Current process
- Demolition permit is issued.
- Existing home is demolished; the lot becomes vacant.
- Formal Starter Home development application is filed.
- City reviews the development application.
White Oaks Manor · October 20, 2026
Grow Campbell Together
Responsible Growth for Campbell
We support new housing. We also believe that the order of demolition, project review and rebuilding matters for the surrounding community. The Planning Commission reviewed Campbell’s proposed demolition ordinance on October 27, 2026 and split evenly between yes and no votes. Its role is advisory; the draft proceeds to the City Council with commissioners’ comments, with Council consideration tentatively expected December 1, 2026. The meeting outcome is resident-reported as of October 28, pending confirmation against the official record. White Oaks Manor neighbors have documented recommendations for provisions to consider in that ordinance, described below.
Source distinction: The proposals below are the neighborhood's requests—not current City requirements or a legal determination. Our source library distinguishes confirmed records from interpretation and advocacy.
White Oaks Manor community proposals
White Oaks Manor neighbors have developed proposals for consideration by Campbell City Council, including for the October 20 public comment session. The meeting has not occurred as of this October 17 update.
What led to this request?
- 1124 Holmes: an earlier four-unit application was withdrawn after City review, and the existing home was demolished by the end of August 2026. The neighborhood's reviewed records do not identify an approved replacement project.
- 1115 Holmes: the home was demolished September 29, 2026, with no approved replacement project identified in the neighborhood's reviewed records.
- 1995 White Oaks: the proposed six-unit development has been undergoing review while the existing home remains standing, according to the neighborhood's reviewed records.
Before demolition: current process vs. White Oaks Manor proposal
The central change proposed by White Oaks Manor is an early eligibility check before a demolition permit is issued. This is a screening step, not approval of a replacement housing project.
White Oaks Manor proposed process
- Developer submits a Starter Home preliminary application under Government Code §65941.1.
- City performs an eligibility screening and confirms the proposal meets the applicable requirements for proceeding.
- Only after passing that screening, a demolition permit is issued.
- Existing home is demolished; the lot becomes vacant.
- Formal Starter Home development application is filed and reviewed by the City.
What changes: the preliminary application and eligibility screening move ahead of demolition. What does not change: under Campbell’s current application-date vacancy requirement, demolition still occurs before the formal Starter Home application. The preliminary screening does not substitute for full development review or guarantee approval.
This process is one element of the community’s recommendations for the proposed demolition ordinance. The additional occupancy checks, vacant-lot safeguards, notification provisions and related measures appear below.
What HCD said
In July 2026, the California Department of Housing and Community Development (HCD) declined to determine whether Campbell could require replacement approvals before demolition. It cautioned about possible unintended impacts on redevelopment. That was neither an express prohibition nor authorization of a particular local rule. The City Attorney should evaluate Campbell's options.
Read the HCD guidance analysis → · Read about vacancy and demolition rules →
White Oaks Manor recommendations for the proposed demolition ordinance
Preliminary application and eligibility screening
For single-family lots, require a preliminary application under Government Code §65941.1 and an eligibility check before issuing a demolition permit, including review of applicable vacancy requirements.
Five-year occupancy and tenant protections
Collect occupancy and Housing Crisis Act forms before any residential demolition permit, with details about the previous five years and supporting records where needed.
Vacant-lot deadlines and site standards
Set a timeframe for submitting a complete application following demolition, along with fencing, dust and stormwater controls, tree protection, weed and debris removal, and interim site maintenance.
Cleanup security and vacant-lot fees
Consider a cleanup bond or deposit and an escalating fee for lots that remain vacant after demolition.
Prompt post-demolition review
Provide for timely City completeness review once a development application is filed.
Notice and public status information
Provide advance posted and mailed notice to neighbors, and publish a public list of demolition permits and pending development applications with current status.
Consistent treatment of exceptions
Document the legal basis for exceptions and apply the applicable “minimum extent necessary” standard when relevant.
Requests to City Council
- Ask staff to assess demolition-ordinance safeguards and report back.
- Request City Attorney analysis of allowable local requirements, including coordination of demolition with replacement approvals.
- Provide an early draft for public input, potentially through the Planning Commission or a study session.
- Consider prompt implementation, including an urgency ordinance only if its legal findings support doing so.
- Apply applicable City Code standards and exceptions consistently.
These recommendations were documented in White Oaks Manor's materials prepared for October 20. They are community proposals for the ordinance under development, not existing requirements or adopted Council decisions. The City Attorney's requested analysis would address the legal scope for coordinating demolition with replacement-development approvals.
City Council engagement
October 6, 2026: Neighbors report that eight neighborhood speakers addressed Council. Refer to the City's official meeting record for Council response and any formal action.
October 20, 2026 (planned): Six neighbors intend to speak about demolition timing, tenant safeguards and responsible growth. No Council direction or outcome is assumed in advance.
After the meeting, this record should be updated with verified Council remarks, staff direction, follow-up responsibilities and deadlines.