259 Meridian Ave
259 Meridian Ave, San Jose, CA 95126
Project Type: Housing + Retail
Owner/Developer: Strangis Properties
Presented to our members: January 2019
Re-scored by our members: February 2020
Catalyze SV evaluates project sustainability, equity, and vibrancy. Learn about our project review process.
For more information, please refer to our scorecard below or the following links:
* Projects go through several phases. Developers submit applications to the City, get their design reviewed, do redesigns based on City & community feedback, resubmit proposals for review, and get approval (though can even redesign after approval)
259 Meridian Ave Project Scorecard
259 Meridian Ave by Strangis Properties includes 226 dwelling units 1,400 square feet of ground-floor commercial space. The project includes smaller footprint of the micro-units delivers more units for potentially lower rental rates and a Transportation Demand Management plan that will provide a monthly stipend to residents to be used on transit, rideshare, bicycle/scooter rentals or other alternatives.
259 Meridian Ave re-scored 3.66 out of 5 overall from our Project Advocacy Committee members.
Project Update: Strangis Properties has decided to include 15% on-site affordable housing in the development instead of paying the in-lieu fees.
Community Score: 4/5
We commend Strangis Properties meeting with Catalyze SV three times and working to have the project re-scored twice. We were encouraged by the increased community outreach effort including two neighborhood meetings, meetings with community groups, and coordination with the adjacent property owners.
January 2019 Score = 2
Vibrancy Score: 4/5
The public plaza that is open to the public 24 hours a day is much improved in layout. The commitment to provide distinctive public art, within the public sidewalk, adjacent to the plaza will also help increase the vibrancy. A more active commercial/retail space adjacent to the plaza instead of a leasing office is highly recommended.
January 2019 Score = 3
Transportation Score: 4/5
The project has a low parking ratio of 0.58 per residential unit. The developer commits to separating the cost of parking spaces from the cost of the apartments. 259 Meridian has also committed to a Transportation Demand Management plan that will provide a monthly stipend to residents to be used on transit, rideshare, bicycle/scooter rentals or other alternatives. This is a pioneering effort we haven’t seen by a developer. Catalyze SV believes that these measures to both reduce automobile usage and incentivize other modes at this transit-accessible location will encourage multi-modal trips.
January 2019 Score = 3
Sustainability Score: 3/5
The project has revised the emergency ring road with previous pavers and landscaping, added native plants and has committed to more trees than the city requires. A commitment to additional sustainable measures would improve the project score. As ideas, we suggest:
Rooftop garden/green wall
Construction Waste Management plan to divert 85% of debris.
Grey-water irrigation for landscaping
Low or no VOC building materials
Local building materials
Additional bike parking
Reduced water usage
Significantly reduced hvac energy demand
Additionally, sustainable measures can always be found on Catalyze’s website (catalyzesv.org/sustainable-features), in the building code under CalGreen Tier 1 and Tier 2 voluntary measures and the USGBC LEED checklist. Third-party certification is recommended but may not always be feasible.
January 2019 Score = 2
Intensity/Zoning Score: 4/5
The project approaches the typical maximum feasible under its Urban Village zoning. Consolidating the parking to the ground floor via stackers and adding additional units on the 2nd floor would improve the project score.
Affordability Score: 3/5
The smaller footprint of the micro-units delivers more units for potentially lower rental rates. Commitment to provide on-site affordable units vs in-lieu fees, 20% below market rate units or targeting 60% and below AMI would improve the project score.
Legacy Score: N/A
The committee is not aware of any present or historical distinctive elements on site. The project sits adjacent to but outside the historic Shasta Hanchett-Park neighborhood. Per city staff direction, there is no requirement for the project to relate to the historic neighborhood.
Overall Score: 3.66 out of 5
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