Civic Issues
Topics getting the most attention in East Palo Alto public meetings, ranked by how frequently they are discussed.
9 issues in development
Woodland Park inclusionary housing compliance
The council rejected an ordinance that would have exempted projects of 20 units or fewer from inclusionary housing requirements until the countywide nexus study is complete. Opponents said it would permanently lose about 17 affordable homes and $2 million in fees; supporters argued the requirements make small projects impossible to build. The issue will return when the study concludes in 2027.
Minor Home Repair Program
Climate Resilient Communities is already fixing seniors' homes for free with $106,249 in city funds — about five to six homes at roughly $16,000 each. Millions more in electrification money is available for heat pumps, stoves and solar.
Major Home Repairs Program
The city has $800,000 in hotel-tax housing funds to fix up to 22 low-income homes — roofs, wiring, plumbing, safety retrofits — at up to $34,500 each. Council is shaping who qualifies and how, with an RFP coming in October.
Affordable housing at 2120-2160 Euclid Avenue
The council approved the inclusionary housing plan for a 430-unit, 100%-affordable project tied to the Ravenswood School District, with about 195 units under local hiring preference and a developer commitment to deepen discounts on ten units to 50% AMI or below.
Woodland Park Euclid housing project amendment
Sand Hill wants changes to its deal to build 550 units (160 rent-stabilized) on Euclid, including paying $12M toward Ravenswood School District's 430-unit affordable teacher housing instead of building 78 off-site units. Council wants a better price before approving.
Housing Element Progress and Market-Rate Housing Shortfall
The city is at 27% of its 829-unit state housing target, doing well on low-income units but far behind on moderate and market-rate housing. Dinan argued the shortfall costs the city millions in property tax and drives up rents; others countered that inclusionary requirements and affordable housing subsidies are essential to prevent displacement.
First-time homebuyer program feasibility
With median East Palo Alto home prices around $1.1 million and a housing assistance fund of only about $405,000, staff said a traditional down-payment loan program isn't feasible. Council steered toward education, closing-cost help, and possibly targeting below-market-rate units.
Inclusionary Housing Ordinance Review and Temporary Incentive Program
East Palo Alto's inclusionary housing rules require 20% affordable units at deep affordability levels — the costliest in San Mateo County — but have produced only two units since 2019. The council is weighing a temporary reduction (THDIP) to spur construction while awaiting a countywide feasibility study. Supporters say the current rules block all housing; opponents say loosening them shortchanges low-income residents.
Four Corners housing development at Bay Road and University Avenue
After nearly 40 years as a vacant lot across from City Hall, the council approved two Sand Hill projects totaling 274 homes, 36 of them affordable. Supporters called it long overdue housing and tax revenue; critics cited weak affordability, minimal retail, and no union labor deal.