HomeMy WebLinkAbout2025-01-21 City Council Agenda PacketCITY COUNCIL
Special Meeting
Tuesday, January 21, 2025
Council Chambers & Hybrid
CITY OF 5:30 PM
PALO Amended Agenda
ALTO 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 city.council@CityofPaloAlto.org 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 city.clerk@CityofPaloAlto.org 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 subiect to chance at any time. includine 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.
January 21, 2025
Materials submitted after distribution of the agenda packet are available for public inspection
at www.CityofPaloAlto.org/agendas.
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/LeanlX, 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
January 21, 2025
Materials submitted after distribution of the agenda packet are available for public inspection
at www.CityofPaloAlto.org/agendas.
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
January 21, 2025
Materials submitted after distribution of the agenda packet are available for public inspection
at www.CityofPaloAlto.org/agendas.
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
January 21, 2025
Materials submitted after distribution of the agenda packet are available for public inspection
at www.CityofPaloAlto.org/agendas.
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 city.council@cityofpaloalto.org.
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.
o 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.
o 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.
o 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.
o 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 ada@cityofpaloalto.org. Requests for assistance or
accommodations must be submitted at least 24 hours in advance of the meeting, program, or
service.
January 21, 2025
Materials submitted after distribution of the agenda packet are available for public inspection
at www.CityofPaloAlto.org/agendas.
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.
January 21, 2025
Materials submitted after distribution of the agenda packet are available for public inspection
at www.CityofPaloAlto.org/agendas.
Item 1
Item 1 Staff Report
City Council
Staff Report
From: City Clerk
CITY O F Report Type: SPECIAL ORDERS OF THE DAY
PALO Lead Department: City Clerk
ALTO 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/paloaIto ca/0-0-0-61282
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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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Item 2
Item 2 Staff Report
CITY OF
PALO
ALTO
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 Plan', 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.Rov/exicob1431/2024-08/suicideoreventionstrateeicolan-scc-
082024.pdf?Versionld=D.BAZx1bpB.WM9obgtTH6BB2zi40wngV
2 City Council, December 13, 2010; Agenda Item #20; SR # 456:10,
https://recordsportal.paloalto.gov/Weblink/DocView.aspx?id=74760
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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
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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 FirstAid 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 5t". 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
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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
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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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Docusign Envelope ID: 54280DCD-FC2A-40AD-8ECF-EC517DC52C0E
Item 2
Attachment A - City of
POLICY AND P Palo Alto Suicide SD
Revis prevention Policy, 2024 024
CITY OF
PALO ALTO
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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Docusign Envelope ID: 54280DCD-FC2A-40AD-8ECF-EC517DC52C0E
Item 2
Attachment A - City of
POLICY AND P Palo Alto Suicide SD
Revis prevention Policy, 2024 024
This policy calls for the review and development 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 bring 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.
DocuSigned by:
Recommended: ViSft lA i 'Cunt
8,Bommunity Services
Approved
DocuSigned by:
E144
�FftPjger
12/31/2024
Date
1/2/2025
Date
Page 2 of 2
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Item 2
Attachment B - City of
Palo Alto Suicide
Prevention Policy, 2010
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,
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Item 2
Attachment B - City of
Palo Alto Suicide
Prevention Policy, 2010
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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Item 3
Item 3 Staff Report
CITY OF
PALO
ALTO
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
City Council
Staff Report
Report Type: CONSENT CALENDAR
Lead Department: City Clerk
Meeting Date: January 21, 2025
Report #:2501-3980
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Item 3
Attachment A - January 6,
2025 Draft Action
CITY COUNCIL Minutes
CITY Or
PALO DRAFT ACTION MINUTES
ALTO
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:
mall t(1 nrr'ler
Swearing in of Incoming City Councilmembers Pat Burt, George Lu, Keith Reckdahl, and Greer
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: Councilmember Stone nominated Councilmember Veenker for Vice Mayor for
2025.
NOMINATION FOR COUNCILMEMBER VEENKER AS VICE MAYOR FOR 2025 PASSED: 7-0
Page 1 of 3
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Item 3
Attachment A - January 6,
DRAFT ACTION MI N UT 2025 Draft Action
Minutes
ecial Orders of the Da
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 Service to Greg
Tanaka as Councilmember
MOTION: Councilmember Lythcott-Haims, seconded by Councilmember 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 Councilmember Lythcott-Haims to adopt 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.
Item 3: Staff Report Pg. 3
Page 2 of 3
City Council Meeting
Draft Action Minutes: 1/6/2025
Packet Pg. 20 of 349
Item 3
Attachment A - January 6,
DRAFT ACTION M I N UT 2025 Draft Action
Minutes
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 proceedings 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 Meeting
Draft Action Minutes: 1/6/2025
Packet Pg. 21 of 349
Item 4
Item 4 Staff Report
City Council
Staff Report
From: City Manager
CITY O F Report Type: CONSENT CALENDAR
PALO Lead Department: Planning and Development Services
ALTO 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,' Housing Element goals,' 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
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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 Protect 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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11 u rim nri. ...in
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
'i
Unit Size
of Units
Percentage
Studio
24
19%
One Bedroom
40
31%
Two Bedroom
33
25%
hree 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
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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 Protect 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:
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
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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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
NOFA Total
N/A
N/A
N/A $0
$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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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
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Attachment A - NOFA
Scoring Sheet
Proposal Scoring
Category
Maximum
Points
1.
Organizational Capacity and Relevant Experience
15
Organization is well qualified to complete and operate project, considering years of
relevant experience and number of similar projects completed.
2.
Project Need
20
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.
3.
Project Design and Readiness
20
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.
4.
Budget and Financial Management
15
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).
5.
Percentage of Matching Funds
15
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.
6.
Affordability Level
15
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
50% 30%
100% 8 15
90% 8 15
Percent of 80% 7 15
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Attachment A - NOFA
Scoring Sheet
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 AM I
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 B - NOFA Funding
Alternatives
2024 NOFA Funding Alternative 1 ($5,000,000) - Staff Recommendation
Project
Units
Score
Final Rank
NOFA Request
Alternative1(Staff Recommendation)
Prior City Funding
Total City Funding
(Including Alternative
1 Amount)
Total City Funding per
Unit
(Including Alternative
1 Amount)
Recommended NOFA Award
3001 El Camino Real - Charities Housing
130
95
1
$ 5,000,000
$ 5,000,000
$ -
$ 5,000,000
$ 38,462
801 Alma Street - Eden Housing
50
67
2
$ 1,893,230
$ -
$ 7,800,000
$ 7,800,000
$ 156,000
Sheridan Apartments - Alta Housing
N/A
N/A
NOFA Total
$ 6,893,230
$ 5,000,000
2024 NOFA Funding Alternative 2 ($6,893,230)
Project
Units
Score
Final Rank
NOFA Request
Alternative 2
NOFA Award
Prior City Funding
Total City Funding
(Including Alternative
2 Amount)
Total City Funding per
Unit
(Including Alternative
?Amount
3001 El Camino Real - Charities Housing
130
95
1
$ 5,000,000
$ 5,000,000
$ -
$ 5,000,000
$ 38,462
801 Alma Street - Eden Housing
50
67
2
$ 1,893,230
$ 1,893,230
$ 7,800,000
$ 9,693,230
$ 193,865
Sheridan Apartments - Alta Housing
N/A
N/A
$ 0
NOFA Total
$ 6,893,230
$ 6,893,230
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CITY OF
PALO
ALTO
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/LeanlX, 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/LeanlX, 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 47QSWA18D008F'.
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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Item 5
Item 5 Staff Report
• SAP Signavio/LeanlX 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
Item 5: Staff Report Pg. 2 Packet Pg. 34 of 349
Item 5
Item 5 Staff Report
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
Item 5: Staff Report Pg. 3 Packet Pg. 35 of 349
Vendor Address
City of Palo Alto
Purchasing and Contract Administration
P.O.Box 10250
Palo Alto CA 94303
Tel:(650)329-2271 Fax:(650)329-2468
CARAHSOFT TECHNOLOGY CORP.
11493 SUNSET HILLS ROADS SUITE 100
RESTON VA 20190
Tel: 1-888-662-2724 Fax: 703-871-8505
Ship Tn.
Information Technology Services
City of Palo Alto
250 Hamilton Ave., 2nd Floor
Palo Alto CA 94301
Rill Tn.
City of Palo Alto
Account Payable
P.O.Box 10250
Palo Alto, CA 94303
Item 5
Attachment A -
C25193331 CARAHSOFT
TECHNOLOGY CORP 1
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
Alice.Harrison@CityofPaloAlto.org
DELIVERIES ACCEPTED ONLY BETWEEN 7:00 AM & 3:00 PM UNLESS OTHER
ARRANGEMENTS ARE INDICATED HEREIN
Item
Material/Description
Quantity UM
Net Price
Net Amount
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. 47QSWA 18D008F. This PO
hereby attaches and incorporates the following attachments by
reference as though fully set forth herein:
1. GSA Contract No. 47QSWA 18D008F (including all documents
included by reference)
2. City of Palo Alto Purchase Order Terms and Conditions (Services)
0010
SAP Signavio Process Manager
30,795 USE
1.00
30,795.00
Catalog number: 8011437-1-19-611
City PM: Jitendra.Kulkarni@CityofPaloAlto.org
Quote no. 50682788
GSA MAS 8F: 47QSWA 18D008F
SAP Signavio Process Manager (1-19 Tier; Block of I
User; Per Year)
SAP Industries, Inc. - 8011437-1-19
Start Date: 01/01/2025
(MA
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.
Item 5: Staff Report Pg. 4 1 Packet Pg. 36 of 349
City of Palo Alto
Purchasing and Contract Administration
P.O.Box 10250
Palo Alto CA 94303
LIFOR�1 Tel:(650)329-2271 Fax:(650)329-2468
Vendor Address
CARAHSOFT TECHNOLOGY CORP.
11493 SUNSET HILLS ROADS SUITE 100
RESTON VA 20190
Tel: 1-888-662-2724 Fax: 703-871-8505
Ship Tn.
Information Technology Services
City of Palo Alto
250 Hamilton Ave., 2nd Floor
Palo Alto CA 94301
Hill Tn.
City of Palo Alto
Account Payable
P.O.Box 10250
Palo Alto, CA 94303
Item 5
Attachment A -
C25193331 CARAHSOFT
TECHNOLOGY CORP 1
Council Approve Order
P.O. NUMBER MUST APPEAR ON ALL INVOICES, PACKAGES, SHIPPING
PAPERS AND CORRESPONDENCE PERTAINING TO THIS ORDER
PO Number
Date
Vendor No.
Payment Terms
FOB Point
Ship via
Term
Buyer/Phone
Email
C25193331
12/18/2024
106008
Payment Due 30 days
Services Only
Services as requested by CTY
01/01/2025 - 12/31/2025
Alice Harrison / 650-329-2173
Alice. Harrison(a�CitvofPaloAlto.
DELIVERIES ACCEPTED ONLY BETWEEN 7:00 AM & 3:00 PM UNLESS OTHER
ARRANGEMENTS ARE INDICATED HEREIN
Page 2 of 4
Item
Material/Description
Quantity UM
Net Price
Net Amount
End Date: 12/31/2025
QTY 5
0020
SAP Signavio Process Collaboration Hub
1,426 USE
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,
69,21 1 USE
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 LeanlX Application Portfolio Mgmnt
48,531 USE
1.00
48,530.74
Catalog number: 8018161-1-2-611
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.
Item 5: Staff Report Pg. 5 1 Packet Pg. 37 of 349
City of Palo Alto
Purchasing and Contract Administration
P.O.Box 10250
Palo Alto CA 94303
Lf> oR�1 Tel:(650)329-2271 Fax:(650)329-2468
Vendor Address
CARAHSOFT TECHNOLOGY CORP.
11493 SUNSET HILLS ROADS SUITE 100
RESTON VA 20190
Tel: 1-888-662-2724 Fax: 703-871-8505
Ship Tn.
Information Technology Services
City of Palo Alto
250 Hamilton Ave., 2nd Floor
Palo Alto CA 94301
Hill Tn.
City of Palo Alto
Account Payable
P.O.Box 10250
Palo Alto, CA 94303
Item 5
Attachment A -
C25193331 CARAHSOFT
TECHNOLOGY CORP 1
Council Approve Order
P.O. NUMBER MUST APPEAR ON ALL INVOICES, PACKAGES, SHIPPING
PAPERS AND CORRESPONDENCE PERTAINING TO THIS ORDER
PO Number
Date
Vendor No.
Payment Terms
FOB Point
Ship via
Term
Buyer/Phone
Email
C25193331
12/18/2024
106008
Payment Due 30 days
Services Only
Services as requested by CTY
01/01/2025 - 12/31/2025
Alice Harrison / 650-329-2173
Alice. Harrison(a�CitvofPaloAlto.
DELIVERIES ACCEPTED ONLY BETWEEN 7:00 AM & 3:00 PM UNLESS OTHER
ARRANGEMENTS ARE INDICATED HEREIN
Page 3 of 4
Item
Material/Description
Quantity UM
Net Price
Net Amount
SAP LeanlX 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 LeanlX Technology Risk & Compliance
24,265 USE
1.00
24,265.37
Catalog number: 8018114-1-2-611
SAP LeanlX 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 USE
1.00
54,126.32
Catalog number: 8008411-611
SAP Integration Suite, standard edition (1 -Infinite Tier;
Block of I Tenant; Per Year)
SAP Industries, Inc. - 8008411
Start Date: 07/01/2025
End Date: 12/31/2025
QTY 2
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.
Item 5: Staff Report Pg. 6 1 Packet Pg. 38 of 349
City of Palo Alto
Purchasing and Contract Administration
P.O.Box 10250
Palo Alto CA 94303
LIFOR�1 Tel:(650)329-2271 Fax:(650)329-2468
Vendor Address
CARAHSOFT TECHNOLOGY CORP.
11493 SUNSET HILLS ROADS SUITE 100
RESTON VA 20190
Tel: 1-888-662-2724 Fax: 703-871-8505
Ship Tn.
Information Technology Services
City of Palo Alto
250 Hamilton Ave., 2nd Floor
Palo Alto CA 94301
Hill Tn.
City of Palo Alto
Account Payable
P.O.Box 10250
Palo Alto, CA 94303
Item 5
Attachment A -
C25193331 CARAHSOFT
TECHNOLOGY CORP 1
Council Approve Order
P.O. NUMBER MUST APPEAR ON ALL INVOICES, PACKAGES, SHIPPING
PAPERS AND CORRESPONDENCE PERTAINING TO THIS ORDER
PO Number
Date
Vendor No.
Payment Terms
FOB Point
Ship via
Term
Buyer/Phone
Email
C25193331
12/18/2024
106008
Payment Due 30 days
Services Only
Services as requested by CTY
01/01/2025 - 12/31/2025
Alice Harrison / 650-329-2173
Alice. Harrison aa)CitvofPaloAlto.
DELIVERIES ACCEPTED ONLY BETWEEN 7:00 AM & 3:00 PM UNLESS OTHER
ARRANGEMENTS ARE INDICATED HEREIN
Page 4 of 4
Item
Material/Description
Quantity UM
Net Price
Net Amount
0070
SAP Cloud Identity Access Governance
47,823 USE
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
(I fi1IA Al AAAIA A
Total 276,177.38
vVL�NW • ' '-'47'W V '
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.
Item 5: Staff Report Pg. 7 1 Packet Pg. 39 of 349
Item 6
Item 6 Staff Report
CITY OF
PALO
ALTO
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://cityofpaloaIto.primegov.com/Public/CompiledDocu ment?meetingTemplateld=13051&compileOutputType
=1
2 Staff Report Recommendation:
https://cityofpaloalto.primegov.com/api/compilemeetingattachmenthistory/historyattachment/?historyld=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
Item 6: Staff Report Pg. 1 Packet Pg. 40 of 349
Item 6
Item 6 Staff Report
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
Item 6: Staff Report Pg. 2 Packet Pg. 41 of 349
Docusign Envelope ID: 0AF8A576-AAE6-40E6-B42E-52D81243E03D
Item 6
Attachment A - Urban
AMENDMENT NO. 1 TO CONTRACT NO. C24188179 Field Studio Amendment
BETWEEN THE CITY OF PALO ALTO AND No 1 -Contract
JOHN BELA URBANISM + DESIGN dba: C24188179
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.
IS dri i rA\ ELI
A. The 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. The 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 consideration 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
Professional Services
Rev. Dec.15, 2020
Item 6: Staff Report Pg. 3 Packet Pg. 42 of 349
Docusign Envelope ID: 0AF8A576-AAE6-40E6-B42E-52D81243E03D
Item 6
Attachment A - Urban
the maximum compensation set forth in this Section 4 shall be at no cost t Field Studio Amendment
No 1 - Contract
C24188179
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.
Professional Services
Rev. Dec.15, 2020
Item 6: Staff Report Pg. 4 Packet Pg. 43 of 349
Docusign Envelope ID: 0AF8A576-AAE6-40E6-B42E-52D81243E03D
Item 6
Attachment A - Urban
Field Studio Amendment
b. Exhibit "C" entitled "COMPENSATION", AMENDED, R Not - Contract
C24188179
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
Signed by::
By: $� g
Name: Jo n CSela 6°04BF___
Title: Principal
Attachments:,
EXHIBIT B: SCHEDULE OF PERFORMANCE, AMENDMENT NO. 1 (AMENDED, REPLACES PREVIOUS)
EXHIBIT C: COMPENSATION, AMENDMENT NO.1 (AMENDED, REPLACES PREVIOUS)
Professional Services
Rev. Dec.15, 2020
Item 6: Staff Report Pg. 5 Packet Pg. 44 of 349
Docusign Envelope ID: 0AF8A576-AAE6-40E6-B42E-52D81243E03D
Item 6
Attachment A - Urban
Field Studio Amendment
No 1 - Contract
C24188179
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.)
The 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.
Professional Services
Rev. Dec.15, 2020
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EXHIBIT C
COMPENSATION
(AMENDED, REPLACES PREVIOUS)
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Attachment A - Urban
Field Studio Amendment
No 1 - Contract
C24188179
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.
Professional Services
Rev. Dec.15, 2020
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Attachment A - Urban
Field Studio Amendment
No 1 - Contract
024188179 J
Reimbursable expenses, if any are specified as reimbursable under s-5�orro�r-wrn 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.
Vers.: Aug. 5, 2019
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City Council
Staff Report
From: City Manager
CITY O F Report Type: CONSENT CALENDAR
PALO Lead Department: Community Services
ALTO 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
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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://recordsportal.paloalto.gov/Weblink/DocView.aspx?id=64538
2 Finance Committee, May 8, 2024; Agenda Item #1; Presentation,
https://cityofpaloaIto.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://recordsportal.paloalto.gov/Weblink/DocView.aspx?id=82926
' 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
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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.
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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fIs1Ic114kI
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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Attachment A - Contract
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1. Group, LLC. C25192988
CITY OF PALO ALTO CONTRACT NO. C2519298
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.
CITY's agreement to extend the term or the schedule for performance shall not preclude recovery
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of damages for delay if the extension is required due to the fault of CONS Group, LLC. C25192988
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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 Services 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 Agreement 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 order 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
Professional Services
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design submittal. If the total estimated construction cost at any submitta Group, LLC. C25192988
88 Y's
stated construction budget by ten percent (10%) or more, CONSUL snail make
recommendations to CITY for aligning the Project 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 Services 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 will 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 related to CONSULTANT's performance of the Services, 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 City 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: vahyong@lloydengineers.com as the CONSULTANT's Project Manager to have
supervisory responsibility for the performance, progress, and execution of the Services 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
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Project Manager. CONSULTANT, at CITY's request, shall promptly re Group, LLC. C25192988 NT
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 Robustelli, 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 14. OWNERSHIP OF MATERIALS. All 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 City 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. AUDITS. 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 officers, 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
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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 29.4 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 indemnification
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 t e 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 will 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 Services
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 Project 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.
Group, LLC. C25192988
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 this
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 Section 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, pregnancy, 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 the 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, CONSULTANT shall comply with the
following Zero Waste requirements:
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(a) All printed materials provided by CONSULTANT to CI Group, LLC. C25192988 88 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 CONSULTANT 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 Section shall take precedence in the event of a conflict
with any other covenant, term, condition, or provision of this Agreement.
SECTION 26. 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
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purposes of this Section 27, a "9204 Public Works Project" means the Group, LLC. C25192988 88 on,
alteration, repair, or improvement of any public structure, building, road, or o er 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 Section
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 confidentiality 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 ot mis 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 third
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.
29.9. This Agreement may be signed in multiple counterparts, which, when
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executed by the authorized representatives of the parties, shall together con Group, LLC. C25192988
88 ing
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 Group, LLC. 025192988
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
Docu5igned by:
a Li SfWtAA $6t&
By:
Name: Anthony Stevenson
Title: Principal
Officer 2
EJ56b
cu5igned by:
By: (/LItCA/t) jr.
Name:
Bob Milano, Jr.
Title: Principal
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EXHIBIT A Group, LLC. C25192988
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
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accurate and appropriate to the City's needs. Review the project schedule a Group, LLC. C25192988
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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 perform Group, LLC. C25192988
88
- 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 Group, LLC. C25192988
- 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 Proiect 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 Group, LLC. C25192988
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 virtualtion
February 2025
4.
_option)
Draft Study
April 7, 2025
5.
City Council Presentation
April 21, 2025
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EXHIBIT C
COMPENSATION
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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
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.
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: NONE up to the not -to -exceed amount of: $0.00.
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EXHIBIT C-1 Group, LLC. C25192988
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 Group, LLC. C25192988
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.
MINIMUM LIMITS
REQUIRED
TYPE OF COVERAGE
REQUIREMENT
EACH
OCCURRENCE
AGGREGATE
YES
WORKER'S COMPENSATION
STATUTORY
STATUTORY
STATUTORY
YES
EMPLOYER'S LIABILITY
STATUTORY
YES
GENERAL LIABILITY, INCLUDING
BODILY INJURY
$1,000,000
$1,000,000
PERSONAL INJURY, BROAD FORM
PROPERTY DAMAGE
$1,000,000
$1,000,000
PROPERTY DAMAGE BLANKET
CONTRACTUAL, AND FIRE LEGAL
BODILY INJURY & PROPERTY
$1,000,000
$1,000,000
LIABILITY
DAMAGE COMBINED.
BODILY INJURY
$1,000,000
$1,000,000
- EACH PERSON
$1,000,000
$1,000,000
YES
AUTOMOBILE LIABILITY,
- EACH OCCURRENCE
$1,000,000
$1,000,000
INCLUDING ALL OWNED, HIRED,
PROPERTY DAMAGE
$1,000,000
$1,000,000
NON -OWNED
BODILY INJURY AND PROPERTY
$1,000,000
$1,000,000
DAMAGE, COMBINED
YES
PROFESSIONAL LIABILITY,
INCLUDING, ERRORS AND
OMISSIONS, MALPRACTICE (WHEN
ALL DAMAGES
$1,000,000
APPLICABLE), AND NEGLIGENT
PERFORMANCE
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.
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: PURCHASINGSUPPORT(c ,CITYOFPALOALTO.ORG
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.
Professional Services
Rev. Oct 16,2024
Page 20 of 21
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Docusign Envelope ID: 1292DF47-277C-4BB3-B75E-13B380B57A56
B.
C.
CROSS LIABILITY
Item 7
Attachment A - Contract
with Lloyd Consulting
Group, LLC. C25192988
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.
NOTICE OF CANCELLATION
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:
PURCHASINGSUPPORT(a1 CITYOFPALOALTO.ORG
Professional Services
Rev. Oct 16,2024
Page 21 of 21
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Item 8 Staff Report
City Council
Staff Report
From: City Manager
CITY O F Report Type: ACTION ITEMS
PALO Lead Department: Planning and Development Services
ALTO 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
https://cityofpaIoaIto.primegov.com/Portal/Meeting?meetingTemplate Id=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:
o Group 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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o Low 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.
o The 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 Section 18.20.040(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
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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:
Jonathan Lait, Planning and Development Services Director
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Ordinance No.
Item 8
Attachment A - Draft
Ordinance Amending
Sections of PAMC Title 18
(Zoning) and Title 21
,(General Requirements))
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
1
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Table 1 lists the land uses permitted or conditionally permitted i
manufacturing districts.
Table 1
Industrial/Manufacturing District Land Uses
[P = Permitted Use CUP = Conditional Use Permit Required]
Item 8
Attachment A - Draft
Ordinance Amending
Sections of PAMC Title 18
(Zoning) and Title 21 nd
,(General Requirements).
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(')
-P P(2)
CUP(1)
18.14.020,
18.42.200
Residential Care Homes
P
CUP
CUP
CUP
18.23.10O(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 emereencv shelter in the ROLM(E) district shall be reviewed ministerially.
without discretionary review.
2
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*NOT YET APPROVED* Attachment
Orddinananncece Amending
Sections of PAMC Title 18
(1) The construction of and/or renovation of a building for use as an en] (Zoning) and Title 21 hall
conform to all applicable building and fire code standards. (General Requirements),
(3) Shclters shall havc designatcd smoking areas that arc not visible from thc strcct and
which - in compliancc with all other laws and r ulations
(4) There shall be no space for outdoor congregating in front of the building adjacent to the
street and n outdoor public telephones.
(5) There shall be aTefuse area screened from view.
(6-2) Maximum number of persons/beds. The emergency shelter for the homeless shall
contain no more than 40 beds.
(9 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.
(19 4) The emergency shelter provider shall submit an operations plan that addresses the
standards for operation contained in the Palo Alto Quality ssurance Standards for
Emergency Shelters for the Homeless Santa Clara Countywide Quality Assurance Standards
for Homeless Housing & Service Programs.
(44 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.
( 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) (Redd) Emergency Shelters for the Homeless
3
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An emergency shelter for the homeless shall conform to all site develo
performance criteria of the R0LM(E) zone district except as modified by th
Item 8
Attachment A - Draft
Ordinance Amending
Sections of PAMC Title 18
(Zoning) and Title 21 nd
(General Requirements).
rds:
(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
1 per employee not residing
None
Homeless
at the shelter.
[...]
[...]
[...]
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
(c) Hearing and Recommendation for Major Projects, and for Minor Projects Upon Request
4
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*N0T YET APPR0VED* Attachment A- Draft
Ordinance Amending
Sections of PAMC Title 18
(1) Upon receipt of a completed application for a major project ( (Zoning) and Title 2l ion
18.76.020(b)(2)), or upon receipt of a timely request for a hearin (General Requirements). ject
(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
5
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Item 8
*NOT YET APPROVED* Attachment A- Draft
Ordinance Amending
Sections of PAMC Title 18
(1) Notwithstanding any conflicting provision of this Title 18 o (Zoning)andTitle21 ive
Plan, a qualifying housing development project under C (General Requirements). ent
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
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Item 8
*NOT YET APPROVED* Attachment A- Draft
Ordinance Amending
Sections of PAMC Title 18
(a) Except where necessary for health and safety purposes as det (Zoning) and Title 21
t 's
Building Official), N -no permit required under Title 2 (Administrative (Genera Requirements). bllc
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 whcrc ncccssary 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 oroiect 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 housin
*NOT YET APPROVED*
means employee housing, as that term is
in California Labor Code Section 1104.4.
Item 8
Attachment A - Draft
Ordinance Amending
Sections of PAMC Title 18
(Zoning) and Title 21 nla
,(General Requirements).
(e 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.
(4 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.
(# 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
8
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*NOT YET APPROVED*
Item 8
Attachment A - Draft
Ordinance Amending
Sections of PAMC Title 18
dairying, horticulture, nurseries,
(Zoning) and Title 21
livestock farming, tree farming,
(General Requirements).
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
Pll
Manufactured housing (including
P
18.10.
mobile homes on permanent
18.42.100
foundations)
[...]
[...]
[...]
[...]
[...]
Fnntnotes:
(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
aericultural 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
9
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Item 8
Attachment A - Draft
*NOT YET APPROVED* I
Ordinance Amending
Sections of PAMC Title 18
review process shall follow the Minor Architectural Review (staff (Zoning) and Title 2l as
outlined in Section 18.77.070. To qualify as a minor project, the p (General Requirements). 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.
1-1
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):
10
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*NOT YET APPROVED*
21.10.040 General requirements.
Item 8
Attachment A - Draft
Ordinance Amending
Sections of PAMC Title 18
(Zoning) and Title 21
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)
an ;Sting noncompliant s+ructu"^ 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
11
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Item 8
Attachment-
*NOT YET APPROVED* m eDraf
Ordinance Amendingg Sections of PAMC Title 18
adequately analyzed the environmental impacts of the Housing Element, i (Zoning) and Title 21 ms
implemented by this ordinance. (General Requirements).
SECTION 11
its adoption.
INTRODUCED:
PASSED:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
ATTEST:
City Clerk
This Ordinance shall be effective on the thirty-first date after the date of
APPROVED AS TO FORM:
Assistant City Attorney
Mayor
APPROVED:
City Manager
Director of Planning and
Development Services
12
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Item 8 SS
Attachment B - Housing
Element Programs
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: Staff Report Pg. 20 Packet Pg. 93 of 349
Item 8 SS
Attachment B - Housing
Element Programs
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. Farm worker 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 farm worker 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.
Item 8: Staff Report Pg. 21 Packet Pg. 94 of 349
Item 9
Item 9 Staff Report
City Council
Staff Report
From: City Manager
CITY O F Report Type: ACTION ITEMS
PALO Lead Department: Planning and Development Services
ALTO 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: Staff Report Pg. 1 Packet Pg. 95 of 349
Item 9
Item 9 Staff Report
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
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Item 9
Item 9 Staff Report
was 42 percent according to data collected in 2019 by the Office of Transportation.z
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-m i n utes/2021/12-decem ber/20211206/20211206pccsm-amended-I i n ked. pdf
3 https://recordsportal.paloalto.gov/Weblink/DocView.aspx?id=6505
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Item 9
Item 9 Staff Report
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
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Qa Qe 4o ° Qa �o LoyC:,�o �o
Alta
A Housing
MidPen
Housing
54
73
790
765
27
36
5
7
$1.03 million
$889,000
$77,000
$139,000
$55.3 million $4.1 million
564.8 million $10.1 million
Alta
57
716
52
7
$1.23 million
$73,000
$70.1 million $4.2 million
B Housing
MidPen
61
766
62
7
$954,000
$155,000
$58.2 million $9.4 million
Housing
Alta
47
716
0
4
$979,000
$88,000
$46.0 million $4.1 million
c Housing
MidPen
77
773
5
7
$860,000
$132,000
$66.2 million $10.2 million
Housing
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.
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Item 9 Staff Report
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
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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
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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.
Proiect Parameters: Housine 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.
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 160XX000S0655282. 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 52504, 2022,
https://data.census.gov/table/ACSST5Y2022.S2504?g=1400000US06085511302 160XX000S0655282. Accessed on
January 7, 2025.
9 See page 69 for details: https://www.treasurer.ca.gov/ctcac/programreg/final.pdf
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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
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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:
Jonathan Lait, Planning and Development Services Director
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Item 9
Attachment A - Parking Scenario A
Comparison Table
Scenario A: On -Site Parking for Residents Only
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0% Studios
Large Families 3,900 (above
42% 1 -Beds
$1.03 $77
Alta Housing & Formerly 44% 54
790 202 27 5 60grade only)
43,000 $55.3 million $4.1 million
28% 2 -Beds
million thousand
Homeless
30% 3 -Beds
18% Studios 2,700 (above
29% 1 -Beds grade) &
MidPen Housing Large Families 49% 73 765 247 36 7 72
$889 $139
56,000 S64.8 million $10.1 million
29% 2 -Beds 1,300 (at
thousand thousand
Yi = 24% 3 -Beds = grade)
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: Staff Report Pg. 12 1 Packet Pg. 106 of 349
Item 9
Attachment B - Parking Scenario B
Comparison Table
Scenario B: On -Site Parking for Residents and Replacement of Public Parking
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7% Studios
Large Families 32% 1 -Beds
6,000 (above- $1.23
Alta Housing & Formerly 44% 57 35% 2 -Beds 716 210 52 7 75 41,000
Homeless 26% 3 -Beds grade only) million $73,000 $70.1 million $4.2 million
18% Studios
28% 1 -Beds
MidPen Housing Large Families 49% 61 766 207 62 7 74 4,000 (above -
47,000 $954,000 $155,000 $58.2 million $9.4 million
29% 2 -Beds grade only)
25% 3 -Beds
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
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Attachment C - Parking Scenario C
Comparison Table
5e
or
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Large Families
Alta Housing & Formerly
Homeless
Scenario C: No On -Site Parking for Residents or Replacement of Public Parking
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0% Studios
44% 47
MidPen Housing Large Families 49% 77
42% 1 -Beds 716 174 0 4 50 3,500 (at- 37,000 $979,000 $88,000 $46.0 million $4.1 million
30% 2 -Beds grade only)
28% 3 -Beds
17% Studios
27% 1 -Beds 773 265 5 7 72 5,000 (at- 60,000 $860,000 $132,000 $66.2 million $10.2 million
31% 2 -Beds grade only)
25% 3 -Beds
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: Staff Report Pg. 14 1 Packet Pg. 108 of 349
1T
ALTA
HOUSING
OCTOBER 2024
LOT T REFINED
PROPOSAL
►\ 1 A■ A 1 A 1
ITY OF PALO ALTO
Item 9
LAttachment D - Alta
Housing Proposal
TABLE OF CONTENTS
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
1►I_\:7[.Zi
NO ON -SITE PARKING FOR
RESIDENTS OR THE PUBLIC
PAGE 26
TEAM & EXPERIENCE
PAGE 35
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 16 Packet Pg. 110 of 349
ALTA
HOUSING
BUILDING STORIES
THAT MATTER
October 29, 2024
Julia Knight
City of Palo Alto
Planning and Development Services Department
250 Hamilton Avenue
Palo Alto, CA 94301
Dear Ms. Knight:
Item 9
Attachment D - Alta
Housing Proposal
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
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Item 9
Attachment D - Alta
Housing Proposal
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is
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LOT T PROPOSED DEVELOPMENTS
Item 9
Attachment D - Alta
Housing Proposal
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.
:iiiiILii.
J1#i1
Type of Project
Large Family'
Large Family'
Large Family'
0 -BR: 4
1 -BR: 23
1 -BR: 20
1 -BR: 18
2 -BR: 15
2 -BR: 14
Unit Mix
3 -BR: 16
2 -BR: 20
3 -BR: 13
3 -BR: 15
Total: 54
Total: 47
Total: 57
Number of Parking Stalls
27
52
0
5 stories
7 stories
4 stories
Building Height
(4 residential stories above one
(5 residential stories above two
(all residential)
level of parking)
levels of parking)
Total Development
$55.4 M
$70.1 M
$46.0 M
Cost
($1.03 M/ unit)
($1.23 M / unit)
($979,210/ unit)
'As defined by the California Tax Credit Allocation Committee, whereat 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.
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In all of the scenarios, we are requesting a $4 million contribution (plus accrued and deferre Attachment D -Alta st)
in soft financing from the City, and a nominal fee ground lease. We believe this request is re Housing Proposal
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.
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 20 Packet Pg. 114 of 349
Item 9
Attachment D - Alta
Housing Proposal
SCENARIO A
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Item 9: Staff Report Pg. 21
Packet Pg. 115 of 349
SCENARIO A
Item 9
Attachment D - Alta
Housing Proposal
ON -SITE PARKING FOR RESIDENTS ONLY
TI _ R 1Th
IIIII! till]
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Conceptual rendering for illustrative purposes only.
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.
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 22 Packet Pg. 116 of 349
SCENARIO A
Item 9
Attachment D - Alta
Housing Proposal
ON -SITE PARKING FOR RESIDENTS ONLY
T._R - "M
VIII, cI(UI�
Project Data
Building Height: 60 ft.
• 55 ft. to roof structure, with 5 ft. parapet,
Stair/Elevator Penthouses to 65 ft. max.
: - -_..
Conceptual rendering for illustrative purposes only.
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.
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 23 Packet Pg. 117 of 349 9
SCENARIO A
ON -SITE PARKING FOR RESIDENTS ONLY
Item 9
Attachment D - Alta Housing
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Lot T Refined Proposal I Alta Housing 110.29.24
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Item 9: Staff Report Pg. 24
Ground Floor (1)
Packet Pg. 118 of 349
10
SCENARIO A
Item 9
Attachment D - Alta
Housing Proposal
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% LlHTCs. 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 Mix Schedule
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
Lot T Refined Proposal I Alta Housing 1 10.29.24 Item 9: Staff Report Pg. 25 Packet Pg. 119 of 349
SCENARIO A
Item 9
Attachment D - Alta
Housing Proposal
Permanent Sources of Financing
•
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
Construction Sources
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
Uses
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
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 26 Packet Pg. 120 of 349
Cash Flow Analysis
Item 9
Attachment D - Alta Housing
Proposal
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)
Lot T Refined Proposal I Alta Housing 110.29.24
Item 9: Staff Report Pg. 27 1 Packet Pg. 121 of 349
Item 9
SCENARIO A Attachment D - Alta
Housing Proposal
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.
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 28 Packet Pg. 122 of 349 14
SCENARIO A
Item 9
Attachment D - Alta
Housing Proposal
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.
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 I (4 mo)
Design Development Drawings
Feb 2027 - Jul 2027 I (5 mo)
Construction Drawings to 75% completion (permit set)
Sep 2027 - Feb 2028 I (5 mo)
Value engineering / 100% Construction Drawings
February 2029
ENTITLEMENTS
Submit SB423/SB33O 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 I (90 days)
Submit building permit application
March 2028
Receive building permit ready letter
Jan 2029 I (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 I (3 mo)
Enter into construction contract
March 2029
Start construction
April 2029
Complete construction
Dec 2030 I (20 mo)
LEASE-UP/OCCUPANCY
Begin marketing
December 2029
Begin lease -up process
June 2030
100% occupancy
Feb 2031 I (3 mo)
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 29 Packet Pg. 123 of 349 15
Item 9
Attachment D - Alta
Housing Proposal
SCENARIO B
a
0
Item 9: Staff Report Pg. 30
Packet Pg. 124 of 349
Item 9
SCENARIO B Attachment D - Alta
Housing Proposal
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
Conceptual rendering for illustrative purposes only.
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.
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 31 Packet Pg. 125 of 349 17
Item 9
SCENARIO B Attachment D - Alta
Housing Proposal
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.
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1! i• '
. imli"
Lifr =
=mss �ti
I
• 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.
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 32 Packet Pg. 126 of 349 18
SCENARIO B
PARKING FOR RESIDENTS & REPLACEMENT OF
PUBLIC PARKING SPACES
'P P
ROOF
.ro•-0•
_,EVEL]
'EVEL 6
E EL5
0' 0'
:EPE-z Kipling Street (North)
a.
Item 9
d2'-0' 4T0' 45'0'
Attachment D - Alta Housing
Proposal
3BR 3BR 3BR
w�srE
LOBBY ROR 2 BR 2 BR 2 BR
siAIR a
POOIUMOPENE� LEVELS Si
1 BR (L4 -L7)
1 BR i Podium Level (3)
STUDIO Levels 4-7 similar
�n.m m v.m ar.rc Rn.rc im.rc iT�O`
Ground Floor
19
SCENARIO B
Item 9
Attachment D - Alta
Housing Proposal
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 Mix Schedule
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
Lot T Refined Proposal I Alta Housing 1 10.29.24 Item 9: Staff Report Pg. 34 Packet Pg. 128 of 349
Permanent Sources of Financing
Item 9
Attachment D - Alta
Housing Proposal
•
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
Construction Sources
1.111114
Tax Exempt Construction Loan
t.1IRI•
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
70148,863
1,230,682
Uses
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
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 35 Packet Pg. 129 of 349
Cash Flow Analysis
Item 9
Attachment D - Alta Housing
Proposal
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
Lot T Refined Proposal I Alta Housing 110.29.24
Item 9: Staff Report Pg. 36 Packet Pg. 130 of 349
Item 9
SCENARIO B Attachment D - Alta
Housing Proposal
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.
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 37 Packet Pg. 131 of 349 23
CITY CONTRIBUTION
Item 9
Attachment D - Alta
Housing Proposal
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.
Lot T Refined Proposal I Alta Housing 1 10.29.24 Item 9: Staff Report Pg. 38 Packet Pg. 132 of 349
SCENARIO B
Item 9
Attachment D - Alta
Housing Proposal
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.
