C-3 Downtown Use (2nd rev)(wrs comments-revisions1) Page 1 of 19
Ordinance No. _____
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CAMPBELL
AMENDING CERTAIN SECTIONS OF TITLE 21 (ZONING) OF THE CAMPBELL
MUNICIPAL CODE TO AMEND THE LAND USES ALLOWABLE WITHIN THE C-3
(CENTRAL BUSINESS DISTRICT) ZONING DISTRICT.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council of the City of
Campbell does ordain as follows:
SECTION 1. To encourage a compatible mix of uses in the Downtown, to reinforce East
Campbell Avenue as a pedestrian-oriented retail street, and to foster a balance of day
and evening activity, the City Council finds it necessary and appropriate to reconsider
the allowable land uses within the C-3 (Central Business District) Zoning District in
furtherance of the Campbell General Plan and Downtown Development Plan.
SECTION 2. The City Council finds and determines that the adoption of the proposed
Zoning Code Text Amendment qualifies as Exempt from the California Environmental
Quality Act (CEQA) under Section 15061.b.3 which states that a project is exempt from
CEQA if the activity is covered by the general rule that CEQA applies only to projects
which have the potential for causing a significant effect on the environment. Where it
can be seen with certainty that there is no possibility that the activity in question may
have a significant effect on the environment, the activity is not subject to CEQA review.
SECTION 3. Section 21.30.060 (C-3 (Central Business District) zoning district) of the
Campbell Municipal Code is hereby amended as set forth. Additions are indicated by
underlined text and deletions are indicated by strikethrough (strikethrough) text.
21.10.060 - C-3 (Central Business District) zoning district.
A. Purpose of C-3 (Central Business District) zoning district. The C-3 zoning district is
applied to the heart of the city including and surrounding parts of Campbell Avenue
in downtown Campbell, and by reference to the Winchester Boulevard and East
Campbell Avenue Master Plan areas. The building forms in this zoning district edge
the street and include retail commercial uses (e.g., entertainment, shopping, and
services) on the ground floor, with either office or residential uses on the upper
floors. Residential uses may be allowed where compatible with the general mix of
downtown uses. The C-3 zoning district is consistent with the central commercial
land use designation of the General Plan. The C-3 zoning district is specifically
created to promote the following objectives in the central business area of Campbell:
1. To retain and enhance the Downtown area as a unique and economically
viable retail and business center serving local and area wide commercial
needs;
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2. To reinforce Campbell Avenue as a pedestrian-orientated retail street;
3. To promote ground floor retail use, upper floor commercial and residential
uses where appropriate and a suitable mix of uses in the Downtown area.
4. To establish development intensities consistent with the scale of the central
business area and the amount of parking which can be accommodated
within and adjacent to it;
5. To maintain the pedestrian scale, character, and diversity of a small town
business district;
6. To maintain adequate parking and to encourage the joint utilization of
parking;
7. To improve pedestrian, visual, and vehicular connections between the
Downtown and adjacent areas;
8. To preserve and enhance significant historic structures within the Downtown
area; and
9. To ensure that new construction in the Downtown area is of a high
architectural design quality while accommodating suitable architectural
diversity.
B. Land uses in the C-3 (Central Business District) zoning district. The permissibility of
land uses, whether on the ground floor, an upper floor, or on all floors, as applicable,
shall be as specified by Table 2-11 (Land Use Table – C-3 Zoning District). Land
uses that are listed as (P) are permitted and are approved by issuance of a zoning
clearance in compliance with Chapter 21.40 (Zoning clearance). Land uses listed as
(C) are conditional and may be allowed subject to approval of a conditional use
permit in compliance with Chapter 21.46 (Conditional use permits). Land uses listed
as (X) and those not otherwise listed are prohibited and shall not be allowed.
Operational requirements for outdoor merchandise display, outdoor seating, alcohol
sales for on-site consumption, and live entertainment are provided further in this
chapter.
Table 2-11
Land Use Table – C-3 Zoning District
LAND USES GROUND
FLOOR
UPPER
FLOORS
Apartments1 P P
Automated teller machines P X
Banks and financial services C P
Banquet facilities X C
Bed and breakfast inn2 C C
Beer and wine festival3 P X
Establishments with Dancing and/or live
entertainment4[BS1] C C
Hotels C C
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Table 2-11
Land Use Table – C-3 Zoning District
LAND USES GROUND
FLOOR
UPPER
FLOORS
Incompatible activities5 X X
Late night activities C C
Liquor establishments6[BS2] C7 X
Liquor stores8 C X
Medical services, clinics X C
Offices, professional X P
Outdoor retail sales and activities C X
Pedestrian-Oriented activities9 P X
Wireless Communication Facilities
May be allowed in compliance
with Campbell Municipal Code
Chapter 21.34 (Wireless
Communications Facilities)
Notes:
(1) The ground floor of an apartment shall be limited to a leasing office and lobby. Residential units
and recreation spaces shall be restricted to upper floors.
