east palo alto’s priority development area · 2020. 8. 12. · general fund revenues - a few...
TRANSCRIPT
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East Palo Alto’s Priority Development Area
Ravenswood
Brent A. Butler, AICP, CFM Planning and Housing Manager City of East Palo Alto
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Insert map Ravenswood
101 Interchange
Westside
4 Corners
CONTEXT
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Key Questions What has been accomplished through the City’s
designation of a Priority Development Area?
What are some of the challenges?
What is necessary to incentivize the development envisioned in the Specific Plan?
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Presentation Outline
Accomplishments
Challenges
Opportunities
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1) Community Engagement 2) Identification of the number of existing and planned housing units and jobs 3) Market demand analysis 4) Affordable housing and accessibility strategy 5) Multi-modal connectivity including pedestrian-friendly design standards 6) Parking demand analysis 7) Infrastructure development 8) Implementation plan and financing strategies
Accomplishments
Process
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1) Transportation Infrastructure (SCS) Bay Road, SR2S, POC
2) Water-related Infrastructure Gloria Bay Well / PAD D / San Francisquito Creek Flood
Protection / Runnymede Drainage
3) Open Space and Park Infrastructure Cooley Landing
Accomplishments
Infrastructure improvements
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Transportation
$15,000,000 Bay Road project
Cooley Landing
Bay Trail
New Development
Prior Approvals
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Transportation: Safe Routes to School
Provides non motorized access along designated pathways to school campuses Partnerships – Ravenswood City School District
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Water
Too much, and not enough!
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Open Space and Park Infrastructure
Cooley Landing Cooley Landing
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Challenges (Fiscal) Revenues per resident are much lower
in East Palo Alto than other cities in Peninsula.
City’s operating deficit (FY 2014-15 adopted Budget is first financially balanced budget in years)
In the longer term, revenue increases (TOT, sales tax, or utility user rates) may be necessary
$0
$100
$200
$300
$400
$500
$600
$700
$800
East PaloAlto
Menlo Park RedwoodCity
San CarlosAn
nual
Gen
eral
Fun
d Re
venu
e Pe
r Res
iden
t
General Fund Revenue Per Resident, 2011-2012
Source: City of East Palo Alto
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Challenges (Fiscal) High dependence on
property tax which is almost half of all revenues. Sales taxes are 18% of
General Fund revenues - a few stores the bulk Hotel (transient occupancy
tax) adds a third important revenue source. Lack of revenue diversity
mak
Property Tax 47%
Sales Tax 18%
Permits, Fees,
Charges for
Services 12%
Utility User Tax 9%
Transient Occupancy
Tax 11%
Other 3%
0%
0%
General Fund Revenues, FY 2014-2015 Adopted Budget
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Challenges (Planning)
Historic Resources –
compatibility of new structures with historic resources Applicant’s costs to
rehabilitate properties Impacts on surrounding
cities of sustained growth
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Low Medium High
Ret
urn
on In
vest
men
t
Likelihood of Development
14
Community Benefits Strategy Tied to Overall Financial Feasibility
Minimum threshold for
feasibility
Potential community
benefits
Development Infeasible
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Opportunities – Focus growth in PDA and Update the General Plan
General Plan = new clear land use policies to guide development and expedite the permitting
Recruit = increase diversity through mixed use with retail, office, improving the jobs-housing balance.
Housing = encouraging new higher density market-rate housing development, while preserving existing affordable housing.
Infrastructure = attract new development and improve quality of life (sewer, roads, water).
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Opportunities: Partnerships Workforce investment boards, non-profits, colleges, school
districts, and businesses – K-12 and adult education, job training, mentorship, apprenticeship programs
Transportation agencies and private companies - connections to job centers
Regional economic development agencies - marketing and communications strategies to attract new companies
Businesses and non-profits- technical assistance, business planning, support to entrepreneurs
Investors, nonprofits, community development financial institutions - non-traditional funding sources for small businesses and entrepreneurs