First Amended and Restated Central Campbell Redevelopment PlanCITY OF CAMPBELL
CENTRAL CAMPBELL
REDEVELOPMENT PLAN
COMPARISON OF 10300M.P50
AND 10301J.P50
REDLINE\10301 L.RED
10/30/90
, 1983
I. INTRODUCTION
The '`ended€'>d'�d Central Campbell Redevelopment Plan
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consists of text and three maps (Exhibit A, B & C)
and the legal description of the Project Area (Exhibit D). This
Plan has been prepared to be accompanied by the Central Campbell
Redevelopment Plan Report, as called for in California Community
Redevelopment Law.
This Plan has been prepared by the Campbell Redevelopment
Agency staff pursuant to the Constitution of the State of
California, the Community Redevelopment Law of the State of
California, and all applicable laws and local ordinances.
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II. GENERAL DEFINITIONS
The following references will be used in this Plan unless
the context otherwise requires:
..........................
A. Agency means the 3T` Campbell Redevelopment Agency,
Campbell, California.
B. City means the City of Campbell, California.
C. County means the County of Santa Clara, California.
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D. General Plan means the Campbell General Plan'a3't
E. Map means the Redevelopment Plan Map for the Project
Area (Exhibit A7} B .
F. Owner means any individual or entity owning "real
property" as defined herein.
G. Person means any individual, or any public or private
entity.
H. Personal Property means movable property, chattels,
property not part of real property defined below.
}
I. Plan m``-a�ti--�e �r:><R�c]�e�c �ii'�rit<�►�ar.:: m.::::::::.:::::::::::::::::.:::::::::::::::.:�::.:.::::::::::::
J. Planning Commission means the Planning Commission of
the City of Campbell, California.
K. Project means Central Campbell Redevelopment Project.
L. Project Area means the area included within the
boundaries of the Central Campbell Redevelopment
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M. Real Property means land; including land under water
and water front property buildings, structures,
fixtures, and improvements on the land; and property
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appurtenant to or used in connection with the land;
every estate, interest privilege, easement, franchise
-and right in land, including but not limited to
rights -of -way, terms for years, and liens, charges, or
encumbrances by way of judgement, mortgage or otherwise
and the indebtedness secured by such liens.
N. Redevelopment Law means the Community Redevelopment Law
of the State of California (California Health and
Safety Code, Section 33000 et sea.).
0. State means the State of California.
P. Zoning Ordinances means the current Zoning Ordinances
of the City of Campbell, Californi
III. PROJECT AREA BOUNDARIES
The Central Campbell Redevelopment Project Area, hereinafter
called the Protect Area is designated on the Project Boundary Map
designated as Exhibit A, attached hereto and by this reference
made a part hereof.
Following the text of the Plan is Exhibit D, the legal
description of the Project Area, which by this reference is made
a part hereof.
IV. REDEVELOPMENT GOALS AND OBJECTIVES
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The Campbell Redevelopment Agency proposes to use the
redevelopment process to eliminate and reduce many aspects of
visual, economic, physical ,and social blight presently existing
within the City of Campbell and more specifically within the
boundaries set forth within the Central Campbell Redevelopment
Project Area, as set forth in this Plan. This action is
necessary because within the Project Area there presently exists
an undesirable mixture of residential, commercial, and industrial
uses.
In some parts of the ti`eE Area physical decline in the
integrity of building improvements is apparent and in some areas
there exists advanced stages of physical deterioration. In other
..........................
parts of the j Area, an inadequate circulation system
thwarts the developer of vacant or underutilized land. Lack of
an adequate drainage system also severely impedes the development
of part of the Project Area, causing inefficient land use
patterns and overly expensive development costs.
Parts of the Project Area are represented by fragmented
parcelization and multiple ownership to the point that land
assemblage for proper economic utilization of the area has been
thwarted. The lack of early comprehensive planning has led to a
condition where the proper utilization of land has been
unrealized. This misuse of land, when considered in light of
fragmented ownership of parcels and the adverse effect the
mixture of residential, commercial and industrial uses have in
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the area taken as a whole, constitute a physical, social and
economic blighting influence on the Project Area.
A. REDEVELOPMENT GOALS AND 0B9E 1fTTVHS
The goals of this Redevelopment Plan are:
...............................
1 To restore eentral a 2 e u Campbell to its
historic role as the symbolic, cultural, functional and economic
focal point of the City.
2) To facilitate the development of eentral Campbell
in accordance with the land use designations of
the City's General Plan.
3) To retain the historical flavor of Gentra=
..............................
doxan 9Campbell by requiring and/or encouraging the retention
and rehabilitation of structures which are of national, state or
local historical -significance.
4) To insure the continued availability of decent,
...............
safe and sanitary housing for individuals and families of vy
...............
'sv low and moderate income.
5) To maximize opportunities for the retention of
existing property interests by local business people and property
owners while eliminating blight through encouraging the
rehabilitation of existing structures.
6) Where rehabilitation is not feasible to encourage
the construction of new residential, commercial office and
industrial facilities appropriate to community design standards
and to contemporary market demands.
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7) To prevent further deterioration of traffic
service levels in the dewntewn N@J and, wherever
possible, to improve the level of traffic service.
8) To provide public facilities and open space in
>P>:``' to satisfy the needs of
residents in the medium and high density housing developments
which are concentrated there.
9) To create a physical environment which is
conducive to healthy economic activity and to convenient, urban
style residential living.
B. REDEVELOPMENT OBJECTIVES
To accomplish the goals outlined above the Agency will
pursue attainment of the following objectives:
1) The Agency will undertake to intensify and
diversify the existing retail, service, and office uses in
............................................................
a) Designing and assisting in the construction
of permanent public street improvements and landscaping along
Campbell Avenue between Feurth Street and the Se them Paeifie
b) Assisting in the provision of adequate
o-aria off-street parking between the loop streets;
......................
