are expected to allow the two parties to agree upon potential deviations from the standards set by Lot T’s existing Public Facilities Zoning to meet shared goals for significant affordable housing production. The City may also place some requirements on the development, such as parking requirements, beyond those required by State law in exchange for the land rights via a development agreement. Procedurally, once a firm is selected and given the anticipated entitlements needed, the applicant would return with a refined plan based on Council direction via a preliminary review (study session) application process before a formal application can be submitted.
Development Partner Experience
Both Alta Housing and MidPen Housing are experienced and respected affordable housing providers in the Bay Area. Alta Housing’s portfolio stands out for its numerous projects in Palo Alto while MidPen Housing’s portfolio stands out for its overall size and impact. Indeed, Alta Housing has 23 properties in Palo Alto with 1,000 units in their overall portfolio while MidPen Housing has two properties in Palo Alto (180 units) and over 10,000 units in their portfolio. 2 https://www.cityofpaloalto.org/files/assets/public/v/8/agendas-minutes-reports/agendas-minutes/city-council- agendas-minutes/2021/12-december/20211206/20211206pccsm-amended-linked.pdf 3 https://portal.laserfiche.com/Portal/DocView.aspx?id=102204&repo=r-704298fc Item 9
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ANALYSIS
The amount of parking included in the Lot T affordable housing development will be a primary driver of the overall project design, costs, and housing capacity. To help the City assess the tradeoffs of various parking solutions on the site, the Request for Refined Proposals asked each developer to study three potential parking scenarios:
•Scenario A: Include only on-site parking for residents of the affordable housing development only; this scenarios assumes City will provide replacement public parking off-site).
•Scenario B: On-site parking for residents of the affordable housing development and replacement of 52 public parking spaces.
•Scenario C: No on-site parking for residential or public uses (assume use of Assembly Bill 2097 and City provision of replacement parking off-site); and to the extent needed to support the building residents, van-accessible parking or loading spaces, as appropriate.
A summary of the partner’s responses to each of these scenarios is summarized in the table below and analyzed in the discussion that follows. For additional details on each of the potential partners’ proposals, see the tables in Attachments A, B, and C.
Table 1: Partner Proposal Summaries
Parking Scenario A4
In Scenario A, both Alta Housing and MidPen Housing were asked to present proposals for housing developments which included on-site parking for residents only. This scenario assumes 4 MidPen’s Scenario A2, which considered a parking ratio of 0.7 spaces per unit, was not evaluated in this report to provide a more consistent analysis among respondents.
Parking Scenario
Developer
Total Units
Average Unit Size (SF)
Parking Stalls
Total Stories
Cost per Unit
City Gap per Unit
Total Development Cost
Total City Gap
Alta Housing 54 790 27 5 $1.03 million $77,000 $55.3 million $4.1 million MidPen Housing 73 765 36 7 $889,000 $139,000 S64.8 million$10.1 million Alta Housing 57 716 52 7 $1.23 million $73,000 $70.1 million $4.2 million MidPen Housing 61 766 62 7 $954,000 $155,000 $58.2 million $9.4 million Alta Housing 47 716 0 4 $979,000 $88,000 $46.0 million$4.1 million MidPen Housing 77 773 5 7 $860,000 $132,000 $66.2 million$10.2 million A
B
C
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that the City will provide replacement parking for the 52 existing public spaces elsewhere at its own cost.
Alta Housing proposes a five-story building that responds to the scale of the historic buildings across the street while still providing 54 units, ranging in size from one to three bedrooms.
While this proposal provides fewer units than MidPen’s proposal under this parking scenario, it still exceeds the City’s stated goal to build 50 affordable units as part of its first parking lot redevelopment project. The units would be for families and formerly homeless households earning up to 60 percent of the Area Median Income (AMI). The project would be parked at 0.5 spaces per unit, resulting in 27 parking stalls on the ground floor of the building. The average cost per unit in this scenario is $1.03 million. The total gap funding requested from the City is a $4.1 million ($77,000 per unit), in the form of a soft loan.
MidPen Housing proposes a seven-story building with 73 units ranging in size from studios to three bedrooms. The units would be for families earning up to 60 percent of the AMI. The project would also be parked at 0.5 spaces per unit, resulting in 36 parking stalls also located on the ground floor of the building. The average cost per unit in this scenario is $889,000. The total gap funding requested from the City is $10.1 million ($139,000 per unit), in the form of a soft loan.
A comparison table of the two proposals under this parking scenario is provided in Attachment A. The full Alta Housing proposal and MidPen Housing proposal are provided as Attachment D and Attachment E, respectively.
Parking Scenario B
In Scenario B, both developers were asked to prepare design proposals that provided 1:1 replacement parking for the 52 spaces currently on site, in addition to on-site residential parking. Both Alta Housing and MidPen Housing proposed two levels of podium parking to accommodate the larger number of required parking spaces in this scenario and neither respondent was able to accommodate any at-grade open space for residents or the public.
Alta Housing proposes a seven-story building with 57 units, ranging in size from studios to three-bedrooms. The units would be for families and formerly homeless households earning up to 60 percent of the AMI. The project includes 52 total parking spaces, which would not result in any resident parking on-site, unless the City agreed to replace the existing public parking at a ratio less than 1:1. Alta Housing’s average total cost per unit in this scenario is the same as in Scenario A, $1.23 million. The total gap funding requested from the City in this scenario is very similar to the Scenario A proposal: a $4.2 million ($73,000 per unit) soft loan.
MidPen Housing proposes a seven-story building with 61 unit, ranging in size from studios to three-bedrooms. The units would be for families earning up to 60 percent of the AMI. The project includes 62 parking spaces, which would result in 10 resident parking spaces (<0.2 spaces per unit) in addition to the 52 public parking spaces, unless the City agreed to a Item 9
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replacement parking ratio less than 1:1. The average total cost per unit is $954,000. The total gap funding requested from the City is $9.4 million ($155,000 per unit) in the form of a soft loan.
A comparison table of the two proposals under this parking scenario is provided in Attachment B. The full Alta Housing proposal and MidPen Housing proposal are provided as Attachment D and Attachment E, respectively.
Parking Scenario C
In Scenario C, the respondents were asked to provide a proposal with no on-site parking for either residents or the public; with consideration of overall design, financial, and community impacts resulting from this approach. This scenario approximates what could be proposed on a privately held parcel in this location under Assembly Bill 2097 without any public replacement parking requirements. For both developers, this resulted in the largest at-grade open spaces and the lowest costs per unit for development of any of the scenarios. However, both developers expressed concern about the lack of resident parking in this scenario and noted that this would impact their ability to lease the units unless they explored off-site resident parking.
Alta Housing proposes a four-story building. While this proposal does not build to the maximum allowed residential density, Alta Housing states that it is expected to be more competitive for certain types of financing. This project includes 47 units, ranging in size from one to three bedrooms. The units would be for families and formerly homeless households earning up to 60 percent of the AMI. This scenario results in a total per unit cost of $979,000. Similar to the other scenarios, Alta Housing requests a total City contribution of $4.1 million ($88,000 per unit) in this scenario, in the form of a soft loan.
MidPen Housing proposes a seven-story building for this scenario with a total of 77 units, ranging in size from studios to three-bedrooms. The units would be for families earning up to 60 percent of the AMI. This is the greatest number of units achieved by either developer under any scenario. Additionally, MidPen Housing has proposed the inclusion of five ground level parking spaces for general use and accessibility purposes. The average cost per unit is $860,000.
MidPen Housing request a total of $10.2 million ($132,000 per unit) in gap funding from the City in the form of a soft loan in this scenario. This represents both the lowest cost per unit and the highest overall gap funding request from the City across of any of the design scenarios proposed by either of the developers.
A comparison table of the two proposals under this parking scenario is provided in Attachment C. The full Alta Housing proposal and MidPen Housing proposal are provided as Attachment D and Attachment E, respectively.
Parking Scenario Direction
Staff seeks City Council direction on which parking scenario to pursue. Both developers indicated an initial preference for Scenario A, which avoids additional per unit financial costs Item 9
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associated with providing replacement public parking (as in Parking Scenario B) or the potential reliance on street parking to support projects with limited residential parking as in Scenarios B and C. Staff does not recommend providing off-site resident parking in any of the scenarios considered, as relying on off-site resident parking for this project may introduce both timeline and funding risks to the development.
In Parking Scenario A, both Alta Housing and MidPen Housing proposed providing residential parking on site at approximately 0.5 spaces per unit. While this is the highest on-site residential parking ratio of the three scenarios, it is reported by the respondents as meeting the project’s expected needs based on the population served and project location.
Data shows that Santa Clara County housing projects with at least 50% affordable units average
0.8 occupied spaces per unit overall, with senior and diverse ability projects average 0.43-0.45 spaces per unit and family-serving projects average 1.1 spaces per unit.5 However, the amount of on-site resident parking that will be necessary for a family-serving development in this location is likely to be lower than it would be in other parts of the City or County given the site’s proximity to jobs, shopping, schools, and transit. For reference, the current car ownership rate in Downtown Palo Alto is 0.8 cars per rental household.6 Since the proposed project would still provide parking at a rate below both the county-wide and downtown Palo Alto averages, it will be important to take additional measures to reduce on-site resident parking needs and avoid potential impacts to nearby street parking. For example, both developers have proactively proposed bike parking as part of their projects, and while not currently proposed, the City could request that residents be provided transit passes.
Parking Scenarios A and C remove existing public parking, which would be replaced elsewhere in the downtown, namely at the public parking garage planned at Lot D. Existing data show that off street parking demand is generally lower at the northern end of downtown than the southern end. As previously referenced, Lot T pre- and post-pandemic has about a 40% occupancy rate based on single day point in time counts.
Scenario B includes both off-street parking for residents and replacement public parking. In either scenario the City would ultimately absorb the cost of any replacement public parking spaces. However, removal of replacement public parking from the Lot T redevelopment project would eliminate the cost of these spaces from the affordable housing project’s proforma, lowering its overall costs and, in turn, increasing the project’s feasibility and funding competitiveness. These considerations are discussed more fully below but for reference, MidPen Housing estimated that above ground stalls cost $55,000 each to construct, and fully subterranean stalls cost over $90,000 each to construct. Alta Housing estimated up to $80,000 5 Data sourced from search for Santa Clara County housing projects with 50-100% affordable units on November 15, 2024 via the GreenTrip Database available at https://database.greentrip.org/. 6 Downtown Palo Alto Housing Master Plan: Mobility and Interconnectivity Analysis Presentation by WRT (August 24, 2024)
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and up to $160,000 respectively.
Recommended Development Partner
In order to help facilitate Council’s discussion, staff recommend partnering with Alta Housing based on the group’s performance in the post-submittal discussions, the manageable amount of gap funding requested from the City; its population focus that includes formerly unhoused households, and site design and massing. While both firms indicated flexibility to modify or adjust design styles and approaches, Alta Housing’s conceptual designs reflected a sensitivity to the adjacent historic properties while still meeting the expected number of housing units. Alta Housing also focuses on larger bedroom units and fewer studio apartments. During the interview, Alta Housing indicated it completed a detailed scoring exercise to confirm the competitiveness of the Scenario A proposal for tax credits, which was reportedly very favorable.
MidPen Housing’s post-submittal discussion was more general in nature, focusing on MidPen’s experience, approach and flexibility.
Alta Housing has also requested less gap funding from the City in all parking scenarios. Alta Housing proposed a consistent contribution of approximately $4.1 million from the City in all parking scenarios. In their proposal, Alta Housing explained that they arrived at this amount based on the City’s current Affordable Housing Funds NOFA and the annual availability of Local Housing Trust Fund (LHTF) financing from the state. MidPen Housing requested $9.4 million to $10.5 million in gap funding from the City. This variation was primarily driven by the various number of units proposed under each scenarios; the per unit ask for gap funding remained fairly consistent.
Additionally, Alta Housing proposed to reserve a portion of all units for formerly homeless individuals, which aligns with the City’s goal to provide housing and shelter for those most in need.
Alta Housing’s initial massing and design responses were more contextually appropriate relative to the historic homes on Kipling Street, in all scenarios. However, both developers noted that their designs were preliminary and highly flexible at this point.
Notwithstanding the staff recommendation, the City Council may select MidPen Housing as their partner to develop affordable housing on Lot T. MidPen Housing’s proposals included more units in each scenario and had a lower per unit cost compared to Alta Housing’s proposals, and if pursued at the contemplated heights, could inform other policy direction related to future downtown housing development. Both projects move the City closer to its RHNA targets and further advance relevant Housing Element Programs.
Project Parameters: Housing Unit Mix/Target Population
Staff recommends that Council direct staff to develop the proposed project to serve families.
Both developers recommended building family units on this site for the following reasons:
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•Families would benefit greatly from the site’s proximity to jobs, schools, transit and open space
•There are significant tax credits available to help fund family-serving projects •Market-rate development favors smaller units, resulting in fewer housing options for families
One potential downside of developing the site to serve families is that families tend to have higher parking needs than some other populations, such as seniors or those with diverse abilities. Both developers agreed that 0.5 spaces per unit was the minimum feasible parking ratio for family developments based on their experiences. This is slightly less than the current estimated downtown household car ownership rate of 0.8 vehicles per occupied rental housing unit7, it is still more than is strictly required. Census data also shows that 39.4% (E = +/- 11)of occupied rental housing units in the Downtown Palo Alto Census Tract do not have any car and would therefore not require any parking.8 State law would allow this site to be developed with no or limited parking and local law allows the Planning and Development Services Director to reduce parking as low as to 0 spaces per unit, before accounting for any accessible or EV- charging stalls.
If Council wanted to limit the amount of parking on site below 0.5 spaces per unit, Council could direct the selected developer to serve a different population, such as seniors or those with diverse abilities. This would likely result in more units on site, as there would be less space dedicated to parking and more to housing. These populations also tend to occupy smaller units, which may also increase the unit count (though not necessarily the number of individuals housed) on site.
If Council directs the selected developer to build a family-serving project, staff recommends Council direct the selected developer to build at least 25% two-bedroom and 25% three- bedroom units in order to ensure eligibility for tax credit opportunities for the project.9 Council could consider providing further direction to the selected developer on the breakdown of the 50% remaining studio and/or one-bedroom units, if desired. Including more studios would result in a higher overall unit count since each unit would require less square footage, however both developers noted that one-bedrooms tend to be more attractive to potential renters and easier to lease.
7 U.S. Census Bureau. "Physical Housing Characteristics for Occupied Housing Units." American Community Survey, ACS 5-Year Estimates Subject Tables, Table S2504, 2022, https://data.census.gov/table/ACSST5Y2022.S2504?g=1400000US06085511302_160XX00US0655282. Accessed on January 7, 2025.
8 U.S. Census Bureau. "Physical Housing Characteristics for Occupied Housing Units." American Community Survey, ACS 5-Year Estimates Subject Tables, Table S2504, 2022, https://data.census.gov/table/ACSST5Y2022.S2504?g=1400000US06085511302_160XX00US0655282. Accessed on January 7, 2025.
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Project Parameters: Maximum Building Height
Staff seeks Council direction to the selected developer on a target building height. Currently, 50 feet is allowed downtown, though through a density bonus allowance, an 100% affordable housing project could achieve a height of at least 83 feet. Alta Housing’s conceptual designs range from 50 to 75 feet; MidPen Housing’s conceptual design ranges from 72 to 74 feet.
Building height influences the number and/or sizes of units that could be placed on site and construction costs. The Council may also want to consider context to the lower profile historic structures across the street on Kipling. Both developers have expressed a preference for development utilizing Parking Scenario A, which corresponds with conceptual heights of 60 and 72 feet for Alta Housing and MidPen Housing respectively.
FISCAL/RESOURCE IMPACT
There is no fiscal impact associated with the recommendation to select a development partner for this site. The City’s primary contribution towards this partnership will be in the form of a long-term land lease at a nominal cost, such as $1 per annum. Alta Housing estimated Lot T’s land value at $7 million, while MidPen Housing provided an estimated range of $3-5 million.
The selected development partner may be able to leverage this land value to secure additional outside funding. Unfortunately, due to the high costs of housing delivery, both developers have indicated that additional gap funding is anticipated to be required to achieve a viable project, as noted in the analysis above. These amounts may change based on the availability of other outside funding sources. The developers do not consider any of the proposed projects viable without significant gap funding from the City, or another similar source, at this time. The City made up to $15,000 available to each of the developers to support the development of their detailed responses to the City’s Request for Refined Proposals. Alta Housing accepted this support while MidPen Housing chose to use their own predevelopment funds.
NEXT STEPS
Once a development partner is selected for Lot T, the City will work in good faith with the selected partner to negotiate the appropriate development agreements, such as an Exclusive Negotiating Agreement, that is expected to result in a Disposition and Development Agreement. The project entitlement process and any necessary CEQA review is anticipated to occur separately from, but in parallel with, the described agreements process. The City is expected to convey the Lot T project site via a long-term ground lease to the selected development partner in as-is condition and the partner would be responsible for obtaining all necessary planning approvals and building permits for the project.
STAKEHOLDER ENGAGEMENT
The preliminary RFI responses received in 2023 were discussed at a City Council meeting on December 11, 2023. This staff report and the developers’ responses to the Request for Refined Proposals was published online ahead of the January 21, 2025 City Council meeting, and included as part of the publicly posted meeting agenda the meeting. Standard outreach to Item 9
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property owners and occupants within 600 feet of the site will be part of the entitlement process for any future development of the site.
ENVIRONMENTAL REVIEW
The selection of a development partner for Lot T is not considered a project under CEQA. CEQA review will be required for the development of the affordable housing project on Lot T in the future.
ATTACHMENTS
Attachment A: Parking Scenario A Comparison Table
Attachment B: Parking Scenario B Comparison Table
Attachment C: Parking Scenario C Comparison Table
Attachment D: Alta Housing Proposal
Attachment E: MidPen Housing Proposal
APPROVED BY:
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Scenario A: On‐Site Parking for Residents Only
0% Studios
42% 1‐Beds
28% 2‐Beds
30% 3‐Beds
18% Studios
29% 1‐Beds
29% 2‐Beds
24% 3‐Beds
Large Families
& Formerly
Homeless
3,900 (above
grade only) $1.03
million thousand
$77Alta Housing 44%
49%
54 73
790
765
202
247
27 36
5 7
60 72
43,000
56,000
$55.3 million $4.1 million
S64.8 million $10.1 million
2,700 (above
grade) &
1,300 (at
grade)
$889 $139MidPen Housing Large Families thousand thousand Notes:
Percentages are rounded to the nearest whole number
Numbers over 1,000 have been rounded to the hundreds
Numbers over 10,000 have been rounded to the nearest thousands Numbers over 1,000,000 have been rounded to the nearest hundreds of thousands The preliminary average AMI level of each of the developer’s proposals are shown above; to receive a 9% Low Income Housing Tax Credit the project would be required to have a 50% AMI average across the project; for a 4% Low Income Housing Tax Credit the requirement is 59% AMI average across the project.
Large Family projects are required to include at least 25% 2‐Bedroom and at least 25% 3‐Bedroom units to qualify for certain types of funding Staff assumed one person per studio unit, and two people per bedroom in each of the other unit types to estimate the total number of persons housed under the various scenarios studie Item 9
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Scenario B: On‐Site Parking for Residents and Replacement of Public Parking 7% Studios
Large Families
& Formerly
Homeless
32% 1‐Beds
35% 2‐Beds
26% 3‐Beds
6,000 (above‐
grade only)
$1.23Alta Housing 44%
49%
57 61
716
766
210
207
52 62
7 7
75 74
41,000 $73,000 $70.1 million $4.2 millionmillion
18% Studios
28% 1‐Beds
29% 2‐Beds
25% 3‐Beds
4,000 (above‐
grade only)MidPen Housing Large Families 47,000 $954,000 $155,000 $58.2 million $9.4 million Notes:
Percentages are rounded to the nearest whole number
Numbers over 1,000 have been rounded to the hundreds
Numbers over 10,000 have been rounded to the nearest thousands Numbers over 1,000,000 have been rounded to the nearest hundreds of thousands The preliminary average AMI level of each of the developer’s proposals are shown above; to receive a 9% Low Income Housing Tax Credit the project would be required to have a 50% AMI average across the project; for a 4% Low Income Housing Tax Credit the requirement is 59% AMI average across the project.
Large Family projects are required to include at least 25% 2‐Bedroom and at least 25% 3‐Bedroom units to qualify for certain types of funding.
Staff assumed one person per studio unit, and two people per bedroom in each of the other unit types to estimate the total number of persons housed under the various scenarios studied Item 9
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Scenario C: No On‐Site Parking for Residents or Replacement of Public Parking 0% StudiosLarge Families
& Formerly
Homeless
42% 1‐Beds
30% 2‐Beds
28% 3‐Beds
17% Studios
27% 1‐Beds
31% 2‐Beds
25% 3‐Beds
3,500 (at‐
grade only)Alta Housing 44%
49%
47 77
716
773
174
265
0 5
4 7
50 72
37,000 $979,000 $88,000 $46.0 million $4.1 million
60,000 $860,000 $132,000 $66.2 million $10.2 million5,000 (at‐ grade only)MidPen Housing Large Families
Notes:
Percentages are rounded to the nearest whole number
Numbers over 1,000 have been rounded to the hundreds
Numbers over 10,000 have been rounded to the nearest thousands Numbers over 1,000,000 have been rounded to the nearest hundreds of thousands The preliminary average AMI level of each of the developer’s proposals are shown above; to receive a 9% Low Income Housing Tax Credit the project would be required to have a 50% AMI average across the project; for a 4% Low Income Housing Tax Credit the requirement is 59% AMI average across the project.
Large Family projects are required to include at least 25% 2‐Bedroom and at least 25% 3‐Bedroom units to qualify for certain types of funding.
Staff assumed one person per studio unit, and two people per bedroom in each of the other unit types to estimate the total number of persons housed under the various scenarios studied Item 9
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ALTA
HOUSING
LOT T REFINED
PROPOSAL
—
CITY OF PALO ALTO
OCTOBER 2024
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Lot T Refined Proposal | Alta Housing | 10.29.24
COVER LETTER
PAGE 03
OVERVIEW OF
DEVELOPMENT OPTIONS
PAGE 04
SCENARIO A
ON-SITE PARKING FOR
RESIDENTS ONLY
PAGE 07
SCENARIO B
ON-SITE RESIDENT &
PUBLIC PARKING
PAGE 16
SCENARIO C
NO ON-SITE PARKING FOR
RESIDENTS OR THE PUBLIC
PAGE 26
TEAM & EXPERIENCE
PAGE 35
TABLE OF CONTENTS
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3 October 29, 2024
Julia Knight
City of Palo Alto
Planning and Development Services Department
250 Hamilton Avenue
Palo Alto, CA 94301
Dear Ms. Knight:
On behalf of Alta Housing and Pyatok Architects, we are pleased to submit our proposal in response to the City of Palo Alto’s RFP to redevelop Lot T. This site offers an exceptional opportunity to create much-needed affordable housing in a prime location in downtown Palo Alto. With its corner location and rectangular shape, we can design an efficient, light-filled building that provides ample open space for residents and is thoughtfully integrated into the surrounding mix of residential and commercial uses.
Our team, in collaboration with Pyatok Architects, has conducted a thorough analysis of the three scenarios outlined in the City’s RFP. We are excited to present our development concepts, each with a distinct parking arrangement and unique financing considerations. In our proposal, we discuss how the inclusion of parking affects the construction type, costs, and financing, while also addressing the challenges associated with certain scenarios.
Alta Housing is proud to call Palo Alto our home base, with 23 out of 28 properties in our portfolio located in the city. For over 50 years, we have been committed to serving this community, and our staff and Board members are deeply connected to the area. As a result, we are particularly invested in the success of projects that enhance the well-being of Palo Alto’s residents. Additionally, Alta Housing and Pyatok Architects have a proven track record of success, having collaborated on three other affordable housing developments in Palo Alto. Our past experience working together ensures a strong foundation for delivering another successful project to the City.
Thank you for your consideration. We are excited about the opportunity to once again partner with the City of Palo Alto to develop Lot T.
Sincerely,
Randy Tsuda
President & CEO, Alta Housing
3460 West Bayshore Road, Suite 104, Palo Alto, CA 94303 Item 9
Attachment D - Alta
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Item 9: Staff Report
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4 OVERVIEW OF
DEVELOPMENT
OPTIONS
4 Item 9
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5 Lot T Refined Proposal | Alta Housing | 10.29.24
LOT T PROPOSED DEVELOPMENTS
OVERVIEW OF DEVELOPMENT OPTIONS
Lot T offers an ideal setting for affordable housing, located just one block from the vibrant downtown commercial area of Palo Alto and one block from Johnson Park, which is well-loved by the community for its community garden, playground area, and grassy field. The site is highly accessible, with Caltrain and multiple bus routes nearby, including a bus stop at the corner of Kipling Street and Lytton Avenue. The surrounding neighborhood is a mix of residential and commercial buildings, making it well-suited for a multifamily housing development. The lot is on a corner and rectangular in shape – ideal for designing a simple yet attractive building that maximizes natural light for residents.
Based on data provided by the City, the 52-stall lot is currently only about half occupied at its peak time. Given its relatively low utilization rate, the redevelopment of Lot T would likely be less disruptive during construction than some of the more heavily used lots, and the potential loss of parking spaces would be less problematic.
The Alta Housing and Pyatok teams were excited to explore the three development scenarios outlined in the City’s RFP. We analyzed the various scenarios with a focus on optimizing both the physical design and financial feasibility.
From the analysis, we generated the following three development concepts that make the most of the site while offering varying amounts of parking as requested by the City. 1 As defined by the California Tax Credit Allocation Committee, where at least 25% of the units are two-bedroom units and 25% of the units are three-bedroom units.
We note that in our response to the City’s RFI in 2023, we proposed a Large Family project for Lot T due to its location in a High Resource Opportunity Area, which made it more competitive for Low Income Housing Tax Credit (LIHTC) funding. However, in 2024, the downtown Palo Alto area between the Palo Alto/Menlo Park border and Forest Avenue was reclassified as a Moderate Resource Opportunity Area. Despite this change, we believe that continuing with a Large Family project is still a strong strategy for two reasons: 1) the designation could revert back to High Resource within the next three years, and 2) the City has expressed an interest in affordable housing for families. Therefore, we envisioned the development as a Large Family project for all three scenarios in our proposal, with equivalent amenities and service / back-of-house spaces. If selected as the developer of Lot T, we are open to revisiting this strategy and engaging in a dialogue with the City to determine the population that best aligns with the City’s housing goals and community needs.
SCENARIO A
ON-SITE PARKING FOR
RESIDENTS
SCENARIO B
ON-SITE PARKING FOR
RESIDENTS AND PUBLIC
SCENARIO C
NO ON-SITE
PARKING
Type of Project Large Family 1 Large Family 1 Large Family 1 Unit Mix
1-BR: 23
2-BR: 15
3-BR: 16
Total: 54
0-BR: 4
1-BR: 18
2-BR: 20
3-BR: 15
Total: 57
1-BR: 20
2-BR: 14
3-BR: 13
Total: 47
Number of Parking Stalls 27 52 0
Building Height
5 stories
(4 residential stories above one
level of parking)
7 stories
(5 residential stories above two
levels of parking)
4 stories
(all residential)
Total Development
Cost
$55.4 M
($1.03 M / unit)
$70.1 M
($1.23 M / unit)
$46.0 M
($979,210 / unit)
Item 9
Attachment D - Alta
Housing Proposal
Item 9: Staff Report
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6 Lot T Refined Proposal | Alta Housing | 10.29.24
In all of the scenarios, we are requesting a $4 million contribution (plus accrued and deferred construction interest) in soft financing from the City, and a nominal fee ground lease. We believe this request is reasonable, based on the City’s current Affordable Housing Funds NOFA and the annual availability of Local Housing Trust Fund (LHTF) financing from the state.
We will present each development scenario in greater detail on the following pages. While we kept the unit mix and floor plans relatively consistent across the scenarios, each rendering features a different architectural style.
This approach highlights how varying building heights naturally lend themselves to different styles. Additionally, we wanted to showcase the versatility of the Pyatok design team and their ability to work with a range of architectural aesthetics. If selected, we look forward to collaborating with the City and community to determine the style that best suits the site and responds to community input.
All scenarios will meet or exceed Palo Alto’s Green Building Standards requirements, including meeting CalGreen Tier 2 with Reach goals. Similar to Alta and Pyatok’s Wilton Court project, 450 Lytton will meet these high sustainability standards by utilizing EV parking (in scenarios with parking), rooftop solar panels, low-flow plumbing fixtures, doubt-tolerant landscaping, and high-efficiency lighting. Additional strategies will include designing for durability (especially in high-use and high-touch areas), recycling stations throughout the building, and energy- efficient appliances.
Item 9
Attachment D - Alta
Housing Proposal
Item 9: Staff Report
Pg.
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7 ON-SITE PARKING
FOR RESIDENTS
ONLY
SCENARIO A
7 Item 9
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8 Lot T Refined Proposal | Alta Housing | 10.29.24
Drawing inspiration from the historic charm of downtown Palo Alto’s classic multifamily and hotel buildings, Scenario A reimagines timeless architecture with modern flair. The stone veneer and smooth cement plaster facade seamlessly integrate into the urban landscape, while a striking cantilevered crown rises above, creating a bold silhouette against the sky. The building’s elegant design follows the classic architectural structure of base, middle, and top, adding depth and sophistication to the streetscape.
Located within a half-mile of the Palo Alto Transit Center, with its Caltrain station and bus hub, Lot T is ideally positioned to benefit from the reduced parking requirements for affordable housing allowed under streamlining legislation SB35 / SB423. While the legislation permits a no-parking option, this design assumes a reduced parking count, providing parking at a ratio of approximately 0.5 spaces per unit. The development team would work with the city to promote alternate modes of transportation.
On the ground level, resident and property management spaces, including a teen room, along with essential back- of-house services and utility spaces, gracefully wrap around and discreetly shield the residential parking garage.
Above, the C-shaped residential floors embrace sunlight from the southwest, with a lively community room and shared laundry area opening up to the podium courtyard – a vibrant outdoor space with playground equipment and seating areas. The courtyard has direct egress to Kipling Street, enhancing safety and connectivity.
As you ascend to the upper floors, additional laundry lounges provide more than just convenience – they offer views of the downtown skyline and the rolling hills to the south, elevating everyday moments into scenic experiences. This design balances history and modernity, functionality, and beauty.
SCENARIO A
ON-SITE PARKING FOR RESIDENTS ONLY
Conceptual rendering for illustrative purposes only.
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Item 9: Staff Report
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9 Lot T Refined Proposal | Alta Housing | 10.29.24
Project Data
Building Height: 60 ft.
• 55 ft. to roof structure, with 5 ft. parapet,
Stair / Elevator Penthouses to 65 ft. max.
Construction Type: Four (4) stories wood or light-gauge metal frame (Type V-A) over one (1) story concrete (Type I-A) Gross Building Area: 70,629 gsf
Gross Leasable Area: 42,710 gsf (residential units only) Number of Residential Units by Type/Size:
• 23 (42%) 1 BR 1 BA (572 average, 450 sf min per TCAC) • 15 (28%) 2 BR 1 BA (806 average, 700 sf min per TCAC) • 16 (30%) 3 BR 2 BA (1,092 average, 900 sf min per TCAC) • 54 (100%) total units (790 average)
On-Site Parking: 27 total spaces
• 24 standard spaces (9 ft. x 18 ft.)
• 3 accessible spaces (2 accessible, 1 van accessible)
On-Site Services: Resident services coordination for all households and case management services for households
in Rapid Rehousing units.
Amenities:
• Property Management and Service offices on the ground floor
• Teen Room (+/- 450 GSF) for youth aged 13-17 years old located on the ground floor with views of the street
• Community Room w/ Laundry on 2nd floor (+/- 1,380 gsf) with shared kitchen, seating areas, tables, computer
area, table & chair storage. Laundry to have three sets of washers and dryers
• Laundry / Lounges on upper floors (+/-250 gsf each) to have at least 1 set washers and dryers as well as folding area and seating
• Podium Courtyard (+/-3,900 sf) will include landscape planting, seating areas, children’s play area for ages 2-12 (600 sf min)
• Bike Parking on the ground floor
Target Population: Large family project with 25% of units set aside for homeless individuals and households
Affordability: Twenty-seven (27) units will be for extremely- low-income households (<30% AMI). Three (3) units will
be for households earning up to 50% AMI. The remaining
23 affordable units will be for households earning up to 60% AMI.
SCENARIO A
ON-SITE PARKING FOR RESIDENTS ONLY
Conceptual rendering for illustrative purposes only.
Item 9
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Housing Proposal
Item 9: Staff Report
Pg.
23 Packet Pg. 117 of 349
UP
UP
6' - 0"30' - 0"21' - 0"10' - 0"22' - 0"22' - 0"1' - 6"
26' - 0" 39' - 0" 19' - 0" 22' - 0" 23' - 0" 22' - 0" 10' - 0" 7' - 0" 168' - 0"
WASTE
COLLECTION
BIKES
STAIR
STAIR
4' - 0"
1' - 6"
62' - 0" 23' - 0" 21' - 0" 5' - 0"
112' - 6"
BOH
LOBBY & MAIL
PARKING
(27 SPACES)
+/-9,700 GSF
MECH./ELEC.
