7-Story Project to Transform East Campbell Corner

A seven-story redevelopment proposal could remake one of Campbell’s most visible commercial corners, at 980 E. Campbell Ave. across from The Pruneyard shopping center. Saratoga-based E. Barbano Enterprises, LLC has submitted plans for a mixed-use project on the 2.4-acre former Hick’ry Pit restaurant site, according to city records and local reporting. (sanjosespotlight.com) The current preliminary design described by San José Spotlight calls for 324 apartments, ground-floor retail, and 577 parking spaces. A city courtesy notice from August 29, 2024, shows the proposal has already changed at least once, describing an earlier concept with a seven-story residential building and a separate seven-story, 149-room hotel. (campbellca.gov) ### Which corner is being redeveloped? The site at 980 E. Campbell Ave. sits on a corridor the city has long identified for change between downtown Campbell and The Pruneyard. Campbell’s East Campbell Avenue Master Plan says the goal is to create a more connected, attractive and functional corridor linking the historic downtown with the shopping and office district to the east. The property is also listed in city housing planning as a prime development location, according to San José Spotlight. The August 2024 city notice lists the broader project address as 2029/2045 S. Bascom Ave. and 980 E. Campbell Ave., under file number PLN-2024-118. The notice names John Pringle as applicant, E. (sanjosespotlight.com) Barbano Enterprises LLC and Steven J. Sordello as property owners, and Daniel Fama as the city planner assigned to the preliminary application. ### What is in the latest version of the project? San José Spotlight reported on May 5 that the latest preliminary design is a seven-story building with 324 apartments. The outlet said the project would include retail space on the ground floor, underground and above-ground parking for 577 vehicles, and amenities including a fitness room, club rooms, a pool, a spa and a common deck on the top floor. (campbellca.gov) Rob Eastwood, Campbell’s community development director, told San José Spotlight the site is well suited for housing because of its location next to The Pruneyard. Eastwood said “the focus is on building up,” and added that the city favored a more selective ground-floor retail component for the project. (campbellca.gov) ### Why do some reports mention a hotel? The city’s August 29, 2024 courtesy notice describes a different preliminary concept from the one reported this month. That notice says the application sought a seven-story, 205-unit mixed-use building and a separate seven-story, 149-unit hotel building. San Francisco YIMBY reported on May 20 that detailed plans published for 980 East Campbell Avenue also showed two structures with housing and a 149-key hotel. (sanjosespotlight.com) John Pringle of Acquity Realty Inc., identified by San José Spotlight as part of the group pursuing the project, said the development has faced feasibility issues, including Campbell’s 15% affordable housing requirement and city fees. Campbell Chamber of Commerce Chief Executive Ken Johnson told the outlet the plans have been revised multiple times and remain uncertain, though he said he supports mixed-use development at the site. (sanjosespotlight.com) ### How does this fit Campbell’s broader housing push? Campbell must plan for 2,977 homes by 2031, including 1,186 affordable to low-income residents, San José Spotlight reported, citing the city’s state-mandated housing obligations. (campbellca.gov) The city has increasingly looked to commercial corridors and underused sites for denser housing near jobs, retail and transit, the report said. The city is also updating the East Campbell Avenue plan line, a public-works effort that Campbell says will refine the corridor’s future street design from Railway Avenue to Bascom Avenue. The project page says that work is intended to bring the older East Campbell Avenue Master Plan into a current multimodal design as development applications continue to come in along the corridor. (sanjosespotlight.com) ### What happens next in the city review? Campbell’s 2024 courtesy notice says the city will send another formal notice before making a decision on the project. The city’s Planning Commission page says agendas are posted at least 72 hours before meetings and that meetings are webcast live. (sanjosespotlight.com) As of May 21, 2026, the project was not visible in the city’s current Planning Commission public-notice archive under 980 E. Campbell Ave., suggesting the proposal may still be in a preliminary stage or awaiting a formal hearing notice. The next public step will be a city notice tied to file PLN-2024-118 and any subsequent Planning Commission agenda posting. (campbellca.gov) (campbellca.gov) (campbellca.gov)