HomeMy WebLinkAbout0578.093November 10, 1993
HONORABLE CITY COUNCIL
Palo Alto, California
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Comprehensive Housivo Affordability Strategy iCHA$1
Members cf the Council:
REPORT IN BRIEF
This report forwards to the City Council, for review and
adoption, the draft Al-mual Comprehensive Housing Affordability
Strategy (CHAS) Plan for fiscal year 1994 and ~endments to the
1991 -1996 Five Year CHAS. Adoption of an AIL~ual Plan and
AmP-ndmentB is required by the federal Department of Housing and
Urban Development {HUD)I and the documents must he submitted to
BUD by December 31. 1993. Also attached for reference is the
draft CPAS 1L~~ual Performance Report for the 1993 federal fiscal
year. Pr2paration and submittal of the CHAS Annual Plan and the
Almual Performance Report is required by the federal governffient,
in order for the City (and nonprofits sponsoring housing within
the City) to receive federal housing a,ssistance funds. including
Community Development Block Grant (CDBG) and HOME funds.
M OCGROfJNP
The City of Palo Alto has completed a draft Annual eRAS Plan for
the period of October 1. 1993 through September 30, 1994~ The
~Jtnual CHAS Plan is an upcate to the F~ve Year CHAS~ which was
acopted by the City Council en October 21. 1991. The Annual Plan
establishes goals for the provision of housing assistance to low
and very low income persons~ including the homeless. T~~ Annual
Plan alao describes a one year strategy for the use of hO\lsing
resources, including federal. state, local and private resources
for the production, rehabilitation ~~d preservation of low income
housing~
The purpose of the Amendments to the 1991 -1996" CHA8 is to
update the Community °rofile and Needs Assessment sections of toe
CHAS with recently available 1990 Census data ana other new
information.
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Public Review Period Comments and R~visions to Draft ~
Pla!4"'1ing Commission Review:
The Planning Commission reviewed and discussed the Annual eRAS
Plan and Amendments at their October 27. 1993 meeting. The
Planning Co~.ission unanimously recommended that the Cour.cil
adopt the CHAS with two :-evision~. The Planning Commission's
minutes are included in the cou!'lcil packet. The two revisio:-:.s
are:
1. To include the acquisition and preservation of
Arastradero Park Apartments as a major housing activity in
the FY 94 Annual plan Str3tegy section of the Dr-aft CHAS
'Aihich begins on page 44. (Preservation of Arastradero Park
ia discussed on pages 17-18 vf the curre~t Draft CHAS.J
2. To update the discussion on p. 44, iL~m 3. -Development
of Ne\li SRO Apartments-to reflect the City Council's action
on October 25. 1993 related to the optio~ agreement for the
poBsib~e SRO site at 753 Alma and to delet~ references to
the number of units in the proposed SRO project, since no
final decisions have been made about the size of the
proposed project*
Public Review and Comments:
The required public revi~v period for the draft Annual CHAS Plan
and Amen&«ents started October 15~ 1993 and ends on November 15,
1993. The CDBG Citizen Advisory Committee (CAC) reviewed the
CHAS Annual Plan and Amendments at their meeting of November 4;
1993. The CAe endorsed the Annual Plan, but expressed concerns
regarding the escalating rehabilitation costs of the Barker Hotel
project. Public comments made at lhe Planning Commission hearing
and written co~~nts from the public (received by staff as of
5:00 p.m., Tuesday. November 9th) are included as Attachment 2,
together with staff respoLses.
Miscellaneous Corrections and Revisions:
Since publication of the Draft CHAS O~ October 15th, staff has
received additional information ~~d mare specific data generally
regarding ~he inventory of housing facilities, 199C census
Btatistics~ data on special needs populations and Countywide
activities related to coordination of homeless p=og=ams and
services. Attachment 3 includes proposed text changes,
additions, corrections and revisions suggested by staff ba~ed on
this additior~l information.
CMR.:S78:93
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CHAS ANNUAL PERFOPJ1ANCE R.E PORT
The eRAS Annual Performance Report (APR) describes housing
act.ivities ~ndel:taken during the past fiscal year (October 1,
1992 through September 30, 1993). funds made available for
housing, and the number of households which were ne· ... ly a!;;sisted.
The required public review period for the Ar.nual perfcrmance
Report begins on November 15, 1.993 and .ends: or:. December 14. 1993.
The APR must be submitted to BUD by Dece~~~r 31, 1993. C04ncil
acti-on is not required on the APR. it is S'.Lbmi tte.J for
information only.
RECQMMEND~
Planning Commission and staff recom11':~md that Council review and
adopt the Annual CHAS Pla~ and A~endments to the 1991 -1996 Five
Year CK~. with the two additions proposed by the Co~~iss1on and
the miscellaneous corrections ir.. Attachment 3, and authorize
submittal of the adopted fir-a.l document to HUD.
?;;;:;:/:: "J:;;r
CATHERINE SIBGEL U
Senior Plar.ner, Housing
~Wt,~
BERNARD M. STRQJNY
Assistant City Manager
Attachment.s;
~t/ta/{ 7f? --k/t~tlt~
KENNETH R. SCriREIBER
Director of Planning and
Community Environment
1. D~aft Annual CHAS Plan For Fiscal 1994 and Amendments to
1991 -1996 Five Year a~
2. Summary of CDBG Citizen Advisory Committee comments and
Public Comments Received By 5 pm. 1'1oYember 9. 1993
3. Corrections~ Revisions and Text Changes to nraft CRAB and
Amendments proposed by staff.
4. CHAS Annual Performance Report for Fiscal 1993
cc: Planning Commission
CDBG Citi~ens Advisory Committee
Human Relations Commission
League of Women Voters, 457 Kingsley. Palo Alto, CA. 94301
Palo Alto Housing Corporation, 540 Cowper Street, Suite G,
Palo Altc~ CA 94301
Mid-Peninsula Housing Ccalition r 658 Bair Island Rd .• Suite
300~ Redwood City, CA. 94063
Innovative Housing. 457 Kingsley. Palo Alto, CA. 94301
11/10/93
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Attachment 1
(~m' OF PALO ALTO, CALIH)RNIA
c::: _________ D_~ ___ r._or __ R_e_vi_e=w=-_~ __ t=o_be=r_=15~,_1=99=_3===_ __ ~ __ ~I
Al\'NUAL PLAN FISCAL YEAR 94
COMPREHE!'ISIVE HOUSING AFFORDABILITY STRATEGY
(ClIAS)
(October I, 1993 thnlUgh September 30, 1994)
AND AMENDMENTS TO 1991 -1996 FIVE YEAR CHAS
Submitted to HUD on ______ , 1993
As Approved By BUD on _______ • 1994
Prepared by Department of Planning & Community Environmeut
Ken Schreiber. Director
For lnformatioo., Contact: Catherine Siegel, Housing Coordinator,
Planning Division, City of Palo Alto (415) 329-2108
COMPREHENSIVE HOUSING AFFORDABlLm' STRATEGY
(CHAS) FY !14
TABLE OF CONTEl''TS
SUMMARY OF CHAS DEYELOPMENT PROCESS
I. COMMUNITY PROFILE (Amendments To 1991·19% CHAS)
•• Markel and In • ..,tory Cbaracler\slics
1. Community Description
!. Baclcground and Trends
ii. Demographics: Lo-o'-Iocome and Racial/Etbnic
Co~ti~ ............... , ........ .
iii. Map of Census Tra<ts ........ .
4
4
5
7
h>. Table 1A -Population Groups ....... . . ............ 8
2. M>rket and lnveJlto.y Condjtions . . . . . . . . . . . . . . . ............. 9
i. GenonI ~ and lI>veIlIO<y .............................. 9
ii. Assisted Hoosing lnveDIoty ......................... _ ...... 17
ill. !:>venroIy of Facilities and Services for !be
Homeless and Pmons 'I'hRalcnod willi Homelessness ..... _ .... 20
;v. Inventory of Supportive Housing for Non-Homc1<s.. i'eTrons
with Special Ne<ds ................... . ................ 21
Y. Table 1B -Hoosing StoCk .......................... . . ... 14
b. N ..... _"'. lSe5Iome.."DlI ......... ......................... 25
1. Table lC . Current Needs ,00 NarAti\'e •••••••••••••••••••• + •••• 2S
2. Nature mtf.xten! of Hnmek¥9"i1i5 ... + •••••••••••••••••••••••• 32
i. Needs of Sbelttred and UllSh<lttred HomeJ<s, ..................... 32
ii. Snbpopul.tio", of the Homeies., ............................. 34
iii. NCC<b of PersoI1s 'Illreatwcd with Homelessness ................. 34
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iv. Table lD -Homeless Population ............ .
3. PQjN1ations wilt Special Needs .. OtMr Than Home'es.s
i. Table IE -Special Needs
t. Annable Resoutcos
1. F!'idm! Promms
2. tJQll=l'odera! Public Programs . . . . . . . . . . . . . . .
3. Private I\tJoottes ............ .
.. "
.. -.. t
-:..::.-.:.
35
36
... 39
.40
.40
... 40
.... 41
n. FIVE-YEAJt STRATEGY (1991-1996) ............ ' ........... 42
•• SlIIIDIW'Y at Five-Year Strategy .... .. ............ 42
b. Table 1 -Priorities roo: A5sis1an<e •. . ................... 43
In. ANNUAL PLAN: Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
.. Sttatogy lmpIemo1lIa1ion .................................... 45
I. lnvOSUDeDI Plan (Activities and Programs)
•. RcnW fiousDJ8 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . . . 4S
b. Homeless .•....................................... .. 46
c. Special Needs Hoosing ................................... 49
d. Ownmhlp Housing ..................................... 49
2. G.ognIphlc Distribution ................................ .. 51
3. Service Delivery and Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . S I
4. LcveeagiDg Plans ..............................•......•. SI
5. Potcutial Housing Si~ .................................... S2
6. Support of ApplicatioQS from Other ~ .......•.........• , . , .• S2
7. Table 3A • lnvesIment Pla:> ....................... , .. , .. , . 53-54
8. Table 3B -Household '" Per"," Annual Goals
b. Other Actions ..... .
1, Public Policies
2. Institntional Strutture ............ .
3. Low Income Housing Tax Cred;t (Applkable oDly
10 States)
4. Public Housing Improvemects (not applicable)
5. Public Housing Resident Initiatives (not applicable)
6 _ Lead-Based Paint Hazard Reduction
55
.. ........ _.56
..... 56
. .. 56
..... 56
c. Anti-Poverty Strategy ............ __ . _ ....... _ . _ .... __ .. _ ... 56
d. CoordinationEffoltS ........... __ ..... _. _ .. _. _. __ . _ ....... 56
e. Certifications . _ ...•. _ . _ .... _ ........ _ ... _ ....... _ .... _ .. 58
1. Fair Housing ~
2. Roplacemem Housing and Roloca1ioD Assistance Plan
Cenification
f. Summary of CitizeJl CommclllS and Responses .. _ . _ . _ . . _ . _ . . . . . . . . . . 59
lV. APPENDIX
A. Glossary of Terms _ ...... 65-73
B. Public Notices .... _ ... _ .. _ ........... _ ... __ . _ ... _ .. 74-75
C. Table of lDoome Umits for Housing Programs ........ _ ...... __ ...... 76
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SUMMARY OF CIIAS DEVELOPMENT PROCESS
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lbe: development process fClf the prepara:ion Qf Palo Alto's 1993·1 ~ AMaal eHAS Pl~n
was initiated willi a public hearing on needs, pIiorities. obstacles and strategies for affordable
housing which was held in the evening: CD August 24. 1993 in an ~c;essible local ion. The
beoaring was conducted by City housing s13ff. Person'S who could nol attend the hearing were
i.::I.viled to provtde input by calling or writing Cny housing staff.
Notice of <h<: hearing "'as published as a display ad in <h<: Palo Alto Weekly on August 18,
1993 (see copy in the Ap~ndix) and the notice was a!so mailed to 215 diffen;ot cidzens And
organiz,ations representing a broad spectrum of the Ciry population:
• Membe-rs of City commissions: committees. task forces
• Nonpmfir housing de-.. elope-rs and providers
• Nonprofit &. CoUDt}' social service agencies
• N eigilboring cities
• Coonty Agencies
• Private real estate in .... estors. developers & Board of RealLOni
• Loc.ai lenders
• Low income tenants & tenant groups
• Affonlable housing advocates
• Interested citizens
CoDllDC1JlS were recooIed .t the meeting and • sumnwy (see Summary of Citiun
CommenlJ;) was :nalle<l to aD atteDdoes and provided to other> requesting information about
!be C}IAS, Copies of the 1991-1996 QIAS and <h<: 1992-1993 Annual eRAS PlAA _ <h<:
1991 -1992 Annual Perfonpaw Report were distributed at the meeting, as well as a tabJe
of cotJten<s for !be De'" 1994 Annual CHAS Plan.
ComultatjQns With Social Services Providers
City Hoosing staff also consulted with or received dau from local agencies which provide
bo<Jsing and services to persons willt speci.al bousing needs. The ageocies which were
consulted are:
• MiramoDte Mental Health (mentally ill)
• Innovative Housing (single parent families)
• Urtlan Ministry (homeless)
• f.merg<:ncy Housing CoDSOIriurn (homeless)
• San Andreas Regional Center (developmelllally disabled)
• Senior Courdinating Council (elderly, frail elderly)
• Mid-Peninsula Housing Coalition (low income bousebold.<)
• Palo Alto Howin!; Corporation (low income households)
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Cowrultarion and Coordination With Ot.her Gpvennnem . .:"geocies:
Housing and CDBG staff from Santa Clara County and rlIe fi,,'e srr.a!ler cities (Palo Alto,
Mountain View, Sunnyvale, Gilroy and Santa Clara) which are required '0 prepare a CHAS
met tb..""!e times 10 dlscuSS data needs and 2. vai!ability. The staff coordina~ed their reque5ts
for cia ... from COUD!y agencies and discussed methodology for eSlim;"ing local share of
C~ide statistics. Coordination of strntegies \\'-as also discussed such as a unifred
approach to contracting for housing rela.ed ",rvices between Cities and the County.
~ ves of County agencies su<h as the County Housing Authcrity, the COunty
Menta! Health DqJartment:, Coonty Envfronme rual .HeaII1l .and !he Count)' s; Homeless
Coordinator attended meetings or compiled information.
Discussion of Problems Eocl\l.JJttered:
During the process of the 1994 CHAS Annual Plan preparation there were no major
problems encountered or major areas of coruention although there are some differences
among citizens and housing agencies on whk:h priorities should be emphasized. This CHAS
represents a compromise of differet!:t viewpoints. There is a problem c.ollecting data for the
housing n=Is of the special n=Is populalion and the homeless population. The information
requested by HUD for the CHAS Table. LD and IE does not exist on the locall.vel. Also,
agencies serving these clients have more urgent priorities than helping another .gen.JI or
govc:mmental body collect de.ta. 1be social service .agencies do no« have :.he time or
capability iO gather lbe clarA or else they do no( see the relevance of it for their own
missions.
Public Rc;yjew PrmiS:
PalQ Allo', oomplele 1994 ADD!!'! CHAS Plan was provided to the City'S Human Relations
Commission, Planning Commission and CDOO Citizens Advisory Committee (CAC) for
review and comment.
The COOO CAC reviewed the Anmal Plan at a public meeting on November 4, 1993. The
Pla=ing Commission ccruidered the CHAS at • public !=ring on Ocloher 27, 1993. Thr
public review period was from October 15th through NO',ember 15th. A nooc .. of the pub!i<:
review periOO and a summary of the Annua! Plan was published in the local paper and
mailed to over 200 interested persons and organizations. 1be public was invited to comment
during the review period either in writing or at one of the public bearings.
The following schedule was estabiished for the A.nnua! Plan and Annual Performance ReooJt
!AfRl preporation. A copy of all the publi<: notices are attached as Appendix B.
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SCHEDULE FOR 1994 CHAS A."INUAL
PLAN & PERFORMANCE REPORr
June -July, 1993 Organize Work: Program
August 24, 1993 Public Hearing on Needs
August -Sept<nlbe" 1993 Consultations wim Service Agencies. County &. City
Staffs
September -October Prepare Draft Annual Plan
October IS, 1993 Ad in Palo Alto Weekly Rt: Stan of 30 Day Public
Review Period
October 27, 1993 City Planning Commission Holds PubUc Hearing for
Review & Comment ,
November I, 1993 Complete Annual PerfOl"lllaln Report (APR) & Begin
30 nay Review Period
November 4, 1993 CDBG CAe Reviews Annual Plan at Public Meeting
No_IS,I993 End of 30 Day Public Review; City Council Holds
Public Hearing and Approve. !he Annual Plan
November 30, 1993 End 30 Day Review of APR
Decem1:er 3, 1993 Submit CRAS & APR To HUD
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I, COMMUNITy PROfiLE (Amendm<® 10 1'mo]99Iu:::n .-\S)
a, MAIUU.'T and !l'o'VENTORY CHARACTERISTICS
1. Comml1piU" P"fripti9o
I, Background and Trends:
Palo Alto is I suburban City of almost 56, (l(X) peopIt situated on the nonhero border of
Santa Cbra Couury in the bean of "Silicon Valley". It is celebrating its' !CIOth C~n(eilnial in
1994. Palo Alto is part of !he Midpeoinsuia area which sp.m no!!hem Santa Clara Coonty
(including the cities of Santa Clara, Mountain View and Sunnyvale) and the ",uthem portion
of San Mateo County (Including !he cities of Menlo Park, East Palo Alto and Redwood
City). The City is known for its' association with the world famous educational and research
institution of Stanford University. Palo Alto Wi.' also !he birthplace of high IeOhnology
industty .in the Valley. Stanford Medicz.I Center is I major renter for medical care and
research. The City is also a center of international culrure, an, sh;)ppmg and food.
Palo Alto is. overall, a veri aftluent cumIDImiry. The median family income is DOW over
$68,000, about twice !he national median income (Table IA). From 1980 iO 1990, Palo
Alto's housebold income increased 124% compared 10 • 106% incruse for !he Counly as a
.. bole. The nwnber of petrollS below tile poverty level declined !rem 5.9% of the
popuWion in 1980 to 4.6% in 1990. Palo Allo is. very desirable place to live du< 10 its'
climate, high quality scbools, culture, =s to jobs, etc. The bousing supply bas DO! kept
pace with OO.lSing demand. JUS! 1,165 bousing units wert added from 1980 10 1990. This
has dOD< little more than acwmmOOa!e !he demand generated by !he decline in average
household s~ !rem 2.33 in 198IJ to 2.24 in 1990.
Housi!lg demand in Palo All<> is strongly infloenced by !he Dl1D1ber of jobs in the City and
surrounding aIea. There an: about twice •• many job' in the City as there are residents in
Ibe labor fo<"". About 80% of the City's wor\( fo"", is made up of commu!etS from other
communities. The employment base grew during !be 19i1O', by .. leasl 10,000 jobs and has
continued to grow in the 1990's to an estimated figure of 72,000 as of 1992.
Housing costs e=lated tremendously during 1970's and 1980',. Owner occupied housing
increased in vaJue by 207% from 1980 to 1990 and rents irl<:reased by 137% during !he same
decade. In contrast, the consumer price index increased by 58%. However, since 1990
I1omo prices have declined or been stal>le and rents have been stable due to !he influe,""", of
the recession.
Anotber imporUnt factor influencing the demand for housing in Palo Alto is the proximity of
Stanford University. The stude", population in 1990 was aboul 12,700 (it increased to
14,297 by 1991-1992) of whicb about 8,700 were boused on-campus. Thus, over 4,000
student:; bad to be housed in Palo Alto or other nearby"".... There "'" 977 imits of housing
for tho Univer>ity's I,M2 faculty and 11,314 staff members. The faculty and staff
bowebolds who au not provided University housing Illd 10 the housing demand in !'aIo Alto
and !be Midpeninsula area.
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D. Demograpbics: Low Inc"",," II< Racial / Elbnic Population
Table lA shows the raciai and ethnk composition Ul Palo Atto in 1980 and 1990 Vlhile the
City's total population bas increased on!y minimally (by 1 %j over the last decade, £he racial
composition has changed. The biggest changes arc: in L'1e Asian & Pacifi~ Is.landers group
which increased 70% :md hispani« whicb increased 3451. [Nol.: 1980 and 1990 Census
data are oot comparable rega.""ding hispani~s since the definitions are different.] Whites (non
hispanics) declined 4%, but are still the major population group with 82~ of the to!aI
population.
Area? of Racial I Ethnic Mino..-ity CQoceotra1iQn:
Palo AIro defines "racial I ethnic" minorily concenrra,ion as a census tract with a non· white
population of over 50 %. There are no arus WIUlln me Ci ty which are considered areas of
concentration by this defm.icion. However, there three c~""Us tracts where the racial
composition is significantly differenl than the City as .a whot,:. A difference is considered
significant: where a minority group's populatiOD is five percent more than their perccDtage
shore of !be CilJl "'ide population.
Artas or Racial Col>CeBtration
Palo Alto Olive! Oak
CilJlwide Gardens Ventura Creek
5093.2 5107 5116.98
While 84.9% 65.5% 70.8% 740%
Asian 10.4% 18.l % 12.8% 17.9%
iliaci< 2.9% 12.2% 7.5% 5.1%
American 0.3% 0.0% 0.2% 0.1%
In<ban
Other 1.5% 4.2% 8.7% 2.9%
Areas of Low_f llfSW1:!'j Concentration;
Palo Alto c:Iefina; an area of low income concentr..tion 25 iii census tract w'here more than
SO"" of all the w.plds bave incomes below ~ low income limit for the CDBG program <_ 65% of !be C<JOIlIy\\ide median income which in 1990 was $34,2(0). All census
tracts excqK OIl: have mediaI:i hQusehold incomes above thf: low income level.
The one census tract thaI dves DOt is Tract No. 5093.02, known as "Palo "",e Gaf1lens".
1bis trliCt has a poVer!jI rate of 11.2% (!be highest in !he CilJl) and • median housebold
income or $12,891 (!be lowe51 in !be C:Iy). This tract has • small !O!aI popul2.tion (of 403
persons) oYer balf of whicb live in !be Palo AJW Gardens Apartments a federally subsidized,
low income development or 156 units. The Palo Allo Gardens pro~t bas 128 senior units
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and 28 family units; an occupied by .,..ery low incolTlC hou.sebolds. most with annual incomes
bcklw $10,000.
Low lncome Families: The median income of famihes i!. consistently higher than oonfilmily
(single persons and persons bvUtg with nonrelatives) household median Wcome. T1"I:e census
tract with the Icwest family median income is Tract 5107 Known a.~ ~Olive-West.
Meadow/Ventur.a" neighborhood. Its median family income was 550.058 in 1990.
Odle.r Low Income Households: Si~ ,ensus tracts have median non[amily incomes below
HUD's low income limit of S34.200. They are:
Census Noofamily
Tnoct Name MediaD
Iocomr
(1!19O)
5093.02 Palo Alto Gardens $7,897
5094.01 Monroe Pari< 26,094
5108.03 Fairmeadow 26,595
sun Obve!Ventura 32,436
5115.98 eon. Terrace; Evergn:en; Southgate 33,292
5HJ9 Old South Palo Allo; Midtown West; 33,306
Ca:mclo
Almost 30% of Pak> Alto's population lives in ooo!amily howcllolds. 11>: elderly,_
and adults living alone or in shared living ,ilwitions an: major puts of Ibis population group.
Among low inoome tenters, 17% of !be bouseholds an: eitber elderly (ODe and two member
households) or other!l<l!R1arcd bouseholds (singles and oo=lated adults).
,...t"\~v ~L..I V
a~us. TAAc..T.vA?
1'l'l0
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5115.'1~
7
5046.01
5109
.;'_~'T
5106 ,
-~
I 5116
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CHAS Table 1 A
Populatio n & Hou sehold Data
CITY OF PALO ALTO
Populatlo.n li1l1Q '951':1 c_o.. c........~
---------t-~__ 113')
47,72 45,640 -4\
1,51 1,548 21 ------.. ~r--t---+
~~==-' __ + __ 2-,-,_0_9+_2-,-, 7921_~'
.{~ , ... ie) ! __ !:.~ 12ij -30\
s. Nan .. p~ Isl.andefs
_,--, .l.J.6 ~, 715 70'
I. OIh8r(IQJ-Hlp&'liC) 35 77 -}8\
7. Tat.! PopuWJon._ 22 5f'"~_OO
e. MouMhokS Pap,ltIHon
II
1\ 53,76 54,330 t---j
.. Nof\ III u _atd ftopuiIHon 1 , 4; 3 1 , 51 0
ap.ciII C J tin
(8g. ....... , ftIIhry, ,...,-.:twm WIOi'Ur$, cIIc.J
I Stanford Uni v. I
~Student Enro11l1, 865 12 671
:t Stanford Univ~ f
9'
~m!~O¥~9~ ---+-'--"''''l---=--1
'Staff 11,314
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U.S. o.partrn.nl 'Qf HouIJng '00 Urban o. ... 8lopm8nl
Olioli a! Ccmml,mll)' F'lannl.'"l9 !Hld D' .... aJoprrlfml
Comprehe:'1Sive HouSil19 Anordability Strategy (CkAS)
Instructions for Local JurisdictIOns
'. f;;':;-,<_ ~ ( ..... *~~
i F'I: Ir.ocogh F'I"
I 91 I 96
D. ~"'IIV'I Medtan fnc<Jme of Ju rJad1etlon
~.~F;lmil)' .... ~"UIllfl;lt1f"..,...., ~.aJ~F."..,
~ M:r.1~rw;I~Iat:leb'~, IrItt:rM
; I:I:'Ln." ~ CCNQrn) I
53,i71 i,68 1 790 ',35$939 _____ -1 __ . _.-L' _____ _
• '* "lilT. 'IO"'"u-... 01lI<<\.0II L"~ • -~. --.... --... ........ -. , ... IG~S0'4 W501~10701Wil 11D~(Ir*'f "" ~Q'
'" (8) , (C) ~ ~--t-Jf:/-,~
I.~.(~J p~.L91_9 85\ In I 61 5\ 74\
:2.~~) 638 J\ 25\ 17\ 5, 53' I
'-H\Spanic t .. TaCI&) 881 4\ 251 8\ 5\ 521
'-Hiii'fi AmtIri;en ~~.~.;j tlllll'll~) 19 0\ 0\ 0\ 0'
-1 Asian & Pacmc: fsIandets I
~l'**"l 2,090 81 22\ 5& H 67'
.. .u~DIds 4 700 "., .. 15\ 6\ 5\ 73@
• Or. based upon HtJ [) .tjwted itIcorM limg, if ~e
e
2. Market and InventPO Condili!!m
i. General Markel and Inventory
The discussion in this section of Palo Alto's 1991 4 1996 CHAS is still valid today. At all
income levels, but especially for lower income households, there is still a stronger demand
for housing in Palo Alto than can be mel by the market. The key factors. which have
changed since the flrst CRAS ore:
• a reduc.tion in demand for ownership housing due to the recessio[] which hao; resulted in
home prices declining or s<abilizing (rom their peak in 1990;
• histor'.caUy low home mongllge interest rat~ (now at atx."lUt 7 % for a 30 year. fIXed
r1lte loan):
• the above-two factors have resulted in increased affordability fGr all borne buyers but
especially for entry leve.! and mooerate income buyers;
• rems have been ""hie since 1990.