24' - 0"
VAN ACC
167' - 0" 1' - 0"
OFFICES TRANSFORMER
MECH.
MAINTENANCE
ROOM & MAINT. OFFICE
ACC
SERVICE
TEEN ROOM
STORAGE
3' - 0"
LYTTON AVE.
KIPLING ST.
MECH.
CORR.
LANDSCAPING
AREAS
2BR2BR
3BR
2BR
LAUNDRY/
LOUNGE
STAIR
STAIR
WASTE
168' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0" 10' - 0"
10' - 6" 26' - 0" 22' - 0" 22' - 0" 27' - 0" 5' - 0"
26' - 0"31' - 0"10' - 0"22' - 0"22' - 0"1' - 6"
112' - 6"
MECH.
3BR
42' - 0" 42' - 0" 45' - 0" 22' - 0" 10' - 0" 7' - 0"
1BR
2BR
31' - 0" 22' - 0"
1 BR3BR
1BR
1 BR
3BR
1 BR
1BR
18' - 0"
15' - 0"
KIPLING ST.
LYTTON AVE.
LEVEL 1
+0' - 0"
LEVEL 3
+25' - 0"
LEVEL 4
+35' - 0"
LEVEL 5
+45' - 0"
ROOF
+55' - 0"
T.O. PARAPET
+60' - 0"
LEVEL 2
+13' - 0"
13' - 0" 42' - 0"
55' - 0"
2BR
2BR
3BR
COMMUNITY ROOM / LAUNDRY
STAIR
STAIR
WASTE
168' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0" 10' - 0"
10' - 6" 26' - 0" 22' - 0" 22' - 0" 27' - 0" 5' - 0"
26' - 0"31' - 0"10' - 0"22' - 0"22' - 0"1' - 6"
112' - 6"
MECH.
15' - 0" 53' - 0"
PODIUM OPEN SPACE - LEVEL 2
(+/- 3,390 Usable GSF)
Landscape planting areas, seating areas,
children's play space
3 BR
3BR
42' - 0" 42' - 0" 45' - 0" 22' - 0" 10' - 0" 6' - 0"1' - 0" 1BR
2BR
1 BR3BR
1BR
1BR
PODIUM EGRESS
1BR
18' - 0"
© 2019 PYATOK ARCHITECTURE & URBAN DESIGN
REVISION SCHEDULE
NO. ISSUE DATE
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
1/16" = 1'-0"
10/28/2024 10:39:45 AM
SCENARIO A
Alta Housing
0000
Author
Checker
xx/xx/xxxx
Parcel T Site Study
T0.01
450 Lytton Ave. (Parcel T)
Palo Alto, CA 94301
Sobrato Center for
NonProfits
Palo Alto, CA
Parcel T
450 Lytton Avenue
APN: 120-15-100
Site Area: 19,236 sf
Podium 4,478 GSF
Usable Open Space (Courtyard): 3,390 GSF
(62 sf/unit)
UNIT MIX:
Total Units - 54 (790 gsf average)
1 BR (572 GSF) 23 (42%)
2 BR (806 GSF) 15 (28%)
3 BR (1,092 GSF) 16 (30%)
GROSS BUILDING AREA (GSF) - BY FLOOR
Name Floor Area
LEVEL 1
Amenity 3,191 SF
Circulation - Horiz. 963 SF
Circulation - Vertical 630 SF
Service 12,822 SF
17,606 SF
LEVEL 2
Circulation - Horiz. 825 SF
Circulation - Vertical 630 SF
Residential 9,644 SF
11,099 SF
LEVEL 3
Amenity 255 SF
Circulation - Horiz. 1,627 SF
Circulation - Vertical 630 SF
Residential 11,022 SF
Service 231 SF
13,765 SF
LEVEL 4
Amenity 255 SF
Circulation - Horiz. 1,627 SF
Circulation - Vertical 630 SF
Residential 11,022 SF
Service 231 SF
13,765 SF
LEVEL 5
Amenity 255 SF
Circulation - Horiz. 1,627 SF
Circulation - Vertical 630 SF
Residential 11,022 SF
Service 231 SF
13,765 SF
ROOF
Circulation - Vertical 630 SF
630 SF
Total Building Area: 70,629 SF
1BR
2BR
3BR
5 3
4 6
4 4
23 15
16 L2 L3 L4 L5 Total
12 14 14 14 54
6 4
4 6
4 4
PARKING MIX:
Total Spaces: 27 (all EV installed or ready) = 0.5 space/unit 24 Standard Spaces
3 Accessible Spaces (2ACC, 1 Van ACC)
LOT COVERAGE: 18,379 SF / 19,236 SF = 95%
FAR: Floor Area (70,189 SF) / Lot Area (19,236 SF) = 3.65 Upper Levels (3-5)
Podium Level (2)
Ground Floor (1)
UP
UP
6' - 0"30' - 0"21' - 0"10' - 0"22' - 0"22' - 0"1' - 6"
26' - 0" 39' - 0" 19' - 0" 22' - 0" 23' - 0" 22' - 0" 10' - 0" 7' - 0" 168' - 0"
WASTE
COLLECTION
BIKES
STAIR
STAIR
4' - 0"
1' - 6"
62' - 0" 23' - 0" 21' - 0" 5' - 0"
112' - 6"
BOH
LOBBY & MAIL
PARKING
(27 SPACES)
+/-9,700 GSF
MECH./ELEC.
24' - 0"
VAN ACC
167' - 0" 1' - 0"
OFFICES TRANSFORMER
MECH.
MAINTENANCE
ROOM & MAINT. OFFICE
ACC
SERVICE
TEEN ROOM
STORAGE
3' - 0"
LYTTON AVE.
KIPLING ST.
MECH.
CORR.
LANDSCAPING
AREAS
2BR2BR
3BR
2BR
LAUNDRY/
LOUNGE
STAIR
STAIR
WASTE
168' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0" 10' - 0"
10' - 6" 26' - 0" 22' - 0" 22' - 0" 27' - 0" 5' - 0"
26' - 0"31' - 0"10' - 0"22' - 0"22' - 0"1' - 6"
112' - 6"
MECH.
3BR
42' - 0" 42' - 0" 45' - 0" 22' - 0" 10' - 0" 7' - 0"
1BR
2BR
31' - 0" 22' - 0"
1 BR3BR
1BR
1 BR
3BR
1 BR
1BR
18' - 0"
15' - 0"
KIPLING ST.
LYTTON AVE.
LEVEL 1
+0' - 0"
LEVEL 3
+25' - 0"
LEVEL 4
+35' - 0"
LEVEL 5
+45' - 0"
ROOF
+55' - 0"
T.O. PARAPET
+60' - 0"
LEVEL 2
+13' - 0"
13' - 0" 42' - 0"
55' - 0"
2BR
2BR
3BR
COMMUNITY ROOM / LAUNDRY
STAIR
STAIR
WASTE
168' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0" 10' - 0"
10' - 6" 26' - 0" 22' - 0" 22' - 0" 27' - 0" 5' - 0"
26' - 0"31' - 0"10' - 0"22' - 0"22' - 0"1' - 6"
112' - 6"
MECH.
15' - 0" 53' - 0"
PODIUM OPEN SPACE - LEVEL 2
(+/- 3,390 Usable GSF)
Landscape planting areas, seating areas,
children's play space
3 BR
3BR
42' - 0" 42' - 0" 45' - 0" 22' - 0" 10' - 0" 6' - 0"1' - 0" 1BR
2BR
1 BR3BR
1BR
1BR
PODIUM EGRESS
1BR
18' - 0"
© 2019 PYATOK ARCHITECTURE & URBAN DESIGN
REVISION SCHEDULE
NO. ISSUE DATE
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
1/16" = 1'-0"
10/28/2024 10:39:45 AM
SCENARIO A
Alta Housing
0000
Author
Checker
xx/xx/xxxx
Parcel T Site Study
T0.01
450 Lytton Ave. (Parcel T)
Palo Alto, CA 94301
Sobrato Center for
NonProfits
Palo Alto, CA
Parcel T
450 Lytton Avenue
APN: 120-15-100
Site Area: 19,236 sf
Podium 4,478 GSF
Usable Open Space (Courtyard): 3,390 GSF
(62 sf/unit)
UNIT MIX:
Total Units - 54 (790 gsf average)
1 BR (572 GSF) 23 (42%)
2 BR (806 GSF) 15 (28%)
3 BR (1,092 GSF) 16 (30%)
GROSS BUILDING AREA (GSF) - BY FLOOR
Name Floor Area
LEVEL 1
Amenity 3,191 SF
Circulation - Horiz. 963 SF
Circulation - Vertical 630 SF
Service 12,822 SF
17,606 SF
LEVEL 2
Circulation - Horiz. 825 SF
Circulation - Vertical 630 SF
Residential 9,644 SF
11,099 SF
LEVEL 3
Amenity 255 SF
Circulation - Horiz. 1,627 SF
Circulation - Vertical 630 SF
Residential 11,022 SF
Service 231 SF
13,765 SF
LEVEL 4
Amenity 255 SF
Circulation - Horiz. 1,627 SF
Circulation - Vertical 630 SF
Residential 11,022 SF
Service 231 SF
13,765 SF
LEVEL 5
Amenity 255 SF
Circulation - Horiz. 1,627 SF
Circulation - Vertical 630 SF
Residential 11,022 SF
Service 231 SF
13,765 SF
ROOF
Circulation - Vertical 630 SF
630 SF
Total Building Area: 70,629 SF
1BR
2BR
3BR
5 3
4 6
4 4
23 15
16 L2 L3 L4 L5 Total
12 14 14 14 54
6 4
4 6
4 4
PARKING MIX:
Total Spaces: 27 (all EV installed or ready) = 0.5 space/unit 24 Standard Spaces
3 Accessible Spaces (2ACC, 1 Van ACC)
LOT COVERAGE: 18,379 SF / 19,236 SF = 95%
FAR: Floor Area (70,189 SF) / Lot Area (19,236 SF) = 3.65 UP
UP
6' - 0"30' - 0"21' - 0"10' - 0"22' - 0"22' - 0"1' - 6"
26' - 0" 39' - 0" 19' - 0" 22' - 0" 23' - 0" 22' - 0" 10' - 0" 7' - 0" 168' - 0"
WASTE
COLLECTION
BIKES
STAIR
STAIR
4' - 0"
1' - 6"
62' - 0" 23' - 0" 21' - 0" 5' - 0"
112' - 6"
BOH
LOBBY & MAIL
PARKING
(27 SPACES)
+/-9,700 GSF
MECH./ELEC.
24' - 0"
VAN ACC
167' - 0" 1' - 0"
OFFICES TRANSFORMER
MECH.
MAINTENANCE
ROOM & MAINT. OFFICE
ACC
SERVICE
TEEN ROOM
STORAGE
3' - 0"
LYTTON AVE.
KIPLING ST.
MECH.
CORR.
LANDSCAPING
AREAS
2BR2BR
3BR
2BR
LAUNDRY/
LOUNGE
STAIR
STAIR
WASTE
168' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0" 10' - 0"
10' - 6" 26' - 0" 22' - 0" 22' - 0" 27' - 0" 5' - 0"
26' - 0"31' - 0"10' - 0"22' - 0"22' - 0"1' - 6"
112' - 6"
MECH.
3BR
42' - 0" 42' - 0" 45' - 0" 22' - 0" 10' - 0" 7' - 0"
1BR
2BR
31' - 0" 22' - 0"
1 BR3BR
1BR
1 BR
3BR
1 BR
1BR
18' - 0"
15' - 0"
KIPLING ST.
LYTTON AVE.
LEVEL 1
+0' - 0"
LEVEL 3
+25' - 0"
LEVEL 4
+35' - 0"
LEVEL 5
+45' - 0"
ROOF
+55' - 0"
T.O. PARAPET
+60' - 0"
LEVEL 2
+13' - 0"
13' - 0" 42' - 0"
55' - 0"
2BR
2BR
3BR
COMMUNITY ROOM / LAUNDRY
STAIR
STAIR
WASTE
168' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0" 10' - 0"
10' - 6" 26' - 0" 22' - 0" 22' - 0" 27' - 0" 5' - 0"
26' - 0"31' - 0"10' - 0"22' - 0"22' - 0"1' - 6"
112' - 6"
MECH.
15' - 0" 53' - 0"
PODIUM OPEN SPACE - LEVEL 2
(+/- 3,390 Usable GSF)
Landscape planting areas, seating areas,
children's play space
3 BR
3BR
42' - 0" 42' - 0" 45' - 0" 22' - 0" 10' - 0" 6' - 0"1' - 0" 1BR
2BR
1 BR3BR
1BR
1BR
PODIUM EGRESS
1BR
18' - 0"
© 2019 PYATOK ARCHITECTURE & URBAN DESIGN
REVISION SCHEDULE
NO. ISSUE DATE
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
1/16" = 1'-0"
10/28/2024 10:39:45 AM
SCENARIO A
Alta Housing
0000
Author
Checker
xx/xx/xxxx
Parcel T Site Study
T0.01
450 Lytton Ave. (Parcel T)
Palo Alto, CA 94301
Sobrato Center for
NonProfits
Palo Alto, CA
Parcel T
450 Lytton Avenue
APN: 120-15-100
Site Area: 19,236 sf
Podium 4,478 GSF
Usable Open Space (Courtyard): 3,390 GSF
(62 sf/unit)
UNIT MIX:
Total Units - 54 (790 gsf average)
1 BR (572 GSF) 23 (42%)
2 BR (806 GSF) 15 (28%)
3 BR (1,092 GSF) 16 (30%)
GROSS BUILDING AREA (GSF) - BY FLOOR
Name Floor Area
LEVEL 1
Amenity 3,191 SF
Circulation - Horiz. 963 SF
Circulation - Vertical 630 SF
Service 12,822 SF
17,606 SF
LEVEL 2
Circulation - Horiz. 825 SF
Circulation - Vertical 630 SF
Residential 9,644 SF
11,099 SF
LEVEL 3
Amenity 255 SF
Circulation - Horiz. 1,627 SF
Circulation - Vertical 630 SF
Residential 11,022 SF
Service 231 SF
13,765 SF
LEVEL 4
Amenity 255 SF
Circulation - Horiz. 1,627 SF
Circulation - Vertical 630 SF
Residential 11,022 SF
Service 231 SF
13,765 SF
LEVEL 5
Amenity 255 SF
Circulation - Horiz. 1,627 SF
Circulation - Vertical 630 SF
Residential 11,022 SF
Service 231 SF
13,765 SF
ROOF
Circulation - Vertical 630 SF
630 SF
Total Building Area: 70,629 SF
1BR
2BR
3BR
5 3
4 6
4 4
23 15
16 L2 L3 L4 L5 Total
12 14 14 14 54
6 4
4 6
4 4
PARKING MIX:
Total Spaces: 27 (all EV installed or ready) = 0.5 space/unit 24 Standard Spaces
3 Accessible Spaces (2ACC, 1 Van ACC)
LOT COVERAGE: 18,379 SF / 19,236 SF = 95%
FAR: Floor Area (70,189 SF) / Lot Area (19,236 SF) = 3.65 UP
UP
6' - 0"30' - 0"21' - 0"10' - 0"22' - 0"22' - 0"1' - 6"
26' - 0" 39' - 0" 19' - 0" 22' - 0" 23' - 0" 22' - 0" 10' - 0" 7' - 0" 168' - 0"
WASTE
COLLECTION
BIKES
STAIR
STAIR
4' - 0"
1' - 6"
62' - 0" 23' - 0" 21' - 0" 5' - 0"
112' - 6"
BOH
LOBBY & MAIL
PARKING
(27 SPACES)
+/-9,700 GSF
MECH./ELEC.
24' - 0"
VAN ACC
167' - 0" 1' - 0"
OFFICES TRANSFORMER
MECH.
MAINTENANCE
ROOM & MAINT. OFFICE
ACC
SERVICE
TEEN ROOM
STORAGE
3' - 0"
LYTTON AVE.
KIPLING ST.
MECH.
CORR.
LANDSCAPING
AREAS
2BR2BR
3BR
2BR
LAUNDRY/
LOUNGE
STAIR
STAIR
WASTE
168' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0" 10' - 0"
10' - 6" 26' - 0" 22' - 0" 22' - 0" 27' - 0" 5' - 0"
26' - 0"31' - 0"10' - 0"22' - 0"22' - 0"1' - 6"
112' - 6"
MECH.
3BR
42' - 0" 42' - 0" 45' - 0" 22' - 0" 10' - 0" 7' - 0"
1BR
2BR
31' - 0" 22' - 0"
1 BR3BR
1BR
1 BR
3BR
1 BR
1BR
18' - 0"
15' - 0"
KIPLING ST.
LYTTON AVE.
LEVEL 1
+0' - 0"
LEVEL 3
+25' - 0"
LEVEL 4
+35' - 0"
LEVEL 5
+45' - 0"
ROOF
+55' - 0"
T.O. PARAPET
+60' - 0"
LEVEL 2
+13' - 0"
13' - 0" 42' - 0"
55' - 0"
2BR
2BR
3BR
COMMUNITY ROOM / LAUNDRY
STAIR
STAIR
WASTE
168' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0" 10' - 0"
10' - 6" 26' - 0" 22' - 0" 22' - 0" 27' - 0" 5' - 0"
26' - 0"31' - 0"10' - 0"22' - 0"22' - 0"1' - 6"
112' - 6"
MECH.
15' - 0" 53' - 0"
PODIUM OPEN SPACE - LEVEL 2
(+/- 3,390 Usable GSF)
Landscape planting areas, seating areas,
children's play space
3 BR
3BR
42' - 0" 42' - 0" 45' - 0" 22' - 0" 10' - 0" 6' - 0"1' - 0" 1BR
2BR
1 BR3BR
1BR
1BR
PODIUM EGRESS
1BR
18' - 0"
© 2019 PYATOK ARCHITECTURE & URBAN DESIGN
REVISION SCHEDULE
NO. ISSUE DATE
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
1/16" = 1'-0"
10/28/2024 10:39:45 AM
SCENARIO A
Alta Housing
0000
Author
Checker
xx/xx/xxxx
Parcel T Site Study
T0.01
450 Lytton Ave. (Parcel T)
Palo Alto, CA 94301
Sobrato Center for
NonProfits
Palo Alto, CA
Parcel T
450 Lytton Avenue
APN: 120-15-100
Site Area: 19,236 sf
Podium 4,478 GSF
Usable Open Space (Courtyard): 3,390 GSF
(62 sf/unit)
UNIT MIX:
Total Units - 54 (790 gsf average)
1 BR (572 GSF) 23 (42%)
2 BR (806 GSF) 15 (28%)
3 BR (1,092 GSF) 16 (30%)
GROSS BUILDING AREA (GSF) - BY FLOOR
Name Floor Area
LEVEL 1
Amenity 3,191 SF
Circulation - Horiz. 963 SF
Circulation - Vertical 630 SF
Service 12,822 SF
17,606 SF
LEVEL 2
Circulation - Horiz. 825 SF
Circulation - Vertical 630 SF
Residential 9,644 SF
11,099 SF
LEVEL 3
Amenity 255 SF
Circulation - Horiz. 1,627 SF
Circulation - Vertical 630 SF
Residential 11,022 SF
Service 231 SF
13,765 SF
LEVEL 4
Amenity 255 SF
Circulation - Horiz. 1,627 SF
Circulation - Vertical 630 SF
Residential 11,022 SF
Service 231 SF
13,765 SF
LEVEL 5
Amenity 255 SF
Circulation - Horiz. 1,627 SF
Circulation - Vertical 630 SF
Residential 11,022 SF
Service 231 SF
13,765 SF
ROOF
Circulation - Vertical 630 SF
630 SF
Total Building Area: 70,629 SF
1BR
2BR
3BR
5 3
4 6
4 4
23 15
16 L2 L3 L4 L5 Total
12 14 14 14 54
6 4
4 6
4 4
PARKING MIX:
Total Spaces: 27 (all EV installed or ready) = 0.5 space/unit 24 Standard Spaces
3 Accessible Spaces (2ACC, 1 Van ACC)
LOT COVERAGE: 18,379 SF / 19,236 SF = 95%
FAR: Floor Area (70,189 SF) / Lot Area (19,236 SF) = 3.65 Kipling Street (North)
3D Axon — Courtyard
3D Axon — Street
10 Lot T Refined Proposal | Alta Housing | 10.29.24
SCENARIO A
ON-SITE PARKING FOR RESIDENTS ONLY
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Proposal
Item 9: Staff Report
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Unit Mix Schedule
SCENARIO A
FINANCIAL PROFORMA
In Scenario A, we propose a unit mix that includes 14 Rapid Rehousing (RRH) units (25% of the total units), which are targeted towards the episodically homeless population. Additionally, we plan to assist 13 households at 30% AMI and 3 households at 50% AMI using Section 8 Project-Based Vouchers (PBVs). Although the typical maximum percentage of PBVs per project is 25%, this project qualifies for an exception due to its location in a census tract with a poverty rate below 20%.
Our recommendation to include PBVs for a few 50% AMI units stems from a request made by the Santa Clara County Office of Supportive Housing at another Alta Housing project. They noted that some households with multiple wage earners were unable to qualify for 30% AMI units because their combined incomes slightly exceeded the threshold. As a result, they requested the availability of PBVs for households earning 50% AMI.
Due to the $2,500,000 annual tax credit cap for 9% LIHTC projects, Scenario A is best suited for financing through 4% LIHTCs. In addition to LIHTC equity, we are considering funding sources such as the CA Department of Housing and Community Development (CA HCD), the City of Palo Alto, and State Tax Credits. Our proposed unit mix aligns with the Santa Clara County Office of Supportive Housing’s Project Types, making it eligible for County / BAHFA funding if that source becomes available in the coming years. This would allow us to potentially replace or supplement the other soft funding sources.
The estimated total development cost of Scenario A is $55.4 million.
UNIT
SIZE
NO.
UNITS % AMI
RRH
UNITS
FAMILY
PBV BASE RENT SUBSIDY INCOME
1 BR 10 30% 10 114,960 114,960
2 BR 8 30% 2 6 109,248 135,936 245,184
3 BR 9 30% 2 7 140,616 216,216 356,832
3 BR 3 50% 3 81,396 58,140 139,536
1 BR 13 60% 311,220 311,220
2 BR 6 60% 171,504 171,504
3 BR 4 60% 131,520 131,520
2 BR 1 Mgr Unit 0
TOTAL 54 44.2% 14 16 1,060,464 410,292 1,470.756
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Permanent Sources of Financing
Construction Sources
Uses
SCENARIO A
SOURCE AMOUNT PER UNIT INTEREST TERM-YRS DCR
Permanent Loan 7,286,678 134,938 7.25% 35 1.15
CA HCD MHP 13,500,000 250,000 3% 55
City of Palo Alto 4,140,000 76,667 3% 55
Equity from LIHTC (Federal & State) 30,461,526 564,102
Total Sources 55,388,204 1,025,707
SOURCE AMOUNT PER UNIT INTEREST TERM-MOS
Tax Exempt Construction Loan 27,859,000 515,907 7.75% 28 Taxable Construction Loan 17,774,809 329,163 8.00% 28
City of Palo Alto 4,140,000 76,667 3% 28
Costs Deferred until Perm Closing 2,568,241 47,560
Equity from LIHTC 3,046,154 56,410
Total Sources 55,388,204 1,025,707
USE AMOUNT PER UNIT
Hard Costs 39,074,434 723,601
Design & Engineering 2,139,801 39,626
Development Impact & Permit Fees 986,205 18,263
Insurance During Construction 1,289,456 23,879
Developer Fee 2,500,000 46,296
Other Soft Costs 2,088,890 38,683
Financing Costs 7,309,417 135,360
Total Development Cost 55,388,204 1,205.707
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Cash Flow Analysis
SCENARIO A
YR 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 Gross Potential Income
Gross TCAC Rent 1,060,464 1,086,976 1,114,150 1,142,004 1,170,554 1,199,818 1,229,813 1,260,558 1,292,072 1,324,374 1,357,484 1,391,421 1,426,206 1,461,861 1,498,408 Section 8 Incremental Income 410,292 420,549 431,063 441,840 452,886 464,208 475,813 487,708 499,901 512,398 525,208 538,339 551,797 565,592 579,732 Miscellaneous Income 6,750 6,919 7,092 7,269 7,451 7,637 7,828 8,024 8,224 8,430 8,641 8,857 9,078 9,305 9,538 Less Vacancy/Loss - TCAC Rents (53,023) (54,349) (55,707) (57,100) (58,528) (59,991) (61,491) (63,028) (64,604) (66,219) (67,874) (69,571) (71,310) (73,093) (74,920) Less Vacancy/Loss - Sec 8 Incr (20,515) (21,027) (21,553) (22,092) (22,644) (23,210) (23,791) (24,385) (24,995) (25,620) (26,260) (26,917) (27,590) (28,280) (28,987) Effective Gross Income 1,403,968 1,439,067 1,475,044 1,511,920 1,549,718 1,588,461 1,628,173 1,668,877 1,710,599 1,753,364 1,797,198 1,842,128 1,888,181 1,935,386 1,983,770 Less Operating Expenses (648,000) (670,680) (694,154) (718,449) (743,595) (769,621) (796,557) (824,437) (853,292) (883,157) (914,068) (946,060) (979,172) (1,013,444) (1,048,914) Less Replacement Reserve (27,000) (27,000) (27,000) (27,000) (27,000) (27,000) (27,000) (27,000) (27,000) (27,000) (27,000) (27,000) (27,000) (27,000) (27,000) Less HCD Annual Fee 0.42% (56,700) (56,700) (56,700) (56,700) (56,700) (56,700) (56,700) (56,700) (56,700) (56,700) (56,700) (56,700) (56,700) (56,700) (56,700) Less City Annual Fee 125 (12,150) (12,150) (12,150) (12,150) (12,150) (12,150) (12,150) (12,150) (12,150) (12,150) (12,150) (12,150) (12,150) (12,150) (12,150) Net Operating Income 660,118 672,537 685,040 697,621 710,273 722,990 735,765 748,590 761,457 774,356 787,280 800,218 813,159 826,092 839,006 Less Debt Service (574,016) (574,016) (574,016) (574,016) (574,016) (574,016) (574,016) (574,016) (574,016) (574,016) (574,016) (574,016) (574,016) (574,016) (574,016) Less Issuer Fee 4,000 (4,000) (4,000) (4,000) (4,000) (4,000) (4,000) (4,000) (4,000) (4,000) (4,000) (4,000) (4,000) (4,000) (4,000) (4,000) Net Cash Flow, First Cut 82,102 94,522 107,024 119,605 132,257 144,975 157,749 170,574 183,441 196,341 209,264 222,202 235,143 248,076 260,990 Debt Coverage Ratio 1.15 1.17 1.19 1.22 1.24 1.26 1.28 1.30 1.33 1.35 1.37 1.39 1.42 1.44 1.46 Less Ptrship Mgmt Fee - LP 7,500 (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) Less Ptrship Mgmt Fee - GP 19,500 (19,500) (20,085) (20,688) (21,308) (21,947) (22,606) (23,284) (23,983) (24,702) (25,443) (26,206) (26,993) (27,802) (28,636) (29,495) Net Cash Flow, 2nd Cut 55,102 66,712 78,380 90,102 101,869 113,674 125,510 137,368 149,238 161,112 172,978 184,827 196,647 208,426 220,151 Deferred Fee/Incentive Mgmt Fee 33% (18,349) (22,215) (26,101) (30,004) (33,922) (37,854) (41,795) (45,743) (49,696) (53,650) (57,602) (61,548) (65,484) (69,406) (73,310) Cash Distribution
CA HCD 13,500,000 77.1% (28,353) (34,326) (40,330) (46,361) (52,416) (58,490) (64,580) (70,682) (76,789) (82,899) (89,005) (95,102) (101,183) (107,244) (113,277) City 4,000,000 22.9% (8,401) (10,171) (11,950) (13,737) (15,531) (17,330) (19,135) (20,943) (22,752) (24,563) (26,372) (28,178) (29,980) (31,776) (33,564) 17,500,000 100.0%
Remaining Cash Flow (0) 0 0 (0) (0) (0) (0) 0 (0) (0) (0) (0) (0) 0 (0) Item 9
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SCENARIO A
EVALUATION OF SCENARIO & IMPACT OF ON-SITE PARKING
To optimize cost efficiency while still providing parking on-site for residents, we limited parking to a single parking level at grade. Adding an underground or elevated parking level would significantly increase the cost of construction. We also opted not to use stackers, given both their high cost and concerns from our Property Management team about their reliability and long-term maintenance.
Similarly, to maintain cost efficiency in the residential portion, we limited the building height to four (4) stories of residential over the parking and mixed-use level, the maximum allowed under Type V-A construction. Given the above constraints, we were able to accommodate 54 family units and 27 parking stalls on Lot T, achieving the 0.5 parking ratio. Under CA Tax Credit Allocation Committee (CTCAC) regulations, parking costs must be included in a resident’s rent and cannot be charged separately (i.e., decoupled).
Scenario A follows a fairly typical LIHTC project structure, both in terms of physical design and financial sources.
Compared to the other two scenarios, we consider it the second most feasible. The key risks include 1) assuming the maximum allocation of $250,000 per unit from CA HCD funding, and 2) relying on state tax credits, which are highly competitive. We can mitigate these risks by pursuing additional funding sources such as Federal Home Loan Bank AHP or Apple funding.
CITY CONTRIBUTION
In Scenario A, we are requesting a $4 million soft loan from the City of Palo Alto, to be made available during construction. We anticipate that the interest can accrue and be deferred over the 20-month construction period, and be rolled into the permanent loan at conversion.
Additionally, we are requesting a ground lease at a nominal rate of $1 per year. This nominal ground lease would be considered a contribution by the City. Based on an appraisal conducted by Colliers, we estimate the land’s value to be $7 million.
We will also take advantage of the City’s development impact fee exemptions for affordable housing, which include the Housing Impact Fee, Community Facilities Impact Fee, Parking and Transportation Impact Fees, Public Art Fee and Parkland Dedication. Fee waivers that are not mandated by federal or state law will be considered local contributions.
These contributions from the City are considered “leveraged soft sources” and will be critical when we apply for tax credits since they increase the competitiveness of our application.
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PROJECT MILESTONE ESTIMATED DATE
City selects development partner December 2024
Negotiate & enter into ENA & DDA December 2025
Community engagement - Listening sessions January 2026
Community engagement - Presentation of concept March 2026 Due diligence (Phase I/II, Geotech, Arborist, Surveys, etc.) Jan 2026 - Jun 2026 DESIGN
Conceptual Design February 2026
Schematic Design Mar 2026 - Jul 2026 | (4 mo)
Design Development Drawings Feb 2027 - Jul 2027 | (5 mo) Construction Drawings to 75% completion (permit set) Sep 2027 - Feb 2028 | (5 mo) Value engineering / 100% Construction Drawings February 2029
ENTITLEMENTS
Submit SB423/SB330 Notice of Intent to City of Palo Alto March 2026 Submit SB423 application August 2026
City issues determination whether the project meets the City’s objective standards
October 2026
(60 days)
City grants ministerial approval Nov 2026 | (90 days) Submit building permit application March 2028
Receive building permit ready letter Jan 2029 | (10 months)
FINANCING
Apply for City of Palo Alto funding October 2026
Apply for CA HCD funding April 2027
(award Fall 2027)
Apply for LIHTC/TEB August 2028
(award Dec 2028)
Close on construction financing April 2029
CONSTRUCTION
GC bids project Oct 2028 - Jan 2029 | (3 mo)
Enter into construction contract March 2029
Start construction April 2029
Complete construction Dec 2030 | (20 mo)
LEASE-UP/OCCUPANCY
Begin marketing December 2029
Begin lease-up process June 2030
100% occupancy Feb 2031 | (3 mo)
SCENARIO A
PROJECT SCHEDULE
The following project schedule is based on the timing outlined in the City’s RFP for developer selection and negotiation of the ENA and DDA. It also reflects the current list of financing sources. The project schedule may be affected if we need to add or replace funding sources.
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16 ON-SITE RESIDENT &
PUBLIC PARKING
SCENARIO B
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SCENARIO B
PARKING FOR RESIDENTS & REPLACEMENT OF PUBLIC PARKING SPACES Rising seven stories on the edge of Palo Alto’s vibrant downtown, this all-concrete building blends sustainability, community, and modern convenience into an inspiring,
family-centered environment.
Approaching the lobby entrance on Kipling Street, residents and visitors are greeted by a stylish entry canopy that shelters an inviting seating area, offering a place to rest or gather. The surrounding streetscape is further enhanced by sidewalk improvements and thoughtful landscaping,
creating a pedestrian-friendly environment that ties the development into the community. Upon entering the two-
story lobby, residents and visitors encounter a spacious and welcoming entrance that sets the tone for the thoughtfully designed spaces throughout the building. The ground
floor features a public parking garage, entered from Lytton Avenue, with pedestrian-friendly access points on both
Lytton and Kipling – an ideal setup for ease of movement through the neighborhood.
