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0468.091
1 1 I - • '~-f'"El .......... . • 0 .' ~ -, ".' 10 October 17, 1991 HONORABLE (ITY COUNCIL Palo Alto. California Comprehtnsive Housrng Affordab11ity Strategy, Members of the Council: Rep~rt in Brjef This N!port conveys to the-(Tty Council, for review and adoption, a Draft Comprehensive tfol..ising Affordabi 1 ity Strategy (CHAS). The tP.AS has ~en prepared in compliance with a lI'1andate from the federal government and replaces the ~reviDus'y required Housing Assistance Phn {HAP). A laceny-adopted ()-lAS must be forwarded to the Federal O{!partment of Housing and Urban De .... eTopment (HUDJ for re.iew by October 31, 1991. BackgrQund Background information conterning the need for, purpose and elements cont~inec in the CHAS Is provided in the attached staff report to the Plan~ing Commission (Attachment 1). A public information meeting WiS held on July 18. 1991 to solicit coanents from trl~ the pu.blic concerni"g housing hsues to be considered in tk~ CHAS~ Summary notes from tnat meeting are ~ttached (Attachment 3). The Draft eHAS has been reviewed by the Planning Commission, the City's Human Relations Conm1ssiM. and the Pilo Alto Housing Corporation. TI'H! Planning Commission and Housing Corporation unanimously recommended appro~al of the CMAS ... ah SOIM! text amendments. These amendments included t",o additional Housing Strategies (se~ CHAS pages ~4 and 35). The amendments were intended to clarify that the highest priority ~ousing need in Pale Alto is fOt~ affordable housing wit~ or without supportive services, and to place greater emphasis on the housing n2'eds of low-i ncome househo1ds of people who work in Pil0 Al to but cannot afford ttl live heTe. Ccnments from the Human Relitic;ns Corm,;ssion are pr-ovided as Attachment 1. Comments from the Housing Corporiti~n are provided as Attachme-"t 5. M~nutes. from the Planning COlTlTl1ssion are provided in the City Council packet of October 17, 1991. Revisions rec.olTlTle'lded by the Planning Conmission and the Housing Corporation are inclUded in the enc10sed revisad CHAS. B~~ieJt by the Federal DepJ!rirnent of Housing and _UrbCl.r~ De~eJop:tlent(HUD) Tne Public Comments sec.tion of tne (HAS (Section Von page 52) ~ill be comp1eted after tne Council hearing and action, and the CHAS will be f<lnrtarded to HUD. HUD CMR:468:9I ·• re~iew fs e'(pected' to take 60 days. rl1e City wiil be reqlJired to mainhin an annual ~trformance report and an annual action phn. In add'itfon, five yur updates aTe required, although the first five year up~ate will occur in 1993, when comp1ete 1990 census data is available. En¥ironmental A$~essment Adoption of the (HAS win have no direct physic.al impacts. Housing projects tnat may resL~lt from implementation of thE' (HAS !.trah9ies 111111 be subject to further environmentai review ~t the time specific projects iTe proposed for appro~al. An env;rom~ental ISsessment recQITlTlt!nding adoption of a negative dechrition is ittached (Attachment 4). RecDfIInendat i l'n Staff recOITIII€nds that the (ity Counei 1 re .... ifw Inri adopt the (HAS, and auti'l<lr"jle staff to forward the adopted CK~S to HUD. ~espe . fU: 1Y. ~;u.bmitte. d, \ ~jCl-(.l( i'" c,(/ ' " .,' / / ILt.'H',':"?": l( -<:/t:"/.. ... i~/-c/. ~ICHENEY ~~ Senior Planner <) , KENNETH R. SCHREIBER Direttor of Flanning and Comunity Environment Attachments: 1. Pianning Commission Staff Report dated September 20~ 1991 2. HUD excerpt "What is a CHAS?" 3. Summary notes from Jul} 18~ 1991, -Housing forum- 4. [n~jronmenta' AS$essment s. Sept~mber 25, 1991 Palo Alto Ho~sing Corporation letter 5. list of text changes recommend~d by PAHC 7. Sep!elhber 16, 1991 HUman Relations (cnrniss1on letter 8. Written comments received 9. Draft CHAS (Council Memb.rs ooly) cc: Planning Commission Palo Alto ~ous;ng Corporation Hu~a" Relations Commission rnnovltive Housing Mid-Peninsula Housing Coalition Urban Mini strj league of Women Voters Persons who attended ~Housing Forum~ of 7/18/91 {~ithout attacnments) CMR:468:91 p:\cmr\chas.cmr !qIl7!91 Page 2 \ c . , PLANNIN~ COMMISSION Palo Alto, California nt~l of 1hlo }lito Comprehensive Hcusfng Affordability Strategy Members of the C~issiQn: Report in Brief ATTACHMENT This report conveys to the Planning (omm1ssion fOT r~view and recommendation a Draft Comprehensive Ho~sing Affordability Strategy (CHAS). The 'HAS has been prepa~ed ~n compliance with a mandate from the federa1 government. A lo(ally dd~pted (HAS must be forwarded to the Federal Oepartment of Housing and Urban De,elopment (HUD) for r.,jew by o<tober 31, 1991. The (HAS is sche~u'ed f~r review and adoption by the City CounCil on October 21, 1991. The (HAS has also been forwarded to the City's Human Re1at1~ns Commission and the Palo Alto Housing Corporation for review and comment. Comments from the Human Relations Commis~ion are provided as Attachment 4. Comments from the Housing Corporation will be pro~ided orally at the Planning Commission meetlng. Background Provisl0ns of the Natinnal Affcrdable ~ousing Act. adopted in November of 1990, require preparation of a (HAS in order for states and local jurisdjctio~s (including local private ~r non-profit ~ousing developers) to te eligible to app1y for fedet-.l hausing assistance funds. The (HAS is intended to replace the previously reQulred ~ousing Assistinc~ Pla~ (HAP) needed for app1icatio~ fbr Community Deveiopment B10ck Grant ((OBG) funds, as well is the Ccmpre~ensiye Homeless Assistance Plan (CHAP) required for eligibility for the McKinne-y Act fur.ding programs fer the homeless. One purpose of the (HAS is to develop a "'ore comprehensh'e plan for meeting: local housing assistance needs. The (HAS is to be a strategic action p1an to meet tt1e hOllsif'lg needs of each community's 'ver),-10w, 10l1li' and moder.te-income residents, inclu.dirtg the homeless and households with spec1al needs, and increasing ~ppartunities for home o~nership. An excerpt from a HUO P,\SC\ChiS.pC :'" .... . -~ ~: --~~~:~t~~ ;~";~ .. ,--, / publication that describes "What is a (HAS· is provided as Attachment 1 for a.dditional reference. Each (HAS must hJve five sections addressing 15 different elements. Th~ CHAS is to include~ 1. a cOlTlTlunity profile that documents existing I'loL'sing condit1Dns and supplYt and housing needs of law-income and spec.h1 needs. groups; 2. m~rket conditions affectiog t~e suppl1 cf hous~~g; 3. h(')using fun1jing. and resourc!s il~ai1ab1e; ~. i fiv~·year strategy to meet tne ident,fied nousing fieeds. including priorities for needs to ~e served; and 5. a one year action pTan documenting what specific actions are to be taken withir. the next year and ho.., funding antic.ipated to be available will be used. Each year, each community applying for federal funds must submit an annual act j on plan and performance report and must revi se tne j r fi ve-ye.iir pl an e .... ery fi .... e years. However, as little 199~ census data was available for preparation cf this year's CHAS, the City will be reqwired to prepare a revised five-year (HAS in 1993 wh~n all Qf the 1990 census data is expected to be available. 1he (HAS also has a requirement for cltizen particip~tion and a GO-day public re',1ew period. City staff heTd .a pub1ic -Housing Forum" on Jul)' 18~ 1991? to solic,t comments frQm members of the public inte~ested in loc.l housing issues to be considered during preparation of the C~~S. Summary notes from that meeting are }jf"oljided as Attachment Z. City staff a~so consulted w~th h~cij,l non-profit ho~sfng groups and social service agencies. Piscussion The requ:iremer.t for a C.HAS is neW', with the guidel ines and' specific requirements expected to be refin~d in subsequent years. This year's C~AS was prepar~d und~r a~ extremely tignt time frame, w;th t~e final set of guide1in~s for preparation not ivallab1e until July II. 1991. In addition, much of the data requ~red in the tables is not r~idjly available, In recog~ition rf this HUD has indicated that eath jurisdiction should make their best effort to complete I CHAS usin9 readily available information. HUn will not be imposing any penalties for late-receipt of a Ci1AS and will be lenient in their rell-rews;. Given that mucn of the dat3 in the CHAS is based on the 1980 census and out of date, and the funding amounts identif~ed -ar~ ~->tilTtates on1)-; the focus of the Planning Commission's re¥iew of the CHAS should be on the priorities of housirlg needs t~ b-e served, th~ s.trateg'~s ident,f1€d to meet these needs~ ano the actions to be pursued iM the next year. r~ur minor corrections to the Draft CHAS are p~o~ided in ~rrata sheets placed inside the enc10sed CHAS as follows: P:\SC\chas.pc .. '. Ii I I I I / 1. rtvised 1nformat:on concerning school enrollment trends; 2. i (larificat1on cGnctrning the status of the Sheridan Apartments; 3. correctIons to Table 2(-, and 4. corre~tions in the number of subsidized and below-market-rate units. EnviTgnmgntaJ Asses3roent Adoption ~f the CHAS '11111 ha-ve no direct physic.' impacts. Housing projects that ~a1 result from implementatiDn of the (HAS strategies will be subject to further environmental review at the time specific projetts are proposed for approval. ~ enY;r~nmental assessment recommending adoption of a negative decl.r,tion ;s attac,ed (Attachment 3). RecO!!'fTIendation Staff recommends tnat the Planning Commission review and comment on the Draft CHAS and recommend that the Council adopt the CHAS. 4ctf.U11Y SU.bm.I .. tted' . 7 ·1?J.flW1j SA CHEHE~ Senior P1anner Attachmer.ts: I . 2. 3. 4. 5. HUD excerpt -What is i (HAS?- Summir~ not~s frGm July IB, 1991. -Housing Forum" Environmental Assessment Sephmber 16, 1991 Human Relations Conwniss;on letter Wr1tten Co~nts received [nelosurt: Draft CHAS with Errata memo cc: Palo ..... to H~using Corpon.t-ion Human Relations Conmissfoll Innovative Housing M1d-Peninsul. Housing Coalition Urban M'i n is try League of Women Voters Public meeting mailing list (without attachments) P:\S(\chas.pc >. E..'<cerpt from HUO plJbl ~ca.tion ~Tools and Tactfcs fDr Preparing I CI{ASu . 2- WHAT IS~. CHAS? Legi:slative History AIT ACHI!ENT 2 Title J of the National Anordable Housing Act req:.rires that, in order to apply for certatn HUD J'fograrns, stale and local goveinmer.ts r.'1ust have 8:1 approved Compre~ensi\le Housing Afto!dability Strategl, Of C!-J.AS. Tr~e C~S replaces the tv.'Q pree)llisting planning documents used by HUD grar.te~s -the Housil1g Assistal1ce plan (HAP) tor the COmmuI1ity De'Jelopment BJock Gran! program (CDBG) and the Comprenensj'.re Homeless AssFst8!"1Ce Plan (CHAP} for the McKinney Act programs. Atthough e-, CHAS witUncorpora!~ components of 111e HAP and C!-iAP. the in!e~t of the legrslaHon was to encourage grantees to ere-ale a need-bas'Sd, rather than resource-based. hOj,.J~jng strategy. Th"" CHAS provides an actiol1-o·riented m3n~gement 10"r f,:.r stales and local govern.'Tler.ts f.rst to klenlify ~oL!sir.g '"leeds then to idenlrfy !~e resources Cl.:"ld prC£fams that cc:n be used 10 8,J·dress them. Ttle iegislation requires that the CHAS address 14 areas, whic'1 HUD has-combined inlo three components for ease of preparation a"d organjzetior.. Collectively, tilese COmpOMr1ts are: A Community Profile c:les:ribing The affordable housing needs alvery low-income. low-income. and moderate income families, hO!TIoa-!ess iamil:es and ind;vio\.Ja~s and otr!i2'r:; ..... :ith speciar rreeds who require supponlve senrices, and The cr,araC1efisllcS ofthe housing market and the existlng stock; A Five __ year _Strategy for hO\.ising in'/estment; and A QDS Year Plar1 for appl,'ing avaitable resources to the r,eeds identified The ultimate goal of !he CkAS is 10 provide a five-year pia:'} ar.d armua: goals to SHv6' as a "working guide~ for tne 2ppncation of resourc.es 10 i"Id,jr~ss ;ocar housing needs Why Prepare a CHAS? Perhaps the mast persuasive reason for preparing a CHAS is access to KUD -funds. 1:-. order to be eligible to appl~ 'or Federal enlitJem-snt p,ogram monies, such as the CDBG progr::\lTJ, grantees must have a HUD-appro\ied CHAS in place As turtne-r described below, most HUO programs wi!! require a c.'-1AS belore an 8Fplic.;tion for 1992 '<J1"lds ...... i:: be cOflsidered However, it is importarll 10 look beyond CHAS as a requiremenl ol1unding 10 the oer;efits of strategic planning n,t' preparation of a CKAS provides locar goverr1rT'enls v.tilh two malor benefits June 18. 1991 ".". - ti , :", F , , i " , 1 I 1 [ -3 - Sl!'1gi'e Plarming Documenl fOf Ho!.)sing M<:tny loc;al governmenls appry Jor a variety of HUD hous;ng programs, nec:essila!ing preparation of separate plans and reports for eadl one. Sy o"efinilicn, a CHAS is comprehensive, and mtegrates the proposed USE-of progfam re-sources intc one nous:ng ptan. Grantees will no longer have to prepa~e H.A.Ps and Ci-1A?s, al:houg~ some of 1he information from the existing .... ~rsions of those documents: wm be transferred to the first CHAS. As a result, grantee ~laN ...... m be able 10 ~ocus their effor:.s on one planning process, and on one outcome -the progress made lowards meeti!"1g L"le hO\.Jsing goals atld objectives. Srralegic View of li·;e "Blg Picture~ Preparation cf ~ Cl-{,A,S requires me grantee not o.'"lly 10 collect de:alted inf::or:nat,;on on needs and resources, but to view this informatlan as pieces of a pUl.zle When pul 1ogether, the pl.!zz:e provides an avera" ..,iew of where the commun~ty is today", and where it wa:1\s to be in live years. This view of the ~big pictL;:e' wil: 'rIel,? g~a!""l!ee staff to eHectiv;;~y tJr.gEd tr,efr timhed reso-urces -Feceral funds. ar.d ort"1!:r locar (:'ubric and pri'.,Ia:e sector resc,urces -to Ihose acti .... tlies with the highest relalNe priorities and ..... ,11 res<J~ in. achie,'emen! cf the one- and fi .. e·~'ear goars. it will also enabre grantees to sMt resources eact-, year, if for exampt€', a funded a:1ivity did nol have the lm~ac! ex;:ected or a new sourCe of 1und:ng becomes available. In addi:io.-., the CI-'AS rt'gwla~;·C:"i5 fer s~3:e g::,ver~~i!rt~s suggo?sl coord.i.'1ation wi!~ local jurisdictions in thf preparation of 1r,e slate CHA,S 10 facilitate consislel1cy. The a.genci p;eparing the slate stlategy wi:1 bE' cantactl:1g loes' go'.!ernme~ts fOf information on lheir CHASes, providing an additional oppOl1uMy for k)cal iuri~dictions to e[iuc:ate slal.e government on their needs and .strat€'~ies al1d to foster coordina!!on 0: re"Sl~wrces What Programs are Covered? Tne CHAS covers r,umerou"S HUD"!<Jndec programs An approvec CHAS must e;(is: before grantees tan 5uhmi1 an appricat~Qn fOf the iollavW·[ng programs HOME HOPEI HOPE II HOPE III Communfty Developmenl Sloclc; Grants (CDSG) Shelter Flus Care Supportwe HOt.JSing for the Eider[,' (Sec~ion 202) Sllpporjve HOUSi<1g for Persons with Dlsab!iltles (Secticln 811 J Emergency Shelter Grants (ESG) SL.rpp'emental Assista:'1ce for Fac~!ti~"S 10 Assist the Homeless {S}l,F}l,H) Transitionar He-using for the-Handicapped HUD also plans to require a ce:1.1~callOn of consis:e~cy w:th the CHAS for receipt of Sect~on 8 Ex:sting Housing \/ouchers and cer1Jficates 1n add~tion. the 1011 owing two programs. if administered b~ state government, reCjclire an approved eKAS belore a bnjing appllcalion will be considered J I j -. - low-Income Housing Preservation Permanenl HOUSi!"1g for tt"le Handicapped As you can see, mcs' HUO programs require a CHAS Even: it your community oper31es only one ol1hese programs, pleparation at a CHAS will ensure that local priod!ies t;ave been clear1y idenlified and 1hat program funds. as wei! as additi,:.nallocal public and private resources, are approprialely targeted. We should no1e here ~hat non-governrnental agendes ar~ eligible to apply fDr some of the programs co ..... ered by CI-Vo.S. For e)(ample. a nonprofit snelter pr,)vider may apply 10{' several 01 the McrGnr.e'y· programs. In order Ie er'lsure cor.'\priance with the CHAS requirements, the nonprofit must secure a ce1'1ificalioT'1 01 consistency ·...vi'ih the Cl-tAS from the apprlcable jurisd1ction (e,g., Cit)'. county, s:a1e), Thts requ1remerr! appries to HOFE, S,.o\FAH, TransitJona' Housing foe the Handicapped. Section 202. the Section a SRO program, and a state-admil'1istered Low-Income Hou$irg Pr!Servalion program -,.--............. '~.~-""' ........ -" ...... -.,,~"'--->~.~ .... -'--,------.-. -----~---......... ~~{ " '.:,: .. ~' ,,, ... .. ' ./" JlIiE l8, 1191 COMPREHENSIYE HOUSING AfFORDABILITY STP~iE'Y HEETING I!llTES AnACHME~T 3 ~" public forum was held Tuesd.y, June la, 1991, to discuss housing n.eds and assess~nts ~n the City of Palo A1t~. The intent of the meeting was t~ assist staff in de,.loping • Comprehensive Housing Afford.bilfty Strategy (CHAS) plan in conformance with Department of Housing and Urban Development Guidelines. Approximately 41 people attended. City staff presented some background data on t~e demographics of Palo Alto. the status of the City's ~ou5;ng stock and tbe acco~lishments of past City programs. This was followed by • lively discussion of PalQ Alto's MOst critic.l and special housing needs. The foll!lwing is ill S'JlTlTlary of each Cif these areas. WHAT DO lIE KNOW ABOUT PAlO ALTO DENDGP.AI'HICS? Palo Alto population is increasing minimally; The number of Palo Alto resident~ oyer 6S is intreasing; 42 percent of Palo Alto's famil ies I~ake less than the !nedi an income; Ethnic m1norities are increasing; Pala Alto has an estimated 265-370 homeless people; ~any people nave disabilities requiring special housing facilities; and Tne """ber of jobs is mucn gre.ter tnan tne supply of housing. WHA! DO WE f(/jOW ABOIIT PAlO AlTO IroIlS 1 NG 1 Palo Alto housing supply is limitedj Palg Alto prices are high; Vacancy rates are low; land avallabl! for new housing is SCirce; Land and construction costs are increas1ng; and Funding sources for .ffordable housing are ~carce. Rlmin523/1c Page I • \, "··'r ~I~' . "" , .