-. ..1lI,Il1'I'LIl
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 I (4 mo)
Design Development Drawings
Feb 2027 - Jul 2027 I (5 mo)
Construction Drawings to 75% completion (permit set)
Sep 2027 - Feb 2028 I (5 mo)
Value engineering / 100% Construction Drawings
February 2029
ENTITLEMENTS
Submit SB423/SB33O 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 I (90 days)
Submit building permit application
March 2028
Receive building permit ready letter
Jan 2029 I (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 I (3 mo)
Enter into construction contract
March 2029
Start construction April 2029
Complete construction Mar 2031 I (24 mo)
LEASE-UP/OCCUPANCY
Begin marketing March 2030
Begin lease -up process September 2030
100% occupancy Jun 2031 I (3 mo)
Lot T Refined Proposal I Alta Housing 110.29.24 r
Item 9: Staff Report Pg. 39 Packet Pg. 133 of 349
Item 9
Attachment D - Alta
Housing Proposal
SCENARIO C
Item 9: Staff Report Pg. 40 Packet Pg. 134 of 349
SCENARIO C
Item 9
Attachment D - Alta
Housing Proposal
NO ON -SITE PARKING FOR RESIDENTS OR THE PUBLIC
Conceptual rendering for illustrative purposes only.
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
streetsca pe.
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.
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 41 Packet Pg. 135 of 349 27
SCENARIO C
Item 9
Attachment D - Alta
Housing Proposal
NO ON -SITE PARKING FOR RESIDENTS OR THE PUBLIC
Conceptual rendering for illustrative purposes only.
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.
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.
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 42 Packet Pg. 136 of 349 28
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
Lot T Refined Proposal I Alta Housing 110.29.24
SCENARIO C
NO ON -SITE PARKING FOR RESIDENTS OR THE PUBLIC
0. -PET
ROOF
t*
,E EL3
- LEVEL, Kip
NCST
ling Street (North)
.L) Axon — GOU rtya ra
Item 9
Attachment D - Alta Housing
Proposal
T.O. PARPPET
_ ROOF
NS -P
J -P
- - IEVEL2
Lytton Avenue (West)
LEVELI
p -p
3BR I 3BR I 1BR
5 nrECR.
2BR OUNGEv 2gR 1BR
1BR 2BR
SiA10.
3BR
1BR 2BR
2d' -D• 2C-0" 58'-0" 4T-0" —
163 tl
KIPLING ST.
o
b X
3D Axon — Street
Item 9: Staff Report Pg. 43
� I b
I �
Upper Levels (2-4)
Ground Floor (1)
11, 28 T 2G P J, L 1 4T 0 P O
Packet Pg. 137 of 349
29
SCENARIO C
Item 9
Attachment D - Alta
Housing Proposal
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
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
Lot T Refined Proposal I Alta Housing 1 10.29.24 Item 9: Staff Report Pg. 44 Packet Pg. 138 of 349
SCENARIO C
Item 9
Attachment D - Alta
Housing Proposal
Permanent Sources of Financing
!•1UIlsl•
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
Construction Sources
•
Taxable Construction Loan
•IIJII
36,968,824
786,571
Ii II 1 1•
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
Uses
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
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 45 Packet Pg. 139 of 349
SCENARIO C
Cash Flow Analysis
Item 9
Attachment D - Alta Housing
Proposal
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)
Lot T Refined Proposal I Alta Housing 110.29.24
Item 9: Staff Report Pg. 46 I Packet Pg. 140 of 349
Item 9
SCENARIO C Attachment D - Alta
Housing Proposal
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.
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 47 Packet Pg. 141 of 349 33
SCENARIO C
Item 9
Attachment D - Alta
Housing Proposal
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.
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 I (4 mo)
Design Development Drawings
Feb 2027 - Jul 2027 I (5 mo)
Construction Drawings to 75% completion (permit set)
Sep 2027 - Feb 2028 I (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 I (60 days)
City grants ministerial approval
Nov 2026 I (90 days)
Submit building permit application
March 2028
Receive building permit ready letter
Jan 2029 I (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 I (3 mo)
Enter into construction contract
March 2029
Start construction
April 2029
Complete construction
Jul 2030 I (16 mo)
LEASE-UP/OCCUPANCY
Begin marketing
July 2029
Begin lease -up process
January 2030
100% occupancy Oct 2030 I (3 mo)
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 48 Packet Pg. 142 of 349 34
Item 9
Attachment D - Alta
Housing Proposal
EAM XPEF
is
Item 9: Staff Report Pg. 49 Packet Pg. 143 of 349
ALTA HOUSING
Item 9
Attachment D - Alta
Housing Proposal
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.
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.
AVA KUO
O
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.
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 50 Packet Pg. 144 of 349 36
JUSTINE TSAI
Item 9
Attachment D - Alta
Housing Proposal
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.
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..
Alta Housing Development
n ready to get to work.
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 51 Packet Pg. 145 of 349 37
Item 9
PYATOK ARCHITECTURE + URBAN DESIGN AttachmentD-Alta
Housing Proposal
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.
TEAM MEMBERS & ROLES
ADRIAN NE 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 Young Architects
of the Year. Adrianne previously worked with Alta Housing on Wilton Court and Tree House
affordable housing projects in Palo Alto.
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.
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 52 Packet Pg. 146 of 349 38
CHRIS ARD, AIA
Item 9
Attachment D - Alta
Housing Proposal
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.
T0K after an annual
at at the Crucible
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 53 Packet Pg. 147 of 349 39
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
Item 9
Attachment D - Alta
Housing Proposal
1JAI�A
WILTON COURT APARTMENTS
3705 El Camino Real, Palo Alto, CA 94303
Affordable, Supportive Housing for Individuals & Families at 30%-6o% AMI
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.
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 54 Packet Pg. 148 of 349
Ii
40
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%)
• LIHTC w/Enterprise Neighborhood
Partners
• City of Palo Alto
• County of Santa Clara
• Bank of America
TREE HOUSE
488 W Charleston Rd, Palo Alto, CA 94306
Affordable Senior & Special Needs Housing for Individuals & families at 20% - 50% AMI
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.
• Opportunity Fund
Tree House Apartments received the Grand Boulevard Initiative
NET OPERATING INCOME Award in 2013 and the Growing Smarter Together Award from
the Association of Bay Area Governments in 2012.
• 2023 Projected — $52,545
• 2023 Actual — $138,491
Lot T Refined Proposal I Alta Housing 1 10.29.24 Item 9: Staff Report Pg. 55 Packet Pg. 149 of 349
41
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
, Item 9
OAK Cow
Attachment D - Alta
�.\ I Housing Proposal
P, �v �". y Y L
,ir
OAK COURT APARTMENTS
845 Ramona St., Palo Alto, CA 94301
Affordable Housing for Families at 40% - 6o% AMI
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.
NET OPERATING INCOME Oak Court Apartments received the Golden Nugget Grand
Award from the Pacific Coast Builders Conference in 2005 and
• 2023 Projected — n/a Builder Magazine's Merit Award in 2005.
• 2023 Actual — $231,245
Lot T Refined Proposal I Alta Housing 110.29.2, Item 9: Staff Report Pg. 56 Packet Pg. 150 of 349
42
DEVELOPMENT EXPERIENCE
Item 9
Attachment D - Alta
Housing Proposal
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.
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 57 Packet Pg. 151 of 349 43
Item 9
PROPERTY MANAGEMENT AttachmentD-Alta
Housing Proposal
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.
IL L
Il
l�
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 58 Packet Pg. 152 of 349 44
RESIDENT SERVICES PROVIDER EXPERIENCE
Item 9
Attachment D - Alta
Housing Proposal
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:
Supporting Counseling &
Housing Retention
1 -on -1 individualized confidential assessments of needs and support witl
problem -solving around goals and housing stability needs.
Community Building &
Events that strengthen the bonds between neighbors and provide
Resident Leadership
opportunities for residents to get involved in their community.
Providing specialized classes, workshops, and programs for adults, seniors,
Educational Programs &
parents, and children based on identified needs and interests, often through
Social Services
partnerships with community agencies. Examples include afterschool &
summer youth programs; parenting classes; financial literacy workshops;
job coaching; health & wellness initiatives
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.
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 59 Packet Pg. 153 of 349 45
Item 9
Attachment D - Alta
Housing Proposal
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.
J
I
i Oak Court
Lot T Refined Proposal I Alta Housing 110.29.24 Item 9: Staff Report Pg. 60 Packet Pg. 154 of 349 46
Item 9
Attachment D - Alta
Housing Proposal
LEARN MORE AT ALTAHOUSING.ORG
ALTA
HOUSING
BUILDING STORIES
THAT MATTER
3460 West Bayshore Road, Suite 104, Palo Alto, CA 94303
Item 9: Staff Report Pg. 61 Packet Pg. 155 of 349
Item 9
Attachment E - MidPen
Housing Proposal
OCTOBER 29, 2024
OFFER FOR:
DOWNTOWN AFFORDABLE HOUSING, LOT T
CITY OF PALO ALTO
PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
0
r
Rendering of Scheme A2, Lot T
PRIMARY CONTACT:
FELIX AUYEUNG, VICE PRESIDENT OF BUSINESS DEVELOPMENT
(510) 426-5667 I FAUYEUNG@MIDPEN-HOUSING.ORG
M i d Pe n architects
H O U S I N G BAR& interiors
Item 9: Staff Report Pg. 62 Packet Pg. 156 of 349
MidPen
itPP I H O U S I N G
Building Cornrnunities. Changing Livos.
October 29, 2024
Julia Knight
Principal Planner
City of Palo Alto
260 Hamilton Avenue
Palo Alto, CA 94301
RE: City of Palo Alto Lot T RFRP
Dear Ms. Knight:
Item 9
Attachment E - MidPen
Housing Proposal
We appreciate the opportunity to present this proposal for the redevelopment of Palo Alto's Lot T
site. Through the City's leadership, this parking lot will be transformed into high quality affordable
housing for families and individuals. This site's central location is ideal for future residents, with
proximity to downtown amenities, employment opportunities, and resources that will enable them to
thrive. Our proposal is responsive to the City Council's stated priorities and the existing
neighborhood context, maximizing homes while incorporating key design principles that promote
livability for residents and neighbors, enhancing the City's vibrant downtown.
In addition to meeting the RFRP requirements, the benefits realized through MidPen's proposal
include:
• Collaborative and authentic community engagement;
• A livable, welcoming community that is tailored to its surroundings and enhances the
streetscape;
• Maximized housing through provision of 61 to 77 affordable homes ranging from studios to
three -bedroom apartments;
• A proven resident services program for families that enhances community stability and
resident success;
• Experience with creating and implementing tailored approaches to supporting households
with reduced car ownership and transportation demand management plans working in
concert with our local partners.
Our vision is to create a pedestrian -oriented community that anchors the corner of Kipling and
Lytton, enhancing and complementing the existing character, connectivity, and livability of
downtown. Working with our award -winning design partner, BAR Architects, known for contextually
sensitive design, our proposal fits into the neighborhood fabric and will enhance the quality of the
public realm for Palo Alto residents, workers, and visitors alike. MidPen is eager to engage neighbors
through our community outreach process that ensures the final design proposal reflects a shared
vision for this important site.
MdPen Hamm g Corporation
MoPon Prcpmy Management Corporator I
303 Vntage Park Drive, Sale 250 1.650.356.2900 a n7os3rrt4pen-housrg.crg
%WPen laes'denl Services Corpaaticn Foslor Cily. CA 94404 1.650.357.0766 www.midpan•housing.org
Item 9: Staff Report Pg. 63 Packet Pg. 157 of 349
Item 9
Attachment E - MidPen
Housing Proposal
Our proposal evaluates multiple approaches to ensure maximum community benefit is achieved,
recognizing the critical tradeoffs related to new housing created, provision for public parking, and
limited local housing funding resources. Per the RFRP, we have outlined the requested options. If
we are fortunate to be selected, we are eager to collaborate with the City to refine the best path
forward for the community.
MidPen has a proven track record of success working on complex, publicly -owned sites, including
downtown parking lots, and balancing priorities to achieve a development that is inspiring and
executable. Since 2020, MidPen has financed 24 new construction development projects. MidPen's
breadth and diversity of expertise means we can perform even in the most challenging of financing
landscapes. We are particularly proud of our recently developed communities delivering high -
quality, high -density housing in downtown locations, including Kiku Crossing in San Mateo. This
development was shaped by the City's ambitious vision and required MidPen to innovate and push
the boundaries of conventional approaches to designing and financing affordable housing. We are
proud of the work and its results.
Our proposed project for Lot T, like Kiku Crossing, will be bold and responsive to the City's goals. It
will be sustainably built and financed to ensure the long-term success of the property and our
residents. It will provide robust resident services programming for families, including our
academically based, literacy focused after school program. We applaud the City's commitment to
prioritizing affordable housing and hope to work together to collaboratively finetune our proposal for
a development that will be a community asset and anchor for years to come.
Sincerely,
Abby Go ware o uri
Senior Vice President, Co -Head of Housing Development
MidPen Housing Corporation
MadPen Ekxrsig Corprxaton
Miofen fyce,ty Mfr•-'' ement Cra,or 303 Vintage Pack Drive. Suito 250 t. 650.359.2900
tAcrPen Pen=dent s wces Caporatlon Foster City. CA 94404 I. 050.357,9766
Item 9: Staff Report Pg. 64
e iMo®mbpen P--V—org
www.midpen •housing,org
Packet Pg. 158 of 349
Item 9
Attachment E - MidPen
Housing Proposal
TABLE OF CONTENTS
Section Page
Cover Letter
1 Project Description 1
2 Plans 5
3 Evaluation of Parking Options and Impacts 24
4 Financial Information 26
Proforma - Option Al
Proforma - Option A2
Proforma - Option B
Proforma - Option C
5 City Contribution
30
6 Project Schedule
35
7 Team and Experience
36
8 Additional Information
52
Appendix
56
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Item 9
Attachment E - MidPen
Housing Proposal
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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Item 9
Attachment E - MidPen
Housing Proposal
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.
Unit Type
Average
Market
Rent
Income
Needed to
Afford
Median
Income for
Unit Size
(1.5/BR)
% of Median
Studio
$2,395
$95,800
$129,000
74%
1
$2,750
$110,000
$138,200
80%
2
$3,600
$144,000
$165,900
87%
3
$4,950
$198,000
$191,650
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.
Item 9: Staff Report Pg. 67 Packet Pg. 161 of 349
Item 9
Attachment E - MidPen
Housing Proposal
!, ON-SITE
5 We took a sensitive approach that
" ALTERNAll HEALiNT
ENERGY'• NLRtIVAtlLk
M"""'"'tl will activate and beautify the
nlGlm"c
[tlOL RGOF: streetscape, with a sizeable
HEATI1- •R®ilLTION RIC
NCE
ground -level open greenspace
� ,UHIIINI ERVELUP[
included in the scenarios with
.,,:: residential parking and no
parking. All scenarios feature an
active corner with the
lobby/entrance at the
i
V Lytton/Kipling intersection and
facade modulation along Kipling.
Families living in this new building
will be able to enjoy robust
RIORN>:E �„,E VETIL4TGN IGy,, Ilm/% RICYUL community amenities, including a
._ ART AFILTRATI ON HKIIIRFS FRIERRLY 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
Unit Sq Ft
TCAC Minimum SF
Studio
416
300
1 Bedroom
585
450
2 Bedroom
858
700
3 Bedroom
1,118
900
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.
Item 9: Staff Report Pg. 68 Packet Pg. 162 of 349
Item 9
Attachment E - MidPen
Housing Proposal
Option Al -
Single Level of
Residential
Parking
Option A2 -
Two Levels of
Residential
Parking
Option B -
Residential +
Public Parking
Option C - (No)
Minimal
Parking
Target Population
Families and
Individuals
Families and
Individuals
Families and
Individuals
Families and
Individuals
Residential Units
73
73
61
77
Studios
13
13
11
13
1 Bedrooms
21
21
17
21
2 Bedrooms
21
21
18
24
3 Bedrooms
18
18
15
19
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
0.5
0.7
0.5
0
Public Parking
0
0
32
0
Building Stories
7
7
7
7
Building Height
72'
75'
74'
72'
Gross Building
Area
93,500 sf
104,500 sf
98,600 sf
89,200 sf
Rentable Area
55,800 sf
55,800 sf
46,700 sf
59,500 sf
Construction
Type (Wood and
Concrete)
2 Levels Type IA
/ 5 Levels Type
IIIA
3 Levels Type IA
/ 5 Levels Type
IIIA
2 Levels Type IA
/ 5 Levels Type
IIIA
2 Levels Type IA
/ 5 Levels Type
IIIA
Item 9: Staff Report Pg. 69 Packet Pg. 163 of 349
Item 9
Attachment E - MidPen
Housing Proposal
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 facade 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
RESIDENTIAL <......................
■1=
■Il■i ■■uu1u,
I
COMMERICAL
ii
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.
Item 9: Staff Report Pg. 70 Packet Pg. 164 of 349
Item 9
Attachment E - MidPen
Housing Proposal
In-between: Building Scale
Along those lines, a fundamental
aspect of what makes Palo Alto
beautiful and peaceful is its
relationship to landscape, outdoor Iii!!
•
space, and particularly the space
`in-between' buildings. This project
is defined by a series of courtyards
providing the residents a direct
fl
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).
Item 9: Staff Report Pg. 71 Packet Pg. 165 of 349
Item 9
Attachment E - MidPen
Housing Proposal
In-between: Form & Celebration
-U
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.
Item 9: Staff Report Pg. 72 Packet Pg. 166 of 349
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Item 9
Attachment E - MidPen Housing
EGEND
' Proposal
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Item 9: Staff Report Pg. 73 Packet Pg. 167 of 349 �W&interiors
LEGEND
RESIDENTIAL PARKING
PUBLIC PARKING
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Item 9
Attachment E - MidPen Housing
Proposal
SCHEME C
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7
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LOT T PALO ALTO I MIDPEN HOUSING
Palo Alto, California
Item 9
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Proposal
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Attachment E - MidPen Housing
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Proposal
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Proposal
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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.
HEALTH & WELLNESS ')f) J
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 O
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.
Item 9
Attachment E - MidPen Housing
N.
SUSTAINABILITY I FEATURES & OPPORTUNITIES
LOT T PALO ALTO I MIDPEN HOUSING
Palo Alto, California
(tntohor 70 774 ii RI I 11
architects
Item 9: Staff Report Pg. 87 Packet Pg. 181 of 349 R & interiors
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Item 9
Attachment E - MidPen
Housing Proposal
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
Al: 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 Al (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
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Item 9
Attachment E - MidPen
Housing Proposal
Options
Summary Table
Al A2 C
Affordable Units 73 73 61 77
Total Parking Spaces 36 51 62 5
Podium Spaces
Residential 36 26 30 5
Public 0 0 32 0
Cost/Stall $55,000 $55,000 $55,000 $60,000
Partial Submerged Spaces
Residential 0 25 0 0
Public 0 0 0 0
Cost/Stall -- $80,000 -- --
Parking Cost
Residential
$1,980,000
$3,430,000
$1,650,000
$300,000
Public
$0
$0
$1,760,000
$0
Total
$1,980,000
$3,430,000
$3,410,000
$300,000
TDC w/Net Developer Fee
$64,882,237
$67,038,185
$58,167,019
$66,199,386
TDC/Unit
$888,798
$918,331
$953,558
$859,732
City Gap Funds
$10,142,863
$10,536,469
$9,434,434
$10,188,781
City Gap/Unit
$138,943
$144,335
$154,663
$132,322
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.
25Item 9: Staff Report Pg. 90 Packet Pg. 184 of 349
Item 9
Attachment E - MidPen
Housing Proposal
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.
26
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Attachment E - MidPen
Housing Proposal
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.
z
Item 9: Staff Report Pg. 92 Packet Pg. 186 of 349
Item 9
Attachment E - MidPen
Housing Proposal
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.
zr�
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Item 9
Attachment E - MidPen
Housing Proposal
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.
29
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Item 9
Attachment E - MidPen
Housing Proposal
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.
Al
A2
B
C
fordable Units
73
73
61
77
TDC w/Net Developer Fee
$64,882,237
$67,038,185
$58,167,019
$66,199,386
TDC/Unit
$888,798
$918,331
$953,558
$859,732
City Gap Funds
$10,142,863
$10,536,469
$9,434,434
$10,188,781
City Gap/Unit
$138,943
$144,335
$154,663
$132,322
3()
Item 9: Staff Report Pg. 95 Packet Pg. 189 of 349
Item 9
Attachment E - MidPen Housing
Proposal
dPen
HOUSING
PROJECT SUMMARY
Acreage
0.44 acres
Density
165 units/acre
# of Stories
7
Residential (Leasable)
55,835 sf
Circulation & Common
15,367 sf
Garage
13,680 sf
# of parking spaces
36
# of residential spaces
36
residential parking ratio
0.5
# of public spaces
0
UnitType
# Units Average Rent
Studio
13 $
1,301
1 -Bedroom
21 $
1,620
2 -Bedroom
20 $
1,913
3 -Bedroom
18 $
2,141
Manager's Units
1
Total Unit Count
73
Average Affordability AMl
49% $
1,750
•
Debt Coverage Ratio
1.15
Construction Rate
6.83%
Permanent Rate
6.54%
Perm Loan Amortization
35 yrs.
Credit & Equity $ 33,668,909
Price/ Raise $ 0.95
Basis Boost Yes
Tax Credit Eligible 100%
• . .
Construction Loan
$ 41,115,699
$ 563,229
Tax Credit Investor Proceeds
$ 5,050,336
$ 69,183
GP Equity
$ 6,135,376
$ 84,046
City of Palo Alto
$ 10,142,863
$ 138,943
total
$ 62,444,275
$ 855,401
Amortizing Permanent Loan
$
5,856,169
$ 80,221
Tax Credit Investor Proceeds
$
33,668,909
$ 461,218
GP Equity
$
6,135,376
$ 84,046
Deferred Developer Fee
$
362,845
$ 4,970
City of Palo Alto
$
10,142,863
$ 138,943
HCD/Other
$
15,214,295
$ 208,415
total $
71,380,458
$ 977,814
isition
$
295,758
$ 4,051
$ 3
Cost
$
50,879,410
$ 696,978
$ 599
tecture and Engineering
$
2,203,260
$ 30,182
$ 26
:ruction Financing
$
5,337,378
$ 73,115
$ 63
anent Financing
$
104,562
$ 1,432
$ 1
$
200,500
$ 2,747
$ 2
ves
$
331,749
$ 4,545
$ 4
' SoftCost
$
3,137,968
$ 42,986
$ 37
TOTAL DEVELOPMENT COSTS $ 71,380,458 $ 977,814 $ 841
TDC Net Developer Fee $ 64,882,237 $ 888,798 $ 764
'I Ii]'
15% of TDC
$
9,732,336
Total Fee
$
8,889,872
GP Equity
$
6,135,376
Deferred Developer Fee
$
362,845
Net Developer Fee
$
2,391,651
2020 2024 2029 2034 2049
Effective Gross Income $ 1,464,455 $ 1,616,485 $ 1,828,904 $ 2,069,237 $ 2,996,872
Operating Expenses $ (730,000) $ (837,692) $ (994,915) $ (1,181,647) $ (1,979,671)
Services Expenses $ (130,000) $ (149,178) $ (177,177) $ (210,430) $ (352,544)
Reserves $ (36,500) $ (36,500) $ (36,500) $ (36,500) $ (36,500)
Net Operating Income $ 563,955 $ 589,115 $ 616,312 $ 636,660 $ 624,157
Debt Service $ (490,396) $ (490,396) $ (490,396) $ (490,396) $ (490,396)
Net Cash Flow $ 41,059 $ 62,303 $ 83,931 $ 97,852 $ 118,413
OCR 1.15 1.20 1.26 1.30 1.27
Start month
0
Start year
0
Construction mos.
22
Lease up mos.
3
Conversion mos.
4
Operating Expenses
$10,000 per unit
Annual Escalation
3.5%
Resident Services Fee
$1,781 per unit
Replacement Reserves
$500 per unit
Debt Admin Fees
$4,000
Item 9: Staff Report Pg. 96 Packet Pg. 190 of 349
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Attachment E - MidPen Housing
Proposal
dPen
HOUSING
PROJECT SUMMARY
Acreage
0.44 acres
Density
165 units/acre
# of Stories
7
Residential (Leasable)
55,835 sf
Circulation & Common
15,367 sf
Garage
19,630 sf
# of parking spaces
51
# of residential spaces
51
residential parking ratio
0.7
# of public spaces
0
UnitType
# Units Average Rent
Studio
13 $
1,301
1 -Bedroom
21 $
1,620
2 -Bedroom
20 $
1,913
3 -Bedroom
18 $
2,141
Manager's Units
1
Total Unit Count
73
Average Affordability AM!
49% $
1,750
•
Debt Coverage Ratio
1.15
Construction Rate
6.83%
Permanent Rate
6.54%
Perm Loan Amortization
35 yrs.
Credit & Equity
$ 34,874,891
Price/ Raise
$ 0.95
Basis Boost
Yes
Tax Credit Eligible
100%
•
Construction Loan
$
ElI..
42,379,679
$ 580,544
Tax Credit Investor Proceeds
$
5,231,234
$ 71,661
GP Equity
$
6,485,021
$ 88,836
City of Palo Alto
$
10,536,469
$ 144,335
total $
64,632,403
$ 885,375
Amortizing Permanent Loan
$
5,822,121
$ 79,755
Tax Credit Investor Proceeds
$
34,874,891
$ 477,738
GP Equity
$
6,485,021
$ 88,836
Deferred Developer Fee
$
362,845
$ 4,970
City of Palo Alto
$
10,536,469
$ 144,335
HCD/Other
$
15,804,704
$ 216,503
total $
73,886,050
$ 1,012,138
isition
$
295,758
$ 4,051
$ 3
Cost
$
52,778,577
$ 722,994
$ 581
tecture and Engineering
$
2,203,260
$ 30,182
$ 24
:ruction Financing
$
5,623,769
$ 77,038
$ 62
anent Financing
$
104,221
$ 1,428
$ 1
$
200,500
$ 2,747
$ 2
ves
$
331,129
$ 4,536
$ 4
,SoftCost
$
3,140,539
$ 43,021
$ 35
TOTAL DEVELOPMENT COSTS $ 73,886,050 $ 1,012,138 $ 813
TDC Net Developer Fee $ 67,038,185 $ 918,331 $ 738
'I Ii]'
15% of TDC
$
10,055,728
Total Fee
$
9,208,297
GP Equity
$
6,485,021
Deferred Developer Fee
$
362,845
Net Developer Fee
$
2,360,432
2020 2024 2029 2034 2049
Effective Gross Income $ 1,464,455 $ 1,616,485 $ 1,828,904 $ 2,069,237 $ 2,996,872
Operating Expenses $ (730,000) $ (837,692) $ (994,915) $ (1,181,647) $ (1,979,671)
Services Expenses $ (130,000) $ (149,178) $ (177,177) $ (210,430) $ (352,544)
Reserves $ (36,500) $ (36,500) $ (36,500) $ (36,500) $ (36,500)
Net Operating Income $ 563,955 $ 589,115 $ 616,312 $ 636,660 $ 624,157
Debt Service $ (490,396) $ (490,396) $ (490,396) $ (490,396) $ (490,396)
Net Cash Flow $ 41,059 $ 62,303 $ 83,931 $ 97,852 $ 118,413
DCR 1.15 1.20 1.26 1.30 1.27
Start month
0
Start year
0
Construction mos.
23
Lease up mos.
3
Conversion mos.
4
Operating Expenses
$10,000 per unit
Annual Escalation
3.5%
Resident Services Fee
$1,781 per unit
Replacement Reserves
$500 per unit
Debt Admin Fees
$4,000
32
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Attachment E - MidPen Housing
Proposal
dPen
HOUSING
PROJECT SUMMARY
Acreage
0.44 acres
Density
138 units/acre
# of Stories
7
Residential (Leasable)
46,735 sf
Circulation & Common
13,547 sf
Garage
11,400 sf
# of parking spaces
62
# of residential spaces
30
residential parking ratio
0.5
# of public spaces
32
UnitType
# Units Average Rent
Studio
11 $
1,383
1 -Bedroom
17 $
1,624
2 -Bedroom
17 $
1,839
3 -Bedroom
15 $
2,163
Manager's Units
1
Total Unit Count
61
Average Affordability AM!
49% $
1,746
Debt Coverage Ratio
1.15
Construction Rate
6.83%
Permanent Rate
6.54%
Perm Loan Amortization
35 yrs.
Credit & Equity
$ 30,062,113
Price/ Raise
$ 0.95
Basis Boost
Yes
Tax Credit Eligible
100%
•
Construction Loan
ElI..
$ 36,535,625
$ 598,945
Tax Credit Investor Proceeds
$ 4,509,317
$ 73,923
GP Equity
$ 5,385,097
$ 88,280
City of Palo Alto
$ 9,434,434
$ 154,663
total
$ 55,864,473
$ 915,811
11519 l.'t.1u1SU8.
Amortizing Permanent Loan
$ 4,518,821
$ 74,079
Tax Credit Investor Proceeds
$ 30,062,113
$ 492,822
GP Equity
$ 5,385,097
$ 88,280
Deferred Developer Fee
$ 226,985
$ 3,721
City of Palo Alto
$ 9,434,434
$ 154,663
HCD/Other
$ 14,151,651
$ 231,994
total $
63,779,101
$ 1,045,559
isition
$
295,758
$ 4,848
$ 4
Cost
$
45,220,381
$ 741,318
$ 631
tecture and Engineering
$
2,203,260
$ 36,119
$ 31
:ruction Financing
$
4,759,945
$ 78,032
$ 66
anent Financing
$
91,188
$ 1,495
$ 1
$
200,500
$ 3,287
$ 3
ves
$
275,900
$ 4,523
$ 4
'Soft Cost
$
2,794,627
$ 45,814
$ 39
TOTAL DEVELOPMENT COSTS $ 63,779,101 $ 1,045,559 $ 890
TDC Net Developer Fee $ 58,167,019 $ 953,558 $ 811
'I Ii]'
15% of TDC
$
8,725,053
Total Fee
$
7,937,541
GP Equity
$
5,385,097
Deferred Developer Fee
$
226,985
Net Developer Fee
$
2,325,459
2020 2024 2029 2034 2049
Effective Gross Income $ 1,221,316 $ 1,348,105 $ 1,525,257 $ 1,725,688 $ 2,499,311
Operating Expenses $ (610,000) $ (699,989) $ (831,367) $ (987,404) $ (1,654,246)
Services Expenses $ (130,000) $ (149,178) $ (177,177) $ (210,430) $ (352,544)
Reserves $ (30,500) $ (30,500) $ (30,500) $ (30,500) $ (30,500)
Net Operating Income $ 446,816 $ 464,438 $ 482,213 $ 493,354 $ 458,021
Debt Service $ (388,536) $ (388,536) $ (388,536) $ (388,536) $ (388,536)
Net Cash Flow $ 25,780 $ 39,485 $ 51,691 $ 56,406 $ 54,137
OCR 1.15 1.20 1.24 1.27 1.18
Start month
0
Start year
0
Construction mos.
22
Lease up mos.
3
Conversion mos.
4
Operating Expenses
$10,000 per unit
Annual Escalation
3.5%
Resident Services Fee
$2,131 per unit
Replacement Reserves
$500 per unit
Debt Admin Fees
$4,000
33
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Item 9
Attachment E - MidPen Housing
Proposal
dPen
HOUSING
PROJECT SUMMARY
Acreage
0.44 acres
Density
174 units/acre
# of Stories
7
Residential (Leasable)
59,527 sf
Circulation & Common
16,105 sf
Garage
1,900 sf
# of parking spaces
5
# of residential spaces
5
residential parking ratio
0.1
# of public spaces
0
UnitType
# Units Average Rent
Studio
13 $
1,326
1 -Bedroom
21 $
1,620
2 -Bedroom
23 $
1,858
3 -Bedroom
19 $
2,169
Manager's Units
1
Total Unit Count
77
Average Affordability AM!
49% $
1,756
Debt Coverage Ratio
1.15
Construction Rate
6.83%
Permanent Rate
6.54%
Perm Loan Amortization
35 yrs.
Credit & Equity
$ 34,351,632
Price/ Raise
$ 0.95
Basis Boost
Yes
Tax Credit Eligible
100%
•
Construction Loan
$ 42,131,401
$ 547,161
Tax Credit Investor Proceeds
$ 5,152,745
$ 66,919
GP Equity
$ 6,228,680
$ 80,892
City of Palo Alto
$ 10,188,781
$ 132,322
total
$ 63,701,607
$ 827,294
Amortizing Permanent Loan
$ 6,375,803
$ 82,803
Tax Credit Investor Proceeds
$ 34,351,632
$ 446,125
GP Equity
$ 6,228,680
$ 80,892
Deferred Developer Fee
$ 415,145
$ 5,391
City of Palo Alto
$ 10,188,781
$ 132,322
HCD/Other
$ 15,283,171
$ 198,483
total
$ 72,843,212
$ 946,016
isition
$
295,758
$ 3,841
$ 4
Cost
$
51,900,371
$ 674,031
$ 669
tecture and Engineering
$
2,203,260
$ 28,614
$ 28
:ruction Financing
$
5,457,861
$ 70,881
$ 70
anent Financing
$
109,758
$ 1,425
$ 1
$
200,500
$ 2,604
$ 3
ves
$
351,710
$ 4,568
$ 5
SoftCost
$
3,253,856
$ 42,258
$ 42
TOTAL DEVELOPMENT COSTS 5 72,843,212 $ 946,016 $ 940
TDC Net Developer Fee $ 66,199,386 $ 859,732 $ 854
'I Ii]'
15% of TDC
$
9,929,908
Total Fee
$
9,070,137
GP Equity
$
6,228,680
Deferred Developer Fee
$
415,145
Net Developer Fee
$
2,426,312
2020 2024 2029 2034 2049
Effective Gross Income $ 1,550,309 $ 1,711,251 $ 1,936,123 $ 2,190,546 $ 3,172,563
Operating Expenses $ (770,000) $ (883,593) $ (1,049,431) $ (1,246,395) $ (2,088,146)
Services Expenses $ (130,000) $ (149,178) $ (177,177) $ (210,430) $ (352,544)
Reserves $ (38,500) $ (38,500) $ (38,500) $ (38,500) $ (38,500)
Net Operating Income $ 607,809 $ 635,980 $ 667,016 $ 691,221 $ 689,373
Debt Service $ (528,529) $ (528,529) $ (528,529) $ (528,529) $ (528,529)
Net Cash Flow $ 46,779 $ 71,034 $ 96,500 $ 114,279 $ 145,496
DCR 1.15 1.20 1.26 1.31 1.30
Start month
0
Start year
0
Construction mos.
22
Lease up mos.
3
Conversion mos.
4
Operating Expenses
$10,000 per unit
Annual Escalation
3.5%
Resident Services Fee
$1,688 per unit
Replacement Reserves
$500 per unit
Debt Admin Fees
$4,000
34
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Attachment E - MidPen
Housing Proposal
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.
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
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.
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
Duration
Start
End
RFP Submission
29 -Oct -24
Interviews
8 days
12 -Nov -24
21 -Nov -24
Developer Selection
16 -Dec -24
Exclusive Negotiating Agreement (ENA)
3 months
Dec -24
Mar -25
Disposition and Development Agreement (DDA)
9 months
Mar -25
Dec -25
Design, Community Outreach, Entitlements
Community Outreach & Stakeholder Engagement
3 months
Mar -25
June -25
Schematic Design
3 months
Apr -25
July -25
Submit Entitlement Application
Aug -25
Entitlement Approval (Streamlined)
12 months
Aug -25
Aug -26
DD Drawings
4 months
Sept -26
Dec -26
50% CDs
2 months
Jan -27
March -27
85% CDs
2 months
March -28
May -28
Financing
HCD Application Due
2 months
May -27
July -27
HCD Award
Dec -27
Tax Credit Application Submission
April -28
Tax Credit Award
3 months
August -28
Construction Loan Closing
6 months
Aug -28
Feb -29
Construction
Start of Construction
Feb -29
Construction Completion
22 months
Feb -29
Dec -31
100% Occupancy
4 months
Jan -32
April -32
35
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Attachment E - MidPen
Housing Proposal
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.
.i6
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Housing Proposal
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
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
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Attachment E - MidPen
Housing Proposal
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:
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
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Attachment E - MidPen
Housing Proposal
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 Sustainahility: 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.
.i9
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Attachment E - MidPen
Housing Proposal
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.
40
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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.
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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
Second Harvest Food at Moonridge
in Half Moon Bay
Community Event at Timberwood in San Jose
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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Top: Exterior of Chestnut Square
Bottom: Community room at Chestnut Square
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 Redwood
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
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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.
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Kiku Crossing, San Mateo, County of San Mateo
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.
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
Construction Timeline
Construction Start: January 2022
Construction End: April 2024
Project Owner: MidPen Housing Corporation
Property Management: MidPen Property Management Corporation
Resident Services: MidPen Services Corporation
Architect: BAR Architects
Contractor: Devcon Construction, Inc.
Exterior Photo of Kiku Crossing
Interior Courtyard at Kiku Crossing
Community Room at Kiku Crossing
PERMANENT SOURCES
PER UNIT
Amortizing Perm Loan, Tranche A
$31,127,500
$189,802
Amortizing Perm Loan, Tranche B
$12,839,100
$78,287
Tax Credit Investor Proceeds (4%)
$14,627,536
$89,192
City Housing Funds
$4,500,000
$27,439
County AHF
$6,003,817
$36,609
Infill Infrastructure Grant
$5,000,000
$30,488
Subordinate Surplus Cash Debt
$6,817,000
$41,567
GP Equity (from MidPen)
$5,000,000
$30,488
City Parking Funds
$5,000,000
$30,488
Lease Payment Proceeds
$10,500,000
$64,024
Total Development Cost
$101,414,953
$618,384
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Turk, San Francisco, County of San Francisco
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.
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
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
Rendering of Street Level Massing
Rendering of Exterior Massing
PERMANENT SOURCES
PER UNIT
Amortizing Perm Loan, Tranche A
$5,522,606
$60,028
Tax Credit Investor Proceeds (4%)
$43,619,298
$474,123
GP Equity
$100
$1
Deferred Developer Fee
$9,256,854
$100,618
MOHCD
$5,000,000
$54,348
LGMG
$7,760,753
$84,356
AHSC
$22,000,000
$239,130
Infill Infrastructure Grant
$1,317,000
$14,315
Total Development Cost
$94,476,611
$1,026,920
• ''
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Foon Lok East, Oakland, County of Alameda
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.
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 Start (Phase IV): June 2022
Construction End (Phase IV): February 2024
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
Brooklyn Basin, Foon Lok East, Phase IV
Exterior Photo of Foon Lok East
Common Room at Foon Lok East
Courtyard at Foon Lok East
PERMANENT SOURCES
PER UNIT
Amortizing Perm Loan, Tranche B
$12,262,000
$98,888
City of Oakland
$17,992,318
$145,100
CA Housing Accelerator
$57,434,094
$531.798
Total Development Cost
$87,688,912
$811,935
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Midway Village I, Daly City, County of San Mateo
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
Construction Start (Phase I): September 2021
Construction End (Phase I): December 2023
Project Owner: MidPen Housing Corporation
Property Management: MidPen Property Management
Corporation
Resident Services: MidPen Services Corporation
Architect: David Baker Architects
Contractor: Devcon Construction, Inc.
Midway Village, Phase I
Courtyard at Midway Village I
PERMANENT SOURCES
PER UNIT
Amortizing Perm Loan, Tranche A
$49,291,000
$335,312
Tax Credit Investor Proceeds (4%)
$60,087,285
$408,757
County AHF
$918,842
$6,250
Sponsor Loan
$3,575,000
$24,319
Bridge Loan
$7,178,080
$48,830
Deferred Developer Fee
$11,294,042
$76,830
GP Equity
$100
$0.68
Total Development Cost
$132,344,349
$900,301
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Shirley Chisholm Village, San Francisco, County of San Francisco
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.
