Planning Commission - Regular Meeting

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Uh, good evening. By way of introduction, my name is Davis Fields. I'm the chair of the planning commission, and I'd like to call to order this meeting the commission on February 10th, 2026. Uh, clerk, could we have a roll call, please? Commissioner Scizard, here. Mr. Kamar, here. Commissioner Ali here. Commissioner Duckwinder present. Vice Chair Aquina present. Chair Fields present. Our next item is the minutes. Has everyone had a chance to review the minutes? And are there any corrections? If there are no corrections, can I have a motion for approval? I'll move to approve minutes November 25th, 2025. Second.

Excellent. Can we have a roll call, please? Commissioner. Uh, Commissioner Scissor here. I Uh, Commissioner Pamart. Hi, Commissioner Aling. Hi, Commissioner Buckbinder. Hi, Vice Chair Quino. Hi, Chair Fields. Hi. The next item, communications, agenda modifications or postponements? Do we have any? We do have a desk item that was provided to you via email correspondence that had been received yesterday. No agenda. Perfect.

All right. Our next item is oral communications. This is the point in the meeting any member of the public may address the commission on an item that is not on the agenda. You may speak for up to five minutes. Uh but the commission is prohibited from acting on it, but I may refer something to staff for research to be discussed at a later meeting. Does anyone in the day like to speak on an item that is not on the agenda? Anyone online? Great. Before we start the meeting, want to give a quick overview for how we do these. For each item, I will announce the item. Staff will give a presentation. The commissioners will have a chance to ask questions about the presentation. And then we'll open the public hearing and ask if the applicant wishes to speak, followed by any members of the public who wish to speak. We will first have public speakers physically present speak and then anyone attending via Zoom. And the applicant will also be allowed to speak at the end if they wish to respond to any public questions. Members of planning commission may have questions for the applicant or any of the public speakers. And once we received all public testimony, we will then close the public hearing and debate the item uh based on the nature of it. Uh before we start, commissioners, do you have any disclosures on our single item today?

I uh went by it on the way here. I have gone by it a lot. Uh I go by it every time we go to the farmers market. I've seen it a lot. I second that. I I I went by it today and probably for the 1,00 and 43rd.

Excellent. All right. Well, we move to item number two. 600 East Campbell Avenue, a minor housing development project permit investing tenative subdivision map. Uh, and we are here to follow the recommended action of adopting resolution to approve a minor housing development and a vesting tenative subdivision map. This item will be presented by Daniel. Thank you, Daniel. All All right. Before you is an application for a minor housing development project permit and tenative vesting map with use of state density bonus law for a property located at 600 East Campbell Avenue. So this is a property on Campbell Avenue between Dylan and Gillan avenues approximately 1 acre. It is zoned CPD condominium plan development. It has split general plan land use designations of central business mixed use and commercial corridor mixed use and it is within the east camel Avenue master plan special planning area. Project site historically have been developed with the former Del Grande auto repair shop, a music repair store and music store and two residences all under ownership at that time. Uh all those structures have been demolished and the site is currently vacant. Uh there was a prior project on the site that had been submitted in 2016 improved

by the city council in 2019 that was a 59 unit mixeduse building with 6,500 square feet of ground floor retail. It's a 2 to four stories ranging from 33 to 60 feet in height. Uh that project had the subdivision map recorded and public rideway dedicated along the street frontages. However, it did expire unfortunately in June 2024 with the lapsing of both uh state uh co era extensions and a local extension and because of that the applicant had to restart the process. So the project before you now is under the new general plan and the updated zoning ordinance. And again, this is a minor housing project permit, which is a mechanism for the city to review the structures themselves. In this case, it is a minor permit that is decided by the planning commission because it does not satisfy any of the thresholds or a major permit that would require city council consideration. It is close to one of the thresholds uh which is a project site that has 700 linear feet of public street frontage. This is about 625 but it is still below. So the commission's action is final unless the decision is appealed. And in association with that is a tendesty map that would allow creation of condominium units 120 residential condominium units and one commercial unit. So the principal project as shown in the plans before you is 90 units, but the applicant has requested and has included a condition of approval that would allow up to 120 units to be exercised via the city's recently adopted smallcale unit density bonus ordinance that went into effect this year. And that would only require a ministerial review by the community development director. And as condition, the unit count would have to be within the presenting building envelope. However, changes to the window

patterning to account for the additional units would be allowed. Uh, this project is now shown as six stories across the entirety of the site and nearly 75 ft in height, a smaller retail space of 5,000 square ft. And then with two levels of residential parking, 111 stalls and no retail parking. Here we have the site plan layout. You have garage access via Dylan and Gilman. That 5,000 foot retail space is located at the Campbell Gilman corner. Uh the main lobbying building would be at Campbell Dylan on the opposite side. And there's ground floor amend space including a resident's gym located centrally at the ground floor. And there is also a 112 space bike room for resident use. In terms of use of density bonus law, uh this project uses several provisions of both state and local density programs. So based on the blend density of the two general plan land use designation, you have a base allowance for 45 units that is that is allowed to be increased by 23 units under kind of the original density bonus that was last amended by AB 2345. that provides a 50% bonus and then an additional 22 units are yielded under the new our newish AB 1287 stacked bonus that adds additional layer of density bonus provisions under the original and then under the city's local density program the developer is able to gain in this case up to 30 units uh based on provision of a comparable number of smallcale units and those are units that are equal to or less than 625 square feet in living Then under state density bonus law as commission is aware developers are entitled to unlimited waiverss. Uh the most notable ones as discussed in the staff reports are the increased height

in stories going from a maximum of four stories and 57 feet up to six stories and 74 feet. Uh there is a reduced amount of ground floor retail. Uh the city's requirements would minimally require 50% of the frontage to be ground flooror retail. This is reduced to 40%. And then there is a request to reduce the obligation for EV charging requirements uh within the parking garage project. In terms of affordable units, the application would show seven very low units that meets both the uh density bonus requirement under AB 2345 and also satisfies the city's 15% inclusionary application and then an additional six units to qualify under AB 1287. And then as conditioned uh these units are dispersed proportionately throughout the project. In terms of streetscape improvements, as I noted, this application is subject to the East Campbell Avenue master plan that calls for wide sidewalks along Campbell Avenue, corner midblock bouts, accessible ramps, curbside parking, and new street lights. And the developer also is agreed to provide fully completed signalization plans for the East Campbell Avenue and Page Street corner. That basically would make it a fourth leg of the existing signal and that would be a separate project subject to future funding and city council approval. In terms of review considerations for the planning commission, uh this application is subject to both the housing accountability act and the housing crisis act which severely limit the city's ability to review these applications and basically apply objective standards except where density bonus waiver or concession is requested. That functionally makes the requirements of the city's multif family develop and design standards optional uh to developer discretion. However, the

general plan uh so must be complied with in terms of density. So the proposed density of 90 to 120 units per acre is consistent with both the CBMU and CCMU with use of both state and local density bonuses. And there in terms of SQA, uh, the app funded and the city procured a environmental review memo prepared by environmental consultant that found the application is consistent with the requirements for a class 32 infill exemption such that a formal review either an initial study or an EI is not required. Therefore, based on the affirmative determinations of the required findings for a housing development project permit, tandem map, and the SQL exemption determination, staff does recommend that the plan commission adopt the resolution approving the minor housing development project permit investing map with use of state density bonus law. With that, I will take any questions the commission may. Thank you.

