Final 2015-2023 Housing Element
CITY OF CAMPBELL
Housing Element
Update 2015-2023
Adopted February 17, 2015
Final Housing Element – City of Campbell
TABLE OF CONTENTS
SECTION I – INTRODUCTION
Community Context .............................................................................................. 1
Relationship to the General Plan ........................................................................... 2
Role of Housing Element ....................................................................................... 3
Organization of the Housing Element ..................................................................... 3
Public Participation ............................................................................................... 4
Data Sources ......................................................................................................... 6
SECTION II - HOUSING NEEDS SUMMARY
Introduction .......................................................................................................... 7
Existing Housing Needs .......................................................................................... 7
Housing Availability ................................................................................................8
Housing Affordability...............................................................................................8
Housing Adequacy ...................................................................................................9
Special Needs Groups ..............................................................................................9
Sustainable Community Strategy & Future Housing Needs ................................... 10
Accomplishments in Previous Housing Element Cycle .......................................... 12
SECTION III - HOUSING RESOURCES
Introduction ........................................................................................................ 15
General Plan........................................................................................................ 15
General Plan Policies and Strategies ....................................................................15
Minimum Residential Density ................................................................................17
Zoning Ordinance Provisions ............................................................................... 17
Residential Densities ..............................................................................................17
Secondary Dwelling Units .....................................................................................18
Sites for Special Needs Housing ............................................................................18
Mixed-Use Development ........................................................................................18
Housing Opportunity Site Inventory .................................................................... 19
Housing Opportunity Site Availability ...................................................................19
Housing Opportunity Site Areas ............................................................................19
Housing Opportunity Site Adequacy ......................................................................21
Housing Opportunity Site Affordability .................................................................22
Final Housing Element – City of Campbell
Availability of Public Facilities and Services .......................................................... 24
Financial Resources ............................................................................................. 24
Community Development Block Grant (CDBG) Funds .........................................24
Section 8 Rental Assistance ...................................................................................24
Housing Trust Fund of Silicon Valley ....................................................................25
One-Time Housing Program Funds.......................................................................25
Administrative Resources .................................................................................... 27
Catholic Charities of Santa Clara County .............................................................27
Neighborhood Housing Services of Silicon Valley ................................................28
Mid-Peninsula Housing Coalition (MPHC) ..........................................................28
Habitat for Humanity Silicon Valley......................................................................28
Rebuilding Together Silicon Valley .......................................................................28
San Andreas Regional Center ................................................................................29
Senior Housing Solutions .......................................................................................29
Opportunities for Energy Conservation ................................................................ 29
Energy Conservation Programs Offered through State and Federal Government29
Energy Conservation Programs Offered through Local Utilities..........................31
SECTION IV - HOUSING PLAN
Introduction ........................................................................................................ 33
Goals, Policies, and Programs .............................................................................. 34
Extremely Low Income Households ..................................................................... 47
Implementation Program .................................................................................... 47
APPENDICES
A. HOUSING NEEDS ASSESSMENT
B. HOUSING CONSTRAINTS
C. HOUSING ACCOMPLISHMENTS
D. INVENTORY OF OPPORTUNITY SITES
E. PUBLIC OUTREACH DOCUMENTATION
SECTION 1 INTRODUCTION
Final Housing Element – City of Campbell H-1
Community Context
Incorporated in 1952, Campbell is a
community of approximately 40,000
residents centrally located in Silicon
Valley. Nearby communities include San
Jose to the west, east and north, and Los
Gatos and Saratoga to the south. From
the mid-1850’s, Campbell was primarily
an agricultural production center, with
fruits as its major crops. By 1950,
however, croplands were beginning to be
transformed into residential
neighborhoods.
Campbell’s population doubled during the 1960’s, slowed down in the 1970’s, and grew again in the
1980’s. Between 1980 and 1990, the City’s population increased by 33 percent, a level of growth
unmatched by nearby communities. Since 1990, however, population growth has been limited in
Campbell. Today, Campbell is a suburban and largely built-out community. However, many of the older
strip commercial areas are showing signs of age and obsolescence. The City of Campbell has adopted a
variety of special area plans to encourage revitalization efforts in these older commercial areas.
Campbell offers a mix of housing types, including single-family homes, townhomes, garden apartments,
condominium developments, and live-work space. Of the approximately 16,000 housing units in the City,
58 percent are single-family homes, 40 percent are multi-family units, and two percent are mobile homes
or other types of residential options. Housing costs are relatively high in Campbell, as is typical in the Bay
Area and Silicon Valley in particular. In Campbell, the median price of a single-family home sold in 2013
had increased by 10 percent to $810,000 since 2008, while the market rate rents for two-bedroom
apartments ranged from $1,595 to $2,845 per month.
Since the last Housing Element adopted in 2009, the City of Campbell has been very active in processing
and approving numerous housing projects of all types. From January 2009 to December 2013, the City
has approved or issued permits for 543 new housing units. This level of housing approval and production
is equal to 61 percent of the City’s total Regional Housing Needs Allocation (RHNA) of 892 units. Due to
the economic downturn that began in 2007, not all of the approved projects have proceeded with
construction, particularly since a strong economic recovery did not begin until 2012.
This progress to date on the current “fair share” housing goals represents a validation of the 2001 General
Plan strategy to promote new in-fill mixed-use projects near transit corridors and within targeted
revitalization areas. The City has also allowed development of new housing within established
neighborhoods when consistent with adopted General Plan policies and zoning regulations.
