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Home My WebLink AboutHC 12-8-2025 Searchable PacketCITY OF CUPERTINO HOUSING COMMISSION AGENDA 10185 North Stelling Road, Quinlan Conference Room and via Teleconference Monday, December 8, 2025 5:30 PM Special Meeting IN-PERSON AND TELECONFERENCE / PUBLIC PARTICIPATION INFORMATION OPTIONS TO OBSERVE: Members of the public wishing to observe the meeting may do so in one of the following ways: 1) Attend in person at Quinlan Community Center, Conference Room, 10185 N. Stelling Road. 2) Watch a live stream online at https://youtube.com/@cupertinocitycommission OPTIONS TO PARTICIPATE AND COMMENT: Members of the public wishing to address the Housing Commission may do so in the following ways: 1) Appear in person at Quinlan Community Center, Conference Room, 10185 N. Stelling Road: A. During “Oral Communications”, the public may comment on matters not on the agenda, and for agendized matters, the public may comment during the public comment period for each agendized item. B. Speakers are requested to complete a Speaker Card. While completion of Speaker Cards is voluntary and not required to attend the meeting or provide comments, it is helpful for the purposes of ensuring that all speakers are called upon. C. Speakers must wait to be called and may begin speaking when recognized by the Chair. D. Speakers are limited to three (3) minutes each. However, the Chair may reduce the speaking time depending on the number of people who wish to speak on an item. A speaker representing a group of 2 to 5 or more people who are present may have up to 2 minutes per group member, up to 10 minutes maximum. Page 1 1 HC 12-8-2026 1 of 147 Housing Commission Agenda December 8, 2025 E. Please note that due to cyber security concerns, speakers are not allowed to connect any personal devices to any City equipment. However, speakers that wish to share a document (e.g. presentations, photographs or other documents) during oral comments may do so by: a. E-mailing the document to housingcommission@cupertino.gov by 3:00 p.m. and staff will advance the slides/share the documents during your oral comment. 2) Written communications as follows: A. E-mail comments to housingcommission@cupertino.gov B. Regular mail or hand delivered addressed to the: Cupertino HousingCommission, City Hall, 10300 Torre Avenue, Cupertino, CA 95014 C. Comments addressed to the Housing Commission received by 5:00 p.m. on the day of the meeting will be included in written communications published and distributed before the beginning of the meeting. D. Comments addressed to the Housing Commission received after the 5:00 p.m. deadline, but through the end of the Commission meeting, will be posted to the City’s website by the end of the following business day. 3) Teleconference in one of the following ways: A. Online via Zoom on an electronic device (Audio and Video): Speakers must register in advance by clicking on the link below to access the meeting: https://cityofcupertino.zoom.us/webinar/register/WN_UnpsYhRwTlKN9BmTFNaRVQ a. Registrants will receive a confirmation email containing information about joining the webinar. b. Speakers will be recognized by the name they use for registration. Once recognized, speakers must click ‘unmute’ when prompted to speak. c. Please read the following instructions about technical compatibility carefully: One can directly download the teleconference (Zoom) software or connect to the meeting in their internet browser. If a browser is used, make sure the most current and up-to-date browser, such as the following, is used: Chrome 30+, Firefox 27+, Microsoft Edge 12+, Safari 7+. Certain functionality may be disabled in older browsers, including Internet Explorer. B. By Phone (Audio only): No registration is required in advance and speakers may join the meeting as follows: a. Dial 669-900-6833 and enter WEBINAR ID: 852 3301 3828 b. To “raise hand” to speak: Dial *9; When asked to unmute: Dial *6 c. Speakers will be recognized to speak by the last four digits of their phone number. C. Via an H.323/SIP room system: H.323 Information: Page 2 2 HC 12-8-2026 2 of 147 Housing Commission Agenda December 8, 2025 144.195.19.161 (US West) 206.247.11.121 (US East) Meeting ID: 852 3301 3828 SIP: 85233013828@zoomcrc.com SPECIAL MEETING ROLL CALL APPROVAL OF MINUTES 1.Subject: Approve the minutes of the October 23, 2025 Housing Commission Meeting. Approve the minutes of the October 23, 2025 Housing Commission Meeting. A - Draft Minutes POSTPONEMENTS ORAL COMMUNICATIONS This portion of the meeting is reserved for persons wishing to address the Commission on any matter within the jurisdiction of the Commission and not on the agenda. Speakers are limited to three (3) minutes. In most cases, State law will prohibit the Commission from making any decisions with respect to a matter not on the agenda. WRITTEN COMMUNICATIONS OLD BUSINESS- None NEW BUSINESS 2.Subject: Study session to explore policies and programs for tenant protections and anti-displacement for renters in market rate units. Recommended Action: Receive presentation and recommend approval of tenant protection policy and anti-displacement programs for tenants residing in market rate units to City Council for adoption. Page 3 3 HC 12-8-2026 3 of 147 Housing Commission Agenda December 8, 2025 Staff Report A - BAHFA Study - Evictions in the Nine County Bay Area B - BAHFA Study - Tenant Legal Services in the Nine-County Bay Area 3.Subject: Study fiscal impacts of federal housing program budget cuts and government shutdown, approve resolution to recommend the City Council increase funding to local housing programs through the Human Services Grant (HSG). Recommended Action: Receive presentation and approve the resolution to recommend the City Council approve a funding allocation increase to City low-income housing programs to mitigate impacts of federal housing program budget cuts and government shutdown. Staff Report A - Resolution No. 25-XXXX (HSG Funding Increase) B - FY 2025 Federal Discretionary Budget Request STAFF AND COMMISSION REPORTS FUTURE AGENDA SETTING ADJOURNMENT In compliance with the Americans with Disabilities Act (ADA), anyone who is planning to attend this meeting who is visually or hearing impaired or has any disability that needs special assistance should call the City Clerk's Office at 408-777-3223, at least 48 hours in advance of the meeting to arrange for assistance. In addition, upon request in advance by a person with a disability, meeting agendas and writings distributed for the meeting that are public records will be made available in the appropriate alternative format. Any writings or documents provided to a majority of the members after publication of the agenda will be made available for public inspection. Please contact the City Clerk’s Office in City Hall located at 10300 Torre Avenue, Cupertino, California 95014, during normal business hours. IMPORTANT NOTICE: Please be advised that pursuant to Cupertino Municipal Code section 2.08.100 written communications sent to the City Council, Commissioners or staff concerning a matter on the agenda are included