Loading...
HomeMy WebLinkAbout2001-05-07 City Council (5)City of Palo Alto City.Manager’s Report TO:HONORABLE CITY COUNCIL FROM:CITY MANAGER DEPARTMENT: PLANNING AND COMMUNITY ENVIRONMENT DATE:MAY 7, 2001 CMR:232:01 SUBJECT: STATUS REPORT ON THE PROPOSED OPPORTUNITY CENTER AT 33 AND 39 ENCINA WAY This is an informational item only and no City Council action is required. This memorandum is intendedto update the City Council on the status of the proposal for a Planned Community (PC) Zone at the above address to accommodate an Opportunity Center. The Planned Community Zone application is independent from any funding requests that_the proponents of the Opportunity Center.may have applied .for with the City of Palo Alto. The area proposed for the Center consists of two parcels with a total size of 12,200 square feet. Both sites are currently zoned Commercial Service (CS), which has a maximum floor area ratio of 1:1. The CS zone does not allow the number of units or gross square footage.that the Opportunity Center is currently proposing. A PC zone is required to allow the 55 housing units plus square footage for the assorted public services proposed on the first and second floors. The attached Status Report (see attachment A) on the Opportunity Center summarizes the proposed services to be offered at the Center,-the general square footages of each use, parking requirements and other site improvements. The Status Report does not constitute complete documentation of the project. It is for informational purposes only. The proponents of the project are currently preparing a complete Planned Community Zone application. Processing the PC application is estimated to take about 12 to 14 months. If City Council members have questions or concerns about the application or the CMR:232:01 Page 1 of 2 review process, please feel free to call Ed Gawf, Director of Planning and Community Environment, at (650) 329-2354 or Lisa Grote, Chief Planning Official, at (650) 329- 2321. ATTACHMENT Status Report On the Development of the Opportunity Center of the Midpeninsula PREPARED BY: LISA GROTE Chief Planning Official DEPARTMENTHEAD REVIEW: Director of Planning and Co yEnvironment CITY MANAGER APPROVAL: EMILY"~ARRISON Assistant city Manager CMR:232:01 Page 2 of 2 Status Report On the Development of the Opportunity Center of the Midpeninsula Provided by The Community Working Group, Inc. Don Barr, President Revised February 12, 2001 OPPORTUNITY CENTER OF THE MIDPENINSULA PROJECT SUMMARY The Opportunity Center of the Midpeninsula will address both the need for affordable housing for the homeless and those at risk of becoming homeless, including women and children, and the need for a coordinated continuum of services for the homeless and at-risk populations. The proposed 55 housing units will include 12 transitional units for small families, 22 transitional units for singles, and 21 permanent units for singles. The two services centers in the building will house multiple services, ranging from hospitality to rehabilitation,, provided by experienced social service agencies under the overall management and coordination of InnVision. The clients to be served by this project are the 150+ persons in the midpeninsula area who are homeless, 30+ homeless women with childrenl and the hundreds of low income individuals and families who are currently housed but at risk of becoming homeless. Rents for the housing units will be kept low so that those with incomes under 30% of median income will qualify for the housing. In order to plan for the construction and operation of the Opportunity Center, the Community Working Group has established formal working relationships with a number of organizations and agencies in the area. Developer: The Housing Authority of the County of Santa Clara, in conjunction with the Palo Alto Housing Corporation have been selected by the CWG to provide development consulting services for the project. The Housing Authority of the County of Santa Clara has extensive experience in the development, ownership and management of affordable housing, including the development of shelters and transitional housing for homeless individuals and families. The Housing Authority has developed over 2,200 units located throughout Santa Clara County and currently manages over 2,400 units which includes units owned by the Housing Authority,. affiliated partners and private owners. The Palo Alto Housing Corporation also has extensive experience developing affordable housing in Palo Alto. The Housing Corporation has developed and owns and manages 500 units of affordable housing. - Development Consultant: In addition to the Housing Authority and the Palo Alto Housing Corporation, the Corporation for Supportive Housing has recently agreed to provide technical assistance. The Corporation for Supportive Housing’s goal is to support the expansion of housing opportunities linked to comprehensive services for persons withchronic challenges so that they are able to live with stability, autonomy and dignity and reach their full potential. As a national nonprofit intermediary, the