Campbell has been proactive in developing and implementing innovative housing policies including:
Adoption of an Inclusionary Zoning Ordinance;
General Plan vision for Transit Oriented Development;
Final Housing Element – City of Campbell H-2
Utilization of flexible parking requirements; and,
Identification of Priority Development Areas as part of the Plan Bay Area process.
Like most communities in Silicon Valley, Campbell is home to employers in the high technology industry,
however most employers are small to mid-size companies. As of 2007 (the most recent data available),
Campbell had an employment base of approximately 20,650 jobs in about 1,450 businesses. Since that
time the trends in local employment have shown an increase in the retail and service sectors with a
corresponding decline of manufacturing and technology jobs. The City has been able to achieve a relative
balance between jobs and housing, and strives to maintain this balance. According to the Association of
Bay Area Governments (ABAG) Campbell had a jobs/employed residents ratio of 1.2, indicating that there
is an almost equal number of employed residents and jobs within the City.
Housing affordability is a major issue in the Bay Area, with a significant number of households in the region
that are overpaying for housing. The shortage of affordable housing particularly affects lower-income
renters and first-time homebuyers, and has impacted the City’s ability to maintain civic workforce
occupations such as public safety workers and teachers. The City of Campbell has been active in
promoting housing affordability through the City’s Inclusionary Housing Ordinance requirements and
Density Bonus provisions. The City also previously supported non-profit housing providers and first-time
home buyers; however, since the dissolution of the Redevelopment Agency (RDA) in 2011, the City no
longer administers these programs. As part of this Housing Element update, the City will look for additional
means to expand the supply of affordable housing, including facilitating residential development in mixed-
use and priority development areas and around light rail stations.
Campbell’s quality residential neighborhoods, strong employment base, high level of public services, and
well-regarded school system, all contribute to its attractiveness as a place to live. Over the next eight
years, Campbell is faced with various important housing issues and challenges:
Providing housing affordable to all segments of the population;
Preserving the quality of the housing stock;
Maintaining a balance between employment and housing opportunities; and
Providing new types of housing in response to changing demographic trends.
This Housing Element provides policies and programs to address these and other related issues.
Relationship to the General Plan
The 2015-2023 Housing Element is one of the five elements of Campbell’s comprehensive General Plan.
The Plan consists of the following elements: Land Use and Transportation; Open Space, Parks and Public
Facilities; Conservation and Natural Resources; Health and Safety; and Housing. The Housing Element
builds upon the other General Plan Elements and is consistent with the policies set forth in those
elements. For example, the Land Use and Transportation Element focuses residential growth along
commercial corridors and around transit stations, and provides the basis for the residential sites inventory
contained in the Housing Element. Whenever any Element of the General Plan is amended in the future,
the Housing Element will be reviewed and modified, if necessary, to ensure continued consistency
between elements.
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Role of Housing Element
Every jurisdiction in California must have a General Plan and every General Plan must contain a Housing
Element. While jurisdictions must review and revise all elements of their General Plan regularly to ensure
that they remain up to date, State law is much more specific in regard to the schedule for updating the
Housing Element. Recent changes in State Law allow Campbell’s Housing Element to cover a period of
eight-years extending from 2015 to 2023. Most other elements of the General Plan typically cover a 15
to 30-year planning horizon.
The 2015-2023 Housing Element identifies strategies and programs that focus on the following:
1) Preserving and improving housing and neighborhoods;
2) Assisting in the provision of affordable housing;
3) Minimizing governmental and other constraints to housing investment;
4) Promoting fair and equal housing opportunities; and
5) Providing adequate housing sites.
Organization of the Housing Element
The Complete Housing Element consists of four primary sections and the technical appendices which
provide additional, and more detailed, information upon which the Housing Element is based. The four
sections of the Element include the Introduction, Housing Needs Summary, Housing Resources, and the
Housing Plan. The technical appendices provide supportive information on the Housing Needs
Assessment, Governmental Constraints, Housing Element Accomplishments, and a detailed Inventory of
the Opportunity Sites.
The Housing Element consists of the following major components:
A summary of the City’s existing and projected housing needs;
An assessment of the land, financial and administrative resources available to address Campbell’s
housing needs; and
A Housing Plan to address the City’s identified housing needs, including housing goals, policies, and
programs.
The Technical Background Reports contain additional information on the following:
o Housing Needs Assessment (Appendix A) describes and analyzes Campbell’s population,
household, and housing characteristics and trends;
o Housing Constraints (Appendix B) assesses potential market, governmental, and other
constraints to the development and affordability of housing;
o Housing Accomplishments (Appendix C) evaluates the City’s progress in implementing the
housing programs established in the 2009 - 2014 Housing Element; and,
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o Analysis of Opportunity Sites (Appendix D) which assesses the ability of the City to provide
adequate sites to meet the Regional Housing Needs Assessment.
o Public Outreach Description (Appendix E) which highlights the techniques used to consult
with the public.
Public Participation
Opportunities for residents to
provide input on housing issues and
recommend strategies are critical
to the development of appropriate
and effective programs to address
Campbell’s housing needs. In 2014,
the City conducted two public
workshops as an opportunity to
gather community input for the
Housing Element. The City
promoted the workshops through
advertisements in local
newspapers, on the local
government access television
station, at the local library, and on the City’s website. The City also directly mailed workshop information
to local non-profit housing developers, mobile home parks, and BMR developers. Workshop participants
included homeowners, renters, developers, local housing and social service providers, and City staff.