---~ , / IlllAT HAVE C lTV PROGIWIS AtCOIC?lI SHED! 10 perce~t SMR requ1r~ment fn new housi~9 (since 1974, ~S3 ~~R u~its acquired): Housing m~tigat;on impact fee ~n commerciil/industriaT construction; Compr~h~nsive Plan elements desj9ned to protect rental and affordable hO{Js1ng; Previous prograes ~ave targeted specific housing for rehabilitation and improvemenbi and Since J968~ 975 subsldized hausfn9 un'ts have been placed in serv1te. WHAT ARE PAlO AlTO'S MOST CRiTICAL/SPECIAL HOUSING NEEDS? Long-term availability of low cost housfng; Relate income to housing cost, HUn regulatfons requiring 30 percent of i~come to go for housing is not affordable to all, particularly very low income; Concentrate Dn retaining and increasing rental housing; Emphasis on affordable rental h~usjng; In~rease the number of housing unitSi Est.blish rent cont7ols; Emphasis on affordable housing for single parents; Provide prottction for existing federally subsidi!ed units at Arastradero Park and PaTo Alto Gardens; Pro¥ide additional S.R.O. housing at more affurdable rates than existing; income,] Provide subsidies for S.R.O. housing; Preserve the existing Barker Hotel; Need housing for single people of low Provide group housing for disabled; Provide more board and care housing; Need for new renta-I constructioni 1 1 J J -Hot necessarily elderly Rlmin523/1c Page 2 l I Addition.' political pressure on Feder.l <nd State le;islators to 1ncr~ls~ housing opportunities; Key land us~ decisions to emphasize and al10v more housi~~ on !xlsting hndsj Do not allow c~inge$ from residential to commercial. Allow for c~nfty service agencies to have work space near c'ients~ s~c~ is exfsting Urban Ministry space at Barker Hotel; Ut'11Ie Wells Fargo and otner lenders' low-income housing assistance funds; Provide ~ousing and 50c1;1 support serv!ces built-in; More three-bedroom fatilities with washer and dryer in the unit; More educatfon on mediation and other services availabie; Need for affordable housing for peDple who work here and neeG to live her,; Oesign and construct all units is energy eff;,;:;-ient and with Quality (long-lasting) materi.ls; and Increase ~ous1ng densities, particularly allawing more RH-40 desi9nati~n$. Rlltin523/l, Page 3 • . . ATTACllItfNT 4 Environmenhl Documen~s . City of Palo Alto HtVIRON,Io1ENTAl ASSES.$.M.ENT Project Description/Title: MQ.Q!jol'l of a CO:ilDrehenliY __ ~_Ji~ing Jl.fford~bilili Strategy (CHAS) in complii.ns:e with the req!Ji-rem~_r:1.1LJ~f U,e Cranston-G9nzalez National Housing AffordabiJity Ad tu!4:~lifv for eligibllity fot' apclication ill federal housing assistance fVT1slL ______ _ Location/Address: ~it~ of Palo Alto Sponsorii1g Agency/Applic.a.nt: City of Palo Alto {41SI lZ9·2149 Address and Telephone of Applicant.: 'iQ....J:!amilton A .... erH.!':!. PaJo Alto CA 94303 Appl ication fer: Adopt; on of Stntegv to m'='~tLaJfordabl e hous i.mLr1 __ e""",d-,-, __ _ NOTICE OF DeTERMINATION Based upon review of the project files, the undersigned member of tne PTanning Department has concluded: I :II u Negative Declaration; The project has no significant environmentil impact. No [n~ironme!lh' Impact Report ;s required. The reasons ~or a Negathe Declar.tion are: ....M..9ption of a plan to identify strategies .t~_ be pursued to lIleet th~ housing needs of ver..i:.l9_!! and low-income ___ . m __ _ hous£lho1ds in. Palo Alto. including tM....bomeless and c-thers. .... itn speciaT n~!!'ds will not result in any direct environmental i!nQ!.c::ts. Many of the ilctions identified to be pursued involve acquisttion and rehabilitiJllQ!L of ulstina resid'f?'ntia1 stnctur€s. and pursuit of federal ftmcUr,g and rental subsidies. Future allo~ations of Cjty funds._and impiementation __ of new hQusing proig.cts which may occur is a resu_1t pf aooption of t_~ housing strategy win be sybiect to further environmenta1 re'\lin~·~ __ lUhL... time s.Deci.fi~ details of such acUons or oroiects. U~ de-fined. and prior 1.Q..J.pproVil of such actions. P, record of project action is avai1ablE! __ n_ fsr r\!1(i,e'W it the. Pa.lo A1to Oecartmer.t of r1a.n_n'r.9 And COtnmUfli..t:Lm ___ _ Environment between the hours of 8:_QQ_JI,_M to 12 ncon ilnd 1:.00 to 5;00 PM, ct 250 Hamilton Ay~rue, 5th floor, Palo Alto, CA 94303. An The project may ha~e a signl~!~nt environmental impact. Environmental Impact Report ")7' b, pr~d. Planning Dopartment OffiCial: ''LL ,.U;rt-cry='1-_____ _ Planning Director: -xe .... " ScAc."fe-Jat.: V'tf'i/ The project has been approved. Date: 1he project has been denied. Date: file No.: -.Rl..:H~:n""':: • • ATTACHMENT S September 25 1991 Honorable PJanning Commi ssion Palo Alto, California SUbject: I. CP-AS ll. Housing Eem.ent Members of the Com mission; Tne Palo Alto Housing Corporation herewith submlts its recommendations and comments 0[1 the subject documents. L CHAS As a non-profit housing corporation striving to address afford<:bie housing needs in Palo Alto, and searching for scarce money to do so, we recogn;:e the importance of the eHAs. We look forw-ard to bringing to this <:ommllniry tiJe new housing funds created by the National Affordable Housing Act of 1990, ilIld accordingly have given particular ---attention to the CHAS which must be approved to access future Hun funds. We wish to commend Sarah Che."ley of the Planning Department for her excellent work in creating the document before you in the limited time frame imposed by HUD. We offer t"NO principal recommendations. First, we believe there is undue stress in the eRAS on tyir.g Palo . .c\lto's needs for affordab!e housing to the special needs of those peo}lIe who require services in addition to affordable housing. The purposes of the National Affordable Housing Act (Sec 103) are to: 1) to help families not owning a home to save for a down payment for the purchase of a home; 2) to retain wherever feasible as housing affordable to low-income familieS those dwelling units produced for such purpose with Federal assistance; 3) to extend and streI1gthen partnerships among all levels of government and the private sector, including for-profit and nonprofit organizations, in the production and operation of housing affordable to low-income and moderate-income families', -----< ... -~--'---""-... ----.--. .--.---~. 4) to expand arid impro ... e Federal rental assis.tance for very low lTI.:ome families; and 5) to increase the supply of Sup~)rtive hOIJsing, which combines structural features and !ervlces fl~ded to enable persons with special nec-.ds to live wifh dignity and i...'1dependence. Certainly any way in 'n·hich specia! services can be brought to bear to help those in need of them should be pursued. \Ve believe it showld be dear, hO\o\,'ever, as it is iil the purposes of the Act descn'bed above, that affordabil! housing. WiL'1 or with(lut ser ... ice~, is the primary priority for Palo Alto. Accordingly, we urge that !:he Strategies to Meet Housing Needs" section (page 32) have tv.·o additional strategies added to it mel prior-tized as numbers I and 2 respectively: 1) Incre.ase the supply of new housing fa! very-low and low-income indi'.·idua!s, small and large families aJ1d tI:e elderly, and be sure these units will remain permaner.:iy in Ole stock 2) Continue to pursue acquisition and rehabilitation of market-rate housing by non-profits who will convert L"em to very-low and low-ir.come hOusing as resources permit and will keep them in the stock permanently. We Illen suggest renumbering the remaining slr.ategies frol'T1 3 to 11 and changing the language of the newly numbered 8, neJl;t to the last line, to read "acquisition/ rehabilitation of SROs, transitional hous.ing or group homes. for the disabled_· Also on thai page, we propose changing the langliage Df newly numbered 9 to re.;;.d "Continue and Seek New Assistance to Agencies-/~-uc-profils providing bOU5in~ and support services -to ccntinue Cil) support and seek increased funding for suppor. of local nOil--p"'oflt programs providing affon:tat,le I}Q_y_~jD-&-..M_;l __ li_\1£Wn services to residents wit..) special need.s .• We have noted several other areas where we believe there is undue emphasis on the concept of support services as intrinsic to a1fordable housing and have marked tilose places in the copy of the eRAS presented to City staff. OUf second major point is that we believe there needs 10 be more emphasis in the eRAS to express Palo AIto',s camrr.itment to sef\o'lr.g !.tjose of very low, low c:J1d moderate income who work in the community but cannot afford to Live here. For atlea.s.t the past 20 years Palo Allo has recognized that it has ajobs/housing imbalance and has tf.ed to address it. The S:.lmma...ry of Housing Needs on page 2 of the eHAS notes the problem, but the rest of the document docs not focus on it. \Ve ", understand t..'1at in the limited time pennlltM this ye4! (or preparation afthe CHAS,it would have been impossible to obtain needs and resources data for employees, since it is not available from llJe Census and ou,u recognized data sources. 'Ne be:ieve, however, that there are additional place'3 in the tex.t · .... ,here such emph2.sis can be added. As we understand it, the most immediate reason to pnxuc.e a. CHAS is that all kinds of money.are tied ~p 'With it. As s~ted in A Cili:-.en'" Action Guide to CHAS, the tie is to various federal programs, both oM a..'ld new, to st.1.te and local money, and to money available r'irough priYale resources. Ac~ordingly. we think it is es:;ential that the true needs of our community, botl1 for residents and those employed there, be documented and prioritized. B<amples would include: (1) on page 4, last paragraph headed -Numbers Eligible for Rental Assistance, we sugges[ that the paragr<!ph be rewritten as fallows: "The 19&&·91 HAP documented th., the 2,673 very low and low-incm!',e renting households were eligible for rental assistance programs. Howe\'er, these figures do not reflect the needs of rJ:Qse of ... er)'~3.n~ low-income who live elseo,\.'here but work in the Cit'.' ___ 1::l.ec.ause recognized data sources do !J.Q..tI!.ro'wid..t_jJtch lnfQ[m~!i.on nor do they reflect t..~e current estimates of homeless. Given the increasing degree locally, and throughout the nation, it is expected that the pendrr.g 1990 census figures will reflect an increase m the numbers of households qualifying for priority assistance." (N'ote l1'1al. we have deletee the references to "priority admission-to federal rental assist.?rrce programs be-eause there js no data source to d.ocument the numbers qualifying in some of those categories.) (2) on page 16, firstparagr2.ph, we suggest adding: a sente'1ce at the end, "In addition. the work force in -Palo Alto 1S COr.lPOs.ed. of m-uoy ~er'j-l;)w am1 low-income employees." (J) on page 33, third paragraph headed "Rental Assistance Funds· :n the third line, after stating -to re.duce the rent burden for \'ery-Iow income residents"' add the words" and workers" . (4) on page 34, las.t paragT2ph, headed "Private Resources· add a new s.ec.ond paragraph to read, "Encourage employer.s, including Stanford University, to invest in very-lOW and low-income h:Jus~ng.· II. Housing Element Amendments We also reviewed the document -Amendmen~ 10 the Housing Element" and found it satisfactOry. We offer only t."1ese comments for clarification: • r. ?~- ~~_:::"-.1 ---------------- 1) Page 4, last tine or Ll,e first paragraph -after the word "loc;uion-acd L"te words, "and If no other resources are available'" 2) Page 5, third line of tile first pa...""agraph --after the word "ter.ants" add the words. ·who may then sell Vii.th no restriction.s" 3) Page 7, 5e(..ond line of the s:cond pa..ragraph -after tl)c word "pro .. 'idc" add the words "repaj.f servic~ at nominal cos: to all seniors v.'ith financial assistance provided on a sliding scale basls to senior homeowners with limited incomes ... A member of the corporation will. attend your meeting to respond to any questions you may have. Sincerely, PALO ALTO HOUSING CORPORATION Enclosures 4 --- • 1. '. ~ IT AC HM[HT 6 Text Amendments to Dr.lJt CHAS Rocommended b~ Palo AI!Q Hoysing CQmoration The ·Strategies \0 Meet Housing Neals" sectiOri (page 32) to have t\i,'O additional strategies added to it and prioritized as number:.. 1 and 2. respectively: 1) Increase the supply of new housing for very-low and low-income individuals, small a..."ld Jarge families, ilnd the elderly. and be sure these units will remain pemta..rtently in the stock. 2) Continue to pursue acquisition and rehabi1itation of market-rate h':)u~ing by non-profits who .... -ill convert them to very-lOW and low-income housing as resources permit and will keep them .in the stock pe:rm".nently. 2. Renumber the remaining strategies from 3 to 11 atld change the language of the n~'Iy numbered 8, ne){t to the last line, to read "acquisitior:Jrehabilit;l.tion of SROs, transitional hCll.lsing or group homes for the disabJed.· 3. Change the language of newly numbered 9 to read "Continue and Seek New Assistance 10 AgtocieslNon-profits providIng housing and support senices -to continue City support and seek increased funding for suppcrt of local non-profit programs providing affordable llousini and _s~ ser..-iC-eS to residen.ts with special needs. • 4. Or:! page 4, last paragroph headed "Numbers Eligible for R~nta1 Assistance", we suggest that the paragraph be rewritten as follows: "The 1988-91 HAP documented that the 2,673 very low and low-income renting households 'Nere eligitle for federal rental assistance programs. However, these figures dQ not reflect the needs of those \'eO'~lQ.wJnd Tow-income who live elsewher~ but work in the rity because m;.Q.g.nize4 data SQ1jr_~_~_S: __ 9Q not pwride such infQrm:nlgn nor do tbey re.f1ect the current estimates of homeless. Given the increasing degree Ioca!ly, and throughout the nation, it is expected that the pending 1990 census figures will r.efie<::t an inCTe4Se in the numbers of households quaJifymg for priority assistance.· (Note that we have deleted the references to ·priority admission· to federal renW assisu.r1ce programs because there 1S no data SQurce to document the numbers qualifying in some of those categories.) 5. On page 16, tiT"st pa.n1graph, we suggest adding a sentence.2l the end, -In addition, the work force in Palo Alto is composed o( many very-law and low-inccme employees.. - .. . , _\.~-~----------, . City of Palo Alto HUMAN RELATIONS COMMISSION PO "" 10250. PaioAiio. CA 94303 Septilmber 115, 1991 Planning Com=iSS1DC City of Palo Alto 250 Baailton lveDue Palo Alto. C! 94301 Dear Plannin~ CcmEissioners: ATTACIII!fNT Z The EUlll."lIl Relations Commission (ERe) re .. ~e-wed tae Compretensl,.,e BOL!sing . Ufordability Strategy (GHAS) ~t its So:!ptember 5, 1991 :meet!.ng, H~ CoImi66ion-ars thought tbe report -"as ql:lte cotllprehe!Lslve =.nd ref!ects the cr~tical bO~51ng needs in Palo Alto, along with ideas O~ how to resolve them, Give~ the local housing situation (j,e. higb bousi~g c~sts, lack cf affordable bous1ra/S and .a &lJbstant~al jobS/hou:sing itllN-lance) • .housing needs continue to ic.crease. Bcusing for special needs hDU&ehold~ is a critic~l area to be addressed This wao one of the aredS of grellt caroce-r'LI elrpressEd at tb.e Human Service Hearings that tbe ERe held last f~ll. ie apprpcia~e the higb p.iority glven to thiS segment of the popCllat1cn. Pul"!:>uing a] 1 available options to ill·:;;.-ease affordable bousing 'oIould seem to be a pnident course to follow. The ERe wculd strongly enco1..Jrage the Ci ty to cocrd1nate and l~verage resources wbereve. pussible. Tbe B~man Relations Cn~ssion wishes to endorse tbe C3AS. Since.ely. ~~- Tri~ LDvercheck. Chairman Eu~n Rel~tians Co~issiDn THE LEAGUE OF WOMEN VOTERS OF PALO ALTO ,"--___ ... _~_"".,~_r __ . ATTACIIMENL.l! • \ 451 K~II,iGSln AVENUE. PHD ALto, CiloLIF{)Rr'l.rA 9.1301 ~ 415/327-9148 AIl.'gust \2,1991 Sarah Cheney Palo Alto Planning Depart~ent P.O. Box 10250 250 Hamilton Av~. Palo Alto, CA 54303 RE: Comprehensive Housing Affordability Strateqy (eRAS) Dear Ms Cheney; The League of Women Voters of Palo Alto has long been active in Palo Alto tr-ring-to achieve an inc:"ease in the :".u~= ::'If affordable housing units and to provide a more favorable jobs/housing ratio. While the eRAS deals on)y with low income housing it should be noted that in Palo Alto todai' affordable housing is also difficult to financ~ for mode~at~ ~nd middle income people as well. Active cooperation by the city in such areas as zoning and financing is necessary to meet the needs for most income groups. Referrinq specifically to the CHAS 1 the needs for housing tor low and very low income persons f~ll into three major categories, senior housinq, fa~ily housing, and housing for very low inco~e single persons. The reality is that any project which fylfills any of thebe needs and has a community orqanization ~illinq to ect as its sponsor, the land available, and possible financing, needs to be pursued. The current senior housing project proposed for Everett street Which now has zoning approval and is currently' seeking funding should remain high ou the priority list. There are a limited number of single room occupancy units (SRO/sl 3vailable in Pal~ Alto and only a few of those units are available a rates affordable to very 10 ... income single persons. At this time non-profit organizations within our community ~ppear willing to sponsor SRO housing, a site is being sought and federal fundin.g may :be available in the near future~ Therefore this development should also be among current high priority goals. Another priority is the retention of currently available lo~ and very iow income senior and family housinq built by limited dividend, or profit motivated owners under 2)6 and ~21(D) P) or 221(D) (4) funding. Having mentioned these needs for senior and single person housing does not mean that t~e Leaque is unaware of the qreat need for family housing in Palo Alto. This should be pursued eoncurrently through the BMR proqra~, and State funded programs, as well ~s federal funds. .,,: -:liS _ Astute combination financing as w~s done with recent family housing developments, should be continued so as to increase th$ supply ot assisted housing units. Because the Leaque is aware ~~at all the specific needs discussed are acute, the Leaque unde=stanas that the city must remain flexible in prioritizing specific projects. We are confident that Palo Alto viII continue to actively pursue creative ways to meet our -fair ehare-housinq needs. Sincerely, ~('-C~ Phyllis C. Cassel Housing Director "'--.,:~ ........ : .,'-' , ' ~~-;Z:?