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 Start: August 2022
Construction End: September 2024
Renderings of Shirley Chisholm Village
Project Owner: MidPen Housing Corporation
Property Management: MidPen Property Management Corporation
Resident Services: MidPen Services Corporation
Architect: BAR Architects
Contractor: Cahill Contractor
Shirley Chisholm Village (LIHTC)
PERMANENT SOURCES
PER
UNIT
Tax Credit Investor
$24,747,525
$707,072
Proceeds (9%)
SVB Perm Loan
$751,000
$21,457
MOHCD Deferred
$93,889
$2,682
Interest
GP Capital
$100
$2
Total Development
$28,248,722
$807,106
Cost
Shirley Chisholm Village (Moderate)
PERMANENT SOURCES
PER UNIT
SVB Perm Loan
$24,756,000
$247,560
MOHCD Gap Loan
$45,543,792
$455,437
MOHCD Deferred
Interest
$1,880,173
$18,801
Tranche C Loan
$4,700,000
$47,000
Tranche C
Deferred Interest
$550,151
$5,501
Total
Development
Cost
$77,430,115
$774,301
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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.
7z
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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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Foon Lok East, Oakland
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 community
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 —
resulting in cost -neutrality or cost -savings for the
project.
Edwina Benner Plaza, Sunnyvale
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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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Attachment E - MidPen
Housing Proposal
APPENDIX I:
Kiku Crossing Transportation Menu
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Attachment E - MidPen
KIKU K U CROSSING TRANSPORTA N S P O RTA Housing Proposal ENU
U
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
LONG-TERM • Gated Access - Floors 4-5
PARKING • Lottery Assignment
• Register Vehicle with
Community Manager
• LIMITED Spaces
PARKING SPOT NOT GUARANTEED
DAILY Kiku Garage Daytime Permit
• Mon - Sat from 8AM - 6PM
PARKING • No Overnight Parking
• $40/Month Low -Income
Parking Permit
• Register w/ QR Code Below
Free Transit Passes
TRANSIT • Way2Go Pass = SamTrans
• BayPass = Bus/Rail/Ferry
throughout the Bay Area
• Register with Services
Coordinator
ACTIVE Biking
• 268 Secure Bike Parking
Kiku Garage Overnight Parking
• Eligible if you do NOT
receive a Resident Space
• 6PM - 8AM Everyday
• Register Vehicle with
Community Manager
PARKING SPOT NOT GUARANTEED
Kiku Garage Hourly Parking
• Mon - Sat from 8AM - 6PM
• $0.75 per Hour
• Up to 3 Hours
• EV Charging Available
Caltrain
• 6 Minute Walk to San Mateo
Caltrain Station
• Trains from San Francisco to
Gilroy Every Hour
Walking
• 7 Minute Walk to Central Park
Spaces for Kiku Residents • 12 Minute Walk to Main Library
• Bike Repair Station at San • 2 Minute Walk to Bus Stop
il ' Mateo Caltrain Station
***Sign Up for City Low -Income Monthly Permit Program HERE
Item 9: Staff Report Pg. 123
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Attachment E - MidPen
Housing Proposal
Art @ MidPen
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ART @ MIDPEN
Item 9
Attachment E - MidPen
Housing Proposal
Public and Participatory Artwork
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
Diverse Art Types:
• Historic & Cultural Exhibits
• Murals & Mosaics
• Sculptures
• Artful Playset Equipment
• Art for Interior Corridors
• Symbolic Window Art
• Architectural Elements
Packet Pg. 219 of 349
ACTIVATED HALLWAYS
0JV
Intent and Goals
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.
r
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.
Item 9
Attachment E - MidPen
Housing Proposal
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.
MidPen is piloting this
innovative method for sourcing
the art in our community
hallways and the first art
contest, for Van Buren in
Monterey, is nearly complete.
Item 9
Attachment E - MidPen
Housing Proposal
APPENDIX III:
MidPen Community Engagement
Item 9: Staff Report Pg. 127 Packet Pg. 221 of 349
H MidPen
P PIP O U 5 I N G
Item 9
Attachment E - MidPen
Housing Proposal
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.
Packet Pg. 222 of 349
MidPen
HO US I N G
Item 9
Attachment E - MidPen
Housing Proposal
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 :,r
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 HILF
WHOM
���n,���to receive and incorporate feedback as
the Development Plan is
further developed. (HALF MOON BAY, 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.
Item 9
Attachment E - MidPen
Housing Proposal
APPENDIX VI:
BAR Project Examples
Item 9: Staff Report Pg. 130 Packet Pg. 224 of 349
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
rl
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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
J
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Item 9: Staff Report Pg. 134
Packet Pg. 228 of 349
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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 I
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
Item 9
Attachment E - MidPen -Ll'
Housing Proposal f� 7
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Item 9: Staff Report Pg. 136
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, 4
At
Item 10
Item 10 Staff Report
City Council
Staff Report
From: City Manager
CITY O F Report Type: INFORMATION REPORTS
PALO Lead Department: City Manager
ALTO Meeting Date: January 21, 2025
Report #:2410-3573
TITLE
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.
RECOMMENDATION
This is an informational report and no Council action is required.
EXECUTIVE SUMMARY
In September 2022, the City received a $2 million Community Project Funding grant for an
alternative response program in Palo Alto, Mountain View, and Los Altos. Since Santa Clara
County had already set up an alternative response program ("TRUST") serving the Palo Alto
area, the City instead focused on a pilot augmenting TRUST with outreach and marketing, case
management, and Mental Health First Aid trainings. Staff contracted with Resource
Development Associates (RDA) Consulting to evaluate the augmentation and report on its
performance in relation to the goals of the grant.' The full report is available online2 and some
highlights from it include:
• Community members, Police Departments, and staff from the three Augmentation
Cities have developed new and enhanced awareness of how to respond in a mental
health crisis, including awareness of the availability of TRUST as a resource.
• Utilization of TRUST steadily increased over time.
• Case Management services resulted in positive client outcomes.
The pilot ran from July 2023 through August 2024.
1 April 3, 2023, Council Consent Report,
https://cityofpaloaIto.primegov.com/meetings/ItemWithTemplateType?id=1852&meetingTemplateType=2
2 TRUST Augmentation: Palo Alto, Mountain View, and Los Altos, Final Evaluation Report, 2024
https://www.cityofpa loa lto.org/files/assets/public/v/1/intergovernmental-affairs/trust-a ugmentation-
evaluation final-report.pdf
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BACKGROUND
Following national discussions on policing, the City launched its Race and Equity framework,
which included changes citywide and within the Police Department, as detailed in the April 3,
2023 Council report.3 In 2020, while establishing the Psychiatric Emergency Response Team
(PERT), the City Council sought to invest in alternative response programs for non -emergency
calls, inspired by Oregon's CAHOOTS model.4 Relating to that interest in an alternative response
program, on July 16, 2021, Representative Anna Eshoo secured $2 million for such an effort in
Palo Alto, Mountain View, and Los Altos.5 The following year, in September 2022, this was
officially awarded to Palo Alto in the form of a one-year grant from the Substance Abuse and
Mental Health Services Administration (SAMHSA).
In November 2022, Santa Clara County launched its own alternative response program, TRUST
(Trusted Response Urgent Support Team). The new County TRUST program included a team
operated by Momentum for Health in Palo Alto. Rather than set up a duplicative alternative
response program, the City pivoted and proposed a pilot leveraging the SAMHSA grant to
augment TRUST. In April 2023, the City Council approved the use of the SAMHSA grant and a
contract with Momentum to add outreach, crisis support, mental health training, and follow-up
services to TRUST in Palo Alto, Mountain View, and Los Altos.6
In October 2023, SAMHSA granted Palo Alto a 12 -month extension to spend the federal grant,
moving the deadline from September 2023 to September 2024. In December 2023, the contract
with Momentum was amended to align with this new deadline.7 The amendment also shifted
invoicing from monthly to quarterly for greater efficiency, revised compensation language to
better match SAMHSA's guidelines, and adjusted staffing rates to address hiring challenges.
Additionally, the original Momentum contract that was approved by Council in April 2023
incorrectly indicated the full amount of $2,000,000. The amendment corrected that error and
revised the Momentum contract to match the grant budget at a not -to -exceed amount of
$1,931,706. The remaining $68,294 was awarded8 to RDA for evaluation of the services
Momentum provided.
3 April 3, 2023, council Consent Report.
https://cityofpaloaIto.primegov.com/meetings/ItemWithTemplateType?id=1852&meetingTemplateType=2
4 https://www.eugene-or.gov/4508/CAHOOTS CAHOOTS (Crisis Assistance Helping Out on the Streets) is a program
providing alternative mental health response.
5 July 16, 2021 U.S. Rep. Eshoo, press release.
Council Consent Report, December 11, 2023
https://cityofpaloaIto.primegov.com/meetings/ItemWithTemplateType?id=3460&meetingTemplateType=2&comp
iledMeetingDocumentld=8692
8 Council Information Report, April 15, 2024
https://cityofpaloaIto.primegov.com/meetings/ItemWithTemplateType?id=4710&meetingTemplateType=2&comp
iledMeetingDocumentld=9592
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The TRUST pilot program developed through the grant, focused on augmenting TRUST with
outreach and marketing, case management, and mental health first aid (MHFA) training in Palo
Alto, Mountain View and Los Altos. The pilot ran from July 18, 2023 to August 31, 2024. The
effort included eight "promotores" who conducted outreach to raise awareness about TRUST,
with each aiming to make 480 contacts annually. Two case managers provided follow-up
support, assisting individuals with mental health services, benefits, and system navigation.
Additionally, the pilot included training over 1,000 individuals in MHFA, equipping them to
handle mental health crises and make appropriate referrals. The training also incorporated
information on the TRUST program to boost community engagement.
ANALYSIS
Evaluation Findings
Staff contracted with RDA Consulting to evaluate the pilot and report on its performance from
through April 2024 in relation to the goals of the grant. The following section highlights from
the recently released report, the full report and data is available online.
• Increased Awareness of How to Respond in a Mental Health Crisis
Community members, Police Departments, and staff from the three Augmentation
Cities have developed new and enhanced awareness of how to respond in a mental
health crisis, including awareness of the availability of TRUST as a resource. The
evaluation found that 59% of surveyed stakeholders felt prepared to handle some
mental health crisis situations, while 40% recognize the TRUST program by name.
Despite the presence of two other mental health crisis programs in the County, this
name recognition of TRUST is noteworthy.
• Increased Utilization of TRUST
TRUST usage steadily increased throughout the evaluation period. Countywide, the calls
increased five -fold from 57 calls in November 2022 to 333 in March 2024. In the pilot
cities, this was a much sharper increase of eleven -fold from 2 calls in November 2022 to
22 in March 2024.
• Case Management Resulting in Positive Client Outcomes
Case management services led to positive outcomes for clients. For example, one client
who frequently called TRUST for support was connected to a case manager, who guided
the client to other mental health resources. Now, the client calls less often and has
ongoing support.
The evaluation also identified some challenges and areas for improvement. For example,
Momentum for Health was unable to connect clients to case management during TRUST follow-
up phone calls. Momentum indicated County Behavioral Health disallowed TRUST provision of
case management referrals in the pilot cities (Palo Alto, Mountain View, and Los Altos) because
it would create variation in the countywide TRUST service delivery. In response, Momentum
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adapted by sending case managers with the TRUST team for initial client contact and attending
community events to reach potential clients. Another challenge related to meeting the Mental
Health First Aid (MHFA) training goal of 1,040 participants. Momentum experienced staffing
turnover and difficulty with the virtual curriculum's pre -work requirements, leading to low
enrollment and cancellations in 2023. After stabilizing staff and shifting to more in -person
trainings in 2024, enrollment improved significantly and fewer trainings were cancelled. In
terms of ways to improve, the evaluation noted a need for a clearer understanding of what
TRUST is/does, easier access to services, faster response times, and provision of services in
Spanish.
Overall Performance in Relation to Goals
In addition to the evaluation, City staff monitored the pilot's progress on a monthly basis and
reported to the federal grantor on performance. From the beginning of the pilot's activities on
July 18, 2023 through the end of the pilot on August 31, 2024, some of the achievements
include:
• Providing 74 clients with case management services, including connecting 26 clients to
housing resources and 6 clients to substance use resources.
• Training nearly 100% of sworn officers in Palo Alto and almost 80% of sworn officers in
Mountain View to provide resources relating to TRUST/mental health.
• Holding 34 MHFA trainings, resulting in 415 people trained.
• Placing 25 ads about TRUST in multiple languages at bus and transit shelters in Palo Alto,
Mountain View, and Los Altos.
• Reaching 300,000 users and resulting in over 10,500 clicks through social media ads
about TRUST.
Besides the above achievements and performance metrics, the pilot program was able to
respond when a local loss of life impacted the community. In February 2024, the Momentum
for Health CEO and TRUST leadership attended a faith -based roundtable to share information
about TRUST and MHFA training. This event helped a wider group of North County faith leaders
learn about services and training available in community during this time of heightened
concern.
FISCAL/RESOURCE IMPACT
As mentioned elsewhere, the original $2 million grant was intended for the creation of an
alternative response program, including staffing and a van for the team to use. With the advent
of a North County -dedicated alternative response program provided by the County, the City
instead proposed a pilot augmenting that program. Through the course of the pilot, the City
realized that the original number of staff proposed was ambitious given nationwide hiring
challenges for mental health personnel. This resulted in being able to deliver the pilot at a slight
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cost savings of $1,738,753.54. The $2 million was administered by SAMHSA on a
reimbursement basis, meaning the federal government retains the remaining $261,246.46.
STAKEHOLDER ENGAGEMENT
A significant portion of the pilot activities focused on engagement and outreach. This included
in -person attendance at community events, meetings with key stakeholders, and marketing via
advertising on bus and transit shelters, as well as on social media.
ENVIRONMENTAL REVIEW
This item is presented only for Council's information and therefore it is not a project subject to
environmental review by the California Environmental Quality Act (CEQA).
APPROVED BY:
Ed Shikada, City Manager
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Item 11
Item 11 Staff Report
CITY OF
PALO
ALTO
City Council
Staff Report
From: City Manager
Report Type: INFORMATION REPORTS
Lead Department: Administrative Services
Meeting Date: January 21, 2025
Report #:2405-3072
TITLE
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
RECOMMENDATION
This is an informational report; no Council action is required.
ANALYSIS
Pursuant to Palo Alto Municipal Code (PAMC) Section 2.30.210(h)', the City Manager may
award and sign contracts to rent, lease, or license city real property to other parties regardless
of the price for a term not exceeding three years. Additionally, the City Manager may enter into
and sign contracts for the rental, lease or licensing of real property at the Cubberley
Community Center for a term of up to five years. Attachment A was prepared pursuant to
PAMC Section 2.30.710(b)2 and reports to the Council of all leases, licenses, and rentals of city
real property with third parties, approved by the City Manager during fiscal year FY 2024. The
report excludes agreements approved by the City Council. Total revenue for FY 2024 from
agreements authorized by the City Manager during the fiscal year totaled $318,301.
FISCAL/RESOURCE IMPACT
The lease amounts presented in this report are consistent with the rental income revenue
assumed in the FY 2024 budget. The ongoing portion of these leases will be used in the annual
budget process to determine rental income revenue for future fiscal years.
STAKEHOLDER ENGAGEMENT
Staff coordinates with tenants on the execution of agreements and appropriate documents.
1 https://codelibrary.amlegal.com/codes/paloalto/latest/paloalto ca/0-0-0-61881
2 https://codelibrary.amlegaI.com/codes/paloalto/latest/paloalto ca/0-0-0-62183
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Item 11 Staff Report
�►1�I13�1i•Il�ll�li��e1 �;��L11�i�1
This item is not a project as defined by the California Environmental Quality Act (CEQA) because
the report is for informational purposes only with no action required by the Council. CEQA
Guidelines section 15378.
ATTACHMENTS
Attachment A: FY 2024 List of Agreements
APPROVED BY:
Lauren Lai, Administrative Services Director
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Item 11
Attachment A - FY 2024 List of
Agreements
CITY OF PALO ALTO
ADMINISTRATIVE SERVICES DEPARTMENT/REAL ESTATE DIVISION
FY2024 Annual Report —Agreements Entered Into
By City Manager Under PAMC Section 2.30.210(h)
Number
Tenant
Address
Room
Square Feet
Type of Agreement
Execution Date
Expiration Date
Rent
Rent Cycle
TOTAL FY23-24 RENT
1
Jasmine Valandani
4000 Middlefield Road (Cubberley)
E6A
360
Artist Sudio Lease
7/27/2023
12/31/2023
$ 432.00
Monthly
$ 1,728.00
2
Swickard Palo Alto Corporation (Audi)
1925 Embarcadero Road
Parking Lot
28,200
License Agreement
8/1/2023
7/31/2026
$ 21,432.00
Monthly
$ 235,752.00
3
Leslie Terzian Markoff
4000 Middlefield Road (Cubberley)
E6B
360
Artist Sudio Lease
8/31/2023
12/31/2023
$ 385.00
Monthly
$ 1,540.00
4
Kitty Baker
4000 Middlefield Road (Cubberley)
E6A
360
Artist Sudio Lease
10/10/2023
4/30/2024
$ 432.00
Monthly
$ 1,728.00
5
Xiao He
4000 Middlefield Road (Cubberley)
E6B
360
Artist Sudio Lease
12/21/2023
3/31/2024
$ 432.00
Monthly
$ 1,296.00
6
GreenWaste of Palo Alto, LLC
1237 San Antonio Road
N/A
52,272
License
1/4/2024
6/30/2026
$ -
N/A
$ -
7
Brittany Bradley
4000 Middlefield Road (Cubberley)
E3
870
Artist Sudio Lease
2/12/2024
12/31/2024
$ 1,044.00
Monthly
$ 6,264.00
8
Negar Fadaeidehkordi
4000 Middlefield Road (Cubberley)
U4A
360
Artist Sudio Lease
2/12/2024
12/31/2024
$ 432.00
Monthly
$ 2,592.00
9
Robin Mullery
4000 Middlefield Road (Cubberley)
FSB
390
Artist Sudio Lease
2/12/2024
12/31/2024
$ 417.30
Monthly
$ 2,503.80
10
Shannon Wright
4000 Middlefield Road (Cubberley)
F6
430
Artist Sudio Lease
2/12/2024
12/31/2024
$ 516.00
Monthly
$ 3,096.00
11
Nina Krog Ekman
4000 Middlefield Road (Cubberley)
F4
480
Artist Sudio Lease
2/12/2024
12/31/2024
$ 513.60
Monthly
$ 3,081.60
12
Chandrika Marla
4000 Middlefield Road (Cubberley)
F3
480
Artist Sudio Lease
2/12/2024
12/31/2024
$ 576.00
Monthly
$ 3,456.00
13
Tara de la Garza
4000 Middlefield Road (Cubberley)
F2
480
Artist Sudio Lease
2/12/2024
12/31/2024
$ 576.00
Monthly
$ 3,456.00
14
Charlotta Hauksdottir
4000 Middlefield Road (Cubberley)
E4B
360
Artist Sudio Lease
2/12/2024
12/31/2024
$ 385.20
Monthly
$ 2,311.20
15
Sang-ah Choi
4000 Middlefield Road (Cubberley)
F7
1,200
Artist Sudio Lease
2/13/2024
12/31/2024
$ 1,440.00
Monthly
$ 8,640.00
16
Elizabeth Bennett
4000 Middlefield Road (Cubberley)
U2A
600
Artist Sudio Lease
2/14/2024
12/31/2024
$ 720.00
Monthly
$ 4,320.00
17
Patrick Fenton
4000 Middlefield Road (Cubberley)
El
720
Artist Sudio Lease
2/14/2024
12/31/2024
$ 770.40
Monthly
$ 4,622.40
18
Jaya Griscom
4000 Middlefield Road (Cubberley)
U4B
360
Artist Sudio Lease
2/14/2024
12/31/2024
$ 385.20
Monthly
$ 2,311.20
19
Eric Fei Guan
4000 Middlefield Road (Cubberley)
E4A
568
Artist Sudio Lease
2/20/2024
12/31/2024
$ 607.76
Monthly
$ 3,646.56
20
Darryl Dieckman
4000 Middlefield Road (Cubberley)
F5A
390
Artist Sudio Lease
2/20/2024
12/31/2024
$ 468.00
Monthly
$ 2,808.00
21
Cynthia Brannvall
4000 Middlefield Road (Cubberley)
USA
480
Artist Sudio Lease
2/20/2024
12/31/2024
$ 576.00
Monthly
$ 3,456.00
22
Adrienne Defendi
4000 Middlefield Road (Cubberley)
U2B
360
Artist Sudio Lease
2/20/2024
12/31/2024
$ 385.20
Monthly
$ 2,311.20
23
Harumo Sato
4000 Middlefield Road (Cubberley)
F1
760
Artist Sudio Lease
2/20/2024
12/31/2024
$ 912.00
Monthly
$ 5,472.00
24
Mikael Gaspay & Maybeline Gaspay
4000 Middlefield Road (Cubberley)
U5B
520
Artist Sudio Lease
2/27/2024
12/31/2024
$ 556.40
Monthly
$ 3,338.40
25
Ala Mohseni & Nasim Moghadam
4000 Middlefield Road (Cubberley)
U1
720
Artist Sudio Lease
2/27/2024
12/31/2024
$ 770.40
Monthly
$ 4,622.40
26
Martha Sakellariou
4000 Middlefield Road (Cubberley)
E7
480
Artist Sudio Lease
3/4/2024
12/31/2024
$ 513.60
Monthly
$ 3,081.60
27
Simon Tung Tran
4000 Middlefield Road (Cubberley)
E6A
360
Artist Sudio Lease
3/21/2024
8/31/2024
$ 432.00
Monthly
$ 864.00
28
Alma Bazo Landeta
4000 Middlefield Road (Cubberley)
E6B
360
Artist Sudio Lease
4/10/2024
10/31/2024
$ 1.00
Monthly
$ 3.00
29
Judicial Council of California
250 & 350 Sherman Avenue
N/A
3,793
License
6/17/2024
6/16/2027
$ -
N/A
$ -
TOTAL $ 318,301.36
Item 11: Staff Report Pg. 3 Packet Pg. 238 of 349
Item 12
Item 12 Staff Report
City Council
Staff Report
From: City Manager
CITY O F Report Type: INFORMATION REPORTS
PALO Lead Department: Administrative Services
ALTO Meeting Date: January 21, 2025
Report #:2412-3862
TITLE
Surplus Property Donated by the City to Nonprofit Agencies; CEQA Status: Not a Project
RECOMMENDATION
This is an informational report and no Council action is required.
DISCUSSION
Section 2.31.010 of the Palo Alto Municipal Code (PAMC) allows for the donation of unusable or
obsolete City property and equipment to nonprofit or other organizations and to provide a
report on such donations. The following are excerpts from the PAMC:
(b) Property with No Commercial Value. The city manager may authorize the
abandonment, destruction or donation to public bodies, charitable, civic or nonprofit
organizations, of city property which has no commercial value or of which the estimated
cost of continued care, handling, maintenance or storage would exceed the estimated
proceeds of sale. Such determination shall be made in writing and countersigned by the
director of administrative services.
(c) Donations to Nonprofit Support Organizations. Notwithstanding any other
provisions of this chapter, the city manager may adopt policies and procedures
authorizing the donation of surplus property that is no longer suitable for use by the city
to nonprofit organizations that are formed for the purpose of supporting city programs.
The city's donation of surplus property shall be contingent on a written agreement that
any profits from the sale of such items shall be used for the purchase of equipment,
books or capital expenses related to the program supported by the nonprofit
organization.
(d) Annual Report to Council. The city manager shall identify all property donated to
nonprofit agencies pursuant to subsection (b) or (c) above. In January of each year, the
city manager shall provide a report to the city council that includes an inventory of the
items donated by the city and all contributions made to the city from nonprofit
Item 12: Staff Report Pg. 1 Packet Pg. 239 of 349
Item 12
Item 12 Staff Report
organizations that have received surplus city property.
Items donated during 2022-2024 are included in the following table.
Donated Items
Receiving Organization
Municipal code
Estimated Value
Reference
2009 Green Waste of Palo
Alto Garbage Semi-
Municipio de Oaxaca de
2.31.010 (b)
$3,000.00
automated side loader,
Juarez
Unit 5465
2 Cushion Benches,
Achieve Kids
2.31.010 (b)
$110.00
1 Toy Kitchen set
Short Story Dispenser
San Jose Public Library
2.31.010 (b)
No est.
Foundation (SJPLF)
resale value
Total for CY 2022-2024
$3,110.00
RESOURCE IMPACT
The donated items are accomplished with existing staff in city departments. No other resource
impacts are identified with this report.
STAKEHOLDER ENGAGEMENT
The Administrative Services Department collaborated with City departments to prepare the
donation information contained in this report.
APPROVED BY:
Lauren Lai, Administrative Services Director
Item 12: Staff Report Pg. 2 Packet Pg. 240 of 349
Item 13
Item 13 Staff Report
CITY OF
PALO
ALTO
TITLE
2024 Council Priorities and Objectives O4 Report
City Council
Staff Report
From: City Manager
Report Type: INFORMATION REPORTS
Lead Department: City Manager
Meeting Date: January 21, 2025
Report #:2501-3968
RECOMMENDATION
This is an informational report that provides progress updates on the 2024 Council Priorities
and Objectives approved by the City Council on March 25, 2024. No action is needed.
BACKGROUND
On January 29, 2024, the Council held its annual retreat to approve the 2024 Council Priorities.'
The Priority Setting Guidelines define a priority as a topic that will receive unusual and
significant attention during the year. At the conclusion of the retreat, the City Council approved
the following priorities:
• Economic Development and Transition
• Climate Change and the Natural Environment: Protection and Adaptation
• Housing for Social and Economic Balance
• Community Health, Safety, Wellness and Belonging
Over a series of meetings, the Council reviewed the proposed Objectives and on March 25,
2024, Council approved all the 78 Objectives meant to reflect potential Council actions, be
measurable and time -bound to make real progress in advancing Council Priorities.z These are
summarized in Attachment A of the report.
ANALYSIS
1 City Council Retreat January 29, 2024
https://cityofpaloaIto.primegov.com/Portal/Meeting?meetingTemplate Id=13339
2 City Council Meeting March 25, 2024
https://cityofpaloaIto.primegov.com/Portal/Meeting?meetingTemplate Id=15043
Item 13: Staff Report Pg. 1 Packet Pg. 241 of 349
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Item 13 Staff Report
Progress on Council Priorities is measured by the accomplishments of its subset objectives and
reported on a calendar quarterly basis. Calendar Q4 spans the months October through
December 2024. A summary table of all 78 objectives is listed in Attachment A, including an
estimated completion date, which is also measured in calendar quarters. A narrative on each
objective update is found in Attachment B, it includes:
Project Description- Describes overall project goals and outcomes which may span beyond the
calendar year.
2024 Milestone- Describes activities and outcomes planned for the calendar year as some
projects are multi -year in length and are broken up into phases.
Project Status -
Completed - Project as described in the 2024 milestone is overall complete, though
some minor/non-substantive follow-up may still be needed.
• On -Track- Project is expected to be completed as specified. Any changes in project
scope or timing due to Council direction or action will remain labeled On Track with the
new estimated timeframe.
• Behind Schedule/Not Started - The project estimated completion date may be delayed
due to operational issues, capacity constraints (such as vacancies in staffing), or project
has not started by the estimated completion date.
• On Hold/Dropped - Project is not actively in progress or will no longer move forward in
the current year. Reasons may include the issue is no longer relevant, operational
constraints, or is stalled/dropped due to council direction.
Estimated Completion - The calendar quarter in which the objective is expected to be
completed.
Department Lead - Identifies the lead department and project manager responsible for
coordinating progress.
Quarterly Update - a brief progress update on the project describes work reflected in the
respective calendar quarter. Any delays or project issues will be reflected in this section.
The year-end review of the 78 Council objectives supporting Council priorities, in the fourth
quarter, a total of 60 (77%) have been completed or are on track with new Council direction, 17
are behind schedule (22%), and 1 (1%) is on hold. Objectives with a revised estimated
completion date are notated with an asterisk (*) in the revised estimated completion quarter
and explanation in the Quarterly Update section of the objective summary in Attachment B.
Item 13: Staff Report Pg. 2 Packet Pg. 242 of 349
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On Behind On Hold/
Council Priority Area
Completed
Track Schedule Dropped
Total
9
0 3
0
12
Economic Development & Transition
(ED&T)
0
6
0
23
Climate Change and the Natural
17
Environment: Protection and
Adaptation (CC&NE)
Housing for Social and Economic
15
2
4
1
22
Balance (HSEB)
Community Health, Safety, Wellness
15
3
3
0
21
and Belonging (CHSW&B)
55
5
17
1
78
TOTAL
The highest number of objectives was accomplished in the Economic Development and
Business Transition priority, boasting a 75% completion rate, followed by Community Health,
Safety, Wellness and Belonging priority with 71%. As noted in the table above, 5 objectives
(6%) remain categorized as On Track. These objectives are labeled as On Track either because
they represent ongoing efforts or because the scope of the project was revised due to Council
direction, which subsequently impacted the estimated completion date. These objectives are
On Track based on the revised scope and timeline.
One objective was placed On Hold in the Housing for Social and Economic Balance priority for
reasons outside of the City's control. Objective HS&EB 56. Finalize development plan to
maintain affordability and improve conditions at Buena Vista Mobile Park was placed on hold
due to actions taken by the Housing Authority. Staff is working with the Housing Authority to
better understand its reasons for pausing the redevelopment and to determine next steps.
The Behind Schedule category makes up 22% of objectives for a total of 17, with the majority in
the Climate Change & Natural Environment: Protection and Adaptation. However, almost 65%
of those are estimated to be completed by Q1 2025.
FISCAL/RESOURCE IMPACT
Resource impacts for the objectives' 2024 milestones have been identified and resourced
through the FY 2024 and FY 2025 budget processes; however, any changes to scope may result
in additional resources needed. Staff will assess any scope changes and bring forward
recommendations for additional resources if needed as part of the FY 2025 Mid -Year Budget
Review.
STAKEHOLDER ENGAGEMENT
In March 2024, Council was presented with community engagement strategies based on the
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Item 13
Item 13 Staff Report
approved 2024 Priorities and Objectives.3There are various levels of community engagement
and communication strategies to support each project, including internal coordination among
City departments.
ENVIRONMENTAL REVIEW
The Council informational report on this item is not a project as defined by CEQA because the
Council review of 2024 Priority Objectives is continuing administrative or maintenance activity.
CEQA Guidelines section 15378 (b)(2).
ATTACHMENTS
Attachment A: 2024 Council Priorities and Objectives Q4 Summary Table
Attachment B: 2024 Council Priorities and Objectives Q4 Update
APPROVED BY:
Ed Shikada, City Manager
3 Community Engagement Strategies:
https://cityofpaloaIto.primegov.com/Portal/viewer?id=0&type=7&uid=97ef19a0-2521-4f09-aa0b-a804f7dad50c
Item 13: Staff Report Pg. 4 Packet Pg. 244 of 349
2024 City Council Priorities and Obiectives: 04 Update
ATTACHMENT A
8 Objective
Item 13 lEstimated
Attachment A - 2024
Council Priorities &
Objectives 04 Summary
Completion
Ql Q2 Q3 Q4
conomic Development & Transition (ED&T)
Focus on Commercial Corridors, Downtown and California Ave
Fill
111111
1
Facilitate the establishment of sustainable business organization in the Cal Ave, DT, and Midtown districts I
Lx
2
Engage Cal Ave merchants on high priority, rapid implementation projects, i.e. barrier replacement, street cleaning, maintenance, access, signage a
x
3
Develop permanent Cal Ave car -free steetscape design through engagement with Cal Ave merchants and community stakeholders (h)
x
4
Initiate preliminary analysis and stakeholder engagement on a car -free streetscape design for Ramona Street
x
5
Approve prefrerred alternative for the University Ave Streetscape Plan in preparation for environmental review and funding options (i)
x
6
Develop pre -approved parklet designs with stakeholder outreach, for Council approval
x
7
Implement ongoing parklet program in compliance with adopted parklet standards, leveraging pre -approved designs (e)
x
8
Advance Downtown Parking garage in conjunction with advancement of affordable housing in the Downtown
x
9
Advance complete build out of fiber pilot phase 1 with grid modernization
Support Economic Development and Business Transition
10
Establish regular engagement with retail brokers in the area to create stronger connections and understand how the City may be able to help promote available spaces
x
11
Research and evaluate options for implementing a public -private small and local business and incubation and vacant storefront program connecting landlords experiencing vacancy
with small and local -businesses that may be seeking brick and mortar spaces
12
Conduct business stakeholder outreach and present to Council recommendations for a citywide retail zoning strategy and receive direction for zoning ordinance implementation (k)
aSANGE & THE NATURAL ENVIRONMENT:
x
Climate
Change Protection
13
Deploy 65,000 residential Advanced Metering Infrastructure (AMI) meters by end of 2024 (I)
14
Conduct community engagement and data collection and analysis to develop a Safe Streets for All (SS4A) Safety Action Plan for Council approval in 2024
x
15
Continue community engagement efforts to inform the update and receive Council feedback on the 2025 Bicycle and Pedestrian Transportation Plan (BPTP) characteristics in
preparation for next steps including environmental review and adoption in 2025 (m)
16
Complete initial pilot area of electric grid modernization (p)
17
Initiate development of a model to transition gas utility including community outreach and policy discussions
x
18
Continue to improve the Advanced Heat Pump Water Heater Pilot Program in preparation for a full-scale program (q)
x
19
Adopt a residential whole home electrification pilot program (r)
x
20
Refine existing HVAC pilot program to encourage participation as a next step toward a 2025 Council approved commercial rooftop HVAC electrification advanced pilot program(s)
x
21
Develop and approve an Electric Vehicle Strategic Plan (t)
x
22
Develop an EV Replacement Program for the City Fleet
x
23
Develop and initiate implementation of a Reliability and Resiliency Strategic Plan (u)
x
24
Develop draft S/CAP funding study with Council input (v)
x
25
Evaluate and report out Palo Alto Link pilot performance and consider continuation and/or expansion of future services
x
26
Begin community engagement to consider parking policy updates that enhance customer satisfaction, improve program sustainability, and aligns with S/CAP lity goals
x
27
Amend local building regulations to establish a "one Margin" energy efficiency standard, to allow installation of natural gas plumbing while imposing more stringent energy efficiency
and all -electric readiness requirements to all new buildings
x
28
Initiate the 2026 California Building Standards Code update, including the California Green Building Standards Code
x
29
Complete community engagement for the Airport's Long -Range Facilities & Sustainability Plan in accordance with Federal requirements and hold a study session with Council on the
draft plan
x
30
Council selection of a locally preferred alternatives for City Rail/Grade Separation project at Churchill Avenue, Meadow Drive, and Charleston Rd
x
Climate Change Adaptation: Flood Protection
31
Advocate for the San Francisquito Creek,pd Protection capital project (Reach 2) through Council's JPA representation and any Council approvals involved (w)
x
32
Complete design and right-of-way acquisition, obtain regulatory permits, finalize project funding needs including potential Council advocacy with State legislators, and approve
construction contract for the Newell Road Bridge Replacement project (x)
x
33
Coordinate with Federal and regional partners on a path forward exploring the development of a Sea Level Rise Adaptation Plan (5)
x
Natural
Environment
34 Approve stream/creek corridor setback ordinance (4)
x
35 Approve a bird safe glass and wildlife light pollution protections ordinance (6)
x
Advance Housing Plans
36
Approve project funding and a consultant contract to develop and identify housing opportunity sites through the Downtown Housing Plan, including community outreach (dd)
x
37
Submit a compliant Housing Element to the state department of Housing and Community Development (ee)
x
38
Approve final North Ventura Coordinated Area Plan (NVCAP) (ff)
x
39
Receive Cal Poly San Luis Obispo student -led concept plan for San Antonio Corridor
x
40
Approve consultant contract to initiate a Specific Plan for San Antonio Road Corridor including project goals and outcomes (8)
Implement
Housing Production Policies
41
Initiate a review and make recommendations for a possible extension of the Housing Focus area to other geographic locations along El Camino Real
x
42
Evaluate sources and methods for raising significant funding to support affordable housing
x
43
Conduct a policy review with criteria for Notice of Funding Availability (NOFA)
x
44
Approve a consultant contract to assess housing development impact fees for the conversion from a per unit to per square foot basis
x
45
Refine implementation of City's 5B9 objective development and urban lot split standards (HSEB 14) (II)
x
46
Adopt an ordinance that implements Housing Element Program 3.4 related to the housing incentive program
47
Amend the municipal fee schedule and prepare economic feasibility analysis that implements Housing Element Program 3.1 related to fee waivers and adjustments
x
48
Initiate a study implementing Housing Element Program 6.5 related to alternative housing types
x
49
Adopt an ordinance implementing various Housing Element Programs
x
50
Initiate analysis to amend the zoning code to implement Housing Element Program 3.9 related to commercial floor area
x
Support
Unhoused Service Initiatives
51
Partner with Santa Clara County Housing Authority to achieve 2024 milestones on construction timeline for Palo Alto Homekey project to provide transitional housing and services for
unhoused residents (pp)
52
Conduct a gap analysis of housing and services for the unhoused in Palo Alto, considering Council direction, City activities and work, and County activities and work
x
53
Initiate research to understand Palo Alto unhoused population and explore feasibility of expanding safe parking options on Geng Road
x
Advance
Renter Protection Policies
54
Council discussion of possible ordinance related to fair chance renter policy
x
55
Council discussion of possible anti -rent gouging policy
x
56
Finalize development plan to maintain affordability and improve conditions at Buena Vista Mobile Park
x
57
Approve a service contract to initiate Renter Registry implementation (cc)
x
COMMUNITY HEALTH, SAFETY, WELLNESS & BELONGING (CHSW&B)
Mental & Physical Health and Belonging
58
Complete reopening of libraries to budgeted level (rr)
x
59
Approval of multi -year agreement for provisions of animal shelter services (ss)
x
60
Develop a workplan to enhance community special events with focus on inclusion (cc)
x
61
Reach a tentative agreement with PAUSD on long term use of the Cubberley property (uu)
x
62
Evaluate Recreation Wellness Center Feasibility (vv)
x
63
Evaluate HSRAP funding allocation as a percent (%) of the General Fund (11)
x
64
Facilitate a location for La Comida in North Palo Alto (12)
x
65
Increase support and funding for youth mental health (13)
x
66
Complete Trusted Response Urgent Support Team (TRUST) Augmentation pilot and evaluate the effort
x
Invest
in Reliable Safety Infrastructure and Systems
67
Support visible police presence by ensuring stable staffing (recruiting and retention) through hiring ahead program (ww)
x
68
Initiate upgrade of Police Department field based video hardware
x
69
Approve vendor selection for 911 dispatch system (CAD provider) (yy)
x
70
Approve updated Local Hazard Mitigation Plan (aaa)
x
71
Update Foothills Fire Management Plan and Community Wildfire Protection Plan (bbb)
x
72
Complete construction of the new Public Safety Building including department move -in (ccc)
x
73
Council award of a construction contract for Fire Station No. 4 Replacement (ddd)
74
Enhance Caltrain Safety and security
x
75
Approve consulting contract to initiate work, including stakeholder engagement, related to the Seismic and Resiliency Ordinance (eee)
Reduction
of Noise and Air Quality Pollution
76
Initiate work to conduct a Quiet Zone study at Churchill Ave, Meadow Drive, and Charleston Rd and begin initial analysis and regional stakeholder outreach
x
77
Implement strategies for promoting unleaded fuel and phasing out leaded fuel (ggg)
x
78
Continue engagement with San Francisco Airport on SFO's Ground Based Augmentation System (GBAS) project and other potential opportunities to decrease SFO noise
impacts on Palo Alto (iii)
78 Objectives Item 13: Staff Report Pg. 5 Packet Pg. 245 of 349
Ohiertives with a revised estimated mmnletinn date are nntat
x
Total
ii
ii
I
Ii
*
** Objectives with a revised estimated completion date in 2025 are noted with two asterisks (**)
2024 City Council
Calendar O4 Update
Overal
l
Item 13
Attachment B - 2024
TB
Council Priorities and
Priorities & O b j e ct l Objectives Q4 Update
■ Completed
■ On Track
L Behind Schedule/ Not
Started
1%
■ On Hold/ Dropped
The year-end review of the 78 Council objectives supporting Council priorities, in the fourth quarter, a
total of 60 (77%) have been completed or are on track with new Council direction, 17 are behind
schedule (22%), and 1 (1%) is on hold.
