El Camino Real Sidewalk Widening Plan Hears Opposition from Palo Alto Citizens

There is currently a wide-based effort to widen El Camino Real into a pedestrian friendly thoroughfare, however, those portions of real estate within the city limits of Palo Alto will not be widened without a fight.  Palo Alto City Councilmembers have proposed an ordinance which will widen sections of El Camino from 12’ to 15-18’.  This proposed ordinance is sought to reduce or mitigate recent development projects which neighbors have called “too big”, “too dense” and “too close” to the existing sidewalks.  The proposed ordinance also attempts to create more of a pedestrian corridor and European style boulevards.  Finally, this proposed ordinance also modifies the existing ‘build to line’ standard which currently requires the front of new buildings to be 12 feet away from the curb.  The modification would allow the ground floor building to be further away from the curb (which allows more space for pedestrians), but at the same time allow the upper portions of the building to be closer.

Palo Alto planners say this proposed ordinance is a region-wide effort to spruce up the El Camino Real corridor and at the same time reduce the impact and mass of larger developments.

Another change in the proposed ordinance attempts to reduce the allowable units per acre.  A recent state law change increased the allowable units from 15 to 20 units per acre.  Palo Alto staff are looking at requiring a Floor Area Ratio determination to limit the amount of units per acre which will effectively limit the size of units along El Camino if passed.

Several property owners are opposed to this ordinance as burdensome, over bearing on small properties along El Camino, and unnecessary because El Camino is not a pedestrian friendly walk because it is more like an expressway or a highway.  Some property owners have suggested that if they pass this new ordinance they should reduce the height restrictions to make up the difference of lost real estate to develop due to sidewalk widening.

The City’s Planning and Transportation Commission is scheduled to discuss the proposed changes on April 9 and probably other future dates as well.

SHELLY ROBERSON

Alain Pinel Realtors, Palo Alto, CA

23+ Years Experience - 600+ Closed Transactions

http://twitter.com/sroberson2

http://www.facebook.com/ShellyRobersonAPR

sroberson@apr.com

1-650-464-3797

The Importance of Landscape Design and Architecture

An important but often overlooked component of a well-designed residential property is the landscaping surrounding a home.  Savvy homeowners know that 15-20% of a property’s value should be spent on well-thought out architectural design and installation of quality landscaping materials and elements.  Experienced landscape architects working closely with a competent landscape contractor can add tremendous value and major curb appeal to even the most modest homes.  After your kitchen and bathroom remodels are completed look to the exterior of your property for investments into your landscaping that will have great returns and will make your neighbors envious.

SHELLY ROBERSON

Alain Pinel Realtors, Palo Alto, CA

23+ Years Experience - 600+ Closed Transactions

http://twitter.com/sroberson2

http://www.facebook.com/ShellyRobersonAPR

sroberson@apr.com

1-650-464-3797

Brand New 82,000 Square Foot Facility Opened by Lockheed Martin in Palo Alto, CA

One hundred thirty new jobs and 82,000 square feet of new facilities opened March 25, 2014 in Palo Alto which will house the Advanced Materials and Thermal Sciences Center for Lockheed Martin.  This opening will lessen the sting of four building closures in Sunnyvale during the most recent downturn in the economy.  The new facility will host advanced technologies such as 3-D printing, thermal sciences, energetics, nanotechnology, synthesis, advanced devices, and high temperature materials.   Lockheed believes the research at this facility will help shape the future of space payloads, missile systems, and satellites.

The new facility will help save $1 million in annual maintenance costs from the previous older buildings that were closed.  The carbon footprint will be reduced, energy costs are more than halved (60% less), and is overall better for the environment.   Lockheed has invested more than $220 million into Bay Area operations in the past five years to its existing facilities, primarily due to closures and cuts in government budgets.

Choosing the Right Real Estate Agent

Almost everyone knows a real estate agent.  However, all agents are not created equally.  This is easy to tell when you compare an agent’s experience to others, compare how long they have been in the business, and most importantly how many closed real property transactions they have to their name.  Moreover, a seasoned real estate agent will provide a list of references – probably with dozens, if not hundreds, of names, phone numbers, and contact information readily available for prospective clients to contact.  It is critical to check references to find out objectively how well the agent performed, to find out how accurate the agent was in their projections, costs, and estimated selling price, and to find out if the agent did what they said they would do.  An agent with a multitude of references and hundreds of closed transactions is typically going to be more competent, more prepared, and more likely to achieve the results you desire and deserve.

If you’ve never worked with a real estate agent before or you would like to hire a new one, you now know that not all real estate agents are the same.  In addition to finding an agent with experience you need someone with whom you can communicate, that you can rely on to address your needs, and that has the expertise to get the job done.  Don’t take a chance on selecting the wrong agent for your needs, even if that agent is a family member, friend, or friend of friend.  It is paramount that you utilize the services of an experienced, qualified agent from the first step forward all the way through and after close of escrow.  Here are some tips that can help you to choose an agent that is ideal for you!

1. Ask for References

When you think you have found a great real estate agent, ask them for references. There is a very good chance your family, friends, and even people you work with have been involved with a real estate agent and they can share information. They can tell you all the details of their experience with their Realtor®, including the good, the bad and the ugly.  A top-shelf agent will provide you with a list of references which will include dozens, if not hundreds of their clients who are willing to endorse their agent.

