Julian Sreet Studios
In Design
1271-1279 East Julian Street, San Jose, CA 95116
Project Overview
• Project Type: 100% Affordable
• Owner/Developer: Integrated Community Development
• Presented to our members: August 2024; Originally presented July 2023
Catalyze SV evaluates project sustainability, equity, and vibrancy. Learn about our project review process.
Julian Sreet Studios Project Scorecard
Integrated Community Development has significantly changed its Julian Street Studios proposal since Yi First Seed Capital, the owner of the site, presented the project to Catalyze SV in July 2023. Initially, Yi First Seed Capital proposed Julian Street Studios as a seven-story, 140-unit, market-rate apartment building, of which 10% of units would be affordable to those earning 30% of the Area Median Income. This iteration of the project received approval at a Planning Director’s Hearing on January 10, 2024. However, because of the passage of Assembly Bill 1449 granting 100% affordable housing projects exemption from the review process under CEQA, the owner of Julian Street Studios submitted a new proposal. As of August 2024, the new proposal almost entirely re-envisions Julian Street Studios. While still seven stories tall, the project now boasts 303 100% affordable units and two additional manager’s units. Other changes include decreasing off-street parking from 133 vehicle stalls to 10 and revising of the building’s facade.
Julian Sreet Studios scored an overall 3.7 out of 5 from our Project Advocacy Committee members.
Community Score: 3/5
Our members were happy to hear engagement has happened through a city-led meeting held on April 24, 2023. We appreciate that the developer’s representative is committed to engaging Catalyze SV and other community stakeholders. However, our members recommend broadening the scope of community engagement to encompass additional stakeholders. This could involve potential tenants, including the Latino community, the workforce community, local groups, and more neighbors. This inclusive approach would provide valuable insights into their unique needs in a neighborhood in jeopardy of displacing its current residents. Overall, our members express a desire for increased outreach to the communities in the surrounding area.
Vibrancy Score: 4/5
Our members were impressed by the thoughtfulness and diversity of on-site amenities and open spaces designed for residents. Notably, the three exterior courtyards were particularly well-received, offering family-oriented activities such as a children's play area, community garden, private pet zone, and a bocce ball court. While the proposal caters to new resident amenities, our members highlight the significance of walkable and mixed-use projects that enrich the pedestrian experience and seamlessly integrate with the existing neighborhood. In this light, our members suggest energizing the street-facing front to establish a dynamic and welcoming ambiance for the broader neighborhood.
Transportation Score: 4/5
Our members are pleased with the proximity of the proposed homes to transit service such as the future BART station. We commend the inclusion of bike parking spaces, as they cater to the needs of numerous commuters and encourage the adoption of alternative transportation methods. In pursuit of encouraging alternative modes, we would like to further commend the developer for decreasing the number of parking stalls provided to cars from 133 to just 10. In line with our commitment to sustainable transportation, we suggest the implementation of a program that provides free VTA transit passes to residents over an extended period. This initiative would empower residents to conveniently access nearby VTA & future BART services, thereby fostering a culture of eco-friendly and efficient travel.
July 2023 score: 3
Intensity/Zoning Score: 4/5
The project's proposal to construct a 7-story building with 140 homes on a 0.97-acre site garnered positive feedback from our members. They’re pleased to see this intensely zoned development situated conveniently close to transit access. However, one of our members raised a concern about the design of the 3-bedroom unit, noting an imbalance in proportion between the bedrooms and the living room area. Underlining the significance of addressing local housing requirements, our members voiced their preference for maintaining the existing height and density without making any reductions.
Sustainability Score: 3/5
Our members appreciated the thoughtful design of the buildings, which promotes natural cooling and ventilation by incorporating courtyards and shading devices. We emphasize buildings that go above and beyond on sustainability and encourage developers to exceed the basic City of San Jose's sustainability standards for new buildings. While the proposal already includes commendable features like an all-electric building, drought-tolerant landscaping, and energy-efficient appliances, the members suggest pursuing higher third-party certifications such as LEED Gold or Platinum. Additionally, we'd like the developer to follow through on their goal by committing to installing solar panels and providing VTA transit passes, as these measures would further minimize the environmental impact of the new building and align with our dual goals of sustainability and transportation.
Affordability Score: 4/5
Our members applaud and are greatly impressed by the developer's changes to Julian Street Studios. When we first reviewed the project in July 2023, we wrote that our members "would love to see the entire project transformed into a comprehensive 100% affordable housing one." This is precisely what the team behind the project has done. The developer, in part, attributes their decision to a change in State law that makes it easier to build affordable housing. It is our hope that Julian Street Studios will not only serve as a home for 300 households but also serve as an example of what is possible for other housing developers who may be hesitant to pursue affordable housing.
July 2023 score: 3
Legacy Score: N/A
Members of Catalyze SV didn’t think this category was applicable to this site. However, the project's efforts to preserve oak trees, a Gateway sign, maintain the park, and include murals are appreciated. The idea of a "Gateway" sign was particularly well-received as a potential place marker for Castro Street's entrance.