Final 2015-2023 Housing Element Appendices
CITY OF CAMPBELL
2015 – 2023 HOUSING ELEMENT
TECHNICAL APPENDICES REPORT
PREPARED BY:
METROPOLITAN PLANNING GROUP
579 CYLDE AVE, MOUNTAIN VIEW, CA
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City of Campbell
2015-2023 Housing Element
Technical Appendices Introduction
INTRODUCTION
This Housing Element Technical Appendices Report provides the detailed background information used in
developing the Element’s policies and programs for the 2015-2023 planning period. Providing the
technical information in a separate report allows the City of Campbell to focus the Housing Element on
housing strategies and solutions. The Technical Appendices Report consists of the following sections:
Housing Needs Assessment (Appendix A), which describes and analyzes Campbell’s
population, household, and housing characteristics and trends;
Housing Constraints (Appendix B), which assesses potential market, governmental, and other
constraints to the development and affordability of housing;
Housing Accomplishments (Appendix C), which evaluates the City’s progress in implementing
the housing programs established in the 2009 - 2014 Housing Element; and,
Analysis of Opportunity Sites (Appendix D), which assesses the ability of the City to provide
adequate sites to meet the Regional Housing Needs Assessment.
Public Outreach (Appendix E), which provides additional information on the public outreach
activities.
The Technical Appendices Report were prepared using various sources of information. The majority of
the data is from the 2000 and 2010 Census on population and housing, as well as American Community
Surveys between 2006 and 2011, and compares it to the corresponding data from Santa Clara County. In
addition to data provided by the U.S. Census Bureau, information from the following sources has also
been incorporated (where appropriate) into this information:
Association of Bay Area Governments (ABAG) Housing Element Data Profiles (January 2014) and
ABAG’s Regional Housing Needs Determination (July, 2013) provides demographic projections
and information on future housing needs;
Population and demographic data is updated by the State Department of Finance, and school
enrollment data from State Department of Education;
Housing market information, such as home sales, rents, and vacancies, is updated through
newspaper and internet rent surveys and DataQuick sales transactions;
Public and non-profit agencies are consulted for data on special needs groups, the services
available to them, and gaps in the system;
Lending patterns for home purchase and home improvement loans are provided through the
Home Mortgage Disclosure Act (HMDA) database.
Major Employers are provided by the City of Campbell Finance Department;
City of Campbell
2015-2023 Housing Element
Technical Appendices Introduction
Comparative data for income levels of various groups is provided by the Comprehensive Housing
Affordability Strategy, 2010;
Information on Campbell’s development standards are derived from the City’s Zoning Ordinance;
Property size and Assessors information provided by Santa Clara County Assessor’s Office; and
Information on Persons with Developmental Disabilities is provided by the California Department
of Development Services and Department of Social Services.
.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 1
APPENDIX A. HOUSING NEEDS ASSESSMENT
This section of the Housing Element discusses the characteristics of the City’s population and housing
stock as a means of better understanding the nature and extent of unmet housing needs. Appendix A,
the Housing Needs Assessment is comprised of the following components: (1) Demographic Profile; (2)
Household Profile; (3) Housing Stock Characteristics; and (4) Regional Housing Needs.
1. Demographic Profile
The type and amount of housing needed in a community are largely determined by population growth
and various demographic variables. Factors such as age, race/ethnicity, occupation, and income level
combine to influence the type of housing needed and the ability to afford housing. This section addresses
population, age, race/ethnicity and employment of Campbell’s residents.
A. Population Trends
Table A-1 displays population growth trends for the City of Campbell from 1990-2010, and compares this
growth to neighboring jurisdictions and the entire County of Santa Clara. As indicated below, the recession
between 2007 and 2009 dramatically slowed the rate of population increase for most of the depicted
jurisdictions. As the economy has improved, the rates of population growth have also increased. Much of
the increase in population growth for most of the established cities has been from the redevelopment of
existing sites into higher density residential projects.
Table A-1: Regional Population Growth Trends
Jurisdiction 1990 2000 2010 Percent Change by Decade
1990- 2000 2000-2010
Campbell 36,048 38,138 39,349 6% 3%
Los Gatos 27,357 28,592 29,413 5% 3%
San Jose 782,248 894,943 945,942 14% 6%
Santa Clara 93,613 102,361 116,468 9% 14%
Saratoga 28,061 29,843 29,926 6% <1%
Santa Clara County 1,497,577 1,682,585 1,781,642 12% 6%
Sources: 1990, 2000, 2010 Census
According to the State Department of Finance, local populations have continued to increase since the
2010 Decennial Census. All of the Cities described in Table A-1 have shown continuing population growth
through 2013. In 2013, according to the State Department of Finance, the population for the City of
Campbell had increased to 40,404. If the current rates of growth for these cities continued from 2010
through 2020, the percent change in their populations would have ranged between 9 and 14 percent.
According to the Association of Bay Area Governments (ABAG), the population for the City of Campbell is
expected to continue to increase through 2040. The estimated population in 2020 is 41,900, increasing
to 48,100 in 2040. ABAG expects to see rates of change between 6.5 and 7.5 percent for each decade
through 2040.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 2
B. Age Characteristics
A community’s housing needs are determined in part by the age characteristics of residents. Each age
group has distinct lifestyles, family type and size, income levels, and housing preferences. As people move
through each stage, their housing needs and preferences also change. As a result, evaluating the age
characteristics of a community is important in addressing housing needs of residents.
Table A-2 below summarizes the age characteristics of Campbell residents between 1990 and 2010, and
compares this with the County as a whole. For the most part, the population characteristics of the
community have stayed fairly constant except for a decrease in the number of Young Adults and the
corresponding increase in the number of Middle Age Adults. This appears to have occurred because of
the aging in place by large numbers of Young Adults between 1990 and 2010. The Young Adult population
(25 to 44) remains the largest segment (33%) of the City’s population though the size of this group has
steadily decreased since 1990. The next largest group is the Middle Age Adults (45-64) which comprised
28% of the population in 2010.
Table A-2: Age Distribution-City of Campbell
Age Groups 1990 2000 2010 Santa Clara
County (2010) Persons Percent Persons Percent Persons Percent
Preschool (Ages 0-4) 2,584 7% 2,491 7% 2,584 7% 7%
School Age (5-17) 4,507 13% 5,728 15% 5,687 14% 17%
College Age (18-24) 3,799 11% 2,910 8% 2,982 8% 9%
Young Adults (25-44) 15,596 43% 15,346 40% 12,834 33% 31%
Middle Age Adults (45-64) 6,194 17% 7,960 21% 10,868 28% 25%
Senior Adults (65+) 3,368 9% 3,703 10% 4,394 11% 11%
TOTAL 36,048 100% 38,138 100% 39,349 100% 100%
Median Age 32.5 35.2 38.3 36.2.0
Sources: 1990, 2000, 2010 Census.
Like many communities nationwide, Campbell’s population is aging. The City’s median age increased from
32.5 years in 1990 to 38.3 years in 2010. During this same time the countywide median age increased
from 32.0 to 36.2. This appears to correspond with the gradual increase in the number of Senior Adults
(65+). This aging in place trend is expected to continue into the near future. Many seniors are
homeowners and typically live in single-family homes, but may begin to consider trading down their larger
homes for smaller dwellings as their children leave home. To remain in their homes, some seniors may
also participate in home sharing programs.
Several trends could become apparent over the coming decade. Senior citizens can be expected to
continue to comprise a growing segment of Campbell’s population as the City’s middle age “baby
boomers” (45 to 64) age in place. Eventually, this pattern of aging in place will result in the recycling of
existing neighborhoods as Young Adults move back into the areas vacated by the Senior Adults and start
new families. Given this trend, there is a continued need to expand housing opportunities for seniors.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 3
C. Race and Ethnicity
The Bay Area has been gradually changing in the racial and ethnic composition of its population. These
changes have implications for housing needs to the extent that different groups may have different
household characteristics, income levels, and cultural background that affect their need and preferences
for housing.
Campbell, like many Bay Area communities, has also experienced gradual changes in the racial and ethnic
composition of its population. The White group continues to comprise the largest race/ethnic group in
Campbell at 58 percent, but this group’s share of the population has decreased steadily over the past two
decades, while the other race/ethnic groups grew noticeably both in size and proportion. This trend is
reflected in both the Dicennial Census and local school enrollments.
Among the major race/ethnic groups, the largest percentage increase in population between 1990 and
2010 was attributable to Asians (representing 78% of the population growth between 1990 and 2000) and
Hispanics (representing 64% of the population growth between 2000 and 2010). As shown inTable A-3,
the Asian/Pacific Islander share of the population increased from 9 percent in 1990 to 16 percent in 2010.
The Hispanic share grew from 11 percent to 18 percent. The number of residents in the “Other Race”
category grew dramatically in large part because unlike prior Census efforts, the 2000 and 2010 Censuses
allowed respondents to identify themselves as members of more than one racial group.1
Table A-3: Racial and Ethnic Composition–City of Campbell
Race/Ethnicity Group 1990 2000 2010 Santa Clara
County (2010) Persons Percent Persons Percent Persons Percent
White 28,029 78% 25,168 66% 22,866 58% 35%
Hispanic 3,839 11% 5,083 13% 7,247 18% 27%
Asian/Pacific Islander 3,281 9% 5,430 14% 6,362 16% 32%
Black 677 2% 932 2% 1,109 3% 2%
Other Race 222 1% 1,525 4% 1,765 4% 3%
TOTAL 36,048 100% 38,138 100% 39,349 100% 100%
Sources: 1990, 2000, 2010 Census
The student population in Campbell is diverse as well and reflects the demographic shift within the
community. An examination of recent enrollment data for local schools in the Campbell Union Elementary
that primarily serve the City of Campbell indicate that the traditional minority groups comprise the
majority of the student population.2 In academic year 2013/14, 54% of the student population are
Hispanic, 25% White, 12% Asian and Pacific Islander, 4% Blacks or African American, and 5% were
identified as an Other Race. This variation indicates that much of the older cohorts of the population are
predominantly White while the younger cohorts of the population are more diverse and more
representative of the current multi-ethnic California.
1 For 2000, the “Other Race” category includes American Indians and Alaska Natives, and persons who identified themselves as
“Some other race” and “Two or more races.”
2 Data was compiled from the Education Data Partnership website (http://www.ed-data.k12.ca.us/)
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 4
D. Education
Education and employment also have an important impact upon housing needs to the extent that
different jobs and income levels determine the type and size of housing a household can afford. According
to the 2010 Census, the educational level of Campbell residents is generally higher than that of the County
as a whole. For instance, the percentage of residents over age 25 without a high school diploma is 10
percent in the City, compared to 16 percent Countywide. Similarly, Campbell has a higher percentage of
residents with some college education and with a Bachelors Degree, though a smaller percentage of Post
Graduate Degree holders. The educational attainment of Campbell residents and residents countywide
are displayed in the Figure A-4.
Table A-4: Comparison of Educational Attainment
E. Employment Market
Table A-5 describes the types of occupations held by Campbell residents. As of 2010, three-quarters of
residents were employed in either managerial/professional occupations (50%), or
sales/technical/administrative occupations (26%). Relatively higher paying jobs are in both categories,
except for certain sales positions, translating into higher incomes for the residents engaged in these
activities. In contrast, there were noticeable declines in the number of residents engaged in the
occupational categories of production/crafts/maintenance; and farming/ forestry/ fishing. The long term
trend appears to be away from manufacturing and production and toward the professional and service
sectors. Furthermore, the primary growth within the Sales, Technical and Administrative sectors has been
in the technical and administrative areas.
0.00%
5.00%
10.00%
15.00%
20.00%
25.00%
30.00%
35.00%
High School
Graduate
Some
College
Bachelors
Degree
Post
Graduate
Degree
Campbell
Santa Clara County
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 5
The State Employment Development Department estimates that, as of November 2013, the labor force
for the City of Campbell was 23,000. The unemployment rate for City residents was 5.3%, compared to a
countywide unemployment rate of 6.2% and a statewide rate of 8.3%. Since the height of the recession
in early 2009, the unemployment rates for the City, County, and State has fallen by 2.4%, 1.5%, and 0.8%
respectively. The improved economy has the potential to improve many families access to affordable
housing.
The economic base for the City of
Campbell is founded on small to
medium-sized businesses. The
largest employers are shown in
Table A-6. Of the twenty largest
employers, eight are service
businesses, five are retail
oriented, and three are
manufacturing or technology
companies. The remaining
businesses are a variety of
medical, construction, or local
governmental organizations.
These 20 largest employers
represent only less than 20% of all
local jobs indicating that most
local employers are primarily
smaller sized businesses.
Future local job growth is
anticipated to be somewhat
limited. However the continued
expansion of regional employ-
ment will likely result in increased
demand for more affordable
housing in Campbell.
Table A-5: Civilian Employment Profile-City of Campbell
Occupations of Residents 1990 2000 2010
Persons Percent Persons Percent Persons Percent
Managerial / Professional 7,485 34% 10,951 50% 10,675 50%
Sales, Technical, Administrative 8,065 37% 5,417 25% 5,597 26%
Service Occupations 2,070 10% 2,243 10% 2,436 11%
Production/Crafts/Maintenance 2,408 11% 1,740 8% 1,300 6%
Operators, Fabricators, Labor 1,657 8% 1,400 6% 1,335 6%
Farming, Forestry, Fishing 131 1% 8 0% 83 <½%
Total 21,816 100% 21,759 100% 21,426 100%
Sources: 1990, 2000, 2010 Census.
Table A-6: Top 20 Employers-City of Campbell
Employer Number of Employees
Barracuda Networks Inc 393
Safeway 274
Whole Foods 250
Fry’s Electronics 229
Hunter Laboratories 200
Yousendit, Inc 200
Home Depot 189
Samma Technologies 182
Mohler, Nixon & Williams Accountancy 165
Moss Adams CPAs 161
City of Campbell 153
24/7 Customer Care 150
Senior Living Solutions 150
Kaiser Permanente Medical Group 145
Pacific Netsoft, Inc 138
Durham School Services 134
Chargepoint, Inc 120
On-Site.com 120
South Bay Senior Solutions 120
Kohl’s 112
Source: City of Campbell, Finance Department, 2014.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 6
According to the 2007 Economic Census (the most recent information available), there were
approximately 20,652 jobs in Campbell in 1,452 workplaces. In 2007 the local economy was a combination
of service/retail, professional, and manufacturing sectors. Since that time several of the larger
manufacturing and information service businesses have either relocated or have gone out of business. As
a result, the local economy is based primarily on the retail/service and professional sectors.
F. Jobs and Housing
The Jobs:Housing Ratio (or Jobs:Housing Balance) is a method used to indicate whether a community is
“balanced” from a housing and employment perspective. A community is considered balanced when
there are approximately an equal number of housing units and jobs (though the Jobs:Housing Ratio does
not consider the quality of the jobs in terms of the household incomes or affordability). In regional
planning programs, balancing jobs and housing is generally believed to reduce the amount of long distance
commuting, as well as achieving a number of other related goals such as reducing traffic congestion on
major freeways and arterials, improving regional air quality, and enhancing a community’s economic base.
Jobs and housing are considered to be balanced when there are an equal number of employed residents
and jobs within a given area, with a ratio of approximately 1.0.
Table A-7 compares the Jobs:Housing ratio for Campbell and other selected local jurisdictions. The
balance between jobs and housing is an important consideration in establishing housing production and
affordability goals. Based on ABAG estimates for 2007, Campbell has a Jobs/Housing ratio of 1.3. This
means that, within Campbell there are on average 1.3 jobs for each housing units. In comparison to many
of the surrounding jurisdictions, Campbell is relatively balanced community with slightly more jobs than
housing.
Table A-7: Jobs to Employed Residents Ratio
City
Jobs per Employed
Residents Ratio
Campbell 1.3
Los Gatos 1.8
San Jose 0.8
Santa Clara 1.9
Saratoga 0.6
Santa Clara County 1.1
Sources: ABAG Projections, 2013
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2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 7
2. Household Characteristics
Household type and size, income levels, the presence of special needs populations, and other household
characteristics determine the type of housing needed by residents. This section details the various
household characteristics affecting housing needs.
A. Household Type
According to the 2010 Census, Campbell is home to 16,163 households, of which 60 percent are families.
Families are comprised of married couple families with or without children as well as other family types,
such as female-headed households with children. Non-families, including singles and other households,
make up the other 40 percent of households in Campbell. Other households include residents in group
homes, roommates, and other unrelated persons occupying the same housing unit. As was the case in
1990, singles comprised roughly 30 percent of all households in the City. The household type trends are
shown in Table A-8.
Table A-8: Household Characteristics-City of Campbell
Household Type
1990 2000 2010
Households Percent Households Percent Households Percent
Total Households 15,312 100% 15,920 100% 16,163 100%
Families 8,849 58% 9,121 57% 9,686 60%
With Children (3,857) (44%) (4,452) (49%) (4,832) (50%)
Without Children (4,992) (56%) (4,669) (51%) (4,881) (50%)
Singles 4,438 29% 4,846 30% 4,805 30%
Other 2,025 13% 1,953 12% 1,672 10%
Average Household Size 2.35 2.38 2.42
Sources: 1990, 2000, 2010 Census.
The composition of households in Campbell remained relatively unchanged between 1990 and 2010.
There are, however, two noteworthy trends. These trends are the increase in the number of families with
children and the increase in the average persons per household since 1990. These trends reflect the
growth in the number of families with children as well as an increase in the number of households
“doubling up” to save on housing costs during the recent economic downturn commonly referred to as
The Great Recession (2007-2009).
B. Household Income
Household income is the most important factor affecting housing opportunity, determining a household’s
ability to balance housing costs with other basic necessities of life. Income levels can vary considerably
among households, based upon tenure, household type, location of residence, and/or race/ethnicity,
among other factors.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 8
Median Household Income
Based on the 2012 American Community Survey, the median annual household income of Campbell
households was $81,108. As shown below, the median household income in Campbell was comparable
to that in San Jose, and about 11% less than the median household income for Santa Clara County. The
median household incomes for Campbell and several surrounding cities are shown in Figure A-9.
Figure A-9: Median Household Income
Source: 2012 American Community Survey
Income Definitions
The State and Federal government classify household income into several groupings based upon the
relationship to the County Adjusted Median Income (AMI), adjusted for household size. The State of
California utilizes the income groups presented in Table A-10. However, federal housing programs utilize
slightly different income groupings and definitions with the highest income category beginning about 95
percent of the County AMI. For purposes of the Housing Element, the State income definitions are used
throughout, except for the data that have been compiled by the Federal Department of Housing and
Urban Development (HUD). When the Federal criteria are used, this fact will be specifically noted.
Table A-10: State Income Categories
Income Category % Countywide Adjusted
Median Income
Extremely Low 0-30% AMI
Very Low 0-50% AMI
Low 51-80% AMI
Moderate 81-120% AMI
Above Moderate 120%+ AMI
Source: Section 5000093 of the California Health and Safety Code
$-
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
$140,000
$160,000
$180,000
City of
Campbell
Town of Los
Gatos
City of San
Jose
City of Santa
Clara
City of
Saratoga
Santa Clara
County
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 9
Households by Income Levels
According to information compiled for the Comprehensive Housing Affordability Strategy, 69% of the
households in the City of Campbell are in the Moderate Income and Above Moderate Income categories.
While the absolute number of these households has increased since 1990, the relative percentage of these
higher income households has declined since 1990 (from 70.9% to 68.8%). The number of households by
the four income categories is depicted in Table A-11.
Table A-11: Household Income Levels-City of Campbell
Income Level 1990 2000 2010
Households Percent Households Percent Households Percent
Extremely Low Income (<30% AMI) 1,599 10% 1,636 10% 2,015 12%
Very Low Income (31-50% AMI) 1,513 10% 1,559 10% 1,680 10%
Low Income (51-80% AMI) 1,341 9% 1,629 10% 1,395 9%
Moderate Income and above
(Greater than 80% AMI) 10,859 71% 11,089 70% 11,215 69%
Total 15,312 100% 15,913 100% 16,305 100%
Source: 2000, 2010 Comprehensive Housing Affordability Strategy, (http://socds.huduser.org/chas/reports).
This decrease in the Moderate Income and Above Moderate Income categories has been paired with a
noticeable increase in the Extremely Low Income category. Between 1990 and 2010, the number of
Extremely Low Income Households increase from 1,599 to 2,015. Of the nearly one thousand households
added to City between 1990 and 2010, most of the growth occurred in either the Extremely Low or the
Moderate Income and Above Moderate Income categories. This indicates that while much of the
community is economically prosperous, there continues to be increased affordability issues for the
Extremely Low Households.
Income by Household Tenure
Table A-12 shows the income level of Campbell residents by household tenure. A significantly higher
percentage of renter households (51%) were in the lower income categories (with household incomes less
80% of the AMI) compared to residents who owned their homes (20%). In contrast, the 41% of rental
households and 19% of owner households were in the lower incomes categories in 2010. The presence
of approximately 2,500 extremely low and very low income renter households is of particular significance
as market rents in Campbell exceed the level of affordability for these households.
Table A-12: Income by Owner / Renter Tenure in 2010-City of Campbell
Income Levels Renters Owners Combined
Total Households Percent Households Percent
Extremely Low Income (<30% AMI) 1,495 19% 520 6% 12%
Very Low Income (31-50% AMI) 1,030 13% 650 8% 10%
Low Income (51-80% AMI) 910 19% 485 6% 9%
Moderate Income and above (>80% AMI) 4,365 56% 6,850 81% 69%
Total 7,800 100% 8,505 100% 100%
Percent of Total Households 48% 52%
Source: Comprehensive Housing Affordability Strategy, 2010.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 10
The Comprehensive Housing Affordability Strategy identifies four conditions that create severe housing
problems. These four conditions are: incomplete kitchen facilities, incomplete plumbing facilities, more
than one and a half persons per room, and cost burdens of greater than 50% of the household income.
According to the 2010 Census, less than 2% of the units had incomplete kitchen or plumbing features.
This means that the vast majority of the housing issues identified in the Comprehensive Housing
Affordability Strategy are related to the cost burden of housing and the number of persons living in the
unit (which can also be an indicator of a higher cost burden for housing).
As described in Table A-13, 43% of renter households and 38% of owner households spend more than
30% of their income on housing costs each week, while 19% of renter households and 16% of owner
households spend more than 50% of their income on housing in 2010. The high incidence of lower income
renter households is of particular significance as market rents in Campbell exceed the level of affordability
for lower income households, discussed in greater detail in the Housing Affordability Section of this Needs
Assessment.
Table A-13: Housing Cost Burden by Tenure in 2010
Housing Cost Burden
(as a Percentage of Income)
Renter Households Owner Households Total Households
Households Percent Households Percent Households Percent
Less than 30% 4,340 56% 5,270 62% 9,610 59%
30% to 50% 1,870 24% 1,875 22% 3,745 23%
Greater than 50% 1,510 19% 1,350 16% 2,860 18%
Not Available 85 1% 10 0% 95 <1%
Total 7,805 8,505 16,310 100%
Percent of Total Households 48% 52%
Source: ABAG, 2013
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 11
C. Special Needs Groups
Certain groups have greater
difficulty in finding decent,
affordable housing due to their
special needs and/or circumstances.
Special circumstances may be
related to one’s employment and
income, disability, or household
characteristics. As a result, certain
segments of Campbell residents may
be more likely to have lower-
incomes, overpayment, over-
crowding, or other housing
problems. State Housing Element
law identifies the following “special
needs” groups: senior households,
disabled persons, large families,
female-headed households, families
and persons in need of emergency
shelter, and farm workers.
This section provides a detailed
discussion of the housing needs of
each particular group as well as the
major programs and services
available to address their housing
and supportive services needs.
Table A-14 summarizes the special
needs populations in the City of
Campbell.
Senior Households
Senior households typically have special housing needs due to three primary concerns – income, housing
and health care costs, and physical disabilities. Seniors are typically on fixed incomes, therefore an
increase in rents can have a considerable impact on extremely low income senior renters. Senior
homeowners with extremely low incomes also face significant needs related to maintaining their homes.
According to the 2010 Census, seniors (age 65 and older) comprise 11 percent of the City’s households.
Some of the special needs of seniors are as follows:
Disabilities: Of Campbell’s senior population, 36 percent (1,569 persons) have a work disability
and/or self-care or mobility limitation.
Limited Income: Many seniors have limited income available for healthcare and other expenses.
Because of their retired status, 57 percent of Campbell’s senior households earn extremely low
to very low-incomes (<50% AMI). An increase of about 7 percent since 2000.
Table A-14: Special Needs Groups
Special Needs Groups Persons Households Percent*
Seniors (65+) 4,394 11%
With a disability 1,569 {36%}
Senior Households 2,824 17%
Renter (1,055) {37%}
Owner (1,769) {63%}
Seniors living alone 1,346 {47%}
Persons with Disability 1 2,857 7%
Persons with Developmental
Disabilities2 134 <1%
Large Households 1,283 8%
Renter (602) {47%}
Owner (681) {53%}
Female-headed Households 1,741 11%
With related children (937) {55%}
Farmworkers 83 <½%
Homeless 3 91 <½%
Total Persons / Household 39,349 16,163
Sources: 2010 Census (unless otherwise noted).
* Numbers in { } reflect the % of the special needs group, and not the % of the
City Population / Households. For example, of the City's large households, 47%
are renters and 53% are owners
1. Disabled persons over the age of 5.
2. Persons over the age of 18 with developmental disabilities.
3. 2013 Santa Clara County Homeless Census and Survey.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 12
Overpayment: About half of Campbell’s senior households spend more than one-third of their
incomes on housing costs. This problem is particularly acute among renting senior households
where nearly 60 percent of these households are comprised of lower income.
