2024.10.22 PC Min
PLANNING COMMISSION
REGULAR MEETING MINUTES
Tuesday, October 22, 2024 I 7:00pm
City Hall Council Chamber
CALL TO ORDER
The Regular Planning Commission meeting of October 22, 2024, was called to order at 7:00 pm by
Chair Zisser, and the following proceedings were had to wit.
ROLL CALL
Staff Present:
Rob Eastwood, Director
Victoria Thompson, City Legal Counsel
Daniel Fama, Senior Planner
Larissa Lomen, Assistant Planner
Ken Ramirez, Administrative Analyst
Current issues with the sound, unable to confirm the attendance of Commissioner Majewski
APPROVAL OF MINUTES
1. Approval of Minutes of October 222, 2024 (Roll Call Vote)
➢ Meeting Minutes, 10/22/2024 (Regular Meeting)
Desk Item submitted regarding the Chick-Fil-A item in the meeting minutes.
Planning Commissioners Present:
Alan Zisser, Chair
Matt Kamkar, Vice Chair
Adam Buchbinder
Michael Krey
Maggie Ostrowski
Cori Majewski (remote)
Planning Commissioners Absent:
Davis Fields
Campbell Planning Commission Meeting Minutes – October 22, 2024 Page 2 of 11
Commissioners supported Desk Item from community should be included.
Commissioners generally agreed with the letter that was written and submitted as a
Desk Item.
Commission was informed by staff and City Legal counsel that because the item was
submitted as a Desk Item and applied to the packet it was included in its entirety as
public record.
Chair Zisser allowed opening public comment.
Mike Andrews spoke and stated that meeting minutes were reviewed. Wanted to
ensure that certain items were entered into the record. Minutes did not address
inconsistencies in the data. Preparing an addendum made sense. Hope that
addendum be attached to the meeting minutes and the record. Chick-Fill-A being on
the end of the neighborhood is a notable impact to the community. Highlighted what
needed more elaboration.
Wayne Firsty spoke and stated that it was important that audience incorporated not
only who were present during the previous Planning Commission meetings
Closed public comment.
Director Eastwood informed the Planning Commission that Department staff would
follow the lead of the City Clerk, which will include comparable depth of narration and
format.
Approval of the meeting minutes postponed to the next meeting. Meeting minutes
will be amended with more specificity.
COMMUNICATIONS
AGENDA MODIFICATIONS OR POSTPONEMENTS
Third item was moved to the second item.
ORAL COMMUNICATIONS
This portion of the meeting is reserved for individuals wishing to address the Planning
Commission on matters of community concern that are not listed on the agenda. In the interest
of time, the Chair may limit speakers to five minutes. Please be aware that State law prohibits the
Commission from acting on non-agendized items, however, the Chair may refer matters to staff
for follow-up.
Member of the public spoke and commented about the impact of Chick-Fil-A application. Look at
the comments at 7:46pm.
Campbell Planning Commission Meeting Minutes – October 22, 2024 Page 3 of 11
STUDY SESSION
Note: A study session meeting of the Planning Commission is held to discuss specific planning
topics or preliminary development proposals. No formal action or decision may be made by the
Planning Commission.
Item was discussed first as Item 2
Disclosures Planning Commissioners visited the site
2. 2029-2045 S. Bascom Avenue / 980 E. Campbell Avenue – ‘Cannery Mixed-Use’
Study Session to review a preliminary proposal for mixed-use development consisting of
seven-story, 205-unit residential building and a seven-story, 149-room hotel, on an
approximately 2 ½ acre, three-parcel assemblage, on property located at 2029 & 2045 S.
Bascom Avenue and 980 E. Campbell Avenue. The application under consideration
includes a voluntary Pre-Application. File No.: PLN-2024-118. Project Planner: Daniel
Fama, Senior Planner
Daniel Fama Senior presented presentation on Study Session to review a preliminary
proposal for mixed-use development consisting of seven-story, 205-unit residential
building and a seven-story, 149-room hotel, on an approximately 2 ½ acre, three-parcel
assemblage, on property located at 2029 & 2045 S. Bascom Avenue and 980 E. Campbell
Avenue.
Campbell Planning Commission Meeting Minutes – October 22, 2024 Page 4 of 11
The legal context below provides the legal backing for the project
Campbell Planning Commission Meeting Minutes – October 22, 2024 Page 5 of 11
Campbell Planning Commission Meeting Minutes – October 22, 2024 Page 6 of 11
Campbell Planning Commission Meeting Minutes – October 22, 2024 Page 7 of 11
Commissioners received clarification that the developer were not required to accept
feedback. Developer, if they so choose, can apply and request waivers and concessions.
