PC Res 4389RESOLUTION NO. 4389
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING THAT THE CITY COUNCIL
ADOPT THE CAMPBELL VILLAGE NEIGHBORHOOD PLAN
(PLN2017-85), AND ASSOCIATED TEXT AMENDMENT (PLN2017-
86) TO AMEND VARIOUS SECTIONS TITLE 20 (CAMPBELL
SUBDIVISION AND LAND DEVELOPMENT), AND TITLE 21
(ZONING) OF THE CAMPBELL MUNICIPAL CODE TO IMPLEMENT
THE PLAN.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission finds as follows with regard to file number PLN2017-85 & 86:
Environmental Finding
The adoption of the Campbell Village Neighborhood Plan and associated amendment to
the Campbell Municipal Code is considered a "project" under Section 15378(a)(1) of the
California Environmental Quality Act (CEQA) Guidelines, typically subject to
environmental review. However, such an action may be exempted from environmental
review if the City finds that there is no possibility that it will have a significant effect on
the environment (Sec. 15061(b)(3)). Since the Campbell Village Neighborhood Plan and
associated Text Amendment will not result in a physical impact or a significant effect on
the environment, the Campbell Village Neighborhood Plan & associated Text
Amendment may be found categorically exempt pursuant to Sections 15060(c)2 (the
activity will not result in a direct or reasonably foreseeable indirect physical change in the
environment) and 15060(c)3 (the activity is not a project as defined in Section 15378) of
the CEQA Guidelines, California Code of Regulations, because they have no potential
for resulting in physical change to environment, directly or indirectly.
Evidentiary Findings
2. In October of 2012, the City annexed a pocket of residential and commercial properties
from San Jose and Santa Clara County which are now collectively referred to as the
"Campbell Village Neighborhood".
3. The Campbell Village Neighborhood is generally located east of Highway 17, north of
Camden Avenue, west of S. Bascom Avenue, and south of McGlincy Lane.
4. The Campbell Village Neighborhood Plan provides a map of the limits of the Campbell
Village Neighborhood Plan area.
5. The Campbell Village Neighborhood consists of approximately 485 parcels covering an
area of roughly 135 acres. The majority of these parcels are zoned residential with R-1-6
zoning in the Central Park "sliver" and R-1-8 within the Cambrian Village Area.
Approximately 23 parcels front Camden, Bascom, and Union Avenues which are zoned
Neighborhood Commercial (C-1) and General Commercial (C-2).
Planning Commission Resolution No. Page 2 of 4
Recommending Adoption of the Campbell Village Neighborhood Plan & Text Amendment
6. The Campbell Village Neighborhood was developed in several phases over time
beginning in the 1940's through the 1980's.
7. Following the annexation process, area residences expressed a desire to adopt a street
improvement plan which subsequently became a Work Plan item for the Public Works
Division for FY 15/16. In response, the Public Works Department embarked on a series
of meetings with the Campbell Village Neighborhood Association (CVNA), intended to
identify appropriate streetscape improvements (curb/gutter/sidewalk) for various
roadway segments. While the meetings were focused on public improvements, it quickly
became apparent that there was a strong community interest in the development of a
'Neighborhood Plan', similar to the San Tomas Area Neighborhood Plan (STANP), to
consider the creation of area specific development standards (e.g. setbacks, lot
coverage restrictions, limits, permitted height).
8. Community meetings were held on October 6th, October 13th, and October 20th with the
Campbell Village Neighborhood to discuss public and private improvements and the
creation of a Neighborhood Plan for the Campbell Village area.
9. On December 6, 2016, staff held a Study Session with the City Council to provide a
status update on the Work Plan item and solicit feedback on next steps. In response, the
Council directed staff to hold one final community meeting, in an attempt to resolve a
number of outstanding items before proceeding to Planning Commission with a draft
Neighborhood Plan for formal public review.
10.On January 19, 2017 staff held its final community meeting.
11. The proposed Campbell Village Neighborhood Plan & associated Text Amendment
would be consistent with the General Plan by furthering Policy LUT-5.1 and Strategy
LUT-5.2a, which speak to protecting the integrity of the neighborhood and supporting the
existing character of a neighborhood:
Policy LUT-5.1: Neighborhood Intel: Recognize that the City is composed of residential,
industrial and commercial neighborhoods, each with its own individual character; and allow
change consistent with reinforcing positive neighborhood values, while protecting the
integrity of the city's neighborhoods.
Strategy LUT-5.2a.: Neighborhood CompatibilitX: Promote new residential development and
substantial additions that are designed to maintain and support the existing character and
development pattern of the surrounding neighborhood, especially in historic neighborhoods
and neighborhoods with consistent design characteristics.
12. The Text Amendment is narrowly drafted and internally consistent.
13. The Text Amendment serves to provide references to policies contained in the Campbell
Village Neighborhood Plan.
14. The legislature of the State of California has, in Government Code Sections 65302,
65560 and 65800, conferred upon local government units authority to adopt regulations
designed to promote the public health, safety and general welfare of its citizenry.
Planning Commission Resolution No. Page 3 of 4
Recommending Adoption of the Campbell Village Neighborhood Plan & Text Amendment
15. Review and adoption of the Text Amendment is done in compliance with California
government Code Sections 65853 through 65857, which require a duly noticed public
hearing of the Planning Commission whereby the Planning Commission shall provide its
written recommendation to the City Council for its consideration.
16. The proposed Text Amendment would amend various sections of the Campbell
Municipal Code to implement the Campbell Village Neighborhood Plan, specifically Title
20 (Campbell Subdivision and Land Development), and Title 21 (Zoning).
Based on the foregoing findings of fact, the Planning Commission further finds and
concludes that:
The proposed Campbell Village Neighborhood Plan & associated Text Amendment are
consistent with the goals, policies, and actions of the General Plan; and
2. The proposed Campbell Village Neighborhood Plan & associated Text Amendment would
not be detrimental to the public interest, health, safety, convenience, or general welfare
of the City; and
3. The proposed Campbell Village Neighborhood Plan & associated Text Amendment are
internally consistent with other applicable provisions of the Code; and
4. The Campbell Village Neighborhood Plan and associated Text Amendment are
categorically exempt pursuant to Sections 15060(c)2 (the activity will not result in a direct
or reasonably foreseeable indirect physical change in the environment) and 15060(c)3
(the activity is not a project as defined in Section 15378) of the CEQA Guidelines,
California Code of Regulations, because they have no potential for resulting in physical
change to environment, directly or indirectly; and
5. No substantial evidence has been presented from which a reasonable argument could
be made that shows that the project, as currently presented will have a significant
adverse impact on the environment.
THEREFORE, BE IT RESOLVED that the Planning Commission recommends that the City
Council adopt the attached Resolution (reference Exhibit A) approving the Campbell Village
Neighborhood Plan & attached Ordinance (reference Exhibit B) approving the associated Text
Amendment.
PASSED AND ADOPTED this 27th day of June, 2017, by the following roll call vote:
AYES: Commissioners: Dodd, Hernandez, Kendall, Reynolds, Rivlin & Young
NOES: Commissioners:
ABSENT: Commissioners: Rich
ABSTAIN: Commissioners:
Planning Commission Resolution No.
Page 4 of 4
Recommending Adoption of the Campbell Village Neighborhood Plan & Text Amendment
APPROVED:
nne Kendall, Chair
r
ATTEST:
Paul Kermoyan, Secretary
j'C~
EXHIBIT A
Resolution No.
