CITY COUNCIL MINUTES
City of Campbell, 70 N. First St., Campbell, California
SPECIAL MEETING OF THE CAMPBELL CITY COUNCIL
T uesday, February 21, 2023 – 5:00 PM
City Hall Council Chamber
70 N. First St., Campbell, California
T his City Council meeting was duly noticed pu rsuant to open meeting requirements of the Ralph M. Brown Act (G.C. Section 54956).
CALL TO ORDER
The City Council of the City of Campbell convened this day in the special meeting place, the City Hall Council Chamber, 70 N. First St., Ca mpbell, California .
ROLL CALL
Attendee Name Title Status
Anne Bybee Mayor Present
Susan M. Landry Vice Mayor Present
Dan Furtado Councilmember Present
Sergio Lopez Councilmember Present
Elliot Scozzola Councilmember Present
PUBLIC COMMENT
Public c om ment was taken following staff report presentation s.
UNFINISHED BUSINESS
1. Update on the Administrative Draft of the Multi-Family Development and Design Standards, Associated Updates to the Campbell Municipal Code, and Refinements to the Draft General Pla n (File No(S).: PLN-2021-12 and PLN-2022-90).
Recommended Action: Receive the report and provide feedback and direction to staff on the Administrative Draft of the Multi-Family Development and Design Standards, associated updates to the Campbell Municip al Code, and refinements to the Draft General Plan.
Community Development Director Eastwood introduced the item . He noted that in additio n to the objective standards, staff has prepar ed comprehensive updat es to the Z oning O rdinance. S tru ctural changes were made to the permitting structure for housing projects where now small, med ium and large projects would be reviewed a dministrat ively , by the Plannin g Commission and by the Coun cil , Minutes of February 21, 2023 City Counci l Meeting Page 2 respectively. Also , to be discussed is the opt-out process for those not want ing to use the development standards.
Senior Planner Rose prese nted a staff report dated February 21, 2023. He provided an overview on steps taken to this point and noted tonight ’s discussion would be on the Administra tive Draft of Form-Based Zone Map , Multi-Family Development and Design Standards , (MFDDS) a nd a Comprehensive Zoning update . Based on Council direction , a Form-Based Zoning M ap was made to identify where the objective standards apply; and a MFDDS document th a t c ontains the standards.
Opticos consultant, Roger Foreman described the Form-Based Zone Map noting the goal was to enable different types of development in the areas of Campbell where appropriate . T he General Plan Land Use Map, City A re a Plans, and existing built context were used as guides to develop the Form-Based Zone Map.
Mr. Foreman reviewed two of the ten Test Fits, Test Fit # 1 (Graylands Office Park) and Test Fit #2 (San Tomas Plaza Shopping C enter .) Test Fit s showed how adjacen cy standard s are shaping a large building to be more compatible with the adjacent single family residential.
Senior Planner Rose presented information on public feedback on the MFDDS A dministrative Dra ft. He noted fee dbac k relating to the Form-Based Map, commer cial ground floor requ iremen ts, large sites , building types , architectural s tyles , and compatibility . Also presented was Planning Commission feedback.
Senior P lanner Rose noted the desk items containing public comment emails and letters.
Councilmembers as ked general questions related to the presentations.
Mayor Bybee asked if anyone from the public wish ed to speak.
Raja Pallela , Camp bell resident , requested additional public speaker time, disagreed with the staff recommendation of ensuring form-based zon e s are mapp ed where appropriate and felt that makes the standa rds d iscretiona ry and not ob jective. He also noted that these st andards are more applicable to smaller units an d not larger pr operties such as tho se in the San Tomas area ; and , requested more supp ort to missing middle housing.
James Sullivan, Campbell resident and Pulte Homes and Valley Oak Partners representative, spoke on the units per building , T4 stan dards being limited to 6 units and noted Pulte Homes wa s request ing an increase of that. He noted that the developers were having a hard time achieving the City requ ired den sity without having an increased a mount of b uilding s or changes to the minimum width on tandem units on their proposed proje cts.
Sarah Chaffin, Campbell resident , present ed a map to the C ity Council and for the pub lic rec ord of properties lo cated at the corner of S. B ascom Ave nue and Minutes of February 21, 2023 City Counci l Meeting Page 3 Campbell Avenue and noted that she would like to build teacher or a ffordable housing at th at site ; and , and noted the proposed adjacency standards woul d make that difficult to develop .
Scott Rees, Campbell resident , spoke of previous examples of building types pr esented by staff and noted the difference between a single -family home and a townhome and requested that design standard require ments are compa red a p propriately with the building types.
Matt Web er , of Ellis Partners , spo ke about their Pruneyard property and their support of staff ’s recomm endation of the objective standards. He noted the section on pa rking setbacks was uncle ar and requested this be disc ussed in the upcoming stakeholder meeting .
Bret F eue rstein , Fry ’s property representative, spoke in support of staff and Opticos ’ efforts and appre ciated the opportunity to provide in put at the upcoming stakeholder meeting.
Seeing no other members of the p ublic wishing to speak, Mayor B ybee asked the City Council for their comments and discussion on the Administrative Draft .
Councilmember Lopez noted the impo rtance of the up coming stake holder meeting . He noted concerns on potential impacts these standar ds would have on s pecific projects and not hindering the City ’s eff orts of bu ilding more h ousing.
Regarding the taller buildings and commercial ground floor , he su pported st aff ’s recommendation but requested they remain fl exible and not limit ing feasibility of projects. Regardin g large sites , he stated s upport for the pu blic spa ce but requested more flexibility in the percenta ge . Regarding building types , C ouncilmember Lopez stated concerns with structures where the garages all fac e each other and can creat e dead zones , making the m uns afe for children to play . He suggested allowing flexibility s imilar to the Sam Cava development to maximize livability . Regarding architecture he was generally supportive, but cautioned on too restrictive of stan dards creating projec ts that are dis jointed.
Regarding compatibility, he noted the importance of the community concerns that it does not make much sense fo r smaller projects .
Councilmember Furtado stated the standards work well for larg er d evelopers but may be to o prescriptiv e for small developments of only a few units. He requested using more words like permissive versus required.
Vice Mayor Landry noted that many of the graphics presented don ’t reflect the standards. She requested th at the examples accurately refle ct the g iven descriptions. She was supportive of a variety of architectural styles. S he requested more clarificat ion with parking and the 30 -foot setback description and when that would be applicable . Additionally , she thought parking requirements should be evalu ated individually. She requested better clarification on the definitions of park, open space and civic space, as w ell as cle arl y defined Minutes of February 21, 2023 City Counci l Meeting Page 4 acronyms . Vice Mayor Landry spoke about waiving tree removal and related requirements such as setback requirements to s av e more trees .
Councilmember Scozzola stated s upport in raising the 75 -foot building height limit requirement for certain areas in the City.
Mayor Bybee stat ed support for the walkable areas and public open space. She requested better descriptions of the T4 and T5 Zones to be more user friendly .
She noted the importance of looking to the missing middle area and having standards that encourage that type of development. In rega rd to the archite ctural sty le , she requested more variety similar to the Cresle igh development and not box designs. She noted there should b e a balance between prescriptive and providing flexibility and encouraged d iscussions with developers .
Staff provided general in formation on Zoning Code u pdates and General Plan refinements . The re was a general Cou ncil consensus fo r sup port of the staff recommen dations.
ADJOURN
Ma yo r Bybee adjourned the meeting at 6:55 p.m.
APPROVED :
ATTEST:
Anne Byb ee, Mayor
Andrea Sanders, City Clerk