To the Honorable Members of the Milpitas City Council,

We, the undersigned residents of Milpitas, come together to express our collective concern and strong opposition to the proposed NCMU (Neighborhood Commercial Mixed-Use) project on Landess Ave. We firmly believe that this project, as currently proposed, poses significant challenges and adverse impacts on our community. We respectfully request the City Council to reconsider and ultimately reject this proposal. Our objections stem from the following detailed points:

1. Misrepresentation of Need:

   - The city's justification for the NCMU proposal, citing the closure of businesses in the area, is undermined by the outdated representation of the retail landscape on Landess Ave.

   - Contrary to the depiction in the proposal, the area is currently home to thriving businesses, notably the "Apni Mandi" grocery store, which operates 24/7, catering to a steady stream of customers.

   - Additional establishments such as Dunkin coffee shop, Dollar Tree and Pekoe Tea shop further attest to the commercial vibrancy of the area, with robust patronage contributing significantly to the local economy.

2. Lack of Transparency on Housing Units:

   - The proposed plan lacks specificity regarding the number of housing units to be constructed as part of the NCMU project.

   - Given the scale of the project and its potential to significantly increase population density, it is imperative that residents have access to accurate information regarding the number of residential units planned.

   - The absence of such information hampers residents' ability to assess the potential impacts on local schools, infrastructure, and community resources.

3. Impact on Infrastructure:

   - The proposed influx of residents resulting from the construction of additional housing units raises concerns about the capacity of existing infrastructure to accommodate heightened demand.

   - Of particular concern are the narrow roads prevalent in the Landess Ave area, which are ill-equipped to handle increased vehicular traffic.

   - Insufficient information has been provided regarding the potential impact on traffic congestion, road safety, and overall infrastructure resilience, leaving residents uncertain about the project's implications for their daily lives.

4. Privacy Concerns:

   - The proposed construction of a six-story NCMU building threatens the privacy and quality of life of neighboring communities.

   - With the proposed structure towering over adjacent properties, residents face the distressing prospect of intrusive surveillance into their personal spaces.

   - The loss of privacy constitutes a fundamental violation of residents' rights and undermines the sanctity of our homes, leading to significant apprehension and discomfort among affected residents.

5. Restricted Public Participation:

   - Despite assurances of inclusive participation during the public hearing, the city unilaterally disabled online comments, effectively disenfranchising a significant segment of residents.

   - This decision deprived many individuals of the opportunity to voice their concerns and provide feedback on the proposed project, undermining the democratic principles of transparency and accountability.

6. Safety and Crime Rates:

   - The introduction of a substantial number of residents through affordable housing units raises legitimate concerns about public safety and crime rates.

   - The city has failed to adequately address how it intends to mitigate potential increases in criminal activity and ensure the safety and security of existing residents, leading to heightened anxiety and uncertainty among residents.

7. Lack of Clarity on Affordable Housing Criteria:

   - Concerns persist regarding the eligibility criteria and income limits for residents of the proposed affordable housing units.

   - The city has provided no information or assurances regarding the transparency of the selection process or the criteria used to determine eligibility.

   - The lack of clarity on this issue raises doubts about the fairness and equity of the proposed housing initiative and undermines residents' confidence in the project's integrity.

8. Negative Economic Impact:

    - The introduction of affordable housing units has the potential to depress property prices in the surrounding neighborhood, leading to financial losses for existing homeowners.

    - This downward pressure on property values may compel current residents to relocate, further exacerbating the economic repercussions for the community at large.

9. Overflow in Schools:

    - The proposed project fails to address the significant impact on local schools resulting from the influx of new residents.

    - With limited schools in the neighborhood, there is a pressing need for clarity on how the overflow in schools will be handled.

    - The proposal does not mention any plans for building new schools to accommodate the anticipated increase in student population, raising concerns about overcrowding and diminished educational resources.

