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expects at least a thousand applicants for the sixty units , Mr . Goldsmith said . They will give preferences , first to those displaced by government action (as required by law) , then to those who live and/or work in Palo Alto . In rezoning the Colorado acreage from single - family residential to R3G (garden apartments ) rather than Planned Development , the PAHC needed no drawn plans . But they did need a housing consultant , and got Alan Maremont, now head of the Midpeninsula Urban Coalition Housing Development Corporation . The PAHC paid Maremont a fee of $1500 for his consultant work at the outset- -on a contingency basis . Since then they have paid him some $10 , 500 more , he said , since the consultant "has to live with the project . " Subsidized housing , with its "thousand and one " details , is infinitely more complicated than market housing- - "the rules are continually shifting . " Mr . Goldsmith suggested that any HDC organized in Redwood City get "a real pro" for a consultant . Those in subsidized housing are supposed to pay no more than a quarter of their income , Mr . Goldsmith said , but in fact nationwide they are paying a third . Still , a lot of subsidized housing is going bankrupt , leaving the Federal Housing Authority (FHA ) to find someone to operate it . In seeking a HUD "feasibility" judgment on a project , sponsors must now have their management program outlined . To get HUD ' s " firm commitment" they must completely document their management plans . With Colorado Park , the PAHC had nine months to come up with a down payment on the land , subject to an FHA judgment of feasibility and the zoning change . , When they got both, they went after. money . To cover the architectural work, down payment on the land , and HUD fees , they needed S75 , 000 . Of this , one -third came from the National Urban Coalition , one-third from FHA . The final third came privately from the builder as an advance - -common practice , Mr . Goldsmith said . One of their conditions for choosing a builder was that he come up with some of the money . The PAHC felt it good to select the builder right at the beginning . "We weren ' t about to have any 'junk built , " Mr . Goldsmith said . But the builder continually told them what -realistically could be built for the money they had to spend- -the architect ' s estimate is always high . Only if specs can be fully written, he said , can competitive bidding by builders work. HUD ' s only criticism of their application was that the PAHC didn ' t have enough "continuity" - -past life--to sponsor the project by itself. Consequently , the PAHC asked the Midpeninsula Urban Coalition to co-sponsor the project . Now, to limit liability , the Colorado Park project has its own board of directors . The PAHC ' s relationship with the city helped them in a number of ways , he said . One was getting a parking variance . Though the ordinance calls for 1 . 9 spaces per unit , it is "well-documented" that in low/moderate housing you don ' t need more than 1 . 5 spaces per unit , Mr . Goldsmith said . Also , the PAHC has worked out a consulting contract with the city so that the city can give them some financial help . They have an "arms -length" contract by which the city pays them $900/month to do what they want . But they do ' the city a great deal of service , he said , getting into every phase of (housing ) development . Eileen Gray asked what was the criterion for choosing management for Colorado Park . Mr . Goldsmith said that the project management must select tenants MINUTES HOUSING CONCERNS COMMITTEE FEBRUARY 23 , 1972 PAGE 2 OF 4