CC Resolution 9633
RESOLUTION NO. 9633
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAMPBELL,
APPROVING A TEXT AMENDMENT TO THE SAN TOMAS AREA
NEIGHBORHOOD PLAN. FILE NO. TA 99-01.
After notification and public hearing as specified by law on the application for approval of a Text Amendment as
referenced in the above heading and after presentation by the Community Development Director, proponents and
opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council did find as follows, with respect to File No. T A
99-0 I :
1. The proposed amendments represent minor changes to the San Tomas to ensure greater consistency of street
improvements.
2. The proposed text amendment clarifies street improvement requirements of the San Tomas Area
Neighborhood Plan (ST ANP).
3. The proposed text amendment allows minor additions to existing single-family homes provided the addition
blends into the neighborhood.
4. The proposed text amendment will protect the public health, safety and welfare by ensuring safe places for
pedestrians to walk to public facilities in the neighborhood.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
I. The proposed text amendment is consistent with the intent and purposes of the San Tomas Area
Neighborhood Plan, and
2. The proposed text amendment is consistent with the development policies and objectives of the General
Plan by preserving the unique character of the San Tomas Neighborhood.
Based upon the above findings, the City Council approves Text Amendment by upholding the Planning
Commission's recommendation as presented in Planning Commission Resolution No. 3252.
PASSED AND ADOPTED this 18th day of ..Jan. r ..:WOQ by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Dougherty, Furtado, Watson, Dean, Kennedy
None
None
None
APPROV
ATTEST:
2
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Anne Bybee, City Clerk
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Campbell City Hall
70 N. First Street
Campbell, CA 95008
408.866.2140
www.ci.campbell.ca.us
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 18,2000
"
ACKNOWLEDGMENTS
City Council-1993
Barbara Conant, Mayor
Jeanette Watson, Vice-Mayor
John Ashworth
Donald Burr
Robert Dougherty
Plannin:: Commission-1993
I. Bud Alne, Chairperson
Lee Akridge
Mel Lindstrom
Jane Meyer-Kennedy
Jay Perrine
City Council-2000
Jane P. Kennedy, Mayor
Matthew Dean
Robert Dougherty
Dan Furtado
Jeanette Watson
Plannin~ Commission-2000
Elizabeth Gibbons, Chairperson
Mel Lindstrom, Vice Chairperson
Tom Francois
Joe Hernandez
Bradway Jones
Susan Kearns
Dennis Lowe
San Tomas Study Task Force-1993
Patty Heintz
Pat McCullough
Jim Mackay
Dawn Vadbunker
John Ashworth
I. Bud Alne
City Staff - 1993
Campbell Community Development Department:
Steven Piasecki, AICP, Community Dev. Director
Randal Tsuda. AICP. Senior Planner
Curtis Banks, AICP, Project Manager-1993
Campbell Public Works Department:
Robert Kass, Public Works Director
Bill Helms, Land Development Manager
Joan Bollier, P.E., City Engineer
Michelle Quinney, P.E., City Engineer
Gary Kruger, P.E., Traffic Engineer
Mark R. Srebnik, Architect, AlA, Design Criteria
Saw Yu Wai, Transportation Graphics
Jeff Berberich, Land Use Graphics
Karl Lucas
Susanne Waher
Rich Taborek
Pam Warren
Donald Burr
Jane Meyer-Kennedy
City Staff. 2000
Campbell Community Development Department:
Steven Piasecki, AICP, Comm.Dev. Director (former)
Sharon Fierro, Interim Comm. Dev. Director
Katrina Rice Schmidt, AICP, Project Planner
Campbell Public Works Department:
Robert Kass, Public Works Director
BiII Helms, Land Development Manager
MicheJle Quinney, P.E., City Engineer
Matthew Jue, P.E., Acting Traffic Engineer
Derek Gade, P.E., Assistant Engineer
Consultants
.
TABLE OF CONTENTS
Page
INTRODUCTION........ ............. ....... ....... ............................................................ ... .......... 1
LAND USE IS SUES.............................................. ...... .................................................... 4
GOAL STATEMENT......................................................................................... 4
o BlECTIVES............................................................ .......................................... 4
LAND USE POLICIES............................... ........................................................ 4
Relationship to Municipal Code.............................................................. 4
Setbacks... ...... ...................... ........ ...... ................... ............... .......... .......... 4
Front Yard Setbacks........................ ............................................ 4
Side Yard Setbacks............... ..... ........................... ...... ................. 5
Rear Yard Setbacks................... .................................................. 6
B ui Idi ng CoveragelFloor 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
Landscapi ng............................................................................................ 10
Site and Architectural Review................................................................ 10
General Plan/Zoning Amendments.......... ........................................ ...... 16
PI anned Development Zones.................................................................. 17
TRANSPORTATION ISSUES....................................................................................... 20
GOAL STATEMENT....................................................... .................................. 20
o BlECTIVES..................................................................................................... 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
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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Neighborhood Plan
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
Page -2-
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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.
Page -3-
San Tomas Area
-
Neighborhood Plan
LAND USE ISSUES
Goal Statement
These policies are intended to preserve the unique qualities ofthe 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.
