CC Resolution 10764
RESOLUTION NO. 10764
BEING A RESOLUTION OF CITY COUNCIL OF THE CITY OF
CAMPBELL ADOPTING THE EAST CAMPBELL AVENUE MASTER
PLAN.
After notification and public hearing as specified by law on the proposed East Campbell
Avenue Master Plan, and after presentation by the Community Development Director,
proponents and opponents, the City Council did determine that the adoption of the East
Campbell Avenue Master Plan is warranted based upon the following findings:
1. The Plan is consistent with the General Plan, Land Use and Transportation Element, in
that Campbell's General Plan, Land Use and Transportation Element, includes goals,
policies and strategies that promote community design for mixed use and in-fill
projects, streetscape standards, gateways, building and site design, and area plans
and special project areas. Specifically, General Plan Strategy LUT -2.2a, Roadways for
a Variety of Users; Strategy LUT-2.2d, Slow Traffic in Downtown; Strategy LUT-3.1c,
High Density Residential near Light Rail; Strategy LUT -5.3f, Redevelopment in the
Downtown; Strategy LUT-5.3g, Day and Evening Activities Downtown; Policy LUT-6.1,
Enhancement of Downtown Gateways; Strategy LUT-7.2b, Public Art; Strategy LUT-
7.2g, Landscaped and Tree Lined Streets; Strategy LUT-7.2h, Consistent Right-of-Way
Treatment; Strategy LUT-7.2i, Pedestrian-friendly Streets; Strategy LUT-7.3a, Safe
Intersection Design; Strategy LUT-7.3b, Street Lighting; Strategy LUT-7.3c, Traffic
Control Devices; Strategy LUT-9.3a, Public Input on Plans; Strategy LUT-13.2a,
Sufficient Downtown Parking; and Goal LUT-19, Vibrant Downtown consistent with the
Campbell Downtown Development Plan. The Plan supports these General Plan goals,
policies and strategies by augmenting the Downtown Development Plan, Appendix A 1,
by establishing specific criteria for public and private development in the Downtown
section of East Campbell Avenue between Railway and Union Avenues.
2. The proposed project is consistent with the Municipal Code, in that the Plan is
consistent with CMC Section 21.12.030, Planned Development Zoning District; and
Chapter 21.28, Parking and Loading. The Plan augments CMC Section 21.12.030,
Planned Development Zoning District by communicating specific standards to aid in the
orderly development of both public and private improvements, thereby assisting with
the review process required by the Municipal Code and increasing predictability for
private property owners and developers.
3. The project qualifies for reliance upon a previous environmental review per Section
15162 of the California Environmental Quality Act (CEQA), pertaining to Subsequent
EIR's and Negative Declarations.
City Council Resolution
Approving the East Campbell Avenue Master Plan
Page 2
Based upon the foregoing findings of fact, the City Council further finds and
concludes that:
1. The proposed Plan is consistent with the General Plan.
2. The proposed Plan complies with all applicable provisions of this Zoning
Code and the Municipal Code.
3. The Master Plan has been reviewed and recommended for approval by the
Planning Commission.
4. No substantial evidence has been presented which shows that the proposed
Plan, as currently presented, will have a significant adverse impact on the
environment; and in fact, the Plan provides assistance in complying with
CEQA.
5. There is a reasonable relationship and a rough proportionality between Plan
and CEQA requirements.
IT IS HEREBY RESOLVED that the City Council of the City of Campbell
approves the East Campbell Avenue Master Plan pursuant to Exhibit A,
Proposed Public Improvements, and Exhibit 8, Private Development Standards.
PASSED AND ADOPTED this 15th
following roll call vote:
day of
May
, 2007, by the
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Kennedy, Hernandez, Low, Burr, Furtado
None
None
None
ATTEST:
APPROVED:~~ ~ 1~
a- ~ Daniel E. Furtado, Mayor \
Anne Bybee, City Clerk
Exhibit A
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Exhibit B
EAST CAMPBELL AVENUE MASTER PLAN
A. DEVELOPMENT STRATEGY
East Campbell Avenue, from Union to the railroad tracks, is a transitional corridor
linking Campbell's Historic Downtown-with its array of shops set in a small-town
atmosphere-to the more modern Pruneyard Towers and Shopping Center.