.......................
C) R2pl3C3AEf
non -conforming uses in the area with rehabilitated or newly
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constructed buildings appropriate to the needs of conforming
uses;
d
ur: °> overhead utilities to increase the aesthetic
..............
appeal of the area;
e) Assembling parcels of land which -are too
small for economical development and reconveying the new larger
parcels to developers who are willing to build projects
consistent with the City's General Plan and the Redevelopment
Plan. Some segments of streets which are not required for
vehicular circulation may be vacated, closed or abandoned in
order to create new sites for public improvements or private
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'
b)
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3) The Agency will facilitate the provision of
decent, safe and sanitary housing for individuals and families of
all income levels by:
a) Providing adequate relocation assistance to
all households which must be.moved because of a redevelopment
project;
housing in the -Project Area which is affordable to individuals
and families of various income levels, including those of St
c low and moderate income;
............. .
...............
c) Providing opportunities for residential
development at medium and high densities to take advantage of
downtown services and amenities, including future.transit
improvements;
marginal low-income housing with affordable units meeting
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contemporary standards for construction integrity, sanitation,
energy conservation, and room size.
4) The Agency will strengthen the economic vitality
..............................................
of the Gentral Gampbell industrial areare by:
a)
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storm drain system in the Gilman _D: i l _n ; l a area;
unsightly because of abandoned or wrecked vehicles and
dilapidated buildings.
5) The Agency will undertake improvements to the
traffic circulation system throughout the Gentral Campbell area
by:
a)
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Improving the
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street.signs and other directional
signs in and around the Redevelepment Project Area;
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left —turn yes fremthe eampbell westbaund !a 9 inte t ..
Winehest-er se beards}es;
......................
c) Improving the Salmar-Harrison entryto
downtown Campbell
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d) Planning for and constructing necessary
public improvements in conjunction with the extension of light
rail service through downtown Campbell;
e) As necessary, assisting in the construction
of other streets, bridges, underpasses, and traffic signals to
maintain or improve traffic service levels and safety in and
around the Project Area.
In addition to the above stated objectives, the
following general objectives are recognized by the Agency:
6) The Agency shall attempt to avoid any undesirable
impact of project activities upon adjacent areas outside of the
Project Area.
7) The Agency -shall attempt to provide whatever
public improvements may be needed to support other 'objectives of
the Redevelopment Plan. Such improvements may be in any part of
the Project Area, or beyond Project Area boundaries where
essential to the success of the -project: -Other improvements such
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as sanitary and storm sewer facilities, traffic control devices,
and utility upgrading will be installed as required for support
of project activities.
The Central Campbell Redevelopment Project will be
undertaken in accordance with the provisions of the California
Community Redevelopment Law. At this time, it is anticipated
that the use of tax increment financing, assessment districts and
special land use controls -will provide sufficient incentives to
the private sector for realization of improvements to the Project
Area and the eradication of blighting influences.
The Agency proposes to strive for economic, social and
physical revitalization and beautification within the Project
Area by:
1) Installation, construction, or reconstruction of
streets, utilities, landscaping, and other on -site and off -site
improvements.
2) Encouragement of development of land -by private
enterprise for use in accordance with this plan.
3) Providing for open space.and recreational land
use.
4) Rehabilitation and rejuvenation of existing.
structures.
5) Limited acquisition of real property.
6) Relocation assistance to displaced residential and
non-residential occupants.
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7) Demolition or removal of buildings and
improvements.
8) Disposition of property for uses in accordance
...............
with this p4-an P 33.
9) Provision of tax exempt financing for projects and
improvements which conform to the Plan and all appropriate City
regulations.
V. DEVELOPMENT TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
A. PARTICIPATION BY OWNERS AND BUSINESS TENANTS
1) Opportunities for Owners and Business Tenants.
The Agency shall extend reasonable preferences to
It is the
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:.;:::4i:.'<3»;The Agency may determine".r«>::::::::::::::::::...:::
u suanit 6....a ram` u`es: :< :><' »:: ;e..r.. :...gym. r:......r.:::......Y�. r....Qn t..... that
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"s a :din..................................................................................................
: 'e > or
a "> i 'dd> of-6 real property within the Project ect Area �
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The Ageney shall net acquire, threugh the use of eminent
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2) Rules for Participation Opportunities, Priorities and
Pref erences
...................................................................................... i ........
Owner ef prepe-rty and business tenants may partieipate in
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amerd:>•=' m••>>t::......................r...................1........A...................................
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within the Project Area be
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.........................................................................................................................Partleipatien Agreements
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binding agreement with the Ageney, at the eptien of the
,
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B. PROPERTY ACQUISITION
1) Acquisition of Real Property
Except as.specifically exempted herein, the
Agency may, but is not required to, acquire or -obtain options to
acquire real property located in the Project Area, by gift,
devise, exchange, purchase, eminent domain or any other lawful
method whatsoever. The Agency may also acquire any other
interest in real property less than fee interest.
Since it is in the public interest and is
necessary for the elimination of those conditions requiring
redevelopment., the power of eminent domain may be employed by the
Agency in some instances to.acquire'real property in the Project
Area. However, said power of eminent domain will not be
exercised when:
a) The .property in.question is improved
with a structure and the Agency has determined by resolution that
the rehabilitation of the structure and its proposed use is
consistent with the objectives of the Plan and that such
rehabilitation is in the best interest of the project'and the
owner has thereafter entered into an•owner'participation
agreement with the Agency and is faithfully performing under the
terms of the agreement.
b) The property in question is improved by
a structure and the Agency has determined by resolution that said
structure and its use is consistent with the objectives of the
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Plan, that such property conforms to the Plan and that no owner
participation agreement is necessary so long as the structure is
adequately maintained and properly landscaped.
c) The property in question is owned by a
public body, unless prior consent is obtained from that public
body. Prior to any_acquisition through eminent domain, the
Agency shall.adopt a resolution declaring a need.to acquire any
specific property and authorizing the acquisition by such a
0
method.
d) The Agency.must commence eminent domain
proceedings within twelve years from.
further amendment to the Plan.
