PC Res 2025-12RESOLUTION NO. 2025-12
APPROVAL IS GRANTED FOR A SITE AND ARCHITECTURAL
REVIEW PERMIT TO ALLOW THE INSTALLATION OF STANDING
SEAM METAL ROOFING AND STONE CLADDING ON THE
COMMERCIAL BUILDINGS COMPRISING THE REDWOODS
SHOPPING CENTER, LOCATED AT 781-841 W. HAMILTON AVENUE,
AND TO SUPERSEDE THE PROPERTY’S PRIOR PLANNED
DEVELOPMENT PERMITS (PD 73-2 AND PD 78-12). FILE NO.: PLN-
2025-83
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission finds as follows with regard to the approval of a Site and
Architectural Review Permit:
1. The Project Site is the Redwoods Shopping Center, a two-parcel, approximately 2-acre,
commercial center located at the northwest corner of West Hamilton and Darryl Avenues,
west of San Tomas Expressway.
2. The Project Site is located within the Planned Development (PD) Zoning District, as
shown on the City of Campbell Zoning Map.
3. The Project Site is designated General Commercial, as shown on the City of Campbell
General Plan Land Use diagram.
4. The Project Site is developed with three commercial buildings constructed pursuant to
Planned Development Permits PD 73-2 and PD 78-12, which were granted by City
Council Ordinance Nos. 896 (1973) and 1178 (1978), respectively.
5. The Proposed Project is an application for a Site and Architectural Review Permit (PLN-
2025-83) to allow the installation of standing seam metal roofing and stone cladding on
the commercial buildings comprising the Redwoods Shopping Center, and to supersede
the property’s prior Planned Development Permits (PD 73-2 and PD 78-12).
6. The Planned Development (PD) District has been designated a legacy zone pursuant to
CMC Section 21.04.070, and all existing Planned Development Permits have been
reclassified as legacy permits pursuant to CMC Section 21.56.060.E. Legacy permits
may not be amended and must be revoked pursuant to Section 21.68.030 to allow
modification under current zoning regulations. While not a formal revocation, this Site
and Architectural Review Permit replaces the prior Planned Development Permits (PD
73-2 and PD 78-12) by incorporating the originally approved plans into the current
approval and rendering void their original conditions, thereby achieving the same
functional outcome of enabling future regulation under the current Zoning Code.
7. Although the proposed project would supersede the existing Planned Development
Permits under which the commercial center was originally constructed, this action would
not affect existing legacy land use approvals granted to individual tenants.
Planning Commission Resolution No. 2025-12 Page 2 of 3
781–841 W. Hamilton Avenue
Site and Architectural Review Permit (PLN-2025-83)
8. The Proposed Project would be consistent with the following General Plan policies and
strategies:
Policy LU-2.1: Promote high quality, creative design and site planning that is compatible with
surrounding development, public spaces, and natural resources.
Policy CD-1.3: Through implementation of the city’s design review process, encourage
creative, high-quality, innovative, and distinctive architectural and site designs
that help create unique, vibrant places.
Policy ED-2.4: Encourage the revitalization of existing shopping centers, business parks,
industrial areas, and key corridors as needed in order to meet the economic
development goals of the city.
9. In review of the Proposed Project, the Planning Commission considered traffic safety,
traffic congestion, site circulation, adequacy of landscaping, and the appropriateness of
proposed structures and site layout, pursuant to Campbell Municipal Code Sec.
21.42.040 (Considerations in review of applications).
10. There is a reasonable relationship and a rough proportionality between the Conditions
of Approval and the impacts of the project.
11. No substantial evidence has been presented which shows that the project, as currently
presented and subject to the required conditions of approval, will have a significant
adverse impact on the environment.
12. There is a reasonable relationship between the use of the fees imposed upon the project
and the type of development project.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
Site and Architectural Review Permit Findings (CMC Sec. 21.42.060.B):
1. The project will be consistent with the general plan;
2. The project conforms with the Zoning Code;
3. The project will aid in the harmonious development of the immediate area;
4. The project is consistent with applicable adopted design guidelines, development
agreement, overlay district, area plan, neighborhood plan, and specific plan(s);
Environmental Findings (CMC Sec. 21.38.050):
5. The project is Categorically Exempt under Section 15301 (Class 1) of the California
Environmental Quality Act (CEQA) pertaining to the operation, repair, maintenance,
permitting, leasing, licensing, or minor alteration of an existing private structure.
6. No substantial evidence has been presented which shows that the project, as currently
presented and subject to the required conditions of approval, will have a significant
adverse impact on the environment.