Currently, this stretch of East Campbell Avenue has significant redevelopment
potential. The goal of this plan is to create a more pedestrian-friendly
environment by developing mixed-use buildings which edge the street, and
redesigning the streetscape to activate a vibrant connection between the
successful Downtown Core and the Pruneyard. Street improvements shall
include multi-modal transportation opportunities for vehicles, bikes and
pedestrians; as well as aesthetic improvements such as lighting, landscaping,
gateway signage, street furnishings and public art. This area includes two
gateway improvement opportunities: the intersection of Campbell Ave. and
Railway Ave. / Civic Center Dr. to the west, and the Highway 17 overpass tunnel
to the east.
While this stretch of East Campbell Avenue shall be compatible with the
character of Downtown, it will not duplicate its form. Unlike East Campbell
Avenue west of the railroad tracks (Downtown Core), the right-of-way width in
this area is 60 feet. This increased street width creates opportunities for larger
building masses without creating a tunnel effect. For parcels with low-density
residential adjacencies, an increased rear setback is required to minimize the
impact of new development.
While an increased scale would differentiate this section of East Campbell
Avenue from the Downtown Core, architecturally they would be compatible.
Many of the standards guiding development in the Downtown Core are
incorporated, including those pertaining to the land-use. Development along this
section of East Campbell Avenue is intended to expand on Downtown's small-
town feel.
B. DEVELOPMENT STANDARDS
1. Permitted, Conditional and Prohibited Uses
The subject parcels in this Plan area are zoned Planned Development.
The Planned Development Zone District regulations do not specifically list
CC Approval of 5/15/07
East Campbell Avenue Master Plan
Page 2 of 6
Exhibit B
Permitted, Conditional and Prohibited Uses. Instead, allowed uses in the
Planned Development zoning district are determined by referencing the
zone district which corresponds with the General Plan designation. The
subject parcels have a General Plan designation of Central Commercial,
therefore Permitted, Conditional and Prohibited Uses shall be those set
forth in the C-3 zoning district.
In general, the vision for this Plan area shall be ground floor
retail/restaurant, with upper floor residential/office.
In consideration of future uses, it is expected that a variety of ground floor
retail businesses and eating establishments shall be maintained to
achieve a balanced and distinctive pedestrian-oriented experience without
an over-concentration of anyone type of use.
2. Sidewalks
In conformance with the East Campbell Avenue Streetscape Plan:
a. Include sidewalks of sufficient depth to accommodate outdoor seating
for restaurants or cafes. This may include the use of private property.
Outdoor seating shall be in compliance with CMC Section 21.36.150,
Outdoor Seating.
b. Include street trees in conformance with applicable Zoning and
General Plan provisions.
c. Develop sidewalk with "bulb-outs".
3. Building Height
a. Maximum building height shall be 45 feet. Buildings in this Plan area
shall vary in height to achieve an eclectic rhythm. An eclectic rhythm
shall be achieved by varying building heights both within and between
buildings. This can be achieved by "wedding-caking" (locating taller
building elements at the center of the building's mass). "Wedding-
caking" shall not preclude taller architectural elements at street
corners. New construction shall require a Pre-Application Review by
SARC for a massing study.
b. Minimum building height shall be two stories.
c. Ground floor interior finished ceiling heights shall be a minimum of 15
feet to accommodate retail operations.
4. Floor Area Ratio (F.A.R.)
a. Maximum FAR shall be 1.5 (exclusive of residential).
CC Approval of 5/15/07
East Campbell Avenue Master Plan Exhibit B
Page 3 of 6
5. Front Setbacks - as measured from the rear end of abutting
sidewalks.
a. The first floor shall front the property line, utilizing a zero foot setback,
to create a pedestrian accessible retail experience. Deeper breaks to
the streetscape shall be considered for larger developments.
b. Adjustments to the setback requirement with regard to the use of
special architectural features or other elements may be approved by
the decision making body.
6. Rear Setbacks - as measured from abutting property line.
a. North Block 1 (Between tracks and Foote Street)
i. Shall be a minimum of 10 feet from the railroad right-of-way.
b. North Block 2 (Between Foote Street and Page Street)
i. Minimum first and second floor setbacks shall be 15 feet.
ii. Minimum third floor setback shall be 20 feet.
c. North Block 3 (Between Page Street and Poplar Avenue)
i. Minimum first and second floor setbacks shall be 15 feet.
ii. Minimum third floor setback shall be 20 feet.
d. North Block 4 (Between Highway 17 and Union Avenue)
i. Subject to building code standards.
e. South Block 1 (Between Railway Avenue and Dillon Avenue)
i. Minimum setback shall be 10 feet
f. South Block 2 (Between Dillon Avenue and Gilman Avenue)
i. Minimum setback shall be 10 feet.
g. South Block 3 (Between Highway 17 and Union Avenue)
i. Minimum setback shall be 5 feet.