2) Acquisition of Personal Property
Generally, personal property shall not be
acquired. However, where necessary in the execution of this
Plan, the Agency is authorized to acquire.personal property in
the Project Area.by any lawful means.
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C . GE)RPGR TI-ON '.aC PE1 QZ+3 WITH PUBLIC BODIES
Certain public bodies are authorized by state law to
aid and cooperate, with or without consideration, in the
planning, undertaking, construction, or operation of this
Project. The Agency shall seek the aid and cooperation of such
public bodies and shall attempt to coordinate this Plan with the
activities of such public bodies in order to accomplish the
purposes of redevelopment and the highest public good.
The Agency by law is.not authorized to acquire
real property owned by public bodies without the consent of such
public bodies. The Agency, however,, will seek the cooperation of
all public bodies which own or intend to acquire property in the
Project Area. The Agency shall have the right to impose on all
public bodies the planning and design controls contained in the
Plan to insure that present uses and any future development by
public bodies conform to the requirements of -this Plan. Any
public body which owns or leases property in'the Project Area
will be'afforded all the privileges of owner and tenant
participation if such body is willing to enter into a
participation agreement with the Agency.
D. PROPERTY MANAGEMENT
During such time as property in the Project Area -is
owned by the Agency, such property shall be under the management
and control of the Agency. Such property may be rented or leased
by the Agency pending its disposition for redevelopment.
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In any year during which the Agency owns property in
the Project Area, the Agency may, but shall not be required to,
..................................
pay to the Y.County or any
district or other public corporation which would have levied a
tax upon such property had it not been exempt an amount of money
in lieu of taxes; provided that no such payment shall be made for
any period during which such property is devoted to a public use.
E. RELOCATION OF PERSONS DISPLACED
undertaken ` L' c3» 1 >> f e> h When .::....:.::.::.::.:......:::.::.::.::.;:.:;:.:;:.:::.::.:�:;;;:;.;:.::;.;;;;;:.;:.;:.;:.:;.;:.;:;.;:;.;::
:;:«'<>c:sirs:::::;:2::6::::<:::et;:><:::e
j the relocation of persons and business will be subject to the
following standards:
1) Assistance in Finding Other Locations.
The Agency shall assist all families and single
persons displaced by the Prejee-t
sari' in finding other locations and facilities. There are, in
areas in the City of Campbell, other than the Project Area (areas
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not generally less desirable in regard to public utilities and
public and commercial facilities and at rents or prices within
the financial means of the families.and persons displaced from
the Project Areas), decent, safe'and sanitary dwellings equal in
number to the,number of and available'.to such displaced families
and persons and reasonably accessible to their places of
employment. In order to carry out the Project with a minimum of
hardship to persons displaced from their homes :`:sa3t;
'tewrit>to<!t�P�`' the
'Agency shall assist individuals and
families in finding housing that is decent, safe, sanitary,
within their financial means, in reasonable and convenient
locations, and otherwise suitable to their needs.' The Agency is
also authorized to provide housing outside the Project Area for
displaced persons.
2) Relocation Payments
The Agency may pay reasonable moving expenses to
Area. The Agency may make such relocation payments for moving
expenses where the Agency'determine.s it is in the best interest
of the Project and not to do so would create a hardship on the
persons involved. The Agency may make such other payments as may
be in the best interest of the Project and for which funds are
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available. The Agency shall make all relocation payments
required by applicable law.
F. DEMOLITION, CLEARANCE, PUBLIC IMPROVEMENTS, BUILDING
AND SITE PREPARATION
1) Demolition and Clearance.
The Agency isauthorized to.demolish, clear or
move buildings, structures, and other improvements from any real
property owned or acquired by the Agency in the.Project Area as
necessary to carry out the purposes of this.Plan.
2) Public Improvements.
The Agency,is authorized to install and construct
or to cause to be installed and constructed the public
improvements and public utilities (within or outside the Project
Area) necessary to carry out this Plan. Such public improvements
include, but are not limited to, over or underpasses, bridges,
streets, curbs, gutters, sidewalks,, street lights, sewers, storm
drains, traffic signals; electrical distribution systems, natural
gas distribution systems, water distribution systems, buildings,
parks, off-street parking, plazas, playgrounds, and landscaped
areas.
It is anticipated that the -following public
improvements including the costs of property acquisition, site
preparation, design and construction may be undertaken:
a) Downtown improvement and beautification.
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b) Undergrounding of utilities within the Din
c) Acquisition and/or rehabilitation of Campbell
Community Center.
d) Construction of streets, storm drains and sewer
laterals in the Gilman Dilien Railr _a le area.
e) Construction of off -street -parking in the
f) -Realignment of Salmar and Harrison Streets.
g) Various street, bridge, underpass and traffic
signalization improvements to improve traffic circulation aleREJ
HammenAvenue within and adjacent to the Project Area.
3) Preparation of Building and Development Sites.
The Agency is authorized to prepare or cause to be
prepared as building and development sites any.real property in
the Project Area owned or acquired by the Agency..
G. REHABILITATION AND MOVING OF STRUCTURES BY THE AGENCY
1) Rehabilitation..
