4-8-25 meeting PC minutes - signed
PLANNING COMMISSION
REGULAR MEETING MINUTES
Tuesday, April 8, 2025 I 7:00pm
City Hall Council Chamber
CALL TO ORDER
The Regular Planning Commission meeting of April 8, 2025, was called to order at 7:00 pm by Chair
Kamkar, and the following proceedings were followed
ROLL CALL
Staff Present:
Rob Eastwood, Director
Victoria Thompson, City Attorney
Tracy Tam, Associate Planner
Nishant Seoni, Contract Assistant Planner
Ken Ramirez, Administrative Analyst
COMMUNICATIONS
None
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.
Planning Commissioners Present:
Matt Kamkar, Chair
Davis Fields, Vice Chair
Adam Buchbinder
Michael Krey
Maggie Ostrowski
Alan Zisser
Cori Majewski
Planning Commissioners Absent:
Campbell Planning Commission Meeting Minutes – April 8, 2025 Page 2 of 5
No members of the public came forward to speak
APPROVAL OF MINUTES
1. Approval of Minutes of March 11, 2025 (Roll Call Vote)
Recommended Action: That the Planning Commission approve the regular meeting
minutes of March 11, 2025.
Motion: Upon motion by Commissioner Zisser, seconded by Commissioner Majewski, the
Planning Commission motioned to approve the regular meeting minutes of March
11, 2025 by the following roll call
AYES: Kamkar, Zisser, Krey, Buchbinder, Ostrowski, Fields, Majewski
NOES: None
ABSTAIN: None
ABSENT: None
COMMUNICATIONS
AGENDA MODIFICATIONS OR POSTPONEMENTS
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
Disclosures: Krey and Zisser visited both sites. Buchbinder has been a patron of Jack-in-the-box
site.
2. 1350 Dell Avenue, Ste. 103 – Conditional Use Permit (Resolution/Roll Call Vote)
Public Hearing to consider the application of CMG Medicine PC (Sean Knight) to formalize
the establishment of an existing weight loss clinic (“medical services clinic”) within a
professional office building on property located at 1350 Dell Avenue, Ste. 103. The
application under consideration is a Conditional Use Permit. File No.: PLN-2024-179. 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: Tracy Tam, Associate Planner.
Recommended Action: Adopt a Resolution approving a Conditional Use Permit.
Staff Presentation:
Associate Planner Tracy Tam presented the request to formalize the establishment of an
existing weight loss clinic within a multi-tenant professional office building. The business
Campbell Planning Commission Meeting Minutes – April 8, 2025 Page 3 of 5
had been operating without a Conditional Use Permit (CUP), and staff determined the use
constitutes a “medical services clinic” due to the presence of licensed professionals and
prescription of medications. Staff recommended approval based on land use compatibility
and the suitability of the site.
Commissioner Discussion:
Commissioners expressed concern that the business began operation without a CUP and
discussed whether enforcement action was warranted. Staff clarified that Campbell treats
medical uses more stringently than other jurisdictions and that confusion over the
definition of “medical” may have contributed to the oversight. Commissioners probed staff
on the history of the site, the nuance of the CPD zoning overlay, and the potential impact
of the use on Research and Development (R&D) designated areas. The applicant’s
understanding of permitting obligations was also discussed.
Applicant Presentation:
Sean Knight, representative of CMG Medicine PC, explained the business model—
telehealth consultations with optional in-person visits for injection training—and
emphasized the clinic’s low impact on parking and neighboring tenants. He stated the
business took prompt action to obtain the CUP once advised by staff.
Public Comment: No public comments were received, and the property owner declined to
speak.
Motion: Upon motion by Commissioner Ostrowski, seconded by Commissioner Krey, the
Planning Commission motioned to approve a Conditional Use Permit to formalize
the establishment of an existing weight loss clinic (“Medical Services Clinic”)
within an existing professional office building located at 1350 Dell Avenue Suite
103 in the C-PD (Condominium Planned Development) Zoning District. File No.:
PLN-2024-179, by the following roll call
AYES: Kamkar, Zisser, Krey, Buchbinder, Ostrowski, Fields, Majewski
NOES: None
ABSTAIN: None
ABSENT: None
3. 1301 Camden Avenue – Conditional Use Permit Modification with Site and Architectural
Review (Resolution/Roll Call Vote)
Public Hearing to consider the application of Gilbert Palmerin to formalize existing 24-hour
operation and to allow changes to site signage, parking lot striping, and the building façade
of an existing (“quick service”) drive-through restaurant (d.b.a. Jack-in-the-Box) on property
located at 1301 Camden Avenue. The application under consideration is a Conditional Use
Campbell Planning Commission Meeting Minutes – April 8, 2025 Page 4 of 5
Permit Modification with Site and Architectural Review. File No.: PLN-2023-196. 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: Adopt a Resolution approving a Conditional Use Permit Modification
with Site and Architectural Review.
