HomeMy WebLinkAbout0541.092•
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11
December la, ~992
HONORABLE CITY COLfNCIL
Palo Alto, california
Compre.hensive HOU~9 Affgrdability St:r::.~_tegy (eBbS)
Members of the council:
REPORT IN BRIEF
This report forwards to the City Council, for review and
adoption, the -Annual CHAS Plan" for fiscal year 1993 a~d the
-Annual Performance Report~. The -Annual CRAg Plan~ is required
by the federal Department of Housing and Urban Development (HUD)
for the City to receive federal housing and c01I1munity developr.:ent
funds. The Plan m~st be submitted to HUD by December 31, 1992.
BACKGROUND
The City of Palo Alto has completed a draft "Annual eRAS Plan~
for the period 'Of October 1, 1992 through September 30, 1993.
The -Annual CHAS Plan-is an update to the "Five Year CHAS~r
which was adopted by the City Council on october 21, 1991. The.
·&~nual Plan" establishes goals for the provision of housing
assistance to lo~ and very low income pe~sons, including the
homeless. The "Annual Flann also describes a one-year strategy
for the use of housing resources including federal, state, lecal
and private resources for the production, rehabilitation and
preservation of low income housing.
The -Annual Performance Report" describes low income housing
activities during the past year (October 1, 1991 through
September 30, 1992), funds made available for housing, and the
number of lo~ income houosholds which were newly aS6isted~
Preparation and adoption of the ~CHAS Annual Plan and Performance
Report~ is required by the faderal government in order for the
City (and n~nprofits sponsoring housing within the City) to apply
CMR:5041:92
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tor federal housing assistance funds, including community
Development Block Grant (CDBG) and HOME funds.
Next year, the city will be required to prepare an entirely new
~Five Year C~\S· utilizing 1990 cenSU9 information and input from
L~e co~unity and from housing and service providers. T~e 1994-
1999 CRAS will be completed by the end of 1993.
Review and comments
The draft "Annual CHAS Plan and P~rformance Report" was available
fer public review for a JO day period beginning November 9, 1992
and ending December 8, 1992. Copie~ were provided to the Human
Relations Commission, the COBG Citizen Advisory Committee, the
Palo Alto Housi~g corporation, to other locally active no~profit
housing providers and to other interested parties.
The Planning commissior. reviewed ai1d discuss~d the CHAS at their
November 18, 1992 meetinq. The Planning Commission suggested
that one sentence be clarified. This change has been made and is
included on page 5, paragraph 1 in italics. Minutes from the
Planning commission are attached.
Attachment 1 includes all written public comments which were
received hy December 8~ 1992.
B.J.:;COMJr1ENDATION
staff recommends that cou:"Icil review and adopt the "Annual CHAS
Plan and Performance Report" and authorize submittal of the
adopted documents to HUD.
Respectfully submi t.ted.
(Jfh4~£esd
CATHERINE SIEGEL
r
KENNETH R. SCHREIBER
Director of Planning and
Communitr Er.vironment
public Comments ReceiVed and Proposed Text
Changes
2. Draft Annual eHAS Plan and Annual Performance
Report
3. Minutes of November 18, 1992 Planning Commission
CHR:541:92 12/10/92
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CC: Planning Commission
Human Relations commissior.
citizens Advisory Committee
League of Women Vot~rs
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Palo Alto Housing corporation, ~40 Covper Street, Suite G,
Palo Alto, CA 94301
Hid-Peninsula Housing Coalition, 430 Sherman Avenue, Suite
203, Palo Alto, CA 94306
CMR:S41: 92 12/10/92
Page 3
Attaehaent ~~ Public ccmm2nts Rec.ive~ ah~ Propose~ Text changes
(Note; comments are paraphrased for brevity)
ColtUIlents by th'" palo Alto tlo\Jsi.n.g ____ Corp9rat:~on
L Comment:
since some of
modest means.
The BMR pt'ograrn should be mentioned in the eRAS
the BKR units are purchased by people cf very
Response: The BMR program ~as not discussed since it is dn
entirely local progra~ and the CHAS focus is on housing programs
that are at least partially funded fro~ federal funds. However,
local programs may ba mentioned and since the BHR program is a
very important part of the City's housing efforts. the eRAS will
be a more complete and comprehensive document by a adding a
section on the BMR program~ The last paragraph on page 2 of the
CRAS Plan, which referei'lCeS the-BMR program will be ex-panded.
2. Comment: There is no strategy to provide new rental r.ousing
units 'Within the [Plan] year 'other than the Barker ne"r units),
thouqh this is stated as a priority~
Response: It 'Would not be feasible to create new housing
units within a ~ne year time frame as new construction projects
require several years of site search, planning, securing
financing and GEvelopment. Over the next year, existing City
r9sourCES (of both staff time and subsidy funds) will be largely
devoted in keeping currently active projects on schedule~ These
p~ojects are discussed in the C~'S {Barker Hotel~ Tamarack Court,
Lytton IV and a nev SRO) ~ Of these. only the Tamarack court, and
possibly the Barker, can e~<pect to have construction completed
and units oc~upied by the end of the eRAS fiscal year, i. e.
September, 1993. I~ addition to current etfort~, the City ~ill
seek to identify potential development sites both through the
l'evision of the Comprehensive Plan and through !Jorking ITLOre
closely with private property owners and developers.
3. comment: Reference made on page 2 to the remaining balance
of the commercial reserve is no longer accurate~ given approval
or the Lytton IV funding.
Response: Tlle correction will be made.
4. Comment: Reference made on page 5 to air rights on City
owned parking lots is no longer accurate.
Response; This change has already been mace in response to
comments from the Planning Commissi~n.
1
ATTACHMENT 1
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Attachment 1
s~ COll1!llent: It is not clear \rIhat ttle source of the data is for
Table 3B -Goals for Households ~ Pe~sons to be Assisted ~ith
Housing.
Response: An explanation ~il1 he added to Table 3B~ This
table shows 2..ll.l.¥. households 'Who • .'ill move in to assisted hcusirJg
during the 12 months of the Plan year or ~il1 have their units
r-ehabilitated duri!'l9 that period. SIJrt'.e projects such as the PluCl
Tree Apartments which are in process of being rented to lower
income families were split into two fiscal years depending on
when the units vere {or will be) rented up. This data was
obt.ained from PAHe staff. Infor-eation 'Will be aJded on the BMR
units sold during the year, if specific numbers can be provided
by PARCo
6. Comme.nt: The City should r€::evaluate its program to
subsidize three units of senior housing ~ith included services at
the Palo Alto Commons project.
Response: While the city intends to reevaluat~ that program
together with the belov market rental program as a Whole, the
purpose of the CRAS section which is referenced (see Plan, page
9) is to identify broader PQblic policy issues that have an
effect on the development or preservation of afford~ble housing
~uch as zoning or planninq policies. The CHAS is not the
appropriate document to analyz.e admi.nistrative and technical
issues relating to particular-proqra~"s 4
COmments from Innovative Housing:
14 Comment: On page 5 of the Annual Performance Report~ add a
~ention of the Illinois Street Transitional Housing in East Palo
AI"to which received COBG funding from the City of Palo Alto and
~as occupied in January~ 1992.
Response: The follo~ing text ~ill be added to page 5:
-2. Name: Innovative Housing Illinois st. Transitional
Pr-ogram
(East Palo Alto)
SiZe 'Type: 4 units in single family house~ single
panmt families
Resources/Programs:
Acquisition 'Rehab: HUD supportive Rousing
Demonstration Program -$95,000, FHLB AHP -
$44,280; Palo Alto COBC -$33 1 306; San Mateo
county COBG -$10~OOO
services & H~nage:ment: Innovative HO"\lsing
2
Attachment 1
Leveraging: l\HP bank loan
Completed and Occupied: Jan. 1, 1992"
2. Comment: Add the households who occupied the Illinois
Street housing to the numbers assisted in Tabl~ 1 on page 6.
Response: "very low incoce. renters \o'ill be ad.ded to Table
1.
3. Comment: In the CHAS Annual Plan, page 3, se'::ond to last
paragrap:"" revise the cescription of Inno;.o-ative Housing's
services to read as follows:
"The City also provide5 COBG funds to Innovative Housing
whiCh provides sha~ed and transitional ho~sing ~ith
coordinated services for 10'" income, homeless single parents
and individuals and others with special needs."
Response: ~he revised text will be added as requested.
comments from the I&ague of Wom~n Voters:
1. Comment: The next major focus should be on the creation of
permanent housing affordable to the homeless or to individuals
who are movinq Ol.Jt of shlalters. That means ir;;pleme.nting the
Barker Hotel and Tamarack Court.
Response: The funding and completion of both the Barker and
the Tamarack projects are hiqh priorities in the CHAS~ These two
projects are expected to utilize most of the City's available
federal housing subsidy mou~ys this fiscal year.
2. Comment: Emphasis should be placed on developing a new SR0
in downtown Palo Alto that ~ill meet a need for subsidized
efficiency units for single persons and possibly very small
families.
Response: The new SRO project fits under the eRAS priority
for creation of new rental housing. Since the eRAS ",as ",~itten,
the City Council acted on November 16, 1992 to reaffirm their
support for a new SRO and to instruct the Palo Alto Housing
corporation to pursue possible sites. The Housing Corpora'.:.ion is
under contract with the City to develop the new SRO~ It is
expected that most of the project activities will occur naxt
fiscal year.
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Palo Alto Housing
December 4, 1992
Catherine Siegel
Department of Planning and Community Erwirollmenl
Cit)' of PP.lo Alte
250 Hamilton A ven t..:t;.
Pale Alto, C"hfomi. 94:l0r
Re: Public Comment on the Comprehensi',e Hou$ing Affordabiljty Strategy (CHAS)
An ad hoc commiltee of the Palo A!to Housing Corporal ion has reviewed the Draft
Annuai CtiAS P'ian fur 19C)2~93 l.."td th~ Perform.rnce Report fDr 1991-92.
In gcner.J, it is pleas."ill! to note that t.'ie Hc.t.::.~ •. ~ C::.j~:-:'::o;-; i:;. dlr-,x:,iy invoh:cd ;;,
many of the priority programs and projects [hat the report describes. Since the CH.o\S
represents a policy statement of the City CO'Jnd. j: is useful to ha\"e very spe<.:iflc
references iII the document wh{;n future p:-ojects come before the policy making bodies
for review.
The Housing Corporation is sorry thai il could n.)t rOlls-u!t in the formulation of the
CHAS, as it did ia the "Five Year CHAS~ in 1991. The Hou5ing Corporation's data
base was very usefui in the preparation of that poL'ICY document.
The committee felt that the BMR progr.tm is worth mentioning in Ihe CHAS, with the
attending strafegy of filling ongoing BMR unitS with pefson~ of as low an income as
possible. Given the cost of ownership housir:g in this cOllllTIunity, an affordable
housing program which senes the median income rdnge is actually serving people of
very modest means.
The cornminee noted tht! follo",'ing for spec:f;c' ":"oll1:nenl:
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Though the cfC<ltinr. of r.ew rental h(1u<;.il1g l!!:l!S is st.a~ as ~ pr\';}~!~J" there is r,c
existing Stidtegy to provide them wilnin the yc.c.'!'". ruer than the new units to be
constructed at the Barker.
The referencp. to the amount of funds :eillaining in Ihe commercial reserve of [he
housing mitigation fund is no long~r aCClITate, gjven the Councd approval of the
funding request for tht! Lytton lV project. Plan, p.2
The reference to coma deration of air right,S pr0jt'{:t~ ,111 city owned parkj~lg lots is no
longer ac~urate. given the COlln-:il decisioll of No,,'ember 16, 1992.
It was not dear 10 the comrnitt~e wll;?t the source of th.:: dal3 \'I:a> for Table 3B. Ifit is
to include existin.~ propercles owned and mandgcd by the Housing Corpor;:.tion, we
540 Cowper Street, Suite G, P.lo .... 'to, C.lifornia 9430 i. (415) 321·9709
would anticipate that ten, ratllcr thaJ1 four, would be a rnore accur,He nll:r1Der for very
lC\oIoi-lncome renters being scr.'cd in 92-93. Tt\~ m.J.r .. \b~r t~c fl)r B:\1R 0',1,: [1.en.bip
se!Ved in very low income is prob,\bly appropriale.
Tl1e Commjn~ tlelieves that the CilY should reevaluate its program to 5u~'sidize three
urIits of senior noming with included ser."ice~ to aid i!"l daily living at the Palo Alto
Commons proje<t. Plan, p. 9 at C.l.d.