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAMPBELL
ADOPTING THE CAMPBELL VILLAGE NEIGHBORHOOD PLAN.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission finds as follows with regard to file number PLN2017-85 & 86:
Environmental Finding
The adoption of the Campbell Village Neighborhood Plan is considered a "project" under
Section 15378(a)(1) of the California Environmental Quality Act (CEQA) Guidelines,
typically subject to environmental review. However, such an action may be exempted
from environmental review if the City finds that there is no possibility that it will have a
significant effect on the environment (Sec. 15061(b)(3)). Since the Campbell Village
Neighborhood Plan will not result in a physical impact or a significant effect on the
environment, the Campbell Village Neighborhood Plan may be found categorically
exempt pursuant to Sections 15060(c)2 (the activity will not result in a direct or
reasonably foreseeable indirect physical change in the environment) and 15060(c)3 (the
activity is not a project as defined in Section 15378) of the CEQA Guidelines, California
Code of Regulations, because it has no potential for resulting in physical change to
environment, directly or indirectly.
Evidentiary Findings
2. In October of 2012, the City annexed a pocket of residential and commercial properties
from San Jose and Santa Clara County which are now collectively referred to as the
"Campbell Village Neighborhood".
3. The Campbell Village Neighborhood is generally located east of Highway 17, north of
Camden Avenue, west of S. Bascom Avenue, and south of McGlincy Lane.
4. The Campbell Village Neighborhood Plan provides a map of the limits of the Campbell
Village Neighborhood Plan area.
5. The Campbell Village Neighborhood consists of approximately 485 parcels covering an
area of roughly 135 acres. The majority of these parcels are zoned residential with R-1-6
zoning in the Central Park "sliver" and R-1-8 within the Cambrian Village Area.
Approximately 23 parcels front Camden, Bascom, and Union Avenues which are zoned
Neighborhood Commercial (C-1) and General Commercial (C-2).
6. The Campbell Village Neighborhood was developed in several phases over time
beginning in the 1940's through the 1980's.
7. Following the annexation process, area residences expressed a desire to adopt a street
improvement plan which subsequently became a Work Plan item for the Public Works
Division for FY 15/16. In response, the Public Works Department embarked on a series
of meetings with the Campbell Village Neighborhood Association (CVNA), intended to
identify appropriate streetscape improvements (curb/gutter/sidewalk) for various
roadway segments. While the meetings were focused on public improvements, it quickly
City Council Resolution No. Page 2 of 3
Adopting the Campbell Village Neighborhood Plan
became apparent that there was a strong community interest in the development of a
`Neighborhood Plan', similar to the San Tomas Area Neighborhood Plan (STANP), to
consider the creation of area specific development standards (e.g. setbacks, lot
coverage restrictions, limits, permitted height).
8. Community meetings were held on October 6th, October 13th, and October 20th with the
Campbell Village Neighborhood to discuss public and private improvements and the
creation of a Neighborhood Plan for the Campbell Village area.
9. On December 6, 2016, staff held a Study Session with the City Council to provide a
status update on the Work Plan item and solicit feedback on next steps. In response, the
Council directed staff to hold one final community meeting, in an attempt to resolve a
number of outstanding items before proceeding to Planning Commission with a draft
Neighborhood Plan for formal public review.
10.On January 19, 2017 staff held its final community meeting.
11. The Campbell Village Neighborhood Plan is consistent with the General Plan by
furthering Policy LUT-5.1 and Strategy LUT-5.2a, which speak to protecting the integrity
of the neighborhood and supporting the existing character of a neighborhood:
Policy LUT-5.1: Neighborhood Integrity: Recognize that the City is composed of residential,
industrial and commercial neighborhoods, each with its own individual character; and allow
change consistent with reinforcing positive neighborhood values, while protecting the
integrity ofthe city's neighborhoods.
Strategy LUT-5.2a.: Neighborhood Compatibility: Promote new residential development and
substantial additions that are designed to maintain and support the existing character and
development pattern of the surrounding neighborhood, especially in historic neighborhoods
and neighborhoods with consistent design characteristics.
12. The legislature of the State of California has, in Government Code Sections 65302,
65560 and 65800, conferred upon local government units authority to adopt regulations
designed to promote the public health, safety and general welfare of its citizenry.
13. Review and adoption of this Text Amendment is done in compliance with California
government Code Sections 65853 through 65857, which required a duly noticed public
hearing of the Planning Commission, and the Planning Commission to provide its written
recommendation to the City Council for its consideration.
Based on the foregoing findings of fact, the City Council further finds and concludes that:
14. The proposed Campbell Village Neighborhood Plan is consistent with the goals, policies,
and actions of the General Plan; and
15. The proposed Campbell Village Neighborhood Plan would not be detrimental to the
public interest, health, safety, convenience, or general welfare of the City; and
City Council Resolution No. Page 3 of 3
Adopting the Campbell Village Neighborhood Plan
16. The proposed Campbell Village Neighborhood Plan is internally consistent with other
applicable provisions of the Code; and
17. The Campbell Village Neighborhood Plan is categorically exempt pursuant to Sections
15060(c)2 (the activity will not result in a direct or reasonably foreseeable indirect
physical change in the environment) and 15060(c)3 (the activity is not a project as
defined in Section 15378) of the CEQA Guidelines, California Code of Regulations,
because it has no potential for resulting in physical change to environment, directly or
indirectly; and
18. No substantial evidence has been presented from which a reasonable argument could
be made that shows that the project, as currently presented will have a significant
adverse impact on the environment.
THEREFORE, BE IT RESOLVED that the City Council adopts a Resolution approving the
attached Campbell Village Neighborhood Plan (reference Exhibit A-1).
PASSED AND ADOPTED this day of
vote:
2017 by the following roll call
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
ATTEST:
APPROVED:
Elizabeth "Liz" Gibbons, Mayor
Wendy Wood, City Clerk
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Crr~pb~l~ C>ty C~c~r~~~l
Elizabeth "Eiz" Gibbons, (Mayor
Pau- Resnikoff, Vice Mayor
Jeffrey Cristina, Council Member
Susan M. i_andry, Counci( Member
Rich iNaterman, Council Member
Cr~pb~~ P~~r~ra~r~~ c~rrsissicar~
Yvonne ICer~dall, Chair
Michael Rich, Vice Chair
Cynthia Dodd, Commissioner
JoElle Hernandez, Commissioner
Phillip C. Reynolds, Jr., Cornrr~issioner
Andrew Rivlin, Commissioner
Donald Young, Commissioner
~i~y S~~ff
Todd Capurso, Public ~/orics Director
Paul Kermoyan, Community Development Director
Matthew Jue, City Traffic Engineer
Roger Storz, Senior Civil Engineer
Stephen Rose, Associate Planner
Federico Madden, Planning Intern
Scott Alcin, Special Project Manager ,~
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I. Introduction ................................................................................................................................2
II. Background .................................................................................................................................3
Land Use Standards ......................................................................................................................4
A. Goal Statement ...................................................................................................................................................... 4
B. Objectives ............................................................................................................................................................... 4
C. Relationship to Municipal Code ............................................................................................................................ S
D. Residential Development Standards ..................................................................................................................... 5
1. Lot Size ............................................................................................................................................................... 5
2. Lot Width ........................................................................................................................................................... 5
3. Subdivisions/Lot LineAdjustments .................................................................................................................. 5
4. Building Height (Primary Structure) ................................................................................................................ 5
5. Building Setbacks (Primary & Accessory Dwelling Units) ............................................................................... 5
6. Usable Open Space ........................................................................................................................................... 6
7. Floor Area Ratio ................................................................................................................................................ 6
8. Lot Coverage ..................................................................................................................................................... 6
9. Extensions Along Existing Non-Conforming Building Walls ........................................................................... 6
10. Front Yard Paving .............................................................................................................................................. 7
11. Accessory Buildings ........................................................................................................................................... 7
12. Landscaping ....................................................................................................................................................... 7
13. Fencing ............................................................................................................................................................... 7
E. Commercial Development Standards ...................................................................................................................8
1. General Standards ............................................................................................................................................8
2. Relationship to Adjacent Residential ............................................................................................................... 8
3. Existing Zoning ..................................................................................................................................................8
4. Spot Zoning ........................................................................................................................................................ 8
5. Zone Changes .................................................................................................................................................... 8
F. Design Criteria (Residential) .................................................................................................................................. 9
1. General Requirements ......................................................................................................................................9
2. Building Materials .............................................................................................................................................9
3. Entry Features ...................................................................................................................................................9
4. Additions ............................................................................................................................................................9
5. New Homes .......................................................................................................................................................9
6. Maximum Garage Width ..................................................................................................................................9
7. Privacy Preservation .......................................................................................................................................10
G. Permit Process ......................................................................................................................................................10
H. Findings for Discretionary Applications ..............................................................................................................10
1. Required Findings ...........................................................................................................................................10
IV. Transportation Standards ............................................................................................................11
A. Goal Statement ....................................................................................................................................................11
8. Objectives .............................................................................................................................................................11
C. Transportation Policies ........................................................................................................................................11
1. Truck Routes ....................................................................................................................................................11
2. Street Design Standard Implementation Policies .........................................................................................11
Appendices ........................................................................................................................................13
A. Campbell Village Public Improvement Plan .......................................................................................................14
Campbei! Village Neighbarhaacl Plan
The Campbell Village Neighborhood Plan is a collaborative effort
between the City of Campbell and community members to provide a
coherent framework for future development in the Campbell Village
Neighborhoad. The Plan establishes land use policies, transportation
policies, and development standards affecting both land use and
transportation to further the residents' vision of the neighborhood's
future. This Plan is intended to preserve the unique character of the
neighborhood and help maintain a desired quality of life.
