Neighbors Press for Demolition Guardrails as Council Extends Pruneyard Approvals

Eight White Oaks Manor residents delivered a coordinated message to the Campbell City Council on Oct. 20: Before the city's first demolition ordinance arrives Dec. 1, close the gap that lets houses come down before anyone knows what will replace them. The council took no action during public comment. It unanimously extended Pruneyard's Phase 3 and 4 entitlements through 2031 and approved a $159,327 lease for road-striping equipment.

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• Eight White Oaks Manor neighbors ask for review before demolition, ahead of the Dec. 1 ordinance
• Petition with 95 signatures backs eligibility checks, notice and cleanup bonds for vacant lots
• Pruneyard Phases 3 and 4 get five more years, through Dec. 31, 2031, on a 4-0 vote
• $159,327 lease buys a thermoplastic striping trailer the city will own after five years

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Holmes Avenue Neighbors Map Out a Demolition Ordinance

Why it matters: Residents say the state starter home law lets lots be cleared before a replacement project exists. They want Campbell's first demolition ordinance to close that gap without blocking new housing.

Where things stand: Mayor Daniel E. Furtado opened oral requests by noting that staff had emailed residents about the upcoming item. "We have agendized, and staff will make a presentation, and council will discuss a demolition ordinance," said Mayor Furtado. The item is set for the Dec. 1 meeting.

Eight residents followed, and each took a separate piece of the ask. Emily Ramish, a public commenter, said two Holmes Avenue homes, at 1124 and 1115, were demolished and are now fenced vacant lots with no approved project. She said a third house, at 1995 White Oaks Road, is under review. Ramish said the group supports new housing and starter homes, and summed up its position in four words: "Review first, demolition second."

Tom Fisher, a public commenter, cited a July 17 letter from the state Department of Housing and Community Development (HCD). He said the letter confirms that state law does not prohibit a standalone demolition permit, which makes that permit a separate city decision. Under current practice, he said, "a demolition permit can be issued on its own before anyone knows what will be built or whether it can be built." Fisher asked that a preliminary application and a passing eligibility check come before any single-family demolition permit is issued.

The residents' checklist: The other speakers each added specific requests:

• Mike Bogart: Occupancy forms covering five years, plus staff authority to request records.
• Dawn Suter: A restoration time limit, site standards, a cleanup bond and prompt review.
• Josh Walker: Posted and mailed notice, and a public list of demolition permits.
• Alyssa Lynch: A city attorney analysis, an early public draft and consistent exceptions.

Bogart said the occupancy records would identify tenant protections before a house comes down. Suter made the case for a bond: "The cost of a stalled lot shouldn't fall on the city, nor on the neighbors," said Suter, a public commenter. Walker argued that none of these steps would need to delay housing.

Lynch submitted a petition with 95 signatures. She urged the council to use its authority where state law is silent. "Following the state is the minimum, not the whole job," said Lynch, a public commenter. She also asked that the ordinance take effect promptly.

Diana Jonathan said she supports housing but raised concerns about neighborhood scale, parking safety and notification. She asked developers to follow the law and consider community input. Mark Saunders described White Oaks Manor as an organic, close-knit community that he said is fragile because of development pressure.

Decisions and stakeholder impacts: Because the comments came during the non-agenda public comment period, the council could not act on them. The mayor said staff would take the comments into account. The residents framed their requests as process rules, not opposition to building: sequencing, documentation, notice and accountability for stalled sites.

If those rules are adopted, the main effect would fall on developers and property owners pursuing teardowns under the starter home law. They would face added documentation and bonding requirements. Tenants could gain earlier identification of their protections, and neighbors could gain notice and recourse when lots sit vacant.

What's next: Staff will present the demolition ordinance at the Dec. 1 council meeting. Residents asked that a public draft be released before then.

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Pruneyard Gets Five More Years to Build

Why it matters: The extension keeps entitlements alive for a five-story office building, a garage expansion and retail pads. That gives the Pruneyard project a 15-year approval horizon. The developer says the office and retail market cannot support construction today.

Where things stand: Senior Planner Daniel Fong walked through the history. The Pruneyard Master Use Permit was approved in 2016 and amended in 2021. Phases 1 and 2 are complete, but approvals for Phases 3 and 4 were set to expire at the end of this year. The Planning Commission recommended the extension on a 5-1 vote.

