CC Resolution 12965 - Resolving the (SOCA) (NOCA),(CCRP), and Design Guidelines for Low Medium Density Residential Projects be of no further effect12965
12965
City of Campbell
Community Development and Public Works Departments
SAN TOMAS AREA
NEIGHBORHOOD PLAN
Adopted by Resolution No. 8574
Effective December 16, 1993
Amended by Resolution No. 9633
Effective January 18, 2000Amended by Resolution No. 12520
Effective November 5, 2019
Amended by Resolution No. 12868
Effective August 2, 2022
Campbell City Hall
70 N. First Street
Campbell, CA 95008
408.866.2140
www.ci.campbell.ca.us
ACKNOWLEDGMENTS
City Council-1993 City Council-2000
Barbara Conant, Mayor Jane P. Kennedy, Mayor
Jeanette Watson, Vice-Mayor Matthew Dean
John Ashworth Robert Dougherty
Donald Burr Dan Furtado
Robert Dougherty Jeanette Watson
Planning Commission-1993 Planning Commission-2000
I. Bud Alne, Chairperson Elizabeth Gibbons, Chairperson
Lee Akridge Mel Lindstrom, Vice Chairperson
Mel Lindstrom Tom Francois
Jane Meyer-Kennedy Joe Hernandez
Jay Perrine Bradway Jones
Susan Kearns
Dennis Lowe
San Tomas Study Task Force-1993
Patty Heintz Karl Lucas
Pat McCullough Susanne Waher
Jim Mackay Rich Taborek
Dawn Vadbunker Pam Warren
John Ashworth Donald Burr
I. Bud Alne Jane Meyer-Kennedy
City Staff - 1993 City Staff - 2000
Campbell Community Development Department : Campbell Community Development Department :
Steven Piasecki, AICP, Community Dev. Director Steven Piasecki, AICP, Comm.Dev. Director (former)
Randal Tsuda, AICP, Senior Planner Sharon Fierro, Interim Comm. Dev. Director
Curtis Banks, AICP, Project Manager-1993 Katrina Rice Schmidt, AICP, Project Planner
Campbell Public Works Department: Campbell Public Works Department:
Robert Kass, Public Works Director Robert Kass, Public Works Director
Bill Helms, Land Development Manager Bill Helms, Land Development Manager
Joan Bollier, P.E., City Engineer Michelle Quinney, P.E., City Engineer
Michelle Quinney, P.E., City Engineer Matthew Jue, P.E., Acting Traffic Engineer
Gary Kruger, P.E., Traffic Engineer Derek Gade, P.E., Assistant Engineer
Consultants
Mark R. Srebnik, Architect, AIA, Design Criteria
Saw Yu Wai, Transportation Graphics
Jeff Berberich, Land Use Graphics
TABLE OF CONTENTS
Page
INTRODUCTION............................................................................................................ 1
LAND USE ISSUES........................................................................................................ 4
GOAL STATEMENT......................................................................................... 4
OBJECTIVES...................................................................................................... 4
LAND USE POLICIES....................................................................................... 4
Relationship to Municipal Code.............................................................. 4
Setbacks................................................................................................... 4
Front Yard Setbacks.................................................................... 4
Side Yard Setbacks...................................................................... 5
Rear Yard Setbacks..................................................................... 6
Building Coverage/Floor Area Ratio...................................................... 6
Exceptions for Legal Non-Conforming Lots........................................... 7
Extensions along Existing Building Lines.............................................. 8
Maximum Building Height..................................................................... 8
Minimum Lot Width............................................................................... 9
Front Yard Paving................................................................................... 9
Accessory Buildings............................................................................... 9
Landscaping............................................................................................ 10
Site and Architectural Review................................................................ 10
General Plan/Zoning Amendments........................................................ 16
Planned Development Zones.................................................................. 17
TRANSPORTATION ISSUES....................................................................................... 20
GOAL STATEMENT......................................................................................... 20
OBJECTIVES..................................................................................................... 20
TRANSPORTATION POLICIES...................................................................... 20
Truck Routes 20
Street Design Standards Implementation Policies.................................. 20
New Streets................................................................................. 20
Existing Streets........................................................................... 21
Deferred Improvement Agreements............................................ 21
Removal of Existing Improvements............................................ 21
Return Excess Right-Of-Way...................................................... 21
Existing Deferred Street Improvements...................................... 21
Exceptions................................................................................... 21
APPENDICES:
A - SAN TOMAS PUBLIC IMPROVEMENT PLAN
B - STREETS LISTED BY TYPE OF IMPROVEMENTS
San Tomas Area
Neighborhood Plan
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INTRODUCTION
The purpose of the San Tomas Area Neighborhood Plan is to provide a coherent framework for
development in the San Tomas Area. This document establishes land use and transportation policies
for use in the San Tomas Area. The Plan serves several purposes. Most importantly it establishes
specific policies to preserve the unique character of the San Tomas Area and enhance the quality of
life for its residents. In addition, the Plan serves as an educational resource to guide building or
remodeling in the San Tomas Area.
The San Tomas Area is a residential neighborhood equaling approximately 1-1/2 square miles located in the
southwest portion of the City. The area is unique in that it retains a more informal character than other parts
of Campbell, in part due to the large, often irregular lots and to the lack of standard curbs, gutters and
sidewalks along its streets.
San Tomas Neighborhood
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Since 1980, the City recognized the San Tomas Area as unique in terms of its rural character and has
maintained a policy of:
1. Maintaining the area as low-density residential
2. Encouraging larger-than-minimum lot sizes
3. Encouraging the planting of trees, shrubs, greenery and other landscaping materials in new
developments.
4. Preserving existing trees and shrubs
5. Considering alternate street improvements in appropriate areas
In 1991, the Campbell City Council authorized the San Tomas Study to review land use and transportation
policies for the San Tomas Area. The Study responded to concerns raised by residents of the San Tomas
Area over recent projects considered out of character with the area and concerns about increasing traffic in
the neighborhood. The San Tomas Area Neighborhood Plan is the result of the San Tomas Study.
The Plan was developed after extensive public participation. Approximately 30 meetings were held
in the nine month period between January 1993 and September 1993. The land use and transportation
policies contained in the Plan were developed by residents of the San Tomas Area and City
representatives through a series of neighborhood workshops.
The San Tomas Study began in January 1993 with a kick-off meeting which all residents and property
owners of the San Tomas Area were invited to attend. At the kick-off meeting, the San Tomas Area
was divided into four neighborhoods. Residents in each area selected seven representatives to serve
on a neighborhood work group.
Work group members represented their neighborhood in meetings with staff to develop goals and
suggested policies for their neighborhood. Meetings were held with residents in each neighborhood
to allow them an opportunity to comment on the recommendations made by their neighborhood work
group.
The goals developed by each neighborhood work group were then forwarded to the San Tomas Study
Task Force which reconciled the various neighborhood policies and drafted the San Tomas
Neighborhood Plan. The Task Force was comprised of the following representatives:
•Two members from each neighborhood work group
•Two members of the City Council
•Two members of the Planning Commission
•The City’s Architectural Advisor
San Tomas Area
Neighborhood Plan
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San Tomas Area
Neighborhood Plan
Upon completion of the draft plan, the San Tomas Task Force held an area-wide meeting where the plan
was presented and discussed. Based on input from the area-wide meeting, the plan was modified and sent
to the Planning Commission and City Council for public hearings.