Developer will be widening public park strip and sidewalk. Development project will not
be 100% affordable and will be phased. Staff explained concerns regarding the proposed
phasing, which is the risk of Phase 2 not being completed that Phase 1 would not be
compliant with the General Plan. However, staff is not looking for the Planning
Commission to the sold the issue. The Study Session is intended to be a discussion
between the developer and the Planning Commission.
Applicant – Chris Aegar with BAR Architects presented PowerPoint on The Cannery
Campbell Development Project Site Plan
Applicant informed the Planning Commission that the design is more buildable, with a
podium building the site will a lot for more greenery. The design is better for more
utilization and more parking. Applicant does not have a current vendor for the Hotel
portion and will not consider a rooftop bar. 15% of the total units will be BMR units.
Public comments
Campbell Planning Commission Meeting Minutes – October 22, 2024 Page 8 of 11
Wayne Firsty spoke and stated that the waiver was constantly brought up. Would
recommend building the hotel first. Would be nice to get another light for turning into the
property.
Armando Murillo, Field representative for local 405 Carpenter Union spoke and stated the
city and developer implement the following standards, state certified apprenticeships,
adequate fair wage standards, adequate comprehensive healthcare, and prioritize local
hire practices.
Vikki Essert spoke and stated that the East Campbell Avenue Plan indicates that it should
be pedestrian friendly. Access to the trail is immediate to that street access.
Sabrina Jansen spoke and stated that Bascom Ave is not arterial. This is Campbell and is
our neighborhood. Can’t believe there is nothing we can do. Already we can’t handle the
traffic we have.
Keith Applegate spoke and stated that Sacramento is to thank for this. Setback is 27 feet
from Bascom Avenue and not Campbell Avenue. Why not put 3 levels of parking below
and lower the height of the building. Not excited about the rooftop access. Would like to
see the developer put a park in the area. Can we have them put a park in the area.
Maria Smith spoke and asked Planning Commission to remember that this is the entrance
to downtown. Worked extensively with Ellis partners, developers of the Pruneyard.
Closed public comment
Several commissioners discussed the project, highlighting both its strengths and areas for
improvement. They appreciated the design, noting its beauty and alignment with
Campbell’s character, but expressed concerns about Bascom becoming a dead space.
They emphasized the importance of density and suggested adding more units, advocating
for pedestrian and multimodal plans, transit passes, bike sharing, and car sharing for
residents. There were also calls for safer street crossings, bike and EV parking, and a more
pedestrian-friendly environment. Some preferred the original design and expressed
concerns about traffic impacts, walkability, and the appearance of the hotel area post-
construction. The idea of adding a mural on Bascom Avenue and creating safe spaces for
children was welcomed. Commissioners hoped that traffic studies would address the
neighborhood impact and suggested engaging with the local neighborhood association to
ensure community support and involvement.
Applicant stated that they heard and appreciated the good feedback. Have plenty of notes
and will discuss with his team.
Ended study session
Chair Zisser closed public hearing for a brief break at 9:39pm
Chair opened meeting for public hearing
3. PLN-2024-144 – Zoning Code Text Amendment (Resolution/Roll Call Vote) – Reso 4722
Public hearing to consider an ordinance to adopt revisions to Title 21 related to Accessory
Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) to conform with
recent guidance from the California Department of Housing and Community Development
Campbell Planning Commission Meeting Minutes – October 22, 2024 Page 9 of 11
(HCD) and recent legislative updates (SB 1211 & AB 2533). The File No.: PLN-2024-144
(Resolution Roll Call Vote). Staff is recommending that this project be deemed Statutorily
Exempt under CEQA. Tentative Council Date: November 19, 2024. Project Planner: Larissa
Lomen, Assistant Planner
Recommended Action: That the Planning Commission adopt a Resolution recommending
that the City Council adopt an ordinance.
Assistant Planner Larissa Lomen presented staff report hearing to consider an ordinance
to adopt revisions to Title 21 related to Accessory Dwelling Units (ADUs) and Junior
Accessory Dwelling Units (JADUs) to conform with recent guidance from the California
Department of Housing and Community Development (HCD) and recent legislative
updates (SB 1211 & AB 2533).
Campbell Planning Commission Meeting Minutes – October 22, 2024 Page 10 of 11
The commissioners discussed the ordinance's justification for not simply adopting state
law, staff emphasized the ability to have local permissibility, such as not requiring parking
for ADUs and allowing greater height minimums. Staff also clarified that the state has
created an allowance for the creation of a new ADU type known as a “statewide
exemption ADU, which is different than a standard ADU. This ADU type is exempt from
design standards, FAR, and front lot setbacks.
