2024.8.13 PC Min
PLANNING COMMISSION
REGULAR MEETING MINUTES
Tuesday, August 13, 2024 I 7:00pm
City Hall Council Chamber
CALL TO ORDER
The Regular Planning Commission meeting of August 13, 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
Bill Seligmann, City Attorney
Stephen Rose, Senior Planner
Nishant Seoni, Contract Planner
Eloiza Murillo-Garcia, Housing Program Manager
Roger Storz, Senior Civil Engineer
Ken Ramirez, Administrative Analyst
APPROVAL OF MINUTES
1. Approval of Minutes of July 23, 2024 (Roll Call Vote)
➢ Meeting Minutes, 7/23/2024 (Regular Meeting)
Meeting minutes to reflect that Concessions effect the financial feasibility of the project whereas
a waiver effects the physical feasibility of the project.
Planning Commissioners Present:
Alan Zisser, Chair
Matt Kamkar, Vice Chair
Davis Fields
Adam Buchbinder
Cori Majewski
Planning Commissioners Absent:
Michael Krey
Maggie Ostrowski
Campbell Planning Commission Meeting Minutes – Aug 13, 2024 Page 2 of 12
COMMUNICATIONS
AGENDA MODIFICATIONS OR POSTPONEMENTS
none
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.
PUBLIC HEARING
Note: Members of the public may be allotted up to two (2) minutes to comment on any public
hearing item. Applicants/Appellants and their representatives may be allotted up to a total of five
(5) minutes for opening statements and up to a total of three (3) minutes maximum for closing
statements. Items requested/recommended for continuance are subject to Planning
Commission’s consent at the meeting.
No disclosures
2. 725 Kenneth Avenue – Site and Architectural Review (Resolution/Roll Call Vote)
Public Hearing to consider the request of Meysam Rezvani to allow the demolition of an
existing 1,656 square foot home and construction of a new 4,560 square-foot 2-story home
on property located at 725 Kenneth Avenue. The application under consideration is a Site
and Architectural Review Permit. File No.: PLN-2024-12. Staff is recommending that this
item be deemed Categorically Exempt from CEQA. Planning Commission action is final
unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Nishant
Seoni, Contract Associate Planner.
Recommended Action: That the Planning Commission adopt a resolution approving a Site
and Architectural Review Permit.
Contract Associate Planner presented Staff Report to consider the request of Meysam
Rezvani to allow the demolition of an existing 1,656 square foot home and construction of a
new 4,560 square-foot 2-story home on property located at 725 Kenneth Avenue.
SARC members reported that everything looked good. No additional comments.
Raja Pallela, spoke and stated that that home is very different from other homes in the
San Tomas neighborhood. Noted that the San Tomas Area Plan was very restrictive.
Contract Associate Planner Nishant Seoni stated that various elements of the project are
consistent. Based on understanding of the plan, does not feel that it is a significant
deviation from plan and surrounding homes.
Commissioners were in support of project.
Campbell Planning Commission Meeting Minutes – Aug 13, 2024 Page 3 of 12
Motion: Upon motion by Commissioner Buchbinder, seconded by Commissioner Kamkar,
the Planning Commission motioned to grant approval of Reso No. 4718 granting
approval of a Site and Architectural Review Permit to allow the demolition of an
existing 1,656 square-foot home and construction of a new 4,560 square-foot 2-
story home on property located at 725 Kenneth Avenue. Project File No.: PLN-
2024-12, by the following roll call:
AYES: Fields, Kamkar, Zisser, Majewski, Buchbinder
NOES: None
ABSENT: Ostrowski, Krey
ABSTAIN: None
3. Inclusionary Housing Ordinance & Nexus Study (Resolution/Roll Call Vote)
Continued Public Hearing to consider amendments to Chapter 21.24 (Inclusionary Housing
Ordinance) of the Campbell Municipal Code that would lower the inclusionary housing
requirement threshold to five units (currently 10 units) and change the method in which in-
lieu fees and inclusionary housing requirements are calculated in addition to other changes.
This item is associated with, and supported by, an Affordable Housing Nexus Study that
serves to evaluate changes to the City’s inclusionary housing requirement threshold and in-
lieu fee, and the establishment of new commercial linkage fees. File No.: PLN-2023-85. Staff
is recommending that this item be deemed Categorically Exempt from CEQA. Tentative City
Council Meeting Date: August 20, 2024. Project Planner: Stephen Rose, Senior Planner.
Recommended Action: That the Planning Commission adopt a resolution recommending
adoption of an Ordinance to amend Chapter 21.24 (Inclusionary Housing Ordinance) of
the Campbell Municipal Code.
Senior Planner Stephen Rose presented staff report to consider amendments to Chapter
21.24 (Inclusionary Housing Ordinance) of the Campbell Municipal Code that would lower
the inclusionary housing requirement threshold to five units (currently 10 units) and change
the method in which in-lieu fees and inclusionary housing requirements are calculated in
addition to other changes.
Senior Planner Rose outlined the changes to the Inclusionary Ordinance through the
following slides:
Campbell Planning Commission Meeting Minutes – Aug 13, 2024 Page 4 of 12
Campbell Planning Commission Meeting Minutes – Aug 13, 2024 Page 5 of 12
Senior Planner Rose attempted to provide clarification for Planning Commission and
reiterated that it is difficult to provide apples to apples comparisons and difficult to
provide a comprehensive comparative table. Wanted to look at more fractional collection
of fees. Observed that fractions under .5 were rounding down. Wanted ordinance to
provide a graduated scale that would provide more units. The changes to Inclusionary
Housing Ordinance establish a relationship between new market rate housing and the
need or demand for affordable housing. The proposed fee is not a nexus fee but rather a
nexus in lieu fee.
