Planning Commission - 2026-03-11
Meeting Intelligence Preview
Meeting Summary
The Planning Commission denied an appeal of a builder's remedy project at 940 Willow Street, approving a 7-story, 126-unit mixed-use building with 30% affordable housing in Willow Glen. The Commission also recommended approval of Title 20 zoning code amendments to implement SB 79, designating five industrial employment hubs totaling 4,448 acres to be exempt from the state's transit-oriented housing provisions.
Key Decisions (3)
Deferral of SP24-029 Recycling Transfer Facility Appeal
Staff requested deferral of appeal for special use permit to increase recycling transfer facility's maximum daily inflow capacity due to receipt of new documents that may affect findings and conditions. Deferred to March 25 Planning Commission meeting.
Appeal of 940 Willow Street Builder's Remedy Project
Planning Commission denied appeal filed by David Fox and upheld the Planning Director's December 3, 2025 decision to approve site development permit for a 7-story mixed-use building with 126 residential units and 1,626 sq ft commercial space at 940 Willow Street (corner of Willow Street and Kotenburg Avenue). Project includes 15% very low income and 15% moderate income units. Applicant: Chris Friess. The appeal alleged non-compliance with citywide design standards including landscaping, lighting, setbacks, and flat roof requirements.
SB 79 Title 20 Zoning Code Amendments
Planning Commission recommended approval of zoning code amendments to implement Senate Bill 79 (Abundant and Affordable Homes Near Transit Act), including designation of five industrial employment hubs to be exempt from SB 79 residential development provisions. The exemption covers 2,051 parcels totaling 4,448 acres across North San Jose, Berryessa International Business Park, Lundy Milpitas BART, East Gish, Mabry, Monterey Business Corridor, and Old Edenville areas.
Zoning Changes (1)
Five Industrial Employment Hubs: North San Jose, Berryessa International Business Park, Lundy Milpitas BART/East Gish/Mabry, Monterey Business Corridor, Old Edenville/Old Edenville TEC
City of San Jose Planning Department
Development Activity (1)
940 Willow Street Mixed-Use Development
7-story building with 126 residential units (15% very low income, 15% moderate income), 1,626 sq ft commercial space, 127 parking spaces with scissor lifts, demolition of existing 5,500 sq ft commercial building and removal of 6 trees. Builder's remedy project with 97% density bonus and multiple incentives/concessions/waivers under state density bonus law. Estimated 18-month construction timeline.
Market Signals (5)
Housing Demand
Builder's remedy projects continue to advance in San Jose due to the city's prior non-compliance with housing element requirements, with developers able to bypass local zoning restrictions for projects submitted before January 29, 2024.
Commercial Demand
City staff emphasized that industrial lands are crucial for fiscal sustainability and economic development, with North San Jose alone planned for approximately 100,000 new jobs.
Infrastructure
Sewer capacity concerns were raised by neighbors regarding the 940 Willow Street project, though city hydraulic modeling indicated adequate capacity in both the 10-inch main on Willow Street and 6-inch main on Kotenburg Avenue.
Sentiment
Over 1,800 Willow Glen neighbors signed a petition opposing the 940 Willow Street project, reflecting community resistance to high-density development in established single-family neighborhoods.
Housing Demand
SB 79 implementation will allow housing development within half-mile of 56 transit stops citywide starting July 1, 2026, with densities ranging from 80-160 dwelling units per acre based on proximity to stations.