(2) Restricted to structureds listed on the Historic Resource Inventory and subject to Chapter 21.33
(Historic Preservation)
(3) Beer and wine festivals are subject to the provisions provided in Section 21.36.030 (Beer and
wine festivals).
(4) Except as specified by Section 21.10.060.G (Standards for live entertainment in the C-3 zoning
district), which allows certain pedestrian-oriented activities to incorporate live entertainment
without a conditional use permit.
(5) "Incompatible Activities" means any land use not identified in Table 2-11A (Land Use Table) or
that incorporates one or more of the following characteristics, as determined by the Community
Development Director in compliance with Section 21.02.020.F (Allowable uses of land).
• Services offered by a "body art" practitioner as governed by California Health and Safety
Code sections 119300-119324 (i.e., tattoo parlors and similar uses);
• Services offered by a deferred deposit transaction "licensee" as governed by California
Financial Code sections 23000-23106 (i.e., payday lenders and similar uses);
• Services offered by a "check casher" as governed by California Civil Code sections 1789.30-
1789.38 (i.e., check cashing and similar uses);
• Services offered by a "pawnbroker" as governed by California Financial Code sections
21000-21307 (i.e., pawnshops and similar uses);
• Services offered by a "secondhand dealer" or "coin dealer" as governed by California
Business and Professions Code sections 21500-21672 (i.e., secondhand/thrift stores,
consignment shops, gold buying, and similar uses);
• Services offered by a practitioner of hypnotism or an occult science requiring a permit
pursuant to Chapter 5.08;[BS3]
• Services requiring a massage establishment permit pursuant to Chapter 5.48[BS4];
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• Storage of industrial vehicles;
• Storage or warehousing of merchandise or products unrelated to on-site retail sales;
• Outdoor storage of merchandise or products;
• Assembly, compounding, manufacturing or industrial processing of merchandise or
products;
• Breeding, harboring, raising, or training of animals;
• Repair, maintenance, or sale of motor vehicles;
• Service to consumers within a motor vehicle (i.e., drive-through lane, drive-up window, or
drive-in service);
• Smoking or vaping of tobacco products (as defined by Chapter 6.11);
• Cultivation, processing, sale or dispensing of Cannabis ("marijuana" as defined by Chapter
8.38 and 8.40); or
• Emission of dust, fumes, glare, heat, liquids, noise, odor, smoke, steam, vibrations, or
similar disturbance which is obnoxious or offensive or creates a nuisance.
(6) Liquor establishments are subject to the findings provided in Section 21.46.070 (Special findings
for liquor establishments).
(7) Except as specified by Section 21.10.060.F (Standards for alcohol sales for on-site consumption),
which allows certain pedestrian-oriented activities to incorporate an ancillary liquor establishment
without a conditional use permit.
(8) Liquor stores are subject to the provisions provided in Section 21.36.110 (Liquor Stores).
(9) "Pedestrian-Oriented Activities" means any land use or combination of land uses that incorporate
all of the following characteristics as determined by the Community Development Director in
compliance with Section 21.02.020.F (Allowable uses of land). This definition specifically includes
retail stores, grocery stores, personal services, spa services/health spa, restaurants, indoor
amusement centers, and studios as defined by Chapter 21.72 (Definitions).
• Provides or offers food, beverages, retail goods, services, instruction, and/or entertainment to
the general public;
• Is open to the general public on a regular basis;
• Is conducted within the interior of a building, except for outdoor displays and outdoor dining
areas as allowed by this section;
• Maintains a transparent storefront open to the interior of the business and/or onto a
merchandise display; and
• Is not otherwise classified as an incompatible activity as defined by this Chapter.
C. Land uses in the Winchester Boulevard and East Campbell Avenue Master Plan
areas. The permissibility of land uses shall be as specified by Table 2-11a (Land
Use Table – Master Plan Areas). Land uses listed as (A) are allowable subject to
approval of an administrative planned development permit in compliance with
Section 21.12.030.H.1 (Administrative planned development permit required). Land
uses listed as (X) and those not otherwise listed are prohibited and shall not be
allowed. The boundaries of the Winchester Boulevard and East Campbell Avenue
Master Plan areas shown on the City of Campbell Zoning Map, available at the
community development department.