Thank you, Daniel. Thorough as always. Why don't we start with Commissioner Zisser? Um, uh, nice report, Daniel. It was, uh, pretty comprehensive and and answered, uh, almost all my questions. Um, just a clarification on the, uh, on the additional 30 units. We're very clear on how that's going to work. But but all 30 units would have to be no greater than 625 square ft. It's not like an average. Correct. Okay. But no no more than 625 ft for those additional.

Well, so the developer would provide excuse me 30 units that are small scale in exchange. Then they would get 30 additional bonus units. Those bonus units are not size restricted, but the overall project still needs to be below, I believe, 1,250 square ft, which they will be. So, but there needs to be the 625 number there needs to be at least 30 units in the total project. Okay. Um, the other thing I didn't I didn't see, maybe it was on thing, uh, the breakdown on studio, one bedroom, two bedroom, three bedroom. Do you know what that is? Your head?

I don't. I mean, there's a pretty detailed table in the, uh, plan set. Maybe the developer can speak to that more. Okay. All right. And those numbers are going to change as well based on the modified project.

Okay. Okay. And um the um the bike the bike um I was just curious about where's where how is the bike area accessed? You know how where that's accessed and how it gets in how people get in and out with the bikes. Looks like it's behind the fitness center and I don't know they're just going to ride them in fitness. I that's probably an operational question that the bike parking area from the from the parking area the ADA space. Oh, okay. Right at the bottom.

Yes. All right. Good catch. Okay. Um let's see. Okay. So, so it it it said in your in your write up that most notable waiverss were those three the 40% retail the height waiver you'd be charging wa are there other waiverss that weren't listed

there are in the exhibit I think attachment B there is a list of their waiverss plus uh as just a matter of course now u we are requesting that developers basically have a blanket waiver request that any standard that's not otherwise itemized is there requested to make the project function as designed.

Okay. Actually, I remember now there was another listing for asking that um on the retail. Do we know at this point or is this going to be another thing I asked the applicant about? It looks like it potentially could be um as many as three or four uh storefronts. Um do we know or is that going to be something they're going to decide later? I believe it could be demised into at least two perhaps more but the applicant could be and is one of is there an entrance for the retail on um that's the one on the on the um on the Campbell Park side on Gilman

on Gilman. Is there an entrance for retail on on I believe you see that over there that's okay. All right. Just curious. Um um Oh, and I just just just the retail is the retail have the same kind of rules and that apply to downtown in terms of the specific retail requirements of downtown.

Not not quite. So the the downtown proper within the leap streets has its own very bespoke zoning, but there is a similar but different retail standard zoning for the master plan areas and that extends through East Campbell Avenue and down Winchester Boulevard and that does try to speak to more kind of traditional storefronts. There is a condition of approval that actually speaks to these uses being consistent with the zoning there. I mean, just to be honest, my my my concern would be that uh you know, that we'd end up with three more salons there. It's not it's not that I'm against salons, but you know, we we we have we have some retail areas where, like on Winchester, for example, where they have trouble filling up with other than salons, and you end up with a lot of salons. That's going to be such a nice place for people to stop and it would be was, you know, we could control that, but um I guess we'll have to wait and see. Um uh so so the uh it's possible this this project could be finished and then the whole crosswalk thing has not been put in yet. The the whole lighting and crosswalk changes could still be in process.

Yes. In fact, I mean that actually would need to wait for the project to be completed first. So they need to complete the work. They need to do all those public improvements and then at some future time again based on subsequent city funding, council approval that other work place. Okay. So it's when when this is complete, what's there is going to be there for a little for a while. Um that's all I have. Thank you. Uh, Commissioner Tomcar.

Thank you, Chair. So, uh, you had mentioned that the lots were already the subdivide the subdivision was already recorded last go around. So, does that mean the lots are separate now and they have to put them back together?

Well, prior to this, there was actually, I think, four or five smaller lots and that prior map combined those lots and allowed for the creation of the 59 condominium units. So they would just file a new map. So the lots, it's basically a one lot subdivision. The lot's there. It's just the allowance to create the the legal fiction of individual air parcels be increased to upward. The next question is so if the let's say the unit count reached 120, are they allowed to go higher or 75 ft the max? Well, the the condition for approval would allow the director to approve it up to 120 within the existing building envelope. If they wanted to go larger with more units or taller building, they would need to come back to the planning commission.

Otherwise, they have to fit it within the same. Well, even if they could fit it, the condition is currently limiting. So they couldn't exceed that 120 without coming back finding permission. 120 unit count, not 120 ft. Correct. Uh parking. So there's none inside the building for retail. Have they considered um like flexible parking? So during the day it's open to retail, during the night it's um open for residents, you know. Is that um is that a possibility or they already decided?

I don't I mean that's their that would be their decision. There's no limitation that would prevent them from voluntarily creating a shared parking arrangement. Okay. Um and speaking of parking, is it detached from the units? Would they purchase those separately or does it come with

So in in the initial period, so they're likely going to rent out the um the units and as a rented project under a recent law that's referenced in the conditions of approval, they're actually obligated to unbundle the parking. So if they're renting the units, the parking spaces have to be under functionally with a separate lease. Okay. So so they can rent to a separate.

Now in the future if and when they do sell them as true condominium a lot of operators they will map project to allow for future ownership but hold it for interim period and rent it and that's perfectly normal and acceptable. But yeah it's AB1317. So condition of approval number nine basically just confirms the law applies to them. But when they sell them then they could sell the parking spaces in association with the unit or separately. There's no limitation from this approval. So

okay. Um and then uh just for the uh just for the benefit of the audience um so these waiverss apply when there are BMR units in the project. Correct. If there were no BMR units, the waiverss would I mean technically yes, but every application virtually subject to at least a city BMR requirement which almost always gets you to density bonus or neatly there. Well, on smaller projects for example like if somebody was doing four that's true then there's no correct okay there's no requirements there.

Okay. And then the other question was what SQA you know um so they did the analysis based on 90 units and they said no traffic no noise effects. The SQ analysis also did contemplate the increased option to increase the unit counts. Okay. But realistically I mean this is a very classic infilled project is as typical as you would expect. I mean there was remediation work that had been done before and so the prior sequel analysis but the prior project was a bit more complicated but since all that work has been completed and signed off by the county it's really no longer an issue. There was there was soal stuff like that, right? That had been a on shop. Yeah.

And to exactly So the reason I mentioned the SQL is that just want to make sure there's not going to be any delay if they decide to go to 120. Hey, I did ask on 90. Now there's 120. Let's redo the sequel. That's correct. It's already baked in. Okay, those are my questions. Thank you.

Thank you, Commissioner Alley. Yeah. Um, so within a half mile of this existing project, there exists retail that has open, free, and available parking spaces. And I'm wondering, because I didn't see any analysis, if there was a determination that existing residential or commercial parking within one half mile of this project would be adversely impacted. No, there is no basis for that form of analysis. Well, wouldn't the basis be the application?

Well, the because the city is not in the position under the law to impose a minimum parking requirement on the project, the consideration from the state is that there is no parking impact and there's no parking impact under SQA either. So, parking under the law is really no longer of any consequence within this half mile area. Because it's interesting because the law that you talk about government 65863.2 starts by saying there won't be any enforcement for retail or commercial or housing and then it goes on to say but existing residential or commercial parking within one half mile of the housing development project that is materially impacted can be a basis to returning to control. You agree with that?

