Alliant Communities, Presidio Bay Ventures, and Related Companies / Alta Housing,
Thank you for your willingness to present your proposals to the people of Menlo Park. I have been fortunate enough to have owned a home in this wonderful city since 2009 and am raising my 3 kids here.
I have the following questions regarding your plans:
-- BIG PICTURE --
• DOWNTOWN FUNCTIONALITY: The parking plazas are heavily used for parking and circulation. What evidence suggests that removing them will not undermine downtown functionality?
• HOUSING GOALS: The original premise for using the parking plazas was to provide housing for extremely low-income residents (<50% AMI). How many such units would your development provide? Will downtown workers be given priority?
• PROJECT VIABILITY: Given the need to replace public parking and build within constrained spaces, what assumptions are required for the project to be financially feasible? What happens if the project stalls midstream?
-- FINANCIAL --
• PARKING REPLACEMENT COSTS: What is the expected cost to replace 556 public parking spaces? Who will pay that? Who would be responsible for cost overruns?
• CITY TERMS: What are the expected terms with the City regarding rent and revenue sharing? Will your project generate standard property tax revenue? Will you pay the same development fees that are typically required for market-rate projects?
• MARKET DEMAND: With recent reductions in Menlo Park’s employment market, how have your housing demand projections changed, if at all?
• LABOR COSTS: One proposal indicated that providing replacement parking may make union labor financially infeasible. How do labor costs affect your project’s viability?
• INFRASTRUCTURE: What utility and transportation upgrades are required, and how will those costs be allocated among the developer, future residents, and the city?
-- PARKING --
• PUBLIC PARKING: Where will the replacement public parking be located? On average, how much longer will it take downtown customers to reach their destination? Will the replacement short-term public parking remain free?
• RESIDENT PARKING: How much parking will you include for residents of your buildings? What share is allocated to affordable units? Are residents without a space expected to not have a car?
• LONG-TERM MAINTENANCE: Who is responsible for the safety, maintenance, and affordability of the public parking garages 10 and 20 years from now?
-- IMPACTS --
• TRAFFIC AND CIRCULATION: What do traffic studies show about peak-hour impacts, and what mitigation measures are proposed?
• ENVIRONMENTAL RISK: What environmental investigations have been done, and who is responsible for any needed remediation? Given the history of nearby dry-cleaning uses, will a Phase II Environmental Site Assessment be done before any agreement?
• SHADOWS: How tall will your buildings be, and for how much of the day will they cast shadows on sidewalks, storefronts, and outdoor dining?
• CONSTRUCTION PERIOD: For how long will construction last? Where will people park during that time?
• SERVICE AND EMERGENCY ACCESS: How will delivery, waste collection, and emergency vehicles (including fire ladder trucks) operate within these constrained site layouts?
I appreciate your consideration in responding to my questions.
-Ricky
Ricky Flores (Click on my name for a quick video introduction)
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