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GP 90-06 - SOCA ~~I~ ~ ~f~C `~~~'~~.1~-'.~ ~C~~-~ 750 KIDDER PARK DRIVE SAN JOSE, CALIFORNIA 95190 IN THE CITY OF CAMPBELL ........................................................................................ STATE OF CALIFORNIA COUNTY OF SANTA CLARA City of Campbell ............................................................................................................................. .............7.~ ..I`IAx:Xh .. ~ eaa t x al...~y ~~.u~ .............................................................. Campbell, CA 95008 ............................................................................................................................. ............................................................................................................................. ............ORDINANCE. Z`?Qr..1822...... No.......x.116-~~~) ................. ............. TATS OF CALIFORNIA, ~, OUNTY OF SANTA CLARA s.,, Tne v~bersty+ed, t~s'v+p f.sl duly awom, deposes and says: That at ae t'imes here'euiher mentioned all'rgnl was ~ str 's a dlaarl of tM UMaO Sutes, over tM ape of eighteen years, and not • party to nor inlaetled ~Mhe eve MinkW procsed'a+ps; and was al and dump ap said tulles and s1iN !s the principal ckrk of tfre Pinter anci yrsJ•w of tf+e San Jose Macey Nsrvs, a newspapor of penerol cirrxAaiicxt printed and put>rsfad daffy in tf» r a San Jose in u4 County OI Santa dare, Slate of Caklants, Itvl said San Jose blcrcury Nrrv.S k and was as trines herein rnerntionsd a r+swspaper of general e6cutation as that term k dclvncd by $eCtiOnS 6000 and owq, of Ina GovemmentCode of u+. Slate of Glitarw, anrf, as provided by said saclbns, is published la datarrwlrarn of tOCat p telegraphic n.ws and hta16(JorK• of • pcrxrat Charaeler, haveq • bona lido )aJYlplren tat of paying wbaerlWrs, and k n01 drrvoted to Itw hlerests K putrlG~ed for the ernlenahnwnJ « rruer.on of • panraAar CV Sa, poltsatonal, bade, e+air.p, raea a~ donnrt:wlion, a for 1M enteniwrwnl and Jnrclcn of any nnrUer of sa+ch Wss,es, protasrorals, trados, CLainpS, races tx donaninetiOflt; tnat •t •s lirr+es d newspaper Ms been eslaDGSMd, printed end pudafxd in the ui:) NJy of San Joao in saki County and Stsl• rery,dar nlenrals for more Than orx year preceding Ifne lust puWi;alion of the nolke fnrsrein montionad; tlvit so.i 'rca wu wl n type not amoaa tMn nonparetf •nd was preceded with wads printed h bleek•laee typo not •Iw trun np~parei,~desCftbirq and •reprouing in general terms, the purpal and chsrsctar of the notice .nded 10 W pi.er~ Ihal 1r.a C4pry'ry of w1tiCh k •nrw.ed a a Inre prvrled copy, was prbr~.rx.d and primed h rowLpa per On the lOaOwing dalaq (0•wlt: January 16, 1991 .............................................................................................................................. ........................................................................................................................:..... .............................................................................................................................. ............................................................................................................................... ,t.d ai San Jwa, c,,.+«+:a s.»»..».»»~..~~);1 .............................aay ot.......»..1.J~xlb3r~.X:$........»............. ,.~,.,e ,,,o.r p.n.Jty a pr}rry ttut the laegoinp 4 trw .nd owreet. ~ •inppal clerk a iha ~ar and putAisJ+er of Ike San Jose Mercury flews. ~,~~ ~~ ~~ ~i i u1Jl_IV/`1 11V1V ~~I~ ~ ~~~C `~C~'~~1~-'~ ~C~~~ 750 RIDDER PARK DRIVE SAN JOSE, CALIFORNIA 95190 IN THE ............CITY OF_CAMPBELL. ...... .......................... STATE OF CALIFORNIA COUNTY OF SANTA Cl1~RA ............7.5..Nnnth..G~tzal..Auenue ........................................................... Campbell, CA 95008 ' ............................................................................................................................. ............................................................................................................................. .........ox~~~I~JG~..NQ....~1.~2.4......... NO........LJ.J.b :.~xa ................................... TATS OF CALIFORNIA, OUNTY OF SANTA CLARA ss' Ttx ~t9^ad, bairtp frsl tkAy sworn, depost:s end says: Thal el as tvrtct here'rnnher mt:Mioned all'rgnt was ~ str 's a tltaen of tna Untied States, over 1M ape of eiphleen yeors, and not a parry to nor inttresled i7Tttte Jva Mt111ad prOesedinps; and was al and dump as said !'ants and stie k 1M principal ckrk a Ilto phter end drfher of IM San Jose M«ctsy News.. newspaper o1 penerat eireutalirxt Anted and publishod dasy in tM t of San Jose 'n said Caxtty OI Santa Gere, Slate of i.afilanW, !fait said San Jose f.lercury NortS k end was es trines r+ere~t mentioned a newspaper of general evurlatton as flat term k drlated by Setlions 6000 and orwtp, of the Cwemment Code W IM State of Gstanu, sM, as ftrovided by salA soctbras, k puWislred I:x _ d~aunwtron of -xaf p tebprspttie news and hletGpanca of • pcneral charoetw, laving a Dora lids MCJlpiron kat of peyvq wtxerlWrs, end k not dWOted /0 1M ktterests a putrleJxd la ttte ernMahnwnt a tnrct.on of a pen~ar etau, prolesalaal, Irade, a.tero, rau a• dwvsnw.aliort, a for tM entenivtrnent and Inrcton of say rtunbsr of ta,ch Wcet, protessionek, trsdos, GalGnps, races a donartinelions: Inet at at t'mcs d nr«spaper Mt Deer estaDGsrtad, printed end puW'aMd h IM wkf city of San Joso in Bald Courny and Ststa req..:ar msrvets la mere iMn one year preceding -M fast puWi:.ation of !tier notice Mnein montianed; ttal sa.~ tce waa ut n type rot arraaa trap nonparelf and was preceded with wads primed h Dlaek•laee typo not eta !ran n«tp.. ei,deserltinp and aapr essiro h pencral terms, lM pupa! end eharsuer of IM roli.:e rnded to M pMrl' That ttre e~pfy^p OI M1vch Is anrto.ed is • truer panted cagy, weer parW.Mrd and printed h d r~+tDaDa on tM Idtowinp dates, to-v+h: January 16, 1991 ............................................................... tt.d at son Joaa, C+tttar:a January 91 a..„.......1.7..th........_......_............ay ol.........._ ...........................................te....................................................... ~We t/tper pena>•y d pv}ry IMt 1M Idepo7np V trw and cared. rrtegal Cter~ of tM ,nand puDKSlter Of IM San Josa Mercury Nswe. 1 l- ~ ~~.. ' -w~ ~" ~~ ~., ~it o~ ~a~n ~e ~ ~ ~:~ ~.. r.. ~,: !ORDINANCE N0..1~24 , BEIP(G A ORDINANCE'OF~TME CITY~,OF CAMPBEtt '.AP.PR4VING__A"-~20NE EO ~pPPUCA'fi1bN ~f`e.;.,r~:ao . y rks~ 90-12 After .due. consideration+sof ~aN~-~ t: ttse ~Plan~ditg: r,On,fOf- held A :Pu .h68tirg~.~oM1. she..eppwxtia± .~ZC•:90rt2d November 27: ,990. 2. The Plenrting CommiSaton ties -eocmme! S,epppcadon~,,iG 80-i~: wMCh caoiwt be miu9eced ~ . 2: The imroducHon bf TesideltSfel'usdti`M UYs a-ea will feciNtate the 'reviteazatidn a doVmtdwnCertgbell. ' rear •~ ~ `€- 3. TFte apppplItt~cation txill ht)t be'htim~Ntd t0 the heatltt~ eefety, a IweMare 6t Ilia o0(nlnUr111y.~, t'' S.e ':.y>yrt w. ...,a.• +n. 4. the d~ew~tte-1t ~ ': !!tenter wNt'esaFat )rl the irttplen-ef-tei•_, bolt f>t the Ciene-~~. Plea :~. 5. The propoi-ed Zofte'.Cttertpe lf'~t~fal`~tertt": with General Plan ,NmeftOnlen4 Ptl9lt ERi~~.~ E06e dtdlln•~e `' SEC?10N ONE.. xhet the iniop •1DF the afv+~nf Cantot>ell Ir lterel'Nchet~pd uld Id..86. ti1101Nn ql C%11011 I1. aaaat~rw vote. . - , ,:._, AYES. . ~ {~iQ11f1db11B1i1bef0` Weteoltr 8urtc:; Conar>t, At3ftworth, KotoweW ^'.,; NOE$ t;,ounciltnembefs~ None ABSENT: Cowdlrtlefnben;-None ABSTAIN: Councilrftembere:'None APPiiOVED: Michael Kotowelci,;MeYS>r.. re Olaskp. CIh Gefk , (116.3 arx, rr •..rr.. ' _ ~. ~ )` ` !. ~, ~: .~ .,y ~,, `. ~ ti ~ oa caMroW.• _ as ~ ,3. = , ~ -`ter.. e.t~ _ r ~ • a 9 ~ _- _ s ~ r »~ ' o +. .» ~ ' ; A "' ~r // f r lYVrbW1b1D •Y: ~ •,. N ~•r_ j~M~*~ .] /f 'r RNnwIG!w1T!!r;,r.~. ~ ;I~_'~ r. ? ~. i /{ /{ ~ ~ T,t v.rrr e,r....rrrr_w•r ~t i. `.~i Cl TY OF CAMPBELL -COUNCIL REPORT Meeting Date: Category: Initiating Dept: Title: December 10,1990 Public Hearings Planning Department ~.. Item # South of Campbell Avenue (SOCA) Area -City-initiated General Plan Amendment (GP 90-06) and Zone Change (ZC 90-12) The Planning Commission recommends that the City Council take the following actions for the South of Campbell Avenue (SOCA) Area: A. Grant a Negative Declaration. B . Introduce the attached ordinance approving General Plan Amendment GP 90-06, including the area-specific development policies. C. Introduce the attached ordinance approving Zone Change application ZC 90-12. PROPOSAL The SOCA area is generally bounded by Campbell Avenue to the north, Los Gatos Creek to the east, San Tomas Expressway to the south, and the Southern Pacific Railroad right-0f-way to the west. SOCA also includes a triangular area at the southeast corner of Kennedy Avenue and Industrial Way. The total SOCA area encompasses approximately 121 acres. The SOCA applications contain two components: A. General Plan Amendment to change the allowable land uses for SOCA to a mixture of residential, commercial, and industrial. The specific land use changes are shown on the map attached to Exhibit A. B . Zone Change to rezone portions of SOCA to P-D (Planned Development). The remainder of the the area is already zoned P-D. The rezoning boundaries are shown on the zone change map attached to Exhibit B. BACK ,ROUND A. In July 1989, the City Council, acting as the Redevelopment Agency Board, retained the firm of Sedway Cooke Associates to prepare a planning study of the SOCA area (see Exhibit H). B . The purpose of the SOCA projects are twofold: 1. To identify land use and circulation strategies to spur redevelopment of the area; and 2. To provide support for the revitalization of downtown Campbell. C. In October 1990, City Council initiated the subject General Plan Amendment and Zone Change applications. A. The proposed development policies define the allowable uses for each of the five subareas and also provide area-wide guidelines for development. The floor area ratios (FAR) and Approved by Department Head Approved by City Manager City Council Staff Report - GP 90-06 & ZC 90-12 December 10,1990 Page -2- residential density scales in the policies provide incentives for the consolidation of parcels, similar to the approach used in the North of Campbell Avenue (NOCA) area. B . Other major development policies pertain to increasing public access to the Los Gatos Creek Trail and reducing building mass along the Creek Trail frontage. Public A. Staff originally proposed that Subarea 5 (near the San Tomas Expressway) be changed to a Commercial designation from Industrial. Property owners in this area were concerned as the amendment would make the existing industrial businesses nonconforming uses. B. Some property owners stated that their existing buildings exceeded the floor area ratios contained in the Development Policies and would be prohibited from making additions or modifications to their buildings, regardless of how minor the modification. Planning Commission A. In response to public testimony, the Commissioners modified the allowable land uses for Subarea 5 to include Industrial as well as Commercial uses, although expressway-oriented commercial uses such as hotels and restaurants are strongly encouraged. Policy 2 of Subarea 5 states that new development which does not propose commercial uses cannot preclude the potential for a major, expressway-oriented commercial project. B. In Subarea 4 and 5, the Commission also allowed additions and modifications to existing building above the maximum FAR with Commission approval. This provision does not apply to new buildings. Additions still need to comply with other zoning requirements, including parking standards. Staff Staff suggests that the provision allowing additions to buildings exceeding the FAR be expanded to apply to all Subareas, with the limitation that the addition not interfere with the overall redevelopment effort. This provision should also be clarified to pertain only to buildings existing at the effective date of the General Plan Amendment. Exhibit D contains staffs recommended modifications. The Planning Commission voted 6-0-0-1 (Commissioner Alne absent) to recommend that City Council grant a Negative Declaration and approve applications GP 90-06 and ZC 90-12. Exhibit A Ordinance for GP 90-06 (Including Land Use Map and Development Policies) Exhibit B Ordinance for ZC 90-12 (Including Zone Change Map) Exhibit C Subareas Map Exhibit D Recommended Modifications to Development Policies Exhibit E Planning Commission Resolution 2714 Exhibit F Planning Commission Resolution 2715 Exhibit G Planning Commission Staff Report Exhibit H SOCA Plan Prepared by Sedway Cooke Associates red by: Randal R. Tsuda, AICP Senior Planner ccgp90-06.rpt(mc6) Exhibit A Ordinance for GP 90-06 (Including Land Use Map and Development Policies) ORDINANCE NO. 1822 BEING A ORDINANCE OF THE CITY OF CAMPBELL APPROVING AN AMENDMENT TO THE LAND USE DESIGNATIONS OF THE GENERAL PLAN AND DEVELOPMENT POLICIES FORA 121 ACRE AREA DESIGNATED AS THE SOUTH OF CAMPBELL AVENUE (SOCA) AREA. CITY INITIATED APPLICATION GP 90-06 After due consideration of all evidence presented, the City Council of the City of Campbell, California does find as follows: 1. The Planning Commission held a public hearing on the application GP 90-06 on November 27, 1990. 2. The Planning Commission has recommended that City Council grant a Negative Declaration and approve application GP 90-06. 3. The City Council held a public hearing on application GP 90-06 on December 10,1990. 4. The General Plan Amendment contains development policies specifying allowable uses, development intensity, dwelling unit density and design guidelines for each of the five subareas of SOCA. 5. An Initial Study has been prepared on the applications, as required by the California Environmental Quality Act. 6. The consulting firm of Sedway Cooke was retained to prepare a planning study for the SOCA area. 7. The City Council previously accepted the Sedway Cooke study and referred the proposes land use and zoning changes to Planning Commission for consideration. Based upon the foregoing findings of fact, the City Council concludes that: 1. A Negative Declaration is appropriate as no significant environmental impacts have been identified to be associated with this project which cannot be mitigated. 2. The introduction of residential uses in this area will facilitate the revitalization of downtown Campbell. 3. The application will not be harmful to the public health, safety, or welfare of the community. Ordinance No. - GP 90-06 Page -2- 4. The development policies provide requirements which will assist in the implementation of the General Plan Amendment. FURTHER, the City Council of the City of Campbell does ordain as follows: SECTION ONE: That the Land Use Map of the Campbell General Plan is hereby changed and amended as shown on Exhibit A, attached hereto. SECTION TWO: That the Development Policies contained in Exhibit B, attached hereto, aze hereby adopted. SECTION THREE: This Ordinance shall become effective 30 days following its passage and adoption and shall be published one within 15 days upon passage and adoption in the San Jose Mercury News, as newspaper of general circulation in the City of Campbell, County of Santa Claza. PASSED AND ADOPTED at a regulaz meeting of the City Council of the City of Campbell this 2na day of Jan., 1991, by the following roll call vote: AYES Councilmembers: Watson, Burr, Conant, Ashworth, Rotowski NOES: Councilmembers: None ABSENT: Councilmembers: None ABSTAIN: Councilmembers: .,.. -~... w } ' -~- /~ i _ _ ~/ w APPROVED• ~ ___` ~__ ___ ~ Michael Kotowski, Mayor ATTEST: '~~~Z~~ ~ Bazbaza Olsasky, City ccgp90-06.rso(mc6) i• ~~ ~' _{ ~ j ~~. 