as supplemental material to the agendized item. These written communications are accessible to the public through the City website and kept in packet archives. Do not include any personal or private information in written communications to the City that you do not wish to make public, as written communications are considered public records and will be made publicly available on the City website. Page 4 4 HC 12-8-2026 4 of 147 CITY OF CUPERTINO Agenda Item Subject:Approve the minutes of the October 23, 2025 Housing Commission Meeting. Approve the minutes of the October 23, 2025 Housing Commission Meeting. CITY OF CUPERTINO Printed on 12/3/2025Page 1 of 1 5 HC 12-8-2026 5 of 147 DRAFT MINUTES HOUSING COMMISSION Thursday, October 23, 2025 At 5:30 p.m. Chair Connie Cunningham called the Regular Housing Commission meeting to order at the Quinlan Conference Room, 10185 North Stelling Road, and via teleconference. ROLL CALL Present: Chair Connie Cunningham, Vice Chair Usha Narayan, and Commissioners Lida Xhindi, Ram Sripathi (arrived at 5:32 p.m.), and Jasmine Jose (arrived at 5:38 p.m.). Absent: None. APPROVAL OF MINUTES 1. Subject: Approve the minutes of the September 25, 2025 Housing Commission Meeting. Recommended Action: Approve the minutes of the September 25, 2025 Housing Commission Meeting. MOTION: Narayan moved and Xhindi seconded to approve the September 25, 2025 Housing Commission Meeting Minutes. The motion passed with the following vote: Ayes: Cunningham, Narayan, Sripathi, Xhindi. Noes: None. Abstain: None. Absent: Jose. POSTPONEMENTS – None. ORAL COMMUNICATIONS San Rao congratulated Commissioner Sripathi on his appointment as Housing Commissioner and expressed pride on behalf of the Indian American community in Cupertino. He emphasized that it is encouraging to see another capable and distinguished community member in such a role. Rao expressed hope that the Commission will represent all Cupertino residents fairly and ensure their interests are heard, concluding by wishing him success in his new position. CONSENT CALENDAR – None. OLD BUSINESS – None. NEW BUSINESS 2. Subject: Fiscal Year (FY) 2026-27 Housing Funding Notice of Funding Availability (NOFA) and Request For Proposals (RFP) (Attachment A) Recommended Action: Receive informational presentation on the FY 26-27 Housing Funding NOFA 6 HC 12-8-2026 6 of 147 Housing Commission October 23, 2025 Senior Housing Coordinator Nicky Vu gave a presentation. Commissioners asked questions which staff responded to. Chair Cunningham opened the public comment period, and seeing no one, closed the public comment period. The Commission received the presentation. MOTION: Narayan moved and Jose seconded to close the item. The motion carried with the following vote: Ayes: Cunningham, Narayan, Jose, Sripathi, Xhindi. Noes: None. Abstain: None. Absent: None. 3. Subject: Request for Proposals (RFP) for consultant for the City’s Below Market Rate (BMR) Housing Program Administration. Recommended Action: Receive informational presentation on the BMR Administration RFP. Senior Housing Coordinator Nicky Vu gave a presentation. Commissioners asked questions, which staff responded to. Chair Cunningham opened the public comment period, and seeing no one, closed the public comment period. The Commission received the presentation. MOTION: Jose moved and Sripathi seconded to close the item. The motion carried with the following vote: Ayes: Cunningham, Narayan, Jose, Sripathi, Xhindi. Noes: None. Abstain: None. Absent: None. STAFF AND COMMISSION REPORTS – Senior Housing Coordinator Nicky Vu introduced Assistant Housing Coordinator Evelin Meza. Chair Cunningham announced the Commissioner’s Dinner and CREST awards, to be held October 29. FUTURE AGENDA SETTING – Commissioners added the following future agenda items. The Housing Commission recommend that the City Council allocate local funds to offset or replace the potential loss of federal funding. (Cunningham) 7 HC 12-8-2026 7 of 147 Housing Commission October 23, 2025 Increase funding for Project Sentinel. (Cunningham) Raise awareness of tenant protections and services. (Cunningham) Amend the Housing Commission Charter to ensure a renter is permanently included on the commission. (Cunningham) Increase Commissioner familiarity with the Housing Element. (Cunningham) ADJOURNMENT At 6:40 p.m. Chair Cunningham adjourned the regular Housing Commission Meeting. Minutes prepared by: Lindsay Nelson, Administrative Assistant 8 HC 12-8-2026 8 of 147 CITY OF CUPERTINO Agenda Item Subject: Study session to explore policies and programs for tenant protections and anti-displacement for renters in market rate units. Receive presentation and recommend approval of tenant protection policy and anti-displacement programs for tenants residing in market rate units to City Council for adoption. CITY OF CUPERTINO Printed on 12/3/2025Page 1 of 1 9 HC 12-8-2026 9 of 147 HOUSING COMMISSION STAFF REPORT December 8, 2025 Subject Study session to explore policies and programs for tenant protections and anti-displacement for renters in market rate units. Recommended Action Receive presentation and recommend approval of tenant protection policy and anti- displacement programs for tenants residing in market rate units to City Council for adoption. Background Below Market Rate (BMR) Anti-Displacement Policy The City of Cupertino previously enacted a BMR Anti-Displacement policy to meet the commitments of the 2023-2031 Housing Element, Strategies HE-3.3.2 (Preservation of At-Risk Housing Units) and partially for HE-3.3.6 (Tenant Protections). This committed the City to explore preservation for expiring rental BMR units. The approval also required that staff work with tenants and local organizations to prevent displacement of low-income tenants within those units if preservation is not feasible, and that a study for an anti-displacement policy is completed and a policy to protect tenants is enacted (that would prevent displacement of at least 100 low-income households). On June 17, 2025, the City Council voted in favor to partially enact the proposed BMR Anti-Displacement Policy. The BMR Admin Manual was amended to include priority replacement for displaced tenants, but relocation assistance for tenants receiving rental increases was not enacted. Each of these strategies contain multiple action items and requires staff to explore additional protections for Cupertino renters. Specifically, Strategy HE-3.3.6 (Tenant Protections) also requires staff to study displacement in Cupertino due to rising rents and evictions, and to enact a Tenant Protection Ordinance (TPO), if appropriate. This type of displacement would be a separate issue from the type of displacement previously addressed for BMR renters, which is due to affordability expirations. Instead, this type of displacement is faced by renters in market - rate units, who are affected by fluctuations in rental rates and commonly face eviction due to non-payment of rent. To meet this Housing Element commitment, staff must also study displacement faced by tenants in market rate units. 