I would have to look at a lot more closely. What does that trump government code? I think 2097 um trumps all that right the and largely too this is that law and then largely too it's right in the it's right in the law it just happens to be B which is not cited but A is and then largely too I mean function of private parking really is a private matter those are civil issues that are adjudicated by property owners all the time why you have towing restrictions and it's really not a matter of the city directing post

but the retail establishment across across the street would have very hard time being able to show cause of action on what was occurring on an approved adjacent parcel. You'd be asking the judge to overturn the the decision of the city to say what they're doing is okay because the city if they wanted to say no could have said no but didn't. That's my basis and that's where I've been trying to get a clear understanding from staff is is is my lawyerly reading as an attorney correct or not? I think the city can say no. I'm reading it. You should check it out. I think I think you'd find it interesting too.

65863.2 A says no control. B says unless it adversely affects Do you have any other questions? Well, that that's a serious finding like that. I think it's almost never been used. Well, that's why I'd like to see the analysis in the applications because it's kind of the heart of the matter for all of these things we're now doing. Wouldn't you agree with that? And I get that this is a heavy subject and very difficult, but it's the heart of the matter. I disagree that that parking is the most important thing here. Um

Oh, no. I mean parking in terms of allowing for the extra spaces, the ungoverned space, the no spaces for retail. And so I would also highlight too, so there's also the city's inability to impose a minimum parking requirement under AP 2097. Separate from that, they're also able to seek a waiver from any parking requirement under state density bonus law.

A waiver that could be granted or rejected? not likely rejected because the basis for rejecting a waiver is a documented health safety violation or violation of state or federal law or in this case as I'm reading it a determination that other retail, commercial or housing establishments within a half mile are materially impacted. I mean obviously it's not some trivial thing. So you're talking about specifically because there's no parking for the retail, right? Okay. Is there not any? No, not parking specific for the retail. Yes, but there's no parking for the retail. Parking is all residential parking. It's all residential in the building.

Yes, there's no public parking for people visiting businesses. It's kind of the intent of AB7. the whole thing about it.

If I could also just clarify to you, the the language in the law also requires I think in that circumstance for the city to make a finding that you would have such an impact within 30 days of receipt of a completed application. The application has been deemed complete for much more than 30 days and yet no analysis was done. And before I go too far on this, I just want to make sure I've what I've read is what I've read and I've read it correctly because if I'm just wrong, I'm not going to make a bunch of assertions that wrong. But if if I'm reading it what I'm reading it, then yeah, my next question is going to be so why wasn't an analysis done within 30 days? I think largely that the city's position based on its renal obligations general plan, the city council's determination that this is a proousousing community supports a position that supporting a housing development project outweighs any other policy approach that would prioritize parking.

And my concern would be applied specifically to no parking for retail. Well, wait. Make sure you're sticking to the questions and the commentary and the so like do you have another question for them on this issue? I just want to know if this law is correct and whether or not it applies if it is in fact limiting or not because I think we're all going to want to know this. Maybe not for this one, but in general. I maybe you guys don't care about retail and the parking spaces. I bet you that retailer across the street does though. Well, they could I mean I think what Daniel told us is they could have filed or said something and nothing came in. No, it was the city's job to say something within 30 days.

I don't think I don't think it's necessarily the city's job to advocate on behalf of parking over any other particular consideration. And again, then we w then we have and we wave our right to complain now. Right. I mean, this is a 2097 project. The city has not tried to push back on any of them. I don't think other than this isn't housing. So yes, commissioner as you're reading it, there is an exception. City can make findings about parking. Yes. But as Daniel has stated, the city has a policy of encouraging this. There's other ways around their ability to parking for retail.

There there's other ways around. So So this protest wouldn't be effective anyway. Is that what you're saying? I'm sorry. This finding wouldn't be effective. Is that what you're saying? No, they could make you could make a finding and it would be effective at imposing restrictions pursuant to the previous, you know, parking rules. I think he's asking if it wouldn't matter if we made that finding because they just use a wafer anyway. I don't know that. Okay. Yeah, I'll add to that. I mean, any such finding would require I mean, preponderance of evidence in the record which does not exist

because we didn't try to make it and the preponderance of the evidence is a standard for almost everything. Um, if this was not a 2097 applicable project, then the amount of parking it would take for 5,000 square feet have been probably four or five spaces, right? It wouldn't have been 30, right? Probably.

So, we're talking about four or five. So, in in in this example, not only did we not say anything within the 30 days, I'm just trying to not have us be in this position again when we really really do care. And I want the public who's here to know one, there's nothing we can do about it even if you wanted to. And two, now you know, you got 30 days not here and now to make the complaints. Do you have any other questions? Nope, I'm done. Okay. Thank you. Uh,

Commissioner Brookliner. Uh I have a question for staff which is okay so um they're uh doing a flexible application in anticipation of the city council passing a small unit local density bonus program. What's the state of that? Is that uncertain? Are they waiting on final plans?

It actually did pass. So it went in effect earlier this year. It's just instead of having them submit a whole new round of plans showing the full unit counts, the arrangement just allows us a little flexibility and allowed us to get this. Okay. So, I guess I'll ask them which which project they're planning on doing. Um, is there any um I can ask them this as well. Is there any planned integration with multimotal plan given that this is bike lockers and this is like right in the downtown destination? Is that at all? Yeah, unfortunately not. I mean, if there are any policies that would come out of the future that couldn't be applied here.

Okay. I just noticed there were some street improve improvements and I didn't know if those would inflict or whatot. Yeah, the street improvements. I mean, that's all reflecting the the East Camp master plan, which you do already see a lot on the corridor city right away. Okay, that's all I have. Vice Chair Aqualina. Uh thank you Daniel for a very comprehensive report and to the uh presentation, all the drawings uh very clear as to what's going on. Um the only one the one question or just clarification I have there is off streetet parking in this area. Correct. There is

no off streetet off street like parking along the street offsite parking street on on street parking is available if needed for this for the retail or for visitors guests etc. Yes there is on street parking along Gilman Dylan and along camp.

Okay. Um the second uh comment I had was um and this is just purely aesthetics but the east elevation um is got the least amount of delineation on it and um I know there it's mixed use commercial residential in that that area and I was just hoping that we could see a little bit more of the architectural elements on that elevation as well. the other three sides. Um so I mean I know it's cost money um etc. But just as a going forward thing is what I'll be looking for more of. Um and it's the analogy of you know frosted cate defrost all sides not just three. Um and then um the other thing I've noticed that there is a project being built adjacent to this project at this time. Correct. There is and Is that um are those single family residences? What where are those buildings?

Those are going to be town homes along the Gilman side and those will butt directly along the side of this site and then there is also a small 10 unit apartment building on bill. Okay. So is there going to be any impact of this building on that or that those buildings on this for construction or just etc. noise? It's the two development teams have been in communications or fully aware. Okay,

that's a lot of questions already answered. The EV charging uh what what was the like level expected and what did they ask for in terms of a waiver? So the city adopted a very aggressive EV charging requirement basically requiring all the spaces to be equipped chargers uh there are basically looking to half that okay so 50% would add okay uh and then understanding they're not required to comply with the MFDDDS this is subjective question but do you think how did they do subjectively and sort of complying with what we aspired to these sort of large complexes.