1 • 1. o- ~ ~~oi! ~ ` . ~ + J ~~7 ~ I .i ~ ~ T 1'Y w ~~'~ ~ai~N ~ s '• ~ J Llr to, !r • .ti' .q !R1 • ~ ! • ' ' +- erirt w ~ • • ~• ~ ~ 7 ~Y !O ~ S Y -RIY~TE ' SC1i00L *~ ' 0 ~ ...• .. i ~ ~ «' J _ ,. i . , .. •v• ~• a • ~ ~~ ` / ! ~ ' ~.~ ^ t . } E ~ - i + .r s 1! W J_ \~1 _. t t t r s ~ !~ ~ I . NI Ar ~. III ~ //// )t / •~n \~ ~I :~,~~ ~ .. •tN). I~ C ~t .~ ~+ ~~; _ ~~ ~~ - ~_._/ I ..~ - ~ / '- ~~~~ 'b~ <. a f7) •':~! ~~ £ ~~1.1 ~ ~ ' `~ +.+ .. Y r 5 •~ ~/ , • I I r y •.i+ 7 1 ~ a ~ _1 1 ~ YA .7 '° T • ~, ~1 ...,--~ . . ~~ ~.~ ., _ .~ y ` - ~ .. ~. DEVELOPMENT POLICIES GENERAL PLAN AMENDMENT GP 90-06 SOUTH OF CAMPBELL AVENUE (SOCA) AREA A. Sub-Area 1(Railway Frontage) ' 1. The following land uses are allowed in this area: a. Commercial land uses as governed by Sections 21.26.020 and 21.26.030 of the C-3 (Downtown Business District) Ordinance with the clarification that office uses may be allowed on the ground floor without a use permit. b. Mixed use developments containing residential and commercial uses as permitted by Sections 21.26.020 and 21.26.030 of the C-3 (Downtown Business District) Ordinance. 2. The maximum floor area ratio for uses in Area 1 is shown on the following chart. Modifications or additions to the floor area of buildings existing at the time of adoption of this policy may exceed the floor area ratios contained in the following chart with the approval of the Planning Commission. The modification shall not substantially reduce the potential for comprehensive redevelopment of the area. :.::::: .. ... . <~k ii :: w. :f:n ............:::. ~:::.:'J: v:.iyiyi.. :. :::<~ . ~XO +' }~ ..n.:.,:..:.,.. :::::}::::ii:i•:;j:;nri:. ii...+Ci,J• }. iii ti:;:: . iypf':' ...fi..+ }. . . ~:::.i:w::::: ni:'.::. ~::.:..::•..::.:.. :...:i::.::ti::::.: is .... v:. :.: •: ~•: ~.~ :v :v: •;:y,::{:;•;:•} :•riiv::+,.:: '•: ~ : :•v. '.i:•i::::•:;: ~• .•'tiyvY}'•}:ti•%4yi .y> ::.; v. ~::. ~ .....•..; ::.::v:: ~ :.ih:4: Acts .:• +~ '~ '~~iti<::i::::: } :'r,::L i:4 ~+ii~:• :i'ifik',J,r'nS,.}:~::~•~i,'.:~......T~ii:~•. :{Y.ti: ~ Y::v:ni: ;•iiiiv: 'i'•iyiry•i}:.::::::.~:{::{{•ii:'•{. v:.. xi::.i::• r:.:.v ..... v ....................::.:.....~.... 0.00 acres 0 sq. ft. 0.30 0.50 21,780 0.40 0.75 32,670 0.50 3. The allowable dwelling unit densities for residential projects are contained in the following chart. s :<:>~I ~ :::.~: . .:,. ... ...:.n~.:...::.. . >. . . ~. ~ ... ............ :: i:k:$?::;::v'r'.it;. ::: iiii: `y{$?:•:::: i::i•; •. ..... :::......,. .....:..:........... .. :• ..'}../~ry ,}•:: X ~~{.'•::':.ii; ..•.;Y ... f. f ;: +...•. .: •i•:. . . .f... ,y.:.. :: .VD.r.. ..~}:.1 .+r//ti•:::::. :: }`rsvvk.. :Y.~ . is /,.~ v... ................... .. ... ..:...:::::::.:.::.:.. ~:::::::.:. .. ....... r:. :.::. :.:::... ::::::. .:..::::::::::: 0.50 acres 21,780 sq. ft. 12-16 dwelling units/acre 1.00 43,560 12 to 20 1.25 54,450 12 to 24 1.50 65,340 12 to 27 Development Policies -General Plan Amendment GP 90-06 December 10,1990 Pale -2- B. Sub-Area 2 (U-Save Rockery/City Corporation Yard) 1. High density residential uses within the range of 21 to 27 dwelling units per gross acres are permitted in this area. Project may consist of rental or ownership units. 2. Projects must contain a minimum of 1.5 acres. Future applications for development of a portion of Area 2 containing less than five acres shall prepare a master plan delineating a conceptual development approach for the remainder of the Area. The intent is to ensure that the remainder of Area 2 can be developed in a logical, orderly manner. The City Council must accept the master plan prior to approval of a site specific project. 3. The maximum height of all structures shall be 50 feet, excluding architectural features. Minor variations in the height limitation may be allowed by City Council if the variations are found to enhance the architectural quality of the project. 4. Modifications or additions to the floor area of buildings existing at the time of adoption of this policy may be allowed with the approval of the Planning Commission. The modification shall not substantially reduce the potential for comprehensive redevelopment of the area. C Sub-Area 3 (Dillon/Gilman and Transition Site) 1. The following land uses are allowed in this area: a. Industrial uses as governed by Sections 21.32.020 and 21.32.030 of the M-1 (Light Industrial) Zoning Ordinance. b.. Commercial uses as governed by Sections 21.24.020 and 21.24.030 of the C-2 (General Commercial) Zoning Ordinance. c. Attached residential units d. Mixed use developments containing residential and commercial uses as permitted by Sections 21.26.020 and 21.26.030 of the C-3 (Downtown Business District) Ordinance. 2. The allowable dwelling unit densities for residential projects are contained in the following chart. Development Policies -General Plan Amendment GP 90-06 December 10,1990 Page -3- !~:~1~~1~:::; ~< :>~..: ..:~?'it .:: >~. ~,~::. , ... nF.~:•ii;•y{:{:'iitiiJiy;e::::::::: nY.yi. vi:v::•::+• •i~k'r+i ni' ^:vi•:::{~.... :•X.v. ... • ... ~ .. :•: .: "••'1' ~: r riri~ 4: rv:?i:::v:, ~::::::.:~ :::::. }:: r:: :: ....L.:v .:::::::.:::::::::nw:::: n.::v.• :::. .. .. :vv:. ~::.:. ~ ::: ii w: 0.50 acres 21,780 sq. ft. 12-1b dwelling units acre 1.00 43,560 12 to 20 1.25 54,450 12 to 24 1.50 65,340 12 to 27 3. The maximum floor area ratio for industrial and commercial uses is shown on the following chazt. Modifications or additions to the floor area of buildings existing at the tune of adoption of this policy may exceed the floor area ratios contained in the following chart with the approval of the Planning Commission. The modification shall not substantially reduce the potential for comprehensive redevelopment of the azea. . .:::: .:::... .::~#:.:. <:> :.;~: ::.:~. :<> ~:::>:: ~ .. , .;app><~ . :..~r<:;.::.:::; :::.:::.::•:::•:::,•.:.::::::.:... :.:~::.~..:..:....s.:..,.....; :~...::.:: . :rr'J,.i;Y.i•?::$iii}ii Y'F.s,.}': v'..cti..~r.::.} :y::. .. :: •. xl rr~i. n :}ili$;~:{ii:::::i:i:•ii?Y.•:.•. •.iY4:•i::~J.. . ` ' ' .~ A;~ ~~r'::::;::r.Y. e }+r:; ^i::>.:•. ~:: r::: i :::::. ............ :. :'f,.;i:i;:iiGi . v;::<'i,':Jrv: ...:..:.. r'•................. n.... •:.•.•.?:•:.. :; i:;•F:nwn. v:r,S>...... n.. ...... .;.. ~ :.............. :.. .......................... .. .fo::.s5i.:. •: t; ... \..~... ....... n.: bx::•. ~::. 0.00 0 sq. ft. 0.20 0.46 20,000 0.25 0.69 30,000 0.30 1.03 45,000 0.35 D. Sub-Area 4 (Old Camden Ave.) 1. The following land uses area allowed in this area: a. Industrial uses as governed by Sections 21.32.020 and 21.32.030 of the M-1 (Light Industrial) Zoning Ordinance. b.. Commercial uses as governed by Sections 21.24.020 and 21.24.030 of the C-2 (General Commercial) Zoning Ordinance. 2. The maximum floor area ratio for uses in Area 4 is shown on the following chart. Modifications or additions to the .floor area of buildings existing at the time of adoption of this policy may exceed the floor area ratios contained in the following chart with the approval of the Planning Commission. The modification shall not substantially reduce the potential for comprehensive redevelopment of the area. ' Development Policies -General Plan Amendment GP 90-06 December 10,1990 Pale -4- E. Sub-Area 5 (Expressway Commercial) 1. The following land uses area allowed in this area: a. Industrial uses as governed by Sections 21.32.020 and 21.32.030 of the M-1 (Light Industrial) Zoning Ordinance. b. Commercial uses as governed by Sections 21.24.020 and 21.24.030 of the C-2 (General Commercial) Zoning Ordinance. 2. Expressway-oriented commercial uses such as hotels, motels, and restaurants aze strongly encouraged in this azea. When approving new developments which do not propose expressway-oriented commercial uses, the City shall adopt findings that the development does not preclude or hinder opportunities for a major expressway-oriented commercial project. 3. Automobile repair uses are generally discouraged except where the site has previously been utilized for an automobile repair use and where the project will not be disruptive to the redevelopment of the Area. 4. The maximum floor area ratio for uses in Area 5, except for hotel/motel uses, is shown on the following chart. Modifications or additions to the floor area of buildings existing at the time of adoption of this policy may exceed the floor area ratios contained in the following chazt with the approval of the Planning Commission. The modification shall not substantially reduce the potential for comprehensive redevelopment of the area. 5. The maximum floor azea ratio for hotel or motel uses shall be 1.0. ' Development Policies -General Plan Amendment GP 90-06 December 10,1990 Page -5- F. Density Bonus Policy The City shall grant a density bonus for projects which meet the requirements rnntained in the City's Density Bonus Ordinance. A. Residential Entries Entries to residential units along a public street shall be oriented to the street. B. Public Street Elevations The public street elevation of residential projects should create a neighborhood appearance and provide visual interest by incorporating architectural element such as porches, projecting eaves and overhangs, dormer elements, variation in building wall planes and roof elements, and well-defined unit entries. The building design should provide a pedestrian scale which reduces the perceived mass of the structures. C Visibility into Private Developments Residential projects shall be designed to provide visibility into the core of the project .where the project adjoins streets or the Los Gatos Creek Trail. Public parking for trail users should be provided where possible. D. Building Mass along Los Gatos Creek Structures adjoining the Los Gatos Creek Trail shall be designed to minimize the perceived mass of the building as viewed from the Trail and to enhance the project's appearance as viewed from Highway 17. The following techniques may be utilized to accomplish this objective: 1. Minimize the width of building elevations facing the trail (eg: orient the side of the structure towards the trail). 2. Provide movement and and variation in building wall planes. 3. Provide variation in roof elements. 4. Step-back upper story elements away from the Creek Trail. 5. Provide tree species with large, dense canopies to screen the structures. E. Access to the Los Gatos Creek Trail Additional public pedestrian/bicycle access points to the Los Gatos Creek Trail should be provided in the SOCA area. The City should evaluate future projects for opportunities to provide additional public access connections. ' ~ Development Policies -General Plan Amendment GP 90-06 December 10,1990 Pa{;e -6- F. Trail Amenities Projects adjacent to the Los Gatos Creek Trail shall provide trail amenities such as drinking fountains and benches along the trail for public use, as appropriate. G. Grp Grading for projects in Area 2 should reflect and retain the natural topography of the site. H. P The City shall ensure that new projects provide adequate on-site parking to meet the project's parking demands. The City may require the submission of parking studies as necessary to document that project parking needs are fulfilled on-site. Shared parking arrangements may be considered for mixed use projects. The City shall require the necessary parking studies to ensure that adequate on-site parking is provided under the shared parking concept. I. Structured Parkine Fad es Structured parking facilities shall be submerged to the maximum extent possible. Structured parking shall be architecturally treated to be consistent with the overall architectural design of the building. CIRCULATION A. Dillon Ave. Extension In Area 2, the roadway system should provide an extension of Dillon Avenue to improve circulation, provide emergency vehicle access, and integrate projects in this area. Emergency vehicle access should be extended to the southern portions of Area 2. The feasibility and desirability of extending street access to the southern portions of Area 2 should be evaluated in conjunction with review of project proposals. B. Dell Ave./Camden Ave. In conjunction with new development in Area 5, safety unprovements to the on and off-ramps from San Tomas Expressway to Dell Avenue should be evaluated. Consideration should be given to abandonment of the existing road linking Dell Avenue to Camden Avenue and construction of an extension of Dell Avenue easterly to Camden Avenue. LANDSCAPING A. Street Tree Plan The City shall develop specific street tree plan for the SOCA area which identifies the tree species that will be required along streets in the area. The City shall also develop a streetscape standard for Railway Avenue, Development Policies -General Plan Amendment GP 90-06 December 10,1990 Pale •7- including plant materials, pedestrian walks, pedestrian lighting, and street furniture. B. Views from Highwav 17 and the Creek Trail Landscaping shall be located to screen and filter views of buildings. Tree groves shall be provided along the eastern edge of Areas 2 and 3 to screen projects as viewed from Highway 17 and the Los Gatos Creek Trail. C. Project Tree Types Projects shall incorporate a mix of evergreen and deciduous tree types to provide tree screening throughout the year. D. Fencing a, lon,~ Los Gatos Creek Solid fencing is strongly discouraged along the Los Gatos Creek Trail. Applicants are encouraged to use landscaping to define project boundaries along the Creek Trail frontage rather than fencing. E. Naturalized Plant Materials Naturalized plant species are encouraged immediately adjacent to the creek trail. A. Area Wide Improvements Project applicants shall be required to participate in SOCA area-wide improvements, as specified in conditions of approval. B. Light Rail Transit Light rail transit is strongly encouraged on the Southern Pacific Railroad right-of-way, including resident-serving light rail stations. coca dev pol Exhibit B Ordinance for ZC 90-12 (Includin, Zone Change Map) ORDINANCE NO. 1824 BEING A ORDINANCE OF THE CITY OF CAMPBELL APPROVING A ZONE CHANGE FORA 121 ACRE AREA DESIGNATED AS THE SOUTH OF CAMPBELL AVENUE (SOCA) AREA. CITY INITIATED APPLICATION ZC 90-12 After due consideration of all evidence presented, the City Council of the City of Campbell, California does find as follows: 1. The Planning Commission held a public hearing on the application ZC 90-12 on November 27, 1990. 2. The Planning Commission has recommended that City Council grant a Negative Declaration and approve application ZC 90-12. 3. The City Council held a public hearing on application ZC 90-12 on December 10,1990. 