About two-thirds of elderly households in Campbell are homeowners. Because of physical and/or other
limitations, senior homeowners may have difficulty in performing regular home maintenance or repair
activities. Furthermore, the installation of grab bars and other assistance devices in the home may be
needed. Also, nearly 47 percent of the City’s senior households live alone. In the past there were programs
to encourage home sharing and to extend the ability of seniors to remain in their homes. Unfortunately
these programs are no longer provided due to funding cutbacks and limitations. Campbell is home to an
estimated 1,055 senior renter households. Fifty-seven percent of Senior Households are in the Very Low
and Low Income categories.
Through the Campbell Senior Center, which caters to seniors over the age of 50, the City also provides
programs and services for seniors to facilitate social interaction and foster independence. Services include
information and referrals, education classes, physical, leisure activities and social activities, transportation
assistance and lunches. The Senior Center is a nutrition site under the Countywide Senior Nutrition
Program, where congregate meals are made available to persons over the age of 60. There are two Meals
on Wheels Programs serving residents in Campbell, one through the Council on Aging and the other
through Health Trust Programs. These programs provide hot or ready meals for homebound seniors who
have difficulty cooking or shopping for themselves. The Adult Center services also include providing a case
manager who provides in-home, comprehensive social service assistance, to the City’s isolated, low-
income, at-risk elderly; employment/housing referrals and seasonal homeowners and renters’ assistance.
Persons with Disabilities
A disability is defined as a long lasting condition that impairs an individual’s mobility, ability to work, or
ability to care for themselves. Persons with disabilities include those with physical, mental, or emotional
issues that make it difficult to live without special assistance or attention. Persons with disabilities often
have special housing needs because of their fixed income, the lack of accessible and affordable housing,
and the higher living and health costs associated with their disability.
In 2011, a total of 2,857 persons with disabilities resided in Campbell, representing about eight percent
of the City’s population over the age of five. Of these persons with disabilities, approximately 38 percent
of these residents are faced with mobility/self care limitations, 20 percent have physical limitations, and
the remaining 42 percent have both sensory and mental disabilities. Of the City’s senior population, over
one-third has one or more types of disabilities.
The living arrangement of disabled persons depends on the severity of the disability. Many persons live
at home in an independent fashion or with other family members. To maintain independent living,
disabled persons may need assistance. This can include special housing design features for the disabled,
income support for those who are unable to work, and in-home supportive services for persons with
medical conditions among others. Accessible housing can also be provided via senior housing
developments. Campbell has adopted Reasonable Accommodation procedures to facilitate zoning
modifications for persons with disabilities.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 13
The State of California Community Care Licensing Division identifies three adult residential facilities in
Campbell that provide 24-hour non-medical care for adults ages 18-59 who are unable to provide for their
own daily needs. The Silicon Valley Independent Living Center (SVILC) provides a variety of services to
persons with disabilities in Santa Clara County. SVILC serves over 1,000 County residents annually. Services
offered include: information and referral, vocational training and placement, residential training, legal and
personal advocacy, peer and individual counseling, housing referrals, and personal assistance referrals
and placement. To help its clients locate affordable, accessible housing, SVILC maintain a database of
accessible and subsidized housing throughout Santa Clara County. Rental assistance through the County
Housing Authority also helps disabled persons afford housing in Campbell. Transportation service for
persons with disabilities is available through OUTREACH paratransit, a non-profit agency, operating as the
ADA paratransit broker for the Valley Transportation Authority (VTA). OUTREACH is based on a reservation
system with clients making reservations for trips one day to 14 days in advance. This service is provided
with taxies or accessible vans.
Persons with Developmental Disabilities
A development disability is defined as a disabling condition that originated before an individual become
18 years old, and continues, or can be expected to continue, indefinitely, and constitutes a substantial
disability for that individual. Developmental disabilities include mental retardation, cerebral palsy,
epilepsy, and autism, as well as the disabling conditions found to be closely related to mental retardation
(or that require treatment similar to individuals with mental retardation), but does not include other
handicapping conditions that are solely physical in nature (though some developmentally disabled
persons may also have physical disabilities).
According to the State Department of Developmental Services there are 134 developmentally disabled
persons over the age of 17 in Postal Code 95008. Postal Code 95008 encompasses over 98% of the
incorporated City and is representative of the City of Campbell as a whole. For all persons with
developmental disabilities in Postal Code 95008, 71% live at home with a parent, family member or
guardian, 13% live in community care facilities, while 10% live in an independent supported living facility.
The remaining 6% have a variety of other less common living arrangements.
Many of the organizations that provide support to persons with disabilities also provide assistance to
persons with developmental disabilities. According to the State Department of Social Services there are
three Adult Residential Facilities for Persons with Special Care Needs in Postal Code 95008. These three
facilities have a total capacity of 15 beds. The Zoning Ordinance allows in-home care facilities for less than
6 persons as a permitted use in all residential zones. In-home care facilities designed to accommodate up
to 12 beds are allowed with a conditional use permit in all residential zones. Campbell has also adopted
Reasonable Accommodation procedures that can also facilitate zoning modifications for the families and
caretakers of persons with developmental disabilities.
Large Households
Large households are defined as having five or more members residing in the home. These households
constitute a special needs group, because there is often a limited supply of adequately sized, affordable
housing units in a community. In order to save for other basic necessities of food, clothing and medical
care, it is common for lower-income large households to reside in smaller units, which frequently results
in overcrowding. To accommodate larger households, units with three or more bedrooms are generally
appropriate for large households. According to the 2010 Census, Campbell is home to 1,283 Large
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 14
Households, or about eight percent of all households. Fifty-three percent (681) of large households live
in owner occupied units while 47 percent (602) of large households live in renter-occupied units.
Approximately 48 percent (7,811) of all housing units in Campbell have three or more bedrooms. While
the total number of larger units appears to be adequate to accommodate large households, virtually all
of the available units require at least Above Moderate Incomes to afford. According to the recent home
and condominium sales (Table A-20), 88% of all units sold in 2013 had 3 or more bedrooms. However,
the median sale price for a 3-bedroom home in Campbell in 2013 was $750,000, this equates to a
minimum household income of over $165,000 per year to meet State’s affordability criteria. This
minimum household income is well above the median household income for Campbell residents.
Large households renting housing have a similar, though different, problem. In contrast, according to the
recent rental survey (Table A-21), only 12% of the available for rent units had 3 or more bedrooms.
However, with median rents for 3-bedroom apartments at $2,900 and median rents for 3-bedroom homes
at $3,350 (when these larger units are available), the affordability of large rental units for even Moderate
Income households remains an issue. Because of limited availability, combined with limited affordability,
lower income large households will have difficulty finding housing in Campbell.
Female-headed Households
Female-headed households with children often require special consideration and assistance as a result of
their greater need for affordable housing, accessible day care, health care, and other supportive services.
Because of their relatively lower incomes and higher living expenses, such households usually have more
limited opportunities for finding affordable, decent, and safe housing.
Campbell is home to 1,741 female-headed households, of which 54% have children under 18 years old.
Of those households with children, 10% had incomes below poverty level. This is in contrast to the general
population where only 3% had incomes below the poverty level and 9% of female-headed households
without children had incomes below the poverty level. These households are a particularly vulnerable
group because the household head must try to balance the needs of their children with work and other
household responsibilities.
Homeless Persons
The 2013 Homeless Census and Survey for Santa Clara County were conducted on January 29 and 30,
2013. The 2013 Census and Survey involved two components: 1) a point-in-time count of unsheltered
and sheltered homeless, and 2) one-on-one interviews with about 850 homeless. The comprehensive,
two-day homeless count identified approximately 5,600 homeless people on the streets, and an additional
2,000 people in emergency shelters, transitional housing, and domestic violence shelters. Key findings of
the homeless count and supplementary interviews include:
56 percent indicated they had been homeless for more than one year.
Approximately half of those surveyed indicated that this was their first experience being
homeless.
About two-thirds of the homeless identified as male.
Only 25 percent of the County’s homeless lived in formal shelters or transitional housing.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 15
Over one-third of the County’s homeless were living in vehicles and encampments and almost
one-third were living on the street.
40 percent of survey respondents indicated the primary cause of their homelessness was due to
the loss of a job and 17 percent indicating alcohol or drug use was the primary factor.
About two-thirds of respondents indicated they were experiencing one or more disabling
conditions with 35 percent reported experiencing some form of mental illness.
Within the City of Campbell, the 2013 Homeless Census and Survey identified 91 homeless people, a
decrease of 12 persons from the 2011 Survey. Despite the recent decrease in the number of homeless
individuals in Campbell, the total number of homeless persons has stayed relatively constant ranging
between 90 and 105 individuals. All of the homeless individuals identified in the Survey were unsheltered
because there are no homeless shelters within the City.
There are three major types of facilities that provide shelter for homeless individuals and families:
emergency shelters, transitional housing, and permanent housing. These types of facilities are defined
below:
Emergency Shelter: provides overnight shelter and fulfills a client’s basic needs (i.e. food, clothing,
and medical care) either on-site or through off-site services. The permitted length of stay can vary
from one day at a time to two months, depending upon whether the shelter is short-term or long-
term.
Transitional Housing: a residence that provides housing for up to two years. Residents of
transitional housing are usually connected to rehabilitative services, including substance abuse
and mental health care interventions, employment services, individual and group counseling and
life skills training.
Permanent Housing: refers to permanent housing that is affordable in the community or
permanent and service-enriched permanent housing that is linked with on-going supportive
services (on-site or off-site) and is designed to allow formerly homeless clients to live at the facility
on an indefinite basis.
As a smaller city, Campbell does not have any permanent emergency shelters. Numerous regional service
providers serve the homeless in the greater San Jose area. Homeless individuals identified in Campbell are
usually referred to one of the emergency shelters located nearby.
As the Santa Clara County’s largest provider of shelters and services for the homeless, EHC Home First
provides emergency shelters, transitional and permanent housing and support services through a network
of program locations throughout the County. InnVision operates four inns in San Jose, which provide to
a variety of persons in need, including working men, women and children, and mentally ill persons.
InnVision serves clients in Campbell based on the availability of space in the inns at San Jose. However, if
there are no available spaces, clients get referred to any one of the 20 sites of InnVision, some of which
are located outside of San Jose. As exhibited in Table A-15, EHC and InnVision provide a significant number
of beds in transitional housing facilities and emergency shelters for the homeless.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 16
Table A-15: Homeless Facilities/Providers in Nearby Areas
Facility Beds Clients Location
Emergency Shelter
Asian Americans for Community Involvement 12 Women with children San Jose
City Team Rescue Mission 50 Single men San Jose
Cold Weather Shelter (EHC) 125 Single men and women Sunnyvale
Community Homeless Alliance Ministry 21 Single women and women with children San Jose
Hospitality House, Salvation Army 22 Single men San Jose
Sobrato House Youth Center (EHC) 10 Homeless and run-away youth San Jose
San Jose Family Shelter 143 Families San Jose
West Valley Community Services 15 Single men Cupertino
Emergency Shelter/Transitional Housing
InnVision – Commercial Street Inn, Community
Inn, Julian Street Inn, and Montgomery Street Inns 212 Working men, women and children, and
mentally ill men & women San Jose
James Boccardo Reception Center (EHC) 370 Single adults and families (including veterans
and migrant workers) San Jose
Next Door – Women with Children 19 Women and children – victims of domestic
violence San Jose
Transitional Housing
Bill Wilson Center 18 Families with children and youth Sunnyvale
City Team Ministries 82 Single men and women San Jose
St. Joseph’s Cathedral, Social Ministry Office 45 Worker housing, men, women and children San Jose
Salvation Army Hospitality House 46 Single men San Jose
West Valley Community Services 22 Single men Cupertino
InnVision – InnVision Villa 55 Single women San Jose
YWCA – Villa Nueva 63 Women and children San Jose
Permanent Housing
Catholic Charities of San Jose 54 Single men and women San Jose
Charities Housing Development Corp. 36 Single women and families with children San Jose
InnVision – Alexander House, Sunset Square, and
North Co 71 Single women and families with children San Jose
Markham Terrace (EHC) 95 Men & women San Jose
Pensione Esperanza SRO (Catholic Charities) 109 Men & women San Jose
Sobrato House Youth Center 9 Apts Youth San Jose
Sources: Santa Clara County 2010-2015 Consolidated Plan; San Jose 2010-2015 Consolidated Plan.
Farmworkers
Farmworkers are traditionally defined as persons whose primary incomes are earned through seasonal
agricultural labor. They have special housing needs because of their relatively low income and the
unstable nature of their job (i.e. having to move throughout the year from one harvest to the next).
According to the 2010 Census, there were 83 Campbell residents employed in farming, forestry, and
fishing occupations. These individuals accounted for less than one percent of the City’s total employed
residents. Given that there are so few persons employed in agricultural-related industries, the City can
address their specific housing needs through its overall housing programs.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 17
3. Housing Stock Characteristics
This section of the Housing Element addresses various housing characteristics and conditions that affect
the well-being of City residents. Housing factors evaluated include the following: housing stock and
growth, tenure and vacancy rates, age and condition, housing costs, and affordability, among others.
A. Housing Growth
As of January 2013, the State Department of Finance estimates identified 17,301 housing units in
Campbell. Between 1990 and 2000, the City’s housing stock increased by less than three percent, with an
additional 3.8% increase from 2000-2010. Figure A-16 compares Campbell’s housing growth during the
past two decades with nearby communities and the County as a whole. As shown, housing growth levels
in Campbell are similar to the comparably small-sized cities of Saratoga and Los Gatos. In contrast, the
larger cities of San Jose and Santa Clara are where much of the housing growth has occurred in the recent
decades.
Figure A-16: Housing Growth Trends – Percent Change Over Each Decade
B. Housing Age and Condition
Housing age is an important indicator of housing condition within a community. Like any other tangible
asset, housing is subject to gradual deterioration over time. If not properly and regularly maintained,
housing can deteriorate and discourage reinvestment, depress neighboring property values and
eventually impact the quality of life in a neighborhood. Thus maintaining and improving housing quality
is an important goal for the City.
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
14.0%
16.0%
Campbell Los Gatos Saratoga Santa Clara San Jose Santa Clara
County
1990 - 2000
2000 - 2010
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 18
Figure A-17 provides a breakdown of the housing stock by the year built from the 2010 Census. As of 2010,
77 percent of housing units in Campbell are over 30 years old and 28 percent of the total housing stock is
over 50 years old. A general rule in the housing industry is that structures older than 30 years begin to
show signs of deterioration and require reinvestment to maintain their quality. Unless properly
maintained, homes older than 50 years require major renovations to remain in good working order.
Comprising the southwestern quadrant of the City, the San Tomas Area is one of the older neighborhoods
in Campbell and has the greatest rehabilitation needs. In recent years, with the recovery of the economy,
there has been an increase in owner reinvestment into some older homes in this area to address individual
rehabilitation needs. This trend is expected to continue through the period of this Housing Element.
Figure A-17: Age of Housing Stock
The City administers a Code Enforcement program that aims to preserve and maintain the livability and
quality of neighborhoods. The City received targeted CDBG funding for a code enforcement program in
the identified low-income areas of the City. Code enforcement staff investigates violations of property
maintenance standards as defined in the Municipal Code as well as other complaints.
C. Housing Type and Tenure
Table A-18 presents the mix of housing types in Campbell. Of the City’s nearly 17,000 housing units in
2010, 58 percent were single-family homes (including attached and detached) and 40 percent were multi-
family units. The City also contains over 300 mobile homes, comprising two percent of the City’s housing.
The vacancy rate in Campbell is currently estimated at 4.6%.
0.0%5.0%10.0%15.0%20.0%25.0%
2000 to 2009
1990 to 1999
1980 to 1989
1970 to 1979
1960 to 1969
1950 to 1959
1940 to 1949
1939 or earlier
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 19
Table A-18: Housing Type
Housing Type 2000 2010
No. of Units % of Total No. of Units % of Total
Single-Family 8,846 53% 9,852 58%
Detached (6,863) 41% (7,628) 45%
Attached (1,983) 12% (2,224) 13%
Multi Family 7,224 45% 6,782 40%
2-4 Units (2,451) 14% (2,018) 12%
5+ Units (4,773) 31% (4,764) 28%
Mobile Homes/Other 278 2% 316 2%
Total Units 16,348 100% 16,950 100%
Vacancy Rate 2.20% 4.64%
Sources: Census 2000, State Department of Finance 2010 – Population and Housing Estimates
Note: The 2000 Census includes other units such as RV, Boat, Van etc within Mobile Home category
According to the Department of Finance, since 2010 Campbell has added 52 additional Single Family
Detached Units and 27 Single Family Attached Units, or approximately 28 new units per year. This is a
slightly slower rate of growth than was seen between 2000 and 2010, when an average of 60 new units
were constructed each year. This slowdown in the construction of new housing is not unexpected since
the lingering effects of The Great Recession halted new home construction between 2007 and 2010. As
the economy continues to improve the number of new housing units is expected to return to their former
levels. The most recent vacancy information provided by the Bureau of the Census identified a total of
426 vacant units in Campbell. Sixty percent of these units were identified as rental housing. The
remaining units were identified as either seasonal, recreational, or occasional use properties.
Housing tenure refers to whether a housing unit is owned, rented or is vacant. Tenure is an important
indicator of the housing climate of a community, reflecting the relative cost of housing opportunities, and
the ability of residents to afford housing. Tenure also influences residential mobility, with owner units
generally evidencing lower turnover rates than rental housing. The housing tenure trends since 1990 are
depicted in Table A-19.
Table A-19: Housing Tenure – Occupied Units
Occupied Housing
Units
1990 2000 2010 Santa Clara
County 2010 Units Percent Units Percent Units Percent
Owner 7,199 47% 7,748 48% 8,093 50% 58%
Renter 8,107 53% 8,242 52% 8,070 50% 42%
Total 15,306 100% 15,990 100% 16,163 100% 100%
Sources: 1990, 2000, 2010 Census.
According to the 2010 Census, a little over half of Campbell’s housing units were owner occupied, a shift
in the historic tenure pattern where more residential units were renter occupied versus owner occupied.
However, the percent of ownership in Campbell is still less than the 58 percent ownership rate
Countywide. This is most likely because much of the newer housing in Campbell has been higher density
(and more commonly rental housing).
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 20
D. Housing Costs and Affordability
The cost of housing is directly related to extent of housing problems in a community. If housing costs are
relatively high in comparison to household income, there will be a correspondingly higher prevalence of
overpayment and overcrowding. This section summarizes the cost and affordability of the housing stock
to Campbell residents.
Sales Survey
Table A-20 provides information on all sales of existing and new single-family homes and condominiums
in Postal Code 95008 within the Campbell city limits during 2013. Postal Code 95008 encompasses over
98% of the incorporated City and is representative of the City of Campbell as a whole. The information
summarized in Table A-20 also excludes several larger parcels that appeared to have been priced for
future subdivision purposes.
A total of 292 single-family home sales were recorded during this period, with nearly 60 percent
comprised of three bedroom units. Median sales prices ranged from $680,000 for two-bedroom units to
$1,125,000 for five (or more) bedrooms with sale prices varying significantly based on location. The
average age of the units sold were generally representative of the overall housing stock where most of
the homes in Campbell were built between 1950 and 1989. Unit sizes were relatively modest, averaging
only 1,730 square feet on typical 7,000 to 9,000 square foot residential lots. The overall median price for
a home sold in 2013 was $810,000. This median priced unit had three bedrooms and was built in the
1960s. Single family homes in Campbell are generally not affordable to modest income households.
Table A-20: Survey of Recent Home and Condominium Sales Prices, January – December 2013
Number of
Bedrooms Units Sold Price Range Median Price
Average
Unit Size*
Average
Lot Size
Average
Year Built
Single-Family Homes
2 34 $215,000 - $1,075,000 $680,000 1,185 sq. ft. 8,560 sq. ft. 1942
3 167 $193,500 - $1,785,000 $750,000 1,531 sq. ft. 7,280 sq. ft. 1964
4 71 $208,000 - $1,870,000 $868,000 2,127 sq. ft. 8,570 sq. ft. 1968
5+ 20 $233,500 - $1,653,000 $1,125,000 2,935 sq. ft. 10,040 sq. ft. 1978
Total 292 $150,000 - $1,870,000 $810,000 1,732 sq. ft. 7,970 sq. ft. 1964
Condominiums
1 10 $275,000 - $460,000 $321,500 817 sq. ft. -- 1980
2 91 $265,000 - $725,000 $490,000 1,151 sq. ft. -- 1982
3 41 $206,000 - $795,000 $635,000 1,567 sq. ft. -- 1989
4 4 $590,000 - $810,000 $664,000# 1,554 sq. ft. -- 1973
Total 146 $206,000 - $810,000 $515,000 1,256 sq. ft. -- 1981
Source: Dataquick On-Line Real Estate Database: 1/1/13-12/30/13.
* Does not count the area of the garage.
# Because of a small sample size the median price was not representative, so a mean value is used instead.
Approximately one-third of all units sold in Campbell during calendar year 2013 were condominiums. The
median sales prices for condominiums ranged from $321,500 to $664,000 (for the one- and four-bedroom
units, respectively), with an overall median price of $515,000. In comparison, median sale price for a
condominium documented in Campbell’s 2009 Housing Element was $505,000, indicating little increase
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 21
in sales prices over the past four to five years. Whereas the vast majority of single-family homes were
three and four bedroom units, condominiums were predominately two and three-bedroom units, selling
for significantly less than similarly sized single-family homes. Condominiums in Campbell are thus helping
to fill a gap for smaller, less expensive ownership housing in the City and are generally affordable for
Moderate Income households.
Rental Survey
Current rental housing costs in Campbell were obtained through a rent survey compiled from internet
sources on January 13 and 27, 2014. Table A-21 enumerates the rental ranges, as well as the median rents,
for apartment/townhome units, single family homes, and single rooms for rent in Campbell. This data was
assembled from over 60 advertised rental reviewed during the second half of January 2014.
The median rents for apartment units in Campbell range from $1,400 for a studio, $1,725 for a one-
bedroom unit, $2,070 for a two-bedroom unit, up to $2,900 for a three-bedroom unit. The most
commonly available apartments have two bedrooms.
For the single family homes, the costs to
rent a three bedroom single family home
overlaps with the rental rates for the three
bedroom apartments and townhouses.
The monthly rental rates for single family
homes range from $2,800 to nearly $4,000
per month. The majority of available single
family homes are three-bedroom units
with either one or two bathrooms. It is
also interesting to note that while nearly
half of all residential units in Campbell
have three or more bedrooms, this
category represents the least available
type of rental housing with a pattern of
longer tenure and less frequent turnover.
Housing Affordability
Housing affordability can be inferred by comparing the cost of renting or owning a home in Campbell with
the maximum affordable housing costs to households which earn different income levels. Taken together,
this information can provide a picture of who can afford what size and type of housing as well as indicate
the type of households that would likely experience overcrowding or overpayment.
Affordable Ownership Housing Cost
California Health and Safety Code (Section 50052.5) defines affordable owner housing costs as follows:
Housing costs consist of mortgage debt service, homeowner association dues, insurance, utility
allowance and property taxes.
Affordable costs are up to 35 percent of the defined household income.
Table A-21: Survey of Vacant Rental Units
Unit Type &
Bedrooms
Number
Available Rental Range Median
Rent
Rooms for Rent
- 5 $675 - $1,620 $980
Apartments / Townhomes
Studio 3 $1,250 - $1,645 $1,400
1 13 $1,495 - $2,205 $1,725
2 31 $1,595 - $2,845 $2,070
3 5 $2,100 - $3,555 $2,900
Single Family Homes
2 & 3 5 $2,800 - $3,795 $3,350
4+ 2 $3,200 - $3,995 $3,700
Sources: Padmapper.com, Trulio.com, Realtor.com, Zillow.com,
& Bay4Rent.com on January 14, 2014 and January 27, 2014
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 22
Affordable costs for moderate income households are based on a standard of 110 percent of Area
Median Income (AMI) for a household size equal to one more person than the number of
bedrooms in the unit.
The federal Department of Housing and Urban Development (HUD) conducts annual household income
surveys nationwide, including Santa Clara County, to determine the maximum affordable payments of
different households and their eligibility for federal housing assistance. The 2013 median Income Limits
for a four-person household in Santa Clara County is $116,050. Based on these definitions of income and
affordable housing cost, Table A-22 presents the maximum affordable purchase price for moderate
income households (110% AMI), and compares this with market sales prices for single-family homes and
condominiums in Campbell as previously documented in Table A-20.
Table A-22: 2013 Maximum Affordable Housing Cost (Moderate Income), Santa Clara County
Moderate Income
Affordable Housing Cost
1 Bedroom
(2 persons)
2 Bedroom
(3 persons)
3 Bedroom
(4 persons)
4 Bedroom
(5 persons)
Moderate Income Threshold
(110% County Median) $92,840 $104,500 $116,050 $125,290
Max. Income Towards Housing @ 35% Income $32,500 $36,580 $40,620 $43,850
Max. Monthly Housing Cost $2,710 $3,050 $3,385 $3,655
Less Ongoing Monthly Expenses:
Utilities ($127) ($139) ($188) ($217)
Property Taxes (1.1% affordable hsg price) ($387) ($440) ($485) ($523)
Insurance ($85) ($100) ($115) ($130)
HOA Fees & Other ($180) ($180) ($180) ($180)
Monthly Income Available for Mortgage $1,931 $2,191 $2,417 $2,605
Supportable Mortgage @ 4.5% interest $381,000 $432,000 $477,000 $514,000
Homebuyer Down payment (10%) $42,000 $48,000 $53,000 $57,000
Maximum Affordable Purchase Price $423,000 $480,000 $530,000 $571,000
Campbell Median Single-Family Price None Available $680,000 $750,000 $868,000
Campbell Median Condominium Price $321,500 $490,000 $635,000 $664,000
Source: Karen Warner Associates, 2014.