Economic Development & Transition
■ Completed
■ On Track
Behind Schedule/
Not Started
■ On Hold/ Dropped
ED&T 1. Facilitate the establishment of sustainable business organization in the Cal Ave, DT, and
Midtown districts
Project Manager: Steve Guagliardo
Lead Dept: CMO
Estimated Completion: O4
Status: • • ,
Project Description:
Work to meet monthly with local businesses on a 'by district' basis to increase communication,
collaboration, and foster business organizing in each district.
2024 Project Milestones:
Actively work with stakeholders in the California Ave, University Avenue Downtown, and Midtown
districts to convene on a regular basis and enhance communications between the City and business
stakeholders.
Quarterly Update:
Item 13: Staff Report Pg. 6 Packet Pg. 246 of 349
Item 13
Attachment B - 2024
Council Priorities and
California Avenue has met regularly since December 2023. Staff convened Unive�objectives Q4 Update,h
stakeholders in May and continued engagement through the University Avenue Streetscape
stakeholder meetings. Midtown met monthly beginning in the fall of 2023 but have asked for a pause
so they can explore options to better organize themselves. This is an ongoing objective, as staff will
continue to partner with businesses in these districts to promote shared stewardship of the City's
commercial districts.
ED&T 2. Engage Cal Ave merchants on high priority, rapid implementation projects, i.e. barrier
replacement, street cleaning, maintenance, access, signage and outdoor dining guidelines
Project Manager: Bruce Fukuji
Lead Dept: CMO
Estimated Completion Q2*
Status: Behind Schedule
Project Description: Work with California Avenue stakeholders on immediate improvements to the
street in parallel to the long-term car -free streetscape design.
2024 Project Milestones:
Project goals include Barrier Cover Replacement, enhanced street cleaning and maintenance, and
signage off El Camino Real directing folks to California Avenue parking garages, and outdoor dining
guidelines.
Quarterly Update:
On December 16, 2024, City Council approved contract to enable paving work to start early next year
at the El Camino Real, Ash Street and Birch Street intersections along California Avenue. Paving work
consists of street grinding and resurfacing, new colored stamped asphalt paving, bollards, bike lane
striping and bicycle signage. A second contractor will install planters and plantings after paving work
completes. Staff is simultaneously coordinating with Caltrans for approval of an encroachment
permit to reconfigure the eastbound bicycle lane; the permit has been delayed due to additional
Caltrans information requests. Urban Field Studio is preparing a draft outdoor dining guidelines for
staff review early 2025.
*Revised estimated completion date is now 01 2025.
ED&T 3. Develop permanent Cal Ave car -free streetscape design through engagement with Cal Ave
merchants and community stakeholders (h)
Project Manager: Bruce Fukuji
Lead Dept: CMO
Estimated Completion Q3*
Status: Behind Schedule
Project Description:
Develop a feasible, achievable community and business supported street design concept to modify
and permanently designate California Avenue as a car -free, bicycle friendly, outdoor dining, shopping
and public space environment, including guidelines for outdoor dining, signage and wayfinding.
2024 Project Milestones:
Develop near and long-term signage and wayfinding concepts; conduct merchant, resident, and
stakeholder engagement; analyze existing mobility and circulation; develop preliminary and
alternative streetscape design concepts and probable cost estimates; select and refine a preferred
design; evaluate legislative options; assess CEQA needs; and develop implementation plan.
Quarterly Update:
Urban Field Studio has completed a preliminary signage and wayfinding plan and is preparing draft
outdoor dining guidelines for staff review early next year. Staff and Urban Field Studio organized
merchant and community feedback into design goals, objectives and evaluation criteria and are
Item 13: Staff Report Pg. 7 Packet Pg. 247 of 349
Item 13
Attachment B - 2024
Council Priorities and
developing two street space allocation alternatives for community input and feobjectives QQ4 Update Jar.
Staff and M -Group are preparing CEQA documentation for Council action to permanently close
California Avenue.
*Based on current progress, this objective will likely complete in Q2 2025.
ED&T 4. Initiate preliminary analysis and stakeholder engagement on a car -free streetscape design
for Ramona Street
Project Manager: Ashwini Kantak
Lead Dept: CMO
Estimated Completion: O4
Status:
Project Description:
Conduct environmental analysis and bring forward permanent closure of street for Council action.
Engage stakeholders and develop outdoor dining standards, wayfinding signage, and street
enhancements that reflect the historic designation of this portion of Ramona Street.
2024 Project Milestones:
Engage a consultant for CEQA and a consultant for the design and outdoor dining standards. Conduct
stakeholder engagement, perform environmental analysis to support permanent closure of a portion
of the street to vehicular traffic, and begin development of outdoor dining standards.
Quarterly Update:
Urban Planning Partners Inc. (UPP) was selected as the design consultant in late August. City Council
approved the design consultant contract on December 16, 2024. UPP will initiate stakeholder
engagement and development of outdoor dining standards and a street design for near -term
improvements on Ramona Street in early 2025, with completion of outdoor dining standards
anticipated in spring 2025 and street design in summer 2025. Concurrent to this work, Staff and M
Group are working on CEQA analysis, and a General Plan amendment will be brought forward for
Council consideration in March 2025.
ED&T 5. Approve preferred alternative for the University Ave Streetscape Plan in preparation for
environmental review and funding options (i)
Project Manager: Holly Boyd
Lead Dept: PW
Estimated Completion: Q3*
Status:
Project Description:
Develop and implement a streetscape plan for University Avenue that is approved by Council and
supported by property owners.
2024 Project Milestones:
Following approval of consultant contract amendment, approve concept plan and next steps to
secure capital funding.
Quarterly Update:
Staff will continue to engage the stakeholder working group and the community at large. A
stakeholder working group meeting was held on November 13 and a community survey was
conducted from October through November. Input gathered through this outreach informed the
concept plan approved by the Council on December 9, 2024. At that meeting, Council also directed
staff to bring back a consultant contract amendment to proceed to the design phase, which will occur
in 2025.
* Revised estimated completion is now O4.
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Item 13
Attachment B - 2024
TB
Council Priorities and
Objectives O4 Update
ED&T 6. Develop pre -approved parklet designs with stakeholder outreach, for Council approval
Project Manager: Ashwini Kantak
Lead Dept: CMO
Estimated Completion: Q2
Status:
Project Description:
To support business operations during the pandemic, outdoor dining and retail were allowed to
extend outdoors. A temporary parklet program within City rights -of -way was adopted by Council to
facilitate economic recovery efforts and provide guidance on structure regulations. The next phase of
the program formalizes the parklet program and creates an ongoing parklet ordinance.
2024 Project Milestones:
Develop a parklet prototype, conduct business engagement for Council adoption.
Quarterly Update:
Pre -approved parklet designs were approved by the Architectural Review Board in May 2024. On
June 10, the City Council approved revisions to the ongoing parklet program regulations and the
parklet designs and draft user guide. Pre -approved parklet design shop drawings and associated user
guide were made available for use in mid -August.
ED&T 7. Implement ongoing parklet program in compliance with adopted parklet standards,
leveraging pre -approved designs (e)
Project Manager: Ashwini Kantak
Lead Dept: CMO
Estimated Completion: Q4
Status: -
Project Description:
To support business operations during the pandemic, outdoor dining and retail were allowed to
extend outdoors. A temporary parklet program within City rights -of -way was adopted by Council to
facilitate economic recovery efforts and provide guidance on structure regulations. The next phase of
the program formalizes the parklet program and creates an ongoing parklets ordinance.
2024 Project Milestones:
Develop pre -approved designs and user guide, conduct business engagement, and prepare an
ordinance for Council adoption.
Quarterly Update:
Updated standards for the ongoing parklet program were adopted by Council on June 10, 2024.
Through the summer the City worked with parklet operators to implement the ongoing parklets
program. Implementation and phased enforcement of the ongoing parklets program were carefully
coordinated to minimize disruption of outdoor dining in existing parklets through the summer months
and to allow re -built or new parklets to leverage the pre -approved designs. Full enforcement of the
ongoing parklet program began on November 1.
ED&T 8. Advance Downtown Parking garage in conjunction with advancement of affordable
housing in the Downtown
Project Manager: Julia Knight
Lead Dept: PDS
Estimated Completion: Q4
Status:
Project Description:
Resume work on a new parking structure in the Downtown core on a City surface parking lot to help
attract visitors downtown. 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.
2024 Project Milestones:
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Staff anticipates continuing through creation of a Request for Refined Proposals1Objectives Q4 Update J
development partner for this work.
Quarterly Update:
A request for refined proposals was sent in late September to the two firms that responded to the
initial request for information and responses were received in late October. A report including the
responses and a recommendation of development partner is anticipated to be brought forward for
Council consideration in January 2025. The timeline for the project was adjusted due to end of year
scheduling conflicts, and to allow additional time for analysis.
ED&T 9. Complete build out of fiber pilot phase 1 with grid modernization
Project Manager: Alex Harris
Lead Dept: UTL
Estimated Completion: Q4*
Status: Behind Schedule
Project Description:
The City is advancing a pilot phase 1 of fiber with grid modernization to bring reliable and faster
broadband, high-speed internet services directly to companies and homes, supporting business and
remote workers. The City recently completed the pilot design for the Palo Alto Fiber project and
aligned with the electric grid modernization to capitalize on economies of scale and reduce
neighborhood disruptions.
2024 Project Milestones:
Complete buildout of fiber and grid modernization pilot. Issue RFP for Operating Support
Systems/Business Support Systems (OSS/BSS) and invitation for construction bids for phase 1
implementation.
Quarterly Update:
The start of fiber construction in the pilot areas depends on two key milestones: the installation of
the fiber hut at the Colorado power station and the completion of pole replacement and preparation
work. Staff is still finalizing the fiber hut design, which has taken longer than anticipated with our
vendor/partners. Once the design is completed, staff can finalize the internal building and fire permits
for review. The fiber hut is still expected to be installed by the end of Q1 2025. Electric pole work,
including pole replacements and hanging messenger wires, is currently underway and on track for
completion by Q1 2025. Fiber cables can be strung once this work is finished. The RFP for the fiber
OSS/BSS software is also in progress and staff will be interviewing vendors starting in the middle of
Nov 2024 thru Jan 2025. Existing fiber construction and IT networking equipment contracts will be
utilized to build out the pilot area, while new RFPs for the remaining areas in Phase 1 will be issued
2025.
*Based on estimated progress, the objective may be completed by Q3 2025.
ED&T 10. Establish regular engagement with retail brokers in the area to create stronger
connections and understand how the City may be able to help promote available spaces
Project Manager: Steve Guagliardo
Lead Dept: CMO
Estimated Completion: Q4
Status: M
Project Description:
Strengthen relationships with commercial brokers, address perceived deficiencies identified by
brokers in City processes, and work with brokers to reduce vacancies and increase economic vitality.
2024 Project Milestones:
Create a directory of commercial brokers operating in Palo Alto and develop a calendar of regular
outreach to brokers. Address information gaps that brokers identify through conversations.
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Quarterly Update: Objectives Q4 Update
Staff has met with brokers numerous times on an ad hoc, issue -by -issue basis and raised the idea of a
more formal meeting with different brokerages. This has been met with interest and staff will develop
options to convene brokers with City staff to further strengthen relationships. This could include a
'broker breakfast' or similar event.
Staff also conducted semi -structured interviews with several brokers. These interviews gave brokers a
forum to discuss how the City could better support their efforts. These discussions have already
produced positive outcomes, including increased broker engagement at our Retail Committee
meetings. This is an ongoing obiective.
ED&T 11. Research and evaluate options for implementing a public -private small and local business
and incubation and vacant storefront program connecting landlords experiencing vacancy with
small and local -businesses that may be seeking brick and mortar spaces
Project Manager: Steve Guagliardo
Lead Dept: CMO
Estimated Completion: Q3*
Status:
Project Description:
Explore options for activating vacant spaces, either through short-term activations of vacant
storefronts or coordinating longer -term public/private partnerships
2024 Project Milestones:
In 2024, staff will be researching other cities' programs, including Santa Cruz Downtown POPS! as well
as San Francisco's "Vacant to Vibrant" program.
Quarterly Update:
Staff has begun preliminary research and has discussed similar programs with counterparts in other
cities. Most recently, staff met with a representative of San Francisco's 'Vacant to Vibrant' program to
discuss lessons learned and how the program might be adapted for Palo Alto's circumstances. In
November, this topic was also discussed with the ad hoc Retail Committee. Following the November
meeting, staff developed some options and considerations for short-term activations that were
discussed with the Retail Committee in December.
*Revised estimated completion date is Q4
ED&T 12. Conduct stakeholder outreach and present recommendations to Council for a citywide
retail zoning strategy and receive direction for zoning ordinance implementation.
Project Manager: Jonathan Lait
Lead Dept: PDS
Estimated Completion: Q2*
Status:
-
Project Description:
Prepare a report identifying recommendations for Council consideration and direction to support a
thriving retail environment through zoning code changes related to retail land use definitions,
permitted or conditionally permitted uses, the retail preservation ordinance and related
recommendations from the Streetsense Economic Development Strategy Report.
Following acceptance of a consultant -prepared findings and strategy report, prepare an ordinance
amending the City's zoning code as directed by Council.
2024 Project Milestones:
Continue consultant and staff work that involves evaluating the City's current land use zoning
regulations in commercial areas, conduct outreach to learn more about local business experiences
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and best practices regionally, prepare associated analysis, and review and incorkobjectives Q4 update J
Economic Development Strategy Report recommendations. Present findings and obtain a
recommendation from the Planning and Transportation Commission (PTC). Present findings and
strategy report to City Council and receive implementation direction. (Phase I: Q2)
Quarterly Update:
The Planning and Transportation Commission (PTC) and Council Retail Ad Hoc made
recommendations that were transmitted to the City Council for review on November 18, 2024. The
City Council approved the recommendations and staff to work with the PTC on continued refinement
of the retail -like land use definition to establish a performance -based criteria that promotes
pedestrian activity in commercial areas; expand permitted uses in the ground floor (GF) and retail (R)
combining districts and standards to allow non -retail like uses in certain circumstances; and, to review
and recommend whether to amend retail preservation ordinance and evaluate changes to the
geographic extent or applicability of the City's retail preservation ordinance. The Council also directed
staff to include a comprehensive update to the City's zoning code as an objective for Council
consideration in 2025 work plan.
*Revised estimated completion date is now Q4.
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Climate Change & Natural Environment: Protection & Adaptation
30%
■ Completed
■ On Track
Behind Schedule/
Not Started
■ On Hold/ Dropped
CC&NE 13. Deploy 65,000 residential Advanced Metering Infrastructure (AMI) meters by end of
2024 (I)
Project Manager: Dave Yuan
Lead Dept: UTL
Estimated Completion: Q4*
Status: Behind Schedule
Project Description:
The City of Palo Alto Utilities (CPAU) is upgrading the City's utility metering system with electronic
meters to utilize grid technology called Advanced Metering Infrastructure (AMI). AMI is becoming a
standard in the utilities industry, enabling interval utility usage data and time -of -use rates for homes
and businesses to the benefit of electric, natural gas, and water utility customers. CPAU will replace
old legacy electric meters with new advanced electric meters and retrofit existing water and gas
meters with AMI radios, starting with residential meters.
2024 Project Milestones:
Staff is working to deploy all 65,000 residential AMI meters by end of 2024, but this work may extend
into the first half of 2025.
Quarterly Update:
The AMI project is now more than 70% complete. There have been significant manufacturer shipping
delays for electric meters. However, if the City receives electric meters in January 2025 as scheduled,
we expect to be able to upgrade all electric meters to AMI by June 2025. Approximately 90% of all
water and gas meter installations are expected to be complete by the end of December 2024. The
remaining 10% of meters throughout the City are in difficult areas to access or otherwise challenging
to schedule shutdowns for replacement, the City will coordinate with these customers to complete
installation.
*Based on current progress, this objective is estimated to be completed in Q2 2025
CC&NE 14. Conduct community engagement and data collection and analysis to develop a Safe
Streets for All (SS4A) Safety Action Plan for Council approval in 2024
Project Manager: Sylvia Star -Lack
Lead Dept: OOT
Estimated Completion: Q4
Status:
Project Description:
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Pursuing the City's Comprehensive Plan goal for roadway safety, the Safe Streetkobjectives Q4 Update
Action Plan, will target eliminating traffic deaths and life -changing injuries on local streets.
Safety Action Plan development is critical to reaching Sustainability and Climate Action Plan (S/CAP)
goals because improving safety for vulnerable road users is key to reducing vehicle miles traveled
(VMT) and increasing green travel.
2024 Project Milestones:
Conduct community engagement and data collection/analysis to develop SS4A Safety Action Plan with
a goal of reducing severe traffic injuries to zero and align City practices, projects, and policies with the
Safe System Approach.
Quarterly Update:
On April 29, 2024, the Council received an informational report on collision data analysis as part of
the ongoing development of the City's Safe Streets for All (SS4A) Safety Action Plan. Staff began
community engagement efforts at the Earth Day Festival on April 21, and the project team tabled at
the May Fete Fair on May 4. These events provided an opportunity to engage with community
members before preparing the Draft Safety Action Plan. The community feedback gathered will help
prioritize projects and integrate the Safe System Approach into the City's existing policies and
guidelines. A draft Safety Action Plan is currently being reviewed by staff and will be posted for public
review in early December 2024 in anticipation of final plan adoption in Spring 2025. The 2024
milestones for this obiective have been completed.
CC&NE 15. Continue community engagement efforts to inform the update and receive Council
feedback on the 2025 Bicycle and Pedestrian Transportation Plan (BPTP) characteristics in
preparation for next steps including environmental review and adoption in 2025 (m)
Project Manager: Ozzy Arce
Lead Dept: OOT
Estimated Completion: Q4*
Status: Behind Schedule
Project Description:
Update the existing 2012 Bicycle and Pedestrian Transportation Plan (BPTP) to evaluate progress,
reflect current community needs and desires, adjust recommendations for new policies, facilities, and
programs, and to address changes in bicycling and pedestrian planning and design. The City Council's
adoption of the BPTP Update is anticipated for Fall 2025.
2024 Project Milestones:
Starting in summer 2024 and through Fall 2024 the project team will develop criteria that will lead to
identifying and prioritizing project, program, and policy recommendations and community
engagement in Fall 2024 to refine the recommendations. Staff will then bring draft recommendations
for Council consideration and review by the end of 2024.
Quarterly Update:
Phase 3 of 5 of the project, titled Recommended Bicycle Network, Projects, and Programs is currently
underway. The project team continues to make progress on developing the materials to present for
the project's third phase, including the proposed draft bicycle network, the draft projects list and
scoring criteria framework, and the updated project Vision, Objectives, and Performance Measures.
Another series of engagement will begin in Fall 2024 and go through early 2025 to help refine the
draft recommendations for the Draft Plan Update. This will include meetings with the City's
Pedestrian and Bicycle Advisory Committee (PABAC), local parents, the Planning and Transportation
Commission (PTC), the Parks & Recreation Commission (PRC), the Rail Committee, and a community
meeting. A City Council meeting is also anticipated for Spring 2025.
*Based on progress, this objective may be completed by Q1 2025
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1. Objectives Q4 Update
CC&NE 16. Complete initial pilot area of electric grid modernization (p)
Project Manager: Jorge Silva
Lead Dept: UTL
Estimated Completion: Q4*
Status: Behind Schedule
Project Description:
The City's planned project includes the modernization of the systematic grid and incorporates the
goals and key actions from the Grid Modernization Study to prepare for widespread electrification in
support of the S/CAP goal of an 80 percent carbon reduction by 2030. This project is coordinated with
the Fiber to the Home pilot. Staff has identified an initial pilot area bounded by Louis, Amarillo, 101,
and Embarcadero that includes about 1200 homes. Upon completion, there is a larger "Phase 1" area
of about 6,200 homes.
2024 Project Milestones:
By the end of 2024 staff intends to complete upgrades to the initial pilot area.
Quarterly Update:
As of November 2024, the engineering design work has been completed and project construction has
begun. The target completion date for the Pilot Project has been moved to March 30, 2025. Staff
continues to work with vendors and distributors of poles, transformers, and secondary wire to ensure
a continuous supply of materials, and to ensure the Pilot Project is completed in time and on budget.
To date, 60 of 75 poles (80%) have been replaced, 51 new transformers have been installed, and a
significant portion of the planned tree trimming work has been completed. Additionally, 554 (61%)
out of 908 residences in the Pilot Area now have sufficient electrical capacity to support
electrification. The Pilot Area project has been delayed and the new target completion date is March
30, 2025.
*Estimated completion date is now Q1 2025
CC&NE 17. Initiate development of a model to transition gas utility including community outreach
and policy discussions
Project Manager: Matt Zucca
Lead Dept: UTL
Estimated Completion: Q4
Status:
- F
Project Description:
A study is planned to assess the infrastructure needs and financial implications of managing the gas
utility as gas sales decline. The first phase involves using consultant resources to develop a gas system
model that simulates changing flows as electrification advances. This model will help identify which
sections of the gas system can be decommissioned first.
The current system is a grid network of pipes, with larger pipes delivering gas to remote or high -usage
areas. The model will evaluate the impact of removing large portions of the gas system, such as
residential areas that have transitioned to electrification, and assess the remaining network's ability
to meet demand during the transition.
The gas model will determine the minimum future gas grid needed to support reduced demand and
estimate the capital and operational costs of system retirement. These costs will be used to model
the rate impacts of declining gas sales and to develop policy options to mitigate the impact on
customers who have not yet electrified.
2024 Project Milestones:
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Objectives Q4 Update
Quarterly Update:
A consultant has been approved and hired to develop the balanced gas system model, which is
expected to be completed by January 2025. After the model is received from the consultant, staff will
begin analyzing alternatives for scaling down the gas distribution system. Initial results of the staff
analyses are anticipated in Q3 of 2025.
CC&NE 18. Continue to improve the Advanced Heat Pump Water Heater Pilot Program for a full-
scale program (q)
Project Manager: Jonathan Abendschein
Lead Dept: UTL
Estimated Completion: Q4
Status:
Project Description:
Launch the Advanced Heat Pump Water Heater Pilot Program approved by Council and achieve a
significant increase in the installation rate year over year, converting to a full-scale program if
warranted.
2024 Project Milestones:
In 2024 staff will continue to improve the Advanced Heat Pump Water Heater Pilot program
operations and marketing with the goal of significantly increasing the installation rate by the end of
2024 if supported by demand.
Quarterly Update:
Staff was tasked with increasing participation in the Advanced Heat Pump Water Heater (HPWH) Pilot
Program. In 2024 staff worked to improve the program and increase signups:
• Innovative outreach: targeted online and social media advertisements, community canvassing,
in -person events, and mailers in addition to traditional outreach. Mailers were the most
effective.
• A customer feedback outreach effort to improve customer satisfaction was completed in early
2024 and several program improvements were implemented. On average customer satisfaction
surveys consistently show 8.1/10 rating on "likeliness to recommend the program"
• Kept pricing low using Council -approved budget (April 2024) after State incentive expired
• Expanded outreach to income -qualified residents
• Launched emergency replacement program (Sep 2024)
• Establishing electrification expert program to help with complex installations
The installation rate has stayed at about five installations per week (about 250 per year), about 150-
200 per year through the full -service program and 50-100 through the rebate program. This is about
20% of the estimated annual turnover of HPWH in Palo Alto and 5-10 times the rate of installation at
other top HPWH programs in the State, adjusted for population. If the emergency replacement
program were to add another 100 installations per year, that could increase the percentage of
estimated annual turnover to about 30%. Counting new construction and major remodels, which
represent 100-200 new heat pump water heaters per year, the City may be reaching as much as 35%
or more of the estimated annual water heater turnover. However, it is far from the goal of 1,000 or
more per year (80% of estimated annual turnover).
CC&NE 19. Adopt a residential whole home electrification pilot program (r)
Project Manager: Jonathan Abendschein
Lead Dept: UTL
Estimated Completion: Q4
Status:
• s -
Project Description:
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To achieve the S/CAP goals staff will expand the City's residential program servi�objectives Q4 Update
electrification of space heating, cooking, and other appliances in addition to water heaters.
2024 Project Milestones:
Seek Council approval for a whole home electrification pilot program.
Quarterly Update:
The Whole Home Electrification program will roll out in two phases. The first phase, which will include
rebates, financing, and home electrification assessments, is being launched in December and January.
This will be followed by the launch of a full -service program option in mid -2025 to help homeowners
who prefer to use a trusted contractor that has been pre-screened by the City. Adequate funding for
the program was approved by the City Council in the FY 2025 Adopted Budget, and information about
the program and tentative rebate levels for the first phase was provided to Council at the November
12. 2024 Council meeting. Additional approvals will be needed for the second phase of the program.
CC&NE 20. Refine existing HVAC pilot program to encourage participation as a next step toward a
2025 Council approved commercial rooftop HVAC electrification advanced pilot program(s)
Project Manager: Jonathan Abendschein
Lead Dept: UTL
Estimated Completion: Q3
Status:
Project Description:
Continue to run the existing pilot program to replace a limited number of aging rooftop gas pack units
with heat pump HVAC systems (commercial rooftop packaged heating, ventilation, and air
conditioning (HVAC) units). Design an advanced pilot program focused on rooftop HVAC meant to
prove a scalable, high participation business model.
2024 Project Milestones:
Modify the existing rooftop HVAC pilot to enhance its ability to assist businesses and generate more
participation in the program.
Quarterly Update:
In September, staff launched an update to the rooftop packaged HVAC pilot with the goal of collecting
additional data to inform the design of an advanced pilot program. To achieve this, staff are offering
enhanced incentives to a limited group of 10 customers. In return, these customers are required to
gather and provide detailed cost and project information to the City. Businesses that prefer not to
collect this data can still participate in the program at the original incentive level.
Outreach efforts are ongoing through various channels to encourage participation. So far, seven
building owners have applied to join the program, with two permits issued and one project
successfully completed.
CC&NE 21. Develop and approve an Electric Vehicle Strategic Plan (t)
Project Manager: Jonathan Abendschein
Lead Dept: UTL
Estimated Completion: Q4
Status:
• • -
Project Description:
Develop a strategic plan for the provision of electric vehicle (EV) charging infrastructure to support EV
growth in Palo Alto. Define the City's role and funding needs. Evaluate strategies for efficient
electrification and EV charging to reduce grid impacts. Coordinate with the Reliability and Resiliency
Strategic Plan on the electric grid impacts and benefits of EV charging and strategies to mitigate the
impacts and take advantage of opportunities.
2024 Project Milestones:
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Complete preliminary EV Strategic Plan and review with Council Ad Hoc Climate Objectives Q4 update J
Committee.
Quarterly Update:
In September, staff presented a preliminary outline for the EVStrategic Plan —now titled the E -
Mobility Strategic Plan —to the Climate Protection Ad Hoc Committee. In early November, staff also
shared preliminary results of the EV Charger Needs Assessment, a key component for finalizing the
Strategic Plan. A review of electric grid impacts, EV charging benefits, mitigation strategies, and
opportunities has been incorporated into a consultant contract approved by Council in September to
support implementation of the Reliability and Resiliency Strategic Plan (approved in April).
Using insights from these studies and feedback from the Ad Hoc Committee, staff aim to finalize the
E -Mobility Strategic Plan for policymaker and stakeholder review, with Council approval targeted for
the first half of 2025.
CC&NE 22. Develop an EV Replacement Program for the City Fleet
Project Manager: Danitra Bahlman
Lead Dept: PW
Estimated Completion: Q4
Status:
Project Description:
Convert Palo Alto municipal vehicles to electric vehicles (EVs) when feasible and when the
replacement is operationally acceptable. Install EV Charging infrastructure to support increased EV
usage.
2024 Project Milestones:
Identify internal combustion engine vehicles that can be potentially replaced with EVs, with a goal of
adding nine EVs to the fleet in 2024 and six EV chargers in the City Hall Level C parking garage for fleet
vehicles. Develop an all -electric FY 2025 vehicle replacement program and track GHG emissions of
fleet vehicles by Department.
Quarterly Update:
Eight EVs have been added to the fleet in 2024. The City Hall Level C EV charger project was
completed in September. As part of the Capital Budget, Council approved an all -electric FY 2025
vehicle replacement program, except for Police pursuit vehicles. Staff has ordered an EV Police
pursuit vehicle as a pilot that is expected to be delivered by the end of December. Rincon Consultants
calculated vehicle GHG emissions by department as part of the 2022 GHG inventory.
CC&NE 23. Develop and initiate implementation of a Reliability and Resiliency Strategic Plan (u)
Project Manager: Jonathan Abendschein
Lead Dept: UTL
Estimated Completion: Q2
Status:
•
Project Description:
Develop a strategic plan for the integration of new technologies such as distributed energy resources
(solar, battery to grid, battery storage, and self -forming grids), load management and control
technologies, and advanced grid automation and protection into the City's electric distribution system
with the goal of improving electric grid reliability and utility customer and neighborhood resiliency.
Coordinate with the EV Strategic Plan to identify the role of EV charging (including EV to grid and EV
to home) in electric grid reliability and resiliency.
2024 Project Milestones:
Staff will seek Council acceptance of the Reliability and Resiliency Strategic Plan and begin
implementation.
Quarterly Update:
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Council accepted the Reliability and Resiliency Strategic Plan on April 15, 2024, &Objectives Q4 Update J
implementation is now underway. A contract for professional services to assist with various aspects of
implementation was approved by Council on September 23 and the study is underway. Staff is
working on a partnership to complete a distribution analysis focused on other parts of the plan. Staff
is also pursuing investigations of various microgrid designs at and in the vicinity of the airport, as well
as enerav storage at substations.
CC&NE 24. Develop draft S/CAP funding study with Council input (v)
Project Manager: Jonathan Abendschein
Lead Dept: UTL
Estimated Completion: O4
Status:
Project Description:
Complete an analysis of the funding needs for full scale implementation of the S/CAP Climate Action
goals and key actions, including identifying and estimating costs for additional emissions reductions to
achieve the 80x30 goal. Identify potential funding sources.
2024 Project Milestones:
Complete preliminary draft S/CAP Funding study and review with Council Ad Hoc Climate Protection
Committee.
Quarterly Update:
The S/CAP Funding Study continues. Completion of the Funding Study depends in part on completion
of other complementary studies, including an EV Charger Needs Assessment, Building Sector Study,
and the Funding Source Survey. All studies are being completed by the same group of consultants and
all are in progress in parallel. Preliminary results from all studies were generated in Q4 2024. Staff
discussed scenarios to model in the Funding Study with the Climate Protection Ad Hoc Committee in
October 2024. The consultant generated preliminary results based on those scenarios and staff
reviewed key insights and outputs with the Ad Hoc Committee and Working Group in December.
CC&NE 25. Evaluate and report out Palo Alto Link pilot performance and consider continuation
and/or expansion of future services
Project Manager: Nathan Baird
Lead Dept: OOT
Estimated Completion: Q2*
Status:
e .
Project Description:
Since its launch in March 2023, analyze the effectiveness of the Palo Alto Link pilot program and
consider providing on -demand transit services through at least June 2025. Finance Committee to
review options for program continuation and/or expansion of transit services beyond June 2025 in
October 2024.
2024 Project Milestones:
Council to evaluate the pilot program's effectiveness and consider continuation and/or expansion,
with service considerations to extend to 7AM to 7PM in July 2024, and fare increase to $4 for all
riders by September 2024.
Quarterly Update:
With funding secured through June 2025, and standard fares adjusted by Council to $4 in December
2024 and service hours extended to 7AM to 7PM, staff will continue to pursue grant and partner
funding to potentially extend the service into future out years.
*Revised estimated completion date is O4
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CC&NE 26. Begin community engagement to consider parking policy updates t Objectives Q4 Update
customer satisfaction, improve program sustainability, and align with S/CAP mobility goals
Project Manager: Nathan Baird
Lead Dept: OOT
Estimated Completion: Q2*
Status: Behind Schedule
Project Description: Evaluate and provide options for updating parking policy objectives and
implementing operations improvements, beginning with the University Ave. parking district and
surrounding commercial areas.
2024 Project Milestones:
Initiate community engagement to gauge customer satisfaction and support future updates to
parking policies. Select a parking vendor to provide expanded permit types, time extension options,
and mobile payment.
Quarterly Update:
Community engagement has begun on this project. However, staff is planning on continuing
community engagement efforts through the spring to gauge customer satisfaction and support future
updates to parking policies. A soon to be selected parking vendor will help inform options for
expanded permit types, time extension options, and mobile payment. City staff will select a parking
permit vendor by January 2025, and work with the selected vendor to recommend options for
improvements as well as policy changes and implementation by June 2025.
*Estimated completion is 01 2025.
CC&NE 27. Amend local building regulations to establish a "One Margin" energy efficiency
standard, to allow installation of natural gas plumbing while imposing more stringent energy
efficiency and all -electric readiness requirements to all new buildings
Project Manager: George Hoyt
Lead Dept: PDS
Estimated Completion: O2
Status:
• • - e
Project Description:
Amend the California Energy Code as codified in Title 16 of the Palo Alto Municipal Code Building
Regulations establishing a 'One Margin' standard, which would allow for installation of natural gas
plumbing while imposing more stringent energy efficiency and all -electric readiness requirements to
all new buildings, which incentivizes the additional efficiency and lower emissions of all electric
equipment using clean electricity.
2024 Project Milestones:
Engage a consultant to work with staff to review and implement the One Margin standard. Present
findings and an ordinance to the City Council for final action.
Quarterly Update:
The City Council adopted the One Margin code ordinance on June 3, 2024. As required by state law,
the ordinances have been sent to the California Energy Commission for review and approval. The
Energy Reach Code "One Margin" ordinance was reviewed and approved at the Commission's
September 11, 2024 business meeting, and the ordinance became effective October 4, 2024. The
ordinance will remain in effect until it is replaced with the 2026-2028 Energy Code, with any local
amendments adopted for that code cycle (see CC&NE 28).
CC&NE 28. Initiate the 2026 California Building Standards Code update, including the California
Green Building Standards Code
Project Manager: George Hoyt
Lead Dept: PDS
Estimated Completion: O4
Status:
- -
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Project Description: Objectives Q4 Update j
Adopt the California Building Standards Commission's model technical building, mechanical,
plumbing, electrical, existing buildings, fire, energy, residential building, historic building, and green
building codes, with local amendments as appropriate, including standards to advance the City's
carbon reduction and electrification initiatives, in compliance with federal regulations.
2024 Project Milestones:
Engage a consultant and begin initial research and analysis.
Quarterly Update:
Staff has completed the process of engaging professional services, identified project staffing, and
begun designing the 2025 process for City Reach Code adoption, which includes stakeholder
feedback. Additionally, staff is actively engaged in Statewide Energy and Green Building Code
adoption efforts. A Development Services Contract Services RFP was released in September 2024, and
the City Council approved the contract on December 16. 2024
CC&NE 29. Complete community engagement for the Airport's Long -Range Facilities &
Sustainability Plan in accordance with Federal requirements and hold a study session with Council
on the draft plan
Project Manager: Andrew Swanson
Lead Dept: PW
Estimated Completion: Q3
Status:
-
Project Description:
Develop a long-range planning document that aligns the Airport with City goals and objectives
ensuring safe and sustainable operations at the Palo Alto Airport.
2024 Project Milestones:
Conduct meetings with the public to receive guidance to update the Airport's Long -Range Facilities &
Sustainability Plan in accordance with Federal requirements. Conduct a Study Session with the City
Council to receive feedback on a draft plan.
Quarterly Update:
An online survey requesting input on planning alternatives was initiated in July and closed in August
2024. The project team conducted a fifth public outreach meeting on June 20 to receive further
comments on alternatives for future airport improvements. Staff held a study session with City
Council on September 16 and received valuable input from public speakers and the Council that will
be used to develop a planning alternative that does not include runway expansion or modifications
that could encourage larger aircraft. Additional community engagement is anticipated once a new
alternative is available. The next steps for this project are currently on hold while staff prioritizes
addressing noise and leaded fuel community concerns.
CC&NE 30. Council selection of a locally preferred alternatives for City Rail/Grade Separation
project at Churchill Avenue, Meadow Drive, and Charleston Rd
Project Manager: Ripon Bhatia
Lead Dept: OOT
Estimated Completion: Q4
Status:
Project Description:
The project involves implementing rail grade separations along the Caltrain Corridor. Currently, the
City is in the process of developing conceptual plans for three crossings: Churchill Avenue, Meadow
Drive, and Charleston Road. Staff is actively engaged with the Rail Committee to evaluate alternatives
for recommendation to the City Council. The objective is to identify a locally preferred alternative and
advance the project into the Preliminary Engineering and Environmental Phase.
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2024 Project Milestones: objectives Q4 Update
Continue to advance and develop conceptual plans for various alternatives in consideration for each
of the three crossings, based on the guidance and direction provided by the Rail Committee. The
objective is to present recommendation to the City Council for consideration and approval of locally
preferred alternative(s) at these three crossings.
Quarterly Update:
On June 10, 2024, the City Council selected Seale Avenue as the bicycle and pedestrian crossing
location for the Partial Underpass Alternative at Churchill Avenue Crossing. This decision advances the
Partial Underpass with the Bicycle and Pedestrian crossing at Seale Avenue into the Preliminary
Engineering and Environmental Documentation Phase, with the closure alternative retained as a
backup option. Additionally, on June 18, the Council voted to advance the hybrid (including a mixed
wall/column approach) and underpass alternatives for Meadow Drive and Charleston Road into the
Preliminary Engineering and Environmental Documentation Phase. The funding Agreement with FRA
was fully executed in September 2024. Staff is currently working on executing a Cooperative
Agreement with Valley Transportation Authority and Caltrain for funding and implementing the
Preliminary Engineering and Environmental Phase of work. The Cooperative Agreement was approved
by the Caltrain Board on December 5, 2024 and the City Council approved this agreement on
December 9. 2024.
CC&NE 31. Advocate for the San Francisquito Creek Flood Protection capital project (Reach 2)
through Council's JPA representation and any Council approvals involved (w)
Project Manager: Holly Boyd
Lead Dept: PW
Estimated Completion: Q4
Status:
! • -
Project Description:
Advance the San Francisquito Creek (SFC) Flood Protection capital project (Reach 2) through Council's
JPA representation and any Council approvals involved.
2024 Project Milestones:
Support JPA's efforts to make decisions through staff discussions and the City's representation on the
JPA Board.
Quarterly Update:
In January 2024, the SFCJPA board authorized the agency to seek consulting support to analyze the
reach 2 alternatives that were described in the EIR while considering the hydraulic limitation of the
creek identified during the December 31, 2022, storm event. Staff participated in the review and
selection of the Request for Proposals process that led to a successful consultant award at the May
SFCJPA board meeting. In Q4, SFCJPA staff presented their consultant's initial findings to their board
as well as to staff from their partner agencies. Staff continues to attend and participate in monthly
SFCJPA Reach 2 Planning Group meetings.
CC&NE 32. Complete design and right-of-way acquisition, obtain regulatory permits, finalize project
funding needs including potential Council advocacy with State legislators, and approve construction
contract for the Newell Road Bridge Replacement project (x)
Project Manager: Holly Boyd
Lead Dept: PW
Estimated Completion: Q2*
Status: Behind Schedule
Project Description:
Complete design and right-of-way acquisition, obtain regulatory permits, and seek programming of
construction funding by Caltrans. Advocacy with State legislators on project funding needs. Award a
construction contract and manage the construction phase of the project to its completion.
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2024 Project Milestones: Objectives Q4 Update
Complete design and right-of-way acquisition, obtain regulatory permits, and seek programming of
construction funding by Caltrans, through Council advocacy as needed, and award a construction
contract, subject to property owner, permitting agencies, and Caltrans approvals.
Quarterly Update:
Staff obtained all construction easements and permits from regulatory agencies and submitted for
right-of-way certification and authorization to proceed for construction to Caltrans in late May. A
notice of intent to award for a construction manager contract has been issued. Staff worked with
Caltrans to revise and resubmit right-of-way certification documents in July and September and
received right-of-way certification on October 11. Public Works staff met with Caltrans on November
1, 2024 to discuss the approvals for the project and learned that Advanced Construction has been
programmed for fiscal year 2025 and that additional funding requested by staff in the spring has been
approved.
The remaining steps to initiate the construction phase are submitting the Request for Authorization
(E-76), Advance Construction letter (which was submitted in November), and revised final project
plans. Staff received and submitted the revised final plans on December 3, 2024. Standard review
times of these documents are 6-8 weeks. Staff will continue to work closely with Caltrans on
approvals, including the possibility to go out to bid during the 6-8 week review time, in order to be
able to start construction in Summer 2025.