Home Ownqshjp Affo~
Demand for ownenhip housing bas dampened consider1lbly over the IasI Ihree years due to
!be economic downturn in !be nation and in Silicon Valley in panicular. Prire, of single
family housing bave doclined somewbat from !beir peak levels .00 units take longer 10 sell.
A recent sur;ey of sales of existing condominiums foon<! thaI prices averaged $225,000 for.
typical 1100 squ>re foot, two bedroom unil. With mortgage inte~ rates at historic low
levels, CODdominium ownership housing in Palo Alto bas become affotdable to !be above
moderate income bousebold (100% to 120% of median inI:ome). Housebolds with incomes
from 80% to 100% of median still bav. diffICUlty alfo"'ing the typical two bedroom condo
unless they have large dowopayments, 2nd low income bou",holds bave no possibiliry of
purchasing in Pale Alto's market, .. cepl through the Cily's Below Market Program.
In ronlIllSt, !be typical three bedroom, two bath older single family de<ached boose would
OOSI about $400,000 and require an income of abonl SI06,OOO or 180% of !be current
COW!!)' median income. The cbart below illustrates !be bomeownership affordability gap for
boo.sebolds with incomes from S09I to !2O% of median income.
'!iT rr
ESTIMATED Afl'ORDABIT.rrv GAP
HOME OWNERSHIP' -PALO ALTO AS OF 1993
Very Low Ht}D Low 1..,...--. TI"ft 8O~ MOOrratt
SO~ or Limh·61., O(M<dlaa IDOll-0(
Median olM<dlaa M .... ...,
Income Level $26,700 S35,75{) $42,700 $53.350
A!'fordabJe $8,010 SIO,725 $12,810 $16,005
AnmaI
Housing
Cos!'
Affordable $100,000 5134,000 $160,000 $200,000
Unit Price
MarIce! price $225,000 $225,000 $225,000 $225,000
Gap $125,000 $91,000 565,000 $25,000
, Assumptions: Two bNroom coodo units; 3 petsOll households
1 2'% of income for home mortgage; 3% fo< taxes, inswonce, dues
, As3umes 10% do"", payment; 7 % i=st; ~ year loan
10
Abo ••
Moclerat:e •
l2iJ"l. 01
M .......
564,050
519,215
$240,000
5225,000
NODe
Rental Affordability:
The rem data mal is available indicates that rents have been fairly stable since 199(}. The
average two bedroom apartment in Palo i\[to rents for aoout $900 per month plus utihties.
This is just affordable to the top of HUD's 1993 lower income !ilnil for a household of 3
persons.. There is ill substantial affordabihty gap, however, betVr.'een what very iow income
households can pay for rent and the rrI.arket rent.
RE1'1TAL AFFORDABlLITY -1993
Extremely Lo"" .!>. 30% of median or.!>. $16,000
Very Low: .!>. SO% of median or .!>. $26,700
Low Income: .!>. 60 % of median or .!>. $32,000
Low locomc: .!>. 67% of median or .!>. $35,750
Palo Alto Estimated Median Rent of • 2 Bedroom Apt:
Santa C!ara Coumy: Median Rent of 2 Bedroom Apt as of 7193:
(source: Bay Area Co1UJCii's quarterly rent survey)
Om!!\ilftOl '" Phys9l Cbataliileristics of HOUSing Stock:
Affordable Ren!
$400
$667
1801
$894
$900
5745
Ownenhjp Housjpg: Table IB sbows the owner ocarpancy ,.Ie .5 57% in Palo Alto. That
is. 3% iDcrcase since 1980. Scvcruy~ight perceDl of the owucrship stock is in three
bedroom units, Most Own<r occupiOO units (88 %) are single fiunily dctacbed home.. Most
are over 30 years old, the median year built is 1954 and less than 10% of the owner
occupied housing was bwlt since 1980. Even lhough the owner occupied housing siock is
ohler, it lends to be weD mam14ined due to its' high marke. val LIe, Thns, the City estimates
(based on earlier SUCYeys dOlle for the 1988 -1991 HAP) that only 3% of rho o"mer occupied
stock is sub<IaDdzn!,
Rental HQ!I~ Over two thirds of l:he CiIy's 10,471 rental units are sm.a.Iler unilS (srudios,
OtIC aod two bedroom). Only 9% of the subsidized rental units = three bedrooms or more.
11
,
TOlal Stock
Subsidized
Units
. ",".
/' '
RENTAL STOCK BY UNIT SIZE
o &. 1 BR 2 DR 3+ BR
5,032 (48%) 3,515 (34%) 1,920 (l8%)
768 (71 %) 216 (20%) 97 (9%)
Total
10,47l
1,082
Age of Rental Stock; Tbc: City's rental housing :i!: somewhat newer than its' OWTICr oct:upied
hoosing wilb a median y .... bIlilt of 1960. About 8 % of Ibe total renter units were built
since 1980.
R....anta1 Vagocy Rate..;. 1'be CC·nsus information in Table 1 B shows an overall reot.o.l vacancy
rate (apartments and homes) of 3.96'J!,. The City Planning Djvision condu.1S its' own semi
an:rtJal. determination of tht rtnt.a1 apartment vacancy rate pursuant to the pro'Visions of the
city's condominium conversion ordinance. The Cjty's analysis is based on actual utility
meter records and tbus is more timely and accurate than !he Census information. As of
April, 1993, !he City estimated • 0.37% rental apartment vacancy rate.
J?efipition of ·SMs,nrlnrd <ADditiog" and "Substandard Condition but Suitable for
IWmhlli!a!iop" Palo Alto coosiden • housing unit subSWldard if it doesn't meet !he
fedeIal Section 8 Hoosing Quali!y Standards. Essentially all subSWldard hous ing unilS are
considered as suitable for rehabilitation.
S'IIibNliw qf HOUSing Stock For Howing Wi¢ Special Needs:
1. Elderly Hnusmghk: Almosl ooe-half of Pa10 Alto·s rental stock is studios and one
bedrooms wbicll an: of appropriate size: for most elderly households. About 54 % Df !he
subsidized s:ocI:: is oc<:upied by senior beaded _olds. Howev,",,!here is still a shortage
of affordabk housing for very low income seniors and a lack of accessibre units for seniors
wiIh disabilities. There is also • lack of affordable housing for !he low inrome tml elderly.
M<>re infonnariun can be found in the Needs Assessment section of Ibis CHAS.
2. Pgwns Wrth PI!y!jcaJ Djsabiljtjes· The", is 00 readily available information on the
._ '" wbich !here is suff"lCient a«=ible housing in Palo Alto for persDllS with
disabilities. However, considering the age of Palo Alto's housing stock it is likely thaI few
unils (an<! projecU) m<et currenl SUDdards for =,ibillty as man<!ated by tile Americ!llS
With Disabilities Act (ADA). There is also a Jack of information on !he accessibility of !he
.subsidized bousing stock. Some subsidiz.OO projecrs have a unit or uWl5 whicb are te"..erved
for the disabled or for wbeeich2ir users, however since most of the units were built some
time ago, !bey probably do DOl meet cum:nl standards. In addition, common areas of !he
developmc:nls may DOl be tully accessible.
. ------'-.-.,-.~.----
3. Families WitlJ Children: The housing scoeJe; informa!ion indicates thac there may be a
shortage of suitable renral housing for families, especiaJi} fer families that need three or
more bedrooms. Only 9% of <be subsidized stock is in Ihree bedroom units and 001)' 18% or
the total rental slock. I[ is fairly C(rtain thal extremely few of three bedroom un!ts {for sale
or rent) on tile open market are .a:~'fordable ~y low income households.
13
CHAS Table 1 B
Mar1<et & Inventory Conditions
CITY OF PALO ALTO
A.. HouslnSl Stock irll'&ntGry
----""----
1. Total Vnr·Ftouncl Housing
2. Total Occupied Units
3.
S. Tata! Vsesnt U~b
6.. FGI' P.ent 432
215
8. Octutr 275
Un"
""'-\»
3'
.. AlOwno< 3'
........ " .. "'. ,-S 585
2_
• 1m fMRs and Median 1ncome
u.s. ~ 0' ~..., U!1tM D....,.loftmant
OtfJc.~;~~!Io-':'~i
ComprehP.nSNe Ho-.J~lng AHordat.llrt)" Sttategy (CHAS)
\nstructlOr,s jQf Local J'Jrlsdi~ions
~;e;.-c;;-,;:--I ~,'" '1-F>.r><;<j I""~--:~su:)';;:-l---
I ~ ''m ('#ISlA. n' ~ ~ "1'
! D1Niso...oe l>Pl'C'lrl 88-91 I 91 r 96
!L Doll_Ill i""" .. l!iIr.) HAP I I
6,429 12,912
6 056 12
159 211 56
43 92 140
7
'JI;~torP.Jtirlltl SOURCE: 1988-1991 HAP
10)
3 •
3%
14
• er_
,
lmPfdiments Created B" Markel Conditions:
• JdCk of Vacant ar Available Land For Housing Corutructicn:
This is the primary condition that affects bolh nonprofit and for profit developers trying !O
deveiop housing. Palo AIm is essentially a built out cit)'. Only 1.4 % of its' urban area is
vaca,lt. The "SWIford West~ site is the only major, vacant residential parcel available for
developmem. While there are numerous parcels that have por.entlal [0[ housing development,
that potential C3!lMt be readily achieved due to many factors lnclvding: cOIJr.amiTl2:io!l by
:uxks. rwmerou5 ownerships, legal issues. neighborhood opposition. s:te not for sale or
priced above !be market, rezoning """dod, .tc.
• Price of Land Suitable For Housing:
This obstacle is a related to !be =i<y of land. When land is available in Palo Alto, the
price is too high for the construction of low to moderat: income housing without costly
subsidies. Residentially zooed property can sell for $40 per square foot and up depending DO
its' location and developme;!l potential. CommercWly wood land (outside of the downtown
core) is valued at about S30 '" $45 per squ;rre foot. Thus, a one acre site would typically be
worth about $1. 7 million or even more. Sioce developers of commercial projects will often
pay more for land. owners of sites that are suitable for either housing: or commercial uses
will bold out for tl;e higher price they can obtain from • commercial buyer.
• J Mk of MArket DemaOO & Financing for Market Itate Housing
'The poo< economic ronditi<ms of the 1990's are refkcted in. lower demand for new,
market rue bousing. That factor, together willi !be greater diffICUlty fUWICing new housing
in !be 1990', (I by-ptO<Iuot of !be saving, and loan crisis) bas resulted in 1 tlWDber of
approved market rate bousing projects no,'er being built. Since Palo Alto bas an inclusionary
zoning requiremeIl1. this no:ans that !be below mrul<:e< units in these projects "ere 001 built
eitheT. CoIlecti<ms of in-licu housing mitigmion f=, both from unbuilt tuideIltiaI projects
and COIDIDer'CiaJ projects, have also dedined in !be 1990's.
Msnnnrnt of [,.,d Based Paint fuzards:
Due 10 !be age of Pa!o Alto's housing stock, most housebolds are living in units which are
likely 10 conIain lead Nsed paint. In single fam~y housing (due 10 !be high market or rentaJ
value of such boosing) very few lower income housebolds are affected Lead paint hazards
in oWD<1' occupied bousing are likely to be a problem of hlgber income households who have
!be ecooomic: resource< to remodel their homes. In rental housing (especially multi-family),
very leW and low income households do not seem '" be disproponiooately affected by lead
pain! haZards. Lower income households do nO{ seem 10 occupy older housing units.
Geaorally, rentaJ bousing in Palo Alto is well maintained which may reduce !cad paint
hazards for aD lCna.nts. See following tables for more information.
15
,------------------------
RENTAL UNITS BY AGE OF UNIT & AFFORDABILITY
Pre-I940 1940 -1959 1%0 -1979
Affordable by
Very U>W Income 288 361 9C3
Affordable by
Low Jncome 300 469 454
Affordable by
Otbet Income 1,221 2,902 2,714
TOTAL UNITS I,BOO 3,732 4,071
OWNER UNITS BY AGE OF UNIT & AFFORDABILITY
Pre-1940 1940 -1959
Vet)' Low 22 111
Low 0 1l
0Cbcr Income 2,653 7,824
TOTAL 2,675 7,946
Source: Table 9 (6/18/93) in CHAS Databool<, SfA'CW
1990 Census Tabulation Provided by HUD
16
":~:$-
,;..'
" ,"
1%0-19"19
53
13
2,083
2,149
j
I Ii. Assisted Housing Invenlory
A. Publi< Housing
The City of Palo Alto does OO[ have any public housing units or developments locat~d within
the City li'nits.
B. Section 8 Rental Assistanre Program
The table below shows the-number of housil'lg units under Section 8 rental assistance
contracts in Palo Alto as of September, 1993 based on information provided by lhe Santa
Clara Couruy Housing Authcrity, the governmental body which .dmiruste" the Section g
program within Palo Alto. uact nu.'1!oors are not available b'Jt most of the 87 units are in
subsidized bousL'lg developments. Very few pri\';;re propcny o~mers will rent (0 lelW1IS with
Section 8 assistance or will seek out Section g rub:sidies srrlCe they <-an easily rent for more
to market rate tenants.
Sectioa 8 Program • Usage In Palo Alto
Cbaracteristi<s of r"'lIDts & Units
81 Very Lo .. Income 28 Elderly II Studios
6 Low Income 15 Disabled 30 I Bedroom
44 Family 31 2 Bedrooms
15 3 Bedrooms
87 Tolal 87 ToW 87 TO".a1
Federally SubsidiRd Hoosing At Risk Due To PRpayment (Arastradero Park
AjHiI _Is)
Of tbe three federally subsidized bousing projects which wen: determined to be "at risk" as
described in Palo Alto', 1991-1926 CHAS. tbe owner> of only one project, Ara.stradero Pad;
Apar1ment5, have taken !be initial .1epS to sell tbe property under federal procedures. 00
December I, 1992, the owners [tied tbe fU'$t "Notice of 1= to Sen". This action initiates
• prescribed process under !be appli<able federal 10 .. (Low I""ome Housing Pn:servaJion and
Re5iden1 Homeownership Act of 1990 (LIHPRHA» whereby the property can be sold 10 •
oooprofit and preserved as low income housing.
As of Sepu:mber, 1993, !be project !las been appraised by HUD and by !be owners.
Negotiations are procecdinS to detennine a fmal sales pm:.., rehabili .. tion costs, and required
rent subsidies to preserve the project. A fmal decision rcganhng the sale is expected flOm
tbe owners by !be end of 1993. Tell3DI groups then have, six month time period in which
to purchase the property. However. most of tbe AmUadero Pad; tellaDlS have signed a
petition Slating their preference for !be Palo Alto Housing Corporation as !be future owner.
Noopro[ll buyers are given the secolld six mooth period 10 submit purchase oft,,,. Thus.
17
I
i
P AHC <ould submit • purchlL<e offer during the last half of 1994. CI <>ling of the pun:hase
would lake one to two years. BUD wiH provide fmancing for about 95 % of the purchase
and rehabilitation co~"tS together with rental assistance to el igrnle tenants. Congress
appropriates funding specifteally for preservation cf these developments. City housing funds
will be need<xllo provide the gap _n the HUD funds and lollil costs.
C, Other Assisted Housing Inventory
The following cbart is an update of CHAS Table 2C in Palo Alto', 1991-1996 CHAS. Since
thai table was prepared in August, 1991, two existing apartment developments have been
acquired and rehabilitated by the Palo Alto HOUSing CotporatioD and are 00'" pan of Lhe
City's assisted oou.ing inventory. The !We projects are the 33 unit Oak Maoor Townhomes
and the 10 lUrit I'Iw!> Tre< Apartments. Oal; Maoor was .equired and substantiaJly
rehabiHtated with subsidies from City HOUSing Reserves, California Housing Finance Agency
(CHFA) and Section 8 Modora .. Rehabilitation program. Plum Tree w., acquired with
CDBO funds and rehabibtated with • HUD Rectal Rehab grant and PAHC funds.
An of the developments listed are fully rented. have very low turnover rates arxl many have
lOfJg 0< closed waiting lists. Of those projects with open wairing lists, most will only take
applications from persons who bave a fed<nl preference (displaced, live in ,ubstandMd
bousing. or pay over 5O% of inoome for rent).
18
I
I
em' OF PALO ALTO iA1'>lIU' f: SE,"'10R
SlIB.S1DIZED REftroTAL HOlISING D£\.'f.U)PM}:~"TS
;t.r1 .. Y 1".1
C~radoParl. 11"[ CoW~A\'c ....
,..'dmCf Woo:!, 941 W~f Suet1 ..
Fane~·· 101-131 J'cmt Av-=
0uIDu~"·
300-310ear-r A_
"'"
""
l\l1J
191'
''''
""
"" "'" ", ..
"a,
''''
"n
!991
1991
I.iaUIed I"uaEnIi.ip WdI P1Io AIm Howm, CQlporaDca
•• o..d by Palo A1tu HoDsiua: ~
DeYcicped by I'l1o Aru H~ C~ _ _._ __ .,t7
'''''' .....
l:.:@ 121)
'" ~1
", '" .. '"
::tIll 1!1I
" 41
100 100
,., "
11 11
" n
" 10
• •
•
• ., .,
" "
10 10
,..., ' ....
19
-........... _--,---.---
::: ,,' >-
?' ..
W. lDventOt"y of Facilities and Services to Assist tbe HolDt"leS5 and Persons "Threatened
With Homeless"",,"
]nveglOCi or Fadlitier
EMERGENCY SHELTERS (IN PALO ALTO)
Name Oper:ator
"Hotel de Zink· Urban Ministry
Capacity
(I of beds)
15
Clientele
Adults Meals
Served
"The Palo Alia Urban MiIllslr)' operates the "Horel de Zink" shelter out of twelve cl:urches.
using • differeD! church each month of the year. Couru;ehng. food. clothes, mail and drop-in
center an also offered a( other locations to shelter residents and olher bomeless persons by
Urban Ministry.
EMERGENCY SHELTEItS (IN NEARBY AREAS)
Name
Armory Wmrer
Shelter. Sunnyvale
EHC
capadt!
(lot beds)
100
Trandriona! Housing Shelters CUI Palo Alto): None
Adults Metfteol.
Counseling
TRANSITIONAL HOL'SING SHELTERS (IN NEARBY AREAS}
Name Operatar Capacity CHenle1e Other
(# of beds) Senire;
1) Haven Family Shelter 60 Families Yes.
Howe. Network wlchlldren lot site
Menlo Park
2) R&otIwood Family Family 40 Families Yes,
House, Redwood Shelter w/chi1dlen at site
Cily
3) Sanla C1ant EHC 200 Families Yes,
Family Living w/chlldren at site
Cem:r, Sanla Clan!
4) Illinois St. House. lH 8 Single pareru Yes
East Palo Alto w/cbildreo
20
...
Invet\tQry of Services to the Homeless In Patp Alto.;
JJIban Ministry's Drop·ln Center: The Palo Alto Urban Mini50lry operates a drop-in center
for the homeless from Monday through Friday during the hours of 7:30 am {O lL30 am at
their cemer behind the Red Ceoss building, They pr<)vide food. m~al!io, b>.Js tokens, ShOWC-f
~. message and mail services, counseling including mental healm counseling in
conjunction with Miramonte Mental Health, ca"iC management, payee services and motel
vouchers. They served a total of 4.423 undurlicated homel."s persons during IT 92-93 with
one or more of tlleir services .
. Programs To Pre\'Cot HomeIessnew See -Homeless Strategy" in St."CtiOD llJ. Annual Plan.
i.. :Wvemory of Supportive Housing for Non· HomeJ.ss Penons with Special Needs
Housing Fpr the Elderly:
INDEPENDENT LIVlNG (No Meals or Other Servkes)
I) Palo Alto Gardens 128 unilS Very Low Income Only
2) Sbetidan ApaIunents 57 units Low Inccme
3) Terman ApaIunents 24 units Very Low locome Only
4)W_WoocI 4 units Low Incmne
5) Arutridero Park 13 unilS Low Inccme
0) Colococlo Park g units Low lllCOlI1<
Supportive HOw&ing For \he Elderl ... :
INDEPENDENT LIVING (With Some Meals Provided)
1) Stevenson House 128 units Lower Income Only
2) LyttOII I and n 268 units Lower Income Only
21
-
,;>,,-, "":'
-~'-.. ~-,:,
Supportive Housing f()r the Frail E:derly:
RESIDEJI.'TIAL CARE FACILITIF.8
Name Total Units NOD-Low IncuDl<!i
Ambulatory Subsidized
NONPROFIT
1) Channing House' 2~ 50 None
2) Webster House' 37 None None
3) Lytton IT 50 , 50
FOR PROFIT
S) Palo Alto Commons 150 (1) IlO 3 .,
6) Casa Olga ? , None
PRIVATE BOAItD & CAllE HOMES
7) Pleasant Manor 6 None ?
S) Rosedale Ma_ g 4 1
9) Lucrotta Home 6 None ?
10) May Care 5 No .. ?
III Sweet Home 6 None ?
• Life Care Contract H=
•• Palo AI", Commons Local Subsidy: Pursuant ill the City's "Below Marke. Rental
Program" , the de-<elcp:r of Palo Allo Commons was requi=llo .,..bUsh • fund from wbich
the iD!ere51 emrings would be I1seC to subsidized the rents on time unilS to levels affordable
by housebolds witItin HUD's low _limit.
Skilled Nursing Facilities for the flJiedv:
I. LyttOll Gardens ill: 128 units (about 50% of the beds are occupied by low lnt<ltllC
elderly assisted under Medica.I or Mechcare).
22
.. --.-----.~~------
-. ",.",~:-'"!':"
" " .. 1~~>;:--:-
Supoor.:ive HOllsing for Persons with Severe MenIal Iliness:
Miramonte Mernal Health Services, Inc. provides lItatment, support and rehahilit..'uion
servk:es for persons 'olIOO have been affected by serious ps)'chi.-.:tric disabilities. Although
rheir programs and administrative offsces are based in Palo Alto. their servK.:e area covers
northern Santa Clara Coumy. They operate .a licensed group home in Palo Alto. Througb
their "Ccmrnuulty Alliance· program, Miramonte a~so pro".'ldes :affordable, permanent
housing for about 75 individuals in shared living siruations in 18 properties which tJ.'1ey own
or lease located in PaID Alto. Mountain Vic,",,', Sunnyvale and Santa Clara.
Adolescent Coumeling Services, Ioc. operates a residential program for teell3.ge youch with
se\'ere mental or emotional problems.
UCENSED GROUP HOMES (With O&-Sil. Care)
Name No. Sened
La Selva 12
Caravan Hous:: 6
Clients
Adul15
Youth
(12-17)
Sponsor
Miramonte
Adolescent Coon
seling Services
PALO ALTO: INDEPENDENT SUARED LIVING
Name No. Sene<! Clients Sponsor
Waverley Street 8 Adults Mir:unonte
Middlefield Road' 6 Adults Miramonte
• Under development
Supportive Hoosing for Persons with Developmental Disabilities:
There are very limited opportunities for persons wilh developmental disabilities to live in
Palo Allo other than living with Illeir own families. Y co'" and adull5 who cannal live with
their families and need Ille care and superv i,ion of • group home must geD<rally be placed in
OIlIer parts of the County. Progr,uns whlch place de\'elopmenta1ly disabled adul15 in
iDdependent livmg utilize housing in other cities due 10 the high cost of rentals in Paio Alto.
23
."-",
•
LICENSED GROUP HOMES FOR DEVELOPMENT ALL Y OISABLED
Name No, ServO<!
"Moving On" 6
Strausser Home 2
CUents
YOUl~
(12-18)
Adu[ts
Independent Living FOi Persons with DeveloomeoLaI Disabilities:
Sponsor
Peninsula Child
rens' Center
Privare
There are DC' residectiaJ developmems within Palo Alto (or nearby cumrnunities) Which
provide independent living opporrunities together with on~si~ supportive services for adults
with developmental disabilities.
SUpportive Housing for Persons with Physical Disabilities..;
SUPPORTIVE HOUSING FOR PERSONS WITH PHYSICAL DlSABlLIT1ES
Independent Lhing (No Services Provided)
Name No, Units
1) Webster Wood 4 units ! BR Low lncwIe
2) California Porl< 1 unit 1 BR
3) CoIorndo Par!< 1 unit , Low lncomc
~ .~ no housing developmenls =ifically designed a!ld bw1t 10 pTovide SUJlIl<l'IiVe
housillg for pe!'EODS "ith physical disabilities. Scme projects for scruors will accept disabled
persons for some of their units, but it is unlikely that the units meet current standards of
=wility (Americans With Disabilities Aot). Generally tI1ese units would merely be
ground floor (one bedroom 0< Sllldio) apartments without storr.. These projects incl"".:
Anstradero Park Apts., ColO<ado Park Apts., Lytton I & n, Palo AUo Ganlem, Sberidan
Apts., Terman Apts.
supportive HQUsing for Persons with AlrohoJ or Or:her Drug AddictjQm:
NODe klcated in Palo Alto.
supportive Housine for PeC6\)QS with AIDS and Related DisriY'ii:
None located in Palo Alto.
24
'tf;'
, ,
":' ",~, :<;,;.~~: -, ~;:l!r'~~;l*, . ~ -!/),,;:,_' . -/ ::'l~~j/1«(, . V
~.,..i:~;;'t
CHAS Table 1C U.S. Dep.rtlMnI.' H .... ll1li1 .net Ulblln O.y.lupmenl
Oillc. 01 ComrnuJ'M)' Planning IlOd Development
Housing Assistance Needs of
Low & Moderate Income Households
Comptehanaiw flou8lng AllOtdabil;,y S1ta.",,; (eliAS)
InSINotions for lQc:sl JurtsdiCllon&
i..."..~JIMllllll:lu. ~oIPaIll:
CIT1 OF PALO ALTO 1990 Census
--,.--"'by ~ .~~, T~p6, InDDmu, "!fouling p!nbl.wl i t "-l! tMI<I~ &will RIlia.~ \ ~ ~
Ho~'" (2(:).4) i ((li;):--)
!. !l~LawI~m.!\IM\)'4W:\) _~--! __ ~~
2 (HO:>O'I\, MFI--712 201
:. "Wltl"'~HOU&lf¥,j,~Plab~ 62i-~"':i'i% 48'-
~ _ % C_OII_~~~n ~ ~ __ ~ r---.:-~ ~) -{g'---t--:-~
15 % C'nIBuldun)'jO'II. __ 4i\;-~
& 31"'5O%~Ft • 2B2 i..1. 62 I
7 ~"I(hIUl~Houmgf'lgbr_e\ i 90\ 100\
'-~8ur.n,.3O%---.. ~~~r-~~~ 77%
9 ------,;;CO.r Burdall ,. i5/No 3n 40\ -' liL
10 OfllerLOWI·ifIOIlI.161401I{I%I*'IJ 95 131 . ~ ~l. __ ~_~~~~~-PWb~ \----lli---Ht ~_~~~~.~30'1'. i _$J.. r-'~ 13 % Col' BUrd-. > 50% 26% 17%
),&,McMt"_II'oCXIiI'I. (II !Dg5%) 59 23'l--r'"
.. ~ ~~ ___ % MIlIlll~_~"nUPr~~~ J"'~ t-_lS.C .