Commissioners were informed that Deed restrictions in Campbell ensure ADUs cannot be
sold separately and were crafted to maintain size limitations, however per HCD’s feedback
only JADUs are allowed to necessitate a Deed Restriction. The HCD guidebook references
that different types of ADUs (standard, JADU, and statewide exemption ADUs) have
specific regulations, including no size limitations for interior standard ADUs and a
maximum of 800 sq ft for statewide exemption ADUs.
Commissioners were informed that Campbell’s ordinance sets certain setbacks for
standard interior ADUs to mirror development standards for a house, while detached
ADUs are limited to 4 ft. Interior ADUs can also be on a second floor in multi-family
dwellings. Townhomes, being subdivided with each as one unit on each lot, are excluded
from the ordinance. Commissioner Ostrowski proposed amending the Ordinance to allow
attached ADUs to mirror the detached ADU allowance of exercising a 4-foot street side
setback to be more permissive to allow additional housing opportunities. Staff expressed
that the intent for retaining certain setbacks is to retain the general suburban or
neighborhood feel a within the property.
Director Eastwood informed the Planning Commission that the state allows owners to
legalize illegally built ADUs.
Campbell Planning Commission Meeting Minutes – October 22, 2024 Page 11 of 11
Motion: Upon motion by Commissioner Ostrowski, seconded by Commissioner Kamkar,
the Planning Commission motioned to recommend that the City Council adopt an
ordinance amending Title 21 related to Accessory Dwelling Units (ADUs) and
Junior Accessory Dwelling Units (JADUs) to conform with recent feedback and
direction from the California Department of Housing and Community
Development (HCD) and recent Legislative updates (SB 1211 & AB 2533), and to
allow for a 4-foot street side setback for all ADUs. File No.: PLN-2024-144, by the
following roll call:
AYES: Kamkar, Zisser, Krey, Buchbinder, Ostrowski, Majewski
NOES: None
ABSENT: Fields
ABSTAIN: None
NEW BUSINESS
4. Report of the Community Development Director
Director Eastwood reported on the following:
• Hamilton Avenue Precise Plan received two proposal which are currently under review.
• City Council accepted a grant for a Multimodal Plan.
• Public is able to get an automatic PV permit if you meet all the requirements with Building
Division.
• Building Division is currently trying to stand up an express ADU application program.
Chair would like to agendize a subcommittee for Outreach. CDD has been asked by City Council to
do better outreach.
Chair Zisser closed public hearing
ADJOURNMENT
Adjourned at 10:37pm to the Planning Commission meeting of November 12, 2024, at 7:00 PM,
in the City Hall Council Chambers, 70 North First Street, Campbell, California and via
telecommunication
PREPARED BY: _______________________________
Ken Ramirez, Administrative Analyst
APPROVED: ______________________________
Alan Zisser, Chair
ATTEST: ________________________________
Rob Eastwood, Secretary
Ken Ramirez (Jan 29, 2025 14:37 PST)
Ken Ramirez
Alan Zisser (Jan 29, 2025 15:09 PST)
10-22-24 PC meeting minutes
Final Audit Report 2025-01-29
Created:2025-01-29
By:Ken Ramirez (kenr@campbellca.gov)
Status:Signed
Transaction ID:CBJCHBCAABAAU_flfHiU8el_fCwNtL3OIpPl1jhEYyCM
"10-22-24 PC meeting minutes" History
Document created by Ken Ramirez (kenr@campbellca.gov)
2025-01-29 - 10:19:02 PM GMT
Document emailed to Alan Zisser (alanzisser@gmail.com) for signature
2025-01-29 - 10:19:12 PM GMT
Document emailed to Rob Eastwood (robe@campbellca.gov) for signature
2025-01-29 - 10:19:13 PM GMT
Document emailed to Ken Ramirez (kenr@campbellca.gov) for signature
2025-01-29 - 10:19:13 PM GMT
Email viewed by Ken Ramirez (kenr@campbellca.gov)
2025-01-29 - 10:36:53 PM GMT
Document e-signed by Ken Ramirez (kenr@campbellca.gov)
Signature Date: 2025-01-29 - 10:37:24 PM GMT - Time Source: server
Email viewed by Rob Eastwood (robe@campbellca.gov)
2025-01-29 - 10:41:34 PM GMT
Document e-signed by Rob Eastwood (robe@campbellca.gov)
Signature Date: 2025-01-29 - 10:41:51 PM GMT - Time Source: server
Email viewed by Alan Zisser (alanzisser@gmail.com)
2025-01-29 - 11:04:02 PM GMT
Document e-signed by Alan Zisser (alanzisser@gmail.com)
Signature Date: 2025-01-29 - 11:09:49 PM GMT - Time Source: server
Agreement completed.
2025-01-29 - 11:09:49 PM GMT