They did a good job. There's a lot of modulation in the building walls. You do have very strong base treatment that separated it from the upper stories. I mean it I think it largely does comply with the spirit of it. I mean there probably a lot of more subtle points that are hard to comply with. I mean MFPS is a very complicated document. Um, but I think the large thrust of it they've complied with.

Great. All right. Thank you for the commission questions. We're now going to open the public hearing. So, this follows the Campbell City Council's guidance on time aotment. The applicant can speak for up to five minutes and members of the public can speak for up to two minutes on each item. Uh, the applicant is welcome to speak. You're not required to, but if someone wants to come forward uh and talk, we we'd love to hear from you. if you could just identify yourself and then tap the red light to unmute. There we go. Excellent. Thank you. U appreciate the presentation, Daniel. Good evening to planning commission. Um I'd like to take a few minutes to reintroduce ourselves and explain why we are back here again. We came to Campell 10 years ago. We've had this amazing city, amazing downtown and more people, lots of people living here. Um, we spent time with staff to improve the project. We spent time with Santa Clara Department of Health to clean up site. Um, my colleague Gina was for this commission 2019 spent millions of dollars. efforts to uh finish our plans and also to start construction. We ultimately removed of soil and started all of course struck at that time and for reasons completely outside of the city of we made the difficult decision to pause the project. But that pause came with a silver lining. That silver lining is by the city and by the region also by the state. So we've taken the time to

take one step back today. We're proud to present a project with 116 and we're happy to to go through some of the questions that we had today. a better project with more needs, more residents, more walls downtown brings to place the number of affordable units in the path of those affordable unit. And so I'd like to also take this time to to acknowledge patience public's patience for our site not has not our commitment is to improve this project to move swiftly towards construction build. So I'd like to turn over to LPS who will give us a very brief architectural digest of the project.

Good evening. Um is there any other way I can share? I am. Yeah. Um so obviously you're all very familiar with the site. Um and uh so we one of the things that we um started looking at is it's identify that it's the missing link between the park and downtown. It really is the only lot left. And so that was one of the um do I join as a panelist or an attendee? Okay.

And so that with um share this Quick. Um so that with uh considering that and we looked at this through three kind of design lenses. Um, we looked at like a contemporary Spanish colonial. We looked at downtown kind of incremental development as it happens over the years. And then we looked at a a um a pretty common um uh contemporary approach with with some enhanced detailing. So Daniel did a really good job of showing how we um that how the ground floor is laid out. So this we we focus on a kind of a connectivity for for in the pedestrian experience. So, we kind of gathered all of our um active uses on along East Campbell if you were going from the park to downtown and vice versa. So, we've got our retail, our fitness, and then our lobby leasing is on the corner. So, those are kind of our active uses. Um some some of those spaces have twotory spaces. Um we have a fairly tall floor to floor height at our ground level anyway. So, the retail space will have a nice 13 14 feet um uh floor to floor height there. Um, so starting at that corner. So here's where we kind of and we've used these kind of three design lenses to try to break up this facade. It's a very long facade on both Gilman on both Dylan and East Campbell. So and we try to Oops. Sorry. I mean myself. Um, so uh so starting in this corner we this is where we we're trying to introduce a little bit more of a Spanish colonial with a contemporary um edge. So, we've

got some some some traditional forms, but some tra and and materials such as brick and um and wood woodlike materials um mainly plaster. Um we are under form based coat, so we're required to to break up the facades quite a bit. So, we've adhered to that. Um there's an analysis in your packet um of how we're doing that. Moving down, um here you're starting to see where our we're trying to um uh really put a horizontal separation between our public and retail spaces and the and the private more residential spaces. And we've introduced this really really um uh prevalent banding. So that that's kind of a two it's basically a two-story space. So that's um so this is the pedestrian experience when you're coming down this um the the frontage. You've got um street improvements as we mentioned earlier with street trees and enhanced pavement pavement um along with this um uh tile base uh brick accents um and this taller floor to four ceiling at all of our active spaces. So it's it's kind starting to introduce more of a traditional downtown feel. Here's a a detail of that corner um so uh um with with with a lot of horizontal accents to try to again break it up horizontally as well. Um and then turning the corner down Dylan or more of a traditional contemporary approach. So we've got these broken up into more simple forms. Um we've tried to uh break it up vertically by pulling it introducing decks and pulling those those decks out and pushing some spaces back and using color also to um to break it up. We still have this um pretty pretty um prevalent separation between the kind of the the public slash in this case our garage um space and our residences above. Um you mentioned the the the um these are streetscape um uh elevations. You mentioned the development next door to

us. So we've kind of ghosted it in here. So these are I think they're town houses and they're they're three stories. So, this is how our our project will wrap around that. Um, they're pretty close to our property line. I think they're only a couple feet off of our property line in the back. So, it's it's pretty pretty tight back there. So, we've tried to actually um increase our floor heights to get at least as many of of the residents to be able to see over that development into the park. So, um we've you'll see ultimately our Florida heights are a little higher and a little more generous. Um and that's really all we have. Um um we're here for any questions and we also have um Morgan Burke, our landscape architect, um for any um landscape questions that you may have.

Thank you. Yeah. Do we have questions for the applicant? Go. So the decks you were talking about, do they belong to the lower level residential units or do they belong to the whole building? You know, people can stroll uh the the decks on this side. These decks on the Gilman Oh, on the Gilman side. Yeah, these are this. Yeah, these are for those units on the Yeah, there's four units on that side. So, those are for those those are for those units for the for the lower level units, right? It is it doesn't belong to the whole residential. No, they're private. They're private decks. Just for the units. Yeah. How about Dylan?

Same. Yeah. All the all the all the decks. Um the the um kind of common area. We have a roof deck um which I which is right there. So, on this on this it's right here. on this side. So, their views are over towards the park and then we've also got a club lounge up there as well. Thank you. So, just to follow up on that, so I saw the roof deck and I also saw I don't know was the third or fourth floor. There's a big Yeah, the podium. That's right. Whatever whatever that's called where you have big open area Yeah. space. Yeah.

Are both those available to all the residents? No, the only the only the roof is the the um the podium. A big chunk of it is for fire access to for for the back side of our building. Um the rest are um basically I'm talking about the big open space on the third or fourth floor. Yeah. Where it looks like there's going to be lounges and and seating and stuff like that. Uh the only seating we have outdoor seating would be up on the roof. Okay. And the the roof is available to everybody, correct?

Yeah. Okay. Um, well, I I I had asked about the retail. If you're at this point, you don't know what retail you think is going to go in. I think that's a question for Jeremy. Yeah.

Thank you. Um, I'm going to talk about the retail. Um in principle um we view our project here not just as a residential but we are a node between downtown and and the creward um we've talked to a few folks in the brokerage community at the end of the day I can't tell you exactly what that be tell you what it won't be restaurant probably won't be a hair salon um but we're looking to remain uh retain flexibility for neighborhood serving use where real no real real heart and center two places downtown and we're looking to serve those park users like to serve the pedestrians walking between downtown um I think parking I think um we have thought about this quite a lot at 5,000 ft square feet um in and of itself it's not it own retail We expect our users to embrace the downtown and and and be part of another retail or community experience for walking by our property. With that said, um we have indicated that our parking spots are for residential. It remains a possibility that a portion of them are not within access control and can be used on a flexible basis to potentially accommodate users in the day when the residents are away.