Utility costs based on 2013 Santa Clara County Housing Authority utility allowance schedule for attached units (assumes
gas heating, cooking and water heating).
As illustrated, median single-family home prices in Campbell are well beyond the Ievel of affordability for
Moderate Income households. For example, the maximum affordable purchase price for a moderate
income four person household is $530,000, whereas the median priced three bedroom home in Campbell
is $750,000, an affordability gap of $220,000.
However, condominiums are still within close reach for households earning moderate incomes. As shown
in Table A-22, the maximum affordable purchase price for a three person household is $480,000, whereas
the median priced two-bedroom condominium in Campbell sells for $490,000, an affordability gap of just
$10,000. However if housing costs continue to rise faster than the household incomes, these presently
affordable condominium units will become less affordable over time. A first-time homebuyer program
implemented by Santa Clara County can provide assistance to moderate income households to close this
affordability gap.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 23
Affordable Renter Housing Cost
California Health and Safety Code (Section 50053) defines affordable renter housing costs as follows:
Housing costs include rent plus utilities paid for by the tenant.
Affordable rent is up to 30 percent of the defined household income.
Affordable rents are based on a standard of 50 percent of AMI for very low income households;
60 percent of AMI for low income households; and 110 percent AMI for moderate income
households for a household size equal to one more person than the number of bedrooms in the
unit.
Table A-23 presents the maximum affordable rents for very low, low and moderate income households
by household size, and compares these income levels with median room and apartment rents in Campbell.
For Very Low Income wage earners, there is little affordable rental housing in Campbell. Even the median
price for individual rooms for rent exceeds the affordability levels for Very Low Income households. For
Low Income households, while studio units are generally affordable, the larger the units size, the greater
the affordability gap. This is a particular burden for Low Income families requiring units with two or more
bedrooms. Apartment rents in Campbell are affordable to Moderate Income households regardless of
the unit size.
Table A-23: 2013 Maximum Affordable Rents, Santa Clara County
Income Level1
Maximum Affordable Rent After Utilities Allowance2
Studio
(1 person)
1 Bedroom
(2 person)
2 Bedroom
(3 person)
3 Bedroom
(4 person)
Very Low Income $845 $964 $1,085 $1,198
Low Income $1,402 $1,600 $1,801 $1,995
Moderate Income $2,132 $2,435 $2,739 $3,037
Campbell Median Apartment Rents $1,400 $1,725 $2,070 $2,900
Source: Karen Warner Associates, 2014.
1 Income levels based on State HCD published Income Limits for 2013.
2 Utility costs based on 2013 Santa Clara County Housing Authority utility allowance schedule for low-rise
multi-family units (gas heating, cooking and water heating; assumes monthly refuse service included in
rent): $83 for studios, $97 for 1 bedrooms, $109 for 2 bedrooms, and $128 for 3 bedrooms.
E. Assisted Rental Housing
State Housing Element law requires an analysis of the potential for currently rent-restricted low income
housing units to convert to market rate housing, and to propose programs to preserve or replace any units
“at-risk” of conversion. This section presents an inventory of all assisted rental housing in Campbell, and
evaluates those units at risk of conversion during the ten year, 2015-2025 planning period.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 24
Assisted Housing Inventory
Table A-24 is an inventory of assisted rental housing projects in Campbell. A total of 747 assisted units are
provided in twelve developments, including units assisted through a variety of federal and local
government programs/funds. These programs include HUD Section 8, Section 221 and Section 236, CDBG,
and the City’s Inclusionary Housing requirement.
Table A-24: Inventory of Assisted Rental Housing
Project Name
Ownership
Total
Units
Assisted
Units
Household Type Funding Source(s) Affordability
Period
Corinthian
House Non-Profit 104 36 Elderly & Disabled Section 8;
Section 221(d)(3)
Continual
Renewal
Rincon Gardens Housing
Authority 200 198 Elderly & Disabled Section 8 Continual
Renewal
Wesley Manor Non-Profit 156 156 Elderly & Disabled Section 8 Continual
Renewal
Sharmon Palms Non-Profit 60 60 Family RDA* 2063
Avalon Bay For-Profit 348 70 Family & Elderly RDA* 2026
Gateway For-Profit 20 3 Family & Elderly RDA* 2026
El Parador For-Profit 125 124 Elderly & Disabled Section 8 Continual
Renewal
San Tomas
Gardens Non-Profit 100 94 Family Section 236;
Catholic Charities 2029
Downtown
Mixed-Use For-Profit 20 3 Family Inclusionary
Requirement 2062
Fairlands Court Non-Profit 1 1
(5 seniors) Elderly CDBG; Section 8 Perpetuity
Pollard Non-Profit 1 1
(5 seniors) Elderly RDA*; HOME; CDBG Perpetuity
Llewellyn Non-Profit 1 1
(5 seniors) Elderly CDBG Perpetuity
TOTAL 1,136 747
Source: Community Development Department, City of Campbell, 2014.
* Funded through the City RDA prior to its dissolution in 2012.
At-Risk Projects
This section evaluates those lower income rental projects in Campbell at-risk of converting to market-rate
uses prior to January 31, 2025. Of the 747 assisted units identified in Table A-24, 390 units in two projects
are determined to be at low risk of conversion over the next ten year period: Corinthian House, Rincon
Gardens and Wesley Manor. All of these projects maintain Section 8 project-based Housing Assistance
Plan (HAP) contracts with HUD subject to periodic renewals. To maintain the existing affordable housing
stock, the City must either preserve the existing assisted units or facilitate the development of new units.
Depending on the circumstances of at-risk projects, different options may be used to preserve or replace
the units. Preservation options can include transferring the project to non-profit ownership, providing
rental assistance to tenants using non-federal funding sources, and/or purchasing affordability covenants.
In terms of replacement, the most direct option is the development of new assisted multi-family housing
units. These options are described below.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 25
o Transfer of Ownership: Transferring ownership of an at-risk project to a non-profit housing provider is
generally one of the least costly ways to ensure that the at-risk units remain affordable for the long
term. By transferring property ownership to a non-profit organization, low-income restrictions can be
secured indefinitely and the project would become potentially eligible for a greater range of
governmental assistance. This preservation option is, however, not applicable in Campbell because
both at-risk projects are already owned by non-profit organizations. These projects are determined to
be at “low” risk of conversion largely due to their non-profit status.
o Rental Assistance: If Section 8 rent subsidies are terminated at the federal level, rent subsidies using
alternative State or local funding sources could be used to maintain affordability of the 390 at-risk
units. Subsidies could be structured similar to the federal Section 8 program, where HUD pays the
owners the difference between what tenants can afford to pay (30% of household income) and what
HUD estimates as the Fair Market Rent (FMR) on the unit. The feasibility of this alternative depends
upon the availability of non-federal funding sources necessary to make rent subsidies available and the
willingness of property owners to accept rental vouchers if they can be provided.
Table A-25 shows the total cost of subsidizing the rents at all at-risk units currently assisted through
the Section 8 program. As indicated below, the total cost of providing rent subsidizes to all 190 at-risk
units in Campbell (the difference between HUD Fair Market Rents and maximum affordable rents to
Very Low Income households) is generally estimated at about $55,000 per month or $660,000 annually,
translating to roughly $13 million over a 20-year period. Another way rent subsidies could be
structured is as a rent buy-down. This would involve the City or County providing a one-time assistance
loan to the property owner to cover the present value of the decrease in rents associated with the
extended affordability term compared with market rents achievable on the units. This approach offers
a benefit to the owner in that they receive cash upfront from the loan.
Table A-25: Rental Subsidies Required
Unit Size Total
Units*
2013 Voucher
Payment
Standard
Household
Size
Very Low
Income
(50% AMI)
Affordable
Cost
Monthly
Per Unit
Subsidy
Total
Monthly
Subsidy
0-bedroom 22 $1,135 1 $35,700 $892 $243 $5,346
1-bedroom 168 $1,315 2 $40,800 $1,020 $295 $49,560
Total 190 $54,906
*Corinthian House consists of 22 studio and 14 one-bedroom units. All 154 units in Wesley Manor are one-bedroom units.
o Acquisition or Construction of Replacement Units: The construction or purchase of a replacement
building is another option to replace at-risk units should they be converted to market-rate units. The
cost of developing housing depends upon a variety of factors, including density, size of the units,
location, land costs, and type of construction. Using a conservative estimate of total development
costs of $250,000 per affordable housing unit, the cost to replace Campbell’s 190 at-risk units can
generally be estimated at approximately $48 million.
Cost Comparisons: Given their non-profit and public ownership, it is highly unlikely that either of the two
“at risk” projects will convert to market-uses. Nevertheless, the above analysis attempts to estimate the
cost of preserving the at-risk units under various options. In terms of cost effectiveness, 20 years' worth
of rent subsidies ($13 million) is less expensive than the cost of new construction or the purchase of
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 26
replacement units ($48 million). However, long-term affordability of the units cannot be ensured through
rent subsidies, unless it was structured as a one-time rent buy-down. The option of acquiring or
developing 190 replacement units is very costly and constrained by a variety of factors, including limited
purchase opportunities of large multi-family properties and the scarcity of land for new development.
The best option to preserve the at-risk units thus appears to be the purchase of affordability covenants
through a one-time rent buy-down.
Redevelopment Housing Program Funding
Because of the loss of Redevelopment Agency (RDA) funding in 2012, the City of Campbell no longer
administers the federal Community Development Block Grant (CDBG) program. The loss of RDA funding
forced the City to eliminate the position of Housing Program Coordinator, who also coordinated CDBG-
funded programs. The part-time Housing Program Coordinator implemented many of the City’s housing
programs and functions and was partially funded by RDA and CDBG funds.
Since 2012, some of the functions and responsibilities of the Housing Program Coordinator were
transferred to the City’s Planning Division after the City turned over administration of the CDBG program
to Santa Clara County (except for targeted code enforcement and capital improvements for pedestrian
accessibility). Consequently Campbell no longer administers any of the CDBG Housing programs (though
Campbell still administers the previously awarded RDA/CDBG funded loans). Even though the City no
longer administers any of the housing activities funded through CDBG, Campbell residents still have access
to rehabilitation and repair funding through Santa Clara County.
The City has not yet identified alternative funding sources for the activities previously funded by the RDA
Housing Set Aside and CDBG programs.
4. Regional Housing Needs
State law requires all regional councils of governments, including the Association of Bay Area
Governments (ABAG) to determine the existing and projected housing need for its region (Government
Code Section 65580 et. seq.) and determine the portion allocated to each jurisdiction within the ABAG
region. This is called the Regional Housing Needs Determination (RHND) process.
A. Existing Housing Needs
A continuing priority of communities is enhancing or maintaining their quality of life. A key measure of
quality of life in a community is the extent of “housing problems.” The federal Department of Housing and
Urban Development (HUD) has developed an existing needs statement that details the number of
households earning lower income, living in overcrowded conditions, or overpaying for housing. These
housing problems are defined as follows:
Lower Income: Refers to a household earning less than 80 percent of the median family income,
as adjusted by family size. For a four-person household, the median income was $114,514 for
Santa Clara County in 2011 (American Community Survey, 2007-2011).
Overcrowding: Refers to a housing unit which is occupied by more than one person per room,
excluding kitchens, bathrooms, hallways, and porches, as defined by HUD.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 27
Overpayment: Refers to a household paying 30 percent or more of its gross income for rent
(either mortgage or rent), including costs for utilities, property insurance, and real estate taxes,
as defined by HUD.
Overcrowding
Overcrowding occurs when housing costs are so high relative to income that families double up to devote
income to other basic needs of food and medical care. Overcrowding also tends to result in accelerated
deterioration of homes, a shortage of street parking, and additional traffic. Therefore, maintaining a
reasonable level of occupancy and alleviating overcrowding are critical to enhancing the quality of life in
the community.
The Census defines overcrowding as an average of more than one person per room in a housing unit
(excluding kitchens, porches, and hallways); severe overcrowding is defined as greater than 1.5 persons
per room. The incidence of overcrowded housing is a general measure of whether there is an available
supply of adequately sized housing units. Table A-26 shows the incidence of overcrowding in Campbell by
tenure, as estimated by the Bureau of Census. The prevalence of overcrowding and overpayment is
particularly higher among lower-income households, because they have less income for housing costs.
Tables A-26 and A-27 document the prevalence of overcrowding and overpayment among all households
in Campbell.
Table A-26: Overcrowded Households
Overcrowding Households Percent
Santa Clara
County %
Owners
Overcrowding 175 1% 2%
Severe Overcrowding 10 0% <1%
Renters
Overcrowding 460 3% 3%
Severe Overcrowding 70 <1% 2%
Total Overcrowding 635 4% 7%
Source: Source: U.S. Census Bureau, 2008-2012 American Community Survey
Note: Severe Overcrowding is a subset of Overcrowding
Since 2000, the percentage of overcrowded units has generally declined throughout Santa Clara County.
For example, according to the 2000 Census there were over 1,200 overcrowded units in Campbell or about
8 percent of the housing stock. Santa Clara County experienced a more dramatic reduction in
overcrowding during this same period, with a reduction from 14 percent to 7 percent. This change is
mostly likely due to several factors including: the economic recovery that allowed some people to afford
their own housing (rather than sharing with friends and family) and from people moving out of the region
during the recession in search for work.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 28
Overpayment
Housing overpayment refers to spending more than 30 percent of income on housing; severe
overpayment is spending greater than 50 percent. As is the case in throughout the Bay Area, it is not
uncommon to overpay for housing in Campbell. However, to the extent that overpayment is often
disproportionately concentrated among the most vulnerable members of the community, maintaining a
reasonable level of housing cost burden is an important contributor to quality of life. Table A-27 shows
the incidence of overpayment in Campbell.
Table A-27: Housing Overpayment - Households
Overpayment Households Percent Santa Clara
County %
Owners
Total Owner Units 8,505
Overpayment
(>30% income on housing) 3,234 38%
Lower Income Household
Overpayment 994 12% 14%
Severe Overpayment
(> 50% income on housing) 1,359 16%
Lower Income Household
Overpayment 784 9% 10%
Renter
Total Rental Units 7,805
Overpayment
(> 30% income on housing) 3,390 43%
Lower Income Household
Overpayment 2,590 33% 36%
Severe Overpayment
(> 50% income on housing) 1,510 19%
Lower Income Household
Overpayment 1,455 19% 21%
Total Overpaying Households 6,604
Source: ABAG, 2013 (from CHAS Data Sets Table S10708)
Notes: Percentage lower income overpayment reflects % of total lower income households
spending > 30% income on housing.
Severe Overpayment is a subset of Overpayment
According to the most recent information on housing costs, 38 percent of homeowners and 43 percent of
renters in Campbell were overpaying for housing, an increase from 2000 by 11 percent and 3 percent,
respectively. The level of overpayment is similar to the amount of overpayment Countywide. In terms of
overpayment for lower income households, this percentage also increased from 15 percent in 2000 to 19
percent in 2010. Severe overpayment impacts 19 percent of the City’s renters as opposed to only 9
percent of owner households. In terms of lower income (<80% AMI) households, 994 of lower income
homeowners and 2,590 lower income renters were faced with overpayment for housing in Campbell.
Many of the lower income households also experience severe overpayments for housing.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 29
B. Future Housing Needs
California’s Housing Element law requires that each city and county develop local housing programs to
meet its “fair share” of existing and future housing needs for all income groups, as determined by the
jurisdiction’s Council of Governments. This “fair share” allocation concept seeks to ensure that each
jurisdiction accepts responsibility for the housing needs of not only its resident population, but also for
the jurisdiction’s projected share of regional housing growth across all income categories. Regional growth
needs are defined as the number of units that would have to be added in each jurisdiction to
accommodate the forecasted number of households, as well as the number of units that would have to
be added to compensate for anticipated demolitions and changes to achieve an “ideal” vacancy rate.
In the Bay Area region, the agency responsible for assigning these regional housing needs to each
jurisdiction is the Association of Bay Area Governments (ABAG). The regional growth allocation process
begins with the State Department of Finance’s projections of population and associated of housing
demand for the planning period. ABAG is responsible for allocating the region’s projected housing needs
among its jurisdictions by income category. This is referred to as the Regional Housing Needs Allocation
(RHNA) process. The RHNA represents the minimum number of housing units each community is required
to provide “adequate sites” for through zoning and is one of the primary threshold criteria necessary to
achieve State approval of the Housing Element.
In devising the formula for allocating the 187,990 units amongst jurisdictions, ABAG had to consider how
each of these statutory factors could be incorporated into the mathematical equation. ABAG staff and
members of the Housing Methodology Committee sought input from every jurisdiction in the Bay Area on
the factors and how they could be used. The final allocation method adopted by ABAG’s Executive Board
includes factors related to housing and employment growth, and public transit.
As defined by the RHNA, Campbell’s new construction need for the 2015-2023 time period has been
established at 933 new units as distributed among the four income categories as shown in Table A-28.
Through this Housing Element, the City will demonstrate the availability of adequate sites to
accommodate these projected new units.
Table A-28: Regional Housing Needs Allocation 2014 -2022
Income Level Percent of Area Median
Income (AMI) Units as per RHNA Percent of Total RHNA
Very Low* 0-50% 253 27%
Low 51-80% 138 15%
Moderate 81-120% 151 16%
Above Moderate 120%+ 391 42%
Total 933 100%
Source: Association of Bay Area Governments, Regional Housing Needs Allocation, July, 2013.
*An estimated half of Campbell’s very low income housing needs (126 units) are for extremely low income households
This Page Left Intentionally Blank
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 1
APPENDIX B. HOUSING CONSTRAINTS
This section of the Housing Element discusses the characteristics of the City’s population and housing
stock as a means of better understanding the nature and extent of unmet housing needs. Appendix B,
the Housing Needs Assessment is comprised of the following components: (1) Market Constraints; (2)
Governmental Constraints; and (3) Environmental Constraints. The provision of adequate and
affordable housing opportunities is an important goal of the City. However, there are a variety of
factors that can encourage or constrain the development, maintenance, and improvement of the
housing stock in Campbell. These include market mechanisms, government codes, and physical and
environmental constraints. This section addresses the potential market, governmental, and
environmental constraints in Campbell.
1. Market Constraints
Land costs, construction costs, and market financing contribute to the cost of housing reinvestment,
and can potentially hinder the production of new affordable housing. Although many constraints are
driven by market conditions, jurisdictions have some leverage in instituting policies and programs to
addressing the constraints.
A. Development Costs
Construction costs vary widely according to the type of development, with multi-family housing
generally less expensive to construct than single family homes. However, there is wide variation within
each construction type depending on the size of unit and the number and quality of amenities
provided, such as fireplaces, swimming pools, and interior fixtures among others. Land costs may vary
depending on whether the site is vacant or has an existing use which must be removed.
Ways to reduce development costs include a reduction in amenities and the quality of building
materials (above a minimum acceptability for health, safety, and adequate performance) which could,
in theory, result in lower sales prices. In addition, prefabricated factory-built housing may provide for
lower priced housing by reducing materials and labor costs. Another factor related to construction
costs is the number of units built at one time. As the number increases, overall costs generally decrease
as builders can benefit from economies of scale.
Another key component is the price of raw land and any necessary improvements. The diminishing
supply of residential land combined with a high demand for such development keeps land cost high in
cities across the Bay Area. One large lot vacant land sale occurred in 2013. A 2.6 acres parcel on Abbott
Avenue sold for $4.1 million. The property is located in the R-1-9 Zone. An evaluation of the number
of units that could be constructed on the site, based upon the need to extend Abbott Avenue across
the property, varies from eight to ten units under the current zoning. The cost for this site was $36 per
square foot or between $410,000 and $512,000 per unit.
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 2
B. Mortgage and Rehabilitation Financing
The availability of financing in a community depends on a number of factors, including the type of
lending institutions active in the community, lending practices, rates and fees charged, laws and
regulations governing financial institutions, and equal access to those institutions. Through analysis of
Home Mortgage Disclosure Act (HMDA) data on the disposition of residential loan applications, an
assessment can be made of the availability of residential financing within a community.
Chart B-1 summarizes HMDA data for both Campbell and Santa Clara County as a whole, providing
information on the approval status of all home purchase and home improvement loan applications in
2012. Of the total of 530 applications for home purchase loans in Campbell, 81 percent were approved,
9 percent denied, and 10 percent withdrawn or incomplete. In comparison to the County-wide
average, mortgage loan approval rates were slightly higher in Campbell (81%), than the County (78%).
Approval rates for home improvement loans were however somewhat lower in Campbell than Santa
Clara County as a whole, at 67 percent compared to 70 percent County-wide.
Chart B-1: Home Purchase and Improvement Loans - 2012
Loan Type
Number of
Loan
Applications
in Campbell
% Loans Approved % Loans Denied % Loans Withdrawn/
Incomplete
Campbell
Santa
Clara
County
Campbell
Santa
Clara
County
Campbell
Santa
Clara
County
Home Purchase 530 81% 78% 9% 12% 10% 10%
Home Improvement 60 67% 70% 17% 20% 16% 10%
Source: Home Mortgage Disclosure Act (HMDA) data, 2012
Review of mortgage loan denial rates by census tract identifies one area in Campbell with a denial rate
more than double the citywide average of 9 percent. Of the 65 applications for mortgage loans in
Census Tract 5066.06, (located in northwest Campbell immediately west of the San Tomas
Expressway), 19 percent (12 applications) were denied.
2. Governmental Constraints
Local policies and regulations can impact the price and availability of housing and in particular, the
provision of affordable housing. Land use controls, site improvement requirements, fees and exactions,
permit processing procedures, and various other issues may present constraints to the maintenance,
development and improvement of housing. This section discusses potential governmental constraints
in Campbell.
A. Land Use Controls
The Land Use Element of the General Plan sets forth the City’s policies for guiding local development.
These policies, together with existing zoning regulations, establish the amount and distribution of land
allocated for different uses within Campbell. As summarized below in Table B-2, the Land Use Element
provides for six residential land use designations, a mobile home park designation, one commercial
designation, and three mixed-use designations that allow for residential uses. The Commercial/Light
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 3
Industrial mixed use area does not provide for residential units and has not been included in Table B-
2.
Table B-2: Land Use Categories Permitting Residential Use
General Plan Land Use
Category
Zoning
District(s)
Density (Units
per Gross Acre) Residential Type(s)
Low Density Residential R-1-10, R-1-16 <3.5 Single-family detached homes on large lots
Low Density Residential R-1-8, R-1-9 <4.5 Single-family detached homes on large lots
Low Density Residential R-1-6 <6 Single-family detached homes on average sized lots
Low-Medium Density
Residential
R-M, R-D,
C-PD, P-D 6—13
Duplexes, multi-family, and townhomes. Small lot
single-family detached homes are allowed with the
P-D zoning designation.
Medium Density Residential R-2, C-PD, P-D 14—20 Townhomes, apartments, condominiums, or multi-
family
High Density Residential R-3, C-PD 21—27 Apartments or condominiums
Mobile Home Park P-D 6—13 Mobile home parks (greater than 10 acres in size)
Central Business District
Commercial C-3 No Standard Condominiums or apartments on the second and
third floors
Low-Medium Density
Residential or Office
(Mixed Use)
P-D 6—13 Single-family homes on small lots, townhomes, multi-
family
Medium to High Density
Residential/ Commercial
(Mixed Use)
P-D 14—27
Multiple-family housing on the upper floors above
office/ commercial uses. Attached townhomes or
condominiums in the South of Campbell Ave Specific
Plan area.
Residential/ Commercial/
Professional Office
(Mixed Use)
P-D 14—27
Multiple-family housing including condominiums or
apartments on the upper floors above office or
commercial uses.
Source: City of Campbell General Plan, February 2014.
B. Zoning Standards
The Campbell Zoning Ordinance, Title 21 of the Municipal Code, contains the primary
development provisions that implement the development of private land under the General
Plan (include the Housing Element).
Residential Development Standards
The City regulates the type, location, density, and scale of residential development primarily through
the Zoning Code. Zoning regulations are designed to protect and promote the health, safety, and
general welfare of residents as well as implement the policies of the City’s General Plan. The Zoning
Code also serves to preserve the character and integrity of existing neighborhoods. The Code sets forth
the City’s specific residential development standards, which are summarized in Table B-3.
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 4
Table B-3: Residential Development Standards
Zoning District
Maximum
Density (du/ac)
Minimum Net
Lot Area (sq. ft.)
Maximum Lot
Coverage
Maximum Building
Height (feet)
Single Family
R-1-6 6.0 6,000 40% 35
R-1-8 4.5 8,000 40% 35
R-1-9 4.5 9,000 40% 35
R-1-10 3.5 10,000 40% 35
R-1-16 3.5 16,000 40% 35
Two Family R-M 13.0 6,000 40% 35
Multiple Family
R-D 13.0 6,000 40% 35
R-2 20.0 6,000 40% 35
R-3 27.0 6,000 40% 40
Condominium Planned
Development C-PD 27.0 NR NR NR
Planned Development P-D 27.0 NR1 NR1 NR1
Source: City of Campbell Planning Division, February 2014
NR – No requirement in the Zoning Ordinance.
1. The specific development standards are contained in special or master plan documents (e.g. North of Campbell
Avenue Area Plan, South of Campbell Avenue Area Plan, East Campbell Avenue Master Plan, and Winchester
Boulevard Master Plan).
