5-27-25 PC meeting minutes - signed
PLANNING COMMISSION
REGULAR MEETING MINUTES
Tuesday, May 27, 2025 I 7:00pm
City Hall Council Chamber
CALL TO ORDER
The Regular Planning Commission meeting of May 27, 2025, was called to order at 7:00 pm by Chair
Kamkar, and the following proceedings were followed
ROLL CALL
Staff Present:
Rob Eastwood, Community Development Director
Victoria Thompson, City Attorney’s Office
Amy Olay, Interim Public Works Director
Norite Vuong, Assistant Finance Director
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
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 27, 2025 Page 2 of 6
Commission from acting on non-agendized items, however, the Chair may refer matters to staff
for follow-up.
No members of the public came forward to speak
APPROVAL OF MINUTES
1. Approval of Minutes of May 13, 2025 (Roll Call Vote)
Recommended Action: That the Planning Commission approve the regular meeting
minutes of May 13, 2025.
Approved with revisions to May 13, 2025 Meeting Minutes as noted by Commissioner
comments.
Motion: Upon motion by Commissioner Zisser, seconded by Commissioner Buchbinder, the
Planning Commission motioned to approve the regular meeting minutes of May
13, 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
2. 148 N. San Tomas Aquino Road – Sign Permit (Resolution/Roll Call Vote)
Public Hearing to consider the application of United Sign Systems (Michele Richmond) to
allow an approximately 97 square-foot, 36-inch-tall wall sign reading “Dollar Tree,” on
property located at 148 N. San Tomas Aquino Road. The application under consideration is
a Sign Permit. File No.: PLN-2025-30. 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 Sign Permit
Campbell Planning Commission Meeting Minutes – May 27, 2025 Page 3 of 6
The Commission considered a Sign Permit application for a 97 sq. ft., 36-inch-tall wall sign reading
“Dollar Tree.” The sign exceeds 50 sq. ft. and therefore required Commission approval. The sign is
governed by a master sign plan from 2004.
Discussion Highlights:
• Staff recommended approval, citing visibility needs due to site depth of the shopping
center.
• The Commission noted consistency with similar shopping centers.
• Suggestions were made regarding future updates to the master sign plan, though none
were pursued at this time.
• No public comment was received.
Motion: Upon motion by Commissioner Krey, seconded by Commissioner Zisser, the
Planning Commission motioned to approve a Sign permit to allow an
approximately 96 square-foot, 36-inch-tall wall sign reading “Dollar Tree” located
at 148 N. San Tomas Aquino Road in the CC-MU (Commercial Corridor Mixed-Use)
Zoning District. File No.: PLN-2025-30, by the following roll call
AYES: Kamkar, Zisser, Krey, Buchbinder, Ostrowski, Fields, Majewski
NOES: None
ABSTAIN: None
ABSENT: None
3. 2026-2030 Capital Improvement Plan (CIP) (Resolution/Roll Call Vote)
Public Hearing to consider the City of Campbell 2026-2030 Capital Improvement Plan (CIP)
for citywide projects for consistency with the Campbell 2040 General Plan. File No.: PLN-
2025-61. Staff is recommending that the project be deemed exempt under CEQA. Project
Planner: Daniel Fama, Senior Planner.
Recommended Action: Adopt a Resolution, finding that the proposed Capital Improvement
Plan (CIP) is consistent with the Campbell General Plan.
The Commission reviewed the City’s 2026–2030 Capital Improvement Plan for consistency
with the General Plan. The CIP includes 13 new projects and carryovers, including the
City’s pool replacement and the Hamilton Ave/Highway 17 ramp project.
Discussion Highlights:
• Staff explained the Planning Commission’s role is to review the CIP’s consistency
with the General Plan, not to perform a budgetary analysis.
Campbell Planning Commission Meeting Minutes – May 27, 2025 Page 4 of 6
• Interim Public Works Director Olay and Assistant Finance Director Vuong
responded to questions regarding the pool replacement project ($12M), indicating
it will be partially funded by park fees and bonds, with a multi-year timeline.
• Commissioners discussed bike infrastructure and multimodal goals in street
maintenance allocations.
• The Commission appreciated the inclusion of traffic calming and transit signal
priority improvements.
• No public comment was received.
