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Record of Proceedings

San Jose Planning Commission Meeting - June 25, 2025: Public Hearing on 7 Top Golf Drive Affordable Housing Project

Planning Commission — Wednesday, June 25, 2025
BodySan Jose, California
SessionPlanning Commission
DateWednesday, June 25, 2025
StatusFILED
Video Record
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Transcript — Verbatim
0:10

My name is Anthony Tordillos, and I am the chair of the Planning Commission.

0:13

Welcome to this Planning Commission meeting.

0:15

Please remember to turn off your cell phones.

0:17

The parking validation machine for the garage under City Hall is located at the rear of the chambers.

0:22

Following roll call during the summary of hearing procedures, we will review how the public may provide comment during today's session.

0:28

At this time, if you're able, please join me in rising for the Pledge of Allegiance.

0:35

I pledge allegiance to the flag of the United States of America and to the Republic for which it stands one nation under God.

0:53

Thank you.

0:54

We will now move on to roll call.

0:56

Vice Chair Cantrell.

0:59

Here.

1:00

Commissioner Barosio.

1:05

Commissioner Ben Dahl.

1:07

Here.

1:08

Commissioner Bickford.

1:09

Here.

1:10

Commissioner Casey.

1:12

Here.

1:13

Commissioner Larnois.

1:14

Here.

1:15

Commissioner Wynne.

1:16

Here.

1:17

Commissioner Oliverio.

1:19

Commissioner Rosario.

1:21

Here.

1:22

Commissioner Young.

1:23

Here.

1:24

Myself here.

1:25

It's nine in attendance, so we have quorum.

1:29

All right, we will now move on to summary of hearing procedures.

1:32

If you want to address the Commission, please fill out a speaker card located on the table near the audio visual technician and deposit the completed card in the basket.

1:40

There are also speaker cards in the back of the chambers and at the side entrance.

1:43

And I'll just note that the cards that we have this evening have a misprint that says citizens request to speak.

1:48

You do not have to be a citizen to provide public comment, so please continue to fill out cards.

1:53

The procedure for this hearing is as follows.

1:55

After staff's presentation, applicants andor appellants may make up to a five-minute presentation.

2:01

During the public comment period, the chair will call out names on the submitted speaker cards in the order received for those members of the public who attend in person.

2:08

As your name is called, line up in front of the microphone at the front of the chamber.

2:11

Generally, each speaker will be given up to two minutes for public testimony, and speakers using a translator will have up to four minutes.

2:18

At the discretion of the chair, the time allotted to each speaker may be changed depending on the number of items on the agenda, number of speakers, and other factors.

2:25

Speakers using a translator will have double the time allotted.

2:28

After the public testimony, the applicant andor appellant may make closing remarks for up to an additional five minutes.

2:34

Planning commissioners may ask questions of the speakers.

2:37

Response to commissioners' questions will not reduce the speaker's time allowance.

2:41

The public hearing will then be closed, and the planning commission will take action on the item.

2:45

The planning commission may request staff to respond to the public testimony, ask staff questions, and discuss the item.

2:51

If you challenge these land use decisions in court, you may be limited to raising only those issues you or someone else raised at this public hearing or in written correspondence delivered to the city at or prior to the public hearing.

3:02

The planning commission's action on rezonings, pre-zonings, general plan amendments, and code amendments is only advisory to the city council.

3:09

The City Council will hold public hearings on these items.

3:12

Section 20.120.400 of the municipal code.

3:15

Uh provides the procedures for legal protest to the City Council on rezonings and pre-zonings.

3:22

The Planning Commission's action on conditional use permits is appealable to the City Council in accordance with section 20.100.220 of the municipal code.

3:30

Agendas and all staff reports for this meeting may be accessed on the city's website.

3:34

All right, we'll move on to call to order and orders of the day.

3:37

Before we begin, I want to remind the planning commission members and members of the public to follow our code of conduct at meetings.

3:43

This includes commenting on the specific agenda item only and addressing the full body.