~></ V~rqinia Bandura president • ij,' , Suzarme Rid1ards Hv:r.an Services City of Palo A~to P. O. Box 10250 Palo Alto, CA 94303 Dear Suzanne: )0 GUITADAURO 3375,.11.1.:\['';' STREET, #358 P,\LO ALTO, CA 94306 July 16~ 1991 J'm glad that the T3sk Force is finally going to 10'J~ at the-problem of hOllsing for peopl€ with dis.abilities--some years after r t:roug.,t up t~e topic and it was dismissed. It is obvious to me that housing is basic --without it we would be ho~€less--but it is o~ly part of ,i¥il rig~ts. To afford housing w€ need jobs~ To get to those jobs we need transportation. To train for those jobs we need education. (/:',$ a mernber of th€ Advisory Coomitt2e to the Palo Alto .A.dult School J was appalled at our lc)st meeting to find out that two classrooms we are go~ng to use at the JLS School ha~e stairs.) We a1so want to go to storc.5., medicd' facilities, rl2$taurants~ theaters. It;s interesting that the Century ]tJ is more accessible than the Paio Alta Medicdl C1inic. I don't know how much longer I car. affDrd--p~'y5ical1y and finC!I1cially--to stay in the apartment I have been rEnting fo~ the last twenty years. I would like to stay in Palo Alta because I ha~e lived herE for for forty three years, and most of my frief1ds li .... e in this area. I looked into California Park. but it has only one unit for a wheelchair user. Since people ~i!h disabilities hdve the lowest e~ployment rate of any group, this seefr.S ludicrous" €~en though the l.a'lis that decreed 10 percent of these apa~tments shou~d be accessible ~cre not in force at the ti~e, It is my ur.ders.tanding t:'1at Sa,:ramento is d'Jing ".uch better tr,a~ Palo Alto. It goes without saying tMat all areaS of the building be accessi~le; this includes laundry room. recredtion room, and IT;ailbo)'.es. I also ph'Jned V1e Sheridan Apartments on July 3 and left a message. but it has not yet been returned. T!1is is one of tne few low-lncor;-l€ apartments tnat is r.ear a shopping area~ which also makes sense since many di5abled people don't drive. Sinc€rely, \ '1-' - .' \1 i I I 281 Park'ide Drive Palo AlIo, CA 94306 luly 17, 1991 To: members of the Planning Department, City of Palo Alto Fr: Helen Pellegrin Re: AifordabJe housing for the disabled. As a Palo Alto resident who is the p.rent of a young adult who is disabled, and as a case manager with the Trauma~ic Brain Injury Project at Santa Clara Valley Medical Center in San Jose, I have had personal exp~rience with the dearth of affordable housing for the disabled in Santa CJara County aad panicular]y in Palo Alto. The four critical issues that confront us in examining housing and bomeownership options for people 9.'ith disabilities are: 1. the availabmty~ accessibili~y, and affordability of hDusing in general~ 2. currenl commitment to facilities (e.g. mortgages and buildings currently owned) by state and local agencies; 3. opportunities for home rental and ownership by familks anc! people with disabilities; and 4. the safety and decency of housing. The Palo Alto Housing COTporation is working diligently to increase the City's stock of housing for low-ta-moderate income families; however, I would like to suggest that the City needs fa look more closely at • model such as Housing for [ndopeneen! People (HIPj in San Jose, which now provides affordable housing for about 2c()() spedal needs individuals (E~hibit A). Land for HlP's projects is often donated and housing funded by a mixture of private and public monies. In additioD~ 10 avoid segregating disabled persons. HlP plans: 10 purchase clusters of of five or ten properties. each "cluster" in a different neighborhood. Each cluster will have a counselor in one unit so that ten:tnts needing support can ha','e easy access to iL Another example of what can be done is Studio Durant in Berkeley, a 198-room SRO intended for single residents and renting for about $280 per month (Exhibit B). Although this hotel was built using private monies, there is no reason why such accommodation could no[ be built (or an existing building restored) using the Ciry's housing , \ '. • ,-;8 lV' ,t-1 (."., .. ----. ~-•. ----.--....... -.----.. I I j fund. According to me iirtide in The New York: Timf:s. se .... eral hotels like Studio Durant currently exist in San Di-:go, where they were fended through the Savings Associated Mortg2.ge Company. descdbedas "'a. consortium of Californ!a savings-and loan institutions established to finance low-cost housing in the state. n As I walk or drive through Palo Alto, r am always puuled by the amount of vacant commercially·zoucd re.a~ estate scattered through the city_ Two that come immediately to mind are the long-vacant bank on ~Iiddlefield and Charleston~ almost acro~s the street from Stevenson Hous:e and the CAR facility, and the Peninsula Creamery building on Alma. Both of these properties would be ideally suited to the disabled poplliation~ since they offer easy access [0 public transportation for those who canno! drive~ 3S well as proximity to shops~ parks, and lihraries. I know, of course, that zoning regulations must preclllde residential buUdings in both these IocatioIls---what an opportunity lostt I'm aware that there are basic attitudinal barriers to full integr2tion of reople with disabilities. However,PaIo Alto enjoys many facilities that are the envy of other cornmuniu=s: Lie first Chi!dren's 'fhealre~ Stanford UniveTsity and Stanford Hospital, a wonderful Senior Center, and countless other amenicie~_ \Ve ~er\'e the prosperous, the intelligent, the healthy. the very young, and the very old exceedingly well_ I would hope that we couJd also seC an example fOJ' other cities to emulate in the way we serve the poor, the homeless, and the disabled---who are oflen one and the same. ,. . . .. , ; ~ . :: .! ~ l ~ _ ." . -.-. ~ ; .~ . . . . ~. . ,.,,' .. " , . i " ; . : ! : ,! . ! : _, i . .. " ' ~ , . . <~ ____ ';'M ____ ._._~.·~. -'~'-"""~_"'_~ __ ' _____ ""'7"' __ ';_ ···"··;L···l···.L A' Exn'o"[..··· ' . • r --~ • c '., . ' .' .' r I ":~ , . i . -; . i 'f \ / Wtknme to KOllsing: ror lndtpendrnt f"euple. HIP """as fOllnded b)'.l grour cf San Jose pJ...,",=nt,s Wr.l' (;(.-..:Id I'lO! fir.d decem housing rQr theiJ di ,able..! ad LIlt child reno Th!'y k nc'.,;.' Ihei r $om ar.d d.aughter~ could be: proouctive, !llPPY and independent, and c{JLlld panidpa.e j:;; the communil)" prollided these" adLllt children Ilad.at! lff~rdable flome and a. stJPPUrLivt" cn ... irorlrnenl As no oru: ely. ""as suppl}'ing rnis type of 'Special n«:d_~ hou~ing, ~y dec ided (0 dn it tIle:-nselves... HIP ftcognl:le5 t!ut she-Iter alone: i.s riOt 5uffi.: lent. :-foLl~i ng musl be a...~om panied by creali ve suppon prograr;1 > and 'Y f",an.:il1i! that'" ill helphep Hl P properties. pc:rmanent~y aff'lr(lable. As. a non -prdil. ta..'(-el(ernpr housing de"c-IoptT. H [P is commined [obui!ding and m<!lflt<!:imng ql.'ahty af(ordabte housing for d'.'iollbJed indJvlduab iLIld other persor.s wid) special I'KlLl_~in~ needs HIP ;Jr:oc .. t~~ all ~tum$. residua.l ~lill'eceipt5. equity appm:ialiofl. development fees. and ather inco~ to it! identified purpme ofafforda,le Ilo.u~ing. As a la~ .. ue mpl publ it:: berlefil cor .. poration. HlP ~ks favorable financing and land L1s.t" designations as we!!3..I. go ... emmerH and pri ... ,Jle ~cror suppan to aC"clJmph~h its pU¥,~e. I pa!ticu lady Want to ttlank tlle Da~'id and Luc~Te Pac kard Fa undatian. me City QfSa'1 J(l~ and We!h Fa.r~o B;mk fortt,elr generous !i.L1ppon in he-lp1nll HIP :serve the housing needs of San Jose's spec raT n~e!h population .. An of us affilialed ""lin HIP ue proud of what ..... e have accompHshed aver the lasl decade and look forward 10 tlle fLltwr~. Thw you for ),O'lf support .;,f ~ousing for Independent People. AJ DiLudo~'ko E;.:.eC'ulj\'e D,reC'lOr • . --.: - .-.-'. 1 tC'---~,-: r C_ .. --- "This i!; I..M trut' lLilllur{' of bomc---it is the pla~ ttf p~; CMs!leltrt". Dol OflIJ rr{)m an injul")'. but rrom all terrw,doubt,end dh'is.iQfl.." -Juhn .Ruskin 2 -"""'L -, _ e_- -- -, - :~~,~t.Y::;~~~1./., . ,(i ; ,-.,. ,;,2; -i t·, '~i~~i:_~;~:c:~-;:-·.~- -.\Iii . HI ... ·rHOJ·FKT .. ES In its first dl:'C'ark HIP ha. pro\',ded affonhbtc hOll",jr;,!! for BOO ~tx'ci~l ,I"nc~hrr r ,200 Pf':sons. .... '11J ~ hou~ed 1:-y the tnd of 1990. ilc·cd" me! i~ idu.J.!!i. flrP propel !l !!'S !ih('!ter thO'ie .... ho hJq· no utr.er optlon..:-people fnr ..... horn the primary altl::rnil! t "1:'5 art ~ub-!.tandard hou<;ing. imt:tuli()n~, or [he ItreelS. Dt\elt.lpmt1!lanI Di;.abled Mtrltlln~ III 4.u(i!.tic Pb.l'!ik.an~ Chatlrngrd Rerol'eri rig r\lmhotics feud. In Cri~i~ Pt'Upk ... ilh .",ms Dis..:obrro \. ~lerans People "ilh Allhtim~r's Baltere-d E;""etl~ Homelns HIP a!~O pro\ ide> hou,ing rOT 5ln;:le p;ucntl :md elderl,' indll 1 ... ~Lli!b .... hcrc It r, M~ifJblr 10 c-re.m: c mi~ed !;"ir,g erlvironmer'lt ~OTABLE PROJECTS Foe 1M Den~lopmrrllall~ Di'l.1Med: E'IoC2p,ng ~ \'idoy~ Cirdt \ 'h'ir'llr II Llmil Vh'~nu: lJ. lror on!;. \I-'a~' a jc.:i";JITH."nuJI) d"Jt>r~d pc~'N' couiC:: "'CCI"~ lnd~pc-ntkm h;nE in~lrU'liofJ '" 1, 10 me,'C' rrom JJ) il1 '! Itul;or, 1":1 rc "a('m,,,,l ~["]'truC1 ion 'I~e l'["JIl '..J"""'rl":,, tm oj In,lr"(;C!l(m. 1fH: i m!;~ idu~1 \,\':t, l'eL[lIired w r~11d' ~ffoOrdJ r,lr I r,r!cjXnd"1l1 ~l'u.,~ng If~~c 1~~1 nf~ P'W' e:,;' llr>" ~:~ \[) m,J"~ tJ',1 \ ~t>'u:", tr~t.,i'ir:J~. a r!'~ui"l", :C l~":: 111 ,:'::ut;,;:,r; ~'c"., rT', 1hot-u 1;~ b.t;} ;c:to; nl.al n e "',nmte II bn:ah lI1is ;:"~'clt, l'pon ;:"ompl'::IDn of \'1" :cnlr'~ ir,i!q .. ,n'~'.rll I" 1:1): pr,",;r<.l:'T'l. rhe: In'lru.;:Wl"I I-:an:'-and tho:-rE:' Id:-;-,i]. _L:l!' 01 he' t" .. ·.d<.·",,~, pi L" ,dc '01 'UPT"OMJ', ~ (0'11 rT;um:.', J110 In,lruclon rclum as rIC'!d~d for corllll1 ue.:! ."~11I.in~e The' 'o.ICC"e'\, or i h,~ "I'pr>".,adl h .. , h,,:;-n ~."r~",ja'I!~:I!1:, rccD;ni leu IJ)' ,to Ie and ft<kr.ar J~~r..: 10:-<, l~rlj for \''''L~nlC'!1 "'45 prO' 'de'J b~ ihe Chr. : l r;rlcd ?r<:·'t-~leriJ:1 C~ur."~. The FderJJ L>-:::;.o"nm:nl of H:)llSirl~ a..,~ In'l~ D<:.,ej"'prncrl1 ;Jl,".:,-1c'-: z 501 ~ rT".'ii,;'r. ),Hr: ror ~()~"tn.cl,<m ~.,d $]7$,[0::;0 in r~'I: s:;b",dic~. The DJ" I.:! J.:>G Lw;-i1~ P.lo ~J; d Fu ~:1~.:.r[l ,:r" Sorr'prL':11,' 1\, .;,.:! prr. !~~ .-l"'-,J: :"n5 !J5,.,) V:J"ided ,IJP~l1 (or l.'lI\ dt,'r!()prr.enl, Far (he SorH{el.1 Hand'karptd: H()u~ing II Inde~ndtncc "h'irlllr I r~ r,,/} 'J!rnr wlirr ,1 "e/rlal ,,,'u,,I'g .:.,,j '''Pf'"r/ 1,-" " <"'}" Ii", ),'1 "r,>,I" ,"'::'<','1.",',1:, "",,~J"'~,~['('d, .. ,," 8 mw~ -s[,l'o/i,,,,,rr,1 • ..'fsI,(')J",i /i"-' ",p,,'.r.H'" ·Jc,~r"Jrrll '-(",i}e'I'! ,.1.,11 rt$IOCnl" of \ i""'ll~ I :1rc ':lr..l~r~ or tll,:1crc"'d~rl[ J",r,~ tJ,~: h..lD hc~" ,I '·"..,cd 10 flO~pl13Is ~.=mrl:. ~"JU'~ (,r ~ lJ.,'L of ~.lrr:~r·rrec 'h"u~lng Llnd rotl~ Si,J m,lil,)n ru",~I,,~'rn('nr ~,~, ~"11 k~.rJ;n KIP fOf 51 a :.c~r~) [fir C"r":, or$~m;cO.r.rJ. Arch i~~j ~IJ" IT1 BJmb:;ri= d~ ,i.~ noer;! ,he ,d =, dopm ~m In d c'<.C' C,111 '"!~". ';')n ... II h P 1(1 reI '! L'rl:lll rrom Ihe \' .llc} ~t~,.j'I'~ C~r.[Cf J:l~ n:·,I.1..,m:. of HI~', (}I~ .. r h"",;:1f' far lr,( h~I"!I'~r;xd Th~ proJru ... $ ~J,o 'LJj'j>(,'n~d b; Iher D.'ltl JnJ lu.l'ilt p .. ,l.,a~ P" .. m.i .. HI;)1l lh( Cr., ... ~Ji FO:'"'10JI:,'I1. ~r,d ~llt (,I) 0; S~r. h)v:: Pre'~lip~ Hllmdn..\n~u T ht' Sin.~I'''·P'~lm O.'mr,jn,~' Pr, 'i'" I In rt'C-el1l) <:"Jf:", dc'mohl il1!1 ofr;:,,,d,",1U..I1 Mvl~ I~ IhrooJ~llQtJ I C~I: r,.orrl L~ h.J.' r"r, e,j l~." ... ~;(n II, c r lco,".:r in.;:'om~ ~K.I~1tb IrllO temporal')' ~I'IC I~~ r, or 'JI' 10 ~ ur<:"~ I! HIP's "SRO F'To}CCI H ~ mJl;n, ~ 11(11) 51(,,1;; ()f pcmun~m ! I"fl~. rtlQ<l1 ho~~ I~,t' J' ~IIJb,C" b~ Jcqui ,I ni anJ Kh.:Ibih~llrI$c:~i~lin. hOlel5 HtP T1!"rll; tllc: ~.mi'.!>al affLmhbk ;;W:'; C'r. ~ '(/J'!) O!" nwmn',_, bJ\i~ Hl?"s tU"lit<:ompr~~tiJ SRO de\'~lopm(nl ),ou~ 90 Ic~idrnt~ T!1r pro]t('t" Jj ;ur.ded by 1~,.CliY of 5Jn ),"), .. LI'1e SiJtc or C~JI rOr:li:J" Ole fNer:lil80~ emmenl, Uld ',I, til;. ,r:;lrr 1 B.;:ni. Sn ~'-'nr;lred r."1ore un It~ ar~ pr:.Jlned Homeless Menlall) Ill: orr tflr Str~IS al L:IISI JI4F'H' SIca' Illil n i~ proj~,-t. rulld ... .:! Co.' me Ci~)' 'J r S:.1l' h>:.e, ~'Ie StJle v'Call fClmiJ J"'~ p,i "H" <;lC'I1.J.: :orl\, pro\ I C:e~ ~h~lt .. r rorollJ"(:ommufli=~"1 mO~ld'>lrt"~~ddliz .. r.!i, HIP~on\1"'L(led ~hl\ S I ;'mJrkm \Ilerlc:rde:\ig.ne.:l b] ~~C"~lleC"1 Chri~I~ .. t A1c"~.lr.d~r;l-. J \\'<l} iOtil\;Q1'l rvlwmele:!o, mentilllJ' Illlh .. 1 "'J! 1 pl'1J' IJe ,lec-pi:1g xC"()~'n'"codJ.tJOrl~. tiilXl ~h()\1Ier." cm,Itl...:-litlJ; .lndloi;> re-r..cn'lb. The s..'1tlr(r i.\. opcr..led b} Lrh~n "'llni~l~ ~tld i~ :.~ firs~ m :h ... coonu,)-Ik,ig.nro i~C-\JiC" II) f(lr the IlO'f=lc~~ m~rlIJ'I}' II!, I:n lon, p~o' ,~d" (r<:"l: 1.10.," fur IJ:, n,g., p.;llnl1 ~g ~ $'I'Ic-ct "X\..m,!; tll~ bll:kl,'lg The "('Utili or Slrl J{h~ ~r~ j:'>~:1 {";Jt-r.' pr,)u,f o~ 1!1,\ r~ ",:'11 ,.lrl for Stn~tc P:lfenl!; lind Ihe Eldrrl~': A MUlu .. n~ 5upponhe En\ironml"n! Dt''II,4.L't'lWI'CU''l''''''" l11,~ PI'I>jC";:~, b~[I: en a p ... rccl .<dJ~c~nl 10 V ,";enle: r:. peo, ]dc:' h(],,~in£ Jr'I(! ~upf'0n Iq: '-C" ,., n reF ~! n,~ ic p:lIcnl':anJ .h." ~Iu..-rl_' in ~ ~ I.Ini t~ onr,u ,il'.l,' de"E" .. d Iv \10 arl. \.' mtllor'~~I!} \10 i Ih ... 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II"n 10 i r,IC"ji:' ..II; "..\; heu 'I rl,£ rOT 0 !...;!h'd ;>er'",n \ In1" no ii i,i',:,!w..,d.' ~Mmu~~ I;;Jt \orth.:-m C~llfom~"" H!Pbl.Jy~ qu~I,~:-f'\llullnf In C":I.J~ler .. or ri't or ~e~ prnr<:;\J"';.c, a" "'.'1 ;,' un~"l~ ~rF:c< 01I1" 'lngk n~i.!i~ror+.,)<xllr. tile '''LJr:1mUTlil~ Co"n'e:~OI" 3rt :,.;:,: .. ~I~ m LJ:1~ LJf:he un,·, 1;1 eJ';"h n,"i..\;hborhc.:..J ro ~'TJ"d,: e .. ,y :;I(C"e" iO ~!nJnt\ "'~," "'J~ n-e~d ~upp<1l'1, n" hl,!;hl~ \UCC~\·f..!' F":).!:'J"'" 1.1 ~Upp()f'~'.J b~ ("O)\j"j~ '1.[,'11 I~I H~:.LI~h J.1!~n...-je~. th~ 5Jn ,.s,ndr ..... ~ Rq':l.;)n,l] Cen~~,. ~h-: \'~i~r:Jn~ Ad rr11 r" ,n J rKlIl. It..: I),,:~...trtmCrl! of ,"".bHlUI ;uW Drug Abo.i..e. ~nd ':I1M-r Jg<:"r"'L Ie' >er" In,£ ~I':,: ell ,;;r.!)Je() ?rujr.::b In P!.;.tnninl! Re~,lc' C:J1l:" rUT 100 pcf\.{)r;, ~"ff .. nnB from ~'.L:ll~. A!.5 I.Inlt ,C'roje;::1 far Ikl.dr",mc".'g,'!' iI.clil.!i!J iJ; SU:u'1~'\.'OIk • :~ "roih ;.,r t",u\in!! ror !,,,m/(, .. 'J/' ~IQ5 . :!{I ~n',I~ ror .1(' 1"1 "'~''"!l'H,'r) "hp".i.c;.i In S;LnIJ CruZ" • ,It. 73 unll~ m \jJ'"[ln:i, California :5 \In,I', ofhou~i~g far (~~wliJ,....il.!'.r: Comr;l CO<.t.:! C.x..lli_1 '*' 15 Ufl': l/T{JUf' h"mc ror .II'" c/','r"'cmill1.;wJ.!.l.l!i:'.~ In S.Jn Jo'>t" :J ,..ml'~ oi~'''J",',n~ rOf (/lrmth'ulb ,M'I:,'iI!lL ,i[ In SJ~' Jme R~{IIJrl.J.1 p:,;mnmj: f,x hL'r!lde',' In 'oni':~m C.I,fLlrrIlJ O~'~el"'!d OOU~II1S prOJ~(I> in I~ ,lJ\lr.:,,", In \or"ll1cm C:lilturTlJJ ~CJ[! J":.5 unu dJ.t~.~ .. ~ pn.lJecl In G,ll'J!, -A li~tre hous.L"---ll hol.l.'W! IIf m~ o"'n. old of tht lO'ind"s :lind thfr::lin'! 10:11.".- -Padr.lic Colum 3 4 . . HIP'" Ten'-l:lt StJrrOr! t'ro,\;r,lm_ h..:lr I":'lJl.e HIP rm."'·n<c.'~ Imm: [h.w rfx,f, ;lT1d \10;111". The pffi£r ... m ... ~urn good home" ... inrQ ~()()J !",:, th.ing .s.bi!!!)' Li\'ir.f ·\hI!IT~ i ... onC,' of Hi P', !'''-,.i'C",l,;;n ," In~ r"'~r .1n;~ ... ....:!1 ~eJr il L·n,lrh,· .. ;Jrrrt1\'im;':ld~ 1\\.0- !hird~ llfli" III(ir]\:"\ ~I(lrnll'ni,li;.\ di ... .t:--kJ p.Jrli" 'rJnt"" I" t:;In IIl("in'" r; (or 11'1,.. fiN lime. Li, mg ,~btlil~ ilW\ 'nJr, trJIf1; n:; 'm ... r~...:'. 'I rld!,;;.!,n:,: h":.;J:~:1 .Ina "Jic!I.I. me:..!1 pr(."p.lfJtl(>n . .Jild mum::, m:'lrl ;lgcm,,'nllil diC"nt' rhrnLJ:;hnllllhe Stl~lh 8.1.\ An:;;. Parenting Tht, inm)\Jnl c [r .. initlo! pr,'.:;r JI11 ho.:lr':.e" c JL" .:1, 'r,'IL"nl.lll:, Ji'.Jl:lktl und rr'Il'r>t.:lly ill pan'n!, lhe ,~1l1~ IhL'~ n ... ....:-d I~) lc~r Ih..:,r f"mllll.~ ... l~t:;":ihL·r It'l.a h"rile >,(,"IIII1!!. :nllrLhlllf", dcm!lr1'.:rJle I:lH'nm U.niL';Jl~,]n '" nJ Ji """pll n,; ,~,I!, ;'.IIIU "',"n t':lr~'< IndclX'r;d..:nl II I in,; .J.t-jhr; in .. I i I i~'.J.1 olrt':J<' in ,;llld;n,;; rro":;J1 pl.J.nrlin,;; JflJ ~cltl'::'c'r:ng CI](rIl' Jrr H:t'erT~'d r.~ the ,1..;le /urlucd S;Jn ,.I\ndre<!, Rcglu>1;..t1 Ce-mer, SUPP'IrIEd t;mpl(1.ym~l1l TIll, pn ,~rJ nl ..:nL"()ur..Jgc, prl\ ,11 .. L'] "I'r,]; L"r' II' ~, r ... J;' J I'>~!."d I ru" iJII.d~ II~ In;:: in HlP' .. hl'U' illg, Sllr'i>l.lftL'u Emr1tll menl I' t-.:1II,£-("r"r,",,:J I" u,;.:t:: :l f·.'~ r'~:lr:l c.llC'rin,k': ;Jr,;.! r;,;nJ'~'.i=,'lng enlcrpri,C' ;nmll} \''''n~'u JrlU "['<.'f..J1..:J i">} HJP .IIIJ ... mrl~\~,·..:, Ll! the erllcrr:I"-C HlP TrOln .. il HIP TrJn"1 m<ll,.e~ ,nelll.'r-.H1U orner , .. :n I .. ..:' !11\lr..: .Ku.",.t-Ie ,impi.1 tl.1 crhurln£ Ir.ol: pt"C'pk t'.J.rl ~11{'l :no.:l;:\. HIP btN:, Jnu \ Jlh. r'luirp..:J ""llh .... h,·,"-i..:n .. ur 11(1~, 11.1', cl r>:,l;,;IJrr~ :!lmu~h SOln J()~ nei,l;ntx!rhl~:;d, .... hcre HIP i, r,"L.I'.ill S :L'rl..Jrlh ~n~ Ihrou:;f) nri!:,flholrhc'\J.r}. /'-':'-tuellicd r.y ,he h('I;1<.:I,>~, :lnd mhL'r indil';uLJ..J!' lr. n,','(! I·r J""I..In .. e HIP Tr ... ;"l,j: pIC~~ up p .. "ellfL'r, "'n r.:ljuc-'I ;;r..! :klll I:r:. Ihe:!: 10 ,l'.L,r'rr,. HIP n'"d"Ih;C', ~'II"iL" ~nd ,',~rr .Jl'rn'priJle 'It~'. The rrog~J.m v.~~ fllnJ~i.l b} C<lltr'Jn'Jnrj IBM. f::oo t)lien;1 i~ onl) Ihe in>.ll:'1lI: )' 10 rJ}' ~':L"Llril! dql<.l.,h ..Jndla'i mUllln\ renl lhJI ~e-cpl, penpk h('1l'1('le~,. HIP d<"I'ei{lp.:d Ih RL'nlal ,"-",i',l;on>:e Pr0~rJrJ'" 1(l f<:tnO~e [I'm "b~IJde, The fund I'rOI id,,~ fir,! Jnd ia'T m[1nlh'~ reI" rru, ilq'''''''1 l('J.I1~ ,0 inUII IJu.Jl~ \1,.110 <Ire Jt-le 10 p~~' ('iltler I hr,)u::;h ;.'mri'J~ ~1c'111 Ilr e \r'!l'I<."U :,l',1\ ~'r.I1)'~nI m~ [lm~, Th~ pmJ 1:',', u.f'r\.. ~ in c{mj ui'1~lkln \I, ith HIP\ !-illu'ln,)! PJ;lt'.:mc'nl Prl)~r,lr;> ..111d" ,LJ,x:n r...:d r.~ a ],l.;Jr. oi'r"ircr<lI1J;;I kndill,gc-Ilmmi<ll:e 'R<"l"Or'l:nl~ :.ore t:11L"t'Ur~I::;L'd In n:-rJ.\ :hc :"Jm in ,moll Jm(IIHII, .m<.! J.re in tum prol i(fed .... itn:J ,;r< .. hr rdcr ~nr .. to fl1r1htr ..1',,-1 Ihelrl 'In []->,irirn.:,::r,IH<m bJd In1c.lhc CI'lllmLJnjl,}, The h,lJn flind t~ 'r-m'l1;~':l b~ lht.' S.lIlIJ CLlr;, Ctll;lll~ 1)(p..:"rllL'nl ,,1" ~kl1TJl H,·..:I;n Jnd the pril'Jtr '-C'c.:I,)r. ---"':'---.... ~~, ........ ""' .............. , ... -.. --... ,."'~.'""~--~ -' "'." , ) • I I ,,00, .. f < J -\ I f-1 " ,\ '( I" I" P R () C; R A ~t S QVl:r lhe yl:.1,..,. HlP hJ.<; d~veloped" n.re ftnJn('-i;;i :nl~gl~ly UIJ\ J]lo,",'<; the .:;.r~;;~ ilJ:iol1 10 acql,l.irc :;md operatl: quafiiy !'loosing, and keep jt aff(-,rdjbr~ O\'~r 1;1~ lor.g ler.n. SL!b<.!af'l!ial a.~~i~l.;lnce tt.1~ come to HIP from jrlm~. c(,.ntr~I;;.'h. ;ifld fcc .. for ';.t"rvlre -blJI It<:-or· E:J."il.;JliM h.l.~ il~lf cre;Jted ol1'1er ffmmrt .. 1 ~OLlrce, 10 a.l~0'>\ HIP to ;1rI:.'l,c-II~e no::cd, .of ill c1icr.t~ ;:'110 ~mw '0 meet \~ Hp:mdlnj! C("m,m(J. I\)I ~peci~l r. .. ~d.s lim.hini- HO\1E, rnc. }iOME, tm;. is HlP"s fuH·o,er.'ice f(':ll e<;!3te brokr..tgo: firm. All btn+.er.lge rec~ conerled b.1 HOME. Inc .. are relUrned 10 con~trtl;::lion O!nd m;!i!llen<lr.ce or HlP plop"r.ie~. HO.\.fE.lnc .. :-ur· rt:nlly empluy~ Iwo fJ::"J.1 e~LJlc agcnl~, .and i.~ t'\pecrirl£!O gro .. sll):1~13nti;:.iJl.y The projeci "':1, funded iniliall}' by.a I!rant from If'le D;:"id <lnd LtKik PJd,Jrd FoundJIIOf1 .md l, r.o~ ~lf· lIoupporting Pri~'aIE S«tor Hrp t. .. ..,,'ori.:ing 10 e~p..1nd :[-. corpor.;le rU!ldin~ bj\e Ixyoncllhe reJlm or ,"h.nit.,hrt c()f1tribul!O'l, by :1Bgre-.'dvely rrulri.eling ib pl'l)rcr1!('~ th.l! qu .. dI f.:' r\JT the ,1oltc ;md feaeriJl Lt1l,"·ln.:omt: HOIl_~iTli! Til.\: Credil~. Thc-'>C Tal:. CredH_~. \llnll~II)' thr on1:o toll .. hell!:r It It 10 ("rl""'~Jii('f1" J!!<:-r Ihe Fedcr-.ll Tax Reform Art of J9~6. pro~ rdt: in~'e'.I')r-, up to ten year-, of comj"'("lili,o: JfrC-f·tJ' ~":Ium. Master Trus: One of Inc .. 'Of';,( Jean. br pa!"en!~ or Ihc d I~bled i, ""h~1 1 he f LJtur~ ,. III 1'101.1 .Ifter Ihe po.lren t~ h .. .I',t died or Jre no lon~er ahle" 10 ~upport (he-d;~ahled ~nJI\iidUJ! HIP I'> d~\,eIOpln£ II MJ:,tc:r Tru .. lm amwer 10 lhe:.c concern~. Parenb or HIP C lu:nh mil) mJ"-e r~guhr depo~i 1'. into the Tru~r ", er time or X-a'lie ttleir t":\.\';lle lothe Tn.r ..... :md C:l11 .;pe\\ O'lt !.peclflcaI1:), the t~'pe 0; hou,'mg and olner ser.;ice ... they knlend 10 pro.'idt: ItlroUgt,0Ul :~lr 'xrldi,'.I':--·~ r~fe THf H'ip \100ft. Lis ne",'I.