* Revised estimated completion is now Q2 2025.
CC&NE 33. Coordinate with Federal and regional partners on a path forward exploring the
development of a Sea Level Rise Adaptation Plan (5)
Project Manager: Julie Weiss
Lead Dept: PW
Estimated Completion: Q4
Status:
Project Description:
Participate in regional efforts to advance shoreline protection from sea level rise through 1) SB272
(Laird) Sea Level Rise Adaptation Plan development, 2) Valley Water/U.S. Army Corps of Engineers
Shoreline II levee improvements*, and 3) Other regional and internal coordination efforts.
58272: Sea Level Rise Planning and Adaptation (Laird) signed in 2023 requires a state and Bay Area
regional sea level rise adaptation plan and harmonized subregional plans. Plan requirements, and the
boundaries of subregions are anticipated from the Bay Conservation and Development Commission
by the end of 2024. Palo Alto has already completed its Sea Level Rise Vulnerability Assessment which
will be a subregional plan requirement. Staff will coordinate the development of the Sea Level Rise
Adaptation Plan to align with these efforts.
Shoreline II Levee Improvements: The United States Army Corps of Engineers conducted a feasibility
study to assess cost/benefit of funding levee improvements along Palo Alto's shoreline and
determined that there is no federal interest in pursuing Palo Alto shoreline improvements at this
time, and that improvements would not be needed until approximately 2060. In January 2024, Valley
Water coordinated a Congressional letter (signed by Representative Eshoo and others) requesting re-
examination of cost benefit assessment citing concerns about the analysis and drafted a similar letter
from Valley Water leadership to USACE leadership.
Other Regional and In-house Coordination Efforts: Regional efforts include coordinating with Santa
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Clara County and regional entities involved with sea level rise planning and interl objectives Q4 update )ce
sea level rise planning tools and education.
2024 Project Milestones:
Track and participate in regional SB272 discussions about required sea level rise plan components and
subregional partners; continue to coordinate with Valley Water in pursuit of a reevaluation of
USACE's federal interest to fund shoreline improvements; participate in priority region -wide sea level
rise planning efforts; and improve ESRI GIS maps for staff sea level rise and shallow groundwater
planning purposes.
Quarterly Update:
1) The Regional Shoreline Adaptation Plan (RSAP) Guidance was adopted by the Bay
Conservation and Development Commission (BCDC) on December 5, 2024. This document
sets standards for sea level rise planning for all agencies. Palo Alto will need to comply with
these requirements on its own, or potentially in partnership with an emerging Santa Clara -
wide County Office of Sustainability effort that will be clarified in early 2025. Public Works
staff met with the Planning Department to discuss the new requirements and future
collaboration, and the City provided stakeholder feedback to BCDC about technical assistance
priorities that would be beneficial to public agencies in the coming years.
2) The USACE officially closed out the Shoreline II Feasibility Study. Valley Water finalized a
project factsheet and has nearly completed a document of frequently asked questions that
can be referenced for both general public questions, and for staff use to answer more
technical questions. After completion, City staff will work with the Chief Communication
Officer to update the City's sea level rise webpage to include information about Shoreline II,
the new RSAP guidance and next steps.
3) Online maps showing future sea level rise and shallow groundwater conditions were finalized,
and staff will next provide internal outreach to expand staff consideration of sea level rise for
future projects. In addition, the Regional Water Quality Control Plant and Palo Alto Airport
are including sea level rise in each program's Long-term Facility Plan.
4) Staff from interdepartmental teams continue to meet quarterly to discuss projects such as
the Horizontal Levee Pilot Project, Palo Alto Flood Basin tide gate, inclusions of sea level rise
in long range facility plans for the wastewater treatment plant and airport, regional
coordination for levee improvements, and other related sea level rise adaptation efforts.
*Please note that the RSAP and Shoreline II efforts below will be oneoine, decades -lone tasks.
CC&NE 34. Prepare Stream/Creek Corridor Setback Ordinance (4)
Project Manager: Kelly Cha
Lead Dept: PDS
Estimated Completion: Q3*
Status: Behind Schedule
Project Description:
Conduct research and present an ordinance that implements the City's comprehensive plan polices
related to stream corridor setbacks for Planning and Transportation Commission (PTC) review and
recommendation to the City Council.
2024 Project Milestones:
Engage a consultant to review the City's comprehensive plan policies related to stream corridor
setbacks; prepare an existing conditions report and make recommendations on appropriate setbacks;
conduct public outreach and hold meetings before the PTC to receive a recommendation for City
Council consideration.
Quarterly Update:
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The PTC held an initial public meeting on August 14, 2024. The PTC reviewed a dl`objectives Q4 update J
October 9, 2024 and requested that the item be continued to a future PTC meeting following
additional community outreach to those who might be affected by the new regulations. A community
meeting is scheduled for February 2025.
*The revised estimated completion is now O3 2025.
CC&NE 35. Prepare Bird Safe Glass & Wildlife Light Pollution Protections Ordinance (6)
Project Manager: Kelly Cha
Lead Dept: PDS
Estimated Completion: Q2*
Status: Behind Schedule
Project Description:
Prepare an ordinance that updates the City's zoning code to require new building design and lighting
standards with the aim to reduce bird strikes and nighttime light pollution for new or substantially
remodeled buildings/structures.
2024 Project Milestones:
Prepare a draft ordinance for review by the Planning and Transportation Commission (PTC) and
recommendation to the City Council. Review similar relevant ordinances from other jurisdictions and
consult local environmental advocates and/or groups when preparing the ordinance; hold public
meetings before the Architectural Review Board (ARB), PTC and City Council.
Quarterly Update:
The PTC met in August and provided feedback on a future ordinance. The PTC reviewed draft
ordinances on October 30, 2024, requested modifications to standards, and recommended approval
of both ordinances to City Council. The light pollution ordinance was scheduled for City Council
hearing on December 9, 2024 but could not be considered due to Council agenda management
conflicts; the new tentative date for Council consideration in February 3, 2025. The bird safe glass
ordinance is anticipated for Council consideration in March 2025 to allow additional time for analysis
of PTC recommendations.
*The revised estimated completion is now 01 2025.
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Objectives Q4 Update
Housing for Social & Economic Balance
18%
■ Completed
■ On Track
Behind Schedule/
Not Started
■ On Hold/ Dropped
HS&EB 36. Approve project funding and a consultant contract to develop and identify housing
opportunity sites through the Downtown Housing Plan, including community outreach (dd)
Project Manager: Coleman Frick
Lead Dept: PDS
Estimated Completion: O4
Status:
Project Description:
Prepare a focused housing plan for the University Avenue downtown area that identifies
development and design standards and public infrastructure necessary to accelerate housing
production in the study area.
2024 Project Milestones:
City Council selection of project management and coordination consultants; community outreach and
engagement; community assessment and initial policy development.
Quarterly Update:
The City Council approved project funding and the consultant contract on February 26, 2024.
Community engagement is underway. A community meeting occurred on October 10, 2024, and a
Citizens Advisory Committee was formed in O4 2024, with the first meeting scheduled January 14,
2025. The needs assessment and existing conditions analysis is underway. A community survey was
launched on November 18, 2024 and publicized with community pop-up events in December.
HS&EB 37. Submit compliant housing element to the state department of Housing and Community
Development (HCD) (ee)
Project Manager: Jonathan Lait
Lead Dept: PDS
Estimated Completion: O3
Status:
• s - -
Project Description:
Prepare an updated housing element for Council adoption and review for certification by the
California Department of Housing and Community Development (HCD) that advances the City's
housing policy interests, meets applicable state housing requirements, and demonstrates compliance
with the City's regional housing needs assessment. The housing element will include an
implementation schedule to complete various policies over the eight -year housing cycle.
2024 Project Milestones:
Complete revisions to the previously adopted housing element to address HCD comments and public
input; schedule a joint Planning and Transportation Commission and City Council meeting, update the
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housing element as necessary based on Council direction and make the housing 1 objectives Q4 update for
an additional 7 -day review before sending to HCD to initiate its 60 -day review period.
Quarterly Update:
The state department of Housing and Community Development certified the City's housing element
on August 20, 2024.
HS&EB 38. Approve final North Ventura Coordinated Area Plan (NVCAP) (ff)
Project Manager: Kelly Cha
Lead Dept: PDS
Estimated Completion: Q2*
Status:
Project Description:
Prepare a coordinated area plan for North Ventura to facilitate development of a walkable, mixed -use
neighborhood with multifamily housing, commercial services, and well-defined connections to transit,
bicycle, and pedestrian facilities.
2024 Project Milestones:
Complete final plan revisions based on prior City Council direction, complete related environmental
review, finalize zoning implementation regulations and present the final draft to the Architectural
Review Board (ARB), Planning and Transportation Commission (PTC), and City Council for final action.
Quarterly Update:
The City Council adopted a resolution approving the NVCAP on August 5, 2024 and re -introduced a
first reading of the associated ordinance on September 23, 2024; with a second reading October 14,
2024.
*The revised estimated completion date is now Q3.
HS&EB 39. Receive Cal Poly San Luis Obispo student -led concept plan for San Antonio Corridor
Project Manager: Amy French
Lead Dept: PDS
Estimated Completion: Q1
Status:
-
Project Description:
Cal Poly's undergraduate urban planning studio will present their student -led project highlighting land
use and transportation solutions for the Council's consideration in advance of the City's
comprehensive corridor study.
2024 Project Milestones:
Students will participate in study session presentation to the City Council.
Quarterly Update:
On March 18, 2024 the City Council received a study session presentation from Cal Poly San Luis
Obispo completing this task.
HS&EB 40. Approve consultant contract to initiate a Specific Plan for San Antonio Road Corridor
including project goals and outcomes (8)
Project Manager: Coleman Frick
Lead Dept: PDS
Estimated Completion: Q4*
Status: Behind Schedule
Project Description:
Prepare a Request for Proposals and explore opportunities for developer funding to support the
preparation of a San Antonio Road corridor specific plan that incorporates anticipated housing
projections, programs and policies from the City's housing element, identifies an appropriate mix of
land uses, park and recreation space needs, retail centers, transportation solutions that focus on ease
and safety of multi -modal travel and access to community resources and amenities.
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Prepare a Request for Proposals, present selected firm and contract to Council for approval.
Quarterly Update:
Staff is reviewed responses to the request for proposals (REP) and conducted interviews, issued a
letter of intent to award to the preferred vendor, and is currently in contract negotiations. It is
anticipated a recommendation to the City Council in will occur in Q1, 2025.
*The revised estimated completion date is now Q1, 2025.
HS&EB 41. Initiate a review and make recommendations for a possible extension of the Housing
Focus area to other geographic locations along El Camino Real
Project Manager: Coleman Frick
Lead Dept: PDS
Estimated Completion: Q4
Status:
Project Description:
Consistent with prior City Council direction, staff will explore opportunities to incentivize housing
production at strategic locations along El Camino Real with zoning code amendments that increase
building height and floor area ratios and apply other objective standards, including transitional height
restrictions to address single family zoning districts adjacencies. The proposed standards will be an
alternative to the state density bonus.
2024 Project Milestones:
Engage an on -call consultant to work with staff to prepare necessary analysis, prepare reports,
conduct community outreach and perform environmental review for possible zoning code changes;
provide updates to the Housing Ad Hoc and engage the Architectural Review Board (ARB) and
Planning and Transportation Commission (PTC) for design and policy guidance.
Quarterly Update:
Staff has selected an on -call professional services firm; initial work has begun on analyzing the existing
El Camino Real Focus area and potential areas of expansion. ARB and PTC study sessions were
scheduled in December 2024.
HS&EB 42. Evaluate sources and methods for raising significant funding to support affordable
housing
Project Manager: Jonathan Lait
Lead Dept: PDS
Estimated Completion: Q4
Status:
Project Description:
Support the City's affordable housing goals as set forth in the adopted Housing Element and explore
funding mechanisms to help support those efforts.
2024 Project Milestones:
The Housing Ad Hoc will meet with staff to understand available sources and methods to support
affordable housing funding strategies and report back to Council.
Quarterly Update:
The Housing Ad Hoc met and discussed strategies in September and reported out to the City Council
on December 16, 2024 as part of its end of year reporting.
HS&EB 43. Conduct a policy review with criteria for Notice of Funding Availability (NOFA)
Project Manager: Jonathan Lait
Lead Dept: PDS
Estimated Completion: Q3*
Status:
- - -
Project Description:
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Release a NOFA consistent with the City's below market rate funding policy forObjectives Q4 Update Jld
half million dollars ($6.5M) and share application submittal results with the City Council Housing Ad
Hoc for review and recommendation on fund disbursement, if any; transmit funding
recommendations to the City Council.
2024 Project Milestones:
Prepare and release the NOFA for 60 days; receive a recommendation from the Housing Ad Hoc and
seek City Council action.
Quarterly Update:
A NOFA was released in September and information was presented to the Housing Ad Hoc in
December. Staff will present a recommendation to the City Council on January 21, 2025 consistent
with feedback received from the City Council Housing Ad Hoc.
*The revised estimated completion date is Q4
HS&EB 44. Approve a consultant contract to assess housing development impact fees for the
conversion from a per unit to per square foot basis
Project Manager: Jonathan Lait
Lead Dept: PDS
Estimated Completion: Q4
Status:
Project Description:
Consistent with prior City Council direction, change the methodology for collecting housing -related
development impact fees from a per unit amount to a per square foot calculation.
2024 Project Milestones:
Engage a consultant to review the City's development impact fees and characteristics of single family
and multi -family home building to establish a conversion rate that would enable the City to assess
development impact fees based on the unit's size (square footage). Present this report to the City
Council's Finance Committee and schedule for City Council review.
Quarterly Update:
On November 18, 2024, the City Council adopted an ordinance adjusting the development impact
fees and provided direction on future impact fee studies and analysis.
HS&EB 45. Refine implementation of City's SB9 objective development and urban lot split standards
(II)
Project Manager: Amy French
Lead Dept: PDS
Estimated Completion: Q1
Status:
- -
Project Description:
Prepare a resolution that updates the City's objective standards related to SB-9 development and lot
split standards. This project is distinguished from the ordinance task in HS&EB ii, which as an
ordinance the made code changes to reflect changes in state law whereas this task refines specific,
objective development standards. These changes will be reviewed by Council as a resolution as
opposed to an ordinance.
2024 Project Milestones:
Present resolution with updated objective standards for SB-9 development and lot splits.
Quarterly Update:
On February 12, 2024, the City Council reviewed and approved a resolution updating the objective
design standards.
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HS&EB 46. Adopt an ordinance that implements Housing Element Program 3.4L Objectives Q4 Update
housing incentive program
Project Manager: Coleman Frick
Lead Dept: PDS
Estimated Completion: Q4*
Status: Behind Schedule
Project Description:
Based on a feasibility study, evaluate potential changes to the City's existing housing incentive
program (HIP) and consider program expansion to multi -family, GM and ROLM zoning districts.
Implement Housing Element Program 3.3 regarding the affordable housing incentive program (AHIP)
and apply standards to identified housing opportunity sites; consider extending to faith based R1
zoned properties.
2024 Project Milestones:
Complete prototypical project and economic feasibility analysis related to the housing incentive
program and develop draft standards that would increase housing development potential beyond
existing zoning standards and serve as an alternative to the state density bonus. Present findings to
the Housing Ad Hoc, Architectural Review Board (ARB) and Planning and Transportation Commission
(PTC) and forward a recommendation and ordinance to the City Council for final action. (Q4)
Quarterly Update:
Most of the milestone work has been completed and additional review is expected by PTC in late
2024 and review by City Council expected in early 2025. This project is delayed by one quarter due to
staff resources being redirected in response to additional work needed for Housing Element
certification and the item being continued without being presented due to other agenda items.
*Based on estimated progress this objective will be delayed to Q1 2025
HS&EB 47. Amend the municipal fee schedule and prepare economic feasibility analysis that
implements Housing Element Program 3.1 related to fee waivers and adjustments
Project Manager: Coleman Frick
Lead Dept: PDS
Estimated Completion: Q4
Status:
-
Project Description:
Amend the City's municipal fee schedule to waive City staff costs associated with the processing of a
one hundred percent (100%) affordable housing planning application, except for directly related
consultant supported costs.
2024 Project Milestones:
Amend the City's municipal fee schedule to waive planning -related fees associated with the
processing of one hundred percent (100%) affordable housing applications. Engage a consultant to
begin an economic feasibility analysis that studies the impact of development impact fees to housing
production.
Quarterly Update:
On June 17, 2024, the City Council adopted the municipal fee schedule implementing this task.
HS&EB 48. Initiate a study implementing Housing Element Program 6.5 related to alternative
housing types
Project Manager: Coleman Frick
Lead Dept: PDS
Estimated Completion: Q4
Status:
• • • -
Project Description:
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Prepare a study to achieve opportunities for innovative housing structures, such1objectives Q4 Update
housing and new shared and intergenerational housing models, to help meet the housing needs of
aging adults, students. and lower -income individuals citywide.
2024 Project Milestones:
Engage a consultant to initiate the study.
Quarterly Update:
Staff secured a consultant at the end of Q4 to begin the project.
HS&EB 49. Adopt an ordinance implementing various Housing Element Programs
Project Manager: Coleman Frick
Lead Dept: PDS
Estimated Completion: Q4*
Status:
Project Description:
Prepare an ordinance that addresses the following housing element programs —
• Amend the zoning code to limit the number of hearings for multi -family housing projects
before the ARB to two hearings (Program 3.6);
• Amend the zoning code to require all sites listed in the housing element sites inventory, 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, and the Housing Crisis Act of 2019 (Program 4.1);
• Amend the zoning code to remove the Conditional Use requirement for residential uses in
the Stanford Research Park, while taking into consideration City requirements related to
hazardous materials (Program 1.5);
• Amend the zoning code 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 (Program 6.5);
• Amend the zoning code to be consistent with Government Code sections 65660 et seq., which
require a Low Barrier Navigation center to be a use by -right in areas zoned for mixed -use and
nonresidential zones permitting multifamily uses, provided specific requirements of the law
are met (Program 6.5);
• Amend the City's parking regulations for Homeless and Emergency Shelters and Navigation
Centers to comply with Government Code section 65583, subdivision (a)(4)(A). Amend the
zoning code to allow emergency shelters in the ROLM(E) zone to be approved ministerially,
without discretionary action, remove distance requirements, adjust length of stay
requirements, and ensure that the development standards for shelters are in compliance with
statutory requirements (Program 6.5);
• Amend the 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 (Program
6.5).
2024 Project Milestones:
Prepare ordinance and present to the Planning and Transportation Commission (PTC) for review and
recommendation to the City Council for final action.
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Quarterly Update: objectives Q4 Update
The PTC reviewed the proposed amendments and recommended Council approval on November 13,
2024. An ordinance is scheduled for City Council consideration on January 21, 2025.
*The objective is anticipated to be completed in Q1 2025.
HS&EB 50. Initiate analysis to amend the zoning code to implement Program 3.9 related to
commercial floor area
Project Manager: Coleman Frick
Lead Dept: PDS
Estimated Completion: Q4
Status:
s -
Project Description:
Amend the City's zoning code to reduce commercial floor area allowances or other commercial
incentives at strategic locations to shift the economic benefit of redevelopment toward home
building.
2024 Project Milestones:
Initiate analysis in 2024 and present findings to Council by Q4 2025. Amend the Municipal Code by Q4
2026.
Quarterly Update:
A consultant has been engaged to begin work on the project and analysis began in Q4 2024.
HS&EB 51. Partner with Santa Clara County Housing Authority to achieve 2024 milestones on
construction timeline for Palo Alto Homekey project to provide transitional housing and services for
unhoused residents (pp)
Project Manager: Melissa McDonough
Lead Dept: CMO
Estimated Completion: Q4*
Status: Behind Schedule
Project Description:
Palo Alto Homekey construction is scheduled to take place throughout calendar year 2024 with
completion in early 2025. City staff attends regular project management meetings and owner -
architect -contractor (OAC) meetings and conducts site visits. The Housing Authority assists the City
with overall review of construction financing, budget and schedule, as well as construction
monitoring, including conducting site visits, informing the City whether work is being completed on
time and according to design intent, and reviewing the project schedule on a regular basis, providing
input to mitigate potential delays.
2024 Project Milestones:
Monitor the timely completion of milestones relating to concrete work, fabrication of modular units,
setting of modular units, backfill and grading, decking and stairs, completion of site -built items, and
switchgear installation and energization.
Quarterly Update:
As of early December, metal stairs and railings are 55% complete, concrete work is 90% complete,
and backfill and grading are 95% complete. The switchgear has been installed and is expected to be
energized by the end of the month. Overall, 75% of construction was complete as of November 30,
2024. Regarding modules, 32 out of 67 have arrived in California.
Estimated Completion is now Q2 2025
HS&EB 52. Conduct a gap analysis of housing and services for the unhoused in Palo Alto,
considering Council direction, City activities and work, and County activities and work
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Project Manager: Melissa McDonough
Lead Dept: CMO
LObjectivesQ4updateJ
Estimated Completion: O4
Status:
- -
Project Description:
Produce a gap analysis looking at City of Palo Alto's City Council direction as well as any and all work
being performed by the City or the County for the people of Palo Alto, in relation to housing and
services for the unhoused. This analysis will pull from existing documents including the Housing
Element, staff reports, the Santa Clara County Community Plan to End Homelessness, and where
necessary, communication with key stakeholders. The result of this analysis will identify any areas
that the City could feasibly pursue as new or improved work. The gap analysis will result in a report
and presentation to City Council, which:
1. Describes the a.) Housing direction from Council b.) Services for the unhoused direction from
Council,
2. Describes the work that is being done which meets that direction, identifying who owns
individual work products (City, County, or Federal),
3. Identifies any work that is not occurring or any work that is occurring but could be improved and
is within the purview of the City of Palo Alto,
4. Conducts a literature review to identify best practices to provide context and support for
recommendations, and
5. Provides recommendations on new/improved work the City could undertake and whether the
work would require additional staff or other financial resources.
2024 Project Milestones:
Conduct research resulting in a draft report, collect feedback resulting in a final report, create a draft
slide deck based on the final report, collect feedback resulting in a final slide deck, and present the
gap analysis findings to Council.
Quarterly Update:
The gap analysis was included as an information report on the December 9, 2024 Council Agenda.
HS&EB 53. Initiate research to understand Palo Alto unhoused population and explore feasibility of
expanding safe parking options on Geng Road
Project Manager: Melissa McDonough
Lead Dept: CMO
Estimated Completion: O4
Status:
e
Project Description:
In partnership with the Planning and Development Services Department, staff will explore expansion
of safe parking in Palo Alto, including increasing the footprint of safe parking at the Geng Road site,
working with the PTC to consider expanding safe parking to commercial lots, and exploring clearer
data on the population and condition of unhoused in Palo Alto.
2024 Project Milestones:
Staff will begin research on options for expanding Geng Road and exploring data on the population
and condition of unhoused in Palo Alto.
Quarterly Update:
On August 19, City Council approved a lease amendment to expand the premises of the lease at 2000
Geng Road and increase by 10 the number of safe parking spaces permitted. Additionally, Council
received a report "Understanding the Unhoused in Palo Alto as part of an information item on the
December 9, 2024 Council Agenda.
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HS&EB 54. Council discussion of possible ordinance related to fair chance rent&
Objectives Q4 Update
Project Manager: Coleman Frick
Lead Dept: PDS
Estimated Completion: Q3*
Status: Behind Schedule
Project Description:
Consistent with the City Council's renter protection policy direction, staff will research the policy
implications of a fair chance renter policy from a legal, policy, and anticipated resource demand
perspective. This information will be presented to the City Council's Housing Ad Hoc committee for
review and recommendation to the full Council.
2024 Project Milestones:
Staff will prepare a staff report with the requisite analysis and present the information to the City's
Housing Ad Hoc Committee and will forward its recommendation to the City Council for formal
direction.
Quarterly Update:
Following feedback from the Housing Ad Hoc, the framework of a fair chance renter policy was
presented to the HRC on October 10, 2024. The HRC provided feedback and recommend proceeding
to Council. Staff is conducting additional analysis and anticipates presenting recommendations to the
City Council for its consideration in Q1 2025.
*Estimated completion date is Q1 2025.
HS&EB 55. Council discussion of possible anti -rent gouging policy
Project Manager: Coleman Frick
Lead Dept: PDS
Estimated Completion: Q3*
Status:
Project Description:
Consistent with the City Council's renter protection policy direction, staff will research the policy
implications of an anti -rent gouging policy from a legal, policy, and anticipated resource demand
perspective. This information will be presented to the City Council's Housing Ad Hoc committee for
review and recommendation to the full Council.
2024 Project Milestones:
Staff I prepare a staff report with the requisite analysis and present the information to the City's
Housing Ad Hoc Committee and will forward its recommendation to the City Council for formal
direction.
Quarterly Update:
Staff conducted significant research and presented the information to the City's Housing Ad Hoc
Committee in December 2024. The Ad Hoc Committee discussed and directed staff to defer further
Ad -Hoc discussion to mid -2025 once Rental Registry Program data is available.
*Revised estimated completion date is Q4 2025
HS&EB 56. Finalize development plan to maintain affordability and improve conditions at Buena
Vista Mobile Park
Project Manager: Melissa McDonough
Lead Dept: CMO
Estimated Completion: Q3*
Status:
[S111.i
Project Description:
The project manager will work with the Planning and Development Services department on timely
completion of the entitlement process while encouraging the Housing Authority to incorporate
resident and Council feedback throughout the project's design. Additionally, the project manager will
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work with the County Office of Supportive Housing and the Housing Authority tcl� Objectives O4 Update )ry
agreement to improve clarity and align with the redeveloped Park.
2024 Project Milestones:
Complete, in partnership with the Housing Authority and Santa Clara County, the entitlement process
and amendment of the regulatory agreement for the Buena Vista Mobile Home Park.
Quarterly Update:
Staff completed the NEPA (National Environmental Policy Act) environmental review for the project.
Additionally, staff is working with the Housing Authority to better understand its reasons for pausing
the redeveloament and to determine next steps.
HS&EB 57. Approve a consultant contract to initiate rental registry program implementation (cc)
Project Manager: Coleman Frick
Lead Dept: PDS
Estimated Completion: Q3
Status:
Project Description:
Council to review and approve a professional services contract for an online registry portal and staff
and consultant to prepare for project launch and phased implementation.
2024 Project Milestones:
Secure a consultant to oversee and manage the online registry portal. Staff to prepare and present
data collection forms to the PTC and City Council Housing Ad Hoc for review and feedback. Staff and
consultant to develop online guidance, resources and beta test portal. Staff to host community
outreach and training events for landlords and other stakeholders to expand program awareness,
requirements and facilitate data entry. This first phase of program implementation is expected to last
two years and applies to landlords or property managers with three or more rental units, excluding
J/ADUs, and regardless of current occupancy or availability on the market. (Q3)
Quarterly Update:
On May 13, 2024, the City Council approved a contract to initiate the rental registry program.
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Objectives O4 Update
■ Completed
■ On Track
Behind Schedule/
Not Started
■ On Hold/ Dropped
CHSW&B 58. Complete reopening libraries to budgeted level (rr)
Project Manager: Gayathri Kanth
Lead Dept: LIB
Estimated Completion: O4
Status:
M -
Project Description:
Further open libraries to include weekend and additional open days in alignment with service levels
authorized as part of the annual budget, including events.
2024 Project Milestones:
As budgeted, Children's Library will be open an additional 2 days bringing it to 6 open days a week. All
other libraries have been reopened to levels authored as part of the annual budget.
Quarterly Update:
Starting July 8, the Children's Library has opened 6 days (Mon -Saturday) adding Mondays and Fridays
to its service days. The opening of the Children's library will now be in alignment with budgeted
hours for all five branches.
CHSW&B 59. Approval of multi -year agreement for provisions of animal shelter services (ss)
Project Manager: Kristen O'Kane
Lead Dept: CSD
Estimated Completion: 01
Status: - -
Project Description:
In collaboration with the City's current service provider Pets in Need (PIN), work to review services,
infrastructure needs, and determine next steps such as contract negotiations and approvals. On
February 14, 2022, Council directed staff to proceed with negotiating a long-term contract with Pets
in Need for animal services.
2024 Project Milestones:
Finalize and approve multi -year agreement with Pets in Need
Quarterly Update:
On March 18, 2024, Council approved a five-year Professional Services Agreement with Pets in Need
to provide animal care services and shelter operations.
CHSW&B 60. Develop a workplan to enhance community special events with focus on inclusion (tt)
Project Manager: Kristen O'Kane
Lead Dept: CSD
Estimated Completion: O2
Status:
- -
Project Description:
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Provide support to reinvigorate Community Services Department's (CSD) current Objectives Q4 Update
propose new events particularly along California Ave and University Ave to support economic
development in those areas. Provide more opportunities for residents to engage and gather,
promoting a healthy community.
2024 Project Milestones:
CSD has hired a special events coordinator to support this objective and will develop a workplan to
guide continuing and new events.
Quarterly Update:
Staff have prepared a draft workplan for FY25 to support regular and new events. New events include
a multi -cultural community event, participation in one Third Thursday event, and new events in
commercial areas (event themes to be developed through conversations with local merchants).
CHSW&B 61. Reach a tentative agreement with PAUSD on long-term use of the Cubberley property
(uu)
Project Manager: Kristen O'Kane
Lead Dept: CSD
Estimated Completion: Q2*
Status:
- -
Project Description:
Finalize an Agreement with PAUSD for the Cubberley site and define next steps regarding long-term
use of the Cubberley Community Center, specifically the City -owned portion.
2024 Project Milestones:
Ad Hocs of the City Council and PAUSD Board of Education, along with staff are negotiating terms for
a potential land transaction at Cubberley.
Quarterly Update:
The City and PAUSD continue to work on this agreement. A Council closed session was scheduled
August 5, 2024, the outcome of the meeting was unknown at the time this report was drafted.
Closed sessions were held on September 9th and 30th. On October 7th and 8th, respectively, the City
and PAUSD agreed on terms for the purchase of 7 acres of land at Cubberley, and a new 5 -year lease
that will allow the city to continue leasing space beginning January 2025. The purchase is contingent
on voter approval of a bond measure in November 2026. The City will complete a master
development plan, building on the previous 2019 plan by March 2026, and the school district will
develop a plan for use of the proceeds from the sale to improve PAUSD schools.
*The updated estimated completion date is Q3.
CHSW&B 62. Evaluate Recreation Wellness Center Feasibility (vv)
Project Manager: Kristen O'Kane
Lead Dept: CSD
Estimated Completion: Q2*
Status:
• - -
Project Description:
Council directed staff and the Parks and Recreation Commission to conduct public outreach on a new
gym, including location, siting, gym features, cost estimates, funding timeline, demand assessment
and prioritization of projects, and to investigate fundraising.
2024 Project Milestones:
Staff will bring to Council a recommendation on location of the proposed Recreation Wellness Center
and a Letter of Intent with the Friends of the Recreation Wellness Center before advancing this
initiative further.
Quarterly Update:
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A Letter of Intent with the Friends of the Recreation Wellness Center was appro
December 2, 2024 to pursue fundraising of a wellness center at the Cubberley site
*The updated estimated completion date is O4.
.
CHSW&B 63. Evaluate HSRAP funding allocation as a percent (%) of the General Fund (11)
Project Manager: Kristen O'Kane
Lead Dept: CSD
Estimated Completion: O2
Status: • -
Project Description:
Council referral to Finance Committee to evaluate and consider tying Human Services Resource
Allocation Process (HSRAP) funding to a percentage of the General Fund.
2024 Project Milestones:
Evaluate HSRAP and other human services grants and agreements funding levels with the Finance
Committee.
Quarterly Update:
On March 19, 2024, Finance Committee reviewed and discussed recommended funding levels of
HSRAP and other grants, including the Council referral to consider allocating 1% of the General Fund
for human services grants, however no recommendation was made. Finance Committee requested
that staff return with additional information to evaluate funding appropriateness and grant process.
The Finance Committee met on August 6, 2024 to review funding levels for HSRAP and other human
service grants and agreements and determined that a policy to tie a percentage of the general fund
toward the HSRAP program was not needed at this time. Instead, the Committee focused on
understanding how we define human services on a broader sense and the way in which we engage
and fund nonprofit relationships. The referral is closed.
CHSW&B 64. Facilitate a location for La Comida in North Palo Alto (12)
Project Manager: Kristen O'Kane
Lead Dept: CMO
Estimated Completion: 01
Status:
Project Description:
La Comida is a nonprofit organization focused on senior nutrition; it provides hot lunch meals to
seniors in Palo Alto. La Comida had previously provided services at the Avenidas Senior Center on
Bryant St, but after building renovations, the dining space was significantly reduced making
operations infeasible.
2024 Project Milestones:
Council would like to facilitate a permanent location in North Palo Alto for ongoing senior lunch
services.
Quarterly Update:
On March 11, 2024, Council directed staff to convert 445 Bryant St into a community center and to
include space for La Comida to operate their senior nutrition program during weekday hours.
Significant improvements to the facility are required before occupancy.
Staff continues to work with La Comida to finalize lease terms and facility improvements, work may
take between 9 months to 2 years depending on facility upgrades.
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CHSW&B 65. Increase support and funding for youth mental health (13)
Objectives Q4 Update
Project Manager: Kristen O'Kane
Lead Dept: CSD
Estimated Completion: O2
Status:
Project Description:
Staff included $100,000 in CSD's FY 2024 Proposed Budget to support youth mental health, however;
the City Council chose not to include funding until a plan is in place and referred this to the FY 2024
midyear budget process.
2024 Project Milestones:
Per Council direction, staff requested additional funding during the FY_2024 Midyear process to plan a
youth mental health event with community partners, and to provide free transportation using the
existing PA Link ride service for youth attending programs that support mental health. The Mayor's
Youth Mental Health Task Force may make recommendations for additional funding for FY 2025.
Quarterly Update:
The FY 2025 budget includes an ongoing allocation of $100,000 to support youth mental health
programs and initiatives. In FY2025, funding will focus on two events for teens and their
parents/caregivers, upgrades, and additional programming at the teen center, and other needs to be
determined by youth and teens. Community Services is partnering with Palo Alto University to
provide mental health training to hourly staff and middle school athletic coaches; trainings/webinars
for teens and parents; positive psychology programming at the teen center, and other youth mental
health support.
CHSW&B 66. Complete Trusted Response Urgent Support Team (TRUST) Augmentation pilot and
evaluate the effort
Project Manager: Melissa McDonough
Lead Dept: CMO
Estimated Completion: O4
Status: -
Project Description:
Complete the TRUST (Trusted Response Urgent Support Team, an alternative mental health response
program) augmentation pilot, including providing case management, mental health first aid trainings,
and community outreach activities through the month of September 2024. Conduct an in -progress
evaluation and adjust pilot in response to what is learned. Conduct a final evaluation to determine
whether pilot goals were met.
2024 Project Milestones:
Complete the TRUST (Trusted Response Urgent Support Team, an alternative mental health response
program) augmentation pilot, including providing case management, mental health first aid trainings,
and community outreach activities through the month of September 2024. Conduct an in -progress
evaluation and adjust pilot in response to what is learned. Conduct a final evaluation to determine
whether pilot goals were met.
Quarterly Update:
Most pilot activities concluded in August, including case management, mental health first aid training,
and community outreach efforts. However, one component —the ad campaign to raise awareness and
educate the public about using "988" —will continue for another year. Staff completed the grant
closeout process and reporting and is submitting an informational report on the pilot program to
Council in January.
CHSW&B 67. Support visible police presence by ensuring stable staffing (recruiting and retention)
through hiring ahead program (ww)
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Project Manager: Andrew Binder
Lead Dept: PD
Objectives Q4 Update
Estimated Completion: O4
Status:
Project Description:
Maintain a pipeline of recruits for police officer staffing up to an additional five officers via a hire -
ahead program.
2024 Project Milestones:
Pending existing vacancies being filled.
Quarterly Update:
As of September 2024, the Police Department has one Full Time Equivalent (FTE) Police Officer
position that is vacant. Once the vacancy is filled, the next priority will be on the hire -ahead program
for the recruitment of an additional five officers. Currently, there are four officers in the field training
program, seven recruits in the police academy, and one recruit in pre -academy training. Recruitment
challenges across the profession are continuing; once existing vacancies are filled, the hire ahead
program will begin. The hire -ahead positions were not resourced, only authorized. No impact to
salary savings.
CHSW&B 68. Initiate upgrade of Police Department field based video hardware
Project Manager: Nicole Frazier
Lead Dept: PD
Estimated Completion: Q4
Status:
Project Description:
Request for Proposal (RFP) to replace the existing mobile video (MAV), body -worn camera (BWC), and
interview room (IR) systems
2024 Project Milestones:
Collaborate with vendor to draft contract for solution.
Quarterly Update:
Council approval to engage in contract with LensLock was received on June 18, 2024. Project kickoff
started in July with full deployment expected to be done by the end of the year in coordination with
the phased move into the new public safety building.
CHSW&B 69. Approve vendor selection for 911 dispatch system (CAD provider) (yy)
Project Manager: Nicole Frazier
Lead Dept: PD
Estimated Completion: Q3*
Status:
• •
Project Description:
The Police Department is working with its consortium partners (Mountain View and Los Altos) to
identify a new CAD system to replace the legacy system version. Staff will return to Council with a
recommendation for purchasing a new CAD system.
2024 Project Milestones:
Collaborate with consortium partners to narrow down proposals and conduct site visits for finalists
with a decision to be made by April.
Quarterly Update:
Council consent for a new CAD system, vendor and contract was obtained by Los Altos, Mountain
View, and Palo Alto on November 12,2024. The contract has been routed to vendor and cities for
signature. Upon finalizing contract, a project schedule will be provided by vendor.
*The revised estimated completion date is O4
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CHSW&B 70. Approve updated Local Hazard Mitigation Plan (aaa)
Objectives Q4 Update
Project Manager: Ken Dueker
Lead Dept: OES
Estimated Completion: O3
Status:
• - -
Project Description:
Office of Emergency Services (OES) will be coordinating with the County on updates to emergency
plans, including the Palo Alto Local Hazard Mitigation Plan (LHMP).
2024 Project Milestones:
The Santa Clara County timeline should facilitate completion in 2024.
Quarterly Update:
The Santa Clara County Multi -Jurisdictional Hazard Mitigation Plan (MJHMP), Volume I and the
associated Jurisdictional Annexes, Volume II, has been approved by the State and by FEMA. Council
adopted Volume I and The Palo Alto Annex to Volume II on October 7, 2024.
CHSW&B 71. Update Foothills Fire Management Plan & Community Wildfire Protection Plan (bbb)
Project Manager: Ken Dueker
Lead Dept: OES
Estimated Completion: O4
Status:
Project Description:
Staff is working on various efforts related to improving the City's planning in collaboration with Santa
Clara County and other allied agencies and entities. Efforts include not only emergency planning, but
also early warning technology, and updating operational and procedural elements within the City
organization to mitigate the risks associated with a fire in the foothills.
NOTE: The Foothills Fire Management Plan/Community Wildfire Protection Plan (FFMP/CWPP) is a
multi -year plan with OES, Fire Department, Public Works, Utilities, Community Services Department
coordinated via the Foothills Fire Management Team (aka Foothills Wildfire Coordination Team).
2024 Project Milestones:
Staff will release a 2024 update to the FFMP/CWPP by O3.
Staff is also pursuing a service agreement with the Santa Clara County Firesafe Council to perform the
schedule of required treatments each year in conjunction with some support from the City.
The Fire Department and OES are in the process of evaluating certain remote fire detection
equipment in cooperation with the Fire Safe Council and local partner agencies.
Quarterly Update:
The update to the FFMP/CWPP is underway. Some of the fuel reduction efforts include:
Staff submitted a federal hazard mitigation grant through the State and to FEMA in September 2023
for Eucalyptus removal. While we have not received notification of the status of this grant, it is
unlikely that we will receive it. Staff is attempting to gain clarity on the results.
The City is contracting with the SCC Fire Safe Council to perform fuels reduction along Page Mill Road
and Arastradero Road in 2024 and pursuing a multi -year contract for broader fuels reduction work
over a 3-5 year time horizon.
Additionally, the Public Works department completed fuels reduction work prescribed for Los Trancos
Road in May 2024 and the Community Services Department is performing the annual treatments in
Arastradero and Foothills Nature Preserves.
