Signature Project Requirements
Status Report
Community and Economic Development Committee
October 24, 2022
Item (d)2
Presenter:
Michael Brilliot, Deputy Director, Citywide Planning,
Department of Planning, Building and Code Enforcement
Urban Village Policy Framework
www.sanjoseca.gov/planning
• 46 Urban Villages (UV) without approved plans
• Residential Development is allowed in unplanned UVs if:
o 100% Affordable Units
o Land Use is Residential
o Signature Project Policy (IP-5.10 )
What is a Signature Project?
www.sanjoseca.gov/planning
Signature Project Policy Criteria:
• Meets or exceeds planned jobs
• Meets or exceeds minimum Housing density
• Site is 1.5 acres with 100-foot frontage; or located at corner
• Provides parks or open space
• Meets Design Standards
• Tailored community engagement strategy
Background
www.sanjoseca.gov/planning
• Per state law, subjective criteria needed to become objective • Included in scope of General Plan Four-Year Review (2019-2021) • Objective criteria for "prominent" location
• Staff proposal: Corner parcels of any size and interior parcels 3+ acres with 150- foot frontage
• Task Force recommendation : Corner parcels or interior parcels 1.5+ acres with 100-foot frontage
• Council approved Task Force's Recommendation (December 7, 2021) City Council Direction
www.sanjoseca.gov/planning
Through the Housing Crisis Workplan, return to the
Community and Economic Development Committee, crossreferenced to Council, with the following:
• Number of additional interior parcels if criteria reduced to 1.25 acres
• Additional requirements that could allow criteria to be reduced to 0.5 acres
Results of Analysis
www.sanjoseca.gov/planning
If the parcel size criterion is reduced to:
• 1.25 acres, 30 additional parcels would become eligible (17% increase) • 0.5 acres, 218 parcels would become eligible (125% increase ) Number of Parcels
www.sanjoseca.gov/planning
Parcel Size
(min. 100-ft frontage)
(1)
No. of Interior Parcels
(base data)
(2)
Estimated No. of Interior
Parcels (filtered through
subjective factors)
(3)
1.5 Acres and Above 175 57
1.25 Acres and Above 205 74
1 Acre and Above 246 93
0.5 Acres and Above 393 194
Parcel Size Reduction to 0.5 Acres
www.sanjoseca.gov/planning
Challenges with Signature Projects on Smaller Parcels
• Open Space requirement
• Commercial Space requirement
• Parking
• Citywide Design Guidelines
Effects of Affordable Housing
www.sanjoseca.gov/planning
• Affordable housing built primarily on sites less than 1.5 acres • 85% of the draft Housing Element sites in unapproved Urban Villages less than 1.5 acres
• Affordable housing does not have to compete with market rate housing in unplanned Villages
• Can result in lower cost of development for affordable housing • Reducing parcel size could detract from affordable housing Additional Requirements for Smaller Sites
www.sanjoseca.gov/planning
If Council reduces the threshold below 1.5 acres:
• Consider reducing the Open Space requirement for Signature Projects
• Could require inclusion of affordable units consistent with Inclusionary Housing Ordinance
• However, use of Density Bonus Law could then “concession away” the other Signature Project Requirements
Conclusion/Recommendation
www.sanjoseca.gov/planning
• Changing the parcel size threshold from 1.5 to 0.5-acres yields:
o 218 more parcels
o Development standards are difficult to achieve
o Detracts from affordable housing development
o Many small parcels can never become Signature Project • Changing the parcel size threshold from 1.5 to 1.25 acres yields:
o 30 more parcels
o Preserving Affordable Housing sites outweighs benefit of more potential signature project sites
• Staff recommendation: no change to the minimum parcel size (1.5 acres)
Next Steps
www.sanjoseca.gov/planning
• Cross reference to City Council – December 6, 2022
• Council Information Memo on Senate Bill 6 and
Assembly Bill 2011 – Winter 2023
Signature Project Requirements
Status Report
Council Committee on Community and Economic
Development
October 24, 2022 – Item (d)2
Presenter:
Michael Brilliot, Deputy Director, Citywide Planning