5-13-25 PC meeting minutes - signed
PLANNING COMMISSION
REGULAR MEETING MINUTES
Tuesday, May 13, 2025 I 7:00pm
City Hall Council Chamber
CALL TO ORDER
The Regular Planning Commission meeting of May 13, 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
Daniel Fama, Senior 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 – May 13, 2025 Page 2 of 5
No members of the public came forward to speak
APPROVAL OF MINUTES
1. Approval of Minutes of April 8, 2025 (Roll Call Vote)
Recommended Action: That the Planning Commission approve the regular meeting
minutes of April 8, 2025.
Motion: Upon motion by Commissioner Zisser, seconded by Commissioner Buchbinder, the
Planning Commission motioned to approve the regular meeting minutes of April
8, 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.
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.
2. Miscellaneous Municipal Code Update
Study Session to review a draft of the Miscellaneous Municipal Code Update. File No.: PLN-
2023-130. Project Planner: Daniel Fama, Senior Planner
A study session was conducted to review a preliminary draft of the Miscellaneous Municipal Code
Update, focusing on modernizing, clarifying, and aligning the City’s development standards with
state housing laws. The update is part of a broader effort to streamline permitting, improve
clarity, and promote housing production. Staff will use AI transcription tools to record and
summarize feedback for future revisions.
Campbell Planning Commission Meeting Minutes – May 13, 2025 Page 3 of 5
Topics Discussed: Staff presented various subjects, followed by Commission questions and
dialog, as summarized:
Housing-Focused Items
• Starter Homes / SB 9 & SB 123 Implementation:
o Support expressed for allowing flexibility in defining "vacant" parcels.
o Commissioners favored reducing the minimum lot size (currently 1,200 sq. ft.) for
single-family parcels to increase feasibility for small-scale development.
o Five Commissioners supported ADUs if state law permits it.
o Some concern was raised about overcrowding and trade-offs between affordability
and overbuilding.
o General consensus: more flexibility is preferable, with discretion for setback and
size based on project context.
o
• Urban Lot Splits / Subdivision Standards:
o Commissioners debated regulating lot shape and the number of lot lines; most
supported flexibility to maximize housing potential.
• Small Unit Incentives:
o Staff presented policies to count studio and 1-bedroom units under 625 sq. ft. as
half-units for density purposes.
o Commissioners expressed support for the “affordable by design” approach, but
raised equity concerns if all affordable units were the smallest.
• Ministerial vs. Discretionary Review Thresholds:
o The proposal to expand ministerial review to up to 10-unit projects received broad
support.
o Straw poll showed majority in favor of expanding thresholds; concerns remained
about ensuring Planning Commission involvement in ministerial applications.
• Design & Development Standards (Single-Family):
o Discussions centered on setbacks, roof types, and architectural compatibility.
o Commissioners demonstrated consensus on the roof standards for single-family
homes in Campbell.
o Staff suggested a possible “opt-in” process for alternative designs.
Campbell Planning Commission Meeting Minutes – May 13, 2025 Page 4 of 5
• Tree Removal Exceptions:
o Support was voiced for updating criteria to allow removal of non-protected trees
without a permit, especially when inhibiting development.
o Other suggestions included adding safety hazards as a reason for removal and
updating the species list.
Non-Residential Topics
• Commercial Streamlining Measures:
o Commissioners supported updated definitions for various business types (e.g.,
microblading, quick service restaurants, ancillary alcohol sales).
o There was interest in supporting small-scale commercial startups through concepts
like “accessory commercial units.”
• Site & Architectural Review Thresholds:
o Staff recommended raising thresholds for when Planning Commission review is
required.
o A 5,000 sq. ft. cap was suggested for additions to trigger Commission review.
• Optional Items (optional at Commissioner discretion to discuss)
o Fence Regulations:
▪ New standards would allow 7-foot fences without a variance.
▪ More flexibility proposed for fences on corner lots.
o Legacy Zoning Districts:
o Staff discussed new provisions to manage properties under legacy planned
development zoning.
o Utility Undergrounding Requirements:
▪ Staff proposed increasing the exemption from 5 units to 10 units due to
PG&E implementation challenges.
▪ Long-term discussion deferred; potential for fee-based approach raised.
• Other Observations:
o Staff noted the municipal code document exceeds 700 pages and appreciated
Commissioner feedback.
o Commissioners requested graphics and case examples to assist in reviewing
complex provisions.
Campbell Planning Commission Meeting Minutes – May 13, 2025 Page 5 of 5
NEW BUSINESS
3. Planning Commissioner / Subcommittee Reports
Commissioner Ostrowski reported that the “Missing Middle” Land Use Subcommittee will
meet the following week to define scope and prepare a timeline. A formal report will be
provided at an upcoming meeting.
4. Report of the Community Development Director
Personnel Update: Associate Planner Tracy Tam is departing for a new role in another
jurisdiction.
Budget Impact: The City faces a $3.6 million deficit due to litigation related to Measure K.
Funds are frozen in escrow pending outcome.
ADJOURNMENT
Adjourned 9:42pm to the Planning Commission meeting of May 27, 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 22:34 PDT)
5-13-25 PC meeting minutes
Final Audit Report 2025-05-29
Created:2025-05-28
By:Ken Ramirez (kenr@campbellca.gov)
Status:Signed
Transaction ID:CBJCHBCAABAAAd1yYcoL57GOk6Gz_wHpn55yvfxz7KuH
"5-13-25 PC meeting minutes" History
Document created by Ken Ramirez (kenr@campbellca.gov)
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Agreement completed.
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