Central Campbell RDA Plan - 1983a
CITY of CAMPBELL
CEi~ITRAL CAMPBELL. t
REDEVELOPMEnIT PLAr~
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CITY OF CAMPBELL
CENTRAL CAMPBELL
REDEVELOPMENT PLAN
DATED : June 21 1983
1461
ADOPTED BY ORDINANCE N0.
CENTRAL CAMPBELL REDEVELOPMENT PLAN
TABLE OF CONTENTS
INTRODUC'rZON
GENERAL DEFINITIONS
PROJECT AREA BOUNDARIES
PROJECT AREA MAP
REDEVELOPMENT GOALS AND OBJECTIVES
DEVELOPMENT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
PERMITTED LAND USES
LAND t.;f S E MAP
METHODS F'OR FINANCING THE PROJECT
ACTIONS BY THE CITY
ENFORCEMENT
DURATION
PROCEDURE FOR AMENDMENT
CONSTRUCTION OF REPLACEMENT HOUSING
ADDITIONAL AUTHORITY
PUBLIC FACILITIES MAP
EXHIBIT D - LEGAL DESCRIPTION
1
2
3
4
5 - 11
12 - 28
29 - 40
40 - 44
44 - 45
45
45
46
46
46
47
CENTRAL CAMPBELL REDEVELOPMENT PLAN
I. INTRODUCTION
The Central Campbell Redevelopment Plan consists of text
and thrE~e maps (Exhibit A, B & C) and the legal description
of the ]?roject Area (Exhibit D). This Plan has been prepared
to be accompanied by the Central Campbell Redevelopment Plan
Report, as called for in California Community Redevelopment
Law.
This Plan has been prepared by the Campbell Redevelopment
Agency :staff pursuant to the Constitution of the State of
California, the Community Redevelopment Law of the State of
California, and all applicable laws and local ordinances.
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CENTRAL CAMPBELL REDEVELOPMENT PLAN
II. GENERAI; DEFINITIONS
ThE, following references will be used in this Plan unless
the context otherwise requires:
A. A~~-ncy means the Campbell Redevelopment Agency, Campbell,
Ca]ifornia .
B. City means the City of Campbell, California.
C. County means the County of Santa Clara, California.
D. General Plan means the Campbell General Plan.
E. Ma~~ means the Redevelopment Plan Map for the Project Area
(Ex:hibit A) .
F. Owner means any individual or entity owning "real property"
as defined herein.
G. Person means any individual, or any public or private
entity.
H. Personal Property means movable property, chattels,
property not part of real property defined below.
I. Plan means the Central Campbell Redevelopment Plan being
done under the Redevelopment Law as set forth in "N" below.
J. Planning Commission means the Planning Commission of the
City of Campbell, California.
K. Project means Central Campbell Redevelopment Project.
L. Project Area means the area included within the boundaries
of the Central Campbell Redevelopment Project.
M. Real Property means land; including land under water and
water front property buildings, structures, fixtures, and
improvements on the land; and property appurtenant to or
used in connection with the land; every estate, interest
privilege, easement, franchise and right in land, including
but not limited to rights-of-way, terms for years, and
liens, charges, or encumbrances by way of judgement,
mortgage or otherwise and the indebtedness secured by
such liens.
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CENTRAL CAMPBELL REDEVELOPMENT PLAN
N. Redevelopment Law means the Community Redevelopment Law
of the State of California (California Health and Safety
Code, ;3ection 33000 et seq.) .
O. State means the State of California.
P. Zoning Ordinances means the current Zoning Ordinances of
the City of Campbell, California.
III. PROJECT AREA BOUNDARIES
The: Central Campbell Redevelopment Project Area, herein-
after called the Project Area is designated on the Project
Boundary Map designated as Exhibit A, attached hereto and by
this reference made a part hereof.
Following the text of the Plan is Exhibit D, the legal
description of the Project Area, which by this reference is
made a part hereof.
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CITY of
REDS V~ELOPMEN T
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CAMPBELL
PROJECT AREA
CENTRAL CAMPBELL REDEVELOPMENT PLAN
IV. REDEVELOPMENT GOALS AND OBJECTIVES
The Campbell Redevelopment Agency proposes to use the
redevelopment process to eliminate and reduce many aspects of
visual, economic, physical and social blight presently
existin€; within the City of Campbell and more specifically
within t:he boundaries set forth within the Central Campbell
Redevelopment Project Area, as set forth in this Plan. This
action i.s necessary because within the Project Area there
presently exists an undesirable mixture of residential,
commercial, and industrial uses.
In some parts of the Area physical decline in the integrity
of b uild.ing improvements is apparent and in some areas there
exists advanced stages of physical deterioration. In other
parts of the Area, an inadequate circulation system thwarts
the development of vacant or underutilized land. Lack of an
adequate drainage system also severely impedes the development
of part of the Project Area, causing inefficient land use
patterns and overly expensive development costs.
Parts of the Project Area are represented by fragmented
parceliz~ation and multiple ownership to the point that land
assembla;~e for proper economic utilization of the area has
been thwarted. The lack of early comprehensive planning has
led to a condition where the proper utilization of land has
been unrEealized. This misuse of land, when considered in
light of fragmented ownershipof parcels and the adverse
effect the mixture of residential, commercial and industrial
uses havE~ in the area taken as a whole, constitute a physical,
social acid economic blighting influence on the Project Area.
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CENTRAL CAMPBELL REDEVELOPMENT PLAN
A. REDEVELOPMENT GOALS AND OBJECTIVES
The goals of .this Redevelopment Plan are:
1) To restore Central Campbell to its historic role
as the symbolic, cultural, functional and economic
focal point of the City.
2) To facilitate the development of Central Campbell
in accordance with the land use designations of the
City's General Plan.
3) To retain the historical flavor of Central Campbell
by requiring and/or encouraging the retention and
rehabilitation of structures which are of national,
state or local historical significance.
4) To insure the continued availability of decent, safe
and sanitary housing for individuals and families of
low and moderate income.
5) To maximize opportunities for the retention of existing
property interests by local business people and
property owners while eliminating blight through
encouraging the rehabilitation of existing structures.
6) !uVhere rehabilitation is not feasible to encourage the
construction of new residential, commercial office
<~nd industrial facilities appropriate to community
design standards and to contemporary market demands.
7) To prevent further deterioration of traffic service
levels in the downtown and, wherever possible, to
~Lmprove the level of traffic service.
8) 7"o provide public facilities and open space in Central
Campbell to satisfy the needs of residents in the
medium and high density housing developments which are
concentrated there.
9) Z'o create a physical environment which is conducive to
healthy economic activity and to convenient, urban-
s;tyle residential living.
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CENTRAL CAMPBELL REDEVELOPMENT PLAN
IV. REDEVELOPMENT GOALS AIdD OBJECTIVES
B. REDEVELOPMENT OBJECTIVES
To accomplish the goals outlined above the Agency will
pursue attainment of the following objectives:
1) The Agency will undertake to intensify and diversify
the existing retail, service, and office uses in
Central Campbell by:
a) Designing and assisting in the construction
of permanent public street improvements and
landscaping along Campbell Avenue between
Fourth Street and the Southern Pacific Railroad;
b) Assisting in the provision of adequate off-street
parking between the loop streets;
c) Replacing non-conforming uses in the area with
rehabilitated or newly constructed buildings
appropriate to the needs of conforming uses;
~d) Undergrounding overhead utilities to increase the
aesthetic appeal of the area;
e) Assembling parcels of land which are too small
for economical development and reconveying the
new larger parcels to developers who are willing
to build projects consistent with the City's
General Plan and the Redevelopment Plan. Some
segments of streets which are not required for
vehicular circulation may be vacated, closed or
abandoned in order to create new sites for public
improvements or private development.
2) '.Phe Agency will re-focus community attention on
Campbell's traditional downtown by:
a) Facilitating the opening of the Campbell Historical
Museum in old Fire Station No. 1 by constructing
parking and an improved means of access off First
Street;
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CENTRAL CAMPBELL REDEVELOPMENT PLAN
IV • REDEVEILOPNiENT GOALS APdD `OBJECTIVES
b) Securing the long-term use of Campbell High
School as a community center;
c) Retaining and rehabilitating historically
significant downtown structures which may in-
clude the Campbell Grammar School, tine Campbell
High School buildings along Campbell Avenue, the
Hyde Factory Building, and various older
commercial and residential buildings in the
area.
3) The Agency will facilitate the provision of decent,
safe and sanitary housing for individuals and families
of all income levels by:
a) Providing adequate relocation assistance to all
households which must be moved because of a
redevelopment project;
b) Constructing housing in the Project Area which
is affordable to individuals and families of
various income levels, including those of low and
moderate income;
c) Providing opportunities for residential development
at medium and high densities to take advantage of
downtown services and amenities, including future
transit improvements;
d) Replacing marginal low-income housing with afford-
able units meeting contemporary standards for
construction integrity, sanitation, energy
conservation, and room size.
4) 7'he Agency will strengthen the economic vitality of the
Central Campbell industrial area by:
a) Improving the existing substandard street and storm
drain system in the Gilman-Dillon-Railroad area;
b) Removing non-conforming residential uses from the
Gilman-Dillon industrial area;
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CENTRAL CAMPBELL REDEVELOPMENT PLAN
IV• REDEVELOPMENT GOALS AND OBJECTIVES
(c) Controlling the light industrial uses which
cause the Gilman-Dillon-Railroad area to be
unsightly because of abandoned or wrecked
vehicles and dilapidated buildings.