And the in the parking structure the there's one entrance on Dylan. That's it, right? Yes. There's one entrance to get into the parking. No, there's two. There's two. There's one on Gilman, too. There's two. Just wondering Gilman gets up to the upper level, but Dylan Okay. Is that what they're where they show the ramp kind of thing? Um, and then I have I guess I don't have anything else except I push for an ice cream or sandwich shop because you got you got the you got the park right there. It's a great Yeah, there it's a great location for something. Other questions for commissioners? Any So go ahead. Yeah,

two and a half questions. Uh but first one is I want you to hear me when I say I I'm glad you came and did this. I'm really happy. It's going to be fantastic. And I lived here more than 40 years and I walk by the old place for decades. Okay. So I want you to understand that my concerns are that I don't want what you're doing to impact those around you. And managing change is a very difficult thing. And when you're not here after you've spent all this money, I'll still be here doing the same for you. Okay, so there's that. There's my my second one is uh could you educate me on this parking space leasing for EVs? Do so, you know, if half of them are electrical and half them aren't, if you don't have an EV, you probably wouldn't lease one of those, but who pays for the electricity then? Do are they independently metered or what does that what's that look like? It's a great question and something that we pay a lot of attention to because you know I'll recall maybe five years ago a whole lot of a lot of there are things happening on the other side of the world completely outside of our scope that may change whether there will be more in the future with that said what we've done is we've studied hundreds of different types of new and proposed projects um understanding the habits of uh drivers are and of course we see more DBs in the main area the code the caling code requires 100% of those spaces to be we believe that that oversaturates the requirement charging because most users they don't charge every day charge once every two days and of course they make super do every day but there's a spectrum um we are very

Um and the concept is that there will be a minimum of 55 spaces. We're actually planning for a few to come more spaces for for charging. We just don't have to build out the chargers. Now, um the way that those would work is that parking would be available to everybody to all residents res a parking fee just like a normal building. charging would have a product that meters how much people use in terms electricity. So free charge their H1 Hummer um all day they will pay for their electricity use um and that would that would go directly to that. You had me until you said open for. So if I come and I rent an apartment and I say I need a parking space and you pull out the second lease and I lease the parking space and I say I need it to be an EV. I got an electric car.

You pull out the third lease and you say you want this one and then that lease means that when I come home at 4:30 in the morning I get to use that space, right? It's an interesting question. Um there there are different models for it. There are certain there's a there's one model where you get that specific space. There is also another model which you get the the open space that's that's available.

Well well you know there these things turn into the EV mafia where one guy's texting the next guy texting the next guy until there becomes a daisy chain of constant use of the space that when it's open and free I can't do anything about it. But if I paid for a space boy that would that chap me a little bit. So I guess we're educating each other a little bit on that one. We we have seen um operations in both cases and one of the driving forces is how many abundance scarcities some certain properties are very few.

I think that with 55 at the very top for now. Yeah. Yeah. Which is great. Okay. I'll do my half a question and I call it a half because it's really was from a comment from the public. C can one of you comment about how much shade concern there is with this building overlooking a park and I'll just leave it there because I I don't have more to add.

That's a good question. Um I I don't think that there is a big concern about the shade building park. I think it's far enough away that um and that's a kind of a a southwest um southwest orientation. Um so I don't I don't we haven't done an analysis where that's what you're asking but it wasn't a concern at the time. I don't think we're that tall enough to to cast the shadow. Okay. Yes.

Can I can I pick back on the EV question? So if I understand correctly the let's say you got parking spaces two rows the EV charger would be like in a corner where four spaces can use that that one EV stand. Correct. You're not talking about one EV charger per space. You would you would place it in because my son lives in a high-rise that has that exact thing, you know, and you know, we could rent an EV enabled space or you could rent a non EV space, but but four adjacent spaces can use the post.

Our our plan is to so when we said we would have a minimum of 55 spaces with their own individual charge that has a charge charger. So each each space would have it own dedicated this side. Assuming you get approval here and it doesn't get appealed. Uh when construction start and when people move in as soon as possible.

Um in the background we're working on plans. We understand appreciate publicans. Um in a best case scenario start and so that's when you would start what would the construction schedule be approximately 22 months. Okay. Thank you.

I really don't have any questions. I mean as an architect I mean I can go through these plans like all day long. Um but I get the general gist of it. I think the the architectural delineation is is appropriate. Um I'm glad that you have that drawing show in the Gilman townous because I think um the third floor residents are going to have a tough time seeing the park but fourth, fifth, sixth will be fine. Um it's just but they also have a large outdoor space. Yeah. And we've tried to right address that area up for them because they're going to be looking at the back of their town houses big blank stucker wall. Right. So yeah,

which you know that might be a way to meet your neighbors too which I've seen happen. Um and as far as the EV charging station, I mean I've done enough of them to know that you know this is something that's um you provided a lot but based on um you know the price of these cars I think that 55 for now is plenty, right? I mean you can have market rate below market rate and lower than that. So, um, uh, I don't see an issue with it. Um, the only thing that I always get concerned with with these large projects, and it's kind of a a minor point, but it's it's the trash uh, controlling the the trash situation as far as when it's picked up, when it's put back. Sometimes the the containers don't go all the way back into where they're supposed to be. They end up on the street. You know, who's going to monitor and police that? We have, you know, out on Gilman or Dylan or wherever they pick it up from. And then you've got some narrow alleyways which can be really uh challenging to maintain from a standpoint of security andor or just trash. So are there things you've thought about to mitigate those concerns?

Yeah. Um we're working with trash management to help design the infrastructure network inside the building to to collect it and that waste of course trash compost. Um we typically work with property management operated to serving the building which trash would be one of those we uh where that trash comes out pretty intelligent to minimize the impact on public action. Yeah, it's it's inside the the parking area

for the residence and then it's in the it's in the back on the retail side have a a little area. So all right does just you know I'm glad that you're working with somebody to to really mitigate this because that's one of the things that I see in these larger developments. It's the hardest thing to control is the waste. Yeah. Yeah. And they do a lot of analysis of how many how much space do you have? that equates to how many pickups you're going to need per week or whatever. So, it's and the size of the containers. Size of the containers. Where do you put the cardboard? Great. All right. Thank you. I have no other questions. Oh, we have one other question. Yeah.

116. At this time we're fixing number spaces. 116. So we understand. So the question I would be concerned tax season. I'm doing

something Yeah. Um, it's a great topic and I think um, you know, at a high level we are leaning into downtown as urban area people self- select to be because they walking or biking to where they need to be. Yes, a lot of folks have problems but the principle here is that we are decoupling the res moves in the choice to take. So with I call it a market mechanism they can choose to rent park and we have projects. We find this a good policy to help balance out what true We are one block station few minutes from all the wonderful services downtown. We truly do believe that this type of project in this location I expect fewer than one we're about we are about I expect it to be at one time but ultimately it's it's a market

all right I'm good thank you very much appreciate the time. Uh, are there any members of the public who would like to speak? You have up to two minutes. Welcome. Welcome.

Good, Mr. Chair, Commissioners. My name is Ken Johnson. I'm the executive director of the Kimbo Chamber of Commerce, and I come here today to express our support for the development. And uh we see this as the beginning of a a pathway between downtown and the prunard and that this is the first of what's hopefully going to be many beautiful developments that continue to bring vibrancy to downtown. Um we share your cons your interest and by the way you've had some great questions and I if you have ideas I agree a deli or a sandwich place needs to be there to support not just the residents but all of us that work downtown that don't have a good place to go. Um I I love what they did with the development. We loved it when it came out earlier and then circumstances changed and they adapted to it. So, we support it and uh we really look forward hopefully you do as well and uh we if you have we will help you find the right tenants for the retail space. We think it's important too. Thank you so much.