The Agency is authorized to rehabilitate or to
cause to be rehabilitated any building or structure in the
Project Area acquired by the Agency. The Agency is also
authorized and directed to advise, encourage, and assist in the
COMPARISON OF 10300M.P50
AND 10301J.P50
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-26
rehabilitation of property in the Project Area not acquired by
the Agency.
2) Moving of Structures.
As necessary in carrying out this Plan, the Agency
is authorized to move or cause to be moved any building or other
structure to a.location within or outside the Project Area.
H. PROPERTY DISPOSITION AND DEVELOPMENT
1) Real Property Disposition and Development.
a) General
For the purposes of this Plan, the Agency is
authorized to sell, lease, exchange,- subdivide, transfer, assign
pledge, encumber, by mortgage or deed of trust, or otherwise
dispose of any interest in real property. To the extent
permitted by law, the Agency is authorized to dispose of real
property by negotiated leases or sales without public bidding.
All real .property acquired by this.Agency in
the Project Area shall be sold or leased for development for the
uses permitted in the Plan. Real property may be conveyed by the
Agency to the City or any other public body without charge.
rehabilitated by the AT ney
> ens:. :<>>5eat::o i<::::<3:3::. > a ::. >:<:::acqu-
>sha 11 be offered
year after completion'of rehabilitation or an annual report
COMPARISON OF 10300M.P50
AND 10301J.P50
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10/30/90 - 2 % -
concerning such property shall be published by the Agency as
required by law..
The Agency shall reserve such powers and
controls in the disposition and development documents as may be
necessary to prevent transfer, retention, or use of property for
speculative purposes and to insure that development is carried
out pur"suant to this Plan.
b) Purchase and Development by Participants..
Pursuant to the provisions of this Plan and the
rules adopted by the Agency, which may be amended from time to
time, the Agency may offer real property in the Project Area for
purchase and development by owner and business -tenant
participants prior to the time that.real property is made
available for purchase and development -by persons who are not
owners or business -tenants in the Project Area.
c) Purchase and Development Documents
To'prov.ide adequate safeguards to insure that the.
provisions of this Plan will be carried out and to prevent the
recurrence of blight, all real property sold, leased, or conveyed
by the Agency, as well as all property subject to participation
agreements, shall be made subject -to the provisions of this Plan
by leases, deeds, contracts, agreements, declarations of
restrictions, provisions of the zoning.ordinance, conditional use
permits, or other means. Where appropriate, as determined by the
COMPARISON OF 10300M.P50
AND 10301J.P50
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10/30/90 -28-
Agency, such documents or portions thereof shall be recorded in
the office of the Recorder of the County.
The leases, deeds, contracts, agreements, and
declarations of restrictions may contain restrictions, covenants,
covenants running with the land, rights of reverter, conditions,
subsequent, equitable servitudes, or any other provision
necessary to carry out this Plan.
All property in the Project Area is hereby subject
transfer, use, occupancy, tenure, or enjoyment of property in the
Project Area. All property sold, leased, conveyed, or subject to
a participation agreement shall be made expressly subject by
appropriate documents to the restriction that all deeds, leases,
or contracts for the sale, lease, sublease, or other transfer or
use, occupancy, tenure or enjoyment of land in the Project Area
shall contain such nondiscrimination and nonsegregation clauses
as are required by law, and as set forth in Section herein.
Appropriate covenants running with the land which will prohibit
such restrictions shall be included in the disposition documents.
d) Development.
To the extent now or hereafter permitted by law,
the Agency is authorized to pay for all or part of the value of
COMPARISON OF 10300M.P50
AND 10301J.P50
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10/30/90 -29-
the land and the cost of the installation and construction of any
building, facility, structure, or other improvements either
within or outside the Project Area for itself or for any public
body or entity to the extent that such improvements would be of
benefit to the Project Area.
During the.period of development in the Project
Area, the Agency shall insure that the provisions of this Plan
and of other documents formulated pursuant to this Plan are being
observed, and that development in the Project Area is proceeding
in accordance with development documents and time schedules.
The Agency shall require that development plans on
property acquired from lz! Agency or on property subject to an
owner participation agreement be submitted to Agency staff for
approval and review. All development must conform to this Plan
and all applicable federal, state, and local laws, except as such
may be modified by requirements of this Redevelopment Plan or
Agency agreements entered into to carry out the purposes of this
Plan.
e) Obligations to be imposed on Redevelopers.
1) Purchasers of land acquired or lessees
of land leased from Agency or subject to an owner participation
agreement within the Project Area shall be required to develop
such land in accordance with the provisions of this Plan. No
building, sign or structure shall be constructed upon any part of
such land unless architectural plans and specifications showing
COMPARISON OF 10300M.P50
AND 10301J.P50
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the nature of such construction, parking, loading, surface
treatment and landscaping, the location and orientation of
structure(s) on the building site and, when requested, the
grading plans for the building site to be built upon, shall have
been submitted to, reviewed and approved in writing by the
Agency. The Agency shall have the right to refuse to approve any
such plans or specifications when in the opinion of the Agency
such plans or specifications do not conform with the conditions
and objectives of the Plan.
2) Acquirers, users or developers of land
acquired or leased from Agency or subject to an owner
participation agreement within the Project Area must commence the
erection of any building, prosecute diligently the work thereon
and complete it within such reasonable period of time as agreed
upon with the Agency.
3). Persons who are engaged in business in
4) The acquirer, user, or owner shall be
responsible for complying with all applicable State and local
COMPARISON OF 10300M.P50
AND 10301J.P50
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10/30/90 -31-
laws, ordinances and codes in effect from time to time not
superseded by this Plan.
1) Personal Property Disposition.
For the purpose of this Plan, the Agency is
authorized to sell, lease, exchange, transfer, assign, pledge,
encumber, or otherwise dispose of personal property.
A. PREVENTION OF DISCRIMINATION
1) Redevelopment.