5) The Agency will undertake improvements to the traffic
circulation system throughout the Central Campbell
area by:
a) Widening Winchester Boulevard between Latimer
Avenue and Campbell Avenue;
b) Improving the street signs and other directional
signs in and around the Redevelopment Project
Area;
c) Improving the traffic carrying capacity of the
Winchester-Campbell Avenue intersection by in-
stalling double left-turn lanes from the
Campbell westbound lanes into the Winchester
southbound lanes;
d) Improving the Salmar-Harrison entry to downtown
Campbell by modifying the intersection of
Salmar and Hamilton, straightening outi.the
dog-leg on Salmar, and increasing the radius of
the intersection at Salmar and Harrison;
e) Planning for and constructing necessary public
improvements in conjunction with the extension
of light rail service through downtown Campbell;
f) As necessary, assisting in the construction of
other streets, bridges, underpasses, and traffic
signals to maintain or improve traffic service
levels and safety in and around the Project Area.
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CENTRAL CAMPBELL REDEVELOPMENT PLAN
IV • REDEVE:LOPMEIQT GOALS AND OBJECTIVES
In addition to the above stated objectives, the following
general objectives are recognized by the Agency:
6) The Agency shall attempt to avoid any undesirable
impact of project activities upon adjacent areas
outside of the Project Area.
7) The Agency shall attempt to provide whatever public
improvements may be needed to support other objectives
of the Redevelopment Plan. Such improvements may be
in any part of the Project Area, or beyond Project
Area boundaries where essential to the success of the
project. Other improvements such as sanitary and
storm sewer facilities, traffic control devices, and
utility upgrading will be installed as required for
support of project activities.
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CENTRAL CAMPBELL REDEVELOPMENT PLAN
IV. REDEVE]LOPr1ENT GOALS ATdD OBJECTIVES
The Central Campbell Redevelopment Project will be under-
taken in accordance with the provisions of the California
Community Redevelopment Law. At this time, it is anticipated
that t]he use of tax increment financing, assessment districts
and special land use controls will provide sufficient
incentives to the private sector for realization of improve-
ments i:o the Project Area and the eradication of blighting
influences.
The Agency proposes to strive for economic, social and
physical revitalization and beautification within the Project
Area by:
1) Installation, construction, or reconstruction of
streets, utilities, landscaping, and other on-
site and off-site improvements.
2) Encouragement of development of land by private
enterprise for use in accordance with this plan.
3) Providing for open space and recreational land use.
4) :Rehabilitation and rejuvenation of existing
.structures.
5) :Limited acquisition of real property.
6) relocation assistance to displaced residential and
non-residential occupants.
7) Demolition or removal of buildings and improvements.
8) Disposition of property for uses in accordance with
this plan.
9) Provision of tax exempt financing for projects and
improvements which conform to the Plan and all
appropriate City regulations.
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CENTRAL CAMPBELL REDEVELOPMENT PLAN
V. DEVELOPIKENT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
A. PAR'T'ICIPATION RY nWNFR~ ANn RTTCTrT'~'cc m~nlnrTm~
1) Opportunities for Owners and Business Tenants.
The Agency shall extend reasonable preferences to
persons who are engaged in business in the Project
Area, to continue or re-enter in business within the
Project Area if they meet the requirements prescribed
in this Plan. For that purpose the Agency has adopted
rules for re-entry of business in the Project Area.
It is the policy of the Agency to encourage the
participation of property owners and businesses within
the Project Area as such is necessary if the development
process is to be used in revitalizing Campbell.
It is further the policy of the Agency to refrain
from the acquisition of real property within the Project
Area from owners who wish to remain and participate in
the development of their property. To the extent
possible, the Agency shall attempt to acquire property
only where there is a willingness to sell on the part
of the private property owner. It is anticipated that
the acquisition of real property within the Project Area
will be limited and that the Agen cy's power of eminent
domain will be used only in those rare instances in
which the Agency determines that the acquisition of
certain real property is necessary and is in the best
:interest of the Project.
It is the policy of the Agency to minimize acquisition
of private property when possible and to vigorously pursue
the encouragement of participation within the development
program of property owners and business within the
I?roj ect Area. Said participation shall be pursued by
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CENTRAL CAMPBELL REDEVELOPMENT PLAN
V. DEVELOPMENT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
the Agency by allowing owners of parcels of real
property to: retain all or a portion of-their
properties; to acquire adjacent or other properties in
the Project Area; and to upgrade and develop their
property in conformance with this Plan.
In the event a participant fails or refuses to
maintain, rehabilitate or develop his or her real
property pursuant to this Plan and/or the participation
agreement, as an alternate thereto, the Agency is
authorized but is not required to acquire the real
property or any interest herein which if acquired may
be sold or leased for rehabilitation or development in
accordance with this Plan and the rules for owner
participation.
The Agency may determine that certain real property
within the Project Area presently meets the requirements
and objectives of this Plan and the owners of such
properties will be permitted to remain as conforming
owners without a participation agreement with the Agency,
provided such owners continue to operate and use the
real property within the requirements of this Plan.
The Agency may also determine that certain real
'property within the Project Area is substantially in
conformance with the requirements and objectives of
this Plan and the owners of such properties shall be
allowed to remain as conforming owners provided said
owners adequately landscape such property.
The Agency shall not acquire, through the use of
eminent domain, conforming property owned by conforming
owners when established by a resolution of the Agency
as set forth in Section B(1) infra.
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CENTRAL CAMPBELL REDEVELOPMENT PLAN
V. DEVELOPr~NT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
In the event any of the conforming owners desire to:
a) Construct any additional improvements or sub-
stantially alter or modify existing structures
on any of the real property described above as
conforming; or
b) acquire additional real property within the
Project Area,
then such conforming owners may be required to~enter
into a participation agreement with the Agency in the
same manner as required for owners of non-conforming
properties.
2) Rules for Participation Opportunities, Priorities and
Preferences.
Owners of property and business tenants may parti-
cipate in the development of property in the Project
Area in accordance with the Preference Rules and
Participation Rules adopted or subsequently amended by
the Agency. In general, these rules provide that in
the event of displacement as a result of Agency
activities existing business owners and business tenants
within the Project Area be given preference for re-entry
into business within the redeveloped Project Area.
Owners will be required to submit proof to the Agency of
their qualifications and financial ability to carry out
their agreement with the Agency.
3) Participation Agreements.
Each participant, not a conforming owner, shall
enter into a binding agreement with the Agency, at the
option of the Agency, by which the partipipant agrees
rehabilitate, develop, or use the property in conformance
with the Plan and to be subject to the provisions hereof.
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CENTRAL CAMPBELL REDEVELOPMENT PLAN
V. DEVELOPT~ZENT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
In such agreements, participants who retain real
property shall be required to join in .the recordation
of such documents as are necessary in the determination
of the Agency to make the provisions of this Plan
applicable to their properties.
A Participation Agreement will be required if the
Agency is to provide financial assistance to the
property development or rehabilitation. Otherwise, a
Participation Agreement will be required only when the
Agency, by resolution, finds that there is need for an
Agreement to implement the goals of the Plan.
B. PROPERTY ACQUISITION
1) Acquisition of Real Property.
Except as specifically exempted herein, the Agency
may, but is not required to, acquire or obtain options
to acquire real property located in the Project Area,
by gift, devise, exchange, purchase, eminent domain or
any other lawful method whatsoever. The Agency may
also acquire any other interest in real property less
than fee interest.
Since it is in the public interest and is necessary
for the elimination of those conditions requiring
redevelopment, the power of eminent domain may be
employed by the Agency in some instances to acquire real
property in the Project Area. However, said power of
eminent domain will not be exercised when:
.a) The property in question is improved with a
structure and the Agency has determined by
resolution that the rehabilitation of the
structure and its proposed use is consistent
with the objectives of the Plan and that such
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CENTRAL CAMPBELL REDEVELOPMENT PLAN
V. DEVELOPr'H;NT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
rehabilitaiton is in the best interest of the
project and the owner has thereafter entered
into an owner participation agreement with the
Agency and is faithfully performing under the
terms of the agreement.
b) The property in question is improved by a
structure and the Agency has determined by
resolution that said structure and its use is
consistent with the objectives of the Plan,
that such property conforms to the Plan and
that no owner participation agreement is necessary
so long as the structure is adequately maintained
and properly landscaped.
c) The property in question is owned by a public body,
unless prior consent is obtained from that public
body. Prior to any acquisition through eminent
domain, the Agency shall adopt a resolution de-
claring a need to acquire any specific property
and authorizing the acquisition by such a method.
d) The Agency must commence eminent domain proceedings
within twelve years from the adoption of the
ordinance including said property in the Project
Area. The time limit on commencing an action in
eminent domain cannot be extended without further
amendment to the Plan.
2) ,Acquisition of Personal Pro erty.
Generally, personal property shall not be acquired.
]However, where necessary in the execution of this Plan,
'the Agency is authorized to acquire personal property
:in the Project Area by any lawful means.
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CENTRAL CAMPBELL REDEVELOPMENT PLAN
V. DEVELOPrB/NT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
C. COOPERATION WITH PUBLIC BODIES
Certain public bodies are authorized by state law to
aid and cooperate, with or without consideration, in the
planning, undertaking, construction, or operation of this
Project. The Agency shall seek the aid and cooperation
of such public bodies and shall attempt to coordinate
this Plan with the activities of such public bodies in
order to accomplish the purposes of redevelopment and the
highest public good.
The Agency by law is not authorized to acquire real
property owned by public bodies without the consent of
such. public bodies. The Agency, however, will seek the
cooperation of all public bodies which own or intend to
acquire property in the Project Area. The Agency shall
have the right to impose on all public bodies the planning
and design controls contained in the Plan to insure that
present uses and any future development by public bodies
conform to the requirements of this Plan. Any public
body which owns or leases property in the Project Area
will be afforded all the privileges of owner and tenant
participation if such body is willing to enter into a
participation agreement with the Agency.
D. PROPERTY MANAGEMENT
During such time as property in the Project Area is
owned by the Agency, such property shall be under the
management and control of the Agency. Such property may
be rented or leased by the Agency pending its disposition
for redevelopment.
