Update on proposed development plans in Pacheco Valle

Two developers, Bill Carle and Hugh Futrell are in contract to purchase the 3 front parcels to Pacheco Valle. Bill and his partner are based in Santa Rosa and have managed other projects. For information on their company check out http://www.hughfutrellcorp.com/ .

The following is a short summary of their initial plans:

SUMMARY OF PACHECO VALLE DEVELOPMENT CONCERNS

 

ARCHEOLOGICAL AND BIOLOGICAL CONCERNS:

 

The meadow is a unique and ancient archeological site, including human remains of Native Americans.  In 1972, this valuable site was partially explored by archeologists from five universities and colleges and the Miwok Archeological Preserve of Marin.  The team of specialists excavated less than 8% of the site , yet discovered 1,580 artifacts, representing an unusually high yield per cubic meter.  In addition, 9 burial sites were discovered in this limited excavation (at a depth between 40 and 104 centimeters).  It is surmised through radiocarbon dating that this site is over 3,000 years old.  To build office and retail space, widen access roads, and create parking lots; construction crews will be digging, grading and leveling the meadow.  This work will inevitable disturb or destroy the human remains and ancient artifacts in this site. 

 

In addition, developing the meadow will reduce critical habitat for wildlife and native birds.  The meadow and the creek and woods that border it are an extension of the open space that rings the valley.  The meadow is a critical habitat for deer, which use the meadow for grazing and to access the creek for water.  The grassland also provides foraging and nesting for certain native birds. Destruction of a foraging area of this size will have an impact on the local populations of these important native birds.

 

TRAFFIC AND SAFETY ISSUES

 

Commercial development will increase traffic congestion at the entrance to the valley, posing serious safety hazards and further slowing the flow of normal traffic.  The valley has only one way in and one way out, creating a potential choke point.

 

(a)    Slower Response Times for Emergency Services

 

Additional commercial traffic on the road entering the valley will add to the traffic congestion on Alameda del Prado, causing emergency service vehicles to take longer to reach residents in need.

 

(b) Slower Evacuation Times In Case of an Emergency

 

Additional commercial traffic on the road leaving the valley will also add to the traffic congestion on Alameda del Prado, possibly preventing residents from evacuating safely in the event of a wildfire or other serious emergency.  The open space hills that surround Pacheco Valle are beautiful, but the grasslands can be tinder dry for a good portion of the year.

 

(c)  More Traffic Congestion Into and Out of the Valle

 

Residents who commute contend with daily traffic snarls at the juncture of Alameda del Prado and 101.  Traffic on 101 has gotten much heavier in recent years.  With the current development of Hamilton, the intersection at the entrance is more congested than ever.  Commercial development at Hamilton Market will make traffic even worse.  Add to this the additional proposed development of the front parcels and traffic back up within the valley will be guaranteed.

 

 

ECONOMIC VIABILITY

 
Pacheco Valle is surrounded by surplus commercial office and/or retail space; additional commercial/retail space is presently not economically viable.  The valley is already surrounded by surplus office space and retail centers.  As of  the second quarter of 2008, the Novato office vacancy rate for Class A space was 22%.  Total Novato office space inventory was 2.5 million square feet.  The Portal Building, a commercial development located just outside the entrance to the valley has been vacant for many years and offers 33,000 square feet of space.  With respect to retail centers and grocery stores, there is a new mega-Safeway which just opened across the highway from Pacheco.  The Ignacio shopping center is looking for another tenant to take over the former Safeway store .  There are large retail/shopping centers in Terra Linda and Novato.  The retail center in Marinwood has struggled for years after losing its anchor tenant, Bell Market.  Marinwood was been unable to attract another grocery store or business and, over time, the other shops closed, leaving only a liquor store.  Building additional commercial and office space on the Pacheco Valle meadow would be tantamount to carrying a great deal of coal to Newcastle.


The committee believes that the above issues are critical to the neighborhood and doubts they can all be dealt with satisfactorily to allow development of the front parcels as planned.
To view other's opinions of this development and to give your own comments - click on Development Comments .

It is important that you express your concerns to the prospective developers. Their e-mail addresses are Bill Carle at BillC@Hughfutrellcorp.com and Hugh Futrell- HughF@Hughfutrellcorp.com

To view the most recent Marin IJ article on the project go to http://www.kathyschlegel.com/PageManager/default.aspx/PageID=2078167