The redeveloper shall comply with all State and
local laws, in effect from time to time, prohibiting
discrimination or segregation by reason of race,Cr>"< r
religion, sex,
..............................................................................................
or national origin,in the sale lease
............ ........... ..... ....................:;;:,>..;,
or occupancy of the property.
Pursuant to California Health and Safety Code
(Sections 33337 and 33435-33436), contracts entered into by the
Agency relating to the sale, transfer or leasing of land, or any
interest therein acquired by the Agency within any redevelopment
..............................
area or project, the provisions of said "ern '�s in
substantially the form set forth therein shall be included in
such contracts, and such contracts shall further provide that the
..............................
provisions of said "e-�n shall be binding upon and
.. .............
shall obligate the contracting party or parties and any
subcontracting party or parties and all other transferees under
the instrument.
COMPARISON OF 10300M.P50
AND 10301J.P50
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10/30/90 -32-
2) Contracts..
All deeds, leases or contracts for sale, lease,
sublease or other transfer of any land in the Project Area shall
contain the following nondiscrimination clauses as prescribed by
California Health and Safety Code, Section 33436: (.as amended).
a) In deeds the following language shall appear:
"The grantee herein covenants by and for himself or herself, his
or her heirs, executors, administrators, and assigns, and all
persons claiming under 'or through them, that there shall be.no
discrimination against or segregation of, any person or group of
Persons - on account of race color, creed >stt'3ro>`!
.:...........:::::::::::::::::::::::::.:::::::::::::::::::::::::::.::
` marital status, ion sex >`<1's1
<Y' national origin, in the sale, lease,
sublease, transfer, use, occupancy, tenure, or enjoyment of the
premises herein conveyed-, nor shall the grantee or any person
claiming under or through him or her, establish or permit any
such practice or practices of discrimination or segregation with
reference to.the selection, location, number,.use or occupancy of
tenants, lessees, subtenants,.sublessees, or vendees in the
premises herein conveyed. The foregoing covenants shall run with
the land."
b) In leases the following language shall
appear: "The lessee herein covenants by and for himself or
herself, his or her heirs,,executors, administrators, and
assigns, and all persons claiming under or through him.or her,
COMPARISON OF 10300M.P50
AND 10301J.P50
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10/30/90 - 3 3 -
and this lease is made and accepted upon and subject to the
following conditions:
That there shall be no discrimination against
use, occupancy, tenure, or enjoyment of.the premises herein
leased nor shall the lessee himself, or any person claiming under
or through him or her, establish,or permit any such practice or
practices of discrimination or segregation with reference to the
selection; location, number, use, or occupancy, of tenants,
lessees, sublessees, subtenants, or vendees in the premises
herein leased."
3) Duration.
The covenants in deeds, leases, and contracts from
or with the Agency, with respect to Prevention of Discrimination,
shall remain in effect in perpetuity.
COMPARISON OF 10300M.P50
AND 10301J.P50
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10/30/90 -3 4 -
...............
cc .::: 'rid>>orc in ... ... ........ 33....... ..... :.:.:..::: :��::.. ........... ................ �:::::::::: . ;..; .::..>:;;;::: ?
:...::.....:...::..:......:..:::..:...:..:.......:......:..............:..........:...:...:...:..:...........................................................................................................
........................:..
Further, it sheuld be neted that the
r1 <t'<1
.......................
zoning and planning processeswill-szl-lra'
areo
have full effectand
<€<c`o>'=3'3t><sc` serve
#:......:................................... as the
primary
determinant for land
use
decisions .These mere general
COMPARISON OF 10300M.P50
AND 10301J.P50
REDLINE\10301L.RED
10/30/90 -35-
1 >u's s..:...:........................i.X1.:::.....#:.?................. .. .....�.... � ......... . ,........... C ...................
:.::..:..:.:...::.:........................................................................................................................................................
within the Project Area. KAcP
.............................................
A land use map shewinef
..........................
the permitted land uses>t<;;:t
use....ate or> .> <>:::::::and::mre ::.e.c:ica:l:l>.`:: `t.......s....c►.
r:::::::::::::::::::::::::::::::::::::::........::::.:::::::::::::.::..:.:.::.::..:::::... .
5;:::......:.:.........................................................................'.......................................................................Y...............................
.::.::.::::.::.::.::.::.::.:::::.::.::....
:rid<uss€€:>s c:.... he. a .e...aW
..................::.....::::.::::::::::::.::::::::.:::.:::::::::::::::::.:.:.............................::............................................................................................::..:.........................
COMPARISON OF 10300M.P50
AND 10301J.P50
REDLINE\10301 L.RED
10/30/90 - 3 6 -
this General Plan designatien
are:
Predeminant Uses within
Retail stares. and business servi----
a3"nks and of e-r eustemer eriented effiees
rest irants
rshee
repair,barbers,
Blu!eprintinq,photo develeping,
printing and phetegraphy studl
M e r tidy
rmeat
markets,.delleatessens,
the Area Subjeet
te the Granting
Use
markets,
Uses Permitted within
ef a
COMPARISON OF 10300M.P50
AND 10301J.P50
REDLINE\10301 L.RED
10/30/90 - 3 7 -
tEinning
studies
"aESLd-'i"r"itzr
sh6ps and
feed
Drive-in and fast restaurai4ts
buildings,Massage
Ge ._.mental parks,
Miaeellaneeus ether
Auteiftel-Al-e and
COMPARISON OF 10300M.P50
AND 10301J.P50
REDLINE\10301L.RED
10/30/90 - 3 8 -
... . . ... .. . .. ..
- -- -- - -- - -- - - - - - - ---- -- --
the —gtxb3 ie
D. STREETS AND RIGHTS -OF -WAY
All streets within the Project Area may be widened,
altered, or vacated for purposes of development of the Project.