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CENTRAL CAMPBELL REDEVELOPMENT PLAN
V. DEVELOPI"IENT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
In any year during-which the Agency owns property in
the Project Area, the Agency may, but shall not be re-
qui~red to, pay to the City of Campbell, Santa Clara
County or any district or other public corporation which
wou:~Ld have levied a tax upon such property had it not
been exempt an amount of money in lieu of taxes; provided
than no such payment shall be made for any period during
which such property is devoted to a public use.
The Agency may also pay to any taxing agency with
terz-itory located within a project area other than the
community which has adopted the project, any amounts of
money which in the Agency's determination is appropriate
to alleviate any financial burden or detriment causes to
any taxing agency by a redevelopment project.
E. RELOCATION OF PERSONS DISPLACED
When undertaken, the relocation of persons and business
will. be subject to the following standards:
1) Assistance in Finding Other Locations.
The Agency shall assist all families and single
persons displaced by the Project in finding other
locations and facilities. There are, in areas in
the City of Campbell, other than the Project Area
(areas not generally less desirable in regard to
public utilities and public and commercial facilities
and at rents or prices within the financial means of
the families and persons displaced from the Project
,Areas), decent, safe and sanitary dwellings equal in
number to the number of and available to such dis-
placed families and persons and_:reasonably accessible
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CENTRAL CAMPBELL REDEVELOPMENT PLAN
V. DEVELOPMENT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
to their places of employment. In order to carry
out the Project with a minimum of hardship to
persons displaced from their homes, the Agency
shall assist individuals and families in finding
housing that is decent, safe, sanitary, within
their financial means, in reasonable and convenient
locations, and otherwise suitable to their needs.
The Agency is also authorized to provide housing
outside the Project Area for displaced persons.
2) Relocation Payments.
The Agency may pay reasonable moving expenses to
persons (including families, business concerns and
others) displaced by the Project. This provision is
not intended to provide incentives for commercial
and industrial business to move out of the Project
Area. The Agency may make such relocation payments
for moving expenses where the Agency determines it is
in the best interest of the Project and not to do so
would create a hardship on the persons involved. The
Agency may make such other payments as may be in the
best interest of the Project and for which funds are
available. The Agency shall make all relocation pay-
ments required by applicable law.
F. DEMOLITION, CLEARANCE, PUBLIC IMPROVEMENTS, BUILDING AND
SITE PREPARATION
1) Demolition and Clearance.
The Agency is authorized to demolish, clear or
move buildings, structures, and other improvements
from any real property owned or acquired by the Agency
in the Project Area as necessary to carry out the
.purposes of this Plan.
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CENTRAL CAMPBELL REDEVELOPMENT PLAN
V. DEVELO]?MENT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
2) Public Improvements.
The Agency is authorized to install and construct
or to cause to be installed and constructed the public
improvements and public utilities (within or outside
the Project Area) necessary to carry out this Plan.
Such public improvements include, but are not limited
to, over or underpasses, bridges, streets, curbs,
gutters, sidewalks, street lights, sewers, storm
drains, traffic signals, electrical distribution
systems, natural gas distribution systems, water
distribution systems, buildings, parks, off-street
parking, plazas, playgrounds, and landscaped areas.
It is anticipated that the following public improve-
ments including the costs of property acquisition, site
preparation, design and construction may be undertaken:
a) Downtown improvement and beautification.
b) Undergrounding of utilities wi-thin the Downtown.
c) Acquisition and/or rehabilitation of Campbell
Community Center.
d) Construction of streets, storm drains and sewer
laterals in the Gilman-Dillon-Railroad area.
e) Widening of Winchester Boulevard between Latimer
and Campbell Avenues.
f) Construction of off-street parking in the Downtown.
~g) Realignment of Salmar and Harrison Streets.
]h) Various street, bridge, underpass and traffic
signalization improvements to improve traffic
circulation along~Hamilton Avenue within and
adjacent to the Project Area.
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CENTRAL CAMPBELL REDEVELOPMENT PLAN
V. DEVELOPMENT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
3) Preparation of Building and Development Sites.
The Agency is authorized to prepare or cause to
be prepared as building and development sites any
real property in the Project Area owned or acquired
by the Agency.
G. REHABILITATION AND MOVING OF STRUCTURES BY TI`IE AGENCY
1) Rehabilitation.
The Agency is authorized .to rehabilitate or to
cause to be rehabilitated any building or structure
in the Project Area acquired by the Agency. The
Agency is also authorized and directed to advise,
encourage, and assist in the rehabilitation of property
in the Project Area not acquired by the Agency.
2) Moving of Structures.
As necessary in carrying out this Plan, the Agency
is authorized to move or cause to be moved any building
or other structure to a location within or outside the
Project Area.
H. PRO?~ERTY DISPOSITION AND DEVELOPMENT
1) Real Property Disposition and Development.
.a) General
For the purposes of this Plan, the Agency is
authorized to sell, lease, exchange, subdivide,
transfer, assign, pledge, encumber by mortgage or
deed of trust, or otherwise dispose of any
interest in real property. To the extent permitted
by law, the Agency is authorized to dispose of
real property by negotiated leases or sales without
public bidding.
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CENTRAL CAMPBELL REDEVELOPMENT PLAN
V. DEVELOPI~'IENT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
All real property acquired by this Agency
in the Project Area shall be sold or leased for
development for the uses permitted in the Plan.
Real property may be conveyed by the Agency to
the City or any other public body without charge.
Property containing buildings or structures
rehabilitated by the Agency shall be offered for
resale within one year after completion of re-
habilitation or an annual report concerning such
property shall be published by the Agency as
required by law,
The Agency shall reserve such powers and
controls in the disposition and development
documents as may be necessary to prevent transfer,
retention, or use of property for speculative
purposes and to insure that development is carried
out pursuant to this Plan.
lb) Purchase and Development by Participants.
Pursuant to the provisions of this Plan and
the rules adopted by the Agency, which may be
amended from time to time, the Agency may offer
real property in the Project Area for purchase and
development by owner and business-tenant participants
prior to the time that real property is made avail-
able for purchase and development by persons who are
not owners or business-tenants in the Project Area.
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CENTRAL CAMPBELL REDEVELOPMENT PLAN
V. DEVELOPMENT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
c) Purchase and Development Documents
To provide adequate safeguards to insure
that the provisions of this Plan will be carried
out and to prevent the recurrence of blight, all
real property sold, leased, or conveyed by the
Agency, as well as all property subject to
participation agreements, shall be made subject
to the provisions of this Plan by leases, deeds,
contracts, agreements, declarations of re-
structions, provisions of the zoning ordinance,
conditional use permits, or other means. Where
appropriate, as determined by the Agency, such
documents or portions thereof shall be recorded
in the office of the Recorder of the County.
The leases, deeds, contracts, agreements, and
declarations of restrictions may contain re-
strictions, covenants, covenants running with the
land, rights of reverter, conditions, subsequent,
equitable servitudes, or any other provision
necessary to carry out this Plan.
All property in the Project Area is hereby
subject to the restriction that there shall be no
discrimination or segregation based upon race,
religion, sex, or national origin, in the sale,
lease, sublease, transfer, use, occupancy, tenure,
or enjoyment of property in the Project Area.
All property sold, leased, conveyed, or subject to
a participation agreement shall be made expressly
subject by appropriate .documents to the restriction
- 23 -
CENTRAL CAMPBELL REDEVELOPMENT PLAN
V. DEVELOPMENT TECHNIQUES TO ACHIEVE PLAN OBJECT-IVES
that all deeds, leases, or contracts for the
sale, lease, sublease, or other transfer or use,
occupancy, tenure or enjoyment of land in the
Project Area shall contain such nondiscrimination
and nonsegregation clauses as are required by
law, and as set forth in Section 1 herein.
Appropriate covenants running with the land which
will prohibit such restrictions shall be included
in the disposition documents.
d) Develo ment.
To the extent now or hereafter permitted by
law, the Agency is authorized to pay for all or
part of the value of the land and the cost of the
installation and construction of any building,
facility, structure, or other improvements either
within or outside the Project Area for itself or
for any public body or entity to the extent that
such improvements would be of benefit to the
Project Area.
During the period of development in the Project
Area, the Agency shall insure that the provisions
of this Plan and of other documents formulated
pursuant to this Plan are being observed, and that
development in the Project Area is proceeding in
accordance with development documents and time
schedules.
The Agency shall require that development plans
on property acquired from Agency or on property
subject to an owner participation agreement be
- 24 -
CENTRAL CAP~PBELL REDEVELOPMENT PLAN
V. DEVELOPr~IENT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
submitted to Agency staff for approval and review.
All development must conform to this Plan and all
applicable federal, state, and local laws, except
as such may be modified by requirements of this
Redevelopment Plan or Agency agreements entered
into to carry out the purposes of this Plan.
e) Obligations to be imposed on Redevelopers.
(1) Purchasers of land acquired or lessees of
land leased from Agency or subject to an
owner participation agreement within the
Project Area shall be required to develop
such land in accordance with the provisions
of this Plan. No building, sign or structure
shall be constructed upon any part of such
land unless architectural plans and specifi-
cations showing the nature of such con-
struction, parking, loading, surface treatment
and landscaping, the location and orientation
of structure(s) on the building site and, when
requested, the grading plans for the building
site to be built upon, shall have been sub-
mitted to, reviewed and approved in writing
by the Agency. The Agency shall have the
right to refuse to approve any such plans or
specifications when in the opinion of the
Agency such plans or specifications do not
conform with the conditions and objectives of
the Plan.
(2) Acquirers, users or developers of land acquired
or 1 eas ed from Agency or subject to an owner partici-
pation agreement within the Project Area must commence
- 25 -
CENTRAL CAMPBELL REDEVELOPMENT PLAN
V. DEVELOPMENT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
the erection of any building, prosecute
diligently the work thereon and complete it
within such reasonable period of time as
agreed upon with the Agency.
(3) Persons who are engaged in business in the
Project Area shall be granted preference by
the Redevelopment Agency to re-enter in
business within said Area after redevelopment
if they otherwise meet the requirements pre-
scribed by the Plan.