7. Side Setbacks
a. Shall be zero feet except as necessary for pedestrian or vehicular
access ways.
b. Deeper side yard setbacks shall be provided at corner side yards.
8. Site Access
a. Pedestrian Access - Every building and tenant space shall provide a
main entrance directly adjacent to the sidewalk frontage. Rear
pedestrian access from parking lots shall be limited to emergency
exiting.
b. Driveways/Curb Cuts
i. Minimize the number of driveways/curb cuts by development of
shared parking lots where possible.
ii. Limit the number of driveways/curb cuts to a maximum of 1 two-
way curb cut, or 2 one-way curb cuts per building.
CC Approval of 5/15/07
East Campbell Avenue Master Plan
Page 4 of 6
c. Service Areas and Access Drives
i. Centralize and share service areas/access drives wherever
possible. Service areas (including dumpsters and similar facilities)
shall be accessed from side or rear parking areas, and shall be
screened by architectural walls, fencing, and/or planting, as
appropriate.
ii. Consider residential adjacencies when designing services
areas/access drives.
Exhibit B
9. Parking
a. Minimum Requirements
i. All new developments are subject to existing city parking
requirements.
ii. Adjustments to parking requirements may be approved by the
decision making body pursuant to CMC 21.28.050.
b. Surface Lots
i. No new surface parking shall be developed fronting East Campbell
Avenue.
II. Surface parking shall be permissible only in the rear of new
developments.
III. Surface lots shall be screened with an attractive fence or wall that
compliments the material of the principal building. Walls or fences
shall not exceed a height of 6 feet.
iv. All surface lots shall utilize trees or other landscaping to provide
shade throughout the lot.
v. Where rear parking lots are provided, access ways shall be well lit
and landscaped.
c. Below Grade Parking
i. Below grade parking is encouraged where feasible.
ii. Parking structures located on East Campbell Avenue should
incorporate retail store-front at the ground level, along front-facing
elevations to prevent the creation of "dead zones".
iii. Prohibit podium parking where the design of the podium parking
would raise the ground floor along the streetscape above the street
level or be visible along the Campbell Avenue frontage.
10. Utilities
a. Utility boxes and equipment shall be under grounded to the extent
feasible and practical.
CC Approval of 5/15/07
East Campbell Avenue Master Plan
Page 5 of 6
Exhibit B
C. DESIGN GUIDELINES
1. Ground level Treatment
The Ground-Level on East Campbell Avenue shall include design
features, such as retail display windows and building articulation, which is
attractive and pedestrian oriented. Particular attention should be given to
craftsmanship and detailing within the pedestrian's range of experience.
The use of special storefront detailing, special materials, planters, outdoor
seating, decorative pavers, flags and banners shall be included to
reinforce the pedestrian nature of the street.
Buildings facing East Campbell Avenue shall be designed to maintain a
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 East Campbell
Avenue corridor.
2. Facade Treatment and Massing
To expand on the present scale and character of the downtown district,
large, uninterrupted expanses of horizontal and vertical wall surface
should be avoided. Large buildings should be divided into multiple store
fronts or similarly scaled elements to complement the existing small
property divisions. Building facades should respond to the relatively
narrow increments of development (25' to 50') with variation in building
planes. Eclectic rhythm shall be accomplished by varying the design of
building fenestration and materials between buildings.
Attention to detail should be given to elevations that include a mix of
finishing materials, fayade ornamentation, lighting, flower boxes and
storefront articulation. Corner parcels are encouraged to incorporate
special features such as rounded or cut corners, special corner entrances,
display windows, corner roof features, etc. Additionally, the massing of
development should be designed to reflect the downtown's diverse
character and scale through variation in roof line, building plane and
materials. Building elements which add scale and interest such as second-
story bay windows, parapets, and cornices, are encouraged.
Ground floor windows shall be attractive, inviting, and enticing to
passersby. Windows should be inset generously from the building wall to
create shade and shadow detail. Retail establishments should utilize
expansive storefront windows to provide the appropriate setting for
displaying and marketing retail merchandise.
CC Approval of 5/15/07
East Campbell Avenue Master Plan
Page 6 of 6
Exhibit B
3. Building Materials
Building materials should be of a high quality. A mix of materials IS
encouraged to continue the eclectic rhythm of Downtown.
4. Signs
All signs shall be of a high quality and complement current signage in
Downtown, with respect to size, color, and design. All signs on East
Campbell shall substantially conform to guidelines specified in Sign
Standards for Historic Downtown Campbell.
CC Approval of 5/15/07