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Also, Palo Alto Fire Department has completed their annual wildfire urban interftobjectives Q4 update Jal
inspections. Twelve N5 Sensors were installed in the Foothills to detect the earliest stages of wildland
fire, as well as track fire movement, smoke and monitor hazardous air quality. PAFD and OES are
collaborating with the Santa Clara County FireSafe Council, Woodside Fire Protection District,
Stanford University and the Department of Homeland Security to install a total of 50 sensors in the
wildland urban interface areas in Palo Alto, Stanford and Woodside Fire District. Public
communications are planned, including a dedicated website to share the value of these sensors to
public safety.
CHSW&B 72. Complete construction of the new Public Safety Building including department move -
in (ccc)
Project Manager: Holly Boyd
Lead Dept: PW
Estimated Completion: Q3*
Status: Behind Schedule
Project Description:
Complete construction of the new Public Safety Building followed by furniture and equipment
installation, communication testing and set-up.
2024 Project Milestones:
Complete construction of the project and move public safety departments into the fully operational
building.
Quarterly Update:
Staff is working on a phased temporary occupancy for the Public Safety Building. Work in O4 included
addressing ADA compliance and other code compliance issues. In November, the elevators passed the
state inspection. Several key inspections are scheduled to take place in December including generator
source testing and final fire alarm testing. Additionally, Sherman Avenue was opened to vehicular
traffic. Restoration of the courthouse parking lot will be completed in early January. Once temporary
occupancy is obtained, a phased move -in of the public safety departments will begin.
*Revised estimated completion is now 01 2025.
CC&NE 73. Council award of construction contract for Fire Station No. 4 Replacement (ddd)
Project Manager: Holly Boyd
Lead Dept: PW
Estimated Completion: Q4*
Status: Behind Schedule
Project Description:
Complete design and award a construction contract to re -build Fire Station No. 4.
2024 Project Milestones:
Complete design, construct temporary facility, and award a construction contract in the Fall 2024.
Quarterly Update:
Staff completed the Fire Station #4 design and submitted for building permit review. Staff is
addressing the second round of building review comments and ensuring the design is able to
accommodate needs for electric vehicle charging infrastructure. Staff anticipates issuing the
construction IFB in 01 2025.
Staff is planning to bring a construction contract for the temporary station to Council for approval in
January and start construction soon after. Construction of the temporary station is anticipated to be
completed in O2 2025.
* Based on the estimated progress, completion date may be 01 2025.
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1. Objectives Q4 Update
CC&NE 74. Enhance Caltrain Safety and security
Project Manager: Ripon Bhatia
Lead Dept: OOT
Estimated Completion: O4
Status:
Project Description:
Explore opportunities to improve the safety and security along the Caltrain corridor
Augment Caltrain security fencing efforts by installing wire mesh on fencing adjacent to residential
side of the tracks.
2024 Project Milestones:
Coordinate with Caltrain to identify segments and develop a plan to implement security fencing.
Quarterly Update:
Caltrain staff developed the fence replacement project plans and specifications. The project was
competitively bid for construction in October. Caltrain is currently working to award the project. The
construction is expected to begin in early 2025. The project scope includes replacing 3000 LF of
existing fence with new 9 ft high fence w/winglets. It also includes an alternative bid of approx.
1000LF of additional fencing. In addition, staff is working with Caltrain staff on seeking additional
technologies to improve safety and security along the Caltrain's rail corridor.
CHSW&B 75. Approve consulting contract to initiate work, including stakeholder engagement,
related to the Seismic and Resiliency Ordinance (eee)
Project Manager: George Hoyt
Lead Dept: PDS
Estimated Completion: Q4*
Status: Behind Schedule
Project Description:
Comprehensively update the City's seismic rehabilitation ordinance with mandatory and voluntary
measures to seismically strengthen vulnerable buildings.
2024 Project Milestones:
Release a request for proposals and present an award a contract for engineering and professional
consulting services to the City Council for action. Upon acceptance, initiate the project and public
engagement strategies as detailed in the scope of work. (Q4)
Quarterly Update:
A Request for Proposals closed on June 27, 2024; two firms replied. Staff conducted interviews in
October and is currently in contract negotiations. The contract is anticipated to reviewed and
approved by City Council in 01, 2025.
*The revised estimated completion date is now Q1, 2025.
CC&NE 76. Initiate work to conduct a Quiet Zone study at Churchill Ave, Meadow Drive, and
Charleston Rd and begin initial analysis and regional stakeholder outreach
Project Manager: Ripon Bhatia
Lead Dept: OOT
Estimated Completion: 01
Status: - -
Project Description:
Conduct a quiet zone study analysis for implementation of Quiet Zone(s) at Churchill Avenue,
Meadow Drive, and Charleston Road
2024 Project Milestones:
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Procure the professional services of a consultant to conduct the study. Perform k Objectives Q4 Update J
conduct initial analysis. Seek input from California Public Utilities Commission, Federal Railroad
Administration, Caltrain and other entities for development of conceptual plan.
Quarterly Update:
Staff has procured the services of the consultant to perform this study. The consultant has prepared
the initial finding report based on existing conditions and Federal Railroad Administration (FRA)
requirements. The initial findings of the report were reviewed by the Rail Committee at their August
meeting. Staff is now planning to develop conceptual plans. A diagnostic meeting with Caltrain, FRA
and CPUC staff was held on October 22, 2024. Staff will conduct additional outreach and seek rail
committee approval of the conceptual plans before seeking the City Council approval in the fall of
2025.
CHSW&B 77. Implement strategies for promoting unleaded fuel and phasing out of leaded fuel (ggg)
Project Manager: Andy Swanson
Lead Dept: PW
Estimated Completion: Q4
Status:
Project Description:
Complete upgrades at Airport facilities to provide for the sale of unleaded fuel, bring unleaded fuel to
the Airport, and work with users to promote use of the fuel.
2024 Project Milestones:
Complete infrastructure upgrades and provide unleaded fuel at the Airport. Develop and begin
implementing a multi -phase plan to phase out the use of leaded fuel.
Quarterly Update:
The Airport completed infrastructure upgrades in December 2023, and the 94 octane unleaded fuel
became available for purchase in January 2024. The Airport developed a multi -phase plan to reduce
the use of leaded fuels in the near term and to cease sales of leaded fuels no later than January 1,
2031. The plan was shared with Council as part of the September 16 study session, and staff is now
working on its implementation. On November 12, 2024, the Airport received a 100 octane unleaded
fuel (Swift 100R). There is a limited number of aircraft that can currently use the fuel, but the list is
expected to expand in the first quarter of 2025.
CHSW&B 78. Continue engagement with San Francisco Airport on SFO's Ground Based
Augmentation System (GBAS) project and other potential opportunities to decrease SFO noise
impacts on Palo Alto (iii)
Project Manager: Andy Swanson
Lead Dept: PW
Estimated Completion: Q4
Status:
• • -
Project Description:
Complete consultant review of SFO Ground Based Augmentation System (GBAS) proposal and
consider submitting a comment letter, while tracking other issues that may arise.
2024 Project Milestones:
Continue working on SFO noise issues as needed.
Quarterly Update:
City staff and Mayor Stone continue to engage with SFO Airport Director Ivar Satero and other SFO
staff on the GBAS project and other possibilities for decreasing the impacts of aircraft noise over Palo
Alto. A meeting was conducted in October 2024, and staff are continuing to work with SFO on GBAS
and over energy issues. SFO notified the City that the FAA is willing to look into the over energy issues
of southern arrivals.
Item 13: Staff Report Pg. 44 Packet Pg. 284 of 349
Item 1
Item 1 Supplemental
Report
CITY OF
PALO
ALTO
City Council
Supplemental Report
From: Mahealani Ah Yun, City Clerk
Meeting Date: January 21, 2025
Item Number: 1
Report #:2501-3958
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.
BACKGROUND
The PTC recruitment was open December 17, 2024 through January 15, 2025. Applicants were
given the option to apply for the partial term vacancy, full term vacancy, or both. Staff received
a total of 19 applicants during the recruitment period.
• Benas, Daniel Philip — Full or Partial
• Battacharya, Ashish — Full or Partial
• Chang, Grant —Full
• Fehring, Sheila — Partial
• Glazier, William — Full or Partial
• Hamachek, Brian — Full or Partial
• Hekier, Daniel — Full or Partial
• Holzemer, Terrance - Partial
• James, Todd — Full or Partial
• Ji, Kevin — Full or Partial
• Keller, Arthur— Full or Partial
• Kellerman, Thomas — Full or Partial
• King, Declan — Full
• Morkner, Henrik — Partial
• Parak, Salim — Full or Partial
Item 1: Staff Report Pg. 1 Packet Pg. 285 of 349
Item 1
Item 1 Supplemental
Report
• Peterson, Forest — Full or Partial
• Regula, Michael — Full or Partial
• Stafford, Kellie — Partial
• Yamamoto, Rika YeaKyung — Full or Partial
According to Palo Alto Municipal Code', PTC commissioners shall be residents of the city who are
not councilmembers, officers, or employees of the city. The Planning and Transportation
Commission has three (3) open positions: one (1) partial term expiring March 31, 2026 and two
(2) full terms expiring March 31, 2029.
At the February 26, 2024 meeting, the City Council set a process to select Boards and
Commissions candidates to interview. The direction provided was to allow each Councilmember
a limited number of votes (equal to the number of vacancies plus 50%, round up) to select their
preferred candidates to interview. In accordance with that direction, each Councilmember may
cast two (2) votes for the partial term position and three (3) votes for the two full term
positions. The City Council may opt to follow a different process for candidate interview selection
if it so chooses.
The City Council is scheduled to interview the selected applicants at the February 3 meeting and
make its appointment at the February 10 meeting.
ATTACHMENTS
Attachment A - Planning and Transportation Commission Applications - Redacted
APPROVED BY:
Mahealani Ah Yun, City Clerk
1 Palo Alto Municipal Code Section 2.20.010 https://codelibrary.amlegaI.com/codes/paloalto/latest/paloalto ca/0-
0-0-61282
Item 1: Staff Report Pg. 2 Packet Pg. 286 of 349
Submitted on
Receipt number
Related form version
I Personal information
Name
Cell Phone Number
Home Phone Number
Email Address
Are you a Palo Alto resident?
Address
City
Postal Code
7 January 2025, 10:41 am
66
15
Daniel Phillip Benas
Yes
Do you have any relatives or members of your household who No
are employed by the City of Palo Alto, who are currently
serving on the City Council, or who are Commissioners or
Board Members?
Are you available and committed to complete the term applied Yes
for?
Fair Political Practices No
California state law requires board/commission members to file a disclosure
of financial interests (Fair Political Practices Commission, Conflict of Interest,
Form 700).
Do you/your spouse have an investment in, or do you or your spouse serve as
an officer or director of, a company doing business in Palo Alto which you
believe is likely to:
1. Engage in business with the City;
2. Provide products or services for City projects; or
3. Be affected by decisions of this Board or Commission?
Excluding your principal residence, do you or your spouse No
own real property in Palo Alto?
How did you learn about the vacancy on the Planning and Daily Post
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Item 1: Staff Report Pg. 3 Packet Pg. 287 of 349
Transportation Commission?
Item 1
upplemental Attachm
A - Planning and
Transportation
Commission
Consent to Publish Personal Information on the City of Pal ApplicationsRedacted
Read the code, and check only ONE option below:
I Personal and Job Experience
Occupation
Please list your relevant education, training, experience,
certificates of training, licenses, and professional registration
If describing work experience, please include
company/employer name and occupation.
Please describe your involvement in community activities,
volunteer and civic organizations, including dates and any
offices held.
I Application Questions
1. For which vacancy are you applying (check all that apply)?
2. Why are you interested in serving on the Planning &
Transportation Commission and what experience would you
bring to the position?
3. Please describe an issue that recently came before the
Commission that is of particular interest to you and describe
why you are interested in it. If you have never been to a
Commission meeting, you can view archived videos from the
Midpen Media Center.
Archived video meetings are available from the Midpen Media Center.
I request that the City of Palo Alto redact my home address, phone
numbers, and email address from the attached Board and Commission
Application prior to posting to the City's website.
Finance Professional; CPA
BS Business-UC Berkeley; MBA UCLA. CPA with active licenses in CA
and TX. 44 years of progressive experience with 25 at the executive
level. Worked primarily in technology companies in semiconductor,
software, networking, life sciences and media tech. Have also worked in
Oil and Gas and manufacturing. Lately I have been working at start-ups
and turn-arounds. Large companies I have worked for are Occidental
Petroleum, Xerox, Cypress Semiconductor and Berkshire Hathaway.
Companies I have helped take public, ramp and/or turn -around are
Cypress, Monolithic Power, Callidus, Silego Technology. Please see my
linked -in profile for more details.
My wife and I have lived and own a house in Palo since December 1995.
I was a board member of my local synagogue in the 1990's. Otherwise,
my role has been limited to minor participation activities as my primary
role has been supporting my family and putting my children through
college.
Partial term, Expiring 3/31/2026
Full term, Expiring 3/31/2029
I am interested in bringing my experience of getting things done in the
business world to help continue to make Palo Alto a desirable and safe
place to live. In addition, diversified retail business needs to be
revitalized in the city as Palo Alto business is quickly becoming an
unhealthy restaurant and law firm monoculture. Too many businesses
have had to leave due to difficulty in making money and doing business.
Additionally, Palo Alto is losing its stature as being the Mecca of
Technology, again because of cost and difficulty of doing business. We
need to bring business back from incubators to start ups to mid -size and
large companies. I have worked as a finance professional in some of the
fiscally best run companies in SV (Cypress, Monolithic Power) and in the
US (Berkshire). I can bring this experience to the table to help revitalize
Palo Alto.
I am applying for this role because as I resident, I feel I am not being
heard. This ranges from the Charleston Corridor where the city pushed
through changes and really didn't listen to the locals (much more traffic
now on residential streets and virtual gridlock at rush hour) to grade
separation issues to housing and density. There seems to be a silo of
employees and elected officials who get limited agenda items done but
otherwise create a comfortable stasis on important items where there is
no consensus. Stasis and decision making will have greater impacts as
we move through time which can impact the culture, tenor and stature of
Palo Alto.
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4. If appointed, what specific goals would you like to see the
Planning and Transportation Commission achieve, and how
would you help in the process?
5. Planning and Transportation Commission Members work
with the documents listed below. If you have experience with
any of these documents, please describe that experience.
Experience with these documents is not required for selection.
Palo Alto 2030 Comprehensive Plan (2017)
City Charter
California Environmental Quality Act
El Camino Real Master Plan Study (2007)
Area Plans such as the South of Forest Avenue (SOFA) 1 (2000) and 11 (2003)
Plans
Baylands Master Plan (2008)
If you'd like to provide any additional documents, please
upload below.
Please confirm that you have read the Boards and
Commissions Handbook.
View the Boards and Commissions Handbook.
Signature
Date Completed
I like solving tough problems and
mention 2 items here:
1. Revitalizing Palo Alto business
vision for the city that this commit
level.
Item 1
upplemental Attachment
A - Planning and
ed. I will
Transportation
Commission
Applications - Redacted rching
My experience includes bringing divergent groups together, facing
constraints both financial and otherwise and getting results in a
reasonable timeframe. Time, if believe, is our ultimate concern. The price
of Palo Alto stasis is becoming increasingly steep at a faster rate. I
believe I can be a new voice and set of hands and ideas to help the city
get on a better track
I have not had experience with these documents
Daniel Benas Resume.2.19.24.doc
Yes
Name of signatory: Daniel P Benas
Link to signature
01/07/2025
3 of 3
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Submitted on
Receipt number
Related form version
I Personal information
Name
Cell Phone Number
Home Phone Number
Email Address
15 March 2024, 9:08pm
46
10
Ashish Bhattacharya
Are you a Palo Alto resident? Yes
Address
City
Postal Code
Do you have any relatives or members of your household who No
are employed by the City of Palo Alto, who are currently
serving on the City Council, or who are Commissioners or
Board Members?
Are you available and committed to complete the term applied Yes
for?
Fair Political Practices No
California state law requires board/commission members to file a disclosure
of financial interests (Fair Political Practices Commission, Conflict of Interest,
Form 700).
Do you/your spouse have an investment in, or do you or your spouse serve as
an officer or director of, a company doing business in Palo Alto which you
believe is likely to:
1. Engage in business with the City;
2. Provide products or services for City projects; or
3. Be affected by decisions of this Board or Commission?
Excluding your principal residence, do you or your spouse No
own real property in Palo Alto?
How did you learn about the vacancy on the Planning and City Website
1 of 3
Item 1: Staff Report Pg. 6 Packet Pg. 290 of 349
Transportation Commission?
Item 1
upplemental Attachm
A - Planning and
Transportation
Commission
Consent to Publish Personal Information on the City of Pal ApplicationsRedacted
Read the code, and check only ONE option below:
I Personal and Job Experience
Occupation
I request that the City of Palo Alto redact my home address, phone
numbers, and email address from the attached Board and Commission
Application prior to posting to the City's website.
Engineer
Please list your relevant education, training, experience, I'm a Computer Engineering graduate and have taken management
certificates of training, licenses, and professional registration. courses at Stanford and USC. I manage a large team at my cyber
If describing work experience, please include security company. I'm involved in planning, strategy and execution of
company/employer name and occupation. large initiatives
Please describe your involvement in community activities, I am an active member of Canopy which is spearheading the green
volunteer and civic organizations, including dates and any revolution. I have assisted my daughter to run a farm to table non profit
offices held. which helps farmers conney with local communities. I've been a model
PA citizen for the past 17 years having put my children through
education and participated in all relevant community activities.
Project Management Professional (PMP) certification
I Application Questions Interested in both partial or full term
1. Why are you interested in serving on the Planning & I want to improve the infrastructure in the city. The roads are in a very
Transportation Commission and what experience would you bad shape. There is a very big homelessness issue and we will need to
bring to the position? build reasonable accommodations. Also I'm worried about the pedestrian
accidents that happen regularly. I will find new means and ways to
improve all of this through technology and outreach
2. Please describe an issue that recently came before the Pedestrian safety
Commission that is of particular interest to you and describe Biking lanes.
why you are interested in it. If you have never been to a Overbridges on train intersections
Commission meeting, you can view archived videos from the Senior housing and safety
Midpen Media Center.
Archived video meetings are available from the Midpen Media Center
3. If appointed, what specific goals would you like to see the
Planning and Transportation Commission achieve, and how
would you help in the process?
4. Planning and Transportation Commission Members work
with the documents listed below. If you have experience with
any of these documents, please describe that experience.
Experience with these documents is not required for selection.
Palo Alto 2030 Comprehensive Plan (2017)
Zoning Code
City Charter
California Environmental Quality Act
El Camino Real Design Guidelines
El Camino Real Master Plan Study (2007)
Area Plans such as the South of Forest Avenue (SOFA) 1 (2000) and II (2003t
Plans
Baylands Master Plan (2008
Better infrastructure
Use latest technology to improve driver and pedestrian safety
Address homelessness and plan development of residential and
commercial units
Improve roads and manage traffic congestion.
Children safety
Palo Alto zoning code
El Camino real master plan
2 of 3
Item 1: Staff Report Pg. 7 Packet Pg. 291 of 349
If you'd like to provide any additional documents, please
upload below.
Please confirm that you have read the Boards and Yes
Commissions Handbook.
View the Boards and Commissions Handbook.
Item 1
supplemental Attachmen
A - Planning and
Transportation
Commission
Applications - Redacted
Signature Name of signatory: Ashish Bhattacharya
Link to signature
Date Completed 3/15/2024
3 of 3
Item 1: Staff Report Pg. 8 Packet Pg. 292 of 349
Submitted on
Receipt number
Related form version
I Personal information
Name
Cell Phone Number
Home Phone Number
Email Address
3 January 2025, 7:23pm
61
15
Grant J. Chang
Are you a Palo Alto resident? Yes
Address —
city
Postal Code
Do you have any relatives or members of your household who No
are employed by the City of Palo Alto, who are currently
serving on the City Council, or who are Commissioners or
Board Members?
Are you available and committed to complete the term applied Yes
for?
Fair Political Practices No
California state law requires board/commission members to file a disclosure
of financial interests (Fair Political Practices Commission, Conflict of Interest,
Form 700).
Do you/your spouse have an investment in, or do you or your spouse serve as
an officer or director of, a company doing business in Palo Alto which you
believe is likely to:
1. Engage in business with the City;
2. Provide products or services for City projects; or
3. Be affected by decisions of this Board or Commission?
Excluding your principal residence, do you or your spouse No
own real property in Palo Alto?
How did you learn about the vacancy on the Planning and Community Group
1 of 3
Item 1: Staff Report Pg. 9 Packet Pg. 293 of 349
Transportation Commission?
Item 1
upplemental Attachm
A - Planning and
Transportation
Commission
Consent to Publish Personal Information on the City of Pal ApplicationsRedacted
Read the code, and check only ONE option below:
I Personal and Job Experience
Occupation
I give permission for the City of Palo Alto to post to the City's website the
attached Board and Commission Application intact. I have read and
understand my rights under Government Code Section 6254.21. I may
revoke this permission at any time by providing written notice to the Palo
Alto City Clerk.
COO of Acellent Technologies, Inc.
Please list your relevant education, training, experience, * Harvard Business School - PLD - Program of Leadership Development
certificates of training, licenses, and professional registration. - Accelerated EMBA.
If describing work experience, please include * Acellent Tech, COO, helped company win Company of the Year for all
company/employer name and occupation. Technology Companies Globally.
Please describe your involvement in community activities,
volunteer and civic organizations, including dates and any
offices held.
I Application Questions
1. For which vacancy are you applying (check all that apply)?
2. Why are you interested in serving on the Planning &
Transportation Commission and what experience would you
bring to the position?
3. Please describe an issue that recently came before the
Commission that is of particular interest to you and describe
why you are interested in it. If you have never been to a
Commission meeting, you can view archived videos from the
Midpen Media Center.
Archived video meetings are available from the Midpen Media Center.
4. If appointed, what specific goals would you like to see the
Planning and Transportation Commission achieve, and how
would you help in the process?
5. Planning and Transportation Commission Members work
with the documents listed below. If you have experience with
any of these documents, please describe that experience.
Experience with these documents is not required for selection.
Palo Alto 2030 Comprehensive Plan (2017)
Zoning Code
City Charter
California Environmental Quality Act
El Camino Real Design Guidelines
El Camino Real Master Plan Study (2007)
Area Plans such as the South of Forest Avenue (SOFA) 1 (20001 and 11 (2003)
Plans
Bavlands Master Plan (2008
* Honorary Commander for the United States Air Force (Travis Air Force
Base).
* Volunteer for the Harvard Club of Silicon Valley
Full term, Expiring 3/31/2029
Just a way to give back to the community that I love so much!
The project 2030 plan sounds solid and I would love to do my part be
seeing it through.
more parks and clean the potholes up a bit.
N/A
2 of 3
Item 1: Staff Report Pg. 10 Packet Pg. 294 of 349
If you'd like to provide any additional documents, please
upload below.
Please confirm that you have read the Boards and Yes
Commissions Handbook.
View the Boards and Commissions Handbook.
Signature
Date Completed
Name of signatory: Grant J. Chang
01/03/2025
Item 1
supplemental Attachmen
A - Planning and
Transportation
Commission
Applications - Redacted
3 of 3
Item 1: Staff Report Pg. 11 Packet Pg. 295 of 349
Submitted on
Receipt number
Related form version
I Personal information
26 December 2024, 4:51 pm
53
15
Name Sheila
Cell Phone Number
Home Phone Number
Email Address
Are you a Palo Alto resident? Yes
Address
city
Postal Code
Do you have any relatives or members of your household who No
are employed by the City of Palo Alto, who are currently
serving on the City Council, or who are Commissioners or
Board Members?
Are you available and committed to complete the term applied Yes
for?
Fair Political Practices Yes
California state law requires board/commission members to file a disclosure
of financial interests (Fair Political Practices Commission, Conflict of Interest,
Form 700).
Do you/your spouse have an investment in, or do you or your spouse serve as
an officer or director of, a company doing business in Palo Alto which you
believe is likely to:
1. Engage in business with the City;
2. Provide products or services for City projects; or
3. Be affected by decisions of this Board or Commission?
Excluding your principal residence, do you or your spouse No
own real property in Palo Alto?
How did you learn about the vacancy on the Planning and Community Group
1 of 4
Item 1: Staff Report Pg. 12 Packet Pg. 296 of 349
Transportation Commission?
Item 1
upplemental Attachm
A - Planning and
Transportation
Commission
Consent to Publish Personal Information on the City of Pal ApplicationsRedacted
Read the code, and check only ONE option below:
I Personal and Job Experience
Occupation
I request that the City of Palo Alto redact my home address, phone
numbers, and email address from the attached Board and Commission
Application prior to posting to the City's website.
Manager II, Advanced analytics
Please list your relevant education, training, experience, My background in data science and policy analysis equips me to bring a
certificates of training, licenses, and professional registration. data -driven approach to the commission's work. Additionally, my
If describing work experience, please include experience in operations and strategic planning helps me consider long-
company/employer name and occupation. term implications while balancing diverse stakeholder needs.
My professional experience has involved building systems to solve
complex problems collaboratively. For example, I developed workflows
that streamlined operations across departments. In my previous role
managing shipping operations for e -commerce, I was tasked with
reducing shipping delays across hundreds of accounts. By analyzing
data to identify root causes and collaborating with multiple teams, I
implemented an automated system that reduced delays by 60%. This
experience taught me the value of data -informed decisions and
stakeholder collaboration —principles I aim to apply in planning and
transportation projects.
Please describe your involvement in community activities, 2024 - 2025 As a member of the 2024-2025 Leadership Palo Alto cohort,
volunteer and civic organizations, including dates and any I have been actively engaging in learning about local governance, civic
offices held. leadership, and the intersection of business, government, and
community interests in Palo Alto. This program has deepened my
understanding of community challenges and equipped me with the tools
to contribute meaningfully to Palo Alto's future development.
I Application Questions
1. For which vacancy are you applying (check all that apply)?
2. Why are you interested in serving on the Planning &
Transportation Commission and what experience would you
bring to the position?
2023 - 2024 During my time with the Berkeley MBA Partners Club, I
served as Chairman, where I organized events and fostered a supportive
community for MBA students and their partners. This role required
collaboration, strategic planning, and leadership to ensure the group
provided meaningful resources and connections for its members.
2024 to present: I have been an advocate for increasing diversity and
inclusion in data science through active participation in Women in Data
Science (WiDS) initiatives. I contributed to building an empowering
platform for women entering the field of data science.
Partial term, Expiring 3/31/2026
My family uses Caltrain and public transportation regularly. Having lived
in Hong Kong, Dubai, and China, I've experienced how efficient transit
systems drive economic growth and connect communities. I see
opportunities for positive change in Palo Alto's transportation system,
especially with the electrification of Caltrain and upcoming global events
like the World Cup and Super Bowl. I want to bring my unique
perspective to contribute to sustainable transportation by advocating for
expanded public transit options, enhanced bicycle infrastructure, and
pedestrian -friendly initiatives to reduce traffic congestion and promote
environmental sustainability, ensuring our community thrives in an
2 of 4
Item 1: Staff Report Pg. 13 Packet Pg. 297 of 349
Item 1
upplemental Attachm
interconnected and eco-friendly wayl A - Planning and
Transportation
3. Please describe an issue that recently came before the
One issue that recently came before
Commission
ortation
Commission that is of particular interest to you and describe
Commission (PTC) is the Bicycle Pe
Applications - Redacted
plan Update.
why you are interested in it. If you have never been to a
As an advocate for sustainable trans rly
Commission meeting, you can view archived videos from the
interested in the Bicycle Pedestrian Transportation Plan Update because
Midpen Media Center.
it aligns with my commitment to promoting alternative modes of
Archived video meetings are available from the Midpen Media Center
transportation that reduce reliance on automobiles.
My international experiences in cities like Hong Kong, Dubai, and various
locations in China have shown me firsthand how robust pedestrian and
cycling networks contribute to economic vitality and community well-
being. Implementing a comprehensive plan in Palo Alto can similarly
enhance connectivity and quality of life for residents.
I am interested in how the PTC engages with residents to gather input
and ensure that the plan reflects the diverse needs and preferences of
the community. Public participation can lead to more effective and widely
supported transportation solutions.
4. If appointed, what specific goals would you like to see the 1. I aim to promote policies that expand public transit options, enhance
Planning and Transportation Commission achieve, and how bicycle infrastructure, and create pedestrian -friendly spaces. With the
would you help in the process? electrification of Caltrain and upcoming major events like the World Cup
and Super Bowl, I see an opportunity to align Palo Alto's transportation
systems with sustainability goals. My background in data -driven
decision -making will allow me to analyze traffic patterns and identify
practical solutions to reduce congestion and emissions.
2. I would advocate for policies that integrate housing with transit
solutions, helping to address affordability and accessibility challenges.
My experience in strategic planning and policy analysis equips me to
evaluate zoning and land -use proposals that balance growth with
community character.
By bringing my data science /analytical skills, leadership experience, and
a network of palo alto leadership fellows, I am committed to helping the
commission make thoughtful, impactful decisions for Palo Alto's future.
5. Planning and Transportation Commission Members work
with the documents listed below. If you have experience with
any of these documents, please describe that experience.
Experience with these documents is not required for selection.
Palo Alto 2030 Comprehensive Plan (2017)
Zoning Code
City Charter
California Environmental Quality Act
El Camino Real Design Guidelines
El Camino Real Master Plan Study (2007)
Area Plans such as the South of Forest Avenue (SOFAI I (20001 and II (2003(
Plans
Baylands Master Plan (2008
If you'd like to provide any additional documents, please
upload below.
Please confirm that you have read the Boards and
Commissions Handbook.
View the Boards and Commissions Handbook.
Signature
I have experience participating in the cal ave renovation design plan as a
PA resident.
Yes
Name of signatory: Xinlan Tan
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Item 1
upplemental Attachmer
A - Planning and
Transportation
Commission
Applications - Redacted
Link to signature
Date Completed 12/26/2024
Item 1: Staff Report Pg. 15
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Packet Pg. 299 of 349
Submitted on
Receipt number
Related form version
I Personal information
Name
Cell Phone Number
Home Phone Number
Email Address
13 January 2025, 12:58pm
72
15
William Glazier
Are you a Palo Alto resident? Yes
Address —
City
Postal Code
Do you have any relatives or members of your household who No
are employed by the City of Palo Alto, who are currently
serving on the City Council, or who are Commissioners or
Board Members?
Are you available and committed to complete the term applied Yes
for?
Fair Political Practices No
California state law requires board/commission members to file a disclosure
of financial interests (Fair Political Practices Commission, Conflict of Interest,
Form 700).
Do you/your spouse have an investment in, or do you or your spouse serve as
an officer or director of, a company doing business in Palo Alto which you
believe is likely to:
1. Engage in business with the City;
2. Provide products or services for City projects; or
3. Be affected by decisions of this Board or Commission?
Excluding your principal residence, do you or your spouse No
own real property in Palo Alto?
How did you learn about the vacancy on the Planning and Other: Email from current PTC Member
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Item 1: Staff Report Pg. 16 Packet Pg. 300 of 349
Transportation Commission?
Item 1
upplemental Attachm
A - Planning and
Transportation
Commission
Consent to Publish Personal Information on the City of Pal ApplicationsRedacted
Read the code, and check only ONE option below:
I Personal and Job Experience
Occupation
Please list your relevant education, training, experience,
certificates of training, licenses, and professional registration
If describing work experience, please include
company/employer name and occupation.
Please describe your involvement in community activities,
volunteer and civic organizations, including dates and any
offices held.
I Application Questions
1. For which vacancy are you applying (check all that apply)?
2. Why are you interested in serving on the Planning &
Transportation Commission and what experience would you
bring to the position?
I give permission for the City of Palo Alto to post to the City's website the
attached Board and Commission Application intact. I have read and
understand my rights under Government Code Section 6254.21. I may
revoke this permission at any time by providing written notice to the Palo
Alto City Clerk.
Retired
Harvard AB, Stanford MBA
Bain and Company 1985-90
Silicon Graphics 1990-95
Variety of Internet and technology startups in marketing and business
development roles (Placeware (sold to Microsoft), Eloquent (IPO),
Virident (sold to Western Digital) - 1995-2005
Venture Capital, Venture Partner, Redwood Ventures 2005-2011
Founder and Executive Director, Team NorCal Lacrosse 2011-2024
Resident of Palo Alto for 38 years
Member of Palo Alto Planning Commission 1990-95
President, Tomahawks Youth Lacrosse 501 c3 2006-2025
Katherine and I made a decision when we were married to move to the
West Coast and Palo Alto and raise our kids here and attend the public
school system. We were very fortunate we were able to buy a house and
become a part of an incredible community of people. We were thrilled
our kids got to grow up here. She was very active leading many
community organizations - Garden Club, Walter Hays PTA, Gamble
Garden Center. Later in life, I founded a youth sports company -
TeamNorCal Lacrosse - that touches over 2,000 kids yearly and worked
with over a dozen public and private high schools up and down the
Peninsula (including Paly and Gunn) to add the sport at the Varsity level.
Partial term, Expiring 3/31/2026
Full term, Expiring 3/31/2029
Retirement opens up new vistas for us all. My professional life was a
series of roles working with extraordinary people on challenging issues. I
have the time and interest once again now to devote to the PTC.
My relevant experience:
A) Experience as a Planning Commissioner - Experience hopefully brings
wisdom. I hopefully learned from some great people I worked with at that
time.
B) Knowledge of the City and Understanding of the Needs of Residents -
I have watched the City grow from 'a nice bedroom community for
Stanford' to 'the epicenter of the Internet'. I have seen the good and the
bad of this growth.
C) Willingness and Ability to Serve - I have no further political
aspirations, and am not looking to run for City Council or Congress in
two years. I merely want to work with smart people addressing important
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issues about a place that I love and A - Planning and ave plenty of
time and can commit to the persona o be
effective in the role. Transportation
Commission
3. Please describe an issue that recently came before the
Commission that is of particular interest to you and describe
why you are interested in it. If you have never been to a
Commission meeting, you can view archived videos from the
Midpen Media Center.
Archived video meetings are available from the Midpen Media Center.
4. If appointed, what specific goals would you like to see the
Planning and Transportation Commission achieve, and how
would you help in the process?
5. Planning and Transportation Commission Members work
with the documents listed below. If you have experience with
any of these documents, please describe that experience.
Experience with these documents is not required for selection.
Palo Alto 2030 Comprehensive Plan (2017)
Zoning Code
City Charter
California Environmental Quality Act
El Camino Real Design Guidelines
El Camino Real Master Plan Study (2007)
Area Plans such as the South of Forest Avenue (SOFA) 1(2000) and 11 (2003)
Plans
Baylands Master Plan (2008)
If you'd like to provide any additional documents, please
upload below.
Please confirm that you have read the Boards and
Commissions Handbook.
View the Boards and Commissions Handbook
Signature
I have been to many PTC meetings �ppli cis ReT d followed
issues of interest online and vis newspapers for nearly 40 years.
Recently, the 70 Encina housing proposal contains a number of issues
that are likely to continue to face the City and the PTC. More housing in
an area (the old Urban Lane, now PAMF, Opportunity Center,
Transportation Center and more) which is a very attractive place for
additional in -fill housing is a good thing. However, it is clear that their are
a number of already problematic traffic problems in Town and Country
Village (I long for the days when I could drive up in front of any of my
favorite stores there and walk right in..). This is a perfect example of why
you need smart people who can work well together to come up with the
right solution. More housing is great, but only in the context of parking,
traffic and neighborhood compatibility constraints. Loud yet anonymous
voices shouting online is not helpful.
1. More housing - The jobs/housing imbalance and the affordability
issues continue to create problems for us. We need to create
opportunities for our kids to be able to live here - they have all been
priced out.
2. Intelligent Growth - Palo Alto is not Manhattan or Tokyo. The office
market is clearly overbuilt, but there are opportunities to improve specific
areas. Housing will be a bigger focus, but lining University Avenue, San
Antonio Avenue or El Camino with 10-20 story towers is not smart for
anyone.
3. Better Traffic Management - I am tired of the traffic.
4. Progress on Cubberley HS Site - This is too big of an asset and the
potential too great
5. Improve University/California Ave
More important than specific goals though, is how the PTC and its
members contribute to the planning/management process. Smart people
who can work well together can do almost anything. I think I can offer a
very thoughtful and dynamic approach and can work well with current
PTC members.
Having spent 5 years on the PTC from 1990-95, I am very familiar with
many of these documents, having participated in the creation/and or
modification/interpretation of prior versions of these. Having been a
homeowner who has done substantial renovations on a home considered
for a historical designation, I have learned in more detail than I ever
thought possible the zoning, building and design guidelines.
I walk the Baylands almost daily with my black lab Shasta, so we can tell
you in precise detail what a fabulous asset that is for the community
(along with a. few suggestions for improvement).
Yes
Name of signatory: William G Glazier
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A - Planning and
Transportation
Commission
Applications - Redacted
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Receipt number
Related form version
I Personal information
Name
Cell Phone Number
Home Phone Number
Email Address
10 November 2024, 7:06am
48
10
Brian Hamachek
Are you a Palo Alto resident? Yes
Address
City
Postal Code
Do you have any relatives or members of your household who No
are employed by the City of Palo Alto, who are currently
serving on the City Council, or who are Commissioners or
Board Members?
Are you available and committed to complete the term applied Yes
for?
Fair Political Practices No
California state law requires board/commission members to file a disclosure
of financial interests (Fair Political Practices Commission, Conflict of Interest,
Form 700).
Do you/your spouse have an investment in, or do you or your spouse serve as
an officer or director of, a company doing business in Palo Alto which you
believe is likely to:
1. Engage in business with the City;
2. Provide products or services for City projects; or
3. Be affected by decisions of this Board or Commission?
Excluding your principal residence, do you or your spouse No
own real property in Palo Alto?
How did you learn about the vacancy on the Planning and City Website
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A - Planning and
Transportation
Commission
Consent to Publish Personal Information on the City of Pal ApplicationsRedacted
Read the code, and check only ONE option below:
I Personal and Job Experience
Occupation
I give permission for the City of Palo Alto to post to the City's website the
attached Board and Commission Application intact. I have read and
understand my rights under Government Code Section 6254.21. I may
revoke this permission at any time by providing written notice to the Palo
Alto City Clerk.
Chief Technology Officer
Please list your relevant education, training, experience, I was born at Stanford Hospital and raised in Palo Alto, attending Walter
certificates of training, licenses, and professional registration. Hays Elementary, Jordan Middle School, and Palo Alto High. With deep
If describing work experience, please include roots in this community, I have a unique perspective on Palo Alto's
company/employer name and occupation. growth and evolution over the years.
Currently, I'm the Chief Technology Officer for an event ticketing startup,
where I lead technical strategy, product development, and team
operations. Beyond my current role, I've founded my own companies and
worked across a range of environments, from nimble startups to major
organizations like Microsoft and HP. These experiences have taught me
how to tackle complex challenges, balance diverse perspectives, and
work effectively with people from all walks of life. My adaptability, broad
professional experience, and lifelong connection to Palo Alto make me
well -suited to contribute meaningfully to the Planning and Transportation
Commission.
Please describe your involvement in community activities, I have a deep-rooted connection to the Palo Alto community, beginning
volunteer and civic organizations, including dates and any with my first volunteer experience at age 8, when I joined a city-wide
offices held. effort to redesign the street median at Lowell Avenue and Bryant Street.
In 2012, I served as a judge for the city's civic hackathon, supporting
innovation and community -driven solutions. Over the years, I have
actively supported local entrepreneurship by mentoring Stanford
students interested in tech and startups.
In addition, I founded a website to help Palo Alto tennis players connect,
and I host several local meetup groups for photography and tennis,
fostering a sense of community and shared interests. I'm also a member
of the Old Palo Alto Neighborhood Association, where I stay involved in
local issues and engage with fellow residents.
I Application Questions Interested in both partial or full term
1. Why are you interested in serving on the Planning &
Transportation Commission and what experience would you
bring to the position?