New streets may be created as necessary. These public
rights -of. -way shall be used for vehicular and/or pedestrian
traffic, as well as for.public improvements, public and private
utilities, and activities typically found in the public rights -of
way., Any and all street vacations pursuant to.this Plan shall be
COMPARISON OF 10300M.P50
AND 10301J.P50
REDLINE\10301L.RED
10/30/90 - 3 9 -
in accordance -with the City's public hearing requirements, as
well as all other applicable law including, but not limited to,
those provisions set forth in California Streets and.Highways
Code.
E. . GENERAL CONTROLS AND LIMITATIONS
All real property in the Project Area is hereby subject
to the controls and requirements of this Plan. No real property
shall be developed,.rehabilitated,,or otherwise changed after the
date of adoption of the'Plan except in conformance with the
provisions of this Plan and all applicable State and local laws
in effect from time to time.
1) New Construction:
All new construction shall comply with all
applicable State and local laws in effect from time to timer
sidewa�J�� ', —n-d --all park-i—, 9-visible frem the street shall
COMPARISON OF 10300M.P50
AND 10301J.P50
REDLINE\10301 L.RED
10/30/90 -4 0-
z`--a • i • t, trash raft-eutdg9
approved by the Redevelopment Ageney shall be adequately enele
good physical condition which does not conform to the provisions
of this Plan provided that such.use is generally compatible with
the developments and uses within -the Project Area.
3) Rehabilitation.
Any structure within the Project Area which will
be retained as part of the Plan shall not
be altered, reconstructed, or.rehabilitated unless it is done so
in conformance with the Redevelopment Plan and any and all
guidelines which may be adopted by the Agency to assist in the
implementation of the Plan. This conformity shall extend to the
architectural character; the public spaces and other elements as
required by the Agency.
4) Open Spaces and Landscaping:
The approximate amount of'�'open space to be
provided within the Project Area is set forth in the General
COMPARISON OF 10300M.P50
AND 10301J.P50
REDLINE\10301 L.RED
10/30/90 -41-
Plan ef the Gity ef Campbell and is ineluded as part of the geals
....................................................................................................................Uly
. These areas include, but are not
limited to, the total of all areas.which will be in the public
rights -of -way, open space areas, the space around buildings, and
all other outdoor areas not permitted through applicable limits
of land coverage to be covered by buildings.
shall be requ�red to be submitted to the Ageney fer review and
5) Utilities
The, cede=oze1--pmentt Age— shall require that 3z
6) Signs
COMPARISON OF 10300M.P50
AND 10301J.P50
REDLINE\10301L.RED
10/30/90 -4 2 -
, ,
sneke, gyre, neise-, edema.-6r, ether similar festers th-;;-= ;dvu-r''d be
permitted in any part-ef'the Prqjeet Area
7) Nondiscrimination and Nonsegregation
;�2 � shall be no discrimination or segregation based on race,
>
::_:<:r<<:;.:<:::>:.::: :Mt:::.:':»:t
L.:...religion, sex,....<
or national origin
permitted in the sale, lease sublease, transfer, use, occupancy,
tenure,.or enjoyment of property in the Project Area.
8) Resubdivision of Parcels
After rehabilitation -and develepment pursuant te
this Plan IF ne paree!
u::Ev.::; :: r ri::>: o >:::: e:> > in
9) zv) v-ar-craTEEs
3orizedte permit dzarianees. from zx="c- 11mits;reStrt@ttiens, and
COMPARISON OF 10300M.P50
AND 10301J.P50
REDLINE\10301L.RED
10/30/90 —4 3 —
determine that-.
varianee Ageneytust
te having
the
de net apply generally
ether prppertles
'"tre
same
standards, re3trteti6its—and
s;
limits,restrietlens,
ef this Plan will net be
materially detrimental
te the
ptiblie,
the
_-
PermYlttlng-3aar3an•G^ will
net —be e6m _ __1 __
_bj __t-
_ __
F. STANDARDS FOR DEVELOPMENT
COMPARISON OF 10300M.P50
AND 10301J.P50
RED1INE\10301 L.RED
10/30/90 - -4 4 -
Within the limits, restrictions, and controls
established in the Plan, the Agency is authorized to establish
specific building heights, building coverage, design criteria,
architectural character, landscaping character,' -sign character,
traffic circulation ingress and egress, and any other development
and design control necessary to implement the Plan. Said
controls l:d relate to both private and public areas within
the Project Area. No new development shall be constructed and no
existing improvements shall be substantially modified, altered,
repaired, or rehabilitated except in accordance with the
aforementioned standards for development. Said standards may be
developed and adopted by the Redevelepment Agency. The Agency
shall not approve plans which do not comply with the design
criteria.
1) Height and Bulk
on any building site the bulk of structures shall
COMPARISON OF 10300M.P50
AND 10301J.P50
REDLINE\10301L.RED
10/30/90 -45-
densities are these set ferth in the General Plan as sa4d--plan
exists or may hereafter be amended.
3) Dwelling Unit Count
The approximate number of housing units within the
Project Area at the time of preparation of this Plan -ELS 325.
including 121 mobile homes, and 32 recreation.vehicles being used
as permanent residencesm it is antieipated 4_--hat- as a result.ef
mebile liemes er reereatienal vehieles. Heweveic the tet-__
...............
.........................
..........................
number of
................................ ..................
dwellinunits
..%.%.%.%.%.-..-..%.%.%.%.%.-..%.%.%.%.%.-.-..%.%.-..-..-...%..... ...........-S.......% ..
............ .
...........
..
.................. ..... . ................... .... . . ........ .
.011 .............. ........ i.
....... ........................................ P ...... " ............................... ... . . . .....