\' developed program WC"i HIP'~ e,'P'!riencf' .and firlJrJt·i.:illolreng!h 10 rille .. and c:ounlie~ L,;rougholJ! Cal: fomla Fi[~ de ... el~d LJnder ~ontract 1/1, ,l!'llhe S .. nti! Oar ... Count; DeparmeClt or Menl .. l He..Ir(h. HIP plU\'ide~ Olher nOfl-prafi! and go~ elllrneni Jgt:"n~ie~..". ilh con',1.; l, ... ~ion 3nd de\'~ It\pment a', ilotan-=:e lhrollgholll t'IO~mht:m C.llifomi ... HIP bu:o' .. rh .. ne~delJ" p:t:J~nic:~. e~l",bl!~he~ lh .. .::ppropnJ.ie pro S:r.lm"anU OPCf.alC~ !hf' rJ.oCIII!le .. Llm.1 a k)C;:J I ~genc.\' ':Jf1 de-'.'t': lop !he e~ pe rti >-e Jnd fundi rg 10 IOj+-e o\'cr, tHP i~ ,urrern\: ?n'>~lult"tE thi ... -.er.iu il1 13 cOl.:mie';n SQn:hern C~I'lforni.l " ~£"'.;", "-<- 5 .. _---- "I:: ~ ~ I ~ • • 0 • ~ • (fJ ttl ..... r:: I-< I .9 ....... -J Q E I-< ~ ~ v ~ ...c: ... -' -c I-< .. ~ ~ ~~ &~ ~ ~ .. if) k C'iJ ~ ~ ; t:: " ..... 5 • ..... • • if) '"' I-< < 0 , ..... 0 ~ " ~-5 t)._ bD ..., ~ .:: B' ..... "" ""0 • 0... :3 § , ~ 6J>CO u.. ; • ~ v ~ v v-' ...-.: co <1! ~ ,. ;. a3tSrt • --~ ~"'" -...... - l-~..II!O.5'..I' ';':FlIt' _ ...... EJ~,;"~ ",';' ", i'" ,." ;,!t,jl ~~. ;~~ j,j",;' ,~",;, ,.F'" l~l~Jii! U{W 1 : iii'~! 1: ,!iii mm , lillil!!I~!ljll! . City of Palo Alto DRAFT COMPREHENSIVE HOUSING AfFOROABIllTY STRATEGY 1991-1996 i I; , " /' / ----,--------_. COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS) TABLE OF CONTENTS Introduction SECTION I. COMMUIIllY PROFILE I. 2. Stilmlary of "GUS i n9 Needs A. B. General Mousing Needs Income Levels Geographic Oistribut1on of Low (ncaw~ Househclds Renters/OWners Numbers fliqible for Rental Assistance Special Needs Gro~ps bpec:ted Treflds in Affordabl-e Housing Needs Over Next Five Years Ho~sins Needs of Homeless, At-Risk and Specia1 Needs Populations SUmAary of Major Findings HD~less Population Countywide Local Estimate of Ho.e~ess Population Homeless with Sp.edal Needs People At-Risk of Bec~1n9 HomeT!5S Facility and Service ~eeds of Homeless and At-Risk of Homelessness Supportive Housing Needs Market and Inyentory Conditions A. B. c. General Market Cenditions Hous~ng Trends Housing Supply Cost of Housing Vacancy Rates/Housing Demand Assisted Units At Risk Market Condltions Affecting Housing (onstuctlon Inventory of Facilities and Services for the Homeless and At Risk of Homelessness In~entory of Facilities and Services For Persons ~ith Sp~cial Needs PAGE 3 3 4 4 5 5 5 S 11 11 11 11 IS lS 2l 21 21 12 12 22 22 12 23 24 27 28 29 .;. --- 5ECTION II. FIVE YEAR STRATEGY I. z. 3. 4. Fiye Year Strategy Process Used to Determin! Priorities Are.s of Nighest Priority AnilS of Lower Priority Str,tesl., to Meet Housing No.d. Resources P~bl1c Resources Federa' Resources St.at! Resources lacal P:esources Private Resources Organizatfonal Capacity and Roles OT9anizitfon~' Structure Pion, for C,picity Building Gaps in Organizational Structure Policy Coordination Barriers to Affordable Housing SECTION III. ONE YEAR PLAII I. 2. 3. Resources leveraging COilrt Orders One Year Action Plan Affordible and Supportive Housing Action Plan Consistenc1 with f;~e Yea~ Pian Time Frime for Accomplishing Annual Goals Monitoring Plan SECTION IV. CERTIFICATIONS SECTION Y. SUMMARY OF CITIZEN CO""EMT5 PAGE 31 31 31 31 32 34 35 35 36 36 36 37 37 37 37 38 38 39 41 41 41 45 45 45 47 47 53 55 57 • • ;-, IA IA(!) IA(Z) IA(J) IA(4) lACS) 2A 18 Ie ID 28 2C 3 TABlfS HQ~s1ng Assistance ~eed$ ~f low and Moderate Income Households (Total) Population and Minority Data Home1ess Pop~lation iotals Homeless Special Needs Otoer Special Needs Population Market and Inventory Conditions Assfsted Housing Inventory W1lHes Blacks Ashn Native American Hispanic: Origin Priorities for Assistance {five Year Plan] 4/5A Anticipated Resources and Plan for Jnvestment (One Year Plan) SB Goal. For Families to be Assisted with ~using (One Year Plan) 5(1) One Ve.r Housing Action Flan • ,lSCIdsuctbI.cI1k 7 10 II 12 13 JC 15 19 19 20 2S 26 33 42-44 46 48-52 .. ' - j j i I 1 -; INTRODUCTION Requira.ent for Pre7aration of CHAS Tnls Comprehensive Housing Affordability Strategy (CHAS) WiS prep.red by the (ity of Palo Alto in campT iance with tne reQul rements of tne Cranston-Gonu1.f!z National Housing Affordability Act. Preparation and adoption of a local (HAS ;s req~1red in order for projects in the City to be eligible for federal hQusing iSsistance funds. The (HAS replaces the Housing .~s5fstance Plan (HAP) and Comprehensive Homeless .'-etian Prans tCHAP) previously reQ'Jired of Tocal jurisdid1ons. Summary of (HAS Develo~nt Process The (HAS for Palo Alto was prepared by City staff with input frem local non profit~, housing advocates, Santi Clara County Social Service Agencies and otber interested me~ers of the public. To initiate the process. the City held I Public Ho~sing Forum to solicit input from organizations ind individuals interested in h~using issues. The focus of tn@ discussion was identification Qf Palo Alto;s most critica' housing needs and what sh~uld be done to resolve them. City staff collect~d the best available stat1st1c5 on ~ousing and population using the City's recentiy adopteJ 1990 Hcusing fle~nt Update, 1985-19S1 Housing Assistance Plan, the availabl~ data from the 1990 census, and local servic! igencies. Focus of CHAS Strategies The CHAS differs from the Housing Element in t~at the houslng element addresses a broader spectrum of hous,ng needs and issues. The focus of the (~ is on how the City propos@s to address the speclal housing n@@ds of existing an~ projected very· low-and low· income residents of Palo Alto over the next fi~e years. T~e strategies section of t~e (HAS was de.eloped using information from the (HAS Public Forum and social service agencies contacted. documentation gf ivailable funding sources, and goa1s from the adopted Housing (lement and 1988 "d 1991 HAPs. Public Revle. of CHAS The CHAS is available for a 60-day public review period. wit,~ revi~ws b,Y the Palo Alto ~ousing Corporation and Human Re1ations CommiSSion, as well as public hearings before the Planning CommiSSion and Cit,Y Council. / I SECTION I. COMMUNITY PROFILE C~anges in population ckiracte~1st~ts and market cand~t;o~s ~re reflecte~ in t~e changes in Palo Alto's housing needs. Pale Alto ;s a commur.ity with a substantial jobs/housing imbll~n~e. w~ere there are far more jobs than housing units, This imbalancE contributes to high local housing costs and lack of s~fficient amounts ~f affordable housing. A review of available statistical data from the 1980 Cel1sus concerning cost of eXisting housing stock, house hold income levels and numbers of other s~ecial needs households, and input from City staff and cit;zen groups has shown that th2 most criticil housing needs in Palo Alto are pro~iding ho~sin9 for renter households with v~ry low incomes~ including sma11 and large househo1ds, inrlividua1s. the elderly, the homeless and those at rhk. of becoming homeless. The next most <:ritical nl?ed is to prcvide rental housing for househo1d~ of lo~ income, including individuals, small and large families. and elder7y. Other special needs ho~seholds in beth of these income categories ilso are in need of housing assistance, ;r'!cluding increa<;;ed need for-hous1ng with supportive services. Other important f"tousing needs are to increase hORleflwnership opportunities for the low-and ~derate·income family househQlds. Local and regional job gro ... tn over the next fi ... e years will continue to increase tne deman~ for iffordabl~ hou~in9. The substantill increase in ho~sing costs will price greater numbers of low-Ind mo~Erate-income people out of the local housin9 market. Scarcity of vacant land. high land and construction costs and what the market will bear will result in develop~nt of new m~ltiple-family housing ~J for-profit developers which is pr;ced beyond the reach of very-low-, low~ and many moderate-income households . • ith increased housing costs and ~ limited housing supply. pyo~iding hoysing for households with special needs will become e~en more critical. The aging p~pulat1Gn ~ill ne~d i~creased ~umbers of affordable seni~r housing ljellelopments offering personal care and otn2r social a.nd transit services. families wHh children, partiCUlarly single-parent fam'ilies headed by women. will require affordable f~mily-oriented housing with play areas for children, and access to childcare. The disabled population will require new or modified units .hich are designed to meet their ~pecial access and living needs. The increasing disparity between the costs of market rate housing and lower~income leve1s will continue to increase the magnitude of the homeless problem and the need for emergenc~ shelters, transitional housing, Single room occupancy (SRO} Ul".its, and other p@rmi!O\'Ient ",'ery-1o ... -ind low·in<:ome i'lalJsing. HOL:s2ho1ds 'IJIith other spi!cial needs will need increilsed aCcess to suppcrti..-e services sud as. job counseling, drug and illcohol abuse counseling. The methodology used in reilching these conclusions WilS i revie. of the City's adopted 1988 1~91 Housing Assistance Plan a~d 1990 Housing Element update, supplemented with information prc"'ided by 10(al f::oLlsing-relited service 1 ---_ ,,-a ..... agencies Dr non-profits at 1 Public Forum on Housing, ar upon staff reQuest. In reaching tilese conclusions it has beer. acknowledged tnat the figures in 1980 Census data which formed the basis of the City's 1988-199J Housing Assistance Plan (HAP) and projections In the J990 Housing Element update haye likely cha~ged. However. as 1990 census data is not yet i~ailable on the basis of Income levels, the 1980 data Is still the best ayailable data. Therefore. unless otherwise noted, the fnfo~ation in tnis (HAS is from the 1980 census. It is expe~ted that the need for housing assistance ~IS 1r,crease.d, but that the genera1 categories of need ha .... e resJlained cOr'lsistent, with the exception of the hD~'ess which are expected to ~ave increased dr~tical1y since 1980. The results of local surveys of homeles~ are providod. A. General HOusing Needs Inc~ levels T~e generil housing needs in Palo Alto are taKen from the Cfty's 1988~1991 Housing Assistance Plan which is based on 1980 census data~ because inc~ level info~at1on 15 not yet Ivailab1e from the 1990 census. In 1980 Palo Alto had a popul.tion of 55,225 living in 23,031 households. The 1990 census sho'oed Palo Alto is having a popuhtioo of 55,900, living in 24,206 households, 'ndicating tnat there has not been significant population growth. The following table gives a breakdown of income levels for all of Palo Alto households In 1980: PALO ALTO HOUSEHOLDS IV 11 OF COIJIITY "rtliAH INtD!!£ lJPF COUNTY "[PIAN INCOME Yery Low ]ncome ... Less than 5~ low loco""" •...... 50-80% , OF HOUSEHOlPS 2,804 2,704 2,1]9 I,'S3 2,910 I OF TOTAL HOUSEHOLDS 12.~ 11.7% Kederate Inc~ ... 80-100% 9.1% Moderate IncDOe ... 100-120% S. 5~ Middle I.tDme ..... 120-ISO% 12.6% Over ISO% l.Q...Ml 4S.BlI 23,031 'As of 1990, the Dep~rtm€"t of Kous,ng and Urba~ Development (HUD) hiS established i cap on this income category that is equivalent to approximately 66 percent ~f Sa~ta Clara County's median income because of the high median incomes tn t~is County . .. ' \SC'IChawI1:2 .411 4 L --_·---· .... _h::-' ,;..-" il t , Geog"aphlc D1strlbutlon of tow Incaoe HOuseholds 1980 Census information ha5 snown tnat the ~ajorit1 of the C;ty's 'O~-and yery-l 011;-i rtCOIM! househo' d:) 1; V( along: the peri meter 1)( the Cit), border; 1"19 the City of Mountain View. As shown on FiQure I, the census tract with the greatest percentage of very· low-income households is south of San Ant6nfo Road. east of ~iddlefield Road. The census tract with the greatest Dercentag! of low-income households 1s south of San Antonio Road west of ~idd1ef;e1d Road. The majgrity of households with below median inCOmES in 1980 1~ye4 in what is considered south/central Pa1c ,e.,Ho, between £1 Camino and Mlddlt!field Road. and the Oregon Expressway and Charleston Road, plus the hergreen Pal-Ie; and Co11&ge Terrace ne1ghborhoods. The dram.tic jncr~as.es in property 1'alues and increasing rents in the last 10 years may ~ave modified t~fs distribution. Renters/OWners Of tn. 23,041 households living in P.l0 ~lto in 1980, 13,130 lived in owner occupied units and 10,743 lived in rental units. Of the renting ~Qusehclds~ 1,550 ~ad very low incomes and ),123 had Tow incomes. The majority of these households ~re small families with 2-4 members, (1,121 very-low-income, 844 low-income see Table IA), Of the owner ~cupjed units 1~254 households had very low incomes and 1,50i had low incomes. Nu.bers E11S1bl. for Rent., AssIstance The 1988-1991 HAP documented that the 2,673 very,low .nd low-income renting households were ellgible for federal rental assistance programs. However, these figures dD not reflect thi needs of those of · ... ery-1Ciw-and lOW-income who live elsewhere but work in the City, becaust recognized data sources do not provide such informaticn, nor do they reflect the current estimates of homeless. Gi~en the increasing degree of hQmelessness locally and throughout the natior'l, it is expected that the pending 1990 census figures will reflect an increase in the numbers of hOlJseholds qual ifying for priority assistance. &;\SC\C'lI,uu\l.d ft 5 • '> ::' . .' . 5110 • Figure t with GrEatest Census Trac SLOW lncome Households Percentages of 1980 Census / 5108.01 5106 r.;.J L:d r:::;:1 t!::.::.t fIT]) Very·10w IncOfTl€ Low~Ir.=ome Below Median 5110"'=====j'-==~L '. ~--, . \ 6 I I ! I \ i \ I ~",_" ",' V"'''''''''''''I ' ' ....... " ........... u.u ...... ".,," Housing Assistance Needs of Low & Moderate Income Households Complllh6nslvR flouslng AHordoblllly S'ro'eoy (CHAS) JJN 151991 N~~'''c.7;~"tt. Mh----------l~:v~~~~;;~ CUIT.ntEti«mt..d:\ .... ~ OtIfw '''~I nHouAho1d1 ~-j~r " f~-Yaa, flmjedtd EtlimiW a. 04.' I"""'" Raclal/Elhnlo Otoup HouaAt\okk: I~ 1 ........ 0. ..... -I>; TJpa,.....",.,. fima~g Problems i~her Sm.IAII.tId ~R.1Id MOh, TOIIIII~-1&~':!:' 6ft\d-~~:-ll·l~;..~T~.otwr---r~~ ~ t~Wt.) (&01'",,") "o,,"holdll tiot,Ialfwlldl (2m41 (15(N'1JIIIh)1 I ~ I ' • . A ('1~~1-_!!'L_r-dEL..... __ J')~ ____ \OI ____ IHI.. "1 __ 11'_ .. _1_.1"_. ~ V~~..!~_ltllolO%t ?A ____ 1JJ:./ '22. I~?O __________ . __ " _________ _ ~ Wi" Haul ... " PfllblolM j-Pitiolil:.ll()(Jlltm .-------O;~ ~ -. 1------·· 5.----------ci.t1 Oul"doo • 30'1. -----.- .----COCI-Bunten---;~. -0-----'--,. --------- r,-~~~. :!":r .. ..:'· -=,., _€i1 __ r=--vP -L-~~I~f1-1 '1----'--~.-------~. ----.-.. ---1-~n_~:~~ ~ ----. -----·.---0 .---- fI-c...;.'BUrrl&n~3C"I. ---------- f2----~i08urdlIHIit'I1Io 0 - tJ lDI .. low-tm;omo L 1 ~ ":il'J ·.~1~ T%~ ..1. ,-"-1,, .. \ -. U04.f0101nctJIII.,tIl6 115"'i° i5\.v..t;i~iRgpi~--- r~~[~:-1 _____ 1 1 --1-___ __ 19 C05IDtJrdtn. SlJ'!I,. 20 Mldd .... _ftlfl. H.hkf.,t9610 ,2'0'\ '2' "'It HouMhold. I 1 Snit Toblll ~A bt k'lng 01 Aar::lallElholc Gnw~ • Or, if ~Iatt. baaed.,., HUO if\(:um.,lImn. .,It! r«J1irvd .lallJW)' _/jul,,.n., ~ , J ___ ... ~ __ ~_ .. _~ ___ .~ .. Jolm UUo-.tOO9u (611 ~I!l' ~ \ ': I' I l. , '_. ..• Spec111 Needs Groups -IMformat;~n in this section is from the 1980 census and 19S9 projections based on t.h.t data which were obtained from the city's 1990 Housing Element. limited 1990 census data was ~sed where available . • 1~erly -Data from the 1990 U.S. Census showed that the overage .g. of Palo Alto's population 15 rising. 1n 1990, persons 62 years and older made ~p close to ~ne-fifth of Pal~ Alto's residents. The elderly population over 62 increased from 8,952 in 1980 to 10,145 in 1990. D,e of the highest concentrations of seniors in Santa Clara County is found in the Dow~town area of PIle Alto. Single Parent Households -In 1960, of the total 23,031 hou,eholds in Palo Alto, single-parent households totalled 1,640? including 1,361 h~useholds headed by fe~.les and 279 by males. s.all and Large Families with ChIldren -Although the percentage of children in Palo Altn i$ decreasing, the numbe~ of children ~nder the age of five is incr~asing. In 1990, Pi~O Alto had 9,884 children under 18 compar~d to 11,166 in 198C. Children under five in 1990 tot.lled 2,696 versus 2,168 in 1980. The decrease in numbers of children in the community 1$ considered a reflection of the aging Qf the population is ~ell as the inability of many young families tQ stay in Palo Alto due to the lack of iffo~dlble housin9. The ~n(rease of children under fi~e is a reflection of the increased birth rate of the -Baby Boom-age group. Although th! 1990 census showed a drDp in number of children in the community, the enrollment figures in the Palo Alto Unified School District {PAUSD} for the 1991 school year showed I 4 percent increase. A four-year enrollment forecast prepared by PAUSe indicates that this new trend is expected to continue for the next four years. Explanations fDr the discrepancy between the census and enrollment figures include; a portion of children (62J are bused ;nto Pilo Alto under the T';nsley program, home sales have increased in the last year due tc the drop in inter~st rates, and due to the recession. some children who may have attended private scho~ls are now attending public schools. Ethnic M,norities ~ Tne 1;90 census data s~ows that ethnic ~inorities make up IS percent of Palo ATto's pcpulatio~. This is not an apprec;ab1e ct'ia.l\ge from 19,80. HO'loleve.r. there "'1S. been a great increase in persons of Asian origin. ASians (I';" Pacific Ishr.ders make up 69 (5,635) percent of the minority pop~lation in Pa10 Alto compared to 35 p~rcent in the 1980 censu~. Blacks comprise alm~st 20 percent (I.6J2) of the ~inorit1 population, while p~rsons of American Indian, ESKi~, or Aleut origin comprise 1 percent (150). Persons of other ~rigins c~rise 1~ percent (845) Df the ~;nority population. The 1~90 census defines persons of Hispanic origin differently than the 1980 census mak'ng it dlfficu1t to ma\e direct cQmparlsons. In the 1990 census persons of Hispanic origin are a composite of w~ite and ethnic minQrity groups. fn 1990 approximatelY 4. percent of the total PaiD _~1to population (2?792) was of Hispanic origin. Please refer also to TAbLES IA 11-5) and Table 2A. 8 ......... ~.--.---- ,. l: 1990 census data on geographic distribution of 2thnic minorities is not ava11ab1e. Bas!d O~ 1980 data. the lar9~st percentage of H1s~;nics wtthin I sfngle census tract (14.7 per~ent of population within census tfact 5107) lived in Barron Park, along the south side of [1 Camino Real. Slacks made up 12.2 percent and Asians made up lS percent of the persons living in the census tract Tocated south of San Antonio Road (403 persons in tract 5093.02). However. t~ou9~ the percentages 3re ~~9~er than i~ other census tracts, this is a re1atiiely small number of PfClple. The 1980 Census data shows that H,erE ; 5 not a signi fi cant conce'i'\tration of any particular ethnic minority in any part of He cOlmlunity. Physical Df.a~ilitfe. -(Disabled, .. ntal impairment) -198Q data on the disabled population in Palo Alto indicates that there were 454 residents aged 16-64 and 981 over age 64 who have physic.l disabilities that limit their use of public transportation. T~ere were 2,108 Palo Altans with work disabilities, 81S of whom lre pre~ented from working. In 1991, tne State Department of R~hab;'itation's projections estimated that approximately 11.33 percent of genera' (;ty population ha~e some form of 1isability. The City's Disability Awareness Task Force has stated that in addition to .a need to increase the total number of handicapped acc!!ssible units, the following were also needed: I) larger units to accommodate families with a disabled Marnber, or live-in ~ttendant. 