I have a deep love for Palo Alto —it's not just where I live; it's where I
was born, where I met my wife in kindergarten, and where I started both
my career and my family. For me, it's truly the best city in the world to
live. I understand that Palo Alto's unique character is the result of
generations of residents who have invested in its future, caring more
deeply than most people do about their city. Preserving what makes Palo
Alto so remarkable will require a commitment to that legacy, with
residents who are willing to put in the work and make tough decisions to
safeguard its long-term future. I want to be part of that effort to ensure
that Palo Alto remains extraordinary for generations to come. No other
candidate has the same depth of love for Palo Alto, nor the same
willingness to work tirelessly to protect and preserve it.
2. Please describe an issue that recently came before the One persistent overarching issue before the Commission that resonates
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Commission that is of particular interest to you and describe with me is the debate surrounding hi A - Planning and g
why you are interested in it. If you have never been to a adjustments to address Palo Alto's tallenge of
Commission meeting, you can view archived videos from the balancing the need for affordable ho Transportation n of Palo
Midpen Media Center. Alto's character and quality of life is Commission larly
Archived video meetings are available from the Midpen Media Centerinterested in this issue because it S Applications - RedactedJ community
—ensuring that Palo Alto remains accessible and livable tor people of all
backgrounds while managing growth sustainably.
As someone who grew up here and has witnessed Palo Alto's evolution,
I understand the importance of strategic development that respects
neighborhood character, reduces traffic congestion, and enhances the
overall livability of the city. I believe this issue requires innovative
approaches, long-term thinking, and collaboration with residents to make
informed decisions that will positively shape Palo Alto's future.
3. If appointed, what specific goals would you like to see the
Planning and Transportation Commission achieve, and how
would you help in the process?
4. Planning and Transportation Commission Members work
with the documents listed below. If you have experience with
any of these documents, please describe that experience.
Experience with these documents is not required for selection.
Palo Alto 2030 Comprehensive Plan (2017)
Zoning Code
City Charter
California Environmental Quality Act
El Camino Real Design Guidelines
El Camino Real Master Plan Study (2007)
Area Plans such as the South of Forest Avenue (SOFA) I (2000t and II (2003)
Plans
Bavlands Master Plan (2008
If you'd like to provide any additional documents, please
upload below.
Please confirm that you have read the Boards and
Commissions Handbook.
View the Boards and Commissions Handbook.
Signature
Date Completed
If appointed, my primary goal for the Planning and Transportation
Commission would be to provide City Council with clear, well -reasoned
recommendations that promote balanced development, sustainable
transportation, and preserve the unique character of Palo Alto. I would
advise Council on addressing housing needs in a way that respects
neighborhood quality of life, along with strategies to enhance transit
options and alleviate traffic congestion, such as expanding bike
infrastructure and improving public transit access.
My approach would be to deliver recommendations grounded in thorough
research and a strong understanding of community impact. I would
assist Council in weighing immediate needs against long-term goals,
ensuring that planning decisions reflect Palo Alto's vision for the future
and are informed by resident perspectives. My aim is to support Council
in making decisions that are both progressive and aligned with the core
values of our community.
During my campaign for City Council, I became familiar with many of the
core documents and policies used by the Planning and Transportation
Commission. Engaging in debates and public discussions provided me
with a hands-on understanding of critical issues in housing,
transportation, and development, as well as a unique insight into the
concerns and priorities of Palo Alto residents.
In addition to this experience, I bring extensive expertise in analyzing
complex regulatory, policy, and planning documents from my work in the
tech and startup sectors. I have regularly engaged with compliance and
regulatory frameworks, aligning technical strategies with legal
requirements, which has strengthened my ability to interpret detailed
documentation and understand its practical applications.
Yes
Name of signatory: Brian Hamachek
Link to signature
11/10/2024
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Related form version
I Personal information
Name
Cell Phone Number
Home Phone Number
Email Address
15 January 2025, 3:37pm
58
15
Daniel Hekier
Are you a Palo Alto resident? Yes
Address
city
Postal Code
Do you have any relatives or members of your household who No
are employed by the City of Palo Alto, who are currently
serving on the City Council, or who are Commissioners or
Board Members?
Are you available and committed to complete the term applied Yes
for?
Fair Political Practices No
California state law requires board/commission members to file a disclosure
of financial interests (Fair Political Practices Commission, Conflict of Interest,
Form 700).
Do you/your spouse have an investment in, or do you or your spouse serve as
an officer or director of, a company doing business in Palo Alto which you
believe is likely to:
1. Engage in business with the City;
2. Provide products or services for City projects; or
3. Be affected by decisions of this Board or Commission?
Excluding your principal residence, do you or your spouse No
own real property in Palo Alto?
How did you learn about the vacancy on the Planning and Community Group
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Item 1
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A - Planning and
Transportation
Commission
Consent to Publish Personal Information on the City of Pal ApplicationsRedacted
Read the code, and check only ONE option below:
I Personal and Job Experience
Occupation
Please list your relevant education, training, experience,
certificates of training, licenses, and professional registration
If describing work experience, please include
company/employer name and occupation.
I request that the City of Palo Alto redact my home address, phone
numbers, and email address from the attached Board and Commission
Application prior to posting to the City's website.
Attorney
I currently work as corporate counsel at Google. In that role, my day to
day responsibilities involve collaborating with stakeholders (internal and
external) and taking into account existing company policies towards
achieving a desired outcome. While the subject matter differs from that
which comes before PTC, this experience should translate to the process
of reviewing matters that do come before the PTC and in working with
staff, the other commissioners, and taking into account stakeholder
concerns towards issuing a recommendation to Council.
Please describe your involvement in community activities, After moving to Palo Alto in September 2018, I quickly became involved
volunteer and civic organizations, including dates and any in volunteering at my local synagogue (Congregation Emek Beracha) by
offices held. joining the board. I served as president of the board for three years from
June 2020 to June 2023, through the Covid lockdown, reopening, and a
broader re -engagement of the community. I've continued serving on the
board as a director in a past president role, and am now seeking a
public/community service opportunity to serve a broader constituency.
I Application Questions
1. For which vacancy are you applying (check all that apply)?
2. Why are you interested in serving on the Planning &
Transportation Commission and what experience would you
bring to the position?
3. Please describe an issue that recently came before the
Commission that is of particular interest to you and describe
why you are interested in it. If you have never been to a
Commission meeting, you can view archived videos from the
Midpen Media Center.
Archived video meetings are available from the Midpen Media Center.
Partial term, Expiring 3/31/2026
Full term, Expiring 3/31/2029
When I moved to Palo Alto in 2018 with my family, we immediately fell in
love with the community. Having access to playgrounds, parks, and bike
trails transformed our experience as a family. I am interested to serve on
the Commission in order to support the city's pursuit of fulfilling it's
housing development goals while maintaining the best of the city's
character. I would bring my professional experience of working with a
variety of stakeholders towards an optimal outcome, and my community
service orientation from having served on the synagogue board.
I've been interested by the Commission's work on retail rejuvenation over
several meetings, beginning with the retail study introduced at the PTC
meeting on October 25, 2023, continuing with the establishment of the
Ad Hoc committee and the full Commission's review of the retail study,
and concluding with recommendations to Council to amend code
impacting retail uses in the city at the August 14, 2024, meeting. I was
interested to see the Commission's recommendations to Council
addressing a broad range of matters such as parking, types of retail, and
standardizing CUP approval criteria. This area is of interest because of
the role that retail plays in fostering community by attracting the
participation of local residents. I was also interested by the
Commission's discussion acknowledging the challenges that retail has
faced in Palo Alto, and deliberation of how revisions to code would
impact the viability of retail rejuvenation.
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4. If appointed, what specific goals would you like to see the
Planning and Transportation Commission achieve, and how
would you help in the process?
5. Planning and Transportation Commission Members work
with the documents listed below. If you have experience with
any of these documents, please describe that experience.
Experience with these documents is not required for selection.
Palo Alto 2030 Comprehensive Plan (2017)
Zonino Code
California Environmental Quality Act
El Camino Real Design Guidelines
El Camino Real Master Plan Study (2007)
Area Plans such as the South of Forest Avenue (SOFA) 1 (2000) and 11 (2003)
Baylands Master Plan (2008
If you'd like to provide any additional documents, please
upload below.
Please confirm that you have read the Boards and
Commissions Handbook.
View the Boards and Commissions Handbook.
Signature
Date Completed
A - Planning and
I would like to join the Commission ti ouncil as to
the matters where the Commission' Transportation ght,
particularly: Commission
Applications - Redacted
(1) Successful implementation of the Housing uement so meet the City's
objective by 2031;
(2) Continued development and enhancement of safe bike and
pedestrian paths; and
(3) Retail revitalization.
I would be excited to contribute to this process by balancing stakeholder
concerns along with the city's commitments under the Housing Element
to ensure Palo Alto continues to thrive.
I'm becoming familiar with these documents in preparing to serve on the
commission, and am studying them on an ongoing basis.
Yes
Name of signatory: Daniel Hekier
Link to signature
01/15/2025
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I Personal information
Name
Cell Phone Number
15 January2025, 11:47pm
59
15
Terrance Holzemer
Home Phone Number
Email Address holz@sonic.net
Are you a Palo Alto resident? Yes
Address
city
Postal Code
Do you have any relatives or members of your household who No
are employed by the City of Palo Alto, who are currently
serving on the City Council, or who are Commissioners or
Board Members?
Are you available and committed to complete the term applied Yes
for?
Fair Political Practices No
California state law requires board/commission members to file a disclosure
of financial interests (Fair Political Practices Commission, Conflict of Interest,
Form 700).
Do you/your spouse have an investment in, or do you or your spouse serve as
an officer or director of, a company doing business in Palo Alto which you
believe is likely to:
1. Engage in business with the City;
2. Provide products or services for City projects; or
3. Be affected by decisions of this Board or Commission?
Excluding your principal residence, do you or your spouse No
own real property in Palo Alto?
How did you learn about the vacancy on the Planning and Community Group
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Item 1
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Email from the City A - Planning and
Transportation
Commission
Consent to Publish Personal Information on the City of Pal Applications -Redacted
Read the code, and check only ONE option below:
I Personal and Job Experience
Occupation
Please list your relevant education, training, experience,
certificates of training, licenses, and professional registration
If describing work experience, please include
company/employer name and occupation.
Please describe your involvement in community activities,
volunteer and civic organizations, including dates and any
offices held.
I Application Questions
1. For which vacancy are you applying (check all that apply)?
2. Why are you interested in serving on the Planning &
Transportation Commission and what experience would you
bring to the position?
I request that the City of Palo Alto redact my home address, phone
numbers, and email address from the attached Board and Commission
Application prior to posting to the City's website.
Substitute Teacher
Graduate/BA Degree in Public Relations, San Jose State, 1980.
California CLAD Clear Teaching Credential 2005, PAUSD Substitute
Teacher of the Year Award, three -times. Worked in both federal
governmental agency (NASA -Ames Research Center -- 5 years), private
industry (Rudolph & Sletten, 10years; Hewlett-Packard, 1 -year) and now
teaching (20+ years). Was the Chief Editor and Writer of several
government and industrial publications, including the "Brown Paper
Wrapper" and the "R&S News". Won two IABC Bay Area Silver Awards
for excellence in writing and editing in 1994. Since 2002, my experience
in teaching spans every grade level, from kindergarten to high school as
well as functioning as the school librarian (2022-2023) and P.E.
instructor for several semesters.
Since 1995, I have served on the Board of our homeowners association,
Palo Alto Central, located in the Mayfield neighborhood. I have served as
a Board Member, President (for ten years) and currently now Vice
President. I was also appointed by the Council to serve as a volunteer
member on the NVCAP (North Ventura Coordinated Area Plan) Working
Group from 2018 to 2021, attending and participating in over 14 separate
meetings. In addition, I'm an City -trained Emergency Services volunteer
(CERT) to assist in our community in the event of a major earthquake,
natural disasters (including floods, etc.) or even a man-made event
(chemical spill or terrorist situation). I have both CPR and heart
defibrillator training. As a CERT, I have participated in several
community -wide events, including the May Fete Parade, and St. Thomas
Aquinas Easter Walk.
Partial term, Expiring 3/31/2026
As a long time resident and home owner (30+ years), I've had the great
privilege to learn and appreciate the elements that make up the
community of Palo Alto today. Whether it is the City's fabulous parks and
the variety within them, its inclusive community events (May Fete
Parade, 3rd Thursdays, Summer Twight Music Series, etc.), or its unique
residential neighborhoods, Palo Alto is a special place that I have come
to love and enjoy every day. I believe my experience as a Board
member, knowledge gained through the NVCAP Working Group, and my
skills and abilities as a PAUSD educator for 20 years, I believe I have
the right combination to serve on the Planning and Transportation
Commission.
3. Please describe an issue that recently came before the Over the past 30 years, I have both observed and participated in
Commission that is of particular interest to you and describe numerous PTC and City Council meetings. I have had a wide variety of
why you are interested in it. If you have never been to a interests in several issues that have come before the PTC over the years
Commission meeting, you can view archived videos from the including the President Hotel, 429 University, Castilleja Expansion, the
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Midpen Media Center.
Archived video meetings are available from the Midpen Media Center.
4. If appointed, what specific goals would you like to see the
Planning and Transportation Commission achieve, and how
would you help in the process?
5. Planning and Transportation Commission Members work
with the documents listed below. If you have experience with
any of these documents, please describe that experience.
Experience with these documents is not required for selection.
Palo Alto 2030 Comprehensive Plan (2017)
Zoning Code
City Charter
California Environmental Quality Act
Area Plans such as the South of Forest Avenue (SOFA) 1 (2000) and 11 (2003)
Plans
Baylands Master Plan (2008)
If you'd like to provide any additional documents, please
upload below.
current Housing Element, and one O1 A - Planning and le NVCAP
area, which is in my neighborhood al R of
California's history, the Thomas Foo Transportation (otherwise
known as 340 Portage Avenue). Alt Commission lof the City's
goals of obtaining affordable housin Applications - Redactedjk1 our City, I
do not agree and fought against (at the HhB, PIG, Gity ouncil) the
destruction of one of the most important and significant historic
structures still remaining, intact, in our City. It's remains a major loss to
our entire community and it's unfortunate that there were close -door
negotiations with the developer that allowed for no real public input or
discussion.
My goals would be the following:
1) Having an increased community outreach and discussion program
with residents directly about what they want their City to be in 20-30
years. The Town Halls, held by the City over the past two -three years
are a good start, but it is too slow in being organized. There should be a
dedicated City team that goes into the neighborhoods and asks them --
not telling them -- what their issues are. I suggest the City work with
well -established organizations or neighborhood associations, like PAN. I
see little or no support of these organizations from the City.
2) Residential concerns and issues should be the PTC's primary focus,
not developer -led ones. We need to ensure that residential voices are
heard and appreciated.
The single document that have some knowledge of is the 2030
Comprehensive Plan, which I have reviewed on several occasions.
Please confirm that you have read the Boards and Yes
Commissions Handbook.
View the Boards and Commissions Handbook.
Signature Name of signatory: Terrance Holzemer
Link to signature
Date Completed 01/15/2025
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I Personal information
Name
Cell Phone Number
Home Phone Number
Email Address
11 January 2025, 9:00pm
71
15
Todd James
Are you a Palo Alto resident? Yes
Address
City
Postal Code
Do you have any relatives or members of your household who No
are employed by the City of Palo Alto, who are currently
serving on the City Council, or who are Commissioners or
Board Members?
Are you available and committed to complete the term applied Yes
for?
Fair Political Practices No
California state law requires board/commission members to file a disclosure
of financial interests (Fair Political Practices Commission, Conflict of Interest,
Form 700).
Do you/your spouse have an investment in, or do you or your spouse serve as
an officer or director of, a company doing business in Palo Alto which you
believe is likely to:
1. Engage in business with the City;
2. Provide products or services for City projects; or
3. Be affected by decisions of this Board or Commission?
Excluding your principal residence, do you or your spouse No
own real property in Palo Alto?
How did you learn about the vacancy on the Planning and Other: A close personal friend
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A - Planning and
Transportation
Commission
Consent to Publish Personal Information on the City of Pal ApplicationsRedacted
Read the code, and check only ONE option below:
I Personal and Job Experience
Occupation
Please list your relevant education, training, experience,
certificates of training, licenses, and professional registration
If describing work experience, please include
company/employer name and occupation.
Please describe your involvement in community activities,
volunteer and civic organizations, including dates and any
offices held.
I Application Questions
1. For which vacancy are you applying (check all that apply)?
2. Why are you interested in serving on the Planning &
Transportation Commission and what experience would you
bring to the position?
3. Please describe an issue that recently came before the
Commission that is of particular interest to you and describe
why you are interested in it. If you have never been to a
Commission meeting, you can view archived videos from the
Midpen Media Center.
Archived video meetings are available from the Midpen Media Center.
I request that the City of Palo Alto redact my home address, phone
numbers, and email address from the attached Board and Commission
Application prior to posting to the City's website.
Former Sr. Photo Editor, National Geographic
After attending the University of Missouri, School of Journalism, I worked
in publishing for more than three decades at National Geographic
magazine, Fortune and Businessweek. I worked as a draftsman in my
father's architectural firm and in construction while in college. My interest
in urban planning spans from the competing visons of Frank Lloyd
Wright and Corbusier a century ago to modern concepts of walkable,
people -centered places advocated by San Francisco architect and urban
planner Peter Calthorpe (who grew up in Palo Alto) He is a founding
member of the Congress of New Urbanism and was central to a National
Geographic magazine cover story on designing Cities of the Future that I
worked on.
During my 26 years at National Geographic I volunteered to teach at
photo camps for underserved communities in Chad, The Pine Ridge
Indian Reservation, Little Havana in Miami, and Philadelphia.
Partial term, Expiring 3/31/2026
Full term, Expiring 3/31/2029
I have always been interested in urban planning and architecture.
Growing up, I watched as my architect father found novel ways to blend
his craft and his social concerns to design, build, and fund affordable
housing for the Chickasaw Nation and the elderly community in
Oklahoma where we lived. I would like to apply those same sensibilities
and blend my own interest in urban planning and architecture with my
perspective and skills as a journalist to help shape and improve my
community.
Watching the PTC balance community interests of livability and
developer's interest of profitability is fascinating. Affordable housing
seems to be the principal currency in this negotiation along with the
impact of design details like setbacks, parking and garbage collection on
the neighborhood. One project gave priority for affordable housing units
to teachers but at a cost few teachers could afford. It appeared to solve
a problem in principle but not in practice and at a cost to the city from
waived development fees. Another development behind Town & Country
showed how complex and competing interests can result in an overbuilt
project that is less than desirable to almost everyone even though it
adds more needed housing. The project I found most encouraging was
an apartment complex on San Antonio. Everyone on the Commission
found something to admire about this project, and so did I, showing that
principle -driven design can serve both the community and property
developers.
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Item 1
upplemental Attachm
4. If appointed, what specific goals would you like to see the
Planning and Transportation Commission achieve, and how
would you help in the process?
5. Planning and Transportation Commission Members work
with the documents listed below. If you have experience with
any of these documents, please describe that experience.
Experience with these documents is not required for selection.
Palo Alto 2030 Comprehensive Plan (2017)
Zoning Code
California Environmental Quality Act
El Camino Real Desion Guidelines
Area Plans such as the South of Forest Avenue (SOFA) 1 (2000) and II (2003)
Plans
Baylands Master Plan (2008)
If you'd like to provide any additional documents, please
upload below.
Please confirm that you have read the Boards and
Commissions Handbook.
View the Boards and Commissions Handbook.
Signature
Date Completed
A - Planning and
I would like to explore whether a fran Id to
estimate the value of the exceptions Transportation ng for to
ensure they are in balance with the Commission to the city
and the value they return. Detailed Applications - Redacted sed in
creative ways including urban development pianning.wanito learn
more about what is available and whether there are mapping solutions
that could enhance the PTCs ability forecast how individual decisions
could collectively influence livability over time, for example by altering the
tree canopy and green space. I also want to better understand how other
cities are resolving similar challenges like downtown infill development.
For instance, San Luis Obispo seems to have balanced a slow -growth
and historical preservation mindset with modern construction in a
harmonious way.
I have no experience working with these documents
Yes
Name of signatory: Todd James
Uploaded signature image: Todd Signaure. pg
01/11/2025
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Submitted on
Receipt number
Related form version
I Personal information
Name
Cell Phone Number
Home Phone Number
Email Address
14 January 2025, 11:25pm
73
15
Kevin Ji
Are you a Palo Alto resident? Yes
Address
City
Postal Code
Do you have any relatives or members of your household who No
are employed by the City of Palo Alto, who are currently
serving on the City Council, or who are Commissioners or
Board Members?
Are you available and committed to complete the term applied Yes
for?
Fair Political Practices No
California state law requires board/commission members to file a disclosure
of financial interests (Fair Political Practices Commission, Conflict of Interest,
Form 700).
Do you/your spouse have an investment in, or do you or your spouse serve as
an officer or director of, a company doing business in Palo Alto which you
believe is likely to:
1. Engage in business with the City;
2. Provide products or services for City projects; or
3. Be affected by decisions of this Board or Commission?
Excluding your principal residence, do you or your spouse No
own real property in Palo Alto?
How did you learn about the vacancy on the Planning and Other: Palo Alto PTC
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Item 1: Staff Report Pg. 32 Packet Pg. 316 of 349
Transportation Commission?
Item 1
upplemental Attachm
A - Planning and
Transportation
Commission
Consent to Publish Personal Information on the City of Pal ApplicationsRedacted
Read the code, and check only ONE option below:
I Personal and Job Experience
Occupation
Please list your relevant education, training, experience,
certificates of training, licenses, and professional registration.
If describing work experience, please include
company/employer name and occupation.
Please describe your involvement in community activities,
volunteer and civic organizations, including dates and any
offices held.
I give permission for the City of Palo Alto to post to the City's website the
attached Board and Commission Application intact. I have read and
understand my rights under Government Code Section 6254.21. I may
revoke this permission at any time by providing written notice to the Palo
Alto City Clerk.
Software Engineer
I have a strong background in transportation planning and data analysis
Founder, Stanford Data and Mapping for Society(dams.stanford.edu): I
founded DAMS to apply data science to real -world issues. During my
leadership, we completed these projects:
California Transportation Commission: Developed visualizations to map
out awarded projects for the Solutions for Congested Corridors, Trade
Corridor Enhancement.
Transportation Authority of Monterey
County(https://www.tamcmonterey.org/collision-data-map): Designed a
dashboard to analyze collision frequency and severity.
Contra Costa Transportation
Authority(https://kevinji.shinyapps. io/CCTA_pems_tims_dashboard):
Created a tool to evaluate traffic patterns along the 1-680 corridor.
AC Transit: Developed a live bus tracking system and geospatial
complaint map.
City of Oakland(https://tinyurl.com/damsoakland): Built a platform to
visualize demographic, economic, and housing data.
I took classes at Stanford in transportation policy
Palo Alto Youth Council (2014-2017), Secretary (2015-2016): I chaired
the events committee, where I led the creation of a high school
intramural sports program and organized a job fair for teens to connect
with local businesses.
Palo Alto Bryant Street Garage Fund (now Think Fund) (2015-2017): I
secured grants to support community -focused initiatives, such as
organizing financial literacy workshops and developing programs to
spark teenagers' interest in history.
Michelle Obama's Better Make Room Initiative (2016-2021): I served as
a student representative supporting programs that encouraged students,
particularly those that are first -generation or low income to pursue higher
education.
Stanford University's Computer Science capstone course (2022-2024): I
guided student teams on creating technical plans, and effectively
communicating with stakeholders. The teams worked on projects for
organizations like the LA Dodgers, Meta, and Daimler (Mercedes -Benz's
parent company).
2 of 4
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I Application Questions
Item 1
upplemental Attachmer
A - Planning and
Transportation
Commission
1. For which vacancy are you applying (check all that apply)? Partial term, Expiring 3/31/2026 lApplications - Redacted
Full term, Expiring 3/31/2029
2. Why are you interested in serving on the Planning & I have been a lifelong resident of Palo Alto, attending Fairmeadow,
Transportation Commission and what experience would you Terman, Gunn, and Stanford. Since childhood, I have been passionate
bring to the position? about contributing to the community, starting with serving as a crossing
guard at Cowper and Meadow in fifth grade, participating in the Palo Alto
Youth Council during high school, and continuing to find ways to give
back today. These experiences instilled in me a deep dedication to
community service and a strong connection to Palo Alto.
3. Please describe an issue that recently came before the
Commission that is of particular interest to you and describe
why you are interested in it. If you have never been to a
Commission meeting, you can view archived videos from the
Midpen Media Center.
Archived video meetings are available from the Midpen Media Center.
4. If appointed, what specific goals would you like to see the
Planning and Transportation Commission achieve, and how
would you help in the process?
5. Planning and Transportation Commission Members work
with the documents listed below. If you have experience with
any of these documents, please describe that experience.
Experience with these documents is not required for selection.
Palo Alto 2030 Comprehensive Plan (2017)
Zoning Code
City Charter
California Environmental Quality Act
El Camino Real Design Guidelines
El Camino Real Master Plan Study (2007)
My background in transportation planning and data -driven policy further
equips me to serve effectively on the PTC. With the recent departure of
Palo Alto's head transportation official, Phillip Kamhi, I see an opportunity
to apply my knowledge and skills to support the city through this
transitional period. I am eager to leverage my experience and skills to
develop innovative solutions for the pressing transportation and planning
issues that lie ahead in my hometown.
Street safety is a cause I am deeply passionate about. During the first
PTC meeting I attended, the "Safe Streets for All" (SS4A) Action Plan
Collision Analysis was presented. Having relied on biking as my primary
mode of transportation —from Fairmeadow to Gunn to Stanford —I
understand the challenges cyclists face. Living near Meadow Drive, a
key corridor for young cyclists, I often witness safety issues, especially
on El Camino Way, a major route for both bikes and commercial traffic.
While working with the Transportation Agency for Monterey County, I
analyzed collision data to support safety -focused grant applications. This
experience taught me how data -driven strategies can improve traffic
safety. I aim to apply this expertise to the SS4A program and help create
safer streets in our community.
The PTC's work to analyze traffic data is essential for enhancing street
safety. I am eager to contribute to these initiatives to ensure safer, more
accessible streets for all.
I am excited to be involved in the development of the San Antonio Road
Coordinated Area Plan. Approximately one-third of the RHNA housing
units identified in the housing element are located along San Antonio
Road. However, from a transportation standpoint, the area is not yet
equipped to accommodate this significant population increase effectively.
To address these challenges, it is essential to proactively develop
strategies for managing congestion and transforming San Antonio Road
into a safe, sustainable, and accessible corridor for the new residents.
The Planning and Transportation Commission (PTC) has a critical role in
shaping the future development of this area. With the transportation
department currently understaffed, I believe my prior experience working
with local municipalities and county transportation agencies can
contribute significantly to the planning and execution of effective
solutions right here in Palo Alto.
In the past year, I have familiarized myself with significant parts of the
2030 Comprehensive Plan and the Zoning Code, particularly about
Planned Community (PC) zones. I also have limited familiarity with the
city charter.
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Area Plans such as the South of Forest Avenue (SOFA) 1 (2000) and 11 (2003)
Plans
Baylands Master Plan (2008)
If you'd like to provide any additional documents, please
upload below.
Item 1
supplemental Attachmen
A - Planning and
Transportation
Commission
Applications - Redacted
Please confirm that you have read the Boards and Yes
Commissions Handbook.
View the Boards and Commissions Handbook.
Signature Name of signatory: Kevin Ji
Date Completed
Link to signature
01/14/2025
4 of 4
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Submitted on
Receipt number
Related form version
I Personal information
Name
Cell Phone Number
Home Phone Number
Email Address
15 January 2025, 7:15pm
65
15
Arthur Keller
Are you a Palo Alto resident? Yes
Address
City
Postal Code
Do you have any relatives or members of your household who No
are employed by the City of Palo Alto, who are currently
serving on the City Council, or who are Commissioners or
Board Members?
Are you available and committed to complete the term applied No
for?
Fair Political Practices No
California state law requires board/commission members to file a disclosure
of financial interests (Fair Political Practices Commission, Conflict of Interest,
Form 700).
Do you/your spouse have an investment in, or do you or your spouse serve as
an officer or director of, a company doing business in Palo Alto which you
believe is likely to:
1. Engage in business with the City;
2. Provide products or services for City projects; or
3. Be affected by decisions of this Board or Commission?
Excluding your principal residence, do you or your spouse No
own real property in Palo Alto?
How did you learn about the vacancy on the Planning and Community Group
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Item 1: Staff Report Pg. 36 Packet Pg. 320 of 349
Transportation Commission?
Item 1
Supplemental Attachm
Email from the City A - Planning and
Transportation
Commission
Consent to Publish Personal Information on the City of Pal Applications -Redacted
Read the code, and check only ONE option below:
I Personal and Job Experience
Occupation
Please list your relevant education, training, experience,
certificates of training, licenses, and professional registration
If describing work experience, please include
company/employer name and occupation.
Please describe your involvement in community activities,
volunteer and civic organizations, including dates and any
offices held.
I Application Questions
1. For which vacancy are you applying (check all that apply)?
2. Why are you interested in serving on the Planning &
Transportation Commission and what experience would you
bring to the position?
3. Please describe an issue that recently came before the
Commission that is of particular interest to you and describe
why you are interested in it. If you have never been to a
Commission meeting, you can view archived videos from the
Midpen Media Center.
Archived video meetings are available from the Midpen Media Center.
I request that the City of Palo Alto redact my home address, phone
numbers, and email address from the attached Board and Commission
Application prior to posting to the City's website.
Consultant
I have a Ph.D. in Computer Science from Stanford. I taught courses
most recently at UC Santa Cruz. I serve as expert witness on patent
cases and advise startups. I also am President of Exir Bio, a company in
the biotech space.
Environment and Water Resources Committee, Santa Clara Valley
Water District (including Vice Chair and Chair). For City of Palo Alto:
Housing Element Working Group, (Comprehensive Plan) Citizens
Advisory Committee (Co -Chair), Electric Vehicle Task Force
(Development Center), Website Committee, Planning and Transportation
Commission (Vice Chair). Facilities Steering Committee and Public
Transit Coordinator for Gunn High School. Adobe Meadow Neighborhood
Association (Founder and President). The Girls' Middle School (Board
Member). Ohlone Elementary School (Site Council). Cong. Kol Emeth
(Board Member). Electric Auto Association (Board Member).
Partial term, Expiring 3/31/2026
Full term, Expiring 3/31/2029
I served on the PTC from 2006 through 2014. During this time, I chaired
the Communications with Staff Committee, was a member of the Comp
Plan Amendment Timing and Issues Committee, PCs and Development
Agreements Committee, Report to Council Committee, Policies and
Procedures Committee, Forums Committee, and Leveraging Technology
Committee, and was a liaison to the Liaison, Charleston-Arastradero
Corridor Stakeholders Group. I believe that my knowledge of planning
issues as well as transportation issues would benefit the PTC and the
City overall.
Stream corridor protection is an issue that I consider as a homeowner
and as a member of the Environmental and Water Resource Committee.
I wonder why the staff report had Table 1 Streamside Regulations for
streamside setback within Urbanized Areas (between Foothill Expy and
US 101) Channelized Stream set equal to the same as Natural Stream
and the PTC appeared to agree. There was some unspecified exception
for floodwalls between Foothill Expy and 101, and I look forward to
hearing about how this matter resolves when it returns to the PTC.
4. If appointed, what specific goals would you like to see the I would like to see the PTC fulfill its role as a recommending body to the
Planning and Transportation Commission achieve, and how City Council by thoughtfully considering proposals for ordinance changes
would you help in the process? and evaluating public input. I believe PTC meetings do not garner
sufficient public attention for the requisite public input to be obtained. I
would like to consider how to raise the profile of the PTC if I am
appointed.
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Item 1
upplemental Attachm
A - Planning and
5. Planning and Transportation Commission Members work
with the documents listed below. If you have experience with
any of these documents, please describe that experience.
Experience with these documents is not required for selection.
Palo Alto 2030 Comprehensive Plan (2017)
Zoning Code
City Charter
California Environmental Quality Act
Area Plans such as the South of Forest Avenue (SOFA) 1 (2000) and II (2003)
Plans
Baylands Master Plan (2008)
If you'd like to provide any additional documents, please
upload below.
Please confirm that you have read the Boards and
Commissions Handbook.
View the Boards and Commissions Handbook.
Signature
Date Completed
I served on the committee that wrot Transportation o 2030
Comprehensive Plan (2017). I serve Commission aylands
Master Plan (2008) and the El Cami 7) were
t.Applications - Redacted
adopted. I was familiar with El Camin es when
changes were considered in 2013. I reviewed the Zoning Code then as
well. I'm familiar with CEQA reviews.
Yes
Name of signatory: Arthur M. Keller
Link to signature
01/15/2025
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Submitted on
Receipt number
Related form version
I Personal information
Name
Cell Phone Number
Home Phone Number
Email Address
3 January 2025, 3:15pm
55
15
Thomas W Kellerman
Are you a Palo Alto resident? Yes
Address —
City
Postal Code
Do you have any relatives or members of your household who No
are employed by the City of Palo Alto, who are currently
serving on the City Council, or who are Commissioners or
Board Members?
Are you available and committed to complete the term applied Yes
for?
Fair Political Practices No
California state law requires board/commission members to file a disclosure
of financial interests (Fair Political Practices Commission, Conflict of Interest,
Form 700).
Do you/your spouse have an investment in, or do you or your spouse serve as
an officer or director of, a company doing business in Palo Alto which you
believe is likely to:
1. Engage in business with the City;
2. Provide products or services for City projects; or
3. Be affected by decisions of this Board or Commission?
Excluding your principal residence, do you or your spouse No
own real property in Palo Alto?
How did you learn about the vacancy on the Planning and Palo Alto Weekly
1 of 4
Item 1: Staff Report Pg. 39 Packet Pg. 323 of 349
Transportation Commission?
Item 1
Supplemental Attachm
City Website A - Planning and
Transportation
Commission
Consent to Publish Personal Information on the City of Pal Applications -Redacted
Read the code, and check only ONE option below:
I Personal and Job Experience
Occupation
I give permission for the City of Palo Alto to post to the City's website the
attached Board and Commission Application intact. I have read and
understand my rights under Government Code Section 6254.21. I may
revoke this permission at any time by providing written notice to the Palo
Alto City Clerk.
Attorney
Please list your relevant education, training, experience, Western Illinois University, BA 1976, Major: Economics
certificates of training, licenses, and professional registration. UCLA, JD 1980
If describing work experience, please include Member of the State Bar of California
company/employer name and occupation.
Please describe your involvement in community activities,
volunteer and civic organizations, including dates and any
offices held.
I Application Questions
I have been a corporate attorney in private practice since 1980, focusing
on corporate advice and governance matters, public offerings and private
financings, merger and acquisitions and related corporate transactions.
My practice has primarily involved companies in the technology
industries, ranging from start-ups to Global Fortune 500 corporations.
I am currently a Senior Counsel at Morgan, Lewis & Bockius, an AmLaw
100 law firm. I was previously a partner with the firm, and served as the
Managing Partner of the Palo Alto office for 13 years, as well as Co -
Chair of the firmwide Venture Capital and Emerging Business Group and
firmwide Deputy Leader of the firmwide Corporate Practice Group. I
previously practiced in San Francisco and, for four years, in London.
I have previously served on the Boards of several non-profit
organizations, including: (i) Director (2003 - 2018) and Chair (2016 -
2017) of the Silicon Valley Campaign for Legal Services; and (ii) Director
(2008-2015) and Chair (2014) of Computers for Everyone.
In addition, I regularly serve as outside, pro bono counsel to non-profit
organizations, including: (i) assisted in the formation and represented
Community Housing Partnership for many years, an organization that
builds and operates permanent housing for formerly homeless residents;
(ii) currently serve as outside counsel to the Riekes Center, a Menlo
Park community center, and as U.S. counsel to GOAL, an NGO
providing relief to refugees globally.
I currently serve on the Board of the Outreach Committee of the First
Congregational Church of Palo Alto, and I volunteer with Second
Harvest.
I have also been active in monitoring and providing input to the City
Council regarding the Palo Alto at -grade crossing design efforts.
1. For which vacancy are you applying (check all that apply)? Partial term, Expiring 3/31/2026
Full term, Expiring 3/31/2029
2. Why are you interested in serving on the Planning & I have a lifelong interest in transportation and urban planning, stretching
Transportation Commission and what experience would you back to my economics studies in college. I believe that zoning and
bring to the position? transportation planning can have an enormous impact on communities
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Item 1: Staff Report Pg. 40 Packet Pg. 324 of 349
Item 1
upplemental Attachmer
and individual well-being. I have live A - Planning and P and I have
benefited greatly from the quality of the City
does an excellent job of long-term ph Transportation in
unfulfilled. I would be honored to co Commission
implementing our community's goalsl Applications - Redacted
While I do not have an urban planning background, I believe I have a
skill set that would be useful for service on the PTC. I have spent 44
years assisting clients in the development and implementation of
complex corporate plans. I have extensive experience in developing and
negotiating solutions in complex, highly -charged commercial settings. I
am detail -oriented and willing to put in the time necessary to understand
problems and collaboratively find solutions.
3. Please describe an issue that recently came before the
Commission that is of particular interest to you and describe
why you are interested in it. If you have never been to a
Commission meeting, you can view archived videos from the
Midpen Media Center.
Archived video meetings are available from the Midpen Media Center.
4. If appointed, what specific goals would you like to see the
Planning and Transportation Commission achieve, and how
would you help in the process?
5. Planning and Transportation Commission Members work
with the documents listed below. If you have experience with
any of these documents, please describe that experience.
Experience with these documents is not required for selection.
Palo Alto 2030 Comprehensive Plan (2017)
Zoning Code
City Charter
California Environmental Quality Act
El Camino Real Design Guidelines
El Camino Real Master Plan Study (2007)
Area Plans such as the South of Forest Avenue (SOFA) I (2000) and II (2003(
Plans
Baylands Master Plan (2008
If you'd like to provide any additional documents, please
upload below.
Please confirm that you have read the Boards and
Commissions Handbook.
View the Boards and Commissions Handbook.
Signature
I noted with interest the discussion in the December 2024 meeting
regarding the HIP and AHIP proposals. I am particularly interested in the
efforts to develop additional housing units in Palo Alto. While the City's
2030 Comprehensive Plan, the El Camino Real Master Plan Study, the
South of Forest Avenue 2003 Plan, and other planning efforts have
emphasized the need to develop additional housing, particularly some
more affordable housing, the implementation of these plans is
incomplete. The HIP and AHIP are significant steps towards
implementing these plans. While there are many challenges outside the
control of the City, I believe it is essential that we continue to do all we
can to advance the housing goals that have been adopted in the City's
various planning documents.
Palo Alto has committed countless hours towards producing detailed,
thoughtful development and transportation plans. I believe that our
citizens, elected officials and City staff are committed to making
significant progress in implementing these plans over the next few years.
The PTC is a crucial part of this process. I believe my experience in
seeking compromise and crafting solutions to complex problems, and
assisting diverse constituents in reaching agreement and moving forward
collaboratively, can be useful as the PTC works to fulfill its mission and
achieve the stated goals of the City in its adopted plans.
I have been involved in the discussions regarding the Palo Alto At -Grade
Crossings and proposed infrastructure construction alternatives. In that
process, I have had the opportunity to review the 2030 Comprehensive
Plan and parts of some of the other documents listed.
Yes
Name of signatory: Thomas W. Kellerman
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Date Completed
Link to signature
01/03/2025
Item 1
upplemental Attachmer
A - Planning and
Transportation
Commission
Applications - Redacted
Item 1: Staff Report Pg. 42
4 of 4
Packet Pg. 326 of 349
Submitted on
Receipt number
Related form version
I Personal information
Name
Cell Phone Number
Home Phone Number
Email Address
4 January 2025, 4:50pm
62
15
Declan King
Are you a Palo Alto resident? Yes
Address _
city _
Postal Code
Do you have any relatives or members of your household who No
are employed by the City of Palo Alto, who are currently
serving on the City Council, or who are Commissioners or
Board Members?
Are you available and committed to complete the term applied Yes
for?
Fair Political Practices No
California state law requires board/commission members to file a disclosure
of financial interests (Fair Political Practices Commission, Conflict of Interest,
Form 700).
Do you/your spouse have an investment in, or do you or your spouse serve as
an officer or director of, a company doing business in Palo Alto which you
believe is likely to:
1. Engage in business with the City;
2. Provide products or services for City projects; or
3. Be affected by decisions of this Board or Commission?
Excluding your principal residence, do you or your spouse No
own real property in Palo Alto?