10 HC 12-8-2026 10 of 147 2 Program Targeting and Income Category Displacement caused due to rising rents, leading to non-payment of rent and resulting in evictions, is an experience primarily felt by low-income households living in market rate units. This is because low-income households are disproportionately rent burdened and therefore more likely to face homelessness due to high rent increases. In comparison, high and medium- income households can afford to pay higher rents and have the resources to find other housing options affordable to their income level if required to move . They do not require the same assistance to remain stably housed. Thus, any assistance policy or program created from this effort would be targeted to low-income households who live in market rate units. In the City of Cupertino, the average monthly rent of a market rate unit in 2025 is approximately $3,900 per month. While there is variation amongst unit sizes, high rent units make up the bulk of the market share. In Cupertino, over 52% of rental units rent at over $3,000 per month. Studio apartments average $2,300 per month, 1 bedrooms for $3,200 per mon th, 2 bedrooms for $4,100 per month, 3 bedrooms for $5,100 per month, and 4 bedrooms for $6,300 per month. Within the renter population, 17.9% of renters are cost burdened, paying between 30% - 50% of their monthly income towards housing costs. Another 16.2% of renters are significantly cost burdened, paying over half of their income towards their rent. This burden is disproportionately felt by low-income renters, where 57.3% of them are cost burdened, very- low income renters, where 63% of renters are cost burdened, and extremely-low income renters, where 81.4% of renters are cost burdened. In comparison, for households that meet average median income or higher, only 13.5% of renters are cost burdened. Anti-Displacement Survey and Bay Area Housing Finance (BAHFA) Study The City of Cupertino released a survey alongside other cities in Santa Clara County to engage tenants regarding their concerns for housing stability and to collect data on the primary causes for displacement they are facing. This survey was active throughout the months of October and November 2025 and was promoted through postings on the City’s website, email promotions, and the City’s housing interest list. The study was created through the City’s participation in the Santa Clara County Planning Collaborative (SCCPC), a regional quasi-governmental organization that coordinates the completion of shared work tasks of planning and housing staff for Santa Clara County jurisdictions. Examples of shared work tasks would be enacting similar Housing Element commitments that each of the cities are obligated to fulfill in order to maintain certification from the state. The preliminary results of the study were released to staff in November 2025. Of the survey respondents who reported having to move from their homes, the most common reason given was rent increase. The survey respondents identified their top concerns for housing instability as lack of affordable housing (30%), rising costs (27%), and overcrowded living conditions (13%). Their top concerns for displacement included: stability of neighborhoods (36%), loss of community culture (33%), and neighbors being forced to move (31%). The main factors contributing to displacement listed were: not enough affordable housing (61%), higher income people moving into the area (42%), and homes being sold to investors (39%). The final results of the survey will be made available for public viewing on the SCCPC website. In July 2025, the Bay Area Housing Finance Authority (BAHFA) released studies on eviction and displacement, based on recent legal data from the various nine Bay Area counties. In this 11 HC 12-8-2026 11 of 147 3 study, it was noted that Santa Clara County had 4,053 evictions in 2023. The most common reason for eviction in Santa Clara County cities is non-payment of rent at 96.5%. While this study confirms that the primary cause of displacement faced by renters in Santa Clara County is eviction for non-payment of rent, the SCCPC survey gives insight on the conditions that lead to Cupertino renters being unable to pay rent. For the City to effectively prevent displacement, policies and programs should aim to prevent the conditions that cause or contribute to unaffordable rents and to mitigate the impacts for renters facing eviction. Potential Strategies and Staff Assessment The following potential strategies have been included for the Housing Commission to discuss and explore options for addressing the issue of displacement due to rising rents and evictions. Some strategies were prescribed to be explored in the Housing Element while others have been suggested as best practices through either the Housing Commission, or recent anti - displacement studies. Acquisition Preservation In accordance with the policy requirements of Housing Element strategy HE-3.3.2, staff previously studied the feasibility of re-restricting expiring units through acquisition preservation for earlier anti-displacement efforts. This process involves purchasing units to be owned by the City and maintained as affordable in the BMR program. However, restricting rental units via acquisition would require the purchase of entire apartment buildings as individual rental units within a multi-family building or development cannot be bought separately. This limitation exponentially raises the costs of preservation. This strategy was previously determined to be fiscally infeasible to prevent displacement but has been reincluded in the current study to reaffirm its status as an infeasible strategy. Rent Stabilization The Housing Element also lists rental stabilization as a strategy to study and explore in relation to tenant protections and anti-displacement. This strategy would entail passing an ordinance prohibiting disproportionate rental increases by limiting the increases to a percentage of the current rent and/or tying rent increases to changes in the Consumer Price Index (CPI). Some cities have also created rent boards as hearing bodies to set general maximum annual rent adjustments and to grant exceptions for appeals. Cities that do not use this method would simply have staff calculate and administer permissible rent increases. The following nine cities in the Bay Area have enacted rent control ordinances. Figure 1: Bay Area Cities Rent Control Ordinances City Rent Increase Limitation Unit Type Commission AB 1482 5% of rent + CPI or 10% Rental units 15+ years old (with exceptions) No San Jose 5% of rent 3+ units before 1979 No Mountain View 5% of rent or 100% of CPI 3+ units before 1995 Yes Los Gatos 5% of rent or 70% of CPI 3+ units before 1995 No Hayward 5% of rent 5+ units before 1979 No Alameda 5% of rent 2+ units before 1995 No 12 HC 12-8-2026 12 of 147 4 Berkeley 5% of rent or 65% of CPI Apartments before 1980 Yes East Palo Alto 80% of CPI 2+ units before 1988 Yes Oakland 3% of rent or 60% of CPI Rental units before 1983 Yes Richmond 3% of rent or 60% of CPI 2+ units before 1995 Yes San Francisco 60% of CPI 2+ units before 1979 Yes Local rent control ordinances must be consistent with