3:48

Public speakers will not engage in a conversation with the commissioners or staff.

3:52

All members of the planning commission, staff, and the public are expected to refrain from abusive language.

3:58

Repeated failure to comply with the code of conduct, which will disturb, disrupt, or impede the orderly conduct of this meeting may result in removal from the meeting.

4:06

This meeting of the planning commission will now come to order.

Discussion Breakdown — Share of Meeting
Land Use█████████████████████████████████33%
Procedural████████████████████20%
Affordable Housing████████████12%
Housing██████████10%
Public Comment█████████9%
Public Safety████4%
Environmental Regulation███3%
Community Engagement███3%
Parks and Recreation██2%
Summary of Proceedings

San Jose Planning Commission Meeting – June 25, 2025

This meeting of the San Jose Planning Commission, chaired by Anthony Tordillos, included a public hearing required under SB 423 for a proposed 100% affordable housing project at 7 Top Golf Drive in the Alviso neighborhood. The commission also approved consent calendar minutes, heard public comment on non-agendized items, and elected new officers for the 2025-2026 fiscal year. No action was taken on the proposed development.

Consent Calendar

  • Approval of Action Minutes (May 28, 2025): The commission unanimously approved the minutes from the previous meeting (11-0).

Public Comments & Testimony

  • Non-Agendized Public Comment: Carl Gish, co-CEO of a residential home builder, requested the city improve the speed and efficiency of permitting for simple residential two-story projects, citing delays in intake and issuance.
  • Public Testimony on the 7 Top Golf Drive Project:
    • Opponents (Alviso residents and community leaders): Multiple speakers opposed the project, citing:
      • Inconsistency with the Alviso Master Plan, which designated the site for commercial/industrial use.
      • Traffic and safety hazards, especially for children at George Main Elementary School across the street.
      • Environmental impacts, including flood risks (the area is in a flood zone) and harm to migratory birds.
      • Inadequate infrastructure (roads, parking, water pressure, emergency services).
      • Overcrowding and loss of community character.
      • Concerns that the developer has made false promises and that the city has neglected Alviso since 1968.
    • Supporters:
      • Eli Robles (Carpenters Local 405) urged the developer to commit to using skilled, unionized local labor and fair wages, emphasizing that the project should be built with dignity for workers.
      • Bo Neves (UA Local 393) requested the developer engage with local building trades unions to ensure a trained workforce and community benefits.
      • Alex Shore (Catalyze SV) supported the project, noting its affordability (100% affordable at 80% AMI) and the innovative model of building without public subsidies.
      • Manuel Salazar (SVA Home) highlighted the project's potential to provide workforce housing for teachers, city staff, and first responders, and praised the use of modular construction.

Discussion Items

  • Staff Presentation (Jason Lee, Project Manager): Staff explained the SB 423 early referral process, the builder's remedy status (due to the city's housing element not being certified by HCD until January 2024), and that the project would be deemed consistent with the general plan and zoning under state law, despite being on a site zoned for commercial/industrial use. The project would be exempt from CEQA if it qualifies for the ministerial SB 35 process.
  • Applicant Presentation (Curtis Wong, Cloud Apartments): The applicant described the project as 780 units of workforce housing (studios and one-bedrooms) at 80% AMI, with 16,238 sq ft of commercial space (including a grocery store, cafe, and restaurant), 261 parking spaces, 238 bike stalls, and $3 million in park fees for Alviso Park. The project aims to revitalize the area and meet 10% of San Jose's annual RHNA goal.
  • Commissioner Questions and Discussion:
    • Commissioner Oliverio asked about the city's ability to enforce the commercial component and the limits of SB 35/423. Staff clarified that the city cannot dictate tenants but that the retail space is part of the approved plan.
    • Vice Chair Cantrell sought clarification on how the city arrived at the builder's remedy situation (failure to get HCD certification on time). Staff confirmed 20 active builder's remedy projects in San Jose.
    • Commissioner Rosario asked about avenues to stop the project. Staff and the city attorney noted the only path is a finding of a specific adverse impact to public health and safety, which is a high burden.
    • Commissioner Casey inquired about traffic analysis; staff stated that under the ministerial process, CEQA and traffic studies are not required.
    • Commissioner Larnois asked about park fees; staff confirmed they are not earmarked for a specific park but could be directed to Alviso Park through the process.
    • Commissioner Bickford expressed concerns about zoning, density, CEQA waiver, traffic, and parking overflow, and questioned the purpose of the hearing given the limited ability to influence the project.
    • Commissioner Young provided context on the housing crisis, noting that single-family zoning has contributed to the shortage and that state laws are a response to decades of underbuilding.
    • Commissioner Brosio discussed the unique character of Alviso and the need for a holistic review of health and safety impacts, including evacuation routes.
    • Chair Tordillos encouraged the applicant to continue engaging with the community and local labor unions.