The second floor offers additional parking with the garage accessed via a ramp from Lytton Avenue. The property
management office on the ground floor provides peace of mind, offering responsive on-site support.
The heart of the community begins on the third floor, where a communal space opens onto a beautifully landscaped
podium courtyard. Here, families can relax in seating areas surrounded by lush greenery, while children aged 2-12
enjoy a dedicated play area designed for exploration and fun. The adjacent community room and laundry room serve as social hubs, promoting connection among residents, with every detail enhancing daily life. Teenagers have their own retreat on the second floor, giving them a space to relax, socialize, and grow.
The residential floors offer a diverse mix of studio, one-, two-, and three-bedroom apartments, catering to a wide
range of family sizes. With laundry and lounge rooms
conveniently placed on each upper floor, residents can
experience the comfort of modern living. Large windows
offer city and hill views, while carefully curated design elements create warm, welcoming interiors. The building’s exterior is thoughtfully clad in panelized veneer brick or siding – a durable, low-maintenance, and economical
material that ensures both beauty and long-term resilience.
Its clean lines, combined with aluminum frame windows,
give Scenario B a modern yet timeless appeal. The
aluminum-framed windows not only maximize natural light in each unit but also contribute to a sleek, contemporary aesthetic. On the upper two floors, strategic setbacks
reduce the perceived height of the building, creating a more human scale and blending harmoniously with the
surrounding neighborhood. Additionally, bay window
projections further enhance this relationship by echoing the architectural rhythm of nearby buildings, making Scenario B a natural extension of the urban fabric.
Conceptual rendering for illustrative purposes only.
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SCENARIO B
PARKING FOR RESIDENTS & REPLACEMENT OF PUBLIC PARKING SPACES Project Data
Building Height: 75 ft.
• 70 ft. to roof structure, plus 5 ft. parapet,
Stair / Elevator Penthouses to 80 ft max.
• Setback on the 6th & 7th floors, 3 feet on both Kipling and Lytton frontages
Construction Type: Seven (7) stories concrete (Type I-A) Gross Building Area: 88,066 gsf
Gross Leasable Area: 40,830 gsf (residential units only) Number of Residential Units by Type/Size:
• 4 (7%) Studio / 1 BA (416 average, no min per TCAC)
• 18 (32%) 1 BR 1 BA (572 average, 450 sf min per TCAC) • 20 (35%) 2 BR 1 BA (806 average, 700 sf min per TCAC) • 15 (26%) 3 BR 2 BA (1,092 average, 900 sf min per TCAC) • 57 (100%) total units (716 average)
On-Site Parking: Two levels of parking with separate
entrances, both entered from Lytton Ave.
Level 1: Public Parking
• 23 standard spaces (9 ft. x 18 ft.)
• 3 accessible spaces
• 26 total spaces
Level 2: Public Parking or Residents-Only
(0.45 spaces per unit)
• 23 standard spaces (9 ft. x 18 ft.)
• 3 accessible spaces (2 accessible, 1 van accessible)
• 26 total spaces
On-Site Services: Resident services coordination for all households and case management services for households
in Rapid Rehousing units.
Amenities:
• Property Management offices and Resident Lobby with
Mail on ground floor
• Bike Storage on ground floor
• Second Floor Teen Room (+/-525 gsf) for youth aged
13-17
• Service Coordinator offices on 2nd floor
• Maintenance office and supplemental resident storage
on the 2nd floor
• Community Room w/ Laundry on 3rd floor (+/-1,850 gsf) with shared kitchen, seating areas, tables, computer
area, and table and chair storage. Laundry to have three sets of washers and dryers
• Laundry / Lounges on upper floors (+/-250 gsf each) to have at least one set washers and dryers as well as
folding area and seating
• Podium Courtyard will include landscape planting,
seating areas, and children’s play area for ages 2-12
(600 sf min)
Target Population: Large family project with 25% of units set aside for homeless individuals and households
Affordability: Twenty-nine (29) units will be for extremely- low-income households (<30% AMI). Four (4) units will be for households earning up to 50% AMI. The remaining
23 affordable units will be for households earning up to 60% AMI.
Conceptual rendering for illustrative purposes only.
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6' - 0"20' - 0"10' - 0"8' - 6"24' - 0"8' - 6"10' - 0"24' - 0"1' - 6" 20' - 0" 40' - 0" 24' - 0" 22' - 0" 25' - 0" 20' - 0" 10' - 0" 7' - 0" 168' - 0"
BIKES
168' - 0"
STAIR
STAIR
112' - 6"
LOBBY
& MAIL
112' - 6"
PARKING FOR PUBLIC
(26 SPACES)
+/-10,110 GSF
MECH./ELEC.
PROPERTY
MANAGEMENT
OFFICES
TRANSFORMER
MECH.
SPEED RAMP
WASTE
VAN ACCACC
12.0%6.0%
24' - 0"
MECH./ELEC.STORAGE
PUBLIC
PARKING ENTRY
RESIDENT
PARKING ENTRY
3' - 0" 74' - 0" 30' - 0" 59' - 0" 2' - 0"
LYTTON AVE.
KIPLING ST.
ACC
PEDESTRIAN
EXIT FROM
PUBLIC GARAGE
1' - 6" 19' - 0" 71' - 0" 17' - 0" 4' - 0"
PEDESTRIAN
EXIT FROM
PUBLIC
GARAGE
2BR
STAIR
STAIR
WASTE
1' - 6" 53' - 0" 54' - 0" 4' - 0"
112' - 6"
3BR 3BR
COMMUNITY ROOM
PODIUM OPEN SPACE - LEVEL 3
(+/- 6,000 gsf)
1 BR
1 BR
2 BR2 BR 2 BR
3BR
1' - 6" 24' - 0" 10' - 0" 31' - 0" 20' - 0" 26' - 0"
26' - 0" 6' - 0" 26' - 0" 108' - 0" 2' - 0"
168' - 0"
42' - 0" 42' - 0" 45' - 0" 22' - 0" 10' - 0" 7' - 0"
10' - 0" 31' - 0" 31' - 0" 31' - 0" 5' - 0"
LAUNDRY
MECH.
1 BR (L4-L7)
STUDIO (L4-L7)
LOBBY
KIPLING ST.
LYTTON AVE.
PARKING ENTRY
FOR RESIDENTS
PUBLIC GARAGE ENTRY
LEVEL 1
+0' - 0"
LEVEL 3
+20' - 0"
LEVEL 4
+30' - 0"
LEVEL 5
+40' - 0"
LEVEL 6
+50' - 0"
ROOF
+70' - 0"
LEVEL 2
+10' - 0"
50' - 0"
70' - 0"
LEVEL 7
+60' - 0"3' - 0"
LAUNDRY/LOUNGE
COMMUNITY ROOM
PODIUM COURTYARD
STAIR
STAIR
1' - 6" 107' - 0" 4' - 0"
112' - 6"
7' - 0"
SERVICE
COORDINATOR
OFFICES
PARKING FOR RESIDENTS
(26 SPACES)
VANACC ACC
OPEN
TO
BELOW
LOADING
20' - 0" 0" 34' - 0" 30' - 0" 67' - 0" 10' - 0"
1' - 6" 24' - 0" 10' - 0" 31' - 0" 0" 10' - 0" 30' - 0" 6' - 0" 94' - 0" 59' - 0"
2' - 0"
TEEN ROOM
3' - 0"
MOTORCYCLE
PARKING
6' - 0"
7' - 0"
2' - 0"
12.0% 6.0%
MAINTENANCE OFFICE &
RESIDENT STORAGE
24' - 0"
26'-0" MIN.
LOBBY
© 2019 PYATOK ARCHITECTURE & URBAN DESIGN
REVISION SCHEDULE
NO. ISSUE DATE
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
1/16" = 1'-0"
10/28/2024 10:48:30 AM
SCENARIO B
Alta Housing
0000
Author
Checker
xx/xx/xxxx
Parcel T Site Study
T0.01
450 Lytton Ave. (Parcel T)
Palo Alto, CA 94301
Sobrato Center for
NonProfits
Palo Alto, CA
Parcel T
450 Lytton Avenue
APN: 120-15-100
Site Area: 19,236 sf
Open Space (Courtyard): 6,000 GSF
(103 sf/unit)
UNIT MIX:
Total Units - 57 (716 gsf average)
STUDIO (416 GSF) 4 (7%)
1 BR (572 GSF) 18 (32%)
2 BR (806 GSF) 20 (35%)
3 BR (1,092 GSF) 15 (26%)
GROSS BUILDING AREA (GSF) - BY FLOOR
Name Floor Area
LEVEL 1
Amenity 1,684 SF
Circulation - Vertical 620 SF
Service/Storage 13,253 SF
15,557 SF
LEVEL 2
Amenity 992 SF
Circulation - Horiz. 1,426 SF
Circulation - Vertical 620 SF
Service/Storage 12,043 SF
15,081 SF
LEVEL 3
Amenity 1,846 SF
Circulation - Horiz. 1,848 SF
Circulation - Vertical 620 SF
Residential 5,276 SF
Service/Storage 214 SF
9,804 SF
LEVEL 4
Amenity 364 SF
Circulation - Horiz. 1,718 SF
Circulation - Vertical 620 SF
Residential 9,306 SF
Service/Storage 214 SF
12,222 SF
LEVEL 5
Amenity 364 SF
Circulation - Horiz. 1,718 SF
Circulation - Vertical 620 SF
Residential 9,306 SF
Service/Storage 214 SF
12,222 SF
LEVEL 6
Amenity 364 SF
Circulation - Horiz. 1,718 SF
Circulation - Vertical 620 SF
Residential 8,471 SF
Service/Storage 214 SF
11,387 SF
LEVEL 7
Amenity 364 SF
Circulation - Horiz. 1,718 SF
Circulation - Vertical 620 SF
Residential 8,471 SF
11,173 SF
ROOF
Circulation - Vertical 620 SF
620 SF
Total Building Area: 88,066 SF
STUDIO
1BR
2BR
3BR
0 2
4 3
1 4
4 3
4 18
20 15
L3 L4 L5 L6 Total
9 12 12 12 57
PARKING MIX:
Public Parking (at Grade): 26
Residents Parking (Level 2): 26 = 0.45 space/unit
23 Standard Spaces
3 Accessible Spaces (2ACC, 1 Van ACC)
1 Loading
NOTE: ALL PARKING (RESIDENT & PUBLIC) TO BE EV
INSTALLED/READY PER PAMC CAL GREEN TIER 2
REACH. (20% CHARGERS, 80% PLUG/OUTLETS)
L6
12 1
4 4
3 1
4 4
3 1
4 4
3 LOT COVERAGE: 18,246 SF / 19,236 SF = 95%
FAR: Floor Area (87,418 SF) / Lot Area (19,236 SF) = 4.54 Podium Level (3)
Levels 4-7 similar
Level 2
Ground Floor
6' - 0"20' - 0"10' - 0"8' - 6"24' - 0"8' - 6"10' - 0"24' - 0"1' - 6" 20' - 0" 40' - 0" 24' - 0" 22' - 0" 25' - 0" 20' - 0" 10' - 0" 7' - 0" 168' - 0"
BIKES
168' - 0"
STAIR
STAIR
112' - 6"
LOBBY
& MAIL
112' - 6"
PARKING FOR PUBLIC
(26 SPACES)
+/-10,110 GSF
MECH./ELEC.
PROPERTY
MANAGEMENT
OFFICES
TRANSFORMER
MECH.
SPEED RAMP
WASTE
VAN ACCACC
12.0%6.0%
24' - 0"
MECH./ELEC.STORAGE
PUBLIC
PARKING ENTRY
RESIDENT
PARKING ENTRY
3' - 0" 74' - 0" 30' - 0" 59' - 0" 2' - 0"
LYTTON AVE.
KIPLING ST.
ACC
PEDESTRIAN
EXIT FROM
PUBLIC GARAGE
1' - 6" 19' - 0" 71' - 0" 17' - 0" 4' - 0"
PEDESTRIAN
EXIT FROM
PUBLIC
GARAGE
2BR
STAIR
STAIR
WASTE
1' - 6" 53' - 0" 54' - 0" 4' - 0"
112' - 6"
3BR 3BR
COMMUNITY ROOM
PODIUM OPEN SPACE - LEVEL 3
(+/- 6,000 gsf)
1 BR
1 BR
2 BR2 BR 2 BR
3BR
1' - 6" 24' - 0" 10' - 0" 31' - 0" 20' - 0" 26' - 0"
26' - 0" 6' - 0" 26' - 0" 108' - 0" 2' - 0"
168' - 0"
42' - 0" 42' - 0" 45' - 0" 22' - 0" 10' - 0" 7' - 0"
10' - 0" 31' - 0" 31' - 0" 31' - 0" 5' - 0"
LAUNDRY
MECH.
1 BR (L4-L7)
STUDIO (L4-L7)
LOBBY
KIPLING ST.
LYTTON AVE.
PARKING ENTRY
FOR RESIDENTS
PUBLIC GARAGE ENTRY
LEVEL 1
+0' - 0"
LEVEL 3
+20' - 0"
LEVEL 4
+30' - 0"
LEVEL 5
+40' - 0"
LEVEL 6
+50' - 0"
ROOF
+70' - 0"
LEVEL 2
+10' - 0"
50' - 0"
70' - 0"
LEVEL 7
+60' - 0"3' - 0"
LAUNDRY/LOUNGE
COMMUNITY ROOM
PODIUM COURTYARD
STAIR
STAIR
1' - 6" 107' - 0" 4' - 0"
112' - 6"
7' - 0"
SERVICE
COORDINATOR
OFFICES
PARKING FOR RESIDENTS
(26 SPACES)
VANACC ACC
OPEN
TO
BELOW
LOADING
20' - 0" 0" 34' - 0" 30' - 0" 67' - 0" 10' - 0"
1' - 6" 24' - 0" 10' - 0" 31' - 0" 0" 10' - 0" 30' - 0" 6' - 0" 94' - 0" 59' - 0"
2' - 0"
TEEN ROOM
3' - 0"
MOTORCYCLE
PARKING
6' - 0"
7' - 0"
2' - 0"
12.0% 6.0%
MAINTENANCE OFFICE &
RESIDENT STORAGE
24' - 0"
26'-0" MIN.
LOBBY
© 2019 PYATOK ARCHITECTURE & URBAN DESIGN
REVISION SCHEDULE
NO. ISSUE DATE
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
1/16" = 1'-0"
10/28/2024 10:48:30 AM
SCENARIO B
Alta Housing
0000
Author
Checker
xx/xx/xxxx
Parcel T Site Study
T0.01
450 Lytton Ave. (Parcel T)
Palo Alto, CA 94301
Sobrato Center for
NonProfits
Palo Alto, CA
Parcel T
450 Lytton Avenue
APN: 120-15-100
Site Area: 19,236 sf
Open Space (Courtyard): 6,000 GSF
(103 sf/unit)
UNIT MIX:
Total Units - 57 (716 gsf average)
STUDIO (416 GSF) 4 (7%)
1 BR (572 GSF) 18 (32%)
2 BR (806 GSF) 20 (35%)
3 BR (1,092 GSF) 15 (26%)
GROSS BUILDING AREA (GSF) - BY FLOOR
Name Floor Area
LEVEL 1
Amenity 1,684 SF
Circulation - Vertical 620 SF
Service/Storage 13,253 SF
15,557 SF
LEVEL 2
Amenity 992 SF
Circulation - Horiz. 1,426 SF
Circulation - Vertical 620 SF
Service/Storage 12,043 SF
15,081 SF
LEVEL 3
Amenity 1,846 SF
Circulation - Horiz. 1,848 SF
Circulation - Vertical 620 SF
Residential 5,276 SF
Service/Storage 214 SF
9,804 SF
LEVEL 4
Amenity 364 SF
Circulation - Horiz. 1,718 SF
Circulation - Vertical 620 SF
Residential 9,306 SF
Service/Storage 214 SF
12,222 SF
LEVEL 5
Amenity 364 SF
Circulation - Horiz. 1,718 SF
Circulation - Vertical 620 SF
Residential 9,306 SF
Service/Storage 214 SF
12,222 SF
LEVEL 6
Amenity 364 SF
Circulation - Horiz. 1,718 SF
Circulation - Vertical 620 SF
Residential 8,471 SF
Service/Storage 214 SF
11,387 SF
LEVEL 7
Amenity 364 SF
Circulation - Horiz. 1,718 SF
Circulation - Vertical 620 SF
Residential 8,471 SF
11,173 SF
ROOF
Circulation - Vertical 620 SF
620 SF
Total Building Area: 88,066 SF
STUDIO
1BR
2BR
3BR
0 2
4 3
1 4
4 3
4 18
20 15
L3 L4 L5 L6 Total
9 12 12 12 57
PARKING MIX:
Public Parking (at Grade): 26
Residents Parking (Level 2): 26 = 0.45 space/unit
23 Standard Spaces
3 Accessible Spaces (2ACC, 1 Van ACC)
1 Loading
NOTE: ALL PARKING (RESIDENT & PUBLIC) TO BE EV
INSTALLED/READY PER PAMC CAL GREEN TIER 2
REACH. (20% CHARGERS, 80% PLUG/OUTLETS)
L6
12 1
4 4
3 1
4 4
3 1
4 4
3 LOT COVERAGE: 18,246 SF / 19,236 SF = 95%
FAR: Floor Area (87,418 SF) / Lot Area (19,236 SF) = 4.54 6' - 0"20' - 0"10' - 0"8' - 6"24' - 0"8' - 6"10' - 0"24' - 0"1' - 6" 20' - 0" 40' - 0" 24' - 0" 22' - 0" 25' - 0" 20' - 0" 10' - 0" 7' - 0" 168' - 0"
BIKES
168' - 0"
STAIR
STAIR
112' - 6"
LOBBY
& MAIL
112' - 6"
PARKING FOR PUBLIC
(26 SPACES)
+/-10,110 GSF
MECH./ELEC.
PROPERTY
MANAGEMENT
OFFICES
TRANSFORMER
MECH.
SPEED RAMP
WASTE
VAN ACCACC
12.0%6.0%
24' - 0"
MECH./ELEC.STORAGE
PUBLIC
PARKING ENTRY
RESIDENT
PARKING ENTRY
3' - 0" 74' - 0" 30' - 0" 59' - 0" 2' - 0"
LYTTON AVE.
KIPLING ST.
ACC
PEDESTRIAN
EXIT FROM
PUBLIC GARAGE
1' - 6" 19' - 0" 71' - 0" 17' - 0" 4' - 0"
PEDESTRIAN
EXIT FROM
PUBLIC
GARAGE
2BR
STAIR
STAIR
WASTE
1' - 6" 53' - 0" 54' - 0" 4' - 0"
112' - 6"
3BR 3BR
COMMUNITY ROOM
PODIUM OPEN SPACE - LEVEL 3
(+/- 6,000 gsf)
1 BR
1 BR
2 BR2 BR 2 BR
3BR
1' - 6" 24' - 0" 10' - 0" 31' - 0" 20' - 0" 26' - 0"
26' - 0" 6' - 0" 26' - 0" 108' - 0" 2' - 0"
168' - 0"
42' - 0" 42' - 0" 45' - 0" 22' - 0" 10' - 0" 7' - 0"
10' - 0" 31' - 0" 31' - 0" 31' - 0" 5' - 0"
LAUNDRY
MECH.
1 BR (L4-L7)
STUDIO (L4-L7)
LOBBY
KIPLING ST.
LYTTON AVE.
PARKING ENTRY
FOR RESIDENTS
PUBLIC GARAGE ENTRY
LEVEL 1
+0' - 0"
LEVEL 3
+20' - 0"
LEVEL 4
+30' - 0"
LEVEL 5
+40' - 0"
LEVEL 6
+50' - 0"
ROOF
+70' - 0"
LEVEL 2
+10' - 0"
50' - 0"
70' - 0"
LEVEL 7
+60' - 0"3' - 0"
LAUNDRY/LOUNGE
COMMUNITY ROOM
PODIUM COURTYARD
STAIR
STAIR
1' - 6" 107' - 0" 4' - 0"
112' - 6"
7' - 0"
SERVICE
COORDINATOR
OFFICES
PARKING FOR RESIDENTS
(26 SPACES)
VANACC ACC
OPEN
TO
BELOW
LOADING
20' - 0" 0" 34' - 0" 30' - 0" 67' - 0" 10' - 0"
1' - 6" 24' - 0" 10' - 0" 31' - 0" 0" 10' - 0" 30' - 0" 6' - 0" 94' - 0" 59' - 0"
2' - 0"
TEEN ROOM
3' - 0"
MOTORCYCLE
PARKING
6' - 0"
7' - 0"
2' - 0"
12.0% 6.0%
MAINTENANCE OFFICE &
RESIDENT STORAGE
24' - 0"
26'-0" MIN.
LOBBY
© 2019 PYATOK ARCHITECTURE & URBAN DESIGN
REVISION SCHEDULE
NO. ISSUE DATE
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
1/16" = 1'-0"
10/28/2024 10:48:30 AM
SCENARIO B
Alta Housing
0000
Author
Checker
xx/xx/xxxx
Parcel T Site Study
T0.01
450 Lytton Ave. (Parcel T)
Palo Alto, CA 94301
Sobrato Center for
NonProfits
Palo Alto, CA
Parcel T
450 Lytton Avenue
APN: 120-15-100
Site Area: 19,236 sf
Open Space (Courtyard): 6,000 GSF
(103 sf/unit)
UNIT MIX:
Total Units - 57 (716 gsf average)
STUDIO (416 GSF) 4 (7%)
1 BR (572 GSF) 18 (32%)
2 BR (806 GSF) 20 (35%)
3 BR (1,092 GSF) 15 (26%)
GROSS BUILDING AREA (GSF) - BY FLOOR
Name Floor Area
LEVEL 1
Amenity 1,684 SF
Circulation - Vertical 620 SF
Service/Storage 13,253 SF
15,557 SF
LEVEL 2
Amenity 992 SF
Circulation - Horiz. 1,426 SF
Circulation - Vertical 620 SF
Service/Storage 12,043 SF
15,081 SF
LEVEL 3
Amenity 1,846 SF
Circulation - Horiz. 1,848 SF
Circulation - Vertical 620 SF
Residential 5,276 SF
Service/Storage 214 SF
9,804 SF
LEVEL 4
Amenity 364 SF
Circulation - Horiz. 1,718 SF
Circulation - Vertical 620 SF
Residential 9,306 SF
Service/Storage 214 SF
12,222 SF
LEVEL 5
Amenity 364 SF
Circulation - Horiz. 1,718 SF
Circulation - Vertical 620 SF
Residential 9,306 SF
Service/Storage 214 SF
12,222 SF
LEVEL 6
Amenity 364 SF
Circulation - Horiz. 1,718 SF
Circulation - Vertical 620 SF
Residential 8,471 SF
Service/Storage 214 SF
11,387 SF
LEVEL 7
Amenity 364 SF
Circulation - Horiz. 1,718 SF
Circulation - Vertical 620 SF
Residential 8,471 SF
11,173 SF
ROOF
Circulation - Vertical 620 SF
620 SF
Total Building Area: 88,066 SF
STUDIO
1BR
2BR
3BR
0 2
4 3
1 4
4 3
4 18
20 15
L3 L4 L5 L6 Total
9 12 12 12 57
PARKING MIX:
Public Parking (at Grade): 26
Residents Parking (Level 2): 26 = 0.45 space/unit
23 Standard Spaces
3 Accessible Spaces (2ACC, 1 Van ACC)
1 Loading
NOTE: ALL PARKING (RESIDENT & PUBLIC) TO BE EV
INSTALLED/READY PER PAMC CAL GREEN TIER 2
REACH. (20% CHARGERS, 80% PLUG/OUTLETS)
L6
12 1
4 4
3 1
4 4
3 1
4 4
3 LOT COVERAGE: 18,246 SF / 19,236 SF = 95%
FAR: Floor Area (87,418 SF) / Lot Area (19,236 SF) = 4.54 6' - 0"20' - 0"10' - 0"8' - 6"24' - 0"8' - 6"10' - 0"24' - 0"1' - 6" 20' - 0" 40' - 0" 24' - 0" 22' - 0" 25' - 0" 20' - 0" 10' - 0" 7' - 0" 168' - 0"
BIKES
168' - 0"
STAIR
STAIR
112' - 6"
LOBBY
& MAIL
112' - 6"
PARKING FOR PUBLIC
(26 SPACES)
+/-10,110 GSF
MECH./ELEC.
PROPERTY
MANAGEMENT
OFFICES
TRANSFORMER
MECH.
SPEED RAMP
WASTE
VAN ACCACC
12.0%6.0%
24' - 0"
MECH./ELEC.STORAGE
PUBLIC
PARKING ENTRY
RESIDENT
PARKING ENTRY
3' - 0" 74' - 0" 30' - 0" 59' - 0" 2' - 0"
LYTTON AVE.
KIPLING ST.
ACC
PEDESTRIAN
EXIT FROM
PUBLIC GARAGE
1' - 6" 19' - 0" 71' - 0" 17' - 0" 4' - 0"
PEDESTRIAN
EXIT FROM
PUBLIC
GARAGE
2BR
STAIR
STAIR
WASTE
1' - 6" 53' - 0" 54' - 0" 4' - 0"
112' - 6"
3BR 3BR
COMMUNITY ROOM
PODIUM OPEN SPACE - LEVEL 3
(+/- 6,000 gsf)
1 BR
1 BR
2 BR2 BR 2 BR
3BR
1' - 6" 24' - 0" 10' - 0" 31' - 0" 20' - 0" 26' - 0"
26' - 0" 6' - 0" 26' - 0" 108' - 0" 2' - 0"
168' - 0"
42' - 0" 42' - 0" 45' - 0" 22' - 0" 10' - 0" 7' - 0"
10' - 0" 31' - 0" 31' - 0" 31' - 0" 5' - 0"
LAUNDRY
MECH.
1 BR (L4-L7)
STUDIO (L4-L7)
LOBBY
KIPLING ST.
LYTTON AVE.
PARKING ENTRY
FOR RESIDENTS
PUBLIC GARAGE ENTRY
LEVEL 1
+0' - 0"
LEVEL 3
+20' - 0"
LEVEL 4
+30' - 0"
LEVEL 5
+40' - 0"
LEVEL 6
+50' - 0"
ROOF
+70' - 0"
LEVEL 2
+10' - 0"
50' - 0"
70' - 0"
LEVEL 7
+60' - 0"3' - 0"
LAUNDRY/LOUNGE
COMMUNITY ROOM
PODIUM COURTYARD
STAIR
STAIR
1' - 6" 107' - 0" 4' - 0"
112' - 6"
7' - 0"
SERVICE
COORDINATOR
OFFICES
PARKING FOR RESIDENTS
(26 SPACES)
VANACC ACC
OPEN
TO
BELOW
LOADING
20' - 0" 0" 34' - 0" 30' - 0" 67' - 0" 10' - 0"
1' - 6" 24' - 0" 10' - 0" 31' - 0" 0" 10' - 0" 30' - 0" 6' - 0" 94' - 0" 59' - 0"
2' - 0"
TEEN ROOM
3' - 0"
MOTORCYCLE
PARKING
6' - 0"
7' - 0"
2' - 0"
12.0% 6.0%
MAINTENANCE OFFICE &
RESIDENT STORAGE
24' - 0"
26'-0" MIN.
LOBBY
© 2019 PYATOK ARCHITECTURE & URBAN DESIGN
REVISION SCHEDULE
NO. ISSUE DATE
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
1/16" = 1'-0"
10/28/2024 10:48:30 AM
SCENARIO B
Alta Housing
0000
Author
Checker
xx/xx/xxxx
Parcel T Site Study
T0.01
450 Lytton Ave. (Parcel T)
Palo Alto, CA 94301
Sobrato Center for
NonProfits
Palo Alto, CA
Parcel T
450 Lytton Avenue
APN: 120-15-100
Site Area: 19,236 sf
Open Space (Courtyard): 6,000 GSF
(103 sf/unit)
UNIT MIX:
Total Units - 57 (716 gsf average)
STUDIO (416 GSF) 4 (7%)
1 BR (572 GSF) 18 (32%)
2 BR (806 GSF) 20 (35%)
3 BR (1,092 GSF) 15 (26%)
GROSS BUILDING AREA (GSF) - BY FLOOR
Name Floor Area
LEVEL 1
Amenity 1,684 SF
Circulation - Vertical 620 SF
Service/Storage 13,253 SF
15,557 SF
LEVEL 2
Amenity 992 SF
Circulation - Horiz. 1,426 SF
Circulation - Vertical 620 SF
Service/Storage 12,043 SF
15,081 SF
LEVEL 3
Amenity 1,846 SF
Circulation - Horiz. 1,848 SF
Circulation - Vertical 620 SF
Residential 5,276 SF
Service/Storage 214 SF
9,804 SF
LEVEL 4
Amenity 364 SF
Circulation - Horiz. 1,718 SF
Circulation - Vertical 620 SF
Residential 9,306 SF
Service/Storage 214 SF
12,222 SF
LEVEL 5
Amenity 364 SF
Circulation - Horiz. 1,718 SF
Circulation - Vertical 620 SF
Residential 9,306 SF
Service/Storage 214 SF
12,222 SF
LEVEL 6
Amenity 364 SF
Circulation - Horiz. 1,718 SF
Circulation - Vertical 620 SF
Residential 8,471 SF
Service/Storage 214 SF
11,387 SF
LEVEL 7
Amenity 364 SF
Circulation - Horiz. 1,718 SF
Circulation - Vertical 620 SF
Residential 8,471 SF
11,173 SF
ROOF
Circulation - Vertical 620 SF
620 SF
Total Building Area: 88,066 SF
STUDIO
1BR
2BR
3BR
0 2
4 3
1 4
4 3
4 18
20 15
L3 L4 L5 L6 Total
9 12 12 12 57
PARKING MIX:
Public Parking (at Grade): 26
Residents Parking (Level 2): 26 = 0.45 space/unit
23 Standard Spaces
3 Accessible Spaces (2ACC, 1 Van ACC)
1 Loading
NOTE: ALL PARKING (RESIDENT & PUBLIC) TO BE EV
INSTALLED/READY PER PAMC CAL GREEN TIER 2
REACH. (20% CHARGERS, 80% PLUG/OUTLETS)
L6
12 1
4 4
3 1
4 4
3 1
4 4
3 LOT COVERAGE: 18,246 SF / 19,236 SF = 95%
FAR: Floor Area (87,418 SF) / Lot Area (19,236 SF) = 4.54 Kipling Street (North)
3D Axon — Courtyard
3D Axon — Street
19 Lot T Refined Proposal | Alta Housing | 10.29.24
SCENARIO B
PARKING FOR RESIDENTS & REPLACEMENT OF
PUBLIC PARKING SPACES
Item 9
Attachment D - Alta Housing
Proposal
Item 9: Staff Report
Pg.
33 Packet Pg. 127 of 349
20 Lot T Refined Proposal | Alta Housing | 10.29.24
Unit Mix Schedule
SCENARIO B
FINANCIAL PROFORMA
In Scenario B, we propose a unit mix that includes 15 Rapid Rehousing (RRH) units (25% of total) targeted towards the episodically homeless population. Additionally, we plan to assist 14 households at 30% AMI and 4 households at 50% AMI using Section 8 Project-Based Vouchers (PBVs).
Similar to Scenario A, Scenario B is best suited for financing through 4% LIHTCs. In addition to LIHTC equity, we are proposing financing from CA Housing & Community Development, the City of Palo Alto, Federal Home Loan Bank, and State Tax Credits. Our proposed unit mix aligns with the Santa Clara County Office of Supportive Housing’s Project Types, making it eligible for County/BAHFA funding if that source becomes available in the coming years.
This would allow us to potentially replace or supplement the other soft funding sources.
The estimated total development cost of Scenario B is $70.1 million.
UNIT
SIZE
NO.