applicable state law in order to be enforceable. The Costa-Hawkins Rental Housing Act (1995) limits municipalities from enacting rental control on single-family homes, condominiums, and apartment units constructed after 1995. Additionally, the Tenant Bill of Rights (2019), also known as AB 1482, established a statewide rental control policy that limited rent increases to 5% of rent plus 100% of the CPI increase or a maximum of 10% of rent. An enforceable rent control ordinance that is also consistent with common practices across the Bay Area would be an ordinance that limits rent increases to 5% of rent or 60% of CPI for multifamily buildings of 2+ units constructed before 1995. Using estimates from the 2001 Housing Element on the City of Cupertino’s 1995 housing stock, this rent control ordinance would be able to protect approximately 3,700 units in the City of Cupertino. This would represent 57% of the current 6,500 multifamily and du/tri/four-plex units in the City’s total housing stock. Staff recommend that if this policy were to be considered for a Tenant Protection Ordinance (TPO), that it be pursued in tandem with other protective measures for a more comprehensive displacement prevention. Rent Mediation/Review The strategy involves the City providing funding support to a non-profit organization to act as an intermediary between renters and property owners to resolve disputes regarding rent raises. If a resolution cannot be reached, then the dispute is referred to a rent review board which oversees the case during public hearing and recommends a compromise. Five Bay Area cities that offer this process are: Campbell, Fremont, Palo Alto, San Leandro, and Union City. The arbitration services through non-profit organizations are generally successful as an enforcement mechanism for rent control laws, though, this service is strongest if used in tandem with enacting local rent control. However, without a local ordinance, it is still able to be used for enforcement of state rent control. Most issues appear to be resolved at the mediation level with the non-profit service provider, with some jurisdictions re porting one or fewer cases heard by rent review boards per year. Without vested power to determine rental rates, the advisory rent review board can only provide non-binding recommendations, which both landlords and tenants are free to disregard. The City currently contracts with Project Sentinel to provide tenant-landlord dispute resolution and Fair Housing enforcement. Staff recommends that if this program were to be considered, to expand the scope of the agreement with Project Sentinel, or a similar organization, to include rent mediation services with an appropriate increase of funding. The creation of a rent board with limited advisory powers would be less effective at preventing displacement. Staff recommend prioritizing the addition of rent mediation services through a non-profit organization if this strategy is pursued. If the commission recommends the creation of a rent 13 HC 12-8-2026 13 of 147 5 review board, staff recommend utilizing the Housing Commission as the hearing body, rather than create a new board that would seldom meet for this specific purpose. Eviction/Legal Defense This strategy involves using local funds to enact agreements with legal defense organizations to represent tenants who have been served unlawful detainers. In 2023, 4,053 households faced an eviction in Santa Clara County, with 37% of evictions resulting in default judgements where tenants would bear significant penalties. In San Francisco and San Mateo counties, legal representation for tenants reduced from 48% to 17%, issued court orders for eviction. An overall reduction of 31%. A similar reduction of default judgements in Santa Clara County would be able to assist approximately 1,260 households. Tenants that did not receive a court order for eviction were able to find alternative resolutions to settle disputes with their landlords. These alternative resolutions may include rent forgiveness or relocation assistance. As previously stated, the most common reason for eviction in Santa Clara County cities is non-payment of rent at 96.5%, making low-income households the primary households to benefit from eviction defense. In terms of legal services, low-income renters in Santa Clara County are among the least served in the Bay Area. In 2023, only 1.6% of low-income renters were represented by tenant legal service providers. Furthermore, Santa Clara County attorneys who represent tenants have the highest caseloads in the Bay Area, with each attorney having an average of 480 cases a year. If this strategy is pursued, staff would recommend enacting an agreement with a legal defense organization, such as Bay Area Legal Aid, Legal Aid Society of Santa Clara County, or other similar organizations to provide representation to low-income households faced with an eviction. Additional funding is needed to increase staff capacity and can be targeted for the benefit of low-income Cupertino households. This strategy would be greatly beneficial for mitigating the impacts of evictions by creating more favorable outcomes for low-income renters and would overall create more housing stability. Just Cause Terminations A no-cause termination is an eviction where an owner does not state a “just cause” for removing the tenant. In this scenario, tenants are served a notice to vacate without a clearly stated reason. Just causes are typically separated into two categories: at-fault evictions and no- fault evictions. An at-fault eviction would be non-payment of rent, a tenant-created nuisance, or some other infraction of the lease. A no-fault eviction would be if the landlord wishes to live in the unit, perform construction within the unit, or otherwise wants to withdraw the unit from the market. The state Tenant Bill of Rights (2019) currently has protections that limit landlords’ right to evict to a stated just-cause reason for tenants that have lived in the unit for longer than 12 months. Furthermore, it requires that one month of fair market rent be provided to the tenant as relocation assistance if the tenant is evicted for a no-fault reason. It exempts tenant protections for single-family homes, townhomes, condominiums, and other housing built within the last 15 years. However, the law also expressly authorizes cities to enact more protective local ordinances for just cause protections. 