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Preservation of Employment LandItem: 4.5Item 4.5Item # 4.5
Item 4.5
Laurel Prevetti, Assistant Director
Department of Planning Building and Code Enforcement
The Vital Cycle of San Jose’s Economy
Maintaining a Diverse Economy has been a Long Battle
1991: Industrial Supplier/Services Study
1994: General Plan Update
2000: Economic Base Study
2004: Towards the Future Study; First Employment Lands Framework
2007: Employment Preservation Framework
Future Growth LocationsFuture Growth Locations
Downtown
Transit-Oriented Development Corridors
Specific Plans– South Rincon
– Japantown
– Midtown
– Tamien
– Communications Hill
Job Centers
– North Coyote– Edenvale– Evergreen
Berryessa
Almaden
Edenvale
Evergreen
Cambrian
Alum Rock
237 680
101
85
87
280
880
Coyote
West Valley
Alviso
North San Jose
North San Jose
San Jose has Sufficient Housing Planned: Existing General Plan includes 60,000+ Units*
General Plan Land Use Designation/OverlayAverage Yield
(Housing Units)
Very Low Density Residential (2 Units/Acre) 180
Low Density Residential (5 Units/Acre) 370
Medium Low Density Residential (8 Units/Acre) 1,600
Medium Density Residential (8-16 Units/Acre) 1,200
Medium High Density Residential (12-25 Units/Acre) 1,700
High Density Residential (25-50 Units/Acre) 2,600
Residential Support for the Core Area (25+ Units/Acre) 500
Transit Corridor Residential (20+ Units/Acre) 6,000
Greater Downtown Core Area 8,000
North San Jose Conversion/Overlay 22,150
Specific Plan Areas 19,150
TOTAL PLANNED HOUSING UNITS 63,450
*Does not include potential units in Evergreen, Coyote Valley, or South Almaden Valley
San Jose’s Employment Lands
• Definition: Non-residential designated land supporting private-sector employment
• High Impact: Employment lands provide 60% of City Revenues
• Limited Supply: Only 15% of City land is designated as employment land
13,000
13,500
14,000
14,500
15,000
15,500
16,0001
99
0
19
91
19
92
19
93
19
94
19
95
19
96
19
97
19
98
19
99
20
00
20
01
20
02
20
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20
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20
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20
07
Since 1990, San Jose has Converted 9%of all Employment Lands
Conversion rate nearly doubled in recent period:
Acr
es o
f E
mp
loym
ent
Lan
d A
vail
able
1990-2000: 68.6 ac/yr2001-2006: 119.7 ac/yr
Total Converted Acreage 1,400
0
50
100
150
200
250
300
350
400
450
Industrial Park Light Industrial CombinedIndustrial/Commercial
Campus Industrial Heavy Industrial
Land Type
Ne
t L
an
d C
on
ve
rsio
n (
ac
res
)
San Jose has lost over 1,400 acres of Employment Land since 1990
40,000 to60,000 jobs
Lost Job Capacity: 68,000-110,000 jobs
10,000 to15,000 jobs
10,000 to15,000 jobs
3,000 to5,000 jobs
5,000 to15,000 jobs
0.0
0.5
1.0
1.5
2.0
2.5
3.0
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San Jose Remains the Valley’s Bedroom Community1990 2000 2005 2010*
.78 .96 .90 .83
Average: 1.19
* Source ABAG Projections 2007
Progress lost in recent period:(San Jose Jobs per Employed Resident)
Jobs per Employed Resident (2005)
San Jose’s Revenue per Capita* Among Lowest in Region and State
*General Fund Revenues (property, sales, utility taxes, etc) Source: Individual City Budgets FY 06/07
$2,076
$1,794
$1,221$1,118 $1,094 $1,091
$876 $850
$0
$500
$1,000
$1,500
$2,000
$2,500P
alo
Alto
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ose
Less Employment Land Equals Revenue Shortfalls
Projected General Fund Budget Surplus/Deficit 2006-2007
Surplus (2.5%)
Surplus (1%)
Balanced (0%)
Balanced (0%)
Deficit (-3.5%)
Revenues from Various Land UsesOne Acre of
Residential UseAssessed
Value
Property Tax to
City/UnitSales
Tax/ UnitUtility Tax
Total Annual
Revenues
Single Family (7 units) $1,400,000 $1,750 $246 $267 $ 15,841
Condominiums (20 units) $700,000 $875 $123 $276 $ 25,480
Apartments (30 Units) $400,000 $500 $123 $184 $ 24,210
Hi-Rise Condominiums (150 Units) $540,000 $675 $170 $184 $ 154,348
One Acre of Employment Use
Assessed Value
Property Tax to City Sales Tax
Utility Tax
Total Annual
Revenues
Office Tower (1 acre of site) $30,000,000 $37,499 $5,000 $21,000 $63,499
Auto Dealer $1,300,000 $1,625 $90,250 $1,250 $93,125
Neighborhood Retail $1,200,000 $1,500 $5,553 $821 $7,873
Large Format Retail $1,700,000 $2,053 $65,000 $3,000 $70,053
**Employment lands generate significantly more revenue than residential uses (<55 Units/Acre)
Framework for the Preservation of Employment Lands (2007)
• No Net Loss of Heavy and Light Industrial Acreage
• Retain Citywide Job Capacity
• Maintain Employment Lands for Non-Residential Uses
Discourage Conversion in Key Employment Areas
Framework for the Preservation of Employment Lands
Opportunities for Action
• Link with “sustainability” objectives
• Foster green businesses
• Encourage a real mix of uses at transit
• Facilitate regional solutions
• Enhance political will