UNITS % AMI
RRH
UNITS
FAMILY
PBV BASE RENT SUBSIDY INCOME
0 BR 4 30% 4 43,248 43,248
1 BR 7 30% 7 80,472 80,472
2 BR 9 30% 2 7 122,904 158,592 281,496
3 BR 9 30% 2 7 140,616 216,216 356,832
2 BR 2 50% 2 47,208 25,416 72,624
3 BR 2 50% 2 54,264 38,760 93,024
1 BR 11 60% 263,340 263,340
2 BR 8 60% 228,672 228,672
3 BR 4 60% 131,520 131,520
2 BR 1 Mgr Unit 0
TOTAL 57 43.8% 15 18 1,112,244 438,984 1,551,228
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Item 9: Staff Report
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Permanent Sources of Financing
Construction Sources
Uses
SOURCE AMOUNT PER UNIT INTEREST TERM-YRS DCR
Permanent Loan 7,678,525 134,711 7.25% 35 1.15
CA HCD MHP 14,250,000 250,000 3% 55
City of Palo Alto 4,160,000 72,982 3% 55
FHLB AHP 570,000 10,000
Equity from LIHTC (Federal & State) 43,490,338 762,988
Total Sources 70,148,863 1,230,682
SOURCE AMOUNT PER UNIT INTEREST TERM-MOS
Tax Exempt Construction Loan 35,200,000 617,544 7.75% 32 Taxable Construction Loan 23,278,391 408,393 8.00% 32
City of Palo Alto 4,160,000 72,982 3% 32
FHLB AHP 570,000 10,000
Costs Deferred until Perm Closing 2,591,438 45,464
Equity from LIHTC 4,349,034 76,299
Total Sources 70,148,863 1,230,682
USE AMOUNT PER UNIT
Hard Costs 49,706,900 872,051
Design & Engineering 2,598,491 45,588
Development Impact & Permit Fees 1,615,801 28,347
Insurance During Construction 1,441,500 25,289
Developer Fee 2,500,000 43,860
Other Soft Costs 2,188,598 38,396
Financing Costs 10,097,573 177,150
Total Development Cost 70,148,863 1,230,682
SCENARIO B
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Item 9: Staff Report
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YR 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 Gross Potential Income
Gross TCAC Rent 1,112,244 1,140,050 1,168,551 1,197,765 1,227,709 1,258,402 1,289,862 1,322,109 1,355,161 1,389,040 1,423,766 1,459,361 1,495,845 1,533,241 1,571,572 Section 8 Incremental Income 438,984 449,959 461,208 472,738 484,556 496,670 509,087 521,814 534,859 548,231 561,937 575,985 590,385 605,144 620,273 Miscellaneous Income 7,125 7,303 7,486 7,673 7,865 8,061 8,263 8,469 8,681 8,898 9,121 9,349 9,582 9,822 10,067 Less Vacancy/Loss - TCAC Rents (55,612) (57,003) (58,428) (59,888) (61,385) (62,920) (64,493) (66,105) (67,758) (69,452) (71,188) (72,968) (74,792) (76,662) (78,579) Less Vacancy/Loss - Sec 8 Incr (21,949) (22,498) (23,060) (23,637) (24,228) (24,834) (25,454) (26,091) (26,743) (27,412) (28,097) (28,799) (29,519) (30,257) (31,014) Effective Gross Income 1,480,792 1,517,811 1,555,757 1,594,651 1,634,517 1,675,380 1,717,264 1,760,196 1,804,201 1,849,306 1,895,538 1,942,927 1,991,500 2,041,288 2,092,320 Less Operating Expenses (684,000) (707,940) (732,718) (758,363) (784,906) (812,377) (840,811) (870,239) (900,697) (932,222) (964,850) (998,619) (1,033,571) (1,069,746) (1,107,187) Less Replacement Reserve (28,500) (28,500) (28,500) (28,500) (28,500) (28,500) (28,500) (28,500) (28,500) (28,500) (28,500) (28,500) (28,500) (28,500) (28,500) Less HCD Annual Fee 0.42% (59,850) (59,850) (59,850) (59,850) (59,850) (59,850) (59,850) (59,850) (59,850) (59,850) (59,850) (59,850) (59,850) (59,850) (59,850) Less City Annual Fee 125 (12,825) (12,825) (12,825) (12,825) (12,825) (12,825) (12,825) (12,825) (12,825) (12,825) (12,825) (12,825) (12,825) (12,825) (12,825) Net Operating Income 695,617 708,696 721,864 735,113 748,436 761,827 775,279 788,782 802,328 815,909 829,514 843,133 856,754 870,367 883,958 Less Debt Service (604,884) (604,884) (604,884) (604,884) (604,884) (604,884) (604,884) (604,884) (604,884) (604,884) (604,884) (604,884) (604,884) (604,884) (604,884) Less Issuer Fee 4,000 (4,000) (4,000) (4,000) (4,000) (4,000) (4,000) (4,000) (4,000) (4,000) (4,000) (4,000) (4,000) (4,000) (4,000) (4,000) Net Cash Flow, First Cut 86,733 99,812 112,980 126,229 139,552 152,943 166,395 179,898 193,444 207,025 220,630 234,249 247,870 261,483 275,074 Debt Coverage Ratio 1.15 1.17 1.19 1.22 1.24 1.26 1.28 1.30 1.33 1.35 1.37 1.39 1.42 1.44 1.46 Less Ptrship Mgmt Fee - LP 7,500 (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) Less Ptrship Mgmt Fee - GP 19,500 (19,500) (20,085) (20,688) (21,308) (21,947) (22,606) (23,284) (23,983) (24,702) (25,443) (26,206) (26,993) (27,802) (28,636) (29,495) Net Cash Flow, 2nd Cut 59,733 72,002 84,335 96,725 109,163 121,643 134,155 146,691 159,242 171,796 184,344 196,874 209,375 221,832 234,234 Deferred Fee/Incentive Mgmt Fee 33% (19,891) (23,977) (28,084) (32,209) (36,351) (40,507) (44,674) (48,848) (53,027) (57,208) (61,387) (65,559) (69,722) (73,870) (78,000) Cash Distribution
CA HCD 14,250,000 78.1% (31,109) (37,499) (43,923) (50,375) (56,853) (63,353) (69,869) (76,398) (82,934) (89,473) (96,008) (102,534) (109,044) (115,532) (121,991) City 4,000,000 21.9% (8,732) (10,526) (12,329) (14,140) (15,959) (17,783) (19,612) (21,445) (23,280) (25,115) (26,950) (28,781) (30,609) (32,430) (34,243) 18,250,000 100.0%
Remaining Cash Flow (0) (0) (0) 0 (0) 0 0 (0) 0 (0) (0) 0 (0) 0 0 Cash Flow Analysis
SCENARIO B
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Proposal
Item 9: Staff Report
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SCENARIO B
EVALUATION OF SCENARIO & IMPACT OF ON-SITE + REPLACEMENT PARKING For Scenario B, our architectural team was tasked with determining two things: 1) how many parking spaces could fit within two levels of above-grade parking, and 2) how many residential units could fit in five stories above the parking in order to keep the building within the City’s height limit of two stories above the 50’ maximum. We limited the parking to two levels to maximize the number of spaces on each floor. This approach allowed us to incorporate separate entrances for each level, with a speed ramp to access the upper level parking. Adding additional levels would require an internal circulation ramp, which would reduce the number of spaces per floor to a point where it would no longer be worthwhile. To ensure an apples-to-apples comparison of the residential program across the different scenarios, the architect maintained a consistent proportional unit mix (25% 2-bedroom units and 25% 3-bedroom units) and kept unit sizes the same across all three scenarios. The Scenario B design accommodates 26 parking stalls on each level, for a total of 52 spaces – the number of spaces needed to replace the public parking spaces lost due to redevelopment – along with 57 residential units and a 5,900-square-foot podium courtyard.
The inclusion of an additional podium level and another floor of housing – necessitating a shift from Type V-A to the more expensive Type III-A construction – resulted in an increase in the per unit cost from $1.03 M to $1.23 M.
Given the assumption that the City will not be providing financial support for the parking, we treated the parking as a housing project cost and included it in eligible basis. Under IRS regulations, this strategy would be feasible only under specific conditions:
• Both levels of the garage are owned and maintained by the City of Palo Alto for general public use, but built as a part of the housing project as a condition of approval to replace existing public parking (i.e., offsite cost). The residents’ access would need to be the same as any other member of the public. Or, • The second level of the garage is owned by the housing development owner and reserved for the residents’ use. The first level of the garage is owned and maintained by the City, intended for general public use, and is included as a part of the housing project as a condition of approval to replace existing public parking. In this instance, we would be replacing 26 of the existing 52 public parking spaces. Although this isn’t a 1:1 replacement, we would be providing resident parking at a 0.46:1 ratio while also providing close to the number of spaces typically used by the public during peak times.
If we were to consider a shared parking arrangement, for example providing residents with exclusive use during evening hours, we could achieve this by removing the cost of the shared parking from eligible basis. To offset the resulting reduction in tax credit equity, we would need an additional funding source, such as a City contribution toward parking. Compared to Scenarios A and C, Scenario B presents the most challenges of the three proposed developments. In addition to assuming the maximum allocation of $250,000 per unit in CA HCD funding, we would be relying on a significant amount of state tax credits and/or an additional source of competitive funding to cover the higher construction cost. The elevated total development cost per unit could also affect the project’s competitiveness relative to other projects in an application cycle. Some of the risk could be mitigated by a city contribution greater than the requested $4M toward the affordable housing.
Also, this scenario would necessitate an air rights or condominium structure to allow the City to own and maintain one or two levels of public parking, and, of course, the City would need to be willing to assume ownership and maintenance responsibilities for its portion of the parking structure.
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Item 9: Staff Report
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CITY CONTRIBUTION
Similar to Scenario A, we are 1) requesting a $4 million soft loan from the City of Palo Alto, to be made available during construction with interest that is accrued and deferred over the 24-month construction period; 2) requesting a ground lease at a nominal rate of $1 per year; and 3) planning to take advantage of the City’s development impact fee exemptions for affordable housing. These contributions from the City are considered “leveraged soft sources” and will be critical when we apply for tax credits since they increase the competitiveness of our application.
In addition to the soft source contributions, the City would need to own and maintain the public parking as described in the previous section.
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Item 9: Staff Report
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PROJECT MILESTONE ESTIMATED DATE
City selects development partner December 2024
Negotiate & enter into ENA & DDA December 2025
Community engagement - Listening sessions January 2026
Community engagement - Presentation of concept March 2026 Due diligence (Phase I/II, Geotech, Arborist, Surveys, etc) Jan 2026 - Jun 2026 DESIGN
Conceptual Design February 2026
Schematic Design Mar 2026 - Jul 2026 | (4 mo)
Design Development Drawings Feb 2027 - Jul 2027 | (5 mo) Construction Drawings to 75% completion (permit set) Sep 2027 - Feb 2028 | (5 mo) Value engineering / 100% Construction Drawings February 2029
ENTITLEMENTS
Submit SB423/SB330 Notice of Intent to City of Palo Alto March 2026 Submit SB423 application August 2026
City issues determination whether the project meets the City’s objective standards Oct 2026 | (60 days)
City grants ministerial approval Nov 2026 | (90 days) Submit building permit application March 2028
Receive building permit ready letter Jan 2029 | (10 months)
FINANCING
Apply for City of Palo Alto funding October 2026
Apply for FHLB AHP funding March 2027
Apply for CA HCD funding April 2027
(award Fall 2027)
Apply for LIHTC/TEB August 2028
(award Dec 2028)
Close on construction financing April 2029
CONSTRUCTION
GC bids project Oct 2028 - Jan 2029 | (3 mo)
Enter into construction contract March 2029
Start construction April 2029
Complete construction Mar 2031 | (24 mo)
LEASE-UP/OCCUPANCY
Begin marketing March 2030
Begin lease-up process September 2030
100% occupancy Jun 2031 | (3 mo)
SCENARIO B
PROJECT SCHEDULE
The following project schedule is based on the timing outlined in the City’s RFP for developer selection and negotiation of the ENA and DDA. It also reflects the current list of financing sources. The project schedule may be affected if we need to add or replace funding sources.
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Item 9: Staff Report
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26 NO ON-SITE PARKING
SCENARIO C
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Scenario C is a charming four-story, wood-framed affordable family housing development that brings together a sense of community, practicality, and timeless architectural beauty. Located in this thriving downtown neighborhood, this development is designed to foster family life, all while adding warmth and vitality to the streetscape.
Upon arrival, residents and visitors are welcomed by a quaint trellis-covered entry porch on Lytton Street, complete with comfortable seating, perfect for relaxing or meeting neighbors. This feature sets the tone for Scenario C’s Victorian-inspired aesthetic, with its lap siding, durable cement plaster, and a pitched, shingled roof that gives the building a classic, home-like feel. The ground floor, with its glazed storefront, invites light and openness into the property management and service coordinator offices.
Inside the welcoming lobby, residents can access their mail and enjoy the conveniences of a modern community- focused development. At the heart of the development lies an at-grade courtyard, a peaceful green oasis that beckons families outdoors. Trees provide shade over landscape plantings while seating areas offer a tranquil retreat. Children ages 2-12 can explore the children’s play area, while teens have their own dedicated space facing Kipling Street – a teen room designed just for them to unwind and socialize in privacy.
The ground floor also features a bike room and maintenance office facing Lytton Street, encouraging eco-friendly transportation. The mix of studio, one-, two-, and three-bedroom apartments cater to families of all sizes, with some homes thoughtfully located on the ground floor for added convenience.
The surrounding sidewalks are enhanced with landscaping, creating a pedestrian-friendly environment that integrates the building into the neighborhood seamlessly. Whether it’s the beauty of the architecture, the inviting courtyard, or the community spaces that bring people together, Scenario C stands as a family-centric development where charm and community meet modern living.
SCENARIO C
NO ON-SITE PARKING FOR RESIDENTS OR THE PUBLIC
Conceptual rendering for illustrative purposes only.
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Project Data
Building Height: 50 ft.
• 43 ft. to roof structure, plus sloped roof,
Stair / Elevator Penthouses to 53 ft. max.
Construction Type: Four (4) stories wood framing
Gross Building Area: 54,908 gsf
Gross Leasable Area: 36,914 gsf (residential units only) Number of Residential Units by Type/Size:
• 20 (42%) 1 BR 1 BA (572 average, 450 sf min per TCAC) • 14 (30%) 2 BR 1 BA (806 average, 700 sf min per TCAC) • 13 (28%) 3 BR 2 BA (1,092 average, 900 sf min per TCAC) • 47 (100%) total units (716 average)
On-Site Parking: None
On-Site Services: Resident services coordination for all households and case management services for households
in Rapid Rehousing units.
Amenities:
• Property Management offices and Resident Lobby
with Mail, Teen Room (+/- 572 gsf) for youth aged 13-17, Service Coordinator offices, maintenance office, and
storage all on ground floor
• Bike Storage on ground floor, facing Lytton
• Community Room w/ Laundry on ground floor
(+/- 1,325 gsf) with shared kitchen, seating areas, tables, computer area, and table and chair storage. Laundry to
have two sets of washers and dryers
• Laundry / Lounges on upper floors (+/- 250 gsf each) at least 1 set of washer / dryer with folding area and seating • At-grade courtyard will include trees, landscape planting, seating areas, and children’s play area for ages 2-12
(600 sf min)
Target Population: Large family project with 25% of units set aside for homeless individuals and households
Affordability: Twenty-four (24) units will be for households extremely low-income households (<30% AMI). Two (2) units will be for households earning 50% AMI. The remaining
20 affordable units will be for households earning 60% AMI.
SCENARIO C
NO ON-SITE PARKING FOR RESIDENTS OR THE PUBLIC
Conceptual rendering for illustrative purposes only.
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Item 9: Staff Report
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26' - 0"28' - 0"25' - 0"10' - 0"
42' - 0" 42' - 0" 22' - 0" 18' - 0" 27' - 0" 10' - 0" 7' - 0" 168' - 0"
SERVICE / BOH
SERVICE / BOH
BIKE
ROOM
COMMUNITY ROOM/LAUNDRY
STAIR
STAIR
1' - 6"
31' - 0"
3' - 0"
1' - 6" 22' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0"
10' - 6" 70' - 0" 6' - 0" 20' - 0" 6' - 0"
111' - 0"
MECH.
OFFICES WASTE
LOBBY /
MAIL
1BR2BR
2BR
10' - 0"
AT GRADE COURTYARD
+/-3,500 GSF Usable Area
Landscape planting areas, seating
areas, children's play space
3BR
MAINTENANCE
ROOM
1BR
15' - 0" 53' - 0"
19' - 0"
TEEN ROOMOFFICE
LYTTON AVE.
KIPLING ST.
FENCE AT PERIMETER
INTERIOR PROPERTY LINES
GATE FOR
COURTYARD EGRESS
3BR 1BR
1BR 2BR
3BR 3BR
2BR
1BR
2BR 1BR
LAUNDRY/
LOUNGE
STAIR
STAIR
WASTE
168' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0" 10' - 0"
10' - 6" 70' - 0" 6' - 0" 20' - 0" 6' - 0"
151' - 0" 10' - 0" 7' - 0"
26' - 0"31' - 0"22' - 0"10' - 0"22' - 0"1' - 6"
111' - 0"
MECH.
1BR
3BR
42' - 0" 42' - 0" 22' - 0" 45' - 0"
2BR
1BR
18' - 0"
15' - 0"
KIPLING ST.
LYTTON AVE.
LEVEL 1
+0' - 0"
LEVEL 3
+23' - 0"
LEVEL 4
+33' - 0"
ROOF
+43' - 0"
T.O. PARAPET
+50' - 0"
LEVEL 2
+13' - 0"
43' - 0" 7' - 0"
LEVEL 1
+0' - 0"
LEVEL 3
+23' - 0"
LEVEL 4
+33' - 0"
ROOF
+43' - 0"
T.O. PARAPET
+50' - 0"
LEVEL 2
+13' - 0"
LYTTON AVE.
KIPLING STREET
© 2019 PYATOK ARCHITECTURE & URBAN DESIGN
REVISION SCHEDULE
NO. ISSUE DATE
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
1/16" = 1'-0"
10/28/2024 10:55:18 AM
SCENARIO C
Alta Housing
0000
Author
Checker
xx/xx/xxxx
Parcel T Site Study
T0.01
450 Lytton Ave. (Parcel T)
Palo Alto, CA 94301
Sobrato Center for
NonProfits
Palo Alto, CA
UNIT MIX:
Total Units - 47 (734 gsf average)
1 BR (572 GSF) 20 (42%)
2 BR (806 GSF) 14 (30%)
3 BR (1,092 GSF) 13 (28%)
Parcel T
450 Lytton Avenue
APN: 120-15-100
Site Area: 19,236 sf
Open Space (Courtyard): 3,900 GSF
(83 sf/unit)
1BR
2BR
3BR
2 2
1 6
4 4
20 14
13 L2 L3 L4L1 Total
5 14 14 14 47
6 4
4 6
4 4
LOT COVERAGE: 13,217 SF / 19,236 SF = 69%
FAR: Floor Area (52,580 SF) / Lot Area (19,236 SF) = 2.8
GROSS BUILDING AREA (GSF) - BY FLOOR
Name Floor Area
LEVEL 1
Amenity 5,052 SF
Circulation - Horiz. 1,960 SF
Circulation - Vertical 600 SF
Residential 3,848 SF
Service 1,607 SF
13,067 SF
LEVEL 2
Amenity 255 SF
Circulation - Horiz. 1,652 SF
Circulation - Vertical 600 SF
Residential 11,022 SF
Service 218 SF
13,747 SF
LEVEL 3
Amenity 255 SF
Circulation - Horiz. 1,652 SF
Circulation - Vertical 600 SF
Residential 11,022 SF
Service 218 SF
13,747 SF
LEVEL 4
Amenity 255 SF
Circulation - Horiz. 1,652 SF
Circulation - Vertical 600 SF
Residential 11,022 SF
Service 218 SF
13,747 SF
ROOF
Circulation - Vertical 600 SF
600 SF
Total Building Area: 54,908 SF
Lytton Avenue (West)
Upper Levels (2-4)
26' - 0"28' - 0"25' - 0"10' - 0"
42' - 0" 42' - 0" 22' - 0" 18' - 0" 27' - 0" 10' - 0" 7' - 0" 168' - 0"
SERVICE / BOH
SERVICE / BOH
BIKE
ROOM
COMMUNITY ROOM/LAUNDRY
STAIR
STAIR
1' - 6"
31' - 0"
3' - 0"
1' - 6" 22' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0"
10' - 6" 70' - 0" 6' - 0" 20' - 0" 6' - 0"
111' - 0"
MECH.
OFFICES WASTE
LOBBY /
MAIL
1BR2BR
2BR
10' - 0"
AT GRADE COURTYARD
+/-3,500 GSF Usable Area
Landscape planting areas, seating
areas, children's play space
3BR
MAINTENANCE
ROOM
1BR
15' - 0" 53' - 0"
19' - 0"
TEEN ROOMOFFICE
LYTTON AVE.
KIPLING ST.
FENCE AT PERIMETER
INTERIOR PROPERTY LINES
GATE FOR
COURTYARD EGRESS
3BR 1BR
1BR 2BR
3BR 3BR
2BR
1BR
2BR 1BR
LAUNDRY/
LOUNGE
STAIR
STAIR
WASTE
168' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0" 10' - 0"
10' - 6" 70' - 0" 6' - 0" 20' - 0" 6' - 0"
151' - 0" 10' - 0" 7' - 0"
26' - 0"31' - 0"22' - 0"10' - 0"22' - 0"1' - 6"
111' - 0"
MECH.
1BR
3BR
42' - 0" 42' - 0" 22' - 0" 45' - 0"
2BR
1BR
18' - 0"
15' - 0"
KIPLING ST.
LYTTON AVE.
LEVEL 1
+0' - 0"
LEVEL 3
+23' - 0"
LEVEL 4
+33' - 0"
ROOF
+43' - 0"
T.O. PARAPET
+50' - 0"
LEVEL 2
+13' - 0"
43' - 0" 7' - 0"
LEVEL 1
+0' - 0"
LEVEL 3
+23' - 0"
LEVEL 4
+33' - 0"
ROOF
+43' - 0"
T.O. PARAPET
+50' - 0"
LEVEL 2
+13' - 0"
LYTTON AVE.
KIPLING STREET
© 2019 PYATOK ARCHITECTURE & URBAN DESIGN
REVISION SCHEDULE
NO. ISSUE DATE
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
1/16" = 1'-0"
10/28/2024 10:55:18 AM
SCENARIO C
Alta Housing
0000
Author
Checker
xx/xx/xxxx
Parcel T Site Study
T0.01
450 Lytton Ave. (Parcel T)
Palo Alto, CA 94301
Sobrato Center for
NonProfits
Palo Alto, CA
UNIT MIX:
Total Units - 47 (734 gsf average)
1 BR (572 GSF) 20 (42%)
2 BR (806 GSF) 14 (30%)
3 BR (1,092 GSF) 13 (28%)
Parcel T
450 Lytton Avenue
APN: 120-15-100
Site Area: 19,236 sf
Open Space (Courtyard): 3,900 GSF
(83 sf/unit)
1BR
2BR
3BR
2 2
1 6
4 4
20 14
13 L2 L3 L4L1 Total
5 14 14 14 47
6 4
4 6
4 4
LOT COVERAGE: 13,217 SF / 19,236 SF = 69%
FAR: Floor Area (52,580 SF) / Lot Area (19,236 SF) = 2.8
GROSS BUILDING AREA (GSF) - BY FLOOR
Name Floor Area
LEVEL 1
Amenity 5,052 SF
Circulation - Horiz. 1,960 SF
Circulation - Vertical 600 SF
Residential 3,848 SF
Service 1,607 SF
13,067 SF
LEVEL 2
Amenity 255 SF
Circulation - Horiz. 1,652 SF
Circulation - Vertical 600 SF
Residential 11,022 SF
Service 218 SF
13,747 SF
LEVEL 3
Amenity 255 SF
Circulation - Horiz. 1,652 SF
Circulation - Vertical 600 SF
Residential 11,022 SF
Service 218 SF
13,747 SF
LEVEL 4
Amenity 255 SF
Circulation - Horiz. 1,652 SF
Circulation - Vertical 600 SF
Residential 11,022 SF
Service 218 SF
13,747 SF
ROOF
Circulation - Vertical 600 SF
600 SF
Total Building Area: 54,908 SF
26' - 0"28' - 0"25' - 0"10' - 0"
42' - 0" 42' - 0" 22' - 0" 18' - 0" 27' - 0" 10' - 0" 7' - 0" 168' - 0"
SERVICE / BOH
SERVICE / BOH
BIKE
ROOM
COMMUNITY ROOM/LAUNDRY
STAIR
STAIR
1' - 6"
31' - 0"
3' - 0"
1' - 6" 22' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0"
10' - 6" 70' - 0" 6' - 0" 20' - 0" 6' - 0"
111' - 0"
MECH.
OFFICES WASTE
LOBBY /
MAIL
1BR2BR
2BR
10' - 0"
AT GRADE COURTYARD
+/-3,500 GSF Usable Area
Landscape planting areas, seating
areas, children's play space
3BR
MAINTENANCE
ROOM
1BR
15' - 0" 53' - 0"
19' - 0"
TEEN ROOMOFFICE
LYTTON AVE.
KIPLING ST.
FENCE AT PERIMETER
INTERIOR PROPERTY LINES
GATE FOR
COURTYARD EGRESS
3BR 1BR
1BR 2BR
3BR 3BR
2BR
1BR
2BR 1BR
LAUNDRY/
LOUNGE
STAIR
STAIR
WASTE
168' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0" 10' - 0"
10' - 6" 70' - 0" 6' - 0" 20' - 0" 6' - 0"
151' - 0" 10' - 0" 7' - 0"
26' - 0"31' - 0"22' - 0"10' - 0"22' - 0"1' - 6"
111' - 0"
MECH.
1BR
3BR
42' - 0" 42' - 0" 22' - 0" 45' - 0"
2BR
1BR
18' - 0"
15' - 0"
KIPLING ST.
LYTTON AVE.
LEVEL 1
+0' - 0"
LEVEL 3
+23' - 0"
LEVEL 4
+33' - 0"
ROOF
+43' - 0"
T.O. PARAPET
+50' - 0"
LEVEL 2
+13' - 0"
43' - 0" 7' - 0"
LEVEL 1
+0' - 0"
LEVEL 3
+23' - 0"
LEVEL 4
+33' - 0"
ROOF
+43' - 0"
T.O. PARAPET
+50' - 0"
LEVEL 2
+13' - 0"
LYTTON AVE.
KIPLING STREET
© 2019 PYATOK ARCHITECTURE & URBAN DESIGN
REVISION SCHEDULE
NO. ISSUE DATE
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
1/16" = 1'-0"
10/28/2024 10:55:18 AM
SCENARIO C
Alta Housing
0000
Author
Checker
xx/xx/xxxx
Parcel T Site Study
T0.01
450 Lytton Ave. (Parcel T)
Palo Alto, CA 94301
Sobrato Center for
NonProfits
Palo Alto, CA
UNIT MIX:
Total Units - 47 (734 gsf average)
1 BR (572 GSF) 20 (42%)
2 BR (806 GSF) 14 (30%)
3 BR (1,092 GSF) 13 (28%)
Parcel T
450 Lytton Avenue
APN: 120-15-100
Site Area: 19,236 sf
Open Space (Courtyard): 3,900 GSF
(83 sf/unit)
1BR
2BR
3BR
2 2
1 6
4 4
20 14
13 L2 L3 L4L1 Total
5 14 14 14 47
6 4
4 6
4 4
LOT COVERAGE: 13,217 SF / 19,236 SF = 69%
FAR: Floor Area (52,580 SF) / Lot Area (19,236 SF) = 2.8
GROSS BUILDING AREA (GSF) - BY FLOOR
Name Floor Area
LEVEL 1
Amenity 5,052 SF
Circulation - Horiz. 1,960 SF
Circulation - Vertical 600 SF
Residential 3,848 SF
Service 1,607 SF
13,067 SF
LEVEL 2
Amenity 255 SF
Circulation - Horiz. 1,652 SF
Circulation - Vertical 600 SF
Residential 11,022 SF
Service 218 SF
13,747 SF
LEVEL 3
Amenity 255 SF
Circulation - Horiz. 1,652 SF
Circulation - Vertical 600 SF
Residential 11,022 SF
Service 218 SF
13,747 SF
LEVEL 4
Amenity 255 SF
Circulation - Horiz. 1,652 SF
Circulation - Vertical 600 SF
Residential 11,022 SF
Service 218 SF
13,747 SF
ROOF
Circulation - Vertical 600 SF
600 SF
Total Building Area: 54,908 SF
26' - 0"28' - 0"25' - 0"10' - 0"
42' - 0" 42' - 0" 22' - 0" 18' - 0" 27' - 0" 10' - 0" 7' - 0" 168' - 0"
SERVICE / BOH
SERVICE / BOH
BIKE
ROOM
COMMUNITY ROOM/LAUNDRY
STAIR
STAIR
1' - 6"
31' - 0"
3' - 0"
1' - 6" 22' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0"
10' - 6" 70' - 0" 6' - 0" 20' - 0" 6' - 0"
111' - 0"
MECH.
OFFICES WASTE
LOBBY /
MAIL
1BR2BR
2BR
10' - 0"
AT GRADE COURTYARD
+/-3,500 GSF Usable Area
Landscape planting areas, seating
areas, children's play space
3BR
MAINTENANCE
ROOM
1BR
15' - 0" 53' - 0"
19' - 0"
TEEN ROOMOFFICE
LYTTON AVE.
KIPLING ST.
FENCE AT PERIMETER
INTERIOR PROPERTY LINES
GATE FOR
COURTYARD EGRESS
3BR 1BR
1BR 2BR
3BR 3BR
2BR
1BR
2BR 1BR
LAUNDRY/
LOUNGE
STAIR
STAIR
WASTE
168' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0" 10' - 0"
10' - 6" 70' - 0" 6' - 0" 20' - 0" 6' - 0"
151' - 0" 10' - 0" 7' - 0"
26' - 0"31' - 0"22' - 0"10' - 0"22' - 0"1' - 6"
111' - 0"
MECH.
1BR
3BR
42' - 0" 42' - 0" 22' - 0" 45' - 0"
2BR
1BR
18' - 0"
15' - 0"
KIPLING ST.
LYTTON AVE.
LEVEL 1
+0' - 0"
LEVEL 3
+23' - 0"
LEVEL 4
+33' - 0"
ROOF
+43' - 0"
T.O. PARAPET
+50' - 0"
LEVEL 2
+13' - 0"
43' - 0" 7' - 0"
LEVEL 1
+0' - 0"
LEVEL 3
+23' - 0"
LEVEL 4
+33' - 0"
ROOF
+43' - 0"
T.O. PARAPET
+50' - 0"
LEVEL 2
+13' - 0"
LYTTON AVE.
KIPLING STREET
© 2019 PYATOK ARCHITECTURE & URBAN DESIGN
REVISION SCHEDULE
NO. ISSUE DATE
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
1/16" = 1'-0"
10/28/2024 10:55:18 AM
SCENARIO C
Alta Housing
0000
Author
Checker
xx/xx/xxxx
Parcel T Site Study
T0.01
450 Lytton Ave. (Parcel T)
Palo Alto, CA 94301
Sobrato Center for
NonProfits
Palo Alto, CA
UNIT MIX:
Total Units - 47 (734 gsf average)
1 BR (572 GSF) 20 (42%)
2 BR (806 GSF) 14 (30%)
3 BR (1,092 GSF) 13 (28%)
Parcel T
450 Lytton Avenue
APN: 120-15-100
Site Area: 19,236 sf
Open Space (Courtyard): 3,900 GSF
(83 sf/unit)
1BR
2BR
3BR
2 2
1 6
4 4
20 14
13 L2 L3 L4L1 Total
5 14 14 14 47
6 4
4 6
4 4
LOT COVERAGE: 13,217 SF / 19,236 SF = 69%
FAR: Floor Area (52,580 SF) / Lot Area (19,236 SF) = 2.8
GROSS BUILDING AREA (GSF) - BY FLOOR
Name Floor Area
LEVEL 1
Amenity 5,052 SF
Circulation - Horiz. 1,960 SF
Circulation - Vertical 600 SF
Residential 3,848 SF
Service 1,607 SF
13,067 SF
LEVEL 2
Amenity 255 SF
Circulation - Horiz. 1,652 SF
Circulation - Vertical 600 SF
Residential 11,022 SF
Service 218 SF
13,747 SF
LEVEL 3
Amenity 255 SF
Circulation - Horiz. 1,652 SF
Circulation - Vertical 600 SF
Residential 11,022 SF
Service 218 SF
13,747 SF
LEVEL 4
Amenity 255 SF
Circulation - Horiz. 1,652 SF
Circulation - Vertical 600 SF
Residential 11,022 SF
Service 218 SF
13,747 SF
ROOF
Circulation - Vertical 600 SF
600 SF
Total Building Area: 54,908 SF
Kipling Street (North)
3D Axon — Courtyard
3D Axon — Street
26' - 0"28' - 0"25' - 0"10' - 0"
42' - 0" 42' - 0" 22' - 0" 18' - 0" 27' - 0" 10' - 0" 7' - 0" 168' - 0"
SERVICE / BOH
SERVICE / BOH
BIKE
ROOM
COMMUNITY ROOM/LAUNDRY
STAIR
STAIR
1' - 6"
31' - 0"
3' - 0"
1' - 6" 22' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0"
10' - 6" 70' - 0" 6' - 0" 20' - 0" 6' - 0"
111' - 0"
MECH.
OFFICES WASTE
LOBBY /
MAIL
1BR2BR
2BR
10' - 0"
AT GRADE COURTYARD
+/-3,500 GSF Usable Area
Landscape planting areas, seating
areas, children's play space
3BR
MAINTENANCE
ROOM
1BR
15' - 0" 53' - 0"
19' - 0"
TEEN ROOMOFFICE
LYTTON AVE.
