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46 Apartments & 5,000 sq.ft. commercial @ 1495 Winchester Blvd San Jose
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Overview

Four story mixed-use building with subterranean parking, ground floor retail space, and 46 apartments above.


Conditions of approval of initial study are circulating next week starting Tuesday. We are simultaneously working with planning staff trying to get as soon as possible public hearing dates.


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The city of San Jose has completed their edits of the CEQA document and we are awaiting public works approval to complete the environmental review process.  We expect to receive this early next week.  We will then get on schedule for our city council hearing.


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Planning staff has returned from vacation and are completing their final CEQA review.  This will be circulated, and revised if neccessary based on their comments, before the process is complete and we can schedule our Planning Commission hearing.


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Planning staff was off the last couple weeks due to the Holidays but we are eager to learn the status of our CEQA document. We have been told that we can expect to hear about our expected circulation date when they return from break. After circulation, there is a revision time, followed by being put on Planning Commission schedule.


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We are still awaiting the environmental review to complete. They have told us that we can expect for review to be completed mid-January. We will be working with our Councilmember and our assigned Planner to try to push the project through in order to be heard at the Planning Commission as soon as possible.


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On Winchester, the City of San Jose confirmed today that they will incorporate all necessary changes to our Initial Study. This will eliminates any future review cycle. They anticipate sending for public circulation early next year. Upon completion of the 20-day review period, we will need to incorporate any changes prior to being put on Planning Commission.


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On Winchester, we resubmitted our initial study for environmental review to the city and they will be completing their review over the next few weeks.  We are pushing hard to stay on our schedule for planning commission early next year.  

In the meantime, we are sending out bid packages to collect proposals from various trades across the project.


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We are working with the council member staff and planning to complete the environmetal clearance process. This is preventing us from being put on Planning Commission agenda. We hope to have this turned out within the next few weeks.


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We are working to complete the CEQA process with the City of San Jose. While there is steady progress, environmental clearance has been very challenging. We are having to redo the Air Quality and Noise study and will be pushing hard this week.


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Environmental has completed their review and have sent it to their supervisor for approval. We had a call with City Council, Planning and Environmental regarding planning commission date and we are currently targeting the beginning of next year.

On 1495 Winchester we have a meeting next Tuesday with planning staff to discuss the timing of our planning commission hearing.  We also are working with the environmental department to ensure that all of our CEQA documentation is prepared for the hearing.


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We are working on Design Development with both the structural engineer and the mechanical, electrical, and plumbing designers. We are eager to receive our Initial Study approval to be put on Planning Commission agenda.


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Our environmental consultant is still waiting on City of San Jose Environmental Department to send their comments. Our consultant will turn around promptly back to City and at that point City should be able to start the initial study process which is a pre-condition to being put on planning commission agenda.


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We are getting final comments on screen check copies. We were told they were sent to the consultant today. We will be re-submittig the final copy early next week and were promised a quick turn around by the city.


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The environmental department is requesting another edit to the initial study report. Our consultant is working on revising it and submitting it next week. Envionmental clearance continues to be the last item preventing us from being put on the planing commission/city council's agenda for approval


Today, we resubmitted our Initial Study to the Planning Department. Once approved, the Initial Study will be circulated for public review for 20 days. At expiration and response to comments, we will be cleared to be put on Planning Commission schedule.

We are waiting on the environmental department for their approval of impact of eliminating office story from the project and bringing residential units lower and closer to the retail floor. We are expecting to receive approval next week which will enable City to start Initial Study to be circulated.


The team made some excellent progress this week with receiving conditions of approval from Environmental dept at San Jose and promtly turning it around. We are now waiting for Initial Study to be circulated. 


We learnt that the TDM plan is approved. We recently had our project reassigned to a different Environmental Planner who will be sending the conditions of approval hopefully next week. At that point the CEQA documents will be circulated. And upon that, we will be put on Planning Commission agenda.


We are currently working with City Council Member's staff and Environmental Department to get the project be put on planning commission agenda.  The City is telling us they are busy and the earliest we might be on Planning Commission Agenda is November. We are trying to push hard to be on Agenda sooner.


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The project is fully submitted to City of San Jose. We are waiting on couple of approvals before Planning Staff can put us on Planning commission agenda. 


The project is fully submitted and the Planner is waiting on 2 internal reviews before we can be put on the agenda for public review / planning commission a. Traffic Demand Management plan b. Environmental Report. 


This project is fully submitted and complete. We are waiting on the city staff to schedule us for the planning commission public hearing.
 

We submitted the final set of plans to the City of San Jose. Now we are waiting on them to schedule us for the Planning Commission and Public Hearing.


We completed  photo simulations of the final design of the building. THese will be used for both CEQA and Planning Department purpose as we prepare for Planning Commission and public hearing. 


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Architect has completed incorporating Renderings and TDM plans into submittal set for the final review of City Planning Staff and to be sent to Planning Commission and City Council Agenda. It will be submitted early next week and we will work with City to get it on agenda ASAP.


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We updated the design to change few elements on the exterior of the building. We also added providing a ride share spot on thep property for a service like GetAround and also shared bike service e.g. Lime. We have support from City of San Jose Staff as well as from Vice Mayor's / Council Member. 


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We are working to satisfy the City Council Member and Vice Mayor's concern of addressing traffic congestion issues. We have reached out to rideshare programs - Lime to incorporate bike sharing and GetAround to provide a parking spot for car share services. 


