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940 Willow Street

In Design

940 Willow St, San Jose, CA 95125

Project Overview

• Project Type: Market-rate & affordable

• Owner/Developer: REDCO Development

• Presented to our members: June 2024

Catalyze SV evaluates project sustainability, equity, and vibrancy. Learn about our project review process.

940 Willow Street Project Scorecard

940 Willow Street is a 126-unit, 20% affordable, 7-story "Builder's Remedy" project proposed by REDCO Development and designed by Studio Current. The project replaces an existing liquor store and fitness center in the Willow Glen neighborhood of San Jose just east of Lincoln Avenue. Occupying the project's ground floor along Willow Street is a small retail space reserved for a cafe and four town-homes integrated into the facade of the building. The Kotenburg side of the building provides vehicle access to the two-level 127-car garage and a bike room with 32 stalls. 940 Willow Street faces a unique approval process because it is a Builder's Remedy project. The Builder's Remedy is an unofficial name assigned to a section of California's Housing Accountability Act penalizing cities without state approval of their Housing Elements. If a city lacks approval, it can not deny certain kinds of affordable projects on the grounds of inconsistency with its general plan or zoning ordinance. In the case of 940 Willow Street, the project does not comply with its current zoning or general plan designation standards. If it were not for the Builder's Remedy, 940 Willow Street, as presented at our June 2024 PAC meeting, would not be possible in its current location.

940 Willow Street scored an overall 3.4 out of 5 from our Project Advocacy Committee members.

Community Score: 2/5

Perhaps partially because this is a Builder's Remedy project, 940 Willow Street's developer, REDCO Development, has kept community engagement to a minimum, having only held one public community meeting as of July 2024. The project has modified its designs to address concerns regarding the building's massing adjacent to single-family homes but has neglected more comprehensive community meetings. The need for more outreach to underrepresented voices is a major shortcoming. The developer ignored and then declined invitations from Catalyze SV to present the project themselves to our members at a Project Advocacy Committee meeting of its choosing. This further inhibits a valuable dialogue and a flow of constructive ideas. We want to see the developer engage more with Catalyze SV and the community going forward. We know community engagement has traditionally been a barrier to development and thus a troublesome burden for developers, yet, when done right, it can be a boon! Our members encourage the developer to adopt a holistic, proactive stance on outreach, which could help build acceptance for the project and reduce friction with the community.

Vibrancy Score: 3/5

Our members support the steps taken by 940 Willow Street to enhance the area's overall vibrancy. Namely, we appreciate the inclusion of ground-floor commercial spaces, expansive outdoor seating, and wide sidewalks, all of which contribute to a lively and engaging street atmosphere. While predominantly residential, the project has reserved a small portion of the building at the corner of Willow Street and Kotenberg for a cafe. Some of our members want to see the retail space expanded and potentially opened up for other types of tenants, while others believe the current retail size is sufficient. Others noted and appreciated features like direct street access for townhomes, which can enhance street activity. The co-working space and bike room are very valuable additions to the project. However, our members suggest swapping the locations of these two amenities because the bike room’s current design of a street-facing entrance with large windows raised security concerns. If the bike room is intended only for residents, it should better conceal bikes from public view and allow access only from within the building. Meanwhile, co-working space on the ground floor would further activate the building, making for a more inviting experience for the pedestrians walking by (and for future residents you may wish to attract!) and perhaps for the people co-working inside.

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Transportation Score: 3/5

Within the 1-mile area surrounding 940 Willow Street, new residents will have access to VTA's 25, 56, and 64 bus lines and the Blue Line on the light rail system. A little over a mile provides residents access to the Tamien Caltrain station, further enhancing transportation options. The project is situated in an optimal location for residents looking to live potentially car-lite or car-free lifestyles. To account for excellent transit access, some of our members suggested fewer car parking spaces and parking stackers as a way to do that. Our members appreciate that the project will improve the nearby bus stops with enhanced features. Currently, these bus stops lack any seating or shelter. We also appreciate the 32-bike bike room; however, our members have multiple suggestions for improving the space. The current bike room's glass facade and street-facing entrance raised security concerns. Not all cyclists can use vertical racks, highlighting the need for multiple bike parking solutions. We would encourage a bigger bike space to accommodate more bikes and larger ones like cargo bikes.

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Intensity/Zoning Score: 5/5

940 Willow Street may be a controversial project to some people because of its height, but not to our members. They love to see projects like this. As a 7-story building in a largely affluent, single-family neighborhood, our members commend the developer for picking this site and height despite the expected heavy resistance. This ambitious and essential project brings badly needed housing to a vibrant, walkable neighborhood. Exclusionary zoning ordinances have long prevented the equitable distribution of multi-family housing in San Jose by excluding it from wealthy, high-amenity neighborhoods such as Willow Glen. A project like 940 Willow Street represents a move toward a more equitable geographic distribution of housing. It's the kind of dense development that main streets in San Jose need much more of. Increasing heights and building more homes—in all neighborhoods—is the only way San Jose can beat the housing crisis.

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Sustainability Score: N/A/5

Despite our best efforts and because of the developer’s decision not to present to our members, we were unable to ascertain details from the developer regarding the sustainability measures incorporated by the project. Without this information, our members opted not to score this category. We would like to once again invite the developer to share these details with our Project Advocacy Committee so that we can provide accurate and constructive feedback.

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Affordability Score: 4/5

As staunch supporters of affordable housing, our members commend the developer for going beyond San Jose's on-site IHO requirement and what we commonly see from market-rate projects by providing 26 units (20%) for low-income households. To qualify as a Builder's Remedy project, 940 Willow Street must meet specific affordability thresholds set out by the state; in this case, 20% of the units must be sold or rented to low-income households. By pursuing the proposed level of affordability, the developer can provide many more affordable units in a neighborhood that, under normal circumstances, would not be acceptable. In the realm of affordability, this project exceeds our expectations.

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Legacy Score: N/A

Members of Catalyze SV didn’t think this category was applicable to this site.

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