Four Corners Mixed Use Inclusionary Housing Alternative Compliance

The City of East Palo Alto has approved an inclusionary housing alternative compliance option for a 168-unit mixed-use development at 2400 University Avenue, requiring the provision of 25 on-site affordable housing units rented at rates accessible to households earning no more than 80 percent of the Area Median Income. This administrative action, exempt from California Environmental Quality Act review under CEQA Guidelines sections 15378(b)(4) and (b)(5), serves as a regulatory compliance mechanism rather than a traditional construction or procurement contract. The project is led by Four Corners EPA Property Owner, LLC d/b/a Sand Hill Property Company, with approval authority vested in the City of East Palo Alto, which acts as the accepting public agency. No contractual pricing, delivery schedule, payment terms, or financial obligations are specified in the documentation, as the action is purely administrative and does not involve federal funding or standard procurement processes. The lead point of contact for the project is Michelle Huang, Associate Planner at the City of East Palo Alto, who signed the approval on September 26, 2025, with the notice published on September 30, 2025. The location of performance is firmly established as East Palo Alto, California, with no indication of subcontracting, performance incentives, inspection protocols, or reporting requirements beyond the mandatory creation of the 25 affordable units. No federal acquisition regulation clauses, contract types, evaluation criteria, certification requirements, or packaging and marking specifications are applicable, as the instrument operates under local housing policy and CEQA exemptions rather than federal contracting frameworks. The absence of solicitation numbers, line-item pricing, delivery terms, or technical specifications confirms this is a regulatory compliance determination rather than a competitive or contractual procurement.