Corporation for Supportive Housing was established in 1991 and since that time has assisted more than 50 projects in California in the development of over 2000 units of housing. Services Management Agency: InnVision has been selected as the Services Management Agency for the Opportunity Center. The role of the Services Management Agency is primarily to coordinate the services for the individuals and families that will be served by the Opportunity Center and the associated housing. InnVision has extensive experience not only in providing a full array of comprehensive services for homeless individuals and families but also developing, owning and managing shelters and transitional housing. Architect: The Architect selected for the Opportunity Center is Rob Wellington Quigley, FAIA. Rob Wellington Quigley has extensive experience with the design of similar mixed use developments which included affordable housing. In addition, Quigley has experience with the entitlement process in Palo Alto, since they served as architects for the very successful SRO development owned by the Palo Alto Housing Corporation, Alma Place. Summa~y of Opportunity Center Facilities Parking- Ist level down 14 spaces 2"d level down i6 spaces 22,000 s.f. First Hoor Second Hoor Third Floor Fourth Floor Opportunity Center Family Service Center SRO housing Family housing SRO’housing Family housing SRO housing Family housing 15 units 2 units 15 units 5 units 13 units 5 units 6,600 s.f. 7,400 s.f. 7,600 s.f. 6,900 s.f. Total Housing Units SRO Family housing Total 43 units 12 units 55 units Total Parking Spaces 30 Total Square footage Garage Type I Residential Type V Estimated FAR 28,500/12,100 = 2.34 (approximately 1.68 housing and 0.66 non-housing) OPPORTUNITY CENTER OF TI-IE MIDPENINSULA PROJECT DESCRIPTION First floo1" [ L i iI . ..FIRS__T FLOOR ,-,zo. In the first floor services center there will be both hospitality services and rehabilitative services. The hospitality services, available to all and providing a welcoming experience, will include drop- in services, showers and laundry facilities, lockers, light snacks, information and referral, transportation assistance, a clothes closet, inter-faith chaplaincy, and fellowship. Rehabilitative services will be available to those who seek to transform their lives and ~o move out of homelessness or prevent it from occurring. These services will include coordinated case management, mental health and substance abuse counseling, job training and counseling, medical screening, legal assistance, money management training, support ~oups. and sen-ices for women and children. The center will have an open reception area, a small kitchen and eating space, a classroom/computer lab, staff offices, consultation rooms, showers for men -and women, laundry. a c!othes closet, a reception area for women and children, and an outdoor patio -.area. .... Second Floor i 15 SRO ROOM 2 FAMILY SUITES 17 TOTAL AREA7,400 SF The second floor services center will provide services for women and children. Currently, these services are being housed at the Veterans Affairs hospital site in Menlo Park on an interim basis until the Opportunity Center is completed. At that time, the services will be transferred to the Opportunity Center. Services being planned at this time include light meals, a food closet, clothes closet; hy.giene supplies, information and referral, vouchers for motels and transportation, health care services, intensive case management, child care/respite care, and housing search coordination. Additional services will be added as funding for them is available. The services for women and children are being coordinated by Clara Marco Alliance. The second floor services center will occupy approximately 1500 square feet. The services center will also serve as a community room during evenings and weekends for residents of the family housing units. The second floor will also include 2 transitional housing units for small families, as well as 15 SRO units separated from the family area by solid walls and security doors. Housing on the Third and Fourth Floors THIRD FLOOR ,’:zo 15 SRO ROOM 5 FAMILY SUITES 20TOTAL AREA7,600 SF [I[V l _4 ...._FO__U..R.TH E_LOOR !. 13 SRO ROOM 5 FAMILY SUITES 18TOTAL AREA6,900 SF Them third and fourth floors will provide a total of 10 transitional units for small families and 28 SRO units for singles, plus an outdoor children’s play area. Approximately half of the SRO units in the Opportunity Center will be for transitional housing and half for permanent housing. The occupants of the transitional units will be recipients of the supportive services provided in the services centers with intensive case management and a written plan for addressingtheir individual issues, stabilizing their lives, and securing permanent housing. Occupants of the permanent.unit~: will initially come from the homeless or at-risk clientele of the services centers, but their continued residency in the housing units will be govemed by income guidelines rather than a service plan. ~ is anticipated that all of the residents in the housing units will