Palo Aha Housing Corporation C' lAS Committee
Eller. ChrislenSerI
Ror. Hall
Jantt Owens
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rOo Coiherlne Sleg</ • fax 329·22«}
PROM, Dobbie Gruff
DA~ Dt=nber 7, 1m
JtE: Per our t:onVet"Mti'Xl this mllmlng.
I. CHAS Mnll>! Perlonnanc. Report FY 92
P>.g>S
l.Jnde; OI\2gOfy .~, PeIJD!lS-
~~ 'i'nmltloMJ Housing ror Homeim Families
"
1. ~: tr.nonttve Housing IWnob: SfreIN TraNJt1ona..i Program. £a!-t Palo A1Io
Stu &-l):pr-Stngle family .s.hll1'ed hoUIe •• units lor homeless ~jngte parent (.mlllt:5,
AcqybHIpn .nd RebnhOltntJoo: MUD MelOnney SHOP (595,000); San ~L1teo C<l1Jnty
CODe ($10,000); FHL~ ".fIDld,ble liOuSlni Progno'" ($U,2S01: rat, Altu CO/lG
($33.306).
jeymW'lfI' H\.JD, AHP. U>(\ San Mateo Co\U1ty COlIC.
Qro,pi<d, Ian 1,1992
n. Page.;
Under cotogory 'LIlIltl-
Add 10 \lery' low tnrorne. 'P'«-ial needs ~. hornclt!40 lam.JH~. (Do Y(IU include homr-lcR in
.pedal need,!)
ill. CHAS Annual PJan FY 93
Page)
Vnder ca.tegory "'ActjgnS To AddreM E:~i' Sbe!tPr.!!pd TraC'!!l=lt5no,.' HO'!"nc
~
The Ctty also pmvld~ CD'PG (unda to Innovll!ive Ht>I,I;s:tng which provides ,!;hared 'I,d
tr.tr'lllliUOnaI hauI!ng; ~,.ith (oordlne~ sefVic6 for low Inrome, homeless 'Ingle parents
and lndividU81ls and otheN with 'pedal "eedli.
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THE LEAGUE
. OF WOMEN VOTERS
OF PALO ALTO
Kenneth R. Schreiber $ Director
OepartmeTl_t of Planning and Community El'.VironlOe~t
City of Palo Alto
250 Hamiltcn Avenue
Palo Alto, CA 94301
December 7, 1992
RE: CRAS Annual Plan October 1,1992 to September 30, 1993
Chas Annual Performance Report 1991 -199)
Dear Mr. Schreiber:
The Leaque of Women Voters of Palo Alto appreciates the
opportunity to review and address on an annual basis Palo Alto's
affordable hCllsinq needs. After reviewing the eliAs carefully, we
would like to make a few comments:
We believe that the next major focus should be the creation of
permanent housinq affordable to the homeless or to individuals
who are moving out of homeless shelters. That means implementing
the Barker Hotel and Tamarack court, p~ojects which are currently
seekinq funding.
The League also believes that emphasis should be placed on
developing a new SRO in downtown Palo Alto that will ~eet a need
for SUbsidized efficiency units for single persons and possibly
very small families. There is a demonstrated need for such an
SROi there are nonprofit organizations devalopinq proposals for
one; and federal ~oney is now available~
Although the League believes it is important to focus on these
projects now, we recognize that all priorities in the eHAS are
important~ If new funding becomes available or unexpected
opportunitias arise, the city should certainly consider those
options as wella
The city recognizes it needs affordable housing. The city and
several non-prot it orqanizations have exp~nded considerable
efforts to produce new units and to acquire a~d rehabilitate
existing units, only to be frustrated by a lack of funding. The
League is very disappointed that applications for federal and
state money to develop several projects were not approved. In
order to meet their fair share needs and satisfy federal and
state expectations, cities must have ade~~ate funding fro~ all
levels of government.
}t~~~~~
Marilyn Bryant, President
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COMPREHENSIVE HOUSING AFfORDABle!T! STRATEGY (C~AS)
ANNUAL PERFORMANCE REPCRT
FY 92 (October I, 1991 through SeDte.ber 30, 1992)
CITY OF PALO ALTO
CALIFORNIA
Prepared By; Departmer1t of Planning and CO:m1unity Envir-onment
Ken Scnrtibei, Director
Submitted To HUO December 31, 1991
For information, contact: Catherine Siege1 (415) 329-2106
ATTAC~MENT 2
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TABLE Of CONT[NTS
1. Cover Sheet
Z. Part J: Annua' P.rform.nce (10-1-91 through 9·30-92)
A. Resources Mad~ ~vai1able Withln the Juri~diction
C!.. Resources Rec-eilJed By the Ctty of Plla Alta
b. Resources Received By Ncnprofits and Others
B. lnvestment of Ava~1ab1e Resources
C. HOllsel'101ds and Persons Assisted (Table 1)
O. Other Actions UndertaKen
L Public POI ides
2. Institutional Structure
J. Inter9o'o/!;"rnmenta.l Covper,a,ti an
4. PlJblic HO'JsinS Improvements !net app1ic-abl.e.)
5. Pub1ic Housing Resident lnitiati~es (not app11cable)
6. Affirmatively Furthering Fair Housing
3. Part 1[: Assessment of Annual Performance
4. Appendix
A. Description of Public Re~iew Process
B.. Summary of PubHc.. C{)lliT1t:!rlts and Responses
ftc be comp1,t.d)
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PART I ANNUAL PERFOR~ANCE
A. RESOURCES (fUNDS) ~E AVAIlABLE WITHIN THE CITY OF PALO ALTO
FOR AFFOADABLE , SUPPORTIVE HOUSING
(FY 92 )0·)-9) to 9·30-92)
~SQURCES (fUNDS) AVAILABLE TO THE CITY OF ~AlTO,
1. FEDERAL FUNDS
i. Total COSG Entitlement Grant, Program Income an~ Carryover Funds
Av.ilable During (FY 9)·92): $2,272,876 _ow CDBG Funds Avail.ble to the City: S845,484 (excludes
the carryo~er of unob'igit~d funds)
b. latal HUD Rental Rehab Carryover Funds Availa~le During (FY 91-92):
$105,000
2. llill.~
No State of California funds ~e~e provided to tne tity of Palo Alto
l . LOCAL FUNDS
i. Housing In-lieu Funds:
~ommercial Fund: During F¥ 92. the City collecte~ a tota? of S~ in
payments from cOlTIM!rcial and industrial {jevelopments. as a mitigation of their
impatts on housing t.lnder provisions of He City's HQIJs.ing Element. As of
September 30~ 1992, there was approximately S3.300 000 in this fund available
for the construction of new or additional housing units.
R~sideiltial Fund: Fees are collected from residential development who
cannot provide below mark.et units under the City's program. The Residentiar
In-L1eu Fund can provide funding for new construction, acquisition or
rehabilitation of low and moderate intome hOUSing. Ho~ever. during F~ 92, no
funds were available from this SQurce.
b. RedeyelQ~etlt Funds: None. the City does not ~,al/e a redevelopment agency.
4. PRIVATE FU~OS
No priv.lte funds ( i.€:. funds voluntarily contributed from private
founda.t1ons or individuals) were made available to the City of Palo Alto for
affordable hous~n9.
b. RESOURCES (FUNDS! AVAILABLE TO NONpgoFITS AND OTH[RS:
I. FEDERAL FUNDS
a. Secticn 202 Elcfer1y: Community Housfl'1g. Inc. a nonprofIt developer
of senior housin~. was awarded a Section 202 Fund Reser~ation on March 26,
1992 for S1 units of elderly housing for their Lytton IV development at 330
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E'oIerett Ave. Pale Alto. The initial amour:t of the fund reser ... Uon was for
$3,178.200 i~ capital advances (for construct!on costs) and for a maximum
annual rental assisttnce co~tract of S190.100 or $3,802,000 in total budget
authority.
C. Section 8 ~oderate Rehab: Pilo Alto Housing Corporation (PAHC), a
nonprofit ho~sing developer, applied for this assistance on December 31, 1991
and was awarded on August 18, 1992. a ~cmmitment of Section 8 rental
assistance fOl" 20 units at the 33 unit Oak, Manor lownhome apartmer,ts that t"-ey
own and operate. Re"tal assistance "ill b!!' provided to the existing lo,;er
ir.comG tenants. The agreemer.t with the County Housing Authority is to be
executed on October 22nd and the rental assistance should commence after
completion of the rehabilitation work (seismic retrofit and major deck repair)
in about six Il'\()nths.
t. Section 8 Slngle Room Occupancy (SRO) Mod. Reha •. (Homeless):
Mid-Peninsula Housing Corporition (MPHC) a nonprofit housing deve1oper~ was
awarded, on September 3~ 1992, a commitment of Section 8 Rental A';si'Sotance for
10 years for 21 units it their pror;osed Tamarack Court apartments.
Pa10 Alto Hous~ng Corp"rati{ln (PAHC} has a CPrm1itment from the State's
California liousing Finance AgencY (CHFA) for lorlg term financing of their Oak
Manor Townhomes mentioned above. Tne loan commitment was received In a prior
fiscal year and is val id untn March, 1~93. It will prQ',Iide perm3nent, ftrst
mortgage financing in the amount of S2.400,OO~ at 8.14S~ for 30 years. CHFA
has. also isslled a r.:olTlTlitm~nt for secondary f;nancing of up to 5200,000 at 3%
for 10 years if necessary. His financing will close when tMe rehabilitation
work is compl!ted.
Several applications fer state housing assistance were submltted by
nonprofit deve10pers durlng the fiscal year, but tMey were all rejp.cted.
PAHC applled to State Housing & Community DevelopmEnt (HCD) on March 15.
1992 for 5330,000 in CHRP-R funds for the rehabilitation o~ the 22 unit Barker
Hotel. Their application was not fu~ded since the State favDred rural
projects.
MPHC also applied to State HCD in 19S2 for CHRP~R funds for the
aCQuisition and rehabilititicn of their Tamarack Court project di$cussed
abcve. MPHC's application was also turned do~n by the State due to the
State's priorities for rural pro,lfcts.
3. LOCAL FUNDS
See discussion of Hausir,g In·lieu funds above.
4. PRIVATE FUNDS
Most of the active non-profit developers in Palo Alto have made
available funds from their own resources for interim construction financing.
deposits on property and pre-deveTopment costs of future housing projects.
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MPHC ~as received co~njtments of p~ivate funds fer their proposerl
Tamarack Court Apartments. They have i SIOe.ODC Cowell Found~tion Grant for
project development and antiripate award of bank financing under the FHlB's
Affordable Housing Program {AHP) i!'l the a.mount cf $41\5,000.
P~~C has rece~"ed a. letter of ir'ltent to pl"ol/ide 10ng tem, first
mortgage finanCing for the acquisition and rehab of the Barker Hotel frcm
First ~ationWlde Bank under the I'.HP p:"ogram. The owner of the Barker Hotel,
Premier Properties, has alsO' contributed 'IIario·"s consu1tif19 services to the
project ,
c. Comparison Witb Resources Which Had P1anrL~d To Bo: Availab1e
The CHAS Plan for FY 91-92 (Table 4/SA) anticipat,d that. number of
other funding sources would be available to help meet the City's hOUSing
goals. The sources of funds which were not avai1~b'E are:
L HOME funds: lhe state has just issued the NOF"-for F'i 92 funds on
October 7, 1992. WhEn the CKAS ~as prepared, the Stdte thought they would
issue ,t in the ear1y summer.
2. Mortgage Cre_dit CeTtificat€:s: MCCs were avaihble tI"lrQugh the
County's program for the purchase of qualifjed residences in the Ctty.
however, due to local home prices, buyers utilizing MCCs ha~e incomes above
HUO's low income limit.
3~ HOPE! Elder' y Independeo.t;nE:";' No suitabl e projects have been
suggested for tnis funding SOurce.
4. HUO Rental Rehab: Funding i.s still a'iailabl€: from tile City's
carryovers and about $70,000 will be committ~d to the PAH('s Plum Tree
Apartments by the end of calendar 1992.
5. Shelter Plus C .. ~re: Ttle PAi-iC made an appl1cation to the Cmmty
Housing Authority for 22 units of assistance under the new Sn€lter Plus Care
program for the Barker Hote1 SRO in spring of 19~2. lhat applit~tion ~as not
funded by MUD.
6. Transitional nousj~ No applications were made as no suitable
projects werf developed.
7. IIHTC (Tax Credtli.l;. No application was made since the project (a
new construction of an SRO downtown was not far enough along in the planning
prDee,s to apply).
8. llHPHHA {Presen-ation of histing Sllbsid-tzed_"-mnAt-Ris'K liou.D..n.gl..;.