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Table 2-11a
Land Use Table – Master Plan Areas
LAND USES
Apartments A
Arcades A
Banks and financial services A
Convenience markets/stores A
Dancing and/or live entertainment A
Government offices and facilities A
Grocery stores A
Incompatible activities1 X
Late night activities2 A
Liquor establishments3 C
Liquor stores4 A
Nightclubs A
Offices, professional A
Outdoor merchandise display A
Outdoor seating A
Parking lots/structures, public A
Personal services A
Public assembly uses A
Restaurants or cafes A
Restaurants, fast food A
Restaurants, standard A
Retail stores, general merchandise A
Spa Services/Health Spa A
Theaters, movie or performing arts, and concert halls A
Tutoring centers (small and large) A
Wireless Communication Facilities
May be allowed in
compliance with Campbell
Municipal Code Chapter
21.34 (Wireless
Communications Facilities)
Notes:
(1) See Table 2-11A, Note #5 for the definition of "Incompatible activities."
(2) Late night uses in the P-D (Planned Development) zoning district are subject to the findings
provided in Section 21.12.030.H.7 (Additional Approval Criteria for Late Night Activities).
(3) Liquor establishments require a conditional use permit pursuant to Section 21.12.030.H.1.a and
are subject to the findings provided in Section 21.46.070 (Special findings for liquor
establishments).
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(4) Liquor stores require a conditional use permit pursuant to Section 21.12.030.H.1.a and are
subject to the provisions provided in Section 21.36.110 (Liquor Stores).
A. Permitted uses in C-3 (Central Business District) zoning district. The following uses
are permitted with a zoning clearance in compliance with Chapter 21.40 (Zoning
Clearances):
1. Retail business, including but not limited to clothing stores, department
stores, drugstores, furniture stores, toy stores, jewelry stores, shoe stores,
florist shops and gift shops subject to standards for alcohol sales in
compliance with paragraph (F) (Standards for alcohol sales in the C-3
zoning district), below. Does not include retail business uses specified in
paragraph (C) (Uses permitted with a conditional use permit in the C-3
district).
2. Tutoring centers (small and large), studios (small and large), and
professional offices, except on the ground floor of parcels abutting East
Campbell Avenue east of Second Street unless the following standards can
be met:
a. The business is located in a separate tenant space that is a minimum of
fifty feet from the East Campbell Avenue property line; and
b. The separate tenant space does not have a door or entrance that takes
access from East Campbell Avenue.
3. Service commercial establishments including but not limited to barber
shops, beauty parlors, dry cleaning, photographic studio, shoe repair shops,
and tailors, except on the ground floor of parcels abutting East Campbell
Avenue east of Second Street unless the following standards can be met:
a. The business is located in a separate tenant space that is a minimum of
fifty feet from the East Campbell Avenue property line; and
b. The separate tenant space does not have a door or entrance that takes
access from East Campbell Avenue.
4. Outdoor seating and merchandise displays, subject to approval of an outdoor
seating and merchandise display permit in compliance with paragraph (H)
(Standards and permit requirements for outdoor seating and merchandise
display), below.
5. Restaurants, subject to the provisions of paragraph (F) (Standards for alcohol
sales in the C-3 zoning district) and standards for live entertainment in
compliance with paragraph (G) (Standards for live entertainment in the C-3
zoning district), below.
6. Wireless telecommunications facilities—stealth (requires approval of a site and
architectural review permit).
7. Other uses similar to the above in compliance with Chapter 21.02 (Interpretation
of Provisions).
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B. Uses permitted with conditional use permit in C-3 district. The following uses are
permitted subject to approval of a conditional use permit in compliance with Chapter
21.46 (Conditional Use Permits):
1. Arcade (containing amusement devices and games).
2. Banks and financial services.
3. Fast-food restaurants.
4. Government offices and facilities.
5. Grocery-stores and convenience markets.
6. Health spa, except on the ground floor of parcels abutting East Campbell Avenue
east of Second Street, unless the following standards can be met:
a. The business is located in a separate tenant space that is a minimum of fifty
feet from the East Campbell Ave. property line; and
b. The separate tenant space does not have a door or entrance that takes
access from East Campbell Ave.
7. Late night activities.
8. Liquor establishments, other than those establishments permitted to sell alcoholic
beverages under subsection B of this section.
9. Liquor store.
10. Live entertainment (except as permitted under subsection B of this section).
11. Nightclub.
12. Public assembly uses.
13. Residential condominiums or apartments (upper floors only).
14. Parking lot or structure.
15. Secondhand/thrift store.
16. Theater.
17. Wireless telecommunications facilities - non-stealth.
18. Other uses similar to the above in compliance with Chapter 21.02 (Interpretation
of Provisions).