KIPLING ST.
FENCE AT PERIMETER
INTERIOR PROPERTY LINES
GATE FOR
COURTYARD EGRESS
3BR 1BR
1BR 2BR
3BR 3BR
2BR
1BR
2BR 1BR
LAUNDRY/
LOUNGE
STAIR
STAIR
WASTE
168' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0" 10' - 0"
10' - 6" 70' - 0" 6' - 0" 20' - 0" 6' - 0"
151' - 0" 10' - 0" 7' - 0"
26' - 0"31' - 0"22' - 0"10' - 0"22' - 0"1' - 6"
111' - 0"
MECH.
1BR
3BR
42' - 0" 42' - 0" 22' - 0" 45' - 0"
2BR
1BR
18' - 0"
15' - 0"
KIPLING ST.
LYTTON AVE.
LEVEL 1
+0' - 0"
LEVEL 3
+23' - 0"
LEVEL 4
+33' - 0"
ROOF
+43' - 0"
T.O. PARAPET
+50' - 0"
LEVEL 2
+13' - 0"
43' - 0" 7' - 0"
LEVEL 1
+0' - 0"
LEVEL 3
+23' - 0"
LEVEL 4
+33' - 0"
ROOF
+43' - 0"
T.O. PARAPET
+50' - 0"
LEVEL 2
+13' - 0"
LYTTON AVE.
KIPLING STREET
© 2019 PYATOK ARCHITECTURE & URBAN DESIGN
REVISION SCHEDULE
NO. ISSUE DATE
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
1/16" = 1'-0"
10/28/2024 10:55:18 AM
SCENARIO C
Alta Housing
0000
Author
Checker
xx/xx/xxxx
Parcel T Site Study
T0.01
450 Lytton Ave. (Parcel T)
Palo Alto, CA 94301
Sobrato Center for
NonProfits
Palo Alto, CA
UNIT MIX:
Total Units - 47 (734 gsf average)
1 BR (572 GSF) 20 (42%)
2 BR (806 GSF) 14 (30%)
3 BR (1,092 GSF) 13 (28%)
Parcel T
450 Lytton Avenue
APN: 120-15-100
Site Area: 19,236 sf
Open Space (Courtyard): 3,900 GSF
(83 sf/unit)
1BR
2BR
3BR
2 2
1 6
4 4
20 14
13 L2 L3 L4L1 Total
5 14 14 14 47
6 4
4 6
4 4
LOT COVERAGE: 13,217 SF / 19,236 SF = 69%
FAR: Floor Area (52,580 SF) / Lot Area (19,236 SF) = 2.8
GROSS BUILDING AREA (GSF) - BY FLOOR
Name Floor Area
LEVEL 1
Amenity 5,052 SF
Circulation - Horiz. 1,960 SF
Circulation - Vertical 600 SF
Residential 3,848 SF
Service 1,607 SF
13,067 SF
LEVEL 2
Amenity 255 SF
Circulation - Horiz. 1,652 SF
Circulation - Vertical 600 SF
Residential 11,022 SF
Service 218 SF
13,747 SF
LEVEL 3
Amenity 255 SF
Circulation - Horiz. 1,652 SF
Circulation - Vertical 600 SF
Residential 11,022 SF
Service 218 SF
13,747 SF
LEVEL 4
Amenity 255 SF
Circulation - Horiz. 1,652 SF
Circulation - Vertical 600 SF
Residential 11,022 SF
Service 218 SF
13,747 SF
ROOF
Circulation - Vertical 600 SF
600 SF
Total Building Area: 54,908 SF
26' - 0"28' - 0"25' - 0"10' - 0"
42' - 0" 42' - 0" 22' - 0" 18' - 0" 27' - 0" 10' - 0" 7' - 0" 168' - 0"
SERVICE / BOH
SERVICE / BOH
BIKE
ROOM
COMMUNITY ROOM/LAUNDRY
STAIR
STAIR
1' - 6"
31' - 0"
3' - 0"
1' - 6" 22' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0"
10' - 6" 70' - 0" 6' - 0" 20' - 0" 6' - 0"
111' - 0"
MECH.
OFFICES WASTE
LOBBY /
MAIL
1BR2BR
2BR
10' - 0"
AT GRADE COURTYARD
+/-3,500 GSF Usable Area
Landscape planting areas, seating
areas, children's play space
3BR
MAINTENANCE
ROOM
1BR
15' - 0" 53' - 0"
19' - 0"
TEEN ROOMOFFICE
LYTTON AVE.
KIPLING ST.
FENCE AT PERIMETER
INTERIOR PROPERTY LINES
GATE FOR
COURTYARD EGRESS
3BR 1BR
1BR 2BR
3BR 3BR
2BR
1BR
2BR 1BR
LAUNDRY/
LOUNGE
STAIR
STAIR
WASTE
168' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0" 10' - 0"
10' - 6" 70' - 0" 6' - 0" 20' - 0" 6' - 0"
151' - 0" 10' - 0" 7' - 0"
26' - 0"31' - 0"22' - 0"10' - 0"22' - 0"1' - 6"
111' - 0"
MECH.
1BR
3BR
42' - 0" 42' - 0" 22' - 0" 45' - 0"
2BR
1BR
18' - 0"
15' - 0"
KIPLING ST.
LYTTON AVE.
LEVEL 1
+0' - 0"
LEVEL 3
+23' - 0"
LEVEL 4
+33' - 0"
ROOF
+43' - 0"
T.O. PARAPET
+50' - 0"
LEVEL 2
+13' - 0"
43' - 0" 7' - 0"
LEVEL 1
+0' - 0"
LEVEL 3
+23' - 0"
LEVEL 4
+33' - 0"
ROOF
+43' - 0"
T.O. PARAPET
+50' - 0"
LEVEL 2
+13' - 0"
LYTTON AVE.
KIPLING STREET
© 2019 PYATOK ARCHITECTURE & URBAN DESIGN
REVISION SCHEDULE
NO. ISSUE DATE
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
1/16" = 1'-0"
10/28/2024 10:55:18 AM
SCENARIO C
Alta Housing
0000
Author
Checker
xx/xx/xxxx
Parcel T Site Study
T0.01
450 Lytton Ave. (Parcel T)
Palo Alto, CA 94301
Sobrato Center for
NonProfits
Palo Alto, CA
UNIT MIX:
Total Units - 47 (734 gsf average)
1 BR (572 GSF) 20 (42%)
2 BR (806 GSF) 14 (30%)
3 BR (1,092 GSF) 13 (28%)
Parcel T
450 Lytton Avenue
APN: 120-15-100
Site Area: 19,236 sf
Open Space (Courtyard): 3,900 GSF
(83 sf/unit)
1BR
2BR
3BR
2 2
1 6
4 4
20 14
13 L2 L3 L4L1 Total
5 14 14 14 47
6 4
4 6
4 4
LOT COVERAGE: 13,217 SF / 19,236 SF = 69%
FAR: Floor Area (52,580 SF) / Lot Area (19,236 SF) = 2.8
GROSS BUILDING AREA (GSF) - BY FLOOR
Name Floor Area
LEVEL 1
Amenity 5,052 SF
Circulation - Horiz. 1,960 SF
Circulation - Vertical 600 SF
Residential 3,848 SF
Service 1,607 SF
13,067 SF
LEVEL 2
Amenity 255 SF
Circulation - Horiz. 1,652 SF
Circulation - Vertical 600 SF
Residential 11,022 SF
Service 218 SF
13,747 SF
LEVEL 3
Amenity 255 SF
Circulation - Horiz. 1,652 SF
Circulation - Vertical 600 SF
Residential 11,022 SF
Service 218 SF
13,747 SF
LEVEL 4
Amenity 255 SF
Circulation - Horiz. 1,652 SF
Circulation - Vertical 600 SF
Residential 11,022 SF
Service 218 SF
13,747 SF
ROOF
Circulation - Vertical 600 SF
600 SF
Total Building Area: 54,908 SF
Ground Floor (1)
UP
UP
6' - 0"30' - 0"21' - 0"10' - 0"22' - 0"22' - 0"1' - 6"
26' - 0" 39' - 0" 19' - 0" 22' - 0" 23' - 0" 22' - 0" 10' - 0" 7' - 0" 168' - 0"
WASTE
COLLECTION
BIKES
STAIR
STAIR
4' - 0"
1' - 6"
62' - 0" 23' - 0" 21' - 0" 5' - 0"
112' - 6"
BOH
LOBBY & MAIL
PARKING
(27 SPACES)
+/-9,700 GSF
MECH./ELEC.
24' - 0"
VAN ACC
167' - 0" 1' - 0"
OFFICES TRANSFORMER
MECH.
MAINTENANCE
ROOM & MAINT. OFFICE
ACC
SERVICE
TEEN ROOM
STORAGE
3' - 0"
LYTTON AVE.
KIPLING ST.
MECH.
CORR.
LANDSCAPING
AREAS
2BR2BR
3BR
2BR
LAUNDRY/
LOUNGE
STAIR
STAIR
WASTE
168' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0" 10' - 0"
10' - 6" 26' - 0" 22' - 0" 22' - 0" 27' - 0" 5' - 0"
26' - 0"31' - 0"10' - 0"22' - 0"22' - 0"1' - 6"
112' - 6"
MECH.
3BR
42' - 0" 42' - 0" 45' - 0" 22' - 0" 10' - 0" 7' - 0"
1BR
2BR
31' - 0" 22' - 0"
1 BR3BR
1BR
1 BR
3BR
1 BR
1BR
18' - 0"
15' - 0"
KIPLING ST.
LYTTON AVE.
LEVEL 1
+0' - 0"
LEVEL 3
+25' - 0"
LEVEL 4
+35' - 0"
LEVEL 5
+45' - 0"
ROOF
+55' - 0"
T.O. PARAPET
+60' - 0"
LEVEL 2
+13' - 0"
13' - 0" 42' - 0"
55' - 0"
2BR
2BR
3BR
COMMUNITY ROOM / LAUNDRY
STAIR
STAIR
WASTE
168' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0" 10' - 0"
10' - 6" 26' - 0" 22' - 0" 22' - 0" 27' - 0" 5' - 0"
26' - 0"31' - 0"10' - 0"22' - 0"22' - 0"1' - 6"
112' - 6"
MECH.
15' - 0" 53' - 0"
PODIUM OPEN SPACE - LEVEL 2
(+/- 3,390 Usable GSF)
Landscape planting areas, seating areas,
children's play space
3 BR
3BR
42' - 0" 42' - 0" 45' - 0" 22' - 0" 10' - 0" 6' - 0"1' - 0" 1BR
2BR
1 BR3BR
1BR
1BR
PODIUM EGRESS
1BR
18' - 0"
© 2019 PYATOK ARCHITECTURE & URBAN DESIGN
REVISION SCHEDULE
NO. ISSUE DATE
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
1/16" = 1'-0"
10/28/2024 10:39:45 AM
SCENARIO A
Alta Housing
0000
Author
Checker
xx/xx/xxxx
Parcel T Site Study
T0.01
450 Lytton Ave. (Parcel T)
Palo Alto, CA 94301
Sobrato Center for
NonProfits
Palo Alto, CA
Parcel T
450 Lytton Avenue
APN: 120-15-100
Site Area: 19,236 sf
Podium 4,478 GSF
Usable Open Space (Courtyard): 3,390 GSF
(62 sf/unit)
UNIT MIX:
Total Units - 54 (790 gsf average)
1 BR (572 GSF) 23 (42%)
2 BR (806 GSF) 15 (28%)
3 BR (1,092 GSF) 16 (30%)
GROSS BUILDING AREA (GSF) - BY FLOOR
Name Floor Area
LEVEL 1
Amenity 3,191 SF
Circulation - Horiz. 963 SF
Circulation - Vertical 630 SF
Service 12,822 SF
17,606 SF
LEVEL 2
Circulation - Horiz. 825 SF
Circulation - Vertical 630 SF
Residential 9,644 SF
11,099 SF
LEVEL 3
Amenity 255 SF
Circulation - Horiz. 1,627 SF
Circulation - Vertical 630 SF
Residential 11,022 SF
Service 231 SF
13,765 SF
LEVEL 4
Amenity 255 SF
Circulation - Horiz. 1,627 SF
Circulation - Vertical 630 SF
Residential 11,022 SF
Service 231 SF
13,765 SF
LEVEL 5
Amenity 255 SF
Circulation - Horiz. 1,627 SF
Circulation - Vertical 630 SF
Residential 11,022 SF
Service 231 SF
13,765 SF
ROOF
Circulation - Vertical 630 SF
630 SF
Total Building Area: 70,629 SF
1BR
2BR
3BR
5 3
4 6
4 4
23 15
16 L2 L3 L4 L5 Total
12 14 14 14 54
6 4
4 6
4 4
PARKING MIX:
Total Spaces: 27 (all EV installed or ready) = 0.5 space/unit 24 Standard Spaces
3 Accessible Spaces (2ACC, 1 Van ACC)
LOT COVERAGE: 18,379 SF / 19,236 SF = 95%
FAR: Floor Area (70,189 SF) / Lot Area (19,236 SF) = 3.65 UP
UP
6' - 0"30' - 0"21' - 0"10' - 0"22' - 0"22' - 0"1' - 6"
26' - 0" 39' - 0" 19' - 0" 22' - 0" 23' - 0" 22' - 0" 10' - 0" 7' - 0" 168' - 0"
WASTE
COLLECTION
BIKES
STAIR
STAIR
4' - 0"
1' - 6"
62' - 0" 23' - 0" 21' - 0" 5' - 0"
112' - 6"
BOH
LOBBY & MAIL
PARKING
(27 SPACES)
+/-9,700 GSF
MECH./ELEC.
24' - 0"
VAN ACC
167' - 0" 1' - 0"
OFFICES TRANSFORMER
MECH.
MAINTENANCE
ROOM & MAINT. OFFICE
ACC
SERVICE
TEEN ROOM
STORAGE
3' - 0"
LYTTON AVE.
KIPLING ST.
MECH.
CORR.
LANDSCAPING
AREAS
2BR2BR
3BR
2BR
LAUNDRY/
LOUNGE
STAIR
STAIR
WASTE
168' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0" 10' - 0"
10' - 6" 26' - 0" 22' - 0" 22' - 0" 27' - 0" 5' - 0"
26' - 0"31' - 0"10' - 0"22' - 0"22' - 0"1' - 6"
112' - 6"
MECH.
3BR
42' - 0" 42' - 0" 45' - 0" 22' - 0" 10' - 0" 7' - 0"
1BR
2BR
31' - 0" 22' - 0"
1 BR3BR
1BR
1 BR
3BR
1 BR
1BR
18' - 0"
15' - 0"
KIPLING ST.
LYTTON AVE.
LEVEL 1
+0' - 0"
LEVEL 3
+25' - 0"
LEVEL 4
+35' - 0"
LEVEL 5
+45' - 0"
ROOF
+55' - 0"
T.O. PARAPET
+60' - 0"
LEVEL 2
+13' - 0"
13' - 0" 42' - 0"
55' - 0"
2BR
2BR
3BR
COMMUNITY ROOM / LAUNDRY
STAIR
STAIR
WASTE
168' - 0"
26' - 0" 6' - 0" 26' - 0" 58' - 0" 42' - 0" 10' - 0"
10' - 6" 26' - 0" 22' - 0" 22' - 0" 27' - 0" 5' - 0"
26' - 0"31' - 0"10' - 0"22' - 0"22' - 0"1' - 6"
112' - 6"
MECH.
15' - 0" 53' - 0"
PODIUM OPEN SPACE - LEVEL 2
(+/- 3,390 Usable GSF)
Landscape planting areas, seating areas,
children's play space
3 BR
3BR
42' - 0" 42' - 0" 45' - 0" 22' - 0" 10' - 0" 6' - 0"1' - 0" 1BR
2BR
1 BR3BR
1BR
1BR
PODIUM EGRESS
1BR
18' - 0"
© 2019 PYATOK ARCHITECTURE & URBAN DESIGN
REVISION SCHEDULE
NO. ISSUE DATE
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
1/16" = 1'-0"
10/28/2024 10:39:45 AM
SCENARIO A
Alta Housing
0000
Author
Checker
xx/xx/xxxx
Parcel T Site Study
T0.01
450 Lytton Ave. (Parcel T)
Palo Alto, CA 94301
Sobrato Center for
NonProfits
Palo Alto, CA
Parcel T
450 Lytton Avenue
APN: 120-15-100
Site Area: 19,236 sf
Podium 4,478 GSF
Usable Open Space (Courtyard): 3,390 GSF
(62 sf/unit)
UNIT MIX:
Total Units - 54 (790 gsf average)
1 BR (572 GSF) 23 (42%)
2 BR (806 GSF) 15 (28%)
3 BR (1,092 GSF) 16 (30%)
GROSS BUILDING AREA (GSF) - BY FLOOR
Name Floor Area
LEVEL 1
Amenity 3,191 SF
Circulation - Horiz. 963 SF
Circulation - Vertical 630 SF
Service 12,822 SF
17,606 SF
LEVEL 2
Circulation - Horiz. 825 SF
Circulation - Vertical 630 SF
Residential 9,644 SF
11,099 SF
LEVEL 3
Amenity 255 SF
Circulation - Horiz. 1,627 SF
Circulation - Vertical 630 SF
Residential 11,022 SF
Service 231 SF
13,765 SF
LEVEL 4
Amenity 255 SF
Circulation - Horiz. 1,627 SF
Circulation - Vertical 630 SF
Residential 11,022 SF
Service 231 SF
13,765 SF
LEVEL 5
Amenity 255 SF
Circulation - Horiz. 1,627 SF
Circulation - Vertical 630 SF
Residential 11,022 SF
Service 231 SF
13,765 SF
ROOF
Circulation - Vertical 630 SF
630 SF
Total Building Area: 70,629 SF
1BR
2BR
3BR
5 3
4 6
4 4
23 15
16 L2 L3 L4 L5 Total
12 14 14 14 54
6 4
4 6
4 4
PARKING MIX:
Total Spaces: 27 (all EV installed or ready) = 0.5 space/unit 24 Standard Spaces
3 Accessible Spaces (2ACC, 1 Van ACC)
LOT COVERAGE: 18,379 SF / 19,236 SF = 95%
FAR: Floor Area (70,189 SF) / Lot Area (19,236 SF) = 3.65 29 Lot T Refined Proposal | Alta Housing | 10.29.24
SCENARIO C
NO ON-SITE PARKING FOR RESIDENTS OR THE PUBLIC
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SCENARIO C
FINANCIAL PROFORMA
In Scenario C, we propose a unit mix that includes 12 Rapid Rehousing (RRH) units (25% of total) targeted towards the episodically homeless population. Additionally, we plan to assist 12 households at 30% AMI and 2 households at 50% AMI using Section 8 Project-Based Vouchers (PBVs).
Due to the $2,500,000 annual tax credit cap for 9% LIHTC projects, the 9% LIHTCs are best suited to smaller projects. The key advantage of 9% LIHTCs is the higher proportion of LIHTC equity relative to the total development cost, along with lower financing costs since bond financing expenses are not required. At 47 units, Scenario C is a good candidate for financing through 9% LIHTC. In addition to LIHTC equity, we are proposing financing from CA Housing & Community Development and the City of Palo Alto. Our proposed unit mix aligns with the Santa Clara County Office of Supportive Housing’s Project Types, making it eligible for County/BAHFA funding if that source becomes available in the coming years. This would allow us to potentially replace or supplement the other soft funding sources.
The estimated total development cost of Scenario C is $46.0 million.
Unit Mix Schedule
UNIT
SIZE
NO.
UNITS % AMI
RRH
UNITS
FAMILY
PBV BASE RENT SUBSIDY INCOME
1 BR 8 30% 8 91,968 91,968
2 BR 8 30% 2 6 109,248 135,936 245,184
3 BR 8 30% 2 6 124,992 185,328 310,320
3 BR 2 50% 2 54,264 38,760 93,024
1 BR 12 60% 287,280 287,280
2 BR 5 60% 142,920 142,920
3 BR 3 60% 98,640 98,640
2 BR 1 Mgr Unit 0
TOTAL 47 43.9% 12 14 909,312 360,024 1,269,336
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SCENARIO C
Permanent Sources of Financing
Construction Sources
Uses
SOURCE AMOUNT PER UNIT INTEREST TERM-YRS DCR
Permanent Loan 6,245,070 132,874 7.25% 35 1.15
CA HCD MHP 11,407,821 242,720 3% 55
City of Palo Alto 4,120,000 87,660 3% 55
Equity from LIHTC (Federal) 24,249,998 515,957
Total Sources 46,022,889 979,210
SOURCE AMOUNT PER UNIT INTEREST TERM-MOS
Taxable Construction Loan 36,968,824 786,571 8.00% 24
City of Palo Alto 4,120,000 87,660 3% 24
Costs Deferred until Perm Closing 2,508,976 53,382
Equity from LIHTC 2,425,089 51,598
Total Sources 46,022,889 979,210
USE AMOUNT PER UNIT
Hard Costs 32,956,074 701,193
Design & Engineering 1,811,257 38,537
Development Impact & Permit Fees 861,438 18,328
Insurance During Construction 1,087,550 23,139
Developer Fee 2,500,000 53,191
Other Soft Costs 1,866,653 39,716
Financing Costs 4,939,917 105,105
Total Development Cost 46,022,889 979,210
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Cash Flow Analysis
SCENARIO C
YR 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 Gross Potential Income
Gross TCAC Rent 909,312 932,045 955,346 979,230 1,003,710 1,028,803 1,054,523 1,080,886 1,107,908 1,135,606 1,163,996 1,193,096 1,222,924 1,253,497 1,284,834 Section 8 Incremental Income 360,024 369,025 378,250 387,706 397,399 407,334 417,517 427,955 438,654 449,621 460,861 472,383 484,192 496,297 508,704 Miscellaneous Income 5,875 6,022 6,172 6,327 6,485 6,647 6,813 6,984 7,158 7,337 7,520 7,709 7,901 8,099 8,301 Less Vacancy/Loss - TCAC Rents (45,466) (46,602) (47,767) (48,961) (50,186) (51,440) (52,726) (54,044) (55,395) (56,780) (58,200) (59,655) (61,146) (62,675) (64,242) Less Vacancy/Loss - Sec 8 Incr (18,001) (18,451) (18,913) (19,385) (19,870) (20,367) (20,876) (21,398) (21,933) (22,481) (23,043) (23,619) (24,210) (24,815) (25,435) Effective Gross Income 1,211,744 1,242,038 1,273,089 1,304,916 1,337,539 1,370,977 1,405,252 1,440,383 1,476,393 1,513,302 1,551,135 1,589,913 1,629,661 1,670,403 1,712,163 Less Operating Expenses (564,000) (583,740) (604,171) (625,317) (647,203) (669,855) (693,300) (717,566) (742,680) (768,674) (795,578) (823,423) (852,243) (882,071) (912,944) Less Replacement Reserve (23,500) (23,500) (23,500) (23,500) (23,500) (23,500) (23,500) (23,500) (23,500) (23,500) (23,500) (23,500) (23,500) (23,500) (23,500) Less HCD Annual Fee 0.42% (47,913) (47,913) (47,913) (47,913) (47,913) (47,913) (47,913) (47,913) (47,913) (47,913) (47,913) (47,913) (47,913) (47,913) (47,913) Less City Annual Fee 125 (10,575) (10,575) (10,575) (10,575) (10,575) (10,575) (10,575) (10,575) (10,575) (10,575) (10,575) (10,575) (10,575) (10,575) (10,575) Net Operating Income 565,756 576,310 586,930 597,611 608,348 619,134 629,964 640,830 651,724 662,641 673,569 684,503 695,431 706,344 717,231 Less Debt Service (491,962) (491,962) (491,962) (491,962) (491,962) (491,962) (491,962) (491,962) (491,962) (491,962) (491,962) (491,962) (491,962) (491,962) (491,962) Net Cash Flow, First Cut 73,794 84,348 94,968 105,649 116,386 127,172 138,002 148,868 159,762 170,678 181,607 192,541 203,469 214,382 225,269 Debt Coverage Ratio 1.15 1.17 1.19 1.21 1.24 1.26 1.28 1.30 1.32 1.35 1.37 1.39 1.41 1.44 1.46 Less Ptrship Mgmt Fee - LP 7,500 (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) Less Ptrship Mgmt Fee - GP 19,500 (19,500) (20,085) (20,688) (21,308) (21,947) (22,606) (23,284) (23,983) (24,702) (25,443) (26,206) (26,993) (27,802) (28,636) (29,495) Net Cash Flow, 2nd Cut 46,794 56,538 66,324 76,146 85,997 95,872 105,762 115,661 125,560 135,450 145,322 155,166 164,973 174,731 184,429 Deferred Fee/Incentive Mgmt Fee 33% (15,583) (18,827) (22,086) (25,356) (28,637) (31,925) (35,219) (38,515) (41,811) (45,105) (48,392) (51,670) (54,936) (58,186) (61,415) Cash Distribution
CA HCD 11,407,821 74.0% (23,109) (27,921) (32,753) (37,604) (42,469) (47,346) (52,230) (57,118) (62,007) (66,891) (71,766) (76,627) (81,470) (86,289) (91,079) City 4,000,000 26.0% (8,103) (9,790) (11,485) (13,185) (14,891) (16,601) (18,314) (20,028) (21,742) (23,454) (25,164) (26,868) (28,567) (30,256) (31,936) 15,407,821 100.0%
Remaining Cash Flow (0) 0 0 (0) (0) 0 (0) 0 (0) (0) (0) (0) (0) (0) (0) Item 9
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SCENARIO C
EVALUATION OF SCENARIO & IMPACT OF NO ON-SITE PARKING
Our team saw Scenario C as an opportunity to be as cost-efficient as possible, given the absence of parking. To do this, we kept the entire building as Type V-A construction, which limited the building height to four stories. We were able to accommodate 47 units and a 3,900-square-foot ground-level courtyard.
Eliminating the concrete podium reduced the per unit cost from $1.03 M in Scenario A to $979 K in Scenario C.
We believe Scenario C is the most feasible of the three options for several reasons:
• Cost Efficiency: The building’s simplicity, with no concrete podium and uniform Type V-A construction, makes it the most economical of the three scenarios.
• Simpler Planning Approvals: Unlike Scenario B, there’s no need to undergo the condominium process. • Financing Competitiveness: The project will be more competitive for financing since we won’t need to request the maximum loan amount per unit in CA HCD funding nor apply for state tax credits. • Shortest Timeline: The structure in Scenario C is the simplest to build and has the shortest construction timeline, which allows us to deliver affordable housing to the community sooner.
The primary drawback of Scenario C is the lack of parking for residents. However, this location is ideal for households without cars due to its proximity to high-quality public transportation. Residents can easily access multiple bus routes, including the SamTrans 280, 281, 2960, and 397 Buses right outside the building at the corner of Kipling and Lytton Ave. A few short blocks away, they can also catch the VTA 21 Bus or Dumbarton Express.
Additionally, the site is just 0.4 miles from the Palo Alto Caltrain station, providing access to the Caltrain, VTA 522 Bus Rapid Transit (BRT), and the local VTA 22 Bus.
To encourage and facilitate non-vehicular modes of transportation, the building will include secure bike storage facilities. For households that require the use of a car, we could collaborate with the City to offer residents reduced- rate permits for parking in nearby garages.
CITY CONTRIBUTION
Similar to Scenarios A and B, we are 1) requesting a $4 million soft loan from the City of Palo Alto, to be made available during construction with interest that is accrued and deferred over the 16-month construction period; 2) requesting a ground lease at a nominal rate of $1 per year; and 3) planning to take advantage of the City’s development impact fee exemptions for affordable housing. These contributions from the City are considered “leveraged soft sources” and will be critical when we apply for tax credits since they increase the competitiveness of our application.
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PROJECT MILESTONE ESTIMATED DATE
City selects development partner December 2024
Negotiate & enter into ENA & DDA December 2025
Community engagement - Listening sessions January 2026
Community engagement - Presentation of concept March 2026 Due diligence (Phase I/II, Geotech, Arborist, Surveys, etc.) Jan 2026 - Jun 2026 DESIGN
Conceptual Design February 2026
Schematic Design Mar 2026 - Jul 2026 | (4 mo)
Design Development Drawings Feb 2027 - Jul 2027 | (5 mo) Construction Drawings to 75% completion (permit set) Sep 2027 - Feb 2028 | (5 mo) Value engineering / 100% Construction Drawings February 2029
ENTITLEMENTS
Submit SB423/SB330 Notice of Intent to City of Palo Alto March 2026 Submit SB423 application August 2026
City issues determination whether the project meets the City’s objective standards Oct 2026 | (60 days)
City grants ministerial approval Nov 2026 | (90 days) Submit building permit application March 2028
Receive building permit ready letter Jan 2029 | (10 months)
FINANCING
Apply for City of Palo Alto funding October 2026
Apply for CA HCD funding April 2027
(award Fall 2027)
Apply for LIHTC/TEB August 2028
(award Dec 2028)
Close on construction financing April 2029
CONSTRUCTION
GC bids project Oct 2028 - Jan 2029 | (3 mo)
Enter into construction contract March 2029
Start construction April 2029
Complete construction Jul 2030 | (16 mo)
LEASE-UP/OCCUPANCY
Begin marketing July 2029
Begin lease-up process January 2030
100% occupancy Oct 2030 | (3 mo)
SCENARIO C
PROJECT SCHEDULE
The following project schedule is based on the timing outlined in the City’s RFP for developer selection and negotiation of the ENA and DDA. It also reflects the current list of financing sources. The project schedule may be affected if we need to add or replace funding sources.
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35 TEAM & EXPERIENCE
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TEAM MEMBERS & ROLES
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 nonprofit, private, and public sectors, and spans real estate, city planning, affordable 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 affordable 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 affordable 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, affordable housing the cornerstone to achieving his vision.
ALTA HOUSING
Alta Housing (formerly Palo Alto Housing) is a community-based nonprofit 501(c)(3) focused on providing affordable housing and resident services in Santa Clara and San Mateo Counties – the heart of Silicon Valley. Our mission is to create stronger, more diverse communities by providing and maintaining high-quality, affordable housing where individuals and families thrive. For over 50 years, Alta Housing (AH) has built award-winning housing while assisting individuals and families in reaching their goals through our robust resident services program. Across our portfolio, more than 80% of our properties are geared towards families but also include housing for seniors and special needs populations. With our committed staff of 69, AH develops, owns, self-manages, and provides resident services for all of its properties. As a long-term owner and developer of affordable properties on the mid-peninsula, AH brings significant financial security and the ability to leverage creative funding sources to any new development project.
AH is run by a dedicated team of leaders and staff members who bring extensive experience and commitment to our mission. Our Board and staff members live in the areas we serve and have deep roots in the communities we operate. These relationships help us leverage local resources and ensure they are accessible to our residents.
AVA KUO
Ava Kuo is a Senior Project Manager at Alta Housing and will be providing support to the Project Manager for the development outlined in this proposal. Ava joined Alta Housing in 2022. She has considerable experience managing new construction projects in Santa Clara County and led the development team at First Community Housing before joining Alta Housing. Currently, Ava continues to manage projects while also assisting the VP of Real Estate Development in new business development and mentoring other project managers.
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JUSTINE TSAI
Justine Tsai is a Project Manager at Alta Housing and will oversee the development of the affordable housing project outlined in this proposal. After working on projects in Alameda County, Justine joined Alta Housing in 2022, where she has managed projects in Santa Clara County and San Mateo County. Under the supervision of the VP of Real Estate Development, Justine leads projects from acquisition through lease-up. She is responsible for keeping projects on schedule and within budget throughout the development process.
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.
STEPHANIE SHIPE
As the Vice President of Property Management, Stephanie Shipe oversees the management of Alta Housing’s 28 properties. She brings over 15 years of progressive experience in multi- family property management with expertise in landlord/tenant law, fair housing, and issues related to affordable and subsidized housing. Prior to joining Alta, Shipe served as the Director of Portfolio Management for the Housing Authority of the City of Alameda, California.
LENITA WHEELER
Lenita Wheeler joined Alta Housing in 2024. She has over 20 years of experience in community organizing, advocacy, and social services. She believes that everyone deserves the opportunity to live well in safe, affordable homes and communities where they can thrive.
Lenita’s journey includes impactful director roles at the Oakland Housing Authority and Destination: Home. Additionally, she has consulted with social impact agencies on board development, fundraising, and process improvement. Lenita holds a Bachelor’s degree from Stanford University and serves as a Commissioner on the City of Hayward’s Community Services Commission..
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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 dignified housing in walkable urban communities to professionals and communities all over the United States, and tirelessly cultivates leadership in equity – within the office, through her direction of firm 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. Adrianne previously worked with Alta Housing on Wilton Court and Tree House affordable housing projects in Palo Alto.
