Planning commission approves 74-unit East Hamilton townhome project amid traffic concerns

The Campbell Planning Commission voted 5–0 on June 23 to adopt a resolution approving a minor housing development project permit and a tentative vesting subdivision map (PLN 2025-55) for a 74-unit townhome condominium project at 1500 East Hamilton Avenue.

Planner Daniel Fama summarized the proposal as a roughly 2.8-acre redevelopment of a 1977 office site into 74 townhome-style condominiums across 12 rows, approximately three stories tall. The applicant is using the state density bonus law and requested waivers and one concession (to leave overhead utility lines in place along Hamilton Avenue). Fama told the commission that state laws, including the Housing Accountability Act, constrain local discretion and that the project qualified for a Class 32 infill CEQA exemption.

Applicant representative Jim Sullivan told the commission the site contains about 41,000 square feet of existing office space (about 53 percent vacant), and described the for-sale townhome product (1,300–1,800 sq. ft., attached two-car garages, about 18 percent tandem parking). Sullivan said the project proposes 11 below-market-rate units (seven low-income, four moderate-income) to qualify for the state density bonus and estimated the city’s park-in-lieu fee at roughly $1,600,000. He also described a tree survey and a revised landscaping plan that reduces tree sizes where necessary for fire and ladder access.

Residents who live near the site urged more study of traffic and safety at the Hamilton–Lee driveway, raised concerns about excess parking spilling into neighborhood streets and about privacy and tree loss. Colleen O’Connell, a longtime nearby resident, said a left turn from the property onto Hamilton has been dangerous in the past and called additional traffic mitigation “an accident waiting to happen.” Several other neighbors requested residential parking permits for nearby streets and greater screening.

City traffic staff explained that, under the city’s general-plan thresholds and using ITE trip-generation methods, the net AM/PM peak-hour trip increase did not exceed the 100-trip trigger for a required traffic study because existing office trip generation offsets the new housing trips. In response to public concern and commissioner questions, the applicant committed on the record to hire Hexagon Transportation Company to perform a traffic analysis and work with city staff on potential striping or other measures to improve ingress and egress safety.

Commission discussion emphasized the limited scope of local discretion under state housing laws and trade-offs between meeting required density and neighborhood impacts. After debate, a commissioner moved to approve the resolution (PLN 2025-55); the motion was seconded and passed 5–0. Chair Davis Fields noted the commission’s action is final unless appealed in writing to the city clerk within 10 calendar days.

The project’s next steps include final map and improvement plan review; staff and the applicant said additional conditions of approval and engineering details (including any traffic mitigation) will be worked out during those phases.