Substantially more people attended the 2014 outreach meetings than attended the meetings for previous
housing elements.
The first workshop in February 2014 focused on informing the residents about the housing needs for the
City, and recording attendee’s comments and answering their questions. Community comments focused
on how the Housing Element would affect local development and individual property rights.
The second workshop, held two months later in April 2014, reviewed the existing policies and strategies
as well as possible locations of future opportunity sites. The participants provided their feedback on the
existing programs, where new housing should be located, and what new housing should look like in terms
of densities and style. There was a substantial amount of agreement among the workshop participants
on how future housing should be provided. The workshop participants felt that:
Higher residential densities are more appropriate in the identified revitalization area in the
Priority Development Area (PDAs) around the downtown and along Winchester Boulevard;
New housing should be available for both owners and renters;
Larger residential units (with 4 or more bedrooms) should be provided by more traditional single
family detached styled units;
More accessory dwelling units should be allowed; and
Additional senior housing opportunities should be provided.
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Following the community workshops, City staff conducted a public study session with the City Council in
June 2014. The purpose of the workshop was to ask for the City Council’s general direction on the
appropriate policies and programs to address the community’s identified housing needs in the context of
local resources. During the Study Session, a number of residents addressed the City Council and
encouraged the Council to keep the maximum residential density at 27 units per acre. As result of the
presentation, public comments, and the Council discussion the City Council members who were present
suggested that staff:
Focus the Opportunity Sites in the PDA and around the VTA Stations;
Consider different approaches to replace lost housing program resources; and
Maintain the current maximum by-right residential density (27 units per acre), but review the
possibility of allowing higher densities in certain circumstances.
Upon completion of the Draft Housing Element, the document will be reviewed by the Planning
Commission, the City Council and the public. After approval, the draft Housing Element is sent to the
State Department of Housing and Community Development (HCD) for review. After review, the Planning
Commission and the City Council will hold public hearings. Comments received from HCD are required to
be heard before those decision-making bodies. To ensure that all economic segments of the community
can be involved throughout the process, notification of meeting on the Housing Element are published in
the local newspaper in advance of each hearing, and copies of the Element are available for public review
at City Hall, the Public Library, and on the City’s website. Additional information on the public outreach
process is included in Attachment E.
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Data Sources
Various sources of information are used to prepare the Housing Element. Data from the 2010 Census on
population and housing is used to a large extent in the Element. Although dated, the 2000 Census, and
information from the American Community Strategies were also a good source of information. Several
additional data sources were also used to update the community and demographic information including:
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;
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 other Assessor’s 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.
SECTION 2 HOUSING NEEDS SUMMARY
Final Housing Element – City of Campbell H-7
Introduction
In the 1940s, Campbell’s fruit orchard
heritage slowly began being replaced by
housing subdivisions. Today, most of the
new residential development in
Campbell occurs on commercial
property, designated for mixed-use.
The City of Campbell is committed to
assuring the availability of adequate
housing for all social and economic
segments of the community. This
section presents a summary of
Campbell’s existing and future housing
needs as identified in the Housing Element Technical Report, Appendix A. Appendix A provides a more
detailed analysis of local demographic, household, and housing characteristics and trends in an effort to
determine the nature and extent of specific housing needs in Campbell.
Existing Housing Needs
The summary of existing housing needs is organized into four areas: housing availability, housing
affordability, housing adequacy and special needs households. These housing needs are summarized in
Table H-1.
Table H-1: Summary of Existing Housing Needs
Housing Availability Housing Affordability
Vacancy Rate1 4.6% Overpaying Households4 6,605 (41%)
Renter 3,380 (43%)
Owner 3,225 (38%)
Housing Adequacy Special Needs Households/Persons
Substandard Housing Units2 900 (9%) Households with Seniors 2,824 (17%)
Suitable for Rehabilitation 600 (6%) Disabled Persons 2,857 (7%)
Need Replacement 300 (3%) Persons with Developmental
Disabilities 134 (<1%)
Overcrowded Households5 635 (4%) Female-Headed Families 1,741 (11%)
Renter 460 (3%) Large Households 1,283 (8%)
Owner 175 (1%) Homeless Persons3 91 (<½%)
Sources: 2010 Census unless otherwise noted
1 State Department of Finance 2014 – Population and Housing Estimates.
2 Based on rehabilitation/replacement proportions from the 2001 Housing Elements for housing units over 30 years old.
3 2013 Santa Clara County Homeless Census
4 Overpayment is defined as paying greater than 30% of gross income towards housing costs.
5 Overcrowding is defined as greater than 1.01 persons per room, excluding kitchens, bathrooms, and hallways
Habitat for Humanity Homes at Victor Avenue
Final Housing Element – City of Campbell H-8
Housing Availability
Campbell’s 2010 housing stock consists of 16,950 housing units, of which 58 percent are single-family
homes including attached, detached and condominium units, 40 percent are multi-family apartment units,
including duplex and triplex units, and two percent are mobile homes and other types of residential
accommodations. Residential growth during the 2000s was rather limited, with only about three percent
of the housing stock built after 2000.
Vacancies indicate the demand and availability of housing. As is the case in most Silicon Valley
communities, residential vacancy rates are fairly low in Campbell. According to 2014 State Department of
Finance statistics, the City’s overall vacancy rate was just 4.6 percent, close to the 5 percent ideal vacancy
rate for rental units and the 3 percent ideal for ownership units.