2) convenient access to Wishers and dryers, (~referahly withiq tne unit) because of the difficulty i~ hauling laundry to another lotation, 3) deSignated parking close to tnt unit, and 4) accessibility to all facility amenities suc~ as mail bo~es, office and recre~tion facilities. 9 . - I r ..;.-"""'" .,.,. L'j V"I" ull..OmlflUflirr .'llJIllllf'!J IIPIIII u..VUIoI""lIfd Housing Assistance Needs 01 low 8. Moderate Income Households Cornpreheno/ •• Housing AHordahllijy Siralogy (CHI'S) ....--.. ,~ Typa, 1fImma,' HOUlhg Ptobllfftm 1 .: __ SMdRel.1td ~'~tM I AltONf T_~ -;~ rs::.-~~ ... (2.,.4) (5f1tWlOfa' w ~ HouIt!hokfI .Iot~ I 12.", ~,., __ !2L_+ __ !~'--_l'l~ ._J'L~: __ .IGL_. ,-__ .~._~ ____ h_~L_ I. v"" low lna.".._ (0 10 $CI'I.jO E::~~;~=--=I_~I--I 1-I I~---'-' .-CN~ ~~.---.-.-. ------ 5~COiI~,.J(1% '--&.IBu~,.~~ , 'O._l ..... """'.'." ..... 1" I ~~ ~_ :o~~::~;~m. -:= ==-I=--== -ORr---~-t:=J __ _ II Cotl e.,rdItn )0 30"1'. ' 11-'---co.! O.Jfd;n-,.-~ \:\ 1'n\-' (ow-mc:omllP !: ;~:~Z:7r1~~O:,.~:'")" 1 -1-' I :~ -~=C\_ .. =-~_~_-_-_-~-_ ----1 ______ ------_ ==: I~-==~~- III -CO'I BUrdiin)o 30"11. I 19 ----cO;'I(i;J{-.n-,.-5i)ij( 20 Mldd"'._II"'.II'hl .... (~-'1J 1m)' l' A~Hou .. noed. '1--1, ~u 1 ~"'.llbl. 21t hV h'''G ntARClailElhnic Gmupt • 01, Ii ~ .. , _ad Dr! HUn Inmrntt llml. wiOIlOlfIlrod " .... ,.,.." .ijullmlln. ~ c ----·l---- qL~7?;' JJN 151991 "'""" ;~ rw~I:I---~~--l-~;I~~ _~_j}L) _~~~_I __ .·(J) __ -I r ! rt·,l'1<7 .-' ~ ~ ___ C kltm nl)1)..fOOoo (bl'A/'JII') \.....- I r • \ . --' h , '.' ! / T:,~_"''f!_'I!-o.I:' i'~ ......... , .... ,uun .• I'"' l,&"X-f*-I A L z.) Oilloe I)j Community "'..,,,09 and O' ..... Iop"I' .. nl Housing Assistance Needs of Low & Moderate Income Households Comprehensive Housing Altold.billy S',o'eOf (C"AS) J1i 15 1991 ""'.DI.h!.dlclonll/ooc.,IiIIIIIIIIII'I' ,. ---l-"--~'-"--" ~-~ - -c,h-;>.uvANv I:;· .. ·"':.,.~-Iff .. ;'J ___ __I aI"'/I~''1Z' A.t4ousthokts aclallElhnlcGfOtlp Household,; (..,.cit,ll ... ~'~ Cootnl Esllma'a M nf: ,,",,,d."1 ttl ''11 L Five,V,or PmJectrtd E!IIimllte I. d: , .... , ~ 0._ T~""Itlrom8. ~n~~~p'mbllllll·I.1&~=~-J~"""'" '-A...... .,"" .... I T ... '''',''';; ~:Z""l-~~~~I'~IW.led . All"",,, ~ (2 tl4) (5 Of !"ON) HOUkIhnIdi ttou.eholdil (2 b.4) 15 ... lOOfo) Houettlokk _. _______ ~i-IAI ---lUI leI 1!lL-IEL __ IFJ ___ (GL_I_ (HI ___ I'L ___ I __ IJI, I. VNYlo.lnaD"'.(OtG~~ I 2-"W)""'-Hnwn,p,at;k."..-------. ------------------, AI""'- j'-_~h~:OO'""-t---i--\-I_I-----~:~--~~~~-----~-=1----r-===-! '1=-=--=1------------- Col, f'J...too .. 5O'Ij" 7,,'--01""," ','-, ,<-, ,'(S,'I~~~. 1=--,r'-'I----o Wilt! Holll.,,, Problqrnl ;, =,.h~Q1OU"Nii--~ ---------______ ~ _ -___ ~ =---==~-l-.n (1yOlCfO~j -U-J-!-i, "--C(j" OtJ-~ --;3mr.-----.. ---------- 11---r,()lldlt~n-;'~----~----~-- 1:1 T .. la' Low-IMam. J --~.-,-- , .. Uoo.r.lelAC. .. m.j'1'D05~·Y I :iw'~~~~~==J== ----~ -----------1_ 1---- III CoI'au~n"_~;;., ____ I _____ I _____ I ____ + i ,----CO&I" IkItdan ........ '" -I· , . .. I ;'0 M'dd"ofncOllleHthida.(1J61D 1~ '11 ~11 HouMf'tlJlaa S"~ ~lfj I '''0 I Soli Tabl" 2A lor kanG 01 R&elallEthnic Qro"IJlII • Or, If ~., beslld on HtIO Income limb wilt! reqJinIct IlalUlDlV ..... 'I""'nll :::: Ionn H00-4oo90 (6111"""1 ~ ~ '!;> '"' .::;. " >, ") , t I I.f"r;:;:> .... \,;:;...-j #+ l ~,) Otttoo 01 Cnmmunl'Y Pllllllln~ and Ootorobvcnol\\ Housing Assistance Needs of Low'" Moderate Income Households Comprehensill'8 Housing AnordllbilllV SIfa100Y (CHAS) HOLllilltloW by Typn. 11'ItJDIM •• Houe.ing Pmtiem!l HouMhaIdI (2[;,41 (501t{j). Hcdflhoktll ttoua... (2'fIo ... ) JJN 151991 """'"' l-. tlHI.,1Jd ,6\l1more) " __ 1"'-_ "[--AlOIhIw AJIOwnIn t\<u.llhd,dI • _-_1'._"_-__ 1'. __ ----,----1--"---1--"-----1- "~I----:.. .-1--I~I~t-·'rMI." _~~ __ ~l' --1" _I~L-_IEL-_1'1 ___ I~I. __ ~:-~-:'~-·-::=-':-""-'-··--I~ \----- j --, rh~iUiio..tod.i ---,---- i --~~--i -I----II==--=I~~=-:~=- r"-"~~~~~~~:'·~I-' S t=E ~0JII""t-------"-----;-a-.. r----I--"----~o !::~~~-----"----~~ ---=~=[ -.--I --v , I Gov.I Burdlln .. :)""" I) ---~In..d8n .. 50"4 D TD".1:;.-ln«_ II Mod,,-,,'"IM:OrnI (.1 h) '5%1' ~-~---,-----,-"----,----- ;~~~~7f!:=~-··---\-----1-----1 -1-----+---- '7-o;~------,--- HI -Co,i 8iJ,tiJ~ ;-~---- '" elK' {ltjm.n .. ~ 010 .. Wd .... __ .n.Md • .fA tao 'm: " An ............ I.'l>!'b I Sell 1. .. 2A for hlltlQ nI R.d.W.U,,\lo ~ ·~,if~.,t..a«I(lftHUO~IinIM.I~~"~~'Nn., ~ ~ • '7~T I I '" I 1 "lD __ Ji ~, £1 \U 1 _I ~ r- 1u'f1l .IUo..OOto 161141!1', ,~ il . , • ~- '"';/1': <." 13 t ." 1 ,:\"M;. ",,'-~:-' t I f~ 1,-1 "'''''..J lJl!I(l{o ",I Lomm1.JmlY "'IIfII1I"" ono Uv\/ltlufWlllnl HOllsing Assistance Needs of low & Moderate Income HOllseholds Comprehensive f-fouBlng ArtmdabUlly SI,aleQV tCHASI .AJN '5 1991 ........ A."' ___ ~_ ·········---"'&~~ilW MIl> .----·.-.--"~--1~:;,r;~~·;1 ~--CUlTenl Esllm". lIS of: (.rI1W dlt.) M~ /11/ -A" Holi,ehotda :. five,V." Pm/KiM! (.1111111118 as 01: (lMII'iIWI) ~ Raci.llUEthnic ~ tiQuMtltalds: I~\ I #1'''1", .. ,,; ()""7';" 0. .... --!-=-t&~':!" Bm.JAnI." lMVIIR ...... \ AlOhr Toa.lR.nren ~,~~ -~I;~~~-l~~aMd n ___ AlfO::~-~-~ IiowehakII (2 ik' 01) ~ot"'Ol'W) HOi.IUIftnItIiI ~~ (2t1"1 (&nr~.) H~ • _____ .. . I--<Fi: .l"l_ §C ---.JQL ___ lfJ ___ (FJ_. _131_ , .1"1 _.,._111,._ .. __ .". '. IJI. I. V.,., lo.lnc ..... (0 I. 50'11r.1· ~;~s:m. "I -,-: "~~ _., ," ~-m·"_I-·~~_~ (.~-.-" Ho\1IIII ....... "'T '!"ypa, Iftoonw"" Hom,WlO ~1Ifft1 !a tnt! &tRIeI'I .. :JO"K. ,---~-Burdlin »~ ':.OI ... [ ... <O ....... I.-.-...... I:...I~ 1===~~f1---~-. f~~~~~-I~~=,-~==S==J==~~, -. ---~--.=" , ;0 Cu.1 Dumtn .. 501. (fToI.,l".-fncoMI I ------! -r-- i~·~~¥"'~)·-----nut 1-----1 -l==-~ -'~I---tii -eo,. llurdl" .. lO%~~--~- 19-Cotil&fdln;;"""=-·--!,-----1----" 20 .. ldd ... l'IICom.lI.h.~~.1a 1m .. , All "-.. hold, ~q • See T.tiB''''b''\r.o04Rac:IMI£lhnl':~J'I • ('l, j!lIppmpIaMl, bMed on Hun Iwnmlll Jimlll wi" ItMJ-'Ired .'.1l1Dty ~,menlt_ ~ ~ ~5" -z.,1'/" ~l ", f . '" i S lull'" HU[)..40090 (fill ~I')I' '" , ;;';~:;i • '. ::HAS ,Tabl& 2A / U.S. o.p,U1m.nl "I Hou,ln; .ncl Vrtl!U'O o._~c .. ,... ... , 0Ifi~ 01 Ccm m~.IMy F'I ..... ",.-,g Inc! C."..l(.p."t'IlItfIl 30pulation and Minority.Data c"rf'i;rehen'i'. HouSino A"Ordatlility 5"0;"0 (CHAS.I • \ ;;~==;;---'-'--------.. ' ... -;;;;-'CII~lo)"~~ F,,.. Y_ ~"OCI, : .... -.... ",.a." ''''-:-- c"n; 1 ,4./p ,un, ~ian and Prd"e Island.~ 17. Group au.rt8"" !A) .,~ ~ZJ? 17, 7Z5 /,579- 'M"II ~f-t m ©t\ ' ~ '3,"0 , N. 1'I/"Qug_~F'¥' . a; ''1/ M '1?- 1m C~IIJ' Ciall. ClrCi.l~Ii;~ ,:5) 5-5""£ '1~O 4s-; ~~ ,..!.21b '2, 712 /2.5 <;;,7/5' /, 1~8 I, <;70 ')71-~ffl r----______ ......cL.L.~ _____ _L,I.""-'-=:-. __ _ j $, !nsti'MJona!" ----~----~~------~-[g, No.-,-IMtltutiol'\al <IrA 6n ! , c. HollM~1d Popu~tJcn '5'~, 7t? '5'1, '330 ' .•.. ------..... ,--..... , .... -..,!<'~,~."'-,----~ .. -, ... "._ .. _-_. __ .. ; Persons with AlDS or H1Y Pos1tfve -In 1990, t~& Santa Clara County Health Department estimated that approximately 6~OOO County residents had t"ted positi.e for the Hum" Im"no-deficient Vi"" (HI~). The Health Departme~t also estlmated that a cumulative total of 756 persons had been diagnosed as having AlDS (Acquired Immune Deficiency Syndr~). This figure was expected to increa.e to 932 io 1991 (27 percent incf"easl!)t a.nd to 1,119 by 1992 (a 20 percent increaseJ. 1 .. 1grants -Though specif~c numbers are not available, it ;s recognized that new ilTlTligrants coming to t~e area are 1 i kely to be in need of housing assistance until tney are ~ble to acquire permanent incomes and become establisned in the community. Cost Burdened -In 1980, 7,400 Palo Alto households, o •• r 35 percent of the total households, were paying over 25 percent of their monthly income on ho~sing. Forty-nine percent of all renters (5,130J were paying more than ZS perc!nt of their g~oss income on rent. Over 20 p.ercent of homeowners were paying more than 25 percent of t~2'ir income on QW!"Iership housing costs. A1IIK,)st one-"'alf of the households paying ever 25 pertent of their gross income for housing were very low-and low-income households, with incGmes less thin 80 percent of the Count1 median. Nearly 3,000 renters, and 630 homeowners. fell into this category. T~ough ~pdated census data is not ayailable j it is expected t~at these figures have substantially increased due to increases in ~ousing costs wnic~ have occurred in the last ten years. The federal standard for affordability in 1980 was 25 percent of inco~~ for housing costs. The new federal standard for affordability is 30 percent of ~ncome. The Association of Ba1 Area Governments (ABAG) estimated i~ their 1989 -Housing Needs Determinations Projections· that 33 percent of low· income owners and 14 percent of Tow'income renters in Palo Alto spent more than 30 percent of their incomes fer housing. In July of 1991. the Sant. Cl.r. County Housing Authority had. total of 14,000 families waiting on t~elr Housing Register, the waiting list for ~ousing assistance. Waiting lists for local ass;st~d ~ousing projects average 300 fiouse~o1ds for each project at any given time, w4tfl some -.aiting for as lo~g as five years to cHain a subsidized' unit. Jt is acknowledged that many ~ovse~olds will be on several lists. Waiting lists for purcfiase of tne City's Belew Mar~et Rate owners~ip units are similar. Substandard Units -Estim.tes m.de for the 1988-1991 HAP state th.t tnere ire 383 owner units and 215 rental units which are substandard. Tnese units do not meet Federal Section e Qua1ity Standards or the more restrictive City code Standards, but arp. considered suitable for renabilihtion. Overcrowding -The 1980 cenSus showed Hat there were 325 lJnits in PaiD Alto wit~ more than one pers~n per room, the federal definition of 'II overcrowd i ng -. 16 j I Expected Trends 'n Af(Qtd~bTe ~ous1ng Needs oYer next ~fve Y~ars Though l~90 Census data on income levels is not yet available, .nd Palo ~:to;s population has incr!ased on11 slightly ov~r the last 10 years, it is expected that needs fDr ho~sfng assistance have incre~se~. This belief is based on the recognit1or. that income levelS are not keeping pace with increased housing costs and housing demand~ and t~e general sense that beca~se of high housin~ costs tha hoysehDlds mo~in; into t or remaining in Palo Alto tend to be upper income while the households =o~;ng away, or being forced cut tend to be lo~er i~ccme. There,s no way t~ docu~ent how many nave been forced out. lhis belief is 11so based on the evidence of an increasing ~omel!ss problem, increas!d requests for housing assistance, and rising rental ratp.s in the past 10 years. 1n :addition, tile 'llioric. force in Palo Alto is comprised of A':any very low and low-income emp1oyees. l. Housing Reeds of Homeless, ~t-RI.k and Special Needs Populations Summary of "oj or Findings As d~cumented in the Santa Clara Count~ Homeless Task force November 1~89 Report titled ·Homelessness in Santa Clara Count!·, the nu~uers of homeless peepl! and fifflilies in need of ~mergenc~ and transitional housing are increasing locally and throughout the regiQn. There are many contributors to the cause of homelessness, including riSing housing costs, lack of affordable units. ~ow wages, une~pl~yment, including thit resulting from alcohol or SUbstance abuse. a~d de-institutionalizing of the mentally ill. The nature of homeless populations and overlap of jurisdictional services makes a comprehensive assessment of their c~aracteristics diffiCUlt. Oespite tne inability to id~ntify I fixed number of homeless, the increasing requests for assistance receiwed by county and local service agencies and (with up to 120 homeless persons seeking shelter in Palo Alto per nig~t during the summer ~nths) indicate the severity of the problem. This combined with an awareness of the large numbers who are ·at-ris~· of homelessness, further stress I need for increased em~rgency and trans1tional housing combined witk support services directed at addressing the varied causes of ~omelessness. In recognition of th~ addltional special needs of many low-inco~ ~ouseho1ds. additional types of permanent housing which provides services should also b~ pursued. Examples include SROs for the working poor, p~rmanent ho~s'ng which provides ch1ldcare, job training and counseling services for single parents, or projects which include units and services -.hich are de.signed to meet the ~eeds of the frail elderly or those witn disabilitiES. H0IE1css Population Countywide Survey information contained in Santa Clara County's H~meless Task Force N~vember 1989 report estimated ar. annual homeless population of between 13,000 to 19,600 in Santa Clara Cou~ty. An average of 1,900 home1ess ~ere estimated daily during the summer months. The demographic surveys prepared for the task force found that 43 percent of Santa Clara Co~nty's homeless are 18 years of 17 i , .... -.. ---.----- ige or younger. Nine percent ~re between 45 and 64; only one percent was oyer 65. Local EstImate of KoBel •• , PopulatIon Ip June of 1991, the Urban Ministry, l nbnprofit organizati~n in Falo Alto providing counseling services to the h~lesst perfanned lone night count ~f homeless persons seeking Urban Mlnistry food, sh~lter. or other services This count r!veiled that there were 20 families comprised of SO persons seeking shelter. Ten of tf)e fam i" fes fOl.:nd shelte" ilnd ten did not. Th~ count 11so showed that there were 70 individuals seeking shelter. Forty-five found shelter, 3S did not. Thus, on i single r.1ght in June, at least 120 persons in Pilo Alto were in need of emergency housing. 75 of whom did not find it. Of this number it was estimated tnat 60 percent were singlE males, 15 ~ercent were single females, and 25 percent were families. It is recognized that ~any additional homeless families and individuals say also have beeh in need of shelter but dfd not contact the Urban Ministry. Tne Urban Min1stry l s survey also did not inclYde peeple doubling up illegally in hot~1s/motels, houses ind apartments. Haleless wIth Speclol Heeds Urban ~ir.i5try client records in June of 1991 ~id d~cument i number of homeless people with special needs~ Of tne homeless families approxi~ately six had proble~~ with mental illness, ]0 were affected by drug abuse, 14 were affected by alcohol abuse and ten 'fIere victims of domestic It";olence" Of ~omeless individuals, appr~x1.ately 22 ~ad problems w;tn mental illness. 3S had problems with drug abwse, Sl had problers with alcohol abuse and 11 were victims of domestiC violence~ On the n1gM of the suney approximately 10 percent of the victims of domestic violence had found shelter, while approximately 40 p~rttnt of the other individuals with special needs had found shelter • • '~"dtl 18 .... ----_.-_. -. __ .. _ .. \ ,1 · "- ~H"AS 1ables 1 B & 1 C J..ti I 5 199/ io.meless Population Table 1B Ci..,,,,, Totals 1. Nl,jmOlr(liF .. .,,~~s ... r.1'! Cro.acr.n - 2. N~~r at PllfSQns In t./nikn w1!M Chile!." u.s._ Gep.~motC'It?f !+o1l.if'.Q IU\.O IJrtl.n o.~~"'l CffiQl Q! Com,,"..,I'" "~ .... n; IJ'I(I C. ... lOpm.1'\l COrr¢Nehensiv& Hou'Si~ A.nordability StrZl8QY (eKAS, --':I>"''fllt.·~ iM"'~~": = All Hom.I.!!>, =-~ R~'Et:mlC Groo;p rSc.o'Y1 F't t'd '11 S;;"'1eI'1tCl UI'111'1"'t.8~ __________ -"'~.,C_ ______ ~IC.I 3. ".';;;;m""..,;-;;; .... '''''''''Md'"'u''".,.-=='''''".;-----------.---- VI F.,..ilies W#.~ C~j~r., i Spe~ia! Needs ... t~ p.rsonlll/l.,dio,."cJOI:IS : (li ..... 2 .. 3) _______ -L~~~~ __ +-~_____~ __ _ 3. 4. s. l~ ,. ~ :HAS Table 10 (Optional) ..w 5 ~Sl U.S. ~nm.nl 41' Ho~jrtg and Urb..r-o o.'A'i1:ltJ m.<"Il Offi~ eli CoM!mlo"l~ Pioll'll'llng 8I'lCl De>.ocpmQl'1l • I )ther Special Needs PopulatIon Cc"..,...".nSive Housing A1!Ordal>l~y Strategy (CH.>.S) ~. c":::.::.:;-... ,,=::':::;;,,;;-::,,"c..;;;;; .. :;;;; .... :::~:-. ---=----------- V It; '/ flit' Mro F,"",.~ ~, I ....... r..c. '''', 'fY ::nra...s;~~v 0,1 '71 at ''Jz F'~P'lntIo 1M Ea;JnOmoe-l"CI."~MC»t"IOI .ndW$l.~~, ID) 2u -"-'. .~-.,_'O;~. ___ ~=_' ..... · ...... 011 .... People It R' sk of BecOIIlng HOIIIeless The individuals ~r families whc are at risK of becoming homeless are gen~ral1y those of very-low or low-income ~hc are a p~ycheck or crisis away from losing thefr current housing. These art! p~op'e ",ho do riot have an eCQnOlfl!C safety net when economic or other crises occurt and ha ... ·e few options 1n retaining e~ist;ng housing or seeting replacement hous1ng should they Tose their jnbs or ex1stin; housing through forced relocation. The at-risk g~oup includes elder11 people on fixed incomes with increasing medical and assistance needs, single-parent fa~ilies, and persons with physical or mental disabilities whicn limit employment opportunities. Another ~ore rec€nt group is those ~ho are suffering from AIDS or oUler debilitating diseases. The it-risk group ~nciudes those who must subsist on inadequate monthly assistance checks, or the .. ork~ ng poor who do not earn a sufficient income to pay for adequate housing and other essential needs. facility and Service Needs of Home'ess and those At Risk of 8eca.1ng Homeless The homeless and persc·ns at risk of becoming homeless reQuiri:-housing lrIhicn addresses the immediate need for shelter, as well as short term hous1ng during which time occupants receive counse1ing and assistance in addressing the problems which resulted in the homeless situation. loss of employment. disabilities/inability to work, lack of affordable housing or other individual or faml1y crisiS. Indi'Jiduals and families which are homeless or at risk of becoming kome1~ss need emergency shelters. transitional housing. and access to affordable permanent housing. Emergency shelters such as parish halls or National £uard Armory sites gen~r;lly provjde immedlate, short-term housing for the homeless. Transitional housing sites offer shel te-r for an extended period of time and att~mpt to address th~ cause of homelessness by providing additional services. TRese services include training and counseling to assist tne homeless in acquiring permanent income and deposits for permanent rental housing. With limited lind resources, Palo Alto should put its efforts into permanent rental housing with services. Support~~'e Housing Heeds Homeless or at-risk individuals arod families with special needs will require access to additional soc;a~ services through a coordinated outreach and re-ferral system. Other groups of low income families and individuals a1so are in need of supportive housing where either physical or social assistance and services are provided. Examples include lJ need for congregate care facilities with medical and food service for the frail elderly. or persons suffering from chron1( illnesses such as AIDS, or ot~er disabling conditions, 2) housing combined with caunsel~ng and treatment programs for tnose suffering from drug or alcohol abuse. or damestic 'Wiolence, 3) housing combined with job training and placement, chlldcare and other assistance programs for sing1e parents, ne_ I:~.olft 21 I I I iGm1grants. and other ~nemployed. Other groups n~ed housing which provides special phys1cal charicterlstics such is units wit.