The focus of the Campbell Village Neighborhoad Plan is to apply
development standards and design expectations to properties zoned
residential. Properties zoned commercial, located on Camden Avenue
and at the corner of Union and Bascom Avenues, will rely on the
existing zoning previsions outlined in the Campbell Municipal Code.
Campt.~~:~1! `diilagr~ N~i~hbnnc~~cd {elan 2
The Campbell Village neighborhood consists of approximately 485
parcels covering an area of approximately 135 acres. The majority of
these parcels are zoned residential with R-1-6 zoning in the Central Park
"sliver" and R-1-8 within the Cambrian Village area. Approximately 23
parcels front Camden, Bascom and Union Avenues which are zoned
Neighborhood Commercial (C-1) and General Commercial (C-2).
The Campbell Village Neighborhood was developed in several phases
over time beginning in the 1940`s through the 198Q's. Within the
Cambrian Village portion of the neighborhood, development occurred
on County unincorporated land as well as on land previously annexed
by the City of San Jose. This pattern of development yielded a diverse
and often less formal character within the street system network.
Many streets have large irregular lots which lack standard curbs,
gutters and sidewalks giving the streets a more rural feel. Conversely,
the Central Park neighborhood was developed with street curbs which
could have contributed to the fact that this area was once located in
-the City of San Jose and the properties were developed much later than
homes in the Cambrian Village area.
Campbe_~II ~1'slla~;e Neigh~arhood Plan 3
A. ~C3AL STAT~~IET
The Land Use Standards are intended to achieve a balance between a private property
owners' ability to develop property while preserving the unique qualities of the
Campbell Village Neighborhood. The residents of the Campbell Village Association
helped develop these standards in an attempt to ensure that the neighborhood remains
low-density single-family residential, as envisioned in the year 2013
reorganization/annexation into the City of Campbell.
. _ .. , _...m.
. CAMPBELL VILLAGE
.~ _, _ ~
Zoning D6strict
R~ t,6 1 S~ngle~~arnity Resrdeniiai 16,000 54 Ff. Min. Lot Sazej
. R-t-B~ Single-~emMy ResltlenYial (s3.000 Sry fi. Mln. Cod 6tze)
' C-t I Nl:if)%GOYYY00(S Cor»n~eruat ,.
- C T I {,tf~ral Gommatrriai i
GancptaeA WNage C3onndHry
. _.~ Gov boundary
~,
In order to implement this Neighborhood Plan, the following objectives should be
referenced as key factors that helped create the development standards and design
guidelines.
i. Ensure that the homes size is in proportion to lot size.
ii. Ensure that the home size is in proportion to the average home
sizes in the immediate neighborhood so as to minimize a
perception of "mansionization."
iii. Additions to existing homes should be designed so they are well
integrated into the home in an effort to appear like it was the
original construction.
iv. Use landscaping to enhance the characteristics of the area.
v. New homes and additions to existing homes should respect the
adjacent properties' ability to receive light and air, and privacy.
Campbell Vii#ae Neighborhood Plan 4
C. ~ETI!C.~NSFISP T~ Mo,IN#CIPAf. CC3is9
development standards stated in Title 21 of the Campbell Municipal Code, which are
not specified in the Campbell Village Neighborhood Plan, shall remain applicable. In the
case conflict between the Campbell Village Neighborhood Plan and Title 21 of the
Campbell Municipai Code, the standards contained herein shall prevail.
D. €F a!€~NT1Ai. CDEVELC~P~JiEFUT ST~~~AR[~S
1. Lc~t Size
The minimum lot size permitted in the R-1-6 and R-1-8 zoning districts shall be
6,000 and 8,000 net square feet respectively. Existing lots that do not conform
to these minimum standards shall be viewed as existing non-conforming. The
net lot size excludes private streets, common areas and the stem of a flag/rear
lot.
2. Lc~t °,lVi~th
The minimum lot width permitted in the R-1-6 and R-1-8 zoning districts shall
be 60 and 70 feet respectively.
3. Su E~~ivisiflr~sjLot lire ~dJustments
Subdivisions and lot line adjustments shall not result in a flag/rear lot
configuration.
4. E3uilr~ing F-Bc~i~ht (Primary Structure}
The maximum primary structure buildingheight permitted in the R-1-6 and R-1-
S zoning district shall be 28 feet, as measured from natural (existing) grade and
in no event may exceed more than 2 stories.
5. [3uildin~ S~tback5 (Primas~y & t~cccssory Dwelling Units)
Primary and accessory dwelling units shall maintain the following building
setbacks as identified in Table 1:
'!; Setbacks
Front
Rear
Side
4
R-1-6 & R-1-8
20 ft. (min)
The lesser of 20 ft. or 15% of the lot depth, but no less than five feet.
A minimum of 5 ft. or one-half the height of the building wall adjacent to the
side property line (whichever is greater).
Exceation: The Community Development Director may approve a five foot
setback when the following findings can be made:
a) The side setback would not be detrimental to the health, safety, peace, ',
comfort or general welfare of persons in the neighborhood, or the city as a
whole; and
Campbell Village: Neighborhood Plan 5
Street Side
Vehicular Access
25 ft. to any public right-of-way
Rear Rear
Yard Property
Setback Usable Line
Area Rear
Yard
Area \~ \ '
S#de v/'
Property
Line House
'roperty
ine
Side
Property
Lrne
Line
Pub3ic Street PuBUc street
Rear Yard Setback Usable Rear Yard Area
Us~blr~ Open Sf~ia
The minimum amount of useable open space shall be 750 square feet. The area
shall be in addition to the required front setback between the structure and
any street property line. The recreational area may be occupied by facilities
such as a swimming pool, playground equipment, and a patio, porch, or deck
provided it is open on at least two sides and not covered by a roof or canopy.
No dimension of an area to be counted as open space shall be less than 10 feet.
r
The maximum gross floor area permitted for all residentially zoned properties
shall be45%of the parcels' net lot area, excluding any stems offlag/rear lots or
street rights-of-way.