Met with Vice Mayor's staff in order to receive their support in the upcoming City Council meeting. Agreed to making two minor exterior facade enhancements to improve the aesthetics based on their feedback.

We now have support from the Council Member on the Traffic Demand Management (TDM) plan.


We  have been working with the vice mayor's office to get the support for the project in its current state. Also the City Staff is wrapping up the review of environmental report that was submitted. We are trying to be on schedule for August.

 


In response to our 4 story revision that we had submitted to city a few weeks ago, we have recieved all clear from Public works. There are a few clarifications and comments on the elevation we recieved and we are working on making those changes and re-submit by next week.


We completed our analysis and intelligence on the possibility of adding a residential floor and therefore more apartments, however we believe this would cause an year of schedule slip and bring lot more uncertainity to the project. Hence we are going forward with the existing project of 46 apartments and 1 story of retail with 1 story of underground parking. 

The project is submitted to the city and we are waiting on unofficial support from the city council member's office for the project as it is.


We worked with our council member's office to explore the possibility of adding more apartments on the project by adding a floor back to the property. This will increase the profitability of the project. 


We worked with our architect to add 4 more parking spots to the plan in order to get closer to City of San Jose's demand to improve our TDM plan. We are submitting those changes to city today. We are also working on getting support for our TDM plan from our City Council Member ahead of the Planning Commission and City Council meetings.


Yesterday, we  submitted the plans to the City of San Jose for the revised project with no office floor and elimination of 1.5 floors of underground parking. 

We are negotiating with city on their demand to provide subsidized public transit passes by offering to create 3-4 more parking spots.

 


We are workin with our consultants to submit the revised plan to all the various agencies in the City of San Jose. We are pushing hard and hope to be able to submit next week.


We have reviewed the revised project with the City of San Jose Planning Department and have support from them for the new project. We are targeting a formal submission to all government departments  within next 2 weeks.

 


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The team is working on the revised submital set for the new building design. We expect to finalize the plan and re-submit in 3 weeks.

As a reminder, in the revised plans, there will be elimination of the earlier required office space, as well as the associated parking. This will cut down 1.5 stories of underground parking. Due to this change, project will be delayed by roughly 6 months. However, in our judgment it is the right thing to do because it cuts down the construction cost, and timeline significantly. Also, it eliminates the risk associated with renting out office spaces. The office space included about 12,000sqft. Eliminating 12,000sqft will bring out commercial square fotage to approximately 8,000sqft, or 60% lower than our previous plan.The residentials units will remain three stories bringing the total building to 1 retail/active use commercial space with 3 levels, 46 units, of apartment above. 


We are planning to re-submit the project with elimination of the earlier required office space, as well as the associated parking. This will cut down 1.5 stories of underground parking. Due to this change, project will be delayed by roughly 6 months. However, in our judgment it is the right thing to do because it cuts down the construction cost, and timeline significantly. Also, it eliminates the risk associated with renting out office spaces. We are increasing the sq ft of residential units from approx. 650 sq. ft. per unit to approx. 950 sq. ft. per unit. This will increase the overall rent and the profile of property significantly.
 

We are submitting to City of San Jose for the 4th round of Planning/Review sign off on Monday. We also wanted to let you know that there has been a major change in City of San Jose's Winchester Urban Village Plan which could result in significant cost savings. There is a chance that we can eliminate the entire office floor and associated 60 parking spots or so and hence not just reducing the construction cost but also reducing the pressure to rent out the commercial office spaces. We will keep you posted!


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We  are currently on course for Planning Commission hearing in June. In order for that we are submitting 4th round for final sign off from all agencies. We are starting structural engineering and bid out process for construction.


We are working on parallel tracks in order to get to Planning Commission. Environmental clearance is required and we are working on turning around the last draft prior to public circulation period. In addition, we are working to incorporate any remaining feedback from Public Works or Planning prior to the hearing to ensure we are going in with full staff support.


Our community hearing was this past week and overall went well. This is the first milestone in being heard at Planning Commission. We are currently working to incorporate small pieces of feedback from the community and working to get Environmental approval in order to be put on the Commission agenda. 


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On Winchester, we have received our final round of feedback as it relates to the planning process.  We will be working over the coming weeks to incorporate the planning departments recomendations so as to put us in the strongest position possible heading into our community meeting (March 4), as well as planning commission and city council hearings.


We are now on what we hope to be our final round of feedback from the San Jose Planning Department. We will be hosting our official Community Meeting in early March and will quickly after that be heard at Planning Commission. Once we have Planning Commission approval, we will be put on the agenda for City Council.


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We have submitted our second round submission to the city based on the feedback we received from our first submission.  We are going back out for hard bids based on revised construction numbers and optimizing the building design.  We still have a ways to go before reaching planning commission meeting and public hearing.


The environmental review is making progress with the City of San Jose and we are currently exploring the most efficient parking design. We are working to complete the analysis prior to re-submitting to the City of San Jose.


We have received the first round of feedback from Planning. The largest items are related to setbacks and parking requirements. We are working with our consultants to address all items and will be submitting back to Planning by the end of the month.


Last week, we received comments back from the City of San Jose. We have a meeting set with Planning Staff for next Thursday in order to discuss our project design in order for our design team to have the best understanding of what City of San Jose is looking for in our next round of submissions. In the meantime, we are working to finalize our design development consultants and selection of general contractor. 


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