There was no need to apply for thls SOIJrce since the at~risk projects are not
pro~osed for ccover~ion to market rate at this point in time.
9. SAFAH: No appiication was made since there ltrIere no suitable
projects during the year.
10. famih Self SufficienC\i: The Santa Clara County recei .... ed an award
of iQ{l units of assistance under F5S. This 'IIill be available on a countywide
basis and it is not posslble to state how many assisted terJants win cl'1oose to
locate in Palo Alto. At this date, no families have been assisted.
11. lli!&...Benta.l H.9.!Js.i.f\~truction Program (RHC~.t:_ No projects wert
able to apply for these funds.
12. Ca1ifornia Housina R.~.M_Q..iJ.itatiQn Program (CHRp·R): Two
app1ic~tions were made for these funds as mentioned above, however neither one
was fun.ded.
13. State Tax Credits: See number 1. above.
14. CHFA -Tax Exempt Bond>' As discussed abo .... e. a loan commitment was
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received under this program during the prior fiscal year and will close during
Fj 92-93.
9 Resources. and Proqra'l'l hmds Used; Acti"lli~_s Undertaker.: lever.,gi.ng
The City of Pa10 Alto~ by itself and in conjunction with nonprofit housing
developtrs, undertook the following activities to meet its' priorities for
housing assistance as shted in the f..Jye Year (HAS (Table 3, p.33}. Due ttl
ltmitations on availability Qf sites, funding and staff capacity. the City
focused its' efforts and resources on the three highest priorities in th~
CH.II,S.
The three highest priorities are:
o low and very low income renters
o Permanent ~ousing for the homeless
a Permanent housing for persons witn special needs
priDrity: low and Very Low Inc.cffil'i.!'nRenters
Actlvity: Acquisltion and Reh3billtation of Existing ~esidential Units
1. Nam2: Plum Tree Apartments (3020 Emerson St., PalO A.lto)
Si ze & Type: 10 vnits, family
Resources/Programs: Acquisition -$970,255 (COBG, expended)
10,000 (prt •• t.)
Rehab_ -$70,000 (HUD Rent.l R.hab, <o","itted)
S70,OOO (privat., ,o""'itt,d)
leveraging: COBG funds were used for almost IO~% of the purchase
price so that the project rents could serve very low income tenants. The
sponsor, PAHC~ is matching the rental rehab funds.
ActTvity: Rehabilit~tion of Existing. Low Income Rental Units
1. Name: Stevenson House Apartments (455 E. Charleston Rd., Pilo Alto)
Size & Type: 135 unit, alder1y
Resources/Programs: CDBG -515,796 (~xpended)
leveraging: None
2. Name: Miller R-entals
Size & Typ!E: 6 units
Resources/?rograms: HUO Rental Renab -$35,000 (expended)
leveragin9: S65,000 (p~ivate, expended)
3. Name: Oak Manor Townhomes (630 los Robles, Palo Alto)
Size & Type: 33 units (U units to receiile Sec. 8). fami1y.
Resources/Programs: Section e Moderate Rehab. Rent Subsidy, (Funds
ccmmi t ted)
CHFA long t~rm fInancing: $2,400,000. (committed)
leveraging: Jnterim private con$truction Joan -$ 250.0~O
To Be Compl,ted In FY 92-93
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P..r.i.Qr1.t.t-.:_ HQm~less Persons
Activjh: Permanent r-lou,I.;ng For the Homeless
1. Hame: Tamarack Cou~t Apartments {4269 El Camino Re~1. Palo ATto)
Size & Type: 22 units, fami1y, single persons
Resources/Programs:
Acquisition: HOME & Pri .... ate bank loa., -U M (applying for)
Rehab: Private bank loan 5. pri~'ate fou"ldation: @ S500,nOO
(colllllitted)
Rent Subsidy: For 21 units: Section S, Mod. Rehab. SRO,
Homeless (committed)
Leveraging: BanK and foundation funds
Support Services; To Be Provided by Urba., Ministry (corrmitted)
To B. Completed in FY 92-93
Activity; Support Service~
1. Case Management For The Homeless
Urban Ministry
R.sources/Pr09rams; COBG -S30,OOO (expended)
Priority: PersoM_ ""itt; S?:gcial Needs
~.ctivity: Pernanent Housing For Persons With Special Needs
J. Name: MO'ing On Group Home (PCC) (3836 La Se1.., Palo Alto)
Size 'Type: 5 bed. gro':.Jp home, developmentally di sabTed teens
Res~urces/Programs:
Acquisition; CDBG -$20,000 (expended)
Rehab: CnBC -113,350 (expended)
Leveraging: State low interest loan for balance of (OSt3
Activity: Support Sendces For REsidents of SLlpporUve Hausir;g
1. Ombudsman Advocacy Program (for frail elderly in long term care)
Catholic Cnarities COBG -S9,689 (expended)
2. Shared, Transitional Housing Placement/Counsel ing
Innovative Housing (DSG -$24,000 (expended)
3. Shared Housing Place~e~t/Counseling (for seniors)
Senior Coordinating Councii COBG -$10,000 (expended)
Other CHAS Priorities Which Were Addressed:
Prioritv: Assist~nce To Existing. Low Incom_~ ___ Hom~Q..\!!!l..lli
Actjyity: Rehabilitation Of Owne.-Oc(uiJied, Single Family H{lmes
3 rehab jobs were completed
Resources/Programs: CDBG: $32,591 (expended)
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CHAS AnnY~l Performance Report
Tabl. [
~cuseholds (H) l Persons (P) Assist •• Witn Housing
FY 91-92 (10-1-11 to 9-30-92)
Rentm Homeowngrs ~_~ci...~..1 ~e.ds
Very tow J "COIle 32 6
t<!O% MAl
low Income 2 3
151..s0" MAl
TOTAl. 34 (HJ 3 (HJ 6 (P)
NOt~5:
Tot.,
36
5
43
1. Counts only persons newlY cccuPY1n9 hous1ng, recet~ing rental
subsidies for the first time, or livln9 in a ne~ly r~habll,tcted or
constr\.icted housing unit regardless of wnen the financing or subsidie.s ... ere
awarded. Not included are units which are vacant or in th! process of renting
up. Also not included are units 'Jnder construction or units which are in the
pre~development stages. Units r~tei~ing multiple subsidies are only count~d
once.
2. ~,F. f. means median family income as adjusted by nUD.
6
o Geographic. Distribytton of rn .... e$tm.~.n!
Activities. were i.md1!rtaken throughout the Cay of Palo Alto. Hou.sing
activit;~s ar! undertaken where suilab1e sites are 1ccated.
o l~veragjng of Hon-Federal Resources
leyeri9ing i~ discussed above in relation to each parUcu1-11'" projecl or
activity.
o Matching Contributions
There .. ere no specific matching requirements for Federal programs utihz1ng by
the City during the reporting period. In future periods, the City will
provide the requl!"ed match -with its' h01JSl1l9 in-lieu (m~tigatio:'1) f1.mds.
o Pattern of actual in"Y~stmentS..Qmpared to piarmed in\H~s.t.rn_.ent ___ .]:att~l·n
The patt~rn of in'iestment 1S not substantially di fferent than ... ha.t was
anticipated in the FY 91-92 CHAS Plan. However. many funding resources which
w~re ant;clpated ~ave not been ava11able, there ~a .... e not been s~it~b'~
projects to uti,ize the funding sources or applications have been rejected due
to tremendous c~rpetition from other communities.
C. HllUSDlQLDS Af«) PEltSQ!!S ASS 1 STEO
See .tt.ohed Tabl. I.
D. OTHER Ar:TIOHS UNDERTAKEN
J. Publ it Pol i cies.
The City of Palo Alto has strong public policies in place to encourage the
development Q.f new ho.using an\! the preservatio!'1 of '!xist1ng housing especially
housing for lower income per.s.ons. Palo Alto's HQ.US1NG EI EMENT was approved by
the StatE Department of Housing and C.ommunity DelJelopme!it on October 21. 199i
and is in full compliance with State law.
In response to the priority to provide more housing for wery low ir;come
persons, the City investigated revising the Building Code to encoura9~ the
construction of new 5"0 type developments. It was determlned that the 15-91
Uniform Building CDde, as adopted by the City Tast year, contained sufficient
prov,s1ons to facil~tate fut~fe SRQ projects.
2. Institutiqnal Structure
Ouring the list year the City reorganized the staffirg and administration of
its' (nBG il'ld hous.ing programs. The COSG c\lordinator was moved from the Human
Services Department to the Department of Planning and Community Environment.
That department no.., includes planning, building, housing and community
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development. All staff are now in OM locatiorl to further enCOt.irilge clo~e
coordination. A. new senior planner po~ition was cr-eated and funded ",,'ith COEG
funds for the purpose of pro~iding in-house technical experti~e or. ~ousing
iSSUES and to coordinate the implementatlon of the City's housing program
including administration of HOME funds if they are rece~ied. That pOSition
WH fil1ed as of :'ctober 5, 1992. The housiJ1g and commun,t,. development
p~'o9ram is now fully staffed with the Housing Coordina.tor. the COBG
Coordinator, a put-time ror,struct',on spech1i!.t and a part-time secr~ti.t.J
undtlr the Managli:r of Planning Projects. The-se o:"ganizationa; (nanges win
give the City th~ staff and institut;cn~l structure t~ pursue its' housing
goals more effectively.
3. IntergovernMe_ntal_ Cooperatjon
The City of P~l~ A1to ~as ~orked closely with nei9~boring cities and the
County to provide funding for facilities and services located out5i~e of the
City which serve city residents and ~hich meet needs in Qoth Santa Clara ana
San Maten Counties.
4. Public HotJ(;ing Improvements
Hot applicabJe, tn:!! City does not ta .... e iii. pubiic housing agency, ~either-tio~s
it have any public housing develG~mcnts.
S. PubliC Housing Resid~n.L.Jnitjativ~s
See Nc. ~.
6~ Aff5rmat)~elv Fu~th~r Fair Hou~ing
T~e City contracts with Mi<i-PeninslJh Citiz.efls fo,(, Fe-ir Housing (MCFH) to
promote equal opportunity in housing for all peop1e. Services include
infa~atian and referral. comrnunit~ outreach and education, d,scriminition
complaint checking and investigation, legal referrals and assistance in
resolving complaiPJts. The City also contracts separately for tenant/landlord
informatfcm, referral and mediation services.
The discr-iminatiof1 complaints and cases. hanaled by MHK during th!? period ]·1·
~l through 5-30-92 are summarized as follows:
23 complainants counseled; 16 Cdses operled:
4 race
4 sex/marital status
S children
1 di sab 11 ity
2 arbitrary
Disposition of Cases: 6
S
3
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8
COrlcil iated
counseled and assistfd
unab1e to test
referred to HUD
?end~J'J9
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PART II ASSESSMENT OF ANNUAL PERFO~CE
Although 'performam:.~, in meeting the objectiIJes stated in thi! H 9!-92 Annual
Plan~ was net jd~al. there were many significant accomplfshments which are
expected to resuH ,n greater production of lower income housing ;n th~ next
two years. Oue to the complexities of the fedi!ral apd State grant application
process, difficulties with site acquisition, tne time required for zoni~g
chanQes and planning review and the difficulty ;11 p.uttjng together a financing
p3ckage, iTIOst deveiopment projects in Palo A"rto tak:=-2 to 4 ,\le-ars or more to
be completed and occupied.
Major hous. i n9 efforts whi ch are uI'derw.ay at t h; s time and shou' d be camp 1 eted
.ith1" the next J to 4 years ar~:
1, Lytt<ln roy Senior Housing {New, I1UD Sec. 202, 51 units}
2. Tamarack Court Apartments {Conversion, HUD Sec. S Hod Rehab, SRO)
3. Plum Tree Apartments (f.mily, ren.b, HUD Rent.l Rehab)
4. Oak Manor T~wnhomes {family, rehab, Sec. a Mod. Rehab)
S. Barker Hotel \lcqulsition ar,d rehab, KOME, COBG and {ltt-e!"')
6. Downtown SRO (new ccnstruc.tion, flinding sources not known)
The most important factors which affect the City's progress in meeting lowar
income housing objactives are:
o e.xtremely high prfce of sites sUHable for i'1e~ hCiusing or of
existing reSidential properties suitabl~ for r~habi1itation
o highly competitive and complex application process far the
limited amount of federal anoj State nousif1g funds
o problems of utilizing federal nousing programs such as Section
202 in areas with high construction and l~nd C05tS
o limited amount of funds that tne City r2ceives on an
entitlement basiS from the federal gCl'w'ernment.
o limited ~acant land s~jtable for housing construction
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APPfljDIX
, .-Uescr1ption of Pytclic Be't'1elll Pro_~.tl.L
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The dr~ft CHAS Annual Performance Report ~as m~iled to interest€d
organizations and persons using the list of those who ~ad participatr:-d in the
deyelo~nt of the 5 year CHAS Strategy. Copies of the Report were made
available at publit libraries i!1d at City Hall, A r.ot;ce "informing the public
of the alla1' abn i ty of the A,1nual Performance Report and of VH! date of the
public hearing was published in the Palo A1to ~eekiy" The notice was a's~
m~;'ed to a larger list of persons and organizations interested in housing,
planning and zoning issues.