The maximum lot coverage for properties located inthe R-1-6 and R-1-8 zoning
districts shall be 45%.
9. Extensions ~l9on~; Existing Nun-Cunformitig l3uilcjin~ W~Ifs
Additions to legally existing structures may be extended along the first floor of
existing building lines even when the first floor setbacks do not meet the
setback requirements for the Campbell Village Area Neighborhood Plan
through the approval of an Administrative Site and Architectural Review Permit
in accordance with Chapter 21.42 (Site and Architectural Review) of Title 21
(Zoning) of the Campbell Municipal Code when also found consistent with the
following:
i. The building was built with approved Building Permits, as
substantiated by the property owner;
The extension is limited to the first story;
b) The side setback would not unreasonably interfere with the ability of
adjoining property owners to enjoy access to air, privacy, sunlight, and the ',
quiet enjoyment of the owner's property.
12 ft.
Campbc~il Tillage NeighF~orhood Pian 6
iii. The extension does not exceed 50% the length of the existing
non-conforming building wall. For example, if an existing non-
conforming building wall is 20 feet in length, an addition can be
no longer than 10 feet; and
iv. The extension does not further encroach into any required
setback area.
10. 1=rant Y<~rd Pr3ving
Amain goal of the Neighborhood Plan is to preserve the unimproved nature of
the area. The public realm that helps define this desirable aesthetic includes
both the public rights-of-way and private front yard areas. To realize this
objective, paving shall not amount to more than forty percent (40%) of the
required front yard setback area. Increases in the amount of allowable paving
may be approved by the community development director if necessary to
provide safe ingress and egress for the site.
11. A~cess~ry ~3uiidin~s
Accessory buildings, detached from the primary structure through its physical
and design connections, shall adhere to the following standards:
i. Height: No greater than 14 feet from natural (existing) grade.
ii. Municipal Code Standards: Other than the standards specified in
the Neighborhood Plan, accessory buildings shall be developed in
accordance with the requirements specified in Section 21.36.020
(Accessory Structures) of the Campbell Municipal Code.
All new development projects, regardless of size or permit process, shall
maintain the following landscaping:
i. A minimum of sixty percent (60%) of the front yard setback area
shall be landscaped.
ii. There is no minimum amount of landscaping required for a rear
yard so long as the land is kept free from wind born dust creation.
iii. Artificial turf may be used in the landscaping.
iv. All new landscaping must conform to the City's Model Water
Efficient Landscape Ordinance (MWELO).
Z3, Pc~ncin~
All proposed fencing shall satisfy the development standards contained in Title
21 of the Campbell Municipal Code, except that fences shall be permitted up to
7-feet tall, with or without lattice, when built on a common property line with
both property owners in agreement.
Carrspbgil Village ~lei~hborhood Plan 7
E. ~C)IVl6'JIE~BAL [~1~~ELC~PIit1E~~' STAN®A6~C95
f. ~ener~l Stand~~r~ds
Properties located within the C-1 and C-2 zoning districts shall conform to the
development standards contained in Title 21 of the Campbell Municipal Code.
2. ~a.~Iaticanshi~ to Adjacent ~tesidential
All uses proposed within the C-1 and C-2 zoning districtsshalloperate so as not
to conflict with the peace and enjoyment of the adjacent residential
neighborhoods.
3. Existing Zor~~in~,
The current zoning of C-1 and C-2 should remain in place. Commercial
development should be limited to Camden Avenue, Union Avenue and Curtner
Avenue between Camden Avenue and McGlincy Lane.
~~. Sf;ot Zoning
Spot zoning is not allowed other than in the creation of a park.
~. Zone Cl~~~nges
Planned Development zoning is not permitted within the Campbell Village
Neighborhood boundary.
Campbell Village Neighborhood Pian 8
F. ~s~~ R~~~~~A ~R~s~®~IVT~A~}
1. Ger~c~ra! Rc~c,uirE=n?~ants
The design criteria are intended to protect and reinforce the architectural
features of homes that have helped define the neighborhood character. For
projects in the Campbell Village Area these shall serve as mandatory criteria.
2, E3t~3i{din~; I~~~~teri~ls
Homes shall not be permitted to use metal as a siding material. Metal roofs
shall be allowed.
3, Entry F~ai:urns
Homes shall not have entryfeatures tallerthan 14-feet in height or with round
columns.
~. Additions
Additions to an existing single-family dwelling in the R-1-8 zoning district
subject to Site and Architectural Review or Administrative Site and
Architectural Review (pursuant to CMC 21.42.020) shall comply with the City's
adopted Design Guidelines for Additions to Sinple Family Homes incorporated
herein by reference.
tea. RI~'VJ l~C~(1"3~5
The construction of a new single-family residence in the R-1-8 zoning district
shall comply with the City's adopted DesipnGuidelines for Sinple Family Homes
incorporated herein by reference.
~. M~xirt;um Garage Width
Garages shall not dominate the front fa4ade since that is not an existing
characteristic for the built environment. Garage width should be no greater
than 40%ofthe linear width ofthe front building elevation. Garages exceeding
40% of the linear width of the front building elevation shall be required to
incorporate at least one of the measures below:
Recess the garage from the front wall of the house a minimum of
five feet.
ii. Provide an entry porch or trellis extending the front of the face of
the garage.
iii. Orient the entry of the garage away from the street.
iv. Incorporate similar features or methods intended at diminishing
the prominence of the garage as approved by the Community
Development Director.
This section shall apply to new garages and additions to existing garages.
Carr3pbeil Vili~ge ~1ei~hborhood Plan
7. Privacy Preservatis~n
To help minimizethe perception of privacy impacts to neighboring properties,
projects shall:
i. Place second-story window sills five feet from the finished floor
(or as high as permitted by the building code for emergency
escape and rescue openings and obscure the glass up to five feet
from finished floor) when located closer than 10-feet to a side or
rear property line;
ii. Locate low use rooms (such as bathrooms, hallways, and
staircases) along property lines that have the greatest privacy
impact potential;
iii. Use a solid wall (instead of an open railing) for the sides of
second-floor balconies/decks; and
iv. Prohibit balconies on the side of homes adjoining a residential
property or within 20-feet of a rear property line.
G. P~~,d€T f~~ESS
Properties located within the Campbell Village Neighborhood with a Zoning District
designation of C-1, C-2, R-1-6, & R-1-8 shall be processed in accordance with Article 4
(Land Use/Development Standards) of Title 21 (Zoning) ofthe Campbell Municipal Code.
Extensions along non-conforming building walls and exceptions to side setbacks shall be
processed through an Administrative Site and Architectural Review Permit in accordance
with Chapter 21.42 (Site and Architectural Review) of Title 21 (Zoning) of the Campbell
Municipal Code.
H. EiNa€S r£~R i sCRET;!C3NARl° APPL~CATOCINS
1. Rec~uirec# i=indir,~~
In addition to the applicable findings contained in the Campbell Municipal Code, all
discretionary applications shall also comply with the following:
i. The project complies with the Design Criteria General
Requirements of this Plan.
ii. The project complies with the Common Design Characteristics
of this Plan.
iii. The project complies with the Additions or New Homes
criteria of this Plan.
iv. The project complies with the Building Orientation criteria of
this Plan.
v. The project complies with Privacy Preservation criteria of this
Plan.
Campbell village Neighborhood Plan 10
A. £~AL 5TATEiV1ENT
The Campbell Village Neighborhood should be an area that is safe and inviting to
bicyclists and pedestrians. The City should manage and develop transportation systems
in the area that retain its more rural nature.