D. Prohibited uses in C-3 (Central Business District) zoning district. The following uses
are prohibited in the C-3 district:
1. Storage of industrial vehicles, except for the purpose of loading and unloading;
2. The storage or warehousing of merchandise or products in the building or on the
premises for sale other than at retail on the premises;
3. The outdoor storage of merchandise or products, unless otherwise approved, in
compliance with subsection H of this section;
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4. The assembly, compounding, manufacturing or processing of merchandise or
products, except such as are customarily incidental or essential to permitted
retail commercial and service uses;
5. Any use which is obnoxious or offensive or creates a nuisance to the occupants
or commercial visitors of adjacent buildings or premises by reason of the
emission of dust, fumes, glare, heat, liquids, noise, odor, smoke, steam,
vibrations, or similar disturbance;
6. Auto repair;
7. Any business that includes smoking tobacco on site (e.g., smoking lounges,
hookah lounges, etc.);
8. Payday lender;
9. Any use inconsistent with state or federal law.
E.D. General development standards. New land uses and structures, and alterations
to existing uses or structures shall be designed, constructed, and/or established in
compliance with the requirements in Table 2-11b (General Development Standards -
C-3 Zoning District), in addition to the general development standards (e.g.,
landscaping, parking and loading, etc.) in Article 3 (Development and Operational
Standards).
Table 2-11b
General Development Standards - C-3 Zoning District
Development
Feature
C-3
Maximum floor
area ratio
Up to 1.25 The planning commission or City Council may approve
an F.A.R. of up to 1.5 if it makes all of the following findings:
a. The scale and intensity of the development does not create
adverse traffic and parking impacts on the Downtown.
b. The balance of land uses emphasizes retail and restaurant uses
consistent with the goals and objectives of the Redevelopment
Agency Implementation Plan.
bc. The design, scale, and context of the project are consistent with
the goals and objectives established in the Downtown Development
Plan.
d. A finding of community benefit be established stating how the
development furthers the goals and objectives of the
Redevelopment Agency in the Downtown area that otherwise could
not be achieved with a lesser F.A.R.
Maximum
allowable density
up to 27 d.u./gross acre
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Setbacks Required
Front None, except as may be required by the Site and Architectural
Review Permit.
Side (each)
Street side
Rear[BS5]
Maximum Height
Limit
45 ft.
Fences, Walls,
Lattice and
Screens
See Section 21.18.060 (Fences, Walls, Lattice and Screens)
F. Standards for alcohol sales for on-site consumptions in the C-3 Zoning District.
1. Alcohol sales by retail businesses.
a. Gift shops and florists may include products containing alcohol in gift baskets,
flower arrangements or other similar uses as approved by the community
development director upon finding that the sale of alcohol would be incidental
to the primary activity on the site;
b. Retail businesses permitted to sell alcohol in compliance with this paragraph
shall obtain the required licenses or permits from the State Alcoholic
Beverage Control Department. Uses meeting the definition of liquor store as
defined by Section 21.72.020 ("Liquor Stores") shall not be considered as a
florist or gift shop;
2. Alcohol sales by restaurants.
a.1. Beer and wine sales for on-site consumption is permitted without a
conditional use permit for a pedestrian-oriented activity operating as a "bona fide
public eating place" (i.e., restaurant) as defined by Section 23038 of the
California Business and Professions Code, only are permitted in restaurants
without a separate bar area.
b.2. The business shall not incorporate aA separate bar area, is defined as a
separate area, tables, or a room intended primarily for serving alcoholic
beverages.
c. Restaurants that serve alcohol may be required to establish a designated driver
program.
d.3. Restaurants The business shall obtain and maintain in good standing a
"Type 41" (On-Sale Beer and Wine for Bona Fide Public Eating Place) the
required licenses or permits licensed issued from the State Alcoholic Beverage
Control Department.
3. Beer and wine festivals. See also Section 21.36.030 (Beer and Wine festivals).
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G. Standards for live entertainment in the C-3 zoning district. Live entertainment, when
clearly ancillary to the a pedestrian-oriented activityrestaurant function, is permitted
in restaurants without a conditional use permit subject to the following restrictions:
1. Permitted only for pedestrian-oriented uses that are not already subject
conditional use permit in standard restaurants without a separate bar area. A
separate bar area is defined as a separate area, tables, or a room intended
primarily for serving alcoholic beverages;
2. Maximum of four performers;
3. Hours of nine a.m. to eleven p.m.;
4. Alcoholic beverage service shall be restricted to Type 41 or 47 licenses only from
the State Alcoholic Beverage Control Department, and at no time shall off-site
sales be allowed. Full food service shall be available during entertainment;
5. Ambient noise levels shall allow normal conversation, and may not be audible
more than 50 feet from the businesses tenant space. However, in no case may
noise from the live entertainment disrupt neighboring businesses;
6. No cover charge may be imposed;
7. Areas for dancing and festival seating are not allowed;
8. If the police department or community development department find that a
business is in noncompliance with any of the above conditions, live entertainment
shall be prohibited at the site until a live entertainment permit is issued by the
City Council subject to the requirements set forth by Section 5.24.010(a) et seq.