In addition to extensive public participation, the Plan is noteworthy because it is Campbell’s first neighborhood
plan. The Plan recognizes the unique qualities of the San Tomas Area and serves as a blueprint for the
concrete steps to be taken to preserve the neighborhood. As such, the San Tomas Area Neighborhood
Plan may serve as model for other areas of the City.
In 1998, the City Council authorized a limited review of the San Tomas Plan focusing on street standards and
minor additions to existing single family homes. Staff held several community meetings and surveyed residents
regarding the two issues. The amendments where then scheduled for public hearings before the Planning
Commission and City Council in late 1999 and early 2000.
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LAND USE ISSUES
Goal Statement
These policies are intended to preserve the unique qualities of the San Tomas Area. New development
and additions should respect and enhance the best aspects of the area. The San Tomas Area will remain a
primarily low-density single family residential area.
Objectives
1. Ensure that the size of homes are in proportion to lot size.
2. New developments and additions to existing homes should be integrated with homes in the
surrounding area.
3. Ensure that projects in planned developments zones are compatible with the surrounding
area.
4. Use landscaping to enhance the rural characteristics of the area.
5. Establish criteria to determine larger than minimum lot size.
Land Use Policies
A.Relationship to Municipal Code
Development standards stated in Title 21 of the Campbell Municipal Code that are not specified in
this section shall remain applicable. In the case of conflict between the San Tomas Neighborhood
Plan and Title 21 of the Campbell Municipal Code, the standards contained herein shall prevail.
B.Setbacks
1.Front Yard Setbacks
The minimum front yard setback shall be shown on Page 5.
Exceptions:
a.The entrance to a garage or carport shall be no closer than 25’ to any public right-
of-way.
b.A minimum street side yard setback of 12’ shall be provided on corner lots.
San Tomas Area
Neighborhood Plan
A-1. Two-Unit Housing Developments and Urban Lot Splits
Two-Unit Housing Developments and Urban Lot Splits shall be permitted in accordance with
Chapter 21.25 and Chapter 20.14 of the Campbell Municipal Code, respectively, which shall
prevail over any provision to the contrary contained within the San Tomas Neighborhood Plan.
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San Tomas Area
Neighborhood Plan
Zoning District Setback
R-1-6 20’
R-1-8 20’
R-1-9 20’
R-1-10 25’
R-1-16 25’
2.Side Yard Setbacks
Zoning District Setback
R-1-6 The greater of five feet, or one-half the height of the
building wall adjacent to the property line.
R-1-8,9,10,16 a. At least one side yard shall be the greater
of 10’ or sixty percent of the height of the
building wall adjacent to the property line.
b. The other side yard shall be the greater of
eight feet or sixty percent of the height of
the building wall adjacent to the property
line.
c. The side yard setbacks for legally created
lots with a lot width less than 60’ shall be
the greater of five five or one-half the height
of the building wall adjacent to the property
line.
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San Tomas Area
Neighborhood Plan
3.Rear Yard Setbacks
Zoning District Setback
R-1-6 a. 20’
b. 10’ where the useable rear yard area = 20
x Lot width. (For the purposes of this
section, the useable rear yard area shall be
defined as that area bounded by the rear
building lines extended to the side lot lines
and rear property line.)
R-1-8 20’
R-1-9 25’
R-1-10 25’
R-1-16 25’
C. Building Coverage/Floor Area Ratio (FAR)
The maximum building coverage and FAR for a residential building with all its accessory buildings
including private garages and carports shall be as shown below. The floor area contained within a
basement with a ceiling height less than 2- feet above existing natural grade, is exempt from the FAR
requirement.
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San Tomas Area
Neighborhood Plan
Building coverage and FAR calculations shall be of the net lot area, excluding private streets,
common areas or the stem of flag lots:
Zoning Building Floor
District Coverage Area
Ratio
R-1-6 40% .45
R-1-8 35% .45
R-1-9 35% .45
R-1-10 35% .45
R-1-16 35% .45
Additions in excess of .45 FAR maybe added
to existing single family homes when the fol-
lowing criteria are met:
1. The total building area does not exceed a
.50 FAR
2. The home has been finaled for occupancy
for at least one year
3. The property owner applies for site and architectural approval
4. The Planning Commission provides notice in accordance with the Municipal Code
5. The Planning Commission makes the following findings and approves the addition:
a. the addition is a simple extension along existing building lines
b. it complies with the STANP design guidelines
c. it is compatible with the architecture of the existing home and the adjacent neighborhood
6. The lot area is less than 8,000 square feet.
7. A property with a net lot area of 8,000 to 8,999 square feet may add to an existing home,
as long as the sum of all floor area of the home does not exceed 4,000 square feet regardless
of the FAR.
D. Exceptions for Legal Non-Conforming Lots
1. The property owner of a legally created lot that does not meet the minimum lot size
requirement for the district in which it is located (e.g. a 6,000 square foot lot located
in an R-1-10 zoning district) is permitted an exception, as provided below, to the side
and rear setbacks and lot coverage requirements.
2. The side and rear setbacks and lot coverage requirements for legal nonconforming
lots shall be based on the standards of the zoning district in which the lot would be
conforming (e.g. the setback and lot coverage requirement for a 6,000 square foot lot
in an R-1-10 zoning district would be based on the standards for the R-1-6 zoning
district.)
San Tomas Area
Neighborhood Plan
E. Extension Along Existing Building Lines
Additions to legally existing structures may be extended along the first floor of existing building lines
even when the existing first floor setbacks do not meet the setback requirements for the San Tomas
Area.
1. Extensions only apply to first story additions that are not detrimental to the public health,
safety or general welfare of persons residing or working in the neighborhood (e.g. an addition
in the front yard area along an existing building wall may not be placed in a manner that
impairs pedestrian or vehicular safety.)
2. The extension may maintain existing setbacks but shall not further encroach into any required
setback area.
3. All second story additions must comply with the standards for the San Tomas Area.
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F. Maximum Building Height
The maximum height of a building shall be 28 and shall not exceed 2-1/2 stories measured from
the adjacent natural grade.
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San Tomas Area
Neighborhood Plan
G. Minimum Lot Width
1. The minimum width of all newly created parcels, except parcels on cul-de-sac bulbs, shall
be as follows:
Zoning District Minimum Lot Width
R-1-6 60’
R-1-8 70’
R-1-9 70’
R-1-10 80’
R-1-16 80’
2. The minimum lot width for all newly created parcels on the bulb of a cul-de-sac shall be 60
feet.
H. Front Yard Paving
A minimum of 50% of the required front yard setback area must remain unpaved. Increases in the
amount of allowable paving may be approved by the Community Development Director if necessary
to provide safe ingress and egress from the site.
I. Accessory Buildings
Accessory buildings and detached private garages and
carports, not exceeding one story nor 14 feet in height
may be allowed as follows:
1. Setbacks for accessory buildings, including private
garages and carports shall be five feet for buildings
with a wall height of eight feet or less. The height
may be increased by one foot for each additional
1-1/2 feet of setback up to a minimum of 14’, as
described in the table below.
Wall Height Setback
8’ to 9’ 5.0’
9’ to 10’ 6.5’
10’ to 11’ 8.0’
11’ to 12’ 9.5’
12’ to 13’ 11.0’
13’ to 14’ 12.5’
14’ 14.0’
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San Tomas Area
Neighborhood Plan
2. Other than the standards specified in this Section, accessory buildings shall be developed in
accordance with the requirements specified in Section 21.08.020.D of theCampbell Municipal
Code.
