As Menlo Park continues to work on revising the zoning regulations for the city’s M2 industrial zone, one question repeatedly popped up: Once the maximum amount of potential new development is set, does that mean the area will actually see that much construction? Or is that only a worst case scenario that will never come to pass?
The question inspired some thoughtful discussion on June 8 as the Planning Commission made recommendations on how much development the environmental impact report for the zoning update should analyze.
Existing regulations don’t allow residential or hotel uses without variances within the M2 area, roughly located between the Bay and U.S. 101. That needs to change, however, as a number of apartment complexes are under construction in the zone, along with larger developments such as Menlo Gateway and Facebook’s ongoing expansion.
After holding a series of community workshops, the city is considering creating two “live/work/play” areas in the zone, one along Jefferson Drive and the other along Willow Road, according to the staff report.
Also coming out of the workshops, as well as the General Plan Advisory Committee, were suggested caps on new development:
• 2.1 million square feet of new nonresidential buildings.
• 4,500 new housing units.
• 5,500 new jobs.
• 600 new hotel rooms.
The Planning Commission on June 8 voted 5-0-2, with Katherine Strehl absent and Drew Combs recused, to support those caps. They emphasized that this probably does not represent the actual amount of development that will occur.
“It’s important to, dare I say, slightly inflate” the amount of development to be studied to ensure that mitigations are in place for the worst case scenario, said Chair John Onken. He compared it to taking out more money from an ATM than you plan to spend on a night out, just in case unexpected expenses pop up.
The commission also talked briefly about how to mitigate the impacts on those already renting housing in Belle Haven, near the M2 zone. Commissioner Katie Ferrick raised the idea of rent control by capping annual increases to help prevent current residents from being forced out by landlords hiking rent as demand for housing in the area grows.
Consultant Charlie Knox, speaking on behalf of PlaceWorks, the company contracted to oversee the general plan update, suggested a combination of rent control and regulations to prohibit the eviction of tenants simply to get higher rent.
“Like Prop 13 for renters,” he said.
He noted that Menlo Park is short on housing for all income levels. “Even tech workforce will have a variety of needs (for housing). The more we can build, the better. … The nonprofit advocates are saying ‘we are really going to have to build ourselves out of it.'”
During public comment, Belle Haven resident Vicky Robledo spoke about other concerns, including traffic — “It can take an hour to get from Chilco to Willow (now)” — in addition to keeping housing affordable for everyone.
Ms. Robledo asked how new residents will be integrated into the diverse, deeply rooted community. “Once you build on the west side of Willow, it’s going to be a whole different community. … I don’t want kids to go to the ‘west side of Willow’ and be profiled as suspicious.”
On Tuesday, June 16, the City Council is expected to review the commission’s recommendations for the scope of the environmental impact report.
Check AlmanacNews.com for updates. That meeting occurred after the Almanac went to press.