(Live entertainment) of this Zoning Code;
H. Standards and permit requirements for outdoor seating and merchandise display
within the public right-of-way for a pedestrian-Oriented activity. The following
standards govern the provision of outdoor seating/dining areas and the outdoor
display of merchandise within the public right-of-way (sidewalk) in the C-3 zoning
district. These standards are minimum standards and additional requirements may
be added through the discretionary review process.
1. Permit required. Outdoor seating and merchandise displays may be allowed
subject to approval of an outdoor seating and display permit by the community
development director. Approval is subject to the standards provided below and
any other conditions as may be deemed necessary by the community
development director in order to protect the health, safety, and welfare of the city.
2. Application. Application for an outdoor seating and display permit shall be filed
with the community development department. The application shall be
accompanied by a plan set, drawn to scale, depicting sidewalk dimensions, the
location of seating, tables, umbrellas, and merchandise displays together with
other information and exhibits as required by the community development
director.
3. General standards.
a. A four-foot-wide pedestrian walkway shall be provided at all times along the
public sidewalk. This walkway shall provide for pedestrian access to
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doorways, crosswalks, and along the public sidewalk. No part of the walkway
shall be within two feet of the building face or within one foot of the face of
curb, and the walkway shall not cross the path of outward-opening doors or
windows.
b. All tables, seats, and displays shall be placed inside at the end of each
business day.
c. Material placed on the sidewalk shall be secured so as not to be moved by
the wind. However, tables, seats, or displays may not be bolted into the
ground or secured to the streetlights, trees, or other street furniture.
d. The permit holder is responsible for picking up all litter associated with the
outdoor seating or display and shall maintain the area in a clean condition at
all times.
4. Outdoor seating.
a. Outdoor seating shall be located directly in front of the permit holder's tenant
space as set forth in the approved application and accompanying plans.
b. Tables, seating, or displays shall not be placed within the area of any
disabled ramps, drivewsays, or doorways.
c. Tables or seating shall not be placed in the street, or on the sidewalk within
two feet of the face of curb.
d. The canopies of umbrellas associated with outdoor tables shall provide a
minimum vertical clearance of seven feet, unless the umbrella does not
extend beyond the outside edge of the table, and shall not extend past the
curb.
e. Tables, chairs, umbrellas, and other furniture associated with the outdoor
seating shall be attractive, made of durable materials, and be maintained in
good repair and in a manner to enhance the downtown area.
5. Outdoor Displays.
a. Outdoor merchandise displays shall be placed against the building face
abutting the permit holder's tenant space and shall be limited to fifty percent
of the business frontage.
b. Tenants on corner lots are permitted displays along one frontage only.
c. Merchandise shall be attractively displayed on appropriate racks or other
similar stands. Displays using card tables, cardboard cartons, plastic milk
cases, or plywood boxes are not permitted. Merchandise too large to be
placed on a display may be freestanding.
d. Displayed merchandise shall be the same type of merchandise sold in the
existing business at the site.
e. Displays, including the merchandise placed on them, may not be more than
four feet high. The community development director may approve displays
greater than four feet if it can be found that the display will not block the
visibility of windows of that business.
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f. One sign, not to exceed one square foot, per display is permitted for pricing.
"A" framed signs and other types of signage shall not be considered displays.
6. Indemnification/insurance. The permit holder shall indemnity, defend and hold
the city, its agents, officers, attorneys, employees, and officials harmless from
any and all claims, causes of action, injuries, or damages arising out of any
negligent acts on part of the permit holder, its agents, officers, employees, or
anyone rendering services on their behalf. This indemnity shall include all
reasonable costs and attorney's fees incurred in defending any action covered by
this provision.
a. The permit holder, during the continuance of this permit and at no cost to the
city, shall maintain a comprehensive liability policy in the amount of one
million dollars and if applicable a workers compensation liability policy each
with a minimum coverage of one hundred thousand dollars.
b. The policy shall include the city as additional insured and shall apply as
primary insurance and shall stipulate that no other insurance effected by the
city will be called on to contribute to a loss.
c. Before the issuance of a permit, the permit holder shall furnish to the city a
certificate of insurance, duly authenticated, evidencing maintenance of the
insurance required under this permit.
d. If the insurance policy is canceled, terminated, suspended, or materially
changed, the outdoor seating and display permit shall be suspended until the
time that compliance with the requirements of this subparagraph has been
fully satisfied.