Thank you. Other members of the public would like to speak one person in the So, um, this is a very nice, uh, contemporary Spanish colonial building. Uh, we've heard about parking. You mind introducing yourself? I'm sorry. Would you mind introducing yourself, please?

Oh, my name is Sophi. Um, uh, we've heard about parking, EV charging, sandwiches, ice cream shops. Um something that uh I haven't seen discussed in this is internet connectivity for this area. Um and in particular fiber internet connectivity. Um there is quite a desirable ISP named sonic.net that's uh Santa Rosa based. They have some connectivity. I think they're about half mile a mile away from here and I know that they had challenges with other cities uh bringing fiber to the region. So um uh is is the city uh you know helping facilitate the development of fiber in this area and in this specific sub region um of the city um and that would be the question.

Thank you.

We can ask staff on that. Is there any probably outside the scope of this application? Can you follow up with uh whoever they should talk to? Uh he provides his contact information. Perfect. Uh did you say we have one person online?

Raja Kala, you're able to speak? Yes. Can you folks see me? Hello? Yes.

Hey. Um um great project. Um this is Raja Pala 1216 West Hiand Avenue. Um some of you folks on the table know me. It's been a while I was there. Um great project. I have seen at least three projects with rooftop come to this um you know this table as well as the city council but none of them even broke foundation. I'm hoping this will do and uh be the first one u you know around Campbell downtown in Campbell bringing up the required density that address the housing problems. Um while I love the project, the architecture, the design, the rooftop on the sixth floor and everything. Um the only thing I I'm not even sure if I should bring this as a concern is when visitors come to meet their friends who are in here. I'm afraid that they are going to park in the parking uh space of the park, right? It's just walkable. It's like a 2-minute walk. I do try to park on the street when I go to my friends apartments and like Santa Clara and all. again beautiful place and all but uh when the parking is less like this um those parking spots in the park which is on Dylan Avenue Gilman will be overcrowded. I bring my kids there from time to time even though I don't live in that neighborhood. Kids want to change off park and things like that. So I'm wondering if the city has any plans that hey residents and I know there are town homes also coming up there. So I'm wondering if city has any rules around people like parking in those parking spots in the park. Thank you.

Thank you. Anyone else online who would like to speak? Uh the applicant if they would like to respond to any public comment has up to three minutes but again not required. Great. With that, I will close the public hearing and uh we will open up our discussion as a commission. Well, I started down there for the question, so I'm gonna start down there for the discussion. Commissioner Brooker.

Sure. I can just share my thoughts here. Um I was really sad that this had uh gotten delayed and so forth. Um, I'm very excited to see it coming back and with um almost twice as many units as original as originally. I just really hope this doesn't encourage us to punch on any more plans and hope they'll come back better. Uh, we got lucky here, but it's been a while. Um, I'm I appreciate the outcome being very very gentle about parking concerns. You've heard about a lot about that. Um, uh, we spent about half our time here talking about parking. Um, but we had state law for for a reason having this debate permanently. Um we know the parking trades off against housing. Um we can add residential parking, we can charge parking, but we cannot push people to build giant underground parking male anymore at a cost of I guess it's underground something like $100,000 a stall, which is incredible. We just don't do that anymore. Uh, and the idea that we're going to try and push back in state law on every application, I I really hope we don't do that. That's not really something we can do here. I realize that we don't really have much we can like tell the applicants to do. Um, I'm just glad this is happening. Uh, I'm happy they brought this back and I'm, as I've enjoyed taking my kid past the nearby construction, I look forward to taking my kid past the upcoming construction. there will be a construction project to show her for the next at least two years. Okay. Um the first thing I wanted to uh uh we got a late um number of emails and I just wanted to uh just for I don't know if if uh Carolyn

finishes listening in or not but she She lives on on Page Street and she sent in an email expressing a number of concerns um uh including parking and height and street changes and and uh those have all all been um talked about. So, um, there was one thing in terms of her concern about, uh, privacy of of her and her neighbors on page, and I I just want to say that, um, uh, I actually I actually figured out how far her place is from this place, and it's it's it's 250 ft. And the sight line is is such that the house next to her will block will block anything even at the sixth story. So, I I don't think she has anything to worry about. So, I just wanted to say that it's it's pretty far. It's pretty it's it's pretty far away across the street and down the block. So, um I just want to mention that. Otherwise, I'm like Adam, I'm thrilled that this thing is moving forward. I I was going to try and beat him to the punch on asking when it was going to be built in time. I didn't get that opportunity. I'd actually written it down. So, um uh I I I you know, I'm not an architect. It looks good. Um our resident architect here seems to think it looks pretty good. So, I I trust his judgment. Um uh uh it's um you know, we're going high. This is this is, you know, we we we've looked at a couple other higher high projects and and you know, we're destined to have higher projects and and uh I think this is a fine place for it if we have to go to, you know, uh to

75t. This is as good a place as any to do it. Um I think uh it'll make a big difference between that and the one that's going on next to it that fill in that area. between downtown and this park and the prinard. Uh I'm sure there'll be more to come at some point, but um this is this is a big one. So, I I'm I'm excited about it. Uh I don't think we've really pushed back on the parking. We talk about the parking because we're concerned about it. Um nothing we can do about it. I I um I I actually thought about the same thing that Raja was talking about in terms of uh whether people be trying to park in the in the park parking lot. I don't know if there's anything that we can do about that. I think there's limits on the there are sign limits there, but I don't know how much we can force that kind of stuff, but it's certainly something maybe the city needs to be aware of that uh it's real convenient to go over there and park on the at the park parking lot if you're visiting or even living in that building. Um so um so you know that's my concern is the spill off that we see on any of these projects and and there's um but that remains to be seen is to in terms of um how bad it's going to be and and that's also Campbell East Campbell is is gets gets pretty uh congested as well. So, there's a traffic question there and I I look forward to that um intersection, those two those combined intersection being fixed to accommodate the people from the Page Page Street neighborhood in particular and um and

then easy access to the parking on on the side street. So, uh I'm it looks really good. I I'm uh excited that we're finally there and that uh that hopefully we'll start seeing um construction happening. So, I'm all in favor.

Thank you, Mr. Chair. Uh I share my colleagues enthusiasm for this project. I think it's a great project is a great location. I'm really happy you're doing as many units as you are. Um and I understand you know u parking is an issue, traffic is going to be an issue, all these things an issue but at some point we have to choose um what we want to support and this one I think there's a great balance on on all those challenges you know and provides the units that we need near VTA uh station and um You know, I'm the type that I think higher is better because that gives you smaller footprint. If we don't go higher, then you know the smaller footprints gives you more green, gives you more walkability, you know, and so I'm I'm all supported. Thank you. Again, thank you. And my comment has to do with pushing back on laws. Um the state laws for housing and building were a push back against the county and local building laws. And there's a lot of people who think we should be pushing back on federal laws right now and I'm a tax attorney and there's a lot of people who think we ought to be doing something about tax laws in the state of California. So I'm all about push back. Just be polite. be respectful and I'm a fan of Make Good Trouble and that's where I am.