The City Council held a pub1;c hearing on DecEmber 14, 1992 to receive
c~nts from the public on the City's hous~ng needs and the draft CHAS Annual
Plan and Performance Report.
1. Stunmar¥ Qf Publ i c CQlTJTlents and Re"~pcns..u
(to be rompleted)
10
• ,of
AIIi/U~.L PLAN FISCAL YEAR 93
COfIPREHEHSIVE llOOSIHG AFFORllABILITY ST~HGY (CHAS)
(October I, 1992 through September 30, 1993)
CITY OF PALO ALTO
CA LI FORNI A
Prepared By:
Depa~nt of Planning a~d Community Environment
Ken Schreiber, Director
Submitted To HUe, Docember 31, 1992
For Information, contact: Catherine Siegel (415J 329-2108
ATTACHMENT 2
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TABLE OF COIffEIffS
I. ANNUAL PLAN
A. Summary ~f (HAS Development Process
S. Strztegy Implementation
1. Investment Plan (Activities and Programs)
i. ~enhl Housi n9
b. OWnership Housing
c. Hamel ess
~. Special Needs Hnusing
2
2
1
3
4
2. Geognphic: D.istribution 4
3. Service Del ivery and Management 4
4. Publicly OWned land 5
5. Support of Applications For Funding From Other EntitiEs 5
6. Table 3A lfivestment Plan
7. Table 38 Anr,u.1 Go.l s
C. Other Actions To Be Taken
I. Public Policies
2. InstHutional Structure
3. Public Housing Improvements ,not applicable)
4. Public Housing Resident Initiatives (not applicable)
D. Certificaticns
1. Fair Housing Certification
6·7
8
9
9
3
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2. Replacement Housing and Relocation Assistance Plan Certifjcatio~
L Sur.rnary of Citizen Comme;1ts and Responses (to be completed) II
II. APPENDIX
A. Glossary of T-erms 12
B. Notice of Public Review and Public Hearing on Palo Alto's
Comprehensive Housi n9 .~ffordabil ity Strategy (CHAS) Annua1 Plan
and Annual Performance Report for 1992 19
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A. SUMMARY OF CHAS DEVELOPMENT PROCESS
The deve~lJpment process for the preparation of Palo Alto's FY ~HAS D,..nnual
.f.lJ.n was streamlined due to the delay in receiving fir,a' CHAS instructions,
tl'"iining on the CHAS process, alld the required 30 day pub1ic re .. de~ period.
City staff consult&d by teTephone and in meetings with locaTly active non
profit housing d~¥elopers regarding ho~sir.9 needs, strategies, and deveTopment
and funding plans including:
a Palo Alto Housing Corporation
o Mid-penlnsula HO~5i"g Coalition
o Community Housing Dev2Tcpers
o Santa Ctara County Housing Authority
Community groups, concerned citizens and the media were notified of the
process (see bp.low) and in .... ited to coment in .. riting or at the pub' ic
hearing. The complete ~HAS Annual Plan was provlded to the City's Human
R~lations (ommiss;on~ Planning Commission and CDBG Citiz~n Advisor, Committee
for re'Jiew and' corment.
Socia.l se:"vices agenCies, including supportive housing providers, which are
located in Palo Alto or are locally active in serving persons and families
with special housing needs, were also consulted by telephone or in meetings
during the preparation of the CHAS. AgenCies which were cons~lted and
provided information include:
o li1n{lvatiye Housing (transitional and permanent housing f{lr very
low income single parents)
o C"""uni ty Huusing, Jnc. (e'6erly)
c Hiramont~ Mental ~ealth {mentally ill)
o Palo Alto Adolescent Ser~ices Corp. ,"at risk" homeless teens)
o Community Association for the Retarded (tAR)
During the process of the CHAS Annual ____ llirr preparation there "ere no problems
encountered or major areas of conte~tion_
The fDl10wing schedule ~as established for the ~S Annua1 Plan and Annual
Performance Report (APR) preparation, for the public review period and for the
pub15c hearing_ A. copy of the public notic~ is attached as App€ndix B.
SCHEDULE fOR CHAS A~NUAL PLAN & PERfORMANCE REPOra
October S -November 5
Noyember 4
November 6
November 9
Dec~mber 8
Oecomber 14
(}ecember 18
December 21
December 31
Prepare Draft Plan and APR
Ad runs in Palo Alto Weekly
Mall CHAS Plan and Public Notice
Start of 30 Day Public Review Period
End of Public Review Period
City Council holds Public Hearing
Staff finishes responses to comme~ts,
revises CHAS if necessary
CHAS submttted to HUD
last date for (HAS submittal
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.6..c_ STPATlGY IMPl[M[NJATIo;~
1. Investaent Pl,n (Activities 'nd Progr,ms) ,or f! 92·93
a. PRIORITY; ~ENTAL HOUSING
The City's strategy to address the CHAS priority for rental ~'Hlusi;Jg is to
emphasis the follollting activities:
o acquisition of 1and and buildings to create new rental units
o conversion of buildings to residential u~e
o acquisition and rehabilitation of e~isting housing occupied by low
income households
Households To Be Served: The emphasis in the CHy's rental housing efforts
Witl be on the creation and preservation of rental hcusing to serve very low
income renters. induding renters with incomes below 30'% of the merJian family
incom€ and renters ·at-risk~ of becoming homeless.
For the year of this (HAS Annual Phn, acti",ities r~ceiving funding will
assist low income renters that are either small elderly housel101ds or small
families or otl1ey' sma1l households and individuals,
Prpgrams and Resources To Be Used: As part of its' rental ~ousing strategy.
the City will be using CDBG funds for acquisition of existing prope~ties and
for assis.tance with ,pre-development costs of low incof!le hOl..!sing, Over one
half of the City!s FY 92-93 CDBG budget is allocated to rental housing
acqui~!tion, rehabilitati,on and development. The City .... ill also be submitting
an appUcation ta the State feJr Sl million in HOME funds. This source of
funds will be used for acquisition a'1d rehabilitation of rental hOUS;ifg.
local public funds which will be available for new rental housing '.mit.'i are
the housing mitigation funds in the City's commercial reSEI've. These can be
used for land acquisition and for constructlon costs. There is currentl]
about $3.3 million avai1~ble from this sourCE. The City wi11 work with non
profit housing de¥elopers to obtain the great~$t amount of private financing
for rental developments, consistent w~th other objectives. The City will
assist project sponsors lr1 obtaining financing from the Federal Home loan
Bar.k's Affordable Housing Program (AHPj for exa~p1't?
b. PRIORITY; O~ERSHIP HOUSING
The City will continue to fund the rehabilitation of owner occupied, 5in~le
famiTy housing "'here there is an urgent need Gr-health and safety problelTIs.
This activity is targ~ted to very low income homeowners and gener~'ly the
elder1y are assisted. Funding is from loan repayments on pr.eYiotlS
rehabilttati{ln loans. It;s expected that two rwmes ..... '11 be rehabilitated
this fiscal year. This figure is very low because of a very aggressive
previous rehabilitation program.
Needs for assistance in purchasing OJ home are addressed through the Cit_v's
below market housing program which provides home ownership opportunities to
moderate incGme households.
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c. P~IORITY: HQUSING fOT HCKElESS INDIVIDUALS and FAKlllES
The City's strategy to address the CHAS prior:ty fer the housing needs of the
hom~less is t~ emphasize the creation of perm~nent ~ousing which is affordab1e
to the ho~~less or to indi¥iduals who are moving o~t of shelters Gr
transitionll i'ousing pro9rams.
~cu~eholds To ee Served: It {5 ~ssumed that most of these households have
incomes bel~w 30% of median famlly inCGme. The projects which have been
pr<ll1~sed fer this year will pro\lide housing t{.; individuals and to small
families,
Activities To Be Undertak~n: For this priority, the emphasis d~rin9
will be on prcjf:cts which involve the c.onv~rs~on of (ermer-cial space
residential use and the preser-vati~n of existing residentia1 hotels.
is also invc1ved in ;;. long range effort to look at the potential fQr
res1tient1al hDte1 1n the downt~wn area.
fj .2-,3
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Programs and Resoyrces To Be U$e~ The City is currently ~arkin9 closely with
the Pal~ Alto HGusing Corporation and the owners of the Barker Hotel to
acquire and rehabilitate that building in order to pre~erve the existing units
which serve very To" incerne, mostly homeless individuals, many of whom have
special needs, fU:1cing whicn is being considered for that project includ.c!s
CDEG, HOME, an AHP first mortgage, local commercial housing mitlgation funds
(to construct 5 new handicapped accessible units] and prj \lite seller
financiny, if needed.
The. City is a.lso work.ing _ith the Mid·Pen'nsula Hous.ing Coalition to acquire
and rehabilitate an eX1stirg commercial, tourist hotel {Tamal'"ac~ Court) into
permanent housing for homeles.s or those at-risk of hornelessness. This
project already has a commitment of Section S SRO, Moderate Rehab. (Homeless)
rental assistance suhsidies. Private financ.ing has also been offered for a
portion ~f the acquisition and rehabilitation costs. The City is looking at
the possibility ~f utilizin9 COeG or HOME funds to assist the sponsor with He
r~in1n9 costs.
The City provides CD8G funding to the urba~ Ministry of Palo Alto for their
counse1in9. fQod~ ciothing and sh€lter Sfrv;ces to the homeless. Tne City
aho provided CDBG funds to Innovatf-ve Housing which provides information.
referral and plac~ment of low income and homeless households regarding
transitional housing and snar€d housing. Th~ City provides genera1 fund
allocations to "nd-Peninsula Support Net~ork for emergency shelter and
supp<n .. tive serwices to battered women and to £mer'~ency I-iousing Consortlum for
emergency shelter for indi"idual S lnd famn ies-o
The Tarnal--ad. Court proje-:t mentioned abo .. e ~i1l proliide permanent hOl.Lsing for
the homeless, persons leavin9 transitiona1 housing and persons who are at
serious risK of b~coming homeless. Due to the Section 8 rent subsidies, the
housing units will be affordable to even the lowest irKome households. This
project will help free up space in existing shelter faci1 ities.
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Actions To Pre.ent Very low a.n(;l low Income H(1u$e"ol_o'_~ __ JrorTI ___ Bec0ming Homeless:
The City p~ovides CDSG funding to Peninsula Area Information and Referral
Servic.e (PA1RS) for their lilformation senolc.es concerning landlord and tenant
issues. the Senior Coordinating Council fer housing placement programs and
PAHC fer infClrmation and referral or: subsidized hOusing o~portunities lJI~thin
tho City.
Actiqns TQ ASSist ~_omeless p~Clns (lncl_~Lding __ Those ~ith Speci~Q~L"'ake
The 'Tra.nsition 19 Permanent ~OlJsin9._!.
Bath of the housing activities described above [5ar~er Hotel and Tamarack
Court) will provide affordable housing to very Tow income ~ndjvidua.ls arid
small families who nave been homeless or ire facing namelessness. Both
projects will have supportive services pravided by the Urban Mir.~str1.
d. p~IORln: HOUSING For PERSONS WITH SPECIAL NE~DS
10 mtet the housing needs of ~ersons ~ith special needs such as the disabled,
the Iilentally ill, abused ~omel1 and c~dldrer. and other groups that need housing
with supportive servlces, the City provides assistance with the acquisition
costs of group homes and with rehabilitation expenses of existing residential
facilities. During the year ~overed by this Plan, the City will be pr~viding
COBG funds for the rehabilitation of a e~-jsti~,g gr'oup n(1me (Caravan !-I<Juse) for
6 abused Or nsg1ected tEenage girls.
AdditiDnally. CDBG funds will be used to he1p construct a new Childrens'
Shelter in Santa Clara County to temporarily house chiTdren rerno~ed from their
hcmes by order of the courts.
2. Geographic Distribution
The City of Palo Alto wilT consfder the proviSion of all types of housing
ass1:;.tance on i citywide basis conSistent with existing policies of the CHy's
Comprehensi~~ Plan. The City does not ha~e any target areas for certain types
of housing activities.