~ more bedrooms for large f~1llesl and iccessible units for those wit~ physical di5abilities. All of the above identified households need a,<.ss to permanent, afford.bl. housing which meets their physical and social service need'i~ 2. ~ AND INVENTORY CONDITIONS A. &eneral ~.rk.t Conditions Housing Trends There is greater demand for housing in Pale '.Ho than can be met, particularly aff:l!"'dable housing for housC!holds with ver),-1ow and low-incomes~ Tnis is because Palo Alto is a desirable place to live, there are many jobs, and th~re is little land ivailable for new housing development. Ihi~ leads to high housing casts and low vacancy fites. Increased cost~ of fi"~ncing a~d construction and' the demolition of lower-cost units to make way for expensive new construction have contrlbuted to incr~ased ftousing costs and increased demand f~r affordab~e housing. The City and other proponents of low-income housing pr~jects ~st compete with develope~s of market rate nousfng for t~e limited land available, and p~rsue measures to pre~ent loss of e~istinQ affordabie h~using. lack ~f funds, lack of sites, lack of existing suitable structures, and neighborhood resistance are tne greatest obstacles to expanding the City's supply of permanent affordable and emergenc)' and transitional housing. Housing Supply I~ 1980, Palo Alto had 23,750 housing units, 15,030 Single-family homes and 8,720 multiple-family units. Just over on~-half of all the housing units 1n PilQ Alt~ were cwner-occupied, with approximatel), 20 percent of the single family ~omes rented. Almost 40 p!rcent of Palo Alto's housing was built be far! 1950, a~d another 3S percent between 1950 and 1960. Stillford Un'ive!"s;~)' currently provides housing for about students, including 880 apartments for married students. ca~pus units available for the 12,330 ficulty and steff. available on the open mar~et. 8,422 of it' 13,972 There are a1so 848 These units are n~t Pilo Alto currently has 1,095 units defined as assisted~ or affordable rentil units, and lSI owner units which were sDld' at be1o~ market rates to income eligibl! persons and retained in the stock through deed restrictions. Cost of Moo,lng Santa Clara County Board of Realtors l data indlcate t~at the median value of !iiingle-famil)' homes in Palo Alto increased 171 percent from $148,900 in 1980 .. '\SC\Ch ... ..a dll 22 to S404,O~0 in 1990. By compari son. the median val ~e of all homes in San Mateo County increased from $12I,)~C in 1980 to $353,343 1n 1990 (. 191 percent Increase) and h~s in Sa~ta Clari County increased from 5J07,700 to $227,108 [a III perce~t increase). In 1988, the median California h~ val~e •• s $1~B,560, and for the United St.tes it •• s 589,100. Infl.tion froc !geO to 1989, as measured by the Consumer Price Index f~r the San FranCisco gay Area was 57 percent. Home prices in Palo Alto l therefore, were escalating at two tiDeS the rate of inflation. The average appraised value for three sample single-family homes in hlo Alto monitored by the Northern Califorrda Re.a1 Estate CotJncil was 5549,541 1~ January 1990. This is up from $225,000 ;;, 19B1 (an incr •• se of 144 perc.nt from 1981 to 1990). Monthly p.ymonts plus t.xes and insurance on a $40.,000, median-priced house in Pal~ Alto would be about 53,220 (given, 30-year l 10 percent loan and assuming ~n 580,000, 20 percent down p~nt). An annual intorn! of 5115,900 would be required to Qualify for financing such l house. Rental hQusing has also bee~ strained greatly by ris;ng housing costs. Few market-rate apartments have been built since 1972, and little new rental develo~ent is likely because of hig~ construction costs and the corresponding need for higher rents reQuired to meet murtgage payments. Some additional units are added tl) the rental stock when condominh:ms are 1 eased. App~oximately 30 percent of the 1,369 condominium units e~isting in 1989 were rented. The rental stock is reduced through the demolition cf existing rental units. These units are often older, lower-prlced linits ... hid'I are replaced by higher·cost c~n~ominium units. From 1983 to 1989, 197 multiple-family rentals were l~st because of demolition. Median rent in 1990 was $889 i month~ a 225 percent increase from the 1980 median rent of $348. This rate compares with $805 a month in 1990 for San Hateo County and .$830 fer Santa Clan County. Rents have increased substanti~lly since 1984. Info~al surveys reveal rates for available rentals tnat generally range from 5500 to $1 ,000 for a one-bedroo~ apartment and $800 to $1 ,600 for two-and thrf~·be~room units. Single-family homes generally start at a rental rate of $1.500 per month. Increasing rents will intrease the number of loc!l residents who pay more than 2S, 30 and fifty percent of tneir incomes for housing. These f~gures document the severity of housing co~ts in Palo Alto. There is no way of knowing how many individua1s were forced o~t cf PaTe Alto by the lack of affordable housing. Yaeancy Rates I Housing Demand local housing vacanty rates can be an indicator of housing demand. Tne vacancy rates fer both ownership ind rental h~using have been stable at below three percent in recent years, due to the strong housing demand. Tne vacancy rate of rental apartme~ts was .5 percent in April 1991 and has been below 1.2 percent since April 1976. The federal Department of Housing and Urban De~elopment d~fines ·shortage~ or ~ti9ht" market c-ond:tions. as an OVErall rental vacancy rate of U:ree percent or less, and an apartment vacancy rate of fi~e percent or less. 23 I. ..---_.;...,-"". -------.. " .... Assisted Units At Risk Palo Alto currently has 1& subsidiz~d or affordable rental hnusing tomple~es. Of the 16, se~en _ere acquired under t~e City's Rental Housing Acquisition Program and irt owned and op~rateo by the Palo Alto Housing Corporation, a local non-profit. Six others are either owned or controlled by the Pale Alto Housing Corporation and other nonprofit corp~rations. The four of these six that are eligib1.e til opt-out or prepay their federalh' subsidized 10ans art not likely to do so. These]3 complexes are not considered to be it risk of loss of affordab;ltt,. Thr~e other projects are under ownership by limited dividend or proflt-mot1vated owners who co~1d pr~pay the loans or opt-out of tMe Section! contracts and t~erefore considered at risk. These are the Pi!lo Alto Gardens, Sheridan, and Arastradaro Plrk Apartments as listed below. ru.iill Pal. Alt. Garden. FEDERAllY SUBSlPIZED RENTAL HOUSING AT RISK proq~aM/Spo"sor Prepay Dat. Sect 211(0)(3) Elderly l Family June 1993 limited Dividend Sheridan Apart.ents Sect lll(O)(.) Elderly Profit Motivated Aug 1994 Ari~tradero Park Sect ll6(J)(I) family limited Dividend Aug 1994 llr11ts 156 57 &S The Sheridan Apartments are subject to City controls on contfr.uing affordability through record~d conveyances which give the City first right Df refusal should the prtject be offered for sale, as well is estibli~hin9 a US! restriction. This use restrjction requires the property to be used for Tow and ~oderate-i"come residential rental purposes for 20 years after its conveyance on June 30, 1978, and requires a good faitn effort be made to aSsure the project remains affordable for an addition~l 20 years (to 20l8), if subsidies continue to be i~ii1able. Shou1d the prOpel"ty be offered for sa1e for conversion to market rate housing, the r..ity will ha"'e to evaluate the need' to purc~ase the property and/or pursu~ enforcement of the deed' restrictions. The otner two projects at ~isk will receive some protection from the recently adopted ~low-Income Housing and Preser~ation and Resident Homeownership Act of 1990 (LiHPRHA)-, which ~rovides some ir.centive for maintenance of existing affordab1'! housing units and e-stab1ishes a mandatory presenatlon program for -eligible-1ow-income housing. Several provisions allow the present owners to obtain an a percent annual return on a new fafr market appraisal pro~ided that the units are kept affordable to low-income tenants. If the owner cannot obtain a fa1r rate of return (as above) the property must be offered f~r sa1e to nonprofit entitiEs, tenants and pub1ic bodies for a 12 month period. Tne City ~ill need to continue to monitor the status of all three projects to assure that tney maintain their affordable status i~ future years, and assist lotal ncn-profits in ubtaining funding to purc~ase these units should they be offered for sale. 14 • ~H:AS Tabte-2B N.~1ng Rehab \) Oftnar ~ Units Not R.habbabI. o. Fi)r R.r'I! : 1. N.1Kl1ng FiefUb 2. No!Re~ : 3, ForSaIo •. Needing Rehab 5 NOI Ran.abb.abte ~ __ Aw .. _itH'1g~'C' H~ I 7. Oll' •• r I , #,711 !O,'1~t; 'f0 I"',,,J? ·1)fi? 'fft- ,1.; # 111 I ~,~ J'1"" I?;r~i 'l~1- <t1>f ~ u S o.p.~1 0.1 "";11,111; and Urtlt". n.-~$IImenl OfficII ,)1 CQ"'rf'P'l:.mJ!)' P1~"'rIQ &i"lCl ~ .. IQ:x'TWfn( CO(I~ ," ~~ ./ \ ---- ------ -'-------'-------.:------- .•.. --~--........,------_ ..... R.~. : :HAS Table 2C 9. OtMr StoaeJLoeal 1 'Q.HomMWMl A .......... -' at ... u.s. c..."artmtJnl 01 ~o",.I""G .".1 Uttl.n .c.v.-loj)mlHll O!!l~ or C I)t!l rr.vr1.tr PI...., rw"il ""10" c....c.pn1 .. "Il ComprehenWie HOllSI~ A",orOabi!!ly Slfare-gY' (CHAS) -~'V\I ~M, ~Od i"". ~~'" '" w 9, ...... "" Clf '12 ....:._----"" .. _,' ......... -, . ..,..._ .......... ---. ---"-.-----.~---.,.---,,-.... ~,.-..... .. --' Market Conditions Affecting Housing Construction Information contained in this section is from Palo Altc's 1990 Housing Element. Land Ayi1'lbl11~ty . Palo Alto has very fe~ ~emaining vacant parcels which are zaned for hous'ng development. lhe majority of new housing to be built in the City will be I result of redevelopment. The titt has i~itiated rezonings of commercially zoned priYite propertfes to ;ncreas~ land zoned for multip1e family resident i.' use. Fifty-three acres have been rezoned from non residentt.1 to residential designations in the last ten years. Redevelopment of glder lo~r density housing sites wit~ newer higher density pr~jects may increase the overall supply of housing, but also ofte~ resu1ts in a loss of older, ~re affordable units. Land Cost\ -land cost in Palo Alto constitutes i major component of overall deve10pment cost. Residential developers pay bet.een 125 to $55 per square foot for land in Palo Alto, depending upon the lDcation and development potentia.l of i parcel. 'Chis cost alone can ildd $45,000 per unit fer multiple-fallil)' developments and IJP to $500,000 a unit for single-family develop~nts. Th! City in the past has used local and federal revenue sources to reduce the cost of land for the development of lo~-and moderate-income housing. COlt of Construction -Current construction costs vary widely depending upon type of construction (.ood frame or steel and concrete)~ parking requirements (underground parking qreatly increases casts). degree of amen;ties~ and oth~r factors. Excluding land costs, co~struction costs for a ~nit developed under a lower-tost scenario wou1d range from S75 to SS5 per sq~are foot. These costs escalat~ up to and abow! 5100 p~r square foot when factors suc~ as underground parking are included. A modest I,OOO-sQuare-foot unit excluding land cost, therefore, would cost S100,OOO in construction cost alone. Financfn~ Costs -Financing for single-f~~il~ homes or ~ultiple-family owners~ip units is readily available in Palo Alto and there are nc-known mortgage deficier.t areas. Financing for multiple-family rental projects to serve very-iow-and low-income households is not as readily available. The cost to the buyer or developer of ",ousing is great1j impacted by ttle available interest rate and terms of s~ch financing. particularly for constructicn loans. Palo Alto has asslst!d in reducing financing costs thro~gh participating in mortgage revenue band and mortgage credit certificate programs for single-family homes or condominiums and u~e of tax credits for multiple-family projects. Governmental constraints . Governmental constraints that impact the cost of housing include building codes, infrastructure requirements, and land use regulations. The (it~ uses the Uniform Building Code to insure safe housing through m)nimum b\:nrling s.tarldards. ~pp1ic--ati{)n a.nd building fees cI.wrently ar! about the same, if not lower than, surrounding communities. A 1982 sur~e~, by the Association of 8iY Area Governments {ABAG) on local development fees, listed Palo Alto as having among the lowest residential development fees .,'-SC\Olutx12 dn 27 i k:~ i , .~ 1-,.-. , in the San Frincisco Bay Area. for sin9l~-f~ily hGusing units, 75 percent of bay area co~nities had higher development fees. an~ for multfple-family housing units 89 percent of hay Irea (cmmunfties ~ad higher dev~1opment fees. Palo Alto does impose l Sel~ "ar~et Rate housing contribution equivalent to ten percent of the project <in units or fee] for all :l~W single or multi~1e family subdivisions with three or ~~e units. The purpose of this provision is to i~creise the supply of affordable housing un~ts and distribute th~m throughout the City. Et~n1c Concfntr.tloos -See section on fthnic ~inorities on page 7_ low Income Concentrat1on$ See sect10n on page 4. Cost Burden -See sectfon on Numbers Eligible for Rental Assistance 0" page 4 and on Cost Burdened on page IS. I. Inventory of Facilities and $ervices to Assl.t the Ho.ele,. and Tho •• ~t Risk of Homel •• sne •• There are several service agencies in Santa Clara County provfding emergency s~elter and transitional housing to tne Palo Alto and County homeless population, including those targeted to serve homeless fam~lies or peo~lt with mental illness or ~nysicil disabilities. Examples of such agencies Ire the Emergency Housing Consortiu~ which operates 750-1,000 beds ~n Santa Clara County, The San Jose Urban Hirtistry (220 beds), Tne Salvation Armt ~SO beds), and I cold weather/rain shelter program ~1ch provides 390 beds in County National Annories during the period from mid·December to ~id-March. Tne Mid-Peninsula Housing Coalition also owns a n~T of e~rgency and transitional housing facilities in Vie area which are run by other service agencies_ One example is the 23-unit Woodlands apartment complex located in East Pil~ Alto at the corner ~f Newell and Wood1and Streets neir San FrancisQuito Creek. This facility is operated by Families in Transition~ a division of Catholic C~arities, and offers transitional ho~sing for families for up to three years. Counseling anj job referral services are also provided. Two emergency shelters nearby. owr.ed by the Mid~Per.insula Housing Coalition. are the Bell Haven Motel site in Menlo P.rk ind a 12-unit project on locost Street in Redwood c.ity. The lacust Street project is mainly for fimnies and the elderly. 80th sites offer counseltng Ind allow occ~pants to stay for 30 day,. Innovative H~using, a bay area nonprofit agency with its Peninsula office in Palo Alto, operates a Stewart B. McKinney Transitional Housfng Demonstration Program for homel~is single-parent families in a single·famlly house in Ma~ntain View. This program received Palo A1to CBOG fund~ to assist in enlarging "the house. Four families at a time receive subsidized housing (maximum rent of 30 percent of income) together ~ith extensive supportive 28 • !1 1 I ______ .i,. __ _ services. Residents can remain in the program up to 24 months during ~h1ch time they comp1ete educatiDnal and job trainfng goals. Based on a one night survey. The Urban Ministry estimated that over half or roughly 70 of Palo Alto's homeless find shelter in Tocal hotels and motels, with some using vouchers supp~jed by t~e Red Cross, Sa1vation A~, and other service orga.nizations to subs1d1ze the rental cost. The Urba,.. Mlnistry operates a ITIOl"lthly rotating shelter system usirlg social halls at 12 churches to provide temporary shelters for an average of IS to 20 ~er50ns per night. This program includes some limited counseling. The Urban Ministry also operates i drop-in counseling clinic out of a motor home whic~ provides jab assista~ce. counseling, meals and other services to the h~leis. The City recently assisted The Urban Ministry in 10cating ~ perman!nt operation site at the loca1 Red Cross parKing lot. The City has four slngle-room-occupancy (SRO) hotels located in Downtown Palo Alto containing 20S rooms occupied mainly by low-and moderate-incOMe persons_ According to a 1987 Urban Ministry Study and 1989 Stanford Student Survey, most of the SRO residents are t~e working poor who have been living off and on in one Dr mor€ h<ltel s fOi' many months <1'-even years _ Two of the SROs ilire in need nf seismic upgrade. One of these, the Bark~r Hotel, was recently acquired by a private developer for continued SRO USE_ This hotel has 21 units, some of which are for permanent housfn~. and some of which ilirE' for short-term shelter use. In conjunction with the Urban ~inistrYI this SRO has delleloped a prograra to prollide resid~nts counseling and assistance in acquirlng permanent housing. Ir.nOllativ~ Housing's Shared Housing Program, supported by Palo Alto CBOG funds in 1990. was able to place threE homeless families from Palo Alto directly into lons-term shared h<lus1ng. Four more Palo Alto families at lmmediate risk of homelessness found long-term hoYsing through Inncvatille Housing. c~ Inventory ~f facilities and Services for Persons with Special Heeds Palo Alto has 12 resloential Cire facilities tnat prollioe housing and care for the elde"'iy and dellelopmental1y or physically disabled. Eight of these provide housing for 588 elderly resi~ents. Three provide housing for 20 adu1ts and one provides housing for six in i group home. Palo Alto currently has 17 projects _hicn provide 1,008 subsidized housing units for families and seniors. T~ree of the projects provid~ units designed for those with disabilities. The City alsc has established housing programs which h4ve resulted in the construction of 154 below-market-rate units for purchase by 1ow-and moderate income households, and 20 BMR units for rental by ~ery-low. low-an~ moderate income households. The rental costs and purchase price of the BMR units is subsidized by the project delle10per as a condition of development aDproval. BMR rental units can be made allailable t~ lIery-low-income households through •. ~J<tldl\ 29 \ use of add1tionll rental substdies suc~ is Sect10n 8 rental certlf1eites or vouc~ers. Ir40rtgage trl;:dit certHiciites can bt used to reduce the C(lst of the BMR for a Sille units. ApprDximately eo percent of the City's annual Community Development BlOCK Grant allociltion is spent on housing-related services, or support activities serv1ng persons w1t~ special needs or the homelesi. Faell1tl •• and Services oxistlng to ISs'st Persons wlt~ other Special Needs Tbere are yariDus group homes within the City of Palo Alto .nd in the surrounding communities which serVE small popYlalions of residents with speciil n~eds. txamples of the residents of some of the group h~s w~ich hawe received COBG funding are: at-risk idolescents, battered women, disabled veterans I lQw-income sing' e parents, dewelopaenhlly dfsableG ido1escents. a,nd adults witn IDental disabllitles. Additfonally 6'Iany local social senice agencfes p~vide supportive serviees for tnese and other it-riSK r!s1dents which include shared housing counseling. child (are, drug and alcohol abuse counseling, nutrition ~rDgrams. elderly abuse pr!ventfon. tenant/landlord information and ~ediation services, single parent support gr~~ps, and pr~grams and serviees far tne elderly. 