I. Standards for parking in the C-3 (Central Business District) zoning district. In
addition to other applicable parking requirements in Chapter 21.28 (Parking and
Loading), the following requirements shall apply in the C-3 (Central Business
District) Zoning District:
1. Shared Required parking facilities. Required parking facilities for new buildings
shall be provided, based on the gross square footage of the building(s), as
specified by Table 2-11c, (Parking Requirements by Land Use), except where a
parking modification permit has been granted by the City Council in compliance
with Section 21.28.050, (Parking modification permit).All new parking spaces
shall be provided in shared parking facilities, unless the City Council, upon
recommendation of the planning commission, finds that another parking
arrangement would better serve the public safety or welfare and would not be
detrimental to the overall parking and circulation in the area.
2. Parking requirement computation. In computing the total parking requirement,
credit shall be allowed for existing on-site parking or for existing shared off-site
parking if an agreement, acceptable to the city, which provides for the use and
maintenance of shared parking is in effect.
3. Change in use. Legally existing buildings shall be required to meet the current
parking standards upon expansion of the building or when there is a change in
use which requires more parking than is currently provided, except for retail uses
and standard restaurantspedestrian-oriented uses that are not required to
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provide additional parking unless the building is expanded in compliance with
Section 21.28.040.D.2, (Expansion/remodeling of structure, or change in use).
4. Parking ratios. The required shared-facility parking ratios, based on gross square
footage of a building, unless otherwise indicated, shall be as follows: (parking
spaces/square foot):
4. Uses not listed. Land uses not specifically listed by Table 2-11c shall provide
parking as required by the community development director. The community
development director shall use the requirements of Table 2-11c as a guide in
determining the minimum number of parking spaces to be provided, based on the
similarity of the unlisted use to the uses listed in the table.
Table 2-11c
Parking Requirements by Land Use
Retail 1:345 sq. ft. gross floor area
Office 1:425 sq. ft. gross floor area
Restaurant 1 space per 4 seats
Pedestrian-oriented uses 1:345 sq. ft. gross floor area
Banks 1:350 sq. ft. gross floor area
Residential 2 spaces per unit
Service commercial 1:345 sq. ft. gross floor area
J. Development review regulations for projects in the C-3 (Central Business District)
zoning district.
1. Purpose. Downtown Campbell possesses a wealth of small-scale commercial
buildings that are architecturally exemplary of the variety of historic periods in
which they were constructed. These design standards are intended to both
promote the conservation and rehabilitation of buildings and to encourage new
building and remodeling which is simultaneously in keeping with existing
buildings and architecturally exemplary of contemporary design. In this way the
architectural history and richness of downtown will be continued and expanded.
Each new building and remodeling project in the downtown shall adhere both in
its large- and small-scale parts to the architectural parts or style adopted for the
project. Architectural design shall be of high quality, measured against
contemporary standards.
2. Intent. The guidelines below govern building mass; building form and
composition; storefronts; materials, colors and finishes; and other elements. They
are intended to encourage the relation of specific project aspects to the
designated architectural parts or style.
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3. Site and Architectural Review required. Buildings and structures in the C-3
(Central Business District) zoning district shall conform to the design standards in
paragraphs 4—8 below and are subject to approval in compliance with the
provisions of Chapter 21.42 (Site and Architectural Review):
4. Building mass.
a. Large building facades shall be divided into smaller elements to complement
the intimate scale created by the existing small property divisions.
b. Second floor decks or terraces at the rear of buildings for use by adjacent
offices or restaurants should be incorporated whenever practical to add a
sense of vitality to the rear building facades.
c. Roof design shall be consistent with the building's architectural style.
Mansard, shed or residential type roofs are prohibited unless it is
demonstrated that such a roof style is structurally or architecturally suitable
for the particular project or location.
d. The existing residential building types of historical significance should retain
their character, including features such as landscaped setbacks.