COMPARISON OF 10300M.P50
AND 10301J.P50
REDLINE\10301L.RED
10/31/90 -46-
G. BUILDING PERMITS
Upen the adeptien ef this plan, ne permit shall be
a building permit shall be t4i,--
1 =111111111MI
W 0- W. N
. N1 NO El 11- 1
- WN .
COMPARISON orl0300M.rn
Avozomou.Pso
nEoLImo\oumL.aoo
10/31/90 -47-
dee-ision.
Within fifte�n days f reeeipt
of the —appeal the
evidenEye-i—thl@—Agee
Deny the applieatien.
mA
- - - - - -
Aejener
Therefore,
T
�i.r.�=eTi-1
T is final.However,
in :ti-. .-.
aets
COMPARISON OF 10300M.PSO
AND 10301J.P50
REDLINE\10301 L.RED
10/31/90 _48-
-
-
--
---
---- - --
-- - - -- -
- - -
-
-
- -
--
--
-- ---- - --
- --- - --
-
-- ----AmMa
- --
COMPARISON OF 10300M.P50
AND 10301J.P50
REDLINE\10301 L.RED
10/31/90 -4 9 -
irate the Further,
tra3
sur1ceunding neighberheeds —dawnte n.
new
skt-
i
—a imp
antieipated as result ef a;v=edsigning,mere—eego=enieamid
intended te-impreve tr-affie
seryiee—leyelScar3nte5eetiens
badly during times.
whi- h
are new eengested peak eemmute
Further
The Central Campbell Redevelepment
in
Projeet will
assist
Prejeet Area by the
preserving publie use ef Campbell
j eh E) e4: w--
High
COMPARISON OF 10300M.P50
AND 10301J.P50
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10/31/90 - 5 0 -
VII. METHODS FOR FINANCING THE PROJECT
A. GENERAL DESCRIPTION OF THE PROPOSED FINANCING METHOD
Upon adoption of this Plan by the City Council, the
Agency is authorized to finance this Project with financial
assistance from the City of Campbell, State of California, Santa
Clara County, Federal Government, property tax increments,
interest income, Agency notes and bonds, or any other available
source.
The advances for survey and planning and the operating
capital for administration of this Project may come through loans
from the City. Such loans shall be on terms established by the
City and the Agency. The City may also supply additional
assistance through City loans and grants for various public
facilities.
As available, Gasoline Tax funds from the State of
California and the County of Santa Clara may be used toward the
cost of the street system and related improvements. There will
also be some revenue accruing to the Project from interest earned
on investments of Agency funds.
The Agency.is hereby authorized to obtain advances,
borrow funds and create indebtedness.and other obligations in
carrying out this Plan after first submitting a_financing summary
of each project to the City Council. The principal and interest
on such advances, funds, indebtedness.and other obligations may
COMPARISON OF 10300M.P50
AND 10301J.P50
REDLINE\10301L.RED
10/31/90 -51-
be paid from tax increments or any other funds available to the
Agency.
B. TAX INCREMENTS
All taxes levied upon taxableproperty within the
Project Area each year by or for the.benefit of the State of
California, County of Santa Clara, City of Campbell, any
district, or other public corporation (hereinafter sometimes
called "taxing agencies") after the effective date of the
ordinance approving this Plan, shall be divided as follows:
1) That portion of the taxes which would be produced
by the rate upon which the tax is levied each year by or for each
of the taxing agencies upon the total sum of the assessed value
of the taxable property in the Project Area (as shown upon the
assessment roll used in connection with the taxation of such
property by such taxing agency), last equalized prior to the
effective date of such ordinance, shall be allocated to and when
collected shall be paid to the respective taxing agencies as
taxes by or for said taxing agencies on all other property are
paid. For the purpose of allocating taxes levied by or for any
taxing agency or agencies which did not include the territory of
the Project Area on the effective date of such.ordinance but to
which such territory has been annexed or otherwise included after
such effective date, the assessment roll of the County of Santa
Clara last equalized on the effective date of said ordinance
COMPARISON OF 10300M.P50
AND 10301J.P50
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10/31/90 -5 2 -
shall be used in determining the assessed valuation of the
taxable property in the Project on the effective date; and
2) That portion of said levied taxes each year in
excess of such amount shall be allocated to and when collected
shall be paid into a special fund of the Agency to pay the
principal of and interest on loans, monies advanced to, or
indebtedness (whether funded, refunded, assumed or otherwise)
incurred by the Agency to finance or refinance, in whole or in
part, the Central Campbell Redevelopment Project. Unless and
until the total assessed valuation of the taxable property in the
Project Area exceeds the total assessed valuation of the taxable
properties in such Project as shown by the last equalized
assessment roll referred to in paragraph (1) hereof, all of the
taxes levied and collection upon the taxable property in the
Project shall be paid into the funds of the respective taxing
agencies. When said loans, advances and indebtedness, if any,
and interest thereon, have been paid, all monies thereafter
received from taxes upon the taxable property in the Project
shall be paid into the funds of the respective taxing agencies as
taxes on all other property are paid.
The portion of taxes mentioned in subdivision (2)
above may be irrevocably pledged by the Agency for the payment of
the principal of and interest on money advanced, loans, or any
indebtedness.(whether funded, refunded, assumed or otherwise) by
COMPARISON OF 10300M.P50
AND 10301J.P50
REDLINE\10301L.RED
10/31/90 -53-
the Agency to finance or refinance in whole or in part, the
Central Campbell Redevelopment Project.
The Agency is'authorized to make such pledges as
to specific advances, loans, indebtedness; and other obligations
as appropriate, in carrying out the Project.
As to the tax increments generated within the
Project Area, no loans, advances or indebtedness shall be
established or incurred by the Agency after the expiration of
twenty years from date upon which this Plan was adopted without
further amendment to this Plan.
