Frequently Asked Questions
Affordable Housing/General
What is affordable housing?
A home is generally considered affordable if a household pays 30% or less of their gross income (before taxes are taken out) towards rent. The term usually refers to homes affordable to people with low, very low and extremely low incomes, including low-wage working individuals and families, seniors on fixed incomes, veterans, and people with disabilities. It is anticipated that future rents at any MidPen community will be regulated so that they are affordable compared to other unrestricted rental communities in the area.
How is a household defined?
The U.S. Department of Housing & Urban Development (HUD) defines a household as, “All the people who occupy a housing unit. A household includes the related family members and all the unrelated people”.
HOW DO I QUALIFY FOR AFFORDABLE HOUSING?
In order to qualify for affordable housing, a household must typically earn less than 80% of the Area Median Income (AMI). The Area Median Income is published annually each year by the Department of Housing and Urban Development (HUD) and varies depending on the number of people in the household and the County.
Why is it called "colibri COmmons"?
“Colibrí” is the Spanish word for hummingbird, pronounced koh · lee · bree. Conveniently, East Palo Alto has a large population and a wide variety of hummingbirds. Hovering in mid-air with rapidly flapping wings, the hummingbird is small but mighty – a metaphor we think represents the character of East Palo Alto. “Commons” signifies community and the great collaboration that has brought us this far along with this wonderful project.
Architectural Design
HOW WILL THE BUILDING LOOK AESTHETICALLY?
Colibri Commons consists of structured parking, with units wrapped around it and clusters of apartments connected by exterior walkways. The 136 units are broken down between the four connected structures that will all be linked by outdoor circulation and a series of bridges that give the residents a connection to the outdoors and elevated views out to the Bay and hills beyond. The project is designed as a walkable, equitable, and integral addition to the East Palo Alto residential district. The project will be an all-electric building and the architecture will be combined with modern energy efficient systems to create a healthy living environment.
WHAT IS THE BUILDING'S SCALE & MASSING?
According to the General Plan, the site is zoned for high density residential with a maximum allowable height is 5 stories and 60 feet.
wHAT IS THE PROPOSED UNIT MIX?
The proposed project will include a range of unit types from studios to 4 bedrooms.
WILL GREEN SPACE BE INTEGRATED INTO THE DESIGN?
A minimum of 100 square feet of open space is required, the proposed project will substantially exceed this amount.
ARE THERE ASSOCIATED ENVIRONMENTAL IMPACTS?
Environmental review will take place within the next 6 months and upon completion, results will be publicly available.
HOW MUCH PARKING WILL BE AVAILABLE ON SITE?
There will be 212 total parking spaces, 25 of which will be reserved for electrical vehicles. There will be five parking stalls dedicated to motorcycles. The parking structure will feature bicycle parking for 77 bicycles. Colibri Commons will provide 16 total ADA-accessible parking stalls. Twelve of those parking stalls will be dedicated to standard vehicles with ADA accessibility needs. Four parking stalls will be reserved for ADA vans.
The project will be parked in accordance with current zoning code.
The project will be parked in accordance with current zoning code.
Funding & Local Hire
HOW IS THE PROJECT BEING FUNDED?
The project will be funded with a combination of Low Income Housing Tax Credits, County, State, and local funding sources.
WILL PART OF FACEBOOK's (META) $20 MILLION ALLOCATION BE USED TO FUND PART OF THIS PROJECT?
The project will be funding in part with Catalyst Funds (Facebook/Meta money), these funds are part of the local financing contribution to the development.
IS THE CITY LEASING LAND TO MIDPEN?
There will be a 99 year ground lease with EPACANDO and MidPen.
WILL THERE BE A LOCAL HIRE PREFERENCE?
EPACANDO and MidPen will comply with all local hire requirements.
WHO IS RESPONSIBLE FOR LOCAL HIRE PREFERENCE?
The City is responsible for rules related to local hire.
www.ci.east-palo-alto.ca.us/documentcenter/view/55
www.ci.east-palo-alto.ca.us/documentcenter/view/55
Resident Services
WHAT ARE THE SERVICES OFFERED TO RESIDENTS?