Key Outcomes

  • No Action Taken on Project: The commission accepted the staff report and public comment; no vote was taken on the proposed development. The project will proceed to a formal SB 35 application after tribal consultation.
  • Election of Officers for Fiscal Year 2025-2026:
    • Chair: Commissioner Rosario was elected unanimously.
    • Vice Chair: Commissioner Bickford was elected unanimously.
  • Recognition of Outgoing Commissioner: Commissioner Justin Larnois was recognized for his service from July 2020 to July 2025, including his tenure as chair.
  • Next Steps: The commission will participate in the upcoming four-year general plan review, with a study session scheduled for September 2025.

Meeting Transcript

My name is Anthony Tordillos, and I am the chair of the Planning Commission. Welcome to this Planning Commission meeting. Please remember to turn off your cell phones. The parking validation machine for the garage under City Hall is located at the rear of the chambers. Following roll call during the summary of hearing procedures, we will review how the public may provide comment during today's session. At this time, if you're able, please join me in rising for the Pledge of Allegiance. I pledge allegiance to the flag of the United States of America and to the Republic for which it stands one nation under God. Thank you. We will now move on to roll call. Vice Chair Cantrell. Here. Commissioner Barosio. Commissioner Ben Dahl. Here. Commissioner Bickford. Here. Commissioner Casey. Here. Commissioner Larnois. Here. Commissioner Wynne. Here. Commissioner Oliverio. Commissioner Rosario. Here. Commissioner Young. Here. Myself here. It's nine in attendance, so we have quorum. All right, we will now move on to summary of hearing procedures. If you want to address the Commission, please fill out a speaker card located on the table near the audio visual technician and deposit the completed card in the basket. There are also speaker cards in the back of the chambers and at the side entrance. And I'll just note that the cards that we have this evening have a misprint that says citizens request to speak. You do not have to be a citizen to provide public comment, so please continue to fill out cards. The procedure for this hearing is as follows. After staff's presentation, applicants andor appellants may make up to a five-minute presentation. During the public comment period, the chair will call out names on the submitted speaker cards in the order received for those members of the public who attend in person. As your name is called, line up in front of the microphone at the front of the chamber. Generally, each speaker will be given up to two minutes for public testimony, and speakers using a translator will have up to four minutes. At the discretion of the chair, the time allotted to each speaker may be changed depending on the number of items on the agenda, number of speakers, and other factors. Speakers using a translator will have double the time allotted. After the public testimony, the applicant andor appellant may make closing remarks for up to an additional five minutes. Planning commissioners may ask questions of the speakers. Response to commissioners' questions will not reduce the speaker's time allowance. The public hearing will then be closed, and the planning commission will take action on the item. The planning commission may request staff to respond to the public testimony, ask staff questions, and discuss the item. If you challenge these land use decisions in court, you may be limited to raising only those issues you or someone else raised at this public hearing or in written correspondence delivered to the city at or prior to the public hearing. The planning commission's action on rezonings, pre-zonings, general plan amendments, and code amendments is only advisory to the city council. The City Council will hold public hearings on these items. Section 20.120.400 of the municipal code.

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