(4) The acquirer, user, or owner shall be re-
sponsible for complying with all applicable
State and local laws, ordinances and codes in
effect from time to time not superseded by this
Plan.
2) ]?ersonal Property Disposition.
For the purpose of this Plan, the Agency is
authorized to sell, lease, exchange, transfer, assign,
pledge, encumber, or otherwise dispose of personal property.
I. PREVENTION OF DISCRIMINATION
1) Redevelopment.
The redeveloper shall comply with all State and local
laws, in effect from time to time, prohibiting discrimin-
ation or segregation by reason of race, religion, sex, or
national origin, in the sale, lease or occupancy of the
property .
Pursuant to California Health and Safety Code (Sections
33'337 and 33435-33436), contracts entered into by the
Agency relating to the sale, transfer or leasing of land,
or any interest therein acquired by the Agency within any
redevelopment area or project, the provisions of said
Section in substantially the form set forth therein shall
-26-
CENTRAL CAMPBELL REDEVELOPMENT PLAN
V. DEVELOPMENT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
be included in such contracts, and such contracts shall
furl~her provide that the provisions of said Section shall
be binding upon and shall obligate the contracting party
or parties and any subcontracting party or parties and
all other transferees under the instrument.
2) Contracts.
A11 deeds, leases or contracts for sale, lease,
sublease or other transfer of any land in the Project
Area shall contain the following nondiscrimination
clauses as prescribed by California Health and Safety
Code, Section 33436: (as amended).
a) In deeds the following language shall appear:
"The grantee herein covenants by and for himself or
herself, his or her heirs, executors, administrators,
and assigns, and all persons claiming under or through
them, that there shall be no discrimination against
or segregation of, any person or group of persons on
account of race, color, creed, religion, sex, marital
status, national origin, or ancestry in the sale,
lease, sublease, transfer, use, occupancy, tenure,
or enjoyment of the premises herein conveyed, nor shall
the grantee or any person claiming under or through him
or her, establish or permit ariy such practice or
practices of discrimination or segregation with reference
to the selection, location, number, use or occupancy
of tenants, lessees, subtenants, sublessees, or vendees
in the premises herein conveyed. The foregoing
covenants shall run with the land."
'b) In leases the following language shall appear:
"The lessee herein covents by and for himself or herself,
this or her heirs, executors, administrators, and assigns,
- 27 -
CENTRAL CAMPBELL REDEVELOPMENT PLAN
V. DEVELOPMENT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
and all persons claiming under or through him or her,
and this lease is made and accepted upon. and subject
to the following conditions:
That there shall be no discrimination against or
segregation of any person or group of persons, on
account of race, color, creed, religion, sex, marital
status, national origin, or ancestry, in the leasing,
subleasing, transferring, use, occupancy, tenure, or
enjoyment of the premises herein leased nor shall the
lessee himself, or any person claiming under or through
him or her, establish or permit any such practice or
practices of discrimination or segregation with
reference to the selection, location, number, use, or
occupancy, of tenants, lessees, sublessees, subtenants,
or vendees in the premises herein leased."
3) Duration.
The covenants in deeds, leases, and contracts from
or with the Agency, with respect to Prevention of
Discrimination, shall remain in effect in perpetuity.
- 28 -
CENTRAL CAMPBELL REDEVELOPMENT PLAN
VI. PERMITTED LAND USES
The City of Campbell has adopted a General Plan which
is in full conformance with the State requirements for
General Plans. The permitted land uses of the Redevelopment
Plan have been established so as to be consistent with and
conform to the land uses of the Campbell General Plan, and
it is :intended that all provisions of zoning, sign and
design review ordinances and specific plans be applicable
to devE~lopments in this area.
Further, it should be noted that the applicable zoning
and planning processes will still have full effect and
serve as the primary determinant for land use decisions.
These more general land use designations are being used
because the existing zoning and General Plan designations
are adE~quate, and there is no need for another level of
precise land use designations. Campbell's Zoning Ordinance,
Title 2'.1 of the Municipal Code, defines all of the land uses
which a.re permitted and conditionally permitted within
various parts of the City according to the General Plan
land use element. This document will not duplicate all of
the detail of the Zoning Ordinance in describing permitted
and conditional uses, but will attempt to summarize the
major categories of uses which are appropriate to each
General Plan designation within the Project Area.
A. MAP
.A land use map showing the permitted land uses and
major circulation routes within the Project Area is
attached hereto as Exhibit B.
B . COMIKERC IAL LAND USE
1) ]?redominant Uses within this General Plan designation
are•
a) Retail stores and business services
b) Banks and other customer oriented offices
- 29 -
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(~'~- NTA YI~~TON
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HIGH DENSITY RESIDENTIAL
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MEDIUM DENSITY RESIDENTIAL
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INDUSTRIAL- LOW-MEDIUM
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~ u~
CENTRAL CAMPBELL REDEVELOPMENT PLAN
VI. PERMITTED LAND USES
c) Restaurants
d) Personal services including drycleaners, shoe
repair, barbers, and tailors
e) Business and professional offices
f) Animal hospitals and pet shops.
g) Private schools
h) Blueprinting, photo developing, printing and
photography studios
i} Medical and dental clinics and laboratories
j) Mortuary
k) Sign painting shops
1) Food stores including groceries, meat markets,
delicatessens, fish markets, confectioneries
2) Uses Permitted within the Area Subject to the
Granting of a Use Permit are:
a) Auto sales and services and auto parts sales
b) Nursery or garden center
c) Liquor stores and coctail lounges
d) Bookstores
e) Equipment rental
f) Amusement enterprises and arcades
g) Pawn shops
:h) Massage shops and tanning studios
:i) Drive-in and fast food restaurants
:j) Governmental buildings, parks, museums and schools
lc) Mobile home parks
.L) Miscellaneous other uses as defined in the Zoning
Ordinance
C. RES7_DENTIAL
1) F'redominent Uses within Areas Designated for Residential
Development are:
- 30 -
CENTRAL CAMPBELL REDEVELOPf~NT PLAN
VI. PERMITTED LAND USES
a) Dwelling units
b) Churches
c) Transitional uses when adjacent to commercial
districts
2) Uses Permitted Conditionally Subject to the Grantin
Of a Use Permit ara-
a) Schools
b) Parks, playgrounds and community recreational
facilities
c) Home occupations
D. INDUSTRIAL LAND USE
1) Predominant Land Uses within this General Plan
Category are:
a) Manufacturing
b) Offices, laboratories and warehouses
c) Distribution and trucking
d) Automobile assembling, painting, and repairs
e) Wholesale and retail sales of building or land-
scape materials and equipment
2) Uses Permitted within this Area Subject to the
Granting of a Use Permit are:
a) Retail sales in support of area industrial uses
b) Veterinary hospital
c) Coin operated car wash
d) Towing service
E. PROFESSIONAL OFFICE
1) Predominant Land Uses within This General Plan
Category are:
a) Administrative offices
]b) Professional offices
cc) Research laboratories
- 31 -
CENTRAL CAMPBELL REDEVELOPMENT PLAN
VI. PERMITTFn T,A~rn rrc~c
F. PARKS, RECREATION AND OPEN SPACE
Park and recreational facilities, as well as public
open space, shall be developed in a manner consistent
with the goals set forth in this Plan. Open space and
pubblic areas, as well as any public buildings which may
be necessary in providing services to the public, are
permitted uses throughout the Project Area.
G. STREETS AND RIGHTS-OF-WAY
All streets within the Project Area may be widened,
all=eyed, or vacated for purposes of development of the
Project. New streets may be created as necessary.
ThE~se public rights-of-way shall be used for vehicular
anti/or pedestrian traffic, as well as for public improve-
ments, public and private utilities, and activities
ty~>ically found in the public rights-of-way. Any and
all. street vacations pursuant to this Plan shall be in
accordance with the City's public hearing requirements,
as well as all other applicable law including, but not
limited to, those provisions set forth in California
Streets and Highways Code.
H. GENERAL CONTROLS AND LIMITATIONS
All real property in the Project Area is hereby subject
to the controls and requirements of this Plan. No real
property shall be developed, rehabilitated, or otherwise
changed after the date of adoption of the Plan except in
conformance with the provisions of this Plan and all
applicable State and local laws in effect from time to time.
1) i[~ew Construction.
All new construction shall comply with all appli-
cable State and local laws in effect from time to time,
except as inconsistent with agreements entered in by
- 32 -
CENTRAL CAMPBELL REDEVELOPMENT PLAN
VI. PERMITTED LAND USES
the Agency under the Authority of this Plan. All
setback areas shall be landscaped and maintained
by the owners with the exception of any portion
necessary for access which shall be paved in
accordance with the landscaping concept established
by the Agency.
Parking facilities shall be provided in accor-
dance with the criteria set forth in the Zoning
Ordinance at the ratio set by the City. All parking
shall be paved and drained so that storm and surface
waters draining from parcels will not cross public
sidewalks, and all parking spaces visible from the
street shall be landscaped as necessary to prevent
unsightly barren appearances as set forth by the Plan.
Off-street loading facilities, trash areas, and any
outdoor storage of materials approved by the
Redevelopment Agency shall be adequately enclosed or
screened by walls, landscaping, or other such
enclosure consistent with the applicable City
ordinances and in a manner approved by the Redevelopment
Agency.
2) Existing Non-Conforming Uses.
The Agency is authorized to permit an
existing use to remain in an existing building in
good physical condition which does not conform to
the provisions of this Plan provided that such use
is generally compatible with the developments and
uses within the Project Area.
3) Rehabilitation.
Any structure within the Project Area which
will be retained as part of the Community Develop-
ment Plan shall not be altered, reconstructed, or
- 33 -
CENTRAL CAMPBELL REDEVELOPMENT PLAN
VI. PERMIT'T'ED LAND USES
rehabilitated unless it is done so in conformance
with the Redevelopment-Plan and any and all
guidelines which may be adopted by the Agency to
assist in the implementation of the Plan. This
conformity shall extend to the architectural
character, the public spaces and other elements
as required by the Agency.