How did you learn about the vacancy on the Planning and Other: Nextdoor
1 of 3
Item 1: Staff Report Pg. 43 Packet Pg. 327 of 349
Transportation Commission?
Item 1
upplemental Attachm
A - Planning and
Transportation
Commission
Consent to Publish Personal Information on the City of Pal ApplicationsRedacted
Read the code, and check only ONE option below:
I Personal and Job Experience
Occupation
I request that the City of Palo Alto redact my home address, phone
numbers, and email address from the attached Board and Commission
Application prior to posting to the City's website.
Student in urban planning at San Francisco State University
Please list your relevant education, training, experience, I am currently a student at San Francisco State University studying
certificates of training, licenses, and professional registration. urban planning and policy. I also have ties with Palo Alto and have been
If describing work experience, please include involved in the Rinconada community garden.
company/employer name and occupation.
Please describe your involvement in community activities,
volunteer and civic organizations, including dates and any
offices held.
I Application Questions
1. For which vacancy are you applying (check all that apply)?
2. Why are you interested in serving on the Planning &
Transportation Commission and what experience would you
bring to the position?
3. Please describe an issue that recently came before the
Commission that is of particular interest to you and describe
why you are interested in it. If you have never been to a
Commission meeting, you can view archived videos from the
Midpen Media Center.
Archived video meetings are available from the Midpen Media Center.
I worked under the garden liaison in the Rincon community garden. I
also volunteered at the Palo Alto children's theater.
Full term, Expiring 3/31/2029
At 23 years old, I bring a fresh perspective, a strong passion for urban
planning, and a commitment to shaping equitable and sustainable
communities. As a USP major at San Francisco State University, I've
immersed myself in studying land use and transportation, exploring
critical issues like gentrification and the relationship between
autonomous vehicles and traffic. My academic pursuits are
complemented by hands-on experience, such as volunteering at the
Rinconada Community Garden and contributing to community efforts at
BORP, where I developed a deep appreciation for the connection
between public spaces and quality of life. I have grown up in Palo Alto
my whole life and have seen the many changes it has been through.
One issue that I have recently posted about to my Nextdoor was the
discussions about expanding protected bike lanes on el Camino for
cyclists. The repaving of El Camino Real includes the addition of a bike
lane, which has resulted in narrower traffic lanes in the southbound
section. This caused quite the debate on my post. I Although I do drive
down El Camino almost daily I believe this development is making the
sidewalks safer and reducing car dependency.
4. If appointed, what specific goals would you like to see the One goal for myself would be to create more community outreach to the
Planning and Transportation Commission achieve, and how older generations through apps like Nextdoor and through places where
would you help in the process? meme we of our community gather like libraries and churches. Getting
everyone's input would help myself advocate for the public. I would make
it my own personal goal to help to preserve the character of Palo Alto
while addressing its modern challenges.
5. Planning and Transportation Commission Members work I have some familiarity with the El Camino Real Design guidelines.
with the documents listed below. If you have experience with
any of these documents, please describe that experience.
Experience with these documents is not required for selection.
Palo Alto 2030 Comprehensive Plan (2017)
Zoning Code
2 of 3
Item 1: Staff Report Pg. 44 Packet Pg. 328 of 349
City Charter
California Environmental Quality Act
El Camino Real Design Guidelines
El Camino Real Master Plan Study(2007)
Area Plans such as the South of Forest Avenue (SOFA) 1 (200O) and 11 (2003)
Plans
Baylands Master Plan (2008)
If you'd like to provide any additional documents, please
upload below.
Please confirm that you have read the Boards and
Commissions Handbook.
View the Boards and Commissions Handbook.
Signature
Date Completed
Item 1
supplemental Attachmen
A - Planning and
Transportation
Commission
Applications - Redacted
Declan King_ Resume 2024.(�df
Yes
Name of signatory: Declan King
Link to signature
01/04/2025
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Submitted on
Receipt number
Related form version
I Personal information
Name
Cell Phone Number
Home Phone Number
Email Address
8 January 2025, 1:38pm
68
15
Henrik Morkner
Are you a Palo Alto resident? Yes
Address
City
Postal Code
Do you have any relatives or members of your household who No
are employed by the City of Palo Alto, who are currently
serving on the City Council, or who are Commissioners or
Board Members?
Are you available and committed to complete the term applied Yes
for?
Fair Political Practices No
California state law requires board/commission members to file a disclosure
of financial interests (Fair Political Practices Commission, Conflict of Interest,
Form 700).
Do you/your spouse have an investment in, or do you or your spouse serve as
an officer or director of, a company doing business in Palo Alto which you
believe is likely to:
1. Engage in business with the City;
2. Provide products or services for City projects; or
3. Be affected by decisions of this Board or Commission?
Excluding your principal residence, do you or your spouse No
own real property in Palo Alto?
How did you learn about the vacancy on the Planning and Email from the City
1 of 3
Item 1: Staff Report Pg. 46 Packet Pg. 330 of 349
Transportation Commission?
Item 1
upplemental Attachm
A - Planning and
Transportation
Commission
Consent to Publish Personal Information on the City of Pal ApplicationsRedacted
Read the code, and check only ONE option below:
I Personal and Job Experience
Occupation
I give permission for the City of Palo Alto to post to the City's website the
attached Board and Commission Application intact. I have read and
understand my rights under Government Code Section 6254.21. I may
revoke this permission at any time by providing written notice to the Palo
Alto City Clerk.
Semi -retired
Please list your relevant education, training, experience, Education
certificates of training, licenses, and professional registration. MSEE, San Jose State University, 1989
If describing work experience, please include BSEE, San Jose State University, 1984
company/employer name and occupation. Associate in Arts, Art History, Mission College, 2022
Experience
Vice-President(Part time), CFC INC, 2015 -present- Investment
management
Director of Engineering, MACOM, 2010-2015 - Microwave & Wireless
circuit design
R&D Manager, BROADCOM, 2001-2010- Microwave & Wireless circuit
design
Designer, AGILENT TECHNOLOGIES 2001-2005- Project management
& IC design
Designer, HEWLETT-PACKARD 1991-2001- Project management & IC
design
Test Engineer, AVANTEK, 1984-1991- model extraction, write test code
PATENTS
9013237, 8829997, 8301091, 7239020, 7232708,6211729, 6118338
PUBLICATIONS
Over 40 peer reviewed publications in IEEE MMIC, RFIC, and
Microwave Journal
Please describe your involvement in community activities, none
volunteer and civic organizations, including dates and any
offices held.
I Application Questions
1. For which vacancy are you applying (check all that apply)?
2. Why are you interested in serving on the Planning &
Transportation Commission and what experience would you
bring to the position?
Partial term, Expiring 3/31/2026
I am paralyzed waist down from a family farm accident (burst L3) in
2019. I typically use a wheelchair but can manage a few steps with
crutches. While I am sure Palo Alto is very ADA compliant, I feel I can
bring a unique and inclusive perspective to the commission from a
handicap perspective. Sometimes even simple changes to plans and
access can make huge differences to the disabled. Many times these
are things that those who have never experienced disabled challenges
would never think of. That being said I have always been a practical and
hands-on person. I never asked my engineers or staff to do something I
had not tried myself, even badly. I use to love the HP "management by
walking around" mentality. A good organization is a family and work
together, not apart.
3. Please describe an issue that recently came before the A good example would be the 12/11/24 review of 4075 El Camino Way
Commission that is of particular interest to you and describe Applicant's Request for an Amendment to a Planned Community Zone
2 of 3
Item 1: Staff Report Pg. 47 Packet Pg. 331 of 349
Item 1
upplemental Attachm
why you are interested in it. If you have never been to a
Commission meeting, you can view archived videos from the
Midpen Media Center.
Archived video meetings are available from the Midpen Media Center.
4. If appointed, what specific goals would you like to see the
Planning and Transportation Commission achieve, and how
would you help in the process?
5. Planning and Transportation Commission Members work
with the documents listed below. If you have experience with
any of these documents, please describe that experience.
Experience with these documents is not required for selection.
Palo Alto 2030 Comprehensive Plan (2017)
Zoning Code
City Charter
California Environmental OualityAct
El Camino Real Desian Guidelines
Area Plans such as the South of Forest Avenue (SOFA) 1 (2000) and 11 (2003)
Plans
Bavlands Master Plan (2008)
District (PC -5116) to Allow for Modi
A - Planning and
1 -Unit
Assisted Living and Memory Care F
sisted living
have the same challenges as mysel
Transportation
pximize
space and profit and may make acc
Commission
y. The
commission may not even notice th
Applications - Redacted
the
disabled, even if ADA compliant. Having a practical engineer
well versed
in construction and materials combined with first hand knowledge of
disabled transportation and access is very important.
I would simply want to add a balanced and inclusive perspective of
disabled needs and wants to the commission. This can be simple
changes to plans to accommodate stair placement, ramps. rails,
clearances, lighting, slopes, and visibility. Many things can be done in
early stages to make life easier for the disabled for little to no additional
cost if planned appropriately. I am practical and educated so I feel my
inputs could be well valued.
I am well versed in the Zoning Code as I have drawn, submitted and
received approval for plans of my present home in Palo Alto. I have gone
through the Palo Alto Comprehensive Plan, City Charter, and California
Environmental Quality Act (my wife is a registered professional
environmental engineer). I have only browsed the El Camino Real
Design Guidelines and Master Plan Study.
If you'd like to provide any additional documents, please Henrik Morkner MRES38.pdf
upload below.
Please confirm that you have read the Boards and Yes
Commissions Handbook.
View the Boards and Commissions Handbook.
Signature Name of signatory: Henrik Morkner
Date Completed 01/08/2025
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Submitted on
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Related form version
I Personal information
Name
Cell Phone Number
Home Phone Number
Email Address
7 January 2025, 10:19pm
67
15
Salim Parak
Are you a Palo Alto resident? Yes
Address
city
Postal Code
Do you have any relatives or members of your household who No
are employed by the City of Palo Alto, who are currently
serving on the City Council, or who are Commissioners or
Board Members?
Are you available and committed to complete the term applied Yes
for?
Fair Political Practices No
California state law requires board/commission members to file a disclosure
of financial interests (Fair Political Practices Commission, Conflict of Interest,
Form 700).
Do you/your spouse have an investment in, or do you or your spouse serve as
an officer or director of, a company doing business in Palo Alto which you
believe is likely to:
1. Engage in business with the City;
2. Provide products or services for City projects; or
3. Be affected by decisions of this Board or Commission?
Excluding your principal residence, do you or your spouse No
own real property in Palo Alto?
How did you learn about the vacancy on the Planning and Email from the City
1 of 3
Item 1: Staff Report Pg. 49 Packet Pg. 333 of 349
Transportation Commission?
Item 1
upplemental Attachm
A - Planning and
Transportation
Commission
Consent to Publish Personal Information on the City of Pal ApplicationsRedacted
Read the code, and check only ONE option below:
I Personal and Job Experience
Occupation
Please list your relevant education, training, experience,
certificates of training, licenses, and professional registration
If describing work experience, please include
company/employer name and occupation.
Please describe your involvement in community activities,
volunteer and civic organizations, including dates and any
offices held.
I Application Questions
1. For which vacancy are you applying (check all that apply)?
2. Why are you interested in serving on the Planning &
Transportation Commission and what experience would you
bring to the position?
I request that the City of Palo Alto redact my home address, phone
numbers, and email address from the attached Board and Commission
Application prior to posting to the City's website.
Technical Educator
My role at my job has been in the training delivery and curriculum
development at companies such as Google (close to 14 years), Linkedin,
Tiktok. I create and deliver training (live and eLearning) + certification
programs.
I have certificate in Cybersecurity.
I have been volunteering with coaching a referring soccer and baseball in
Palo Alto.
I help with organizing my local neighbourhood's block party each year.
Partial term, Expiring 3/31/2026
Full term, Expiring 3/31/2029
Since my work has been very close to my residence in Palo Alto, I
normally rode my bike. I bring many years of commuting by bike, walk
and public transit.
I love riding my bike and bike for errands and pleasure in Palo Alto.
3. Please describe an issue that recently came before the
Micromobility. I have generally traveled to work using either my bike,
Commission that is of particular interest to you and describe
walk, carpool or public transit while living in Palo Alto. I was surprised
why you are interested in it. If you have never been to a
when someone recognized me as the bike guy. I would like to research
Commission meeting, you can view archived videos from the
more into bring car alternatives to the city
Midpen Media Center.
Archived video meetings are available from the Midpen Media Center.
4. If appointed, what specific goals would you like to see the
Planning and Transportation Commission achieve, and how
would you help in the process?
5. Planning and Transportation Commission Members work
with the documents listed below. If you have experience with
any of these documents, please describe that experience.
Experience with these documents is not required for selection.
Palo Alto 2030 Comprehensive Plan (2017)
Zoning Code
City Charter
California Environmental Quality Act
El Camino Real Design Guidelines
El Camino Real Master Plan Study (2007)
Area Plans such as the South of Forest Avenue (SOFA) I (2000t and II (2003)
Plans
Baylands Master Plan (2008
Consideration of both transportation other than cars for new residential
builds
none
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Item 1: Staff Report Pg. 50 Packet Pg. 334 of 349
If you'd like to provide any additional documents, please
upload below.
Please confirm that you have read the Boards and
Commissions Handbook.
View the Boards and Commissions Handbook
Signature
Date Completed
Yes
Name of signatory: salim parak
Link to signature
01/07/2025
Item 1
supplemental Attachmen
A - Planning and
Transportation
Commission
Applications - Redacted
3 of 3
Item 1: Staff Report Pg. 51 Packet Pg. 335 of 349
Submitted on
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Related form version
I Personal information
Name
Cell Phone Number
Home Phone Number
Email Address
13 January 2025, 9:04am
63
15
Forest Peterson
Are you a Palo Alto resident? Yes
Address
City
Postal Code
Do you have any relatives or members of your household who No
are employed by the City of Palo Alto, who are currently
serving on the City Council, or who are Commissioners or
Board Members?
Are you available and committed to complete the term applied Yes
for?
Fair Political Practices No
California state law requires board/commission members to file a disclosure
of financial interests (Fair Political Practices Commission, Conflict of Interest,
Form 700).
Do you/your spouse have an investment in, or do you or your spouse serve as
an officer or director of, a company doing business in Palo Alto which you
believe is likely to:
1. Engage in business with the City;
2. Provide products or services for City projects; or
3. Be affected by decisions of this Board or Commission?
Excluding your principal residence, do you or your spouse No
own real property in Palo Alto?
How did you learn about the vacancy on the Planning and Community Group
1 of 4
Item 1: Staff Report Pg. 52 Packet Pg. 336 of 349
Transportation Commission?
Item 1
upplemental Attachm
A - Planning and
Transportation
Commission
Consent to Publish Personal Information on the City of Pal ApplicationsRedacted
Read the code, and check only ONE option below:
I Personal and Job Experience
Occupation
Please list your relevant education, training, experience,
certificates of training, licenses, and professional registration.
If describing work experience, please include
company/employer name and occupation.
Please describe your involvement in community activities,
volunteer and civic organizations, including dates and any
offices held.
I Application Questions
I request that the City of Palo Alto redact my home address, phone
numbers, and email address from the attached Board and Commission
Application prior to posting to the City's website.
Engineer
At Palo Alto Data Group, I lead products in Al -based labor standards
enforcement. I keep my foot in academics at CIFE, mentoring new
generations of doctorates. Evenings, I am a community college
professor. Before my career in heavy construction, which started with a
shovel, I had a humble beginning, building hundreds of homes --
culminating in my own home in the Sierras.
My doctorate is a joint degree from Stanford Engineering and Doerr
School of Sustainability. I transferred from the UNR grad program in
Economics.
I served a year of public service as the first investigator in the County's
Division of Equity and Social Justice, where I led COVID compliance.
The doctorate requires an industry component, which I completed in
software at Cadwork Informatik in Basel and Rhumbix in San Fransisco.
Pre -academic, I was a design -build engineer on Reno's rail corridor. I
paid for my education by shoveling concrete.
See my professional and educational history linkedin.com/in/forest-
peterson
During COVID-19, I co -lead 501c3 Step Forward's outreach project --
encouraging the workforce to report concerns through a social media
network.
I care about environmental sustainability: the Camp Fire destroyed my
home and community and took the lives of my neighbors.
My three kids are enrolled in public schools: Greene and Paly.
I participate in council and board meetings across the County through
community groups:
2021-25 Chair, Valley Water, bond flood protection subcommittee
2021-25 Chair, National Academy Transportation Research Board, Al
subcommittee
2021-25 President, SV Working Blue Dem Club
2020-25 Director, SCC Construction Careers Association 501c3
My grandmothers were feminists, which I honor by supporting women at
the League of Women Voters and through Parents in Academia. I
mentored Dr. Montoya's thesis in feminism at UC Irvine, "Promoting
Equitable Pathways in Engineering and Career Technical Education."
See my volunteering history linkedin.com/in/forest-peterson
1. For which vacancy are you applying (check all that apply)? Partial term, Expiring 3/31/2026
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Full term, Expiring 3/31/2029 I A - Planning and
Transportation
2. Why are you interested in serving on the Planning & My perspective is common to Palo 9 Commission nted on the
Transportation Commission and what experience would you PTC. I am a father of three, an apa s. Applications - Redacted -collar
bring to the position? background, and a daily patron of pu the past
decade, I've walked forty-five minutes to my lab at Stanford, and daily,
my family relies on a network of walkways, rail, bus, air, and ride -share.
We made the leap and never looked back!
For thirty years, I've worked in the built environment. For the past few
years, I've volunteered with policy -focused groups. My expertise is in
information models, which will become a focus in regional planning with
Al -based visualizations in a range of 'what if scenarios.
My three policy visions:
(1) Work with staff and the Commission on acceptable compromises.
(2) Define development agreements that include data -driven community
impact mitigations.
(3) Advocate for public transit networks linked to affordable housing
similar to the excellent example of the teacher housing at 231 Grant.
3. Please describe an issue that recently came before the
Commission that is of particular interest to you and describe
why you are interested in it. If you have never been to a
Commission meeting, you can view archived videos from the
Midpen Media Center.
Archived video meetings are available from the Midpen Media Center.
4. If appointed, what specific goals would you like to see the
Planning and Transportation Commission achieve, and how
would you help in the process?
5. Planning and Transportation Commission Members work
with the documents listed below. If you have experience with
any of these documents, please describe that experience.
Experience with these documents is not required for selection.
Palo Alto 2030 Comprehensive Plan (2017)
Zoning Code
City Charter
A riparian information model!
I agree with the Commission's return of the 10/24 proposed 18.4.140
stream corridor. The current design flooded in '19 and '22. The proposal
incorporates the '07 water collab guideline. However, a complexity issue
is at play: 2,600 scenarios given 3 segments, 3 types of channels, ...,
etc. What remains unknown? After 4 hours, the Commission moved to
postpone to an unknown date.
Adjacent land planning is unknown. On 10/23 at the County, I
commented on bioswales to limit runoff in the Stanford Community Plan
(see Land Ch6). I did the same in the aborted '19 GUP. Two of 3 creeks
drain Stanford lands deforested by a history of grazing. The design cfm
of runoff is key to know.
An info model visual of the complexity could highlight those 200 likely
problem lots of 6,600, which Reckdahl (1:59:55), Summa (2:27:00), and
to some degree, Hechtman (2:39:00) asked for an informational visual.
Also, our rail corridor would be my third (Reno 2004 and High-speed
2011).
If appointed, specific goals:
First, I would continue with the commission's focus on reducing staff time
demand by limiting ad -hoc follow-ups and setting clear priorities.
Second, we should increase the use of technology, particularly in the
case of significant developments. I chair a DigitalTwin subgroup
(information model and artificial intelligence) at the National Academy's
Transportation Research Board. That method of modeling as part of
planning is not often used -- at best, I see renderings of buildings at the
meetings. I bring that focus to the Water District, where it has been
understandably a process as the capability develops.
Third, my priority is a compromise between short-term livability and long-
term sustainability regarding environmental and social objectives.
The California Environmental Quality Act is professionally where I have a
working knowledge regarding large public works projects. During the
Stanford General Use Permit (GUP), I successfully co -led a community
organization in what was at that time the controversial inclusion of
community impacts mitigations in the CEQA public discussion -- also at
that time, acquiring a familiarity with the County General Plan.
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California Environmental Quality Act
El Camino Real Design Guidelines
El Camino Real Master Plan Study (2007)
Area Plans such as the South of Forest Avenue (SOFA) 1 (2000) and 11 (2003)
Plans
Baylands Master Plan (2008)
If you'd like to provide any additional documents, please
upload below.
Please confirm that you have read the Boards and
Commissions Handbook.
View the Boards and Commissions Handbook.
Signature
In my role chairing the Water Distr
am familiar with the Baylands Plan
During this application, I read
the PA City Municipal Code.
Item 1
upplemental Attachment
A - Planning and
ommittee, I
Transportation Creek JPA.
Commission
Applications - Redacted Jrevenue and
Regarding the Comprehensive and El Camino Corridor plans, I have a
non-specific experience with similar corridor documents throughout my
thirty years in the built environment professions: some of which I have
taught at Stanford, and others I worked extensively with professionally.
Yes
Name of signatory: Forest Olaf Peterson, PhD
/-Q-z �iatg n
Date Completed 01/13/2025
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Submitted on
Receipt number
Related form version
I Personal information
Name
Cell Phone Number
Home Phone Number
Email Address
14 January 2025, 7:04pm
69
15
Michael Regula
Are you a Palo Alto resident? Yes
Address
City
Postal Code
Do you have any relatives or members of your household who No
are employed by the City of Palo Alto, who are currently
serving on the City Council, or who are Commissioners or
Board Members?
Are you available and committed to complete the term applied Yes
for?
Fair Political Practices No
California state law requires board/commission members to file a disclosure
of financial interests (Fair Political Practices Commission, Conflict of Interest,
Form 700).
Do you/your spouse have an investment in, or do you or your spouse serve as
an officer or director of, a company doing business in Palo Alto which you
believe is likely to:
1. Engage in business with the City;
2. Provide products or services for City projects; or
3. Be affected by decisions of this Board or Commission?
Excluding your principal residence, do you or your spouse No
own real property in Palo Alto?
How did you learn about the vacancy on the Planning and Community Group
1 of 3
Item 1: Staff Report Pg. 56 Packet Pg. 340 of 349
Transportation Commission?
Palo Alto Weekly
Item 1
upplemental Attachm
A - Planning and
Transportation
Commission
Consent to Publish Personal Information on the City of Pal Applications -Redacted
Read the code, and check only ONE option below:
I Personal and Job Experience
Occupation
Please list your relevant education, training, experience,
certificates of training, licenses, and professional registration
If describing work experience, please include
company/employer name and occupation.
Please describe your involvement in community activities,
volunteer and civic organizations, including dates and any
offices held.
I Application Questions
1. For which vacancy are you applying (check all that apply)?
2. Why are you interested in serving on the Planning &
Transportation Commission and what experience would you
bring to the position?
I request that the City of Palo Alto redact my home address, phone
numbers, and email address from the attached Board and Commission
Application prior to posting to the City's website.
Techno Commercial Manager
I am current a Techno Commercial Manager in the Energy Systems
group at Birla Carbon, a company based in Marietta, GA. Working
remotely, I am a subject material expert in designing materials that
power lithium -ion batteries. Interfacing with prospective customers is
also a major components of my role, which includes attending industry
trade shows and conferences to learn about the materials needs for
battery manufacturers. Many of the battery manufacturers with whom I
interact have ambitions to manufacturer batteries for use in electric
vehicles, giving me a valuable perspective on the benefits and
drawbacks of this technology as we plan our city for the future. I earned
my PhD in chemical engineering from Penn State University in 2018,
wherein my doctoral dissertation explored new materials for lithium -sulfur
batteries.
For over a decade now, I have found myself drawn to sports as a way to
bring people together. In my year since moving to Palo Alto, I have been
active in the Silicon Valley Disc Golf Club (SVDGC). I ran a 9 -week
league during the summer of 2024 in which over 100 people from the
greater San Jose came out for friendly competition. The league and my
continued involvement in the club have been an excellent way to make
this area feel like home. As a graduate student at Penn State, I founded
Philanthropic Fantasy Sports (PFS), an organization that uses fantasy
sports to raise money for causes that are promoting the welfare of
others. I continue to serve as an advisor for an organization that has
raised and donated over $50,000 since 2015. These experiences have
been helpful in seeing the tremendous benefits that finding a common
bond can have on people. I look forward to learning about and perhaps
even founding organizations that do likewise in Palo Alto.
Partial term, Expiring 3/31/2026
Full term, Expiring 3/31/2029
Since I was a junior in high school, my career objectives have been to
have an impact on making our transportation systems both economically
and environmentally sustainable for all. Local government and
specifically the Planning & Transportation Commission make decisions
that can enable our community to thrive for generations. My voices as a
battery engineer, as a newer resident to the community, as a renter in
the community, and as a person in their mid -30s all give me a
perspective that would be valuable for the commission and city council. I
hope that my voice and the voices of those that end up serving on the
commission can allow Palo Alto to achieve and go beyond the goals set
forth in the Sustainability and Climate Action Plan. Affordable housing
and equitable transportation are two of the biggest challenges facing our
community. Having the opportunity to directly have an impact on
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Item 1
upplemental Attachm
addressing those challenges would N A - Planning and
3. Please describe an issue that recently came before the
Commission that is of particular interest to you and describe
why you are interested in it. If you have never been to a
Commission meeting, you can view archived videos from the
Midpen Media Center.
Archived video meetings are available from the Midpen Media Center.
4. If appointed, what specific goals would you like to see the
Planning and Transportation Commission achieve, and how
would you help in the process?
5. Planning and Transportation Commission Members work
with the documents listed below. If you have experience with
any of these documents, please describe that experience.
Experience with these documents is not required for selection.
Palo Alto 2030 Comprehensive Plan (2017)
Zoning Code
City Charter
California Environmental Quality Act
El Camino Real Design Guidelines
El Camino Real Master Plan Study (2007)
Area Plans such as the South of Forest Avenue (SOFA) I (2000t and II (2003)
Plans
Baylands Master Plan (2008
If you'd like to provide any additional documents, please
upload below.
Please confirm that you have read the Boards and
Commissions Handbook.
View the Boards and Commissions Handbook
Signature
Date Completed
Transportation
In the October 30, 2024 PTC meetin Commission study
session regarding the conducting a Applications - Redacted
implementation of a micromobility pr -programs that
increase the efficiency of our transportation systems should be explored.
There are several details that must be addressed, however, to ensure
successful adoption within the community. One common gripe with
micromobility devices, like electric scooters, are that they often become
littered on the city's sidewalks with seemingly no penalties to any
parties. There was an interesting discussion about being able to use the
provisions in the state's new daylighting law to potentially solve this
issue. The success of a potential micromobility program is directly
related to other decisions made by the PTC, including successful
implementation of the city's Housing Element.
In 2022, the City of Palo Alto adopted an ambitious goal to reduce
carbon emissions by 80% from 1990 levels. At that time, transportation
accounted for more than 60% of Palo Alto's emissions. This on -going
issue not only has to do with the powertrain by which the majority of our
transportation is still powered (i.e. gasoline powered combustion
engines), but also with the way the city is currently designed that still
largely demands private motor vehicles to live. Palo Alto is the best city I
have lived in because it does give people a fighting chance to walk, bike,
and take public transit to important places. Palo Alto has many
economic, environmental, and political advantages that offer clear
opportunities to accelerate our reduction in transportation -related
emissions. In addition to our emissions goals, I would like for Palo Alto to
resolve to strive zero traffic -related deaths year over year, which has
been accomplished in other cities in the United States.
My experience with these documents is very -high level in nature. I am
aware that they are guiding the decisions made about housing,
transportation, and several other topics within Palo Alto. I am excited to
learn more about their applicability to the specific projects that come
through the PTC.
20250114_Regula_Michael_Resume. pddf
Yes
Name of signatory: Michael Regula
Link to signature
01/14/2025
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Submitted on
Receipt number
Related form version
I Personal information
Name
Cell Phone Number
Home Phone Number
Email Address
11 January2025, 10:51 am
57
15
Kellie Stafford
Are you a Palo Alto resident? Yes
Address
City
Postal Code
Do you have any relatives or members of your household who No
are employed by the City of Palo Alto, who are currently
serving on the City Council, or who are Commissioners or
Board Members?
Are you available and committed to complete the term applied Yes
for?
Fair Political Practices No
California state law requires board/commission members to file a disclosure
of financial interests (Fair Political Practices Commission, Conflict of Interest,
Form 700).
Do you/your spouse have an investment in, or do you or your spouse serve as
an officer or director of, a company doing business in Palo Alto which you
believe is likely to:
1. Engage in business with the City;
2. Provide products or services for City projects; or
3. Be affected by decisions of this Board or Commission?
Excluding your principal residence, do you or your spouse No
own real property in Palo Alto?
How did you learn about the vacancy on the Planning and Community Group
1 of 3
Item 1: Staff Report Pg. 59 Packet Pg. 343 of 349
Transportation Commission?
Item 1
upplemental Attachm
A - Planning and
Transportation
Commission
Consent to Publish Personal Information on the City of Pal ApplicationsRedacted
Read the code, and check only ONE option below:
I Personal and Job Experience
Occupation
Please list your relevant education, training, experience,
certificates of training, licenses, and professional registration
If describing work experience, please include
company/employer name and occupation.
Please describe your involvement in community activities,
volunteer and civic organizations, including dates and any
offices held.
I Application Questions
1. For which vacancy are you applying (check all that apply)?
2. Why are you interested in serving on the Planning &
Transportation Commission and what experience would you
bring to the position?
3. Please describe an issue that recently came before the
Commission that is of particular interest to you and describe
why you are interested in it. If you have never been to a
Commission meeting, you can view archived videos from the
Midpen Media Center.
Archived video meetings are available from the Midpen Media Center.
I request that the City of Palo Alto redact my home address, phone
numbers, and email address from the attached Board and Commission
Application prior to posting to the City's website.
Sales
I have a Bachelor of Science degree in Criminal Justice from California
State University, Sacramento. I have a certification in public relations
and diversity and inclusion. I am currently enrolled in a project
management certification course.
I have worked in social services and for the United States government
and I understand how different levels of the government operates. For
the last 15 years, I have worked in sales collaborating with customers in
Northern California and other cities and states. I have worked locally with
small businesses for the last 7 years. This is relevant to PTC because I
am used to working with multiple stakeholders. I am skilled in
negotiations, communications, and developing relationships. All these
skills are relevant when assessing the needs of our community and
influencing decisions that will impact the citizens of Palo Alto.
2023 - Present: Licensed foster parent in Santa Clara County
2023 - 2024: Volunteered for local government officials campaigns
2022: Fruit picker, Village Harvest, Pick fruit from local farms for
distribution to food closets
2022: Event Manager, Barron Park Board
Partial term, Expiring 3/31/2026
I am 4th generation Palo Alto resident. I have seen the city change
tenfold. While change is inevitable, how things change is manageable.
Palo Alto is a beautiful and thriving community and I want to be a part of
helping to take care of our city.
My experience working with local residents and listening to what they
have to say has given me insight to what is important to them. I have
experience in research and data analysis, so I can make informed, fact
driven decisions while keeping our community wants and needs in mind.
I have experience working with first responders, legal teams and
business owners which is important when making decisions that can
impact these services. My skills in negotiation and being able to
acknowledge and take into considerations other opinions and viewpoints
will be crucial when serving on the committee.
As a resident living on the same street as the Creekside development
project, I have followed this project closely since its initial presentation.
The plan to demolish both the historic Creekside Inn, a valuable local
hospitality asset, and the Driftwood Market, a small business that has
served our community for half a century, threatens to erode Palo Alto's
essential character. At a time when we should be protecting our small
businesses, this development moves in the opposite direction. The
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project's parking plan is inadequate.
A - Planning and
Ipaces will
not sufficiently accommodate all resil
kv parking on
nearby neighborhood streets that art
Transportation
ditional
vehicles. While the development clal
Commission
's housing
needs, its initial rental rates of $4,5
Applications - Redacted
nt put these
units out of reach for many. Our city
needs affordable ousing,
but this
development, fails to meet that crucial requirement
4. If appointed, what specific goals would you like to see the I would like to see the PTC effectively balances growth with community
Planning and Transportation Commission achieve, and how character. We need to carefully evaluate housing proposals to ensure
would you help in the process? they truly serve community needs - prioritizing projects that offer genuine
affordability while maintaining appropriate density and parking
requirements. My experience as a resident who has closely followed
developments like Creekside gives me practical insight into how these
projects impact neighborhoods.
Also, we need to make it a goal to preserve small businesses while
reviewing zoning changes and development proposals. The city needs to
prioritize preserving spaces for local businesses that serve neighborhood
needs. Having witnessed the potential loss of long-standing
establishments like the Driftwood Market, I understand the importance of
maintaining commercial diversity through careful zoning and
development decisions.
5. Planning and Transportation Commission Members work
with the documents listed below. If you have experience with
any of these documents, please describe that experience.
Experience with these documents is not required for selection.
Palo Alto 2030 Comprehensive Plan (2017)
Zoning Code
City Charter
California Environmental QualitvAct
El Camino Real Master Plan Study (2007)
Area Plans such as the South of Forest Avenue (SOFA) 1 (2000) and 11 (2003)
Baylands Master Plan (2008
If you'd like to provide any additional documents, please
upload below.
I do not have experience with those documents.
Please confirm that you have read the Boards and Yes
Commissions Handbook.
View the Boards and Commissions Handbook.
Signature
Date Completed
Name of signatory: Kellie Stafford
Link to signature
01/11/2025
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Submitted on
Receipt number
Related form version
I Personal information
Name
Cell Phone Number
Home Phone Number
Email Address
16 January 2025, 12:08am
75
15
Rika YeaKyung Yamamoto
Are you a Palo Alto resident? Yes
Address
city
Postal Code
Do you have any relatives or members of your household who No
are employed by the City of Palo Alto, who are currently
serving on the City Council, or who are Commissioners or
Board Members?
Are you available and committed to complete the term applied Yes
for?
Fair Political Practices No
California state law requires board/commission members to file a disclosure
of financial interests (Fair Political Practices Commission, Conflict of Interest,
Form 700).
Do you/your spouse have an investment in, or do you or your spouse serve as
an officer or director of, a company doing business in Palo Alto which you
believe is likely to:
1. Engage in business with the City;
2. Provide products or services for City projects; or
3. Be affected by decisions of this Board or Commission?
Excluding your principal residence, do you or your spouse No
own real property in Palo Alto?
How did you learn about the vacancy on the Planning and City Website
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Commission
Consent to Publish Personal Information on the City of Pal ApplicationsRedacted
Read the code, and check only ONE option below:
I Personal and Job Experience
Occupation
Please list your relevant education, training, experience,
certificates of training, licenses, and professional registration
If describing work experience, please include
company/employer name and occupation.
Please describe your involvement in community activities,
volunteer and civic organizations, including dates and any
offices held.
I Application Questions
1. For which vacancy are you applying (check all that apply)?
2. Why are you interested in serving on the Planning &
Transportation Commission and what experience would you
bring to the position?
I request that the City of Palo Alto redact my home address, phone
numbers, and email address from the attached Board and Commission
Application prior to posting to the City's website.
Chair of the Palo Alto Community Advisory Committee for Special
Education
EDUCATION
• SungShin Women's University School of Social Science, Psychology
B.S
• Eastern Gateway Community College, Paralegal Study - Ethics, Legal
Writing, Tort, Family, Estate, Real Estate, Contract
PROFESSIONAL DEVELOPMENT
• Legal Courses- Affordable Housing, Alternate Dispute Resolution
Conference and Special Education Advocate Training 1,11,111 with COPAA
• Real Estate Planing Process and Redevelopment Training with NJ
Redevelopment Authority
• Real Estate Commercial Investment Courses with CCIM
PROFESSIONAL EXPERIENCE
• NJ Licensed Real Estate Associate for 19 years- Relo REDAC,Inc,
Coldwell Banker Commercial
• Special Education and Disability Advocate
• Principal for Residential Real Estate Project and Property Manager
• In Flight Supervisor, Asiana Airlines
COMMUNITY SERVICE
• 2022- Current: Chairperson, Palo Alto Community Advisory Committee
for Special Education
• 2017-2022: Parent Education and Support Lead, Palo Alto
Community Advisory Committee for Special Education
•2022- Current: PAUSD Parent Representative, Santa Clara SELPA
Community Advisory Committee
• 2021-2022: Assistant Executive Vice President, Palo Alto Council of
PTAs
• 2019-2021: Parliamentarian, Palo Alto Council of PTAs
• 2018-2022: Treasurer, Board of Directors, Palo Alto High School
Robotics Boosters
• Enews Editor, JLS Middle PTA and Greene Middle PTA
• English for Second Language Volunteer Tutor for Adults
Partial term, Expiring 3/31/2026
Full term, Expiring 3/31/2029
I am passionate about serving on the PTC to support Palo Alto in
achieving the vision outlined in its Comprehensive Plan. The Plan's focus
on guiding preservation, sustainable growth, and community values
resonates deeply with my commitment to fostering balanced
development and inclusivity. I bring over 19 years of experience as a
licensed real estate associate, with expertise in zoning, redevelopment,
and project management. I also bring leadership experience as Chair of
the Palo Alto CAC for Special Education, where I successfully
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collaborated with diverse stakeholdl A - Planning and I' needs. My
background in legal studies and advl equips me
to evaluate policies and developmerl Transportation of
compliance and long-term communit Commission ontribute to
creating a vibrant, inclusive, and suApplications - Redacted pJto
3. Please describe an issue that recently came before the
Commission that is of particular interest to you and describe
why you are interested in it. If you have never been to a
Commission meeting, you can view archived videos from the
Midpen Media Center.
Archived video meetings are available from the Midpen Media Center.
4. If appointed, what specific goals would you like to see the
Planning and Transportation Commission achieve, and how
would you help in the process?
5. Planning and Transportation Commission Members work
with the documents listed below. If you have experience with
any of these documents, please describe that experience.
Experience with these documents is not required for selection.
Palo Alto 2030 Comprehensive Plan (2017)
Zoning Code
City Charter
California Environmental Quality Act
El Camino Real Design Guidelines
El Camino Real Master Plan Study (2007)
Area Plans such as the South of Forest Avenue (SOFA) 1 (2000) and 11 (2003)
Plans
Baylands Master Plan (2008)
If you'd like to provide any additional documents, please
upload below.
Please confirm that you have read the Boards and
Commissions Handbook.
View the Boards and Commissions Handbook.
Signature
One issue of particular interest to me is The Academy project at 3265 El
Camino Real, which proposes 100% affordable housing for educators
and classified staff in Palo Alto. This project addresses a pressing
challenge: the high cost of living forcing 87% of our teachers to reside
outside the city. As an advocate for equitable community development, I
see this project as a vital step toward strengthening our schools,
reducing greenhouse gas emissions through transit -oriented design, and
aligning with the city's Comprehensive Plan. It represents a commitment
to retaining quality educators and fostering a sustainable, inclusive
community.
If appointed, I would focus on advancing sustainable and equitable
development, particularly through implementing the Comprehensive
Plan's priorities. Key goals include expanding affordable housing,
supporting transit -oriented development, and enhancing pedestrian and
cyclist infrastructure. I would also prioritize community engagement,
ensuring diverse voices are reflected in decisions, and promoting racial
and social equity through planning policies.
With experience in real estate, redevelopment, and zoning processes, I
bring a practical understanding of land use and housing challenges. My
leadership roles, such as Chair of the Palo Alto CAC and involvement in
PTA organizations, demonstrate my ability to collaborate with
stakeholders and advocate for community -focused solutions. By
leveraging my skills and knowledge, I aim to help the Commission craft
policies that balance growth, environmental sustainability, and
community needs.
I had my experience with Zoning Code. For my current residence in Palo
Alto, I worked on zoning and permit applications to convert an attached
garage into a master bedroom suite. This involved collaborating with
contractors, submitting required documents, and adhering to city zoning
ordinances. I reviewed and completed building permit applications,
including construction specifications and contractor licensing
requirements, ensuring compliance with city and state regulations. This
hands-on experience provided me with practical knowledge of Palo Alto's
zoning processes and development standards.
Rika Yamamoto Spring 2024 pdf
Yes
Name of signatory: Rika Yamamoto
Link to signature
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