J.Landscaping
1.All new developments shall be required to provide a minimum of one tree per 2,000 square
feet of net lot area. Existing trees within the net lot area shall be included in the total. All new
trees shall be planted within the net lot area.
2.All new development shall comply with the Water Efficient Landscape Guidelines, as adopted
by the City Council, for retention of existing plant materials.
K.Site and Architectural Review
1.Construction of a building or structure on an undeveloped lot in an R-1-8, R-1-9, R-1-10
and R-1-16 Zoning District shall be permitted only after the project receives site and
architectural approval by the Planning Commission. The requirements for site and architectural
approval are set forth in Chapter 21.42 of the Campbell Municipal Code.
2.Construction of a building or structure on an undeveloped lot in an R-1-6 Zoning District
and additions to existing structures in all single family residential zoning districts shall be
permitted only after the project receives site and architectural approval by the Community
Development Director, except additions to single family homes that exceed .45 FAR. Additions
to single family homes in excess of a .45 FAR but are less than a .50 FAR require Site and
Architectural approval by the Planning Commission.
3.All applications for new development shall include photographs of the subject site and
properties on both sides of the street.
4.The following design criteria shall be used by applicants, City staff, the Planning Commission
and the City Council to evaluate proposed new developments and additions to existing
developments in the San Tomas Area.
Intent
The San Tomas Area has a distinct character from the rest of Campbell. The criteria contained
in this section have been developed to protect and reinforce the desirable characteristics of
I-a. Accessory Dwelling Units
Accessory dwelling units shall be permitted in accordance with Chapter 21.23 of
the Campbell Municipal Code, which shall prevail over any provision to the contrary contained within the San Tomas Neighborhood Plan.
this area. The criteria are intended to provide guidance to applicants and consistency in design
review.
The criteria apply basic design principles which are general in nature and reflect the major
concerns of neighborhood compatibility and site planning, including the relationship of a home
to its neighbors. In an existing neighborhood, such as the San Tomas Area, new development
and additions to existing homes should have their own design integrity while incorporating
some design elements and materials found in the neighborhood. These criteria are not in-
tended to prescribe a specific style or design.
Compatibility
1. New homes and additions to existing homes should incorporate representative archi-
tectural features of homes in the San Tomas Area such as, shape, form, roof pitch, and
materials. Architectural design features historically found in the San Tomas Area are
described below. New projects should avoid abrupt changes that result from intro-
ducing radically different designs or sizes of structures.
Some projects have utilized design features that are not commonly found in the area
and are out of scale with surrounding homes. Special care must be used when intro-
ducing design features not commonly found in the area to ensure they are architectur-
ally compatible with the surrounding neighborhood.
Architectural features historically found in the San Tomas Area include the following:
•Simple rectangular shaped forms
•Simple rooflines: gabled or hipped
•Shallow window fenestration
•Visually light roof materials (composition, shingles)
•Wood siding or stucco exteriors
•One or two car garages (detached and attached)
Features not commonly found in the area include:
•Complex shapes
•Complex rooflines
•Tall two story entry ways or heavy columns
•Complex window fenestration
•Stucco with heavy moldings
San T omas Area
Neighborhood Plan
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San Tomas Area
Neighborhood Plan
2. Use exterior materials compatible with homes in the San Tomas Area.
3. New homes and additions to existing homes should not be “walled-off” from
adjacent homes as viewed from the street.
4. Front yard landscape similar to the adjacent home is encouraged.
Scale & Mass
Building scale refers to the proportional relationship of a structure in relation to objects
next to it, such as other buildings or people. Building mass is the size of a structure.
1. The perceived scale and mass of new homes should be compatible with homes in
the surrounding area. Minimize the use of design features that accentuates the size
of new houses so that they do not appear significantly larger than the adjacent homes.
This can be accomplished by minimizing the use of two story vertical deisgn elements
such as turrets and two story entry ways, where possible, use one and a half story
designs with dormers or partial two story designs.
Not Desirable
Desirable
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San Tomas Area
Neighborhood Plan
2 The perceived scale and mass of a proposed addition to an existing home should be
of a similar shape and form as those in the original house. The perceived scale and
mass should also be compatible with homes in the surrounding area.
3. Architectural elements within the design of new homes and additions to existing
homes should be in proportion to the overall home design.
Surface Articulation (Changes within wall and roof planes)
1. The amount of wall and roof plane articulation should be similar to adjacent homes.
Most of the homes in the area have simple geometric shapes and forms. The homes
are usually comprised either of one or more rectangular shapes with gable or hipped
roofs or with intersecting pitched roofs.
2. Design of homes should avoid long unarticulated wall and roof planes especially, on
two story elevations.
a. Changes within the wall and roof planes can be accomplished when one of
the forms is setback several feet or when a gable end fronts the street, and
through the use of porches that run across the front of the house.
b. Changes within the wall and roof planes can also be accomplished through
the textural use of materials. This is seen in the use of horizontal wood lap
siding, wood trip around windows and doors and shingle textures on the
roofs.
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San Tomas Area
Neighborhood Plan
Building Orientation
1. New homes and additions to existing homes should be located on the lot in a
similar manner as adjacent homes within the current setback requirements.
2. Garages should not dominate the front facade. To limit the prominence of
garages, projects shall incorporate at lease one of the measures below. This
section shall apply to new garages and additions to existing garages.
a. Garages placed in front of the house should not exceed 50% of the
linear front elevation with the remainder of the elevation devoted to
living area or porch.
b. Garages exceeding 50% of the linear front elevation shall either:
(1) Recess the garage from the front wall of the house a minimum
of five feet.
(2) Provide an entry porch or trellis extending the front of the
face of the garage.
c. Orient the entry to the garage away fron the street.
d. Other similar features as approved by the Community Development
Director.
Exterior Design Variation
1. Exterior elevations should be significantly varied with a project. To accomplish
this:
a. No two idential elevations should be adjacent to one another nor
directly across the street from one another, including mirror image
elevations.
b. No more than 25% of the homes on a block should have the same
elevation.
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San Tomas Area
Neighborhood Plan
2. Significant varied exterior elevations means substantial changes in the shape, mass,
roofline, front entry treatment, window usage and materials that can be seen in the
designs.
Grading
Most of the homes in the San Tomas Area have pad heights close to natural grade. To avoid
accentuating the height of buildings and to ensure the privacy of existing adjacent homes,
grading should be limited to the minimum amount necessary to provide adequate drainage.
Privacy Impacts
1. Most privacy impacts are due to the number, placement and size of second floor
windows. To minimize adverse impacts on neighboring properties, carefully place
windows (by studying sightlines) to avoid privacy impacts on neighboring backyards.
Methods to accomplish this include, but are not limited to, the following:
a. Use smaller windows to help minimize the perception of privacy invasion.
b. Place sills up as high as possible in conformance with building codes.
2. If large windows are desired, plant non-deciduous trees in the sightline corridor
to obscure views.
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San Tomas Area
Neighborhood Plan
3. Second floor decks oriented toward the side and rear yards can be a source of privacy
invasion to the backyards of adjacent homes. To avoid this:
a. Minimize the size of decks.
b. Use a solid wall instead of an open railing (especially towards the sideyards).
Integration of Additions with the Existing Home
1. Exterior materials of a proposed addition should match the existing home, unless the
entire exterior is being replaced to match the new addition.