TEAM MEMBERS & ROLES
PYATOK ARCHITECTURE + URBAN DESIGN
PYATOK architecture + urban design is a mission-driven, full-service architectural firm with a focus on community and stakeholder engagement. We specialize in the master planning and design of multifamily residential projects, including affordable 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 efficiencies 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-efficient living spaces and communities that contribute to their neighborhoods’ vitality.
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 affordable 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 specific 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 nonprofit housing developer. She has recently participated in conference panels for Co-locating Permanent Supportive Housing with Homelessness Services (Non-Profit Housing Association of Northern California, 2022) and Gold Nugget Awards: Winners and Trends (Pacific Coast Builders Conference, 2022).
Theresa has a Bachelor in Architecture from Cal Poly San Luis Obispo. Theresa previously worked with Alta Housing on Oak Court affordable family housing in Palo Alto’s Professorville neighborhood.
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PYATOK after an annual
retreat at the Crucible
CHRIS ARD, AIA
Associate Chris Ard, AIA, joined PYATOK in 2016 and earned his licensure in 2023. With experience in residential design and construction, Chris is committed to developing high quality, universally accessible housing. He appreciates working in multifamily housing as an opportunity to positively impact individuals and communities through thoughtful design. At PYATOK, Chris has contributed to market-rate campuses, affordable multifamily communities and supportive senior housing projects across the Bay Area, while leading the office in the development of REVIT standards.
After earning a B.S. in Architecture from Texas Tech University, Chris moved east to pursue an M.Arch at Virginia Tech’s Washington Alexandria Architecture Center. A talented graphic designer, Chris enjoys the varied scales of design, from diagrams to master plans. In addition to project work Chris has supported PYATOK’s pro bono efforts for local schools and artist nonprofits.
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Wilton Court is an all-electric, new construction, 100% affordable housing community located in the Ventura neighborhood of Palo Alto. Twenty-one apartments are set aside for adults with intellectual or developmental disabilities who are seeking an independent living environment. Alta Housing has partnered with the Housing Choices Coalition and San Andreas Regional Center to better serve this community.
Wilton Court is a GreenPoint Rated Gold project featuring rooftop photovoltaics, solar hot water panels, on-site EV charging, drought- tolerant landscaping, bioretention stormwater management, recycled water for landscape irrigation, low flow plumbing fixtures, energy efficient appliances, low-VOC paints and finishes, and a secure bicycle room with space for 70 bicycles.
Wilton Court received a Citation Award in Architecture from AIA Silicon Valley Design Awards in 2023.
WILTON COURT APARTMENTS
3705 El Camino Real, Palo Alto, CA 94303
Affordable, Supportive Housing for Individuals & Families at 30%-60% AMI 59 FLATS
.69 PARKING RATIO
55,500 BUILDING S.F.
.46 ACRES
128 D.U.A.
$46.3M TOTAL DEVT. COST
2022 COMPLETION
CALGREEN TIER 2
CONSTRUCTION TYPE
• V-A over I-A
UNIT MIX
• 55 Studios (93%)
• 4 1BRs (7%)
PERMANENT FUNDING
• 4% LIHTC w/Enterprise
Neighborhood Partners
• City of Palo Alto
• County of Santa Clara
• CA Community Reinvestment
Corporation
NET OPERATING INCOME
• 2023 Projected – $347,248
• 2023 Actual – $478,395
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Carefully designed to blend into 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 thoughtfully arranged to encourage interaction among the residents and to support the long-term goal of helping residents transition to economic independence.
Amenities include on-site resident support services, a
community room, central laundry facilities, a computer room, a community room with a kitchen and outdoor deck, and secure bicycle parking. The building’s careful placement allowed for the preservation of 12 out of the 13 existing heritage trees, creating a shaded refuge and providing a natural visual buffer from neighboring homes.
Tree House Apartments received the Grand Boulevard Initiative Award in 2013 and the Growing Smarter Together Award from the Association of Bay Area Governments in 2012.
TREE HOUSE
488 W Charleston Rd, Palo Alto, CA 94306
Affordable Senior & Special Needs Housing for Individuals & families at 20% - 50% AMI 35 FLATS
.90 PARKING RATIO
21,000 BUILDING S.F.
.70 ACRES
50 D.U.A.
$14.7M TOTAL DEVT. COST
2011 COMPLETION
GPR PLATINUM (193 POINTS)
CONSTRUCTION TYPE
• Type V-A
UNIT MIX
• 33 Studios (93%)
• 2 1BRs (7%)
PERMANENT FUNDING
• LIHTC w/Enterprise Neighborhood
Partners
• City of Palo Alto
• County of Santa Clara
• Bank of America
• Opportunity Fund
NET OPERATING INCOME
• 2023 Projected – $52,545
• 2023 Actual – $138,491
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Oak Court Apartments is located at the edge of downtown Palo Alto in Professorville, a neighborhood known for its charming tree-lined streets and well-preserved Craftsman, Colonial Revival, and Shingle-style homes. The project consists of 53 apartments for low-income families in townhomes over flats, with a partial subterranean garage beneath.
PYATOK facilitated several community meetings to gather input, resulting in buildings that were well received by local homeowners. A historic boarding house was relocated to the corner of the site and now serves as the manager’s office and a community center. All the units feature patios or balconies, and several have private porches that blend seamlessly into the streetscape. Amenities include a playground, computer learning center, garden labyrinth, secure bicycle storage, and laundry facilities.
Oak Court Apartments received the Golden Nugget Grand
Award from the Pacific Coast Builders Conference in 2005 and Builder Magazine’s Merit Award in 2005.
OAK COURT APARTMENTS
845 Ramona St., Palo Alto, CA 94301
Affordable Housing for Families at 40% - 60% AMI
53 FLATS & TOWNHOMES
2:1 PARKING RATIO
67,000 BUILDING S.F.
1.2 ACRES
44 D.U.A.
$15M TOTAL DEVT. COST
2005 COMPLETION
CONSTRUCTION TYPE
• V-A over I-A
UNIT MIX
• 9 1BRs (17%)
• 19 2BRs (34%)
• 26 3BRs (49%)
PERMANENT FUNDING
• LIHTC Equity
• City of Palo Alto
• FHLB Affordable Housing Program
• Housing Trust of Santa Clara County
• California Federal Bank
NET OPERATING INCOME
• 2023 Projected – n/a
• 2023 Actual – $231,245
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DEVELOPMENT EXPERIENCE
Alta Housing (AH) has been developing affordable housing in the heart of Silicon Valley for over 50 years. We take pride in building well-designed and attractive projects that minimize their environmental impact. Today, our portfolio has over 1,000 units at 28 properties that provide housing to extremely low- and low-income individuals, families, seniors, veterans, formerly homeless, and adults with intellectual and developmental disabilities. Palo Alto has served as Alta Housing’s home base for the past 50 years – out of the 28 properties in its portfolio, 23 are located in Palo Alto.
Alta Housing has a strong balance sheet and extensive experience obtaining public funding and grants for our development projects. Not only are we familiar with working with local cities and counties to apply for local funding, we are also knowledgeable about state funding programs offered through the CA Department of Housing & Community Development (HCD). We have extensive experience in securing both 4% and 9% Low Income Housing Tax Credits (LIHTC) and tax-exempt bonds.
Alta Housing’s expansive portfolio demonstrates its ability to develop financially secure, vibrant projects. We are proud of the high-quality, well-maintained, and safe housing that we create and the support that we provide to our residents in reaching their goals.
Alta Housing and PYATOK have been partnering to create high-quality housing communities for the past 20 years. The two firms first worked together twenty years ago on Oak Court Apartments, a 53-unit family apartment community at the edge of downtown Palo Alto, on the former Palo Alto Medical Foundation site. Alta Housing and PYATOK continued to work together on two subsequent projects, Tree House Apartments and Wilton Court.
These three award-winning projects are excellent examples of projects similar in size, target population, and/or construction type to the projects in this proposal.
Oak Court
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PROPERTY MANAGEMENT
PAHC Management & Services Corporation (PAHCMSC) is Alta Housing’s property management division. Its objectives are to provide decent, safe, and sanitary housing to very low- and low-income seniors and families.
Since we built our first development in 1972, we have been leasing up and managing properties so they remain highly attractive, safe, and inviting for our residents. Our 1000+ unit portfolio includes SROs, developments for senior and disabled residents, and permanent supportive housing for veterans and previously homeless residents.
Our properties are designed and consistently and professionally managed to be aesthetically pleasing and blend into their surrounding neighborhoods. In addition to managing Alta Housing-owned and developed properties, PAHCMSC also serves as the property manager for three non-Alta Housing-owned properties.
Our property management team has decades of experience managing all aspects of a property life cycle.
Managers are experienced in affirmatively marketing our properties in compliance with local, state, and Federal fair housing laws and regulatory agreements; recruiting residents; and maintaining waiting lists. We are familiar with administering both city and county preferences for tenant selection. In addition, our multicultural staff is sensitive to working with residents and applicants from diverse backgrounds.
PAHCMSC effectively and efficiently manages properties and works closely with our Resident Services team to encourage and promote independent living so that our residents are able to remain in their homes.
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RESIDENT SERVICES PROVIDER EXPERIENCE
Alta Housing is committed to developing communities where residents not only live, but thrive. The Alta Housing Resident Services Division has provided on-site services at our current housing developments for over 20 years as part of that commitment. Throughout our portfolio of family, senior, and SRO housing units, our mission has been to partner with residents to provide services that are resident-driven, strength-based, impactful, and empowering. We provide support in the following three service areas:
Our team of Service Coordinators is well-versed in local resources and can refer residents for specialized services to any number of community partners. Services work best when the residents are part of the service design process – at move-in, residents have the opportunity to express their needs through needs assessments, surveys, and focus groups. Each household has different goals, and we customize services to meet the needs of each individual property. The portfolio of services may include, but is not limited to:
• Weekly office hours for support counseling and housing retention – helping to mitigate any personal needs that may impact housing stability. This includes information and referral to local community agencies to assist with specific household needs such as counseling, childcare, transportation, public benefits, etc.; • Financial empowerment workshops and coaching – financial literacy concepts discussed in a group setting and individually including budgeting, credit repair, debt reduction, savings plan, etc.; • Referrals for job coaching services through a partnership with the local adult school helping residents to work on and advance their career goals;
• English as a Second Language and computer literacy classes taught by community volunteers or partner organizations;
• Health and wellness programs that bring in information on living with chronic health conditions; • Food security programs through partnerships with local food banks to assist residents in extending their budgets through food savings;
• Annual scholarship for adults returning to school to advance their careers, the Opportunity Scholarship; • Annual community-building events such as barbecues and holiday parties.
Supporting Counseling &
Housing Retention
1-on-1 individualized confidential assessments of needs and support with problem-solving around goals and housing stability needs.
Community Building &
Resident Leadership
Events that strengthen the bonds between neighbors and provide opportunities for residents to get involved in their community.
Educational Programs &
Social Services
Providing specialized classes, workshops, and programs for adults, seniors, parents, and children based on identified needs and interests, often through partnerships with community agencies. Examples include afterschool & summer youth programs; parenting classes; financial literacy workshops; job coaching; health & wellness initiatives
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In 2024, Alta Housing received a $750,000 grant from the Silicon Valley Community Foundation (SVCF) to launch its groundbreaking Wellness Navigation Pilot Program, a two-year initiative designed to provide comprehensive wellness services to low-income residents in Palo Alto. This initiative addresses several key challenges faced by the community, including rising mental health issues exacerbated by the COVID-19 pandemic, limited access to holistic wellness services for low-income residents, and complex public benefits systems that create barriers to accessing support. These factors underscore the need for integrated services that address resident needs.
The Wellness Navigation Program will support residents by increasing their access to health services and public or community-based benefits, and helping them navigate complex systems to obtain essential resources. It will enhance mental health services by offering individual and group therapy sessions, while also promoting holistic wellness through mindfulness, nutrition, and fitness programs.
Oak Court
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Thank You
LEARN MORE AT ALTAHOUSING.ORG
3460 West Bayshore Road, Suite 104, Palo Alto, CA 94303 Item 9
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October 29, 2024
Offer for:
Downtown affordable housing, lot t
city of palo alto
planning and development services department
Rendering of Scheme A2, Lot T
Primary Contact:
Felix AuYeung, Vice president of Business Development
(510) 426-5667 | [email protected]
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TABLE OF CONTENTS
Section Page
Cover Letter
1 2
3 4
Project Description 1
5Plans
Evaluation of Parking Options and Impacts
Financial Information
24 26
Proforma – Option A1
Proforma – Option A2
Proforma – Option B
Proforma – Option C
City Contribution5
6 7
8 30
35 36
52 56
Project Schedule
Team and Experience
Additional Information
Appendix
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1. Project Description
Lot T is a landmark development opportunity for the City of Palo Alto, creating optimally located affordable housing for families in the heart of downtown. We are grateful to the City for dedicating public land for public good, and future residents will further increase the vitality and foot traffic downtown.
Our proposed development will include a minimum of 61 homes and up to 77 homes depending upon the scenario, 100% of which will be affordable to households between 30- 60% of Area Median Income (AMI). In response to the diversity of housing needs in Palo Alto, MidPen is proposing a range of units from studios to 3-bedroom rental homes, with at least 50% of the homes with 2 and 3 bedrooms to accommodate families. There is a tremendous need for affordable family housing as evidenced in our own portfolio. In the last 13 months, MidPen has boasted an occupancy rate of nearly 99% for our 128-property portfolio. During our three property lease ups over the past 6 months at Foon Lok East in Oakland, Bienestar Plaza in Santa Cruz, and Midway Village Phase I in Daly City, we received a total of 9,426 applications for 328 units, nearly 30 applications for every available new home. Our development concept is to maximize the potential of Lot T, activating this prime corner at Kipling and Lytton with a beautiful new housing community to meet the need.
Our affordability targeting is informed by Palo Alto’s Regional Housing Needs Allocation, which shows significant unmet needs for housing at the Very Low Income (VLI) level. Our proposal would target at least 20% as Extremely Low Income (ELI) and an additional 30% as VLI, with an overall building average of below 50% AMI. Workers holding many jobs important to the Palo Alto economy in the healthcare, education, services, and public sectors would be served by our proposal.
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Per the City’s Housing Element, the current job to resident ratio is over 3:1, reflecting the City’s importance as a job center and highlighting the need for expanded local housing opportunities for the workforce. Based on Housing Element data, there are currently few rental opportunities for units that are 2 bedrooms or larger, making it challenging for families to live in Palo Alto. Average market rent and affordability data below show that the current rental stock is out of reach for ELI and VLI households.
Median
Average
Market
Rent
Income
Needed to
Afford
Income for
Unit Size
(1.5/BR)Unit Type % of Median
74%Studio $2,395 $95,800 $129,000
$138,200
$165,900
$191,650
1 2
3 $2,750
$3,600
$4,950
$110,000
$144,000
$198,000
80%
87%
103%
Per the City’s RFRP, we provided the three options requested with differing approaches to parking – residential parking, residential and replacement public parking, and no parking – that impact the building design, cost, and marketability. For the residential parking scenario, we provided two alternatives reflecting a minimum viable parking ratio and a preferred parking ratio based on current needs seen in the market by MidPen and the City’s evaluation of car ownership. As shown in the summary chart on the next page, our scenarios differ in the parking approach, which in turn impacts unit yield. All scenarios are proposed at 7 stories but vary in the treatments of semi-subterranean level, ground floor and second floor. All scenarios provide resident amenity spaces including a sizeable community room and residential courtyard and feature our robust resident services programs for families that support our residents in stability, resilience, and economic growth, described in detail in the Team and Experience section of this response.
In all the scenarios provided, we incorporated key design principles informed by the City’s goals and the neighborhood context. Our building massing balances the stated goal of maximizing homes on the site while creating a facade that forms a bridge to the diverse building typologies present around the neighborhood, which range from low to high-density.
The building’s facade responds to cues in the surrounding residential vernacular, incorporating elements in our materials, color palette, and landscaping that will connect the new building. The building’s massing is broken into two smaller components with a break along Kipling and transparency in between. This feature, in addition to the step back above 5 stories, responds to the adjacent building types and enables the building to serve as an “in between” element bridging density and typologies observed in the neighborhood. 2 Item 9
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We took a sensitive approach that
will activate and beautify the
streetscape, with a sizeable
ground-level open greenspace
included in the scenarios with
residential parking and no
parking. All scenarios feature an
active corner with the
lobby/entrance at the
Lytton/Kipling intersection and
facade modulation along Kipling.
Families living in this new building
will be able to enjoy robust
community amenities, including a
private, protected courtyard,
community room, after school program for school-aged children, and secure bike parking.
The proposed building’s design of two blocks breaks up the density not only by floor but also by block, forming unit clusters that will enhance the livability of the resident experience.
Our proposed units are larger than the TCAC minimums and have been shaped by a robust design, construction, and operations evaluation process to get to preferred, cost-efficient unit types.
Unit Type
Studio
Unit Sq Ft
416
TCAC Minimum SF
300
450
700
900
1 Bedroom
2 Bedroom
3 Bedroom
585
858
1,118
The chart below outlines the Project Options studied. Site Plans and additional details are provided in the Plans section of this response. Tradeoffs are described in the Evaluation of Parking Options and Impacts section.
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Option A1 – Option A2 –
Single Level of Two Levels of Option B – Option C – (No) Residential
Parking
Residential
Parking
Residential +
Public Parking
Minimal
Parking
Families and
Individuals
Families and
Individuals
Families and
Individuals
Families and
IndividualsTarget Population
Residential Units
Studios
73 13
21 21
18 73
13 21
21 18
61 11
17 18
15 77
13 21
24 19
1 Bedrooms
2 Bedrooms
3 Bedrooms
Affordability
Levels 30-60% AMI 30-60% AMI 30-60% AMI 30-60% AMI
Parking Spaces 36 51 52 5
Residential
Parking 36 51 30 0
Parking Ratio
Public Parking
0.5 0
0.7 0
0.5 32
0 0
Building Stories
Building Height
7 7 7 7
72’ 75’ 74’ 72’
Gross Building
Area 93,500 sf
55,800 sf
104,500 sf
55,800 sf
98,600 sf
46,700 sf
89,200 sf
59,500 sfRentable Area
Construction
Type (Wood and
Concrete)
2 Levels Type IA 3 Levels Type IA 2 Levels Type IA 2 Levels Type IA / 5 Levels Type / 5 Levels Type / 5 Levels Type / 5 Levels Type
IIIA IIIA IIIA IIIA
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2. Plans
Celebrating the In-between
Palo Alto’s downtown is distinctive and vital, known as a regional job center and retail destination. Its architecture is diverse in style and scale, with examples of neighboring craftsman and modern structures. Amid this context, Lot T presents the opportunity to develop a prototypical, replicable design that integrates into the fabric, transforming an underutilized city parking lot adjacent to the commercial core into much needed affordable housing.
The design solution comprises two clear building forms organized around central outdoor landscape spaces populated by fruit trees, and ties to the existing neighboring context are formed via accents of materiality and color. Light and airy external bridges connecting the upper floors provide separation to the main private residential courtyard beyond, creating a pleasant oasis for residents and providing an engaging façade with modulation and transparency.
This design was developed specifically with Lot T in mind and driven by the concept of celebrating the ‘in-between’. While site-specific, this general strategy could be applied to several similar city-owned lots as the City evaluates future opportunities to expand housing opportunities downtown.
In-between: Urban Scale
On an urban scale, Lot T finds itself ‘in-between’
the true commercial core of University Ave and
the adjacent residential Downtown North
neighborhood. Straddling these zones provide
numerous benefits for the residents of this
project including walkability, access to high
quality public transit, proximity to jobs and
services, and access to Palo Alto’s signature
experience of walking along beautiful tree-lined
streets en route to one of the many local city
parks.
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In-between: Building Scale
Along those lines, a fundamental
aspect of what makes Palo Alto
beautiful and peaceful is its
relationship to landscape, outdoor
space, and particularly the space
‘in-between’ buildings. This project
is defined by a series of courtyards
providing the residents a direct
connection to the outdoors and
creating a welcoming frontage for
the community at large. Our
design approach provides an
engaging streetscape, with space for a
street-level courtyard envisioned in our
preferred scenarios. This greenspace
along the street and the private
residential courtyard provides
opportunities to integrate fruit trees such
as plum, persimmon and orange that
would be a nod to the history of the area
known for its rich soil and bountiful
orchards. Another nod to the existing
context occurs through the focused use of
materiality and color, pulling from the lap
siding and blue tones of the historic
craftsman style bungalows across the
street to highlight the outdoor spaces
within the project (front stoop,
courtyards).
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In-between: Form & Celebration
Finally, these affordable housing units provide much needed opportunities for a demographic constituent that is in its own way ‘in-between’. Lower-income families have historically not been afforded the chance to live in and be a part of everyday life in Palo Alto, even though many of them work in the area in various service-related industries.
Rather than having to endure multi-hour commutes that rob time from their family lives, having the ability to live life as part of the community they serve builds on Palo Alto’s legacy of evolution and cultural diversity. The Lot T housing community reflects Palo Alto’s downtown housing goals in championing economic diversity and inclusion. Palo Alto has always been a wonderful place to call home and Lot T will expand possibilities for households who would otherwise not have access.
***
Together, the strategies outlined above culminate in a design that is both specific to place, but also easily adaptable to similar future sites. In all applications, however, they strive to celebrate the numerous ‘in-between’s that make Palo Alto a unique and desirable community to live and grow up, work and visit.
Please see the following pages for neighborhood context and design options proposed. 7 Item 9
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LEGEND LEGENDTIMOTHY
HOPKINS
CREEKSIDE
PARK PARK / PLAZA BIKE LANE
SCHOOL BIKE FRIENDLY
BUS STOPGROCERY STORE
PUBLIC AMMENITY
SHOPPING MALL
TRAIN ROUTE
HIGHWAYJOHNSON
PARK
PROJECT
SITE
PROJECT
SITE
EL PALO
ALTO
PARK
COGSWELL
PLAZA
USPS ADDISON
ELEMENTARY
SCHOOL
EL
CAMINO
PARK KING
PLAZA
CITY
HALL HERITAGE
PARK SCOTT
PARKDOWNTOWN
LIBRARY PALO ALTO
STATION
STANFORD
CENTER WHOLE FOODS
MARKET
C O M M U N I T Y F O C U S
LEGEND
T R A N S I T F O C U S
LEGEND
COMMERICAL
CORRIDORS
APT BUILDINGS
APT BUILDINGS
4 STORIES OR
TALLER
DOWNTOWN
HOUSING PLAN
BOUNDARY
BUILDINGS 4
STORIES OR
TALLER
PROJECT
SITEPROJECT
SITE
P R O G R A M F O C U S D E N S I T Y F O C U S
C O N T E X T M A P S | PA L O A LT O N E I G H B O R H O O D L O T T P A L O A LT O | MIDPEN HOUSING October 28, 2024 108Palo Alto, California
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L E G E N D
R E S I D E N T I A L PA R K I N G
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P A R K I N G A N A LY S I S & P R O J E C T D A T A
L O T T P A L O A LT O | MIDPEN HOUSING October 28, 2024 119Palo Alto, California
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S C H E M E A 1 | S I T E P L A N - L E V E L 1
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L O T T P A L O A LT O | MIDPEN HOUSING October 28, 2024 1/32” = 1’ - 0” 131Palo Alto, California
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S C H E M E A 1 | R E N D E R I N G
L O T T P A L O A LT O | MIDPEN HOUSING October 28, 2024 142Palo Alto, California
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L O T T P A L O A LT O | MIDPEN HOUSING October 28, 2024 1/32” = 1’ - 0” 153Palo Alto, California
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S C H E M E A 2 | R E N D E R I N G
L O T T P A L O A LT O | MIDPEN HOUSING October 28, 2024 175Palo Alto, California
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L O T T P A L O A LT O | MIDPEN HOUSING October 28, 2024 1/32” = 1’ - 0” 197Palo Alto, California
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S C H E M E B | R E N D E R I N G
L O T T P A L O A LT O | MIDPEN HOUSING October 28, 2024 2 10 8Palo Alto, California
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L O T T P A L O A LT O | MIDPEN HOUSING October 28, 2024 1/32” = 1’ - 0” 2 11 9Palo Alto, California
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L O T T P A L O A LT O | MIDPEN HOUSING October 28, 2024 1/32” = 1’ - 0” 220Palo Alto, California
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S C H E M E C | R E N D E R I N G
L O T T P A L O A LT O | MIDPEN HOUSING October 28, 2024 231Palo Alto, California
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ENERGY EFFICIENCY &
RENEWABLE ENERGY
The project will rely on these passive strategies to reduce energy use and operational carbon:
• Reduce cooling loads from direct solar exposure on south/west elevations
•
•
•
High performance glazing and windows to reduce heat gain.
High-density exterior wall and roof insulation.
Cool roofs, courtyard planting and non-reflective paving.
COOL ROOF/
HEALTH & WELLNESS
Design that supports health and well-being of residents and the surrounding community is an integral component of a sustainable community.
•
•
•
Daylight will be maximized within the units.
Ventilation and Indoor Air Quality with high efficiency filtration.
Materials - mindful to avoid red-list free materials based on their Health Product Declarations (HPD’s) and Environmental Product Declarations (EPD’s).
• Entry court and podium courtyards connect with Nature, natural light, air and mental wellbeing while encouraging interaction between the residents.
WATER CONSERVATION & REUSE
Water Conservation strategies that will be explored:
•
•
•
Irrigation water collection via cisterns and podium bio-retention planters.
Bioswales along the sidewalk to further slow and filter water runoff.
Use of ultra low-flow and dual flush fixtures to go above and beyond code.
ECOLOGY
The urban ecology will be based on concepts of resilience, harnessing climate adaptive strategies:
•
•
•
•
Biodiversity through native plants.
Bay Friendly landscape principles will be followed.
Preserve existing trees where possible
Podium outdoor space residential restorative garden
EDUCATION AND DISCOVERY
Telling the stories and lessons-learned of the sustainability visions, connects residents to place.
•
•
The design can actively engage and educate occupants.
The front courtyard can function as an outdoor museum for educational purposes to tell a story of the history of the area to the residents and the public.
S U S T A I N A B I L I T Y | F E A T U R E S & O P P O R T U N I T I E S L O T T P A L O A LT O | MIDPEN HOUSING October 28, 2024 242Palo Alto, California
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KIKU CROSSING KIKU CROSSING
SHIRLEY CHISHOLM VILLAGE
SHIRLEY CHISHOLM VILLAGE
A C T I V E C O U R T Y A R D H O U S I N G R E F E R E N C E S C R A F T S M A N N E I G H B O R S P R E C E D E N T I M A G E R Y | L O O K & F E E L
L O T T P A L O A LT O | MIDPEN HOUSING October 28, 2024 253Palo Alto, California
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3. Evaluation of parking options and impacts
Lot T is a fantastic opportunity that also presents challenges because of the relatively small size and constraining dimensions of the site that make it difficult to park efficiently, leading to more costly building typology to maximize housing at 7 stories. We studied many approaches to parking on the site, described below. Parking cost assumptions in our proforma are based on general contractor information and current projects in the construction bidding process. The summary chart provided in this section demonstrates the impact of the different parking approaches on project costs and gap funding needs.
Option A: Residential Parking Only
A1: Single level of residential parking at the ground level, accessed off Lytton, which can accommodate 36 stalls. This scenario has 73 units and what MidPen would consider the lowest feasible parking ratio of 0.5:1 spaces/unit.
A2: Two levels of residential parking (partial basement and ground level), which can accommodate 51 total stalls, with 25 in the partial basement and 26 on the ground level. A ramp down would be accessed off Lytton and ramp up off Kipling. This scenario also has 73 units and what MidPen would consider the preferred higher parking ratio of 0.7:1 spaces/unit based on demand at similar properties. This approach adds 3’ to the building height over option A1 (75’ vs. 72’).
Option B: Residential Parking and Replacement Public Parking Ground level public parking garage with 32 spaces reflective of the parking utilization data shared. This garage would have a separate entry and exit on Kipling for flow and easy connection to the street. Note that this is less than the full replacement count in order to provide residential parking on the second level, which will have 30 spaces for residents with access off of Lytton. This option has the lowest unit count at 61 and what MidPen would consider the lowest feasible parking ratio of 0.5:1 spaces/unit. If the City were amenable, we propose that the public spaces be available for overnight use by residents, similar to an approach we are taking at Kiku Crossing. This scenario would result in the elimination of the street-level open greenspace along Kipling to accommodate garage parking. The 2 levels of podium parking and 5 levels of residential result in an overall building height of 74’.
Option C: (No) Minimum Parking
This option features no dedicated residential or public parking on site. However, we proposed 5 spaces on the building’s ground floor to support residents (drop offs, accessible parking), staff, visitors, and possibly car-share spaces. This scenario maximizes the units on site with 77. However, based on our experience, the lack of any residential parking would present significant challenges for residents and in the lease up process, and impact feasibility and operational sustainability. We would need to explore off-site parking options. 24 Item 9
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Options
Summary Table A1
73 36
A2
73 51
B C
77 5
Affordable Units 61
62Total Parking Spaces
Podium Spaces
Residential
Public
36 0
26 0
30 32
5 0
Cost/Stall $55,000 $55,000 $55,000 $60,000
Partial Submerged Spaces
Residential 0
0 --
25 0
0 0
--
0 0
--
Public
Cost/Stall $80,000
Parking Cost
Residential
Public
$1,980,000
$0
$3,430,000
$0
$1,650,000
$1,760,000
$3,410,000
$300,000
$0
Total $1,980,000 $3,430,000 $300,000
TDC w/Net Developer Fee $64,882,237 $67,038,185 $58,167,019 $66,199,386 TDC/Unit $888,798
$10,142,863 $10,536,469 $9,434,434 $10,188,781
$138,943 $144,335 $154,663 $132,322
$918,331 $953,558 $859,732
City Gap Funds
City Gap/Unit
MidPen is an expert in tackling the redevelopment of publicly owned land with ambitious programming needs. We are proud of our approach to development, which is tailored to the needs of specific sites and local communities. As an owner, property manager, and services provider, we take a long-term, holistic view with a goal of creating communities that fit in seamlessly and operate sustainably. We look forward to further discussion and refinement of these scenarios to arrive at the preferred development concept. 25 Item 9
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4. financial information
Financing Approach
MidPen gets the job done! While the financing approach varies from project to project, year to year, MidPen is adept at working with our public partners to navigate the constantly changing financing environment to chart a path forward. MidPen’s approach to financing projects is based on the following principles:
•
•
•
•
Ensure long-term financial sustainability
Maximize leverage of local funding sources
Maximize competitiveness and viability of financing structure Ensure flexibility and responsiveness in the financing approach to enable us to be nimble to pursue multiple opportunities
In line with the City’s stated desire to achieve maximum density and yield, we are proposing a 7-story building that will create at least 61 homes and up to 77 homes, financed with tax-exempt bonds and 4% Low-Income Housing Tax Credits (LIHTC). After entitlement approval, we will work with the City to leverage its funding and identify and compete for other funding sources at that time.
Our team is highly experienced and successful in securing public sources of funding. Since 2020, MidPen Housing successfully financed 24 new construction projects, leading to construction starts for 9 communities funded with competitive 9% LIHTC, 12 communities funded with tax-exempt bonds and 4% LIHTC, and 3 developments using the new California Housing Accelerator Fund. MidPen financed one of the State’s first 9%/4% hybrid projects at Brooklyn Basin in Oakland, as well as a LIHTC/moderate-income hybrid at Shirley Chisholm Village in San Francisco, demonstrating our capability with complex and groundbreaking funding approaches. This is a testament to both the sheer dedication of our staff to execute professionally on complicated applications and our nimble approach to securing funding. For each project, we conduct a thorough analysis of program regulations to identify the sources that will be the best fit. Additionally, MidPen’s financial strength and track record enable our projects to secure top of the market tax credit pricing and favorable debt terms.
The scenarios provided in this response assume 4% LIHTC, a conventional mortgage supported by rental income, State funding, a General Partner equity contribution of a portion of the 4% LIHTC allowable developer fee to the project, deferred developer fee, and the City’s land contribution and gap funding as critical pieces of the puzzle that enable us to compete successfully for competitive resources. Our proforma summaries for each scenario are included at the end of this section and reflect a City gap need of approximately $130-$150K/unit depending on scenario.
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Our team has shown great success in accessing traditional affordable housing sources and newer funding streams, such as Affordable Housing and Sustainable Communities (AHSC), Veterans Housing and Homeless Prevention (VHHP), and Infill Infrastructure Grant (IIG).
We often evaluate and maintain eligibility for multiple financing paths to ensure our projects can proceed even if the financing environment changes. Because state funding regulations change every year, MidPen will collaborate with the City to target sources that best fit at the time just prior to funding applications.
Our proforma is a realistic projection of current gap funding needs in that it is based on real-time, relevant construction pricing and modeled using current operating and services budgets. We are also not assuming any project-based voucher (PBV) support at this time, given that the timing of a future PBV RFP from the Housing Authority is unknown. To the extent there is interest in serving at risk or homeless families in the future, PBV’s would be a helpful source in enabling the project to support a larger conventional mortgage. Another source we are not showing for conservatism is any Santa Clara County funding given the lack of current resources available. Again, should this evolve, this project could be poised to be competitive for County-level resources. To the extent available, we would pursue funding through the Stanford Affordable Housing Fund to fill some of the financing gap. This is a source we have been awarded for our Colibri Commons development in East Palo Alto, which is currently under construction.