_iG_ .,;. Coal &II,lIlIn)o :wt.__ I ..lll r--'~~Q~ .Jl.lc
17 '" call BtlfdYn)o 6OiIo Oi
A_
.ll1_ 1i.l'o\MHt>M~o. 1 8~-k-~.j).40 383 1~-% Will Nf'J HO""ing f'IQb~m. 56' .. _.n~_ ~
Or. bullCi Iipot'! HUD ."juRllll1 J(Ioomlllimlla,1I f¥lplko/IbIII.
InQudw allnOOITII group!! .. Indudlrlg IhOIM! aiJOV8 ~'" or Mft
.. """ ... ~
-~~~ 840'-
..H.'
~ih
.~H
~.
~~ .
BU.
23% -
_.59%
..5.5%
5
39% -
~ ! DaIo Ia <;14f,,",
at OJ Il~ IaImIiIIIQ Gide!
1-1990 Census
~; NXlghF'I: f4'_'-
911 96
Tow RIInl8tt --AI "" .. r ... T".
""""" ~ -lEt .['1 I<:!L I
~ '432'-r---'IT£ r-~i~~ . ~
.l·:!~1T ~-.;r-
1---'-50' 74' 58' 6"
704.-,~' +O~ -3:7%
.2lL-
90'~ 22,
,.L.1ll.....
1---. 60' 3 • ~"-
68\· -m ..;u.\' ..lli ~
..22.%. ..ll. ::u:t;--....u.l.. 170
...li.i. ...lJIJ!. .2..IU ..fill ..5~
...ti. -li.U ..2'l.L '1.L
lSi. ...ti. m .,< • , ,
21t 20~
.l.1.IL.:-...lia _.6-1 ~~. Jill 1±..L L.i'~#19ji$.Ji~iL Lith--. 2, , __ -U.l _ . .J.li ----ll.\.,'
turtn HUD4tION<A (11i3)
~
N
:""
[\'
"
·'-r
.' ,_~~~_~ •• \'_1', i' ;.
,
,
B. NEEDS ASSESSMENT
1. Current Needs
Note'. most of this dl&":ussion is based on 1990 Census data 'Pm\'~ded by HUD aoo ,n
paJticular !be data shaWl< in Table 1C.
a, "Worst Cay" Euremely Low rncome (0 -30% of Median): Extremely row income
housebolda are the!argost srgment of the City's lower income population. They make up
38% (2,056 Iwusebolds) of.U lower income households. Over ",·o-lbird; (68%) of the
extremely low income are tente!'S. 71'% or these "worst caw" renters han bousing
problems, primarily overpaying with 57% paying evel 5050 of their income for howing.
While elderly make up 56% of !he extremely low income, they ha,e lbe lowest incidence of
housing problems (62% for elderly renters and 50% for elderiy O\\'IJers). Among rem.:rs,
84% of the "other· group (non-fanrily, oon-<lderly) overpay fOl" housing, .lmom all paying
over 50% of their income. Amuilg oon-elderty ownen;, 74~ a...-e overpaying far bousi..'1g.
The data in Table Ie show • sligbtIy lower incidence of housing problems in the extremely
low inoome group than in the very low and low group... Thi, is probably l>ecause a greater
proportion of these houselwlds already <=upy Palo Alto's subsidized bousing stock.
EkIerly, disabled and families in this income group qualify for Section 8 assistance. All
rypes of extremely \oW income bousoholda quAlify for olller federal boosin, subsidy
programs such as HOME, CDOO aDd Tax Credits.
More affordable rental options are especially _ for extremely low inccme "other"
households. See discussion UDdel "Singles". Small renter famlJi., and elderly in this
income group &Iso noed affot<!able reots. Non-elderly owners &Iso overpay fo< !heir bousing
to • degree !bat may put them at risk for 0Ihcr problems.
b. Very Low IocQm; (31 % to 50% of Median): This is the second largest segment of
the lower income population. There a..-e 1,722 uery low income households of whom 62 %
are renters. 918 bousebolda (90%) of the ...,.,t .... in the very low income group bav.
housiDg problems, a1most all o'up.ylng. The large fanrilies in this income group also
experience overcrowding problems.
Elderly, disabled .ad families in this income group quAlify for Section 8 assistana:. All
types of verj low income houseliolda qualify for 00le< federal housing subsidy programs such
as HOME, CDOO and Tax Credits. There is • higb need fo< rental subsidies and more
affordable renlal units Co< !hi. income group for aD household type, and for affordable large
units for families of five or more.
c, Other Low Income (~I % to 67% of Median): This groop makes up 30% of the lower
income popolation and 58% of them are renters. 717 housebolda (78%) of the OCber low
iDaJme reut .... 112". bousing problems, again lDOSIly overpaying, .llbough in this group
fewer suffer a severe housing C05' burden. Overcrowdmg is a problem for t:be large families.
I
,,,,",
. -
~."
' .. ~--,
0",: . ,_"
~!'hile housing problems are nO{ qUite as pre\lalent In t..'lls income group ~ in tlJc ,,~ 1-0'0\'
(31-50%) group. there is a higher percentage of households. with problem, than in the
extremely lo~t incoMe group.
Hou.seholds in t.1Us income ,group are not a priorit), for Section 8 assis~nce. Howcver. they
ere ehgib!e for CDBG assisted housing and many are eligible for HOME and Tn Credit
assisted housing. Needs for lhis il)come k:vel could be addressed through !he crealion or
more a..*fordable rental units through acquisirioll aDd new cons~ructjon. 'Where possib~.
developments could be planned to sen-e households of different income levels including lhis
group.
d. Moderate Income (from 68% to 9S% of Median): Remers in this income group ha\'C
a 67'.l rate of overpaying, though few pay 0'''' 50% or their income for bousIq.
Overpaying ror Tell! probably makes it dif1kult for these households 10 save for •
downpayment for • borne purchase. Abou. cwcrthirds of this group are home 0""'''' and
bave a fairly low rate of housing problems, probably because they bough •• long time ago.
This income group is nor eligible for CDBG or HOME funded assistance. They also are 1).)(
eligibie for the Section 8 prognun. However. they are eligible for l:he Cicy's Belew Market
ownership and rental programs and for the Mortgage Credit Cenificate program. With
incomes ranging from .bout $28,000 '0 alm"'t $60.000 (depending on bousehold size), the
renters in this group an: poretttial buyers of the BMR units. However, they may need
assistance with the downpayment and an MCC [0 be able to get into home oWI"le1"$bip and
alforo the monthly paymetll>.
e. &lI!mi Needs: The high cosI of relit is the biggest problem for Polo All. reuters.
41'.l of I!! renters (of all income leoels) = overpaying for housing. Among low and
very low income renters. overpaying is a much more serious problem. It is only among
large family renter> that o<her housing problems such as overcrowding and "'_
housing are notable. The .. tent of housing problems among the renter populatioo indi<:ates a
need for more afforo.hIe remal units and more rental paymeo! subsidies such as the Section
8 proglam especiaUy for very low iocome households. Very low income r:nttrs, woo pay
over ~..()% of their income for housing. may be sacrificing: other oecessjties to stay in housing
and are especially vulnerable (0 homelessoess.
RENTERS WITH Al'iY HOUSING PROBLEM
By % of Median Income
All Renters
0-_
31-50% 51~7% 68-95%
% wlProbs 41% 71% 90% 78% 67%
% Paying NIA 57% 52% 21 % 11%
> 50%
27
.';r-::-----.
..
I
!
! !
oC.
f. ~ Needs: 26$ of all owners ha .... e a housing problem. OnIy 18% of all owners
have very low, lOW or moderate "incomes. or the low and moderate int-ome OWDtn l 37%
(950 households) hav. bousing problems, primarily overpaying. GeoeraO)', il is the
families who are overpaying. Except for ex.tremely low income elderly homeowners.
elderly owners do not have a high incidence of overpaying. There are not any programs to
assist existing low and moderate :income familv owners with rheir housing expenses. See
paragraph on overpayUIg for a list of rnetl'Jods of addressi!lg the needs of future low and
moderate income buyers.
g. Large Families: Large renter families (5 or more related persons) suffer housing
problems to a great.r deg~ thsn an othe, household types. 58% (222 hoa .. holds) of all
large n:nter families Ml'f a bousing problem. The typical probiems of large far.G.ilies are
overpaying and overcrowding. Of these, 37% (142 families) arc Jow income, Overpaying is
the most frequent prublem of low income large families with an tnddence of up to 85 %.
h. Elderly Persons: 56% of an elderly reoters have a housing problem, almost
exclusively overpaying. 1,004 or 55% of PalQ Alto's elderly renter households are vcry low
income (below $20,750 if~ are, single pe=), Oftbele, 692 households or 69% of
the very low iDeome ddert.y overpay (or rent. 'Ibese sraristics show there is a need for
DlOIC rerualassisw1ce for (be elderly. more affordable rental units either through new
CODStrUction or acquisitii)n and more usage of shared bousing between single. very low
i~u31e elder1y renters and very low income ekSerly oomeown.::.n..
Except for extremely low incoo>e elder!y home owner.;, elderly bome 0WDerS do DOt ha"e •
high incidence of housiIJg needs. (NOIC: they may have ~ (or supportive servi<:es to
CODtiDue 10 live in their own homes which ~ DOt reflected in the census data in Tabic lC.
See discussion of need; of elder!y and trail elderly elsewhere in !his CP.AS),
i. Persons With DWlbililies: More detailed discussion of the ltousing ~ of PO"""
with different types of disabililies is in Section b. 3. Populatioll5 wilh Special Needs, 1.940
persons age 16-64 in Palo Alto have. disability wltich affects mobilirj or sclf-=e a=rding
to the Census. Information is not available about the type of household they live in, their
in<:ome level or bow their disability affects their housing needs. Geoerally, persoll5 with
disabil.ities have lower incomes especia.lly if their disability limits Eheir ability to work. For
per"lns with physical disabilities, accessible housing is critical to their ability to live
independently. For persons who are oot able to drive (or tannO( affcrd to own a car).
housios must not only be accessible. bUI also localed cOIl'Ieniently to 'hopping and public
transpOrtation.
j. Sjngk Persons: Separate information is not available about single (non-elderly)
persons who live alone and singJe.s who choose to live with other adults sucb as unmarried
couples. The "alloth<1: household," category in Table IC is S()% of aU r.nten. H.U!!ing
problems £again alpv§t entirely Qverpaying) are more wibread in this group than in
au! other reater oopptatioo group. 86" of low and nry low inrom!> "other" renters
have Mncine problems. The percentage with problems is spread evenJy between extremely
low, very low and low income categories.
------",_ ....... _--,
•
U ol::ss they are disablt-d, the Section 8 program does not ~ rYe single penons. Also Palo
Alto's srock of subsidized hOllsing mostly serves elderly and C,1milies. This population
group _ to be an UDdersened group whose primary nffil is affordable small rental
units. Suategies which involve new construction. al.:quisiIion or other use of the existing
housing stock are needed, Appropriate: housing could include SROs. shared grwp living in
single family horn~s, 5eC'Ond units, matches with elderly homeowners and small apartments.
t. Overpaying (Cost Burden & Severe Cost Bumen): Table Ie clearly shows that
overpaying is the principle probJem of all ~ery low, 100", and moderatt income
bouseholds, both renten and owners. Large family renters also suffer other housing
problems. Overpaying is discussed under each t~ and LT1Come level of households.
The Section 8 program is likely 10 be or littl. use in solving the o .. rpaying problem.
The federal government is not J ikely ro increase funding for Secrion 8. Very fe'M; Palo Alto
housenolds arc ;)n the current Section 8 waiting list and the family list is dosed, Private, for
profit owners, in Pal':) Nt':). generaily refuse to participate in the Sec~ion 8 program s.ince
they car. ca.-"ioily rent for morc on the open market. Therefore, acquisilion of e"isting bousing
by oonprofits and new consauC{iOD are the most realistic way:; of creating more affordable
ren!al units mel meeting this need.
DeveJopmem of more affordable ownership bousing for moderate: income bouseboids
including the creation of more units in !be City·s BMR Progr"", mel greater use of the MCC
program are the available means to address the probkm of overpaying owners.
I. Overcrowding: Oven:rowdiIIg is no! as serious a housiIIg problem in !'alo AIle as it is
in Santa Clara County as a whole or as it is in nearby cr~ such as Mcumain View or
Redwood City. ()o.=:rowdiIIg is prinwiJy a prvt>lem of vtry low mel low income large
fomily renters as sbowo below. Only 4.3% or all renters are overcrowded in Palo Alto
..,..,pared to 17.1% In !be County as a whole. Mountain View has • 11.6% overall tale
mel San Jooe is the higbesl with an overall rale of 23.8%.
INCIDENCE OF OVERCROWDING
ALL RENTER &: LARGE FA.\11LY RENTERS BY INCOME GROUP
PALO ALTO
Total 31-50% SH7%
4.3% 4.3% 7.9% 9.2%
LoIgc Families 4&.0% 66.1% 78.2%
m. Substandard Housing: Palo Alto's housing s"l.OCk is generaUy in very good condition
even though "'" City ha.,. high proportion (18.5%) efolder (pn:-I940) stock: compared",
oIber subwban cities. This is due 10 "'" high v.lue of the housiIIg f"r both sale and rent.
-":~--·----------"_~1."'~'R' ___ _
.,.
·' __ CO ,
Due to aae. some rental structures need upgrad.ing and major maintenance. but over.aU
!he pbysi<:aJ condition of housing is not a problem In Palo Alto.
n. Disproportionate Needs of MinQrity Groups: Minority households have slighlly
disproportionate hoosil'lg needs but me <!au provided by HUn does nc--t show a very dear
panern. Minoriti", make up 17% of all renter bouiebolds and 14% of IIIl owner
bousebolds.
RENTER HOUSEHOLDS" MINORITY RF.NTERS WITH HOUSING PROBLEMS
BY INCOME GROlTP
All Renter AU Minoriry Black Ren:er Hispanic
Households Renters Households Renter
Household,
ToU! 10.416 1.745 371 55l
% ofTota! wi 41% 45% 43% 1 45 % Housing Problems
!noome QrQ\!l1: 112!!f 71 % 58% 37% 69%
UDU'D w/orobs
0% • 30% of median
31%·50% 91 % 95% 82% 100%
51 !II. ·67% 78% 81% 63% 100%
OWNER HOUSEHOLDS &: MINORITY OWNERS WITH HOUSING PROBLEMS
BY INCOME GROUP ,
All Owner Households All Minority Owner
Households
14.284 1.936
% of ToU! wi Housing 26% 35%
Problems (3.714 HHs) (678 Hils)
lIP'"""'" rtl!ll:!l2: ~ Qf MOUn 58% 47%
wI problems: (380 HR,) (58 HR,)
0% • 30% of median
31·50% 36% 36%
(253 HHs) (SO illl,)
51%·67% 2951 34%
(195 HR,) (47 HHs)
30
-.. _._-_ ...... -...,-
.
,l.'.
o. ~ Housing Authcrjty's $ectiQQ 8 & Public Housing Waiting List:
The'! Santa Clara COI..aL.'Y Housing Authority maintains a waiting list for the Sec;tion 8 program
and public housing units owned and managed b.y the Housing Amooriry. The list for faoilily
bousing is DOW c]oscC (it was last opened in 1991 for one month) and is not npectl!d to be
opened again for some time. llle lists for elderly and diS;Jhled housing are presently open
for new name:i.
Currently. there are 12,717 households on the entire waitL"1g list. There are ),621
households wailing for family housing. Of these, only 11 households are from Palo Alto. In
comparison. over 2 .500 households currently re;iding in San Jose are on the list for family
units. There at< 3969 disabled households md 5,125 elderly households on those waiting
lists. Generally 9 the Housiilg Authority estimates that there i.s a five to sevec year wait for
remaJ lIssistance.
HOUSING AUTHORITY WAITING LIST (9193)
ToW OBR 1 BR 2 BR 3BR 4BR
Fannly I! 0 0 4 4 3
Elderly 97 53 40 4 0 0
Disabled" 50 41 9 0 0 0
• lJisiJbIed includes ai/types of diJabj1ities (de",,/opmental, mooIaJ ilW." plrysirol, trc.)
and /amiiiu who Irave a =mber .. ho is nwbi/Uy impaired. Ir aiso inclwks disab!M
elderly households.
The Plio Alto HousiDg CoIporation majutaics their own waiting list for the rental units
which they own and manage. their list has over 300 bnu5eholds. II was compiled in !he Fall
of 1992 and is presently closed to new names. PARe es:imares thai they have about 10 to
15 vacancies during a year which are filled from their waiting list. Toe unirs whkb they
own in paItnerships or through separate nonprofit C01pOratiOns keep separate waiting lists.
p. Fedml and 1 p;i1 Preferences'
P AHC gives a preference to households who live or worlc in Palo Allo for occupancy of !heir
rent.a! units.
q. Need for HgmeCwnersbip by I'jeu Time Hameooyers:
Generally. first time buyers do not have lbe fmancial resowces ia::ludmg suffICient income
and downpaymcnts to pwclla.se ... bume in Palo Alto. At curren' interest I2teS and bome
prices •• household with income above median inoome can pun:base !he rypical two bedroom
coodo. 1bcn: is • need for howcownersliip assistance for median inoome .cd below median
31
income households. PaIo Alto has addressed tllis need tt..tOugh r...s' inclusiunary zoning
requiremeI'lt. Almost 170 below market units are in the BMR ownership program.
r .. DiSyss:on gf Protected Changes in Housing Needs:
The housing needs estimate<! in this Annual Piau are not .<peeled to change sigrJEicantly
over the next five years.
1, Natu"' and Exten. of HomeJ ........
i. Needs of Shelfeied &£ Unsheltered HQmeless:
Whate"\ler the exact number of homeless adults. youth and famihes, it is ciear that existing
programs and facilities do not meet the shelter and pennanent housing needs of Santa Clara
Counry~s homeless persons,
1bere .is 00 more reliable or accurate information regarding the extent of borr..elessness either
in Palo Alto or in Santa Clara County as a whole, thaD was included in the 1991 .. 1996
CHAS. The only am:mpt 10 study the incidl':oce of bomelessness on a countywide,
comprehensive basis was the November, 1989 report by the SIIDIa Clara CQUJlty', Homeless
Task Force.
'Ibe fiDanc:iaI resources have not been available to update or improve upon that study. It is
also highly questionable wbelber it is worth illvesting scarce local resources in COWlling the
lxnneless wben every agency serving !be homeless agrees tlut !hey tarlJK)( come close 10
providing sufficient emergency sbelter, support services and permanent housing for the
lxnneless population that they see on • daily basis.
The most recent available dala are the undupiicated counts of the porsons sheltered in Palo
Alto and in =rby cities, recorded by the zip code of where the porson last lived, WQr1<ed or
bad other ti.:s. fkIwever. then:: is no way to eliminate duplication between persons that are
served during the year by different agoncies. The available data does DO! meet HUD',
SlaIldaIds,
There is also no accq>ted method for "allocating" the estimate. of the number of homeless 10
individuaJ cities within the County. Homeles.sness cannot be described \lt1.th any meaning
except on at least a countywide hasis. From the perspective of. city like Palo Alto, which
is locatiod along the border betw""" two rounties, lxnnelcssJll:S' really must he studied from a
sub-regional pompective,
Igtal Number of HQIIldess PeI"Snm.~
The 1989 Study estim.allOd • daily count of about 1,900 homejess perwns in Santa Clara
County who ale residing in .shelters during winter mor.ths. In me surnrtler months wbtn the
umories ~ c!os<d there arI': only aboUI 1,400 beds availiible. This nwnber is widely
accepted as a reasonable estimate, but ir was not an actual c:ou.nI since JlO{ all shelter
31
.~.
operators responded to the survey. County homeless experts estimate that the unsheliered
homeless population is at least 3.000 to 4,1JC(J more than those in shelters.
During !be 1988·1989, • total of 12.579 peThOOS were sheltered in Santa Clara County. At
that time, it was estimated that lhcre were another 7,()(X) uns.heltered homeless persons for a
total of about 2Q,000 bomelL-ss during a year. The County's Hometess Coordh'Utol', ba~
on information from shelter operators, estimate:!! that the lOtal .annual homeless count has
increased to around 24,000. About 43% of the total homeless popul.tion are children.
l.ocal ·Point-in-Time" Count of the Homeless:
In June, 1991, the Urban Ministt)' performed. oae night count of homeless individUll\s iiI!d
families seeking she1te! and other services. This survey was described in Ll]e 1991·19%
CHAS, but is summarized here since it is the only local survey that at least somewh2;r meers
HUD' 5 standards.
JUNE 1991 HOMELESS COUNT IN" PALO ALTO
Total Found Sho1t..-Unsheltered
Families 20 10 10
No. of persons in families 50 2S 25
Single Adults 70 45' 35'
• Nore: Numbers are qllLJled as shown in 1991·1996 elIAS, origintJi data was not
availobk for 1m. report.
In conttast, !he Census "S--Nigbt" couOl of the homeless found 13 persons in Palo Alto in
slJelte" (of whicb 4 where children) and 11 pe,,"ns ·visible in street locations".
Q.JlT'CDl Numbers of Homeles.'l, Persons Served:
EmoigeOCy Housing Consortium reportS that their 1,250 bed shelter system housed more than
8,100 IIndnpljc.rrril homeless during FY 92-93. Of those, 98 reported PalQ Allo as their last
n:sidcnce. Urban Ministty provided shelter for 228 l!!!du.Plicated single, adult homeless
pe1SOIIS in their IS bed shelter in Palo Allo during !be same period.
Urban Ministry serves I large number of "unsheltered" homeless persons at their morning
drop-in center. They provided 4,423 unduplicaled individuals with some type of emergency
assistaoce during FY 92-93. On. daily basis, !be drop·in center is visited by about 140
person<. Since !be Urban MinisIry's drop-iD center is located. sOOlt walk from !he San
Mateo ~.nt)' line and adjacent (0 ! major inter-COUilty ttansi[ rerminal, it is reasonable to
33
'''"',,-._----
>. _ ....
· i
:.--.'-'-
assume !:hat rome of their clients have connec--Jons with other nearby communities. Some of
their clients undoubtedly utilize the winter shetter .at either the Sunnyvale or San Mateo
armories and thus may be counted in the aanual service counts by other agenc:i'!s. Other
clients with some limited income an: able [0 hve in it residenti.al hotel for pan of the month
and then return (0 the Streets w'ben their monthly income is depleted _ HlJwever. it t.s veri
likely that many of the Ulban Ministry's 4,423 eliects are t!uly 'unsheltered' since the drop
in center is located close to areas where the homeless are known to camp out,
Race and Ethnic COIIll)Q$iriQn:
The Ulban Ministry reported the fallowing statistic, abou, their 4,423 clients during ftseal
y""r 92-93:
69% Male
31 % Female
50.3 % African American
31.9% While
13.8% Hispanic
2.6% As"", or Pscifk Islander
1.0% Native American
n. Sul!--P9Pu1atjrnm of the Homeless:
The 1989 Homeless Task Fon:e Study provides some inform>.tion abou, the sub-populations
of the homeless, bul it may have been somewha' skewed ,ince it is based on repons from 7
out of 17 &beIlef5 and 11 ou' of I S agencies. The Study states tha, the data was !!I!I reliable
regan!iDg the prevalence of substance abuse or of mental illness. However, the SIUdy's data
is used siD::e it is based upon the local population rather than nationwide or =1 city
populations. s..: Table !D.
The Urbon Ministry repons tha, oyer the last year, they hAve seeD an increase in the
mmbers of clients with symptoms of severe mental iUness au well as. an i.ncruse in cliems
who are disabled by mental illness but not psycbotic.
iii. Nm1§ of Persons Threatened wilh HomelessDess:
There is • very large incidence of overpaying among low income housebolds both in Palo
Alto and in Santa Clara Coumy as a whole. Low iu<ome pef50ns who already pay man:
Ihm 30'; or 50% of their inccme for housing are al risk of homelessness ., an times.
Many bowebolds must regularly rely on emergency fo< '\, hot meai programs and clothing
programs to oontilllt! I<l pay their rem. EmelieDC)' assistance providers wntinually exhaust
their funds for rem.al moye-in assistance and emergency rent funds. There is a need for •
steady and expandf<l source of funding for these programs.
34
..
CHAS Table 10
' .. ':
U.:S. ~nl 01 wou.lng Mill IJrben O ...... ~Hlt
f:mee. 01 \:um"~\ll'",\ti P\a'~ aM DfNeIvp.'TIo;lr;\
Homeless Population & Subpopulations Compreher.srve Housing At10rdabjiitj Stra-legy (CHAS,
Ins'ruClions t)f local .. 'urisd'rdkms
CITY OF PALO ALTO 1<'
I
50"""" L UrJSt#.ervd ,A, ,., pat; 1: Hom.less populia:';n
. lountywlde Sheltered
N/A
\olomelus 'Famllkl$ wH.h r.;blldfaon
1. !!~ Horr.less Farnfal&S _N.:.I_A __ -+ __ -, __ I Unknown
2. Numbftr of Persons In Homei.es, FamiWes 950 35'
HO~I~y~~s(Not In famlilesj
3. YOU1h (17 yaa,s or younper) 10 -----+-,
980 36'
5. lOUd {fines 2 + 3 + 4) 94Q
I
j n*
91
I
.)
---L ~ U~~~_"" __ J
I 39t N/A J
2. AIcot!oll other DN; Abuse Only --'I---;~ _-'----"'N/:.:..:A __ ~
,. 5"'"_hol.< 0Ihet Dn." Abo.. I N/ A N/ A I --------~I· --l _______ + 7'> ~l~ ---j
-=-~.omeIHS-Youfh(A1Q!lLi, ___ .with families) ~ _-,,~,,3"%-_...L-~A'_-1
•. AlOS/_Dise.... + 15% I
7. OIl."'.....,.) Elderly _15: N/A
8. Physically OhAbled _. N/A _J
• Pa~t t. tine~ 2. 4. 5: Count~de figuYes ~re mult'plied by 3.7~ ~ich is Pa1~ Alta's
share of the total County population. This ~ethodo'ogy is being used by other entitlementcitie
Pa rt 11. L i r.es 1. Z, 3 J 4. 5. 7, B: s!J,:u~r;cl.~i~;4lH~-~. ~1~e~'~'Jn~e~sfs~,p' r.~, ~s=a~n~ta:=;:C~I~.~r:a:c~o~u~"=-t~Y~'-::-N;O~V~.;.~1~98~9~. _ Part II, Line 6: Information pro'olided-fY IeF for eHAS tralnlng.
Part 1: Homeless po~utatiar.: Data, per HUD instructions. must be reliable~ unduplicated count
based upon a pOlnt-ln-time (one day or week) measure.
Part Z: Percentages: Enter percentages only to the extent data are available, ~~y use
proportions from national research if they reflect local conditions.
35
~
1 3. I'opulatious with Special Needs -Other Than Homel ...
a. ~For Supoonh'c lliNsing for the Elderly:
Elderly Remers; Elderly households make up 25% of Palo Alto's hDuseholds. The elderly
populatiOD iIlCT'eaSCd from 1980 to 1990 and is C'~pec:ted tD coruinue to increase. Overpaying
B the most common housing probk:1n for \'CI)' low income elderly renters (see Table lC},
Of elderly renter bouseholds with incomes between 31-50 % of malian. 865> a,. overpaying.
Even the moderate income elderly renters are oVC'IpGying at a rate of 76%. Thls
demonstrates a great need for more rental assistance and new tonsU1JctiOtl of subsidized
mlIlll housing for the elderly.