B. C~L~~Tl~lS
1. Maintain the more rural appearance of local streets in the Campbell Village
neighborhood.
2. Take the minimum amount of right-of-way and provide only the minimum
street widths necessary to maintain appropriate traffic function and safety.
3.Through traffic should only be encouraged on Curtner Avenue and where
possible, traffic should be routed via Camden Avenue, Bascom Avenue and
Union Avenue.
4. Be consistent with the City's Neighborhood Traffic Management Program
(NTMP).
S.Traffic calming improvementswill beconsidered and installed consistent with
the City's Traffic Calming Policy (Council approval pending).
C. TIApC?T~TIC~N PC}Li~iES
'l. Truck Routes
Truck routes in the Campbell Village area should be limited to arterial routes
and only those collectors where the predominant abutting land uses are
commercial and industrial. Therefore, only Camden Avenue, Union Avenue and
Curtner Avenue from Camden Avenue to South McGlincy Lane are truck routes
within the Plan Area.
~. Street Deli€;n Standard Im}~lementation Policies
i. New Streets
The Campbell Village Neighborhood is a fully developed area. In the event
that major changes occur requiring the development of new streets, they
shall be designed according to existing City standards and will be improved
with street lights and appropriate curbs for improved drainage.
ii. Existing Streets
Existing streets are required to be improved consistent with the Campbell
Village Public Improvement Plan (Appendix A.).
Cam~beii',fillag~: (~eighharhood Plan 11.
a. Any proposed new development located on those streets identified
for street improvements would be required to dedicate right-of-way
to the predominant dimension and construct the street to
predominant width, install curb, gutter, sidewalks and street lights as
necessary.
iii. Deferred Street Improvement Agreements
Deferred ,Street Improvement Agreements may be taken in lieu of
installation of street improvements in the Campbell Village area as detailed
in section 11.24.050 of the Campbell Municipal Code.
iv. Removal of Existing Improvements
Property owners may apply for an encroachment permit to remove
existing improvements that are not required under the Campbell Village
Street Improvement Plan.
v. Existing Deferred Street Improvement Agreements
Previous practice may have created Deferred Street Improvement
Agreements for properties which under the current Campbell Village
Neighborhood Plan will no longer be required. A notice offulfillment of the
agreement will be recorded.
vi. Exceptions
All exceptions to the policies contained in this document shall be subject to
review and approval by the City Council.
Campbeil Village Neighborhood Pfan 1Z
£Z veld pooyaoy~~ia~ a~e~~i~ ~~agdiue~
A. CAi~~ ~~LLAC~E P19~16 tCV1PR®VMEl~T PLAN
~~"~Tl~
The following plan contains proposed improvements to the Campbell Village
Neighborhood developed through a public involvement process led by the
Campbell Village Neighborhood Association. The proposed improvements are
subject to City Council approval and may require additional evaluation with
regard to funding and coordination with other City planning and public works
initiatives.
The neighborhood can be broken into four general areas organized by the
similarity of their existing public improvements (Map A.):
wm~rxn vmaye nounaary
~_._ ~ Ciry $ountlary
Campbell Viila~~ Neighborhaod Plan 14
IU7~3~J A: ~ut;lit:ln?~xtzverner~C aareas
1. Area 1 -This area consists of approximately 151 residential parcels
located south of Curtner Avenue. Streets located within Area 1 include:
Olympia Avenue, Lois Way, Shamrock Drive, Erin Way, Normandy Drive,
and Salerno Drive. Area 1 is currently zoned R-1-8 (8,000 sq. ft. minimum
lot size).
2. Area 2 -This area consists of approximately 27 residential parcels
located on Curtner Ave between McGlincy Lane and Salerno Drive. Area
2 is currently zoned R-1-8 (8,000 sq. ft. minimum lot size).
3. Area 3 -This area consists of approximately 132 residential parcels
located north of Curtner Avenue. Streets located within Area 3 include:
Dallas Drive, Norin Court, Salerno Drive, Stonehurst Drive, Sweetbriar
Drive, Sydnor Drive, Briarwood Way and Cambrian Drive. Area 3 is
currently zoned R-1-8 (8,000 sq. ft. minimum lot size).
4. Area 4 -The area formerly known as the "Sliver" consists of
approximately 152 residential parcels. Streets located in Area 4 include:
Central Park Drive, Oak Park Lane, Highland Park Lane, Regas Drive,
Stanfield Drive, Park Drive and Dry Creek Court. This area is a mature
development with sidewalks, vertical curbs, gutters, street lighting and
street trees. Area 4 is currently zoned R-1-6 (6,000 sq. ft. minimum lot
size).
N~ :~TF~~' IPt~~1E(~liTS
Campbell Village has been developed in several phases over time. As a result,
streets, curbs gutters, lighting and other improvements vary widely. This in part
contributes to the overall character ofthe neighborhood and should generally be
preserved. Table A describes the street improvement type that is the dominant
feature and should be used when considering future street improvements, unless
superseded by special street improvements called out in this plan.
Area 3
Rolled Curb & Gutter
Rolled Curb & Gutter
Vertical Curb & Gutter
Rolled Curb & Gutter
Rolled Curb & Gutter
None
No
Shamrock Dr, Olympia Dr, ',
Lois Way
l
Erin Way, Normandy Dr ~
Salerno Dr
Camden Ave
Dallas Dr, Norin Ct, Salerno
Dr
Cambrian Dr, Stonehurst Dr,
Sweetbriar Dr, Briarwood
Way, Sydnor Dr
Regas Dr, Parkdale Dr.,
Stanfield Dr, Central Park
Dr, Oak Park Dr, Highland
Park Ln, Union Ave
Area 4
Vertical Curb & Gutter Yes
Tables A: EixisGng Pu~':iz.mprcwemen[s
Campbeli Village Neighborhood Plan 15
STTS TC3 3~~~-~~z ~~TT 5~ldllE~~C
The majority of the streets within the Campbell Village do not have sidewalk
improvements, and the plan proposes to leave it this way. All of the residential
streets within the Campbell Village Area have an existing right-of-way width of 60
feet, with the center 40 feet being used for vehicular pavement and on-street
parking, and 10 feet on each side reserved for future sidewalk if none are
currently present. For the streets identified to remain without sidewalk, this
leaves a ten foot strip of right-of-way along each property's frontage that shall be
subject to further City requirements depending on if curb and gutter exists on
that street.
If per Table A the street has existing curb and gutter, the ten foot strip ofright-of-
way shall remain pervious, other than driveway and walkway connections
between the existing pavement and the corresponding on-site improvements.
If per Table A the street does not have curb and gutter, the ten foot strip of right-
of-way shall be improved consistent with the intent of Green Infrastructure --
improvements across the property's frontage that assist with stormwater
drainage and treatment through the use of detention and infiltration methods.
This area shall not be paved in any manner to allow for the parking of vehicles.
For frontages improved per these requirements, parking shall be limited to the
center 40 feet of right-of-way designated for vehicular traffic and on-street
parking.
SP~CIA~.. "f~T 6~lPC~'~~'TS
~. Curtner Avenue
Develop street improvements that facilitate reduced traffic speeds, aid
pedestrians and bicyclists and unify the street's appearance. This
includes development of a uniform system of curb, gutter and detached
sidewalks on both sides of the street, a consistent street width,
improved speed signage and markings, and appropriate street lighting.
Consider the use of street trees, bulb-outs or other devices to enhance
pedestrian and bicycle safety, consistent with other neighborhood
improvements. It is anticipated that Curtner Avenue will most likely be
improved as a City project.