4) Open Spaces .and Landscaping.
The approximate amount of open space to be
provided within the Project Area is set forth in
the General Plan of the City of Campbell and is
included as part of the goals and objectives of
this Plan. These areas include, but are not
limited to, the total of all areas which will be
in the public rights-of-way, open space areas,
the space around buildings, and all other outdoor
areas not permitted through applicable limits of
land coverage to be covered by buildings.
Landscaping plans shall be required to be submitted
to the Agency for review and approval.
5) Utilities.
The Redevelopment Agency shall require that
all utilities be placed underground unless other-
wise approved by the Agency, including, but not
limited to, the following: transformer vaults or
pads, water meters and valves, telephone pull boxes,
manhold inlets, and drain facilities, and cable
television..
Ei) Signs
Exterior signs necessary for the identification
of buildings and premises shall be permitted pro-
vided that they comply with the design criteria
- 34 -
CENTRAL CAMPBELL REDEVELOPMENT PLAN
VI. PERMIT`CED LAND USES
established for the Project Area. The Agency
may require that the complete sign program be
reviewed by the Agency staff, as well as the
City's Design Review Board prior to their erection
or installation in any area within the redevelop-
ment boundaries.
7) Incompatible Uses
No use or structure which by reason of appear-
ance, traffic, smoke, glare, ,noise, odor, or other
similar factors that would be incompatible with the
surrounding areas or structures shall be permitted
in any part of the Project Area.
8) Nondiscrimination and Nonsegregation
There shall be no discrimination or segregation
based on race, religion, sex, or national origin
permitted in the sale, lease sublease, transfer,
use, occupancy, tenure, or enjoyment of property
in the Project Area.
9) Resubdivision of Parcels
After rehabilitation and development pursuant
to this Plan, no parcel in the Project Area, in-
cluding any parcel retained by a conforming owner
or participant shall be subdivided without the
approval of the Agency.
1 i~ ) Variances
Under exceptional circumstances, the Agency
is authorized to permit variances from the limits,
restrictions, and controls established by the Plan.
In order to permit such a variance the Agency must
determine that:
- 35 -
CENTRAL CAMPBELL REDEVELOPMENT PLAN
VI. PERMITTED LAND USES
a) The application of one or more of the provisions
of this Plan would result in unnecessary hardship
to the property owner; and
b) There are exceptional circumstances or conditions
applicable to the property or to the intended
development of the property which do not apply
generally to other properties having the same
standards, restrictions and controls; and
c) Permitting a variance from the limits, restrictions,
or controls of this Plan will not be materially
detrimental to the public welfare or injurious to
property or improvements in the area; and
d) Permitting a variance will not be contrary to the
objectives of this Plan.
No such variance shall be granted which changes a basic
land use pursuant to this Plan or which permits other
than a minor departure from the provisions of this
Plan. In permitting any such variance, the Agency
shall impose such conditions as are necessary to
protect the public health, safety, or welfare, and to
assure compliance with the objectives of the Plan.
I. STP.NDARDS FOR DEVELOPMENT
Within the limits, restrictions, and controls established
in the Plan, the Agency is authorized to establish specific
building heights, building coverage, design criteria,
architectural character, landscaping character, sign
character, traffic circulation ingress and egress, and any
other development and design control necessary to implement
the Plan. Said controls would relate to both private and
public areas within the Project Area. No new development
shall be constructed and no existing improvements shall be
substantially modified, altered, repaired, or rehabilitated
except in accordance with the aforementioned standards for
- 35 -
CENTRAL: CAMPBELL REDEVELOPMENT PLAN
VI. PERMITTED LAND USES
development. Said standards may be developed and adopted
by t:he Redevelopment Agency. The Agency shall not approve
plans which do not comply with the design criteria.
1) Hei ht and Bulk.
On any building site the bulk of structures shall
be regulated as provided in the City's Zoning Ordinance.
2) Density.
The maximum permitted dwelling unit density shall
be that established in the Land Use Element of the
Campbell General Plan as said plan exists or may here-
after be amended, except that housing designed speci-
fically for the elderly and physically handicapped may
be developed at greater densities. The maximum non-
residential densities are those set forth in the General
Plan as said plan exists or may hereafter be amended.
3) .]?welling Unit Count.
The approximate number of housing units wit~zin the
~?roject Area at the time of preparation of this Plan
is 325, including 121 mobile homes, and 32 recreation
vehicles being used as permanent residences. It is
anticipated that as a result of development within the
Project Area, there will be no additional mobile homes
or recreational vehicles. However, the total number
of dwelling units may increase to 500.
J . BUILDI:LVG PERMITS
Upon the adoption of this plan, no permit shall be
issued for the construction of any new building or the
addition to an existing building or any permit for rehabili-
tation in the Project Area until the application for such
permit has been processed in the manner herein provided.
Any permit that is issued hereunder must be for construction
or maintenance which conforms to the provisions of this plan.
- 37 -
CENTRAL CAMPBELL REDEVELOPMENT PLAN
VI. PERMITTED LAND USES
The procedure for filing an application for a building
permit shall be the same procedure currently used by the
City in processing applications through the Planning and
Bui]ding Departments. Upon receipt of an application for
an action to be processed by the City, the Executive Director
of t:he Redevelopment Agency shall first review the project
for conformity to the Redevelopment Plan. When the
Executive Director of the Redevelopment Agency is satisfied
that: the proposal conforms to the Plan, he or his designee
shall submit his report and recommendations to the Building
Department. In the event the Executive Director finds that
the proposed development for which a permit is sought does
not conform to the Plan, the Building Department shall not
issue a building permit or shall issue a permit subject to
the conditions recommended by the Executive Director. Said
decision of the Executive Director may be appealed to the
Agency within ten days of notification of the Executive
Director's adverse decision. Within fifteen days of
receipt of the appeal the Redevelopment Agency shall conduct
a public hearing on the proposal at which time the applicant
and interested members of the public may be heard. After
consideration of testimony and evidence, the Agency must
take one of the following actions:
1) Deny the application.
2) Approve the application.
3) Approve the application with modifications or
conditions felt to be necessary by the Agency.
~~he Redevelopment Agency shall also file a written
report of its findings of fact regarding the approval,
condition of approval, or denial of the subject application.
- 38 -
CENTRAL CAMPBELL REDEVELOPMENT PLAN
VI. PERMITTED LAND USES
Any public hearing may be continued from time to time.
As the City Council now acts as the Agency Board, an
appea:L from Agency decision to City Council would be a
meaningless exercise. Therefore, as long as Council acts
as Agency, any decision by Agency is final. However, in
the event independent Agency members are appointed to Agency
separate and distinct from Council, an applicant would have
ten (7.O) days from an adverse decree of Agency to appeal to
the Council.
An objective of the Campbell RedevelopmentProject is to
minimize the displacement of all residents. In parts of the
Project Area where there are proposed no changes in the use
of land or intensity of development, residents who remain are
expected to benefit from environmental improvement. In the
cases where the Plan permits or requires changes such that
continued residence is not feasible, present residents will
seek h~.ousing elsewhere. If such a move is a direct result
of Agency activity, residents will be assisted in their
relocation efforts as required by State Law, and as specified
in the Report on the Redevelopment Plan.
Any detrimental impact on the surrounding residential
neighborhoods will be avoided through the appropriate exercise
of City powers such as zoning and enforcement of codes.
The Redevelopment Plan is designed to expand and
diversify public open spaces and to locate new public
facilities that will enhance the downtown area, creating a
more viable City focus for community events and gatherings.
A principal objective of the Project is to provide substantial
improvements to pedestrian spaces and pathways. Such things
as reconstructed sidewalks, street furniture, and landscape
treatments will create more useable and functional open space
within the downtown district. Improved pedestrian linkages
are proposed not only to unify the area, but to provide
- 39 -
CENTRAL CAMPBELL REDEVELOPMENT PLAN
VI. PERMITTED LAND USES
convenient and safe movement from surrounding neighborhoods
into the downtown. Further, new transit facilities such as
a terminal for light rail connections to San Jose will
decrease the automobile dependency of Downtown Campbell.
:Cmprovement to vehicular circulation in the Project Area
is ani=icipated as a result of improved signing, more convenient
and safe access to the downtown from Highway 17 and Hamilton
AvenuE~, and improved safety on Winchester Boulevard. This
project is also intended to improve traffic service levels
at intersections which are now badly congested during peak
commute times. Further bicycle and pedestrian routes will
be extended through project activities to allow a broad and
convenient choice among transit modes which are connected to
Central Campbell housing and employment centers.
T'he Central Campbell Redevelopment Project will assist
in providing important social and educational services in the
Project Area by preserving the public use of Campbell High School.
It is a principal objective of the Redevelopment Agency
that the improvements of the Project Area have beneficial
effects on the surrounding neighborhoods.
VII. METHODS FOR FINANCING THE PROJECT
A. GENERAL DESCRIPTION OF THE PROPOSED FINANCING METHOD
Upon adoption of this Plan by the City Council, the
Agency is authorized to finance this Project with financial
assistance from the City of Campbell, State of California,
Santa Clara County, Federal Government, property tax increments,
interest income, Agency notes and bonds, or any other available
source.
The advances for survey and planning and the operating
capita:L for administration of this Project may come through
- 40 -
CENTRAL CAMPBELL REDEVELOPMENT PLAN
VII. METHODS FOR FINANCING THE PROJECT
loans from the City. Such loans shall be on terms
estab7Lished by-the City and the Agency. The City may also
supply additional assistance through City loans and grants
for various public facilities.
As available, Gasoline Tax funds from the State of
California and the County of Santa Clara may be used toward
the cost of the street system and related improvements.
There will also be some revenue accruing to the Project from
interest earned on investments of Agency funds.