30 --' '" " ____ E_~~ ___ .-, . SECTION II, FIVE YEAR STRATEGY I. Fl •• Y •• r Strategy Process Used to OoteMilne Priorities Palo Alto' 5 strategies for providing In adequate suPP1.)' of affordable housing intlude-d a foQ'Jiew of available statistical data to determine t10using needs~ and existing hous1r.g supply and 1evels of assistance, as weil as available funding Iva11abl! housing sites and anticipated sourceS of housing asSlStance. This process included informati~n gat~erp.d from a public forum, a public meeting where the City solicited c~ents from the public and local non profits and service agencies in~olved in housing as well as additional discussions with 10Ci' non-profit ~OlJSihg corporations, and suppc:t serv1c! groups. Once the most critical needs groups WEre identified, t~! alt!rnati~e strategies and programs were reviewed to detenntne 'Which would be most effective in meeting the identified need. Areas or Highest Priority Tne guidelines for preparation of the CHAS require the City to establish housing r.eed priof1ties on a numerical basis as sho~ o~ Table 3. with items 1 the highest priority, 2 lower priorlty, 3 lowest priority. and a no prio~ity. The focus of PiTa Alto's 1991-1996 CHAS will be in ser~in9 very-Tow-and low income individuals, elderly~ small and large families, homeless persons and persons with special needs, in all housing aSSistance categories. These groups were considered' to have the ·worst case· needs. Withi n ttl; s group, pro~iding i~creased housing opportunities and assistance is considered most cyitical for elderly, homeless and single parent familles which need supportive services. These priorities are reflected in Table 3. Other top priorities include rental as.sistance and support services fat" very low ~nd low-income large families and other households. and construction of new housing and rehabilitation ~f existing housing to s&r~e lo~-i~come families. Serving the ~eeds of large famjli~s in the areas of moderate rehabilitation/acquisition of existing housing. or construction of new housi~9 are also i ~igh pr~ority but will not be pursued in as great II. number. Tne deciSion to pursue a broad spectrum of high priority ltems (items gl~en II. 1 in Table 3) is based O~ the recognition of increasi~g need for housing assistance in all areas. The Cit't jntends to pyrsue aH housing ~.~ill.tan;:e opt i011$. serving tbe populations tn most erit ical need because nQt all qf them may be acc.Qmplished ~. is b,.,tter tg have a1t~nJ~k.<JDtions! should nne approach flot be vii_ble due to lack of fundin9... __ Q.r lad. of suitable sites Jor: rehabilitation Qr ne~ construction. 31 --.... _.' ..... '". '. :'~~' ~'Y • /. , __ ... _,..".,f ... _ .... __ _ Ar •• s of Lower PrIority Pursuing owners~ip housing ~pportunities (given I 2 rating) for very-low and low-income families or ir.dividua15 was not cons1d~red the highest ~rfority for the City bacause it was felt that i greater number of fa~ilie~ cou1d be assisted throL;:!iIh pursuit of rental projects. Other areas which wi"ll be ~;ven a lower priority for the next five years (given I 3 rating) iTe possible Dptio;'\S or housing assistance areas for existing or first time home buyers. IMis is because they are considered iess v1able options for th~ City at th! current t~me given otner more pressing housing needs and funding options which aTe currently ivailablE. These areas include acquisition and rehabilitat;on of existing hGusing, or ne. housing construction or for ~ery-low-and low income first time buyers, or rehabilitation far ~ery-law-and low-income exi$tfng homeowners. Part of the reasoning behind th~s is that l~al property values ind lind and construction costs essentially preclude pursuit of projects of this nature which will serve the targeted population and 'till .eet HUD's i~cose ind/or asset limitations and funding criteria. The City believes that it will be nearly impossibl. to obtain .ufficient subsidies to allo~ very-low-and low-income peopl~ to buy new housing in Palo Alto projects. Property values are so high that the property assets of very-low and lOW-income existing home~wner5 prevent many of tnese families from QUilifying for federal rehabilitatior. funds_ statistical information available did not indicate that there was any geographical concentration of particular very-lOW or lQw-income ethnfc group Wh1Ch wo~ld result in a need to focus on geographical redi5tributlon of $uth groups in order to maintain a better community balance_ All sites considered appropriate and available to increase tne Cft1 r s supply ~f affordable housing will be considered regardless of gecgrapnic location . • :~d8 31 _ •.. __ ---....-___ 5lt <i. • • \ f f '" '" ~ '-t >'-10 --J "<s ! 1 J ..... .. J ~~ ! ~ ~I '! i \,-'"' '"' : i II II .. I 11 If f ..... l ~I ~ '15 h , ;~ <'3 ~ ,n ~ J J 1 " I I .; j i> I 1 ~ -~ j J I J j ~ 1: i ~ f ! J ~ ~ t ~ I I~ I j 1 I It- § li j ~ : • ~ .. I.-co • 2 "'-~o. .e-~II 12 :: :; ..., 33 !~ I' '-> fa t .... I '. >s,f .5 .. ._',------~ .. ~I ' ... _,,' ...... _~.~., ._.~_~ ;"'1'" Stra.teg'~.s to Meet HOlJstng Needs Slritegi~s to be pursued over the five year per~od of the CHAS to meet these highest priority needs and ~t~er housing assistance needs incl~de: I} Increl'! the Supply of New Housing -for very-lew and low-income individuals. small and large families and the elderly, and be sur! these units vil1 remain permanently ~n the stOCK. Z) Continue to Pursue AcqUisition and Rehabilitation of Market-lat. Housing r by non-profits who will convert them to yeri~low and l~w incOMe housing as resourceS permit and will keep them in the steck pSr!'!'.anent ly. 3) Increase Rental Assfstance -increasing the affordabflity of existing and new housing by obtaining increased rental assistance to reduce the rer,t btrr-den of very-~ow lnd In ... -income 'households. 4) Pur~h.se low l~come Un1ts At R1st -l~suring the r~tention of eXist,n9 affordable/subsidized housing by seeking funds to purchase units at risk of 1<1s5. of su.bsidy. SJ Increase Supply ~f Housing with Support Services for fa.fl1es and S1"gTe Parents -to increase the supp1y of affordable hoYsing for families. especially single parent faml1ies with speci~l needs, small and large. through icquis'tion/rehabilitati~n and new construction ~f ~ousin9 projects combined with sertice components to address their spechl needs, including childcar~. 6} Increase Hous'ng SUpply with Support Services Fer 11derly -to increase the supply of ~ffordible housing for the very-lo.-income elderly through new construction and acquisition/rehabilitation, and re~abilitation of eXisting projects with supportive services. 7) 8) 9) Incre&se Avai1ablility cf Support Ser~~tes -seeK funding to increl~e availability of support sar~ices to meet speCial needs of households in ex; sUng ap.d ne:w hOIJS iog proje.cts. Jner.ase Supply of Transitional and Other Housing with Support Servfces ~ increasing the supply of housing with support services to serve the nameless or households at risk of hornelessness suc~ .s the working poor through retentton and rehabilitatian of eXisting Single Room Occupancy Hotels (SROs), and new construction and acqu;sjtion! rehlbilitat~Qn of SRO tr.~sitional hou~ing or group kames for the dlsabl.d. Continue and Seet Hew Ass~stance to Agencies/Non-profits Providing Housing and Support Services -to continue City support and seek increased funding for support of local non-profit programs providing affordable hOUSing an~ support ser~ices to residents with special n~eds. 34 .. :--..... --,.. ... -,.'"" ... &~~ ... ,"._----:--.... -._--- 10) Continue and Pursue New Homeownersh1p Programs -tc continue e~ist;ng City programs and pursue ne~ funding ~ption5 to assist low-1ncome res1d~nts lr, becoming homeowners. 11) Continue and Pursue New Rehab1lltation Progr~$ -to continue existing City programs and seek new funding for rehabilitatior. of housing units fer very-low and Tow-income residents to improve t~~ housing stock. 12) Work to Reaov. !arriers of ,ffordab'. housing. addressing th~~ on page to Affordable Housi"9 -to increase local supply (See also list of barriers and strategies for 39. , 2. ResQurces Palo Alto intends to pur~ue ind encourage local non-profit housing and support service agencies to pursue all a~ailable pubiic and ~rivate funding to achieve the above identified goals. It;s expected that funding from I combination of federal~ state and local sources _ill be used to pursue the majority of t~e h~usin9 strategies listed above. No~-profit agencies are expected to play i major rDle in provision of new or rehabilitated housing projects ind in providing n!cessary support services to those projects. All available funding for which eac~ proje~t may be eligible will be considered. Funding resources ~il1 be coordinated and lev~raged to maximize their availability. The City lWill pursue all applicable fundi ng sources which may be al1 Gcated cmly to a local jurisdiction or public agenc~, and wi'l a110cate such funds and other local funds to non-profits and ser~ic~ igencies fulfilling a priority nead, based on the ~r1ts of the prc~osal. Tne City wlll assist and encourage non profit organizations in pursuing funding which may be al10cated to such organizations directly. Public Re~ources Federal Resources -The largest funding sources available to the City are Federal Housing A$sista~ce Funds allocated through different programs. The City intends to pursue funding from all programs specifically directed at meeting the housing assistance needs e~istin9 in Palo Alto with a fo~~s on those meeting the ~orst case needs. The sou,ces and programs which wilt be pUr5tJed include: Aental Assistance Funds (Sectfon 8 certificates or vouchers. Hope for E1derly Independence, etc.) -to reduce the rent burden for very-low incORe reSidents and workers to meet the City's highest prl0rity needs groups. Such rental aSSistance ~ouid be used fo~ tenants in newly constructed or rehabilitated v~ry-1ow-and low-income projects. COBG f~nds -to purchase sites for rehabilitation and land for new construction of ~ery-low-and low-income housing and to provide for prede~elopment costs of such housing. HOME fUnds -to construct ne~ very-low-an~ low-income multiple-family housing . • \SC".C.buu\l.II11 -', 35 section 202 Funds -to constr'Jct new very-loitJII-and low-income elderly nousin;. RehabilItation fynd: -(Moderate Rehabillt.tlon SRO funds, Section 8 Moderate Re~abil;tltion~ Rental Rehabilitation) to r!~ab;'itate existing SROs and upgrade i(quirea ex1sting s~b5tandard nousing. Supportl.e Servlc. funds (Shelter Plus Care. Supplemental Assistance fo' Facilities to Assist Homeless, Family Self-Sufficiency Progral, C..munity Development Block Srants) -to .sslst non-profits in providing supportive sen'ices and housing iiSsistance. Low Ineooe Housln9 Tax CTedlts (LIHTC) -to help finance new very-loo and Tow-incGme elderly, family and transition3: housing projects. Low IncOie Housing Preservation and Resident Homeownershl, Act funds (LIPHRA) -to purcha~e housing units at risk of loss ~f subsidy, or offordabl nity. State Res~urces State ~E funds -to constrl:\:t ne .... m:Jaiple-family housing. Rental Housfng Construction Progra. (RHCP} -to construct new very-low and 1ow-income JnUlt'pl eo-family rental Mousing. Callforn;a Housing RehabIlitation Pro9r .. (CHAP-I) -for seismic up_rade ane rehabilitation of the City's existing SRO's. State Tax ti-edits -to help finance new and uisting very-lew-ind low income elderly. family and transitional housing projects. loe,," 1 Resources Houstni In-L1e~ Funds -for acquisition ind rehabilitation or ~ew construction cf ~ery-low and low-income housing. Hous.ing Mttig;;;t'ol"! Funds -from ccmmerciill develo,on:-ents for construction of v~ry-1ow and low-income nan-elderly ~ousing. City of Palo Alto -Geoneril Funds for continued support of programs and senices designed to assist residents and workefs. including those with special needs. Public and Other land -offered at no cost or at below ~arket rates for constructicr'l of new very-law-to low-~{lcorne housing. lee-a' Kousing Programs -Housing Programs to increase supply of bela ... market rite Mousing units for sa1e or rent. 36 r i . I •• -'---' .. , ...... -~---_ .. ' .. • .. F .. &_ •• r 1 r ,.;:.. _____ ... ·F _____ .. '._.·· ___ '-",_ Prtvate Resourc£s Lower Interest Loans fer Ve~,·'ow-, lo~-a~d ~derat8-1ncome HOusing Aff~rdable Housing Program of the federal Harne loan BanK (AHP1. Consort fum of Savings and loans (SAMCO). California Community ~.inve'tment Corporation (CCRt). [nCGurage employers. includfng Stanford Univer5~tYI to invest in very· low-and low-income housing. 3. Organi.atlona' Capacity and Ro'e. Organizatlon.l Structure The City of PalD Alto does not have a Housing and Gommunity Development Department Dr Public Hous1ng Authority. Adm1nistration of Cit1 housing programs and funding are handled in the City's Planning and Human Services Depart~nts. with subst~ntia' assistance f~om the Palo Alto Housing CGrporitfon, a local non-profit. This corporation is directed by I 14-17 ~mber Board of local and area residents representing the community at large. Tbfs group is made up of indlviduals providing expertise on a wide range of housi~g issues and who advise tne City on housing issu~s ~nd policies. This non-profit has played the lead roTe in providing housir.9 which fs affordable to very-low-and low-income households in Pale Aito, and continues to operat~ or ~na9! a large number of the City's subsidized housing projects and the City's B~low Market Rate homeownership and rental program. The City a150 provides funding support for a number of other local and regional non-profit hous~ng and supportive servlce agencl es providing elUer housing or ser'll;Cl!'s to verY-low-and low·income households and individuals with special needs. The City has assisted in the pro~ision of affordable housing through allocation of funding from 10ca1, state and federal s~ur(es and through the pr~~ision of land at below market rates. The City ha~ also facilitated pro~ision of new affordable housing through Housing Pre-grams in the CH,Y's adopted Housing Element of the Comprehensive Plan, ~ucn as its Below Market Rat! Program and the establishment of a Housing Mitigation Fee imposed on ne~ commercial or industrial devtlopment which exacer~ates Tocal houslng demand. The City has supported non-profit organizations providing programs and services designed to assist resldents with specfal needs through allocations from its CBOG funds and General Fund. 'l.n. for Capacity Building Because of a lack of manpower~ expertise and resources to commit to such efforts, the City has relied on nen-profit igenr,ies for development and management of its subsidized h~using supply. This situation is not expected to (hange. Non-profit organizations will continue to play the lead role in pursuing achieyement of the City's housing goals, and needs for supPQrtive ser'llices. The City w111 continue to support such groups as funds are .. :ISC\Cb.uln1.dll " • .... < iViilable and will assist such groups in thefr applications for loca'~ state and federal funding. 'aps in Organintiono' Structure ine City currently has acctss to I sufficient numb!r of active and competent non-profit ige~c1es to pursue its targeted housing assistance goals. What is l~tking fs sufficient funding and available, appropriate sites for affordable housing projects. Whit the City also lacks is a funded staff position for a person with technical housing expertise to coordinate and monitor the implementation of the Mousing program. The City currently has i ~ropo~al to fund su~h a position through us. of CBDG block grant funds. Policy Coordination The greatest need for Housing Policy coordination 1S between the federal and state level. in te~s of their requirements for the (HAS and the State's housing Element and availability and compatibility of funding programs~ [f the federal a~d state ~ousing policies and program requirements were consistent it .ould be easier for the Cit1 to address any disparities wit~in its own policies. Within t~e City itself there is a need for polic1 coordination where different City policies are in conflict. Redeve'op~ent projects within a ~eveloped coamunit1 such as Palo 41to often raise competing needs and issues such as need for higher density lower ~ost housing .... ersus preservat icm of existing lGwer density neighborhoods. Such issues are currently resal .... ed througn tne developl11E!nt ilFproval process on the merHs of eac-" proj€lct. Palo 4lto has adopted strong ~ousing policies and programs in support of provision and protection of affordable housing for .1' its citizens. CUrrEnt C1t1 loning deSignations il10w housing as a pe~itted use in all Zones~ The Cit1 1 5 commercial lones contain a housing incentive by allowing housing to be added in addition to tne maximum amount of commercial de .... elopment allowed~ provided parking requirements are met. The C\t1 ;1so has a Planned Community lone which allo~s for development to h~g~~r th~n normally allowed dens~ties for projects considered to provide i substantial ben~fit such as very-low and low-income housing for special needs grQups. such is the elder1y. Current City zoning ind development regulations al10w for ope~ation of group homes is permitted uses and transitional housing and emergency shelters as conditjonal uses 1n the City's commercial~ multiple-family, and single-family zones. The C1ty will be pursuing adoption of an ordinance to waive application fees (er conditional us~ permits for such uses to assist in the establishment of such housing. The City wil] also be conSidering adopting state iut~~rfled Building Code Amendments for SROs to help reduce their construction costs. 