5. Building form and composition.
a. Unique and historic building elements such as parapet details and belt
courses shall be retained and restored.
b. Traditional commercial building forms should be incorporated whenever
practical.
c. Open air dining areas facing Campbell Avenue should be employed to the
greatest extent practical. The buildings should not be set back from the street,
but should contain the dining areas within their architectural framework.
d. Upper stories in multistory buildings are required to have solid surfaces with
vertical rectangular windows, augmented with frames. Glass curtain walls
should not be approved unless it is demonstrated that such walls are the only
structurally or architecturally suitable form of wall for the particular project or
location.
e. Architecturally exemplary design of high quality shall be employed. Buildings
should not be made to look "old time" unless such design would be clearly
more appropriate and harmonious with the purpose of this chapter.
f. Buildings shall incorporate base, cornice, and other elements appropriate to
their architectural style.
6. Storefronts.
a. First floor frontages shall have an integrated design including display
windows, an entry, and signing.
b. The design of the building storefront shall be consistent with the building's
architectural style.
c. Walls facing pedestrian ways should have elements of visual interest, such as
fenestration, displays, signing, or landscaping, unless the effect of such
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elements would be clearly contrary to the purposes of this chapter. Large
areas of blank walls should not be permitted unless it is demonstrated that
such blank areas are clearly more appropriate and harmonious than would be
the case if elements of visual interest were incorporated.
d. Buildings facing Campbell Avenue shall have their primary entries along that
street.
e. Entries should be recessed, as they add depth to storefront, and act as
transition areas between the street and shop interiors, unless the effects of
such entries would be clearly contrary to the purposes of this paragraph.
f. Doors and windows shall be of clear glass. Unglazed wood doors, screen
doors and doors or windows of heavily tinted or reflective glass should not be
approved unless it is demonstrated that such doors and windows are the only
structurally or architecturally suitable form for the particular project or location.
g. Storefront windows shall reflect the building's character. For instance, on
1940's and 50's "showcase" buildings, exposed aluminum frame windows are
appropriate.
h. Ground floor offices facing Campbell Avenue are required to maintain the
same storefront character as retail spaces.
i. Awnings on building facades should be employed when appropriate, as they
add color, weather protection, and opportunities for signing. As in other
architectural elements, the awnings should be designed to reflect the
building's geometry.
7. Materials, colors, and finishes.
a. Primary facade materials shall be limited to those that are characteristic of the
building's architectural style.
b. Exterior wall finishes shall be smooth and of finished quality, not deliberately
rough in an attempt to look antiqued or used.
c. Primary building colors shall be characteristic of the building's architectural
style. Overly bright, garish, or otherwise offensive colors or color
combinations are prohibited.
d. Accent materials such as tile bases shall be carefully chosen to complement
the building style and coordinate with adjacent buildings. The use of shingles,
lava rock, sheet metal siding, or any other residential or industrial materials
should not be approved unless it is demonstrated that such material would be
the only structurally or architecturally suitable materials for the project or
location.
e. Painted trim shall coordinate with primary facade colors to add more depth
and interest to the buildings.
f. A coordinated color scheme that responds to the style of the structure shall
be developed for each building. The colors of signing, awnings, planters,
accent materials, and primary facade colors should all be considered. The
number of colors should be limited.
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8. Other elements.
a. Trash collection and storage areas shall be carefully screened.
b. Mechanical equipment shall be screened from view. Exhaust louvers shall not
be located in the storefront areas.
c. Colorfully landscaped planters are allowed. These are especially appropriate
below second floor windows.
d. All building maintenance shall be done conscientiously.
K. Sign regulations for C-3 (Central Business) zoning district. The following provisions
shall apply to the C-3 (Central Business District) zoning district only and shall
supersede those listed under Chapter 21.30 (Signs):
1. Intent. The intent of these regulations is to stimulate creative, good quality
signing which will complement the intimate scale and architectural character of
the area, and which will complement the architectural style of the building to
which the signing is fixed.
2. Allowable signs. Each business shall be allowed one square foot of sign area for
each one linear foot of business frontage. A minimum of twenty square feet is
allowed and a maximum of forty square feet is allowed for each business.
3. Sign materials. Appropriate sign materials include enameled metal, painted
wood, cast metal, painted fabric, and similar materials. Plastic signs should not
be approved unless it is demonstrated that the use of the plastic signs at the
proposed location would be more harmonious with the purpose of this paragraph
than the foregoing enumerated materials.
4. Wall signs. Each business may have one wall sign, except corner businesses,
which may have two. This sign shall be located below the top of parapet on
single story buildings and below the second floor sill on multistoried buildings. It
may be painted directly on a wall, a sign panel attached to a parapet wall, or of
individually formed letters attached to a wall.