2. Integrate second story additions into the overall design of the house in order to avoid
a “tacked on” appearance.
3. The design of the addition should be consistent with the original home. This means
that materials and architectural elements are used in a consistent manner. The design
of the home should also be visually compatible with the adjacent design.
4. The rooflines of the addition including roof slope should be consistent with the existing
house, unless a steeper slope is needed to accommodate a one and a half story design.
5. New windows should either match the style, material and color of the original windows
or the original windows should be replaced to match the ones used on the addition.
6. New window treatments should also be in keeping with the styles found in the adjacent
homes.
L. General Plan/Zoning Amendments
The criteria below should be applied to amendments to change the General Plan and/or the Zoning
Designation of parcel(s) in the San Tomas Area.
1. The proposed general plan and/or zoning designation should be at least equal to the predominate
general plan and/or zoning designation of parcels contiguous to, or directly across a public
right-of-way from the subject site.
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San Tomas Area
Neighborhood Plan
2. Notwithstanding the above, existing parcels that are designated for single family residential
develoment which are contiguous to other parcels designated for single family residential must
remain designated for single family residential.
3. With the exception of parcels directly abutting Winchester Boulevard, no General Plan
Amendment in the San Tomas Area should exceed the low-medium density classification of 6-
13 units per acre.
4. In situations where no general plan and/or zoning designation is predominant, the Planning
Commission and City Council shall determine the appropriate general plan and/or zoning
designation based upon land use factors specific to the subject site. The factors to be considered
include, but are not limited to, the following:
•Compatibility with adjoining land uses
•Privacy Impacts
•Traffic
•Noise
5. Notice of a public hearing for a General Plan and/or Zoning Amendment shall be as specified
in Chapter 21.78 of the Campbell Municipal Code. In addition, a notice containing the time,
place and general purpose of the hearing shall be placed at the project site at least 10 days
prior to the meeting.
M. Planned Development Zones
The standards below shall apply to Planned Development (PD) projects in the San Tomas Area:
Low Density Residential Projects (less than six units per acre)
1. Low density residential projects in PD zones shall conform with the standards for single family
development contained with this document and the Campbell Municipal Code, except that
private local access streets shall be permitted when there is a home owner’s association
established to maintain them.
2. In addition to the parking requirements for single family homes specified in Section 21.50.50
of Campbell Municipal Code, low density residential PD projects shall provide shared guest
parking totaling two spaces per unit. Spaces located in the driveways of the units shall not be
included as guest parking.
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San Tomas Area
Neighborhood Plan
3. The minimum lot size for low density residential projects in PD zones shall be at least equal to
the predominant minimum lot size requirement of parcels contiguous to, or directly across a
public right-of-way from the subject site.
a. In situations where no minimum lot size requirement is predominant, the Planning
Commission and City Council shall determine the appropriate minimum lot size based
upon land use factors specific to the subject site.
b. The minimum lot size shall not include the private local access street, common areas or
open space areas.
c. Common areas and open space areas are exempt from the minimum lot size
requirements.
Low-Medium Density Projects (6-13 units per acre)
1. Low-Medium density developments in PD zones shall be compatible with the existing
neighborhood. To integrate new projects with the neighborhood, low-medium density
developments should conform to the following criteria:
a. To the extent possible, the public street elevation of any unit or building group shall
foster the appearance of single family residential design. The width of the individual
units should be expressed architecturally on the exterior elevation.
b. Building design shall contain traditional single family architectural elements. These
elements may include, but are not limited to, defined entries, porches, projecting eaves
and overhangs. The intent of this criteria is to provide a single-family residential scale
and help reduce building mass.
c. The entry way of units adjacent to a public street shall be oriented to the public street
and should not be walled-off or inward oriented. The backs of units and privacy
fences should not face public streets.
d. The appearance of attached garages shall be minimized by incorporating the measures
listed below, or other similar measures as approved by the Community Development
Director:
(1) Limit garage doors to no more than 50% of the linear front elevation of a unit
or building group, with the remainder of the elevation devoted to living area or
porch.
(2) Garages which exceed 50% of the front elevation shall either:
•Provide an entry porch with a porch roof or trellis extending in front of
the face of the garage.
•Recess the garage from the front wall of the house a minimum of five
feet.
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San Tomas Area
Neighborhood Plan
2. The maximum height for a low-medium density development shall be 28 feet and not exceed
2-1/2 stories.
3. Buildings shall be setback 15’ from the property line of adjacent parcels and the public right-
of-way, except that garages or carports shall be 25’ from any public right-of-way.
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San Tomas Area
Neighborhood Plan
TRANSPORTATION ISSUES
Goal Statement
The City should manage and develop the transportation system in the area to retain the rural character while
providing for adequate traffic, pedestrian and bicycle circulation and safety. For local streets it is undesirable
to introduce urban street standards in those neighborhoods that have remained rural.
Objectives
1. Maintain the rural appearance of the local streets in the San Tomas Area.
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. Match the actual use of streets with their functional classification and also provide for a more uniform
physical appearance along all streets.
4. Traffic through the area should be discouraged and routed via Winchester Boulevard, Pollard Road,
Quito Road and Campbell Avenue.
Transportation Policies
A. Truck Routes
Truck routes in the San Tomas Area should be restricted to arterial routes and only those collectors
where the predominant abutting land uses are commercial and industrial. This means that only Pollard
Road and Winchester Boulevard are truck routes within the San Tomas Area and the Campbell Municipal
Code should be changed accordingly.
B. Street Design Standard Implementation Policies
1.New Streets
All newly created streets shall be designed and built according to the San Tomas Public
Improvement Plan and the corresponding City Standard details. New streets shall be improved
with rolled curbs for improved drainage.
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San Tomas Area
Neighborhood Plan
2.Existing Streets
Existing streets are required to be improved consistent with the San Tomas Street Improvement
Plan (attached).
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 the predominant street width,
install curb, gutters, sidewalks and street lights, as necessary.
3.Deferred Improvement Agreements
Deferred improvement agreements may be taken in lieu of installation of street improvements
in the San Tomas Area, as determined by the City Engineer.
4.Removal of Existing Improvements
Property owners may apply for an encroachment permit to remove existing improvements that
are not required under the San Tomas Street Improvement Plan. The property owner shall
remove these improvements at their cost.
5.Return of Excess Right-of-Way
Property owners may request that any right-of-way no longer necessary under this policy be
reverted to the property owner. The City’s current procedures for vacation of excess right-of-
way will apply.
6.Existing Deferred Street Improvement Agreements
Previous practice has created a number of secured improvement agreements for properties
which under the current San Tomas Policy will no longer be required. A notice of fulfillment of
the agreement will be recorded and the securities returned.
7.Exceptions
All exceptions to the policies contained in this document shall be subject to review and approval
by the City Council.