14 HC 12-8-2026 14 of 147 6 Following this directive, many Bay Area municipalities have enacted local just cause protections which expand upon state protections. Common items include: an increased penalty for no-fault eviction to 3 months of fair market rent for relocation assistance, expanded protections to tenants living in units less than 12 months, enhanced protections for adding family members and subleasing, restrictions on owner move ins, extended noticing for Ellis Act evictions, and removal of loopholes for remodels, single family homes, townhomes, and condos. Just cause eviction protection would be a necessary component to include in a TPO to close loopholes for owner-initiated displacement and to ensure enforceability. Based on common practices, components for a potential Cupertino just cause eviction protection ordinance have been identified in the figure below. For the purposes of this study, Santa Clara County municipalities were utilized for closest comparisons: 15 HC 12-8-2026 15 of 147 Figure 2: Santa Clara County Cities Just Cause Eviction Ordinance City Relocation Assistance Occupation Minimum Exemption for SFH, TH, Condos Restriction on Remodel Eviction Notice for Ellis Act Family/Sublease Protection Restriction on Owner Move in AB 1482 1 month FMR 12 months Yes (no corporations) No None None Owner must be a “natural person” with at least 25% recorded ownership interest Milpitas 1 month rent 12 months Yes (no corporations) No None No Authorizes move-in by an “owner” Mountain View 3 months FMR None Yes Yes 120 days or 1 year for special circumstances Yes Owner must be a “natural person” with at least 50% recorded ownership interest Palo Alto Unique calculation, similar to 3 months FMR 6 months Yes (no corporations) No None No Owner must be a “natural person” San Jose Unique calculation, similar to 3 months FMR 7 days Yes Yes 120 days or 1 year for special circumstances Yes Owner must be a “fee owner” with at least 50% recorded ownership interest Sunnyvale 3 months FMR 12 months No No None No Owner must be a “natural person” with at least 25% recorded ownership interest Santa Clara County 3 months FMR None No Yes 120 days or 1 year for special circumstances Yes Owner must be a “natural person” with at least 50% recorded ownership interest Cupertino (potential) 3 months FMR None No Yes 120 days or 1 year for special circumstances Yes Owner must be a “natural person” with at least 50% recorded ownership interest 16 HC 12-8-2026 16 of 147 Relocation Assistance (Rent increase) Staff previously studied the feasibility of enacting relocation assistance as a disincentive for disproportionately high rental increases in expiring BMR rental units. The proposal was to introduce regulations that require landlords to provide three (3) months of Fair Market Rent if a tenant were to move out after receiving a rent increase beyond a reasonable threshold. Figure 3: 2025 Santa Clara County Fair Market Rent Unit Size Studio 1 Bed 2 Bed 3 Bed 4 Bed 5 Bed 6 Bed Fair Market Rent $2,608 $2,975 $3,446 $4,477 $4,878 $5,610 $6,341 3x $7,824 $8,925 $10,338 $13,431 $14,634 $16,830 $19,023 This proposal was ultimately declined at the City Council meeting on June 15, 2025, due to concerns related to legal enforceability when only applying the law to expiring BMR rental units. There are currently a few cities, such as Alameda and San Leandro, within the Bay Area that have policies requiring the provision of rental assistance if a tenant vacates a unit after receiving a high rent increase. A relocation assistance policy for market rate units would be consistent with policies adopted by other cities and remove concerns over legal enforceability. The following cities have adopted similar policies: Figure 4: Relocation Assistance as Rent Increase Prevention City Rent Increase Threshold Move Out Assistance Alameda 10% 90 days Similar to 3 months FMR San Leandro 12% n/a 3 months FMR Overall, this strategy appears to be less pursued because it acts similarly to rent stabilization but is overall less protective due to functioning as an incentive, rather than a price control. Staff, therefore, recommend that if rent control is identified as a goal, that rent stabilization be pursued rather than relocation assistance for rent increases. Deposit/Fee Regulations During the Housing Commission study session on December 19, 2024, Commissioner He proposed a potential alternative strategy to consider. The proposal would be to introduce regulations that require landlords to provide primary source documentation in the form of contractor invoices prior to charging fees to tenants related to maintenance of the unit, particularly when deducting from tenant deposits. Adopting such a policy for all rental units could help reduce housing costs throughout the City by preventing unexpected spikes in housing cost. Staff recommend that this item be included as a provision if the commission recommends pursuing a TPO. Sustainability Impact None Fiscal Impact 17 HC 12-8-2026 17 of 147 9 Fiscal impacts are to be determined depending on the recommendation of the Housing Commission and evaluation of program costs. Environmental Impact The item is a discussion before the Housing Commission of tenant protection policies and anti- displacement programs for tenants residing in market rate units that would subsequently require adoption by the City Council. The project is exempt from the California Environmental Quality Act (CEQA) and the CEQA Guidelines subject to CEQA Guidelines Section 15061(b)(3), since it can be seen with certainty that the activity has no possibility to result in a significant effect on the environment. Next Steps If the recommendation of the Housing Commission is to pursue any of the identified strategies, this would be the first of multiple public hearings. A future public hearing of the City Council may be held to approve resolutions for funding certain programs or for hearing and enacting a Tenant Protection Ordinance. This meeting may be held in summer of 2026 with a date and time to follow. Prepared by: Nicky Vu, Senior Housing Coordinator Reviewed by: Luke Connolly, Assistant Director of Community Development Approved for Submission by: Benjamin Fu, Director of Community Development Attachments: A – BAHFA Study - Evictions in the Nine County Bay Area B – BAHFA Study – Tenant Legal Services in the Nine-County Bay Area 18 HC 12-8-2026 18 of 147 19 HC 12-8-2026 19 of 147 !"##""%"&'(%')*,""-".! $/-/1&, ,+2 023 "0.-67.." #,", 7,3:7<*,,"/-67=>?@ABCBD>E=FAGBCHADIJKLMNLHOEPPEQOF?>CB!"..-#" #*"!"".. $ "0.#." -.",&,""&2"* "0.##$"-# ;TCE>CD>EOCPQRO?OFCB?UCIH?P=QVRAGEIBI. 6, -", ""-- "& .?PSGCHEIBWQ=C>A?>X?Q>OHYF?G?Z=ARCB[P>?ZOFCA>=QVRAG>CG?>BHAI>CH=?IHCO??Q>>, ""---#,&,""& 20 HC 12-8-2026 20 of 147 21 HC 12-8-2026 21 of 147 !"#$%&'$%%(")!$)* '+(!,,$#./$()$!%0)"-)!1))"%-#)%-)("%)/$((!##)&$!%#3)!4$)#,%-))!-/%(44!-125!-"()$!%65#/)$!%%-5!)()$!%#*)785#9+:;<=>>?<@?ABCAD@EAF?AAB@BGH=I<=EC@JKEL?HF=HM=EH@DN2!(2&%($#*#/$2121R"$#-$()$!%+6)S2$4!%$T%-2&2#/$(!&%$U)$!%#;%%)2&2#/$(#!&%$U$%V-3)-))!"&#"/6%-!))%%)#/$%LH=WFA?AFCG=HIB@F=C@OH=EXOFC@?HWF?YDGH=IB<H=DD@O?H?XF!&%$U-$%)!,"2)$32&$!%2%-2!(23!)#%-%)!!2))/$212!%) '\1#$);[O?H?BH?C=CB@F=CB>H?]EFH?I?C@DG=HO=Y<=EH@DIBFC@BFC_WF<@F=CAB@BFD`C=YC@=a?AFGQ<E>@@==a@BFCFCMB>FG=HCFBA))3!)()#)%%)#1")!,)$(22#2$%&,!#)/$()$!EC>?DD@O?>BCA>=HA=a@BFCDBbEAXI?C@FC@O?FHGBW=HYF@OFCc[OFDI?BCD@OB@?WF<@F=CQ>FCXDYO?H?@O?@?CBC@LH?WBF>?#))2,%)6!\)2%-2!--!33-)(#6(%%!-"$%&1(e&!"%-!(-$)((e#;$#3!)()#)%%)#4!O=EDFCXDFIL>Ja?<BED?B<BD?OBDa??CQ>?ABXBFCD@@O?I f))#"((##&%22%!)/$212$%)3"12$((!3!)()$!%#/$)24!)%%)#)!#("%\!"#$%&6)1$2$)!4#(#)!%2U))%-#%-$,3()#!4!%(!")(!-#;i/1%#/244!)#)!!1)$%/$()$!%-)$%j 22 HC 12-8-2026 22 of 147 !"#$ %!$#&$ '&'$% (!()(%!*'&'%'+$#%'%&$ %''&'$%$%"($#.$!%!&($#$ '%+%&$*(.$&$ ($&!'