The undertaking of the downtown revitalization and
the construction of necessary traffic circulation and street
improvements will be -very costly projects. Further, the
development of the Community Center and the provision of adequate
relocation assistance will also require substantial funding.
Therefore, given these major concerns, as well as the need to
support low and moderate income housing, the following tax
increment revenue ceilings will be in effect.
The amount of such bonded indebtedness outstanding
at any one time shall not exceed the value which is equivalent to
$20,000,000 1983 dollars. The equivalent value will be
determined by multiplying $20,000,000 by the ratio between the
January, 1983 Engineering and News Record Construction Index
divided into the same index at the time the calculation is made.
The updated value of previously incurred bonded debt will be
COMPARISON OF 10300M.P50
AND 10301J.P50
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10/31/90 - 5 4 -
subtracted from the updated $20,000,000 base to determine the
amount of additional bonded indebtedness which can be assumed by
the Agency.
As to the tax increments.generated within the
Project Area, no more than $72,000,000 may be divided and
allocated to the Agency without further amendment of this Plan.
C. OTHER LOANS AND GRANTS
Any other loans,.grants, or financial assistance from
any other public or private source may be utilized if available.
VIII. ACTIONS BY THE CITY
The City shall aid and cooperate with the Agency in
carrying out this Plan and shall take all actions necessary to
ensure the continued fulfillment of the purposes of the Plan to
prevent the recurrence or spread in the area of conditions
causing blight. Action by the City may include, but not be
limited to, the following:
A. Initiation and completion of proceedings for opening,
closing, vacating, widening, or changing the grades of streets,
alleys, and other public rights -of -ways, and for necessary
modifications of the streets, the street layout, and other public
rights -of -way in the Project Area. Such action by the City shall
include proceedings for the abandonment and relocation of public
utilities in the public rights -of -way as appropriate to carry
out this Plan.
COMPARISON OF 10300M.P50
AND 10301J.P50
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B. Initiation and completion of proceedings necessary
for changes and improvements in publicly -owned public utilities
within or affecting the Project Area.
C. Imposition wherever necessary (by conditional use
permits or other means) of appropriate controls, within the
limits of this Plan, upon parcels in the Project Area to ensure
their proper development and use.
D. Provision for administrative enforcement of this
Plan by the City after development. The eity and the Ageney shall
Plan.
E. Performance of the above, and of all other
functions and services relating to public health, safety and
physical development normally rendered in accordance with a
schedule which will permit the development of the Project Area,
to be commenced and carried to completion without unnecessary
delay.
IX. ENFORCEMENT
After development, the administrative enforcement of this
Plan or other documents implementing this Plan shall be performed
by the City or the Agency.
COMPARISON OF 10300M.P50
AND 10301J.P50
REDLINE\10301L.RED
10/31/90 -5 6 -
The provisions of this Plan or other documents entered into
pursuant to this Plan may also be enforced by Court litigation
instituted by either the Agency or the City. Such remedies may
include, but are not limited to, specific performance, damages,
re-entry, injunctions, or any other remedies appropriate to the
purposes of this Plan. In addition, any recorded provisions
which are expressly for the benefit of owners of property in the
Project Area, may be enforced by such owners.
X. DURATION OF THIS PLAN
Except for the nondiscrimination and nonsegregation
XI. PROCEDURE FOR AMENDMENT
This Plan may be amended by means of the procedure
established in the.Redevelopment_Law (see California Health and
Safety Code 33450 to 33458), as the same now exists or as
hereafter amended, or by any other procedure hereafter
established by law.
COMPARISON OF 10300M.P50
AND 10301J.P50
REDLINE\10301L.RED
10/31/90 - 5 7 -
XII. CONSTRUCTION OF REPLACEMENT HOUSING
Pursuant to 33334.5 of the California Health and Safety
Code, the Agency shall, within four years of the destruction or
removal of low and moderate income housing, develop, construct,
or cause to be rehabilitated, developed or constructed, for
rental or sale to families of low and moderate income, an equal
number of replacement dwelling units at affordable rents or sales
prices within the Project Area or within the territorial
jurisdiction of the Agency, in accordance with all of the
provisions of 33413 and 33413.5 of the California Health and
Safety Code.
XIII. ADDITIONAL AUTHORITY
In addition to the programs, undertakings, activities
and authority specifically set forth here, the Redevelepment
Agency is authorized to use any and all authority available to
the Agency to carry out the goals and objectives as such
authority is set forth in the Community Redevelopment Law, as
such law now permits or as it may be amended in the future.
XIV.
>>::cis::>urtatut.�..n .�....... u.... ec.i�.r
COMPARISON OF 10300M.P50
AND 10301J.P50
REDLINE\10301L.RED
10/31/90 -58 -
COMPARISON OF 10300M.P50
AND 10301J.P50
REDLINE\10301L.RED
10/31/90 -59-
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Low Density Residential Less Titan 6 Units Per Gr A
Low -Medium Density Residential 6 t3 Units Per Gr A
High Density Residential 21 -27 units Per Gr A
I,Iij? Commercial
Professional Office
Public. Semi -Public
Professional Office and/or High Density Residential
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EXHIBIT B
REDEVELOPMENT PLAN MAP
LAND USE ELEMENT
Medium Density Residential and/or Professional Office
Commercial and/or Industrial
Commercial/Professional
17,777,71, Office/Hiph Density
Residential
-Professional Office/Low
Density Residential
Industrial — Low - Medium Density Residential
Commercial or Industrial or High Density Residential
Office — Low - Medium Density Residential
0
91:J kyj I= I',, I E:J:ie
EXIBIT D
LEGAL DESCRIPTION
The legal description is on file at the offices of the Redevelopment
Agency.