T'he Agency is hereby authorized to obtain advances,
borrow funds and create indebtedness and other obligations
in carrying out this Plan after first submitting a financing
summary of each project to the City Council. The principal
and interest cn such advances, funds, indebtedness and other
obligations may be paid from tax increments or any other
funds available to the Agency.
B. TAX INCREMENTS
All taxes levied upon taxable property within the Project
Area each year by or for the benefit of the State of California,
County of Santa Clara, City of Campbell, any district, or other
public corporation (hereinafter sometimes called "taxing
agenciE~s") after the effective date of the ordinance approving
this Plan, shall be divided as follows:
1) That portion of the taxes which would be produced by
the rate upon which the tax is levied each year by or
for each of the taxing agencies upon the total sum of
the assessed value of the taxable property in the Project
Area (as shown upon the assessment roll used in connection
with the taxation of such property by such taxing agency),
last equalized prior to the effective date of such
- 41 -
CENTRAL CAMPBELL REDEVELOPMENT PLAM
VII. METHODS FOR FINANCING THE PROJECT
ordinance, shall be allocated to and when collected
shall be paid to the respective taxing agencies as
taxes by or for said taxing agencies on all other
property are paid. For the purpose of allocating
taxes levied by or for any taxing agency or agencies
which did not include the territory of the Project Area
on the effective date of such ordinance but to which
such territory has been annexed or otherwise included
aifter such effective date, the assessment roll of the
County of Santa Clara last equalized on the effective
date of said ordinance shall be used in determining the
assessed valuation of the taxable property in the
Project on the effective date; and
2) That portion of said levied taxes each year in excess
of such amount shall be allocated to and when collected
shall be paid into a spacial fund of the Agency to pay
the principal of and interest on loans, monies advanced
to, or indebtedness (whether funded, refunded, assumed
or otherwise) incurred by the Agency to finance or re-
finance, in whole or in part, the Central Campbell
Redevelopment Project. Unless and until the total assessed
valuation of the taxable property in the Project Area
e:~ceeds the total assessed valuation of the taxable
properties in such Project as shown by the last equalized
assessment roll referred to in paragraph (1) hereof, all
oj= the taxes levied and collection upon the taxable
property in the Project shall be paid into the funds of
tYie respective taxing agencies. When said loans, advances
acid indebtedness, if any, and interest thereon, have been
paid, all monies thereafter received from taxes upon the
taxable property in the Project shall be paid into the
funds of the respective taxing agencies as taxes on all
other property are paid.
- 42 -
CENTRAL CAMPBELL REDEVELOPMENT PLAN
VII. METHODS FOR FINANCING THE PROJECT
.The portion of taxes mentioned in subdivision (2)
above may be irrevocably pledged by the Agency for the
payment of the principal of and interest on money advanced,
loans, or any indebtedness (whether funded, refunded,
assumed or otherwise) by the Agency to finance or refinance
in whole or in part, the Central Campbell Redevelopment
Project .
The Agency is authorized to make such pledges as to
specific advances, loans, indebtednesses, and other obli-
gations as appropriate, in carrying out the Project.
As to the tax increments generated within the Project
Area, ;no loans, advances or indebtedness shall be established
or incurred by the Agency after the expiration of twenty years
from date upon which this Plan was adopted without further
amendment to this Plan.
The undertaking of the downtown revitalization and the
construction of necessary traffic circulation and street
improvE~ments will be very costly projects. Further, the
development of the Community Center and the provision of
adequate relocation assistance will also require substantial
funding;. Therefore, given these major concerns, as well as
the need to support low and moderate income housing, the
following tax increment revenue ceilings will be in effect.
The amount of such bonded ~i:ndebtedness outstanding at any
one time shall not exceed the value which is equivalent to
$20,000,000 1983 dollars. The equivalent value will be determined
by multiplying $20,000,000 by the ratio between the January,~1983
Engineering and News Record Construction Index divided into the
same index at the time the calculation is made. The updated value
of previously incurred bonded debt will be subtracted from the
updated $20,000,000 base to determine the amount of additional
bonded indebtedness which carp be assumed by the Agency.
- 43 -
CENTRAL CAMPBELL REDEVELOPMENT PLAN
VII. METHODS FOR FINANCING THE PROJECT
As to the tax increments generated within the Project
Area, no more than $72,000,000 may be divided and allocated
to th<~ Agency without further amendment of this Plan.
C. OTHER LOANS AND GRANTS
Any other loans, grants, or financial assistance from
any of=her public or private source may be utilized if
available.
VIII. ACTIONS BS' THE CITY
The City shall aid and cooperate with the Agency in carrying
out this Plan and shall take all actions necessary to ensure the
continued fulfillment of the purposes of the Plan to prevent the
recurrences or spread in the area of conditions causing blight.
Action by the City may include, but not be limited to, the
following:
A. Initiation and completion of proceedings for opening,
closing, vacating, widening, or changing the grades of
streets, alleys, and other public rights-of-ways, and
for other necessary modifications of the streets, the
street layout, and other public rights-of-way in the
Project Area. Such action by the City shall include
proceedings for the abandonment and relocation of public
utilities in the public rights-of-way as appropriate to
carry out this Plan.
B. Initiation and completion of proceedings necessary for
changes and improvements in publicly-owned public
utilities within or affecting the Project Area.
C. Imposii~ion wherever necessary (by conditional use permits
or othE.r means) of appropriate controls, within the limits
of thi;> Plan, upon parcels in the Project Area to ensure
their proper development and use.
- 44 -
CENTRAL CAMPBELL REDEVELOPMENT PLAN
VIII. ACTIONS BY THE CITY
D. Provi;>ion for administrative enforcement of this Plan by
the City after development. The City and the Agency shall
develop and provide for enforcement of a program for
continued maintenance by owners of all real property, both
public: and private, within the Project Area throughout the
duration of this Plan.
E. Perfoz7nance of the above, and of all other functions and
services relating to public health, safety, and physical
development normally rendered in accordance with a schedule
which will permit the development of the Project Area, to
be commenced and carried to completion without unnecessary
delay.
IX. ENFORCEMENT
After development, the administrative enforcement of this
Plan or other documents implementing this Plan shall be per=
formed by the City or the Agency.
The provisions of this Plan or other documents entered into
pursuant to this Plan may also be enforced by Court litigation
instituted by either the Agency or the City. Such remedies may
include, but are not limited to, specific performance, damages,
re-entry, injunctions, or any other remedies appropriate to the
purposes of this Plan. In addition, any recorded provisions
which are expressly for the benefit of owners of property in
the Project Area, may be enforced by such owners.
X. DURATION O:F THIS PLAN
Except for the nondiscrimination and nonsegregation pro-
visions, which shall run in perpetuity, the provisions of this
Plan shall be effective and the provisions of other documents
formulated pursuant to this Plan may be effective for 35 years
from the date of adoption of this Plan by the City Council.
- 45 -
CENTRAL CAMPBELL REDEVELOPMENT PLAN
XI. PROCEDURE FOR AMENDMENT
This ]?lan may be amended by means of the procedure established
in the Redevelopment Law (see California Health and Safety Code
33450 to 33458), as the same now exists or as hereafter amended,
or by any other procedure hereafter established by law.
XII. CONSTRUCTION OF REPLACEMENT HOUSING
Pursuant to 33334.5 of the California Health and Safety Code,
the Agency shall, within four years of the destruction or removal
of low and moderate income housing, develop, construct, or cause
to be rehabilitated, developed, or constructed, for rental or
sale to families of low and moderate income, an equal number of
replacement dwelling units at affordable rents or sales prices
within the Project Area or within the territorial jurisdiction
of the Agency, in accordance with all of the provisions of 33413
and 33413.5 of the California Health and Safety Code.
XIII. ADDITIONAL AUTHORITY
In addition to the programs, undertakings, activities and
authority specifically set forth here, the Redevelopment Agency
is authorized to use any and all authority available to the Agency
to carry out the goals and objectives as such authority is set
forth in t:he Community Redevelopment Law, as such law now permits
or as it may be amended in the future.
- 46 -
exhibit C
REDEV
CITY
LOP
~i.~~ I Vf~:~l 14^t
~~;
1
~ { i I' II
t ,.,,.
~ .. .~ ~. /
:fi ....
COMMUNITY FACILITIES LEGEND
1. CAMPBELL COMMUNITY CENTER
2. POST OFFICIE
3. CITY HALL
4. LIBRARY
CO('!MU~lITY FACILITIES
of CAMPBELL
TENT PROJECT AREA
M
5. HAMILTON SCHOOL
6. CAMPBELL PARK
7. CITY OF CAMPBELL CORPORATION YARD
8. LOS GATOS CREEK STREAMSIDE PARK
~.
3 ,,i I .