Elderly Homeowners: 50'% of very low income owners overpay for bowing. The Senior
Coordinating Council's shared housing program )5 one ,,"'ay (0 meet this need, b'Ut they repon
.a lack of persons woo wisb 10 share or rent from an elderly owner. Greater use of reverse
equity mortgages might 'help provide additional income tl) very low income elderly
homeowners.
b. Need For Supportive Housing for the Frail Elderly:
Palo Alto bas a higber percentage of older seniors than the nation IS a whole. 20 % of the:
senior population is 80 or above c.ompan:d to 12 % nationwide. Based on national incidence
ratl'.s. about 2,000 of Palo AUo'. elderly bave a significant limitation wbich affects their DOed
foc SIlJ'POItive oervices whore !bey live IS folio .. ":
• 1,000 Eldcrly Need "Assisled Daily Living" (belp with bathing, feeding, etc.)
• 950 Elderly Need Subslanlial Help Performing Several Activities of Daily Living;
Nee<! 24 Hour Care or Skilled Nursing Care
Older senion are moo: likely to DOed assisted bving or nursing care. Older seniors are ilio
more likely to have lower lncomes. 37% of Palo Alto's seniors 7S or older have extremely
low incomes (below S15,000 per year). Ahout 14% of seniors between 65 and 74 bave
incomes below $15.000.
Even seniors living in subsidiud housing may bave their housing needs change as they age.
The Lyaon complex is the only development in Palo Alto which provides a full range of
llving opticns for low income seniors from independent living to assistfd living to ,killed
llIlrSing care.
1bere is a :occd to provide more affordable rental housing for frail seniOnio and to provKie
sufficient iJl..home services to the frail elderly who wam to remain in tbei!: own bomcs or
opanmentS.
......
NEED FOR SUPPORTIVE HOUSING ~'OR VER\' LOW INCOME
ELDERLY & FRAIL EI.DERL Y HOUSEHOLDS
Total Ne<d % Vet')' Gross Existing Estimated
Low Need Units Unmet
lDrome' Need
Aui$tcd 1,000 31 " 3iO 84' 226
Living ~[!
S>Jbstanti&l 950 31 " 295 @60' 235
As.s-istaDce. "",u
24 hour care;
"""'ng .,.,.
1 _ 31% ofall elderly households (owner and remer, are very {(TO'\.' income
1 _ Assisted livi'l& units jor very low incorr.e wert £slimaJ.~d to include three units at Palo
Aho Commort.s; 31 btds in residenriai care frornes; and 50 residenJiol care units aJ
Lyrum Il.
, -24-Rour Care Units are abvlll 60 beds '" Lyr-on Gardens Ill.
c. Need For Supportive Housing foc P)!ooru; with Severe Menl&l Inness.:
A 1938 Santa Clara County plan identiflCd • cOUflJyWide need for 2,700 permanent,
afford!ble remal units for mcn:t.a1Iy ill persons who were eimer bomeless or-in o\lerly
restrictive or inadequate boau! and care bomes. This 00...'0& ohould be affordable by
eatremely low _ ptlSOIIS (()'30% of median) since • mcmtalIy disabled person 00 SSl
=eiv .. an _ of $7,680 per year 0< 19% of median incom<. Supportive serviw.; are
very critical 10 the menWly ili. DiffereD! types of bou.'ing is necessary including transitional
am permanent h01lSing, SRO's, shared oo...ing and .partmew.
d. Need For Supoortive Housing for Persons with Developmental Disabilities:
Need for Indepen<lenI Living with Services: The San Andreas Regional CeDltr identifled a
toIlI! of 815 of their clients who are borderline: 10 mildly retarded and could benefit from aD
independent living setting, Of the tot>J, 68 woold need. wbeekhair accessible unit. A
HUD fimded rental development in Belmoru:, which was recently completed, received over
80 applications very quickly and its' 24 units were easily renJed. It is expected that there
would be al leas! that much demaod for an affordzble rental project L'l Palo Alto.
Need for Group Hntrtq fOT DeVeIoDDX:ma1ly Disabled: A numerical estimate of this Deed is
not available, bul according 10 !be San Andreas Regional Center, persons who need a group
home selling are usually placed in the sou!bem part of Sana Clara COUIIl)I ,ince there is very
37
hnIc: available jn Palo Alto. Excellent se~ices are available fo')!" chis population in Palo
Alto, bw: t!:le housing is cot, so the!} tBents must he transported north to recejv~ services.
e. Need For SupPOrtive Housing fer Persons with PhYSical Dis.abitities~
As lDCl!!ioned above, there ar, 50 very low income disabTnl households 00 the Housing
AUIhority's waiting list from Palo Alto. It is oot known how many ha,,< physical dISabilities.
The 1990 Census, provides .he follOWing Dwnbcrs of r<<sons in Palo Alto wi'" "mobiliry or
self·can: 1imitatioos" who are oot living in i.IbLitutiom;:
PERSONS WITH MOBILITY OR SELF-CARE LIMITATIONS
No Work WltII Work
Disabilities Oisabi1i1y
Age 16 -64 years 239 r<=ns 1,701
Age 65 + 212 p«SOOS 1.865
It is rot possible'" estima!r how many of !hese people may need specialized housing with
services or acc.=ibie housing, bu, some portioo of them woold have ioadequale housing at
!his lime or in the future.
f. Need For &mnortive Hqusing for PeltoN with A1coool Qr Other Drue Addiction'
ll>formation is still being sougln to estimate !his .-i.
&. Need For Snmmiye Housing for Persons with AIDS:
Infonnation is still being 500gb' 10 accura:ely estimarc this need.
38
CITY OF PALO ALTO
i~~ ... Noo.fo;tQj~O~1,/$II'lQ
r 116 -----1-------------
235 ___ _
1. Eiderty (Very low income) See narrative
2. FnLIIEfderfy (Very 10w income) See narrative
3. Sellflre!WJmaJllr.es:!l (2.700 x 3.7~*) See narrative I 100
r-30 -Independent living '_._Do_'_irIo~ntalyOisaOlad (815 :II 3.7%_*:...)_..:5:;:".:.--,-,nd:.:r __ r..:"..:t __ i __ I1":-______ I Ilcknown .. Gr..oup h.cme.s......
______ -l-I __ -"un::.:known ___ _ 5. PhysiCalry Oi~ See narrative.
7. Parsons 1II1!h A.l OS and Fbtlalfld Dl$tJaS8s
8. D.:her ISpecify):
lntbu~torT"'1E
......... ,---"""""'"'"'
Refer1.D ApptDdiI. A. 0etlaaI DdiniQoas Usca wi1b 1bc CHAS. fOf"
additional dcfilliaons of tams ustd in tbis uk.
TaWe lE jlIOYides. (mnat for cstimM:in& the need for ~ve
hoosin&!or od\er (dwi bomdcss) popn1a«ifes lIiltl\ spKiaJ needs.
SorlIe poIt:RtiaJ ~ ageacicI Im4 diem groups Ihq save
include:
o Stale or local rnc:oW bcalIh agcncic:s for petsQI'IS with 5CV'CR """"' ....... o State 01 local .ageneies c( mental retardation or Stla IoeaI
deve.lopmt.nlalllsabilities CO&mCils for people wit1J ~.
tal emabuhier;
G State~wioo.."enciesO£Swe<S"1oca1Ca\tUSf«I:ndcpen.
-l.MD& for J"'lI'Ie -!fh)"icoJ disabilides;
o Stale or:area qerdes on qina {OIl' ddm.y people;
<I The Pub6c Heabh Setvitll Cerue:r (or Disease Contr'Ol for pcnms
w'dhAlDS.
sp.dIIC !fIa;trueODr.;
LiM 1-fJllU!be esmnaced number or elderly ~ ill FIMI
of suppattive_.
________ .~I ___ ->U~'l1known
_Unknown
Line 2-&w ihc estinwed oomi'o' of hall elderly ht.clsdu:Ms in
need 01 supportive 'OOusing.
Lillc 3-fnra-the esUm.ated number olbOu.srholds composed ofal
IeI5l ('lilt persor. ""WI:ieV'm: menu:] illness inneed.of SU9por"J>.re
housUo_1-
Lin~ 4-. Enllet die estimaIed numbe:rof:llous:dlolds composed mal
k:astonedevdopmemally disabled pmon in need or rupponivc
hOusing.'
5ne '-En1cr the estimated number of ~lds ~ of aJ:
leas; one pbysica.tly disabled pc:rsor! iT-Deed or supportive hOU!
Lng.\
Lint 6-. EnE:'< d1e estiJn.l.ttd cumbcTof bouseholcls composed oral
k:ast CI"IC person with ak:~ drIlg a&!icrlon in need of
supponiw: housing.
Line-7-Entl::r the: estitnaIc.d number ortJous.eh:)]d!; compo$ed of at
least one pen:un ",;!b AIDS and relafItd 6iseases ill need or
suppor1iYC houstnl.
Line 8-Estinwc for any othe1 c:ate10lY of .speci.al.oeed that tht
jurisdktion may KIenti1y !he nmabcr of bo\&sdx)~ in nud of
sapporo v,:: bowing.
• !!QIT: Where esti~tes are only available on a Countywide basis. a proportion of the
Countywide need is allocated to Palo Alto based ~pon the Cityts 3.71 share of
the total County population.
39
•
.)J ..
c, AvaiJable Resour<es
Available resources for housing have not changed signlftCantly since the 1991 ·1996 eHAS
Palo A1~o -""'ill pursue all available federa1, State. local and pri vale resources as appropnate
Due to limired slaff, Pa.lo Alto enc::oorages and suppons nonprofit housing developers.,
homeless shelter provKiers and County agencies to apply for federal housing programs for
housing activities within Palo Alto 'Iio'henever they are eligiOJe etpphcants rather than the City
itself applying.
1. Federal Programs
Eligible Activi:jes
Acquisition
FederaJ Housi:lg: Resources
CDOO, HOME (vi> the State), Sections
202 and 811
Acquisition of AI,Risk Federally Sub,idized UPHRA, CDOO
Housing
Rehabilitation
New Construction
Home Buyer AssistaDce
Homeless AssistaDce
Homeless Prevention
2. Non-Federal Public Pro.,..m.
CDBG, HOME, Sees. 2Q2 and 811
CDOO (for land & pre-developmenl only),
HOME, UlITC, Sec. 202, Sec. 811
see local resources (MCC program)
I Section 8, Hope for Elderly lndepeOO=
(Co. Housing Aulbority)
Support±,. Housing Program, Shelter Plus
<::=, Section 8 Modente Rcbabilila1ion
SRO. Safe Hlvens for the Homeless
FEMA
i. StAte Programs: CUrrently the SIa1e housing programs which wookl be most applicable
!O Palo Alto', housing sttatcgy are out of funds. They are the RentaI Housing Constnlction
Program (RHCp) and the California Housing Rehabilitation Program -Rental ComPOIJCDl
(CHRP-R). These programs arc: funded by voter initiative approved bond issues. Another
bond i'lSUe will need to be passed befon: any funding will be available.
Nonprofit housing developers bave utilized the California Housing Finance AgOne-i'.
(CHF A) Multi-Family 8<Jnd Program for pelllJllIlenl mongage fUlaDCing for rental pmperty.
Tho Stale'S Lo", ID::ome Housing Tax Credit program bas also been utifued. These
programs may be used ill Ih: fuum:.
40
.1
.. ~
ii. Local Programs: The primary local housing resource a va ilable in the City of Pal 0
Aho i~ the City's "Housing Reserve Fund". The Fund has two components -Commercial
::md Residential. The Fund c;.an be used for acquisilion, rehabihta ticn. new construction and
predevelopment of low income housing. The Comrnerdal Fund is dLf'tCLed wwards
providing :additional affo!dable housing uniLo;. for Palo Alto's wori;: ("'fee. The ResidentjaJ
Fund cal he used for any type of iow income housing.
The "Commercial HOIJSing Reserve" is funded wit'!]. hous'mg mitiga!ioo fees required from
developers of commercial and indu"Lrial space. The fund currently has aOOm $2.0 million
available for new projects (not counting commitmen.ts to ongoing: projects).
The "Residential Housing Reserve" is funded with i.-.. -lieu fees under the Ciry Below Market
Housing program from residential developers. This fund presently has a negative balance as
it borrowed from the Commercial fund in the past.
3. Private Resources
i. For-Profit: The primary private resource fOI housing in PaID Alm lS mitigation
payments from commerciaI developers described above. Units provided by private
residenti.al developers under tbe City's Below Market Rental and Ownership program is
!IlKlIher importam private housing resource. Private lender.; .L", comribllte to affordable
housing througb advantagrous financing WIder the all.s's Affordable Housing Program
(AHP).
ii. Nonprofit Nonprofa boosing developers opetatin~ in Palo AltO contn"bute their own
equity funds to low income boIlsing projects both of their own and other nonprofits.
Nonprofits also COIlln"bute substantial staff lime and energy to affordable hoU5iilg efforts
much of that lime is paid for from their OW" resoo=
See the foUowing chart for • =mnaIY of local and priV"'" =.
41
.....
. ,':
...
: _~ ,/-f.-
.~.,...~:~."A "' ,
. '/ ;:: .
,~-~> .
LOCAL PUBLIC AND PRIVATE RESOURCES FOR AFFORDABLE HOUSING
"'"""', .-....... No. H_ """"' "-"-..... ..... C~. '''l'tt ... lao IoU
"'" """,. ..... ........
~ -...
wc.u..
ftlBUC,
CMtm. RSf: X ,
I .....
~H •. ., • x ....... I
City~imI! X
Mee J"rop'am x _Bout
X
T"",_
Coml:t Dep; .,f X X
5od&I Services
....... tt
RE!IO<J1lCES, --.. x x o...c_
Prt¥-= LaI2en: X • X
AHl' N_
X X X
""""""'" '""" x x
""""""'" & """"'"
n. FIVE YEAR STRATEGY
.. SDmmary or Flve Year Strategy iD 1991 -1991i ClI'&.s
Tho Cil)' of Palo AIto's Five Year Strategy is conraU.ed in the 1991 -1926 CtlA.-S whicb was
adopred by the City COUDCil OD Octobe, 21. 1991 and ap;>roved by HUD on lanuaty 3.
1992. It is foond on pages 31-40 cftl1at document. The Five Y= Strategy is not being
revised or amended at this time. Fur ease of reference. the new eliAS "Table 2: Priorities
Fot Assistance, 5 Year Plan" is included be, •. While HUD's format is slightly differelll
(!ban thai of the old "Table 3: Priorities for ...... istance. 5 Year Plan'). :he r.mking of tilt
variou> priorities has not been clw1ged.
42
I if if
CHASTable2
Priorities for Assistance
S-Year Plan --------
CITY OF PALO ALTO
A. Hou_olCf Ineome
t.
, _0-.-
4.
5.~""'" .-
Hoo~ehold Type:
1 Highest Priority
2 • Medium Priority
3 Lower Priority
o No Priority
U.S. Oapa!'t.m.nt (If Housing end Ul'b.Jn o.",elopr,uilrI't
Clf1ie-e cl Community ~laI\n~g ~ Dilvel.:lpmlt:-11
Comprehens;""! Hoosin9 Affordabilify Strategy {CHAS)
Instniclions lor lO"...a1 Jljri~ctions
F, .. "_P_ [..,r ... Iea.""J
jj'Y ~~1'
j I 96
For Each Category of Households:
P '" Primary ActiYity
S = Secondary ActiYity
43
/
~
".t':-, ::-".'"
INTRODUCTION TO ANNUAL PLAI'I
Palo Alto's plan f.or the 93·94 fiscal year is te cornplere bousing activities which are
currently under"way from prior years and to initial:e a few new projects which are expected to
be completed over tbe next two to three years Major housing activities QI'hkh will command
staff resources during the period covered by this Annual Plan are:
1. Lyttgn IV Senior Apioment$.: This is a 51 unit Ile\lii-developmem sponsor'!d by
Community Housing, loe, wblch is subsidized under HUD's Section 202 program, The
sponsor tltpects to stan consuuc~ion in lar.e 1993 and to complere occupancy by the end of
calendar Y"'" 1994,
2, Barker Resideruial HOlel: This is an .,hting residential hotel which is in tlle process of
being acquired by tlle Palo Alto HOIlSing CotpOration and will undergo substantial
n:!tabillration and tlle addition of D<W, lwldicapped units for a ,o<aJ of 26 units (25 "assisted
units") at ccmpletion, The project will pmvide low <OS! housing for homeless and disabled
single pen<ms, It is anticipa!ed that acquisition and rehabilitation will be ccmple!ed by tlle
end of 1h< 1994 fucal year,
3. Development of New SRO Apartments: The City COlmciI is presently (as of October,
1993) in tlle proc<ss of reviewing a development proposal for an office complex at 1050
Arastradero, The proposed bousiDll mitigation rO£ that projec! includes tlle acquisition, by
!be City, of a pon:el of land, in tlle dowmown area, that could potentially be developed
willi about 80 units of SRO mttaI boosing, If !be City completes the .iJe acqlll.ition, !be.
a developer would be selected for !be housing project, Architectural, environmental and
zoning srudies would !ben be completed,
4. Devfksrmrnt of New Rental, Hre'ljng For l00rnrndrnt Liyjna for Peooru. W}th
Deyelopmental Disabilities: The City has provided Mid-Penimula Housing Coalition with a
small ttmooll1 of CDBG funds 10 "",isI in tlle CO<! of sec:urin!! siJe control on • pltlJl"!!y that
would be sulIable for !be construl:tioo of 24 units of housing to be, hopefully, funded under
BUD's Section 811 program, MPHC applied for FY 1993 Sec, 811 funds in July, 1993,
but their application "'os rejected by HUO, The City is lSSisting MPHC in the
identification of suitable sUes. TIle objective f()f FY 94 is to obtain site control, initiate
1h< necessaQ' zoning applications, and apply again for ~tion 811 funds during !be FY
1994 application cycle,
5. Conymion of FIIging -Pine Street House" To a Shared Livin& ~ The Palo Alto
Housing Corporation "ill be expanding • single family house tlley already own 10 adapt it
for shared living by about thn:e small, single parent families, This will increase tlle
munber of boUsc:holds (and persons) wblch are provided affordable housing at the ptoperl)l ,
6, Rebabiljtation of Mjdd!ef,,1d House For Shared Living: Miramonte Mental Health
received an allocation of $20,000 in CDBG funds to modifi and repair a single family
bouse !bey own fO£ use as a six pet>On shared living faciltty, The house will be occupied
44
-"_ .. _._---.----:-..... --._-_ .. _.---~
, .'
I
,":::::-.. ", 5
-, c·
by six lower income persons with mentat dIsabilities, The TCsiden15 will have access (0
Miramonte's OIemal health programs.
7. Construction of New FaIDljy Rental Housing: The Ciry also plans to initiate efforts
rowards developmenf of a new apa...·trnem projec[ for low income families with children.
The plan during the flSCaJ year is to assist a nonproflf housing developer in 5e(uring an
option on a suitable site for 30 to 60 U~i1S, A development similar to PAHC's California
Park Apartments is planned. Enurlemenl apptic.uloll! and funding commitments would be
sought in FY 9S. with consc:ru.c:tion in FY 96. Sources of subsidy would probably include
Low Income Housing Tax Credits. HOME. CDBG arod the CI'Y'S Housing RO-",rve .
•. STl!ATEGY IMPLEMENTATION: ANl''<1JAL PLAN FOR FY 93-94
1. In.estm...t Plan (Acthities .... d Programs)
a. PRIORITY: RENTAL HOUSING
1. Activities: Acquisition. Rehabilitation. New COfl-Struction, Rental Assistance, Support
Services
Penoos To a. Assisted:
• vOl)' 10 ... income renters (incomes less than 30 % of median and less than 50 % of
median; smoII & I ... ge family bouseholds, & other h.'>uscl!olds)
• other low income remers (small & laf!' family households, & other ~ouseholds)
• bome!es.s individual! and !bose • .,-risI;" of becoming homeless
• persons with special D<eds (especially the mentally iU)
• elderly renters (~ Ies.< than 30% of median and less than 5O% of median)
Programs. Resour'a!s: The fonowing programs and resources will be available or "Pplied
for directly by the City:
• CDBG FY 93 funds ($456,1l7) and FY 94 funds (amount unknown)
• HOME FY 92 funds ($1,000,000)
• HOME FY 94 funds (1JIlend to apply)
• Local City fuods: Commercial and residemial housing reserve fund
• City Owned Land Not NeedeC Foc Other Purposes
Federal Resoun:e~ The City will be using CDBG fuDds for acquisition of existing properties
and for assimnce with pre«velopmem costs of low income hOUSing. Over one-half of the
City', FY 93-94 CDBG budget ($456,117) was .Uocated to. 'Hoosing Development Fund'
f<>; reDtaJ housing acquisition, ret.abilitation and development The City also received. $1
.' .. """. ','
r ,.
'\,: .
'><' ,"'c' '~,.
million award of FY 92 HOME funds from the State_ This source of funds win be used for
the Barker Hotel project. Shelter Plus Care or Section 8 Mod. Rehab assistance may be
sough!. for the new units at the Barker Hetel. The City intends to apply to the State fOT FY
94 HOME funds during calendar year 1994 provided site control and planning approvals are
received for a DC1,ol,-COn5trut:.tion project, probably the new SRO project The ctevelClper of
the new SRO project will probably apply for ww Income Housing Tax Credits, al.iough
that may not occur LLDlil next fiscal year.
City Resou.£"CeS: Local public funds which will be available fot new rentaJ housing unhs are
the housing mitigation fuods in the City's commercial reserve. These funas can be used (or
rand acquisition and for construction costs. There is turrently about $2 million available
from this source (after deducting P~VioLlS sel asides for ongoing projects sucb ,as me Bader
IIotel and Lytton IV) These funds wiU be used for the local match requin:d by the HOME
program.
Priyate Ref.ourees: The City will work with non-profit housing de.'elopers to obtain the
grea~1 amount of private financing for rental developments, consistent with other objectives.
The City will assist project spon..<ors in obtaining fmancing from !be Federnl Home Loan
Bank', Affordable Housing Program (AMP) for example. The City will aiS() work with local
lenders to provide construction fmancing anll bridge fmancinj; for affordable housing
projects.
Matchjng Funds' !be Ch'Y'slocal "Housing Reserve Fund" which comes from housing in
lieu f ... on new commercial projects will be used for !be requin:d mMch for fulUre HOME
grants. Wbere e1iglble, COHO funds which are obligated for housing activities and support
services will also be used as • portion of rhe marching requirements.
Specific Projectl!; The following specific projects mcrt the rental housing priority;
New Consttuetion;
I. Lytton IV Senior Housing
2. New Singk Room Occupancy (SRO) Apartments
3. New Construction: Family Rental Apartments
.~tion and/or rehabilitation of existing housing:
L Bari:.er Hotel Acquisition & Rehabililation (19 currently occupied Wlirs)
2. PiDe Street House Rehabilitation
b. PRIORITY: HOUSING FOT HOMELESS INDIVIDVALS and FAMILIES
1. Aetlrities: Acqui,ilIon, Rehabilitation, Rental Assistance. Support Facilities and
Servic<:s
PenoIIli To Be AslIOsted, lndiviaual, & Small, Single Parent Households; It is assumed
!hat moot of these households will have incomes below 30% of median family income, but
46
'" -------..-.-. "--"-----
.. :
housebclds up {O the CDBG low income limit will be assisted. Many of l.~ househC'lds (0 be
as~~.sted may have a disability or specia~ needs.
Programs. Resourres: Federal: COBG, HOME, Shelter Plus Care, Supportive
Housing, Mode .. 1e Rehab SRO; Local: City Hou'i.~g Rese,.ve Fund; Private: FHLB's
Affordable Housing Program (AHP)
SpecifIC Projects: The principal projce. during FY 93-94 "ill be:
• Ba.1rer Hotel Acquisition and ~h3bi1itation:
Sponsor: Palo Alto Housing Corporation
This is iI continuing projecl from prior years (see summary at introduction to Annual Plan).
It is !lle acquisition and rehabili .. tion of an existing SRO building. Funding which is being
considered for this project includes CDBG, HOME. an AHP fIf'S!: mortgage, local
commercial housing mitigation funds (10 construct S new handicapped accessible units) aDd
privare bridge fmanc:ing. Priority for occupancy of the new umts will be for the homeless
..nd disabled.
HomeI<s:s SIrategy Fnr FY 93-94 Annual Plan:
The City'. homeless assistm:e sttateg)I, for housing activities which the City sponsors
d!=tJy, is to cmpbasw. !he creation of pennaneDl housing which is affordable to !he
homeleos and to individuals who an: moving out of shelters or transitional housing programs.
The smw:gy includes creating housing opponunities for single adults and families .... ith
chi1drelL This is. COIltinuation of !he 1romeless stnIlegy swed in the 1991 -1996 CBAS.
The City', strategy also includes coDllibuting funds for !he operation COStS of existing shelter
and lru1SitioDal housing providers who serve the Palo Alto and nonilern Santi Clara COlUlIJ'
area.
AMiqm To Addre.y Emm:ellC)! Shelter and Transitional Hrn::sing Needs:
The City provides annual COHO funding to !he Urban Ministry of Palo Alte for !beir
counseling, food, clothing and sheller services In !be homeless. The UrtJon MiniSlI)' operates
a year round. 15 person emergency shelter for homeless indiyiduals, located in PaID Alto
thun:bes. They sbellerod • total of 228 unduplicated pe=ns during FY 92-93. The Urban
Ministry·s drop-in service cent« served a to!al of 4,423 unduplioated 1romeless persons
during FY 92-93, 533,000 of COOO funds were provided in FY 92-93 and $53,000 has
been provided for FY 93-94.
The City also provided $10,300 of CDBG funding for FY 93-94 to Emergency Housing
Comortium, .a Countywide operaror of emergerx;:y and transiflonat shelters for individuals
and families. Of the 8,100 unduplicated homeless persons thaI they served lAst year, 98
persons were from !he Palo Alto area.
47
•
/. ", '--. -
>, •• .-,-.->
The Clty also provides CDBG funds to lrmov31ive Hom.ing (S12.306 for FY 9j-9~). They
pro\'ide shared and transitional housing with coordinated. scrvkcs for Jow income, homeless
single parems and indivkiuals and others wilh special need ...
With City general funds, administrative support in the arnoun. of $21,500 for FY 93-94 was
allocated to Mid-Peninsula Suppon N~twOTk for emergency sbetter and 5upponive services 10
banered women.
'The operations of Casa Say. :I shelter for runaway and homeless youth were supported with if:
contribution of $5.408 In Cil)' general funds for FY 93-94.