4. An Initial Study has been prepared on the applications, as required by the California Environmental Quality Act. 5. The consulting firm of Sedway Cooke was retained to prepare a planning study for the SOCA area. 6. The City Council previously accepted the Sedway Cooke study and referred the proposes land use and zoning changes to Planning Commission for consideration. Based upon the foregoing findings of fact, the City Council concludes that: 1. A Negative Declaration is appropriate as no significant environmental impacts have been identified to be associated with this project which cannot be mitigated. 2. The introduction of residential uses in this area will facilitate the revitalization of downtown Campbell. 3. The application will not be harmful to the public health, safety, or welfare of the community. 4. The development policies provide requirements which will assist in the implementation of the General Plan Amendment. 5. The proposed Zone Change is rnnsistent with General Plan Amendment application GP 90-06. Ordinance No. - ZC 90-12 Page -2- FURTHER, the City Council of the City of Campbell does ordain as follows: SECTION ONE: That the Zoning Map of the City of Campbell is hereby changed and amended as shown on Exhibit A, attached hereto. SECTION TWO: This Ordinance shall become effective 30 days following its passage and adoption and shall be published one within 15 days upon passage and adoption in the San Jose Mercury News, as newspaper of general circulation in the City of Campbell, County of Santa Clara. PASSED AND ADOPTED at a regulaz meeting of the City Council of the City of Campbell this ana day of Jan., 1991, by the following roll call vote: AYES Councilmembers: Matson, Burr, Conaat, Ashworth, Rotowski NOES: Councilmembers: None ABSENT: Councilmembers: None ABSTAIN: Councilmembers: None ~~ - APPROVED: _ ~_~_ _ _~~~ Michael Kotowski, Mayor ATTEST: _~y~~ ~~ ,~~;~~ , _ Bazbaza Olsasky, City Clerk I cczc90-12.rso(mc6) ..w j....... ~ _ ~•~ ~ ! .~... ~° .." ` ..~....~ Yak >~• ,••,•••~ ~ ....» .y,~•~.., t s i•Y .. ,.~• \ / ~ ~»~» ~ i• I '•7 r f •y i _ .in . ~ ~,, • 7 r s . _ 4~/; w..~µ •• i •s• f j~/~\.,~y J, 151• •~ .... .. . , • • (, •x. . . . 1 i 1. :,r.. '` ya ~s~~e~ ..... / .e~, ~ '2 t ;.. .a;.E f , l . . _ .. ..1..~ ~Vy~ •..•C 7 ~ ... 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'~ :::::::::::::::{:i:::~::::i:::: ,_ .~ .. ~ l ..-.,~ A u•~ r "~ e i~ _ y~ . ~w °'} .""_ ..-. ... ..........i.- •r ~ '--. #J •""1f~::i::::::::isy:.i?.':?;::'isR:?i:::::::::.::::::r::>::i;::'<::~::::::::y::r,:':i::iii' i:ii~.';;;~r.'<i~ ~'r?;:::: a •^ ' ~o. ~ f i ~ ~ `: iilY' . ; ... , 'v ~ ~. :r.. ::::.: ~:.r:: .~ qq Exhibit D STAFF RECOMMENDED MODIFICATIONS TO DEVELOPMENT POLICIES Note: Proposed addition are shown in underlined text and proposed deletions are shown in s~ilFeeut text. A. Sub-Area 1(Railway Frontage) 2. The maximum floor area ratio for uses in Area 1 is shown on the following chart. Modifications or additions to the floor area of buildings existing at the time of adoption of this policy may exceed the floor area ratios contained in the following chart with the approval of the Planning Commission. The modification shall not substantial reduce the .potential for c o m p r e h e n s i v e redevelopment of the area. B. Sub-Area 2 (U-Save Rockery/City Corporation Yard) 4. Modipications or additions to the floor area of buildings existin~at the time of adoption of this policy may be allowed with the ~~roval of the Planning Commission. The modification shall not substantially reduce the potential for c o m p r e h e n s i v e redevelopment of the area. C. Sub-Area 3 (Dillon/Gilman and Transition Site) 3. The maximum floor area ratio for industrial and commercial uses is shown on the following chart. Modifications or additions to the floor area of buildings existing at the time of adoption of this policy may exceed the floor area ratios contained in the following chart with the approval of the Planning Commission. The modification shall not substantially reduce the potential for comprehensive redevelopment of the area. D. Sub-Area 4 (Old Camden Ave.) 2. The maximum floor area ratio for uses in Area 4 is shown on the following chart. Modifications or additions to the floor area of egg buildings existing at the time of adoption of this policy may exceed the floor area ratios contained in the following chart with Proposed Development Policy Modifications - GP 90-06 November 27,1990 Page -2- the approval of the Planning Commission. The modification shall not substantially reduce the potential for comprehensive redevelopment of the area. E. Sub-Area 5 (Expressway Commercial) 4. The maximum floor area ratio for uses in Area 5, except for hotel/motel uses, is shown on the following chart. Modipications or additions to the floor area of egg buildings existin ag t the time of adoption of this poliomay exceed the floor area ratios contained in the following chart with the approval of the Planning Commission. The modification shall not substantially reduce the potential for comprehensive redevelopment of the area. gp90-06.mods(md6) Exhibit E RESOLUTION NO. 2714 PLANNING COMMISSION BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF AN AMENDMENT TO THE LAND USE DESIGNATIONS OF THE GENERAL PLAN AND DEVELOPMENT POLICIES FORA 121 ACRE AREA DESIGNATED AS THE SOUTH OF CAMPBELL AVENUE (SOCA) AREA. CITY INTITATED APPLICATION GP 90-06 After notification and public hearing as specified by law on the proposed General Plan Amendment as shown on Exhibit A and Development Policies contained in Exhibit B for the 121 acre SOCA area generally bounded by Campbell Avenue to the north, the Los Gatos Creek to the east, San Tomas Expressway to the south, and the Southern Pacific Railroad right-of way to the west; and after presentation by the Planning Director and proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the Planning Commission of the City of Campbell, California does find as follows: 1. The Commission held a public hearing on the applications GP 90-06 on November 27, 1990 2. The General Plan Amendment contains development policies specifying allowable uses, development intensity, dwelling unit density and design guidelines for each of the five subareas of SOCA. 3. An Initial Study has been prepared on the applications, as required by the California Environmental Quality Act. 4. The consulting firm of Sedway Cooke was retained to prepare a planning study for the SOCA area. 5. The City Council accepted the Sedway Cooke study and referred the proposes land use and zoning changes to Planning Commission for consideration. Based upon the foregoing findings of fact, the Planning Commission concludes that: 1. A Negative Declaration is appropriate as no significant environmental impacts have been identified to be associated with this project which cannot be mitigated. Planning Commission Resolution ~~io. 2714 - GP 90-06 11/27/90 Page -2- 2. The introduction of residential uses in this area will facilitate the revitalization of downtown Campbell. 3. The applications will not be harmful to the public health, safety, or welfare of the community. 4. The development policies provide requirements which will assist in the implementation of the General Plan Amendment. The Planning Commission does hereby adopt a Resolution recommending that the City Council adopt the attached Ordinance making effective the proposed General Plan Amendment and Development Policies. PASSED AND ADOPTED at a regular meeting of the Planning Commission of the City of Campbell this 27th day of November, 1990, by the following roll call vote: AYES Commissioners: Dougherty, Fox, Higgins, Meyer-Kennedy, Wilkinson, Chairman Perrine NOES: Commissioners: None ABSENT: Commissioners: Alne ABSTAIN: Commissioners: None APPROVED: ------------------- Jay Perrine, Chairman ATTEST: -------------------- Steven T. Piasecki, Secretary pcgp90-06.rso(mc6) Exhibit F RESOLUTION NO. 2715 PLANNING COMMISSION BEING A RESOLUTION OF THE PL~-NNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF AN ZONE CHANGE FORA 121 ACRE AREA DESIGNATED AS THE SOUTH OF CAMPBELL AVENUE (SOCA) AREA. CITY INITIATED APPLICATION ZC 90-12 After notification and public hearing as specified by law on the proposed Zone Change as shown on Exhibit A for the 121 acre SOCA area generally bounded by Campbell Avenue to the north, the Los Gatos Creek to the east, San Tomas Expressway to the south, and the Southern Pacific Railroad right-of way to the west; and after presentation by the Planning Director and proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the Planning Commission of the City of Campbell, California does find as follows: 1. The Commission held a public hearing on the applications ZC 90-12 on November 27, 1990 2. An Initial Study has been prepared on the applications, as required by the California Environmental Quality Act. 3. The consulting firm of Sedway Cooke was retained to prepare a planning study for the SOCA area. 4. The City Council accepted the Sedway Cooke study and referred the proposes land use and zoning changes to Planning Commission for consideration. Based upon the foregoing findings of fact, the Planning Commission concludes that: 1. A Negative Declaration is appropriate as no significant environmental impacts have been identified to be associated with this project which cannot be mitigated. 2. The introduction of residential uses in this area will facilitate the revitalization of downtown Campbell. 3. The applications will not be harmful to the public health, safety, or welfare of the community. 4. The Zone Change is consistent with General Plan Amendment GP 90-06. Planning Commission Resolution ~.fo. 2715 - ZC 90-12 11/27/90 Page -2- The Planning Commission does hereby adopt a Resolution recommending that the City Council adopt the attached Ordinance making effective the proposed Zone Change. PASSED AND ADOPTED at a regular meeting of the Planning Commission of the City of Campbell this 27th day of November, 1990, by the following roll call vote: AYES Commissioners: Dougherty, Fox, Higgins, Meyer-Kennedy, Wilkinson, Chairman Perrine NOES: Commissioners: None ABSENT: Commissioners: Alne ABSTAIN: Commissioners: None APPROVED: ------------------- Jay Perrine, Chairman ATTEST: -------------------- Steven T. Piasecki, Secretary pczc90-12.rso(mc6) Exhibit G STAFF REPORT --PLANNING COMMISSION MEETING OF NOV. 27,1990 GP 90-06/ZC 90-12 Public Hearing to consider the following applications by the City of Campbell for the South of Campbell Avenue (SOCA) area. 1. General Plan Amendment fora 121 acre area generally bounded by Campbell Avenue to the north, Los Gatos Creek to the east, San Tomas Expressway to the south, and Southern Pacific Railroad tracks to the west. 2. Zone change for the aforementioned area to change the zoning designation from C-2-S, PF, and M-1-S to PD (Planned Development. STAFF RECOMMENDATION Staff recommends that the Planning Commission take the following actions: 1. Recommend that the City Council grant a Negative Declaration. 2. Recommend that the City Council approve General Plan Amendment GP 90-06. 3. Recommend that the City Council approve Zone Change ZC 90-12. BACKGROUND A. In July 1989, the City Council, acting as the Redevelopment Agency Board, retained the firm of Sedway Cooke Associates to prepare a planning study of the SOCA area. The purpose of the study was to identify land use and circulation strategies to encourage redevelopment of the area. B. The SOCA General Plan Amendment is one component of a comprehensive strategy to provide support and revitalize downtown Campbell. Other components are as follows: 1. North of Campbell Avenue (NOCA) Earlier this year, the City approved land use modifications for the NOCA area. A significant portion of the Salmar/Harrison Avenue industrial area will be redeveloped into a mixed use neighborhood consisting of residential, office, and retail uses. 2. Circulation Improvement • The Circulation Element was amended concurrently with NOCA to realign Salmar Avenue with Railway Avenue. When completed, Salmar Avenue will provide a direct, convenient route from Highway 17 and Hamilton Ave. to downtown Campbell. • Two-way traffic will be restored to Campbell Avenue in the downtown core. • New traffic signals will be installed along the loop streets to improve north-south access into the downtown. 3. Streetscape Improvements The Redevelopment Agency is currently developing a streetscape beautification program to provide for sidewalk, landscaping, lighting, street furniture and other public amenity improvements for the downtown core. DISCUSSION Land Use Modifications The proposed General Plan Amendment implements the concepts contained in the Sedway Cooke study. The land use changes are shown on the attached sub-areas map and are summarized below. The following land use change numbers are keyed to the numbers on the attached map. A. Sub-Area #1 (Railway Frontal General Plan designation for parcels fronting on Railway Avenue, immediately across the street from downtown, will be changed from Industrial to Commercial to be complementary to development type and land uses found in the downtown area. B. Sub-Area #2 (U-Save Rockery/City Corporation Yard) Areas 2 has extensive frontage along the Los Gatos Creek. This areas will be designated for High Density Residential with a density range of 21 to 27 dwelling units per acre. A substantial portion of the area is occupied by the U-Save Rockery and the City's Corporation Yard. The Trammel Crow proposal (PD 90-06) encompasses approximately 12 of the 19 acres proposed to be designated for High Density Residential. C. Sub-Area #3 (Dillon /Gilman and Transition Site) The proposal will change the allowable land use for the Dillon and Gilman Avenue by adding Commercial and Residential uses in addition to the existing Industrial uses. The intent is to allow a transition to a residential or commercial neighborhood. Attached are development policies which will ensure that the land use transition takes place in an orderly pattern and that potential conflicts between uses are minimized. Additionally, Area 3 encompasses an area between Area 2 and 4 at the south end of the Trammell Crow site. Thi part of the higher density residential industrial/commercial development to the s area could be developed as area or as part of the south. 2 D. Sub-Area #4 (Old Camden Ave.) This amendment will affect sites along Old Camden Avenue and in the triangular area at the southeast corner of Kennedy Avenue and Industrial Street, which have a concentration of existing industrial uses. The amendment will allow for commercial uses in addition to industrial. E. Sub-Area #5 (Expressway Commercial) . Parcels at the south end of SOCA which are near the San Tomas Expressway. The Sedway Cook study suggests that this area is appropriate for an expressway-oriented commercial use such as a hotel/motel. Development Policies The proposed development policies provide incentives for the consolidation of parcels prior to redevelopment, similar to the approach utilized in the NOCA area. Other policies also provide guidelines for development along the Los Gatos Creek and increased public access to the Creek Trail. Zone Change A large portion of the area is already zoned Planned Development. The remainder of the SOCA area will be rezoned to Planned Development to allow the City the ability to thoroughly review and guide new development in the area (see attached zoning revisions map). SUMMARY The SOCA plan provides for a number of land use amendments, notably the designation of areas along the Los Gatos Creek for residential uses. The residential areas will provide additional residents which can lend support to the downtown core area. En res 1. Land Use Changes Map 2. Development Policies 3. SOCA Sub-Area Map 4. SOCA Zoning District Revisions 5. SOCA Plan Prepared by Sedway Cooke Associates Prepared by, --------------------- Randal Tsuda, Senior Planner Approved by, --------------------- Steve Piasecki, Planning Director 3 DRAFT SOUTH OF CAMPBELL AVENUE STUDY Prepared for CITY OF CAMPBELL REDEVELOPMENT AGENCY Prepared by SEDWAY COOKE ASSOCIATES Urban and Environmental Planners and Designers in association with ECONOMICS RESEARCH ASSOCIATES Economic Consultant DKS ASSOCIATES Transportation Consultant August 1990 CONTENTS 1. INTRODUCTION Background ............................. .................1 .....1 Study Area ............................. ............ ... 7 The Planning Process ....................... .............. .. 7 Purpose of the Study ....................... ............... 8 Issues ................................. ................. > Executive Summary of Recommendations . • . • • • • • • • • • • • • • • • • • • • ' ' . 12 Organization of the Report ................... ............... 11. PLAN PROVISIONS Goals and Objectives ...................................... 13 Land Use ............................................... 16 Circulation .............................................. 27 Urban Design ............................:............... III. PLAN IMPLEMENTATION Specific Implementation Actions by City/Agency ... • • • • • • • • • • 35 Key Redevelopment Projects ................................. 39 Subarea Strategies ........................................ 41 TABLES AND FIGURES TABIES .... 20 Table 1 Land Use Summary ........................... .... ' ' 24 Tablet Recommended Parking Standards • • • • """'•~•• • • • • ' ' ' 26 Table 3 Estimated Cost for Circulation Improvements .. FIGURES " " 3 Figure 1 .............. Regional Location Map • • • • • " " " " " .... 4 .. Figure 2 Study Area ................................ .... _.. 5 Figure3 RedevetopmentProjectArea .. • • • • • • • ••• • • • • • • • . •"": 6 . Figure 4 Subareas ................................. tions i • • • • • • .... .... 19 • • • • • Figure 5 gna .. • • • • • • Proposed General Plan Des 25 Figure 6 Proposed Circulation Improvements . • • • • • • : • • • • • • • • • • • • • : • 28 Figure 7 ~... • • • Urban Design ....................... ........ nt t T • • • • 32 • • • • • Figure 8 ........ me rea Railwoy Avenue Street : 37 Figure 9 General Plan Revisions ........................ .... ... 38 Figure l0 Zoning District Revisions •.•••••• """' ~ Figurell Key Development Sites •••••••••••••••••••••• """' I. INTRODUCTION BACKGROUND The City of Campbell, incorporated os a General Law dry in 1952, is located approximately 50 miles southeast of San Francisco, as Alustrated in Flgure 1. Currently, the city encompasses about six square miles and is home to about 34.000 people. In 1983, the City of Campbell adopted a Redevebpmenf Plan for approximately 2b0 ocres In and around central Campbell. A key goal of this Pbn is 'o recognize and restore the downtown to its troditionol role os the Guttural, recreational, and economic center of the city. Redevelopment of areas surrounding the downtown core will influence the success end timeliness of revitol¢otion in the downtown. in recent years, Campbell has undertaken several planning and design studies for various party of the city. In 1988, the Campbell Downtown _Development Plan was adopted. This Plan concentrated on revttai¢otion issues for o nine block ores in downtown Campbell. The Redevelopment Agency is in the process of finat'¢ing the North of Compbel! Avenue Study for the industrial area north of downtown. This area is envisioned to redevelop with muttipie- family housing, office, and commercial activity. The South of Campbell Avenue Study further addresses the need to augment revitatizotion efforts in the downtown. As illustrated in Figure 2, the study area is situated between Highway 17 to the east, the Southem Pacific Railroad to the west, East Compbeli Avenue to the north, and San Tomas Expressway to the south. Also included is the triangular urea of the western edge of the site bounded by Kennedy and Industrial Avenues and the Southern Pacific Railroad. STUDY AREA The study area comprises approximately 121 ocres of land,~•aith 37 ocres committed to park and public trail use. There are 22 acres of fond in residential use and 62 ocres of land in non-residential use, for a total 84 ocres of developed kand. As iuustrated in Figure 3, approximately 50 ocres of land falls within the Redevelopment Area Boundary. Although not subject to the authority of the Redevelopment Agency. the southern portion of the study oreo is included in order to achieve a cohesNe bng-range plan. The study oreo is divided into distinct subareas. The Los Gatos Creek Trail/Campbell Pork oreo and the Timber Cove Mobile Home Park ore excluded from this discussion because they are not considered to be available for redevelopment. The remaining subareas ore described below and illustrated in Figure 4. _ Dillon/Gilman Area. The Dillon/Gilman oreo is bound by East Campbell Avenue to the north, the Southem Pacific Roilrood to the west, City's Corporation Yard to the south, and the Los Gatos Creek to the east. This subarea has evolved during the post 15 to 20 year from a single-family residential oreo to on oreo wtth a variety of building types, including houses, warehouses, auto service garages, small industrial shops, and newer commercial structures. Old Camden Area. The Old Camden Areo is bound by the Southem Pacific Roilrood to the west, the Son Tomas Expressway to the south, the Los Gatos Creek to the Bost, and the Economy Lumber property to the north. This subarea is mixed with residences, warehousing/office buildings. o substantial amount of auto service garages, and o brge equipment rental yard along Dail Avenue. Kennedy/Industrial Area. The KennedyMdustrial area encompasses o small triangular oreo bound by Kennedy Avenue, Industrial Street, and the Southern Pocif-c Roilrood. This subarea has o relatively ordered appearance with many new pght Industrial buildings and weil- mointoined landscaping along the street. Centre) Area. The Central portion of the study area, contains several large properties with o variety of exterior activities, such as equipment wpply and storage, building materials, and open yard storage. Due to the absence of landscaping, the subarea appears barren and stork. 2 SAN ~~` ~~/ ~~ ~4 ~~, 1 CONCORD 24 ~ BERKELEY Pacific Ocean CAMPS » >o~ LOS G ATO S c ~ Figur~ SOUTH OF CAMPBELL AVENUE R~OaI;~ dOC~Q400O ~ ~~~ C~6~® I~®~ 3 P~/ Po~~a~d Ave. ~- 17 ~~ I J I ~ r I ~- 1 L ~~ ---- t~ o~- c ~ ~ iii Campbep Acre. -- ~.~ r~ ~ YVest _- ~~ -1. :~ Q N U`I Ma~~ Sr. ~~ ~~ ~~ ~' Bloosom Rd ~~~ Q' Gs~°S ~S Figure 2 SOU?H OF CAMPBEII AVENUE ~4MD~l Q~~Q Study Area '>'' Csmpbep City limits -- 4 ..,•1 :• i r• ~. r ~: ~ ~~ YKI wt y,{ir. r w ~~ y ~v r ••~ • ti •~ • •. ~•4• l •:'~frf ~r~ .~r~is~ hr• •.; •:: fit;+:~~`•• t~: }j::{~~ .~ .... ::'•ti ~•~J•~:ti •' :••:{•~:~i ~~~ •• ./ ~p f .1..1..1..1..1.) ~ ~~' •. er ... r r• ~ r ~•v ~ U1J ~<_ 'l I /~ i/ "' ~ F .rr~ i y ~ ~ _,., SOUTH SSc~ \~ ~ ~ Figure 3 OF CAMPBELL AVENUE ~~®(EM[E~OOf~~[EGvl4 ~~30~(E~4 Q(~(EQ 5 ~~ ~ ~II~ ~ ~~ ~ -- ~-- - - + - [_L • • ` • •.D 1 1 i - ~ a ~ ~ i a rCO. •.1•w ~° it 1 1 1 ~ 1 .,ml •.nw ~ i . j I 1 1 1 i i 1 ~• ~ ~ I .L 1 I 1 1 1 ~ ~ ic• .1. I ~ / I ~ - :~ 3 ~... _ ,.r I I I I! I I L -- 1 r. / ~~/~ \ - r / ~l I 1 / ® _ ~ ./~ 11 r' ~ '. .~` ~ ~ F - ~ , ~ ~` ' I' -- i ; ---i ~~. _,~_:,: ~~< .\ __ J , ,_~ 1 r . -r=.~ 1- ~ - --_ - -- -- - ~~"jiiif i ~.~ © / / ~~ II II II L ~' . ~- ~~ ~. . ~. , ~„ ~~~ - 1 ~, 1 k~~.~ ~~'"` ~~~ Figure 4 SOUTH OF CAMPBELL AVENUE ~~~~~~~° DILLON/GILMAN AREA m CENTRAL AREA m KENNEDY/INDUSTRIAL AREA OLD CAMDEN AREA O ® I W I.•~ ~~~ ~~®~~o~®~ 6 THE PLANNING PROCESS In August 1989, the City of Campbell Redevelopment Agency retained the mufti-disciplinary team of Sedway Cooke Associates, DKS Associates, and Economics Research Associates to conduct a planning study for the area referred to as South of Campbell Avenue'. The purpose of this study was to: • Identify potential opportunities and constraints to redevelopment. • Generate alternative development scenarios. • Recommend a preferred kand use and dreutation plan. • Develop a final plan and implementation strategy. in order to achieve a preferred final land use and circulation plan, three phases of work were completed: findings for these phases are available through the Redevelopment Agency. The initial phase documented relevant existing conditions. These findings, presented in the Existing Conditions Report, provided a comprehensive baseline for planning and development decisions, and a synthesis of the opportunities and constraints for potential redevelopment areas. Following the Existing Conditions Report, a statement of Issues and goals was published. The purpose of this second phase was to identify and articulate issues and concerns expressed by city staff, residents, and business and property owners of the study area, and to establish goals and objectives which would form the basis of policies for future redevelopment. Based on information gathered during the above two phases, an Alternatives Analysis Report was prepared to evaluate alternative land use and circulation plans for redevelopment. The purpose of developing alternatives was to explore various development options. Following input from the community and direction from the City Council, Planning Commission, and city staff, a preferred plan was selected and is presented in this report. PUR?OSE OF THE STUDY This report presents a plan and implementation strategy for redevelopment, including land use, circulation, and urban design provisions. These provisions are intended to support revitol'¢ation efforts of the downtown and to provide addttional housing in Close proximity to the downtown. This Report furnishes the city and the Redevelopment Agency with a policy document to guide public action and to achieve the physical and economic revital¢ation goals of the city. 7 ISSUES The following issues were identified and addressed throughout the planning process. fiese issues reflect information gathered from meetings with property owners and business People, city staff, and findings presented in the ExRStinA Conditions Report. General Appearance and Marketability. Overall, the study area exhibits on unkempt, disorderly appearance, with moderateN-to- poorly maintained buildings, a kack of street improvements, visually obtrusNe overhead transmission lines, and the general absence of bndscaping. For the most port. struct~es are freestanding and set bock from the street; pcricing occupies the leftover space. fits lock of a continuous streetwall rewtts in a weak pedestrian street environment and a poor relotioruhip to adjacent structures. _ White new research and development offices and distribution services are replacing older commercial structures and houses, the aria remains in a state .•~f trunsition. However, since the direction of this transition appears unclear, -these conditions may contribute to a perception that the ore~~ is not a sound location for investment. fiis study seeks to enhance the image through the appropriate design of future land uses and the 'cleaning- up' of existing ones, where appropriate. . news from Highway 17. Although Campbell Pork and the Los Gatos Creek Trail are regional resources, they also provide an immediate visual and recreational amenity. The study area is extremely visible from Highway 17. However, with the various industrial uses and storage yards along the creek, the current image of the creekside industrial urea is not optimum. Residential Development. The City has previously identified housing as an important and vital component of this study, particularly addressing the need to accommodate a variety of income levels. In addition, the increase in residents adjacent to the downtown would help strengthen=*he economic viability of the downtown retail core of Campbell. fits study seeks to maximize opportunities for residential development, particularly the existing underutilized land in the Central portion of the study area. Non-Conforming Uses. In general, the types and distribution of ex'~sting uses reflect the bnd use designations of the General Plan. Since the Timber Cove Mobile Home Park is the only residential use permitted in the study urea. the existing 29 parcels of residential use, including 33 units and 32 trailers, - ore considered to be non-conforming uses. B Land Use Incompatibilities. Two major incompatible bnd uses exist within the study area. First, numerous warehousing. manufacturing, and distribution uses are located adjacent to the Los Gatos Creek Trail. This physical relationship restricts and Nmfts public access to the trail. Second, the proximity of industrial uses to the downtown potentially detracts from the physical appearance and market image of the downtown. These uses typically r~equlre large areas for truck parking and boding, yet many of the parcels are not large enough to accommodate th~amoau~ndt Of parking and kaading associated with industrial operations. Consequently, po ng boding tend to spillover onto adjacent properties, streets and sidewalks, creating a haphazard and unsightly appearance. Lot Size and Consolidation. There ore many relatively small lots in the study area, the majority being less than one-fourth of an acre in size. Such o pattern generally inhibits redevelopment efforts because the parcels are too small for most commercial and industrial uses. To_ achieve on adequate parcel s¢e, numerous properties must be consolidated. . Access to the Creek. The Los Gatcs Creek Trail is port of a regional trail network which extends approximately 19 miles from the Lexington Reservoir County Park, through the Cities of Los Gatos and Campbell, and eventually terminates in downtown San Jose. Despite the tremendous recreational opportunities associated with the trail, there ore only two public access points within the study area: the north end, through Campbell Park and the south end, a't the terminus of Camden Avenue. fie southern access is constrained and difficult. Given the popularity of this trail, there is a demand for additional, convenient parking near, and access to, the Los Gatos Creek and the Par Course entrance. fie Dillon/Gilrnan Area. Although son.e parcel consolidation can take ~loce due to low land utilization, this area is developed'p~imarily on small r:orcels with a mix of employment-generating uses; ff would be difficult and expensive to gain control of enough of these altos to make any real change. Consequently, total redevelopment is unrealistic due to the associated cost. fie Old Camden Area. This area is also fairly well developed, making redevelopment difficult. Perhaps more importantly, this area is not within the Redevelopment Project Area, making parcel acquisition and consolidation more difficult. 