Silicon Valley Leadership Group Home Development Endorsement Criteria Updated December 2010
On an annual basis, the Leadership Group surveys its members to determine the issues of utmost importance to the business community. On an annual basis, survey results rate housing and transportation at the top of the list. As a result, the Leadership Group has long been an advocate of more homes.
The organization views the housing problem as one of simple supply and demand. There are too many buyers/renters for a finite amount of product, thereby driving up the overall cost of housing. Within that framework, the Leadership Group focuses its advocacy on a specific type of land use pattern that serves our economic development needs – development that is more efficient, maximizes our public infrastructure investments, serves to protect open space, provides all ranges of incomes with housing choices, and creates a community in which people want to live, workand play.
GENERAL GOALS
Silicon Valley Leadership Group (LG) supports home development proposals that:
Discourage Urban Sprawl In order to maintain Silicon Valley’s economic vitality, discourage urban sprawl and control rising traffic congestion, Silicon Valley needs to increase its home production. However, those homes need to be well-built, appropriately-located, and varied in style and price.
Provide for Mixed-Use Development Silicon Valley Leadership Group is particularly interested in supporting home developments that improve the quality of life in a neighborhood, in part by providing more opportunities for people to walk, bicycle or use transit to run errands, socialize, or get to work. One way to accomplish this is through mixed-use developments, which may include a mixture of housing types, retail spaces, offices and other services such as day care centers within a development.
Increase Density In order to preserve open space in the region, as well as meet more of the housing needs of those who live and work here, the Leadership Group supports the construction of more compact development within urbanized areas of the Valley.
Encourage the Use of Transit In order to maximize our limited supply of land and our investments in transit and improve overall mobility the Leadership Group strongly supports the construction of more compact development—residential, office, or mixed use— within walking distance (1/2 mile) of a rail or major bus station. The latter is defined as a stop with at least four buses per hour during peak- periods. SPECIFIC CRITERIA
Location: The proposal must be within a half-mile radius of frequent transit service (generally defined as at least four buses/trains per hour during peak periods that serve stops within the ½ mile radius.) The development must be proposed for an incorporated area of Silicon Valley or immediately adjacent to it with a high likelihood of being annexed into the adjoining jurisdiction.
Density: The proposal must reflect an increase in density and efficient use of land. Within ½ miles from rail transit stations or dowtowns, proposals must meet a minimum density of 20 homes to the acre (gross) and be at the higher end of the allowable density. Areas outside a ½ mile transit station area must meet a minimum density of 15 homes/acre and must be on the higher end of the allowable density for the area.
Jobs/Homes: LG recognizes that some jurisdictions are job rich and housing poor and that a strong effort must be made to address this imbalance. Developers bringing proposals before Leadership Group should be prepared to describe how their proposal addresses (or fails to address) the city’s housing needs numbers, as identified in the city’s housing element, and the ratio of jobs/homes within that jurisdiction. This is especially important for mixed-use development proposals.
Mixed use: The proposal must spell out the developer’s plans to include, or the proximity of, jobs and services such as retail, day care, supermarkets, etc.
Mobility: The developer should be prepared to discuss how the firm would address traffic concerns, should the level of service (LOS) on adjoining streets be adversely impacted by the development. In particular, the developer should be prepared to discuss strategies for reducing vehicle miles travelled, (VMT). Measures that promote walking, cycling and transit are strongly encouraged.
Affordability: Projects that provide homes at a more affordable rate for first-time homebuyers and low-income residents will be given special consideration.
Compatibility: Industrial to residential conversions are discouraged. However, they will be considered if they demonstrate that existing businesses and future residents are appropriately buffered from each other. See Leadership Group’s Industrial Conversion Policy Guidelines for more information.
Design: Proposals should be designed to blend and fit with the existing community. Appropriate setbacks and buffers to respect existing neighborhoods in addition to high quality architecture are strongly encouraged.
Community Engagement: Neighborhoods do not often welcome developers with open arms. And, if treated poorly, development challenges only increase. The developer should be prepared to discuss the ways that they are building community support for the proposal and constructively engaging the existing residents, beyond what is required for outreach by the city. Envionmental Footprint: Developers should be prepared to discuss the types of green building techniques being employed in the proposal in addition to other measures that will help reduce the overall environmental impact of the new development.
SUPPORT If the Leadership Group endorses a proposed development, support, depending on the level of controversy, includes the following: 1) A letter of support from the Leadership Group 2) Public testimony from Leadership Group staff 3) Phone calls/meetings with city councilmembers and staff 4) Mobilization of housing advocates within the city
PROCESS
1) Initial Screening and Agendizing: Please contact Leadership Group staff for an initial screening of your proposal. Staff will do a preliminary evaluation to determine whether to bring the proposal to the Leadership Group Land Use and Housing Committee. Assuming staff gives the green light, the proposal will be agendized for a future Committee meeting. If staff does not move the project forward, no further action is taken. 2) Materials: The developer will be asked to fill out the Development Information Form. This form outlines the basics of the proposal and will be distributed to the Committee beforehand. Development information forms must be received by staff 8 days prior to the Committee meeting. 3) Presentation/Review: A representative of the developer will be expected to make a presentation to the Committee and then answer any questions that the Committee may have. Boards and sketches are appreciated. Power point presentations are discouraged. The Committee will want to know project basics and will focus on discussion items around the guidelines above. If the Committee votes to endorse the proposal, the organization will send a letter and be available to testify at hearings in addition to other ways of supporting the proposal. If the Committee does not endorse the proposal, no further action is taken.
To ensure timely consideration, developers are strongly encouraged to supply the Leadership Group with the following information a minimum of 45 days before action is needed.
Please note that the above document is a set of guidelines to help Committee members make consistent and fair endorsement decisions. The organization is open to entertaining proposals that are outside the guidelines if given a compelling reason to do so. Also, the organization understands that the construction of more homes is positive but given organizational resource constraints, chooses to focus its endorsement efforts on proposals that advance the goals listed above.
Development Information Form
Development Name: Location: Developer: City Staff Contact:
# Homes & Housing Type
Proposed Density (net)
Proposed Heights
Site Size
Mixed Use? Square Footage?
Proposed # Parking Spaces/Parking Ratio
Current Uses on Site
Surrounding Uses
Affordability
Current GP Designation & Zoning
Proximity to Transit—list bus routes or rail lines
Proximity to Services—retail, schools, parks, etc
Compatibility w/Surrounding Uses
Onsite Amenities
Relevant Hearing Dates
Community Concerns
Other Information