Uh, I love this project. I think this is beautiful looking. The retail is wonderful. It's thoughtful how you've approached it. Uh, I also agree a sandwich shop would be nice. Uh, but I I do think that's just missing right now, the link between the Brunard and the downtown. And this is so central and it's going to be so nice. Uh, I'm not super worried about the parking. We have an empty parking lot downtown that's three blocks. The first street garage is enormous and it's empty every day. This huge like we have parking in the city. It's like six, seven minute walk from here. If you camp park is awesome. I think most people would be willing even if every spot was full to park downtown or park somewhere else. Like I I I don't think parking is a barrier for us. We have a lot of parking in this city. Uh and so I'm I'm very comfortable with the the level here. Uh and just in general like this is such an exciting project. So very enthusiastically support it. Uh with that in mind, could we have a roll call vote on this item or I'm sorry. First I need a

question. I'm sorry. You're right. I blew right by you. Thank you.

Uh again, thank you. I I support the project as well. I think it is people said it's got a lot of linkage between Prunyard and downtown. It's probably the first step and maybe it becomes the model for future things. you can build upon this and maybe do something that's even more dense, provides more variety of ownership ownership types because I think that's going to be something that is going to be needed. It's needed now. We need an entry gateway into housing. You know, uh we all know people who are under 40 who still cannot buy a house and something like this is a good entree into that. And I think that we can look financial models to build upon a way of sweat equity for lack of a better word. Um maybe that's the next model. But uh I applaud your efforts. Thank you for bringing it back. And I used to go to Paul Bill Gran when I was in high school. Um but be that as may know it's progress. So thank you again and I always support this project.

Now do we have a motion? Um, I guess I'll do Huh. You're pretty good at

I can read. Well, um, uh, I move to adopt a resolution, uh, approving a minor housing development project permit investing tenative subdivision map to allow construction of a 90 unit housing development project consisting of six-story mixed use condominium building, approximately 5,000 square feet of ground floor retail space, and two levels of podium parking. the option to increase the number of housing units to a maximum of 120 units through the exercise of state and local density bonus law provisions. Do we have a second? Second. Do we have a roll call? Commissioner Scissor. I.

Commissioner Camar. I. Mr. Ali. I. Mr. Buckfinder. Hi. Vice Chair Kino. I. Chair Fields. I. The motion passes. 6 uh planning commission is final unless appealed in writing to the city clerk within 10 calendar days. Thank you very much. Congratulations.

Uh moving on to new business, we have the planning commissioner and subcommittee reports. Uh we do not yet have subcommittees, but I do have two proposals uh for the year and I'm looking for volunteers. Uh, the first thing I would plug is these only work if you do work. You can't sign up for these and hope that something will just happen. There's no staff report. There's no anything like it's very uh elbow grease to power these. Um, and I think we've had some good ones. One I would site last year that I think uh Commissioner Zisser and Craig did that was great was the outreach survey of like what other cities were doing. I thought that was very thoughtful and and a good model of what we could look at. So, uh we've discussed both of these in the past. Uh there's two typically we have two people on each one of our subcommittees. Um the first one I would propose is one on housing incentive exploration. So, housing is troubled. Uh we've had conversations about things we could do sort of policywise, uh permit-wise to encourage more housing. uh in the city. So, this one is fairly open-ended. I think looking a little bit for the subcommittee to define what kind of stuff it would look at, but I do think looking at what other local cities are doing, uh consulting with, you know, our our city staff, but also just looking again if there's anything interesting that we might not have considered. Uh and then coming in and occasionally presenting reports to talk about things that we might want to do. I think this one in particular I'm interested in because I feel like in moments we've like reacted to like park fees or fences or something like in the moment. But like my hope would be like a more thorough look and we could go to council with something that was like more comprehensive. We've all debated, we've

all voted on and might be a little stronger than just reacting to an item. So uh that's the first one. Uh the second one would be permit streamlining 2.0. 0 uh way of business development manager. Uh there's a really nice monthly newsletter he sends out. If you're not subscribed to it, I would recommend it. Um but he's going to come and give a presentation in a month or two. I was talking to director Eastwood about sort of the latest about what the city is doing there, talking to brokers, what are vacancies look like. Uh and something that Commissioner Comar and I did a couple years ago was look at the conditional use permits. Are there things we could streamline? how could we make this better for filling our vacancies, sort of bring in new businesses into the city. Um, and we did some I think we changed the rules about 10 12 uses, but city has 100 plus and so there's probably more opportunities for us to kind of look at this. So the premise would be to work with our city's economic developer, talk to a couple of brokers, look at our code, look at what other cities are doing, and again see if there's maybe any opportunities where we should go to council with a recommendation about how we adjust the policies. Uh so again to recap, there's a housing incentives exploration, that's one subcommittee, and then permit streamlining would be the other subcommittee. Does anybody have questions on those? Well, on the housing one, I mean, you know, the city just went through it, right? We just went through this whole thing. So,

I I I guess I'm I'm asking if you uh have some specific feelings like they didn't get enough, you know, items to look at to to consider whether or not some of it some have been overlooked. Um, I think we've had a few discussions. I think especially the one on like the small property like bonus or park fees were sort of the ones that came to mind where like we had some discussions. I don't I don't have like a very specific set of things in mind. But I think what has happened to us is we've sort of had like a housing proposal or we talk about these one-off units and then are sort of reacting to the conditions that they bring in front of us. And so I I called this one like exploration for a reason, which is like probably to get creative to see if there's something that we had missed or maybe just emerges as an opportunity over the course of the year.

I mean, I think if I could add something, I know that the city of San Jose

um they've been very proactive in getting largescale projects underway by leasing the land to the developer. That's one thing they just did last year. They lease the land. They own the land, but the developer builds the project. Uh they also have popup permitting on weekends. They'll go to a library and they'll have people bring in their drawings and they'll actually talk to them about either getting the permit or what's missing or even issuing it right there. So, those are types of things that I've been seeing as a way of it's more towards a permit stream, but it's also could be housing incentive as well. like what what are the larger cities in this area doing? Sunnyville's got programs, you know, these these areas around us that we're kind of surrounded by that have bigger populations are doing different things to get housing, especially like in Sunnyville along the ARZ corridor from Lawrence station out to uh the train station. huge huge developments are being planned

and you know I actually appreciate your your mentioning this because one of my pet peeves is how much it cost build the BMR you know and so I wish we could like maybe this subcommittee which I would be volunteering part of uh study to see how much it really cost because I have seen estimates as far as like5 600,000 per unit build and it's like whoa

why does it cost so much maybe because we're building one year two year five year rather that you know a nice big project that um you know produces it that provides value you know and so I know developers do not start project because of the GMR government just eat too much into what they would make and it doesn't doesn't end. So I I think we should probably skip to stick to who's going to be on the sub committees like we can get in the weeds forever with this. Sure. Yeah. No, good clarification.

Love to get in the weeds forever with this. All right. Uh so two subcommittees. uh who's interested in the permit streamlining was the second one which would be to look at our conditional use permits um because that ends up being sort of the one-off requests that we get and seeing if there's places that we want to look at the

Exactly. So, like a big change like prior to you being on the commission was we used to get a lot of like dental offices coming in. It was because the city required medical services to kind of have a conditional use permit. So, we're getting like three of the years a year. There was a fee they paid. They'd have to wait for the meeting. That was sort of a procedure and that was like one of the ones we just moved to. So, like examining whether there's like other places we might want to do that. There's also some interesting things about like new uses the city doesn't currently support. Like we talked some about like green energy charging stations last time. So it's kind of an interesting. So those are the two. Um who is interested in the housing incentive exploration? If we had some hands,

we would make these for the whole year. I think the uh they can take three to six months. Yeah.