~~
~~r. ~=i 1111
Exhibit D
PROJECT AREA
CAMPBELL REDEVELOPMENT PLAN
All that. certain real property situate in the City of Campbell,
County of Santa Clara, State of California, described as follows:
BEGINNING at the intersection of the northerly line of Hamilton
Avenue (,120 feet wide) with the northerly prolongation of the
easterly line of Tract No. 76, recorded in Book 3 of Maps at
page 23 of Santa Clara County Records, said point being 175
feet easterly of the centerline of Harrison Avenue;
THEt1CE, South 89° 30' S0" East along said northerly line of
Ilamilton Avenue, a distance of1,77~+. 82 feet, to the westerly
line of that strip of land (50 feet wide) around by Southern
Pacific Transportation Company;
THENCE, North 41° 47' 02" East, along said westerly line of the
Southern Pacific right of way, a distance of 789.03 feet;
THENCE, South 48° 12' S8" East, perpendicular to said westerly
line of the Southern Pacific right of way, a distance of 50 feet,
to a polint on the easterly line of said right of way, said point
being allso the most northerly corner of that 1.000-acre parcel
shown on that certain Record of Survey filed in Book 87 of Maps
at page 18 of Santa Clara County Official Records;
THENCE, along the westerly line of said 1,000-acre parcel the fol-
lowing courses and distances:
South 10° 53' S2" W:est, 141.24 feet;
South 25" 59' 19" East, 394.72 feet;
South 12° 43' East, 62.99 feet, to a point on the
northerly line of Hamilton Avenue;
THENCE, South 89° 59' East along said northerly line of Hamilton
Avenue, 34.08 feet to the intersection with the northerly exten-
sion of the easterly line of that parcel conveyed to Pacific Gas
and Electric Company, described in deed recorded in Book 3694 at
page 32 in Santa Clara County Official Records;
2
THENCE, South 0° Ol' West, along said northerly extension 120
feet to the southerly line of Hamilton Avenue;
THENCE, South 00° 26' 00" West, along the easterly line of said
Pacific Gas and Electric Company parcel, a distance of 160.00
feet;
THENCE, South 18° 50' 30" West, 197.00 feet;
THENCE, South 52° ll' 00" West, 144.41 feet;
THENCE, South 23° 42' 00" West, leaving said easterly line of
Pacific Gas and Electric Company parcel, a distance of 297.74
feet;
THENCE, 'South 37° 15' 45" West, 245.47 feet;
THENCE, :South 39° 04' 15" West, 253.31 feet;
THENCE, South 79° 05' 15" West, 66.84 feet, to a point on the
southerly line of the aforesaid Pacific Gas and Electric Company
pa rce 1 ;
THENCE, South 60° 56' 33" West along said southerly line, and
the westerly extension thereof, 239.42 feet to a point on an
easterly line of State of California Highway l7;
THENCE, South 19° 19' 41" East, along said easterly line of High-
way 17, a distance of 31.52 feet, to the northerly line of Tract
No. 2, recorded in Book Y of Maps at page 26 of Santa Clara
County Official Records;
THENCE, .`>outh 89° 06' S6" West, along said northerly line of Tract
No. 2, a distance of 223.95 feet, to a westerly line of said High-
way l7;
THENCE, North 8° 33' 28" West, along said westerly line of Highway
l7, a distance of 122.16 feet;
THENCE, Nlorth 24° 22' 38" West, along said westerly line of Highway
17, a distance of 525.39 feet, to a point on the easterly right of
way of Southern Pacific Transportation Company, said point being
also the most northerly corner of Tract No. 6347, recorded in Book
417 of Maps at pages 36 and 37 of Santa Clara County Official
Records;
THENCE, South 36° 46' 25" West, along said Southern Pacific right
of way, 571.50 feet;
3
THENCE, South 32° 32' 36" West, along said Southern Pacific right
of way Ei77.95 feet to the intersection with the westerly extension
of the northerly line of Tract No. 335> recorded in Book 11 of Maps
at page 15 in Santa Clara County Official Records;
THENCE, South 89° 59' East, along said extension of the northerly
line of Tract No. 335, 60.34 feet to the northwesterly corner of
Lot 34 c>f said Tract No. 335;
THENCE, South 0° 1' West, along the westerly line of said Lot 34,
124.60 feet, to the intersection of Hawthorne Avenue with Page
Street;
THENCE, South 29° 00' 45" East 61.61 feet to a point on the re-
turn of said intersection;
THENCE, southwesterly along said return, on a curve to the left,
with a radius of 30.83 feet, through a central angle of 29° 00' 45",
an arc length of 15.62 feet;
THENCE, South 31° 57' 30" West, along the easterly line of Page
Street (50 feet wide), 31.09 feet;
THEtJCE, along a tangent curve to the left with a radius of 50
feet, thirough a central angle of 31° 59' 30", an arc length of
27.92 feet;
THENCE, South 0° 02' East, along the easterly line of said Page
Street, a distance of 230.70 feet, to the southerly line of Maple
Street (`i0 feet wide);
THENCE, South 89° 58' West 6 feet to the intersection with the
easterly line of Page Street (40 feet wide);
THENCE, South, a distance of 238.25 feet, to the boundary common to
Lat 4 and Lat 1 in Block 2 of the C.R. and G.W. Page Subdivision re-
corded in Book F2 of Maps at page M41 in Santa Clara County Official
Records;
THENCE, South 89° 58' East, 120.60 feet to the southeasterly corner
of said Lot 4;
THENCE, North 102 feet to the southwesterly corner of Lot 1 of
Tract No. 122, recorded in Book 4 of Maps at page 33, Santa Clara
County Official Records;
THENCE, East 100 feet to the boundary common to Lats 2 and 3 of
said Tract No. 122;
4
TfIENCE, North 0° 02' West, along said common boundary 5S feet;
THENCE, East along the northerly boundary of Lat 8 of said Tract
No. 122 and the easterly extension thereof, 250.48 feet to the
westerly line of Poplar Avenue (SO feet wide);
THENCE, North 16° 38' East, along the westerly line of said Poplar
Avenue, 388.77 feet;
THENCE, along a tangent curve to the left, with a radius of 789.33
feet, through a central angle of 16° 38', an arc length of 229.15
feet;
THENCE, North 241.13 feet to a point on the northerly line of El
Patio, as shown on the aforesaid Tract No. 2;
THENCE, South 89° 06' S6" East, along said northerly line of EI
Patio 93.58 feet;
THENCE, North 68° 46' 34" East, along said northerly line of El
Patio, 217.05 feet to the westerly line of the aforesaid Highway 17;
THENCE, South 8° 33' 28" East, along said westerly line of Highway
17, a distance of 211.58 feet;
THENCE, along a tangent curve to the right with a radius of 1,600
feet, through a central angle of 26° 52' 11", an arc length of
750.34 feet;
THENCE, South 18° 18' 43" West, 285.63 feet to the southerly line
of Campbell Avenue;
THENCE, North 89° 17' 42" West, along said southerly line of
Campbell Avenue, 399.51 feet to the intersection with the northerly
extension of the easterly line of the Rucker's Addition subdivision
filed in Book F of Maps at page 39;
THENCE, South 28° 16' 33" West, 399.13 feet;
THENCE, South 32° 58' 37" West, 718.41 feet;
THENCE, South 46° 05' 47" West, 487.08 feet;
THENCE, South 47° 26' 30" West, 611.33 feet;
THENCE, along a curve to the left, with a radius of 3,312.44 feet,
through a central angle of 9° 00' 16", an arc length of 520.55 feet;
THENCE, South 51° 54' 17" East, along a radial line 10 feet;
5
THENCE, southerly along a concentric curve, with a radius of
3,302.94 feet, through a central angle of I° 54' 31", an arc length
of 110.03 feet;
THENCE, North 53° 48' 48" West, along a radial line, 10 feet;
THENCE, southerly along a concentric curve, with a radius of
3,312.94 feet, through a central angle of 3° 01' S0", an arc length
of 175.23 feet, to the most easterly corner of Parcel A of Parcel
Map filed in Book 354 of Maps at page 50 of Santa Clara County
Records ;
THENCE, along the boundary of said Parcel A the following courses
and distances:
North 62°
South 58°
South 24°
South 37°
South 26°
South 16°
South 47°
South 22°
South 20°
South 30°
07'
19'
30'
25'
39'
06'
52'
39'
58'
32.
43" West,
17" West,
47" West,
47" West,
09" West,
34" West,
53" West,
l7" West,
43" West,
41" West,
216.80 feet;
45.62 feet;
65.03 feet;
81.03 feet;
149.98 feet;
47.55 feet;
88.95 feet;
68.79 feet;
169.99 feet;
23.15 feet;
THENCE, North 57° 26' Ol" West, along the boundary common to Parcels
B and C of Parcel Map filed in Book 352 of Maps at page 10 in Santa
Clara County Records, a distance of 230.79 feet, to the Southern
Pacific Company right of way;
THENCE, North 32° 09' S4" East, along said right of way, 122.16 feet;
THENCE, North 57° 50' 06" West, 50 feet to the most southerly corner of
Lot 4 of the Kennedy Subdivision, filed in Book I of Maps at page 117,
Santa Clara County Records;
THENCE, allong the westerly line of said Lot 4 North 0° 11' West 207.57
feet to its intersection with a nontangent curve that is concave to
the northe=ast and has a radius of 37.00 feet, last mentioned curve
being the southwesterly line of that certain parcel of land conveyed
to the City of Campbell by The Roman Catholic Welfare Corporation of
San Francisco, described in Grant Deed recorded August 15, 1963, and
filed in Book 6149 at page 119 in Santa Clara County Official Records,
last mentioned parcel of land being a portion of Industrial Street;
THENCE, along the arc of last mentioned curve northwesterly through
a central angle of 47° 29' 34", a distance of 30.67 feet, to its point
of tangency with the westerly line of last mentioned parcel of land;
6
THENCE, along last mentioned westerly line and its northerly pro-
longation~ North 0° 23' West 581.15 feet to its intersection with
a line that is parallel with and 25.00 feet northerly, measured
at right angles, from the centerline of Kennedy Avenue, as said
Kennedy Avenue is-shown upon that Record of Survey recorded March
5, 1969, and filed in Book 250 of Maps at page 3, Santa Clara
County Records;
THENCE, along said parallel line South 89° 50' East 575.99 feet to
its intersection with the southeasterly line of the Southern Pacific
Company right of way (50 feet wide), as said right of way is shown
upon last mentioned Record of Survey;
THENCE, North 31° 56' East along last mentioned southeasterly line
600.64 feet to its intersection with the easterly prolongation of
the northerly line of that certain 14-foot alley of Block 3 as said
Block 3 ins shown upon that Map of the Sunnyside Tract recorded
December 15, 1904, and filed in Volume K of Maps at page 27, Santa
Clara County Records;
THENCE, West along last mentioned easterly prolongation and northerly
line 97.55 feet to its intersection with the southerly prolongation
of the easterly line of Tract No. 90 as said Tract No. 90 is shown
upon that map recorded August 26, 1940, and filed in Book 5 of Maps
at page 7„ Santa Clara County Records;
THENCE, along said easterly line of Tract No. 90 and its southerly
prolongation the following courses and distances:
North 7° 12' East, 334.63 feet;
North 31° 46' East, 96.41 feet to the northeast corner of
said Tract rlo. 90;
THENCE, North 58° 07' West along
90 and its westerly prolongation
the easterly prolongation of the
said Rincon Avenue is shown upon
tion to the Town of Campbell fil~
Santa Clara County Records;
the .northerly line of said Tract No.