Motion: Upon motion by Commissioner Zisser, seconded by Commissioner Majewski, the
Planning Commission motioned to determine that the City of Campbell 2026-2030
Capital Improvement Plan (CIP) is consistent with the Campbell 2040 General Plan,
by the following roll call
AYES: Kamkar, Zisser, Krey, Buchbinder, Ostrowski, Fields, Majewski
NOES: None
ABSTAIN: None
ABSENT: None
STUDY SESSION
4. Housing Policies and Programs
Study Session to discuss options for new housing policies and programs to support housing
and affordable housing development in Campbell. Presenter: Rob Eastwood, Community
Development Director.
Recommended Action: That the Planning Commission receive the report and provide
feedback on potential new Housing Element policies and programs to consider pursuing.
The Commission held a study session on proposed housing policy tools to boost
production, particularly affordable housing. Topics included development incentives,
inclusionary housing options, and fee structures.
Discussion Highlights:
• The city is underperforming against RHNA goals, permitting only 270 of 2,977
required units so far.
• Staff proposed three main actions to assist 100% affordable housing projects:
1. Extend project entitlement periods from 3 to 5 years.
2. Waive or reduce park fees for a two-year window.
3. Suspend ground-floor commercial requirements for 100% affordable
projects.
Campbell Planning Commission Meeting Minutes – May 27, 2025 Page 5 of 6
• Commissioners debated reconciling the entitlement extension with short-term fee
waivers.
• Concerns raised about the impact of park fees on housing feasibility and fairness in
funding.
• Developer feedback emphasized the high cost of below market rate (BMR)
mandates and the infeasibility of some projects under current policies.
Public Comments:
• John Pringle (developer) expressed support for density increases but noted
financial infeasibility of his BMR obligations.
• Jim Sullivan highlighted the need for deferred park fees and supported pooling in-
lieu fees to help fund nonprofit affordable housing projects.
Commissioner Feedback:
There was general Commissioner support for the staff recommended policies, with
specific feedback as follows:
• Broad support for allowing ADUs and JADUs in Missing Middle projects (SB 1123).
• Strong interest in a phased development process for large projects.
• General agreement on deferring or waiving park fees to enable housing.
• Views on inclusionary zoning requirements ranged from keeping them as they are
to eliminating them entirely.
• Support for “missing middle” housing and upzoning along commercial corridors.
• Endorsement for using in-lieu fees to grow the housing trust fund.
• General support for pooling and transferring inclusionary requirements to support
affordable projects, if feasible
• There were varying positions on whether 3 years should be extended to 5 years.
No formal action was taken, but recommendations will be forwarded to the City Council
for consideration in June or July.
NEW BUSINESS
1. Planning Commissioner / Subcommittee Reports
Deferred to next meeting
2. Report of the Community Development Director
None
Campbell Planning Commission Meeting Minutes – May 27, 2025 Page 6 of 6
ADJOURNMENT
Adjourned 9:48pm to the Planning Commission meeting of June 10, 2025, at 7:00 PM, in the City
Hall Council Chambers, 70 North First Street, Campbell, California and via telecommunication
Americans with Disabilities Act (ADA)
In compliance with the Americans with Disabilities Act, listening assistance devices are available
for meetings held in the Council Chambers. If you require accommodation to participate in the
meeting, please contact the City Clerk’s Office at ClerksOffice@campbellca.gov or 408-866-2117 in
advance of the meeting.
PREPARED BY: _______________________________
Ken Ramirez, Administrative Analyst
APPROVED: ______________________________
Matt Kamkar, Chair
ATTEST: ________________________________
Rob Eastwood, Secretary
Matt Kamkar (Jul 3, 2025 16:36 PDT)
5-27-25 PC meeting minutes
Final Audit Report 2025-07-09
Created:2025-07-01
By:Ken Ramirez (kenr@campbellca.gov)
Status:Signed
Transaction ID:CBJCHBCAABAA2tgMOWWj8xXiWS34s7kZ3KU04n7MmUr4
"5-27-25 PC meeting minutes" History
Document created by Ken Ramirez (kenr@campbellca.gov)
2025-07-01 - 5:20:50 PM GMT
Document emailed to Matt Kamkar (mkamkar7@gmail.com) for signature
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Document emailed to Rob Eastwood (robe@campbellca.gov) for signature
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Document emailed to Ken Ramirez (kenr@campbellca.gov) for signature
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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)
Signature Date: 2025-07-01 - 5:31:38 PM GMT - Time Source: server
Email viewed by Matt Kamkar (mkamkar7@gmail.com)
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Document e-signed by Matt Kamkar (mkamkar7@gmail.com)
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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)
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Agreement completed.
2025-07-09 - 10:28:32 PM GMT