9 Parcels Adjacent to the San Tomas Expressway. Parcels adjacent to the Son Tomas Expressway hove potential for commercial development os a result of their exposure and proximity to the Expressway and to Highway 17. Most notably, the A•TOOI Shed property holds the greatest potential due to Its relatively undeveloped status. Circulation. The study area locks o Comprehensive intemol Circulation system. In general, many of the existing streets ore h relatively poor conditions, requiring pavement reconstruction, sidewalks, curbs, gutters, and drainage and intersection improvements. Potential safety problems currently exist on the Dell Avenue On-off romps at the Son Tomas Expressway. The existing link rood connecting Dell Avenue to Camden Avenue is located closer than is desirable to the expressway romps. White ocddents ore not presently o major problem, the current roadway orra:ipement could result in serious problems if traffic in the study area increased. Parking Deficiency. A significant parking supply deficiency exists in the Dillon/Gilmon area, where some existing businesses have parking demands which exceed their on-site supply. Unfortunately, since many of these parcels ore quite small, property owners simply cannot provide sufficient on- sffe parking. Other businesses use their parking areas for storage, or other purposes, further contributing to the parking deficiency. Potential Vasona Corridor Light Rail. The proposed Vasono Comdor light roil line would run along the Southern Pocffic Railroad. This light roil system could serve residents in the study oreo and workers of the downtown. Except in the downtown. o reasonable suppy of commuter parking near transit stations should be mode rn-ailable for users. - - Potential Highway 17 interchange. Alternative sites for o possible Highway 17 interchange wei-a explored. Although such an interchange would provide o:lditionol access to the downtown, ff would require on elevated _ approach rood through the study oreo, Creating o vauolly and physically disruptive impact on the surrounding uses. Also, this interchange would not be economically feasible and would not be economically beneficial to the area. Furthermore, P would generate very significant adverse traffic imposts. primarily os a result of commute traffic. For these reasons, a potentiai interchange within the study oreo was dismissed. Potential Relocation of the City Corporation Yard. Residential development in the central portion of the study oreo suggests expanding this designation to include the City's corporation yard. Given Its prime location adjacent to the 10 Creek, housing would be appropriate here. Identification of a new location for the corporation yard is beyond the scope of this project. but will be evaluated in the future. Adequacy of Utilities. Ample water supply and adequate wastewater service exist to accommodate future development ~ the study area. However, the existing storm drainage facilities are deficient and would need fo be updated as development occurs• Two possible Bnes with sufficient capacity exist in the study area vicinity: Budd/Winchester and the Warier Tower. Although the Budd~nChester tine may be far from potential redevelopment areas, the Water Tower Gne is closer and more feasible. EXECUTIVE SUMMARY OF RECOMMENDATIONS Below is a brief summary of land use, circulation, and urban design recommendations for redevelopment in the study area. Land Use. The overall intent of the Land Use Plan is to maintain and reinforce the vitality of the downtown as the main commercial and administrative center of the city, and at the same time, to revitalize and redevelop the study area. The central portion of the study area, including the City"s Corporation Yard, is recommended for high-density housing, a change from its current industrial designation. The Dillon/Gilriman, Kennedy/Industrial, and Old Camden areas are expected to redevelop as market forces allow, with only minor General Plan changes recommended. Circulation. in general, the structure of the existing roadway network is retained, with improvements to the existing intersections and roadways in the Dillon/Gilman area. The intent of this circulation system is to minimize disruption to existing properties and to improve the circulation efficiency and safety for pedestrians and motorists. A system of local streets will provide access to the area for bcal residents, shoppers, and workers and reduce the potential for increased through traffic movement. A traffic signal is proposed crt the _ Winchester Boulevard/Kennedy Avenue intersection. - This circulation system accommodates the proposed light rail transit stations near the downtown and at the San Tomas Expressway. Snail commuter pocking late are possible near the San Tomas Expressway tror:;it stop and along Railway Avenue .to serve the downtown and Dillon/Gilman areas. Preliminary circulation analysis exornined the possibility of extending Railway Avenue further south, connecting with Winchester Boulevard. First, traffic studies determined that Kennedy Avenue has sufficient copoclfy to handle the projected traffic and that such traffic would not adversely impact the adjacent Sunnyside/Alice residential neighborhood to the north. Second, extension of Railway Avenue would require acquisition of a substantial amount of private property which couudeotah~e c ~ i ~~ ~ ade oilroad Icross ng. Approval ofndre9 Railway Avenue would eq crossings are historically difficult to obtain. Urban Design. The overall appearance of the study area will contribute to the economic success of the revffatization efforts in the downtown. The appearance and Character of the study area will be influenced by the combination of building form, pedestrian circulation, street treatments, views of the project area, and bndscaping. A maJor design concept for the study area is to develop tour separate and vls<,aey identifiobie subareas• Within each of these subareas, pedestrian connections should be maximized. particularly connections to the downtown and connections to the Los Gatos Creek. Ma}or views from Highway 17 should be enhanced to create an attractive entry statement for the City. ORGANIZATION OF THE SNDY Following ~~iis Introduction, Chapter II sets forth a vision and outlines goals and ob;actives for the study area and details the particulcr provisions, including Land Use, Circulation, and Urban Design. Finally, Chapter III outlines various implementation strategies to achieve the goals and provisions of this Report. 12 11. PLAN PROVISIONS fiis chapter presents goals and objectives and overall plan provisions for bnd use, circulation, and urban design. These provisions serve as a framework to guide and promote continuity and integration of development. With Its linkage to downtown, public transit, and the Los Gatos Creek, the study area is envisioned as a mbcture of residential, commercbl, Eght industrial, and office uses which support downtown Campbell and are complementary to the Los Gatos Creek Trail. fiis urea i5 to be formed by a unity Of traditional building forms and materials, the integration of compatible uses, and the coordination of an areawide pedestrian Circulation system. GOALS AND OBJECTIVES A number of goals and objectives emerged throughout the planning process and in response to the issues identified above. These goals and objectives establish a conceptual framework for consistent direction of future development in the study area. fiis study is intended to systematically respond to the following goals onGl objectives. Goal 1 Promote the Highest and Best Use of Land. • Encourage uses which complement and support revitalization of the downtown core area. • Promote attractive, high-quality development which is consistent with and reflects the present day market. • Consider a mutually-supportive mix of uses compatible .with viable existing _ development within and around the study area. • Public¢e assets unique to the study ars-~ as a means of attracting new business and investment activity. • Facilitate redevelopment of vocant and underutil¢ed properties, particularly outmoded, dilapidated, and poorly mointained facilities. • Strengthen existing viable bnd uses by supporting redevelopment of incompatible land uses. 13 Goal 2 Maximize Opportunffies to Provide Addffiond Residentid Development. • Encourage residential development to serve a variety of demographic, income, and cultural groups. • Provide attractive, high-density housing which will enhance the overall image of the area and support the commercial center of the downtown. • Develop quality housing which Can successfully compete in the overall housing market. • Support residential development which takes advantage of the area's natural _ amenities, including Los Gatos Creek Trail, Campbell Park, proximity to the downtown, existing significant tree masses, and topographic features. Goat 3 Improve Access to the los Gatos Creek Trail. • integrate a pedestrian circulation system with convenient access to the Los Gatos Creek Trail. • Establish convenient parking in Close proximity to;the Los Gatos Creek Trail. Goat 4 Provide Safe and Efficient Circulation Routes and Improve Access to and through the Study Area. . Minimize traffic caused by redevelopment or changes to the roadway system. • Facilitate efficient and attractive access between the downtown and the study area, and other transportation systems. . Provide adequate parking to serve potential development. • Incorporate non-automobile transportation fac111ties where feasible, ~ including potential light rvi: service and improved bicycle access. - _ • Maintain the Los Gatos Creek Trail for tricycle commuting and investigate the possibility of a bicycle trail along the Southern Pacific Railroad right-of-way. 14 Goal S Enhance the Y~sual Quality and Appearance of the Study Area. • Maintain a high level of building and street maintenance. • Create a pleasant and Cornenient pedestrian circulation network which vlsuatly links the downtown, the Los Gatos Creek Trail, Campben Park, and residential development. • Provide for an attractive appearance by coordinating the use of compatible architectural and landscape styles. • Redevelop properties to minimize visual exposure of park!ig and loading areas, and storage yards. • Encourage renovation and aesthetic improvements of appropriate existing structures. Goal 6 Encourage Compliance with City Pdicies. • Bring existing non-conforming uses into conformance with the General Plan and Zoning Ordinance. j • Allow specific existing uses to remain os legal non-conforming uses, where appropriate. Goat 7 Improve and Maintain Utility Services. • Require large-scale developers to provide public seMce connections as a condition of development approval, where necessary. • Establish development patterns which permit the efficient delivery of utilities. • Update facilities, including constructing curbs and gutters, and increase capacity of the existing storm drain s,~stem where necessary. -- • Improve roadways and sidewalks, as necessary to improve roadway cond(tions. • Implement policies and programs found in the Clty's Storm Oraln Master P/on. 15 LAND USE Land use policies and provisions governing the type and distribution of bnd uses and the permitted actvities for each use are as follows. Land Use Concept. The overall intent of this Land Use Plan is to maintain and reinforce the vitality of the downtown as the main commercial and odministratNe center of the city, and at the same time, to revital¢e and redevelop the study urea. The central portion of the study area is recommended for actNe housing redevelopment, while the Dillon/Gilman, Kennedy/Industrial, and Old Camden areas are expected to redevelop as the market allows. Land Use Policies. Specific policies for redevelopment in the study area are described below. • Establish pedestrian-oriented commercial uses which contribute to the overall vitalffy and pedestrian orientation of the downtown. • Encourage uses which ore compatible with downtown revitalization efforts and do not invite competHion with downtown activities. • Allow market forces to eventually eliminate non-conforming uses and poorly maintained buildings. • Establish a variable floor area ratio to encourage consolidation of small parcels and to facilitate larger-scale and more efficient Development. • Redevelop vacant and underutil¢ed parcels to achieve the highest and best use of land. • Care~ully review new auto-related usas in the Dillon/Gilman area, particularly. along East Campbell and Railway Avenues. • Permit residential development for parcels adjacent to other residential development and in close proximity to the Creek. • Retain large sales tax producers, such as Economy Lumber, as existing conforming uses. 16 Type and Gistribufion. Figure 5 illustrates the recommended General Plan designations for bnd uses in the study urea. These uses are described below and summarized in Table 1. The intensity of development allowed for eOCh use is also established. Development intensity is a way of measuring the level of activity that occurs on o given piece of property or in a given area. Residential. Residential land is designated for three areas: the Tunber Cove Mobile Home Park, the central area, and portions of the Dillon/GNmon area. Overall, residential uses are designated for approximately 36 acres of load, or 30 percent of the study area. The central ores is appropriate for housing because ff is desirably located vdjocent to the Los Gatos Creek and in Close proximity to the downtown. This area >s also brge enough to provide a substantial number of dwelling units. Including potential bw and moderate income units. Timber Cove Mobile Horne.. The Timber Cove Mobile Home Pork remains in its existing condition, providing 137 dwelling units along the LoS GatOS Creek and ' occupying 14 percent of the study area, or 17 acres of land. ('Pntrol Area. A 'Creekside Ylloge' is designated as High Density housing in the central portion of the study oreo. The overall average density for this project oreo is 27 dwelling units/acre, with a 25 percent bonus for affordable housing units. Dillon/ ilman Area, Residential uses would be permitted in the Dillon/G11man area for properties along the east side of Dillon and Gilmon Avenues, as depicted in Figure 5. Commercial. Commercial uses are designated for parcels fronting East Campbell Avenue and Railway Avenue, north of Sam Cava Lone. Overall, Commercial uses occupy approximately six acres of land or five percent of the study area. Given the proximity to the do~Nntown, this commercial activity should complement revital¢ation_efforts within the downtown and should primarily engage in the sale or rental of Commonly used goods and merchandise, including: • Convenience Retail Sales. • Ford and Beverage Retail Sales ' • Eating and Drinking Establishments. • General Retail Sales (excluding onto repair, services, and soles). Commercial/Light Industrial. Commercial/Ught Industrial uses ore intended to facilitate o transition from prevailing light Industrial and distribution uses to low tensity commercial/warehousing, office and business services and to provide uses which do not require major truck traffic. Three areas ore designated for Commercbl/Light Industrial use: the Dillon/Gilmon area, the Kennedy/Industrial oreo, and the Oki Camden area. Uses in these areas include recoil