The City aiM) supported Miramonte Menral Health's applicauon for a FY '93 federal
Supportive Housing Program grant for operation of a new seven person transitional housing
program fer mentally in homeless persons. HUD ba. .. nO( yet made a decision on their
applicatiolL
Actions. T Q Prevent V m I -Ow Income Households From BecCllI!ing Homeless:
Programs wbich Palo Alto funds which indi.'1:Ctly prevent homele!lsness are:
• I~ord f Tenant Mediation, PAAJRS. Arumal contrac, with City gellCral funds
(portion of $45,320, FY 93-94);
• SiDgIe Paten! Counseling & Sllpport Servi<:es. American Red Cross, Annual 00=
with City general fi!nds (SII.124. FY 93-94)
• Senior Day Health Program, Senior Housing CourueJing, Senior Coordinating Cnuncil;
Annual contract with City general funds (portion of $352.260, FY 93-94)
• Senior Home Repair Program. SeDlor Coordinating Council; Annual Comract with
CDOO fuDds ($\0,000, FY 93-94)
• Housing Information & Referral. Palo Alto Housing COtpOration, Annual contrac! with
CDBG funds ( 538,000, FY 93-94)
The City of Palo Aha also supported the creation of • revolving fund fo< • Coumywide
~oIal and Mortgage Assiswa Program '0 preVent bornelessness. Cil)' support was in the
fonn of a "Memorandum of Understanding' with Santa Clara County to work in cooperation
10 implement the program. The program has been developed by the County Housing BoDd
AdvistJf)' Committee (of which Palo Alto is • member) and funded with an inllial
conlribution of $100,000 from the HOllsing Bond Trust Fund. Additional funding is still
being sough! from HUD and other SO<J.[1;eS. This program would suppJemenr existing
" •• ,\lI\:es which help prevent homelessness such as FE.\1A and United Way funds.
."
Actions To Assist Homeless PeOOru. Onc1udtng Those With ~jal Needs) Make The
Transition To Peqnanel1t Housing and Independent uving:
The City supports the provis1on [If mernal health counseling services (0 the homeless
provided by Miramoole Menlal Health at <he Urban Ministry's shelrer prog= with. $6,438
allocation of City general funds. The rehabilitation of the Middlefield hffilSe by Miramonte
(see bclCiw) will also meet this objective since it will provide penna."lent independent livEng
with services to the very low income. mentally ill.
c, PRIORITY: HOUSING For PERSONS WITH SPECIAL NEEDS
I, Activities: New CODSIructioo, Rohabilitation, suppon Facilities and Servlc ..
Pr.nom To Be Assisted: ]ndh"iduals and small households. most peTSCns are el(p:cted to
.have very low incomes below 30% of the median family income, others will be very low
income (from 31 10 50% or median), a few may be low income.
Programs,~: Federal: CDOO, Section 811, Section 202, Low Income HO'.lSing
Tv: Cred.'ts, Supportive Housing Program: Local: City HOUSing Reserve: Prival.: AHP
Sperific Projects: The following projects are planned for <he 93-94 fiscal year:
I, Remal Housing for lndependcnt Living fOi !be Developmentally Disabled; about 24
units; new construction
2. Shared Living for Individuals with Menu! Disabilities: Rehabilitation of bouse for
indq>enden< living by 6 pe""llS
In addition, 10 meet !be bousing oeeds of persons with special oeeds such as !be disabled, <he
rnemally ill, abused women and chiIdml and other groups that need bousing with supponive
services, <he City offers assistance through !be CDOO program with the acquisition costs Df
group homes and with rehabilitation expenses of existing residential facilrties.
d, PRIORITY: OWNERSHIP HOUSING
1. Actmty: Home Bnyen A<sistantt, Rel>abilitation, Acquisition
Penoas To Be Assisted: Firsl time homebuy<rs of uttits in the City's !lelow Markel Rare,
"BMR" Program, AsoisW>:e will be provided 10 bouseholds who meet COBG eligibility.
QualifYing bouseoolds are expecled 10 be "other low" income (51 % -80%) and • few "very
!ow" income (31 -5()%) of median.
Procrams. Resoor<:es: CDOO Program !ncome. City's Residenlilll and Commercial
Housing Rcser/C Funds, Mortgage Credit CertifiCaleS and <he Ciry's .rock of new and resales
-BMR,-units.
~~--,. ~-___ •• v~, ________ ,
/.
1be City·.; Below Market Rate (BMR) housing program has been pl"{widing home ownership
opponur.itjes. mainly to modera!4! ~ncCtl'..e households (80% i.o 100% of median iocorne) since
the program's inception in 1972. Developers of new ownership ana rental projczts of 3 (!f
more units are required to provide 10% of the units a~ lower pr~s. Typical prK:~s for a
newly built, two bedroom condo in 1993 would range from $84.300 to SI43.600 Small
projects of less. t.han 10 Ur.;.lS, or projects where an op,-sire. RMR unit would be infeasible.
may be allowed to pay an in-lieu fee or provide (Iff-sire BM..R uolts. Resaie prices .are
limited based. 'On increases In the Consumer Price Irdex. so mat the ionger a BMR unit has
~...n in the program the more affordable it be<:omes upon resale. Resales of uniLS put into
the program. prior to. 1983 are generally affordable (0 persons within HUD"s low income
limits. The Chy COfltra.l;ts with lbe Palo Aha Housing Corporation to admUtister the sales
and =Ies of BMR uni\>.
Tbe City plans to conduct an e>aIuation of tIte Belo",' Maricet Qwnctlihip Program dwing
1994. The procedures will be reviowed, the deed restrictions analyzed and pcssfoly revised
and mecbatisms ""eloped to prevent wtlts from being lost from tIte program through
foreclosure or other circumstances. TIle Cit)' intends to develop a program to rehabilitate the
older units that come up for resale that suffer from deferred maiotcnance and other problems.
Possible sources of funds are CDBG Program Income and H0U5ing Reserve funds.
Currently, many of the "BMR" units are available it prices wruell are affordable to CDBG
eligible. Jow inrome buyers. However> low income buyers often do nor: have suffICient down
paymenrs or have more difficulty qualifying for a home mo<'.gage than rugber income ",oyers.
Thus, the lower priced "BMR' units are of\tn sold to moderate inl:(>me buy.rs. TIle City
will be evaluating • dawnpaymem assistance program (or some other form of assistance) to
help low income buyers pun;hase more of the ovailable units.
There will also be greater availability of the Mortgage Credit CertifICate (MCC) income taX
credit 10 assist moderate income and low income first time home boyers in Palo Alto. In
Sep«mber, 1993, Palo Alto was awarded a $1 mil1k>n aIlocati<ln of MCC authority as part of
• Countywide application. This will assist from 35 to 40 borne buyers. A substamial
portion of the allocation is set aside for Jow income buyers aIKi lower priced units.
Z. Acthily: Rehabilitation of ExistIng Single Family Homes, Support Seniceo
Penons To Be AlisisUcI: All eligible households, however tIte target group is the very
low income (0 -30% and 31 % -50%).
I'lo"n.ms, Re5oura!s: CDBG Frogram Income '" AruwaI Grant
The City will cotttinue to fund the rebabilltatioo of owner occupied, single family housing
wIlere there is .n .rgen! nee<! or serious health and safety problems. This activity is targeled
to very low income homeowners. Generally. it is the elderly or disabled homeowner who
qualifies for assistance. Funding is from loan repayments on previous rehabilitation loans.
It ;. cxpot;Icd that one home may be ",habilitated this fi>eal year. This figure ;. very low
because the prognun is liJnited to correction of urgent health and safety problem,. Also,
IIlQSI of the City', owner occupied, single family housing stock is in standard condition and
'-----'"---.~--
•
I '""" '.~~~
'>.~"'t'
' ..
,
occup!ed by households with incomC!. of moderalc or above mooe:3ie le"el~. GeneralJy. the
housing problem faced by low income homeowners is the cost of the housing, nor the
condition of the unit,
Tbe City also funds a senior home repair program for 1000~r and ver)" low incume seniors who
need minor repairs on their homes and cannot afford to pay for the work t:hetru;elves. This
program helps low inL:ome seniors remain living in their homes and helps prevent the homes
from becoming substandard due [0 lack of maintenance,
2, Geographic Distribution
The eil)' of Palo Alto will consider the provision of all types of bousing assista."lCe on a
citywide basis consistent with existing polj(;ies of the City·s Comprehensive Plan, The City
does DOl. ha· .... e any target areas for certain types of housing activities.
3, Service Delivery and Manqemen!
The City of Palo Alto's Community Development Block Grant progr.m and housing
programs are managed by the Department of Planning and Community Environment. The
Department nx:eived and administers a one million dollar FY ) 992 HOME grant.
The City contracts with non-profit housing developer; to <pon.or, develop, own and IILl.!Il!ge
low income bousing projects. As expla1ned olscwhere, the Cll)' conll3cts with the Palo Alto
Housing Cmporation 10 administer the below DllIlket rate wtit sales and resales and to
provide infonnatioD and referral aboot low income rental housing.
The City does not directly own or operate any housing developments. The exi.1ing supply of
lower income housing within the City is .11 privately owned. However, tiJ< City does own
the land upon which some lower income housing bas been buii. or sold the land with long
term deed restrictions. Palo Nt!) relies upon the priv81e 5e(.1or, both DOD·prof1l5 and foc
profits, to develop, own and IIL\nage its' housing supply.
1be City wcrl:s closely with the Santa Clara CI)U~ty Housing Authoril)' which is responsible
for the Section 8 renlal assb~ programs on .a coumy~ride basis. The City 3lso COn!racts
with tiJ< County of Santa Cia .... 10 admini..<u:r the MCC program within Palo Alto.
Administration of bomeless assistance is also • County function through tiJ< County
Homeless Coordinator's OffIce.
4, LeveragIng and Matching Requirements:
The City of Palo Alto "'ill leverage federal and private housing funds to the greatest extenl
feasible consistent with the City~s eRAS goals. The City will encourage housing project
sponsors to seek private financing and private grantS. '[be City wiU .Iso utilize its' local
bousing reserve funds. as appropriate 10 Ievenlge federal and private housing: funds.
If the City decides to apply for FY 94 HOME funds, the City will utiliz<: its' IocaJ housing
~e funds as the requiIed IIL\tch. Where eligible, CDBG funds, which are obligated for
51
'--. -~~ ..... ~-------
•. '
bousing activities Bod SUpport services. Va:iJ! also be u..'>ed CiS a panion of the matching
n:quiremem for federal housing progmns(for e'"""ple for Shelter Plus Care).
5. Pulmtl.l Housing Sites, Pri.ate "" Publicly Owned Land
During Ibe last yeu, Cil:/ staff (with the assL".oce of an .d·hoc commi!te1: of local private
developers) comple.ed • survey of vacant and "nderuulized land with potential for housing
developmcm. As a result of that effon. a number of polential housing sires were identified.
lhe infonnation from tilt swvey '.lim be SUbject to further review and analysis as p3It of
Phase II of Ibe City's revision of Ibe Cornprthensive Plan during 1993·1994. A Cily owned
site was identifIed as par.: of the survey which has potential for use as a silt: for Jaw income
housing. After review by the City Council, staff will proceed wi!h environmental and
plannlng analysis during Ibe year regarding L'Ie City owned site.
,. Support of Appli~on; F .... Fundinc From Otber Entities
As indica!ed in CHAS Table 3A, Ibe Cily will suppon _pph<:ations by olber entities inoludmg
non-profit hoIlsing de,..,Iopers, supportive housing providers and the Santa ClMa County
Hou..<inJ! Authority for federal and Stale housing programs. The City will certify that the
applications are consistent with its' CHAS unless the proposed project obviously cannot
comply with both the Cily's Comprebensive Plan and the Zoning Ordinance. The Cily will
evaluate each proposal on its' merits and wiU """ider any responsible proposal for federal
or Stile funding.
52
/
,-jr
/
i
-'
I~
I ,
i
i
I
I ,
I
CHAS Table 3A
Investment Plan
,-..-
'"
I. HoMe
.,
3, ESO
.,
I,
I, HOME
•. HOPe ~
,G. HOPE~
11. HOPE:1
101. Esa
13, fllljlflllrllY_ HDIllIng
I~. HOPW ....
111. 0"""* Pu Care
CITY OF PALO ALTO
$456 x
-~~--+-I"
~6, SeI.~tII ....
U.t. D~' of flowinG n Utlt.n DlwIop", ... , oec. of ~ Planning and r-ak,lprnent
,~.
COmprehensive HOU8lng AHordabil1iv SlrBt8QY (CHAS)
InstruoUOM to( Laosl JurisdictionS'
ElIgll)lltII'u)' Il.Ifldlilf ... ,taln el,l)Umlllln«l1l PIp t of::!
lin. 2 • FY 93 COBG grant and program lncom. -$850,000. $456.117 allocat.d for housing proj~tt~
,....,_'¥ .. r.,.,~.,
94
• .,. .... JJj f ':g,"; ' ..... t.
i
I
I
r
lDIm HlJO-.IlO90-A 11,<)3)
,','
":
"
'.
"
,", ..; •
1
I
'" ,.
J
CHAS labl' 3A Invllltmehl Plan .. COnlinued --
I&. e.o. 202'E~
1 •. a.o. 811 HIfd~
20, ,.... fll!lhIbm:.o
21. fl*nIIII vouotwt
22, Rent.! Q.-fI'toqe
Zl.
2-'. Pllblo Hou.Inp ~O'" ---------
$1.456
* CaIHor-n;a Ht'us1ng Finance Agency refinancing of Oak Manor Apartments in connection with Section 8
moderate Rehab A~sist&nce awarded in FV 93,
-~ I'~~-~~""-~',,,,.
N/A
x
x
y-f(~;t
?,\~,~.
I
I
':-'_ :...;o_;~\.'::>" ;t~r;t!,'·~$;' ~;t*~y,,; __ ~ .. _:'Y ~ .
":~-;'r~,
, _."
•
;,
, "';"'. '\1 ":'-~_-t~;" i ,I, !
.' '.
~
~
CHAS Table 38
Goals for Housaholds & Persons
to be Assisted with Housing
NlIIWulJIMIdic:Ul:
CITY OF PALO ALTO
EIdwI, 8mtIfI ----,-'..AIV"
l&ZMMIbIr ~ RItIIIfIWII AI ""_ ~-----,;."'
HowMi .... 1 (II!.") I (!i 01 m, Drtl) ~1OIdI .. I~ ._Jo _IDL
1. V.,., Low-IIIGIMM 3 (O"3~oIMFtl~ 25
---'--2. v.., t.o.-lrtDlJIIIIIt
(31 10 -5o'M. QI NlI'I"
i, othw lowoIl'IDOfIY _~~~(lINFI}' J7~
4. ,~ .. Lo .... lncIom.
3 (~1+2 .. :l1 I 25 _L
• Of bued an HUD MjLIIIIId llIOOMflllmI_," ~
Explanation:
,040 -. ~
~~."...,...---.-
u.a. DepetllMftt .1 ,.."'" __ UtHn D.w~ .... nl oma. at CotM1UAIfy Pt.,... ... o..v4llopnwni
Comprohonolve Houling Affordabillty Stmtogy (C~ASI
Inltructions for Loc:al JurladJdions
. __ ~ j 'v----lo::f -93
'-_ H;""m~-_~_, 94 to 9-30-94
I -----Non· ~
T .. , I -~~-
__ .R • rOlnH'lllI'\lW IndiYIduaIa FIIInMII& .......... I 'I ,,)' • To", ToO< _'_1__ ,6 ----T-.-j!!l~ _________ -~~r-~--.~+~-
-1--J~-. __ ~{-=~~~~-~l-_ .. _,_ ----.l 6 I --r--__ L __ ~.L34
--.-~---st_11!ft.~~-=r-
j.b~:'~. """"" AI 0 . .1': IQ) !
I
~--
Box lB
Bo. lD
Box IF
Box II
Pine Strep.t House ~ 3 families. m4y have been homeless
Barker Hote' .. 19 existing households and 6 new household')
Housing Improvement Program -1 E!lTK:!rg~nc:y rehiJb.
Middlefield Hous •. 6 sinql. adults
to be assisted. priority to homeless and special need~
Other Goals (Local & Priv.te Resources On!Lil:
TrlroineliUyers to b~ assisted und~r BtiR Owm~r pr'(J~ram (2 v~ry low income, 2 other low income, 6 (between 67%·100X).
and 2 above 100%).
lorm HUD-'IIMQ .... {If,I.))
? .. ' . .'" _Li~i:_~~,;~"Io;" .. ,\\ .
I,' "'':'"
. ~,
!
1
--,
..... 't,(,~::<.,"
b. Other Actio!!S To lie Taken
1. Publk PoIici ..
Development of Phase n of the Comprehen.'~ive Plan revision will be p:oceeding during the
1993-1994 fiscal year. As part of the planning process, the Cit)' will conduct an analysis of
its' development and land use potic:ies especially concentrating on speo:iflc commercial and
residential neighborhoods which are in a transitional state. Future: planning and zon.ing
policies for these stud} areas will be developed 'Ik'ith consideration for the City's housing
goals and D<:<ds.
2. InstilutionaI Structure
During the FY 93-94 year, City staff will continue to .trengt!ren ilS' capability to C3l1)' out
the housing strategy descnbed in this CHAS in an em;;ient and timely manner. The City
will con1inne to build a spirit of cooperation between eny sLiff. nonprofits and the pri Voue
sector.
3. Lo .. Income BousiDg Tax Credit (Applicable Only To State CRAS)
4. and 5. Publk Hoosina lmpeovemeots and Publk Housing Resideat Initiatil'es
Not applicable as ~ are no publk housing developmems within the City of Palo AIto_
1'be City COBG and Housing SIaff will wor!< with UH: County 0( Santa CI.ua COBG di vision,
County Environmemal Health and other COHO entitlement cities to develop and secure
sufI"lCien< funding for a tolUl!yWide public iDfOOlli!tion program to educate home owners,
landlords, local building departments, tcnanlS, contractors and architects about lead hazards,
Iesting, ::cnstnlCtion techniques ml proper abatemeru methods. It i'l hoped that funding for
this progrnm will be obtained from the Stale under the Childhood Lead Poisoning Prevention
Act.
The City will require testing and bazard reduction in housing rehabilitation efforts funded
with federal and City housing funds.
<. Ant!-Povem Stratn!
Since the City of Palo Alto bas • low poveny rate (4.1% of all person<), the City's anti
poverty strategy is to wort cooperatively with other local jurisdictions to take actions which
will suengtben the eco~ bealth ml competiveoess ~f the Silicon Valley as a whole_ The
City participate> in the seven city coosortium which sponsors !be North Valley Private
Iodusoy Council (NOV A PIC) jail training and placemeDt program.
In additio.c, the Citj Council identified, as a top priority for this f&al year, working
togelher with the cities of Meolo Park and East Palo Alto '0 assist East Palo Alto in
combatting crime, drugs, unemploymeru and ot.'ter social probiems and in cooperating with
East Palo Allo to suppon their economic development effons.
d. CoorrUnp'km Effor1S
As pan of the development process of the CHAS, the sUffs of the CDBG enlitlemenl cities
of Palo Alb, Sl1IIII}'Vale, Moumain View, San .. Clara, Gilroy and the County of Santa Clara
met together three times to discuss data resources and to coordinate requests for information
to both public and private Cou.nty\1;'ide ageocies. These meetings bave belped the c:itiH'
h<Jusing 't ..... I' better UDdcrstand the County atlll nooprofit sodal servia structure.
Over ::he last several years. these cities have cooperated in the joint funding of a number of
CDro and h<Jusing proj ... ts of Countywide ,ignifieance. Neigbh<Jru..g cities frequently
coopet1Ile in joinUy funding housing for spe<:ia1 n::eds populations. These efforts are
expected to ron!inue.
57
I
I
e. CertjCtCMtiDll§
FAIR HOUSING
The jurialiction hereby certifies that it will affimwively further flir housing.
Signature of Authorized OffICial:
June FlemiI1f, City Mwager
RELOCATION AND AN'!'IDISPLACElIfENT
The jurisdiction bcIeby certifies that iJ Iw in e!fecl and is following. residential
1lIlidisp1"=""" and Ielocation assislaoce pL\n that, in tile case of any such dispJacemcIli in
~n wit!! any octi.ity assi.!oed with fIm:Is provi<led tmder the HOME Propam,
~ tile same actions and provides the same rigbts IS """,ire<! and provided WIller
sectioIlI04(d) of tile HcoJSing and Comrmmity !Jevelopmcn! A<:t of 1974 in tile event of
displacemem in c{)rmoction wi'" • development project assisted UDder section 1 Q(i 0, 119 of
such A<:t.
Signature of Anrborized OffICial:
june Fleming, City Manager
to Summar), of Citizen comments and R..,., .....
1994-1998 COMPREHENSIVE HOUSl'IOG
AFFORDABILlTI' STRA'ffiGY (CHAS)
PUBLIC HEARING ON lIiEEDS, PRIORITIES, STRATEGIES A/,1)
BARRIERS REGARDING AFFORDABLE HOUSING IN PALO ALTO
AI a public hearing 00 August 24, 1993, ciliuns were provided t.1e opportunity w
commenf on Palo Alto's affordable housing needs and housing programs. This input from
citizens and nonprofit agencies will be used by Ci[}' staff in the preparation of a new CHAS.
Staff has prepared a syoopsis of !he public C(lmments with the remarks grouped into general
related categories.
On August 26, 1993, HUD seot a Jetter to all CDBG gra ntees srating that • fh'e year
eRAS would nO( be requ1red this year. hut only the annual plan wiill updates to the
communit"j profile to reflect 1990 ceosm data and any other new information available to the
community, The reason for this change is that HUD plans to completely re"amp the
planning and reportL"lg requirements for the CDBG and HOME program and e"P""ts 10
require submission of a new, consolidated fr .. year pJan in f<SCa! 1995 chat would include
planning for bousing and other community Deeds. The City will be following HUD's revised
.instructions for the annual plan submission.
L Policy Issues: Compreb .... i .. Plan, City A~OD, Couoc:il Ad:iDIIS
• Opposition 10 Cil}' Council denial of the Tamarack projecl
• Don't apply the sarne design and planning stan<L!rds to purchase and
rehabilitation of existing housing as the City does to new, market rate pro,..iects,
as was required by the Architectural Review Boa!d in the Tam=k Court
proce.ss
• Tbere is a need for more housing ~oc.ac)' and education
• Don't reverse Comprehensive Plan fIDusing designations and housing zoning
such as. 1050 Arastradero, which results in the loss of a housing site
• Don't spend Cily funds to provide public benefits; developers should provide
them (an example is the 1050 Arastradero deal)
• City Council needs to take a leadership role regarding housing goals; there is .!)
bias. in !he City administration toward economic development
• Political will for housing is lacking
60
•
• Ac(ions are ~eded, not words; pUt real tee1h in the CHAS
• Eliminate tht option of in"lieu payments from residential developers: make
ALL residential projects provide on·sice BMR unirs
• Preserve existing affordable units, stich as Arasu-adero Paik Apartments, and
don't allow them to be converted to market rate hou::ing
• A policy decision is needed: OIl where to put finite City bousing resources.
(spending funds on one option takes our limited funds away from the other
option):
J. Preserve and/or CODvert e:x.isting hous.ing; OR
2. Build ~ housing units
• Do what will work in Palo Alto: either preserve/com·en existing housil1g, 0..
ccnstruct new housing. Do what is practical.
• Vlhat is the leadership role ~ the City in coordinating the housing nonprofits?
• How do we look: 21 the -hOUSing'" functioll within City administrcuion?
• CDBG Citize!lS Advisory Committee's (CAC's) input on housing priocities and
the housing budget should be considc,ed in the DCW CRAS
• S!aff should use !he information collected by CPAC OD needs data for the
CHAS
II. HDosiDg Needs: Needs for Specific Types or HoosiDg
A, SRO Housing,
• Defme SRO housing; m. deflllitiOD shoole include a range of SRO types
• SRO bou,'ing is needed for spec;,,] r=ds populations
B. Homeless,
• How lIlllllY homeless are there? Can !he Dumber be defined? Per JUgina
Thomas of tile Urban Ministry, Ille Dumber of homeless is greater than !he
number that can ever be served or housed
• Housing. for homeless families with children
61
i
I
I
I
c. Stroltegit:s to Utilize the Existing Single Family Housing Stock to ]\'''l~t
Housing Needs:
• Shared housing for singte parent families; especially for very low _income
families where parent(s) are belween jobs ~ue to the recession and layoffs, etc.
• More shared housing through the Senior Center's ·Project Match"' progra!n;
better utilize the stock of large houses which are owned and occupied by
seniors
• Shared tiving for single persons within existing single family srock {eU!JI.ple ts
Jnnovative HQuslng'! leased homes program)
• Second units or in-law units and cottages should be permitted and -encouraged
D. Housing for Persons with Disabilities:
• Serious nee<! for housing for adults wi!h developmental disabilIties, especially
opportUnities for independent living; !here is 00 suitable housing for disable.:i
in the Palo AlIO area; their only cboioe is 10 live in South San Jose
• More small groop bomes are _ for the dlsable.:i
• H01l3ing for persons with psychiatric disabilities
• Provide bocsing that gives independence with digoity 10 persons with specW
needs
• 25 % of families will be impacted, at some point, by some kind ,,{ disability
E. Land Use, Housing Sites, aDd Development Types:
• Do an inventory of potemial housing sites
• Identify additional land III be used for multi·family housing (e"""Ples of sites
are Hyatt Dbana, surplus Catholic Church properties, Cubberley school site)
• Utilize mixed use development and zoning within existing commercially zooed
ar~
• Devetop co-hous ing
62
"",.
m. Social Services Related to Housing
• Chlld care for homeJess families -could use volunteers from the Senior Center
• Connect sociai services and hous ing
53
A. Glossary of Tenus
II. Copies of Public Nlldces
C. Table oflDcoole Umits
IV. APPENDIX
,
",' -~ ,~~
~;;.,...,.......:.~~,~
GENERU DEFINmONS USED "TI'B THE eRAS
Affordable Housing: Affordabie housing is generall)' defined as hOUSL.'lg where: the
occupant is paying no more than 30 percent of gross income for gross huusing Clhts,
including utility costs.
AIDS and ReJated Diseases: The-di~ase of acquired immunodeficiency syndrome Oi
any conditions arising from the etiologic agent for acquired immunodeficiency syndrome.
A1oohol!Other Drug Addiction: A serious and persistent alcohol or other drug addiction
thaI significantly limits • person's ability to liv<: independen~'y,
Assisted Household or Pe""", For the purpose of identification of goals, an assisted
household or person is one which during the period covered by the annual plan will
receive, benefits through the Federal funds, either alone or in conjunction with the
investment of other public or pm"te funds, The program funds prOlli<iing the benefit(s)
may be from ony funding year or cornbi.ned funding years. A renter is benefitted if the
person takes occupancy of affordabie housing that is newly acquired, newly rehabilitated,
or newly constructed, and/or receives rental assistance through new budget authority, An
existing homeowner is benefitted during the year if the home's rehabilitation is
complete<!, A first-time homebuyer is benefitted if a home is purchased during the year,
A homeless penon is benefitted during the Y"-'" if the person becomes an ocrupant of
transitional or permanent housing, A non-homeless person with special needs is
comidened as being benefitted, howe><:r, only if the prOllision of supportive services is
link.ed to the acquisition~ rehabilitatio~ or new constrUction of a housing unit and/or the
prOllision of rental assistance during the year, Households or persons .. ho will benefit
from more than one progr.un activity must be counted only once. To be included in the
goaJs. tbe h"using unit mus; at a minimum, satisfy the HUD Section 8 Housing Quality
Standards (see 24 CFR section 882-109)-See also, instructions for completing Table 38
of the CHAS and Table 1 of th. Ann",l Performance Report-
Committed: Generally means there has been a legally binding commitment of funds to •
specific project to undertake specific activities,
65
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tit·
:.~-::.rF
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LU {a
Consistent witb the CHA$: A determinaticn made by tbe juris.diction that a program
applicatio!l meets the roilo .... ing criterion: The Annual Plan for that flseill year's funding:
jndjcat~s the jurisdiction planned to apply for the program nf was wtlling to suppor!. an
appticatkI" by another entity for the program; the location of activities is consiSlent wllh
the geographk areas. as specified in the plan; and the activitie~ r.e:n:f'it a category of
residents for whicb the jurisdiction's five-year strategy shews a priority.