We thoughtfully implement cost controls at every step of the development process (design, procurement, construction, operations). MidPen has established internal processes and procedures including our own Building Guidelines that document design best practices for units and buildings. Many of our best practices come from the Values Analysis (VA) process, which involves meetings at each of the design development phases in which we evaluate the design’s efficiency. The VA meetings include the development team, architect, construction management consultant, and critical property operations and services staff.
Additionally, the Lifecycle Milestone Process is a series of check-ins at critical points in each project's lifecycle with participation across MidPen's organization. Our goal is to ensure that this is a development we can deliver and maintain as a community asset for years to come.
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Financial Strength
MidPen’s commitment to serving low-income residents is supported by our operational and financial strength and consolidated total assets that are worth over $2.9 billion. This strong financial position enables MidPen to partner with some of the most respected, long- standing tax credit investors in the industry and means MidPen commands top pricing from lenders and investors, further enhancing our ability to secure the resources needed for our projects at the most competitive prices. Most recently, MidPen has secured direct investments with Wells Fargo, Bank of America, U.S. Bank, and First Citizens Bank (Silicon Valley Bank) to finance our pipeline. These investors, plus CalHFA, are just a few examples of MidPen's trusted financial partners with whom we would consider working for debt or equity for the Project.
Additionally, MidPen maintains $72 million in unrestricted cash and liquid investments, which we deploy to further our mission impact and affordable housing goals, in part as predevelopment and acquisition bridge loans to assist our pipeline projects with land acquisition, pre-development activities, and accelerating draws waiting for reimbursements, when needed. Our ability to fund all predevelopment expenses means that we can more quickly advance projects without waiting to secure outside sources. These assets also provide us with significant resources to manage and maintain our current communities, support new development, and maintain a solid financial position in times of economic uncertainty.
Another MidPen advantage is our deep knowledge of and critical influence on funding regulations, coupled with our creativity on structuring viable deals and our agility to pivot when circumstances or competition rules change, to best position a project for funding success. We leverage our deep LIHTC affordable housing experience and real-time knowledge of financing sources for affordable rental housing and site-wide infrastructure.
Our team works nimbly to constantly explore new and creative funding streams that efficiently leverage local, State, and Federal sources. Innovation in financing is foundational to our approach; we often evaluate and maintain eligibility for multiple financing paths to ensure our projects can proceed even if the financing environment changes, which it invariably does every year without fail. MidPen is also pursuing alternative financing options to reduce traditional public subsidies with private, philanthropic investment capital. This work includes active projects with Housing Trust Silicon Valley and the San Francisco Housing Accelerator Fund, to pursue projects that otherwise would be infeasible without MidPen’s willingness to innovate and experiment. 28 Item 9
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Prevailing Wage Experience
We understand that this project will be subject to prevailing wage requirements, which are common on nearly all our projects. The General Contractor (GC) that MidPen selects will play an integral role in ensuring that we meet the workforce and labor goals outlined by our local partners. MidPen employs a rigorous GC selection process, and we consider a range of criteria when evaluating GC proposals, such as the GC’s track record for completing construction projects on time and on budget, managing its subconsultants, and meeting local labor goals. We would utilize these criteria during the GC selection process for Lot T to ensure that the project is completed on time and meets all requirements.
An example of our solid foundation with GCs is our work with Nibbi Brothers on four phases of development at Brooklyn Basin in Oakland to ensure that each phase met State prevailing wage and Federal Davis-Bacon wage requirements, as well as local business/local resident hiring programs.
Land Value
The parcel is currently zoned Public Facilities, which allows for multi-family use on housing element opportunity sites. The value of this parcel is impacted by its small size and height limit. The most analogous site that MidPen has developed recently is our Kiku Crossing community in Downtown San Mateo, also a former city-owned surface parking lot but a larger scale site (over 2 acres across the two combined parcels). When this was appraised in 2020 with an as-is value based on a density of 50 units/acre, the value was $258/square foot. MidPen searched for comparable sales in Palo Alto and more broadly in Santa Clara County and San Mateo County, looking for sites between .25-.75 acre on vacant land zoned for residential use. Our search yielded few true comparable sales but pointed to a value in the range of $150-$250/square foot or approximately $7-11MM/acre. The need for any replacement public parking reduces the land value.
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5. city contribution
In addition to the land contribution, gap financing from the City is required in order to deepen affordability and develop the site. Based on project needs and a rough division of gap funding needed, we are proposing a total City financial contribution ranging from approximately $130K-$150K/unit, depending on the scenario, up to $10.5MM. This contribution would be leveraged 6:1 by other regional, state, and federal resources. Given the timing of the project, these funds would need to be committed by 2027 to be competitive in seeking HCD sources and LIHTC. The exact City contribution may vary depending on other available resources when entitlements are approved and the project is ready to apply for non-City funding.
A1 A2 B C
Affordable Units
TDC w/Net Developer Fee
TDC/Unit
73 73 61 77
$64,882,237
$888,798
$10,142,863
$138,943
$67,038,185
$918,331
$10,536,469
$144,335
$58,167,019
$953,558
$9,434,434
$154,663
$66,199,386
$859,732
$10,188,781
$132,322
City Gap Funds
City Gap/Unit
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Palo Alto Lot T - Opt A1
PROJECT SUMMARY
SITE, BUILDING AND UNIT DETAILS
LAND
SOURCES CASH FLOW
CONSTRUCTION SOURCES total per unit
563,229Acreage
Density
0.44 acres
165 units/acre
7 Construction Loan $ 41,115,699 $ Yr 1 Yr 5 Yr 10 Yr 15 Yr 30 Tax Credit Investor Proceeds
GP Equity
City of Palo Alto
$
$
$
5,050,336
6,135,376
10,142,863
62,444,275
$
$
$
$
69,183
84,046
138,943
855,401
2020
1,464,455
2024 2029 2034 2049
# of Stories Effective Gross Income
Operating Expenses
Services Expenses
Reserves
$
$
$
$
$
$
$
$
$
$
$
$
$
$
1,616,485
(837,692)
(149,178)
(36,500)
589,115
(490,396)
62,303
$
$
$
$
$
$
$
1,828,904
(994,915)
(177,177)
(36,500)
616,312
(490,396)
83,931
$
$
$
$
$
$
$
2,069,237
(1,181,647)
(210,430)
(36,500)
636,660
(490,396)
97,852
$
$
$
$
$
$
$
2,996,872
(1,979,671)
(352,544)
(36,500)
624,157
(490,396)
118,413
1.27 (730,000)
(130,000)
(36,500)
563,955
(490,396)
41,059
BUILDING total $
Residential (Leasable)
Circulation & Common
Garage
55,835 sf
15,367 sf
13,680 sf
PERMANENT SOURCES
Amortizing Permanent Loan
Tax Credit Investor Proceeds
GP Equity
Deferred Developer Fee
City of Palo Alto
total per unit Net Operating Income
Debt Service$
$
$
$
$
$
$
5,856,169
33,668,909
6,135,376
362,845
10,142,863
15,214,295
71,380,458
$
$
$
$
$
$
$
80,221
461,218
84,046
Net Cash Flow
DCRPARKING 1.15 1.20 1.26 1.30
# of parking spaces
# of residential spaces
residential parking ratio
# of public spaces
UNIT MIX
36 36
0.5 0
4,970
138,943
208,415
977,814
SCHEDULE ASSUMPTIONS
HCD/Other
total Start month
Start year
0 0
Unit Type # Units Average Rent
1,301
USES Construction mos.
Lease up mos.
Conversion mos.
22 3
4 Studio
1-Bedroom
2-Bedroom
13 21
20 $ ACQUISITION
Acquisition
Hard Cost
Architecture and Engineering
Construction Financing
Permanent Financing
Legal
total
295,758
50,879,410
2,203,260
5,337,378
104,562
per unit per SF
$
$
$
1,620
1,913
2,141
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
4,051
696,978
30,182
73,115
1,432
2,747
4,545
42,986
121,779
977,814
888,798
$ 3
599
26 63
1 2
4 37
$
$
$
$
$
$
$
3-Bedroom 18 OPERATING & SERVICES EXPENSE
Manager's Units
Total Unit Count
1 73 Operating Expenses
Annual Escalation
Resident Services Fee
Replacement Reserves
Debt Admin Fees
$10,000 per unit
3.5%Average Affordability AMI 49% $ 1,750 200,500
331,749Reserves
Other Soft Cost
$1,781 per unit
$500 per unit
$4,000
FINANCING ASSUMPTIONS 3,137,968
8,889,872
71,380,458
Developer Fee
TOTAL DEVELOPMENT COSTS
TDC Net Developer Fee
$
$
$
105
841
764
Debt Coverage Ratio 1.15
Construction Rate
Permanent Rate
6.83%
6.54%
35 yrs.
$ 64,882,237
Perm Loan Amortization DEVELOPER FEE
TAX CREDIT ASSUMPTIONS 15% of TDC
Total Fee
GP Equity
$
$
$
9,732,336
8,889,872
Credit & Equity
Price/ Raise
$
$
33,668,909
0.95 6,135,376
362,845Deferred Developer Fee $
Basis Boost Yes Net Developer Fee $ 2,391,651
Tax Credit Eligible 100%
31 Item 9
Attachment E - MidPen Housing
Proposal
Item 9: Staff Report
Pg.
96 Packet Pg. 190 of 349
Palo Alto Lot T - Opt A2
PROJECT SUMMARY
SITE, BUILDING AND UNIT DETAILS
LAND
SOURCES CASH FLOW
CONSTRUCTION SOURCES total per unit
580,544Acreage
Density
0.44 acres
165 units/acre
7 Construction Loan $ 42,379,679 $ Yr 1 Yr 5 Yr 10 Yr 15 Yr 30 Tax Credit Investor Proceeds
GP Equity
City of Palo Alto
$
$
$
5,231,234
6,485,021
10,536,469
64,632,403
$
$
$
$
71,661
88,836
144,335
885,375
2020
1,464,455
2024 2029 2034 2049
# of Stories Effective Gross Income
Operating Expenses
Services Expenses
Reserves
$
$
$
$
$
$
$
$
$
$
$
$
$
$
1,616,485
(837,692)
(149,178)
(36,500)
589,115
(490,396)
62,303
$
$
$
$
$
$
$
1,828,904
(994,915)
(177,177)
(36,500)
616,312
(490,396)
83,931
$
$
$
$
$
$
$
2,069,237
(1,181,647)
(210,430)
(36,500)
636,660
(490,396)
97,852
$
$
$
$
$
$
$
2,996,872
(1,979,671)
(352,544)
(36,500)
624,157
(490,396)
118,413
1.27 (730,000)
(130,000)
(36,500)
563,955
(490,396)
41,059
BUILDING total $
Residential (Leasable)
Circulation & Common
Garage
55,835 sf
15,367 sf
19,630 sf
PERMANENT SOURCES
Amortizing Permanent Loan
Tax Credit Investor Proceeds
GP Equity
Deferred Developer Fee
City of Palo Alto
total per unit Net Operating Income
Debt Service$
$
$
$
$
$
$
5,822,121
34,874,891
6,485,021
362,845
10,536,469
15,804,704
73,886,050
$
$
$
$
$
$
$
79,755
477,738
88,836
Net Cash Flow
DCRPARKING 1.15 1.20 1.26 1.30
# of parking spaces
# of residential spaces
residential parking ratio
# of public spaces
UNIT MIX
51 51
0.7 0
4,970
144,335
216,503
1,012,138
SCHEDULE ASSUMPTIONS
HCD/Other
total Start month
Start year
0 0
Unit Type # Units Average Rent
1,301
USES Construction mos.
Lease up mos.
Conversion mos.
23 3
4 Studio
1-Bedroom
2-Bedroom
13 21
20 $ ACQUISITION
Acquisition
Hard Cost
Architecture and Engineering
Construction Financing
Permanent Financing
Legal
total
295,758
52,778,577
2,203,260
5,623,769
104,221
per unit
4,051
722,994
30,182
77,038
1,428
2,747
4,536
43,021
126,141
1,012,138
918,331
per SF
$
$
$
1,620
1,913
2,141
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$ 3
581
24 62
1 2
4 35
$
$
$
$
$
$
$
3-Bedroom 18 OPERATING & SERVICES EXPENSE
Manager's Units
Total Unit Count
1 73 Operating Expenses
Annual Escalation
Resident Services Fee
Replacement Reserves
Debt Admin Fees
$10,000 per unit
3.5%Average Affordability AMI 49% $ 1,750 200,500
331,129
3,140,539
9,208,297
Reserves
Other Soft Cost
$1,781 per unit
$500 per unit
$4,000
FINANCING ASSUMPTIONS
Developer Fee
TOTAL DEVELOPMENT COSTS
TDC Net Developer Fee
$
$
$
101
813
738
Debt Coverage Ratio
Construction Rate
1.15 6.83%
$
$
73,886,050
67,038,185
Permanent Rate
Perm Loan Amortization
6.54%
35 yrs. DEVELOPER FEE
TAX CREDIT ASSUMPTIONS 15% of TDC
Total Fee
GP Equity
$
$
$
10,055,728
9,208,297
Credit & Equity
Price/ Raise
$
$
34,874,891
0.95 6,485,021
362,845Deferred Developer Fee $
Basis Boost Yes Net Developer Fee $ 2,360,432
Tax Credit Eligible 100%
32 Item 9
Attachment E - MidPen Housing
Proposal
Item 9: Staff Report
Pg.
97 Packet Pg. 191 of 349
Palo Alto Lot T - Opt B
PROJECT SUMMARY
SITE, BUILDING AND UNIT DETAILS SOURCES CASH FLOW
LAND CONSTRUCTION SOURCES total per unit
598,945Acreage
Density
0.44 acres
138 units/acre
7 Construction Loan $ 36,535,625 $ Yr 1 Yr 5 Yr 10 Yr 15 Yr 30 Tax Credit Investor Proceeds
GP Equity
City of Palo Alto
$
$
$
4,509,317
5,385,097
9,434,434
55,864,473
$
$
$
$
73,923
88,280
154,663
915,811
2020 2024 2029 2034 2049
# of Stories Effective Gross Income
Operating Expenses
Services Expenses
Reserves
$
$
$
$
$
$
$
1,221,316 $
$
$
$
$
$
$
1,348,105
(699,989)
(149,178)
(30,500)
464,438
(388,536)
39,485
$
$
$
$
$
$
$
1,525,257
(831,367)
(177,177)
(30,500)
482,213
(388,536)
51,691
$
$
$
$
$
$
$
1,725,688
(987,404)
(210,430)
(30,500)
493,354
(388,536)
56,406
$
$
$
$
$
$
$
2,499,311
(1,654,246)
(352,544)
(30,500)
458,021
(388,536)
54,137
(610,000)
(130,000)
(30,500)
446,816
(388,536)
25,780
BUILDING total $
Residential (Leasable)
Circulation & Common
Garage
46,735 sf
13,547 sf
11,400 sf
PERMANENT SOURCES
Amortizing Permanent Loan
Tax Credit Investor Proceeds
GP Equity
Deferred Developer Fee
City of Palo Alto
total per unit Net Operating Income
Debt Service$
$
$
$
$
$
$
4,518,821
30,062,113
5,385,097
226,985
9,434,434
14,151,651
63,779,101
$
$
$
$
$
$
$
74,079
492,822
88,280
Net Cash Flow
DCRPARKING 1.15 1.20 1.24 1.27 1.18
# of parking spaces
# of residential spaces
residential parking ratio
# of public spaces
UNIT MIX
62 30
3,721
154,663
231,994
1,045,559
SCHEDULE ASSUMPTIONS
0.5 32
HCD/Other
total Start month
Start year
0 0
Unit Type # Units Average Rent USES Construction mos.
Lease up mos.
Conversion mos.
22 3
4 Studio
1-Bedroom
2-Bedroom
11 17
17 $
$
$
$
1,383
1,624
1,839
2,163
ACQUISITION
Acquisition
Hard Cost
Architecture and Engineering
Construction Financing
Permanent Financing
Legal
total
295,758
45,220,381
2,203,260
4,759,945
91,188
per unit
4,848
741,318
36,119
78,032
1,495
3,287
4,523
45,814
130,124
1,045,559
953,558
per SF
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$ 4
631
31 66
1 3
4 39
$
$
$
$
$
$
$
3-Bedroom 15 OPERATING & SERVICES EXPENSE
Manager's Units
Total Unit Count
1 61 Operating Expenses
Annual Escalation
Resident Services Fee
Replacement Reserves
Debt Admin Fees
$10,000 per unit
3.5%Average Affordability AMI 49% $ 1,746 200,500
275,900Reserves
Other Soft Cost
$2,131 per unit
$500 per unit
$4,000
FINANCING ASSUMPTIONS 2,794,627
7,937,541
63,779,101
58,167,019
Developer Fee
TOTAL DEVELOPMENT COSTS
TDC Net Developer Fee
$
$
$
111
890
811
Debt Coverage Ratio
Construction Rate
Permanent Rate
1.15 6.83%
6.54%
35 yrs.Perm Loan Amortization DEVELOPER FEE
TAX CREDIT ASSUMPTIONS 15% of TDC
Total Fee
GP Equity
$
$
$
8,725,053
7,937,541
Credit & Equity
Price/ Raise
$
$
30,062,113
0.95 5,385,097
226,985Deferred Developer Fee $
Basis Boost Yes Net Developer Fee $ 2,325,459
Tax Credit Eligible 100%
33 Item 9
Attachment E - MidPen Housing
Proposal
Item 9: Staff Report
Pg.
98 Packet Pg. 192 of 349
Palo Alto Lot T - Opt C
PROJECT SUMMARY
SITE, BUILDING AND UNIT DETAILS SOURCES CASH FLOW
LAND CONSTRUCTION SOURCES total per unit
547,161Acreage
Density
0.44 acres
174 units/acre
7 Construction Loan $ 42,131,401 $ Yr 1 Yr 5 Yr 10 Yr 15 Yr 30 Tax Credit Investor Proceeds
GP Equity
City of Palo Alto
$
$
$
5,152,745
6,228,680
10,188,781
63,701,607
$
$
$
$
66,919
80,892
132,322
827,294
2020 2024 2029 2034 2049
# of Stories Effective Gross Income
Operating Expenses
Services Expenses
Reserves
$
$
$
$
$
$
$
1,550,309 $
$
$
$
$
$
$
1,711,251
(883,593)
(149,178)
(38,500)
635,980
(528,529)
71,034
$
$
$
$
$
$
$
1,936,123
(1,049,431)
(177,177)
(38,500)
667,016
(528,529)
96,500
$
$
$
$
$
$
$
2,190,546
(1,246,395)
(210,430)
(38,500)
691,221
(528,529)
114,279
1.31 $
$
$
$
$
$
$
3,172,563
(2,088,146)
(352,544)
(38,500)
689,373
(528,529)
145,496
1.30 (770,000)
(130,000)
(38,500)
607,809
(528,529)
46,779
BUILDING total $
Residential (Leasable)
Circulation & Common
Garage
59,527 sf
16,105 sf
1,900 sf
PERMANENT SOURCES
Amortizing Permanent Loan
Tax Credit Investor Proceeds
GP Equity
Deferred Developer Fee
City of Palo Alto
total per unit Net Operating Income
Debt Service$
$
$
$
$
$
$
6,375,803
34,351,632
6,228,680
415,145
10,188,781
15,283,171
72,843,212
$
$
$
$
$
$
$
82,803
446,125
80,892
Net Cash Flow
DCRPARKING 1.15 1.20 1.26
# of parking spaces
# of residential spaces
residential parking ratio
# of public spaces
UNIT MIX
5 5
5,391
132,322
198,483
946,016
SCHEDULE ASSUMPTIONS
0.1 0
HCD/Other
total Start month
Start year
0 0
Unit Type # Units Average Rent USES Construction mos.
Lease up mos.
Conversion mos.
22 3
4 Studio
1-Bedroom
2-Bedroom
13 21
23 $
$
$
$
1,326
1,620
1,858
2,169
ACQUISITION
Acquisition
Hard Cost
Architecture and Engineering
Construction Financing
Permanent Financing
Legal
total
295,758
51,900,371
2,203,260
5,457,861
109,758
per unit per SF
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
3,841
674,031
28,614
70,881
1,425
2,604
4,568
42,258
117,794
946,016
859,732
$ 4
669
28 70
1 3
5 42
$
$
$
$
$
$
$
3-Bedroom 19 OPERATING & SERVICES EXPENSE
Manager's Units
Total Unit Count
1 77 Operating Expenses
Annual Escalation
Resident Services Fee
Replacement Reserves
Debt Admin Fees
$10,000 per unit
3.5%Average Affordability AMI 49% $ 1,756 200,500
351,710Reserves
Other Soft Cost
$1,688 per unit
$500 per unit
$4,000
FINANCING ASSUMPTIONS 3,253,856
9,070,137
72,843,212
66,199,386
Developer Fee
TOTAL DEVELOPMENT COSTS
TDC Net Developer Fee
$
$
$
117
940
854
Debt Coverage Ratio
Construction Rate
Permanent Rate
1.15 6.83%
6.54%
35 yrs.Perm Loan Amortization DEVELOPER FEE
TAX CREDIT ASSUMPTIONS 15% of TDC
Total Fee
GP Equity
$
$
$
9,929,908
9,070,137
Credit & Equity
Price/ Raise
$
$
34,351,632
0.95 6,228,680
415,145Deferred Developer Fee $
Basis Boost Yes Net Developer Fee $ 2,426,312
Tax Credit Eligible 100%
34 Item 9
Attachment E - MidPen Housing
Proposal
Item 9: Staff Report
Pg.
99 Packet Pg. 193 of 349
6. project schedule
The following schedule outlines key
milestones and is informed by our
experience on similar projects. Below we
describe risks inherent to affordable
housing development projects and
opportunities we see to mitigate delays.
internal resources to invest predevelopment
funding to get to shared and executable
visions as early as possible in the process.
We have an excellent track record of
securing gap funding and structuring
projects to be competitive for all feasible
paths.Risks: The most significant risks to meeting
this timeline are potential delays in the
project’s early stages of engagement and
approvals as well as the competitive and
limited nature of the gap funding needed for
the project which could entail multiple
applications and cycles. MidPen is very
familiar with these risks and mitigates
them on our projects in several key ways.
We proactively engage with our partners
and communities to try to minimize process
delays and have the
Time saving opportunities: If selected,
MidPen would explore opportunities with
the City to pursue state enabled
streamlining tools which would have a
meaningful impact on project schedule. We
have used these new tools on 8 recent
projects, involving significant learning and
coordination with our local partners and
legal experts. We would bring this
experience to the table in the hopes of
realizing significant time savings.
Milestone
RFP Submission
Duration
8 days
Start End
29-Oct-24
21-Nov-24Interviews 12-Nov-24
Developer Selection 16-Dec-24
Mar-25
Dec-25
Exclusive Negotiating Agreement (ENA)
Disposition and Development Agreement (DDA)
Design, Community Outreach, Entitlements
Community Outreach & Stakeholder Engagement
Schematic Design
3 months
9 months
Dec-24
Mar-25
3 months
3 months
Mar-25
Apr-25
June-25
July-25
Aug-25Submit Entitlement Application
Entitlement Approval (Streamlined)
DD Drawings
12 months
4 months
2 months
2 months
Aug-25
Sept-26
Aug-26
Dec-26
50% CDs Jan-27 March-27
May-2885% CDs March-28
Financing
HCD Application Due 2 months May-27
Aug-28
July-27
Dec-27HCD Award
Tax Credit Application Submission
Tax Credit Award
April-28
3 months
6 months
August-28
Feb-29Construction Loan Closing
Construction
Start of Construction Feb-29
Dec-31Construction Completion
100% Occupancy
22 months
4 months
Feb-29
Jan-32 April-32
35 Item 9
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Item 9: Staff Report
Pg.
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Packet Pg. 194 of 349
7. team and experience
MidPen Housing Corporation
In 1970, Stanford University students and Silicon Valley businesspeople, aware of the racial and economic discrimination in housing and how it affected low-income individuals and families, committed to making meaningful and long-lasting change. The fruit of their work became MidPen Housing Corporation (MidPen) we know today as one of the nation’s leading 501(c)(3) non-profit developers, owners, and managers of high-quality affordable housing.
Our Mission is to provide safe, affordable housing of high quality to those in need; to establish stability and opportunity in the lives of residents; and to foster diverse communities that allow people from all ethnic, social, and economic backgrounds to live in dignity, harmony, and mutual respect. MidPen consists of three distinct corporations working closely together to promote and achieve this mission:
MidPen Housing Corporation drives all development efforts including property acquisition, planning, design, construction, historic renovation, and existing property rehabilitation. It also houses all administrative functions: Finance, Human Resources, and Information Technology.
MidPen Property Management Corporation provides extensive experience in all aspects critical to property management including compliance, operations, training, facility maintenance and community relations to 137 communities and nearly 10,000 homes.
MidPen Resident Services Corporation provides and coordinates onsite support programs to help our residents advance, which include but are not limited to:
computer and vocational training, academically based after school programs for youth, financial capabilities classes, health and wellness programs, and community referrals.
36 Item 9
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Housing Proposal
Item 9: Staff Report
Pg.
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Packet Pg. 195 of 349
MidPen’s Housing Development Team
MidPen’s dedicated Development
Team, consisting of 45+ employees,
expertly manages the interconnected
stages of the complete development
process: community engagement,
assemblage of financing, design and
entitlements, construction, and
lease‐up.
Our pipeline is characterized by
innovative residential infill projects
that are designed to meet the needs
of the communities in which they are
located. MidPen continues to expand Groundbreaking at Paseo Estero, Oakland the limits of what is possible in the affordable housing industry by proving new concepts in meeting the diverse housing needs in the greater Bay Area. Through close, effective collaboration with local partners, MidPen creates vibrant communities that revitalize neighborhoods, harmoniously integrate a variety of uses, and optimize infill sites through innovative, thoughtful, and beautiful design.
Given our deep roots on the Peninsula and Silicon Valley, the majority of MidPen’s communities are in San Mateo and Santa Clara counties. MidPen owns and operates 45 family, senior, and supportive communities, 3,768 homes, in Santa Clara County alone. In the areas surrounding Palo Alto, MidPen has 4 communities in Redwood City, 5 communities in East Palo Alto, 5 communities in Menlo Park, and 10 communities in Mountain View. MidPen’s first community in Palo Alto was Page Mill Court in 1997, creating 24 homes for adults with developmental disabilities. MidPen then acquired Palo Alto Gardens in 1999, a 156-unit affordable housing community serving families and seniors.
Our talented and experienced team has experience maximizing the potential of key infill housing sites like Lot T. We are well-versed in the design and construction of buildings similar to what we are proposing here, with extensive experience developing Type V/I and Type III/I buildings. In the past 5 years, we have successfully financed 24 new construction communities. We are proud that over the past 3 years, project construction costs have a variant of less than 1% from construction contract to cost certification, reflecting the success of our pre-construction Value Analysis process and our ability to complete projects on budget. We are focused on quality and long-term success of our buildings. MidPen employs a rigorous design and predevelopment process that ensures efficiency and beauty of design, cost-effective and durable construction, and advanced green building features.
MidPen’s developments are award-winning and nationally recognized. We are proud to have received many awards for our communities, including: Global Award for Excellence 37 Item 9
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from the Urban Land Institute, Green Building Award from Sustainable San Mateo County, and Gold Nugget Grand Award from the Pacific Coast Builders Conference.
MidPen is committed to our role as an affordable housing developer and long term owner of our communities. As a result, in the mid-1980s, MidPen formed our own property management company to ensure the financial and physical sustainability of our communities. MidPen Property Management Corporation (MidPen Property Management) currently manages nearly 10,000 homes in 137 communities throughout the Bay Area.
MidPen Property Management will serve as the property management agent for the proposed affordable housing community. Our management company includes a team with extensive experience in all aspects critical to property management including compliance, operations, training, facility maintenance, and community relations. We take great pride in keeping our communities safe, beautiful, and well maintained. Our properties range from single-family homes to large multi-family complexes in urban areas. All integrate nicely into the surrounding community.
MidPen Property Management
MidPen’s approach to property management is based on four core values:
1. Be Good Neighbors: MidPen Property Management strives to ensure that every community we manage benefits not only our residents but the surrounding neighborhood as well.
2. Enhance Residents’ Lives: Management staff responds to individual and community needs with an unwavering commitment to customer service.
3. Implement Sustainable Operations and Maintenance: MidPen Property Management engages in building retrofits to improve energy efficiency, water conservation, indoor air quality, utilizes drought-resistant landscaping and green cleaning products, and trains residents on environmentally friendly household practices.
4. Serve Diverse Populations: MidPen Property Management strives to employ and train staff with expertise in managing the wide variety of property types developed by MidPen to ensure that we uphold the same high standard of service for every resident we serve.
It is essential to our team that we set new communities up for success, both for the residents of those communities and their neighbors. MidPen Property Management is involved in the development process from day one through our development lifecycle check- ins, which engages departments across the organization. This has contributed to our successful track record in marketing, lease up, and ongoing operations of our properties.
Property Management and MidPen Resident Services Staff work side-by-side at our properties to provide comprehensive on-site management and services, developing a strong rapport and effective communication systems. The average tenure of MidPen Property 38 Item 9
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Management staff is 6 years. Stable staffing ensures the long-term sustainability of the property and our residents.
Below are some highlights of our property management approach:
Tenant Retention: It is essential to our team that we set new communities up for success, both for the residents of those communities and their neighbors. We continually invest in our properties to ensure they remain high-quality, desirable places to live; over 50% of our households have lived at a MidPen property for 8+ years.
Low Barrier Tenant Selection: MidPen practices Inclusive Tenant Screening and makes every effort to screen in households. MidPen does not require applicants to be documented US residents (though Section 8 and Federally funded units do require US Citizenship).
Applicants with credit issues and criminal backgrounds are not automatically screened out.
For credit issues, the length of time past due and the amount past due are considered. For criminal backgrounds, the age and nature of prior criminal justice interactions are considered. In all instances, applicants often qualify when we take the time to look at the specific rather than the statistics. These processes have been adopted in response to systems that often create barriers for those most in need of affordable housing, such as those who are housing cost-burdened and often rely on credit to keep afloat. To increase access to housing opportunities, we maintain an interest list starting approximately 18 months prior to construction completion to provide ample time for individuals and families to prepare for housing opportunities.
Long-Term Sustainability: We are committed to sustainable operations and maintenance.
One example of our commitment to sustainable development can be seen at Edwina Benner Plaza in Sunnyvale (completed in September 2018), where MidPen piloted state of the art equipment to produce domestic hot water using heat pumps instead of natural gas, and to maximize solar generation of on-site electricity for both offsetting the common area load and defraying cost for residents. All our new buildings are also designed to meet a minimum of LEED Gold or GreenPoint Rated Program standards.
Cost-Efficiencies in Operations: There has been a focus on energy savings, notably using rebates and publicly available dollars to replace old appliances with energy star rated appliances, installing low-flow toilets, upgrading HVAC systems, moving away from gas appliances, and entering into power purchase agreements with solar companies to increase solar generation capacity and ensure the PV systems operate efficiently. MidPen also provides robust employee training and education, including employing technology-based solutions, leading to efficiencies in office staff time and savings in maintenance vs. replacement costs.
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MidPen Resident Services
MidPen Resident Services Corporation (MidPen Resident Services) brings high-quality services directly to residents, free of charge – removing roadblocks such as lack of time, finances, or transportation. The community-based services delivery approach allows service partners to increase participation in programming, multiply their impact at scale, develop programs with a holistic perspective, measure outcomes more accurately, and leverage resources more effectively.
MidPen Resident Services aims to help individuals and families meet needs that extend beyond basic shelter by assisting them in achieving self-sufficiency and a higher quality of life. Our on-site services provide residents with opportunities to improve their financial capabilities, achieve academic success, experience improved health and wellbeing, and become thriving members of their extended communities. In 2024, the impact of these on- site services for San Mateo and Santa Clara County households include:
•
•
•
378 households receiving over $900K in tax refunds, by
providing education about tax credits like EITC,
Lifetime learning credits, and Saver’s tax credits
76% of summer youth program participants maintaining
/ increasing their reading levels, avoiding the regular summer reading loss that many students experience
41% of our 2,000+ seniors participate in monthly
cognitive workshops, providing social connections and
life skills for independent healthy living.
We deliver services onsite in partnership with an extensive network of award-winning organizations like Second Harvest Food Bank, JobTrain, Samuel Merritt University, and Balanced Therapy. We also refer residents to community organizations that can meet their individualized needs.
With an annual investment of $10 million, an in-house staff of over 100 professionals, and over 300 third-party service provider partners, MidPen Services leads the affordable housing industry in delivering and coordinating onsite services.