For adults
For Youth
For Special Needs
For All
- Financial Literacy Program
- Vocational Development (career counseling, ESL, tuition assistance)
For Youth
- Afterschool / Summer Programs
- Leadership Skills ( community beautification & career exploration)
For Special Needs
- Functional Assessment to assist with sustaining independence
- Cognitive and Behavioral modification to help cope with prior trauma
For All
- Health and Wellness – food distribution programs, health screenings, insurance enrollment
- Referrals and Care Coordination – health care providers, case workers, community services
- Quality of Life – field trips events fostering community
WILL SERVICES BE OFFERED TO NON-RESIDENTS?
If our programs are not filled by residents, they will be open to non-residents.
WILL RESIDENTS OF EPA RECEIVE HOUSING PRIORITY?
EPACANDO and MidPen are working to ensure the maximum number of units have a local preference.
WHERE CAN I FIND MORE INFORMATION ON APPLYING?
Property Management
Does MidPen typically have one year leases for their Apartments?
Yes, MidPen requires a one year lease for the first year and then depending on the property’s regulatory requirements, the leases can transition to month to month.
what is the occupancy per bedroom FOR APARTMENTS?
MidPen’s current occupancy standards are as follows:
Studio 1-2 people
1 Bedroom 1-3 people
2 Bedroom 2-5 people
3 Bedroom 3-7 people
4 Bedroom 4-9 people
Other more restrictive occupancy standards may also apply pursuant to regulatory/program requirements.
Studio 1-2 people
1 Bedroom 1-3 people
2 Bedroom 2-5 people
3 Bedroom 3-7 people
4 Bedroom 4-9 people
Other more restrictive occupancy standards may also apply pursuant to regulatory/program requirements.
What is the average occupancy of one, two and three-bedroom apartments at midpen PROPERTIES?
The average occupancy is in line with the current occupancy standards.
is rent based on family size and income?
The rent for each apartment is primarily determined by the Area's Median Income (AMI) published annually by San Mateo County.
The Federal Government takes the average household size and AMI, as determined by the Department of Housing and Urban Development (HUD),to determine rents for different household income ranges and sizes.
The Federal Government takes the average household size and AMI, as determined by the Department of Housing and Urban Development (HUD),to determine rents for different household income ranges and sizes.
how long can a resident live at the property? what happens if income increases during tenancy?
A tenant can live in their apartment indefinitely as long as they abide by the terms of their lease, which includes a number of house rules for the property. If a household’s income increases after moving in, the household is not required to move out. In this situation, MidPen would increase the household’s rent, however, the increase would be restricted by funding requirements.
Can residents sublease their unit?
No, subleasing would be considered a violation of the lease terms.
are residents required to requalify if changing units within the same property?
Yes, they would need to re-qualify in order to ensure that the household does not exceed the income limit or household size
How DOES midpen ensure that PROPRIETIES are maintained? who is responsible for maintenance and who pays for it?
MidPen’s professional Property Management team, including an onsite property manager and maintenance technician take pride in maintaining the properties and being good neighbors. Each property has an operating budget that includes payroll for property management staff and other maintenance expenses.
How will residents Safety be insured?
Our professional onsite community manager ensures that residents and guests of residents comply with all lease terms and rules, including a crime free addendum. Our professional maintenance staff maintains repairs to the units, buildings and common areas.
Are residents required to notify property management about guests?
Under the terms of MidPen’s lease, a tenant may have a guest stay at their apartment for no more than 7 consecutive days and no more than 21 days in a calendar year.
Will veterans be granted housing preference?
While we are not proposing a preference for veterans at this time, MidPen enthusiastically welcomes all qualified veterans to consider joining our community.
are residents protected from rent increases?
Regulatory requirements mandate that rents be kept at or below the maximum rent limits set by HUD and prescribed for each unit. We also follow all local and state requirements in regards to rent increases and rent increase notices. Rent increases are necessary to help offset the cost of maintaining the apartment building, units and common areas.
Colibri Commons is an affordable housing community currently under development by EPACANDO and MidPen. ©2023 EPACANDO and MidPen Housing Corporation. All rights reserved.