B. Salerno C~rivt~ (South of Curtnt~r Avenue)
Develop a uniform system of curb, gutter and sidewalks. The
predominant street configuration on Salerno Drive south of Curtner
Avenue is rolled curb & gutter with attached sidewalks. The missing
sections of curb, gutter and sidewalk shall be completed by the adjacent
property owners as they make improvements to their homesthat trigger
the requirements of Campbell Municipal Code Section 11.24.
Campbell Vilia~e IVeit;hborhood Plan 16
j.
i E~l,.y~
9 ~y1 n
Develop an improved traffic barrier at the interface of Erin Way and
Camden Avenue. Consider a cul-de-sac treatment on Erin Way that
incorporates landscaping and provides pedestrian and bicycle passage.
Consider installing curbs and gutters to improve drainage. Consider a
redesign of the intersection of Shamrock Drive and Erin Way that
incorporates these changes with other traffic calming measures
described below.
Complete a uniform system of curb, gutter and sidewalks on Union
Avenue between Cambrian Way and Bascom Avenue.
Complete a uniform system of curb, gutter and sidewalks on Camden
Avenue between Bascom Avenue and Curtner Avenue.
Repair or replace curbs and gutters in areas where trees have caused
damage or curbs and gutters have experienced other types of damage.
Special attention should be given to streets in Area 4, including Regas
Drive, Central Park Drive and Highland Park Lane.
C~mpt~~eli Viila~~ ~Iei~hborhood Plan 17
G. Street Lighting
In keeping with the Community's desire to retain the existing character
of the neighborhood streets, street lighting will be maintained at existing
levels with the following exceptions:
1. Investigate adding additional street lighting on Erin Way in the
vicinity of the road closure.
2. The improvement of Curtner Avenue will most likely require
upgraded street lighting.
C~mpk~el) Village Nei~hbarhood Plan 18
Figure 2: Erin Way Barrier
Figz~rre 3 Regas Driv~~~ Curb £u Gtat'ter
T~EEi i~~?~1~E~9FT
The following list of proposed improvements is intended to reduce through
traffic, ensure pedestrian and bicycle safety and retain the generally more rural
character of the Campbell Village Neighborhood. This list is based on extensive
feedback from the community regarding areas of concern. However, the
underlying traffic concerns should be addressed through the City's pending
Traffic Calming Policy. This may result in the construction of alternative
improvements from the initial suggestions listed below.
t'~,. Traffic Circ'Ic~s
Investigate the feasibility of installing traffic circles at the intersection of
Cambrian Drive and Briarwood Way, and at the intersection of Shamrock
Drive and Erin Way, and construct as funding becomes available.
Stogy Sif;r,{a
Evaluate existing conditions at the intersection of Cambrian Drive and
Stonehurst Way, and install stop signs as warranted.
C. EnF~ancecs Sigr~~ge
Add painted "Keep Clear" pavement markings at Union Avenue and
Central Park Drive. Add additional speed limit signage along Curtner
Avenue. Add painted edge line on Shamrock Drive to better define the
street edge and allow for improved pedestrian and bicycle safety.
i=i. Electronic Signa~o
Add radar speed feedback sign on Curtner Avenue between Salerno
Drive and South McGlincy Lane.
Campbell Viil3~e Neighborhood Plan 19
f31iC~JAYS AC~[7 PEE5f'RBAfli PATE-iS
Integrate the Campbell Village neighborhood into future planning efforts
conducted through the Bicycle & Pedestrian Advisory Committee and the
Envision Campbell update to the City's General Plan
(http:iJwww.ci.cam pbell.ca.us/643/Envision-Campbell ).
>~. in ~ar~tia~l~r, investigate the feasibility of:
•:• %:~~~nded ~il<e Routes
Investigate connecting existing bike routes along Camden Ave
with the proposed bike route on Union Ave. Possible expansion
may include a bike route on Curtner Avenue.
Iry~prave~ access try los G~~tc~s Creek Tr~if
Investigate feasibility of improved bike and pedestrian access to
the Los Gatos Creek trail. This may include new bike and
pedestrian facilities along Camden Ave/San Tomas Expressway
or it may include construction of a bicycle/pedestrian
overcrossing of State Route 17.
Campbeil Viilahe ~Deit;hborhood Plan 20
E~~~~; ~ Fl;~~`f~~^~
A. Strc=c.~t Trc~~es
Installation of street trees should be encouraged within the plan
area. In general, wide canopy trees with a mature height and width
appropriate to the street should be selected to create a unified
canopy.
In Areas 1 and 3, street trees should be installed where appropriate
to the street improvements discussed elsewhere in this plan. Trees
should be selected from the approved list as determined by the
Public Works Director.
Within Area 2, street trees should be included where appropriate to
street improvements discussed elsewhere in this plan. Trees should
be selected from the approved list as determined by the Public
Works Director.
Within Area 4, existing street tree should be retained. As the
existing Camphor trees (Cinnamomum camphors) reach the end of
life, trees from the approved list should be selected to replace
them.
~, ~leif;hrat~rF~~a~t~ ~,"~r~ument
Install a monument or appropriate signage designating the area
"Campbell Village°. Possible locations may include neighborhood
entrances at Cambrian Drive and Union Avenue, Curtner Avenue, Central
Park Drive or Olympia Avenue.
C. Utils't',~ fox Bc>a~atoficatson
Include City owned utility boxes within the plan area in the City of
Campbell "Art Outside the Box" Utility Box Art Program
(https://www.facebook.com/CampbellCAArtOutsidetheBox).
Campbell llilla~c~ Neighbarhood Plan 21
EXHIBIT B
Ordinance No.
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CAMPBELL
ADOPTING A TEXT AMENDMENT (PLN2016-406) TO AMEND VARIOUS SECTIONS
TITLE 20 (CAMPBELL SUBDIVISION AND LAND DEVELOPMENT), AND TITLE 21
(ZONING) OF THE CAMPBELL MUNICIPAL CODE TO IMPLEMENT THE PLAN.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council of the City of Campbell
does ordain as follows:
SECTION 1. The City Council finds and determines that the Text . Amendment is
categorically exempt pursuant to Sections 15060(c)2 (the activity will not result in a direct or
reasonably foreseeable indirect physical change in the environment) and 15060(c)3 (the
activity is not a project as defined in Section 15378) of the CEQA Guidelines, California
Code of Regulations, because the Text Amendment has no potential for resulting in physical
change to environment, directly or indirectly.
SECTION 2. The City Council further finds and determines that the proposed Text
Amendment is consistent with the goals, policies, and actions of the General Plan; would
not be detrimental to the public interest, health, safety, convenience, or general welfare of
the city; and is internally consistent with other applicable provisions of the Zoning Code.
SECTION 3. Title 20 (Subdivisions): Section 20.16.030 of the Campbell Municipal Code is
hereby amended to read as follows with underlining indicating new text and strikeouts
(~+r~- U~~) indicating deleted text:
The ~c~rrtmear~ity___dev~lapment~ director shall approve or deny an application to
subdivide lands into four or fewer lots. Applications therefor shall be accepted only upon
payment of a fee in an amount prescribed by resolution of the city council.
Before approval or conditional approval may be given, such subdivision must be
considered by the city engineer.
All conditions required by the city engineer shall be incorporated in the cc~mmurit~
devoic~pme~4 director's conditional approval. Denial by the city engineer shall
require denial of the tentative map.
All lots created by such subdivision shall have frontage upon a street dedicated as a
public street, provided that the community developments director may approve not
more than one lot without such required frontage on a public street, hereinafter referred to
as "rear lot," under the following conditions:
(1) The front lot shall meet all of the requirements of the zoning district within which it is
located.
(2) The rear lot shall meet all of the requirements of the zoning district within which it is
located and, in addition, shall have an area which exceeds the lot area requirement
by ten percent exclusive of any access to a public street.