Planning Commission Resolution No. 2025-12 Page 3 of 3
781–841 W. Hamilton Avenue
Site and Architectural Review Permit (PLN-2025-83)
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit to allow the installation of standing seam metal roofing and
stone cladding on the commercial buildings comprising the Redwoods Shopping Center,
located at 781–841 W. Hamilton Avenue, and to supersede the property’s prior Planned
Development Permits (PD 73-2 and PD 78-12), subject to the attached Conditions of
Approval (attached Exhibit A).
PASSED AND ADOPTED this 8th day of July, 2025, by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
APPROVED:
Matt Kamkar, Chair
ATTEST:
Daniel Fama, Acting Secretary
Matt Kamkar (Jul 9, 2025 11:34 PDT)
EXHIBIT A
CONDITIONS OF APPROVAL
PLN-2025-83
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance
with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws
and regulations and accepted engineering practices for the item under review. Additionally,
the applicant is hereby notified that he/she is required to comply with all applicable Codes
or Ordinances of the City of Campbell and the State of California that pertain to this
development and are not herein specified.
PLANNING DIVISION
1. Approved Project: Approval is granted for a Site and Architectural Review Permit
(“Approval”) to allow the installation of standing seam metal roofing and stone cladding on
the commercial buildings comprising the Redwoods Shopping Center, located at 781–841
W. Hamilton Avenue, and to supersede the property’s prior Planned Development
Permits (PD 73-2 and PD 78-12). The existing commercial buildings shall continue to
substantially conform to the plans prepared by F. Dennis Burrow, Architect, dated as
received by the Planning Department on April 16, 1973, and May 24, 1978, as originally
approved by City Council Ordinance Nos. 896 (PD 73-2) and 1178 (PD 78-12),
respectively, and incorporated herein by reference as Exhibits B and C, except as revised
by the Project Plans included as Attachment B to the July 8, 2025, Planning Commission
Staff Report, and as further modified by the Conditions of Approval provided herein.
2. Permit Expiration/Approved Phasing: The Approval granted herein incorporates two pre-
approved phases pursuant to Section 21.56.030.A.3.b (Pre-approved phases). Phase 1
consists of the installation of roofing and cladding on the rear building (801–831 W.
Hamilton Avenue). Phase 2 consists of the installation of roofing and cladding on the
front building (781–787 W. Hamilton Avenue).
Phase 1 shall be valid for a period of one (1) year from the effective date of Planning
Commission action (expiring July 18, 2026). Within this one-year period, a building permit
must be issued pursuant to CMC Section 21.56.030.B.1. Failure to obtain a building
permit, or expiration of an issued building permit, for Phase 1 shall result in the expiration
of this Approval without further action by the City. Phase 2 shall be valid for a period of
two (2) additional years from the date that a building permit is issued for Phase 1. Failure
to obtain a building permit, or expiration of an issued building permit, for Phase 2 shall
result in the expiration of Phase 2 of this Approval, without effect on Phase 1. Such partial
expiration shall not preclude a new application for a new Site and Architectural Review
Permit to complete the Approved Project. The applicant may also request an extension
of the permit expiration date for either approval period in compliance with Section
21.56.030.C (Extensions of time).
3. Previous Conditions of Approval: Upon the establishment of this Approval, the previously
approved Conditions of Approval provided in City Council Ordinance No. 896 (PD 73-2)
and No. 1178 (PD 78-12) are hereby void and permanently superseded in their entirety
by the Conditions of Approval set forth herein, except in the event this Approval expires
pursuant to Condition of Approval No. 2 (Permit Expiration / Approved Phasing).
Exhibit A – Conditions of Approval Page 2 of 2
PLN-2025-83 – 781-841 W. Hamilton Avenue
4. Signage: No signage has been approved as part of this application. New signage shall
not be installed prior to approval of a Master Sign Plan for the property in compliance
with CMC Section 21.30.030.H.1.b.
5. Minor Revisions: Architectural refinements and other minor revisions to the Approved
Project Plans may be administratively reviewed and approved by the Community
Development Director pursuant to CMC Sec. 21.56.060 (Amendments to an approved
project).
6. Lighting Design: The final design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the
Community Development Director for compliance with the City of Campbell Lighting
Design Standards (CMC Sec. 21.18.090).
7. Timely Completion: Once under construction, it shall be the obligation of the property
owner and contractor to demonstrate continued progress on the project. In the event the
building permit expires, the City may impose fines or exercise administrative remedies
to compel timely completion of work.
EXHIBIT B
EXHIBIT B
EXHIBIT C