During the one year period from January 2013 to December 2013, a total of 438 homes were sold in
Campbell. Two-thirds of the recent home sales were single-family homes while one-third were
condominium units. The median sales price for a single-family home in 2013 was $810,000, an increase of
over 10% since 2008. In contrast, the median sale price for a condominium in 2013 was $515,000, virtually
unchanged since 2008. However with the rebounding economy, the prices of condominiums are also
expected to increase.
The rental market is comprised primarily of apartment units. Most of the apartment rental stock consists
of one- and two-bedroom units. In January 2014, the median rents for the one-bedroom and two-
bedroom units were $1,725 and $2,070, respectively. Very few three-bedroom rental units (either
apartments or single family detached homes) are available, thus limiting the rental options for large family
households.
Housing Affordability
The level of overpayment is commonly used as a measure of housing affordability. Overpayment is defined
as spending more than 30 percent of gross household income on housing. By this standard, 43 percent of
renters and 38 percent of homeowners in Campbell overpay for housing, similar to the overpayment rate
countywide. Rental overpayment is particularly acute among senior households, with one-third of senior
renters spending more than half their incomes on rent.
An assessment of the affordability of current market rents and housing prices in Campbell reveals the
following. Citywide median rents are above the affordability level for the many lower income households,
making it difficult for lower income occupations such as nursing aides, retail salespersons and childcare
providers to rent in Campbell. For-sale housing prices in Campbell are beyond the reach of even moderate
income households, impacting the ability of occupations such as school teachers, clergy, and computer
support specialists to purchase housing where they work.
Home foreclosures, a major problem during and immediately after the Great Recession between 2007
and 2009, had a major impact on housing sales, with foreclosures comprising 40 percent of all housing re-
sales in Santa Clara County. However, since the rebound of the regional economy after the Great
Recession, the number of new home foreclosures has dropped substantially reducing the magnitude of
the problem.
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Housing Adequacy
A common measure of housing adequacy and quality is the age distribution of the housing stock. A
general rule in the housing industry is that structures over 30 years typically begin to show signs of
deterioration and often require reinvestment to maintain/upgrade their quality. Unless properly
maintained, homes older than 50 years often require major renovations to remain in good working order.
As of 2010, nearly 40 percent of housing units in Campbell were over 35 years old, and about 28 percent
of Campbell’s housing stock was constructed before 1960. Campbell’s San Tomas neighborhood, located
in the southwestern quadrant of the City, contains some of the City’s older housing stock, with many
homes in need of rehabilitation improvements.
As stated in the 2001 Housing Element, approximately nine percent of Campbell’s housing stock was
estimated to be in substandard condition, with six percent of units suitable for rehabilitation and three
percent requiring replacement. Applying these same percentages to Campbell’s current pre-1980 housing
stock, an estimated 900 units in Campbell may be substandard. Of these units, 600 are estimated to be
suitable for rehabilitation and up to 300 could require substantial rehabilitation or replacement. In
addition to the aging of the housing stock, the 2010 Census identified 216 housing units that lacked either
plumbing facilities or a complete kitchen.
The level of household overcrowding is another indicator of housing adequacy and quality. Overcrowding
occurs when a household is too large for a particular housing unit. When overcrowding happens, it tends
to accelerate the deterioration of homes. As of the 2010 Census, a total of 635 Campbell households,
about 4% of all households, live in overcrowded conditions. Seventy-two percent of the overcrowded
households are renters.
Special Needs Groups
Certain segments of the community may have particular difficulties in finding decent, affordable housing
because of their special needs and circumstances. In Campbell, these special needs groups include the
elderly, disabled persons, female-headed families with children, large households, and the homeless.
Seniors: Seniors typically have special housing needs due to three concerns: limited/fixed income,
higher health care costs, and physical limitations. According to the 2010 Census, 17 percent (2,824)
of households in Campbell contain one or more persons age 65 years and older. Over 60 percent of
the City’s elderly households are homeowners. Because of physical and/or other limitations, senior
homeowners may have difficulty in performing regular home maintenance or repair activities. Elderly
renters also have significant housing needs. Nearly sixty percent of Campbell’s elderly renter
households overpay for housing, reflecting their limited income and the high costs of housing in
Campbell.
Persons with Disabilities: Physical and mental disabilities can hinder access to traditionally designed
housing units (and other facilities) as well as potentially limit the ability to earn income. Disabilities
refer to mental, physical, or health conditions that last over six months. The 2010 Census documented
2,857 persons over the age of five with a disability in Campbell, representing 8 percent of this
population group.
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Persons with Developmental Disabilities: Persons aged 18 years and older with developmental
disabilities require continuous assistance and constitute a special needs group. Development
disabilities include mental retardation, cerebral palsy, epilepsy, and autism, as well as other 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 (which comprises most of
the City of Campbell).
Female-Headed Families with Children: Female-headed households with children require special
consideration and assistance as a result of their greater need for affordable housing, accessible day
care, health care, and other supportive services. According to the 2010 Census, Campbell is home to
1,741 female-headed households, of which 937 (or 55 percent) are with children under 18 years of
age. These households are particularly vulnerable because these single parent households must
balance the needs of their children with work responsibilities. Approximately 10 percent of female-
headed families with children live in poverty, about three times the number of female-headed
households without children under the age of 18.