%+/'%#$*123456718983:42;622<:6:21=:<<498>13??8>21@A:@BC6:2751<>D@C<1C6?6C@25><A@8:E@4<FG;<1<B:4@:A1><@:98>C<2;<%%($&'$%+'$%' ##&'%+$ '%+&$($#IJKLJM#$ %!'%+*''$%,NO P Q RS TTUVWXYZ[Z W\ ]^VW`abacdaefghiabajfkglbkmnodpqrqstnogaqrquvmUP QTT PVWW Q^ 0!'%!'& '%!'%&."$%!('x/%(%!*'&)'&'$%*$$'%!!'%yzyy)|RS }~<5><1<6>C;3<12@8:E61283:4<>126:4D6>@62@8:6%'%&$ %',J+'$%hiaa€f hfkgb‚haƒfgqrqstqu`aba€‚bf‚„dav`fhihiaifjiaƒhb‚haƒfg…kd PWVP w‡'&'$%/('+'%+%'#"'%+ .%%!% . .%%'%&'%+$#($"$(!RS ˆ+'$%/'!!.$ & $#'&'$%&$ !%$K$/!'.#$*$*&''%!&$ %'fg‚„fdfhphk‰‚pbaghfƒ fhae‚ƒhiadaj‚d ‚oƒakla€Š‹ŒZ ^ wG;@1B:4@:A;@A;7@A;212;< 23 HC 12-8-2026 23 of 147 !"#$%%!"&" #$!'#$! !"#"**'$!*+,-. 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Receive presentation and approve the resolution to recommend the City Council approve a funding allocation increase to City low-income housing programs to mitigate impacts of federal housing program budget cuts and government shutdown. CITY OF CUPERTINO Printed on 12/3/2025Page 1 of 1 95 HC 12-8-2026 95 of 147 HOUSING COMMISSION STAFF REPORT December 8, 2025 Subject Study fiscal impacts of federal housing program budget cuts and government shutdown, approve resolution to recommend the City Council increase funding to local housing programs through the Human Services Grant (HSG). Recommended Action Receive presentation and approve the resolution to recommend the City Council approve a funding allocation increase to City low-income housing programs to mitigate impacts of federal housing program budget cuts and government shutdown. Background Federal Budget Proposals On May 2, 2025, the White House released a discretionary budget request which proposed sweeping cuts, reductions, and consolidations to funding programs provided by the Department of Housing and Urban Development and administered by cities and counties. Two of these programs, the Community Development Block Grant (CDBG) and HOME Investment Partnerships, are allocated to the City of Cupertino for the benefit of its low - and moderate- income households. Both programs were proposed to be entirely eliminated which would severely impact the City’s ability to continue funding local non-profits for the provision of services to low-income residents. On July 17 and July 24, appropriations committees from the Housing and Senate both passed bills that did not adopt the elimination of the CDBG program but had inconsistencies as to whether to eliminate the HOME program. Federal Government Shutdown On October 1, 2025, the federal government entered a shutdown after Congress failed to pass appropriations legislation for the 2026 fiscal year, halting review of the FY25-26 Annual Action Plan of the City’s CDBG program and delaying its funding disbursement. As of November 2025, the City of Cupertino has still not received its expected FY 2025 CDBG allocation of $354,559. As uncertainty grows regarding the reliability of federal funding, the Housing Commission requested that they explore, through a study session, the possibility of requesting an increase in funding from the City Council to housing programs to replace funding gaps and ensure the long-term stability of housing programs in the City. 96 HC 12-8-2026 96 of 147 Funding Gap Community Development Block Grant Through the CDBG program, the City funds three annual contributions to non-profit organizations: Live Oak Adult Day Care, West Valley Community Services (CARE) and Rebuilding Together Silicon Valley. These services provide care for vulnerable elderly, general assistance to low-income households, and rehabilitation services to low-income homeowners. Figure 1: CDBG Programs Program Average Contract Annual Households Served Live Oak Adult Day Care $19,000 15 West Valley Community Services (CARE) $37,000 100 Rebuilding Together Silicon Valley $96,000 7 Total $152,000 122 A funding increase to the City’s Housing Programs through Human Services Grant (HSG) equal to the amount lost through the CDBG program would protect these programs and continue to bring service to 122 low-income Cupertino families. The remainder of the CDBG annual allocation that is not used for housing programs is used for public infrastructure upgrades. A funding increase to protect these projects would be best achieved with separate action through the City’s Public Works Department. HOME Investment Partnerships The City indirectly receives its HOME allocation through the Santa Clara County Consortium, which administers the fund. The Consortium also administers the HOME allocations of all participating Santa Clara County cities and receives a lump sum as a joint allocation. As a result, it is difficult to determine how much of the joint allocation is Cupertino’s portion of the fund. It is more administratively feasible to implement a funding increase to replace lost HOME funds at the County level of government. Human Services Grant The City of Cupertino currently funds the local Human Services Grant (HSG) through the General Fund to supplement housing program funding in the amount of $129,000 per year with annual Consumer Price Index (CPI) increases. Without the continued stability of the CDBG program, the programs previously supported by CDBG would have to compete with other programs currently funded through the City’s local funding grant program, the HSG. This would lower the amount of funding available on average for each current subrecipient of local funding, leading to impacts for not only CDBG subrecipients, but all of the City’s non-profit housing programs. A reduction in deliverables and clients served across all programs would be expected to occur. Therefore, an increase in the HSG program annual allocation would not only maintain stability of the City’s CDBG program recipients, but also the HSG program recipients as well. 97 HC 12-8-2026 97 of 147 Recommendation Approve submittal of the resolution to City Council to recommend an annual funding increase of $152,000 for a grand total of $281,000 with an annual CPI increase to the Human Services Grant fund to mitigate impacts from federal housing program budget cuts and government shutdown. Sustainability Impact None Fiscal Impact An annual increase in funding allocation of $152,000 to the Human Services Grant from the General Fund. Prepared by: Nicky Vu, Senior Housing Coordinator Reviewed by: Luke Connolly, Assistant Director of Community Development Approved for Submission by: Benjamin Fu, Director of Community Development Attachments: A – Resolution 25-XXXX (HSG Program Funding Increase) B – FY 2025 Federal Discretionary Budget Request 98 HC 12-8-2026 98 of 147 RESOLUTION NO. 25-___ A RESOLUTION OF THE HOUSING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF AN ANNUAL FUNDING ALLOCATION INCREASE TO THE HUMAN SERVICES GRANT (HSG) PROGRAM ________________________________________________________________________ WHEREAS, the Housing and Community Development Act of 1974 provides that funds be made available for the Community Development Block Grant (CDBG) program; and WHEREAS, the City of Cupertino planned for a FY 2025-2026 CDBG allocation of $354,559; and WHEREAS, federal budget proposals and administrative shutdowns have threatened the stability of the City’s CDBG funded programs, and