Appendix A
San Tomas Public Improvement Plan
Appendix B
Streets Listed by Type of Improvements
DOWNTOWN CAMPBELL
DEVELOPMENT PLAN &
STANDARDS
Prepared by:
City of Campbell Redevelopment Agency
City of Campbell Community Development Department
City of Campbell Public Works Department
Adopted: October 3, 2006
Amended: February 18, 2020
Downtown Development Plan Page 2
ACKNOWLEDGEMENTS
City Council
Jeanette Watson, Mayor
Daniel E. Furtado, Vice Mayor
Donald R. Burr
Joseph D. Hernandez
Jane P. Kennedy
Planning Commission
Bob Alerete, Chair
Michael Rocha, Vice Chair
George P. Doorley
Mark A. Ebner
Tom Francois
Elizabeth Gibbons
Robert A. Roseberry
Campbell Redevelopment Agency
Kirk Heinrichs, AICP, Redevelopment Manager
Francine Principe, Redevelopment Coordinator
Campbell Community Development Department
Sharon Fierro, Community Development Director
Jackie C. Young Lind, AICP, Senior Planner
Melinda M. Denis, Planner I
Shaun Lacey, Planning Intern
Jennifer Gau, Planning Intern
Campbell Public Works Department
Robert Kass, Public Works Director
Matthew Jue, Traffic Engineer
Downtown Development Plan Page 3
TABLE OF CONTENTS
Background 4
Study Area Boundary Map 5
Introduction 6
Vision 8
Central Business District Map 9
Goals, Policies & Strategies 10
Land Use 10
Design Guidelines 16
Circulation, Parking & Transportation 20
Downtown Development Plan Page 4
BACKGROUND
The Downtown is the birth place of Campbell. Established in the late 1800’s as an
agricultural community, Campbell was one of the largest processed fruit exporters in the
country. The City incorporated in 1952, and by that time the Downtown was firmly
established as the commercial, civic and cultural center of the City. Since the 1970’s,
the Downtown core has been defined as the area along East Campbell Avenue bound
by the loop streets, Civic Center Drive and Orchard City Drive. Historically, this stretch
of East Campbell Avenue, especially between Second Street and the light rail tracks,
has provided a full range of retail and commercial services and has been the heart of
the city. In the late 1960's and 1970's, the area declined in importance due to the
closure of the fruit packing plants and the rise of strip commercial developments along
Hamilton Avenue, Bascom Avenue and Winchester Boulevard. The following years saw
suburban malls and suburban neighborhoods replace fruit orchards. Retail shopping
patterns changed throughout the Santa Clara Valley leading to the demise of the central
business district in traditional downtowns such as Campbell.
The Central Campbell Redevelopment Project Area was created in 1983 with the
primary goal of reestablishing the Downtown as the City’s vibrant core. One of the first
major steps in the redevelopment process was to develop a Downtown Revitalization
Plan. In 1988, the Campbell Downtown Development Plan was completed as a result of
one and a half years of study and discussion of various planning and revitalization
issues. The Downtown Plan helped form policy as it relates to density, building form,
historic preservation, infrastructure and parking; and, direct the growth and development
of the Downtown.
In 1996, the Plan was updated to take into account changing conditions and a revised
vision for public parking, density and scale. Also, light rail was being planned for the
Downtown that would bring new opportunities. Since 1996, considerable progress has
been made in the redevelopment of the Downtown that includes new commercial
buildings, destination retail businesses and new restaurants. Blighted properties have
been redeveloped into new residential homes, mixed use development and a new public
parking structure. Gross sales generated in the Downtown has grown annually from
approximately $3 million in 1990, to over $26 million in 2006.
Moving forward, the City looks to build on that progress and help bring the Downtown
into the 21st century, while preserving its historic character, and working to position it in
the competitive marketplace that is Silicon Valley.
Downtown Development Plan Page 5
Study Area Boundary Map
Downtown Development Plan Page 6
INTRODUCTION
The purpose of this document is to provide a vision for Downtown Campbell and a
framework for the physical development, business development and preservation of the
Historic Downtown. Since the first Development Plan was adopted over 18 years ago, a
number of identified revitalization projects have been completed under the guidance of
the Redevelopment Agency and the City. These major projects include:
Underground Utilities: The undergrounding of utilities on East Campbell Avenue;
Streetscape Improvements: The construction of a $2.5 million streetscape
improvement project which enhanced the Downtown with attractive landscaping,
hardscape, lighting and traffic improvements;
Ainsley House Relocation: The relocation of the historical Ainsley House to the Civic
Center Compels to serve as a community focal point;
Ainsley House, Built 1925
Downtown Development Plan Page 7
Traffic Enhancements: The conversion of East Campbell Avenue from one-way to
two-way traffic to enhance retail accessibility;
Public Parking: The addition of a 300 space parking structure and the addition of 100
parking spaces on the loop streets;
Light Rail: Light rail connecting Downtown Campbell with Downtown San Jose and
beyond;
Downtown Campbell Light Rail Station
Mixed Use: The construction of a 50,000 square foot mixed use retail/residential
project; and,
Storefront Improvement Program: A storefront improvement program that has
leveraged $150,000 to achieve approximately $500,000 worth of improvements to
create attractive storefronts and restaurants.
This Plan Update looks to position the Downtown for success in the 21st Century, and to
enhance its role as a community gathering place and the heart of the City.
Downtown Development Plan Page 8
........VISION
The vision for Downtown Campbell is to continue to reinforce its place as the center for
community activity, cultural and civic events, and as a vibrant central business district.
It is intended that the Downtown be an active, walkable central business district that
attracts local residents and visitors to experience a variety of retail businesses and
restaurants. The ground level along East Campbell Avenue is slated for retail and
restaurant to provide a vibrant, pedestrian-oriented streetscape.
The Downtown is distinguished from other commercial districts by its scale, density,
continuous pedestrian-oriented retail frontage, and the historic character. The new light
rail connection from Campbell to San Jose and beyond presents opportunities to grow
the Downtown with mixed use development that incorporates residential built close to
commercial and transportation services. Having residential in the Downtown area is an
essential ingredient to balancing day time and night time activities that support a thriving
and vibrant central business district.
New development in the Downtown should look to take advantage of opportunities to
create viable retail and/or mixed use buildings that contribute to the context and scale of
the Downtown, while maintaining its small town scale. Architectural styles should
complement the traditional context of the Downtown and avoid contemporary designs
that may be more appropriate in larger urban centers.
Downtown Campbell is unique because of its small town, historic character. Furthering
its growth while keeping its heritage intact will be accomplished through partnership
between the City and its stakeholders. By implementing the Goals, Policies and
Strategies outlined in this Plan, Downtown Campbell will continue to flourish as a vital
and successful central business district.
Country Women’s Club Building, Built 1923
Downtown Development Plan Page 9
Central Business District Map
Downtown Development Plan Page 10
GOALS, POLICIES AND STRATEGIES
LAND USE
Economic
Goal LU-1: To continue the development and revitalization of the Downtown area in a
manner that positions it as a viable, self-sustaining commercial district in
the competitive market place of Silicon Valley.
Policy LU-1.1: Development Potential: To maximize the development potential of property within the C-3 zone, particularly ground
floor retail, restaurants, and other pedestrian oriented uses.
Strategy LU-1.1a: Encourage the development and redevelopment of property in the C-3 zone by developing land use strategies and incentives that create attractive,
functional ground floor retail, restaurant, and
pedestrian oriented space along Campbell Avenue.
Strategy LU-1.1b Require new or converted retail space to include tall
ceilings and expansive storefront windows to provide
the appropriate setting for displaying and marketing
retail merchandise.
175 – 201 East Campbell Avenue ~ Mixed Use Building, 2006 Under Construction
Downtown Development Plan Page 11
Goal LU-2: Work to develop and promote a variety of retail businesses and and pedestrian oriented businesses and diversification of eating establishments that will help create a unique destination and identity for Downtown.