10. Lack of Healthcare Infrastructure:

    - Milpitas currently lacks adequate healthcare infrastructure, with only small local medical clinics available to residents.

    - Access to comprehensive medical services often requires residents to travel to nearby cities with larger hospitals, posing challenges for those in need of specialized care.

    - The proposed project prioritizes the construction of new residential units over the development of essential healthcare facilities, neglecting the immediate healthcare needs of current residents and failing to address the growing demand for comprehensive medical services within the city.

11. Violation of Public Rights:

    - The rights of residents to oppose proposed plans and participate in the decision-making process have not been adequately respected or upheld throughout the approval process.

    - The city has failed to provide clear avenues for public input and has disregarded the concerns raised by community members, undermining the principles of democracy and civic engagement.

12. Questionable Approval Process:

    - The rushed approval process and lack of meaningful public engagement starkly contradict the city's stated commitment to creating a vibrant, sustainable, and inclusive community.

    - Despite the city's professed aspirations, the reality of the approval process has been characterized by haste, opacity, and a disregard for community input, calling into question the sincerity of the city's intentions and undermining public trust in the decision-making process.

13. Limited Notice and Low Participation:

   - The notice distributed by the city regarding the proposed NCMU project was limited to a radius of only 1000 feet around the project site. This restricted distribution resulted in a lack of awareness among a significant portion of the community.

   - As a consequence of this limited notice, attendance at the initial appeal hearing was remarkably low. Many residents were unaware of the project until notified by concerned neighbors, depriving them of the opportunity to participate in discussions and decision-making processes.

14. Inadequate Notice Format:

   - The notice sent by the city was smaller than a standard postcard and featured font sizes that were excessively small, making it difficult for residents, particularly seniors, to read and comprehend.

   - Crucial details regarding the proposed plan, including project scope, timeline, and potential impacts, were conspicuously absent from the notice. This lack of information left residents ill-prepared to engage meaningfully in discussions and provide informed feedback.

Conclusion:

In conclusion, the proposed NCMU project on Landess Ave in Milpitas raises a multitude of significant concerns that warrant careful reconsideration by the City Council. From the limited notice and low participation to the misrepresentation of need and inadequacy in addressing essential community needs, the proposal falls short of meeting the standards of transparency, inclusivity, and accountability essential for responsible urban development.

The residents of Milpitas have voiced their apprehensions regarding the project's potential impact on infrastructure, privacy, public safety, and the overall quality of life in the community. Furthermore, the lack of clarity on crucial aspects such as housing unit numbers, school overflow management, healthcare infrastructure, and eligibility criteria for affordable housing exacerbates uncertainties and undermines confidence in the proposed initiative.

It is imperative that the City Council take heed of these concerns and prioritize the well-being and interests of all residents in their decision-making process. A more transparent, inclusive, and deliberative approach is essential to ensure that any proposed development aligns with the needs and aspirations of the community while upholding principles of equity, sustainability, and civic engagement.

Therefore, we respectfully urge the City Council to reject the proposed NCMU project on Landess Ave and engage in a comprehensive dialogue with residents to explore alternative solutions that genuinely reflect the values and priorities of the Milpitas community. By doing so, we can collectively work towards building a more vibrant, sustainable, and inclusive city that serves the best interests of all its residents now and in the future.

Thank you,

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Details of the proposed project:
https://www.milpitas.gov/1119/Housing-Opportunity-Districts-HOD

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Final Milpitas City Council Hearing – Let’s Show Up Together!:

🗓 Date: Tuesday, April 15, 2025
🕖 Time: 7:00 PM
📍 Location: Milpitas City Hall – 455 E. Calaveras Blvd., Milpitas, CA

This is our last opportunity to voice our concerns. If we don’t show up in strong numbers and this proposal passes, there will be no further chance to oppose it.

Please make it a priority to attend — and bring your friends, family, and neighbors who care about the future of our community.
Please spread the word too — every voice and every presence matters.

Together, we can make a difference.

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