Staff Presentation:
Planner Nishant Seoni presented the proposal to formalize 24-hour operations and approve
façade, signage, and striping changes at an existing Jack-in-the-Box drive-thru. Staff noted
the drive-thru and building were lawfully established under prior approvals, but 24-hour
operations were never formally authorized. Staff also recommended conditions for
pedestrian safety and ADA upgrades, including signage, curb ramp improvements, and a
walkway to Camden Avenue.
Commissioner Discussion:
Commissioners commented on the site’s constrained layout and awkward access from
Camden Avenue, with concerns about circulation and driveway visibility. Staff confirmed
that although unconventional by current standards, the site’s layout was lawful and exempt
from redesign. Commissioners appreciated the proposed landscaping refresh and striping
improvements. Pedestrian access and signage enhancements were welcomed as safety
improvements, especially for occasional foot traffic.
Motion: Upon motion by Commissioner Zisser, seconded by Commissioner Ostrowski, the
Planning Commission motioned to approve a Conditional Use Permit Modification
with a Site and Architectural Review Permit to formalize existing 24-hour
operation (“Late Night Activities”) and allow changes to site signage, parking lot
striping, and the building façade of an existing (“Quick Service”) drive-through
restaurant on property located at 1301 Camden Avenue. File No.: PLN-2023-196,
by the following roll call
AYES: Kamkar, Zisser, Krey, Buchbinder, Ostrowski, Fields, Majewski
NOES: None
ABSTAIN: None
ABSENT: None
NEW BUSINESS
4. Planning Commissioner / Subcommittee Reports
Commissioner Ostrowski reported that the “Missing Middle” Land Use Subcommittee
would be meeting the following week. A timeline and problem statement will be
presented at the subsequent Planning Commission meeting to define the scope of work
and policy questions for future discussion.
Campbell Planning Commission Meeting Minutes – April 8, 2025 Page 5 of 5
5. Report of the Community Development Director
• The City Council adopted a moratorium on new smoke shops on March 18 due to public
health concerns and the city's high concentration of such businesses.
• Council approved the FY2026 work plans for Boards and Commissions. Adjustments were
acknowledged to the Planning Commissioners Academy attendance policy.
• A comprehensive omnibus zoning ordinance is scheduled for Planning Commission review
in May.
• Staff is preparing a report with potential zoning and policy updates to stimulate housing
production amid regional RHNA shortfalls.
• The Community Restitution Fund was used to host a successful cleanup event in the
Sherman Palms neighborhood.
• Three new murals will be installed along the Los Gatos Creek Trail to deter graffiti and
beautify the area.
• QR code stickers are being rolled out to aid prospective tenants in understanding zoning
and permit requirements.
• A new Economic Development Manager has been hired and will begin shortly.
ADJOURNMENT
Adjourn 8:15 to the Planning Commission meeting of April 22, 2025, 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: ______________________________
Matt Kamkar, Chair
ATTEST: ________________________________
Rob Eastwood, Secretary
Matt Kamkar (May 28, 2025 22:35 PDT)
4-8-25 meeting PC minutes
Final Audit Report 2025-05-29
Created:2025-05-28
By:Ken Ramirez (kenr@campbellca.gov)
Status:Signed
Transaction ID:CBJCHBCAABAA2hDe5XhzEImgO2MV-hZ28XeA5UQzB2LO
"4-8-25 meeting PC minutes" History
Document created by Ken Ramirez (kenr@campbellca.gov)
2025-05-28 - 10:34:24 PM GMT
Document emailed to Ken Ramirez (kenr@campbellca.gov) for signature
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Document emailed to Rob Eastwood (robe@campbellca.gov) for signature
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Email viewed by Rob Eastwood (robe@campbellca.gov)
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Document e-signed by Rob Eastwood (robe@campbellca.gov)
Signature Date: 2025-05-28 - 11:38:50 PM GMT - Time Source: server
Email viewed by Matt Kamkar (mkamkar7@gmail.com)
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Email viewed by Ken Ramirez (kenr@campbellca.gov)
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Document e-signed by Ken Ramirez (kenr@campbellca.gov)
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Agreement completed.
2025-05-29 - 3:47:57 PM GMT