trade, services, manufacturing, and warehousing. New outo- service uses should be carefully reviewed. In total, Commercial/Light Industrial uses occupy ' about 35 acres of land, or 29 percent of the study oreo. 17 Dillon/Gilmon Area. Over the years, the northern portion of the study area has slowly transformed from a residential neighbofiood to a commercial tight industrial area. Major redevelopment in this subarea is unlikely given the scale of investment in existing development and the Nmtted amount of reserve capacity available for additional traffic at existing intersections on East Campbell Avenue. Although some redevelopment will occur on underdeveloped sites as o result of prevailing economic pressures, by and large, land uses in the area will remain essentialy the some as existing. Mos' new development will be relatNely bw intensity orxi will involve consolidation of underdevebped sites. jCgnnedv/Industrial Area. The KennedyMdustrial orea IS essentially built-Out: Only minor redevelopment is likey to occur. Any new development is expected to be similar tc existing uses, primariy light Industrial/manufacturing or automobile services/retail. Qld am~~en Area. A mojo~ty of the Old Camden area will be devoted to research and development/light industry. This use w111 specifically promote smolt-to-medium scale office projects. freeway•Oriented Commercial. Due to its good visibility an4 accessibility to the Son Tomas Expressway and Highway 17, the southernmost portion of the study orea is designated for freeway-oriented commercial activity. This area is particularly desireable for ahotel/motel because it is adjacent to the Los Gatos Creek and It a easily accessible from surrounding roads. Overcll, freeway-0riented Commercial uses occupy almost seven acres of land and account for just over five percent of the study orea. Parking. Public parking areas are designated along the Southern PaCif:tC right-of-way, immediately west of Railroad Avenue between East Campbell and Sunnyside Avenues. This parking is intended to serve the downtown area and workers and patrons of the Dillon/Gilmon orea. Open Space. The existing Campbell Park and the Los Gatos Creek Trail are retained in their present condition, with regular maintenance of the vegetation and trails. The Trail will be .. integrated with a continuous pedestrian circulation system serving the entire study area. Access and visibility will be maximized of various points within and around the study area. Access at the north end of the study orea through Campbell Park, and of the south end of the study orea off the San Tomas Expressway are Improved and enhanced. Open Space uses include recreational pursuits, such as hiking, biking, and walking. An improved access point is proposed of the terminus of Camden Avenue. Together the Los Gatos Creek Trail and Campbell Park occupy about 37 acres of land, or 31 percent of ' the study area. 18 I ~~ ~ I ~ ' I ~ ~- - ; = 1 1 1 ' .. `! L.J 1:.'11 ~:1 ~ ! ' ~ ' __ ._. ~ ~ i .y ' ~. . y ~ 1 ~ _ . ... r- ~ ~_ ;~ ... . ~' 1~ O O -. • .. ~ _i = ~ ~ ~ :. 1 1 ?_ - fly _ - ,~_ -}~ ~~~ / .~_~.~ ,~ .... .::...: _ .. ~ -- -- __ - .v ~ ..- ---~ ---- - .~T-..~~ 1 / __...~- 1:-+~ ~ i . t ~~. ,~ 1 ~ ~, ~ i _ _ - .:'. -~-----~ti /rte 1 , ~ ~ -~= :: _ - _.... _. _ _ ...~ ~ ~.. ~ ry ' ! i - I , ---r ~ !~ -~--.__ _ .----1 ~ - _ .. ~ _ ._ .. :. !. ,; I _. _.J r- // ,~ .` `~' 1 :vim _ \ ,„.-~-1'',_ • - T - - - • - - ~ ~. ~~ • ~ r' ~~ ~ ` ~ ~ Figure 5 ..~ _____ ~ ~ ;~~ ~ .,~ ; ~`' SOUTH CAF CAMPBELL AVENUE ~`"~ ~` • ~ ~~ ~ ~ Ey,~' \ ~ AREA PLAN[ -- .. - ..:.. ~ : _... ; ~ COMMERCIAL m ~~`__ )~ ~ O ~ ' ~ ~ l'~ ~ COMMERCIAI,ANDUSTRIAL ~ `'~S«,~., ~\~l ; = COMMERCIAUINDUSTRIAL AND/OR ~, \ ~_ (,; i HIGH DENSITY RESIDENTIAL ~ I ; ~,,~ '~. ,/,i= ~ HIGH DENSITY RESIDENTIAL " ,/ t ~- ~y~.P7 units per gross acre) / ' f -'`+~ MOBILE HOME PARK ~ ~__ _~._ ~ ~; • ,J __, - ~' ~~ \ PUBLIC/SEMI-PUBLIC { !~ ~ ~~. ~ _ 19 Table 1 land Use Summary „_., :»>:;...,..,........,,.,,..>:>::~r::.;;>h ..., DCISIING PLANNED Acres Percent Acres Percent ~_ M:;~i: ,•S:O:.YT.~.4T}!M!..MWY~v. •,.,•:~.mt: i''•Mk .... .. v:iW .. . ~ „ . RESIDENTIAL 17 1496 Timber Cove Mobile Home 17 14~ Creekside Ylloge 0 ~ 19 1696 Other 4 4°16 . ...::...:.:.:.. :......... s>.:.:. b 596 COMMERCIAL .. ...., .k...... >, y ... ;> .. ;. ~ ...:.ICN O J i ~ l.7 IO COMMERCIAL/IJGHT INDUSTRIAL a ` 2:. vit:• ' >::. ..:: w , ,.;<_:; < , :.io .... .. : ^ 6 596 FREEWAY-0RIENTED COMMERCIAL ,_ ,;::<:::;:<:>:. ;.:.. ;: ,;; LAND W1TH VACANT BUILDINGS 2 .... .::: ~ - . ; 5 - 496 0 096 VACANT LAND _ 0 096 1 IV PARKING ~;<:;»;::>:>»»»>;>;::.;;::.:;;;::;<.:<.:.~::::::::.~::::::::::>....:....:. S >: ..,.,... .... ... ,8i:4'fii'F¢;M':^:gT .f T,:;is~i~Y^tiF,'.~:'»~vX:'X'Q:.,i~+WJh:~W...n.++K. n'~.~w'iK:.;:Y 'F. `C,1,`~ 21 1696 36 3096 TOTAL RESIDENTIAL TOTAL NON-RESIDENTIAL ~ 5296 ~ 4096 PARK AND CREEK TRAIL 37 3196, 37 3196 ~ .., . dEC':..fd Y"~5~ .s:1 r~6t~::'.'. at. W':t: ~ u s .:... _ :. , : w <u u+ 'T+h'9;CcMMalACC<ZECR4°°C .........,......... .:. ~.:. ,,.; ,~ •., :.:..:;:.;::.;.:. :.: :. : . ;. w ,•5.,,<. ,.... 121 _ 1~96 _ 121 10096 :GRAND TOTAL _ ...~:........~ .,~.,~ .~:w.~,~~~.x.~ ,~ <~.,4>:: ~«.. . {.....? <~..:__ ................... . ' Res~dentiol uses would be permitted in the Dillon/Gilman area for properties olong the east side of Dillon and Gilman Avenues, as depicted in Figure 5. 20 CIRCULATION This section sets forth circulation policies, establishes street designations, outlines specific intersection and street improvements, and discusses the potential for a proposed future light rail system in the Vasona Corridor. Fpure 6 Nlustrates the rood network and potential future pght rail transit. Circulation Concept. in general, the structure of the existing roadway network is retained, with improvements to the existing roadways and intersections. The intent of this ckculatbn system is to minimize disruption to existing properties and to Crnprove the circulation efficiency and safety for pedestrians and motorists. A system of kcal streets will provide axes to the area for bcal residents, shoppers, and workers and reduce the potential for increased through traffic movement. This circulation system accommodates th3 proposed light rail transit stations near the downtown and at the San Torras Expressway. A small commuter parking lot is possible near the San Tomas Expressway light rail transit stop. Approximately 9x100 parking spaces would be availably in a parking lot on Railway Avenue to serve the downtown and Dillon/Gilman areas. Circulation Policies. Policies necessary to accommodate circulation and traffic needs for the existing and future uses, as well os other city and regional travel needs, ore presented below. • Enhance vehicular and pedestrian safety by installing curbs, golfers, and sidewalks along Railway, Dillon, Gilman and Camden Avenues, Sam Cava Lane, and Industrial Street. • Improve traffic accessibility and safety conditions with the installation of traffic signals at Kennedy/Winchester. • Enhance safety conditions at the San Tomas Expressway on-off tames onto Hell Avenue and ir:~prove internal circulation by closing the existing link road connecting Dell Avenue with Camden Avenue, and replacing tt with a new link on the existing Dell Avenue alignment. • Encourage consolidation of parking into larger, more centralized parking areas, and promote development of shared parking facilities. • Encourage consolidation of properties and define appropriate floor area ratio guidelines for redevelopment to ensure adequate parking is provided on-site. _ 21 . Where feasible, site and orient bnd uses to minimize exposure to vehicular noise from Highway 17, San Tomas Expressway, and the Southern Pacific Railroad. . Plan for potential light roil transit stations at the northern and southern ends of the study area and a potential commuter parking bt a't the southern end. • Investigate emergency access from Railway Avenue south and from the Creekside Village into the Timber Cove Mobile Home Park. Potential Uflht Rail Transit. The proposed circulation system does not forgo any opportunity to implement Ipht roil in the Corridor. Rather, tt provides for o potential Nght roil tronslt system along the existing Southern :pacific Railroad right-of-way. The design and operation of such o system would be consistent with findings and recommendations in the Vosono Corridor Transportation Planning Study. Given the location of the proposed Creekside Vitlvge, o reservoir of potential users is available within a relatively short walking distance of the downtown station. Two transit _ stations are envisioned in the study oreo: at the northern end of the study area near the downtown; and at the southern end of the study oreo near the Son Tomas Expressway. Properties adjacent to or near the Son Tomas station should be studied for possible acquisition and conversion to public parking for commuters using light rail. Street Classificctions. The following classifications are assigned to study oreo roadways. Class II Arterial. Two streets ore classified as Class II Arterials: East Campbell Avenue and Winchester Boulevard. These streets are projected to carry between 12,000 and 35,000 vehicles per day. Class I Collector. Class I Collectors are projected to sorry between 3,500 and 12,000 vehicles per Gcy. Dell Avenue is the only existing closslfied Class I Collector. Rcilway, Gilman, Kennedy, and Camden Avenues should be reclassified from Class II to Class I Collectors. These roods provide primary access to properties and ore projected to carry traffic volumes in excess of 3.500 vehicles per day. Class II Collector. By definition, Class II Collector streets are projected to sorry between 1,200 and 3,500 vehicles per day. Since Dillon Avenue and Som Cava Lane are projected to Corry traffic volumes within this range, they should be recaassified as such. Local. local streets provide access to properties and are not expected to sorry significant traffic volumes. Streets in the study oreo which ore designated as bcol streets include - fndustriol Street. 22 Street Improvements. Street improvements include the inStCllation of sidewalks and curbs, as well os specific street reconstruction and construction. These improvements are detailed below. Sidewalks and Curbs. The following streets require sidewalks and curbs: • Southern portion of Railway Avenue. • Dillon Avenue. • Som Cava lane. • Gilman Avenue • East side of Industrial Street. - • West side of Camden Avenue. Streets. The following streets require significant reconstruction or construction. Dillon Avenue. The terminus of Dillon Avenue should be : !mproved and future access to the proposed Creekside Village should be studied. QPII Avenue. An extension of Dell Avenue should be constructed eastward to Camden Avenue and the existing one-block section of Dell Avenue (to the south) s`~ould be abandoned and be available for redevelopment. Given its proximity to the Son Tomas Expressway off-ramp, the existing connection is less than optimum. Closing the street and providing access to Camden via the newly constructed Dell Avenue section allows greater safety, improved visibility, and a more direct circulation route. Rrilwov Avenue. Railway Avenue should be Converted to a two-way street for its entire length, with improvements at the East Campbell/Railway Avenue intersection to moxim¢e parking opportunities for the downtown and Dillon/Gilman area. An auxiliary, off-street parking tot should be provided on the west side of the street and parallel parking should be provided on the east side. This wilt require the removal of several metal industrial buildings and storage yards. Traffic Signal. To improve traffic movement and to enhance safety, a traffic signal is proposed at the intersection of Winchester Boulevard and Kennedy Avenue. This signal would improve vehicular access and improve safety for motorists, bicyclist, and pedestrians (particularly visitors and students of the adjacent St. Lucys church and school). 23 Parking. A wide range of businesses and land uses exist within the study area. Many of the establishments are relartively low intensity uses with modest parking demands, while others are high density uses with high parking generation rules. In general, existing businesses, particularly in the northern portion Of the study area, have parking demands which are greaser than their on-site supply. However, since many of these parcels are quite small, they simply Cannot provide Sufficient On-site parking. Table 2 recommends the minimum required parking standards for uses in the study area. Table 2 Recommended Parking Standards RESIDEMIAL USES 24 ! o~ _ ~ i _-, !, "~~ i it / ~ ; I I JL JI ~ ~~ ^ ! . _ _. ..~ __-, ~ _ ~~ ~ ~ ~ c + r.r ~ ~ ~ : -NEW DOUBLE LOADED~_..:_., '-• ,t. 'y ~-•-``'• ~ . ~ i SPARKING BAY _ •:a; - •% _'" r •: ` _ _ =~ i----~---- - _ ~:.:•; ,yr,~,, •• . ROA% IMPROVEMENTS .. ,.~.~.., :... r _...___ :_ _ ~ ,~ - POTENTIAL ACCESS _ ~ "., ~ --. - • E V TO CREEK 1 M -~ PROPOSED TRAFFIC ~ ~ ' ~~ ~ /• ,! f, i ~ II --I SIGNAL.---- _ , ./ ~• II ~~ jl _ ~ ~ I ~- ---.--- ' _ /POTENTIAL EMERGENCY. !~ jI fi ; '-'TT-', i -- ? i '~ ': ~ VEHICULAR ACCESS f~ ~~ !~ ' ` " ' ~ _. • - -- j / i ,_ .._ _ ~ __ _ _ ; J. ~' ^. •---~ '" % `=- ~~ ' ~. i ~~ ~ ~~i .r ~` ~~ \., ms's \ ~ ,'_ - < , } '-~~, ROAD IMPROVEMENTS i ~ ~! • ~: t} ' ~ ~ - -~_~ ~%~; •. ~ --~; ~ : ~ ,• : , • .. Figure 6 ~~ i _ . ~~.`~' a `~-`' ~ ~ -' ~ ~~ ~ :;,. ~ SOUTH OF CAMPBELL AVENUE • .... ~~ - _ DELL _ .~~ I, ~ ._._ ~ ~~Of~©~°[~© (~°OG~~MO.Q400M ~_EXTENSION ~ _ ._ ; . • •, x. --• ~< :~ ~ _ - ABANDONED ~ ~• .' ~~! 1 _`~/~~\ ~ ' jam---- , -~~ ,~ . . dL . ~. , 1 ~~ ,. ~ ~ ^ ~ 25 Estimated Cost d Circulation Improvements. Table 3 presents the estimated cost for the circulation improvements described above and illustrated in Figure 6. Table 3 Estimated Cost of Circulation Improvements ,~,>;~:x:;:::r~„~::: (TEM QUANTTTY PRICE ::~:>.} COST ; ,~: Sawcut Concrete 7A80 ~ ., LF . 400 . ~ S29, ~ Concrete Removal 448.800 :, SF 300 S1,346,400 - ; Street Excavation ; _. 448.800 SF 0.85 5381 A6G AC Pavement 7A60 SF 1.60 S13,464 Curb and Gutter 8,900 LF 14.00 -S124,600 Sidewalk 47A00 SF 4.00 S189,600 Street Tree C15-gallon) 400 EA 300.00 S120.000 Hondicap Ramp 9 EA 400,00 S3,600 Traffic Signal 1 EA 150,00000 _ ...... S150,000 .. ::. :.. _ 9A64 S2,35 TOTAL .......... .... ........................... > ,. ::.::.;::K:<.;;: ....,.~............. :::.;;.>:-..;:.~:.