have incomes at or below 30% of median income (very low income). Development Concept for the Opportunity Center Site. The site is located at 33 and 39 Encina Way, Palo Alto. The two adjacent parcels total 12,190 square feet (100 feet Encina Way frontage and 121.9 feet deep). On either side of the site are commercial outlets -- a shoe store and a crafts business. Immediately to the rear of the site is the Palo Alto Medical Foundation. Across Encina Way from the site is a car wash and the Town and Country Village Shopping Center. It is located near public transit and downtown shopping and services. Building. It is anticipated that a Planned Community (PC) zone will be neces,,s,ary to pern~,’t the density required for the housing units. Two levels of underground parking will oe requireo. There will a total of 55 housing units, each approximately 250-350 square feet. The building will contain self-service laundries, community rooms, at least one community kitchen, individual locker. storage, counseling offices, at least one classroom/computer lab, administrative offices, outdoor patios, a children’s play area, and a reception area. Access to the housing units will be limited to the occupants and their invited guests; twenty-four hour security will be needed. Parking. It is anticipated that a ratioof .4 parking spaces per housing unit will be adequate to provide parking for both residents of the housing units and the staff who will work in the services centers. The experience of Palo Alto Housing Corporation’s Alma Place supports our contention that the limited parking needs of the targeted clientele of the Opportunity Center will mesh With the parking needs of the service centers’ staff. Housing Units. Each unit for small families will be approximately 350 square feet. They will be furnished, including carpeting and mini-blinds, and will include a bathroom and a kitchenette. These units will also have access to a community kitchen on the second floor for preparation of some of their meals and for socializing with other residents of the family units. Each SRO unit will be approximately 250 square feet. They will be furnished, including carpeting and mini-blinds, and will include a bathroom and kitchenette. Rent. The rents must be as low as possible, depending upon the available financing and subsidy contributions. Projected rents are $339 (units for singles) and $388 (small family units) per month, ’ equivalent to 22% and 23% of the County’s current median income levels, based on 30% of income for housing cost. Residency in the transitional units on the second and third floors will be limited to a maximum of 18 months to 2 years. An initial six months lease and then month-to- month rental agreements will apply to the units on the fourth floor. Operations/Management. Operating expenses will be higher than for traditional apartments, due to the need for desk service, security surveillance, housekeeping/janitorial functions and maintenance, provision of furniture, and utilities and frequent turnovers. A full time resident manager will be on the premises. In addition, the services centers will also incur operating ¯ expenses, some of which may overlap with the housing components. It is anticipated that organizations providing services in the Opportunity Center will be charged below market rent, and that much of the funding for the operating expenses related to the services centers will be secured through collaborative grant applications and fund raising efforts by the participating agencies, InnVision, and CWG. IPROPOSED DEVELOPMENTBUDGET I ~ Purchase Price - Land Construction Contract Price Construction Change Order Contingency Title, Escrow, City & County Transfer Tax Due Diligence Studies Architectural & Engineering Municipal Fees & School District Fees Borrower Legal Fees Demolition Economic Consulting TCAC Fees Lender Origination Fees & Legal Counsel GIC Purchase to Secure Operating Deficit Funding (15 Years) TOTAL DEVELOPMENT COSTS .1,065,000 8,614,426 344,577 10,000 60,00O 350,000 350,000 45,000 35,532 30,000 44,468 75,000 2,062,143 13,086,146 SOURCE OF FUNDS FOR DEVELOPMENT OF THE OPPORTUNITY CENTER STATUS Packard Foundation City of Palo Alto CDBG/Trust Fund Califomia HCD MHP State of California HOME Funds County Housing Trust Fund Supportive Housing Program (McKinney) County of Santa Clam CDBG County of San Mateo CDBG Affordable Housing Loan Program Foundations/Private Donations to date General Partner Capital (Capital Campaign ) Limited Partner Capital Total Sources 1,000,000 1,000,000 2,325,000 1,000,000 500,000 400,000 500,000 400,000 250,000 350,000 2,592,345 2,768,801 13~086~146 CONRRMED Applicationt to be submitted 12/00 Application to be submitted 2/02 Application to be submitted 11/01 Application to be submitted 3/01 Application to be submitted 4/01 Application to be submitted 1/01 Application to be submitted 1/01 Application to be submitted 4/01 CONFIRMED Various applications to be submitted Application to be submitted 2/02 FUNDS AVAILABLE August. 01 May. 02 March.02 March.01 April. 0"1 Aug .02 Aug. 02 June. O1 July. 02 Oct. 02