City Council Ordinance No. Page 2 of 7
Adoption of a Text Amendment to Title 20 & Title 21 of the CMC
(3) Access to the public street for a rear lot shall not be over an easement but over land
under the same ownership as that of rear lot; such access shall have a minimum
width of fifteen feet and shall have a paved way not less than ten feet in width.
(~.} The creation of a rear iot would be consistent with all applicable specific plans
andlc~r ~r~aa~lans~
The cc~rr~~s;nit development °~ ~ 9 director shall have authority in granting such
application to impose such conditions as are deemed necessary to protect the best interests
of the surrounding property or neighborhood consistent with the general purpose and intent
of this title, including, but not limited to, adequate provisions for fire protection, easements
for public utilities and improvements of all proposed streets to the standard prescribed in
Title 11 or such lesser standards as may be approved by the ca_muni~
~~vel~rn~~,~ ~ ~~~ director.
Before such subdivision is approved, the applicant shall pay all unpaid county and
municipal taxes except taxes not yet payable.
A denial of such application may be appealed by the applicant to the planning
commission within ten days after the mailing of notice of the decision of the community
devel~r~r~tp~~- director to the applicant at the address shown on the application.
The appeal shall be in writing, shall be filed with the secretary of the planning
commission, shall generally set forth the grounds of appeal and shall be accompanied by a
filing fee in accord with the schedule of fees as established by the city council, no part of
which is refundable.
In any case, where the planning commission grants approval subject to conditions, said
conditions shall be fulfilled within twenty-four months after the decision of the planning
commission, or within such time as the planning commission may prescribe. If all of the
conditions are not fulfilled within such period, the application and any approval thereof shall
automatically be void and no building permit or other permit issued by the city shall be
issued to be used upon or with respect to the subdivision as approved until a new
application has been made and approved as provided in this section. Prior to the fulfillment
of all of the conditions, no building or other such permit shall be issued during the twenty-
four-month period for any structure or use which would not qualify for a permit in the event
the approval should become void under this section unless a proper bond is posted
guaranteeing fulfillment of such conditions.
SECTION 4. Title 20 (Subdivisions): Section 21.36.090 of the Campbell Municipal Code is
hereby amended to read as follows with underlining indicating new text and strikeouts
(~) indicating deleted text:
Streets and highways not shown on any general plan or incorporated in approved plan
lines or affected by proceedings initiated by the city council or approved by the city council
upon initiation by other legally constituted governmental bodies shall not be of less width
than those set forth under this chapter, except where it can be shown by the subdivider, to
the satisfaction of the planning commission, that the topography or the small number of lots
served and the probable future traffic development are such as to unquestionably justify a
narrower width. Increased widths may be required where streets are to serve commercial
property, or where probable traffic conditions warrant such increased widths.
City Council Ordinance No. Page 3 of 7
Adoption of a Text Amendment to Title 20 & Title 21 of the CMC
(1) Local streets-minimum right-of-way: sixty feet;
(2) Cul-de-sac streets-if not over three hundred fifty feet in length, may provide fifty-six
feet right-of-way;
(3) Street widths in the San Tomas area shall be as specified in the transportation
issues section of the San Tomas neighborhood plan. The map outlining the
boundaries of the San Tomas area is maintained at the community development
department. In the case of conflict between the San Tomas neighborhood plan and
requirements contained in this chapter, the San Tomas neighborhood plan shall
prevail.
~. Street widths in the Campbell Village Neighborhood Plan ar~a_shall_be as specified
l~_the trans~pcartation standards section of the_C~mp_taell Village Neighborhood ,Plan.,
The map outlining the boundaries of the Campbell Village Neighborhood_Flan area
is maintained at the comrr~unit~„development departrt~ent. _In the, case..of conflict
__~ ___
between the Campbell Villa~c e _Nei~k~~arhg_oc! Plan ~~d rec~~a~rements contained in
._ ,,
y Y >; p~
this chapter, the Cara bell `,lilla~ ~~~-~~ ~. ~~ ~, ,
SECTION 5. Title 21 (Zoning Code Regulations): Subsection E of Campbell Municipal Code
Section 21.02.020 (Rules of interpretation.) is amended to read as follows with underlining
indicating new text and strikeouts (°~+r~~) indicating deleted text:
E. Conflicting requirements. Any conflicts between different requirements of this Zoning
Code, or between this Zoning Code and other regulations, shall be resolved as follows:
1. Zoning Code provisions. In the event of any conflict between the provisions of this
Zoning Code, the most restrictive requirement shall control;
2. Development agreements~overl~.,_district,_ar~a glar~_~eghborhood~lan, or specific
plans. In the event of any conflict between the requirements of this Zoning Code
and standards adopted as part of any development agreement, c~verla~district~area.
olana____~e~hborhood ~lan1 or specific plan, the requirements of the development
agreement. overlay district, area plan. neighborhood plan, or specific plan shall
control;
3. Municipal Code provisions. In the event of any conflict between requirements of this
Zoning Code and other regulations of the city, the most restrictive shall control; and
4. Private agreements. It is not intended that the requirements of this Zoning Code
shall interfere with, repeal, abrogate, or annul any easement, covenant, or other
agreement that existed when this Zoning Code became effective. This Zoning Code
applies to all land uses and development regardless of whether it imposes a greater
or lesser restriction on the development or use of structures or land than an
applicable private agreement or restriction, without affecting the applicability of any
agreement or restriction. The city shall not enforce any private covenant or
agreement unless it is a party to the covenant or agreement.
SECTION 6. Title 21 (Zoning Code Regulations: Subsection A of Campbell Municipal Code
Section 21.08.030 (R-1 (Single-family) zoning district) is amended to read as follows with
underlining indicating new text and strikeouts (s~ikeeut) indicating deleted text:
A. Purpose of R-1 (Single-family) zoning district.
City Council Ordinance No. Page 4 of 7
Adoption of a Text Amendment to Title 20 & Title 21 of the CMC
1. The R-1 zoning district is intended to stabilize and protect the residential
characteristics of the district and to encourage a suitable environment for domestic
home life.
2. The R-1 zoning district is intended to provide for detached single-family homes on
larger parcels (ranging from six thousand to sixteen thousand square foot parcels).
The R-1 zoning district is consistent with the low density residential land use
designation of the General Plan.
3. The San Tomas area neighborhood plan land use policies are incorporated herein
by reference. The San Tomas area neighborhood plan policies shall only apply to
properties within the boundaries of the San Tomas area. The map outlining the
boundaries of the San Tomas area is maintained at the community development
department. In the case of conflict between the San Tomas area neighborhood plan
policies and other requirements contained in this chapter, the policies of the San
Tomas area neighborhood plan shall prevail.
~. The Campbell Viliac~e Neighborhood Plan land use a~olicies are incorporated herein
reference. The Campbell Village Nei hborhood Plan olicies shall _only__ap~ly~to
~roerties within the boundaries of the Campbell Village Nei hq_borhood P4an area.
The map outlining the boundaries of the Campbell Village Neighborhood. Plan area
is maintained at the community development department. In the case of conflict
betvreen the Campbell Village Neighborhood Plan and other requirements
cunt~ried__ 6r~. _thhs_, chapter, the policies of the G~rr~pbell Village Neighk;c~nc~~ad _ Plan
shall prevail.
SECTION 7. Title 21 (Zoning Code Regulations: Campbell Municipal Code Section
21.18.060 is amended is amended by adding the following sentence, with underlining
indicating new text and strikeouts (°+r~~) indicating deleted text: The standards
co_t~ined_in_thi~._~ection pertain to ail grn~erties except wh~n_otherv~ise_r~vided for by an
area Ala. ,~eighbQrhood plan, or specific plan, at the beginning of the section, before
subsection A.
