Office of Supportive Housing Page 1 of 4 September 27, 2022 Housing and Community Development Homekey Palo Alto
SERVICE ENRICHED SHELTER PROJECT REVIEW
Application Review: Homekey Branham Lane
Applicant: LifeMoves
Address: Southwest corner of the intersection of Branham Lane and Monterey Road, San José
Census Tract: 5120.21 San José Council District: 2 Supervisorial District: 2
Co-Applicant: City of San José
Residential sq. ft.: 43,200 Community Room: 8,859
Construction Type: Modular Construction
Homekey Branham Lane
Southwest corner of the intersection of Branham Lane and Monterey Road, San José
Project Summary: Homekey Branham Lane is a new emergency interim shelter consisting of 204 units/doors on a 2-acre City owned site and is being co-developed by LifeMoves and the City of San José. The project is located on the northwest side of Branham Lane, between Monterey Road and Lost Trail Court, in south-central San José.
The proposed development will consist of 204 units for individuals and couples experiencing homelessness in and around the City of San José, with a focus on chronically homeless single adults . The shelter units incorporate a purpose-built design with modular units stacked 2 -3 stories to improve site efficiency. The 1-bedroom units are 200 square feet in size . Design features include ensuite bathrooms and private meetings spaces that promote privacy and security while working closely with clients to secure and return to stable housing. Common area amenities include shared cooking area, laundry facilities as well as pet accommodations.
Existing Conditions: The site is vacant.
Land Use and Environmental Review: The proposed site is unzoned and has no general plan land use designation.
However, the City has determined that given the surrounding properties to treat this site’s General Plan Land Use Designation as Mixed Use Neighborhood (MUN). The project has received Homekey Program funds which makes the project eligible for streamlining approval under Assembly Bill 83 (“AB 83”). Specifically, CA Health and Safety Code § 50675.1.1, subd. (g), states that all Homekey projects are eligibl e for such streamlining and are “deemed consistent and in conformity with any applicable local plan, standard, or requirement, and allowed as a permitted use, within the zone in which the structure is located, and shall not be subject to a conditional use permit, discretionary permit, or to any other discretionary reviews or approvals”. Such projects are not required to undergo any discretionary local permit review or approval process before being able to proceed with the project.
In addition, a project funded with Homekey Program funds that satisfies certain requirements would qualify for a CEQA exemption under the Health and Safety Code section 50675.1.4.
Project Schedule:
Office of Supportive Housing Page 2 of 4 September 27, 2022 Housing and Community Development Homekey Palo Alto
Milestone Estimated Date of Completion
1. Site Control December 2022
2. Community Engagement (continuous and ongoing) Ongoing; City Council Approval on 10/5/2021
3. Entitlements/Land Use Approval 7/21/2022 (Homekey award date)
4. Environmental Review 7/21/2022 (Homekey award date)
5. Funding Commitments October 2022
6. Submit plans and application(s) for plan check and building permit 10/07/2022
7. Building permit issuance 12/05/2022
8. Begin Construction 12/21/2022
9. Start of referral activities May 2023
10. Complete Construction July 2023
Draft Staffing Plan: The primary goal of LifeMoves’ programs is to end the cycle of homelessness by providing interim housing and supportive services that have proven to transform lives and build lasting solutions to homelessness. Aligning with Housing First principles, LifeMoves first provides each client, regardless of background, presenting issues, and/or program progress/participation, with a safe, clean, and dignified living environment to help them regain stability as they work towards their return to stable housing and self-sufficiency. LifeMoves anticipates providing a total of 42.1 FTEs to support the project as further summarized below.
Proposed Staff Positions FTE Summary of Services
On-Site Supportive Service Staff
Case Manager 13.0 Conduct intake, perform screening assessments, and provide intensive case management
Program Aides 3.0
Case Manager Veterans 1.0 May be included if Veterans are targeted at the site Licensed Vocational Nurse Case Manager 2.0 Support the health of medically fragile clients Employment Specialist Case Manager 2.0 Increase employment opportunities Housing Specialist 2.0 Increase housing opportunities
Off-Site Support
Housing and Employment Supervisor 0.40 Supervises housing and employment specialist Programs VP 0.10 Supervises the Programs & Services Management team
Masters of Social Work Manager 0.20 Supervisory services to support the student practicum program with services being provided by
students in Ph.D. and Master’s level programs.
Behavioral Health Manager 0.20
Sr. Director Clinical Services & Training 0.20
Director of Education 0.20 Oversees educational initiatives Education Program Coordinator 0.20
On-Site Property Management
Program Director 1.0 Responsible for the strategic and operational management of the site.
Assistant Program Director 2.0 Day-to-day operation and management of the shelter Facility/Safety Manager 1.0 On-site security employee
Residential Services Coordinator 12.6 4.2 FTE Day, 4.2 FTE Swing, and 4.2 FTE Grave Driver 1.0 Provide transportation needs for clients
Total 42.1
Development Sources and Uses:
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Source of Funds Amount
Homekey Capital Award $40,700,000
Private Funding $5,000,000
Total Construction Sources $45,700,000*
*Note: On October 25, 2022, the City of San José will consider an additional capital funding recommendation of $10,000,000 to add kitchens to each unit. This would allow the site to meet Housing Quality Standards which would allow the site to be converted into permanent housing in the future.
Use of Funds Homekey Private Funding Total
New Construction $33,082,370 $4,061,041 $37,143,411
Architectural $1,588,793 $218,857 $1,807,650
Attorney Fees $226,368 $3,632 $230,000
Contingency (Hard Cost and Soft Cost) $2,174,035 $533,650 $2,707,685 Other Costs $2,928,434 $182,820 $3,111,254
Developer Costs (Project Administration) $700,000 $0 $700,000 Total: Use of Funds $40,700,000 $5,000,000 $45,700,000
Operating Subsidies:
Source of Funds Amount Term
Homekey Operating Subsidy $10,852,800 3 years
City of San José Match Commitment (Operating Subsidy) $27,000,000 7 years County of Santa Clara Challenge Grant $4,000,000 3 years Total Operating Subsidies $41,852,800
Year-1 Operating Budget:
County Staff are in discussions with LifeMoves about different opportunities to reduce cost. The City of San José, in partnership with the San Francisco Foundation, is conducting a study to develop an operating plan for all emergency interim housing sites and one of the goals is to reduce the costs.
Expense Amount
Program Expense
Program Salary & Benefits $2,331,987
Site Operating Costs $1,836,320
Operations Labor and Fringe $748,113
Total Program Expense $4,916,420
Administration Expense
Administration Expenses $491,642
Total Administration Expense $491,642
Total Expenses $5,408,062
Capital Costs
Capital Costs - Van $55,000
Total Capital Costs $55,000
Anticipated Operating Costs (Year 1) $5,463,062
Office of Supportive Housing Page 4 of 4 September 27, 2022 Housing and Community Development Homekey Palo Alto
Homekey Housing Program Outcomes:
Category Outcomes Outcome Objectives
Housing: Households exit to
stable housing
The goal of the project is to
assist households in exiting
homelessness
45% of single adults and couples and
80% of families will exit to stable
housing within 6 months of
admission.