Commissioners expressed concern that changes would discourage development of
developments of 5-9 units and thus decreasing the possible supply of housing.
Campbell Planning Commission Meeting Minutes – Aug 13, 2024 Page 6 of 12
Senior Planner Rose provided an example of the calculation and a methodology:
Senior Planner Rose stated that by allowing units to age and return to the market they
provide varied stock in the market in the future. Owners don’t necessarily exit the
program as the years may reset when the unit is sold. As there are restrictions in the
future in the event that owner wants to be released.
Eloiza Murillo-Garcia, Housing Programs Manager, stated that the rentals for moderate
units are set to market rate. Inclusionary Ordinance would allow the City to secure
affordable housing units without the need for annual recertifications and that the rental
would remain affordable for 55 years.
Chair Zisser opened for public comment.
Jim Sullivan, resident of Campbell and developer, spoke and stated that he would like to
note the following : 1) the option to pay an in lieu fee. 2) city council to veer away for like
for like and 3) the fee payment structure will make developers create less unit.
Commissioners ask Mr. Sullivan when he believes the developer would pay the in-lieu fee.
Mr. Sullivan stated that cities will require payment prior to first building permit but would
like something in the ordinance that gives flexibility. Believes that it is unfair to fee out
only when under .5, developers will simply produce one less unit.
Raj Pallela, spoke and stated that the Nexus Fee study is flawed. The report is fraudulent.
How many additional homes are being added by reducing this threshold. Request the
Planning Commission to not entertain ordinance. Believes that what is being offered will
suppress the market.
Enrique Navarro – Donnellan spoke against ordinance. Adds that this ordinance is an
additional level of discouragement for developers. Recommends rejection of ordinance.
Campbell Planning Commission Meeting Minutes – Aug 13, 2024 Page 7 of 12
Members of the Commission stated that this will discourage new housing development
and should look at what was done in Los Angeles. Concerned that this will discourage
development in Campbell and that this general approach is for a getting a larger
proportion of a smaller number.
Members of the Commission indicated that they are not completely in agreement with
the methodology used for rounding but are open to discussing further and providing
feedback to City Council. Commissioners acknowledge that developers would like options.
Chair Zisser opened up discussion on taking a Straw poll on which items below they would
like to change or keep as part of their recommendation to City Council.
Director Eastwood that case study examples from the Nexus Fee study showed that
developers of a 6-unit project received an 18% profit margin even after the 15%
inclusionary fee.
Motion: Upon motion by Commissioner Buchbinder, seconded by Commissioner Kamkar,
the Planning Commission motioned to recommend that the City Council adopt an
Campbell Planning Commission Meeting Minutes – Aug 13, 2024 Page 8 of 12
ordinance amending Chapter 21.24 (Inclusionary Housing Ordinance) of the
Campbell Municipal Code, withholding changes to Project Size Threshold,
Rounding, and type of projects which qualify to pay a Housing In-Lieu Fee.: PLN-
2023-85, by the following roll call:
AYES: Fields, Kamkar, Zisser, Majewski, Buchbinder
NOES: None
ABSENT: Ostrowski, Krey
ABSTAIN: None
NEW BUSINESS
4. Discussion of Community Development Fiscal Year 2024 Workplan
This item will present the Department’s adopted FY 24 Workplan, included in the FY 24
Budget adopted by the City Council, and will include discussion of expected timelines and
touchpoints for Planning Commission review and any opportunities for Planning
Commission support, if desired.
Campbell Planning Commission Meeting Minutes – Aug 13, 2024 Page 9 of 12
Campbell Planning Commission Meeting Minutes – Aug 13, 2024 Page 10 of 12
Campbell Planning Commission Meeting Minutes – Aug 13, 2024 Page 11 of 12
Director Eastwood gave update on pending positions within the pipeline. Unhoused
specialist will be on board in about 3-weeks, Economic Development Manager position
will be posted in the future, and the Principal Planner position will be an internal
recruitment.
Campbell Planning Commission Meeting Minutes – Aug 13, 2024 Page 12 of 12
Raj Pallela, briefly spoke and requested to add to the workplan the development of single-
family objective standards.
Director Eastwood stated that Planning Commissioners could be added to the distribution
list that the City Clerk notifies when there is an appeal on a project.
Commissioner Kamkar suggested suspending temporarily subcommittee with himself and
Commissioner Ostrowski.
5. Report of the Community Development Director
ADJOURNMENT
Adjourned meeting at 9:43 p.m. to the next Regular Planning Commission Meeting on Tuesday,
August 27, 2024, 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 (Sep 12, 2024 16:06 PDT)
Ken Ramirez
Alan Zisser (Sep 13, 2024 12:30 PDT)
8-13-24 PC meeting minutes
Final Audit Report 2024-09-16
Created:2024-09-12
By:Ken Ramirez (kenr@campbellca.gov)
Status:Signed
Transaction ID:CBJCHBCAABAASBgrDWqBLDBBCDUSMOcYjUwVhZsfKyk_
"8-13-24 PC meeting minutes" History
Document created by Ken Ramirez (kenr@campbellca.gov)
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Document emailed to Alan Zisser (alanzisser@gmail.com) for signature
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Document emailed to Rob Eastwood (robe@campbellca.gov) for signature
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Document e-signed by Ken Ramirez (kenr@campbellca.gov)
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Agreement completed.
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