Joint City Council and Planning Commission Study Session: General Plan and Land Use Overview - September 18, 2025

The San Jose City Council and Planning Commission held a joint study session on September 18, 2025, from 1:30 PM to approximately 4:00 PM at City Hall Wing Rooms W118-W120. The session provided an overview of the history of land use in San José from the 1990s to present, emerging issues, and current City Council direction, as a precursor to the General Plan 4-Year Review process. The Planning Commission will serve as the task force for the review.

Public Comments & Testimony

• Jeff (first speaker): Expressed concerns about development in College Park and alleged Brown Act violations, highlighting the need to preserve access to Guadalupe Park for recreation.
• Second speaker (unidentified): Noted that the jobs-housing balance has not improved in 25 years. Emphasized the importance of preserving community-serving businesses and ensuring new developments include adequate parking and transportation. Suggested studying Reston, Virginia's planning model. Raised issue of state laws requiring school districts to sell land at original cost, hindering use of PQP lands.
• China Crane, VTA Planner: Mentioned that if SB 79 passes, VTA will need to assess its role but sees potential for partnership with the city regarding transit-oriented development near stations.

Discussion Items

• Staff Presentation: Planning Director Chris Burton and other staff presented a detailed history of San José's general plans, including the 1994 General Plan 2020 and the current Envision 2040 plan. They covered the jobs-to-employed-resident ratio (current 0.79-0.80, goal 1.1), housing production (average 2,666 units/year vs. 62,000 unit RHNA goal requiring 23 years), land use composition (50% open space, 37% residential with 80% single-family, 14% employment), and challenges such as high construction costs (54% increase since 2018), economic infeasibility of multifamily development, and state preemptions (SB 35, SB 9, SB 330, etc.).
• Mayor Mahan's Reflections: Emphasized the need to protect employment lands, reconsider the jobs ratio, explore gentle densification, and study PQP lands (public, quasi-public) such as school and religious properties for potential housing.
• Councilmember Tordillos: Asked about sequencing of missing middle programs and the impact of SB 79 (transit-oriented development). Staff noted the four-year review will address both.
• Councilmember Candelas: Raised concern about protecting industrial lands and the need to invest in infrastructure to attract businesses, especially in peripheral areas.
• Councilmember Doan: Cautioned against conditioning housing on commercial development, citing North San Jose's stalled housing due to phasing requirements.
• Planning Commissioner Cantral: Highlighted equity and diversity considerations, and urged more flexibility in zoning to allow missing middle housing.
• Planning Commissioner Bickford: Suggested converting blighted parks and vacant commercial/industrial properties to housing.
• Planning Commissioner Oliverio: Recommended looking at San Francisco's family zoning ordinance and data centers as potential uses for vacant industrial land.
• Councilmember Kamei: Thanked staff for synthesizing complex topics and stressed the importance of community outreach.
• Planning Commissioner Borrosio: Asked about a balanced ratio of housing to commercial development; staff said it's not currently codified but may be considered in the review.
• Planning Chair Rosario: Requested presentations from developers and financiers to understand market realities.

Key Outcomes

• Task Force Assignment: The Planning Commission will act as the task force for the General Plan 4-Year Review, with a goal to complete recommendations by June 2026.
• Community Engagement: Staff committed to at least four community meetings (topic-based) by June 2026, plus online engagement and partnerships with the Office of Racial and Social Equity. Councilmembers may host additional meetings with staff support.
• Focus Areas for Review: Increase residential capacity, address missing middle housing, rebalance jobs-to-employed-resident ratio, and streamline urban village planning.
• Next Steps: Staff will produce a cost of development study by end of 2025 and continue monitoring state legislation like SB 79. The four-year review will inform the next housing element cycle (7th cycle) beginning in 2027.