Policy LU-2.1: Ground Level Commercial: Develop and maintain the ground
floor space along East Campbell Avenue between Third Street and the light rail tracks as a distinctive retail, restaurant, and pedestrian oriented experience with ground floor uses that are diverse and interesting and contribute strongly to a distinctive and unique downtown environment.
Strategy LU-2.1a: Restrict the use of ground floor commercial space
La Pizzeria Outdoor Seating Garofalo’s Window Display
Cultural
Goal LU-3: To promote the Downtown as the civic and cultural center of activity for
the community.
Policy LU-3.1: Public Events: Foster civic and community activities.
Strategy LU3.1a: Continue to plan and encourage civic and community
activities such as the Farmer’s Market, Boogie on the
Bayou, the Oktoberfest and the Carol of Lights in the
Downtown so as to engage the community, promote
interaction and fellowship, and reinforce the
Downtown as the civic and cultural center for the
community.
along East Campbell Avenue to retail, restaurant,
and other pedestrian oriented uses.
Downtown Development Plan Page 12
Sunday Farmer’s Market
Policy LU-3.2: Public Spaces: Provide attractive public gathering areas and
spaces that are comfortable and desirable for the public to
relax, interact and experience the Downtown.
Strategy LU-3.2a: Maintain and enhance the public spaces Downtown,
including Ainsley Park and Hyde Park, in a manner
that encourages public use and activity.
Historic Style Outdoor Furnishings Ainsley Park, Public Art
Downtown Development Plan Page 13
Historic Design
Goal LU-4: To promote and assist the restoration and protection of the historic
character and elements that embodies the Downtown and characterizes it
as a unique place.
Policy LU-4.1: Downtown Character: Require new development to be
sensitive to the unique character that defines Downtown
Campbell.
Strategy LU-4.1a: The historic character of Downtown shall be
preserved through the protection and restoration of its
historic buildings and landmarks.
Strategy LU-4.1b: New development and construction shall be of the
highest quality and shall be sensitive and
representative of the traditional character and theme
that is depicted in the landmark buildings Downtown.
Commemorative Sidewalk Plaques
Farley Building, Built 1895
Downtown Development Plan Page 14
Residential
Goal LU-5: To increase the residential presence Downtown to achieve an active "24
hour" downtown neighborhood.
Policy LU-5.1: Mixed Use Projects: Encourage property owners and
developers to consider residential mixed use projects where
appropriate, particularly east of the light rail tracks, to
facilitate housing adjacent to mass transit and to help create
a "24 hour" Downtown community.
125 East Campbell Avenue ~ 200 East Campbell Avenue ~
Mixed Use Building Downtown Nightlife
Physical Development
Goal LU-6: To promote and encourage development along the loop streets, and
beyond.
Policy LU-6.1: Expansion of Downtown: Facilitate and encourage the
evolution of the Downtown beyond the loop streets,
eastward to the Hwy 17 overpass and westward to the
Community Center, through public improvements, urban
design and land use patterns that connect, both visually and
physically this stretch of Campbell Avenue.
Strategy LU-6.1a: Expand the Downtown boundaries while maintaining a
scale that is in keeping with the "small town" image
identifiable in the community and create a comfortable
experience for the pedestrian.
Downtown Development Plan Page 15
Density
Goal LU-7: To attain development densities that are urban in nature and
representative of a traditional Downtown but remain in scale with the small
town character and historic nature of the Downtown.
Policy LU-7.1: Urban/Small Town Densities: Downtown development
should achieve densities and development patterns
consistent with urban centers and central businesses
districts, while maintaining a small town scale.
Strategy LU-7.1a: Maximum FAR shall be 1.25 unless findings are made
by the Planning Commission that would allow an FAR
up to 1.50.
Strategy LU-7.1b: Maximum building height shall not exceed 45 feet.
Strategy LU-7.1c: New buildings shall be in context with the height and
scale of adjacent buildings.
Strategy LU-7.1d: New buildings shall maintain similar horizontal and
vertical proportions with adjacent facades.
368 East Campbell Avenue
Downtown Development Plan Page 16
DESIGN GUIDELINES
Goal D-1: To unify the architectural character of Downtown creating a "main street"
appearance while allowing design flexibility and individual expression
within the context of a design pallet which creates a distinctive urban
streetscape and an interesting pedestrian experience.
Policy D-1.1: Building Orientation and Layout: New development and
major rehabilitation projects shall orient buildings on the
street to create a continuous development pattern geared to
the pedestrian.
Strategy D-1.1a: Buildings facing East Campbell Avenue shall be
designed to maintain a consistent development
pattern that promotes retail activity and an active
pedestrian oriented environment.
Strategy D-1.1b: Entries to retail and service commercial uses shall be
encouraged along pedestrian walkways.
Strategy D-1.1c: Large buildings may be divided into multiple store
fronts or similarly scaled elements to complement the
existing small property divisions.
Strategy D-1.1d: Multi-story building facades on Campbell Avenue are
encouraged to increase the intensity of activity, and to
define and add visual interest to the street.
Policy D-1.2: Building Articulation: Given the unique character of the
Downtown district, new development and major rehabilitation
projects shall incorporate the traditional architectural style,
articulation and details that reflect the City’s history and
promote its future.
Strategy D-1.2a: Building elements which add scale and interest such
as second-story bay windows, parapets, and
cornices, are encouraged.
Strategy D-1.2b: Stucco, brick, tile and stone shall be the primary
building materials on facades in the Downtown. Using
a mix of these materials is recommended.
Strategy D-1.2c: A coordinated color scheme shall be developed for
each new building or facade.
Strategy D-1.2d: Fabric awnings over windows and entries are
encouraged.
Downtown Development Plan Page 17
Strategy D-1.2e: Large areas of blank walls without fenestration or
other scale articulation facing pedestrian walkways
shall be discouraged.
Window Detail ~Window Detail~
County Women’s Club Building Bank of Campbell, Second Building
Ground-Level
Goal D-2: To create an attractive and pedestrian-oriented ground-level in the
Downtown.
Policy D-2.1: Ground-Level Design Features: The Ground-Level in the
Downtown shall include design features, such as consistent
streetscape patterns, outdoor areas, display windows, and
building articulation, which is attractive and pedestrian-
oriented.
Strategy D-2.1a: Buildings facing East Campbell Avenue shall be
designed to maintain a consistent development
pattern that promotes retail activity and an active
pedestrian-oriented environment. Recessed buildings,
particularly on corner lots, may be allowed to provide
for outdoor dining, public areas or design excellence
determined to contribute to the overall benefit of the
Downtown.
Downtown Development Plan Page 18
Strategy D-2.1b: Creative and attractive display windows shall be
encouraged on the ground floor to enliven the
pedestrian street environment.
Strategy D-2.1c: Open air dining areas shall be encouraged at street
level facing onto East Campbell Avenue.
Strategy D-2.1d: Finished floor level elevation of commercial buildings
should not exceed one foot above sidewalk level to
assure a retail storefront that is functional and
maximizes visibility to the pedestrian.
Strategy D-2.1e: Office uses along Campbell Avenue shall provide
elements of visual interest along the street. Covered
windows or shaded windows shall not be allowed,
particularly on the ground floor.
Strategy D-2.1f: Attention to detail should be given to elevations that
include a mix of finishing materials, façade
ornamentation, lighting, flower boxes and storefront
articulation that reinforces the attention given to the
pedestrian.