J_ Service Delivery and Kanagernent
The City of Palo ATta's Co~unit)' Development Blad Grant program is managed
by the Department of PTanning and COrm1unity EnVironment. If HOME f~Jnds are
awarded by tM State, the HOME program wi 11 al so by m.maged by the staff
currently in charge of CDBC. The City pl ans to subct)ntract wHh non --proflt
housing developers to sponsor, develop, own and lTIanage HOME projects. The
City does not directly own or operate any housing de~clop~ents. The existing
supply of lower income housing within the c;t~( is all privately owned_
Palo Alto I"elies upon the private sector, both non-profits and fDr--profits, to
deve1op, own and manag-e its' 'rwu5in9 s~pply_ The City also maintains all
ongoing contract with the Palo Alto Housing Corporation to provide information
to low income per:;ons seeking ho~sing and to operate the City'S Below Market
Housing program fer o~ership and rental ~ousing. The City wor~s clo~e1y with
the Santa Clara County Housing Authority which is responsible for the S.ection
8 rental assistance programs on a countywide basis_
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C. Publ;<ly Owned l.n~
The City h"5 beE"!'l studyifi9 a surplus, City owned property knOllln as the Tower
Well Site which may be suitable for some type of affcrdablt housing
development. The site is ir. the northern downtown area at the corner of All!la
ilnd Hawthorne. It is 8.437 square feet and Is zoned public facility. A
~equest for Conceptual Proposa,ls is currently bf!ir,s circulated to developers
to get propo~als en what type of use could be made of the property that ~ould
provide I public ~nefit to the City, AffordablE residential deve'op~nt is
one of the U5es being co~sidered. Proposals ar~ due on December ISl 1992. I~
addition? long term ,;Qnsiden.ticn tt.-il1 be given to vac"nt ,nr:J underuti1jzed
CHy owned pr()perty through the Comprehensive P1an IJpd~te process.
5. Support of Applications For Fun"lng From Other Entiti.s
As indicated in CHAS Table 3A, t~e City will support applications by other
e"tities including non-profit housjng developers, supportive housing providers
and the Santa Clara County Housing Authority for federal and State housing
programs. The City will certify that tha applications are tonsistent ~ith its
CHAS unless the proposed project cannot comply with the Cjty's Comprehensi~e
Plan and Zoning Ordinmnce. The City will evaluate each proposal en its merits
and wi"ll consider any respcnsible proposal for federal or State funding.
5
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CHAS Table 38
Goals for Households & Persons
to be Assisted with Housing
U.S,D~""""""WNlUtfNln ~enl
0fI\c)I M C.ornrrllMllty fIWII*'O WId ~t
Comprehen.1v<i Hruslng Aflofdabllily SlrMOf/Y (CHAS)
,n",1UCI1ona for LOI'.a' Jurisdiction.
...... "',NIIIIIdDn· . .----------flY '13
CJ~ of Palo /HID !/O-l-92 In Q-3O-93
AuIII __ Prwidld
~1~0r0up
~......... ow.;o;o-' ""''''''''"---==1-''''':-.. -~--...... -r--.... '->-"t.... I ]---._ r ... "2~ AIMVId I AlMIiIId' MOlt"" Tval Ed'lIf1rg ~ lutlll I~i""" ~ 'fOUl sedDn21~
____ >_ (A) (~ ~ 'D'-_I--~ F) (O..J"L _ ") J) .). (l) _'''I ,~),
f. V.,.....-I ! 5'1 rft (0 .. _ ..... 1)" \ ;::z.q 19 1.o!"1' ::>v ~= Lj I ! 1./ ?--+-----~~t·=.r'-r---i" ~ r 6 ~
,. co ... ~ 'lzdf--------(&t.,tmIoollMfW I i
~ i::~ ~ =til Lj 2 ~-_0!L. 19 . h __ J,i.,q~o '~
• or, e:-.d m1 HUO.:tjut-.d 1t'IOornI1tIYnI,"..,......
o
ffIrrrI HU'a-.QOIO (\l.o92)
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C. Other Actions To Be Take~
I. PublIc Pollcle.
Pa10 Altc has 1dentifjed seyer.l areas where the City's existing policies or
ordinaru:es may have a negatiVe effect on the developme:lt or preser .... ation of
affcrd'lble housing. During thE period of the CHAS Annual ?1an the fo1!owllfg
studies or planning efforts will investigate the issue.
iI. Comprehensive Plan revisior.; On October 19, 1992 1 the C,ty Council
appro .... ed , complete re~ision of the City's C~mprehensiye Plan. As part of the
revlsion process, the City will conjuct an an~lysis of how th~ Plan'~ pOlicies
may affect affordable housing objecti'les.
b. The City Phnning C.orrmis::ion recently established a sl.:bcammitte~ to
de .... elop l'ec.olllnE!ndations on the establishm1!nt of a Planned Unit Development
(PUD) lone for multi-family hou$ing. Thls zone could include more flexible
development standards which would facilitate aff~rdable housing.
c. Planning Department staff will co~tinue to re~iew existing zoning
codes whjch affect residential hotels to determine if changes are necessary to
preserve the City's existing stock of residential hote1s ar.d to facilitate the
de .... elopment of new SROs.
2. Institutlon.l Structure
The consolldation of housing and community de .... elopment st~ff within the
Department cf Planning and Community [n~ironment and the hiring of a Housing
Senior Planner has given the City the shff capacity to carry out its' hCJusi~g
strategy. During the FY 92-93 year, City staff will be meetl~g ~'th the
different segments of the community in~olved or concerned witM To~ income
housing issues to de .... elop mechanisms which will strengthen and coordinate the
City's public and private affordabTe housin9 efforts.
The City will be tva1uating ways to encourage cooperation, identify ne~ds,
locate appropriate hou~i~g sites and secure more resources for the development
of low inccme housing. The City w~ll seek the in~olvement of the private
sector (particularly for-profit developers, lOCil ienders and real estate
professionals), non-profH housing developer~. pro .... "ders of supportive !"1ousing
and $ervice agencies, especially those as~isting the homeless.
3. and 4. Public Housing Improvements and Publ,c Housin~ Resident Initiat1ves
Not applicable as there are no publlc housing developments within the
City of Palo Alto.
9
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E. Suom.ry of Cltl:en Comments and R.5pons~5
to be t.ompieted
11
o Al'PENDIX~
GENERAL DEFINmONS USED WITH THE CHAS
~~9rdab~e HOl,Jsinq: Affordable housl.ng 1s generaHy defined as hOLJsing where the occupant
is paying no more than 3D percent of gross income for gross now;ing cos~s. inc'lt.Joing utliity
cosis.
AiDS aDd Related Dis~ases: The disease of acquired immunodeficiency syndrome or any
conditions arising from the etiologic agent 10r acquired immunodeficiency syndrome,
Alcohol/Other Drug Addiction: A serious and perSistent alco~ol or otrler drug addiction that
significantly Ilmits a parson's abflity Ie nV€ i"dependenUy
As~isted Household :x Person: For the pU~PDS,,; of specifying one-year goals for assisting
households or persons, a housencid or person ;s assisted if, durJng tt1e coming Federal fiscal
year, they wi!1 benefit through one or more programs included in the jurisdiction'S inveS'tment
plan. A rellter is benefitted if tI-Je pei"Son taKes occupancy of affordable housing that is newly
acquired, newly rehabilftated, or newly con~tructed, and/or receives rental e.ssistance. An
existing homeowner 1s benefrtted during the year if the home's rehabilftation is completed. A
first-time homebuyer is benefitted if a home is purchased eluring the year. A homeless person
is benefitted during the year if the person becomes an occupant of transftional or permanp.nt
housing. A non-homeless person witt, special needs is consJdered as being benefitted,
however, only if the provision of supportive se-rvices is linked!o the acquf5~l)n, rehabilitatlon,
or ilew construc<Jon of a housir,g unrt and/er the provision of renial assistance during the
year. Households or persons who wm benent from more than one pr:-.gram activity must be
counted only once, To be included in the goats, the housing un.it nust, a1 s minimum, satisfy
"the HUD Section 8 Housing Quality Standards (see 24 CFR $ection 882.1C9}. Sp.e also,
instructions to{ compieting Table 3B of the CHAS and Table 1 of the Annual Performance
Report
Committed: General'1y means th.ere has been a iega[~ binding commftment of furrds to e
6pecffi<: project to unoertake specific acti'/rues.
~.Qn~is.tent mil tile Cl-{AS: A d~teiminat\o!l made by the jurisdIction that a program
application meets the following criterion: The Annual Pian fOf that fiscCiiI year's r:;ndrng
indicates the jurIsdiction planned to apply 1m ttle prQgram or v.'2is willif1g to s.upport an
application by another entity rOf tr1e program, the location of activities is consrstent wi!h the
gaographic areas specmed in the plan; and the scti'>lities beneiit a cBtegQT)l d residents 10f
which the jurisdiction'S five-year strategy shows a priority.
Cost Bur(Jen > ;;0%: The elCtent to which gross housing costs, including utility cosls,
exceed 30 per~n\ of 9rvs~ income, based on data published by the U,S. Census Bureau.
Cost..Burot:!n:> 50% (Severe ___ Co!ii_L~yrden): The extent to wh'lch gross Ilousing costs,
including utWty costs, exceed 50 percent of gross income, based on data published by the
U.S. Census Bureau.
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Disabled l:1olJs_etlo'd' A hoQOld com~osed of one or more pers .... '. a: i~ast one of whom
is an adC-!t{~-person 01 a! least 18 years of age) who has a disabiHty. A person ~hall be
considered to nal,l€ a d,sabHii), ilthe person is determined tc havf; a phYSical, mer;tal or
emotional impairmf!nt traCl.t '1l is expecte-d to be of long-contjnued and in-:Jefinite duratior, (2.1
substantially impeded his or her abllit'l to live fndependentiy. i:md 13) is of S'..lch a nature thiAt
tI18' ability could be improved by more suitable housing conditions A person shari elsa be
cQ.1sidered to have a disability if he or she has a deve!opmentai disabiilty as det~ned in the
Developmental Disabilities AsSistance and 8111 o~ Rjgh!s Act (42 U.S,C. 6001-6.)06). The term
also ~ncludes the SLJrviviilg member or members 01 any household described in the firS(
$entence or this paragraph who were IlVil1g in an assisled unit with vie deceased member of
the household at the time of h'ls or her death.
Economrc Independence and SeH'~Suffici~D __ gy Proarams: Programs llnderlay.'Sn by Public
Housing ,6,genc'les (PHAs) to promote economic independence and selt-suH1:iepcy ,0(
par!:fcipatin9 families, Such program.s mal include Project Self-Swfficjel1CY and Operaticn
Bootstrap programs tha1 oliginated undp.( ear~ier Section 8 rental certifica1e and rental
voucher initiatlves, as wen as the Famiry Self~Suffidency program. In addition, PH,.4.s may
operate locaJly-deve!oped programs or conduct a varlety of speciar projects designed to
promote economic independence and s€H sLIfficiency.
£Jgerly Ho_usehold: For HUD renta~ programs, a one Of two person household in ""hie, the
head of the household or spouse ls a11'Zast 62 years of age.
EldEtrfy Person: A person who is a1 leasl 62 years or age
E'(isting Homeowner. A'1 owner-occIJpan1 of residential property who holds tegal ti~ie to th-e
property and who uses the property as his/lier principar residence
Family: See definition in 24 CFP. 81.2,2 rrhe National AffordabJe Housing Act definition
required 10 be used in the CHAS rule drtfers from the Census definition). The Bureau of
Census defines a family as a hO\.Jseholde~ (head of household) and one or more other
persoriS rIVing in the same househord who are related by birth, marriage or adoption. The
term ""household" is used in combination wjth the term "related'" in the CHAS 'Instructions, such
as for Table 2, when compatibiHty with the Census definition of 1amHy (tor reports and data
aya~a:bf(· from the-Census based upon that definHJon) is dictated. (See arso aHameless
Family.")