Large Households: Large households are defined as those with five or more members and typically
consist of mostly families with children. Lower-income large households often live in overcrowded
conditions because of the income limitations and the limited supply of affordable housing units with
three or more bedrooms. Campbell is home to approximately 1,283 large households, of which nearly
half are renter households (2010 Census). While there is an adequate supply of larger housing units,
the affordability of these units for large families can be a problem and can lead to overcrowded
conditions.
Homeless: Homelessness continues to be one of most visible reminders of the pressing needs facing
families and individuals in marginal economic, housing, and health conditions. This population
consists of a wide range of persons and families suffering from domestic violence, mental illness,
substance abuse, and joblessness among a number of other conditions. The 2013 Santa Clara county
Homeless Census and Survey identified 91 homeless persons in Campbell. The closest homeless
shelters are located outside of Campbell in the San Jose area.
Sustainable Community Strategy & Future Housing Needs
The primary objectives of the State's Regional Housing Need Allocation (RHNA) process are to increase
the supply of housing and ensure that local governments consider housing needs for households at all
income levels. The Association of Bay Area Governments (ABAG) is the regional agency that distributes
the RHNA to the counties and cities. This process occurs in two steps. The first step is the allocation of
the total number of units by each jurisdiction (i.e. each county and city). The second step in the process
is to break out this total allocation into the four required income categories.
The Regional Housing Need Allocation process began in 2012 with the development of a process to
integrate transportation and housing planning through a sustainable community strategy identified in
Assembly Bill 375 (2008). AB 375, the Sustainable Communities and Climate Protection Act of 2008
represents an effort to reduce green house gases emissions associated with motor vehicles by
coordinating the location of new jobs, housing, and public transportation infrastructure. A key element
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of the Act is the integration of jobs, housing, and transportation infrastructure through a regionally
prepared Sustainable Community Strategy (SCS).
The SCS for the Bay Area was prepared by ABAG and the Metropolitan Transportation Commission and
was approved in 2013; it identified Priority Development Areas (PDAs) where new housing growth and
transportation infrastructure would be focused. This integration of transportation and housing planning
resulted in a RHNA process based upon both a Sustainability Component and a Fair Share Component.
Using the PDA framework from the SCS in the RHNA methodology promotes growth in sustainable
locations and is a key to ensuring consistency between the two planning documents. Directing growth to
infill locations is a key component of protecting agricultural and natural resources. This methodology also
recognizes the multiple benefits for local communities and the region as a whole of encouraging housing,
particularly affordable housing, in the neighborhoods near transit that local communities have identified
as priorities for development and investment to create complete communities.
The Sustainability Component integrates the compact growth principles from the Bay Area Plan with the
RHNA methodology. Following the land use distribution specified in the Plan Bay Area Sustainable
Community Strategies (SCS) Plan which allocated new housing into PDAs and non-PDA areas, 70 percent
of the total housing need was allocated based on growth in PDAs and the remaining 30 percent was
allocated based on growth in non-PDA locations. The 70% in PDA goal is a regional target. Individual
jurisdictions are not expected to provide 70 percent of the new housing in the PDAs.
The Fair Share Component allocates housing need based upon local community characteristics and past
performance. All jurisdictions were assigned a minimum of 40 percent of their new housing units during
the 2015-2023 period. This establishes a starting point or minimum threshold to ensure that all
jurisdictions are planning for housing to accommodate at least a portion of the housing need generated
by the population within that jurisdiction. This base allocation was then modified based upon a variety of
fair share and equity factors. The Fair Share factors include the following:
Upper Housing Threshold: If the SCS Plan projects growth in a jurisdiction's PDAs that meets or
exceeds 110 percent of the jurisdiction's expected household formation growth, that jurisdiction is
not assigned additional units. The expected household formation is used as an indicator of the
demand for new housing to accommodate new families/households. This ensures that cities with
PDAs are not overburdened.
Fair Share Factors: The following three factors were applied to a jurisdiction's non-PDA growth:
1. Past RHNA (Jobs:Housing Balance) Performance: Jurisdictions with a lower number of housing
affordable to lower income households received a higher allocation.
2. Employment: Jurisdictions with a higher number of existing jobs in non-PDA areas received a
higher allocation.
3. Transit: Jurisdictions with higher transit frequency and coverage receive a higher allocation.
The second step in the process is dividing this allocation into the four income categories defined by the
State Department of Housing and Community Development. The income allocation portion of the RHNA
method is designed to ensure that each jurisdiction in the Bay Area plans for housing for households of
every income category. The income allocation method gives jurisdictions that have a relatively higher
proportion of households in a certain income category a smaller allocation of housing units in that same
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category. For example, jurisdictions that already supply a large amount of affordable housing receive
lower affordable housing allocations. This promotes the state objective for reducing concentrations of
poverty and increasing the mix of housing types among cities and counties equitably. The RHNA
methodology for determining the number of units by income category is the same method that was used
for the 2007-2014 RHNA. As a result of this process, Campbell’s share of future regional housing needs is
a total of 933 new units over the 2015-2023 planning period. The income categories of Campbell’s future
housing allocation are based upon the median County income and are presented below.