the City has not yet received its annual allocation as of November 2025; and WHEREAS, the City of Cupertino allocates an average of $152,000 to non- profit organizations serving a total of 122 low-income families through the CDBG program; and WHEREAS, any elimination or substantial reduction in funding for the CDBG programs impacts the City’s program delivery and clients served for all City housing programs; and WHEREAS, the City of Cupertino currently funds the local Human Services Grant (HSG) through the General Fund to supplement housing program funding in the amount of $129,000 per year with annual Consumer Price Index (CPI) increases; and WHEREAS, on October 23, 2025, during the regular meeting of the Housing Commission, the Commission recommended that a commensurate funding increase be explored through local funding to ensure the stability of all of the City’s housing programs. NOW, THEREFORE, BE IT RESOLVED that the Housing Commission of the City of Cupertino recommends that the City Council approve an annual 99 HC 12-8-2026 99 of 147 Resolution No. __________________ Page 2 funding increase to the Human Services Grant in the amount of $152,000 for a grand total of $281,000 with Consumer Price Index increases; and BE IT FURTHER RESOLVED that the Housing Commission of the City of Cupertino hereby: 1. This Resolution is not a project under the requirements of the California Environmental Quality Act, together with related State CEQA Guidelines (collectively, “CEQA”) because it has no potential for resulting in physical change in the environment. In the event that this Resolution is found to be a project under CEQA, it is subject to the CEQA exemption contained in CEQA Guidelines section 15061(b)(3) because it can be seen with certainty to have no possibility that the action approved may have a significant effect on the environment. CEQA applies only to actions which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. In this circumstance, the proposed action (recommendation of funding increase for the Human Services Grant program) would have no or only a de minimis effect on the environment because it has no potential for resulting in physical change in the environment. The foregoing determination is made by the Housing Commission in its independent judgment. PASSED AND ADOPTED at a special meeting of the Housing Commission of the City of Cupertino this 8th day of December 2025, by the following vote: 100 HC 12-8-2026 100 of 147 Resolution No. __________________ Page 2 Vote Members of the Housing Commission AYES: NOES: ABSENT: ABSTAIN: SIGNED: ________ Connie Cunningham, Chair, Housing Commission ________________________ Date ATTEST: __________________________________ Nicky Vu, Sr. Housing Planner ________________________ Date 101 HC 12-8-2026 101 of 147 102 HC 12-8-2026 102 of 147 103 HC 12-8-2026 103 of 147 ! 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X E36 5 ; 3 E 3 < 9 F : ; 3 C : D C E 3 9 7 : F 9 6 @ 1 2 9 = 9 : Q 3 = 8 I3 :89 : ; < 5 6 3 = > b B 9 < < 9 C : D C E F : 3 G E 3 Q C < Q 9 : 7 _J [ 8 C E 3 ; M ; < 3 F : M E 3 F < 9 c 3 6 E 3 8 5 E : = D E C I 98= 9 : 9 8 9 F < 9 : Q 3 = 8 I3 :8= G 9 8 2 C 5 8 D 5 E 8 2 3 E F L L E C L E 0g/ + i d k + 0 k l j i / f j k + 0 ]@^ @ 3 ; C : C I9 ;F : 6 6 3 Q 3 < C L I3 :8F 9 6 2 F = B 3 3 : D 5 : : 3 < 3 6 8 C E F 6 9 ; F < S < 3 D 8 9 = 8 L E 9 C E 9 8 9 3 = S 9 : ; < 5 ;2F : 7 3 S 6 9 Q 3 E = 9 8 M S 3 m 5 9 8 M S F : 6 9 : ; < 5 = 9 C : N _ n V P S F : 6 o p 4 1 q F ; 8 9 Q 9 8 9 3 = F E C 5 : 6 8 2 3 G C E < 6 @ CE8 J 5 : 6 S _ 3 Q 3 < C L I3 :8 3<9I9 :F8 3 = D 5 : 6 9 : 7 D C E 8 2 3 = 3 L E C 7 E F I= F: 6 ; C IB 9:3 = 6 5 L < 9 ; F 8 9 Q 3 F ; ; C 5 : 8 = 9 : 8 C 8 2 3 = 9 : 7 < C;E F ; M J 5 : 6 S F : 6 \aS b ? r G 29; 2 = 5 L L C E 8 = 8 2 3 D C E 3 9 7 : L E C 7 E F I= 82F 8 = 3 E Q 3 H I3 E9; F : 9 : 8 3 E 3 = 8 = F : 6 F 6 Q F : ; 3 8 2 3 s E 3 5EC L 3 S n 5 E F = 9 F S F : 6 CBt 3 ; 8 9 Q 3 = F B E C F 6 @ 1 2 3 4 5 6 7 3 8 = 9 I5 <8F: 3 C 5 = < M = 8 E 3 : 7 8 2 3 : = 8 2 3 _ J [ 8 C = 2 9 D 8 H I3 E9; F U = DEC I 2F: 6 C 5 8 = 8 C 9 : Q 3 = 8 I3 :8= S E 3 8 5 E : 9 : 7 F L E C D 9 8 D C E 8 2 3 8 F ` L F M 3 E G 2 9 < 3 IF R9: 7 H I3 E9; F =8EC : 7 3 E S F : 6 IC E3L E C = L 3 E C 5 = @ =F= 8 3 E H = = 9 = 8 F : ; 3 S 3D5 7 3 3 H = = 9 = 8 F : ; 3 S F : 6 733 F : 6 u9 7EF 8 9 C : HP w V : 8 3 E : F 8 9 C : F < ==9 = 8 F : ; 3 N V x H P \bS ? 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( 8 9 > 9 , " 8 ? . > 8 I % 9 > 8 7 & " & ( ? % , > ( 8 H G$( 7 $ % A9 5% F " 8 ( , @ " " 8 G $ ( F " 8 " = = " ? , > F " I % $ " " J , $ " A" &.? ( 9 , & . I % 8 # " 8 ? ( - $ % 7 " > 8 " & > 7 > @ & 109 HC 12-8-2026 109 of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M " ( N @ P& 3 3 . 5 / ( ,. '.5 ? 3 & ? . + ' ? + " B ? " ' ( ? 2 " L " ( " 3 & 0 3 " & * 2 & ' ( - $ 5 2 c A d - + 0 . * . " 5 + ' ? + ? + ( ( 0 " 3 5 K "B& ,- 0": ? 2 " h. ''" 5 + ? & c " - & 3 ? ," '?+ # A ( $ * & ? . + ' ` 5 G % $ . ( . ' % - 3 . ' * . - 0 " 5 : I # + 3 . ,- 0"," ' 113 HC 12-8-2026 113 of 147 123 4 5 6 = > ? @ A B ? C A @ B A 3 D E F G E H B ? A B B @ B 3 I ? 1 J 4 K L B M B ? 1J 6 4 K 3 C B A N B ? ? O P ? A ? L B D PA Q ? 1J 2 O B B B B A ? 1 B @ ? L B ? B ? 1J 6 R S 3 C T B @ A B A B U = > ? J S O A B @ A @ B A U Q ? 153 V R R = > ? A H W ? ? A 3 O P ? 3 ? X W B O A ? B ? ? C U = > ? B B ? ? B B ? B ? ? ? A T O @ U B A B B ? A ? A E A H Y B 3 F B 3 T = E A 3 = O B ? ? B ? A J 5 = > ? B 3 H [ E 3 B @ @ B ? 3 ? I A H Q Q L X A [ L X A E \ @ Q L ] O L Q Q B B 3 C O A A @ O @ L > P ] 3 B B A C O O A O @ > ? A H ? ? A 3 O P B B B 3 ? X W B O A U = J K O A H U 114 HC 12-8-2026 114 of 147 +,- . / 0 1 8 9 : ; < = ;; : < < > = = ? @ . 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( " = E F G EF RS T A U 2 2 !#$ 7-" % 5 $ ) O P Q * - " ' ( C 2 C D > 7 9 . ( " + $ #& :(#( -"/ #$ 7-" % " ' / " " ' ( ! 9 #* -*% " ) / " * $ - ' / % &/) " $ 5 " ' ( ) ( + $ - + * : * / " * $ - ; * : : + 7 ) ) ( - " : 8 7 - 9 ( ) + $ - % * 9 ( ) / " * $ - * - " ' ( W $ - . ) ( % % = X ( + $ - + * : * / /::$ + / " ( #$ )(" ' / - Y 1 Z [ ; * : : * $ - * - / 9 9 * " * $ - / : #7 :"*8 ( / ) ; 7 9 . ( " / 7 " ' $ ) * " 8 " $ * #& :(#( -"" ' !9 #* -*% " ) / " * $ - \ % & ) * $ ) * " * ( % * - " ' ( ' $ #( :/- 9 % ( + 7 ) * " 8 % & / + ( $ 5 < ' * + ' / " : ( / % " / - ( % " * #/ "(9 <$ 7 : 9 ; ( / : : $ + / " ( 9 * - C 2 C D = X ( + $ - + * : * / " * $ - 5 7 - 9 * - . * - C 2 C D < $ 7 : 9 ( - / ; : ( O P Q " $ 5 7 : : 8 "'( , ) ( % * 9 ( - " \ % #/ %%) ( #$ 4/: + / #& /*. - A 5 * - * % ' + $ - % " ) 7 + " * $ - $ 5 " ' ( ; $ ) 9 ( ) < / : : $ - " ' ( Q $ ;$) 9 ( ) A & ) $ + 7 ) ( / 9 4 / - + ( 9 ; $ ) 9 ( ) % ( + 7 ) * " 8 " ( + ' - $ : $ . 8 A #$ 9() - * ? ( " ' ( 5 : ( ( " / - 9 5 / + * : * " * ( % 67 / ) 9 A / - 9 ( - ' / - + ( Q ( + ) ( " Q ( ) 4 * + ( & ) $ " ( + " * 4 ( $ & ( ) / " * $ - % = X ( + $ - + * : * / " * $ - < $ 7 : 9 / : % $ & ) "$; $ : % " ( ) Q " / " ( / - 9 : $ + / : + / & / + * " 8 " $ ( - ' / - + ( % ( + 7 ) * " 8 / ) $ 7 - 9 ] ( 8 ( 4 ( - " % / - 9 5 / + * : * " * ( % A 5$) 7 & + $ #* -. % & ( + * / : ( 4 ( - " % : * ] ( " ' ( C 2 C D ^$ ):9 W 7 & / - 9 C 2 C U _ : 8 #& *+% = 119 HC 12-8-2026 119 of 147 !" # $ % & ' ( " ) # * + , $%- , ( ! + , $ + . * ( - # * + , $ ;89 6 < = >8 9?8 1 @ A 81@ A D : = BC EF 9 6 1 7 2HI H JK 8 L M ; ? 