~Bu!'den > 30%; The e)(!:en: to which gross housing cost'>, including u:i1ity c.osts-.
exceed 30 percent of gross income, ba~ed on data publisherj by the V.S. Census BUleau.
Cost Burden> 50% (Severe Cost Burden): The extent to which gross: housing costs,
including utility c~tst exceed 50 p.ercent of gross income., based on data published by the
U.S. Census Bureau.
Disabled Household: A household comfX>Sed of one or more persons at Ieast one of
whom is an adult (a person of &1 least 18 yean of age) who has a disability. A person
$baD be considered to bave 2; disability if the person is determin~d to have Q. phYSlca~
rneDtal or emotional impairment that (1) is CJlpected to be of long-continued and
indefinite duration, (2) substantially impeded his or her ability to live independently, and
(3) is of such a nature that the ability could be improved by more suitable housing
conditions. A pc""n shaD also be considered to have 0 disability if he or .he h .. a
developmental disability as defined in the Developmental Disabilities Assi, tance and Bill
of Rights Ac1 (42 U.s.C 6001-60(6). The term also includes the surviving member or
members of any household described in !.ie fir>t sentence of this paragraph who were
living in an assisted unit with the d=ased member of 'M hou.ehold al the time of his or
her death.
Bconomjc lrnJs1endence and S.elf§ufficiepcy Programs: Programs undertaken by Public
Housing Agencies (PHAs) \0 promote e",nomic independence and self .. ufficiency for
participating families. Such programs may include Project Self.Sufficiency and Ope","on
BooUtrap progrnms lba! originated under carber Section 8 rental certificale and rental
voucher initiatives, as wen as the Family Self-Sufficiency program. In addition, PHAs
may operate k>caDy-developcd programs or conduct & variety of special projects designed
10 promote economic independence and seH sufficiency.
Elderly Household: For HlJD rental programs, a one or two I"'rson household L" whic!\
the head of the household or spouse is at leas! 62 yea ... of age.
Elderly Penon: A perron who is at least 62 years of .ge.
Existins Homeowner; An O\1r'ller..-occupant of residential property wtlo holds legal title to
the propeny and who uses the property as his/her principal re~idence.
66
&mil:i: See definition in 24 eFR 812.2 (The National Nfonlahle Ho\:Sing Act
definition required to be used in the CHAS rule: differs from the Census definition). The
Bun:au of Census defines a farnl1y as a ho~s.ehoJdt!r {head of hou~hold) and one or
more other persons living in tile sam~ homehoid who are related by birth, marriage or
adoption. The term "nou~hoJd" is u:.ed in combination with the term "related" in the
c..'HAS imtnlctions, such as for Tabl'! 2, ""hen compatfbjlity with the Census definition of
family (for reports and data available from the Census based uPl .... n that definitiol1) is
dictated. (See also "Hamel<" Family.")
.Family $elf.·Sufficienc-..' (FSS) Program: A program enacted by Section 554 of the
National Affordable Housing Act which diIects Public Hot;.sing Agenci.es (PHAs) and
Indian Housing Authorities (IHAs) to we Section 8 assistance under the rental cenlfi.cate
and rentai voucher programs., together with public and private resoun:::es to provide
supportive servkes, to enable participating families to achieve economic independence
and self-sufficiency.
Fed~ra.t Preference for Ad.'!1is~ion: The preference given to otherwise eligJb!e applicants
under HUD~s rental assistance programs who, at the time they seek housing assistance,
are involuntarily displaced, living in subslandard housing. or paying more than 50 percent
oi famil-j income for renl (See, for example, 24 CFR 882.219.)
First-Tune Homeb\lver; An individual or family who has not owned a home d:Jring the
three-year period preeeding the HUD-assiS1ed purchase of a horne that must be used as
the principal residence of the homebuycr, except thai any individual who is a displaced
homemaker (as defined in 24 CFR 92) or a single parent (as defined in 24 CFR 92) may
not be exci~ from consideration as a first-time homebuyer aD the basis that the
individual, while a homemaker or marri~ owned a home with his or her spouse or
resided in • home. owned by the _po""',
FmHA: The Farmers Home Adm:irtistrdOOn, or programs it administers.
For Rent: Year round housing units which are vacant and ofiered/a .... ailable for reDt.
(U.s. Census definition)
For Sale: Year round housing: units which are .... ncant and offered/avaQable far sale only.
(U.S. Cens", definition)
Frail Elderly: An elderly person who is unable to perform at least 3 activities of daily
11ving (i.e., eating. dressing, bathing, grooming, and household management activities).
(See 24 CFR 889.105.)
Group Ouarters: Faciljties providing living quarters that are not classified as housing
units.. (0.S_ Census definition). Examp!es include: prisons., nurslr\s homes, dormitories,
military barracks, and shelters...
67
I HOME: The HOME fnvestment Pannerships Program, which is authorized by Title II
of the National AffordabJe Housing Act.
HomeTess Family: Family that includes at least one parent or guardiarl and one child
under 'the age DC ]8. a homeless pregnant WDman, or a homeless person in the precess of
securing legal CUSlody of a p<rson under ,he age of 18.
Homeless Individual: An unaccompanied youth (17 years or younger) or an adult (18
years or older) without children.
Homeless Youth: Unaccompanied person 17 years :Jf age or younger who is living in
situations descnbed by terms "sheltered" or "tlnsheltered".
HOPE 1: The HOPE for Public and rndian Housing Homeownership Program; which is
authorized by Title IV, Subtitle A of the National Affordable Housing Act.
HOPE 2; The HOPE for Homeownership of Multifamily Units Program. which is
authorized by Tille N, Subtitle B of Ihe Nationa; Affordable Housing Act.
HOPE 1; The HOPE for Homeownership of Single Family Homes Program, which is
authorized by Title N. Subtitle C of the Nalional Affordable Housing Act.
Household; One or more persons occupying a housing unil (U.S. Census definition).
See also "FamiJy'.
HQusing Problems: Ho=holds witb housing problems include tl10se thaI; (1) occupy
units meeting the definition of Physical Defects; (2) me,,' the definition of .,. .... rcrowded;
and (3) meet the definition of cosl burden greater than 30%. Table Ie requests
nondupIica:tive counts of households that meet one or more of these criteria.
Housing Unit: An oc:cupied or vacanl house, .parlInen., or a single room (SRO housing)
that is intended as separate living quarte.... (U.S. Census definition)
Institutionsllnstitutional; Group quarters for persons under care or custody. (US.
Census definition)
l..arge Related: A househoJd of 5 or more persons which includes at least one person
related 10 the householder by blood, marriage or adoption.
Lead-Based Paint Hazard: Any condition that causes exposure to lead from Jead
contaminated dus~ lead-conlaminaled soil. Jead--cootaminaled paint that is deteriora.ted
or present in accessib1e surfaces, friction surfaces, or impact surfaces that would TesU)t in
adverse human health effects as establi<hed by the appropriale Federal agency.
(Residential Lead-Based Paint Hazard Reduction Act of 1992 definition.)
~: (Federal) I..cw Income Housing Tax Credil.
68
Low-Income: Household.o;: whose mcomc:s do not exceed 80 percent of the medIan
income for rhe area, as determined by HUD ",,;th adjustments 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 t1:.e basis of HUD's findings that sLlch variations are
necessary because of pre\'ailiog levels of construction costs or fair market rents, or
unusually high or low family incomes. NOTE: HUD income limits are updated annually
and are aval1abIe from local HUD offices {This: term corresponds to low-and moderate
income household, L, the CDOO Progr.m.)
Mod.~rate lncome: Households \IIhose incomes are between 81 percent 2nd 95 percent
of the median income for (he area, as determined by HVD, with adjus!ments for smalier
or larger families, except that HUD may establish income ceilings higher or lower than
95 percent of the median for the area on the basis of HUD's findings that such
variations are necessary because of prevailing levels of construction costs cr fair market
rents, or unusuaDy high or low famDy incomes. (This cl~finit!on is differe~t than that for
the COOO Program.)
Non.EjderN Household: A household which does not meet the defiilition of "Elderly
Household, • as defined above.
Non-Homeless PersorlS with Special Needs: Includes frail elderly persons, persons witb
AIDS, disabled families, and families participatLog in organized program' to achieve
economic se1f~~:ufficieney"
Non-Institutional: Group quarters for persons not under care or custody. (US. Census
definition used)
Occupied Housing Unit: A houslng unit that is the usual place of residence of the
occupant(s).
Other Household: A bousebold of one or more persons that does not meet the
definition of a Small Related household, Large Related bousehold or Elderly Household.
Other Income; Households whooe incomes exceed 80 percent of the median income for
the area, as determined by the: Secretary, witb adjustments for smaDer and larger
families.
Other Low·Income; Households whose. incomes. are bet>Neel\ 51 percent and 80 percent
of the median income for me area, as determined by HUD, with adjustments for smaller
and larger families, except that HUD m~y ... tablish income ceilings higher <or iowcr tban
80 percent of the median for the area on the basis of HUD~s findings !hat such variations
are neceuary because of prevailing levels of (.onstrIJction cost!. or fair market rents, or
unusually high Ot low family incomes. (This term corresIX'nds 10 moderate-income in the:
CDSO Program.)
69
..
Other Vacant: Vacant y-ecar round housing units that are not For Rent or For Sale. This
category would include Await:ng OccupanC}' or Held.
Q.."'Crcmwded: A hcusing unit containing more than (lne person per room. (U.S. Cens.us
definition)
Owner: A household that owns the housing unit it occupies. (U.S. Census definition)
Pbnica1 Defects: A housing unit lacking complete kifchen or bathroom (U.S. Census
definition). Jurisdictions may expand upon the Census definitlnn.
Primary Housing Activity: A means of prov:iding or producing affordable housing -such
as rental assista!1ce, production, rehabilitation or acquisition -that will be allocated
significant lesaurces and/or pursue.d intensively for addressing a particular housing need.
(See also, "Secondary Housing Activity".)
Praiect~Based (Rental) A$sistance; Rental Assistance provided for a project, not for a
specific tenant Tenants receivi.r'J.g project-based rental us,:stailce give up the right to that
assistance upon moving from the project.
Public Housing ClAP: Publk Housing Comprehensive Improvement Assistance Program.
Public HousinK MROP: Public Housing Major Rec..'1nstruaion of ObsoJete Projects.
Rent Burden> 30% (Cost Burden): The extent to which gross rents, including utility
costs, exceed 30 percent of gross income, based an data published by the U.S. Ceruw
Bureau...
Rent Burden > 50% (Seve;e Cost burden): The extent to which gross rents, incl"ding
utility costs, ""ceed 50 percent of gross income, based OD data publishee by the U.s.
Census Bureau.
Rental As. .. istance: Rental assista!1ce payments prmided as either projectabased rentaJ
assistance or tenant-based rental assistance.
Renter: A household that rents the housing unit it occupies, inCluding both units rented
for cash and units oa:upicd withom cash paymcnt of rent. (US. Census definition)
&enter Occupied Unit: Any occupied hOusing urut that is not O'NIlcr occupied, including
units rented for cash aJld those occupied without payment of cash rent.
Rural Homelessness Grant Program: Rurat Homeless Housing Assistance Program,
which is authorized by Subtitle G, Title IV of the Stewart R McKinney Homeless
Assistance Act.
70
-.
...
" ..
." ,
.-,.
$etondary Housing Activitv: A means of providing (If producing affordable housing h
sucb as rental assistance, prcductlon, rehabiiltaticn or acquisition -that""'l! fl!cei .... e
fewer resources and Jess emphasis than primar), hous:n,e; activities for addressing a
particular housil'lg need. (See also, "Primary Housinf. Acti\~ty".)
Section 215: Section 215 of Title II of the Na!iun.::! Affordable Housing Act. Sectio<l
215 defines "affordable" housing project;) under the HOME program.
Service Needs: Tne particular semces identified for spedal needs populations, which
typically may inc1 1Jde transportation, persona; ca.re, housekeeping, counseling. meals, C3'Se
mana.gement, personai emergency response, a~d other servil~es to prevent premature
institutionalization and assist indi..,iduals to continue !i"lting independently.
Severe Cost Burden: &i" Cast Burden > 50%.
Severe ~{entaI illness: A serious and persistent mental or emotional [mpairment that
significantly limits a person'!. ability to live independently.
SheItered: Families and persons whose primary nighttime residenc.e is a supervised
pllblicly or privately operated shelter, including emergency shelte~ tram.ttiona] housfng
for the homeless,. domestic violence shetten, re~idential shelters for runaway and
homeless: youth, and any hotel/motel/apartment voucher arrangement paid becau..ce the
person is home]ess. This term does not include persons living douhJed up or in
overcrowded or substandard conver.tional housing. Any facility offeri.'"lg permanent
housing is not a shelter, no!' are jts residents homeless.
Sman Related: A household of 2 to 4 persons which includes at least one pe""" related
to the householder by birth, marriage, or adoption.
Substandard Condition and not Suitable for Rehab: By local definition, dwelling units
that ace in such poor condition as to be neither structurally nor financially fe.wole for
rehabilit21ion.
Substandard Condition but Suitable for Rehab: By local definition, dweBing units that do
not meet standard conditions but are both financially a.nd structuraDy feasible for
rehabilitation. This does. not ir.c]uae units that require only cosmetic work, correction or
minor livability problems or maintenance work. The jurisdiction must define tills term
(i.e., standard conditior .. financiaDy and structurany feasible for rehab) and include this
defiwtion in the Appendix (GlossaI)' of Tenns) portion of its CHA.S submission.
SubstanliaI Amendment: A major change l.'l an approved housing s" ... ..rategy. Ie involves a
change to the five-year strategy, which may be occasioned by a dedsjon 10 undertake
activities or programs inconsistent with that stra.tegy.
71
.-
/
.. dII CD'
Substantial Rehat.ilita.tion: Rehabihtation of residential property at an average cost for
the projed in exce'iS of 525,000 per dwelling unit.
Supportive Housing:: Housing. lnduding: HOl:'sing Units and Group Quaners, that n2.ve a
supportive environment and inch Ides a planned service component.
Suppgrtiye Sendee Need ~n FSS Pla.n: The plan thai PHAs administering a Famlly Self
Sufficiency program are required to de"'eiop to identify the services they will provide tD
participating families and the source of funding for those services. The supportive
services may include dllld care; transportation; remedial education; education for
completion of secondary or post secondary schoding; j(lb training, preparation and
counseling; sub5tance abuse treatment and counseling; training in homemaking and
parenting. Skills; mafl~y manag~men{, and househcld manageme.n~ -cQuru.e.ting in
bameownenhip; job development and placement; follcw.up assistance after job
placementj and other appropriate services.
SuRP9rtive SeCices: Ser",ice! prO\;ided to residents of supportive llOusing for the
pu..t<pOSe of facilitating the ;ndepend,enC'~ of res.idents, Some examples. are case
management, medical or psychological counseling and slJpervi.s.[on, child care,
transportation, and job training.
Tenam-Ba.ed (Rental) Assjs!ance: A form of rental assistance in which the assisted
tena."tt may move from a dwelling unit ~th a right 10 continued assjstance. The
assistaTIee is provided for the tenant, not for L'1e project
Total Vacant Housing Units: Unoccupied year round housing units. (US. Census
definition)
Uruhek ... .re4; Families and individuals whose primary nighttime: resjden~ is a public or
private place not designed for. or ordinarily used as, a regular sleeping acoommodation
for human beinll" (e.g, !!reelS, parks, all"}").
Vacant Awaitine Occupancy or Held: Vacant year rouod bowing units that hav~ been
rentec: or sold and are currently awaiting occ'!.lpancy, and vacant year round housing unit'i
that are held by owners or renters for occasional use. (U.S. Census defi...'"\ition}
Vacant Housing umt~ Unoccupied year-round hC\lsmg units that are available or
intended for o<CUp8l><:y at any time during the year.
Yezy Lgw·lncome: Households whose incomes do not ex~ed SO percent of the median
area income for the area, 85 determined by HUD, with adjustments for smaller and
larger families and for areas with unusually high or low incomes or where needed
because of prevailing levels of construction costs or fair market rents. (This tenn
corresponds '0 low-income households in the CDBG Program.) (For the purpose of
further distinguishing needs within thi> category, two subgroups (0 to 30% and 31 to 50%
of MFI) t",ve been established in the CHAS tables and narratives.)
72
WOrst£ese Needs: Unassisted, very low·incorne remer households .... 'ho pay morc than
ba.lf of their income for ren~ l.ivc irI seriously substandard housing (which inchJdes
homeless people) or have been involuntarily dispiaced.
Year Round Housing Units: Occupied and ,paeant housing unit5 intended for year round
use. (U.s. Census definition.) Housi.'1.g units for seasonal or migratory IJse are exdudl"d.
NOTE: Terms not ddined .above may be defined In tbe specific mstructions for each
table. Ir. tum is DOt defiDtd, th:e JUri:idictiOD is to provide i1S own definition.
73
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To: Persons aDd Organizations Interested in
Affo.-dable Housing in the City 0' Palo Alto
Planning Department
MEMOR.--\NDUM
PUBLIC HEARING ON AFFORDABLE HOUSING NEEDS IN PALO ALTO
TO PROVIDE INPUT FOR THE PREPARATION OF THE CITY'S
FlVE-YEAR COMPREHENSIVE HOUSING AFFORDABn.ITY STRATEGY (CHAS)
T_y, August 14, 1993
7:00 to 9:30 p.m.
Fireside Room
Lucie Stern COODDunity C .. tor
13IJ5 Middlel"teld Roa~
Palo Alto
Tho CiIy of Palo AIle PIaJming Division bas begun the preparation of. new five-year CHAS. The
CHAS is • report 10 the (eden! Department of Housing aod UIl>an Development (HUD) which
describes the City" housing neeas and • SIntOgy aud funding plan to meet those DCeIls. The
CHAS iDclwks an overall plan for the five ye= beginning With 1994 Il>.rough 1998, • one-year
Action Plan for 1993-94, and • PetfolllWlCe Report for 1992-93. Tb&:se documents must be
submitted 1<l HUD by December 31, 1993 ill unleT for the Cit)! and other IocaJ agencies 10 continue
10 qualify for federal bousing and rommunity developmem funaing.
"!be public _g o. August 24th will be an oppor1l1Dily for cruuns. IocaJ nOlljll"Ofil agencies,
cooununity groups, low income persons, persall< with special housing needs, and olllers to provide
infO<IllOtion to City staff about thcir housing 00C<is for use in pr<paring the CHAS. Information
about the puticuIar affordable housillg -. of families with childrnl, mmorities, homeless
persoos, elderly, the mentally m. persons with physical Or developmen1al disabilities, cI1ildren
affecl<d by kad poisoning. aud otber housing ooed.< that an: DOt weD documenl<d in readily
available sources such as !be 1990 Census, is especially sough! by City staff.
If yon bave questions or would like !\mher infOl'lIUltion before !be hearing, please caD Cstherioe
Siegel, Housing Coordinator, PlAnning Division, al 329-2108. Copies of the City's previous CHAS
are available at !be 5th Floor. Planning Division coontcr. Cily HaD, 25() Hamilton Avenue.
h~ wub dabiI.ra= • !elCjUitt a!lliary Ws or 1ICI'I'K:.u in ~ Cn,-~,
1Ctn.:.u. or propuDI. or \l'bo 'ft'OWd.1.ih' int~ Olllbe CIty'J c~
WIdIIbc ~ wid! Dllltilili= Ad (ADA} IIf 1990 SlY tclllQd:
Diaoab Xd!', AIM ~r. Cily of ~ AJJD
no ~ A~ • PaI.o Also, CA ':i\4Jl)!
"1~g...lllJ(YOic;e I 415n:n.ll9t(1DO)
74
I
l NOTICE OF PUBLIC REnEW PERIOD M'D
PUBLIC HEARINGS ON PALO ALTO'S
COMPREHENSIVE HOUSING AFFORDABILITY
STRATEGY (CHAS) ANNUAL PLAN FOR 1994
A."""D AMENDMENTS TO THE 1991 • 1996 CHAS
The City of Pal':) Alto blS completed a Draft AnouaJ CP.AS Ptan for the perio-d of OcIO'bo-..r 1, j 993 through
Seytember 30, i994. ~.>\.nnuaI eRAS P.an IS aD upd.a·.c to the 1991 ~ 1996 Ft1't' Year CHA..C; OIr .. blCb was
adop:ed by the City Council on Octobtr 21. 1991. The Annual Pbi:::J establUhe~ goiill for the provisioo of
housing ~ t!llow and 1ICl) low 'incume ~ns inclul!ing t.be homeless. The Annllal Plan also
dCWoibes a one year stra!cgy for the use of bowing resources including federal. State:, kJ..:.al and pril'ar.e
R$OLlID!S for tho:-production, reb.abiliwioo and' presuvatioD of low iDCOme housing.
The-Clly of Palo Aila has also prepared Am~ to the 1"1 -1996 eRAS 10 updare che C<lm1Dllluty
Profile and N~ AssesSlum 5eCtiow; with newly avaibble 1990 Cenrus i:Wo:m~O!l and othtr new
information.
~OD and adopticD of the AmraaJ CHAS Man is required by t!l.c: federal goveroment. ~"'tIDent of
Housing '= Uroan Dcvdopmem. (HUD), i:D order fur the City (and tlOOprof.ts oper:aW:!g withJ.D the City) to apply
lor r~ housing as.sistm>ce funds such as. ~ty DevdoptDait Block. Gtaru: (CDBG) alId HOME.
PUBLIC ltEV!EW PERloo. Tho <haft Ammo! CBAS l'Iaa """ .... ...sm"'" I. u.. 1991 . 1'" CHAS
will be avallobIo far pobfJo nMtw. fur' 30 cloy pori<>d. _ on 0d0I><r IS, 1993 "'" roocJu&.g on
NoY_k 15, 1993. Written COa:DlJCCL[1 IDly be IUbnUtted ct.ui:og !he lO day m'lew period mel should be sent
10 the PlIo Alto DepanIncm of Pla:miD&: aDd CommwUty Enviroo.r:ne:ol. Anention;. CaalmDe Siegtl, 25o'J
HmW10D Avewc., ~ Alto, CA 94301,
PUBUC HEAA!N1Il!
The at,. I'I.aaioc COIDlIlIssiOb will hold a Public: HeariDg CD lhe draft Auua! CHAS Plan a:ad
A""""""eati to the 1991 -1996 CIIAS CD WedDe9day. Oct.obtc' 27. 1m. The publk bearing will be bcld at
1:30 PM. or as sooo. as possible tbereafter, ill: the Couocil Chambm. of City Han, 2SO HamiltoD A .. "tllue, Palo
Alto. Cc:nm:::nts on the CF-AS Plan ma)' be Presalied tel (he City Pi.aIl.nIDg Cammisslotl at the public bea.-iog;.
The City Coandi will bold a Public Hearing on ~ draft ADDual CHA5 Pbn and' Amecdmeats tc the 199J -
1996 CHAS Oll ~IoodaY. NOYanba' lS~ 1m. The public bwiDg will be: bc~ • 7:30 PM. or as soon.as
poWble~. in the Couocil Ch.ambcn of City HaIl, 250 HamilLon Avenue, Pa10 Alto. c~ DC the
CHAS Plan may be prestIlI.Cd to the Cily Council .1:1 the public hearing.
TO OBTAIN A COPY OF THE ANNUAL CBAS FLA./'( AND AMENDMENTS: Copies are Availabie at
me "pin. Divipon counter Cirv HaIl :5tb Floor. 2SO HamJllon Avcnw:, between 8:00 A..."'f -12:00 noon and
1:00 PM • 5;00 PM or by td~oniDg 329-2441. CopIl:S are ar.so .iv&ilable at City libraries. For more
iDl"ormadoa, eomad: catheriDe Sitae!, B.ousiJtc Cooniinator at (415) 32'-2108.
hrsoa WISb 4i:AlIiliIie:I "ibo rup.!in: IUWvy .w or ~ m u..u.q City t.:iloel.
$C.I'\,~, Of JRIfWDI. or no WIXIid I.W: iDformuicJlI on Ihe Clty'J ~1.iQ;:.c
wsdio die Ame:ricuzr; Q;h ~ Att (,t.DA) ~f l!l9(i UIIY ~
Dl&nIlI He1I, ADA ~r, CJrj of h1Cl Aile
2.50 IbmiIII'm IlIt1'Q11Ut • hb Aho. CA 9oO(J l
041.5J)19-2J.IJ{..u • "1_~J32P.lL99 (7DD)
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APPENDIX C
SANTA CLARA COUl\'TY: CURRENT INCOME
LIMITS FOR HOUSING PROORAMS BY HOUSEHOLD SIZE
MAY, 1993
1 2 3
Extrtmc:ly Low Income 512,450 114,250 1]6.000
(0·30"')
Very Low_ 120.750 S13,iOO $16,700
(3]·50")
LowIOlhor LowILower 127.800 Ill.75O 535,750
_(5]-<1"')
BdIJW MediaD lDc:ome $4],500 S47,4S() 553,350
(68-100") M ___
$49.800 SS6.\lOO $64,050
(101·120'15)
Santa Clara Coumy HUD A.rea MtdUm Jnco"",: $59,300
E/fl!di",,; May $, 1993
76
4 5 ~
1]7.800 1]9.200 !2M5O
529,6.S0 S32,(J(XJ 534.400
539.7()() S42,9OO $46.050
$59,300 $64.050 $68,800
S7l,ISO $76,&"<O $82.550
r. Summary of Citizen Comments and Responses
(Note: C<lmments are paraphrased for brevi!)')
Attachment 2
Public Commeots Made At City I'IannIng Commissioo Public Hearing on October 27,
1993:
1. PaJo Alto Hoosing Corporation:
Co!!lllle!ItS On Below Marlce! Program:
o The remarl.: 00 page S1J that older BMR ownersbip units are more affordable than
newer units is nor. exactly correct Newer units have a mon: restrictive Jimiwion O[] resale
prices.
o Be: Menrloo 00 page S1J of • pos..qble down payment assistaoce program for low
income BMR buyers: There are issues about how mucb subsidy should be provided fur a
single liunily; !be avaiJ>ble funds could be used to benefil • greater =ber of peopl.; The
BMR progr3m is a good program as it is sttuctu.red now to serve mCh"'"tly moderate income
households.
Respoose: A conoction will be made to !be :ext to clarify that tbere are differeoces
in !be resale price formula depending 00 wbeo • BMR unit ..... tim scld. The comments
regarding • down paymem assislance program will be taken UDder consideratiOn.
CmpPHm! On Number of UW In New SRQ Project:
o Reference is made in more than ODe plaa: to 80 units . . . !be actual oumber bas
DOl yet been deIemtined. . . the oumber of units needs 10 be fIe",bl •.
Response: Beferences to the !lWDber of units in !be proposed new SRO developrneDl
will be deleled from !be CHAS Annual Plao.
z. Leqve of Women voters:
Cnmment: 'We would Iik£ to note especially our SIroog suppon of several aspects of the
proposed CHAS which coincide will! recommendations we made in previous CHAS input .
. !be League has positions in general agreemenl with most aspects of the (HAS and has no
specific objections 10 any priorily 01 program".
Response: Comment noted in public record.