Fam~y S~.If-Sufftciency (FSS) Proqrarn: .A.. program enacted by Section 554 of the National
Affordable Housing Act which directs PLJbric Housing Agencies (PKA.s) and Indian Housing
Aut:i1orilics (!H.A.s) to use Section a assistance under the rental certificate and rental voucher
programs, together wtlh pubnc and private resources ~o provide supportive servic8-s, to
enable participating famillas to acrieve economic independence and self-suffiCiency
Federa! f'r~ference 'or Admissior,: The preference given to otherwise eligl:b~e applicants
under HUO's rental assistance prograrTIS wno, .at trle time they seek housing assistance, are
involuntarily displaced, living i., sL;bstalldard housing, or paying more than 50 percent of
family income fOf rent. {See, for e.:t.amplo::, 24 CFR 882.219,)
First-Time Homebwer: An indiv,duar Of family who has not owned a home during the three
year period preceding the HUD-ass'lsted p;,.Hchase of a home that must be used as the
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principal residence of th~'nehLJyer, except that any inOl',iduaIO is a displaced
homemaker (as defined"4 CFA 92) or a single parent las defined ~n 24 CFR 92) may net
be exdudcd (rom cCf'lsideration as 2: fjrst-time nom-ebuyer on the basis that the individual.
whne a hc;memaker Of ma,-fied, owned a horne with his or her spC'<..Jse or resided in a home
owned by the spouse,
FmHA: The Farlflcrs HomE' Admmistration, or programs Jt admirtisters.
For Ren!: Year round hous,ng units which are vacant and' offered/available for rent (U S
Census dEfinr,iol"',)
E.9@J.g: Year roUl"d hOUSing Ui,its which are vacant and offerediava:lable for sale only,
(U,S. Census definitrof1)
Fra.itJ~Jderly: An elderly persol! W~IO Js unable 10 per1~rm al least 3 actJvities of dafly Ilving
{I,e., eating. dressing, bathing, grooming, and I'lousehola management act'villes), (~ee 24
CFR 889.105.)
~rotJP Qu_a.rlers: FaciHtJes provicing riving quarters that are not classified as housing units.
(U.S. Census definition). Examples include: prisons, nursing homes, dormitories, mi!Jlary
barrac,",s, and shelters.
HOME: The HOME lnvestment Partnerships Program, which is authorized by Trtle II of 1.1e
National Affordable Housing Act
HOMeJl:l'lif.Cil!1it:D Famiiy that inciuGas at reast one parent or gLJardian and one chHd under
the age of 18, a homeless pregnant woman, or a homeiess person in tile process of securing
legal custody of a pe rso n u noer the age of 1 e,
Homeless h)divj.pual: An unaccompanied youth (~7 years Of lounger) or an adu:l (18 years
Of older) without chUdren.
Homel6S$ YOU1,I}: ,U;1accompanied person i 7 years of age or younger....mo is riving in
situations described by terms ·sheftered" or "un~heltered~_
b'OPI;..1: The HOPE for Public and IncJ'tan Housing Homeownership Piogram, which is
authorized by TftJe rv. Subtrtie A of the ~atfonal Affordable Housing Act
HOP~.,g: Tne HOPE for Homeownership of Mutti1amily Uni!.s Program, which is authorized by
Trtle IV, Subtitie B of the National Affordable Housing Act.
!:iQ~: The HOPE for Homeownership of S·rngte Family Homes Program, which is
authorized by TJtle IV, Subtitle C of the NalJonal Affordable Housing Act
Househord: One O{ more persons occupying a houSing iJnit (U.S Census definition). See
also ~Family".
Housing Problem5 HOi.Js-eholds with housing pJOblems include those tllat. (1) occupy units
meeting the definition of Physical Defects; (2} mee1 the definition of O'Ifercrowded; and (3)
meet the definition of cost burden greater than 30%, Table 1 C requests nondup~icatlve
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counts of households tna$t one Of more or th€'se criter~a
HOusi0..9....!"InI!: An occupied or vacant house, apartment or a single room (SRO housing) that
is intended as sepa.rate living quarters. (U.S. Census de~nitjon)
!m.,tilutlOl1slli1stj!utionai: Group quarters for pefsons ur'lder care or ct..Jstody. (U S Census
doflnltion)
1{l.rge Aerated: A hou!";ehc!d cf 5 or more persons which includes at loast one pe~son related
to the householder by blood, marriage or adoptioil.
!J.IjTC: (Federal) low Income HOUSH19 T'ax Credit.
low-Income: Household'S whose incomes do not exceed 8-Cl percent of the medlan income
fOf the area, as determined by HUD wfth adjustmef1ts for smaller and larger families, except
that HUD may establish income ceilings higher or lower than 80 percent of the median for the
area on ttle bss1s of HUO's findings tnat such variations are necessary becawse oi prellaHing
levels of constrvction costs Of fair market rents, or unusualry high or low family incomes.
NOTE: HUD mcome limits are updated annuany and are available from local HUO offices
(ThIS term corresponLis to low-and mOderate-income households in the COSG Program.)
Moderate Income: Householda whose incomes are between 81 percent and 95 percent of
the median inccme for th~ area, as de1e;mrned by HVD, wl'th adjustments for smaner Of larger
families, e)(cept that HUD may estabfish Income caifings higher or kJwer than 95 percen.t of
the medl:iim 'or the area on the basis of HUD's findings that such variations are necessary
because of prevailing levels or construction costs or fair market re;rts, or unusually high or
low family Incomes. (This definrtion is different than that for the COSG Program.)
Non-Elderly Household: A household which does not meet the definition of "Elderly
Household,· as defined above.
Non-Homeless Persons with .. Spec:al Needs: Includes fra.l elderly persons, persc,ns with
AIDS, disabled families, and fammes participating in organized programs to achieve economic
setr-sufficiency.
Non-mstitutlona!; Group quartej"s for persons not under c.:are or custody. (U.S, Census
definilion used}
Occupi.ed __ Housing Unit· A hOLlslng unit that is t:'"le usual place of residence of the
occupant(s),
Other Household: A household or one or more persons that docs not meet the definition of a
Sman Related household, large Related household or Elderly Hous-ahold.
Other..lfl~; Households whose incomes exceed 80 percent of the medlan ir1come for the
area, as determined by the Secretary, with adjustments for smaller and laiger famiHes
OtJ1er Low-Income: Households whose incomes are between 51 percent and eo percent of
the median income for the ares. as determined by HUO, with adiustments for smaner and
larger families, except mal HLJO may estabnsh income cemngs higher or ;Ower than eo
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percent of the median f~ area on the basis of HUO's fir,din0t such variations are
necessaf)l because of pMH,ng levels Of construdon costs Of fair market rents, or unusuaHy
high or law family incomes, (This term correspondS 10 moderate"income in the COBG
Program.)
Other Vacant' Vacant year round housing uf1its th~t are not For Rent Dr For Sde ThIs
category wou'd include Awa'ting Occupancy Df Held,
Overcl'!:;wded: A housing unit contalnlng more than one person per room, (U,S. Cen:;,u5
o efirtltionJ
Owner: A household tl1at owns the housing unjt it occupies (U.S, Census definition)
~ica1 Defects. A housfr.g unit lacking cnmplete k[1chen o. bathroom {U.S, Census
c'3finition). Jurisdictiot1s rna,.' expand upon the Census definition.
Primary Housing Activity: A means of providing or producing affordabie housir.g -such as
rental assiSi:,..nce, production, renabili!ation or acquis~iOr. -that wW be allocated s~gnmcani
resources and/or pursued intensively for addressing a particular housing need. (See alSO,
·Secondary Housing AClivrty'.)
Project--Based (Rental} Assistarrce: Rental Assistance provided for a project. not for a specific
tenanl Teroants receiving project-based rental assistance give up the right to that assistance
l.o-pon mOving from the project
Public Housing ClA.E: Public Houslng Cornpreheflsive Improverr.enl Assistance Program.
PubliC Hous}ng MROP: Pub:ic Housing Major Reconstruction of ObSOlete Projects.
Rent Burden> 30% (CQst Burden): The extent to wt1ich gross rents, including utility costs,
exceed 30 percen~ c~ gross income, based on data published by ihe US Census Sureau
Rent Burden> 5O':lb {Severe Cost burden): The e;..1ent to ",,'1ich gross rents. incJuding utility
costs. exceed 50 percent of gro3s income, based nn data publ'lshed by the U,S Census
Bureau.
&!-nt~J AsSistance" Rental assistance payments provfded as e'rtr.er project-based rental
assistance or tenan!-b2-sed rental assis1aroce.
Renter: A nouseho'd that rents the hous1ng unit n: occupies, ~nclj~dlng both unns rented for
~h and units occupied without cash payment of rent. (U.S, Census definWor1)
~.nter Occupied Ur.i~; Any occupied housing unit that is not owner occupied, including units
rented for cash and lt10se occupied without payment of cash rent
Secondary Hous.1DSnActivity. A means 0' providing or producing affordable housing -such
as rental asSistance, production, rehabilitation or acquisit~on -thal will receive few&r
resources and less emphasis than primary hous''''g activities for a-jdressing a pan.cular
housing need. (See also, "Primary' HotJsing Activ·ity".)
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Section ,21 5" Section 215 of Title n of the Nationa' AffordabJe Housing Act Se :tion 215
d6fines ~.affordable~ housing proje,,1s under the HOME program.
Servj_~ .. ~ .... t.,j~: The particular ser'lices ioentified for special needs populations, which
typicalry may illclude transportation, ~ersonal care, housekeeping, counscoring. meals, case
management, personal emergency response, and other services tD prevent premature
institutionalization and assist indivfduals to continue Irving lndependi?r,tiy
Severe Cost Burden', See Cost Burden> 50'%,
SeverE!J"le,,_tai Illness. A serious and persFstent mentar or emotionallmpafrmenl that
~ignificant~ frmfts a person's ability to rive independently.
Shl:!'_lter~: Famines and persons whose primary nlghttfme residence is a supervised public'y
or privatery operated shelter, including emergency shelters, transitioilal housing for me
homeless, domestic violence shefters, residential she1ters 'or runaway and homeless youth,
and any hotetrmoteJ/apartment voucher arrangeml:nt paid because the person r5 hOr.lejess,
This term does not incll..ldz persons livIng doubled up or in overcrowded or substandard
conventlona' housing. Ar"1Y facilrty offering permanent housing is no1 a shelter, nor are rts
residents hom eless,
Small Re!ateq: A household of 2 to 4 persoli5 which includes at teast one person reiated to
the householder by birth, marriage, or adoption_
Substandard Condition and not Suftabfe for Rehab: By jocal definition, dwelling units that are
in such poor condmon as to be nett~er st\Jcturally nor financiaJ!y feasible for r€'habijitat~on.
Subslar.dard Condition but S.hJ.!table for Rehab: By locaJ definition, dwelling units that do not
meet st..andard conditions bu1 are both ffnancially and structurally feasible for rehabHitation.
This does r)ot inolude units that require onfy cosmetic work, correction or minor rNabirity
prooiems or maintenance work. The jurisdiction must define this term (i.e" standard
condrtion, financially and structuraHy fE:aslb~e for rehab} and incfl.!de tM!s definition in the
AppendIx (GJossery of Terms) portiorl of Its CHAS submission.
Substanti~LAmendment: A major change in a", approved housing strategy. It involves c;
change to the five 4 year strategy, wnicl1 may be occasioned by a decision to ur:denake
activities Of programs inconsistent wit~ t~at strategy
SubstCI.ntial Reh<abilrtatior;: Rehabilitation of reSidential propelty at an average cost for the
project in excess 0' $2::,,000 per dwelling unit.
Supportive Ijou$ing: Housing, including HouSing Unit~ .md Group Quarters, that halle a
supportive environment and includes a planned servfce componerLt.
SUDpcrti'{.e_Servfce Need in. F.?S Plan: The pran mat PHAs administerir"lg a Famil)' Self
Sufficiency program are required to develop to identify the services 1hey will provide to
participating families and the source of funding for tl10se services. The supportive services
may include ch~ld care; transportation; remedial ed\.Jcation; educa!iol'l for completion of
seconc"ary or post secol1da~ schooling; job training, preparalion a.'1d counseling; substance
abuse trea1me[)t and counseling: training in homemaking aild parenting skills; money
17
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management, and hOi.Jse/1o~d management; counseljng in hOmE.'?~erShip; lob developr:1ent
and placement; fCiiOw~uOistarlce after Job placement. a<ld OIj1"~pproprlate se-rvices
SUPPOrtive Services: Services provided to res[dents 01 supportive housinG fOt b1e purpo$e 01
facmtating the k'ldependence of residents. Some e)(amples are case management, medicar or
psycho(Qg1cal counseling and supervi::;ion, child care, transportation, and job training
Ienaf'\t·Based_l.f3~n~?-Jl Assistance: A rorm of ren~al assi'S'.~Jl('~ !n , .. :!"-kh the assis~~cI tenarlt
may mo .... e from a dwemng unil wil~ a right to cvntinued assistance The assis1a.nce is
provided for the ten ant, ·'"lot for the project
Total Vacant HousiQ9....Vni1:s:, Unoccupieoj year round tJol!sing units. (U,S. Censl.JS definition)
Unsh~tt€'reQ: Famillt)s and ind:vidua!s whose primary r"'1igrrttim€ residence is a pub'ic or
private place not designp.d for, or ordin3rily used as, a regUlar slee~ing accommodation for
numan beings {e.g., st1ee-ts, parks, alleys).