S. 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 comer lots.
Page -4-
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Neighborhood Plan
Zoning District
R-1-6
R-1-8
R-I-9
R-l-lO
R-1-16
2. Side Yard Setbacks
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FRONT YARO 6ETeACK
Setback
The greater of five feet, or one-half the height of the
building wall adjacent to the property line.
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.
Page -5-
San Tomas Area
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Neighborhood Plan
3. Rear Yard Setbacks
Zoning District
Setback
R-1-6
a.
b.
20'
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
R-1-9
R-l-lO
R-1-16
20'
25'
25'
25'
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C. Building CoveragelFloor 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.
Page -6-
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Neighborhood Plan
Building coverage and FAR calculations shall be ofthe net lot area, excluding private streets,
common areas or the stem of flag lots:
Zoning
District
Building
Coverage
Ratio
40%
35%
35%
35%
35%
R-1-6
R-I-8
R -1-9
R-I-IO
R-I-16
Floor
Area
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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 \..OT COVeRAGe- - FLOOfl,. AR~ RAilO
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 a9dition 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-l-lO 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 ofthe 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-l-l 0 zoning district would be based on the standards for the R-1-6 zoning
district. )
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San Tomas Area
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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.
Page -8-
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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-I-6
R-I-8
R-I-9
R-I-I0
R-I-16
60'
70'
70'
80'
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.
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8' to 9'
9' to 10'
1 0' to 1 1 '
11 ' to 12'
12' to 13'
13' to 14'
14'
Setback
5.0'
6.5'
8.0'
9.5'
11.0'
12.5'
14.0'
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Page -9-
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 21.08.020.0 oftheCampbell 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-I-9, R-I-l 0
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
Page - 10-
San Tomas Area
-
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 followin~:
. 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
. Page -11-
San Tomas Area
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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.
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Page -12-
San Tomas Area
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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 (Chan~es 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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P.age -13-
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.
Page -14-
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.
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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.
Page -15-
~
Neighborhood Plan
3. Second floor decks oriented toward the side and rear yards can be a source of pri vacy
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 ofparcel(s) in the San Tomas Area.
I. 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.
. Page -16-
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 Proiects (Jess 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.
Page -17-
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 pri vate 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- Medi urn Density Proiects ( 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 indi vidual
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 pri vacy
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 Ii ving 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 fi ve
feet.
Page -18-
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.
P~ge -19-
__ .._.__ _~J....___
~
Neighborhood Plan
TRANSPORT A TION 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
I. 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 fo~ improved drainage.
Page -20-
-----~~.~-._--~
S an 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.
Page -21-
Appendix A
San Tomas Public Improvement Plan
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Appendix B
Streets Listed by Type of Improvements
Streets Listed by Type of Improvements. Adopted by City Council Resolution 1/18/2000
(A) Streets or street segments that are fully or substantially improved with curb, gutter and/or sidewalk
improvements; or with rolled curbs (infilllots will continue to require full improvements)
1 Adrien Drive
2 Albert Way
3 Allen Way
4 Alpha Court
5 Archer Court
6 Archer Way
7 Ashlock Court
8 Audrey Avenue (south side-from east of Oburn to Burrows)
9 Bearden Drive
10 Bedal Lane
11 Beta Court
12 Beth Way
13 Bracebridge Court
14 Bucknam Avenue (Peggy to Shadle and Sonuca to Virginia)
15 Bucknam Court
16 Budd Avenue
17 Budd Court
18 Buddlawn Way
19 Capri Drive (north of Hacienda)
20 Capri Drive (West Parr to Division)
21 Chapman Drive (south side from Capri School to Virginia)