>: .... ............n............. . Source of Unit Costs: City of Campbell Public Works Department 26 URBAN DESIGN This section Sets forth urban design policies and provisions for general building forms, pedestrian circulation, street trees. landscaping, streets, and residential development. Urban Desifln Concept. The Overall appearance of the study ores will contribute to the economic success of the revttal¢ation efforts in the downtown. -- The appearance and character of the study urea will be influenced by the combination of building form, pedestrian circulation, street treatments, views of the project area, and landscaping. A major design concept for the study area is to develop four separate and visually identifiable subareas. Within each of these subareas, pedestrian connections should be mcxirnized, partic-:briy connections to the downtown and connections to the los Gatos Creek. Major views from Highway 17 should be enhanced to create an attractive entry statement for i-he city. Figure 7 illustrates the overall urban design concept. Urban Design Policies. The following urban design policies provide a framework for promoting a functional and aesthetically compatible development pattern in the study area. -- • Establish an ordered relationship of building frontage, pedestrian connections, and shared parking areas between adjacent business establishments. • Require that new development provide adequate landscape buffering along all property lines adjacent to residential sites. • Enhance Railway Avenue as a major entrance and connection to the downtown core area. Building Form. Guidelines for building placement in relation to streets and adjoining development ore -- specified below. • Buildings should be stted to create pedestrian-stole environments and to provide both sunlight and shade as appropriate for the various times of the year and day. • Buildings should also be stted to maximize usable, well-defined outdoor spaces between buildings. • Space between buildings should be sufficient to maintain Comfortable pedestrian circulation and to ensure visual privacy to indoor residential uses. 27 o! o ~_~ ~_~ Ii ~ r _---~ _. r-,_.1--- ,.._. _.... ,;. ,y-- ,_ - ~-- ~ --- _ ~ ., _ - _ . ~: _ .. -~ ~ .. ~-=-~ - 1'~ -o' . • •;. ,__. . _... . _ _ . I .::: .. i t - .: 1 .. _ . ~ ~ ;~~8 fy. ::s:., :: :. ~.. - ; . ~~ ~ _: ~ . ~~ j'~ •~' :: ~ •: sr~1 sr;r~ .. ~~~ ') I '~ I~ c•° i I j !I . f ~~ , ~~ ~ I 1 ~ ~! I--~-------~ ~LJ t_~i 1' ~ ..... 1 . 4' \\ ,1 _ ~ ~ ~~ - ..... ',' / , ~~ ~ ~,`,'_.-~ :• ~ / ~ I , ! j'-:~ ;; .~. .. ~ _ 1 Figure 7 ,. .,, f - i,.`- ~ ,~ ~ g ' ~- ~ f- ~~' ' ~;, SOUTH OF CAMPBELL AVENUE ~e ..~. ,.. --- .. _ ,. • ..._. ~, J~ ~- ~ _..... ~aa ono a ~~ _ .: ~: V O o ~ .. .. „,; ___ , , -~~~\ f:-~~ _ ~'; ~' r . ~f ''~`~'~~ ~; STREET TREES ^~-~ PEDESTRIAN ACCESS RETAIN NATURAL TOPOGRAPHY '~~"""~' LOS GATOS CREEK TRAIL ~ nr;~ 28 Pedestrian Circulation. A pedestrian circulation system is provided to integrate major pedestrian movements to the downtown and to the LOS Gatos Creek Trail. Major pedestrian access to the Los Gatos Creek from public streets is maximized, including Dillon, Kennedy. and Camden Avenues. Guidelines for pedestrian circulation concentrate on movement and access to the LOS Gatos Creek Trail. . Pedestrian access should be provided at several locations within the Creekside village. • Pedestrian and bicycle access should be provided along the Southern Pacific Railroad right-of-way and the Los Gatos Creek. These access points should be a minimum of 14 feet wide. Street Trees. To promote a visually cohesive and recognizable street pattern, a unified street tree program should be established and maintained for all streets. Provisions for.such a program are detailed below. • Street trees should be planted on all public streets with a maximum spacing of 25 feet on-center, and should be deciduous canopy spode trees. • Species should be limited to one, or at most two, type of species of similar form and character for each street. • Street trees in the commercial/light industrial areas should be high branching to accommodate frequent truck traffic. • Street trees should be planted along the Southern Pacific Railroad to create a buffer from rail activity. Spacing for these trees should not exceed 25 feet on- center. • Such planting is exempt where vehicular ckculotion requires, such as near intersections or where underground utilities intertere. landscaping. Landscaping should serve as a unifying element within the study area. • Landscaping should be sited to reinforce distinctions between public, semi-public. and private outdoor areas. - 29 • Existing tree masses should be retained and protected from encroachment by structures and paving damaging to their root structure. • informal tree and shrub planting should be used to effectively screen residential uses. • Landscaping along Campbell Park should be maintained to increase visual access to the park and to the Creek. • Landscaping should serve to buffer potential residential uses located immediately east of Railway Avenue. • South of Sunnyside Drive, a substantial landscape buffer should be provided along the transit right-of-way. - Landscaping, street furniture, and sidewalk materials should serve to unify the entrance and exit into the downtown. Where feasible, tree and shrub planting should be included in new developments to create on overstory and enclosure for pedestrian spores and paths. Streets. The design of East Campbell Avenue and Railway Avenue are particularly significant since they ore major entry routes to the downtown area. Consequently, provisions for these streets ore more detailed than for the remaining streets in the study area. East Campbell Avenue. Currently the visual character of East Campbell Avenue is indistinct. The general lock of street trees and amenities, combined with the lock of continuous street frontage results .n a poor pedestrian environment. GNen its role as the main east-west connecting street through the downtown, the design treatment of buildings along this road should exhibit an attractive, pedestrian-oriented Streetscape. The following provisions are recommended to enhance the visual appearance of the street and to enhance the entrance to the ~yowntowi~. The Redevelopment Agency has retained the firm of Beals/Lechner, Landscape Architects. to provide a streetscape design for this portion of East Campbell Avenue. This design is incorporated in the South of Campbell Avenue Study by reference. 30 Railway Avenue. Figure 8 illustrates design provisions for Railway Avenue. These guidelines accommodate a potential light rail transit station near the downtown. Potential Transit Station Treatment. • Provisions for o tronslt station should be made at the intersection of Eost Campbell and Railway Avenues. • The station should be designed as a 'transit mall' with the transit station and sidewalk functioning as an open transit pk~za. • Street trees should be located along the eastern side of the street: the plaza would have double-rowed trees to provide a canopy for tronslt users. Building Frontage. Two sets of guidelines for building form along Railwcy Avenue are developed: for commercial ~ properties north of Sam Cava Lane; and for commercial/light !ndustrial properties south of Sam Cava Cane. • • Buildings fronting RoiMray Avenue north of Sam Cava lane should create a Continuous, uninterrupted street frontage to promote a Compact and convenient shopping pattern, to ensure a cohesive street space, and to maintain visual interest for pedestrians along the street. • Ground floor space should be devoted to retail, food service, and other pedestrian-oriented commercial uses. • Ground floor space should be designed to provide maximum physical and visual contact with the sidewalk. Storefront windows, entr'~es, and lobbies should open onto the sidewalks, providing views into and out of the buildings. • The use of display windows should be used to help create on attractive and visually interesting streetscape and to avoid blank, uninteresting walls. • Since properties along Railway Avenue south of Sam Cava Lane are designated • for Commercial/light industrial use, buildings can be set back from the front property line and do not necessarily need to provide the same pedestrian- oriented activity as on the street north of Sam Cava lone. 31 NEw BUILDINGS SRED TO FRONT PROPERTY LINE WRH REAR PARKING SHARED PARKING WRH ONE ACCESS POINT 30 LCsHT RAIL LANDSCAPE BUFFER NEW - BUILDINGS SRED TO FRONT PROPERTY LINE WRH REAR = PARKING -STREET TREES RAIL - -- ~ W~ ~._.. RIGHT SOUTH O 10 L b L 24 LTAANSRL ~~ J Y < ~¢ 2-WAY ~¢ < BUFFER T taTRAVEL ~a ~ J J 3 y• 30 22 I b b 24 8 10 bo Figure 8 ~ CA,~[PB~Lt~ AV'~i~t1E ~I°~DL~~II~~ 1°~~I~~ . _ ~, ..~ ~c~d~a~ C~oo~c~ l~~~oc~~a~c~~ 32 Residential Development: A Creekside Village. A high density residential development, or 'Creekside Village', ~ proposed for eight parcels in the Central portion Of the study area, including: Butte Roofing Supply/Acme Son's Sanitation, Western Gravel, the City Corporation Yard, assorted auto-services, and properties with vacant buildings. The intent of this project ~ to provide additional and affordable housing which takes advantage of the Creek amenity and is in Close proximity to the downtown. The following provisions focus on planning and design objectives for the project. • Th3 General Plan designation should be High Density Residential (21-27 uni*,s per gross acre), with density bonuses for affordable housing density that would result in u maximum of 35 dwelling units/acre. • In accordance with Redevelopment Agency policy, 15 percent of the units should be for low-to-moderate income residents. • Units could take the form of apartments, Condominiums, townhouses or a combination thereof. Building Form. • Space between buildings should be sufficient to maintain necessary vehicular and pedestrian circulation, retain reasonable solar access to all major public or private outdoor open space, and provide visual privacy to indoor uses. • e~~ildings facing onto designated pedestrian paths should be sited and designed to create well-defined spaces of human•scole. • Attention should be given to the natural topography. • Stepped or terraced building forms should be used where possible to improve views, privacy, and natural lighting for residental units. • Buildings along Railway Avenue should provide entry porches, major living area and project offices facing the street to increase visual surveillance, and pedestrian activity on the street. • Building design should provide for interesting and varied residential styles. 33 Pedestrian Circulation. • A welhdefined, integrated public pedestrian circulation system should be integrated through the Creekside Village, connecting with paths to the downtown and to the creek. • Several public access routes for pedestrians orxi bikes to the creek should be provided. tr t . • The Creekside Village should be accessible from Railway (via Kennedy) and Dillon Avenues. • Street layout should allow for the possibility of future emergency access through the Timber Cove Mobile Home Park. p rkin • As illustrated in Table 2, recommended parking standards are lower than existing code requirements to reflect the central bcation of the project area, use of possible public tronsff, greater efficiency of central¢ed parking facilities, and to increase affordability of the project. Where possible, parallel parking should be provided along both sides of the street to accommodate visitors to the project and to the Los Gatos Creek Trail. Vi v.~ . • Buildings should be oriented to maximize views to the Los Gatos Creek both from within the units and between the buildings. • Viev~~s into the Creekside village should be maximized to improve the visual imoge of the city as viewed from Highway 17. t andsca~ing and Ooen ace. _ • Useable open space should be provided for each unit, including but not limited to decks and patios. • Landscaping should be sited to reinforce distinctions between public, semi- public, and private outdoor areas. 34 III. PLAN IMPLEMENTATION This Chapter presents various implementation approaches to guide redevelopment and outlines specific actions to be undertaken by the City/Agency for key development projects. SPECIFIC IMPLEMENTATION ACTIONS BY CITY/AGENCY Specific implementation actions by City/Agency for the improvements and projects described throughout this report are outlined below. Successful implementation will depend on a variety of factors, most notably: • Interest by individual property owners in contributing directly to improvement costs and working with other property owners to implement the improvements. . Timing of negotiations between the city and property owners, fond acquisitions., underwriting and bond soles, and other uncertainties. As discussed above. residential development along the creek is the key project for the study area. Other projects in the study area include circulation improvements, such as the installation of street construction and reconstruction, and the installation of sidewalks, curbs. and traffic signals. Possible phasing of redevelopment efforts in the study area ore provided below. Phase I (Short-Term Actions). • Amend the General Plan to reflect the land use designations shown in Figure 9. • Amend the Zoning Ordinance to reflect the zoning districts shown in Figure 10. • Adopt general development standards consistent with the general plan and zoning for the area. • Work with potential developers on the Western Gravel site to provide: . Additional creek trail access. • Expansion of o residential use for the City Corporation Yard. • Emergency access to the Timber Cove Mobile Home Park. • Necessary road improvements in the area. • Install o Signal at the Kennedy/Winchester intersection in conjunction with the development of the Western Grovel property 35 • Work with the developer Of the vocvnt parcel at the end of Old Camden Avenue to provide improved access to Los Gatos Creek Trail. • Use Redevelopment Funds or 20 percent Housing Funds to encourage development where necessary. • Establish a street tree program for all streets In the study area. • Consider using Tax Exempt Bond Financing to assist residential developers with projects that include bw-to-moderate income housing units. Phase II (Mid-Term Actions). • As illustrated in Figure 11, consider Mosier Developer designation for the other two key development sites. • Conduct a feasibility study for the relocation of the City Corporation Yord. • Initiate a Local Improvement District ND) for street improvements in the Dillon/Gilman/Sam Cava/RaiMray Avenue oreo. • Work wffh developers in order to assemble parcels and to provide potential assistance for developments. • Initiate code enforcement efforts regarding on-sffe parking requirements, maintenance of structures, and substandard structures in the study area. • Prohibit structural modifications or additions to non-Conforming uses and structures. Phase III (Longer-Term Actions). • Relocate the City Corporation Yard. • Solicit proposals from developers on tt:e other two key development sites. i Construct adouble-loaded public parking lot on the west side of Railway Avenue, adjacent to the Southern Pacific Railroad. • Construct Dell Avenue extension to Camden Avenue and abandon the existing Dell Avenue right-of-way one block to the south. • Study redesigning Campbell Park and improvements along the Los Gatos Creek - Trail. 36 j \7 ~ I --. _~ ; ~~~:' i ' ~ • • j' ~ ~ . - ..~ Figure 9 `~ -_ ~ ' 1 - ~ ~~'.~ ~~,.i ~:, ~ SOUTH OF CAMPBELL AVENUE -,.,. _; - is • -=~C - ,i __ ,, ~ _ ~. ..~: • .~< ~, ~- • -- CHANGE TO COMMERCIAL 1 ..... - ._. .._, ' AMEND TO INCLUDE COMMERCIAL m '~Q }-- ; .~....~ .~ r-- • "~ j ~__ AMEND TO INCLUDE COMMERCIAL AND -. ~,~_•~ ','~ ' / 1 HIGH DENSITY RESIDENTIAL / ~_ '• ~` \ ~ k ( II) - (21.27 units/gross acre) `~,`^ ~• ~```' F~ L CHANGE TO HIGH DENSITY RESIDENTIAL -' ~ ~• ~ (21-27 unfts/gross acre) ~_.__,.~ _ CHANGE TO INCLUDE HIGH DENSITY m ~~ _ 4~ ` -~ RESIDENTIAL (2t-27 unitslgross acre) 1 1 .~- \ _ _. ( ~' •~ ~ 37 _ ~_ _ f `~ ~~~: ~ z.Xr- ~ ..~. ~ "' _ ~...~~ . .,;'- (. T .. ... ..._ __.__.. .... _......