Vacant Aw~itin9 Occ1Jpc.ncv or Held Vacant year round housing units thai have beerl rented
or sold and are currently awaiting occupancy, and vacant year round housing un~s that·
held by owners or renlers tor occasional use, (U.S. Census definibon)
Vacant Housing Unft: Unoccupied year~roL1nd housing units that are available Of intended kn
occupancy at any ti me during lhe year.
~I"gw·incom.£:: Households V'mose incomes do not exceed 50 percent of the median area
income fOf the area, as determined by HUD, with adjustments for smaller and larger families
and fVf areas with unusually high or low incomes or where needed because of prevailing
IEWels of construction costs Of fail market rents. (This term corresponds 10 low· income
households in the CDBG Program.) ~FOf lt1e purpose of further distinguishing needs wrt'lrn
this category, two subgroups (0 to 30% and 31 to 50% ot MF1J have been established ir. tile
CHAS tables and narratives.)
Worst-Case Needs: Unassis.ted, very low·irlcomc renter households who pay more than haff
of their income 101" rent, ~\le in serioLJsjy substandard hous:ng (whlch includes homeress
people) Of have been Involuntarily dlsplaced
Year Round Housing Units: Occupied and vacant housing units int'9nded for year round use
(U.S. Census definition.) Housing units for seasonal or migratofY '.Jse are e)'cluded
NOTE: Tenns no! defined above may be defined In the specific mstructions for eacn
1able. If 8 1ef"ii'l Is not. defined, the jurisdTctlon is to provide its own definition..
18
APPlNDD 8
HOTlC( OF PUBLIC RE~I£lI PERIOO AND PUBLIC HEliRIHC
ON PALO ALTO'S COMPREHENSIVE HOUSING AfFOROAB!LITY STRATEGY (CWAS)
ANNUAL PLAN AKD ANNUAL PE~FORNANCE REPORT FOR 1992
CWAS AHHUAL PLAN
The City of Palo A1tc hos completed a Draft Annual CHAS Plan for the peri~d of
October J, 1991 through September 30, 1993. Tne Annual CWAS Plan is an update
to the F1ve Yen CHAS )ri\'l;ch was adopted by the Clty Counei1 on October 21,
J991. The Annual Plan estaoiisne:; goals for the provision of housing
assistance t{) low ind 'Iery low income persons 'nc1l.idin9 the hcmel ess. "The
Annual Plan also describes i one year strategy for the use of housing
reso~rces including federal, St&te. local and priyat~ r~sawrces far the
production, rehabilitation and preservation of low income housing.
AftHUAl PERFORMANCE ~£PORT
The Annual Perfcrunce Re-port describes Jow incom<e housing activities during
the past year (October l, 1991 through September 30, 1992), funds made
available for houSlng and the number of low income households whlch were new',y
~ss.isted.
Preparation and adoption of the CHAS Ann~al Plan and Performance Report is
reQ~ired by the federal government in order for the City to ap?1y for federal
housing assistance funds, including Community Development STock Grant (CDBG)
funds and HOME funds.
PUBLIC REVIEW PEAIOD: The draft Annual CHAS Pia. and Perfocm.nce Report will
be available for public review, for i 30 day peri~d. beginnir,g on November 9,
1992 and ,oncTuding on Dece.ber 8, 1992. ~ritten comments may be submitted
during the 30 ~ .. :; revlew period and should be sent to the Falo AHa Oepartment
~f Planning and Community Environment y 250 HamiTton A~enue, Pila Alto, CA.
94301.
PUlllC HEAliNG: Tne City Council ~ill nolo a Public Hearing on the draft
Annual CHAS Plan and Performance Report on Monday, December 14. 1992. Tne
public hearir,g win be held It 7:30 PM or IS soon 1S posslble thereafter, in
the Council Chambers of Citl Hall, 250 ~amilton Av~nue, Palo Alto. to~ments
on the (HAS Plan may be pr~sentej orally ~t the p~blic hearing.
LOCATIONS TO REVIEW THE ANNUAL CHAS PlAN AhD REPORT: Copies of the (HAS or.
available for revif~ at City libraries, and at the Department of Planning and
Community E"~ironment located on the 5th Floor of City Hall, 250 Hamilton
Aven~e~ Palo Alto, ~tween 8:00 AM ~ 12:00 noon and 1:00 PM ~ 5:00 PM. For
questions Dr more infcrmation concerning the CHAS Annual Plan and Pe!'"'formance
Report, please call Catherine Siegel at (415) 329-2679.
KENNETH R. SC~RfIBER
Director of Planning and
COrJVTlunity fnvi ronment
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PLANNING COMMe501< EXCERPT MINTJES Of NOVE'iBER _~8. 1992
AGEND4 ITEM, (O~PREH[NSI" HOUSING AFfO,"O,;enlTY STRATEGY (tHAS),
Revie\oi and CQr.m\€.nt en ttle f~d.q.ra' 1y requ'ire<j eMS AMya1
Plan for t~e periCi,j from Octob~~ 1, 1992 through
Septe:;;be; 30, 1993 ar,d the Annua1 Performance Peport fOI"
the period from f\ctober 1, 1~91 thrtiDgh SE'pterrber 30,
1991,
Cholirm.?:n Beecham: Under-tnl$ Hem, we have our opportunHy to r'2view and
comment. Are there any staff cGmroent~'
Ms, Lyt)e: Yes, I would like to tak:: this opportunity to intr(l~uce to .vou
Cathy Siegel. who is our nelof ~enior planner for hQusing. Ca.thy was hired
on October 5. She was formerly a specialist for Housir.g and CCllmlunity
~eve1opment with the County of San Mateo, having held that position for
fi~e years. She administered the county's CD3G projects and initiated a
cQuntY-lilide, first~time home buyer program. She has a degree in urban
planring from San Jose State University_ She has 14 years of e:..perience
in city p1.anl"1ing. housing and community {levelopment. It 15 our pleasure
to ha. .... e her on board. Sh~ prepared tf,.e CHAS for this an.r.ua.l report.
Chairman Be@cham; Do you: have any comments for tJs 011 this item?
~iifgti: His is i! somewhat technical dc.(ument, not very readable, so
I apologize for that. The content of it is prescribed by I1UD guidel i nas
that you have to follo'W hi~ly prec)se1y if yOlJ 'Jiant them to appro\'e the-
documeni. It is required 1n order for the cit,)' to receive corr.munity
.cjevelopment blod. grant funds and also, hop~fu1iy, tie 'ity will be
rece1ving HOME fundS. A]so, it is a required document for nonprofits
delfeioping hous1r..9 ..... ithin the city, su.ch as the lytton. IV project, to
receive federal funds. Sa even thaugn it is not very readable, jt is very
important. It has to te stJ~itted to HUO by December 31st to co~tinue the
important programs we have i~ plac~.
CO!'f!'l'1issioner Carrasco: OrJ Page 4, under ·S~rvice Delivery alld
Man~gement,· I reed!} when I wa~ on the Palo Alta Housing Corporation
board that it was brought to our attention by staff t~at HUD had some
concerns that tne hOIJsirlg corporctiol'l had too close a relationship with
the city. One of the sentences here says, "The city also fl101intains an
ongOing contract with. the Palo Alto Housing Cc:r~cration to provide
information to low-income persons ...• Has this rDle been decreased
stgnifica..'1t1y since past Ol~.Ss? If 50, 1 would like to speak to that.
Hs,~_.ll~.9..d: It is my urlders.tanding that the ro1e of the ~ousing
corpor.aUcrt h.as been re;duced fro", what 1 t \lias in the pa:;;t. In the PHt.
belie\le they ilcted, at hast in part, in iI consulting relationsh~p ",Hl1
the 'ity. That was the main ~spe(t that created prob1ems under tre
federal reg~latio~s. Now, their contract is much more specific, whereby
the city pays them for certain serv1ces re~dered. Among these serVlces
are the administration of the below-mad:.et-rate t,alls.ing pro~)""<iro and th.e
inform3tion alld referral sen-ic!2's for low+incor.1p. rel'1tal hOU:5in9_ Also,
the city pays them to develop specific lo~-i~come housing de~elopments,
such. a.s. the Bad:.~r Hot~1 ,"h\e!'. th-ay an~ nnw workir.g (Jr.. Also, thi"y,.il1
be working on the develop~ent of a n2W single-rocm occupancy (SRD) rental
location. So those concerns of h'UU have been addressed adequately. ~.n
the audit f~nd'ings tnat ,,'ere madr: have been ciean:d up_
Corrmi~s_ioner f.arrasco: It is astounding hnw many hours that board put& in
and the kind of expertl:>E-th>?j have. ! am cc·ncerned thOit whne HUn might
have th.eir I"'ules, it is a b19 lo:.s to tne cH)" c.o~stdering the kir\ds of
free time that tho~e board members p~t in. I am wondering if there is
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s'Ome way to I]et that expertise and still fulfill rlUD's bureaucratic
requirements.
~_s. Siegel: I believe we may still be getting it, Maybe WE: are just not
payi.,g for-it 1';0'..... I have attended some of the hOL.:sing c\)rporation board
meetings and na'ie spOKen to a number of the board members sincE: 1 ha\ie
been working here. They do seerl1 to be 'fii(lrking VErJ hal'd, putting in an
ir.credi~le amount or time ~.,J effort in their activities.
ComlTdssjoner Cullen: I agree with the housing specialist has just said.
I do know most of the board members, and they are conttnuing their work.
I t!1ink. this tWO requirement \lias mostTy c: financial requirement, whe're
money just got cut of one pocket and we~t ; nto al1Other.
I do ha~e a couple of questions regarding t~at same page and paragraph.
-Toe city plans to subcontract \jIith J'1o~-pr'ofit housing developers to
sponsor, develop, own and lIlanage HOME projects.· I assume that inciudes
the ~ousing corporation as one of th"se non-profit hous:lng developers. Is
that correct?
Ms. Siegei: Yes, they hal,le applied to the city for HOME flJnds for the
Barker Hotel. We are work; ng with them r,OI/ll and "ah the state as regards
exactly ho,"' the funds could be used for that project.
Commissioner Cullen: How about the next senter~ce: "H.e city does flOt
d~rectly own or operate any housing developments,-They are leased, J
guess, but the land on a 1 at (} f these hous i ng deve 1 op~erlt sis at.tua ~ 1 Y
owned by the city and leased for a dollar a year to the housing
c<Jrporat"lon. Does trds sentence speak to U,at, or include that, or
exclude that?
Ms. Siegel: No, In the instructions fer the CHAS, they emphasize
addressing the issues of traditional Dublic housing. This is meant to
distinguish that the city does not nal,le a public housing aIJU"\I)rity, so
does not ha~e the kind of responsibility that many other cities do.
Commission~r Cullen: ~od bless HUD. I have one other question. know
you C'IMot do anything abollt this, btlt on Page 13 of the gF.nercil
definitions, I assume these ar~ the definitions that HUD is usjng that
have to go \!lith the CKAS. In this era of gro\fdng youngness, 1 find the
definition of an elderly person as a person who is at le-2!st ~2 years of
age. J am starling to look in the mirror and wonder if I am included in
this definition. Is this a MUD definition?
Cormniss ione:.l:_Jull en: Well, t.hey should change it, because all of the
materiaT that com€s out indicates that there is a growing middle age group
and an early old age!
Commission-er Diakian: On Page 5, in the section "Publicly Owred land,-is
it still appropriate) in light of some recent decisions, to have the
sentence that reads, "In addition, long-term consideration is being given
to possible air rights projects on city-owned parking lots in Uie downtown
area .•
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Ms. Siegel: This .. as IIIritter! be~or€! the cit,. council decisilJn on Monday
night .
~9~issioner Diakian: So is it $ti11 a phrase that shou'tl be Teft i~
there? In light of w~at t~€y said the other night. is this a sentence
that should b~ removed?
Ms. lytle: Or pel'hap~ modified. We can loo~, at that.
COlTlTlission€r Ojakian: The only other comment J ha\le is that regard',ess of
what you said at the beginning, I found this to be sa~what fascinating
reading. I a1so liked the facl that in the latte~ sections, you have
spelled out specifically some of the praj€r:ts that we are cOl'mnitted to.