267 East Campbell Avenue ~
Outdoor Seating Areas
Sign Design
Goal D-3: To develop a creative and attractive sign environment which allows for
individual business identification within a cohesive framework that
identifies the Downtown as a distinct district.
Downtown Development Plan Page 19
Policy D-3.1: Signs: Require quality sign design.
Strategy D-3.1a: Consider increasing the existing two foot allowance
for the encroachment of awnings and projecting signs
into the public right-of-way along Campbell Avenue.
Strategy D-3.1b: Develop special Downtown Design Guidelines for
signs.
Municipal Lamp Post Banner Multi-Tenant Coordinated Sign Program
Historic
Goal D-4: To retain and reinforce the historic context of the Downtown and build on
the established framework that is characterized by its established historic
landmarks.
Policy D-4.1: Historic Preservation and Redevelopment Compatibility: The
small town character of Downtown Campbell shall be
maintained by encouraging the preservation of important
historic resources, promoting the improvement of existing
properties and businesses, and encouraging new
development compatible in design with existing and newly-
approved development.
Strategy D-4.1a: Meet with developers and architects early in the
design process to provide them with clear direction
regarding the context of traditional architectural styles
in the Downtown.
Downtown Development Plan Page 20
CIRCULATION, PARKING AND TRANSPORTATION
Vehicular & Pedestrian Circulation
Goal CPT-1: To improve vehicular and pedestrian circulation in the Downtown.
Policy CPT-1.1: Circulation Improvements: Circulation improvements shall be
considered to enhance the perception of the Downtown
beyond the loop streets.
Strategy CPT-1.1a: Evaluate the east entrance into the Downtown core to
determine an alignment that facilitates traffic more
efficiently into the Downtown via Campbell Avenue
rather than traverse around the current layout that
moves traffic around the Downtown via Civic Center
Drive.
Strategy CPT-1.1b: Expand the boundaries of the Downtown beyond the
loop streets through vehicular and pedestrian
circulation.
Strategy CPT-1.1c: Improve pedestrian circulation along the stretch of
East Campbell Avenue from the railroad tracks to
Fourth Street, particularly on the east end of the
Downtown core.
Strategy CPT-1.1d: Pedestrian connections shall be enhanced between
the downtown and the Community Center on the west
and the Los Gatos Creek Trail/Pruneyard Shopping
Center on the east.
Policy CPT-1.2: Vehicular/Pedestrian Interface: Employ methods to decrease
vehicular speeds along the loop streets and provide a
pedestrian environment and downtown feel.
Strategy CPT-1.2a: Discourage new curb cuts and access drives on East
Campbell Avenue between the light rail tracks and
Third Street. With new development, existing curb
cuts shall be reviewed with the intention of looking at
alternative access points over time in order to provide
comfortable pedestrian movement between shops
and buildings.
Downtown Development Plan Page 21
Gateways
Goal CPT-2: To create attractive Gateways into the Downtown.
Policy CPT-2.1: Gateway Design: Develop and implement plans for the
Downtown Gateways.
Strategy CPT-2.1a: The Salmar/Harrison Avenue entrance into Downtown
from the north shall be enhanced with streetscape
improvements including curbs, gutters, sidewalks,
light fixtures and appropriate street trees and
landscaping.
Strategy CPT-2.1b: A plan line shall be adopted establishing a
streetscape improvement plan along East Campbell
Avenue between Highway 17 overpass and the light
rail tracks to provide an attractive entrance to the
Downtown from the east and make the area more
pedestrian friendly.
Strategy CPT-2.1c: Traffic design improvements shall be considered
along East Campbell Avenue between Winchester
Boulevard and Fourth Street that would provide on-
street parking on the south side of East Campbell
Avenue and distinguish the area as an entry into the
Downtown from the west.
West Entrance Downtown Gateway Sign
Downtown Development Plan Page 22
Parking
Goal CPT-3: To provide adequate and accessible parking in the Downtown.
Policy CPT-3.1: Adequate Parking: Encourage the joint utilization of parking.
Strategy CPT-3.1a: Establish a policy for eligible developers or new
business to pay a parking in-lieu fee to be deposited
into a fund to develop new public parking.
Strategy CPT-3.1b: Develop a plan with the property/business owners to
develop a parking management plan to maximize the
use of existing parking. This may include the
following:
•Encouraging business owners to have
employees to park in long term parking
spaces leaving the short term, and by
definition, the more convenient parking
spaces for customers.
•Continue to work with property owners
to promote and facilitate the provision of
shared parking facilities.
Policy CPT-3.2: Accessible Parking: Provide accessible parking in the
Downtown.
Strategy CPT-3.2a: Maintain existing mid-block parking. New
development and major additions to existing
development shall provide access to mid-block
parking where possible.
Strategy CPT-3.2b: Parking facilities or vehicular access to parking
facilities from East Campbell Avenue should be
avoided when possible and discouraged with new
development.
Second Street Parking Garage
Downtown Development Plan Page 23
Transportation
Goal CPT-4: Reduce parking demand in the Downtown.
Policy CPT-4.1: Light Rail: Encourage the use of light rail and other mass
transit alternatives, as well as bicycles to reduce parking
demand.
Strategy CPT-4.1a: Encourage the use of light rail as a means of
marketing the Downtown.
Strategy CPT-4.1b: Consider modifying parking regulations for the C-3
Zone.
Strategy CPT-4.1c: Work with the VTA to encourage the use of light rail
for visitors, residents and workers into the Downtown.
Streetscape Standards
STREETSCAPE .............................................................................................A2-2
IMAGE STREETS...........................................................................................A2-3
Hamilton Avenue.............................................................................................A2-4
Bascom Avenue................................................................................................A2-5
West Campbell Avenue....................................................................................A2-6
Winchester Boulevard......................................................................................A2-7
IMPLEMENTATION........................................................................................A2-8
Full Streetscape Treatment...............................................................................A2-8
Street Trees........................................................................................................A2-8
Exemptions........................................................................................................A2-8
Timing................................................................................................................A2-8
Cumulative Development..................................................................................A2-8
Definitions.........................................................................................................A2-8
TECHNICAL REQUIREMENTS .....................................................................A2-9
MAINTENANCE .............................................................................................A2-9
PLANTING STANDARD ..............................................................................A2-10
Page 2 of 11
STREETSCAPE
Campbell’s community image is created in large part by the major image streets, which
pass through the City. The image streets, including Hamilton Avenue, Bascom Avenue
and Winchester Boulevard, and parts of West Campbell Avenue, are wide commercial
avenues with varying streetscape treatments and building setbacks. They give Campbell
much of its character, are some of its strongest elements of community form and
delineate many of its districts. Most major image streets in Campbell lack a cohesive and
consistent image. Instead, the streets have inconsistent street treatment. The streets are
auto-dominated and not pedestrian friendly. The strongest consistent image is asphalt.
Based on the desired community image developed in the 1991 Community Design Study,
the City Council and Planning Commission have been requiring the installation of an
upgraded streetscape treatment along major streets. Some developments that have
installed the streetscape include Hamilton Plaza, Home Depot, Kirkwood Plaza,
Campbell Gateway Square and Campbell Plaza.
In the preparation of the Standards, various components of the streetscape system, such
as land use, traffic movements, building setbacks, on and off-street parking, existing
sidewalk type and existing plant materials were studied. The resulting Streetscape
Standards provide the requirements to achieve consistent streetscape treatments along the
specified streets. Implementation of the streetscape treatments will primarily be the
result of private development efforts, however, public projects will also be subject to
these standards.