22 Cobblestone (Private street)
23 Connie Drive
24 Cora Court
25 Corliss Way
26 Crockett Avenue (South of San Tomas Aquino Road)
27 Cullen Court
28 De Carli Court
29 Del Loma
30 Division
31 Ebbets Drive
32 Ecker Court
33 Elwood Drive
34 Fairland Court
35 Fairlands Avenue
36 Fawn Court
37 Fawn Drive
38 Gamma Court
39 Gay Avenue
40 Ginden Court
41 Glnden Drive
42 Glenblair Way
43 Gwen Drive
44 Hacienda Court
45 Hacienda Avenue (west of Harriett)
46 Harriet Avenue (North of Westmont)
47 Harriet Court
48 Hazel Court (Private)
49 Hyde Court
50 Hyde Drive
51 Inskip Drive
52 Inwood Drive
53 Inwood Court
54 Jeffery Avenue
55 Jonathan Court
56 Jones Way
57 Kara Way (private)
58 Keith Drive (west of San Tomas Aquino Road)
59 Kenneth Avenue (north of Budd Avenue)
60 La Corona Drive (private)
61 La Plata Plaza
62 Lamont Court
63 Lana Court
64 Laura Court
65 LaUfa Drive-
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(A) Streets or street segments that are fully or substantially improved with curb, gutter and/or sidewalk
improvements; or with rolled curbs (Infilllots will continue to require full improvements) _ continued
66 Linda Drive
67 Littleton Place)
68 Louise Court
69 Lovell Avenue-north side (between San Tomas Aquino and Sonuca)
70 Lovell Avenue (east of Sonuca)
71 Loyalton Drive
72 Luika Place
73 Maggio Court
74 Manton Court
75 Margaret lane
76 Marilyn Drive
77 Marsan Court
78 Mary Court
79 Maysun Court
80 McCoy Avenue
81 Millbrook Court
82 Miller Avenue
83 More Avenue
84 Oburn Court
85 Parkhurst Drive
86 Patricia Court
87 Peachtree Court
88 Peggy Avenue (west side-north of Hacienda)
89 Peggy Court
90 Pollard Court
91 Robnick Court
92 Saffle Court (private)
93 Scott Court
94 Shadle Avenue
95 Sharmon Palms Lane
96 Sharon Court
97 Sheila Court
98 Silacci Drive
99 Smith Avenue
100 Smokey Court
101 Sobrato Court
102 Sobrato Lane
103 Sobrato Way
104 Sobrato Drive
105 Sonuca Ave (east side between Hacienda and Lovell)
106 Sonuca Court
107 Steinway Avenue (from 300 feet east of Peggy to Virginia)
108 Summerfield Drive
109 Sunnyarbor Court
110 Sunnyoaks Avenue
111 Sunnypark Court
112 Theresa Avenue (from 600 feet east of Virginia to West Parr Avenue)
113 Torero Plaza
114 Vanderbilt Drive (San Tomas Aquino to Weston)
115 Van Dusen Drive
116 Via Ranchero
117 Virginia Avenue (south of Hacienda)
118 Virginia Court
119 Waldo Road (west of Sobrato)
120 Wellington Place
121 Weston Drive (west side of street)
122 York Avenue (unimproved portion)
(8) Streets to remain with no curb, gutter and sidewalks.
1 Abbott (east side. south of Hacienda)
2 Abbott (between Westmont and Hacienda)
3 Audrey (unimproved portion from Hack to Capri School)
4 Audrey (unimproved portion northside between Hack and Burrows)
5 Bucknam (Peggy to Sonuca)
6 Capri Drive (Hacienda to West Parr)
7 Chapman Drive (between Winchester and Capri; and Capri to Theresa)
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(8) Streets to remain with no curb, gutter and sidewalks. - continued
8 Chapman Drive (from Theresa west to existing curb)
9 Craig Avenue (South of Hazelwood)
10 Craig Court (North of Hazelwood)
11 Crockett Avenue
12 Emory Avenue
13 Estrelita Way
14 Filbert Way
15 Freda Court
16 Glenn Avenue (off Kenneth)
17 Hack Avenue
18 Hazelwood (Adjacent to Filbert and Pecan)
19 Hazelwood (south and north side between Ecker and Virginia)
20 Juanita Way
21 Kenneth Avenue (Budd to Sunnyoaks)
22 Lovell Avenue (south side between San Tomas Aquino and Sonuca)
23 Lucot Way
24 Munro Avenue
25 Old Orchard Road
26 Pecan Way
27 Peggy Avenue-(east side north of Hacienda)
28 Peggy Avenue (south of Hacienda)
29 Regina Way
30 Robin Lane
31 Ronald Avenue (off Kenneth)
32 Sonuca Ave-(west side between Hacienda and Lovell)
33 Stevens Court
34 Sunnybrook Drive
35 Theresa Avenue (from 600 feet east of Virginia to West Parr Avenue)
36 Vale Avenue
37 Waldo Road (east of Sobrato)
38 Walnut Drive
39 We kiva Way
40 Wendell Drive
(C) Higher Volume Streets that require full Curb, Gutter and Sidewalk improvements
1 Burrows Road
2 Elam Avenue
3 Hacienda Avenue (east of Harriett)
4 Hazel Avenue
5 Pollard Road
6 San Tomas Aquino Road
7 Virginia Avenue (north of Hacienda)
8 Westmont Avenue (between Westmont High School and San Tomas Aquino Road)
9 West Parr Drive
10 Winchester Boulevard
(D) Streets with Partial Improvements that require Curb, Gutter and
Sidewalks to Provide More Consistent Improvements
1 Harriet Avenue (Between Westmont and Van Dusen)
2 Sonuca Avenue (between Lovell and Linda)
3 Steinway Avenue from Peggy Avenue to 300 feet east of Peggy
4 Weston Drive
(E)Streets that require rolled curbs for drainage purposes
1 Steinway Avenue from Burrows to Peggy
2 Walters Avenue
3 York Avenue (unimproved portion)
(F) Streets to be improved to provide'safe pedestrian access to schools or parks
1 Abbott Avenue - west side, south of Hacienda (add sidewalks to existing rolled curb)
2 Chapman Drive-south side (from Theresa to Capri School) (add curb, gutter, sidewalks)
(G) New streets planned to serve possible future development
1 Abbott Extension (north of Hacienda)
2 Rollinghills Center
3 Elam and Harriet
4 Hacienda near Harriet
Notes . Some of these streets have intermittent improvements in front of some parcels. These owners
would be given the option to remove these improvements at their own cost.
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