38 £;~~JI-.· iI~(; ;",;-.~.;"-,~",,,--~,,- . :~~.;r>:~-- / c. larrler, to Afford.~T. Hou,'ng The greatEst Darriers to prc.1s1cn of affordable housing are the lack of ivallible sites ~pon which to bu1ld new housing ~r acquire exfst1ng housIng and lack of sufffcient funding to adequate1y subsidize pr~jects so they will be affordable to the low-a~d ~ery-'ow income households. Other barriers are ~arket conditions iff~cting ~ousing construction previously disc~ssed on page 27, local p;)11tic;,,' conditions and neighborhood perc.2ptions affecting He acceptability of either the type or density of project. The speclfic stntegies to be employed tC' remo.e or alleviate such biirriers are listed bel",,,: " Lack of Land or SItes land Costs costs of Construction f'i nand ng Costs Governmental Const~aints "·'..5C\Chuml.li.fi STRATEGY ~~ntinue to reZone appropriate commercia' sites for housing purposes per adopted policies in the City's Housin3 Element. Monitor fffectiveness of policies for providing housin~ for very-low-and low income individuals and families. Pro~ide Public land at Below ~lrket Costs where ava,lab1ei pursu~ funding to purchase market rate property; pursue higher density projects which pro~ide an appreciable proportio~ of very iow-and low·inc~me ~uusin9. to reduce la~d costs per unit. Pursue higher density projects for very low, and low-income ho~sing to reduce constru~t;on costs per unit. Pursue federal and state funding and tax credits to reduce costs of projects; pursue low interest loans fro~ federdl, state and private sourceSi pursue mortgage credit certificates to ~educe rnont~ly mortgage p~yments. Pursue use of Planned Community zoning projects to allo~ for ftOdification of project densities and parking req'Jirements; to reduce proiect costs for speclfic types of projects; pursue state authorized Building Code amendments to reduce constructl0n costs fer SRO projects; pursue or~inance modifications to waive PTanning fees for conditional use 39 '\ . !. ;--.' - \""" I I Lack of SUffIcient Fundln5 and Adequat. Kcuslng Su~.idl •• J .. :~,clft permit$ for trins1t~onal or emergency housing. Pursue available federal and stlte funding a~d support In increaie in .11ocation of such funding. Th,ough publIc outreach, Increase public awareness of critical n~ed for affordable housIng and fact that such housIng has had no adverse fmpacts on property values; enco~rage non-profits and prf~lte developers pursuing n~ hous1ng projects to work c'osel~ with neighborhood organ j lilt 1 tlnS . 40 • ----"'~--~--"-'----~=--•• II ".,,- -. ___ a; SECTION III. ONE YEAR PlAH 1. Aesources The sources and commit~nt of funds to be used to ic~ieve Palo Arto's one year housing g~als are shown on Tahle 4/5A. This Table shows t~e type, amaunt, snurce and allocation of such funding directed at incr~asing the supply of affordable-housing and supportive housfng. The spec1fic amounts listed ar~ estimates of ~unts of funding t~ be pur~ued. Exceptions are the Cit~'s CneG 'ntitlement, the Section 202 funds being pursued for the 330 Eve'ett [1Gor11 project, and the $330,000 for ~rtg.ge Credit Certificates. Succes~fully man~uverin9 throu9~ the requirements of the State and Federal funding assistance programs and putting tog~ther a viable financing and support ~ackage c~ordinated from varied sources requires persistence~ experience and expertise. ]t is tne CitY'$ intention within the next )ear to init;ate or assist non-profits 1n i~itiating funding applIcations for all types of pr09rams fGT .. h1ch priority City projects are e-1igible (new constructior. and acquisition/rehabilitation, very-low income, family. elderly and transitional housil'lg). It is recognized that the City may not re-ceive all types of funding or a~u~ts specified. Funding sources and programs will be pursued in additfon to those 1isted sholJld new infonnaticn indicate their app1icab'ility to any high priority CHy goal, The specific allocation decisions between affordable and supportivi housing will be refined as greater details about each project and funding program are identified. Much of these will be decided based on the sp~cific eligibility requirements of each program. e.g. supporti~e services versus rehabilitation. The a'~ocation of CBOG funds between affordable housing and supportive housing assistance was based on the nature and relati~e costs of proY1din9 the spec;flc service or 1eyel of aSSistance, and ~~allability of alternate sources of fundl~9. CDSC allocations for the 1991-1992 fiscal year are similar to distributions in past years occurring under the City1s adopted 1988-1991 Housing Assistance Plan (HAP). Leveraging The greatest leveraging role the Clty will pla~ lS in working with local non profit housing and supportive service organizations towards achievin9 the actual project actions. The City will not be pursuing projects itself but will .ssist non-profits in pursuing projects. The City will use its local funds as leverage to qualtfy for state and federal funds. funding directly rec~ived by the City will be used as a means to leverage other funding received by local non·profits. The allocation of such funds among tne different projects will depend on th~ priority of tne project, the number and income levels of households to be ser~ed. and the status and economic and political feasibility of the project. 41 ",-', i " ; ,,:}i:,:,~jlit,,·- \,,;,:~,. le, .",',t.:_·~ ~"?" ,h\"-:\:j,:~~ :~¥': . ~ ',':~ ~ ~.,:',l! " \>:,,';ri':-,_\,.;. "~', :~:::~,:;i~:~~:~'; \ "·'·'·r····· ,1-, " ',- \ '" ~ CHAS Table 4/SA Jill I I ~ 1~J'Ji U.S. u.,.n ...... ' D4 tfou .. lng -..4 "'''1_ ~_, 0fIH:e 01 Community fOtM,."" .... 1lIMi~ Anticipated Resources & Plan for Investment Comprehemive Hous)ng Adordabltity Strategy (CHAS) ........ lII~t,Or~: _ ________ -r~t' I vr l t"f'1...U ~k!~~-~.--~---------.-_ Fu"'_a...-.. __ ... I ~.w"~"""'lDNI~IIid-.o~-III~iiM-~-FY-Fu~ng , ....... IINk ......... _10 .. " ...... .. ,Nrt ... ialton " Hom_ 2, ~1 I~ J, ~2 1-0 •. ~3 -I-~I-,~ 5, CDBG l,qn,f!fJv ,,-- 10. CODG (Homeless) "--"'-- 11,E~ 0 ----~,-------" 12. ra/m_ Houling lor 0 ~lInd~ ____ ---------- rl. lranuiMi\l ~inV (; -~-j~,,- , •. S"~.I Plua CM. 9XJp.o --.----.--.~ ------- 1~_ {)Ina, (~t,l ,. 17 18.Sublol.l-Hamal ••• 19 10t.I 10 Jur'adlt:;llon 1"),"-''- • 71J,VW o r-----, o I,CiJi;W 1S7,;"jiW / (I /77,000 t o _1'Cfr.~~ar'ql .f<.~ {)()D ,--:---) 1'f:t.J}ilOO D I I I I '~_" __ "_T~~ __ ' ___ ''---- 1 \Y " . " . ., , • . -, . - ~ <:> .;:, H~ :;;, :g ~ <l 0(' ~' -.. " , ,,' , ~ ~. fh-' s· ~-<:) \) ·.~c " ~~c. •. " <:> " ~ , .;:, " 0 a I § § {) () ~' I Q <::> 0-.,' ~ ~ "' .~ .J :> " g 1: 9 li< .. J "-'$ -, • '" , i I ' , §' Ill" 1 ~ I I~ ~ .. • I 0 H;~ I " I I • 0: W 1= I~ • en r lC ! i . !!I 'g Iii >If N ~ , ~ g ~ 'l~. I-N ,~ C c Il • I! • • l c: ~I'S I 'I :.1' i i • , J ... \ 0 I~ '" '" ,0: a: !~ ..; .. 1::El .. I ~ 'N ' N N '" N - - -·,~-~~t . :d:---~ :';:'.-;." Court Orders Tnere are r.o existing court orders effecting allocation of hous!ng assistance funds to the City of P.lo Alto. 2. One Ye •• Action Pl.n Afford.bl. and Supportive Housing Action Plan The ribl. 5(1) on p.ge 45 lists specific 'ction, which will be undert." •• this next year to initiate implementation of the City's identified five-year affordable housing goals. The estimated number of ur.its to be provided ~re listed in thfs table. The numbers, types and income levels of households expected to be served by the achievement of these goals are shown on Table 58 on page 43. The City's affordabl~ and supportive housing goals a~d actions have been combined because many of them are interrelated and are better reviewed comprehansively. The goals for affordable housing i~e to increase the supply of housing affordable t~ households with very low or low incomes through new construction, acquisition, rehabilitation and rental subsidies. The goals for supPl)rti'Je ~ousin9 are to increase the number of Mousing proje<:ts -which provide iJn-site supportive services as an integr,.l component of specific target housing projects, and increase access tQ off-sit! support s~ryices. Such services include social, meaical and transportati~n programs and services for the elderly, c~ildcare for fam1lies, job counseling, and ot~er counseling for the mentally ill, or victims of drug or alcohol abuse ~r victims of domestic wio1e~ce. 8ecause each of these ~ay involve a special area of expertise, local non-profits are expected to provide initial contact and support, and referral service to other special service agancies existing locally or within the County. The intent of tnese support programs is to assist homeless or at risk individuals in resol~ing the personal problems which contributed tc the inability to fi~d and retain permanent housing. The special needs of the homeTess and at-risk individuals are to be ~ddressed through preservation of existing SRO housing, and construction/rehabilitation of proj~cts SUitable for indi¥iduals and families. Another goal is to construct new 5ROs In the City. to provide low-income housing to serve the needs of the working poor_ These goals are examples of the interrelationship of the City's affordab1e housing and supportive housing goals. 45 r -~----.---.- CHAS Table 58 Goals for families 10 be Assisted with Housing .JUI.l i) Ir'~1 u.s. lMp.tt", ... 'al HDu.~ and u. .. ~_ .. I 04k:a"'1~~Md~1 Compreh ....... HoueIng NI_Uly S".'egy (CHAS) f'",lo (>.U-O f;ct I,)q I-I'I'IZ .... oj~II .. ~· h&l&lMCiII Pmll'dad br IrII'.(WM Otcoup ,..., --21~Go.I& 1'1 lMf'II AeIa"" (~ormDHIl IE, .. """', ........... If' -.. JO, t, V..,.L_oMe_ --, ... -""'d .. ":--J--+--I-----II 1 --=-1---- , , • -I§''i._~ 1t1r; ~~.:;:'·I---I 7t I-.I~' -t :=t::~t=---.... • " .. J\Ir!'II"".'" -.. _---.. litometlllf*"" ....... \:> .---~ .. - " --... 1'1,01"'''''_ 1 ....... ~ao~~~I): ... 407.-41<;" 4t /(''> u. OrwodT .... 1 "on., IJaflcl ,., --.I --'£"'11Q I Flr1lrllnlll~ IklmaDWIll8n 'M., ... ~ __ I" """ (UI II) ,~ 1 Z. I 1. 17 '? .;-'U. If lIflPO'oprllll', buadlWlHUO ncom. MIl .... " ...... _ .Ih.o1lll'Y .... ~ 0, 'I . . *' Nntt: o ..... t ..... , .... t-ire-tlf ~~INtIJ., k;I'1 ,,,,t_oL !~.; Ie, t"Wf-~~~t.. F ~"f",.A-<;#-(V.u ... /focp.;fu,"s ----------------------------------------------_.- T"", -~ '" '. I .. "" nlln_ .. ,.,. .... . . ~. '. \ '--' / ......... The 'ft~ has not focused on pursuing creation of new fmergency shelters. This is becaust it ~as felt that county agencies ar~ better equipped to address this need, and Dptions currently f);st 10cll1y for expansion of the emergency shelter program operlt1ng on a rotltional basiS at Cit) churches. The City ~as focused on responding to the longer ten. needs of the home1ess and increasing the supply af pe~anent housing with services. Oth~r persons or families with speci~' needs such as the handicapped are int£nded to b~ served through eAisting and subsidized housing to be provided, and enhanceme~t cf e~isting supportive service programs. Consistency with Five Year 'lan The one ynr plan is consistent with the fi'le year stratt9Y, as the goals listed art the same. The first priority for all the identified housin9 projects will be to ser.e t~e housing needs of the very-lov-and 1ow-income households w~ich qUllify for allocation of federal assistance. Time Fraoe for Accomplishing Annual Goal. The specific tim~ frame neCEssary to achfeve the identified 90a1s cannot accuritely be defined at this time. It is expected that it may take several tears to accomplish some of the 90a1s for new construction and rehabilitationl acquisition. Powever, significant progress tan be made witnin the next year in pursuing development packages wnfc~ will meet federal and st~te criteria for funding allocations and submittal of app1icitions for such f~ndir.g. Other goals involve a continuation of existing programs and do not have specific time fr~5 for accomplishment, other than to document the ir.creased number of households served within a given year. I.,~_d/l 47 -·--::r--" .... ____ ' .. r .. r .. ',.! .. '''''' __ -~,.----_. ,lo,; GOAl. Increase Re'ltal Assistance Purchase low Inc_ Unlt s at Risk Increas. Supply of Affordab1e housing for fanies TABLE 5{l) ONE YEAl! HOUSING ACTlC* HA.~ ACTION Pursue new Sect;o~ a rental s{Jbs1dies (go.l of 10 shndard ilnd lC' Mod Rehab for 1991-92) Should project. be Pyt up for saTe, pursue means to maintain Arastradero Park, Palo Alto Gardens and Sheridan Apartments as affordable unit' (goal to preSeT"! toti1 of Zig senior ~nd fam111 units) Acquire and construct Z5 ./ unit multi-fa.ily project on Page Mill/Ash site or other site. Pursue purchase of adjoining site to e~pand project en P.gE Mill/Ash site. Acquire and rehab. an existing 10+/ unit multi-family projec.t RESPC*SlBLE PARTY City/Non profit Non-profit City/Non Profit City/Non profit . " .. .~ .. FU!COING SOURCE FedEral Section B, Mod Rehab Sect. 8, and Hope for £Iderly Indep. Feder.l llPHRA funds, City funds City land BanI: COBS or In-lieu funds, fed~ri 1 HOltE fund, and tax credits, ,t.te RHCP funds and tax credits City lind B.n~ CDBG or In-lieu funds 48 • .\ t . '. . t, ti • !i SIlAl ACTl~ RESPONSIBLE FIlN!lIN6 ;j PARTY SOURCE , Cont1n", and Re~.bil itat, 33 CHy/Non-RRP fund, I \ Pursue He .. unH muHiple profit I Rehabil; tition fam; 11 hous i"9 I Programs project (Oak I Manor) Continue Housing City/Non-CBOG funds I Improvement and profit Senior Home Repair I Programs (serving 345 low-or very I 10w-income I househclds per ! year) Continue and C.ontinue City B.~R City/Non-Pri vate ~ursue flew Home program, ar.d profit Developer OWn!rs~ip Programs County operoated contributions, Mortgage Credit and r: ederi 1 MeC Certific.te (MCC) funds Program, and seek new sources of tax cred it sand low interest loans (Expect to sell 7 new BHR, and resell ~ existir.g BMR ilnd issue 7 M(C certificates next year) rncrease Supply ~f Pursue City/Non-Public: land, Transitionil and construction cf profit f'ederl;l Other Housing with new 125+/-unit Transiti.gnal Supportive SRO l10using Housing funds, Services Project wit" Tax credits and ~ , supportive SHAH and s~rwices on Public Shelter Plu, l land Care funds for t supportive services &:\SC\C'huuQ .d't\ 49 Increase Supply of Housing .it~ S\lpportive Senices ACTION Con,lder construction of housing project for hmil iES or others poss; bly combined .ith supportive !erv)ces~ such is 15+/-f.mily units on City OWned Land RESPONSIBLf PAlin City/Non profits Pursue acquisftion Non-Profit and rehabilitation of sm.l1 4-10 unit lI1ultiplf!-family project with support ser~ices for ,single parents with spec~a' needs Pursue Non-Prof; t construction and/or rehabilitation of • 50./-unit mu It; -fa~i 1.)' project witt. support services including chi1dcare for single parents ~ith spec1il needs FUNDING SOURCE .Publ ic lind, fedeTOl "_ funds, st.te RliCP fund;, tax credits and tax exempt bonds Fed!rill HOlle Funds, SAfAH and fSS funds, tax credits, State RHCP flJnd's, and tiX cred its fed1!nl Home Funds, SAfAH and FSS funds, tax credits, State RHC~ foUnds, and t&x credits 50 · " . 6IIAl lncrease surply of Housing wHit Support I,ve Servic:u fncrease Supply of Housing with Support Services for Elderly Increase Availability of S~p~ort Services C.ontinue Assistance to Agencies/Non Profits providing housing an<J support services. ACTION Assist local property owners in rehabilitating &nd obtaining rent subsidies and support serYi~es for existing SRO's, phn 1st year to rehabilitate the Barker Hotel (21 rooms). Construct 50 +/ unit housing project wHh support services for elderly Seek all available federal, state and local funding f~r support services for identified spedal needs groups Allocate availacle l~caT funding an~ stat! and federal funding to assist area non-profits in the provision of support services RESPONSIBLE PARTY Non-profit, Pri'llate Developer City/Non profit City/Non profi t City ---... -...... -..... , ...... ---~--'~--., fUNIHNG SOURCE Federal Sect~on 8 Mod _ Rehab, Funds, State CHRP-A Funds Renhl Rehab. Fund's City land Bank or In-L feu funds, federal Section 202 funds Federal (BOO, SAFAH, FSS, Shelter Plus Care, Hope for Elderly Independence Citi Seneral Fund and COBG al ]ocation/ other state {;II'" federal funding for supportive services 51 W'lrk to Remo'f e earriers to Affordable Housing l:\SC."\Chaan2 dlt .- ACTION RESPONSI8LE ~ARn Adopt Ordinance City Amendments waiving Phoning o.pt. fees for conditional ~se pe-l"1IIits for trans;tional ar,d emergency ~ous;n9 projects; achieve by July 1992 Adopt stote authorized Bu il d ; ng Code Amendments to reduce .standards and construction costs for SRO deve' op~nts t achieve by Jul.1 1992. fUllClljG 5~URC[ N/A 52 / , , . c. Nonltorlng Pl" The proposed eonitoring pian ~1'i cons1st of an a~nual review Df the accGmplfshment of the identified actions and goals. which will be incorporated into the required CHAS annual perf~rmance re~Qrt The proposed manltoring steps will Include: • :\SC\C.'butxtl <III A brief s'Jrrmar.~ {If steps taken and ;,cc:ompl f r.hments acllie ..... ed under each identified Hcu5ing goaJ and action, (e.g. f~nd1ng/development approvals obta!ned t numbers of units provided or numbers of househo'ds/~ndiYiduals served). PrDYisfon of I Modified Tabl~ SA comparing hou~eh{lTd$ targeted to be served to t~ose actually served in the past year. L1st~ng of new Funding sources jdentifjed if any, listing of new or enhanced supportive services provided. Identification Qf new or mQdified Hous1~9 Actions to be taken given experience/information gained in the last ye~r . --.-- 53 , 1 SectIon IY. CertIficatIons --AAFT J.Joi I 5 l'?9r A.!'PEND1X E COMPREHENSIVE HOUSING ~~FORDABILITY STRA~EGY (eRAS) CERTIPICM'IOII The joriadiction hereby certifies that it will affirmatively further fair houainq~ Signature_~~~~~=-~~~~~ ______ _ Certifying Official ClIRTIPICATIOIi The jurisdiction bereby certifies that it will comply with the requirements of the Uniform Relocation Assistance and Real Property Acquisitioc Policies Act af 1970, as amended, implementing regulation. at 49 CPR 24, and the requirement. qoverninq the residential antidiaplacement and relocation a •• i.tanoe plan under aection l04(d} of the Housing and Community Development Act of 19" iincl~dinq ~ certification that the juris~ction i. following such a plan). Siqnatur.'~~~~r==-~~~~~ ______ _ Certifying Offieial NOTE: The jurisdiction~8 execution of thee. certifications acknowledge. that it will maintain 8upportinq eviden~e, which shall be kept available for in.pection by the Secretary, the Comptroller General cf the Onited States or its de.i9ne~s, the Inspector General or it. deaiqnee" and tbe public~ 55 T' , ~, / , Section V. SUMI~t1 of Cltl •• n coaoe nt • ~.cc: .. --·---""---"'·-··-