2. Ask for Experience - Like Closed Transactions

Every seasoned real estate agent can provide you with a list of transactions they have worked on and closed in the last several years (most multiple listing services started collecting this data years ago).  Multiple (hundreds) closed transactions are very important for several reasons.  First, every transaction is different and with each one comes issues that have not occurred before.  An agent with hundreds of closed transactions with have crossed many bridges that inexperienced agents have not.  Second, with every nuance and issue comes an emotional roller-coaster for the principals.  Again a top-notched agent will be able to navigate the emotions for their clients and help smooth over the issues and get resolution quicker and more effectively than an inexperienced agent.  Finally, an experienced agent will not allow another agent to push them around during a transaction.  This is very common when an experience agent recognizes they are paired with an inexperienced agent on the other side.  It is similar to have a good attorney on one side versus a poor attorney on the other.

A top-shelf experienced agent will provide you with a list of closed transactions (probably in the hundreds), they can provide you with a list of work they have performed in the areas in which you are interested, and they should provide this information at the drop of a hat.  If they can't this should raise questions in your mind about their experience.

3. Face-to-Face Interview 

It is critical that you meet your agent face-to-face to make sure you will get along with them which will help things move along smoothly.  Prepare for your meeting with a compilation of carefully crafted questions to ask.  Don’t be shy when it comes to getting information from the agent – they are the expert and should be able to answer most if not all of your questions without too much trouble.  You may want to conduct this interview at their place of business so you can see their surroundings or at your home so they can see their prospective listing.  In either situation here are some questions to consider.

ü How long they have been in the real estate business?

ü How many closed transactions have they completed?

ü How will they market your home?

ü What suggestions do they have to improve marketability of your home?

ü What can you expect from their service?

ü How many clients are they currently working with?

ü Why are they the best choice for you?

Be mindful of their communication style. You want someone you feel you can communicate with openly. Trust your gut to know if you can work with someone.

Final Outcome: Make a Decision

After you have done the interview, ask yourself if you are comfortable with this particular real estate agent.  Communication is a key factor for making the relationship work.  With that in mind, eliminate any potential agent that you didn’t feel comfortable around or that you didn’t think understood your needs.  Contact and hire the real estate agent with the most experience.  Contact and hire the agent that gives you confidence, that gives you the feeling that they will get things in motion, and helps you achieve your goals.

SHELLY ROBERSON

Alain Pinel Realtors, Palo Alto, CA

23+ Years Experience - 600+ Closed Transactions

http://twitter.com/sroberson2

http://www.facebook.com/ShellyRobersonAPR

sroberson@apr.com

1-650-464-3797

Menlo Park, Redwood City & Woodside Sued by PG&E to Replace 80 Year Old Gas Line

In an attempt to replace three miles of an old gas line and hopefully prevent another catastrophic explosion like the one in San Bruno PG&E has filed three separate lawsuits against the cities of Menlo Park, Redwood City and Woodside so that they would be able to access real estate owned by both public entities and private owners.  The line at issue, “Line #109,” was installed in the 1930's and has been ordered replaced by the California Public Utilities Commission.

Because significant real estate development has occurred over sections of the old pipe line over the last eighty plus years the State of California statutorily has granted PG&E the right to exercise the power of eminent domain.   PG&E states in its lawsuit that it has made fair-market value offers to the property owners but has received limited response and must proceed with expediency.

The locations of the proposed replacement are sections of real estate near Interstate I-280 north of Sand Hill Road, near Woodside Road to Farm Hill Boulevard, and near Eden Bower Lane to Wilmington Way.  Sections of Sharon Heights Golf and Country Club are also affected by the easement PG&E is requesting.

The proposed replacement pipeline is a 24” high quality steel gas line with automated valves that can be operated remotely.  This hi-tech gas line will also be equipped with internal monitoring and inspection tools/gauges.

Assuming PG&E is successful in their lawsuits seeking easements to install the new gas line the existing property owners will be able to use and access their property, but will not be allowed to construct and structures, plant trees, or do anything that would disrupt the operation of the gas line.

SHELLY ROBERSON

Alain Pinel Realtors, Palo Alto, CA

23+ Years Experience - 600+ Closed Transactions

http://twitter.com/sroberson2

http://www.facebook.com/ShellyRobersonAPR

sroberson@apr.com

1-650-464-3797

Proposed Four-Story Mixed Use Building on El Camino in Palo Alto to be heard

The Palo Alto Architectural Review Board will begin reviewing 2500 El Camino Real, which is a formal request by Stanford Real Estate for a proposed four-story building with approximately 70 residential units and about 6,981 square feet of commercial space.  The residential units are proposed to be much needed below-market-rate (BMR) housing.  The meeting will begin at 8:30 a.m. on Thursday, April 3, in the Council Chambers at Palo Alto City Hall (250 Hamilton Avenue, Palo Alto, CA).

Menlo Park Hiring Expert to Research Initiative to Revamp Downtown Plan

The Menlo Park City Council has actually authorized investing up to $150,000 on a consultant to examine the brand-new effort proposed by locals that would significantly change the city's downtown/El Camino particular strategy.  The strategy took 5 years to develop, with considerable community involvement, and cost $1.7 million.  A group of Menlo Park citizens is presently attempting to alter that strategy and require voter approval for large project.

After Menlo Park authorized the specific strategy in 2012, Stanford University suggested developing a mixed-use complex on eight acres along El Camino Real.  Although the strategy falls within the parameters of the city's particular plan, plenty of residents oppose it and have actually formed a group which call themselves "Save Menlo."

‘Save Menlo’ is now gathering signatures of registered voters to certify a ballot measure that would change the downtown plan.  ‘Save Menlo’ needs 1,780 signatures of voters to certify. If approved as Save Menlo is proposed, the effort would dramatically shrink the size of permitted projects, and require voter approval on large projects, just like the Stanford development.

The council wants their expert to examine the Save Menlo campaign and contrast it to the city’s plan. The city will use the expert's report as a basis for discussion at a public conference.