5. Awnings. Awnings may be used in lieu of wall signs. An insignia or name may be
painted, silk screened or appliquéd onto the awning. Awnings may project five
feet into the public right-of-way on Campbell Avenue and shall maintain a
minimum clearance of eight feet from the ground. All other streets shall be limited
to a two-foot projection and have a minimum clearance of eight feet. Awnings
shall be securely attached to buildings and well maintained. No supports or poles
may be located in the public right-of-way. Awning forms shall be carefully chosen
to complement the architectural style of the building to which they are fixed.
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Figure 2-1
Awning
6. Projecting signs.
a. In addition to a wall sign or awning sign, a business is allowed one, non-
illuminated, double-sided projecting sign. The projecting sign may be a
maximum of six square feet and may serve to identify more than one tenant in
the building.
b. Signs may project a maximum of four feet over the public right-of-way with a
minimum eight-foot clearance from the ground. Signs shall not project above
any roofline or facade of the building.
c. Projecting signs shaped as symbols depicting the goods or services being
sold by the business are encouraged.
d. Wood signs, that are carved, painted, stained, or feature raised letters and
symbols are specifically encouraged.
e. Sign colors should relate to material or paint scheme of the building.
Fluorescent colors are not allowed.
f. Internally or externally illuminated signs are not allowed, nor are can signs,
metal signs, neon signs, or flashing signs.
g. Projecting signs shall be mounted perpendicular to the street and may be
hung from coverings over sidewalks or affixed to the building wall.
(1) Signs shall be structurally attached to the building with wood, metal
brackets, chain, or other similar materials in a manner compatible with the
architectural style of the building.
(2) Fabric signs shall be anchored to the building from both the top and bottom
of the sign.
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Figure 2-2
Projecting Sign
7. Lighting. Only external illumination of signs is allowed except for individual letter
signs.
K. Nonconforming uses and structures in the C-3 (Central Business District) zoning
district. Nonconforming uses and structures shall be governed by the standards set
forth in Chapter 21.58 (Nonconforming Uses and Structures), except that whenever
a nonconforming use has been abandoned or discontinued for a continuous period
of six months, the nonconforming use shall not be reestablished; and the use of the
structure and the site shall comply with the regulations for the C-3 zoning district.
Notwithstanding the foregoing provision, an existing use with a conditional use
permit that was issued before July xx, 2019 shall be considered a conforming use for
purposes of this section.
SECTION 4. Section 21.46.070 (Special findings for liquor establishments) of the
Campbell Municipal Code is hereby amended as set forth. Additions are indicated by
underlined text and deletions are indicated by strikethrough (strikethrough) text.
21.46.070 - Special findings for liquor establishments.
Whenever a Conditional Use Permit is required for a liquor establishment by this
Zoning Code, the planning commission shall first find all the following conditions in
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addition those findings identified in Section 21.46.040, are satisfied in order to approve
the Conditional Use Permit application:
A. Over concentration of uses. The establishment will not result in an over
concentration of these uses in the surrounding area;
B. Not create a nuisance. The establishment will not create a nuisance due to litter,
noise, traffic, vandalism, or other factors;
C. Not disturb the neighborhood. The establishment will not significantly disturb the
peace and enjoyment of the nearby residential neighborhood; and
D. Not increase demand on services. The establishment will not significantly
increase the demand on city services.
E. Downtown Alcohol Beverage Policy. The establishment would be consistent with
the Downtown Alcohol Beverage Policy, when applicable.
SECTION 5. Section 5.24.010(c)(2) of the Campbell Municipal Code is hereby amended
as set forth. Additions are indicated by underlined text and deletions are indicated by
strikethrough (strikethrough) text.
Live entertainment conducted in a pedestrian-oriented activity standard restaurant (as
defined in Section 21.02.335 in a C3-S (central business) the C-3 (Central Business
District) zoning district, provided that such entertainment satisfies the requirements
stated in Section 21.10.060.G (Standards for live entertainment in the C-3 zoning
district).26.020.
SECTION 6. Section 21.72.020.D of the Campbell Municipal Code is hereby amended
as set forth. Additions are indicated by underlined text and deletions are indicated by
strikethrough text.
"Dancing and/or live entertainment" means a commercial facility where patrons
come to dance to live or recorded music or simply enjoy entertainment performed by
live entertainers. Does not include karaoke or juke box.
SECTION 7: This Ordinance shall become effective thirty (30) days following its
passage and adoption and shall be published, one time within fifteen (15) days upon
passage and adoption in the Campbell Express, a newspaper of general circulation in
the City of Campbell, County of Santa Clara.
PASSED AND ADOPTED this _____ day of ____________, 2018 by the following roll
call vote:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
APPROVED:
________________________
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Paul Resnikoff, Mayor
ATTEST:
_______________________________
Wendy Wood, City Clerk