Parking Requirements
The City’s parking requirement for residential districts varies by housing type and anticipated parking
needs. The City calculates the parking requirements by unit type with one standard for Studio and One-
Bedroom units and a slightly higher standard for 2 or more Bedroom units. Table B-4 below
incorporates the new parking standards adopted in 2011 for Transit Oriented Developments and for
Small Lot Single Family housing projects.
Table B-4: Parking Requirements
Housing Type Parking Space Requirements per Unit
Covered Uncovered Total
Single-Family 1 1 2
Duplex 1 1 2
Small Lot Single Family 1 1.5 2.5
Multiple-Family:
Studio or One-bedroom units
Two or more bedrooms units
2
2.5
0.5
0.5
2.5
3
Transit Oriented Development:
Studio or One-bedroom units
Two or more bedrooms units
1.5
2
0.5
0.5
2
2.5
Source: City of Campbell Zoning Ordinance, February 2014.
The standard parking requirement for small lot single family projects is slightly higher than that for
single-family homes because small lot single family developments commonly do not have private
driveways or open street frontage for additional parking. The City has also found that the parking need
for these projects is greater than those for apartments or other multiple-family uses because they are
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 5
often larger in size and have more bedrooms. Small lot single family projects commonly have more
drivers per household than apartments, and consequently, often have more vehicles.
The City permits carports in lieu of garages for all housing units, which can serve to reduce
development costs. Under the City’s density bonus program, projects that provide affordable (below
market rate) or senior housing may be eligible for a reduction in the parking requirements (per Zoning
Code Section 21.28.050). Additionally, the Planning Commission has the authority to adjust the parking
requirements for specific projects when they determine that there are circumstances that warrant an
adjustment. These circumstances may include proximity to light rail stations, transit corridors, or major
employment centers. The Planning Commission or City Council may also permit projects consisting of
two diverse land uses (such as residential and commercial) to jointly occupy the same parking spaces
when their parking demands occur at different times.
Examples of parking modifications/reductions approved by the City Council during the previous
Housing Element cycle include:
Bay West Development, 1677 S. Bascom Avenue, the Planning Commission approved the use of
tandem parking spaces for nine of the 168 units in the project.
Merrill Gardens, 2014 Winchester Boulevard, the City Council approved 54 parking spaces for 126
senior housing units.
651 West Hamilton Avenue, the Planning Commission approved a reduction in the amount of
required parking of approximately 70 spaces (2.3 parking spaces per unit versus 3.0 parking spaces
per unit).
Special Master Plan and Area Plans
Campbell has adopted numerous area plans. Most of these are located around the Downtown area
and around the existing VTA light rail stations. The four master and area plans which contain most of
the opportunity housing sites are discussed below.
The North of Campbell Avenue (NOCA) Area Plan is located north of the civic center and south of East
Hamilton Avenue along Salmar Avenue. This Area Plan was developed to guide this area from primarily
industrial land uses to small lot and single family residences. About half of the original plan area has
been converted to residential uses. Residential densities up to 20 units per acre are envisioned in this
area.
The East Campbell Avenue Master Plan is located along East Campbell Avenue between the Downtown
and Highway 17. The goal of the Master Plan is to implement Land Use Policy 6.1, “Expansion of
Downtown: Facilitate and encourage the evolution of the Downtown beyond the loop streets,
eastward to the Hwy 17 overpass and westward to the Community Center, through public
improvements, urban design and land use patterns that connect both visually and physically this
stretch of Campbell Avenue.” Residential densities up to 27 units per acre are envisioned in this area.
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 6
The South of Campbell Avenue (SOCA) Area Plan is located immediately south of the East Campbell
Avenue Master Plan between Campbell Avenue on the north, San Tomas Expressway on the south, Los
Gatos Creek on the east, and Railway Avenue (the current VTA light rail line) on the west. This Area
Plan was developed to guide the redevelopment of this area from older single family residential mixed
with commercial and industrial land uses toward more higher density residential density and office
development near the VTA Downtown Campbell light rail station and Downtown Campbell. Residential
densities up to 27 units per acre are envisioned in this area.
The Winchester Boulevard Master Plan runs along both sides of Winchester Boulevard. The purpose
of this Master Plan The goal of the Master Plan is to transform Winchester Boulevard into a vibrant
mixed-use, pedestrian-oriented street, lined with ground-level businesses with residential or office
above. The plan also intends to facilitate the physical and visual connection to Downtown and
Campbell Avenue, as well as help increase Central Campbell’s walkability and livability by providing
increased housing and shopping opportunities. Residential densities up to 27 units per acre are
envisioned in this area.
Flexible Design Provisions
The City offers various mechanisms to provide relief from development standards that are typically
required of all residential projects under the Zoning Code. These mechanisms include mixed-use
development provisions and the density bonus program in conjunction with the P-D Zone.
Planned Development (P-D) Zone
The purpose of the P-D Zoning District is to provide a degree of flexibility that is not generally available
in other zoning districts. The flexibility is intended to allow developments that are more consistent
with site characteristics while creating an optimum quantity and use of open space and good design
consistent with the underlying General Plan Land Use Designation and any adopted guidelines for the
area. The P-D Zone also facilitates mixed-use development, development concessions, and modified
parking standards. Most of the Area Plan and Master Plan areas are zoned P-D.
Mixed-Use Development
Within the City of Campbell, there are several areas where mixed use development is encouraged, both
as residential and commercial uses combined on a single parcel, and as components of a single
development. A key strategy of the City’s General Plan is to integrate residential development along
designated commercial corridors to create activity along the street, provide a variety of housing types
near work and shopping, and enhance public safety. This strategy ensures safer, more viable
commercial areas, with mixed-use residents helping to ensure the viability of the commercial uses.
Mixed-use development is located next to sidewalks or landscape setback areas adjacent to the public
street to enhance visibility, pedestrian access and interaction with the commercial uses.
The City’s zoning ordinance provides several incentives to encourage mixed use. The allowable density
of a mixed-use project is defined by the Floor Area Ratio (FAR) contained in specific land use policies
within each Area or Specific Plan; residential uses are encouraged but not included in the calculation
of the Floor Area Ratio. Campbell also allows for a shared parking reduction where two or more uses
have distinct and differing peak parking usage periods. Furthermore, a reduction in the required open
space for the residential component of a mixed-use project may be granted where the full amount of
open space is unable to be accommodated due to the urban infill characteristics of the site. The City
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has approved several mixed-use projects since adoption of the prior Housing Element. In addition,
many of the previously approved projects that had been put on-hold because of The Great Recession
of 2007-2009 are currently under development. The current City approved projects include the
following:
The Merrill Gardens Project (2041 – 2127 S. Winchester Blvd.) initially approved in 2007,
slightly modified by 2011, and was completed in December of 2013 and is now occupied. This
project consists of 126 total units including 99 senior market rate units, 27 non-age restricted
apartments, and an Alzheimer’s care unit. Of the 126 units, 19 very low income units are
distributed throughout the project. The project also includes 18,000 square feet of retail space
fronting Winchester Boulevard. The City Council approved several concessions including
waiving the park fees for the affordable units.
Bay West Development (1677 S. Bascom Ave) – The City approved this mixed-use project in
2012 at the maximum zoned density of 27 units per acre. The project provides 126 market rate
apartments and 15,295 square feet of retail space fronting Hamilton Avenue. Campbell
approved a density bonus project of 14 Below Market Rate units as part of this project.
Affordable Housing Density Bonus
The City of Campbell continues to offer density bonus incentives for the provision of affordable housing
and routinely updates the Zoning Ordinance as program requirements change. These provisions were
last amended in 2008 to incorporate recent changes to State Law. The density bonus provisions include
both the additional density requirement and the development concession provisions. The Density
Bonus provisions are contained in Chapter 21.20 of the Municipal Code and incorporate the
requirements of Government Code Section 65915.
For incorporating any of the following items, a housing developer will receive a twenty percent density
bonus above the density normally allowed by the Zoning Ordinance. To receive this density bonus a
project must incorporate one of the following:
Ten percent of the total units for lower income households; or
Five percent of the total units for very low income households; or
A senior citizen housing development (or mobile home park) that limits residency based on
age requirements for housing for older persons.
In addition, by providing ten percent of the total units for moderate income households, an additional
five percent density bonus is also available. The moderate income density bonus applies only to for
sale units in a common interest development (as defined by Section 1351 of the California Civil Code).
The amount of density bonus to which the applicant is entitled varies according to the amount by which
the percentage of affordable housing units exceeds the minimum percentage established in this
section, but generally ranges from 20 to 35 percent above the specified General Plan Residential
Density. In addition to the density bonus, eligible projects may receive up to three additional
development incentives, depending on the proportion of affordable units and level of income
targeting.
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Zoning Code Chapter 21.20 also includes provisions to allow development standard concessions for
projects receiving a density bonus. The typical concessions/incentives that are offered include the
following.
A reduction in site development standards (e.g., setback and square footage requirements,
and/or parking requirements) or architectural design requirements. At the request of the
developer, the City will permit a parking ratio (inclusive of handicapped and guest parking) of
one space for 0-1 bedroom units, two spaces for 2-3 bedroom units, and 2½ spaces for four or
more bedrooms.
Approval of mixed-use zoning in conjunction with the housing project if nonresidential land
uses would reduce the cost of individual units in the housing project, and the nonresidential
land uses would be compatible with the housing project and adjoining development.
Other regulatory incentives or concessions proposed by the permit applicant or the City that
would result in identifiable cost reductions. Examples include a reduction in the amount of
required on-site parking, expedited processing pursuant to a mutually agreed upon schedule,
and, the deferral of the collection of impact fees on market rate units until issuance of a
certificate of occupancy.
The City advertises the availability of density bonus incentives on its website, and provides information
to prospective residential applicants. The Merrill Gardens and Bay West Development projects were
both granted an affordable housing density bonus of 35% for the incorporation of Very Low Income
units into the projects.
Inclusionary Housing
Particularly since Campbell now requires 15 percent inclusionary units on a citywide basis, density
bonuses offer a means of offsetting the cost of providing the required affordable units. Zoning Code
Chapter 21.24 requires new residential projects with ten or more units to provide at least 15 percent
of the total units for low and moderate income households at an affordable housing cost. Rental units
are required to be made available to very low and low income households (minimum 40% to very low),
while owner units are to be available to low and moderate income households. Previous regulatory
agreements are recorded on inclusionary projects that require affordability for a period of 45 years for
ownership units and 55 years for rental units.
The Inclusionary Housing Program originally addressed both rental and ownership units, however, due
to a recent court case, the provisions which apply to rental units have been temporarily suspended.
As a means of providing flexibility in compliance with inclusionary requirements, the City allows the
following alternatives to provision of on-site affordable units:
Off-site construction of affordable units;
Provision of rental units in for-sale projects (subject to Very Low and Low income affordability);
Dedication of land sufficient to accommodate the required affordable units; or
Payment of an in-lieu housing fee (for projects with densities at or below six units per acre).
The current fees are $34.50 per square foot for ownership housing units and $21.50 for rental
housing units.
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Campbell’s inclusionary ordinance also provides for a reduction or waiver of the inclusionary
requirement if an applicant can show there is no reasonable relationship between the project and the
requirement for affordable units, or if application of the inclusionary requirements represents a taking.
Since the adoption of the Ordinance, several larger projects have been required to provide affordable
units. Examples include of these project include the senior housing project by Merrill Gardens on
Winchester Boulevard and the Bay West Development on South Bascom Avenue. During this time
many smaller projects, with less than 10 units, have been exempt from the ordinance. The City has
not received negative feedback from developers of these larger projects in terms of affecting project
viability. The ordinance is similar to surrounding cities and is generally accepted by the regional
development community.
C. Provisions for a Variety of Housing
Housing element law specifies that jurisdictions must identify adequate sites to be made available
through appropriate zoning and development standards to encourage the development of various
types of housing for all economic segments of the population. This includes single-family homes, multi-
family housing, factory-built housing, mobile homes, emergency shelters, supportive housing, and
transitional housing. Table B-5 below summarizes housing types permitted within all residential and
commercial zones. The Condominium-Planned Development (C-PD) is required for all projects
proposing a condominium ownership project. Development under the C-PD Zone is processed using
the P-D Zone development review processes.
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Table B-5: Housing Types Permitted by Zone
Housing Type Permitted Uses R-1 R-D R-M R-2 R-3 P-D C-PD C-3
Residential Uses
Small Lot Single-Family
(<6,000 sq. ft. lots) Y Y Y Y Y Y - -
Conventional Single-Family
(>6,000 sq. ft. lots) Y Y Y Y Y Y - -
Planned Unit Developments - - - - - Y - -
Duplexes (2 attached units) - Y Y Y Y - - -
Second Units (with a single family dwelling) Y Y Y Y Y Y - -
Condominiums - - - - - - Y c
Mobile Home Parks
(sites 10 acres or larger) - - - - - Y - -
Multiple-Family Residential Units Y Y Y Y Y c
Townhouses - - - - - Y Y -
Special Needs Housing
Residential Care Facility
(6 or less persons) Y Y Y Y Y Y - -
Residential Care Facility
(7 or more persons) c c c c c c c c
Convalescent Hospital - c c c c c c c
Emergency Shelters1 - - c c c c c -
Supportive Housing Y Y Y Y Y Y - -
Transitional Housing Y Y Y Y Y Y - -
Single Room Occupancy - - - - c c - -
Correctional Residential Facility - c c c c c c c
Boarding or Lodging House - - c c c - - -
On-Site Living Facility* c c c c c c c c
Y = Permitted
c = Conditionally Permitted
1. Emergency Shelters are also allowed in the C-1 and C-2 Zones with a conditional use permit, and in the M-1 Zone,
either by right or with a conditional use permit, depending on the location.
* In conjunction with an approved conforming use for security and/or 24-hour service.
Source: City of Campbell Zoning Code, February 2014.
Multi-Family Rental Housing
The City’s Zoning Code provides for apartment (rental) developments in the R-M, R-2, R-3, and P-D
Zoning Districts by-right, and with approval of a conditional use permit in the C-3 (Central Business
District) Zone. Densities of up to 27 dwelling units per acre are permitted, with additional densities for
affordable and senior housing. The General Plan also provides for high density residential on
designated commercial corridors surrounding the Valley Transit Agency (VTA) Light Rail Stations at
Downtown Campbell and at Winchester. The VTA light rail system allows easy access to the rest of the
urbanized core of Santa Clara County.
Campbell’s development standards have proven to be effective in allowing projects to achieve
maximum densities. Given high land costs, the majority of multi-family and mixed use developments
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in Campbell are built at or near maximum permitted densities. Recent examples include: Creekside
Commons (27 du/acre with density bonus) and Merrill Gardens senior housing (34 du/acre with density
bonus). These and other infill project examples demonstrate that the City’s development standards
have not served as a constraint to achieving maximum zoned densities.
Condominiums
Similar to many jurisdictions, Campbell’s Zoning Code distinguishes between condominium
(ownership) and multiple family (rental) housing. The C-PD (Condominium-Planned Development)
zoning district provides for the construction of new condominiums, or conversion of existing rental
housing into condominium ownership subject to a planned development permit. Condominiums are
also conditionally permitted in the C-3 (Central Business District) Zone.
In order to provide maximum flexibility for projects and provide the city appropriate levels of
discretion, large areas of the City are zoned Planned Development (P-D). This designation has proven
over time to be an excellent vehicle for providing unique, custom tailored development solutions to
generally small, heavily constrained in-fill sites. The City requires a zoning designation of Condominium
Planned Development for condominium projects. This zoning requirement has not been a barrier to
the approval of numerous condominium projects in the past.
Secondary Dwelling Units
The purpose of permitting additional living units in single-family districts is to allow more efficient use
of the existing housing stock and infrastructure to provide the opportunity for the development of
small rental housing units designed to meet the special housing needs of individuals and families, while
preserving the integrity of single-family neighborhoods. Zoning Code Section 21.36.200 addresses the
requirements for both attached and detached second units as an accessory use in Single Family (R-1)
zoning districts. Campbell’s Zoning Code contains the following standards for secondary dwelling units.
The minimum lot size is at least 10,000 square foot.
The maximum size is limited to 640 square feet, one bedroom and one-story in height, unless
the lot is larger than 250% of the minimum required size in zone (when these size limitations
for the units do not apply).
In conjunction with the primary single-family dwelling, a total of four parking spaces are
required, two of which shall be covered. Spaces may be allowed in tandem in a driveway of a
two-car garage if the garage meets minimum setbacks and lot configuration precludes
placement of parking areas elsewhere on the property.
Must meet all of the applicable development standards of the zoning district (for example,
setbacks, lot coverage, and floor area ratio);
Required to be designed so that the appearance of the property remains that of a single-family
residence (for example, the entrances to secondary dwelling units must not be visible from the
street); and,
A deed restriction is required that stipulates that only one of the two units on the property
may be rented at any one time.
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Campbell receives an average of 1 to 2 second unit applications annually with a total of 4 second units
constructed between 2009 and 2013. Approximately one thousand Single Family zoned parcels in
Campbell meet the minimum lot size requirement. This provides a significant additional capacity for
second units.
Manufactured Housing/Mobile Homes
Section 65852.3 of the California Government Code requires jurisdictions to administratively allow
manufactured homes on lots zoned for single-family dwellings if they meet certain standards. More
specifically, the Government Code requires the following:
“Except with respect to architectural requirements, a city … shall only subject the
manufactured home and the lot on which it is placed to the same development standards to
which a conventional single-family residential dwelling on the same lot would be subject,
including, but not limited to, building setback standards, side and rear yard requirements,
standards for enclosures, access, and vehicle parking, aesthetic requirements, and minimum
square footage requirements. Any architectural requirements imposed on the manufactured
home structure itself, exclusive of any requirement for any and all additional enclosures, shall
be limited to its roof overhang, roofing material, and siding material. These architectural
requirements may be imposed on manufactured homes even if similar requirements are not
imposed on conventional single-family residential dwellings. However, any architectural
requirements for roofing and siding material shall not exceed those which would be required
of conventional single-family dwellings constructed on the same lot. At the discretion of the
local legislative body, the city or county may preclude installation of a manufactured home in
zones specified in this section if more than 10 years have elapsed between the date of
manufacture of the manufactured home and the date of the application for the issuance of a
permit to install the manufactured home in the affected zone. In no case may a city, including
a charter city, county, or city and county, apply any development standards that will have the
effect of precluding manufactured homes from being installed as permanent residences.”
The City treats manufactured homes as simply another form of construction and does not apply any
requirements to them other than what normally applies to new residential construction. A number of
manufactured homes have gone through the normal design review process and been approved and
built. Manufacture home on individual lots are allowed in the R-1 Single Family Zoning District.
Mobile Home Parks
Campbell permits mobile home parks in the P-D Zoning District on parcels with a Mobile Home Park
General Plan land use designation. There are currently two mobile home parks in Campbell: Paseo de
Palomas (106 units) and Timbercove Mobile Home Park (137 units).
Residential Care Homes and Residential Service Facilities
Campbell’s Zoning Code defines Residential Care Homes as licensed facilities where care, services, or
treatment is provided to persons living in a community residential setting. Residential Service Facilities
are defined as a residential facility where the operator receives compensation for the provision of
personal services, in addition to housing including protection, supervision, assistance, guidance,
training, therapy, or other non-medical care. The Zoning Code distinguishes between small (six or fewer
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2015-2023 Housing Element
Appendix B: Housing Constraints Page B 13
occupants) and large (seven or more occupants) Residential Care Homes and Residential Service
Facilities.
Section 1566.3 of the California Health and Safety Code requires residential facilities serving six or
fewer persons to be considered a residential use of property for purposes of local zoning ordinances.
No local agency can impose stricter zoning or building and safety standards on these residential
facilities – such as a conditional use permit (CUP), zoning variance or other zoning clearance - than is
required of a family dwelling of the same type in the same zone. The Campbell Zoning Code permits
Residential Care Homes and Residential Service Facilities serving six or fewer persons by right in all
residential zones (R-1, R-D, R-M, R-2, R-3, P-D), and does not subject such facilities to a use permit,
building standard, or regulation not otherwise required of single-family homes in the same zone.
The Health and Safety Code further states that no local zoning ordinance can include residential
facilities which serve six or fewer residents in the definition of a boarding house, rooming house,
institution or home for the care of minors, the aged, or the mentally infirm, foster care home, guest
home, rest home, sanitarium, mental hygiene home, or other similar term which implies that the
residential facility is a business run for profit or differs in any way from a family dwelling. In compliance
with the State statutes, the Campbell’s Zoning Code provides the following separate definition for
Rooming and Boarding Facilities, which are conditionally permitted in R-D, R-M, R-2 and R-3 zones:
“Rooming and Boarding houses means houses with individual bedrooms that are rented to
between three to five persons for profit, whether or not meals are provided.”
Due to the unique characteristics of larger (more than six persons) residential care homes/facilities,
most jurisdictions require a CUP to ensure neighborhood compatibility in the siting of these facilities.
As indicated previously in Table B-5, the Campbell Zoning Code provides for Residential Care Homes
and Service Facilities with more than six occupants in most all residential zone districts, subject to
approval of a CUP by the Planning Commission. The required findings for approval of a CUP in Campbell
are directed towards ensuring compatibility of the proposed use and not tied to the user, and therefore
are not viewed as a constraint per se to the provision of residential care facilities.
The California courts have invalidated the following definition of “family” within jurisdictions Zoning
Ordinances: (a) an individual, (b) two or more persons related by blood, marriage or adoption, or (c) a
group of not more than a certain number of unrelated persons as a single housekeeping unit. Court
rulings state that defining a family does not serve any legitimate or useful objective or purpose
recognized under the zoning and land planning powers of the city, and therefore violates rights of
privacy under the California Constitution. A zoning ordinance also cannot regulate residency by
discrimination between biologically related and unrelated persons. In 2014, Campbell’s Zoning Code
was amended to redefine the term of “family”. Family now means: “an individual or group of persons
living together who constitute a bona fide single housekeeping unit in a dwelling unit. "Family" shall
not be construed to include a fraternity, sorority, club, or other group of persons occupying a hotel,
lodging house, or institution of any kind.” The revised definition is now consistent with State and
Federal law on the definition of family.
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The previous definition of family (while not entirely consistent with the new definition) did not function
to preclude residential care or other group housing from the City’s residential zone districts, as
evidenced by the State Community Care Licensing Division which identified three Adult Residential
Facilities, three Adult Residential Facility for Persons with Special Health Care Needs, and fourteen
Residential Care Facilities for the Elderly in Campbell.
Transitional and Supportive Housing
During the 2014 Zoning Ordinance amendment, Campbell provided specific definitions for supportive
housing, transitional housing, and target population to comply with State Law. The new definitions
area as follows:
Transitional housing means “buildings configured as rental housing development, but operated
under program requirements that require the termination of assistance and recirculating of the
assisted unit to another eligible program recipient at a predetermined future point in time that
shall be no less than six months from the beginning of the assistance.”
Supportive housing means “housing with no limit on length of stay, that is occupied by the
target population, and that is linked to an onsite or offsite service that assists the supportive
housing resident in retaining the housing, improving his or her health status, and maximizing
his or her ability to live and, when possible, work in the community.”
Target population means “persons with low incomes who have one or more disabilities,
including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or
individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities
Services Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code)
and may include, among other populations, adults, emancipated minors, families with children,
elderly persons, young adults aging out of the foster care system, individuals exiting from
institutional settings, veterans, and homeless people.”
Until recently, Zoning Code Section 21.36.230, included requirements for a conditional use permit as
well as a 300 foot separation requirement between transitional facilities and another similar facility or
single-family zoned parcel. However, in 2014 Transitional and Supportive Housing became permitted
uses in all residential zoning districts (R-1, R-D, R-M, R-2, R-3, and P-D). This is also shown in Table B-
5.
Emergency Shelters
State Law requires that local jurisdictions allow for emergency shelters. In compliance with SB 2,
Campbell has reviewed its zoning districts and determined a portion of the M-1 Zoning District is best
suited to be most conducive to house an emergency homeless shelter. The 2014 amendment defined
Emergency Shelter as “temporary housing with minimal supportive services for homeless persons
that is limited to occupancy of six months or less by a homeless person. No individual or
household may be denied emergency shelter because of an inability to pay.” Emergency Shelters
are now allowed, without a conditional use permit, in a portion of the M-1 (Light Industrial) Zoning
District bounded generally by Camden Avenue, Los Gatos Creek County Park, Hacienda Avenue and
Winchester Boulevard.
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Appendix B: Housing Constraints Page B 15
This sub-area of the M-1 Zoning District provides for light industrial and commercial uses, and is located
centrally within the city and has good proximity to transit (bus and light rail service). While there are
a limited number of vacant parcels within the identified M-1-S Sub-area, a large number of properties
are either underutilized or have existing structures which could potentially be suitable for conversion
to shelter use. The Sub-area encompasses 53 parcels with an average lot size of approximately 33,000
sq. ft (0.75 acres).
The emergency shelter by-right area is shown on Figure B-1. Emergency shelters in other locations will
still approval of a conditional use permit in accordance with Title 21 of the Campbell Municipal Code.
Figure B-1: Emergency Shelters as a Permitted Use
As discussed in the Homeless section of the Housing Needs Assessment, the 2013 Santa Clara Homeless
Survey identified 91 homeless people in Campbell and there are currently no homeless shelters in the
City. Pursuant to SB 2, jurisdictions with an unmet need for emergency shelters are now required to
identify a zone(s) where emergency shelters will be allowed as a permitted use without a conditional
use permit or other discretionary permit. The identified zone must have sufficient capacity to
accommodate the shelter need, and at a minimum provide capacity for at least one year-round shelter.
Permit processing, development and management standards for emergency shelters must be objective
and facilitate the development of, or conversion to, emergency shelters.