Table H-4. Regional Housing Need Allocation - City of Campbell between 2015 to 2023
Income Level Percent of Area Median Income Number of Units Percent of Total
Very Low* 0 - 50% 253 27%
Low 51 - 80% 138 15%
Moderate 81 - 120% 151 16%
Above Moderate Over 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
The Regional Housing Needs Allocation (RHNA) represents the minimum number of housing units each
community is required to plan for by providing “adequate sites” through the general plan and shown on
the zoning map. A summary of the potential sites is outlined in Section 4, Housing Resources. A detailed
review of the potential opportunity sites is contained in Appendix D.
Accomplishments in Previous Housing Element Cycle
The 2009-2014 Housing Element contained 24 implementation programs to meet local housing needs and
comply with State Law. Fourteen of the implementation program set out functions and activities that
corresponded to typical local government activities, while two of the programs involved adoption of an
ordinance. The remaining eight programs involved the funding and implementation of various ongoing
housing activities and programs. A summary of the items not implemented during the proceeding Housing
Element cycle is contained in Table H-2.
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Table H-2: Summary of Housing Element Program Implementation
Completion Status Number Description of Implementation Program Reason for Non-Completion
Implemented 19
Partially
Implemented 4
2.2b-One-time Rental Assistance Program
Program implemented during
first half of Housing Element
Period. No RDA funding after
2011 for implementation.
3.1a-Affordable Housing Development
1.2a- Multi-Family Acquisition & Rehabilitation No requests for assistance or
project participation during the
first half of Housing Element
period. No RDA funding after
2011 for implementation.
2.5b- Shared Housing Program
Not Completed 1
3.2a–Amend the Inclusionary Housing
Ordinance to provide more flexibility for
targeting lower affordability groups
Because of staff reductions and
turnover, the amendment was
not initiated. Lower income
affordability is still addressed
with the existing Density Bonus
program.
While the City did initiate programs identified in the 2009-2014 Housing Element at the beginning of the
Housing Element cycle, the loss of the Redevelopment Agency Housing Set-a-side Funds and a locally
controlled Community Development Block Grant (CDBG) program, combined with the economic
downturn effectively prevented the active implementation of many housing programs. The loss of the
Housing Set-a-side funding and reductions to the general fund resulted in the elimination of some City
staff positions, which subsequently results in the City’s inability to implement some 2009 Housing Element
programs. All of the eight programs providing funding for housing-related programs are currently without
a funding source.
The important exceptions include the planning and development related measures that are implemented
by the Planning Division as part of its normal operations. Examples of these programs include: Program
H-4.2a, Mixed-use Development; Program H-4.3a, Planned for Densities; Program H-5.1a, Density Bonus;
and Program H-5.2a, Secondary Dwelling Units. All of these programs enabled Campbell to continue to
approve new housing to meet Campbell’s identified housing need. The three large affordable and/or
senior housing projects that were either recently completed or will be completed in 2014 are examples of
these ongoing efforts to provide additional housing.
Of the two ordinance amendments contained in the 2009 Housing Element, one was adopted. The Zoning
Text Amendment to implement SB-2 and address other minor code modifications (Program H-5.3a) was
adopted in 2014. Program H-3.2a to amend Campbell’s Inclusionary Housing Provisions to provide greater
flexibility in the required income categories was not completed. This item will be carried over into the
2015-2023 Housing Element for implementation within the next two years.
Table H-3 summarizes the quantified objectives contained in Campbell’s 2009 – 2014 Housing Element
and the City’s progress in fulfilling these objectives. This information is based upon a review of residential
building permits issued between January 2009 and December 2012 with the addition of other housing
units that are currently under construction. Using the State’s standard affordability density of 20 units
per acre, most of the housing constructed in Campbell is potentially affordable for most income groups
and have been allocated to the Low Income Category. However, because of national economic conditions,
Final Housing Element – City of Campbell H-14
only 61 percent of the RHNA was actually constructed. In addition, and as demonstrated below, Campbell
did however actually met their rehabilitation and conservation goals.
Table H-3: 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
4. The Extremely Low category is a component of the Very Low Income Category.
Also, Campbell’s Below Market Rate Housing program resulted in the construction of 32 Very Low Income
units between 2009 and 2013. According to building permit records, five Second Dwelling Units were also
constructed. The five second units that were constructed have been allocated to the Moderate Income
category. Additional information on the implementation of the 2009 -2014 Housing Element is contained
in Appendix C.
SECTION 3 HOUSING RESOURCES
Final Housing Element – City of Campbell H-15
Introduction
A variety of resources are available for the
development, rehabilitation, and preservation of
housing in Campbell. This includes the City’s
ability to meets its share of regional housing
needs through the General Plan and Zoning
Ordinance, the inventory of available sites, the
financial resources available to support the
provision of affordable housing, and the
administrative resources available to assist in
implementing City housing programs.
General Plan
The 2001 Campbell General Plan provided a 20 to 25 year framework for the development of the City.
The Campbell General Plan contains four elements, in addition to the Housing Element. These other
Elements are Land Use & Transportation, Open Space, Parks & Public Facilities, Health & Safety, and
Conservation & Natural Resources. The Land Use Map contains 19 land use categories identifying a wide
range of residential, commercial, industrial, mixed-use, institutional and open space land uses. The land
uses integrate with the Zoning Ordinance to identify a range of residential densities (regulated by
residential densities) and non-residential development intensities (regulated by floor area ratio).
General Plan Policies and Strategies
Campbell’s Land Use and Transportation Element establish various policies and strategies in support of
housing development. Some of these policies and strategies include, but are not limited to, the following:
Policy LUT-1.5: Land Use Planning and the Regional Transportation System: Support land use
planning that complements the regional transportation system.