8 7 9 8 ; M @ 8 5 N 6 5 7 8 O M < 6 1 ; N 0 P 8 : = BC ?9 6 1 7 Q 9 0 ? 9 6 >5 R98 O 0 @ M 5 4 1 ? 7 K 8 6 ? 8 1 @ A 0 8>8 9?8 1 @ A >6 16? 8 >8 17S : = BC M1 ; 8 9 7 K 8 Q 9 8 T 4 0 M 5 6 ; >4 145 7 9 6 7 4 0 1 >6 ;8 U 8 V M 4 7 A W 6 7 0 Q 8>8 9?8 1 @ A 9 8 < 4 8 O 6 1 ; ; 8 @ < 6 9 8 ; 7 K 6 7 3 = X N 6 5 >6 1;6 7 0 9 A S J K 8 L M ; ? 8 7 N 0 M < ; 8 1 ; 6 @ 7 4 T 4 7 4 N8 Y 4 1 6 9 5 Q 9 0 >0 741 ? 7 K 8 ; 4 5 7 9 4 Y M 7 4 0 1 0 O ; 4 5 6 5 7 8 9 6 4 ; Y 6 5 8 ; 0 1 U 4 1 7 8 9 5 8 @ 7 4 0 1 6 < W O 6 @ 7 0 9 5 < 4 P 8 094 8 1 7 6 7 4 0 1 6 1 ; Q 9 4 0 9 4 7 4 [ 4 1 ? U 4 1 T 8 5 7 >8 174 1 ; 4 T 8 9 5 4 7 A 6 1 ; 4 1 @ < M 5 4 0 1 8 O O 0 9 7 5 S S S 6 1 ; >M <74@ M < 0T8 9 ; 4 5 6 5 7 8 9 Q 9 8 T 8 1 7 4 0 1 6 1 ; 9 8 5 Q 0 1 5 8 S : = BC N4 < < 1 0 < 0 1 ? 8 9 U 4 1 5 7 4 < < 8 V M 4 7 A 6 5 6 O 0 M 1 ; 6 8>8 9?8 1 @ A >6 16? 8 >8 17SW : = BC ;45 @ 9 4 >4 167 8 ; 6 ? 6 4 1 5 7 C >8 94@ 6 1 5 N K 0 T 0 7 8 ; O 0 9 7 K 8 G 7K8 N 6 P 8 0 O 9 8 @ 8 1 7 K M 9 9 4 @ 6 1 8 5 R 5 P 4 Q Q 4 1 ? 0 T 8 9 7 K 8 4 9 K 0 >8 5N K 8 1 Q 9 0 T 4 ; 4 1 ? 6 4 ; S J K 4 5 6 @ 7 4 <01 ? 8 9 Y 8 7 0 < 8 9 6 7 8 ; S G 9 0 ? 9 6 >5 <4P 8 U J 6 9 ? 8 7 4 1 ? \ 4 0 < 8 1 @ 8 6 1 ; J 8 9 9 0 9 4 5 > G98 T 8 1 7 4 0 1 W N 8 9 707 6 9 ? 8 7 C >8 94@ 6 1 5 8 Z 8 9 @ 4 5 4 1 ? 7 K 8 4 9 : 4 9 5 7 C >8 1;>8 179 4 ? 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N 4 7 K 7 K 4 5 9 6 1 ? 8 0 O 4 5 5 M 8 5 S J K 8 L M ; ? 8 7 61; N 6 5 7 8 N K 4 < 8 8 1 @ 0 M 9 6 ? 4 1 ? _ 7 6 7 8 5 6 1 ; @ 0 >> M 147 4 8 5 7 0 Y M 4 < ; 9 8 5 4 < 4 8 1 @ 8 6 1 ; M 5 8 7 K 8 4 9 M P10 N < 8 ; ? 8 6 1 ; 6 >Q <89 8 5 0 M 9 @ 8 5 4 1 ; 4 5 6 5 7 8 9 9 8 5 Q 0 1 5 8 S 1; X 1 O 9 6 5 7 9 M @ 7 M 9 8 D^ X _ C E 2Ia b JK 8 L M ; ? 8 7 9 8 O 0 @ M 5 8 5 ^ X _ C 0 1 4 7 5 @ 0 9 8 >4 554 0 1 c : 8 ; 8 9 6 < 1 8 7 N 0 9 P ; 8 O 8 1 5 8 6 1 ; 8 1 K 6 1 @ 4 58@ M 9 4 7 A 6 1 ; 9 8 5 4 < 4 8 1 @ 8 0 O @ 9 4 7 4 @ 6 < 4 1 O 9 6 5 7 9 M @ 7 M 9 8 c N K 4 < 8 8 < 4 >4 167 4 1 ? 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`O Q a :+ ' ; < " 0 ' / * ' = @ ' & / ) / + ' ! " E> %>) / * $ / > - % b ) & - EE > /E' %// - ) $ = ' $ % " ' = = > & > ' % / $ > * / * $ # ' @ B 1 *-B < ) / = < % " > % 0 = - * V ! ! - A ' * $ / > - % ) ? * ' P < ' ) / > % 0 $ % > % & * ' $ ) ' " $ E- <%/ - = K c O F S B > @ @ > - % F : @'# ' @ D - < @ " ) < A A - * / / + ' ! " E> %>) / * $ / > - % b ) $ > * / * $ = = > & & - % / * - @ @ ' * + > * > % 0 ) < * 0 ' $ % " ) $ @ $ * 1 > % D+ > & + $ * ' & * > / > & $ @ / - $ " " * ' ) ) > % 0 / + ' $ > * / * $ = = > & & - % / * - @ @ ' * ) + - * / $ 0 ' ? $ ) D ' @ @ $ ) V ! ! b ) - % 0 /-> / ) - < / " $ / ' " / ' @ ' & - EE < %>& $ / > - % ) ) 1 ) / ' E) F "( $ " $ * d A 0 * $ " ' ) ` S7L :+ ' ; < " 0 ' / " ' @ > # ' * ) $ % + > ) / - * > & K Q B > @ @ > - % > % # ' ) / E' %/> % / + ' E- "'* % > e $ / > - % - = / + ' ) 1 ) / ' E =$& > @ > / > ' ) / + $ / & - EA *>)' d F I F H $ / > - % $ @ ! > * ) A $ & ' I 1 ) / ' E4H ! I 6 F T % $ " " > / > - % / - $ A * ' # > - < Kc B > @ @ > - % $ " # $ % & ' $ A A * - A * > $ / > - % ? / + ' ; < " 0 ' / * ' P < ' ) / ) $ % $ " " > / > - % $ @ K L B > @ @ > - % = - * H ! I >%& @ < " > % 0 $ K L Q 9 E> @@>- % " - D % 5 A $ 1 E' %/- % $ E< @/>1 ' $ * ? E< @/>5 B > @ @ > - % 5 " - @ @ $ * * $ " $ * * ' A @ $ A*- 0 * $ EF! ) $ @ $ E- <%/ D > @ @ $ @ ) - B ' * ' P < ' ) / ' " $ ) E$ %"$ / - * 1 = < % " > % 0 / + * - < 0 + * ' 125 HC 12-8-2026 125 of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/ 8 @ A > B 6 9 4B C DEF GH ; 5 B 2 I 9 3 J K L L L M 7 B 6 7 0 : 6 / 8 B > B 6 9 4B K70 : < N M 7 0 = 45 0> < 9 = 5 : > B > B 6 9 4B KB2 49 21 O ; 7 : ; 2<M P 8 ; 9 Q 3 9 B 7 M 9 0 6 ; 5 B M 7 3 9 : 6 9 M 6 ; 9 R P A P S T U V A 9 3 I 7 : 9 6 2 O 2 3 W O 7 6 ; H = 9 0 : > X 9 5 M B 6 2 ZN5 < 7 6 > 5 0 M 9 1 1 7 : 7 9 0 : > 2 1 U 2 I 9 3 0 49 06B 2 1 6 O 5 3 9 5 0 M / 8 B > B 6 9 4B P8 ; 9 [ N M = 9 6 Y 3 2 6 9 : 6 B G 47 BB7 2 0 B > B 6 9 4B 6;5 6 M 9 < 7 I 9 3 ; 9 5 < 6 ; : 5 3 9 K ] 9 0 9 1 7 6 B K 5 0 M : 9 49 693 > B 9 3 I 7 : 9 B 6 2 H 49 37: 5 \ B I 39M N : 7 0 = B Y 9 0 M 7 0 = 2 0 M N Y < 7 : 5 6 7 I 9 < 9 = 5 : > B > B 6 9 4B 50 M Y 5 N B 7 0 = Y 3 2 : N 3 9 49 062 1 0 9 O B > B 6 9 50M 6 ; 9 R P A P S T U V A 9 3 I 7 : 9 6 9 5 4:50 : 2 0 M N : 6 5 1 N < < 3 9 I 7 9 O P B635 6 7 2 0 C F^ 8; 9 B 9 6 5 3 = 9 6 9 M : N 6 B 9 < 7 47 056 9 S V / Y 3 2 = 3 5 47 0=K 3 9 M N : 9 0 2 0 9 B B 9 0 6 7 5 < 2 N 6 3 9 5 : ; 5 : 6 7 I 7 6 7 9 B K 39M N : 6 7 2 0 7 0 1 2 3 : 9 6 2 : N 6 ] N 3 9 5 N : 3 5 6 7 : 2 I 9 3 ; 9 5 M 7 0 < 7 0 9 O 7 6 ; 6 ; 9 Q 3 9 B 7 M 9 0 6 \ B V _ 9 : N 6 7 I 9 T a/4Y <949 067 0 = 6 ; 9 Q 3 9 B 7 M 9 0 6 \ B b S 9 Y 5 3 6 49 062 1 U 2 I 9 3 0 49 06V 1 1 7 : 7 9 0 : > \ c2 3W1 2 3 : 9 T Y 6 /07 6 7 5 6 7 I 9 P e 8 ; 7 B < 9 I 9 < Y 3 2 I 7 M 9 B 1 N 0 M 7 0 = 1 2 3 6 ; 9 : 3 7 6 7 : 5 < G H 47 BB7 2 0 B Y 3 2 I 7 M 7 0 = ; 9 5 < 6 ; : 5 50M : 9 49 693 > B 9 3 I 7 : 9 B 1 2 3 H 49 37: 5 \ B I 9 6 9 3 5 0 B P f g h i $%- , ( ! + , $ + . * ( - # * + , $ 50: 9 8 3 N B 6 k N 0 M CJK L ^ J B 8; 9 H M 47 07B 6 3 5 6 7 2 0 B N Y Y 2 3 6 B 7 0 I 9 B 6 49 06B 7 0 6 ; 9 l 5 6 7 2 0 \ B 7 0 1 3 5 B 6 3 N : 6 N 3 9 P / 0 Y 5 3 6 7 : N < 5 3 K k 05I 7 = 5 6 7 2 0 : ; 5 0 0 9 < B B 9 3 I 9 5 0 7 4Y 236 5 0 6 3 2 < 9 7 0 1 5 : 7 < 7 6 5 6 7 0 = M 2 49 B67: 5 0 M 7 0 6 9 3 0 5 6 7 2 0 5 < : 2 Xj8 kK O ; 2 B 9 1 N 0 M 7 0 = 7 B B N ] m 9 : 6 6 2 5 0 0 N 5 < 5 Y Y 3 2 Y 3 7 5 6 7 2 0 B K 1 7 0 5 0 : 9 B 2 Y 9 3 5 6 7 2 0 5 0 M 45 70 Y32 m 9 : 6 B 1 2 3 6 ; 9 l 5 6 7 2 0 \ B O 5 6 9 3 : ; 5 0 0 9 2 47 BB7 2 0 P A Y 9 0 M 7 0 = 2 N 6 2 1 6 ; 9 X j8 k; 5 B 7 0 : 3 9 5 B 9 M 1 3 2 4nJP ^ ] 7 < < 7 2 0 7 0 ` L ` L 6 2 n ` P o ] 7 < T1 6 ; 9 n ` P o ] 7 < < 7 2 0 5 Y Y 3 2 Y 3 7 5 6 9 M 7 0 ` L ` D K n J P D ] 7 < < 7 2 0 3 9 45 709 M N 0 2 ] < 7 = 5 6 9 M 7 0 6 ; 9 1 7 3 B 6 Z `L` p P 8 ; 9 3 9 7 B 0 2 0 9 9 M 6 2 3 9 Z N 9 B 6 42 391 N 0 M 7 0 = 6 ; 5 0 0 9 : 9 B B 5 3 > K O ; 7 : ; 7 B O ; > 6 ; 9 [ N M = 1N0 M 7 0 = 1 2 3 X j8 kP / 0 6 ; 7 B 3 9 Z N 9 B 6 K B Y 9 0 M 7 0 = 2 0 Y 3 2 m 9 : 6 B 6 ; 5 6 5 3 9 0 2 6 5 k 9 M 9 3 5 < 3 9 B Y 2 0 B 7 M39 M = 7 0 = 2 1 ] 9 3 6 ; B @ 7 B < 7 47 69M K O ; 9 3 9 5 B Y 3 2 m 9 : 6 B < 7 W 9 45 706 5 7 0 7 0 = : 2 44 9 3:7 5 < 0 5 I 7 = 5 6 7 2 0 :;5 0 0 9 < B 5 3 9 Y 3 7 2 3 7 6 7 d 9 M P 32= 3 5 4 C ^ 8; 9 q 2 3 Y B c/ k/H Y 3 2 = 3 5 4Y32 I 7 M 9 B M 7 3 9 : 6 < 2 5 0 B 5 0 M < 2 5 0 = N 5 3 5 0 6 9 9 B 1 2 3 0 2 0 C k 9 M 9 3 5 < M Y32 m 9 : 6 B P 8 ; 9 [ N M = 9 6 9 < 7 47 056 9 B 6 ; 7 B Y 3 2 = 3 5 4 ]9: 5 N B 9 6 ; 9 3 9 7 B 0 2 M 9 42 0B6 3 5 6 9 M 0 9 9 M 7 0 45 3W9 6 1 2 3 k 9 M 9 3 5 < 1 7 0 5 0 : 7 5 < 5 B B 7 B 6 5 0 : 9 1 2 3 6 ; 9 B 9 6 > Y 9 B 2 1 Y 3 2 m 9 : 6 B P / 0 5 M M 7 6 7 2 0 K 6 ; 9 Y 3 2 = MNY < 7 : 5 6 7 I 9 2 1 2 6 ; 9 3 Y 3 2 = 3 5 4B KBN : ; 5 B k V jH \Bl 5 6 7 2 0 5 < S 5 4 A51 9 6 > Q 3 2 = 3 5 450M 6 ; 9 V Q32 = 3 5 4P/0 5 M M 7 6 7 2 0 K 6 ; 7 B Y 3 2 = 3 5 47B5 3 = N 5 ] < > 2 N 6 B 7 M 9 2 1 6 ; 9 q 2 3 Y B \ 47 BB7 2 0 K O ; 7 : ; 7 B 139 HC 12-8-2026 139 of 147 ! 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