Based on the 2013 estimate of Campbell’s homeless population (91 persons), it appears that this area
is suitable for this purpose and of adequate size to provide sufficient opportunities to meet this
requirement. This area is depicted in Figure B-1.
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2015-2023 Housing Element
Appendix B: Housing Constraints Page B 16
Section 21.36.085 of the Municipal Code establishes the standards for emergency shelters. The
development standards in the Emergency Shelter Sub-Area are the same as for all other development
in the M-1 Zone. The operational standards for emergency shelters are outline below.
Maximum number of beds. Shall be based upon the number of homeless persons identified in
the current Santa Clara County Homeless Census and Survey (the 2013 Homeless Census
identified ninety-one homeless persons in the City).
On-site parking. The shelter shall provide for one (1 ) parking space for each three (3) beds.
Parking modifications, authorized by Section 21.28.050 of the Zoning Code, are routinely used
to reduce the parking requirements for affordable housing, high density residential, and mixed
use projects. There are no restrictions on the types of land uses, including emergency
shelters, that are eligible to receive parking modifications.
Waiting and intake area. The shelter shall provide a private area to receive clients for waiting
and intake.
Length of stay. Residents may stay for thirty days. Extensions up to a total of one hundred
eighty (180) days may be provided by the on-site manager if no alternative housing is available.
Lighting. The shelter shall have adequate outdoor lighting for security purposes.
Security. On-site security and security cameras shall be provided.
On-site management. The shelter shall provide 24-hour, professional on-site management
pursuant to a Management and Operation Plan approved by the City.
Single Room Occupancy (SRO)
Single Room Occupancy facilities are defined as “a residential facility providing dwelling units where
each unit has a minimum floor area of 150 square feet and a maximum floor area of 220 square feet,
and are rented to a one- or two-person household. These dwelling units may have kitchen or bathroom
facilities, and are provided for a weekly or monthly period of time, in exchange for an agreed payment
of a fixed amount of money or other compensation based on the period of occupancy.” SRO’s can
provide an entry point into the housing market for extremely low income individuals, formerly
homeless and disabled persons. Campbell has reviewed the City’s zoning districts and determined that
a portion of the R-3 zone is the most conducive to provision of SROs, either through new development
or reuse of an existing building.
The City intends to conditionally allow SRO’s in the R-3-S Multiple-Family Zone. This zoning district is
the City’s highest density residential zone and allows development up to 27 dwelling units per gross
acre. This zoning district is distributed in areas throughout Campbell with the largest single area
concentrated along Union Avenue on the eastern side of Campbell, in proximity to South Bascom
Avenue. There are 92 parcels in the R-3 zone, with an average lot size of 48,000 sq. ft (1.1 acres),
providing sufficient sites for SRO use.
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Appendix B: Housing Constraints Page B 17
Farm Employee Housing
The Census identifies fewer than one hundred Campbell residents employed in farming, fishing and
forestry occupations, representing less than one percent of the City’s labor force. No parcels in the City
remain in agricultural use. Therefore, given the extremely limited presence of farmworkers in the
community, the City has not identified a need for specialized farmworker housing beyond overall
programs for housing affordability.
Accessibility Accommodations
Both the federal Fair Housing Act and the California Fair Employment and Housing Act impose an
affirmative duty on local governments to make reasonable accommodations (i.e. modifications or
exceptions) in their zoning and other land use regulations when such accommodations may be
necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. For example, it
may be a reasonable accommodation to allow covered ramps in the setbacks of properties that have
already been developed to accommodate residents with mobility impairments.
It is the policy of the City of Campbell to provide reasonable accommodation for persons with
disabilities seeking fair access to housing in the application of its zoning laws. In furtherance of this
policy, Chapter 21.50 of the Zoning Code sets forth the process for making a request for reasonable
accommodation. Campbell’s process and findings for reasonable accommodation can be summarized
as follows:
The applicant is provided a form to identify the Zoning Code provision, regulation or policy
from which accommodation is being requested, and to provide the basis for the claim and why
the accommodation is necessary.
The Community Development Director serves as the reviewing body for the request, unless
the project for which the request is being made requires some other discretionary and use
permit or approval.
The following factors are considered in determining the reasonableness of a requested
accommodation:
Special need created by the disability;
Potential benefit that can be accomplished by the requested modification;
Potential impact on surrounding uses;
Physical attributes of the property and structures;
Alternative accommodations which may provide an equivalent level of benefit;
In the case of a determination involving a single-family dwelling, whether the
household would be considered a single housekeeping unit if it were not using special
services that are required because of the disabilities of the residents.
Whether the requested accommodation would impose an undue financial or
administrative burden on the city
The factors for consideration of a reasonable accommodation request do not serve as deterrents to
housing accessibility. The “potential benefit” factor is a standard finding that is a restatement of the
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Appendix B: Housing Constraints Page B 18
City’s policy that the granting of a reasonable accommodation is a benefit by definition as it facilitates
providing fair access to housing. The “potential impact on surrounding uses” factor can be addressed,
to the extent necessary, by evaluating alternative approaches to addressing the accessibility needs of
the disabled to minimize the potential impact on the surrounding neighborhood.
Since adoption of the Reasonable Accommodation Ordinance in 2004, the City has had one request for
a modification. The request involved a new market rate development which incorporated three
affordable units pursuant to the City’s inclusionary requirements. An income eligible applicant for one
of the affordable units was physically disabled. The City approved the modification request through a
ministerial process, and in addition provided funding to retrofit the affordable unit – including lowered
countertops and a fully accessible bathroom.
D. Development Permit Procedures
The processing time needed to obtain development permits and required approvals varies depending
on the scope of the project. Smaller projects typically require less time and larger projects more time.
The City strives to keep its permit procedures streamlined and processing times minimal. The Planning
Division is the lead agency in processing residential development applications and coordinates the
processing of those applications with other City departments such as the Public Works Department
and the Building Division of the Community Development Department.
Multi-family and Mixed-Use residential projects typically require some type of discretionary action.
Projects with Planned Development (P-D) zoning designation require a P-D permit from the Planning
Commission and City Council. Processing times for a P-D project take typically four to six months. This
provision for P-D approvals is not a constraint on projects because the project usually requires other
entitlements such as a parking adjustment, deviation from other development standards and/or
subdivision map that would require public hearings. The requirement for a P-D approval for multi-
family projects or mixed-use projects in P-D zoning districts allows for a case by case approach that can
achieve maximum flexibility.
As residential neighborhoods in Campbell are nearly built-out, the majority of new residential
development has been accommodated through mixed-use projects within the P-D Zoning District. The
P-D mechanism allows for deviations in minimum lot size, lot coverage, building setbacks and building
height standards.
Development certainty and predictability are provided through the General Plan, which clearly defines
development scenarios for all areas zoned P-D. The General Plan Land Use Element provides for
specific development types such as Central Commercial, Professional Office/Retail/Residential and
describes mixed-use development as the preferred development type. These areas are described by
the General Plan as follows:
Central Commercial: This designation includes parts of Campbell and Winchester Avenues in
Downtown Campbell and is intended to provide shopping, services and entertainment. It
requires that the building forms in this designation edge the street, and should include retail
commercial uses on the ground floor with either office or residential uses on the second and
third floors.
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 19
Low-Medium Density Residential and/or Professional Office: This designation occurs
primarily near Downtown, where there is a need for office uses to buffer the single family
homes from commercial impacts. Many parcels have homes that are on the Historic Inventory.
Medium to High Density Residential and/or Commercial: This designation occurs near the
Downtown in the South of Campbell Avenue (SOCA), where the General Plan identifies parcels
for commercial or mixed use, promoting commercial on the ground floor, and residential uses
above.
Residential/ Commercial/Professional Office: This designation includes many areas in the City
including the North of Campbell Avenue (NOCA), where the intention is to provide a residential
component to traditional commercial and/or professional office uses. This designation also
maintains commercial and office uses on the ground floor and residential uses on the upper
floors.
Development standards are derived by two different sources for properties within the P-D zone. If the
site is located in a Master Plan or Specific Plan area (e.g. for 11 of 17 opportunity sites) the development
standards of the Master Plan are used as the starting point for the design and review of the P-D project.
These Plans include the East Campbell Avenue Master Plan, the Winchester Boulevard Master Plan,
and the South of Campbell Avenue (SOCA) and North of Campbell Avenue (NOCA) Area Plans. In areas
where there is no Master Plan for an area (e.g. for 11 of 17 opportunity sites) development standards
for the underlying zoning district are used. For example, projects in the Hamilton/STEX Area are
evaluated using development standards of R-3, while those in the West Campbell Avenue Area use
development standards of R-M, R-2, and R-3 Zones, depending on the site. Each of these zones has
clear development standards that can be used while developing the project design.
However, because of the sufficient flexibility built into the P-D zone to resolve any project design
challenges, the P-D zoning designation requires that specific findings be made, which focus on the
exemplary architecture and high quality physical project design rather than simply the land use, and
density or other numeric criteria. The review and approval of a P-D project are based upon
considerations relating to site circulation, traffic congestion, and traffic safety; considerations related
to landscaping; and considerations relating to structure and site lay-out.
These findings have allowed for a long track record of successful mixed-use projects including the
Gateway mixed use (25 du/acre); Water Tower Lofts (27 du/acre); Onyx (27 du/acre); Campbell Center
(26 du/acre); Gilman Cottages (27 du/acre); Creekside Commons (27 du/acre with a density bonus);
and Merrill Gardens (34 du/acre with density bonus). These projects have all been approved by the
City in a timely fashion (4 to 6 months typically) without impacting project feasibility.
Campbell’s development process can be summarized in the following seven steps. All of these steps
may not be necessary depending on the nature of a project. The first four steps in the development
process are commonly referred to as the planning process, ending with project approval. Project
construction and occupancy is addressed in the final three steps. The typical lengths of time for the
planning process are shown in Table B-6.
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2015-2023 Housing Element
Appendix B: Housing Constraints Page B 20
Preliminary Application: The preliminary application process is offered at minimal cost to
applicants. The submitted plans are routed to all the applicable departments of the
Development Review Committee for review and comment. The Development Review
Committee consists of representatives from City Departments and the County Fire
Department. Approximately three weeks after the application is submitted, the applicant is
invited to meet with staff from the various departments to go over the comments, discuss any
particular concerns, and explain any special requirements of the projects. This process can save
developers time and money by addressing potential concerns at an early stage thereby
avoiding delays later in the process.
Application Submittal: The planning application submittal process is when a developer
submits a development application, required fees, and application materials.
Plan Review: After the application is received, it is routed through the Development Review
Committee. A planner is assigned to serve as the developer’s liaison helping to expedite the
permit process and coordinating the department reviews. Individual departments assess the
completeness of the application and prepare preliminary Conditions of Approval. A review of
the environmental issues associated with the proposed project (as required by the California
Environmental Quality Act) will also be completed at this time.
Planning Commission/City Council Approval: If a project is determined to require
discretionary action, it will be scheduled for the Site and Architectural Review Committee (if
necessary) and Planning Commission meetings. Public Notice will be provided and all property
owners within 300 feet of the project site will be notified by mail. In some instances (for
example, Planned Development Permits), the project will require City Council approval. After
projects receive approval by the Planning Commission there is a ten-day appeal period during
which the project may be appealed to the City Council. The City Council decision is final.
Plan Check: After the project receives any required approvals, the full plans may be submitted
to the building division for plan check for building permits. The plans will be routed to the City’s
Public Works Department and Planning Division. The project planner will review the plans for
conformance with the Zoning Code, any required Conditions of Approval, and with the plans
approved by the Planning Commission or City Council. The building division will verify that all
building, fire, mechanical, plumbing and electrical code requirements are fulfilled in
compliance with the Uniform Building Code and other State requirements.
Building Permit: After the project plans receive approval from the relevant departments, the
building division issues a building permit. Construction can begin after this point. Regular
inspections are required throughout the construction process. The final inspection requires
clearance from all relevant City departments and the County Fire Department.
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 21
Occupancy Permit: Once the final inspection is complete, the developer needs to secure an
occupancy permit. If park impact fees are required, the remaining balance must be paid at this
time. Buildings or structures cannot be used or occupied until the Building Official has issued
a certificate of occupancy. The Table below shows the average processing time for typical
residential development applications.
Table B-6: Average Time Frames for Development Applications
Application Type Frequency of Hearings Average Processing Time*
General Plan Amendment 4 times per year
(per General Plan Element) 3-4 months
Zone Change 2 times per month 3-4 months
Planned Development Permit 2 times per month 4-6 months
Tentative Subdivision Map 2 times per month 2-3 months
Tentative Parcel Map Administrative hearings are
scheduled as needed 2-3 months
Conditional Use Permit 2 times per month 2-3 months
Site and Architectural Review Permit 2 times per month 3-4 months
Source: City of Campbell Planning Division, February 2014.
* Note: Processing times shown are averages and should not be used to assume that a specific project will be
processed within this time period. The processing times apply to the first four phases of the development
process.
E. Fees and Exactions
The City of Campbell collects various fees from developments to cover the costs of processing permits
and providing the necessary services and infrastructure related to new development projects. Fees
levied by the City are comparable to those charged in surrounding communities and thus not
considered a constraint to housing development. Table B-7 below summarizes the planning and
development fees collected by the City.
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 22
Table B-7: Planning and Development Fees
Type of Fee Activity Fee Amount
Planning Division
Parcels less than 1 Acre
General Plan Amendment $11,990
Zone Change $8,375
Planned Development Permit* $9,384
EIR Review Actual Cost + 20% Admin Overhead
Parcels 1 to 5 acres
General Plan Amendment $11,990
Zone Change $8,375
Planned Development Permit* $13,255
EIR Review Actual Cost + 20% Admin Overhead
Parcels larger than 5 acres
General Plan Amendment $11,990
Zone Change $8,375
Planned Development Permit $16,871
EIR Review Actual Cost + 20% Admin Overhead
Other Fees
Tentative Parcel Map (4 lots or less) $5,995
Tentative Subdivision Map (5+ lots) $8,870
Site and Architectural: Single Family (per house) $1,530
Site and Architectural: 1 – 5,000 sq. ft. $4,590
Site and Architectural: 5,001 - 10,000 sq. ft. $6,730
Site and Architectural: < 10,000 sq. ft. $9,620
Administrative PD/Site & Architectural $1,010
Building Division
Building Permit: Valuations up to $500,000 2.00% of sq. ft. cost
Building Permit: Valuations above $500,000 1.66% of sq. ft. cost
Plan Check Fee 33% of Building Permit Fee
Electrical, Plumbing, Mechanical $97 +$37
Construction License Tax $0.50 per square foot
Roadway Maintenance 0.3% of Valuation
General Plan Maintenance 8% of Building Permit
Seismic Fee: Residential .0001% of Valuation
Seismic Fee: Others .00021% of Valuation
Park Dedication
In Lieu Fees
Low Density (Less than 6 units per acre) $17,105/unit
Low/Medium (6 to 13 units per acre) $9,986/unit
Medium (13 to 21 units per acre) $7,023/unit
High Density (21 to 27 units per acre) &
Second Dwelling Units $6,889/unit
Fire Department
Review
Site and Architectural Approval $91.00/hr
Project Plan Review $214.00
Subdivisions $143.00 + $10/lot
Source: City of Campbell Planning Division, February 2014.
As a means of assessing the cost that fees contribute to development in Campbell, the City has
calculated the total Planning, Building, Public Works, and Non-City Agency fees associated with
development of two different residential prototypes. The first prototype consists of two new single
family residences, with parcel map on a lot with an existing single family residence. The building permit
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 23
related costs are based upon an estimated construction valuation of approximately $255,000 for a
1,900 square foot single family residence with a 400 square foot garage. The second prototype is a
new four unit multi-family project. The construction valuation for the four-plex is estimated to be
approximately $351,000 for four 800-square feet units. The building permit associated fees used in
this evaluation were based upon recent building permits issued by the City of Campbell.
Table B-8: Typical City and Non-City Fees for Single and Multi-family Residences1
Application Fees by City
Department
2 single-family residences with one
existing residence on lot
4-unit multi-family project with credit
of a single family residential home
Per Unit Cost Total Cost Per Unit Cost Total Cost
Planning
Planned Development
Application Fee $9,384 $9,384 $9,384 $9,384
Tentative Parcel Map $5,995 $5,995 $5,995 $5,995
Park Impact Fee 3
(6 to 13 units per acre) $9,986 $19,972 $9,986 $29,962
Public Works
Final Parcel Map $3,775 + $82 per parcel $3,939 $3,775 + $82 per parcel $4,103
Encroachment Permit $377 $377 $377 $377
Storm Drain Area Fee (Multi-
Family Residential) $2,385/acre $423 $2,385/acre $5,546
Building
Demolition Permit Not applicable $0 $257 $257
Building Permit Fee 2% of Valuation $10,636 2% of Valuation $7,170
Plan Check Fee 33% of
Building Permit Fee $4,023 33% of
Building Permit Fee $3,053
Electrical, Plumbing, Mechanical $97 + $37 x
number of permits $804 $97 + $37 x
number of permits $980
Construction License Tax $0.50 per square foot $2,300 $0.50 per square foot $1,600
Roadway Maintenance Fee 0.3% of Valuation $1,524 0.3% of Valuation $1,053
General Plan Maintenance Fee 8% of Building Permit $812 8% of Building Permit $562
Seismic Motion and CA Building
Standards Commission Fees2
0.0001 of Valuation
and 0.0021 of Valuation $72 0.0001 of Valuation
and 0.0021 of Valuation $50
Non-City Agencies
School District (Elementary) $2.24 per sq. ft. $8,512 $2.24 per sq. ft. $7,168
School District (High School) $0.79 per sq. ft. $3,002 $0.79 per sq. ft. $2,528
Sewer
$355 (Permit Fee)
$8,155 (Connection);
$1,288 (Capacity Fee)
$19,596
$355 (Permit Fee)
$8,155 (Connection);
$1,120 (Capacity Fee)
$38,520
Fire – Site and Architecture
(Residential) $91 $182 $91 $364
Total $71,956 $80,152
Per Unit Cost $35,978 $20,038
Source: City of Campbell, West Bay Sanitary District, Campbell Unified School District, Campbell High School District, Santa
Clara County Fire District, March 2014
1. The fees included here are typical fees, the exact fee amounts will vary based upon the precise location and nature of
the project being permitted. In some cases, minor cost recovery fees have been added to simplify the presentation.
2. State Mandated fees.
3. Assumes no credit for private open space. Municipal Code Section 20.24.110 allows credits against the City’s parkland
dedication/in-lieu fee requirements for private open space amenities. These credits could further reduce these impact
fee amounts.
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 24
As indicated in Table B-8, average development fees for the prototypical single-family in-fill project
was approximately $35,978 per unit while the cost for a small multi-family attached residential project
was approximately $20,038 per unit. In 2008, a similar case study analysis indicated that the typical
costs were about $32,000 and $24,000 per unit, respectively.
F. Building Codes and Enforcement
The City of Campbell has adopted the International Building Code of 2013, as amended by California’s
State Building Regulations (Title 24), which establishes standards and requires inspections at various
stages of construction to ensure code compliance. The City’s building code also requires new
residential construction to comply with the federal American with Disabilities Act (ADA), which
specifies a minimum percentage of dwelling units in new developments that must be fully accessible
to the physically disabled. Although these standards and the time required for inspections increase
housing production costs and may impact the viability of rehabilitation of older properties which are
required to be brought up to current code standards, the intent of the codes is to provide structurally
sound, safe, and energy-efficient housing.
The City administers a Code Enforcement Program that aims to preserve and maintain the livability and
quality of neighborhoods. Code enforcement staff investigates violations of property maintenance
standards as defined in the Municipal Code as well as other complaints. When violations are identified
or cited, staff encourages property owners to seek assistance through the rehabilitation assistance
programs offered by Campbell or by the County of Santa Clara.
G. Site Improvements
Developers of single-family residential tracts in the City are required to improve arterial and local
streets; curbs, gutters, sidewalks; water lines; sewer; street lighting; and trees in the public right-of-
way within and adjacent to a tract. These capital improvements are in most cases dedicated to the City
or other agencies that are responsible for maintenance. Without improvement requirements, there
are no other means of providing necessary infrastructure. Requirements for site improvements are at
a level necessary to meet the City's costs and are necessary to protect health, safety, and welfare. The
cost of these required improvements vary upon the width of property frontage. The developed
portions of Campbell are already improved with necessary infrastructure, such as streets, electrical
and water facilities. Depending on the project and the condition of the existing infrastructure, some
projects may see a reduction in some site improvement costs. This reduction can help make some
projects more affordable.
The Circulation Element of the City of Campbell’s General Plan establishes the City’s street width
standards. Residential streets are required to have a standard 40 foot curb-to-curb width, with park
strips and sidewalks. The City does allow reduced 36 foot street widths, although due to the impact on
fire truck access, reduced street widths trigger fire sprinkler requirements in single-family homes. Most
projects utilize private streets where the site constraints determine the specific street design.
The City has also allowed rolled curbs in situations where there is a reduced parkway/sidewalk width
as a means of facilitating handicapped access for persons using the sidewalk. An example is the San
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 25
Tomas Area, a 1.5 square mile area in the southwest of the City governed by the San Tomas Area
Neighborhood Plan. This Plan requires rolled curbs and no sidewalks on minor streets to create a semi-
rural atmosphere, resulting in a reduced cost for off-site improvements.
3. Availability of Public Facilities and Services
As an urbanized community, Campbell has in place the necessary infrastructure to support additional
residential development. All land designated for residential or mixed-use are served by sewer and
water lines, streets, storm drains, telephone, electrical and gas lines. Public water supplies are
provided by the San Jose Water Company and public sewer is provided by the West Valley Sanitation
District. Natural gas and electricity is provided by Pacific Gas and Electric Company. Pursuant to the
2001 General Plan Environmental Impact Report, there is adequate water and sewer capacity to serve
future development. To ensure the availability and adequacy of public facilities and services for future
development, the City, along with other providers of public services (e.g., water and sewer), will
continue to carry out regular infrastructure improvements and upgrading.
4. Environmental Constraints
Environmental constraints and hazards affect, in varying degrees, existing and future residential
developments in Campbell. Discussed below are the major environmental hazards in the City. (More
detailed discussion of environmental safety issues is provided in the Health and Safety Element of the
General Plan)
A. Geologic and Seismic Hazards
Campbell is subject to the effects of earthquakes due to its location at the tectonic boundary between
the Pacific and North American Plates. The movement of these plates leads to the accumulation of
strain energy in the crustal rocks of the Bay Area. The release of strain energy by the sudden movement
of a fault creates earthquakes. Several active faults in the Bay Area region create a high likelihood of
future seismic events affecting Campbell. In particular, the San Andreas Fault, the Hayward-Rodgers
Creek Fault and the Calaveras Fault pose the greatest earthquake threat because they have high quake
odds and run through the Santa Clara Valley region’s urban core.
Within Campbell, earthquake damage to structures can be caused by ground rupture, near-field
effects, liquefaction and ground shaking. Damage associated with ground rupture is normally confined
to roads, buildings and utilities within a narrow band along a fault. The primary earthquake hazards
are ground shaking (acceleration of surface material) and liquefaction (sudden loss of soil strength due
to the upward migration of groundwater as a result of ground shaking). Liquefaction in Campbell is
most likely to occur in areas with fine-grained alluvial soils.
Unreinforced masonry buildings are extremely susceptible to ground shaking. The 1989 City
Unreinforced Masonry Ordinance identified ten potentially hazardous buildings identified in the City.
All of these buildings are non-residential structures.
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 26
B. Fire Hazards
Campbell may be affected by brush and structural fires that can threaten life and property. Brush fires
may occur due to natural or human causes on vacant lots where accumulation of weeds has increased
the fuel load. Structure fires are most likely in buildings constructed prior to the advent of modern
building codes, which comprise an increasingly smaller share of fire activity in Campbell. Most new
buildings are equipped with fire protection features such as alarm systems and sprinklers. Campbell
is not located in or immediately adjacent to areas subject to the hazards associated with wild land fires.
C. Flood Hazards
A flood is a temporary increase in water flow that overtops the banks of a river, stream, or drainage
channel to inundate adjacent areas not normally covered by water. Only a very small portion of
Campbell is subject to flooding, according to maps issued by the Federal Emergency Management
Agency (FEMA). Although natural factors such as overgrown brush and trees in creek channels can
obstruct water flow and increase flood damage, development poses the highest potential to increase
the magnitude and frequency of flooding. Campbell is primarily a suburban community with few
undeveloped areas where storm water can percolate into the ground. Additional paving will further
reduce infiltration and increase surface runoff. Localized flooding may also occur in low spots or where
infrastructure is unable to accommodate peak flows during a storm event. In most cases, localized
flooding dissipates quickly after heavy rain ceases. Many streets in the San Tomas neighborhood
annexed into the City in the 1970s have a rural character with no curb, gutter or paving, which
precludes installation of storm drain facilities. Although some nuisance flooding results, the City
anticipates preserving the rural character of the area. No opportunity sites are located within the San
Tomas neighborhood.
D. Impact of Environmental Constraints on Development
In summary, while Campbell is subject to the environmental constraints described above, the City’s
General Plan Health and Safety Element sets forth a series of actions to minimize these constraints.
Campbell incorporates this knowledge of safety hazards into its land use planning and development
review processes.
The residential opportunity sites identified in the Housing Element were all evaluated for their
suitability for housing as part of the environmental impact report (EIR) on the City’s 2001 General Plan.