Strategy LUT-1.5a: Transit-Oriented Developments: Encourage transit-oriented developments
including employment centers such as office and research and development
facilities and the City’s highest density residential projects by coordinating the
location, intensity and mix of land uses with transportation resources, such as
Light Rail.
Strategy LUT-1.5d: Higher Floor Area Ratios (FARs): Develop provisions for allowing higher FARs in
new projects that provide a mix of uses, maintain a jobs/housing balance or are
located within proximity to Light Rail.
Final Housing Element – City of Campbell H-16
Policy LUT-3.1: Variety of Residential Densities: Provide land use categories for and maintenance of
a variety of residential densities to offer existing and future residents of all income
levels, age groups and special needs sufficient opportunities and choices for locating
in Campbell.
Strategy LUT-3.1a: Consistency with Housing Element: Ensure consistency with the City’s Housing
Element including ensuring that there is adequate land designated to meet
Housing goals.
Strategy LUT-3.1c: High Density Residential: Allow higher residential densities in the North of
Campbell Area (NOCA), South of Campbell Area (SOCA), and areas near the Light
Rail stations as an incentive to redevelop older, less intensive uses.
Policy LUT-5.3: Variety of Commercial and Office Uses: Maintain a variety of attractive and
convenient commercial and office uses that provide needed goods, services and
entertainment.
Strategy LUT-5.3i: Mixed-Use in Commercial Districts: Consider revising the Zoning Ordinance to
include standards for mixed-use development (residential and/or office above
ground floor retail) in commercial districts.
Policy LUT-14.6: Mixed Residential and Non-residential Uses: Allow residential uses that are mixed
whether horizontally or vertically with non-residential uses.
In addition to these general policies, the General Plan contains policies related to a number of special plan
areas within Campbell. These special planning areas include the Winchester Boulevard corridor,
Pruneyard/Creekside area (which includes portions of Bascom/East Hamilton Avenue area), the North of
Campbell Avenue (NOCA) Plan Area, the South of Campbell Avenue (SOCA) Plan Area, as well as the other
residential areas surrounding the downtown. Higher residential and mixed-use developments are also
encouraged in these areas. The City Council has also adopted other special master plans to facilitate
mixed-use and residential development along the Winchester Boulevard corridor and East Campbell
Avenue areas.
The stated intent of the General Plan mixed-use categories is to integrate residential uses with traditional
commercial and/or professional office uses. In furtherance of this goal, residential uses are permitted at
27 dwelling units per acre in mixed-use zones, and the residential component is not counted against the
allowable commercial Floor Area Ratio (FAR). In this way, sites currently occupied by commercial uses
may be redeveloped with residential and commercial uses, improving the financial feasibility of projects.
The City also provides additional zoning incentives for the inclusion of residential uses in new mixed-use
developments, such as reduced parking requirements, including shared parking between commercial and
residential uses. A reduction in the required open space for the residential component may be granted
where site characteristics preclude fulfillment of the entire open space requirement. This is discussed in
more detail in Appendix B.
Since establishment of mixed-use zoning districts under the 2001 General Plan (as described in Strategy
LUT 5.3i), development on mixed-use parcels has consisted entirely of residential uses or residential uses
Final Housing Element – City of Campbell H-17
with ground floor commercial. None of the mixed-use sites has been developed with an entirely
commercial use.
Minimum Residential Density
Previous Housing Elements have contained provisions for a minimum residential density for each General
Plan and Zoning designation. This requirement, identified as Policy H-4.3 in the 2009-2014 Housing
Element 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.” This
provision is carried over into the 2015-2023 Housing Element and will facilitate the full
development of the identified opportunity sites.
Zoning Ordinance Provisions
Residential Densities
The Zoning Ordinance and Map implements the development envisioned on the General Plan Land Use
Plan. 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 H-5, 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.
Table H-5: 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 <6 Single-family detached homes on individual lots
between 16,000 and 6,000 square feet
Low-Medium Density
Residential
R-M, R-D,
C-PD, P-D 6—13 Duplexes, multi-family, and townhomes. Small lot
detached homes are allowed with P-D zoning.
Mobile Home Park P-D 6—13 Mobile home parks
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
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.
* Residential condominium and apartment units are allowed on the upper floors only within the C-3 Zoning District. No
maximum density standard is provided per Section 21.10.060, C-3 (Central Business District) zoning district.
Final Housing Element – City of Campbell H-18
Each of these land use designations has one or more zoning districts to implement their vision of the
future. Each of these zones contains detailed (and often very specific) development criteria to guide their
development. The maximum densities for the zones allowing residential land uses are summarized below.
o Single Family Detached Residential Zones – between 3 and 6 dwelling units per acre (depending
on the specific zone).
o Smaller Lot Single Family/Duplex/Triplex Residential Zones – between 6 and 13 dwelling units per
acre (depending on the specific zone)
o Multiple Family Condominium/Attached Residential Zones - between 14 and 27 dwelling units per
acre (depending on the specific zone).
o Mixed-use/Planned Development Residential – up to 27 dwelling units per acre.
o Central Business District Commercial – no numeric standard, allowable residential units are
determined by the design of the project on a case-by-case basis.