MidPen Resident Services is involved in the development process from day one; this continuous involvement throughout a development’s full lifecycle contributes to a successful track record for creating service plans uniquely tailored to our residents and communities and ensures robust service delivery as early as lease up.
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MidPen Services ensures equitable access to our economic, educational, and health programming at all our communities, to meet residents’ needs and deliver both tailored programs at each community and higher resident impact and success. Our economic programs expand resident’s financial decisions by providing education around tax credits and match-saving benefit, workforce learn and earn programs that deliver job-enhancing skills, and access to higher-education scholarships. As part of our educational program portfolio, we provide on-site after school and summer youth programming, as well as support families with referrals and stipends for local youth organizations that support youth’s educational, physical, and social development. Families have access to on-site food distributions, as well as one-on-one support to acquire any health-related benefits, like CalFresh, Medi-Caid, etc. Forging partnerships with local agencies to meet the wide variety of resident needs, whether it be public transportation passes, utility assistance, or in-home health support services, is critical to helping tenants maintain stable housing and achieve greater self-sufficiency. MidPen Resident Services staff works with multiple service partners to deliver onsite services and programs that address the needs of our family residents, both in group and individual formats.
We are excited about the opportunity to bring our proven service model to the needs of this proposed family housing community in downtown Palo Alto. The opportunity provided here to create new homes affordable to low-income households provides a platform to stabilize these families and enable them to put down roots in the community. We look forward to the opportunity to tailor our service programming to the needs of our new residents, ensuring that all families have the tools they need, regardless of income, to succeed. Utilizing our Family Services program, adults and youth build strong, healthy families together.
Robust and Impactful Service Offerings
For Adults:
•
•
Financial capabilities: Use innovation to meet the challenges of residents by creating a goal-based financial literacy program. The program is delivered by MidPen staff and enhanced by financial agency partnerships, opening opportunities for families to build wealth and long-term financial security.
Vocational development: Career counseling, English as a Second Language (ESL) classes, and tuition assistance prepare adults for the Bay Area’s competitive workforce. Targeted employment activities and facilitated access to job training can lead to obtaining living-wage jobs, improved job retention, and increased household income.
For Youth:
Afterschool and Summer Programs: Our rigorous, research-based afterschool and• summer programs equip youth to stay in school and perform at grade level or higher. Capacity-building curricula, group projects, and literacy development augment at-school coursework and prepare students for academic success. 41 Item 9
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• Leadership skills: Youths in our afterschool program can assume leadership responsibility for projects that have positive community impact, including Community Beautification Projects. Youth Leadership participants engage in career and college exploration while exploring connections between academics and the arts.
Thanks to MidPen Resident Services, thousands of residents perform better in school, learn how to use and apply technology, improve English-language fluency, successfully age in place, and receive onsite health screenings. Residents at MidPen communities become more active and give back to their communities.
Community Event at Oroysom Village in Fremont Community Event at Timberwood in San Jose Second Harvest Food at Moonridge
in Half Moon Bay
Summer Youth Program Tutoring Program at Open
Doors in Los Gatos
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Transportation Demand Management (TDM) and Reducing Reliance on Cars
MidPen is committed to implementing measures to ensure our residents have multiple mobility options, particularly at communities with low or zero parking. Examples of innovative measures we recently implemented include multi-agency transit passes and shared parking agreements. In 2022 the Metropolitan Transportation Commission (MTC) selected MidPen to participate in a three-year no-cost Clipper BayPass Pilot program. 13 MidPen properties including Palo Alto Gardens currently participate in the Pilot, and two new MidPen properties just launched a MidPen-paid Clipper BayPass option for all units.
Resident utilization of public transit passes is enabled by tailored outreach from on-site Resident Services Coordinators, who administer the transit pass program alongside other services aimed to enhance residents’ access to opportunity. MidPen views shared parking as a promising means of address parking needs not by building more parking, but by increasing parking stall utilization. Residents of MidPen’s Bienestar Plaza in Santa Cruz and Kiku Crossing in San Mateo have access to partner organizations’ parking stalls on nights and weekends, which are the non-peak hours for our non-profit and/or municipal neighbors.
Other TDM tools MidPen frequently implements include constructing well-equipped bike rooms, providing discounted bus passes, marketing units as transit oriented and/or no-car units, and partnering with transit agencies on successful Affordable Housing and Sustainable Communities (AHSC) applications that secure funds for housing and transit improvements.
Based on preliminary review of Palo Alto’s existing TDM programs, we propose to explore a menu of options analogous to the Transportation Menu for Kiku Crossing, found in the Appendix, but tailored to the Lytton Avenue site, potentially including:
1. Transit pass program tied to existing Palo Alto TMA programs administered on-site by MidPen Residents Services Coordinators
2. Publicly accessible car share partnership space on-site
3. In scenario B with public parking, enabling resident overnight use of the public spaces
4. Piloting a program with the City similar to San Mateo’s low income monthly permit program
5. Bike room including bike repair station, e-bike charging station and oversize stalls for cargo bikes
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Design Team Experience
BAR Architects
MidPen is partnering with our longtime collaborator BAR Architects & Interiors on this development. MidPen and BAR have worked on many successful infill projects that have demonstrated robust community engagement, high-quality public and private realm, and timeless design quality that we believe are essential to this project. BAR creates meaningful and engaging environments that enhance their context, function well for users and are cost-effective. A 70-person architectural, interior design and planning firm, they approach each project as an opportunity to develop a compelling solution that exceeds expectations while maintaining the highest standards of design excellence.
Specialist in Affordable Housing
Established in 1966, BAR brings close to 60 years
of proven expertise planning and designing of
affordable, multifamily, and mixed-use
communities throughout the United States and
internationally. This experience includes the
design of over 55,000 units of multifamily housing
in California alone, with projects ranging from low
and mid-rise to high-rise and high density. BAR
has worked with not-for-profit and for-profit
developers to create affordable and market-rate
housing that are embraced by residents and the
surrounding community alike.
MidPen and BAR have worked together on six
affordable multifamily developments: Kiku
Crossing in San Mateo, Shirley Chisholm Village in
San Francisco, Alma Point in Foster City, Chestnut
Square in Livermore, 636 El Camino Real in South
San Francisco, and City Center Plaza in RedwoodTop: Exterior of Chestnut Square Bottom: Community room at Chestnut Square City.
In addition to expert design and planning services, BAR provides sophisticated programming, strategic planning for long-term space needs, and approvals strategies — in short, the comprehensive services crucial to successful project development. Each project is designed to integrate a variety of client-specific components, creating cost-effective and highly desirable multifamily housing.
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Sustainability & Equity
Signatories to the 2030 Commitment to create net zero buildings, sustainable design practices are an integral part of BAR’s design process. A certified Green Business, they have designed buildings to all levels of LEED certification including LEED Platinum, as well as GreenPoint Rated buildings. BAR fully embraces Diversity, Equity and Inclusion (DEI) in their workplace as integral to the firm, the profession and the communities they serve to design better environments. BAR’s active DEI Group helps them educate as well as foster and support change in their firm and beyond.
Community & Recognition
BAR assists in neighborhood revitalization, is active in USGBC, and AIA’s Committee on the Environment (COTE). They work with university faculty to teach classes and provide classroom critiques. Fully committed to the AIA’s Public Architecture 1+ Program, they provide pro bono services and/or volunteer for numerous non-profits, including Habitat for Humanity, BuildOn, Haiti Partners and Blue Bear School of Music. In addition to being the recipient of over 190 design awards, BAR’s projects have been featured in Urban Land, MHN, Architectural Record and numerous other books and publications as case studies representing innovative, cost-efficient, and successful best practices.
However, more impressive than BAR’s award-winning portfolio is the firm’s continued ability to design projects independent of a preconceived style with the goal of long-term community resonance. True to its roots, BAR remains committed to the highest standards of architectural design, environmental sensitivity and client service while maintaining a deeply held belief that, above all, the most important measure of success is client satisfaction.
Specialists in Urban Infill Sites
BAR has extensive experience specializing in urban infill projects, turning underutilized or vacant parcels in dense, established areas into vibrant, functional spaces. BAR’s approach centers on seamlessly integrating new developments into the existing urban fabric, ensuring they enhance the character of the neighborhood while maximizing the potential of the site. With each project, they carefully assess the surrounding context—considering the architectural style, historical significance, and community needs—to create designs that are both innovative and respectful of their environment. BAR’s design philosophy emphasizes sustainability, smart density, and livability. Urban infill presents unique challenges, such as constrained lot sizes, zoning complexities, and community engagement, but the BAR team thrives in turning these challenges into opportunities.
Recent urban infill projects on tight sites include 38 Dolores with 81 units and a Whole Foods Market, that fits contextually at the convergence of three major neighborhoods in the Upper Market area of San Francisco; a multifamily community at 2395 Sacramento, an adaptive reuse and two new additions adjacent to the existing building on an extremely 45 Item 9
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tight site in Presidio Heights in San Francisco; 830 Eddy, a high-density, 137-unit, 13-story multifamily high-rise near the dense Van Ness corridor of San Francisco that incorporated creative unit types to take advantage of unique site dimensions, and negotiated light easements from a neighboring property; and 612 Jefferson in Redwood City, an affordable multifamily condominium development for Habitat for Humanity Greater San Francisco, where floor plans were developed to maximize the buildable footprint while maintaining deference to the close adjacent properties. The vast majority of BAR’s work has been a similar construction type to what is proposed for Lot T, with buildings between 4-7 stories and Type III or Type V over Podium/Type I construction, including recent projects such as Shirley Chisholm Village Affordable Housing, Kiku Crossing Affordable Housing, Middlefield Affordable Housing, 99 Rausch, One Henry Adams, Alchemy by Alta and 38 Dolores. Cut sheets of representative BAR projects are included in the Appendix. 46 Item 9
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Kiku Crossing, San Mateo, County of San Mateo
Project Description
In 2018, MidPen Housing was selected by The City of San Mateo to redevelop two city-owned surface parking lots to replace and expand public parking and add affordable housing opportunities downtown. The design of Kiku Crossing has housing consolidated on one parcel and parking for residential and public uses on the other parcel. This project demonstrates MidPen’s success with public parking design and construction that is high- quality, cost-effective, and integrated into the community.
Exterior Photo of Kiku Crossing
Project Size
Housing Units: 225
Residential Parking Spaces: 164
Public Parking Spaces: 524 (replacing 235 spaces on surface lots for 289 net new public stalls)
Public Parking Spaces Available for Resident Overnight Use: 86 Overall Area: 1.16 acres for the residential building
Construction Type: 7-story, Type III/Type I
Interior Courtyard at Kiku Crossing
Construction Timeline
Construction Start: January 2022
Construction End: April 2024
Project Team
Project Owner: MidPen Housing Corporation
Property Management: MidPen Property Management Corporation Resident Services: MidPen Services Corporation
Architect: BAR Architects
Contractor: Devcon Construction, Inc. Community Room at Kiku Crossing Project Financing
PERMANENT SOURCES
Amortizing Perm Loan, Tranche A
Amortizing Perm Loan, Tranche B
Tax Credit Investor Proceeds (4%)
City Housing Funds
PER UNIT
$31,127,500
$12,839,100
$14,627,536
$4,500,000
$6,003,817
$5,000,000
$6,817,000
$5,000,000
$5,000,000
$10,500,000
$101,414,953
$189,802
$78,287
$89,192
$27,439
$36,609
$30,488
$41,567
$30,488
$30,488
$64,024
$618,384
County AHF
Infill Infrastructure Grant
Subordinate Surplus Cash Debt
GP Equity (from MidPen)
City Parking Funds
Lease Payment Proceeds
Total Development Cost
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Turk, San Francisco, County of San Francisco
Project Description
In May 2021 MidPen was selected by the Department of General Services (DGS) through a Request for Qualifications to develop on the two San Francisco State- owned sites (Turk and Golden Gate). The Turk site consists of a single 0.43-acre parcel under ownership of DGS and will include replacement parking for EDD employees and no residential parking. The project has significant outdoor amenity spaces including a ground level courtyard, upper-level large courtyard, and roof deck, all of which provide opportunities for social gatherings, imaginative play and peaceful meditation. The project has over 1:1 bike parking and includes storage rooms on each floor for convenience. This project demonstrates MidPen’s success in designing and financing housing on tight infill sites, balancing feasible execution and community compatibility.
Rendering of Street Level Massing
Project Size
Housing Units: 92
Residential Parking Spaces: 0
Public Parking Spaces: 32 for EDD employees
Overall Area: 0.43 acres
Construction Type: 8-story, Type I
Construction Timeline
Estimated Construction Start: December 2024
Estimated Construction End: October 2026
Project Team
Rendering of Exterior Massing
Project Owner: MidPen Housing Corporation
Property Management: MidPen Property Management Corporation Resident Services: MidPen Services Corporation
Architect: David Baker Architects
Contractor: Cahill Contractor
Project Financing
PERMANENT SOURCES
Amortizing Perm Loan, Tranche A
Tax Credit Investor Proceeds (4%)
GP Equity
PER UNIT
$60,028
$474,123
$1
$5,522,606
$43,619,298
$100
Deferred Developer Fee
MOHCD
$9,256,854
$5,000,000
$7,760,753
$22,000,000
$1,317,000
$94,476,611
$100,618
$54,348
$84,356
$239,130
$14,315
$1,026,920
LGMG
AHSC
Infill Infrastructure Grant
Total Development Cost
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Foon Lok East, Oakland, County of Alameda
Project Description
In June 2015, MidPen was selected by Signature Development to be its affordable housing partner at Brooklyn Basin in the development of 465 affordable units on two parcels within the masterplan. Construction consists of four-story wood-frame buildings over two-story concrete podium parking structures. These projects are the result of an innovative and highly collaborative public/private partnership, and what was once an underutilized site has been transformed into a highly livable, walkable, accessible, and beautifully designed district. Exterior Photo of Foon Lok East Project Size
Phase IV: Foon Lok East
Housing Units: 124
Residential Parking Spaces: 144
Overall Area: 1.15 acres
Construction Type: 6-story, Type III/Type I
Construction Timeline
Construction Start (Phase IV): June 2022
Construction End (Phase IV): February 2024 Common Room at Foon Lok East Project Team
Project Owner: MidPen Housing Corporation
Property Management: MidPen Property Management Corporation Resident Services: MidPen Services Corporation
Architect: HKIT Architects
Contractor: Nibbi Brothers General Contractor
Project Financing
Brooklyn Basin, Foon Lok East, Phase IV Courtyard at Foon Lok East
PERMANENT SOURCES
Amortizing Perm Loan, Tranche B
City of Oakland
CA Housing Accelerator
Total Development Cost
PER UNIT
$98,888
$145,100
$531.798
$811,935
$12,262,000
$17,992,318
$57,434,094
$87,688,912
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Midway Village I, Daly City, County of San Mateo
Project Description
In 2017 MidPen was selected by the Housing Authority of San Mateo County through a Request for Proposal for the
redevelopment of Midway Village. Midway Village Phase 1 marks the first phase of the redevelopment and expansion of an existing San Mateo County Housing Authority property that will replace 150 aging and outdated units with 555 new and sustainable apartment homes in Daly City. This project is emblematic of MidPen’s approach to community engagement, with the overall plan resulting from extensive input from residents.
Project Size
Housing Units (Phase I): 147
Residential Parking Spaces: 190
Public Parking Spaces: 0
Overall Area: 3.76 acres
Construction Type: 4 stories, Type V
Courtyard at Midway Village I
Construction Timeline
Construction Start (Phase I): September 2021
Construction End (Phase I): December 2023
Project Team
Project Owner: MidPen Housing Corporation
Property Management: MidPen Property Management
Corporation
Resident Services: MidPen Services Corporation
Architect: David Baker Architects
Contractor: Devcon Construction, Inc.
Project Financing
Midway Village, Phase I
PERMANENT SOURCES PER UNIT
$335,312
$408,757
$6,250
Amortizing Perm Loan, Tranche A
Tax Credit Investor Proceeds (4%)
County AHF
$49,291,000
$60,087,285
$918,842
Sponsor Loan $3,575,000
$7,178,080
$11,294,042
$100
$24,319
$48,830
$76,830
$0.68
Bridge Loan
Deferred Developer Fee
GP Equity
Total Development Cost $132,344,349 $900,301
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Shirley Chisholm Village, San Francisco, County of San Francisco Project Description
In 2018 MidPen was selected by the City and County of San Francisco through a Request for Proposal to develop affordable teacher housing on a San Francisco Unified School District- owned site. The design is responsive to its mixed-density neighborhood and reflects significant input from the community and SFUSD educators. It is the first educator housing
community for the City and County of San Francisco and
demonstrates MidPen’s experience working in partnership to deliver unique, tailored housing solutions.
Renderings of Shirley Chisholm Village
Project Size
Housing Units: 135 (35 LIHTC, 100 Moderate)
Residential Parking Spaces: 48
Public Parking Spaces: 0
Overall Area: 0.36 acre
Construction Type: 4 stories, Type V
Construction Timeline
Construction Start: August 2022
Construction End: September 2024
Project Team
Project Owner: MidPen Housing Corporation
Property Management: MidPen Property Management Corporation Resident Services: MidPen Services Corporation
Architect: BAR Architects
Contractor: Cahill Contractor
Project Financing
Shirley Chisholm Village (LIHTC) Shirley Chisholm Village (Moderate)
PERMANENT SOURCES PER
UNIT
PERMANENT SOURCES PER UNIT
$247,560
$455,437
$18,801
SVB Perm Loan $24,756,000
Tax Credit Investor
Proceeds (9%)
$24,747,525 $707,072 MOHCD Gap Loan $45,543,792
MOHCD Deferred
Interest
$1,880,173SVB Perm Loan $751,000
$93,889
$21,457
$2,682MOHCD Deferred
Interest Tranche C Loan $4,700,000
$550,151
$47,000
$5,501Tranche C
Deferred Interest
Total
GP Capital $100 $2
Total Development $28,248,722 $807,106
Cost $77,430,115 $774,301
Development
Cost
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8. Additional Information
Community Engagement Plan
MidPen prides itself in taking a collaborative, authentic, and holistic approach to community engagement to deeply involve existing community members, stakeholders, and potential future residents. The goal of community engagement is to gain insights and inform the team on the development’s size, scope, aesthetic, amenities, and any special populations to be served. We engage using a variety of formats, including in-person meetings, online, print, and video. Our engagement plan for this site would be based on a coordinated approach with the City.
MidPen has extensive experience partnering with a multitude of local jurisdictions and we work closely to navigate the planning, building, community engagement, and financing processes, which are unique to each housing community. We value our deep relationships with local partners as we work together to create high-quality and safe affordable housing that fits in existing communities. As a testament to our commitment to thoughtful design and improving neighborhoods, our communities are regularly recognized as models regionally and nationally. We are eager to continue engaging with project stakeholders to ensure that our vision for this site aligns with that of the community. Our engagement approach is unique for every community but will include the elements described below.
Outreach Plan: MidPen will create a community outreach strategy in consultation with the City of Palo Alto. Our team will work with local community groups, like the neighborhood associations in the Downtown North District of Palo Alto, and non-profits to outreach to the neighborhood and its stakeholders and ensure broad community input is collected.
One-on-One Conversations: MidPen begins every community engagement effort with a series of intentional conversations with potential residents, immediate neighbors, key stakeholders, and community leaders. The purpose of these conversations is to understand their needs, concerns, issues, and desires as we plan this important project. These early conversations help us build relationships based on mutual understanding and establish a strong foundation for future engagement.
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Neighborhood Open House and Input Gathering: Following the one-on-one meetings, we would hold a Neighborhood Open House. This meeting is an opportunity to introduce the community members to the MidPen team and proposed project, to build trust, listen to concerns, share information, answer questions, and solicit feedback. MidPen is invested in a multi-cultural outreach approach and offers simultaneous translation to neighborhood and workshop participants. The structure of the meeting starts with an initial presentation to ensure that all attendees have a base level understanding of the proposal. Following the presentation, community members are encouraged to visit information stations set up around the room addressing expected topics of interest. Station topics may include MidPen’s mission and history, onsite services, property management, and the lease-up process. Stations will be staffed by project team members including the Property Management, Resident Services, MidPen Development Team, other key project partners, and note takers who record questions and answers at each station. A Frequently Asked Questions (FAQ) document is compiled and published on the project website for attendees to reference.
In subsequent workshops, we further refine the development’s priorities with the community by presenting the trade-offs of various site configurations, building-specific design components and uses of the community serving space. We also provide a broad overview of constraints – both in the built environment and in the realm of financing viability. If we cannot incorporate a specific desired component, we will be clear about why.
It is key for stakeholders to understand the thought process behind the design concept and project programming to ensure our process is transparent and inclusive.
Communication List: MidPen will use its 3-pronged community outreach strategy of direct mail, community advertising, and online presence to maintain a strong line of communication with the community and key stakeholders. We will develop a project website that will house information regarding timeline, upcoming meetings, lease-up, and ongoing operations.
MidPen will also ensure that resources are available to prospective residents. As such, MidPen Management has dedicated staff who provide marketing and lease-up services. For each MidPen property, our team develops unique marketing plans that consider location, future resident populations, and any required preferences. To ensure those least likely to apply are made aware of such housing opportunities, we use a wide variety of marketing methods, including newspaper ads, online advertising, community canvassing, social media, and other avenues as recommended by our local partners. MidPen is committed to making sure prospective residents are equipped with the tools and information to successfully apply to our affordable communities. For all MidPen projects, we ensure that Property Management representatives are present during our predevelopment community engagement meetings to discuss the lease-up process and answer attendees’ specific questions.
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MidPen understands that an inclusive and collaborative community engagement process during predevelopment enriches the development itself, as it considers and weaves in diverse perspectives and opinions, and it also helps sets the community up for success in the future.
More examples of MidPen’s community engagement can be found in the Appendix.
Public Art
MidPen has successfully integrated public art
into many of our new communities. Our
proposed design provides opportunities to
look at art elements in addition to the public
green space we have designed along Kipling
in Options A and C. We value public art for
placemaking and its ability to build a
connection between residents and their
community. Further, we see public art as an
opportunity for building communityFoon Lok East, Oakland connection by engaging community-based
arts organizations in the public art process. At this site, we would propose to work in collaboration with the City to seek out local artists to showcase their art. MidPen has integrated community centered public art in many of our communities and most recently at our recent Paseo Estero community in Oakland. At Paseo Estero, we worked with successful artist Tommy Wong and Civic Design Studio which commissioned Oakland High School students to produce the art that adorns the hallways at this community.
More information about MidPen’s art component to our properties can be found in the Appendix.
Sustainable Materials and Practices
Green building is integral to our planning and
design approach; MidPen is an industry leader in
the movement toward fossil-fuel free multi-family
buildings. MidPen’s new buildings are designed to
meet a minimum of LEED Gold or equivalent
GreenPoint Rated Program standards. Our team
brings a deep understanding of the nuances of all-
electric buildings — financing criteria, operational
considerations, green rating systems, building
codes, T-24 software, and building skin —
Edwina Benner Plaza, Sunnyvale
resulting in cost-neutrality or cost-savings for the
project.
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We propose to incorporate the following design elements that have the benefit of enhancing sustainability:
•
•
The buildings will be all-electric, using heat pumps for domestic hot water heating;
Interior building finishes will be high-quality, durable, and healthy (minimizing VOCs and off-gassing);
•
•
•
Green spaces will provide access to outdoor recreation and cleaner air; The buildings will each include rooftop solar PV;
To reduce water consumption, we will use low-flow water fixtures, drought resistant landscaping, and enhanced stormwater green infrastructure; On-grade open spaces allow proper soil volume for robust planting, enhanced stormwater green infrastructure, habitat patches, and resident gardens; Sustainable features and systems would include renewable energy, fossil-fuel free systems, resource efficiency, and healthy materials; The buildings will use energy efficient appliances to help residents manage their energy usage.
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Appendix
I Kiku Crossing Transportation Menu
II Art @ MidPen
III MidPen Community Engagement
IV BAR Project Examples
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APPENDIX I:
Kiku Crossing Transportation Menu
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KIKU CROSSING TRANSPORTATION MENU
480 E. 4th Ave., San Mateo, CA 94401
How to get around while living at Kiku Crossing?
Kiku Crossing is proud to be a Transit-Oriented Development and provide affordable housing in the heart of Downtown San Mateo. Here is a preview of some of the transportation options available to residents:
Kiku Garage Resident Parking Kiku Garage Overnight Parking Gated Access - Floors 4-5
Lottery Assignment
Register Vehicle with
Community Manager
LIMITED Spaces
Eligible if you do NOT
receive a Resident Space
6PM - 8AM Everyday
Register Vehicle with
Community Manager
PARKING SPOT NOT GUARANTEED
LONG-TERM
PARKING
PARKING SPOT NOT GUARANTEED
Kiku Garage Daytime Permit
Mon - Sat from 8AM - 6PM
No Overnight Parking
Kiku Garage Hourly Parking
Mon - Sat from 8AM - 6PM
$0.75 per Hour
DAILY
PARKING
$40/Month Low-Income
Parking Permit
Register w/ QR Code Below
Up to 3 Hours
EV Charging Available
Free Transit Passes
Way2Go Pass = SamTrans
BayPass = Bus/Rail/Ferry
throughout the Bay Area
Register with Services
Coordinator
Caltrain
6 Minute Walk to San Mateo
Caltrain Station
Trains from San Francisco to
Gilroy Every Hour
TRANSIT
ACTIVE Biking Walking
268 Secure Bike Parking
Spaces for Kiku Residents
Bike Repair Station at San
Mateo Caltrain Station
7 Minute Walk to Central Park
12 Minute Walk to Main Library
2 Minute Walk to Bus Stop
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APPENDIX II:
Art @ MidPen
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ART @ MIDPEN
Public and Participatory Artwork
El Camino by Mona Caron | Peninsula Station, San Mateo
Intentional Placement of Art in Our Communities
MidPen values public art for its ability to build a connection between residents and their community. Art strengthens the sense of place and contributes to beautification of the public realm while also engaging residents with the neighborhood and its history.
Process Overview
MidPen seeks out local artists who create original works that reflect the history or local geography of the site being transformed.
Step 1: Research and context analysis
Step 2: Outreach to potential local artists and craftspersons, including studio visits
Step 3: Interview and select artists or works, often through a jury that includes the City and local art organization(s) Step 4: Where possible, involve residents in creating the artwork The Juggler by Aaron Kerkhove Diverse Art Types:
Historic & Cultural Exhibits
Murals & Mosaics
Sculptures
Artful Playset Equipment
Art for Interior Corridors
Symbolic Window Art
Architectural Elements
Delaware Pacific, San Mateo
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ACTIVATED HALLWAYS
Activated Hallways grew out
of the recognition that the “art”
in many housing communities
often consists of space-fillers
with little continuity or purpose.
In striving to make each
community an interesting home
for its residents, MidPen
instead displays the work of
local artists and art students.
Spanish Bay | Sandie Srigley
MidPen is piloting this
Intent and Goals innovative method for sourcing
the art in our community
hallways and the first art
contest, for Van Buren in
Monterey, is nearly complete.
MidPen aims to engage local artists with affordable housing, support the local art economy and display place-relevant artwork in our communities. We recognize the value that stimulating and thought-provoking art brings to our residents and visitors.
Unnamed | Emma Foster
Finding the Art
MidPen hosts a contest seek-
ing art for the interior spaces
of a new community, with
awards ranging in amount
based on size and medium of
the work.
The artwork must in some
way illustrate or reflect the
visual and cultural life of the
City or County where the
project is located. Eligible
artists must live within the
County where the project is
located. A jury (often consist-
ing of representatives from
the City, local art organiza-
tions and architect) then se-
lects the finalists.
Repose | Denese Sanders
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APPENDIX III:
MidPen Community Engagement
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COMMUNITY OUTREACH overview
Collaboration to build communities
Authentic community outreach is foundational to MidPen’s development approach. Every development opportunity requires a unique and thoughtful community outreach strategy that balances the community’s goals with neighborhood compatibility. Our approach is designed to build trust and arrive at win-win solutions.
Communication WITH THE CITY
MidPen works with our local
partners to arrive at a shared
strategy for community outreach.
TARGETED STAKEHOLDER OUTREACH
MidPen conducts broad outreach
with community stakeholders to
ensure our work compliments and
builds on the community’s vision.
Town hall neighborhood meetings
MidPen often conducts initial
outreach meetings, outside of the
required planning meetings, to
introduce our team to the
community and to hear from the
attendees about their vision, goals
and concerns.
Design charrettes
Rather than arriving with a
proposed plan to present, we set
up stations around the room
featuring different members of our
team. We find this to be an
effective way to get feedback.
Attendees can talk to our experts
and we can focus on their
questions and concerns to inform
our approach.
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COMMUNITY OUTREACH Case studies
Collaboration to build communities
(alameda, ca)
MidPen Housing is working with Alameda Point Collaborative, Building Futures for Women and Children, and Operation
Dignity in Alameda on a redevelopment of a 14 acre site with the goals of modernizing and increasing housing opportunities.
Throughout the Summer and Fall of 2015, the Development Partners and David Baker Architects created and implemented a highly collaborative resident engagement process that informed the proposed site plan. Engagement opportunities included: monthly meetings with each provider’s residents, focus groups with Development Partners’ staff, community-wide design input meetings, 1-on-1 interviews and other meetings as needed. Over 100 residents participated in each community- wide design input meeting and the Development Partners
received over 600 comments regarding the preferred housing types and ideas for neighborhood design. This feedback was incorporated into the selection of the site location and the building and site layout. Throughout 2017, the Development Partners intend to continue engaging the residents
to receive and incorporate feedback as
the Development Plan is
further developed. (half moon b ay, ca)
San Mateo County Housing Authority selected MidPen to redevelop the Housing Authority’s existing 60-unit senior housing complex, known as Half Moon Village, into a new integrated Senior “Campus” in Half Moon Bay that would include the existing 64-unit Lesley Gardens senior apartments, a new Senior Center and Adult Day Health Center with 40 units of affordable senior apartments recently completed by Lesley Senior Communities and Mercy Housing, and the 6 acre site that MidPen was selected to redevelop. In 2011, MidPen worked on outreaching to three groups of partners. One group was the campus partners, which was made up of developers and service providers. MidPen worked with the group to hold quarterly meetings where they would discuss and coordinate the sites’ design, circulation and safety. The second group was the existing Half Moon Village residents who were living on the site when MidPen acquired the land. The MidPen project team held community meetings (where translation was provided), tenant question & answer sessions and individual interviews to best understand the needs of the residents that would be living in the new community. Lastly, MidPen reached out to the neighbors that were near the site through individual and community meetings. All feedback collected was used to inform the site layout and buildings’ design and shared with local partners. The outreach approach is reflected in the recognition Half Moon Village has received since being completed in the summer of 2015.
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APPENDIX VI:
BAR Project Examples
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AFFORDABLE EDUCATOR HOUSING
Created collaboratively with MidPen Housing and the San Francisco Unified School District, this highly sustainable all electric building is projected to reduce energy consumption 30% below code and lower cost of monthly utilities.
Working closely with the community, an existing parking lot playground has been reinterpreted as a public open space along 43rd Avenue including an indoor community space for all to enjoy. Folded vertical and horizontal building planes draw their inspiration from the sand dunes that have historically defined the Sunset neighborhood. These folds break a larger building into a series of smaller pieces that relate to the nearby single family houses.
CLIENT: MIDPEN HOUSING • 159,200 SF • 1.37 ACRE SITE • 135 UNITS
SHIRLEY CHISHOLM VILLAGE
EDUCATOR HOUSING U C O N N D E S R T R U C T I O N
SAN FRANCISCO, CA
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CREATING AN INCLUSIVE COMMUNITY
Through the thoughtful location of uses and design of the elevations, the new buildings connect an unusual mix of existing uses including single family homes, a community health center and railroad tracks into a new affordable housing community. A childcare center and a community center for the neighborhood offer social connections and activity into the new development. The existing neighbors are welcomed into the site and the new residents can immediately feel be part of the community. The site plan includes a more “active” building where the residents share their area with community wide uses and a more “private” building where the majority of the resident’s community outdoor space is located.
CLIENT: MERCY HOUSING • 293,460 SF • 3.2 ACRE SITE • 179 UNITS
MIDDLEFIELD JUNCTION
REDWOOD CITY, CA
UNDER
CONSTRUCTION
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DOWNTOWN WITH A MODERN CHARACTER
Re-imagining two city-owned downtown sites, Kiku Crossing has been envisioned to maximize the provision of affordable workforce housing and net new public parking. The design recognizes the commercial district with a modern character, and glazing that reveals the active uses at the ground level. Moving towards the residential neighborhood, the building fronts the neighborhood streets with stoops at ground level and balconies above. Replacement parking and new parking is provided by a structure on the 5th Avenue site, which will have a distinctive character recognizing its adjacency to the Caltrain tracks.
CLIENT: MIDPEN HOUSING • 218,860 SF RESIDENTIAL; 223,180 SF GARAGE • 2.41 ACRE SITE • 225 UNITS
KIKU CROSSING
AFFORDABLE HOUSING
SAN MATEO, CA
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