The EIR concluded that all the opportunity sites – many of which were newly designated for mixed use
under the General Plan – were suitable for residential use and their development would not result in
a significant environmental impact. Campbell’s General Plan EIR is a program EIR which is based on the
concept of “tiering”, which means that as project proposals are made on specific sites, the need for
additional environmental analysis will be determined. If a proposed project has the potential for
impacts which exceed those discussed in the General Plan EIR, additional environmental analysis will
be required at that time.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 1
APPENDIX C. HOUSING ACCOMPLISHMENTS
This section of the Housing Element discusses the characteristics of the City’s population and housing
stock as a means of better understanding the nature and extent of unmet housing needs. Appendix C,
the Housing Needs Assessment is comprised of the following components: (1) Evaluation of the
Accomplishments under the Adopted Housing Element; and (2) Summary of the Quantified Objectives.
In order to develop an effective housing strategy for the 2015 to 2023 planning period, the City must
assess the achievements of the existing housing programs. This assessment allows the City to determine
the effectiveness and continued appropriateness of the existing programs and make necessary
adjustments for the next eight years.
1. Evaluation of Accomplishments under the Adopted Housing Element
Under State Housing Element law, communities are required to assess the achievements under their
adopted housing programs as part of the update to their housing elements. These results should be
quantified where possible (e.g. the number of units that were rehabilitated), but may be qualitative where
necessary (e.g. mitigation of governmental constraints). The results should then be compared with what
was projected or planned in the earlier element. Where significant shortfalls exist between what was
planned and what was achieved, the reasons for such differences must be discussed.
A. Housing Element Goals and Policies
Campbell’s last Housing Element was adopted on August 27, 2009, and contained six goals that provided
a foundation for a series of housing programs. The goals and related policies from the 2009—2014
Campbell Housing Element are as follows.
Goal H-1: Maintain and enhance the quality of existing housing and residential neighborhoods
in Campbell.
Policy H-1.1 Property Maintenance: Encourage property owners to maintain properties in sound
condition through the City’s residential rehabilitation assistance programs and code
enforcement efforts.
Policy H-1.2: Acquisition and Rehabilitation: Strengthen multi-family neighborhoods through
partnership with non-profit housing providers in the acquisition and rehabilitation of
older residential structures, and maintenance as long-term affordable housing.
Goal H-2: Improve housing affordability for both renters and homeowners in Campbell. 1
Policy H-2.1: Preservation of Affordable Housing: Work with property owners, tenants and non-profit
purchasers to facilitate the preservation of assisted rental housing.
1 There was no Policy H-2.4 in the 2009-2014 Element. Policy H-2.4 was originally included in the 2001 Housing
Element but was not carried over into the 2009 document. The original numbering has been retained in this Appendix
for continuity purposes.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 2
Policy H-2.2: Rental Assistance: Support the provision of rental assistance to lower-income households.
Policy H-2.3: Homeownership Opportunities: Support the provision of homeownership assistance to
lower- and moderate-income households.
Policy H-2.5: Special Needs Housing: Assist in the provision of housing and supportive services to
persons with special needs, including (but not limited to): seniors, single parents with
children, persons with disabilities, the homeless, and those at risk of homelessness.
Goal H-3: Encourage the provision of housing affordable to a variety of household income
levels.
Policy H-3.1: Housing Development: Support the development of additional affordable housing by non-
profit and for-profit developers through financial assistance and/or regulatory incentives.
Policy H-3.2: Inclusionary Housing: Ensure that new residential development in Campbell integrates
units affordable to lower- and moderate-income households, or contributes funds to
support affordable housing activities. Create additional levels of affordability within the
Inclusionary Housing ordinance in a way that does not create a governmental constraint
to housing production.
Policy H-3.3: Green Building: Encourage the use of sustainable and green building design in new and
existing housing.
Goal H-4: Provide adequate housing sites through appropriate land use and zoning
designations to accommodate the City’s share of regional housing needs.
Policy H-4.1: Residential Sites: Assist developers in identifying sites suitable for residential and mixed
use development, and facilitate development through the provision of financial and
regulatory incentives, as appropriate.
Policy H-4.2: Mixed-Use Development: Promote mixed-use development where housing is located
near jobs, services, shopping, schools, and public transportation.
Policy H-4.3: Planned For Densities: Encourage the efficient and sustainable use of land through
residential development near existing light rail stations (within 1/4 mile radius) and/or
within the boundaries of the Winchester Boulevard Plan and East Campbell Avenue plan
areas, achieve at least 75 percent of the maximum General Plan Land Use category
densities.
Goal H-5: Minimize the impact of potential governmental constraints on the maintenance,
improvement and development of housing.
Policy H-5.1: Regulatory Incentives: Provide regulatory and/or financial incentives where appropriate
to offset or reduce the costs of affordable housing development, including density
bonuses and flexibility in site development standards.
Policy H-5.2: Secondary Dwelling Units: Provide for the infill of modestly priced rental housing by
encouraging secondary units in residential neighborhoods.
Policy H-5.3: Revise the City’s Zoning Code: Clarify provisions for transitional and supportive housing,
emergency shelters and Single Room Occupancy (SRO) facilities.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 3
Goal H-6: Promote equal opportunity for all residents to reside in the housing of their choice.
Policy H-6.1: Fair Housing: Support the provision of fair housing services.
Policy H-6.2: Rights of Tenants and Landlords: Assist in educating tenants and landlords, and settling
disputes between the two parties.
Policy H-6.3: Housing Accessibility: Address the special needs of persons with disabilities through
provision of supportive housing, homeowner accessibility grants, and provision of
reasonable accommodation procedures.
B. Housing Element Implementation Program Accomplishments
This section reviews the progress in implementing the housing programs since 2009, and their continued
appropriateness for the 2015-2023 Housing Element. Table C-1 summarizes the City’s housing program
accomplishments since 2009 through 2013 and assesses the appropriateness of continuing the program.
Table C-1: Review of Accomplishments under 2009 - 2014 Housing Element
Policy H-1.1: Property Maintenance.
Encourage property owners to maintain properties in sound condition through the City’s residential
rehabilitation assistance programs and code enforcement efforts.
Program Accomplishments
H-1.1a Housing Rehabilitation Loan
Program
Action: Provide financial assistance to
owners of single-family homes and mobile
homes who lack sufficient resources to
make needed health and safety repairs.
Assist 50 households over the 2009-2014
time period (10 extremely low, 35 very low,
and 5 low income households).
Progress: Between 2009-2012, the City assisted a total 61 households for
either rehab loans or repair grants. Beginning in mid-2012, the County of Santa
Clara took on these responsibilities. No information is available concerning the
County’s subsequent implementation of these programs.
Effectiveness: During its operation the City met overall housing rehabilitation
and repair goals (approximately half way through the Housing Element cycle,
approximately half the number of loans and grants had been issued). The
programs are and have been effective in addressing health and safety repairs as
well as some cosmetic repairs.
Appropriateness: Given the ongoing need to maintain the City’s aging housing
stock, the need for these programs remains highly appropriate. However, the
transfer of the program to the County means that fewer loans and grants may
be available to City residents.
H-1.1b Emergency Home Repair Grant
Program
Action: Assist lower-income families and
seniors in making repairs to correct urgent
safety or health problems. Assist 50
households over the 2009-2014 time period
(35 extremely low and 15 very low income
households).
H-1.1c Code Enforcement Program
Action: Ensure ongoing maintenance of
housing stock. Continue to implement
current program, and establish annual goal
for units that could qualify for rehabilitation
assistance.
Progress: The City continues to maintain a Code Enforcement Program to ensure
compliance with local land use and housing requirements. The current program
relies on both proactive field surveys and reactive responses to public
complaints. Between 2010 and 2013, the City’s Code Enforcement Program did
an average of 127 inspections per year (no information was available for 2009).
Effectiveness: The Program has been effective at addressing housing condition
issues.
Appropriateness: The Program remains appropriate for the upcoming period.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 4
Policy H-1.2: Acquisition and Rehabilitation
Strengthen multi-family neighborhoods through partnership with non-profit housing providers in the
acquisition and rehabilitation of older residential structures, and maintenance as long-term affordable
housing.
Program Accomplishments
H-1.2a Multi-Family Acquisition and
Rehabilitation
Action: Assist non-profit housing
corporations in identifying and acquiring
deteriorating properties in need of
rehabilitation. Provide financial assistance
in acquisition and rehabilitation of targeted
properties.
Progress: No requests for financial assistance for Multi-Family Acquisition and
Rehabilitation were made to the City. No set-aside funds were used in this
period for this program. Due to the elimination of RDA in 2012, no funds are
currently available for this program.
Effectiveness: No new acquisition/rehab projects were identified in the prior
reporting period.
Appropriateness: The program remains appropriate. However the loss of RDA
set aside funds leaves the program without a specified funding source. If this
program is continued in the future, the lack of identified local funding source(s)
represents an obstacle to meeting this goal.
Policy H-2.1: Preservation of Affordable Housing
Work with property owners, tenants and non-profit purchasers to facilitate the preservation of assisted
rental housing.
Program Accomplishments
H-2.1a Preservation of Assisted Housing
Action: Preserve 390 rental units at-risk of
conversion. Monitor at-risk units,
participate in preservation, conduct tenant
education and support in location of
alternate housing.
Progress: During the 2009 – 2014 period no affordable rental project was
converted to market rate. The City continues to monitor at-risk units through the
preparation of an Annual Housing Element Progress Report. Additionally, the
City provided technical assistance to San Tomas Gardens and Rincon Gardens by
facilitating tax credits to continue providing affordable units. The City provided
financial assistance to Sharmon Palms through deferred low-interest, long-term
loans to allow them to continue to provide affordable units. The City is currently
working with Senior Housing Solutions to transfer ownership of 3 senior
residences to Catholic Charities. No set-aside funds were used during this period
for this program.
Effectiveness: The program is very successful at preserving assisted rental
housing.
Appropriateness: Preservation of assisted rental housing remains highly
appropriate. The Planning Department maintains a list of affordable housing
projects, and it will be important for the City to continue to verify the status of
the projects each year. Campbell does not anticipate the loss of any affordable
units in the next cycle.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 5
Policy H-2.2: Rental Assistance
Support the provision of rental assistance to lower-income households.
Program Accomplishments
H-2.2a Section 8 Rental Assistance
Action: Continue to provide Section 8 rental
assistance in cooperation with the County
to assist extremely low and very low income
tenants.
Progress: The City encourages landlords to contact the Housing Authority for
Section 8 rental assistance. Information on Section 8 rental assistance is
available on the City’s website. Housing Authority handouts have also been
made available to interested parties.
Effectiveness: The program is very successful in providing needed rental
assistance in Campbell.
Appropriateness: The program remains appropriate for the upcoming period.
H-2.2b One-time Rental Assistance
Program
Action: In partnership with Catholic
Charities and Sacred Heart, and
Redevelopment Agency to assist residents
at risk of homelessness by providing one-
time or temporary rental assistance
Progress: During this period, the City provided assistance through set-aside
funds to approximately 160 households. During its operation the City met
overall housing rehabilitation and repair goals - approximately half way through
the Housing Element cycle, half the number of loans and grants had been issued.
However, after the elimination of the Redevelopment Agency and the loss of
CDBG funding, program funding has been eliminated.
Effectiveness: The rental assistance program was effective in preventing
homelessness from short-term financial difficulties.
Appropriateness: The need for the program remains appropriate for the
upcoming Housing Element cycle. However, no funding sources have been
identified. If this program is continued in the future, the lack of identified local
funding source(s) represents an obstacle to meeting this goal.
Policy H-2.3: Homeownership Opportunities
Support the provision of homeownership assistance to lower- and moderate-income households.
Program Accomplishments
H-2.3a First Time Homebuyer Program
Action: Assist in expanding home-
ownership opportunities to moderate
income households. Provide financial
assistance to 50 households between 2009
and 2014.
Progress: Between 2009-2013, the City provided 14 loans for this program, prior
to dissolution of RDA. The County of Santa Clara Office of Affordable Housing
now provides First Time Homebuyer loans to Campbell residents as part of their
County-wide program. The First Time Homebuyer Program was advertised on
the City’s website, and is still advertised on the City’s website with information
directing the public to contact other agencies that can assist with first time home
buyer loans.
Effectiveness: The loss of RDA funding limited the effectiveness of this program
after 2011.
Appropriateness: The program remains appropriate however the loss of RDA set
aside funds leaves the program without a specified funding source. If this
program is continued in the future, the lack of identified local funding source(s)
represents an obstacle to meeting this goal.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 6
Policy H-2.3: Homeownership Opportunities
Support the provision of homeownership assistance to lower- and moderate-income households.
Program Accomplishments
H-2.3b Mortgage Credit Certificate
Action: Promote the MCC Program through
local realtors, on the City’s website, and
through the City’s Housing Program
brochure.
Progress: The City advertises the Mortgage Credit Certificate Program on the
City’s website directing the public to contact their lender. No MCC’s were issued
during the period of this Housing Element.
Effectiveness: As long as Congress continues to approve funds for the MCC
program, Santa Clara County will be eligible to receive them.
Appropriateness: At $570,000, the maximum purchase prices for existing units
under the MCC program could still apply in Campbell (although few new units
would fall within the $630,000 maximum purchase price for new construction).
While the MCC program remains appropriate, rather than a numeric goal, the
City’s objective will be to promote program availability.
H-2.3c Foreclosure Prevention
Action: Promote the availability of
foreclosure counseling services.
Progress: Between 2009-2013, the City provided foreclosure counseling services
through Project Sentinel. Property owners were notified through the City
newsletter, website and direct mailing.
Effectiveness: This program was very effective in previous Housing Element
cycles, however the loss of RDA funding means that no records were kept
regarding this program.
Appropriateness: The program remains appropriate for the upcoming period.
Policy H-2.5: Special Needs Housing
Assist in the provision of housing and supportive services to persons with special needs, including (but
not limited to): seniors, single parents with children, persons with disabilities, the homeless, and those
at risk of homelessness.
Program Accomplishments
H-2.5a Shared Housing Program
Action: Support provision of shared housing
opportunities offered through outside
agencies. Continue to fund and advertise
program.
Progress: Based on the Great Recession, no shared housing programs were
established for seniors or single-parents.
Effectiveness: The program has been effective and the City anticipated the
continuation of this program through Catholic Charities shared housing program.
Appropriateness: The program remains appropriate for single parent
households and seniors. However, there is no funding for this activity and long
agency with the resources to provide this service. If this program is continued in
the future, the lack of identified local funding source(s) represents an obstacle
to the continuation of this program.
H-2.5b Homeless Assistance/ Shelter
Provisions
Action: Coordinate efforts with Silicon
Valley jurisdictions and service providers to
assist the homeless.
Progress: The City continues to refer homeless persons and families needing
assistance to organizations that provide these services and continues to
participate in regional activities and programs.
Effectiveness: The program has been somewhat effective at bringing
homeless persons in contact with support and assistance organizations
in the county.
Appropriateness: The 2013 Homeless Census and Survey indicated that
there are 91 homeless persons in Campbell. As a result, the program
remains appropriate for the upcoming period.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 7
Policy H-3.1: Housing Development
Support the development of additional affordable housing by non-profit and for-profit developers
through financial assistance and/or regulatory incentives.
Program Accomplishments
H-3.1a Affordable Housing Development
Action: Grant land write-downs, regulatory
incentives, and/or direct assistance to
support development of affordable housing
for families, seniors and special needs
populations. The City’s Redevelopment
Agency will partner with affordable housing
developers to integrate extremely low
income units into new rental
developments.
Progress: City staff continues to meet with developers for potential affordable
housing sites. City provided financial assistance for 511 - 555 W. Campbell
Avenue for development of 16 low, and 8 very low affordable units. The
elimination of the Redevelopment Agency in 2012 has limited the ability of the
City to financially assist in additional affordable housing projects.
Effectiveness: Despite limited financial resources, the City was successful in
facilitating several affordable housing projects through a combination of
financial and regulatory tools.
Appropriateness: Providing financial and regulatory support for affordable
housing remains critical to addressing the City’s housing needs. Future programs
will not have the powers and resources previously utilized by the Redevelopment
Agency. If this program is continued in the future, the lack of identified local
funding source(s) represents an obstacle to the continuation of this program.
Policy H-3.2: Inclusionary Housing
Ensure that new residential development in Campbell integrates units affordable to lower- and
moderate-income households, or contributes funds to support affordable housing activities. Create
additional levels of affordability within the Inclusionary Housing ordinance in a way that does not create
a governmental constraint to housing production.
Program Accomplishments
H-3.2a Citywide Inclusionary Housing
Ordinance
Action: Amend the Inclusionary Housing
ordinance to provide more flexibility for
targeting lower affordability levels.
Progress: In 2006 the City adopted an Inclusionary Ordinance requiring 15%
affordability citywide. Rental projects are required to provide low and very low
income units (Min. 40% very low), and ownership projects are required to
provide low and moderate income units. The Ordinance also included provisions
for in-lieu fees. The City continues to implement the program. Due to the
recession and staff turn-over, the ordinance has not been updated.
Effectiveness: The inclusionary ordinance has been effective in integrating
affordable units within market rate developments. Two projects have taken
advantage of density bonus incentives in conjunction with fulfilling inclusionary
requirements.
Appropriateness: The inclusionary ordinance remains appropriate to continue in
the next Housing Element cycle.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 8
Policy H-3.3: Green Building
Encourage the use of sustainable and green building design in new and existing housing.
Program Accomplishments
H-3.3a Green Building
Action: The City is concerned about the
continued availability of all resources for
the development of affordable housing. The
City of Campbell has adopted three Green
policies as recommended by the Santa Clara
County Cities Green Building Collaborative
(GBC), intended to promote climate
protection strategies and regional
reductions in greenhouse gas emissions.
GBC’s three near term policy
recommendations, adopted by Campbell
include the following:
Recognizing/adopting the LEED and
GreenPoint Rated rating systems as a
standard for green building
evaluation;
Completion of the “Green Checklist”
as part of development applications,
including remodels over 500 square
feet; and
LEED Silver certification for all new or
renovated municipal buildings over
5,000 square feet.
Progress: The City implements these requirements as part of the
planning/entitlement and building permit phases and requires the completion of
the “green checklist” for retrofits and new development.
In 2010, additional green building measures were added to the City’s Green
Building Ordinance including requiring CalGreen mandatory on all residential
units, and on all non-residential remodels and tenant improvements meeting
particular conditions. The City also provided the Green Building requirements
on the City’s website.
In February 2014, the City adopted the California Green Building Code Standards
to ensure that new development follows the State requirements to promote
green buildings.
Effectiveness: The Program has resulted in new residential projects being built
to a “greener” standard.
Appropriateness: The Program remains appropriate for the upcoming Housing
Element cycle.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 9
Policy H-4.1: Residential Sites
Assist developers in identifying sites suitable for residential and mixed use development, and facilitate
development through the provision of financial and regulatory incentives, as appropriate.
Program Accomplishments
H-4.1a Housing Opportunity Sites
Action: As part of the update to the Housing
Element, a parcel-specific analysis of vacant
and underutilized sites was conducted to
identify Opportunity Sites for development
within the planning period. The
Opportunity Sites analysis identifies 18 sites
that have adequate capacity to address
Campbell’s 2009-2014 housing production
goals. In order to specifically encourage and
facilitate development on these
Opportunity Sites, the City will undertake
the following actions:
Contact property owners within the
Opportunity Sites to discuss the City’s
desire to develop housing in these
areas and the availability of financial
and regulatory development
incentives.
Allow for reductions in parking for
properties within 1/4 mile of a VTA
light rail station.
Post the Housing Element sites
inventory on the City’s website as a
tool for developers, and provide as a
handout at the public counter.
Describe P-D development standards,
derived from applicable Area Plans and
comparable zoning districts, in sites
inventory to provide greater clarity to
developers.
Update on an annual basis in
conjunction with the General Plan
progress report.
Provide technical assistance to
property owners and developers in
support of lot consolidation, including
assessor parcel data and information
on density and design incentives.
Assist developers in completing
funding applications in support of
development, and as appropriate,
provide local funds and/or land as
leverage.
Progress: City maintains an active list of opportunity sites, contacts property
owners, promotes sites on the City’s website, and updates sites as needed. The
City has consistently implemented the majority of these provisions into
Campbell’s development review and public information processes.
There are two provisions that have not been consistently implemented area the
General Plan program report, which were not prepared in a timely manner in
recent years due to budget cuts and staff turnover, and providing local funds for
development as a result of the loss of the Redevelopment Agency in 2012.
The loss of Redevelopment Agency funding combined with the effects of the
Great Recession significantly reduced the ability of the City to provide financial
support to residential projects.
Effectiveness: Higher density residential development has occurred (or is
currently underway) on five of the 18 Opportunity Site Areas and parking two
parking reductions were approved. These projects resulted in the development
of 31 additional affordable units. The Planned Development (P-D) Zone
continues to facilitate flexible development that accommodates higher density
residential development.
Appropriateness: Many of these activities continue to be appropriate during the
upcoming Housing element cycle.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 10
Policy H-4.2: Mixed-Use Development
Promote mixed-use development where housing is located near jobs, services, shopping, schools, and
public transportation.
Program Accomplishments
H-4.2a Mixed-Use Development
Action: The City will ensure that residential
development is included in the mixed-use
projects on opportunity sites in order to
address RHNA goals. Mixed-use
development will be located next to
sidewalks or landscape setback areas
adjacent to the public street to enhance
visibility, pedestrian access and interaction
with the commercial uses. The maximum
floor area ratios (FAR) are contained in
specific land use policies within each Area
or Specific Plan. Residential densities are
not counted against the allowable FAR.
Progress: The City has also implemented mixed use development principles in
several projects approved during the 2009-2014 Housing Element Cycle. The
Merrill Gardens senior housing development, Bay West, and Riverside Plaza
projects all contained both commercial and residential uses in a mixed use
context.
Additionally, the parking ordinance was amended in 2011 to accommodate
shared parking between commercial and residential uses to accommodate the
parking needs for mixed-use developments.
Effectiveness: Four of the five higher density projects on the 18 Opportunity Site
Areas incorporated mixed use principles into their designs. (The single
Opportunity Site project, a small lot single family in-fill project, was not located
in an area where a mixed use development was viable or appropriate.) This
program has been very effective in encouraging mixed-use development.
Appropriateness: This action statement is still appropriate to facilitate mixed-
use projects.
Policy H-4.3: Planned For Densities
Encourage the efficient and sustainable use of land through residential development near existing light
rail stations (within 1/4 mile radius) and/or within the boundaries of the Winchester Boulevard Plan and
East Campbell Avenue plan areas, to achieve at least 75 percent of the maximum General Plan Land Use
category densities.
Program Accomplishments
H-4.3a Planned for Densities
Action: To encourage the efficient and
sustainable use of land, the City encourages
residential development that is proposed
near existing light rail stations (within 1/4
mile radius) and/or within the boundaries
of the Winchester Boulevard Plan and East
Campbell Avenue plan areas, to achieve at
least 75 percent of the maximum General
Plan Land Use category densities. The City
will review development proposals to strive
to achieve the “planned for” densities.
Progress: City staff has been active to inform developers to develop at the higher
end of permitted densities. The Planning Department informs applicants of
Council policy that projects need to be constructed with a density at least 75%
of the maximum allowable density.
Effectiveness: The policy has been effective at obtaining higher residential
densities in recently projects.
Appropriateness: This policy is effective at creating higher density projects with
more dwelling units and should be continued.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 11
Policy H-5.1: Regulatory Incentives
Provide regulatory and/or financial incentives where appropriate to offset or reduce the costs of
affordable housing development, including density bonuses and flexibility in site development
standards.
Program Accomplishments
H-5.1a Density Bonus
Action: Continue to offer density bonus
and/or other regulatory incentives/
concessions to facilitate affordable and
senior housing; advertise program
availability. In compliance with current
State law, the City offers density bonuses
and regulatory incentives/ concessions to
developers of affordable and/or senior
housing in all residential zones. Applicants
of residential projects of five or more units
may apply for a density bonus and
additional development incentive(s) if the
project provides for one of the following:
10 percent of the total units for lower
income households; or
5 percent of the total units for very low
income households; or
A senior citizen housing development
or mobile home park that limits
residency based on age requirements
for housing for older persons; or
10 percent of the total dwelling units in
a condominium for moderate income
households.
Progress: In 2008, the Density Bonus Ordinance was updated to be consistent
with state law. The City includes information on the City’s website regarding
density bonus program. During the planning period, the Merrill Gardens and Bay
West projects were granted affordable housing density bonuses.
Effectiveness: The City advertises the availability of density bonus incentives on
its website, and provides information to prospective residential applicants.
Appropriateness: Based upon local experience, density bonuses offer a means
of offsetting the cost of providing additional affordable units.
Policy H-5.2: Secondary Dwelling Units
Provide for the infill of modestly priced rental housing by encouraging secondary units in residential
neighborhoods
Program Accomplishments
H-5.2a Secondary Dwelling Units
Action: Facilitate the construction of new
second units. The City will facilitate the
construction of new second units by making
information available to the public.
Progress: Between 2009-2013, nine secondary dwelling unit permits were
approved. However, only 4 were constructed and obtained final occupancy
certificates. Some of the remaining permits have expired while one is currently
in plan check.
Effectiveness: With an average of 2 secondary dwelling unit applications
annually, this program has been effective in provided needed rental housing.
Appropriateness: This program should be continued.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 12
Policy H-5.3: Revised Zoning Code
Revise the City’s Zoning Code to clarify provisions for transitional and supportive housing, emergency
shelters and Single Room Occupancy (SRO) facilities.
Program Accomplishments
H-5.3a Zoning Text Amendments
Action: Amend Zoning Code as part of the
Governmental Constraints analysis for the
Housing Element update and pursuant to
new requirements under SB 2, several
revisions to the Campbell Zoning Code have
been identified as appropriate to better
facilitate the provision of a variety of
housing types. These zoning revisions
include:
Specifically list manufactured housing
as a permitted use within the R-1 zone,
subject to architectural requirements
within the parameters of State law.