SECTION 8. Title 21 (Zoning Code Regulations): Campbell Municipal Code Section
21.18.070 is amended by revising the sentence at the beginning of the section, with
underlining indicating new text and strikeouts (~~+,-c~~a) indicating deleted text: ~xcepf as
cathe.rwi~e..._..pro~.r~ded for~by a deveiopmeret__agreement. overia~_dist.rict area pl~nW
neec~Ftborl~c~od p.~an, _r?_r. specific plan, p~?aving shall not amount to more than fifty percent of
the required front yard setback area. Increases in the amount of allowable paving may be
approved by the community development director if necessary to provide safe ingress and
egress for the site.
SECTION 9. Title 21 (Zoning Code Regulations): Campbell Municipal Code Section
21.26.030 is amended by adding the following sentence, with underlining indicating new text
and strikeouts (~t~'+k2st~t) indicating deleted text: The standards___contained in ~I~is section
... _...._.......
pertain tc~ all properties except when otherwise provided for by a development agreement.
overl~y_d_istrict~ ~re~~lan, neighborhood plan,__or specific plan., at the beginning of the
section, before subsection A.
SECTION 10. Title 21 (Zoning Code Regulations): Campbell Municipal Code Section
21.36.020 is amended by adding the following sentence, with underlining indicating new text
City Council Ordinance No. Page 5 of 7
Adoption of a Text Amendment to Title 20 & Title 21 of the CMC
and strikeouts (°+r~~) indicating deleted text: The standards contained in this section
par#aa_~? ~~_~t~.~~~i~~~~~s_~~cept when atherwise_pravidecl._far by a develo~ment_agr_~eent;
overla'y d~strict~~r~l~n~ r~eighborhaod~l~n~ar_s~ecific_ I~ar~., at the beginning of the
section before subsection A and after the sentence "This section provides standards for
accessory structures that are physically detached from, and subordinate to, the main
structure on the site."
SECTION 11. Title 21 (Zoning Code Regulations: Subsection B of Campbell Municipal
Code Section 21.42.050 is amended to read as follows with underlining indicating new text
and strikeouts (~+t) indicating deleted text:
B. Required findings. The community development director shall approve the application if
the following findings have been made:
1. The project will be consistent with the general plan;
2. The project will aid in the harmonious development of the immediate area; and
3. The project is consistent with applicable adopted design guidelines, devela~ment
agre:ernent, overlay district, area plan, neighborhood plan, and specific plan(s).
SECTION 12. Title 21 (Zoning Code Regulations: Subsection B of Campbell Municipal
Code Section 21.42.060 is amended to read as follows with underlining indicating new text
and strikeouts (s~+kee~~) indicating deleted text:
B. Required findings. The planning commission shall approve the application if the
following findings have been made:
1. The project will be consistent with the general plan;
2. The project will aid in the harmonious development of the immediate area; and
3. The project is consistent with applicable adopted design guidelines~__e_v_elo~ment
ac~rc~er?~?~nt c~verlay_ district, area_pdan„x_ neighborhood pl~.n; and specific plans}.
SECTION 13. Title 21 (Zoning Code Regulations: Subsection F of Campbell Municipal
Code Section 21.58.050 is amended to read as follows with underlining indicating new text
and strikeouts (st-rikeg~+t) indicating deleted text:
F. Exceptions.
1. Failure to meet setbacks. A structure that fails to meet the setback requirements for
the zoning districts in which it is located may be added to or enlarged in compliance
with the following criteria:
a. The structure was lawfully constructed;
b. The addition or enlargement is limited to the first floor;
c. The addition or enlargement does not decrease the existing setbacks;
d. Any upper story additions comply with the current setback requirements; and
e. The decision-making body approving the site and architectural review permit for
the addition or enlargement finds that the addition or enlargement will not be
detrimental to the public health, safety, or general welfare of persons residing in
the neighborhood.
City Council Ordinance No. Page 6 of 7
Adoption of a Text Amendment to Title 20 & Title 21 of the CMC
2. Policy "E" of the San Tomas neighborhood plan.
a. Additions to legally existing structures in the San Tomas area may be added to
or enlarged as allowed under policy "E" of the San Tomas neighborhood plan.
b. Policy "E" is incorporated herein by reference.
c. The map outlining the boundaries of the San Tomas area is maintained at the
community development department.
d. In the case of conflict between the San Tomas neighborhood plan policy "E"
and the requirements contained in this chapter, policy "E" of the plan shall
prevail.
3. C~rt~pbeli_Villat„~e Neighborhood Plan.
a. Extensions along existing non-confarming_buildir~wa_Ils as___prc~vd~d__by the
Gampbeli Village Ne~hbc~rhood Plan.
b__._The_.Ca~n~belR, ~illa~e Neighborhood Plan is incorporated herein b~reference.
c~__The ma~_o~tlinin the_boundaries of the Campbell Village Neighborhood Plan is
maintained at the community deveiopment department. - -
d_ In _the case of _conflict between the Campbell Vollage. Neighborhood. Plgn _qnd
the re~uirernents contained in this chapter the Campbell Village Nei hc~ borhood
flan shall_pre~~ai
~-4 Repairs or alterations otherwise required by law shall be allowed. Reconstruction
required to reinforce unreinforced masonry structures or to comply with building
code requirements shall be allowed without the cost limitations identified in
subsection E of this section; provided the retrofitting and code compliance are
limited exclusively to compliance with earthquake safety standards and other
applicable building code requirements, including the applicable provisions of state
law (e.g., Title 24, California Code of Regulations, etc.).
SECTION 14. Title 21 (Zoning Code Regulations~: Campbell Municipal Code Section
21.58.070 is amended to read as follows with underlining indicating new text and strikeouts
(°+r) indicating deleted text:
21.60.070 -Findings and decision.
A. Findings for General Plan Amendments. An amendment to the General Plan may be
approved only if all of the following findings are made:
1. The proposed amendment is internally consistent with the goals, policies, and
actions of the General Plan; and
2. The proposed amendment would not be detrimental to the public interest, health,
safety, convenience, or general welfare of the city; and
3. If applicable, the parcel is physically suitable (including absence of physical
constraints, access, compatibility with adjoining land uses, and provision of utilities)
for the requested/anticipated project.
B. Findings for Zoning Code and Zoning Map Amendments. An amendment to this Zoning
Code or the zoning map may be approved only if the decision-making body first makes
the following findings, as applicable to the type of amendment.
City Council Ordinance No. Page 7 of 7
Adoption of a Text Amendment to Title 20 & Title 21 of the CMC
1. Findings required for all Zoning Code and zoning map amendments:
a. The proposed amendment is consistent with the goals, policies, and actions of
the General Plan and ail applocabie__developmen~ agreements, area Mans.,
r~ei~~~crht~od plans, and specific plan(s~; and ~ -
b. The proposed amendment would not be detrimental to the public interest,
health, safety, convenience, or general welfare of the city.
2. Additional Finding for Zoning Code Amendments. The proposed amendment is
internally consistent with other applicable provisions of this Zoning Code.
3. Additional Finding for Zoning Map Amendments. The parcel is physically suitable
(including absence of physical constraints, access, compatibility with adjoining land
uses, and provision of utilities) for the requested zoning designation(s) and
anticipated land uses/project.
SECTION 15. This Ordinance shall become effective thirty (30) days following its passage
and adoption and shall be published, one time within fifteen (15) days upon passage and
adoption in the Campbell Express, a newspaper of general circulation in the City of
Campbell, County of Santa Clara.
PASSED AND ADOPTED this day of , 2017 by the following roll call
vote:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
APPROVED:
Elizabeth "Liz" Gibbons, Mayor
ATTEST:
Wendy Wood, City Clerk