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I 1 , Written Comments Recdved During Public Review Period:
1. """'.atl .. Housiog Letter of October 27, 1993:
Comrneg! on Nr-ros of Single Pmnt Families & Facilities! Prognms For Siggle Parent
Eami'iss Opmted By Innovative Housing:
o The eHAS )eave,t;; out "one critical special needs population --lou,' and very lQ"""
income single parent families ... we believe that !bey should be included in th< 'Needs
Asses$D'lt1lr" section of the eRAS as a population needing !'upportive. affordable housing".
~"" A section will be added to lh< Needs Assessmeru se<tiOD 10 de<cnre <be
unique houiiDg problem:; of single parent fanulies.
o Information should be included in tb= CHAS in\'cotOl)' of Fadlilies and Services
To AssIst !be Home!ess and Persons Threatened with Home!ess""" 10 de<cn1Je the two
bouses operated by Innovative HousU;g in Palo Allo 10r supportive ,bared boosing for single
pam>! families.
Response: This information ... ill be add<d 10 the fmal CRAS Plan.
C. ".Ii'. From tho CDBG Clthms Adoisory Commjttee'
1. Revise !be finiI sentence on page 29 to rood: 'UnIess!bey are disabled or tlikr/y, !be
Section B program does DOt genmriJy serve single pefliOOS.·
Rcspoose: The chmge ",ill be made in !be final draft to clarify !be semetU.
2. The CDBG Citizens Advisory Cotxunittee eodorsed the CHAS Plan, bot expressed
concern about !be escalating rehabilitation cost estimates for !be lIarl<er Hotel project
Rosponse: The comment is lIOIf<! for the public record.
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Correction.<, Revisions and Text Changes To
Draft Annual CHAS Plan & Amendments
Proposed By Slaff
Attacbment 3
Page 3: Schedule will be revise<! '0 shnw actual the publication date of the CHAS Annual
Performance Repon (APR) as November 15, 1993 ml the actual public rev;e., period as
November 15, 1993 through December 14, 1993.
Pages 4 -7: Section i. Background and Trends will be revised fa read as shown (revisions
in italics):
i. Bacl<lIl"'und and Trends:
Palo Alto is a suburban City with a CUffenJ residmJ popula .... ion of app..-oximmely 57. (}()()
people situated on the northern border of San .. Clara County in the bean of ·Silicvn
Valley·. It is celebrating its centennial in 1994. Palo Alto is pan of the Midpenir=l •• rea
which spans oonhern Santa Clara County (Including the cilje, of S .... Clara, Mountain
V_ and Swmyvale) and the "",there pornon of San Mateo Coumy (in<luding the tiries of
Menlo Part, East Palo Alto and Redwood City). The City is koown for its association with
the world-famous educational and research institllJion of Stanford University. Palo Alto was
aIsc the binhplBce of high technology industry in the Valley. Stacfonl Medicai Center is a
major center for medical care and resean:h. The City is aI", • center of inrernarional
culture, an. shopping and food.
Palo Afro is, overall, a vet)" .a.ffluen! commLlDity. The median family income is now over
$68,000, about twice the national median income (Table lA), From 1980 to 1990, Palo
Alto's IIW1ian boasehold income increased 124% compared to • 106% iDcrease fo< the
County as • wbole. The 1lI1mber of pe= below the poverty level dec!ined from 5.9% of
the population in 1980 Ie 4.6% in 1990. Palo Alto is • very desirable place to live due to its
clin",,,, high quality schools, culture, acces, to job., eu:. The housing supply has DO! kept
pace with housing <km:md. Just 1,441 bousing units were a<ided from 1980 to 1990.
Housing demand in Palo AIID is ,troogly influenced by the cumber of jabs in the City and
surrounding: area. There are about twice as many jobs in the City as then: a..'"'e residems in
!be labor f<><ce. About 80% of Ibe City', work force is made up of commuter.; from other
oommUDities. The employment base grew during !be 1980's by appro<ima"ly 10,000 jobs
and bas coDlimted to grow in the 1990', to an estim.,ed figure of 72,000 as of 1992.
Housing costs osc.l.' .... tremendOll5ly during 1970', and 1980's. 1M IIW1ian Yalue ofoWfY!r
occupied housing UDits inc=sed by 207% from 1980 to 1990 and tnLdian rents in<reased by
137% during !be same decade. However, du '0 info<mces oj''''' recession. s~ 1990
home prices have declined by approximately 15%, aIlhov.gh rents have been stable due to
supply demand imIJalance.
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Another important fattar intlueoctng me demand for bol:!5ing in Pale Alto is ::he proximity of
Stanford University_ Tbf ,'irudent population in 1990 was about 12,700 (il increased !o
14.297 by 1991-1992) of which .boul 8,700 were housed on-campus. Thus. over 4,000
students had to be housed in faJo Alto or other nearby area,. There are 977 units of housing
for the University's 1.642 faculty and 11.314 staff members. The faculty and staff
bouseh<Jlds who are OO! provided Uni v<rsity housing add to the housing demand in Palo AlIa
and the Midpeninsula are •.
ii. Demographics: 1.<". Income & Racial I Ethnic PopuLation
rable 1 A ohows the ra;;iaj and etlmic composition in Palo Alto in 1980 and 1990. Wbilt the
City', to<aI population has increased only minimally (by 1 %) over the last docade, the racial
C<lmpO$iti<:>n bas changed. The biggest <haages are in the Asian & Pacific Islmder. group
which ;ncrea.;ed 70% and hispanic, which increased 34 %. Whites de>:llned 4 %, but are still
the major population group with 85 % of the total ?"Pulation.
Areu of Racial I Ethnic Mipority Concentration'
Palo Alto <:efines "racial I ethnic minority coo::enttation" as a "'1lSUS tract with • non-whi ..
populati<>n of over 50 %. T!Jrno are 00 areas within II>: CilY which are considered areas of
CODt'enttalioo by this definition. However~ there are thnx: ccnsu.s tracts where the racial
composition is significantly dilferent than the City as a wbele. A diff~ is considered
.ignificanl wbere • minority group's population is five percent IIHlre than their pe=ntage
share of the City wide population.
Areas oC RadaI ConuutIalioD
PaloAlIO Qtivel Oat
Citywide Gardens WestMeadowl Creek
5093.2 Ve!l!Ura 5116.98
5H17
Wbi'" 84,9% 65.5% 70.8% 74.0%
Asian i Pac. 10.4% 18.1 % 12.8% 17.9%
IsIaoder
Black 1.9% 12.2% 7.5% 5.1 \Ii
American 0.3% 0.0% 02% 0.1 \Ii
Indian
0Ihcr 1.5'.1; 4.2% 8.7% 2.9%
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Areas Qf lew-Income Concentration:
Palo Alm defines. an area of tow income concentration as a census tract where more than
50% of all the lmY.seholds have incomes below the low income limit for the CDBG program
(about 6S% of the countywide median income: which in 1990 was $34,200). All census
tracts except one have median hou:r.eho1d iocomes abo ',Ie: the low income level.
The one census tract that does not is census tra~t No. 5093.02, This tract has a poverty rate
of 11.2'11 (the higbest in the City) and. reed"", household income of $12,891 (lile lowest In
the City). This tract has • small tota1 population (403 pe""",) over half of which Jive in the
Palo Alto Gardens Apartments • .a federally subsidized, low income developmem of 156 units.
The Palo Alto Gardens project has 128 sernor urnlS and 28 family units; all occupied by very
l<Jw iDc<Jme households, most ... tlll annual incomes below $10,000.
Low Inc<Jme Family Household" The median inc<lme of family households is consisrently
higher than oonfamily (single perrons and persons living with oonrelatives) households. The
census tract with the lowest family median income is Tract 5107 tnown as "Olive-West.
MeadowNentura" neigbborilood. Its median fat!!ili: income was $5iJ,068 in 1990.
Other Low Income Households: Six census tnlcts have median nonfaroily incomes below
HUD'.l<Jw income limit of $34,200. They are:
5093.02
5094.01
5108.03
5107
5115.98
5109
Name
Palo Altn Ganlens
Monroe Park
Fainneadow
Olive -West Meadow I V""",ra
CoUege Tem.<:<:; Evergreen Park; Southga'e
Old South Palo Alto; Midtown West;
El Cannelo
Noofamily
Median
IDc:ome
(19911)
26,094
26,595
32,436
33,292
33,306
A1mcsI30% of Palo Alto's population lives in oonfamjJy households. The elderly, _
and adUlts living alODe or in shared living .ituatioD5 are =joc parts of this population group.
Among low income reDlerS, n% of the househvlds are either elderly (Doe and !We member
bousebolds) or athe< IIDmelated hou,<ebolds (singles a.nd oonrel.ted adults).
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Page 7: iii. Map of Census Tracts; The map will be revi.5:ed to show the corrected 1990
census tract-;.
Page 16: The table of Ren",1 and Owner Units By Age of Unit and Affordabllity wili be
revised as. follows based on new informalion recelve1 from HUD;
RENTAL L'NlTS BY AGE OF L'NIT &. INCOME OF OCCUPANTS
Pre-I940 1940 -1959 1960 -1979
Occupied by
Very Low Income 312 654 1,294
Occupied O} Other
Low lncotne 150 333 636
O<:.:upied by
Other Income 1,335 2,743 2,569
TOTAL UNITS I,m 3,730 "'499
OWNER UNITS BY AGE OF to'NIT &I INCOME OF OCCUPAJI;TS
Pre-1940 1940 -1959 1960 -1979
Occupied by Very 373 816 106
LowlDcome
Occupied by Other 225 SOl 52
Low Income
Occupied by Other 2,310 6,678 2,113
Income
TOTAL 2,908 7.m 2,271
S<;uroe: Table 12 (10119193) in CHAS Dstabook; Special
1990 Census Tabulation Provided oy HUD
Page 17 -18: The discussion of tile Ara.o;tradero Parle Apartments will be moved to the
Annual Plan, IllIroduction on page 44 ,n<! the effon to facilitate tile acquisition of !he project
by the Palo Alto Housing Corpor.ition will be added tile Strategy Implementation, Rental
Housing Priority discussion which begins on page 45.
Page 18: A list of the below market oW!lel'Ship and rental units will be added here 10 more
fully describe the City's affordable bonsing inveruory.
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Page 20 -21: Im'emory of F<idlioes and Services to Assist the Homeless and Persons
Threatened With Homelessness:
In re..oqmnse to conunent from Innovative Housing. the following will be added:
Pumanent Supporti.e Shared Housing (in Palo Alto):
1) Bowdoin House lnr>ovative HOLlsing 2 households Families v.'lchildrell
2) FAgewood House • "4'" •
Page. 23: S~woortive Housing for FeooD$ with Severe Mental Illness: Information will be
added about !be residential barnes in Palo Alto for mentally disrurbe<l veterans owned and
operated by Rebabilitatioo Housing Associates:
I). Fernando St. House; 5 persons (assisted with CDBG funds in 1987)
2.) Margarita sc. House; 6 persons
Page 24: 1jM'Ursr4 Group Home For DevetopmentaU)' Disabterl: a refennce will be added
to a 5 unil apartment facility at 256 Petti .. Ave. in MQUotam View which is a residential
facility for up to 14 developmental!y disabled adul! women. Palo Alto CDBG funds were
provided to assist with the acqui!.;tion of the facility in 1986.
Page 24: lOOepslldrmt Living For Persons with Developmental Disabilities· shall be revised
to read as follows: '"1lH:re an:: no residential developments within Palo Ailo whkh provide
indepmdent livin8 opportunities rogether with on-site suppo11ivc setvi«s for adullS with
developmcntal disabil nits. In Sunnyvale at 1215 Cortez Drive, Gtcalel" Oppurtunities for the
DevelopmemaJly Disabled opera~ an independent living/training center in • six lillit
apartI!IOttt building for adults with deve\opmetttal disabilities, Palo Alto CDBG funds were
provided in 1988 to bclp acquire aod relt.abilitate the facility.
Page 24: Supportive HOusing for Persons with Ncoho; or Other Drug Addictions: s.1uill be
revised to state that there an: two resideruial barnes whicb provide bousing aod servi=; foc
!!lese clients, they are:
I. Moriah Sober Living House on Yeroon Terrace, Palo Alto; 8 Pc""ns
2. TLC Residential Care on Kenne<h Driv<. Palo .. lto; 8-12 perrollS
Page 29: Add the following text regarding single parent bouscbolds:
Low income single parem bousebolds number in Palo Alto. Without
affordable 1tousing and supportive servkes. many are at high risk of becoming bomeless.
Single paren1 famiIWs are the f ...... growing segmeDl of the bomeless population.
According to !be 1993 Santa Clara Coont)' Children', Report Card. 52% of homeless
families m. the Counly were headed by single parenta.
Page 37: Add: "The Santa Cia", Crunty Health Department's Mental Health Servkes
ReseaIch Center reports that 434 cnduplicated persons with severe menu! illness were served
at the North County Mental Health Center during IT 92-93. Of the 6,967 pe=ns
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bospitalized for menial il~, at County facilities during the year, 5 ~% (382 pe""ns) ""er<
eitllcr bome!ess prior ((l admission or were living: in iI u:mporary at'!'&Jlgement. For another
]0.3" (or 72J persollS) their previous housing situallon was unknown."
Page 43, Tobie 2: An explanation of the "X"s in pan B of Table 2 will be added.
PIg< 44, 3, Doyclopmem of New SRO A~ will be revised to read as follows: On
October 25, 1993, the City Council approve<l a development proposal for an offICe complex
at 1050 Araslradcro, The .pprove<l housing mitigation plan for the Arastradero project
invol ... !be possible sale of another site owne<l by the developer (753 AlMa) for pcreruial
development as affordable SRO housing. While the detail> of !be pian are still being
negotiated and must be approved try the City Council, the C01>:epl is that !be bousing site
would be pun:hased alter feasibility srudies were completed and the purchase costs would be
covered by the housing mitigation fee to be collecl<d by the City whon the Arastradero
project is built. s..'looJd the Alma property IlOl be p"rcbased, l'Jen the ArasIradcro project
"ill pay a housing mitigation fee of double the normally required .moont ($500,000).
Note; all references to the number of units in the proposed SRO project .. ill be
deleted in !be CHAS since DO decisions have been made on the number of units,
Page 57; d. Coordi!IiJti?p Efforts Information will be added to this section about
participation by the City of Palo Alto housing 5Iaff in !be Countywide "Collaborative
Project" (wbich is funded by a July, 1993 graIlI from the Nonhern California GraneoW:=)
10 bring log<ther cities, homeless service and shelter providers, the Ccunty and affordable
housing providers to develop coordinated approaclxs in order to obIain more fedenJI funding
for olfonlable housing and homeless projects and 10 increase cooperation among these
enIitiea.
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Attachment 4
11115193
COMPREHENSIVE HOUSING AFFORDABIUTY STRA. TF.GY (CRAS)
DRAFT ANNUAL PERFORMANCE REPORT
FY 93 (October 1, 1m through September 30, 1993)
CITY OF PALO ALTO
CAL1FOR.>;JA
Pr<pared By: Departmenl of Plmning and Cromrunity Environment
Ken Scbr~ibe,., Director
To Be Submitu:d To HUD December 31,1993
For information, contac£:
Catherine Siegel, Hoosing Coonlinator, Planning Division
(415) 329-2108
DRAFT FOR REVIEW
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TABLE OF CONTENTS
HUD Cove, Shee,
I. Part I: Annual Performance (10-1·92 through 9·30-93) . . I
A. Resources Made A vailahle Within the Jurisdictil.'n ..........., .
•. Resources Received By L'>: City of Palo Alto ..... .
b. R=urces Received By Nonprofits and Others .......... . 2
B. Investmenl of Available Resources ............ 7
C. Housebolds and Pe""", Assi«ed
T.ble I: With FedemJ Resources ......................... II
Table IA: Wid! Local Resources Ooly
Narrative . . . . . . . . -. . . . . . . . . . . . . . . . .
.......... 12
............ 13
D. Other Miens Undertaken . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
1. Public Polici.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
2. InstitutionaI Structure .........................•..... 14
3. IIUrgovemmemaJ Cooperation ......................... 15
4. Public Hoosing improvemelllS (DO( applicable) ............... 15
5. Public Hoosing Residenllilitiativ .. (DO( appliC<lhle) .......... 15
6. L<:ad·Based Paint Hazard Reduction . . . . . . . . . . . . . . . . . . . . .. 15
7. Affirmatively Furtlletiq Fair' Housing .......... . . . . . . . . . . 15
2. Part II: Assessment of Annual Performance ......................... 17
3. Part ill: Appendix
A. D'''':ription of Public R!:view Process . . . . . . . . . . . . . . . . . . . . . . . . . 19
B. Summuy of Public Comments and Responses . . . . . . . . . . . . . . . . . . . . 19
PART i AN1',lJAL PERFORMANCE
A, RESQt'RCES mlNDS) MADE AVAiLABLE WITHIN THE em' OF PAl&
ALTO FOR AFFORDABLE '" SUPPORTIVE HOl!SING
IFY 93: 10-1-\IZ to 9-3Q.931
a. RESOURCES !F1,!NDS) RECEIVED BY TIlE CITY OF PALO ALTO:
I. FEDERAL RJN!)S
a) eDBG:
• Total FY 92 CDBG Entitlement Grnnt, Program income and Carryover
Funds Available Dtrring (FY 92-93): S1.801,552
• New CDOO Funds (out of lotal) Available to the City: ~921,513
(lncludes FY 93 eDtitlemen! grant of $700,000 and program income n=ive<!
during FY 92 -93 of $281,513 but excludes the carty0ve, of unexpended
CDBG funds from FY 91-92)
b) HOME:
• FY 92 HOME Grant: $1,000,000
(Palo Al.o was awarded the FY 92 HOME grant on , competitive basis by
the Srate J)eparolle", of Housing '" CommuniI)' Devclopmeru (Sta .. HCD)
on March 29, 1993, The City did IX>! bave the HOME !\mds available
since, as of November I, 1993. the Standa.'1I Agr=ment had oot yet been
execut=l by the SIa .. , Funds are expected to be available by the end of
calendar yea, 1993,
2, STATE HJNPS
No S .... of California funds were !,,'Ovided '" the City of Palo AI.o
3. LOCAL FlJNDS
a) Hoosing Reserve Funds:
CoIIllll"ICial Fund: During FY 93, the City colicc .. d a total of $_ in
inlercsl and payments from co=ia1 and iDdustriaI developmenrs as a
mitigation of their impacts OD housing ualer provisions of the Ciry's Housing
I
. >' . :;:. ~.:
~. As of September 30, 1992, there WhS approx~mat~l)'
·..,.-;; .
,. ,'.< .~-' ";f"
.. ~ .~::~\ . ,
$ in this Fund (funds which have not been .:onunittoo or
reserved for ongoing projecL,)) available (or the CO::lStructior;. of new or additional
bousing units.
Residential Fund: Palo Alto collects bousing mitigation fees from residential
developments t'tJ.at cannot provide cn~sile below market units according [0 the
provisions of the City's. inclusionary zoning program. The Residenlial In-Lieu
Fund can provide funding fOT new construction, acquisition or rehabilitation of
low and modera'" income housing. However, during FY 93, <he Residential
Fund had. a negative ba.laDce and thus 00 funds were available from this source
for housing activities.
b) Redevelopm<D1 Funds: None, <he Cit) does not have. redevelopment
agency.
4. PRIVATE fUNDS
No privat< funds ( i.e. funds voluntlrily coDlributed from priv.", foumatioD5 or
individuals) wrn: made available '0 the Cit) of Palo Alto fo< ,ffordable housing.
b. RBSOURCES (fUNDS) RECEIVED BY NONPROFlTS AND OnJERS:
1. FEDBRAL FUNDS
Ij LyttOD IV • (BUD Sediou 202 Elderly. CDBG IIIId City Housing
~):
HUD Section 202 FIloding: Commun.;,y Housing, lnc .• nonprofit developer of
senior housing, was awarded a Section 202 fund Reservation on Mart:h 26,
1992, for 51 units of elderly bousi."'1g for lbeir Lytton IV development at 330
Everett A 'e., Palo Alto. 111<: ConditiooaJ Commitmenl was issued by HUD on
May 6, 1993 in the amount of $5,4SO,900 for !be capillJ advance for
construction costs.
The spoDSO< expected HUD to issue a firm Commitment (in the amount of
$5,738,6(0) in laI< Sep<=mber, 1993 and !be "Initial Closing" was scbodu!ecl for
September 30th. However, on September 20th, HUD infonned !be spomer that
!be "firm Commitment" amount had been reduced to $5,034,800 and that tbe
cash requimI for c]ooing had increased by $840,000. AI that point, tbe sponser
~id<:d to request that !be project be forwarded to HUD Headqlwte" in
Washington for revi"w. HUD Headquaners notified the sponsor, 00 November
4Ih, that !be waiver was approved whicb will pennit !be full $5. i M in HUD
2
capital ~vance. The initial closing should take place soon and men co;'JStrUction
will begin i.m:Jn.e1jialely thereaf.,,=r.
CDBG Funding From City, Palo Alto expended $100,000 of FY 92 -93 CDBG
funds, during the period of tIojs report, for the Lynon IV project for
predevelopmem expenses soch lIIS architectural ar.d engineering work:.
City Hoosing Reserve., See "Local Funds' below.
b) Oak ~ Apartments" (Section 8 Moderate Rehab): On August 18,
1992, the Palo AltO Housing Corporation (PAlIC), • nonprofit bousing
developer, was awarded a commiunent of Se..-uon 8 Mode!ate Rehab rental
assistance for 20 units at their 33 unit Oak Manor Apartments. Later the
award was increased to 23 units, 00 July 7, 1993, PAHC execured the
"Housing As.istance Contract" with the Santa Clara County Housing
Autberity. There are 13 two bedroom units 000 to three bedroom units
assisted under Ihe contract whkh extends for J 5 years.
There are now a total of 24 units in the project occupied by low income
hoosebolds (one unit is occupied by a tenant with their own "tenant based"
Section 8 certificate). These bousebolds occupied the project during FY 92, A:
that,;",e, PAHC was providing an "in-house" rem subsidy pending the
completioo of die propeny'. rehabilitation and the exa:ution of the "Housing
AssislaDce ConlrlCt" for the Sectiou 8 ... isIance. The 24 bousebolds were
reponm as • ... isted _Ids" in the City's FY 92 CHAS Arurual
PerfortnaDCe Repon.
c) ~ Hole! -(CDBG): Palo Alto provided the Palo Alto Housing
COIjlOration witb $175,500 in FY 92-93 CDBG funds during the year for
prmevelopmem expenses rel>.ted to the acquisitioo and rehabilitation of the
I!arker Horel. As of SepIem!;er 3{l, 1993, $40,606 bad been expended.
Under • separate colllraCt an additional $18,000 in CDBG fund. was
expended for PAHC's staff and overhead costs in managing the project.
d) Indepeodeat Livinll Housing For Developmentally Disabled -(CDBG):
On hIDe 28, 1993, Palo Alto awarded Mid-Peninsula Housing Coalition
(MPHC) • comact for S20,OOO in FY 92 -93 CDBG funds for pre
developmcm funds for • future development of about 24 units of rental
hoosing for adults with developmental disabilities. No funds bave been
expended under !hal contra<:t 10 date.
e) New Si. Room Occupancy (SRO) Apartments -(CDBG): Palo Alto
expended 519,328 in FY 92-93 CDOO funds for feasibility swdies
concerning the possible acquisition of a site in the downtoWD area (at 753
3
•
.,
:
.-;--
,~-" ...... ~
.-"<,; ...
-
Alma Stree[) (or possible development of a tle'"" SRO rental housing project.
Funds were used for an appraisat and :itle report and a toxic and
cn .... iro~ntal hazards report. Also, PARe was paid $22,{l(X) for staff and
overhead related to the site review and identification process.
On October 25, 1993, the City Counet! approved a development agreement for a
resea..rch and dc-velopment complex at 1050 Arastradero. As pan of the project
approval., me Council also approved a Compreben."jve Plan map amendment £0
change the site from multiple family residential to researchJoffice park. Ar;
mitigation for the loss of a potential housing sire, the Council approved an offer
from the developer to seU the potential SRO site at 753 Alma (wbk~ is owned
by the developer). Details of the trarJ.SaCtion have not yt:t bee-n worked out, but
it involves an option on rbe Alma site while further environmental, planning and
feasibility studies are carr'.ed out.
2, STATE fUNDS
a) Oak Maoor ApartmeDts " (CJIIiforni.a Housing FiDance ~ (CHF A)
Permaneat Mortgage Fin'ncing): On September 22, 1993, the Palo Alto
Hoosing Cmporati,n closed e<CroW on the refInancing of the Oak Manor
Apartments meotiooed above. The loan commitmenl for the ref1nancing bad
been received in 1991, btu it could DOt close until the rehabilitation was
tinisbod_ CHFA provided. 30 year, fI.ed rate f1rn mengage of $2,40(HJOO
at 8,145~ ilIIe!est and a secoud loan of $90,000 fo.-10 years_ The second
loan is COrgi."" if the low iDcome we is mainlained for 10 years_ The ....
rmancing paid off an adjustable f1rn mortgage which was due in full in 2003
and also repaid PAHC for the expenses whieb they bad incUrred in
oomp1etely rehabiliuting the project.
To aIklw the refinancing, the City subordinated the note it holds on the Project
to third position. The City bad originally provided PAHC ,.,ith $2.1 million in
local "Hoosing Reserve FUlIds' in January, 1991 for the ac<jUisition of the
propeny and a ponion of the rehabilitation C<JslS_
3_ LOCAL FUNDS
aJ Lyttoo IV " (Cit} HousIDJ Reotne): Palo Alto approved I ccmracl on
May 17, 1993 to provide up to $5()(),OOO in Ciry Commercial Housing
Reserve funOs for ,ite acquisition, relocation and oIher project costs not
covered by HUD funding for the Lytton IV development. As of September
30, 1993,5102,833 bad been e.pended under the oontnct for payment on
the site purchase option and an access easemeD! and S55,397 bad been
expended for relocation.
4
----~ .... ,----
--/'
4. PRlVATE FUN~
.) Bark..-Hotel -(FALB', Affordable Housing Program): PAHe has
receh"cd alertfr of cornmitmem, from First Na~ionwide Bank under lhe
AHP progoam. [0 provide Iong term, fU"St mongage fmandng in me amount
of $980,000 for the Barker H",,\.
h} Other: Most of the oon-prof!c deve;opers in Palo AIm have made available
funds from their own resources for interim construction financing, deposits
on property, pre--development COSts and administration and o"'erhead related
to furure hO\l5ing projects_
c. ~SOD With Resou= Which Had Planned To Be Available
The CHAS Plan fo< FY 9"2-93 (fable 3A) anticipated that • number of other ~~ndiog
sources would be available to help meet the City's h>Jusing goals. Problems included
del<lys in processing of funds which were a wanled, denial of applications by HUD. lack
of Congressional authorization for certain programs. limitations in federal regulations
which make some programs v«y diffICUlt to use in Palo Alto, lack of appropriate and
available boosing sites and • lack of interest or capability OD the part of nonprofits in
pl!I'SUi.ng some federal programs. 'The sources of funds whicb \\-'ere DOt available are:
L ~ HOME£lm!I.i; The NOFA for FY 92 fund, was issoed by the State on
October 7, 1992, The City applied on Jamwy 6, 1993 and was awarded the
maximum amounI possible -$1 million, on Matth 29, 1993. State HeD '001;:
much longer than anlicipated in preparing the gran! coDlraC!. It was DOl received
until July 21, 1993_ The City has still not received its' ropy of the executed
contract back from the State. However, the HOME funds sbouId be available by
the end of 1993.