Revise the current zoning definition of
“family” consistent with state and
federal fair housing laws.
Add single room occupancy (SRO)
facilities within the Code’s definition
section, and conditionally allow them
within the R-3-S zone.
Eliminate the CUP and spacing
requirements for transitional housing
in residential zones.
Identify emergency shelters as a
permitted use in that portion of the M-
1 zone bounded generally by Camden
Avenue, Los Gatos Creek County Park,
Hacienda Avenue and Winchester
Boulevard.
Progress: The City is in the process of amending the Municipal Code to address
these issues. City Council adoption of these items is expected in September of
2014, completing this program.
Effectiveness: Amendment the Municipal Code is an effective method to deal
with changes to State Planning and Zoning Law.
Appropriateness: Periodic amendments of the Municipal Code and General Plan
to comply with changes in legal requirements are expected to continue.
Policy H-6.1: Fair Housing
Support the provision of fair housing services.
Program Accomplishments
H-6.1a Fair Housing Program
Action: Through the County, continue to
financially support Project Sentinel and
promote the organization’s fair housing
services through dissemination of
brochures.
Progress: The City continues to refer Fair Housing complaints to Project Sentinel.
Effectiveness: This program has proven to be very effective in educating rental
property owners and defending discrimination cases.
Appropriateness: This program is still appropriate and will continue to receive
funds from Santa Clara County to provide services to all non-entitlement cities,
including Campbell.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 13
Policy H-6.2:Right of Tenants and Landlords
Assist in educating tenants and landlords, and settling disputes between the two parties.
Program Accomplishments
H-6.2a Rent Mediation Program
Action: Continue to enforce the Rental
Increase Dispute Resolution Ordinance and
offer the Rent Mediation Program as a
means of settling disputes/issues between
tenants and landlords; advertise program
availability.
Progress: Tenant and landlord conciliations and mediations continue to occur as
needed. The City contracts through Project Sentinel to provide assistance in
settling disputes/issues between landlord and tenants. The City and Project
Sentinel both provide brochures, and the City provides information on the City
website on how to contact Project Sentinel.
Effectiveness: This program is very effective and has a historic track record of
resolving over 90% of cases.
Appropriateness: This service continues to be appropriate and is funded through
the City’s business license fees paid by apartment owners.
Policy H-6.3: Housing Accessibility
Address the special needs of persons with disabilities through provision of supportive housing,
homeowner accessibility grants, and provision of reasonable accommodation procedures.
Program Accomplishments
H-6.3a Reasonable Accommodation
Action: The City will monitor its reasonable
accommodation procedure for its
effectiveness and potential impacts on
housing for persons with disabilities.
Progress: The City receives less than one request per year (on average). The
City annually provides monitoring by submitting the Annual Housing Element
progress report.
Effectiveness: This program has resulted in appropriate
accommodations in housing for the disabled.
Appropriateness: This program continues to be appropriate.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 14
2. Summary of Quantified Objectives
Table C-2 summarizes the quantified objectives contained in Campbell’s 2009 – 2014 Housing Element,
and compares the City’s progress in fulfilling these objectives. This summary is based upon actual building
permits from 2009 -2013 with the addition of residential units currently under construction.
As illustrated in Table C-2, based on review of residential building permits issued between January 2009
and December 2012, the City fulfilled 61 percent of its total regional housing construction needs as
indicated by RHNA. This is based upon the standard of project building at densities greater than 20 units
per acre that are potentially affordable by most income groups. This is demonstrated by the large number
of Low Income-affordable housing that was constructed during the period. However, housing production
during this period was adversely effected by The Great Recession. In recent years the amount of housing
production has increased to pre-recession level.
Table C-2: Summary of Quantified Objectives
Income Level New Construction Rehabilitation Conservation
Goal1 Progress Goal2 Progress Goal3 Progress
Very Low 199 32 14 – 34 61 234 234
Low 122 300 16 - 36 419 419
Moderate 158 67 - - -
Above Moderate 413 149 - - -
Totals 892 543 50 61 653 653
1. Reflects RHNA.
2. Reflects City assisted single-family rehabilitation.
3. Reflects Section 8 (234 households) and preservation of the at-risk units.
The City and its Redevelopment Agency facilitated development of several affordable and mixed income
projects during the planning period. The City’s Below Market Rate Housing program resulted in the
construction of 32 Very Low Income units. In addition five secondary dwelling units were also constructed
and are shown in the Moderate Income category.
Rent levels for second units can be approximated by looking at rents for one-bedroom apartments, which
average around $1,725 in Campbell, compared to a low income rent threshold of $1,600 for a one-
bedroom unit and $2,435 for moderate income households.
In terms of housing rehabilitation, the City provided assistance to 61 single-family homeowners, fulfilling
its goal to assist 50 households prior to the loss of the RDA and CDBG funding.
City of Campbell
2015-2023 Housing Element
Appendix D: Inventory of Opportunity Sites Page D 1
APPENDIX D. INVENTORY OF OPPORTUNITY SITES
1. Introduction
Appendix D contains a detailed opportunity sites analysis of specific sites that has been prepared to
demonstrate that an adequate inventory of vacant and underutilized land with appropriate general plan
and zoning designations currently exists to meet the City of Campbell’s Regional Housing Need Allocation
(RHNA) requirements. The following table provides a parcel-specific detailed analysis of the various
Opportunity Sites for the City of Campbell, suitable for development within the 2015-2023 planning
period.
2. Local Setting
Campbell is a substantially built out City with very few vacant properties. In the context of this discussion,
“built-out” means the existence of a structure or an active use on virtually all properties in Campbell. In
addition, many of the currently vacant sites were also once occupied by a structure. Consequently,
virtually all new development involves the removal of existing structures and the re-use or redevelopment
of a site. This condition has not prevented the development of new housing in Campbell and is the
common practice in substantially built-out urban areas.
3. Opportunity Sites
A. Methodology
The identification of potential sites was based upon several criteria. A detailed analysis of potential
opportunity site areas was conducted during the preparation of the Housing Element. The focus of the
site selection was the need to ensure that the objectives of the Housing Element were integrated with the
other elements of the General Plan. The Land Use and Transportation Element of the General Plan has
an objective of concentrating new residential development around the existing VTA transit stations and
around the downtown (i.e. the designated Priority Development Area) to facilitate the redevelopment of
areas with under-utilized sites and/or occupied with obsolete buildings, and to try to reduce traffic
impacts. Five of the six Opportunity Site Areas meet this objective. The sixth Opportunity Site Area, the
Dot Avenue area was also included since it represents one of the largest vacant residential sites in
Campbell.
If this initial screening process had not succeeded in identifying adequate opportunity sites, then other
lower priority areas (e.g. more remote to transit, etc.) would have been included. Each of the Opportunity
Sites have the appropriate General Plan and Zoning designations to accommodate housing and have
access to roads, water, sewer, electricity and/or natural gas, and telecommunication services.
Several opportunity site areas from the 2009-2014 Housing Element were removed from consideration in
the 2015-2023 Element. Much of the 2009 Area 2 (West Campbell Avenue), 2009 Area 4 (East Campbell
Avenue), and 2009 Area 6a (NOCA) were removed from the list of sites because many of the areas have
already been developed with new higher density housing or with revitalized commercial development.
The remaining vacant sites in these areas (NOCA, East Campbell Avenue, and Dot Avenue) are still on the
City of Campbell
2015-2023 Housing Element
Appendix D: Inventory of Opportunity Sites Page D-2
list of opportunity sites. The northern and central portions of the Winchester Boulevard corridor were
also removed since these previously developed sites were more remote from the transit stations and
because the City was able to meet its RHNA requirements with higher priority sites located closer to
transit.
B. Opportunity Site Areas
Using the criteria discussed above, six Opportunity Site Areas were identified by the City. Most of the
Opportunity Sites Areas are located in and around the Priority Development Area and/or are within one-
half mile of a VTA Station. Most of the identified Opportunity Site Areas have a realistic potential for
mixed use development and many correspond to actual master or area plan boundaries intended to
facilitate the development of mixed use projects. The exceptions are the Bascom Avenue Corridor, Dot
Avenue, and West Hamilton Avenue Areas which are grouped geographically. The general locations for
the Opportunity Site Areas are depicted in Figure D-1.
Figure D-1. Opportunity Site Areas
The six general opportunity site areas are described below and summarized in Table D-1.
o Area 1 is the Bascom Avenue Corridor is located near the intersection with E. Hamilton Avenue
and includes property along Campisi Way. This area is located in close proximity to the Hamilton
VTA Light Rail Station. Number of Sites - 9, Total Area – 5.01 acres, Estimated Residential Yield -
109 units.
City of Campbell
2015-2023 Housing Element
Appendix D: Inventory of Opportunity Sites Page D-3
o Area 2 consists of the remaining non-residentially developed properties within the North of
Campbell Avenue (NOCA) Area Plan. These sites are generally located along Salmar Avenue south
of Hamilton Avenue. This area is near the Hamilton VTA Station. Number of Sites 7, Total Area –
8.30 acres, Estimated Residential Yield- 136 units.
o Area 3 is located east of Downtown Campbell and includes both the north and south sides of East
Campbell Avenue. This area is within the East Campbell Avenue Master Plan area and is near the
Downtown Campbell VTA Station. Number of Sites 13, Total Area – 5.16 acres, Estimated
Residential Yield- 116 units.
o Area 4 is southeast of Downtown Campbell along Railway, Dillon and Gilman Avenues in the South
of Campbell Avenue (SOCA) Area Plan. This area is near the Downtown Campbell VTA Station.
Number of Sites 81, Total Area – 19.76 acres, Estimated Residential Yield- 419 units.
o Area 5 is along Winchester Boulevard south of El Caminito and Kennedy Avenues within the
Winchester Boulevard Master Plan. This area is in close proximity to the Winchester VTA Station.
Number of Sites 14, Total Area –17.34 acres, Estimated Residential Yield - 407 units.
o Area 6 is located at the intersection of Dot and West Campbell Avenue. This area located about
¾ of a mile from the Downtown Campbell and Winchester VTA Stations. Number of Sites 3, Total
Area – 2.08 acres, Estimated Residential Yield - 31 units.
City of Campbell
2015-2023 Housing Element
Appendix D: Inventory of Opportunity Sites Page D-4
4. Inventory of Opportunity Areas & Sites
The inventory of opportunity sites is included in Table D-2. The inventory identifies the location, land use,
general plan and zoning designations, and the development potential of each site. Most of the sites are
created by the consolidation of adjacent smaller parcels to create suitable-sized development sites. The
probable development potential of each site is based upon the size and shape of the consolidated sites.
An explanation of each column label is provided below.
Site ID A unique Housing Element site identification number to facilitate the
quick identification of each potential opportunity site.
Address/APN The street address (if available) and the Assessor’s Parcel Number used
by the Santa Clara County Assessor’s Office. Not all parcels have street
addresses.
Application Status Description of any existing development entitlement applications. For
most sites there is no activity.
Existing Use General land use activity type, as determined by a site inspection.
Building Condition The condition of the building ranging from Poor, Fair to Good. Largely
based on the age/life expectancy of the building.
General Plan Designation As shown on the current General Plan Land Use Map.
Zoning As shown on the current City Zoning Map.
Site Size The size of the project site in acres. In most cases lots have not been
consolidated into larger areas unless a single ownership is known or a
proposal for development has been applied for or approved.
Realistic Units The site size multiplied by the Useable Density. This does not include any
units allowed under the local Density Bonus Program.
Useable Density A conservative density estimate based upon the following assumptions:
Minimum Density Assumption: 75% of maximum density based upon
the requirements of the Housing Element.
Enhanced Density Assumption: 90% of the maximum density for
larger regularly-shaped parcels.
Description/Comments An additional description or information about the site that may be
relevant or important in any future development consideration.
Development Standards Floor Area Ratio, density, and building setback standards as determined
by the Zoning Ordinance or the Area/Master Plan (as applicable).
City of Campbell
2015-2023 Housing Element
Appendix D: Inventory of Opportunity Sites Page D-5
While it is the intention of the City to make every effort to encourage and enable the development of
housing for all income categories, it is important to note that the unit estimates contained in Appendix D
cannot be construed as a guarantee of actual buildable density. There are a number of factors that will
ultimately determine the site density including the following:
The size and shape of the actual project site;
The characteristics of the actual project design;
Site constraints that cannot be determined until specific feasibility and engineering studies have
been completed, such as soil stability, slopes, street dedication, frontage requirements, and
vehicular access;
Site specific land use compatibility issues; and,
Environmental impact issues and mitigation measures identified during the CEQA compliance
process.
The inventory identifies the potential for 1,161 additional units based upon the existing General Plan and
Zoning Designations. Of these units, 1,008 result from the development of properties that allow
residential densities in excess of 20 units per acre and are potentially affordable for all income categories.
A summary of the Opportunity Site Areas is provided in Table D-1 below.
Table D-1: Summary of Opportunity Site Areas
Opportunity Site Areas
Opportunity Site
Area Size
Estimated
Total Units
Is 75% Density over
20.0 du/ac?
Bascom Avenue
Corridor 5.0 Acres 109 Yes
NOCA Area Plan 8.3 Acres 136 No*
East Campbell Avenue
Master Plan 5.2 Acres 116 Yes
SOCA Area Plan 19.8 Acres 419 Yes
Winchester Blvd Master
Plan –South 17.3 Acres 350 Yes
Dot Avenue Properties 2.1 Acres 31 No*
TOTAL 57.7 Acres 1,161
* The Maximum Density in these areas is 20 units per acre. As a result the 75% density is 15
du/ac, the 90% density would be 18 du/ac.
Note: All properties identified have utilities in place (water, sewer, electricity, gas, and
telecommunications).
Appendix D: Inventory of Opportunity Sites Page D 6
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
AREA 1 – BASCOM AVENUE CORRIDOR AREA
1-1
980
E. Hamilton Ave
APN=28802009
No
Application
Filed Retail Fair
Commercial,
Medium-High
Density Res
P-D 0.41 8 20.25 Automotive use. May
require lot consolidation.
GP GOAL LUT-14: The
Pruneyard/Creekside
Area as an active,
connected “urban village”
with a mixture of
commercial, office,
residential,
entertainment and
recreational uses
functioning as a
community and regional
focal point.
Orient residential units
along public street
parking to side, rear, or
underground.
Taller buildings should
orient toward Hwy 17
with heights reduced as
building forms approach
Hamilton Ave.
Ground floor retail along
Bascom Avenue and
Hamilton Ave with
vibrant street levels.
FAR does not include
residential units
Integrate development
with the Los Gatos Creek
Trail.
FAR: Up to 2.0
Density: Up to27 units
per acre
1-2
990
E. Hamilton Ave
APN=28802028
No
Application
Filed
Retail and
Service Good
Commercial,
Medium-High
Density Res
P-D 0.47 10 20.25 Corner retail location. May
require lot consolidation.
1-3
1627
S. Bascom Ave.
APN=28802007
No
Application
Filed
Retail and
Service Fair
Commercial/
Prof Office/
Residential
P-D 0.23 5 20.25
Small underutilized parcel,
may require lot
consolidation.
1-4
1639
S. Bascom Ave.
APN=28802008
No
Application
Filed
Retail and
Service Poor
Commercial/
Prof Office/
Residential
P-D 0.31 6 20.25
Small underutilized parcel,
may require lot
consolidation.
1-5
1645
S. Bascom Ave.
APN=28802009
No
Application
Filed
Retail, Office,
and Service Poor
Commercial/
Prof Office/
Residential
P-D 0.34 7 20.25
Small underutilized parcel,
may require lot
consolidation.
1-6
1657
S. Bascom Ave.
APN=28802018
No
Application
Filed
Retail and
Service Fair
Commercial/
Prof Office/
Residential
P-D 0.35 7 20.25
Small underutilized parcel,
may require lot
consolidation.
1-7
1661-1665
S. Bascom Ave.
APN=28802011
No
Application
Filed
Retail, Office,
and Service Fair
Commercial/
Prof Office/
Residential
P-D 0.55 11 20.25
Small underutilized parcel,
may require lot
consolidation.
1-8
1667
S. Bascom Ave.
APN=28802012
No
Application
Filed
Retail and
Service
(car wash)
Fair
Commercial/
Prof Office/
Residential
P-D 0.32 6 20.25
Small underutilized parcel,
may require lot
consolidation.
1-9 980
Campisi Ave
APN=28803017
No
Application
Filed
Office
Good
Commercial/
Prof Office/
Residential
P-D
2.03
49
24.0
Large lot adjacent to Los
Gatos Creek.
Appendix D: Inventory of Opportunity Sites Page D 7
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
AREA 2 -NORTH OF CAMPBELL AVE AREA PLAN
2-1 509 Salmar Ave
APN=27933047
No
Application
filed
Public Storage
Facility Poor Comm./Prof.
Office/ Res. P-D 3.42 62 18.0
Underdeveloped property
in close proximity to
downtown area near VTA
Station and freeways.
GP GOAL LUT 15-North of
Campbell Avenue Area,
Mixed residential, office
and retail commercial
area functioning as an
attractive gateway and
complementing
Downtown commercial
activity.
Commercial, office, and
attached residential uses
allowed.
Density and FAR based
on lot size to encourage
lot consolidation
Residential floor area is
not counted against FAR.
Locate building entries
facing the streets for all
residential units located
along a public street
North of Campbell
Avenue Plan Area.
FAR: Up to 1.0
Density: Up to 20 du/ac
Flexible development
standards.
Reduced joint use
parking allowed for
mixed use projects.
2-2
479-485
Salmar Ave.
APN=27933007
No
Application
filed
Office, home
improvement
showroom
Poor Comm./Prof.
Office/Res. P-D 0.94 14 15.0
Non conforming industrial
uses in the downtown area
near VTA Station and
freeways.
2-3
423-425
Salmar Ave
APN=27933008
No
Application
filed
Home
improvement
and landscape
maintenance
Poor Comm./ Prof.
Office/ Res. P-D 0.77 12 15.0
Non conforming industrial
uses in the downtown area
near VTA Station and
freeways.
2-4
210-230
Harrison Ave
APN=27933009
No
Application
filed
Retail and
office Fair Comm./ Prof.
Office/ Res. P-D 0.66 10 15.0
Non conforming industrial
uses in the downtown area
near VTA Station and
freeways.
2-5
500-510 Salmar
Ave.
APN=27942016
No
Application
filed
Industrial
(Turf Supply) Poor Comm./Prof.
Office/Res. P-D 1.08 16 15.0
Non conforming industrial
uses in the downtown near
VTA Station and freeways.
Built in 1945.
2-6 494 Salmar Ave.
APN=27942011
No
Application
filed Office Good Comm./Prof.
Office/Res. P-D 0.64 10 15.0
Non conforming use in the
downtown area near VTA
Station and freeways.
2-7 536 Salmar Ave
APN=27932006
No
Application
filed
Industrial,
warehouse Fair Comm./Prof.
Office/Res. P-D 0.79 12 15.0
Non conforming Industrial
uses in the downtown area
near VTA Station and
freeways. Built in 1971.
(Also addressed as 535
Salmar Avenue)
Appendix D: Inventory of Opportunity Sites Page D 8
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
AREA 3 -EAST CAMPBELL AVENUE MASTER PLAN AREA
3-1
471 E. Campbell
Ave
APN=29443055
No
Application
Filed
Retail and
Service Fair Central
Commercial P-D 0.66 13 20.25
Auto oriented shopping
center adjacent to the
downtown and near the
Downtown Campbell VTA
Station. Site has limited lot
consolidation potential and
is triangular in shape.
Mixed Use projects facing
E. Campbell Avenue must
have commercial on
ground floor with
residential on upper
floors.
Development should
emphasis on small-scale,
pedestrian-oriented
commercial uses,
including specialty retail,
restaurants,
local/neighborhood
services.
Locate parking at the rear
or below buildings. No
new surface parking
along E. Campbell
Avenue.
Ensure adequate building
setbacks to accommodate
outdoor seating.
Residential floor area is
not counted against FAR
East Campbell Avenue
Master Plan.
FAR: Up to 1.5
Density: Up to27 du/ac
Height 45 ft./4 Stories
Front setback 0 ft.
Side setback 0 ft.
Rear setback varies by
location
Ground floor finished
ceiling ht - 15 ft.
3-2 56 Foote St
APN=27943020
No
Application
Filed
Retail, service
and office Good Central
Commercial P-D 1.41 34 24.3
Auto oriented shopping
center adjacent to the
downtown and near the VTA
Station.
3-3
565 E. Campbell
Ave
APN=27946050
No
Application
Filed
Retail and
Service Poor Central
Commercial P-D 0.13 3 20.25
Small underutilized parcel,
may require lot
consolidation. Near VTA
Station.
3-4
573 E. Campbell
Ave
APN=27946049
No
Application
Filed Office Fair Central
Commercial P-D 0.11 2 20.25
Small underutilized parcel,
may require lot
consolidation. Near VTA
Station.
3-5
579 E. Campbell
Ave
APN=27946048
No
Application
Filed Office Poor Central
Commercial P-D 0.12 2 20.25
Small underutilized parcel,
may require lot
consolidation. Near VTA
Station.
3-6
621 E. Campbell
Ave.
APN=27946011
No
Application
Filed Offices Fair Central
Commercial P-D
1.57 38 24.3
Under developed low rise
office complex built in 1957,
Near VTA Station. Under a
single ownership. 3-7
621 E. Campbell
Ave.
APN=27946012
No
Application
Filed Offices Fair Central
Commercial P-D
3-8
476 E. Campbell
Ave
APN=41209065
No
Application
Filed Offices Fair Central
Commercial P-D 0.19 4 20.25
Small underutilized parcel,
may require lot
consolidation. Near VTA
Station.
3-9
486 E. Campbell
Ave
APN=41209065
No
Application
Filed Offices Fair Central
Commercial P-D 0.31 6 20.25
Small underutilized parcel,
may require lot
consolidation. Near VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 9
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
3-10 35 Dillon Ave
APN=41209013
No
Application
Filed
Single Family
Residential Fair
Commercial,
Medium-High
Density Res
P-D 0.09 2 20.25
Small underutilized parcel,
may require lot
consolidation. Near VTA
Station.
(See preceding page) (See preceding page)
3-11
530-540 E.
Campbell Ave.
APN=27946029
No
Application
Filed Retail Poor Central
Commercial P-D
0.57 12 20.25
Blighted buildings in a prime
location within the East
Campbell Avenue Master
Plan. Under a single
ownership. Near VTA
Station.
3-12
558 E. Campbell
Ave.
APN=27946030
No
Application
Filed Vacant Poor Central
Commercial P-D
3-13
566 E. Campbell
Ave.
APN=27946031
No
Application
Filed
Automotive
repair and
machining
Poor Central
Commercial P-D
Appendix D: Inventory of Opportunity Sites Page D 10
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
AREA 4 –SOUTH OF CAMPBELL AVENUE (SOCA) AREA PLAN
4-1 20 Railway Ave
APN=41209009
No
Application
Filed Retail Fair
Commercial,
Medium-High
Density Res
P-D 0.18 4 20.25
Small underutilized parcel,
would require lot consolida-
tion. Near VTA Station.
GP GOAL LUT-16:
Revitalize Downtown
commercial, industrial,
and recreational areas
and provide housing
opportunities.
Mixed Use projects
should have commercial
on ground floor with
residential on upper
floors.
Density based on lot size
(Larger lots equal greater
density up to 27 DU/Ac).
Residential entries should
be oriented toward the
street.
Lots must be a minimum
of 1.5 acre for residential
development to
encourage lot
consolidation.
SOCA Area Plan-
Sub Area 1
Commercial, industrial
and attached residential
uses allowed similar to
Central Business District
(C-3) zone.
FAR: Up to 0.5
Density: Up to 27 du/ac
Flexible development
standards.
4-2 36 Railway Ave
APN=41209008
No
Application
Filed Office Poor
Commercial,
Medium-High
Density Res
P-D 0.10 2 20.25
Small underutilized parcel,
would require lot consolida-
tion. Near VTA Station.
4-3 40 Railway Ave
APN=41209007
No
Application
Filed Outside Storage N/A
Commercial,
Medium-High
Density Res
P-D 0.10 2 20.25
Small underutilized parcel,
would require lot consolida-
tion. Near VTA Station.
4-4 48 Railway Ave
APN=41209006
No
Application
Filed
Single Family
Residential Poor
Commercial,
Medium-High
Density Res
P-D 0.08 2 20.25
Small underutilized parcel,
would require lot consolida-
tion. Near VTA Station.
4-5 64 Railway Ave
APN=41209005
No
Application
Filed
Automotive
Repair Poor
Commercial,
Medium-High
Density Res
P-D 0.18 4 20.25
Building located in the rear
of the property. Small
underutilized parcel, would
require lot consolidation.
Near VTA Station.
4-6 70 Railway Ave
APN=41209004
No
Application
Filed
Single Family
Residential Poor
Commercial,
Medium-High
Density Res
P-D 0.09 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-7 86 Railway Ave
APN=41209003
No
Application
Filed Service Fair
Commercial,
Medium-High
Density Res
P-D 0.21 4 20.25
Building located in the rear
of the property with parking
in front. Small underutilized
parcel, would require lot
consolidation. Near VTA
Station.
4-8 90 Railway Ave
APN=41209002
No
Application
Filed Office Fair
Commercial,
Medium-High
Density Res
P-D 0.18 4 20.25
Small underutilized parcel,
would require lot consolida-
tion. Near VTA Station.