To qualify for more time, "the applicant needs to demonstrate that they've made a good faith effort to implement the approval," said Fong. Staff pointed to the applicant's $100,000 contribution toward the Los Gatos Creek Trail connection. Staff also cited high construction costs, high interest rates and weak demand for office and retail space.

The fine print: An extension does not lock in today's rules. Fong said new building and fire codes will apply when permits are submitted. "They are not afforded the same type of rights that housing projects are," said Fong. Staff said a broader permit amendment is coming next year, covering outdoor seating and reconciliation with the general plan.

The applicant's case: Eric Foreacre, president of the Pruneyard Center Association, was candid about the market. "The office phase and the retail pad phases over the last several years have not been economically viable," said Foreacre. He said occupancy has risen from 68% to 77-78%. "I believe that by the end of next year, we'll be pushing up through close to 90% occupancy," he said.

The other side: No one spoke against the extension. One councilmember asked how parking would be handled during future construction. Council members voiced support.

Decisions and stakeholder impacts: The council approved a five-year extension of Phases 3 and 4 and the related tentative parcel map, through Dec. 31, 2031. The motion was made by Councilmember Terry Hines.

• Vote: For: 4 (Councilmember Sergio Lopez, Councilmember Terry Hines, Vice Mayor Anne Bybee, Mayor Daniel E. Furtado). Against: none recorded. Councilmember Elliot Scozzola's vote was not recorded.

The property owner keeps its development rights without having to break ground in a soft market. The city keeps leverage through updated building codes and next year's broader amendment.

What's next: Staff expects to bring the broader Master Use Permit amendment back next year.

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Striping Trailer Lease Targets Longer-Lasting Road Markings

Why it matters: Thermoplastic road markings last five to six years, compared with one to two years for water-based paint. That means fewer repeat restriping jobs for Public Works crews.

Where things stand: Public Works Director Amy Olay presented a five-year, $159,327 lease with NCL Government Capital for a TPM 1500 thermoplastic melter trailer. Annual payments are $31,865. The city found the lease through Sourcewell, a cooperative purchasing program. Olay said it beat the low bid of $139,692 from Dispensing Technology on financing terms.

"At the end of the lease program, the city will own the equipment and there will be no additional payment required," said Olay.

The budget picture: The fiscal 2027 payment is already funded, but the remaining four years still need to be programmed into future budgets. Delivery is expected in early 2027. The manufacturer will train staff, and the city's in-house mechanics will maintain the trailer. Staff expects it to last 10 to 15 years.

Decisions and stakeholder impacts: The council adopted a resolution approving the lease. The resolution authorizes the city manager to sign the agreement and directs the finance director to program $31,865.40 a year for four fiscal years. Councilmember Lopez made the motion.

• Vote: For: 4 (Lopez, Hines, Bybee, Furtado). Against: none recorded.

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Minor Items

• Consent calendar: Items 7.1 through 7.7 passed on a roll call with four ayes heard; item contents were not described.
• Recognitions: The council honored the Campbell Senior Little League All-Stars, who won the District 44, Section 5 and Northern California titles.
• Code Enforcement Week: The council proclaimed Oct. 11-17 Code Enforcement Appreciation Week for officer Randy Sweet. "He is our only code enforcement officer," said Mayor Furtado, citing Sweet's county-leading case closure rate.
• Youth Commission: The 15-member commission, chosen from 37 applicants, presented five working groups and plans including a spring 2027 beach cleanup.
• Community voices: Rama Dharmarajan of My Dream urged council partnership on domestic violence prevention. Ken Johnson, executive director of the Campbell Chamber of Commerce, reported more than 400 Oktoberfest volunteers.

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Looking Ahead

Early voting for the Nov. 3 general election is underway at the Campbell Community Center, with ballot drop boxes at City Hall and the library. Mail ballots must be postmarked by Election Day. In committee reports, Mayor Furtado flagged a county assessor panel on data center taxes. He noted that "data centers actually generate quite a bit of property tax to cities where they happen to be located in." Members also reported that West Valley representatives want to keep Highway 85 express lane options open in regional VTA planning.