FY 93 HOME Funds-NO FY 93 HOME funds were available to Palo Alto
The State issued the FY 93 NOFA on July 30, 1993 and applicatio"" were due
OD Octob<r I, 1993_ Palo Aho did IlOl apply since there were no new boosing
projects which were far eJlOUgh along in me planning process which could be
included in a competitive application.
2 _ HOPE for Elderl'l lnd!1l'!!dld!mIT: The City submined a letter to HUD
supporting an applicatiun for Section 8 Voochen through this program by the
COUDty Housing Autbority on September 29, 1993, but 00 award bas been made
yet by HUD.
3. Fnv;rgency Shelter Grants: No applkatiollS were made by nonprofits during the
year on behalf 'Of any shelter s::rvices in Palo Alto.
--~-'...-'----.
!
i
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4. Trans.itiona! HousJ.ns..;. Palo Allo supported the appHcarioD by Miramonte Mental
Hea!th for FY 93 transitional oousmg funding for .a shared housing projeC't for
person with mental disabilities. hOWC:'r-eT. HtTD denied tlJeir application.
5. Peunanent HousinG for HandicamJed: No .applications we~ made by nonprofits
during the year for facilities c.r programs using this source
6, Shelter Plus Care: PAHC"-'ld Urt:.n Ministry have .!templed 10 work wi'" the
County Housing Authority 10 utilize some of the Sheller Plus Care subsidies
wbich were a wordel! to the Housing Aulhorily from the FY 92 rouoo of funding
for those tenants at the ~r Hotel who were homeless prior to moving into
the Barker. However. progmn reguJations ",rill only permit xm...1l1 ucits to be
incillikd in the Shelter Plus Care program. Sin::c any vacancies at tbe Barker
have been till,eIl quickly (wilh priorily to homeless persons). the existing 19
Barker units could DOl be used i~ the Sheller Plus Can: prognm.
7. SAFAH: No application was made since then: were no suiuble proj~ts during
!be year.
8. Sr!:tion 202 Elderly: Sec discussion of Lynon IV above. Nil applications were
submitted for FY 93 funding since the Lynon IV projc<:t was still in tile
developmem process.
9. Section 811 Disabled: Mid-Peninsula Housing Coalition applied for, FY 93
SecIioo 811 allocation for 24 units of renW housing 'Ill Palo Alto for pe=
wid! developmental disabilities on July 8. 1993, Their .ppl~on was denied by
HUD on August ZO. 1993.
10, Moderate Rehab SRQ: The 93 CHAS anticipatecllbat SI.398 million in Secti<ln
8 assislaDce W<JUld be available fo< use at the Tamarack Court project. 'These _Idles were k>st fO£ use in the City of Palo Alto when tile rezoning and
subdivision aw_tion for the Tamarack projecl was denied by the Cily Council.
The project sponsor oould 001 locate any other suilable properties in Palo Alto 10
utilize the Section 8 cowntitmcnt.. See dis....""Ussion in Pan I. C. Narrative For
Households and Persons AssisIed. for funber discussion of tile Tamarack Court
project.
11. Section 8 R.epta1 V fR'clyjrs &; CertifICates: Pa!o Alto supported the application
by the County Housin8 Authorily for 100 UBiIS of Secti<ln 8 CcrtUlCatcs for use
in !heir Family Unification Prognm in August. 1993. No decision bas been
made on that applK:atioD yet.
6
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12. LWTC (fax Cred.i.!ll. No application ",,:as made during the year covered by u-Js
repon. For most of the time. tax credits wert: DOl a ..... ailab:e since COfl..gress had
not re·authorized the legislation.
13. lJHPRHA (Preservation of Existing Subsidized At-Risk HQusiQ&)~ The
Arastraclero Park Apartmen", project is proceeding through the LlHPRHA
process, but it had not proceeded ;0 the point ,,'here funding under UHPRHA
was needed.
14. Mongaye Credlt Certificates: MCCs were ooJy available sporadically since
there was not sufficient MeC authority !vailab!e for Palo Alto from the last
allocation and Congress bad not Te<Juthorized the program. Howc,\-'er. DC
September 23, 1993, ihe Count)' obtained. new allocation of SI million in Mec
autboriry for Palo Alte.
B, INVESTMENT OF A V.o\1LABLE RESOURCES
• Resourcs; and Program Funds Used' Activities Undertaken" l-GYe@ging
'The City of Palo Alto, by itself and in conjunctioD with nooprofi. housing developers,
undenook the foUowing acn\'ities to meet its' priorities for bow ing assisla_'!X:e as stated in
!be Inveslme1ll Plan of !be IT 93 Annual Plan. 'The City focused its' efforts and
"""""= 00 !be three highest priorities in !be CHAS.
'The three higbesl priorities are:
• Rental bousing for low and very low "'=ne households
• l'erma!I<m bousing for the homeless
• Permanent housing for """""" with special n=ls
PrimlY: Low and Ven Low Income Renters
AcrivUv· Acquisition and Rehabilitation of Existing Housing
I. Name: Plum Tree ApartmeIllS (3020 Emerson St" Palo Alto)
Size &; Type: 10 units, family
ResowoesIPrograms:
Acquisition: $970,255 (CDoo, e,;pende<i ill IT 91-92)
$10,000 (private, PAHC, eJq>eOded ill IT 91-92)
Rehab: $53,000 (City HUD Rental Rehab, $13,000 expended in IT 92-93 pIllS
$30,000 of work cunently underway)
7
I 553,000 (private, PARC, expended in FY 92-93 plus $30.000 in work
curren'Jy underw.y)
Leveraging: CDBG funds were u.<ed for almosT 100% of lh' purchase price.so that
renI~ could be kept vcry low to serve extremely low income lenants. The sponsor.
PAHC, is matclting !be ",ntal rehab fuoo •.
Completion: Proje.,"t was fully occupied in FY 9c·93 .nd most of !he rehab work
was. completed; some exterior landscaping and concrete work is still underway.
2, Name: Oak M>.nor Townhomes (630 Los Robles, Palo Alto)
Size & Type: 33 units. family
Re.<;oo~:
Ac<juisition: Pun:based by PARC in Jantw}', 1991 for $3.775 millio. ",iUt Cil)'
assista!re: S?,IOO,OOO (Local CiIy Housing R<:serves; <><peooed in FY 90-91) and a
private bank loan of about $2.1 million.
Rehab: 5578,057: (Loca1 City HOUSh~g Reserves: 5300,000 (expended fY
90-91);
Private, PAHC: 5278,057 (expended FY 90-91 & 92-93)
R=ntal Subsidies: HUD: 23 units Section 8 Moderate Rehab., 15 year contract
executed in July, 1993.
Permanent Financing: 52.4 million & 590,000 (State, CHFA; loans closed in 9193)
Occupiod: 1992
Rehabilitation. Rent Subsidy Contract and R<:fman::ing Completed: 1993
Ac!ivjty: New Coosttuction of Rental Housing
I. Name: Lytton IV (330 Everett Ave .• Palo AlIO)
Size 8< Type: 51 units, iDdependelll olderly
Resoun:esIProgr:
!'redevelopment: 5100,000 (CiIy CDBG. e><pe!lded in FY 92-93)
$100.000 (private, PARCo expended in fY 92-93)
$202,000 {private. SpollSOf: Cill. expended in FY 92-93}
$500,000 under contract in FY 92-93; 5158.230 (Loca1 CiIy Housing
Reserve. e><pended in FY 92·93)
Construction: Approximately $5,7 Million expected 10 be committed in
FY 93-94;
CompIetio!1: Consttuction expected to be completed in FY 93-94 with oo;upancy
in FY 94-95.
Priority: Hnrnrk» Persons
Activjty: Permanent Housing For !he Homel""
I. Name: Barker HOIeI (Acquisition & Rehabilitation)
Size & Type; 19 SRO units existing (25 upon completio,); singles
8
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. <.~.". :'$-~ -~ '-~
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Resourus!Programs: CDOO, HOME, Local Housing Reserves; FHLR',
AfforJablo Hoosing Program
Predevelopment 5175,500 in CDOO committed in FY 92-93 ($5&,606 ex""nded)
Leveraging: Pennancn( bank loan finandng of $980,000 was committed during
the fiscal yC".ar through the FI-ILB's Affordable Housing ProgrdITl .
M.tching: No matching fund, are required for the FY 92 HOME funds .hhough
the Clly Housing Re~rvc furxh WOIJ Id qualify as. iI match.
Completion: End of 1994.
Activiry: Suppon Services
1. Urban Minb.-ny: Operales shelter, drop~in center, meal progr""d."TI, food c1::>sc[, payee
serv1ce and provides cou!lSeling and case management
ResourceslPrograms: CDOO -533,000 (expended FY 92-93)
Priority: Per<OllS With Special Needs
Activity: Permanent Housing For Persons With Special Needs
1. Name: Caravan House
Size & Type: 6 bed, group bome, abused .dolescent girls
~:
Rebab: CDOO -$31,00 (expended fY 92-93)
Leveraging: OO!le
2. Name: In<Iependent UviDg for Persom with Developmental D;"'bilities
Size & Type: about 24 units; rental apartments
ResourcesIPrograms: $20,000 in CDOO funds were committed duriog fY 92-93;
The sponsor (MPIIC) also expended substanli.al priva~ funds in staff time seeking a
site and applying for Section 811 funding, which Vias denied by HUD. The sponsor
is still seeking • suilaole ,ite for the project.
Activity: Suppon Services For Low Income Hou..<eholds and Residents of
Supportive Housing
I. Omboulsman Advocacy Program (for frail elderly in long ~ <:are)
Catholic Clwities CDBG -S9,689 (expended fY 92-93)
2. SIlaIed, Transitional Housing P_ntlCoun.seling
Innovative Housing CDOO -$\0,000 (expeoded FY 92-93)
3. Shared Housing PIacemenl!Counseling (for scnio",)
Senior Coordinating Cooncil CDOO -510,000 (expended FY 92-93)
I
j
4. Senior Home Repoir
Senior Coordinating COU"C~ CDB(} -110,984 ,-"pended FY 92-93)
S. Tenant! Landlord Courueling
Peninsula Area Information & Referral Service COBG -510,000
( •. ,ponded FY 92-93)
friority: Assisianc.e To Low Ir..come Homepwners and Buyers
Activity: Rebabij~tlli('ln Of Owner-Occu-pied. Single Family Homes
. -
". ~.;.."!':
,,>'
No new applications wer'e rueived, fou! jobs were final ized which had been irui:iated in
the prior year.
ResourcesJProgram: CDBG: $30,652 (e<pe:lded FY 92-93)
Activity: Below Marlcet Hom<Ownership Program
11 units sold (4 newly built; 7 resales: all f1rsHtne buyers):
1 Very low income buyer
3 Low income buyero
6 B<low median incomes
1 Moderate income
~: BMR units & in-lieu f= (private)
• Geoguphjc Distributiqg of Ip'i;smmt
Activiti<s were undenakcn througIIoot the City of Palo Alto. HOIlSing activities an:
undenakcn where suW!b1< sites ~ !ocaJed.
• ~mngQf~~TBgqmpo
Leveraging is dilCUsscd above in n:llltioo 10 eacI1 particular project or activity.
• Matching Contnbvtio m
There were 00 specifIC malding requi=nents for Federal progtams utilized by the
City during the reponing period. In future periods. the City will provill<: the
requited match with its-local Hoosing Reserve (in-lieu, OO>.1Sing mitigation) funds.
• Ppm of JCSlW invs§tmmt gmmarm to phn" invgtmen1. pattern
The pattern of inveslment is not substanriaily different than what was anlicipal<d in
the FY 92-93 CHAS Plan. However, many funding resource. which were
anlicipal<d bave not been available, then: ba YO not been suitable projects to utilize
the funding sources or "I'I'lications bave been rejecl<d by HUD It"" (0 tremeodous
competition from otht:r communities or due to HUD·s concerns about c:nvironmemal
suitabili.y of certain potential sites (examples an: sites along El Camino Real with
high noise levels).
10
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CHAS Annual PCffforrnance Report Table 1
Households and Persons
Assisted with Housing {with federal Resource:))
"_IlI~""'lIIL .. _"
CITY or PALO ALTO
U.s. O.~6( t4.4~ M)U ull> .... \')nflltof'I'II.n1 oruo.IlII ClWllmUl1lIy """"*"'u.wld D"...lDpll\llf1!
ComprehenSive Housing AllOldllbilitjl Siralsill' (CHAS)
InlllflJClionslor lallal Jl,lrJl:idic(i.:ms
pr \O-l M 92 to
9-30-93 --------l----""". -~'.-------"." .. ------H_~n. -,.,,,..,-----,--
........ ~~. PI<>Y~ EodllflY-;~T-s.;..rIIL.~'. --1--1----;tT.;", H{mllbuy,,"-------H<on'~~ I I TolIII
u~lnow( •• ", ..... p 2M.fJ1b~, H.I"W 1 __ 11 ...... "" Ala..... T"""~1iI'II -Yillh -TOIIII tndM~UIli. f6llllllld SI""IN I T\~ SIK:'tOl'l'i:1[!
H" ..... hotll 1 (ill .... ) 1\li.Qlm<o\&l ~ 1\,,,,1111) ~~ ...... CI'III.!'~ .... A401h •• 't!on ........ rwr. NII~,"
_ _ __ • __ _ ____ , ~~ _ ---.J..t1l ___ -B-_ (DJ IE) If; .c.J ~ (I, (J ~ __ J!J_..j~\ ----.2!L-
1 Ibuy ~ow j"~",,,. I I' ,-~.~:~~~:~:----'-ri--5 --r--r-·~l'--'~ __ -1-_,,--6 --t---"""--T~-_ tJj ... ~,,~Mfll'~~ __ I~ __ ~~____ __ ~ _ ---f-____ .1 \ "-+_~_
J. ~~~~::~ '~F'ij..! I -.---i-' I ~}:,~:~t~~j~~ -~--; ~~ L -_-_·L _=t~-1 ~ UL_-.u.
"illll,~ ... !"""~ .. II1\II lI)Il.<illllaI .... !.Jed ""1111161101 ......... <If JIII'11I11nW\1 '-'PIlI .
"0,. I)"""",, "p"" M\,jP adJul!ud .,,,,,,,,'ImiIII. II ""pd ....
~OTf.s: Rf~nters iissisted equals 6 units newly
--OCClJpled at f'lU.IU lrof!e. APflrtl'll!nts.
.NOI.-H0.!le1 [!'55 5pec1d 1 Neeojs (C:o 1, l) equal ~
CaraVtH. House -a six-person group hOllie,
j, R.O/.OEitiinlo: Campo'1I1,," III ~
.;n ••• _ll!mnl~JTo\~Ii.".ln_.: '~~ L_
HDn·HI,plll1l"
2 ~~_ ....
•• NoIIMRNUIID811
e ....... " .. 1".-.0
!A!"1(I1tl
01111'
7, Tot.1
1"'"01 *! ... TnlAI 011\ ______________ ,,'''.4,'''''~'''''1 ... 1I
,
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CHAS Annual Perlorrnance Report Table 1 A
Housuholds Md Persons
Assisted with Housing (with local Resources 0"1y)
N ..... ulJ~"><lI<' ..... ,y
7·1·9~ to
__ , ___ ~_CI1_~~·!.A~~_~TO; _, aelO;'~~~k~~Owner~h1p & Renta1 ~~!::,~ 1 -+---&.-30-93
An, • ..".."",,,.. I"""'''''''' I '-'" ~ "'mo',.,, " Tota htJ'lWIl .... Go ... ,,, ~MoII""""'. Rto/;ILYd fW/lillIIIt IYOIII..-Til ... Home. ";;1/1---Tv.. Assisted Hour,enold!i. "'''",;;;,0lIl, i2(~;'~ ~OJj(E)j (0) ~i· blJY~r5 Clt:WI "*':*-HO"~t""· (J)
--------. ---~.-----~-, -----._--!---'-----
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INFORMATION
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C. HOUSEHOLDS AND PERSONS ASSISTED: Narrative for Table 1
Tbc:: Caravan House rehabilitation was completed as planned and si'l. VET)' low income
abused girls were assisted. The Plum Tree Apartments rehabilitation WiiS completed as
far at; the work on the dwelling unlts and the units are fully occup led nO\i:, The Plum
Tree project ~'tceedcd the goal5 set for it in terms of the number of n:J')' low income
households aMisted (six assisted '\iersus three) and th~ proportion L'1at were extreme-Iy low
income (fi .. -e out of the six),
Exolanalion of Goals Tha[ Were NO[ Achleved:
Barlcer HOlel: The goals for FY 92·93 sbowed the Barker Hotel proje<t as being
completed this year. While slgnjflC3Ilt pt::;;gress was made, it is now estimated that the
units will not be completely rehabilitated and ",."c"pied until the end of 1994. The main
difficulties have 'been in completing the necessary lnspet.:tioJ'.S. design srudies. taxies
testing and other requirements 10 obtain tho bank fllWlCing commirmCllt and the delays in
obtaining the HOME funds. It is expe<tod that the City C=il wiu approve the
contract for the full project funding in December. 1993 and that acquisltioo will take
place in early 1994 with rehabilitation commencing in Jate Spring. Construction work
shou1d be complete by Fan. 1994: with occupancy by the end of the year. at the latest.
I_rack Court: The FY 92-93 goal. also included the 22 unit Tamarack Coun
acquisitioo and rehabm",tion proje<l This project involved !be acquisition by Mid
Peninsula Housing Coalitioo (MPHC) of a 22 unit existing motel I apanmem building.
MPHC had secured • commitment from thc Saata Clara CD"Joty Housing Authority foc
Section 8 Moderate Rehab SRO subsidies for perIllilDOll! housing for the homeless for the
project. The project was • rather unusual acquisition since the building was part of •
much larger e<>mmercial pan:el of 11.nd. A portion of the building bad OOlDJIIer<:ial
zoning and the rest bad residential zoning. The building had beeo used as , "quasi
hotel" with temporary occupancies of more than one month. [t was surrounded by other
hotels and commert:ial proper"J... In order 10 purcllas: the building. MPHC bad to
obtain • subdivision of I1.nd occupied by the building from the larger pan:el. a rezoning
10 allow the unusual and substmianl COufiguratiOD of the oew\y created pa"",1 and
several variAnces. On May 10, 1993, after a lengthy pobli<: bearing process in which the
project was firs1 denied by the A!cbite<.1ural Review Board and then approved by the
Planning Commission. the Ctty Coun;il denied the rezoning and subdi\'i-;ion applicatilJn
by .6-2 vote. Tht City COWlCil's fUJdings in denying the project were thai:
1. Hotel or commercial "'" wos the best use of the property and that the ftnding
required for a Planned Community zone of compatibility "ith the existing [hotel]
uses could DO( be made;
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.t.
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2. The site as developed was grossly s'Jbstandard [referring LO settlacks and open space}
and should not be subdivided into a separate pa.rcel.
3. rnat residents. especially any c:hild.rer.. of the project wOllld have inadequate (lpeD
space.
Staff worked with the sponsor to ideruify other SRO type properties in Palo Alto tt .. ,
could be acquired and make use of the Seo::tiOD 8 reruai a.ssistance conunitmenl.
However, suitable properties were eitl ter nor: fQf sale or the sellers were asking such high
prices they were oot fmaocially feasibl<.
Assistance Provided To Minorities ]n ReLationship to Their Needs:
As shown in Table I, overall, 42'l of the households aDd persD!IS as,j,ted during the
year were minorities. However. all but ODe of the mino.ri1)' persons J households .assisted
were at !be Canlvan House gMIlP home. At the Plum Tree Apartments, only one of the
total of reD hcuseoolds assisted wa~ a minority. 1t is imponanl to note th.at outreach was
made to local providers of emergeocy shellers aod suppon services to fill :he vacancies
at Plum Tree aDd that five of the six households assisted during the year were extremely
low iJrome households. CiIJI staff, in monitoring the Palo Alto HOUSing Corporation for
FY 92-93, empbasized !be importance of outreach 10 minoril)' groups and 10 perro'" who
work. but do DOl live. in Palo Alto as part of PAHe's periodic updating of their waiting
list for !be subsidized hvusing units that !bey manage.
D_ Q'J'HE!l AmoNS UNDERTAKeN
I. Public Policies
T'-ue Palo »JIO Comp<ebensive Plan is cum'"tly undeIgoing • major revision. Pbas<: I
GooIs aod Visions has jus! been completed and adopted by the City Council. It includes
a number of S1roDg housing related goals and sta=ents. The second pbas<:, to be
completed during !be next year, will involve specifIC Ian;! use policies which direc~y
affect housing oppor:unitics. n .. CiIJI's Slare .pproved ~ will also be
revised to be compatible with the DOW land use plall. As part of that process, the
Housin& Element's programs an;! policies will be ... "Jilated 10 mtaSUt<: their
effectiveoess. At. ~ point >fu:r adoption of the De .. plan, the CiIJI's zoning
ordinance will be reviewed.
2. Insti!utional SIr!lct!m:
During the year, an agn:emcnl was worked out belWeell the CDHO staff aod the HumBJl
Services sta.1f that applicants fO!' fuDding for bowing related services and homeles.,
services would apply only to the COHO program for support, while other 1)'peS of pu~lk
services would apply for City g.neral funds Ibrougb the Human Services funding
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j process. Prl!viously. a number of nonprofit agencies had applied and been funded
througb both SOUrt:eS. This resulted in increased staff time, boch on the pan of City staff
and the nonprofi~'i. (0 complete applications, attend hearil.gs, prepare contracts and
monito! payments .and performance. The: new system has streamlined the fundmg and
contract monitoring process. Over the long mn, this shvuld enable Palo Alto's limited
CDBG and hO'J;sing staff to operate mare effecrively.
3. Intergovernmental Cogperation
The City of Palo Alto has worked closely will:! neighboring cities and the Counry to
provide funding for facilities and servkes localed outside of the eil)' which serve City
residents aJK! which meet needs in born Santa Clara and San Mateo Counties. DL:rinE
th: FY 92-93 year, '9.'orking more closely with the City of East Palo Alto was a City
priority. City staff pro'w'k!ed assisUlllCC to East Palo Atto slaff and local nonprofit...:; in
writing granr: applications for activities serving Ea..ct Palo Alto residents. Another
cooperative activity was me collection of data for the CHAS by the O:lUnty and the
.entitlement cities. Staff coordina~ed requests for information and met four times to
discuss data analysis and smuegics,
4. fyblic Housing Improvements
Not applicable, the City does Dot have a P\lblic housing agency, neitJler does it have any
public bO'.1Sing de'lel"l'meD!S.
5. Public HOIlSing ~idem lnitiati YeS
See DUmber 4.
6. I.ead-Ba5'"4 Paint Hawd Reduction
City staff met wit!! Coumy Environmental Heal\h Departmeru "'Lfi as pan of the CHAS
process to learn v.'hac information "'as a.vailable regarding lead problems in Santa elBr.i
County children, Information from the County indu:ates that lead paint is only one of
many possible sources of high lead levels in children. As pan of the CHAS preparation,
City staff bas ,nalr.ed the newly available 1990 Census data about the .ge and
""';"paney of heusing to develop an understanding of how the lead haz.ard issue may
affect Palo Alto citizens. The County is allempting to gel more funding from the State
to fund • CountyWide prevention prognm.
7. Affirmari\'elv Further Fair Housing
The City contracts with Mid-Peninsula Citir.eru; for Fair Housing (MCFH) to prornore
equal opportunity in heusing for all people. Servi<:.:. include infomwtion and referral,
community outreach and education, discrimination complaint checking 2nd investigalion,
IS
legal referrals and assis"""", in resolving compbints. As pilIt of the FY 92-93 fair
bousing contract, MCFH has been funded by the Cit)' to hold. fair housing worlcshop
tor landlord .. , propeny managers, OWIlCrs and nonprofilS. ~ City alsc c:(mtr.Il;:L~
sepamtely for tenam/landloi'd information. referral and mediation seIV~S.
The discrimination complaints and case, handled by MCFH during the period 7-1-92
througb 6-30-93 are summarized as follows:
EX 92-23 Activity: 38 complainants counsc:led; 18 new cases opened (50% children
related, 17% race, 5% national origin, 17% marital stalUs, 11 % 0Iher / arbitrary).
53 % of the cases were successfully concluded (i.e. ::ounseied and assisted or a
successful co~iliation).
16
PART IT ASSESSMENT OF ANNUAL PERFORl\tANCE
Although performance, in meeting the objectives stated in the FY 92·93 ."",,,,,,,1 Plan. was
not ideal, there were some sjgnif.K:3.D.I. accomplishlnems whicb are expected to result in
greater production of lower income hoosing in the next few years. Due to the complexities
of the federu1 and State gram application process, difficulties with site acquisition, the time
~'"lX1 for zoning cbanges and planning review and the difflculty in putting together a
fmancing padagc, mm .. l developmeru projects in Palo Alto take 2 to 4 years or more to be
completed and occupied.
Major housing e!tons which are undena.'ay at thi-,. time and should be completed within the
nexl I to 4 yea.'"S are summariz<d in the introduction 10 the FY 94 Annual CHAS Plim and
arc li<icd here for reference:
1. Lytton IV Senior Housing (now, HUD Sec. 202,51 units)
2. Barker Hotel (acquisilion and reba!>, HOME, CDBG am:! mher)
3. New SRO (!leW CODSIructicn, funding soun:es not kno",n)
4. New RemaI Apartments for Independent Living for P""",ns with Developmental
Disabilities (new construction, BUD Sec. SII)
5. Converskm of Pine SlReI House To Sb.1red Living (rebabiliwinni
6. Middlefield House Sb.1red Living (reb8bilitttion, CDBG)
7. Arastradero Park Aparlmcn!s (Pn:servariOD of existing HUD subsidized project,
LlHPRHA, CDBO)
S. New Family ReDtaI Housing (site and funding unknowo)
The m<lSt imponaDI factors whicb UfO<! the City's progre:-" in meeting lower income housing
objectives are:
• e_Iy high price of sites suitable for rew bousing or of
existing residential properties suitable for rehabilitation
• highly competitive and complex application process for the
limited amowu of federal and State hoosing funds
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• HUn en'/ironmeotal standards which make it difficult [{l build federally subsidized
housing in areas with noise levels duu fail to (neet HUD swldards {along El Camino
and near railroad tracks)
• problems of utilizing federal housing prognn:s suell as SectiOD
202 in areas with high construction and land costs
• llmited amount of funds that the City receives on an
entitlement basis from !be federal governmel<.
• limited vacant land suitable for housing construction
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"':='o. :~.~~,~
PART ill: APPENDIX
A. Description of PuNk Revjew Process
The draft eRAS Annual Performance Repon was mailed to interested organizations and
per",,"s who had also panicipated in the review of !be Annual CHAS Plan. Copies of the
R.epon were made available at public libraries and at City Hall. A notice informing the
public of !be availability of the Annual Performance Repon and of !be 30 day public revie",
period was published in the Palo A1to Weekly. Toe notice was also maiied to a larger list of
persons and organizations interested in housing, planning and roning issues. The City
Council held a public bearing on November 15, 1993 to receive comments from me public
on !be draft CHAS Annual Plan.
B. Summary of Public COmments and ResPOllses
To Be Prepared At End of Public Review Period
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