Whether HUD requires that or does not require th~t, it is a good yardsticK
for all of us to f1aye available. I par'ticular1y like a couple of the
projects rooted in here that the nousing corporation is involved with, such
as mo¥ing ahead ~ith the Barker Hotel and also still ~a~;ng it clear that
we are interested in downtown SROs~ regardless ~hether they are going to
be in a specific site versus another specific site, anc a150 delineating
se¥eral of these other projects in here that makes it cTear that these are
things that, as ~ city, we are interested in and concerned with, and
saying that these are things we are goi11g to be adrlressing down the road.
That was the main impression I was Teft with after reading this, so I ~as
very appreciative of having the report.
h~mmi~sioner Marsh: This report accurateTy reflects what the city has
been doing and is planning to do in terms of housing, But I would like to
use the report as an opp~rtunity to raise an issue that r am becoming
i~creasing uncomfortable ~ith. It does relate to an issue thlt is raised
in the report~ that is, the que~tion of geographic distribution of
priority housing within the city. Within the past year, it has become
increastngly evident that ~hat I believe to be a disproportionate ~mownt
of the special needs housing is being focused in the downtown area of
Pal c Alto. We have the lyttan IV project. that is apparently on its .. ay to
development; we have the Barker Hotel project; we have an SRO ~hat is
planned for th2 downtown area; the only pubTicly-c\o/ned land whic~ we
target in this entire report is this teeny, weeny tower well site on the
corner of rJawt,"-orne and Alma. "'hen you look at the in .... entory of
city-owned land acrQSS the city, it is a r i dicu10us site to put much
effort into de'.leloping. In the mealltim,:;, we haye throughout Vre city, at
least on a couole of parcel<.i that come tD mind 'immediately, some beautiful
sites that are probab1y four times as big as the tower well site that sit
undeveloped neal' transit lines. Nobody is e'.len taH::ino;:! about putting
housing on those sites. Contrary to what one council member said when they
considered the Lytton IV project, we do not introdu~e di'.lersity into the
COlJll'ltH1ity if w€ put a'l1 of our special needs housing into one
neighborhood. 'He dIversify that neighborhDod, 'which a1so happens to
already be the neighborhood wit,"-the highest proportion of seniors and the
highest rate of po .... ert). So I am actuaTly quite concerned about this. I
think we really need to look at the fact that we need to be djstriDutiilg
this hOlIsing t.hroughout the city. We nHd to be looking at SRCs around
California A~enuE, [1 Camino R~al, and other locations within the city, so
that the needs are not focused a1J within tMis one very small dowr.lown
area.
(omissioner Cy.JJen: I am glad you brcught that up, as I had it in mind,
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too, One thing we need is a map shQwing where the housing is in the
dty. There was a tilT.: when people in south Pal-) Alto said, you are
giving us all of tMs law-to moderate-income hausing. That is no longer
true. M.,st of it is now going into the dowrltowr. a'rea. It i:; true that
there are a lot of s~rvices there, but in th~ Califcrnfa Avenue area,
there are .a lot of sen-ices, a!. well, We dtd Dut in there about family
housing near the rai1road t!'"ads, and that wa::;' a .... ery good project. But
am sure there must be as much demand for an SRO in that area as there is
downto.,;n. Farther south, we II/iped out the housing tnat was 5RO for the
people who worked in the hotels and in the restaurants when \ole converted
some of those little ra~bit warrens into condomini~ms. So that is no
longer all area wnere people who work there can live anywhere near it. We
really shou1d loo~ at some of these other areas of town. r feel that the
downtown is being asked to carry p~~haps more than tts fatr share at this
po into
Commissioner CarrascQ: ~hile r agree ~ith Pat that downtown is carrying
more than its fair share, there hal,ie bee., projects in south Palo Altc that
have come in under the below-market-rate (BMR) housing programs. The last
en! was just soutt1 {If Loma Verde, and there is orle on Ba:--r.on Avenue that
the housing corporation acquired. They are both large projects.
Ms. lyt1e: Tam~rack Court ;s the most recent one that we have reviewed.
Thi! opportunity to nlap infof';!latlon su-:h as this is going to be very much
available to us through the Comprehensive Plal'1 program. That mapping
function was emphasized. He ~ave neglected ou, spatial analysis for
awhile, and we are going to appreciate being able to get some of this
informat~crl mapD"?d out and looked at un a citywide basis so that .-e can
analyze it more fully from that perspective.
COmmissioner Marsh: In ~eJation to that. one of the pieces of information
tM~t will be ~ery helpful during the Comprehen~ive Plan process is not
only the mapping of existing housing but also an in~entory of cfty-owned
property, inclucing parking 10ts and vacant property. That was done a few
years ago when they wound up doing the California A¥enue process. I don't
know that it has been updated since then) but t~ere is a fair inventory?
and if we are actually SHious about loo;<.ing at and de¥elopirg housing, we
should ha¥e that information av~iTable to us.
Ms. lytl~: 1 agree.
~.mmissioner Q~.~~an: I hear what Pam ;s Hying, and I understand where
she is coming frorr;. being a lor,g-time resi.dent of the downto ..... n area and
being part ~f a neighborhood group that consistently argu~d fo~ the fact
that they were having nonconforming uses in H.eir neighborhood in a
disproportionate number to other areas. I am sensitive, a little bit. and
agree with Pam in some ways, but on the one side of the coin, I ha¥e been
one of those pe0ple who nave always called this area the UniverSity Avenue
area. I do tn.at becalIs~ I think tnat people, by using thp. semantics {If
calling it a downtown, justify certain things happening here that might
not normally go on nere. 1 do f'lOt consider it a traditiorlal downtown.
The way I deflne downtown is a comrr.ercial strip many blocks wide that runs
from E1 (amino Real across to "ighwa:l 101, something lik.e an area in
Sal1 Mateo's downtown, Third Avenue and several others. i -;uess the reason
I helve always thought that way is that some people seem to then think that
by envisioning this as a traditional downtown, they can therefore: .do
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several thillgs here that you might not rlorma"l1y be able to do in an area
eq~i¥alent t~ this set sQmewh~re else that is not call€c a downto~n,
also think tnere is a driiing need to have thi~g$ like SkOS. I also
realize that the way we are g~ing to get those is throug:, the cOllvenion
of such thing'> ~s exist~n9 'Smal1 hotels. I a:rl not Dlie who is going to
tak.e a position to iocl'Jde or exclude anything based on where it is
sltuated. If ~ good hotel comes up in the downtown arEi that meets a
housin~ need othe p than the way it is being used as a hotel. I th1nk we
shol.l1d 5ta)l open and sa)" ma)'b~ that is a place where "-Ie should put '\to
If that happens to come cpen on [1 (ami~o Real or San Antor.i~ ~o4d or
somewhere else, again, I am going to lock at Hat and askl is thera a
driving need for that, regardle::;s of its 1ocation? If there is. 1 am
going to try and mah a. forcef'u1 argument for ac.cept 11'i9 that sort of a
pr.1ji!Ct. So an the one hand. I .am sympatheti c to 'What Pam is saying~ but
on the other hand, I want ta leave SOrTie of ::lur options ope:'!, even if thi:.t
means, in my own particular 1;"1"1.'19 situation, it is going to hav-e some
imp~ct on me.
Corrmi ssioner-,"larsh: I totally agree 'Wi th you, Vi c, that we ~ave to bt!
f1exible enough to seize opportu~ities as they come alcng. However, the
projects we were talking abQ~t most recentlY, with the exception of the
8arker Hotel downtown, have ,Ill been projects that did oat take advantage
of any conversion. Tney are new projects planned on new pieces of
property from the ground up tnat could l1ave bee~ p1aced in a variety of
locations. So in thes~ case~, it is not that we are takfng advantage of
some 'great con ... ersion opport'Jrity, it is tnat we are bUilding projects
from the ground up and na ... e tne opportunity to consider whe~e they best
fit w~thin the community. It is those kinds of projects that 1 think .~
need to think carefully about in distributing them 'Where they ire needed.
Commiss~oner Ojakian: Just to add one thing. It is interesting because
somE: were having a 1ittle b)t of '\.he same concern when 'We got to
651 Ham~lton. I called up a couple of pe~ple whom r used to wo~k with
when r was in ... oT ... ed ir') putting in the downtown farmer'S market. That I'Jas
a Senior Coordinating Cou~cil project. r asked them the same sort of
question, Pam, because e ... e-n thou9~' 651 HamiHon .. as not the typical typ.e
of senior housing we had been p~tting in do~ntDwn. again, having some of
the same sensiti ... ities t~at you have, and 1 didn't bring this up before
because 1 didn't wart ,t on the record because 1 ~e ... er asked those people
if ! could" put them lJli ths record, so I ~in lec'ie: th~~r !"lames
unlTl~ntioned. Hf!?y said. in looking at t~e downto~'n. do we reach a
saturation point in terms of senior housing. because on the Dne side of
the coin, again, we are using an argumel"lt that sa/s, gee, this is a great
~1ace to h~ve sen'or hQUS1ng. What tel1s us that \s the fact that it is
already 20 percent senior housing. rt is a1most a cyclical argument. You
keep using the argument to feed itself ar.d add to the increase in senior
housing. So I asked them the question, do you r~ach a saturation point?
Tliey s.aid, il\ respcn5e, net really. The1r opiniol1 was that this 'Was ODe
of those ideal areas in the city where, because of the servic~s and the
transportation and the medical facilitv. etc., dt least in terms of the
quantity you cau1d have, to the.ll, adding some additiona1 housing even like
that at 551 HamiHGn ~as not going to ha,>'e any impact. In fact, it was a
good place to put it. r did not necessarily ~gree, or maybe we will see
651 Hamilton again, and I am not saying that that was necessarlly an
argu~ent that convinced me to say that 'fo'e should go ahead and apprcve it
as a project. But it also left ~e wlth an im?r~sslon that w~~n we look
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iround the cit" ~e have to real ize t~at certain things might fit in
certain places, g1ven its surroundings. may be forced to make a
decision that maybe I personally WQuld not always wa~t to make, but
the best place to put something.
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COlTlTlissioner Schmidt: Back to the report, r thought it was quite
readable. t,ast year was the first yelr t~at WE had the (HAS plan, &nd it
was a bit mor~ confusing. The HUe rules were unclear, etc .. so this shows
me that somet~in3 has happened. It is interesting to see that some of th~
projects tnat actually happened wp,re conversio~s of hoteis. motels. etc.
and those that are just going to be coming on li:le that '3ctl.la"ITy made some
of this new t}ous"ing happen. It is interestir.9 to note in the performance
that there were lets and 70ts of sources of funds that djd not happen, for
one rea30~ or another, ~nd chat a lot of the money that we used the city
already had prior to that. It ~ill be interesting to see what r.appens
next year~ and what we ~il1 be able to accomplish within that next time
frame.
Chai rmalLBeecham:
official action to
we have done that.
That seems to be all the comments. We do not have any
take on this item, ot~er than ctJmme:"lts~ and I belje .... e
\lfe will move to the ne>:t item.
AGENDA ITEM 6 Selection of tnree planni~g (ommission members to serve on
the Compreliensive Pl an Citizens MVlsory COrTillittee.
Chairman Beecham: This is certainly the: most important item for tonight,
and for a long time to co~e. We ne~d to select tnre€ p1anning commission
members for the Citizens Advisor-y Committee. I am sure you all know tnat
the responsibiiity will last a long time, i.JntiJ late in 1995. W'noe\ler is
on it must be wiPing to cOMit sufficier,t effort ~nd attention and energy
for it. We do not have any farmar process for selecting members. Do€s
anyone have any suggestions?
MOTION: Commissioner tunen: r have a few nominations. I have not
actually consuited tnese peop~e, but I have been looking at this, and
having served on se .... eral of these long-range committees 1 ike the
California Avenue Study and t~e downtown stud)', r know that 'What ""e nee.::!
is continuity. So w€ need people who ar~ going to be here tnrough most of
the time period. We a'iso need cumitme-nt to be able to go tc the
meetings, and we need CI fresh point of ... ·iew. 1 f..:-el. So without further
ado, and these people may respond as the)" wish, I would like to nominate
Convr.issioner Schmidt, COrmlissioner Ojakian and Chalrperson Beedam.
CQmmissioner Schmidt: I w~ll accept that assignment.
for most of that time.
should be here
Commis:si_or1~.r Ojdkian: If my fellow commissioners want me, I will take the
Ross Perot apDrDach and say, if the people want me to do it, I would be
more tn~n happy to do so. 1 would say, however, that J also think
Commissioner CarrasctJ would be an excellent person to have on the
corrrnittee, as he:-has a tremendous amount of experience from a flumber of
different levels~ not just He pTanning CDmmission. He provides a little
geographical balance, in comparison to the three people you have brought
up, which is interesting following what we wer~ just commenting on. The
three names you n~ve mentioned all 1 ive in the downtown area. I think
..