The Interim Streetscape Standards were adopted by the City Council on August 3, 1993,
and they will be effective until the final streetscape standards are adopted with this
General Plan Update.
The Streetscape Standards were developed to ensure consistency in the streetscape
treatment along Campbell’s major streets. The “streetscape” refers to the land directly
adjacent to the street in both private and public ownership. The Standards establish the
required design and materials for sidewalks and landscaping.
The Streetscape Standards intend to:
•Provide a consistent streetscape treatment along major streets that utilizes
street trees as a strong component in design.
•Enhance Campbell’s identity and community image.
•Improve the pedestrian environment along Campbell’s major streets.
•Screen parking areas by providing landscaping between the street and the
parking lots.
The Streetscape Standards are not intended to replace the existing landscaping
requirements listed in Chapter 21.57 of the City’s Municipal Code. Instead, the two shall
be used in tandem.
Page 3 of 11
Streetscape Standards
IMAGE STREETS
Image Streets include Hamilton Avenue, Bascom Avenue, Winchester Boulevard and
parts of West Campbell Avenue.
Page 4 of 11
Hamilton Avenue
Concept:Parkway Concept
Dimensions: 10’ wide landscaped parkway; 7’ wide sidewalk; 10’ wide
landscaped buffer
Street Tree: Evergreen Ash – Fraxinus uhdei
Tree Spacing: Double triangulated row planted 40’ on center where possible.
There shall be one tree planted per 40 linear feet of frontage in
both landscaped strips.
Parkway: An approved drought resistant variety of turf shall be planted in the
parkway strip.
Buffer: The buffer shall be planted with a mixture of turf, groundcover and
shrubs. The back portion of the buffer shall be planted with shrubs
or hedges to screen parked cars.
Dedication: The property owner shall dedicate the necessary land to the City of
Campbell in order to incorporate the parkway strip and sidewalk
into the public right of way.
Page 5 of 11
Streetscape Standards
Bascom Avenue
Concept:Parkway Concept
Dimensions: 10’ wide landscaped parkway; 7’ wide sidewalk; 10’ wide
landscaped buffer
Street Tree: London Plane - Yarwood - Plantanus acerifolia - High branch form
Tree Spacing: Double triangulated row planted 40’ on center where possible.
There shall be one tree planted per 40 linear feet of frontage in
both landscaped strips.
Parkway: An approved drought resistant variety of turf shall be planted in the
parkway strip.
Buffer: The buffer shall be planted with a mixture of turf, groundcover and
shrubs. The back portion of the buffer shall be planted with shrubs
or hedges to screen parked cars.
Dedication: The property owner shall dedicate the necessary land to the City of
Campbell in order to incorporate the parkway strip and sidewalk
strip and sidewalk into the public right of way.
Page 6 of 11
West Campbell Avenue
Concept:Parkway Concept
Dimensions: 10’ wide landscaped parkway; 7’ wide sidewalk; 10’ wide
landscaped buffer
Street Tree: Chinese Hackberry – Celtis saneness
Tree Spacing: Double triangulated row planted 40’ on center where possible.
There shall be one tree planted per 40 linear feet of frontage in
both landscaped strips.
Parkway: An approved drought resistant variety of turf shall be planted in the
parkway strip.
Buffer: The buffer shall be planted with a mixture of turf, groundcover and
shrubs. The back portion of the buffer shall be planted with shrubs
or hedges to screen parked cars.
Dedication: The property owner shall dedicate the necessary land to the City of
Campbell in order to incorporate the parkway strip and sidewalk
strip and sidewalk into the public right of way.
Page 7 of 11
Streetscape Standards
Winchester Boulevard
Concept: Attached sidewalk with tree wells. Landscaping behind walk with
shrubs to screen parking according to Campbell Municipal Code
Chapter 21.57.
Dimensions: 10’ wide sidewalk with tree wells adjacent to curb. Minimum 5’-
8’ landscaping behind sidewalk per Chapter 21.57 of the Campbell
Municipal Code.
Street Tree: North of San Tomas Expressway: Tulip Tree – Liriodendron
tulipifera
South of San Tomas Expressway: Chinese Pistache – Pistacia
chinensis
Tree Spacing: Single row, planted 30’ on center. There shall be one tree planted
per 30 linear feet of frontage.
Tree Wells: 4’ x 4’ except for wells for Tulip Trees which should be 4’ deep
and 5’ wide.
Dedication: The property owner shall dedicate the necessary land to the City of
Campbell in order to incorporate sidewalk into the public right of
way.
Page 8 of 11
IMPLEMENTATION
Full Streetscape Treatment
The full streetscape treatment shall be required for the following projects:
•Projects which add 25% new square footage
•Projects which remodel 25% of existing square footage
•Projects which alter over 50% of the length of the façade
Street Trees
Street trees shall be required for the following projects:
•Projects which alter less than 50% of the façade
•Projects which add/alter less than 25% of the existing square footage
Exemptions
•Additions of non-leasable square footage not visible to the public and not
exceeding 10% additional square footage shall be exempt from the Streetscape
Standards.
•The Community Development Director shall have the authority to approve
minor alterations to the Interim Streetscape Standards to accommodate
unusual site or project-related conditions.
Timing
All projects shall install the streetscape treatment as a condition of approval with no
deferred agreements.
Cumulative Development
All changes shall be cumulative from the date of adoption. A deed restriction shall be
recorded to monitor the percentage of the structure that has been altered.
Definitions
Facade Alteration – A significant architectural modification which changes the character
of the project, such as roofs and entryways, measured by linear feet. It shall not include
modifications to storefronts solely to accommodate tenants, such as display windows or
awnings, nor shall it include maintenance or repainting.
Remodel – Includes any rebuilding or structural alterations which change the supporting
members of a building, such as bearing walls, columns, beams or girders or which alters
the exterior appearance of the building. It shall not include interior tenant improvements
or structural alterations solely to meet code.
Page 9 of 11
Streetscape Standards
TECHNICAL REQUIREMENTS
1. Trees shall be planted according to the attached diagram or other City approved
standard.
2. Tree size at the time of planting shall be a minimum of 15-gallon trees.
3. If new trees are replacing existing trees, larger sizes may be required by the
Community Development Director.
4. Larger trees may be required by the Community Development Director if the
project is determined to be a high visibility project based on location or frontage
size.
5. When only street trees are required on Hamilton, Bascom and Campbell Avenues,
they shall be planted in 4’ x 4’ tree wells, 40’ on center. Should parkway
treatment be required at a later date, these trees shall not be removed.
6. Deep watering bubbler irrigation systems shall be required for trees per attached
diagram.
7. Root shields shall be required for all street trees.
8. Trees shall not be planted within a 40’ distance from corner to preserve traffic
visibility.
9. Trees shall not be planted within 15’ from a driveway in the direction of on-
coming traffic.
10. Transition areas shall be built according to City standard details.
11. Adjacent property owners shall be responsible for removing the transition area
and extending landscaping and irrigation when they are required to install the
streetscape treatment.
12. Bus stops and duckouts shall be built according to City standard details.
13. All utilities shall be located in the landscaped buffer behind the walk on streets
with the parkway treatment. Utility boxes shall be screened with landscaping
where possible.
MAINTENANCE
The sidewalks and landscaping within the required streetscape treatment shall be
maintained fully by the property owner to City Standards.
Page 10 of 11
PLANTING STANDARD
Page 11 of 11