166 feet to its intersection with
southerly line of Rincon Avenue, as
the Map of the J. H. Campbell Addi-
~d in Volume K of Maps at page 29,
THENCE, South 89° 55' West along last mentioned easterly prolongation
30 feet to its intersection with the southerly prolongation at the
westerly line of Lot 10, as said Lot 10 is shown upon last mentioned
map;
THENCE, North 0° 3' West along last mentioned southerly prolongation,
said westerly line of Lot 10 and its northerly prolongation 494.00
feet to its intersection with the southerly line of Orchard City
Drive, as said Orchard City Drive is shown upon that Record of Survey
recorded April 9, 1980, and filed in Book 461 of Maps at pages 42
through 54, Santa Clara County Records;
7
THENCE, along last mentioned southerly line the following courses
and distances:
NortFi 89° 42' 09" West, 202.42 feet to its point of tangency
with a curve that is concave northerly and northeasterly and
has a~ radius of 325.00 feet; westerly and northwesterly along
the arc of last mentioned curve through a central angle of
44° 22' 06", a distance of 251.67 feet, to its intersection
with the southerly line of Lot 26, as said Lot 26 is shown
upon that Map of the Strom Subdivision in the Town of
Campbell recorded October 7, 1912, and filed in Volume 0
of Maps at page 12;
THENCE, along last mentioned southerly line South 89° 49' 42" West
82.36 feet to the southwest corner of said Lot 26, said southwest
corner also being in the easterly line of Third Street as shown
upon last mentioned map;
THENCE, South along last mentioned easterly line 107.00 feet to the
southwest corner of Lot 28, as said Lot 28 is shown upon said Map
of the Strom Subdivision;
THENCE, West along the westerly prolongation of the southerly line
of said Lot 28 398.42 feet to its intersection with the westerly
line of Fourth Street, as said Fourth Street is shown upon last
mentioned map;
THENCE, North along last mentioned westerly line 21.00 feet to its
intersection with the southerly line of Sanford Avenue, as said
Sanford Ava~nue is described by that deed recorded September 20, 1937,
and filed in Book 838 at page 502, Santa Clara County Official Records;
THENCE, South 89° 51' West along last mentioned southerly line and its
westerly prolongation 345.00 feet to its intersection with a line that
is parallel and 45.00 feet westerly, measured at right angles, from the
centerline of Winchester Boulevard, as said Winchester Boulevard is
shown upon that Parcel Map recorded August 20, 1970, and filed in Book
272 of Maps at page 4, Santa Clara County Records;
THENCE, along last mentioned parallel line North 0° 08' 00" West 263.15
feet to its point of tangency with a curve that is concave southwest
and has a radius of 20.00 feet;
THENCE, northerly, northwesterly and westerly along the arc of last
mentioned curve through a central angle of 89° 43' 00", a distance
of 31.32 feet, to its point of tangency with the northerly tine of
Parcel 1, ass said Parcel 1 is shown on last mentioned map;
THENCE, North 89° 53' 00" West along last mentioned line 104.84 feet
to the northwest corner of said Parcel l;
8
THENCE, North SS° 14' 15" West along the southwesterly line of that
parcel of land conveyed to the City of Campbell by Grant Deed recorded
May 16, 1977, and filed in Book C 837 at page 635, Santa Clara County
Official Records, 12.20 feet to its intersection with a line that is
parallel with and 33.06 feet southerly, measured at right angles,
from the old centerline of Campbell Avenue, as said Campbell Avenue
is shown on last mentioned map;
THENCE, hlorth 89° 55' 00" West along last mentioned parallel line
1,179.15 feet to its intersection with the southerly prolongation of
an easterly line of Tract No. 112, as said Tract No. 112 is shown
upon that map filed in Book 4 of Maps at page 14, Santa Clara County
Records;
THENCE, North along last mentioned southerly prolongation, an
easterly line of said Tract No. 112 and its northerly prolongation
708.82 feet to its intersection with the northerly line of Hedegard
Avenue, as said Hedegard Avenue is shown on the map of Tract No. 200
recorded ~4pril 6, 1942, and filed in Book 7 of Maps at page 26, Santa
Clara County Records;
THENCE, South 89° 45' East along last mentioned northerly line 337.40
feet to it.s intersection with the easterly line of said Tract No. 200;
THENCE, North 1° 13' 34" West along last mentioned easterly line and
its northerly prolongation 665.75 feet to its intersection with a
line that is parallel and 25.00 feet northerly, measured at right
angles, from the centerline of Latimer Avenue, as said Latimer Avenue
is shown on that map of Tract No. 1532 recorded November 28, 1955, and
filed in Book 63 of Maps at page 53, Santa Clara County Records;
THENCE, North 89° 52' East along last mentioned parallel line 493.20
feet to its intersection with the easterly line of said Tract No. 1532;
THENCE, North 0° 20' 30" East along last mentioned easterly line and
its northerly prolongation 588.59 feet to its intersection with the
southerly line of that certain parcel of land conveyed to First
Methodist Church of Campbell by deed recorded October 28, 1954, and
filed in Book 2994 at page 398, Santa Clara County Official Records;
THENCE, North 89° 58' East along last mentioned southerly line and
its easterlly prolongation 582.64 feet to its intersection with the
easterly line of South Winchester Boulevard (formerly Santa Clara-
Los Gatos Ftoad), as said South Winchester Boulevard is shown upon that
Record of Survey recorded March 9, 1979, and filed in Book 437 of Maps
at page 18, Santa Clara County Records;
THENCE, South along last mentioned easterly line 566.36 feet to its
point of tangency with a curve that is concave northeasterly and has
a radius of 20.00 feet;
9
THENCE, southerly, southeasterly and easterly along the arc of last
mentioned curve through a central angle of 89° 44', a distance of
31.32 feet, to its point of tangency with a line that is parallel
with and ~'~0.00 feet northerly, measured at right angles, from the
centerline. of Latimer Avenue, as said Latimer Avenue is shown upon
that map of Tract No. 338 recorded July 15, 1946, and filed in
Book 11 of Maps at page 16, Santa Clara County Records;
THENCE, South 89° 44' East along last mentioned parallel line
453.81 feet to its intersection with the northerly prolongation of
the most westerly line of Tract No. 379, as said Tract No. 379 is
shown on that map recorded November 12, 1946, and filed in Book 12
of Maps at page 15, Santa Clara County Records;
THENCE, South 0° 06' East along last mentioned northerly prolongation
and most westerly line 474.47 feet to the southwest corner of the
most southerly Grattan parcel of land as shown on last mentioned map;
THENCE, South 89° 43' East along the southerly line of said Grattan
parcel of hand and its easterly prolongation 261.44 feet to its in-
tersection with a line that is parallel with and 30.00 feet easterly,
measured at: right angles, from the centerline of Third Street, as
said Third Street is shown on last mentioned map;
THENCE, South 0° 12' 36" West along last mentioned parallel line
556.47 feet. to its intersection with the northerly line of Civic
Center Drive, as said Civic Center Drive is shown on that Record of
Survey recorded April 9, 1980, and filed in Book 461 of Maps at pages
47 through 54, Santa Clara County Records;
THENCE, along last mentioned northerly line the following courses and
distances:
South 89° 43' 08" East 330.00 feet;
South 89° 42' 03" East 338.95 feet;
North 89° 49' S5" East 372.00 feet;
North 0° 10' O7" East 10.00 feet;
South 89° 43' 04" East 285.16 feet to its point of tangency
with a cu rve that is co ncave northwesterly and has a radius
of 20.00 ft;
easterly, northeasterly and northerly along the arc of last
mentioned curve through a central angle of 89° 31' 46", a
distance of 31.25 feet, to its point ~of tangency wi th the
westerlly line of Harrison Avenue, as said Harrison Avenue
is shown on last mentioned Record of Survey;
THENCE, North 0° 11' 18" East along last mentioned westerly line 230.16
feet to the southeast corner of Lot 14, as said Lot 14 is shown on the
Map of the Subdivision of the Swope Tract at Campbell filed in Volume E
of Maps at page 106, Santa Clara County Records;
•. ,
10
THENCE, North 89° 44' Ol" West along the southerly line of said Lot
14 and its westerly prolongation 330.00 feet to its intersection with
the westerly line of Central Avenue, as said Central Avenue is shown
on last mentioned Record of Survey;
THENCE, North 0° 10' 07" along last mentioned westerly line 302.50 feet;
THENCE, South 89° 44' Ol" East 330.00 feet to a line that•is parallel
with and 30.00 feet westerly, measured at right angles, from the cen-
terline of Harrison Avenue as said Harrison Avenue is shown on that
Parcel Map recorded December 1, 1976, and filed in Book 384 of Maps at
page 23, Santa Clara County Records;
THENCE, along last mentioned parallel line the following courses and
distances:
North 0° 15' 00" East, 213.30 feet;
North S° 12' S0" West, 237.42 feet;
North 0° 19' 40" East, 1.36 feet to the northeast corner
of Parcel 4, as said Parcel 4 is shown on last mentioned
Parce'I Map;
THENCE, South 89° 51' 00" East along the easterly prolongation of the
northerly Mine of said Parcel 4 187.00 feet to the southeast corner
of Lot 1, as said Lot 1 is shown on that map of Tract No. 67 filed in
Book 3 of 11aps at pages 14 and 15, Santa Clara County Records;
THENCE, North 0° 21' East along the easterly line of last mentioned
Lot 1 and its northerly prolongation 1,367.62 feet to the POINT OF
BEGINNING.
CONTAINING 260 acres, more or less.