Uh, it could I mean like I think I think can we have more than two people on a subcommittee or is that a is there any limit? The Brown Act. So it's just it's just two two. Okay. If you wanted to make it a standing subcommittee subject to the Brown Act. Yes. Which Okay. Okay. And it can be longer than six months. It just needs to be limited in terms of not so we could have three but there are only seven but we could start it after we get our first

if so if we had seven we could have three until then we have two. Yes. Okay. So, for housing incentives, does that I would just Well, it's easy because there's only two hands. Well, Adam, you've done two I've done two of these, so it's like I will likely be pretty asynchronous, but we can I can do at least like half hour a week. Great. Uh, and permanent streamlining. We have interest. I'll take the third I'll be the third person when we get our Okay. Well, I'll put I'll put you on it and then No, I understand.

So, why don't we just say it's the two of you for now and you can But if you'd rather someone else if somebody wants to do it, that's fine. I think we only have one other choice. Yeah. Well, you could. I I'm a busy man. I I could I could do I'll do the streaming. Okay. You could also do two people right now then later in the year just who is it. Okay, great. Come to you to ask for your advice since you did this.

I I would be happy to do it. Um, so I would love if in a month we had the subcommittees kind of present a work plan of like what kind of stuff do you want to get into for your action? So, not two weeks from now, but the meeting in four to five weeks. Does that sound kind of reasonable to you all just to keep us moving? Sure. Mid mid. So, the the one the first one in March then. Perfect. Great. On the streamline, you're specifically talking about cups. Uh I think that is the primary area of focus, but again, you know, I think if you want to come back and there's anything else you'd love to to talk about, we

I think like where the comm subcommittee ended last time wasn't where it started. Yeah. So like your agreement is to make it easier to run a like to open a business here. Yeah. But conditional use permits are a pretty good place to start. I think that's I think Yeah. I think we would cover from building permits to conditional use permits etc.

Um because it's it's great to one get a business permit but you have to also understand you might need a building permit if you're going to make revisions. A lot of people get uh stuck with like, you know, how do you do this? What do I need to do? And I think that goes a long way into helping people understand what they're up against, but also for the city to be more welcoming to like we can help you. Here's a list of people who can help you. Things like that. And I'm sure you already have some of that in place. Yeah. I I was just going to add I mean your perview here really is the zoning code. So

Okay. The book end is really kind of the land use aspect of this and getting into building permit regulation would be a little out of balance. Okay, great. Perfect. Uh that's the end of that item. Uh do we have a report from the acting community development director?

Uh did they want to provide an update to the um commission on SB79. So SB79, I suspect some and not necessarily all of you are aware, is a um pretty significant change to the law that is significantly um increasing the density requirements around city street light stations. The couple notes from Stephen I'm trying to look at real fast. We're looking at densities upwards of 140 units an acre. There's a lot of nuance and how that's really shifting, but Steven's preliminary assessment is that under the law, we're looking at planning for nearly 50,000 additional housing units. So, a magnitude of order more than city's uh housing out. Substantially more. Um

could you say that again? Upwards of 50,000 housing units. That's not that we're actually going to see 50,000 years have zone capacity zone capacity. But the challenge

yes half the city is covered by the law. Um because the the way the mapping works if the boundary of the half mile radius touches the parcel the whole parcel is captured. So it's a substantial number. So um staff the law goes into effect July 1st. Uh the law is very complicated. It has a couple of key mechanisms. however, that allow for cities to try to adapt the capacities in a manner that can at least somewhat meet local incentives. So, uh we will be going to the city council on the March 3rd. We're going to hold a study session with them to explain the law. We're going to be seeking uh guidance and direction whether or not city council wants to pursue preparation of a transit oriented development alternative plan. So a TLDD alter plan allows the city to basically look at the the area where the new density is being proposed and to actually shift some density from one area to other areas that it determines are more appropriate. But for instance, if we wanted to minimize the effect to the historic downtown, we could take some of that density and move it east more towards the broomyard. Uh that's a very complicated mapping and land use process exercise that the commission would be very much involved with uh at a fairly substantial cost. So that would be a serious consideration question for the council to what extent they want to put funding and staff resources into that effort. Separately, as part of that process, the law also allows the city to exclude certain properties from the law. Uh, primarily those are properties that are

listed on a local historic register. So, as because most of the city's historic properties are within the half mile radius, uh staff will be recommending that the historic properties be excluded to retain them. The law also allows for the city to exclude properties that are within that half mile radius that that actually walking there is more than a mile because the initial boundaries are just as flies. because of the freeway, you know, the physical obstructions, there are some properties that simply don't really make sense because you can't physically walk there within a mile.

It's uh the station entries.

Yes. But so there's going to be a list of properties that will be seeking authorization to adopt an interim ordinance on an urgency basis to exclude from the law, protect them. So that's uh it's going to be a significant change. The broader question is also because the magnitude of changes on the land use map also affect other transportation and land use policies. I'll be seeking council directive on how all that has to get reconciled and a lot of this is happening very fast because again the law does go into effect July 1st. Yeah, there is rumblings of looking at changes to the law.

Yes, there's Yeah, there are many components to the law that are a bit ambiguous and so we're also relying on um BTA to do their own mapping which of course they're not doing quickly enough so we're doing it internally to the extent that we can. So that's uh it's going to be a lot of what likely happens assuming the law doesn't get delayed. But even if it does get delayed, we likely if the council wants to proceed the the need to ensure that this is done correctly is is really predicated on HCD's review as well. So HCD will need to actually buy off on a lot of these planning documents. They have a statutory review period, but nobody's done any of this and so no one really knows what their review is going to look like either.

So, I understand where does the 50,000 number come from? Basically, I mean, it's not it's a little less. I think it's like $45,000, but it's basically a function of all that density across all the parcels that are affected by the wall. So, that's the hypothetical maximum. Of course, many properties are already fully developed with housing that likely won't go anywhere anytime soon. Many properties are too small on their own to functionally be developed without a lot of aggregation of land. How many how many

So, wonderful. That's not going to happen. like cities had had zoning capacity that were a large multiple of when we have like a shrink wrap zoning capacity we're saying you can build here here and here and as we've seen like sometimes they just don't build there it doesn't really work out that way is a certain proportion that's going to be built but it's not I don't think we should be afraid of that that's what zoning used to be before all the growth boundaries got put in place in the 70s and our current crisis kind of started I think this is an improvement It's suffice to say the challenge too is that the city adopted a whole general plan in a zoning map and general plan landings map. So to try to have some semblance of mapping that actually reflects the law rather having to look at how those maps can actually be reconciled with the law. Otherwise you would have just a a local general plan map that's basically just a fiction because it doesn't actually reflect what the law. So there's a lot of potential work and that's a kind of again a big policy discussion for the council on March 3rd depending the date at the moment.

Thank you for the report. Uh stick around one moment at the end because we have a a plaque for our departed chair to honor his service that we'll maybe hand over and take a photo right after the meeting. But uh I would like to adjourn this meeting of the Campbell Planning Commission until our next meeting on February 24th, 2026.