4-9 116 Railway Ave
APN=41209001
No
Application
Filed
Automotive
Repair Fair
Commercial,
Medium-High
Density Res
P-D 0.18 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 11
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
4-10 61 Dillon Ave
APN=41209014
No
Application
Filed Self Storage Poor
Commercial,
Medium-High
Density Res
P-D 0.31 6 20.25
Underutilized parcel, would
require lot consolidation.
Near VTA Station.
(See preceding page) SOCA Area Plan-
Sub Area 3
Commercial, industrial
and attached residential
uses allowed similar to
Central Business District
(C-3) zone.
FAR: Up to 0.5
Density: Up to 27 du/ac
Flexible development
standards.
4-11 75 Dillon Ave
APN=41209015
No
Application
Filed
Service and
warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.18 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-12 89 Dillon Ave
APN=41209016
No
Application
Filed
Office and
warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.21 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-13 103 Dillon Ave
APN=41209017
No
Application
Filed
Automotive
repair Poor
Commercial,
Medium-High
Density Res
P-D 0.09 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-14 111 Dillon Ave
APN=41209018
No
Application
Filed
Automotive
repair Poor
Commercial,
Medium-High
Density Res
P-D 0.21 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-15 131 Dillon Ave
APN=41209019
No
Application
Filed
Automotive
repair Poor
Commercial,
Medium-High
Density Res
P-D 0.14 3 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-17
139-145
Dillon Ave
APN=41209020
No
Application
Filed
Residential and
Office Poor
Commercial,
Medium-High
Density Res
P-D 0.25 5 20.25
Underutilized parcel, would
require lot consolidation.
Near VTA Station.
4-18 24 Dillon Ave
APN=41209028
No
Application
Filed
Vacant/vehicle
storage N/A
Commercial,
Medium-High
Density Res
P-D 0.30 6 20.25
Underutilized parcel, would
require lot consolidation.
Near VTA Station.
4-19 34 Dillon Ave
APN=41209027
No
Application
Filed
Single Family
Residential Poor
Commercial,
Medium-High
Density Res
P-D 0.22 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-20 60 Dillon Ave
APN=41209026
No
Application
Filed Warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.20 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 12
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
4-21 74 Dillon Ave
APN=41209025
No
Application
Filed
Vacant
Warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.19 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
(See preceding page) (See preceding page)
4-22 88 Dillon Ave
APN=41209024
No
Application
Filed Service Poor
Commercial,
Medium-High
Density Res
P-D 0.20 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-23 126 Dillon Ave
APN=41209023
No
Application
Filed
Office and
warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.39 8 20.25 Underutilized parcel, would
require lot consolidation.
Near VTA Station.
4-24 132 Dillon Ave
APN=41209022
No
Application
Filed
Automotive
Repair Poor
Commercial,
Medium-High
Density Res
P-D 0.13 3 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-25 457 Sam Cava Ln
APN=41209057
No
Application
Filed
Vacant Poor
Commercial,
Medium-High
Density Res
P-D 0.13 3 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-26 57 Gilman Ave
APN=41209032
No
Application
Filed
Single Family
Residential Poor
Commercial,
Medium-High
Density Res
P-D 0.09 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-27 63 Gilman Ave
APN=41209033
No
Application
Filed
Single Family
Residential Fair
Commercial,
Medium-High
Density Res
P-D 0.19 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-28
71-79
Gilman Ave
APN=41209034
No
Application
Filed Warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.29 6 20.25
Underutilized parcel, would
require lot consolidation.
Near VTA Station.
4-29 85 Gilman Ave
APN=41209035
No
Application
Filed Industrial Poor
Commercial,
Medium-High
Density Res
P-D 0.18 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-30 101 Gilman Ave
APN=41209036
No
Application
Filed Industrial Poor
Commercial,
Medium-High
Density Res
P-D 0.18 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 13
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
4-31 80 Gilman Ave
APN=412090044
No
Application
Filed
Office and
warehouse Fair
Commercial,
Medium-High
Density Res
P-D 0.35 7 20.25
Underutilized parcel, would
require lot consolidation.
Near VTA Station.
(See preceding page) (See preceding page)
4-32 90 Gilman Ave
APN=412090043
No
Application
Filed
Vacant Poor
Commercial,
Medium-High
Density Res
P-D 0.21 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-33 100 Gilman Ave
APN=412090042
No
Application
Filed
Office and
warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.27 5 20.25
Underutilized parcel, would
require lot consolidation.
Near VTA Station.
4-34 132 Gilman Ave
APN=412090041
No
Application
Filed
Office and
equipment
storage
Poor
Commercial,
Medium-High
Density Res
P-D 0.28 6 20.25
Underutilized parcel, would
require lot consolidation.
Near VTA Station.
4-35 136 Gilman Ave
APN=412090040
No
Application
Filed
Equipment
Storage Poor
Commercial,
Medium-High
Density Res
P-D 0.28 6 20.25
Underutilized parcel, would
require lot consolidation.
Near VTA Station.
4-36 140 Gilman Ave
APN=412090058
No
Application
Filed
Warehouse and
outside storage Poor
Commercial,
Medium-High
Density Res
P-D 0.21 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-37
150-164
Gilman Ave
APN=412080048
No
Application
Filed
Service, office
and warehouse Fair
Commercial,
Medium-High
Density Res
P-D 0.48 10 20.25
Underutilized parcel, would
require lot consolidation.
Near VTA Station.
4-38 176 Gilman Ave
APN=412080047
No
Application
Filed Warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.39 8 20.25
Underutilized parcel, would
require lot consolidation.
Near VTA Station.
4-39 188 Gilman Ave
APN=412080046
Pre-App
Review
Completed
in 2014, d
Industrial and
warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.62 15 24.3
Underutilized parcel, would
benefit form a lot
consolidation. Near VTA
Station. The 2014 Pre-
application review project
included five other parcels.
4-40 500 Sam Cava Ln
APN=41208045
No
Application
Filed
Single Family
Residential Poor
Commercial,
Medium-High
Density Res
P-D 0.19 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-41 488 Sam Cava Ln
APN=41208044
No
Application
Filed
Single Family
Residential Poor
Commercial,
Medium-High
Density Res
P-D 0.09 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 14
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
4-42 482 Sam Cava Ln
APN=41208043
No
Application
Filed
Single Family
Residential Poor
Commercial,
Medium-High
Density Res
P-D 0.10 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
(See preceding page) (See preceding page)
4-43 472 Sam Cava Ln
APN=41208042
No
Application
Filed
Single Family
Residential Poor
Commercial,
Medium-High
Density Res
P-D 0.10 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-44 466 Sam Cava Ln
APN=41208041
No
Application
Filed
Single Family
Residential Poor
Commercial,
Medium-High
Density Res
P-D 0.16 3 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-45 180 Dillon Ave
APN=41208040
No
Application
Filed Parking Lot N/A
Commercial,
Medium-High
Density Res
P-D
0.14 3 20.25
Small underutilized parcel,
would require lot
consolidation. Separate lot
for the parking lot. Near
VTA Station.
4-46 180 Dillon Ave
APN=41208039
No
Application
Filed Retail Fair
Commercial,
Medium-High
Density Res
P-D
4-44 186 Dillon Ave
APN=41208038
Pre-App
Review
Completed
in 2014
Manufacturing
and warehouse Fair
Commercial,
Medium-High
Density Res
P-D 0.66 16 24.3
Long, thin and underutilized
parcel, would benefit from a
lot consolidation. Near VTA
Station.
4-45 190 Dillon Ave
APN=41208037
Pre-App
Review Filed
in 2014
Office and
warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.70 17 24.3
Long, thin and underutilized
parcel, would benefit from a
lot consolidation. Near VTA
Station.
4-46
200 Dillon Ave
APNs=41208049
41208050
41208051
41208052
41208053
No
Application
Filed
Industrial,
warehouse Fair
Commercial,
Medium-High
Density Res
P-D 0.37 7 20.25
Industrial Condominium.
Parcel would require lot
consolidation. Near VTA
Station.
4-47 230 Dillon Ave.
APN=41208034
Pre-App
Review Filed
in 2014
Vehicle storage
yard Vacant
Commercial,
Medium-High
Density Res
P-D 0.14 3 24.3
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-48 240 Dillon Ave
APN=41208033
No
Application
Filed
Office and
Warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.27 5 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 15
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
4-49 260 Dillon Ave
APN=41208032
No
Application
Filed
Warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.10 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
(See preceding page) (See preceding page)
4-50 272 Dillon Ave
APN=41208031
No
Application
Filed
Single Family
Residential Fair
Commercial,
Medium-High
Density Res
P-D 0.09 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-51 280 Dillon Ave
APN=41208030.
Pre-App
Review Filed
in 2014
Vacant N/A
Commercial,
Medium-High
Density Res
P-D 0.08 2 24.3
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-52 (No Address)
APN=41208035
Pre-App
Review Filed
in 2014
Vacant N/A High Density
Residential P-D 1.66 40 24.3
Underutilized parcel, could
from an associated lot
consolidation. Near VTA
Station.
4-53 293 Dillon Ave
APN=41208028
No
Application
Filed
Industrial Fair
Commercial,
Medium-High
Density Res
P-D 0.20 4 20.25
Small underutilized parcel,
may require lot
consolidation. Near VTA
Station.
4-54 279 Dillon Ave
APN=41208027
No
Application
Filed
Automotive
Repair Poor
Commercial,
Medium-High
Density Res
P-D 0.19 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-55 265 Dillon Ave
APN=41208067
No
Application
Filed
Office and
warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.19 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-56 255 Dillon Ave
APN=41208024
No
Application
Filed
Outside storage N/A
Commercial,
Medium-High
Density Res
P-D 0.13 3 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-57 243 Dillon Ave
APN=41208023
No
Application
Filed
Vacant N/A
Commercial,
Medium-High
Density Res
P-D 0.13 3 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-58 235 Dillon Ave
APN=41208022
No
Application
Filed
Single Family
Residential Fair
Commercial,
Medium-High
Density Res
P-D 0.13 3 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 16
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
4-59 227 Dillon Ave
APN=41208021
No
Application
Filed
Single Family
Residential Fair
Commercial,
Medium-High
Density Res
P-D 0.12 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
(See preceding page) (See preceding page)
4-60 219 Dillon Ave
APN=41208020
No
Application
Filed
Single Family
Residential Fair
Commercial,
Medium-High
Density Res
P-D 0.12 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-61 213 Dillon Ave
APN=41208019
No
Application
Filed
Single Family
Residential Fair
Commercial,
Medium-High
Density Res
P-D 0.12 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-62 191 Dillon Ave
APN=41208018
No
Application
Filed
Industrial Poor
Commercial,
Medium-High
Density Res
P-D 0.08 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-63 183 Dillon Ave
APN=41208017
No
Application
Filed
Single Family
Residential Fair
Commercial,
Medium-High
Density Res
P-D 0.10 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-64 426 Sam Cava Ln
APN=41208068
No
Application
Filed Warehouse Good
Commercial,
Medium-High
Density Res
P-D 0.29 6 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-65 138 Railway Ave
APN=41208069
No
Application
Filed
Retail and
warehouse Fair
Commercial,
Medium-High
Density Res
P-D 0.26 5 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-66 202 Railway Ave
APN=41208063
No
Application
Filed
Church and
Daycare Poor
Commercial,
Medium-High
Density Res
P-D 0.93 19 20.25
Small underutilized parcel,
could benefit from a require
lot consolidation. Near VTA
Station.
4-67 208 Railway Ave
APN=41208066
No
Application
Filed
Outside
Storage Poor
Commercial,
Medium-High
Density Res
P-D 0.13 3 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-68 216 Railway Ave
APN=41208057
No
Application
Filed
Single Family
Residential Poor
Commercial,
Medium-High
Density Res
P-D 0.13 3 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 17
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
4-69 226 Railway Ave
APN=41208056
No
Application
Filed
Vacant Poor
Commercial,
Medium-High
Density Res
P-D 0.09 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
(See preceding page) (See preceding page)
4-70 232 Railway Ave
APN=41208006
No
Application
Filed
Outside
Storage Poor
Commercial,
Medium-High
Density Res
P-D 0.09 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-71 238 Railway Ave
APN=41208054
No
Application
Filed
Outside
Storage N/A
Commercial,
Medium-High
Density Res
P-D 0.18 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-72 264 Railway Ave
APN=41208062
No
Application
Filed
Outside
Storage N/a
Commercial,
Medium-High
Density Res
P-D 0.09 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-73 264 Railway Ave
APN=41208061
No
Application
Filed
Retail and
Outside
Storage
Poor
Commercial,
Medium-High
Density Res
P-D 0.17 3 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-74 300 Railway Ave
APN=41208065
No
Application
Filed
Automotive
Repair Poor High Density
Residential P-D 1.56 32 20.25
Larger parcel near VTA
Station. Site development
would benefit from lot
consolidation.
South of Campbell
Avenue Area Plan –
Sub Area 2
Density: Up to 27 du/ac
Flexible development
standards.
Reduced joint use
parking allowed for
mixed use projects.
FAR: Up to 0.5
Density: Up to 27 du/ac
Building Height: 50 ft.
4-75 310 Railway Ave
APN=41203007
No
Application
Filed
Vacant and
Outside Storage Poor High Density
Residential P-D 0.40 8 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-76 320 Railway Ave
APN=41203006
No
Application
Filed
Vacant and
Outside Storage Poor High Density
Residential P-D 0.25 5 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-77 328 Railway Ave
APN=41203005
No
Application
Filed
Single Family
Residential and
Vacant
Poor High Density
Residential P-D 0.36 7 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 18
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
AREA 5 – WINCHESTER BLVD MASTER PLAN – SOUTH
5-1
2295
Winchester Blvd
APN=30534004
No
Application
Filed
Vacant N/A Central
Commercial P-D 0.28 6 20.25
Small underutilized parcel,
would require lot
consolidation. Near a VTA
Station.
“Neighborhood
Commercial Boulevard”
policies, to promote a
land use mix that is more
oriented to and more
sensitive to adjacent
neighborhood areas. First
floor commercial space is
required. Proposed public
improvements focus on
storefront district-type
street amenities.
Winchester Blvd Master
Plan, Area 2
120 ft. max building
frontage
Max. Height - 45 ft./3
stories
Front/street side 5 ft.
Rear setback 8 ft. min.
(2:1 stepped)
5-2
2305
Winchester Blvd
APN=30534005
No
Application
Filed
Vacant N/A Central
Commercial P-D 0.30 6 20.25
Small underutilized parcel,
would require lot
consolidation. Near a VTA
Station.
5-3
2325
Winchester Blvd
APN=30534006
No
Application
Filed
Retail and
restaurant Poor Central
Commercial P-D 0.54 11 20.25
Small underutilized parcel,
would require lot
consolidation. Near a VTA
Station.
5-4
2345
Winchester Blvd
APN=30536011
No
Application
Filed
Retail, service
and restaurant Poor Central
Commercial P-D 0.30 7 24.3
Part of a large multi-tenant
shopping center. Near a
VTA Station.
“Mixed-Use/Civic
Boulevard” policies:
where parcel size and
street frontage conditions
are generally consistent.
These policies promote a
mixed-use development
pattern that includes a
combination of
“freestanding” office,
residential and
commercial development.
Side setbacks, a frontage
landscape strip (allowed
by the lack of curbside
parking), and, over time,
installation of a central
landscaped median island
will combine to create an
open, “green” character
for these areas.
Winchester Boulevard
Master Plan, Area 1
200 ft. max building
frontage
Ground floor finished
ceiling ht of 15 ft.
FAR: 1.5 (exclusive of
residential uses)
Max. Ht - 55 ft./4 stories;
(min. of two stories)
Front 15 ft.
recommended (7 ft.
minimum)
Side setback 10 ft.
Street side setback 0 ft.
5-5
2365
Winchester Blvd
APN=30536012
No
Application
Filed
Retail and
service Fair Central
Commercial P-D 3.80 91 24.3
Part of a large multi-tenant
shopping center. Near a
VTA Station.
5-6
2375
Winchester Blvd
APN=30536013
No
Application
Filed
Retail and
service Fair Central
Commercial P-D 1.56 37 24.3
Part of a large multi-tenant
shopping center. Near a VTA
Station.
5-7
2415
Winchester Blvd
APN=30536008
No
Application
Filed
Retail and
service Fair
Commercial/
Prof Office/
Residential
P-D 3.26 78 24.3
Part of a large multi-tenant
shopping center. Near a
VTA Station.
5-8
2507
Winchester Blvd
APN=30536004
No
Application
Filed
Retail and
service Fair
Commercial/
Prof Office/
Residential
P-D 1.56 37 24.3
Part of a large multi-tenant
shopping center. Near a
VTA Station.
5-9
2523
Winchester Blvd
APN=30536005
No
Application
Filed
Retail and
service Fair
Commercial/
Prof Office/
Residential
P-D 0.69 17 24.3
Part of a large multi-tenant
shopping center. Near a
VTA Station.
5-10
2525-2565
Winchester Blvd
APN=30539050
No
Application
Filed
Automotive
repair complex Poor
Commercial/
Prof Office/
Residential
P-D 1.72 41 24.3
Campbell Plaza Automotive
Repair Center. Near a VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 19
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
5-11
2585
Winchester Blvd
APN=30539007
No
Application
Filed
Single Family
Residential Fair
Commercial/
Prof Office/
Residential
P-D 0.18 4 20.25
Small site would benefit
from a lot consolidation.
Near a VTA Station.
Main entrance facing
Winchester or Campbell
Avenue.
5-12
2585
Winchester Blvd
APN=30539008
No
Application
Filed
Single Family
Residential Fair
Commercial/
Prof Office/
Residential
P-D 0.16 3 20.25
Small site would benefit
from a lot consolidation.
Could provide secondary
access to adjacent
opportunity sites. Near a
VTA Station.
5-13
2460
Winchester Blvd
APN=41202032
No
Application
Filed
Retail Nursery Poor
Commercial/
Prof Office/
Residential
P-D 2.38 6 24.3
Summer Winds Nursery
Underutilized site adjacent
to the Winchester VTA
Station.
5-14
2470
Winchester Blvd
APN=41202001
No
Application
Filed
Office Fair
Commercial/
Prof Office/
Residential
P-D 0.61 6 20.25
Site is triangular and would
benefit from a lot
consolidation with the
adjacent site. Near a VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 20
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
AREA 6 – DOT AVENUE PROPERTIES
6-1
464 W Campbell
Ave
APN=30530007
No
Application
Filed
Single Family
Home Poor
Medium
Density
Residential
P-D 0.95 14 15.0
Small underutilized parcel.
Single ownership would
facilitate lot consolidation.
There are no specific
policy or criteria in the
General Plan that apply
exclusively to this area.
As a result, the standard
citywide provisions apply.
Projects are evaluated
on a case-by-case basis
to achieve the minimum
residential density.
6-2 No Address
APN=305300006
No
Application
Filed
Vacant N/A
Medium
Density
Residential
P-D 0.53 8 15.0
Small underutilized parcel.
Single ownership would
facilitate lot consolidation.
6-3 No Address
APN=305300005
No
Application
Filed
Vacant N/A
Medium
Density
Residential l
P-D 0.60 9 15.0
Small underutilized parcel.
Single ownership would
facilitate lot consolidation.
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 1
APPENDIX E. PUBLIC OUTREACH DOCUMENTATION
This section of the Housing Element provides documentation of the City’s outreach and public
participation activities related to the development of the 2015-2023 Housing Element. The following
activities are documented in this Appendix.
A. City Website Information on Housing Element
B. First Community Outreach Meeting – February 10, 2104
1. Meeting Notice
2. Distribution and Mailing List
3. Images of Meeting
C. Second Community Outreach Meeting– April 29, 2014
1. Meeting Notice
2. Added Distribution List Names (from the First Outreach Meeting)
3. Non-Profit Housing Association Website
4. Campbell Express Website Announcement
5. Image of Preferred Housing Location “Dot Exercise” Results
6. Image of Sample Preferred Housing Type Survey
D. Images of City Council Study Session – June 17, 2014
A summary of the results of the various meetings listed above are included in the body of the Housing
Element.
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 2
A. City Website
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 3
B. First Community Outreach Meeting – February 10, 2014
1. Invitation flyer (sent by regular mail or by e-mail) and printed in the local
newspaper, the Campbell Express on January 29, 2014.
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 4
2. Mailing List
AARP, Marilyn Clough, President Campbell
Chapter
Affordable Housing Advocates
Aki Snelling
Al Bito
Barry Swanson Builders, Josh Burroughs
Bicycle Advisory Committee
Bridge Housing, Cynthia A .Parker
Building Board of Appeals
CAANET, Joshua Howard
Cambrian School District, Dr. Deborah Blow
Cambrian School District, Wendy Corkery
Campbell Chamber, Dave Perry
Campbell Chamber of Commerce
Campbell Community Center Neighborhood
Association, Tim Grabau
Campbell Union HSD, Gaylene Hinkle
Campbell Union HSD, Patrick Gaffney
Campbell Union School District, Dr. Eric
Andrew
Campbell Union School District, Ruth Smith
Campbell Village Neighborhood Assn, Lisa
Harmer
Catholic Charities of SCC, Margaret Williams
Catholic Charities of SCC, Marlene Siebert
Charities Housing, Kathy Robinson
City Ventures, Phil Kerr
Civic Improvement Commission
Corinthian House Campbell
Council Members
Cypress Group, Steve Schultz
David Downs
David Duran
DT Campbell Neigh Assn, MaryanneYoshikawa
Eden Housing, Linda Mandolini
EHC LifeBuilders
First Housing, Jeff Oberdorfer
Metropolitan Planning Group, Geoff Bradley
Habitat for Humanity East Bay Silicon Valley,
Nataie Monk
Habitat for Humanity East Bay-Silicon Valley,
Meg Fitts
Habitat for Humanity East Bay-Silicon Valley,
Michele Choi
HACSC, Aleli Sangalang
Hamann Park Neigh Assn, Vince Navarra
HBANC, Crisand Giles
Historic Preservation Board
Housing Choices Coalition, Jan Stokley
IVSN, Karae Lisle
Joanne Fairbanks
John Hawkings
Joint Venture, Russell Hancock
Joni Steele
Law Foundation of SCC, Alison Brunner
Law Foundation of SCC, Christina Lum
Law Foundation of SCC, Melissa Morris
League of Women Voters, Roberta Hollimon
Legal Aid Society, Mara Zlotoff
Liz Gibbons
LWVC, Jennifer Waggoner
Marc Scheurer
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 5
Mark Fisher
Merrill Gardens, Cathey – General Manager
MidPen Housing, Matt Lewis
MidPen Housing, Matthew Franklin
MidPen Housing, Jan Lindenthal
MidPen Housing, Peter Villareal
Mike Torres
NEXTDOOR.COM, via Al Bito
NHSSV, Matthew Huerta
Non-Profit Housing Assn of N CA - Pilar
Lorenzana-Campo
Opportunity Fund, Liz Givens
Organization of Special Needs Families, Sandra
James
Outreach and Escort, Kathryn Heatley
Parks and Recreation Commission
Planning Commission
Planning Division
Project Sentinel, Andy Van Deursen
Prometheus REG, Jackie Safier
Pruneyard-Dry Creek Neigh Assn, Jane Harmer
Rebuilding Together Silicon Valley
Rebuilding Together-Silicon Valley, Bev
Jackson
Rental Increase Fact Finding Committee
Richard Herrera, SCC Vets
Robson Homes, Mark Robson
San Tomas Neigh Assn, Jackie Wyckoff
Santa Clara Family Health Foundation,
Kathleen King
SARC / Tom Yetter
SCC Assn of Realtors, Jessica Epstein
SCC Council of Churches, Rev Margo Tenold
Senior Adults Legal Assistance, Georgia Bacil
Senior Housing Solutions
Sharon Teeter
Silicon Valley Leadership Group, Bena Chang
Step Up SV, Almaz Negash
Suzette Rios-Scheurer
SVLG, Shiloh Ballard
Timber Cove HOA, Bud Souza
United Way Silicon Valley, Carole Hutton
Westley Manor
William Seligmann
YWCS Silicon Valley – Support, Sandy Davis
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 6
3. Images of First Community Outreach (Question & Answer) Meeting
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 7
C. Second Community Outreach Meeting – February 10, 2014
1. Invitation flyer (sent by regular mail or e-mail as appropriate) and
printed in the local newspaper, the Campbell Express on April 16, 2014.
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 8
2. Community Outreach Meeting Mailing List – Names Added after First
Meeting
Ardie Zahedani
Barbara Derbyshire
David Snyder
Eric Bracher
Greg Hoque
Jo-Ann Ash Fairbanks
John Razumich
Lillie Richard
Liz Gibbons
Mark Linder
Mark Shorett
Mary Jo Gorney-Moreno
Natalie Monk - Habitat for Humanity
P. Sausedo
Renee Schiavone, Campbell Patch
Sally Howe, Campbell Express
Therese Piccolo for Robert Hicks
Vivek Bansal
Vivian Bracher
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 9
3. Non-Profit Housing Association Website
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 10
4. Local On-line Newspaper Website
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 11
5. Results of Housing Location Preference “Dot Exercise”
Green Dots – Preferred YES Locations Red Dots – Preferred NO Locations
Light Blue Bascom Avenue Corridor
Violet NOCA Area Plan
Orange East Campbell Avenue Master Plan
Blue SOCA Area Plan
Pink Union Avenue Area
Red Upper/North Winchester Blvd Master Plan
Gold Lower/Southern Winchester Blvd Master Plan
Purple Dot Avenue Area
Green West Hamilton Avenue Area
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 12
6. Results of Housing Type Preference Survey (Sample of Complete Survey)
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 13
D. Images from City Council Study Session – June 17, 2014
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