_ sr ~sr~~~ r )+ i I ~~ ~~ . ~~ i i j- I .. Ij ~, li ;~ to L~~ ' _ ..._~ ~ . , - 1, ~~~ .. ~ • r _ ~. ... ,. _ _ ,• ... r--. , ~_ l ,. ., o _~--~ ~~ i moo- ~ ~~• --~-- - •.---=~ - - ;r--~ ~n~~ Io ,~~~.- ~~ - - --~ r- ~";•~: _ .• :. ~ ._ I - 1•' f :._ ; _.._ +r , `, ~..._ ~ / 4 -,-~--------- ~_ t-- O _r~ ___-_ : ,_-~ ~ Q_ _____ _ ,_ / ., ti-. 4+ - ~ . . ~ r KEY REDEVELOPMENT PROJECTS As illustrated in Figure 11, there are three key development projects in the study ores. This Section describes these potential projects, in order of priority. Developing these sites will act as a catalyst for further private investment and for further revttol¢trtion efforts in to the study area. Western Gravel Site. The key to successful residential development is having a project of sufficient size and acreage to allow the developer to create a new neighborhood and a new image. Located in the central portion of the study area, the 12-acre property is of sufficient size to support o substantial number of housing units. This site is particularly appropriate for redeve:opment because ff would provide additional housing near the downtown and would provide a more attractive view to the area os seen from Highway 17. Central Adjacent Prod-:rties. Seven parcels are located north of the Westem Grovel property, including the City Corporation Yard. Consolidation of these parcels would provide an oddffionol eight acres of land for residential development. Although many of these properties are underutilized, there ore several functioning commercial establishments, making acquisition more Costly. This project also requires relocating the Corporation Yard because the remaining parcels are too small to stimulate serious development interest. Creekfront Properties alonfl Gilman and Dillon Avenues. Twent~~-two properties along Gilman and Dillon Avenues are also appropriate for residential development given their adjacency to the creek and their proximffy to the downtown. However, this six acre area is the lowest priority because there .are numerous substantial improvements and the land is fairly well util¢ed, again making acquisition more Costly. Nevertheless, the Agency should be prepared to assist in land assemblage and land write downs in case any of these properties become available. - 39 11 O~ _. y n . _ -` _; ___~_. :~ • ~. ~~ ....._ _....--~- -.. --r ~ ~-.._ _.__s •-~-...-~ t. ,_, ...~ . _ .. ..~ . _ _. ~ ~ c ~- - ~; _ _ 1.. L JJ ~JJ •~/ .;~..:: ; ...~ .'; ', . j _- '~ ._ . __ _ _... ~ . ., __ .._.. • .:. - `•' ~~ ~ = 1 i ~~ ,i ~ . _, -: ~ _.. _. ~, ~ _ -- _ ~ /C'~'~ JM • : f_._~.......4 i 1 /~ E i ~ ~ i ~ i • ~1 , , L_ i ~ 1 ~ 1 ,.., ... , _. ~ ~' :~ ~. ., . ;` ~~. .; ,'~r• ~'_. Y ~ ;/~, ~'/ -,.~. ~ .: -- y __ ;` ``- ~`•, ~.~., '~ - __ 1 . ~~,~~ • ~ ~ ~. _ s i ~~ . _ ~: /~ -_ ~; ' ~~~ . ~ . ~/ ~ ; y ` ~ ~ ~ Figure 11 ,_ ~ ; ~' ~ ~' ~ ~~ ~ • ~ SO!JTH OF CAMPBELL AVENUE ~~' a~~l ®[~mL~~U~0~1(Eb4 ~(~Od(~~4~ ~' ~ ----;~ ;.__. ,.,.~ __ _ r ._~ '~ ~ ~ r ~_ ! --.._~_ t _ .. ,. ,~~, i\ '~ ~~ I ~~ .r. 1 DILLON/GILMAN PROPERTIES ~ CENTRAL PROPERTIES , _sr ,~__---_ _....-.. ~~~ i( ~: s ~ ~ ii i ~ ,I q , U ~~ _l1_ I' `i I~ WESTERN O '~w~r ~,~_ cif 7(`,~ Ucr..., ,;~ °ii: - ;~ 40 SUBAREA STRATEGIES Based on the above overview, tha section details specific implementation strategies for the four subareas identified in Figure 4, including the Dillon/Gilmon area, the Kennedy/Industrial area, the Creekside Village, and the Old Camden Area. Dillon/Gilmon Area. Although the Dillon/Gilmon area lies within a designated redevelopment area, implementation strategies focus on development regulations as a means to guide and coordinate future private devebpment and city capital improvement expenditures. funding for street improvements, and stimulation of private reinvestment. j~a; ulQtory oaroach. - Amend the existing Campbell General Plan to reflect the land use designat~~ns found in Figure 5. • Amend the existing Zoning Districts to reflect the land use designations found in Figure 5. . Amend the existing Zoning Ordinance to reflect provisions found in Chapter III. • Prepare a Specific Plan for the subarea prior to redevelopment of any parcels. • Regulate provisions and location of parking as set forth in Chapter III. • Establish a Street Tree Program for all streets in the subarea. • For ali redevelopment proposals, require Design Review based on provisions found in Chapter III. • Enforce existing ordinances related to on-site parking requirements, maintenance of structures and premises, and substandard structures. • Prohibit structural -modification or .additions to non-conforming uses and - structures. - • Subject non-conforming uses and structures to an abatement period. Finoncina. • Use tax increment funds to establish a shared parking facility for commercial properties along East Campbell and Railway Avenues. • Establish in-lieu parking fees for the provisions of additional parking facilities. ' 41 • Establish a parking assessment district for acquisition of properties and the construction of parking faGltties, as necessary. • Establish on assessment district to finance street improvements, and the construction of sidewalks, curbs and gutters, and the hstollation of street trees within the subarea. • Use tax increment and capital improvement funds to improve Railway Avenue and to construct a public parking area along the Southern Pacific railroad. Redevelopment AgQ,ncy AssL~tance. • Assemble appropriate parcels for o shared parking facility to alleviate the existing parking deficiency. • Commit tax increment funds to necessary bnd acquisition and street improvements. Kennedy/Industral Area. Since the Kennedy/Industrial area is relatNely built-out with many newer buildings, redevelopment of this area does not appear likely and is not considered o priority. Therefore, implementation strategies for this subarea ore similar to the Dillon/Gilman subarea. ~.0 later onr Apcrooch. • Amend the existing Campbell General Plan to reflect the land use designations found in Figure 5. • Amend the existing Zoning Districts to reflect the bnd use designations found in Figure 5. • Amend the existing ZoninD Ordinance to reflect provisions found in Chapter III. ' - Recuire Design Review for redevelopment proposals bps?d on provisions ,found in Cnapter III. • Enforce existing ordinances related to on-site parking requirements, maintenance of structures and premises, and substandard structures. ' Prohibit structural modification or additions to non-Conforming uses and structures. i • Subject non-conforming uses and structures to on abatement period. - 42 'n n in • Establish a subarea assessment district, or use tax increment or capital improvement funds to finance street Improvements, street tree planting, and the construction of sidewalks, curbs, and ®utters. Redevelopment Aaency AssL~tonce. • Commit tax increment funds for the Construction of street improvements, sidewalks, curbs and golfers. Creek~de Village Area. Development of the Creekside Village residential development is envisioned to occur in phases. Use would be mode of the Ctty's redevelopment powers to help acquire and assemble the project area into a single property. This should be coordinated with an effort to relocate the City Corporation Yard, thereby making the entire project area avc,ilobte for housing. Regulcrtorv A~~roach. • Amend the existing Campbell General Plon to reflect the land use designations found in Figure 5. . • Amend the existing Zoning Districts to reflect the land use designations found in Figure 5. • Amend the existing Zoning Ordinance to reflect provisions found in Chapter III. • Require Design Review based on provisions found in Chapter III. - Establish a Development Agreement for the provision of a public pedestrian circulation system, street trees, sidewalks, and landscaping. { - Establish a Development Disposition Agreement for parcels north of the U-Save Rockery site to be developed as port- of the (: reekside Village. in 'n . - • Commit 20 percent of the Redevelopment tax increment funds to bw-to- i moderate income housing. • Impose a development fee to finance necessary public improvements os a result of the project, such os additional traffic signal and signs. • Explore the use of ground lenses for development. 43 Redevelopment Agency Assistance. • Assist in the consolidations of parcels north of the U-Save Rockery site. fiis acquisition will facilitate development because R creates o more regular and easily developable site. • Relocate the City Corporation yard so this land con be mode available for expansion of the Creekside Village residential development. • Acquire, assemble, and provide lord wrffe downs os necessary for bts contiguous with residential development, particularly bts adjacent to the Los Gatos Creek. • Assist in relocating existing businesses to alternate locations. Old Camden Area. Implementation strat3gies for the Old Camden Area ore more limited because this urea is outside the Redevelopment eaunc~ory. However, several regulatory and ._ financing mechanisms can be employed to encourage redevelopment. ~aulotory~Rproach• . Amend the existing Campbell General Plan to reflect the land use designations found in Figure 5. • Amend the existing Zoning Districts to reflect the land use designations found in Figure 5. • Encourage consolidation of small parcels. • Amend the existing ZcninB Ordinance to reflect provisions found in Chapter III. • Establish a Street Tree Program for all streets in the subarea. Require Design Review for all redevelopment pro~~osals based on provisions found in Chapter III. • Enforce existing ordinances related to on-site parking requirements, maintenance of structures and premises, and substandard structures. • Prohibit structural modification or additions to nonconforming uses and structures. • Subject non-conforming uses and structures to an abatement period. - innin. • Establish a subarea assessment district to finance street improvements, and the construction of sidewalks, curbs, and salters. • Use capffal improvement funds to ~nprove Camden Avenue and to construct the new extension of Dell Avenue. • Impose development fees to finance necessary public improvements. Redevelopment Agency Assistance. • Provide leadership and actively recruit private developers to facilitate improvements in the subarea. 45 o ,~ ~, ~~~ CITY OF CAMPBELL ENDORSE°~ 7 0 NORTH FIRST STREET ' ~ E CAMPBELL, CALIFORNIA 95008 (408) 866-21 00 ~Ci~ N ~~ ~~~~~ FAX # (408) 379-2572 C Y tUWA Planning Department: ~ ~ Notice is hereby given that the Planning Commission of the City of Campbell will hold a public hearing to consider the application of City of Campbell for a General Plan Amendment and Zone Change for the South of Campbell Avenue Area (see attached maps). File Nos. GP 90-06 and ZC 90-12. Notice is further given that a Draft Negative Declaration has been prepared for this project. This certifies that no significant environmental impacts are anticipated with this project, as modified by mitigation measures. Copies of the Draft Negative Declaration, Initial Study, and other documentation are available for review at the Planning Department located at 70 North First Street, Campbell, California. The public review period for this Draft Negative Declaration is from November 6,1990 to November 27,1990. Written comments concerning the Draft Negative Declaration should be received in the Planning Department by November 27, 1990 at 5:00 p.rn. The public hearing on the project and the Draft Negative Declaration will be held during the Planning Commission meeting of Tuesday, November 27,1990. The meeting will begin at 7:30 p.m. at the City Hall Council Chambers located at 70 North First Street, Campbell, California. Interested persons may appear and be heard at this hearing. Please be advised that if you challenge the City's decision on the matter in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Campbell Planning Commission at or prior to the public hearing. If you have any questions regarding this application, please call Randy Tsuda in the Planning Department at (408) 866-2140. Please refer to the following file number when calling about this notice. File No: GP 90-06 & ZC 90-12 Address: South of Campbell Avenue Area PLANNING COMMISSION CITY OF CAMPBELL. STEVEN T. PIASECKI, AICP SECRETARY gP90-06.nat(mc6) OCT 2 6 1990 NOV 2 6 1990 ~~~i~u cis throu$~ ~.,,_ ,._... ~ the otfice of the Coanty Clerk ~}*~~~~~ brace K. Yamatcew$ ~ouoty Clerk By ilepet)t .:; ~yi i. YIORANDUM Distribution ,: Marty Woodworth ~ ...~ Redevelopment Manager abject: Review of Administrative Draft SOCA Plan Date: July 2 , 1990 Attached please find the administrative draft of the SOCA plan. As we discussed in the DOG, I will need all comments returned to me no later than Friday. Julv 27. 1990. Please feel free to contact me should you have any questions. Distribution CITY OF CAMPBELL Robert Kass Steve Piasecki Randy Tsuda Don Wimberly Bill Helms Gary Kruger Michelle Quinney ~ ~~~0~~ D -_ ~; ~ 199[1 CfTY pF- CAMPBELL P~-ANNINp DEPARTMENT 29 June 1990 Marty Woodworth, Redevelopment Manager Campbell Redevelopment Agency 70 North First Street Campbell, California 95008 Dear Marty. urban cnd Sedway Cooke Associates is pleased to submit the Administrative Draff South of Campbell Avenue Area Plan. Enclosed please find one bound and one Fmiranme^,°~ unbound copy for your internal review. Plaroers and Please note graphics to illustrate the East Campbell Avenue, Railway Avenue, and Creekside Village are forthcoming. Also, cost estimates for street improvements will be determined following discussions with the City Public °e`~yne'= Works Department. $an F'anClscc We look forward to your always interesting and useful comments. Based on our phone conversation earlier this week, we expect comments near the end ~~, Angeles of July. Sc•asotc Until then, long live the Oakland A's. Very Truly Yours, SEDWAY COOKE ASSOCIATES 101 Howard Street Robyn E. A erson second F'°ar Associate Urban Designer San Francisco CA 94105 Tel: 415.495.2400 FAX: 415.495.7398 ,~ ., _ - . ClaieRrc)iLL REDEVELOPMENT AGENCY MEMORANDUM To: Distribution From: Marty Woodworth ~` ~~~ Redevelopment Manager CITY OF CAMPBELL Date: it 6, 1990 ~~ ~O ~~ ,~ D Cl~, ~ i Sub'ect: Preliminary SOCA Alternatives p~ ~l~' C MP 1 --------NNE p ~Ep RTIQe`L------- ------------------------ ---- ~T Attached for your review is the preliminary alternative plans that were generated at the staff/consultant workshop. These are very rough alternatives that will be further refined after the Community Meeting on April 18 and the Council Study Session in May. Please review the alternatives (some sections have additional information to be added) and forward comments back to me no later than Friday. April 20. 1990. The Community Meeting with property owners to review the preliminary alternatives will be held Wednesday April 18 1990 at 7:30 n.m. in the Council Chambers. Sedway Cooke will make the bulk of the presentation, however, a representative from both Public Works and Planning is needed. The presence of Gary Kruger would also be most helpful to address traffic concerns. If you have any questions, please feel free to contact me. Distribution Robert Kass Don Wimberly Bill Helms Gary Kruger Michelle Quinney Steve Piasecki Randy Tsuda cc: Kevin Duggan ~~~ f:soca4