Secondary Dwelling Units
The City allows secondary dwelling units on 10,000 square foot sized lots for the development of
secondary units, resulting in 1,000 properties being eligible for secondary dwelling units. Given their
relatively limited size and historical rent levels, secondary units will most likely be occupied by lower-
income residents, including the elderly, college students, and low-income wage earners. Secondary
dwelling units require a ministerial zoning clearance usually involving just a zoning compliance sign-off on
a building permit. Based on the level of secondary unit approval and development during the prior
planning period, the City can reasonably anticipate between 8 and 16 additional secondary units during
the current period, helping to address the needs of lower income renters.
Sites for Special Needs Housing
Consistent with the requirements of SB-2, the City allows emergency shelters by right in a portion of the
M-1 Zone. The area is located just south of San Tomas Expressway between Winchester Boulevard and
Los Gatos Creek. This location is centrally located in an area well served by transit and commercial
services. Included in the ordinance are provisions to allow Single Room Occupancy (SRO) facilities within
the R-3 High Density Residential Zoning District. The zoning ordinance also regulates transitional and
supportive housing in the same manner as other residential uses in the equivalent zone. Additional
information is provided in Appendix B.
Mixed-Use Development
Many areas in Campbell are zoned P-D (Planned Development). The P-D Zone allows for flexibility in
development standards and requirements where optimum quantity and use of open space and exemplary
building design are provided. Mixed-use development is also encouraged in these areas, allowing both
residential and commercial uses on the same parcel. A key strategy of the City’s General Plan is to
integrate residential development along designated commercial corridors to create activity along the
street, and provide a variety of housing types near work and shopping. This strategy ensures safer, more
Final Housing Element – City of Campbell H-19
viable commercial areas, with mixed-use residents helping to ensure the viability of the commercial uses.
Residential uses are encouraged but not included in the calculation of the FAR. Campbell also allows for
a shared parking reduction and a reduction in the required open space for the residential component.
The City has approved several mixed-use projects since adoption of the prior Housing Element.
Housing Opportunity Site Inventory
A key component of any Housing Element is an assessment of whether or not a community can provide
sufficient sites to accommodate their Regional Housing Need Allocation. This section summarizes the
number of available opportunity sites and the relative affordability of these opportunity sites. As is
demonstrated in this section, Campbell can accommodate both the number of units and appropriate
levels of affordability specified in the RHNA. The City plans to fulfill its share of regional housing needs
using a combination of the following methods by focusing (but not limiting) development in opportunity
site areas, through the development of secondary dwelling units, and residential projects with
development entitlements.
Housing Opportunity Site Availability
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.
The initial screening process resulted in an extensive list of several hundred properties capable of
accommodating over 2,000 new dwelling units. This preliminary list was presented at the Second
Community Outreach Workshop held on April 29, 2014. Based upon the input from the community, six
opportunity site areas were identified. The final list of Opportunity Sites capable of accommodating the
RHNA for Campbell was then selected from within these areas. 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. The individual Opportunity
Site inventories are contained in Appendix D.
Housing Opportunity Site Areas
The locations of the six major opportunity site areas are depicted on Figure H-1 and are described below.
A summary of the residential development potential for these opportunity site areas are shown in Table
H-5. Adequate infrastructure including roads, water, sewer, electricity and/or natural gas, and
telecommunication services are in place for the planned-for development for all of the Opportunity Site
areas. A detailed assessment of each opportunity site is provided in Appendix D.
Final Housing Element – City of Campbell H-20
Figure H-1: Map of Opportunity Site Areas
1. Bascom Avenue Corridor Area
The Bascom Avenue Area is near the intersection of South Bascom Avenue and East Hamilton Avenue.
This Area is located just north of the Pruneyard Area and is within a ¼ mile of the Hamilton VTA Light
Rail Station. The General Plan Land Use Designation for the area allows Commercial/Professional
Office/Residential land uses with densities up to 20 dwelling units per acre. Residential densities are
not counted towards the floor area ratio calculations in mixed-use developments. During the previous
Housing Element cycle, one opportunity site, located at 1677 South Bascom Avenue, was developed
with 168 apartments as part of a mixed-use project.
2. North of Campbell Avenue Area Plan
The North of Campbell Avenue Area Plan (NOCA) opportunity area is located along Salmar Avenue
between East Hamilton Avenue and Harrison Avenue. The NOCA area is located midway between the
Hamilton Avenue and Downtown Campbell Light Rail Stations. The area is covered by the North of
Campbell Avenue Area Plan. The purpose of the NOCA Plan is to encourage a combination of
residential and commercial uses in a previously industrial area. The Zoning and General Plan
designations support new residential and mixed-use development at the City’s highest density range
of 20 dwelling units per acre and Floor Area Ratios of up to 1.00. Residential densities are not counted
towards the floor area ratio calculations in a mixed-use development. Much of the NOCA area has
already been redeveloped both residentially (near the downtown) and commercially (near Hamilton
Avenue).
Final Housing Element – City of Campbell H-21
3. East Campbell Avenue Master Plan Area
The East Campbell Avenue Master Plan Area extends from Downtown Campbell east to Los Gatos
Creek along both sides of Campbell Avenue. This area serves as an important gateway to Downtown
Campbell and creates a connection to the Prune Yard Shopping Center (a major 40-acre retail and
office destination for the South Bay region). The City has adopted the East Campbell Avenue Master
Plan to guide future development in this area. The Master Plan allows for residential densities up to
27 dwelling units per acre in a mixed-use style. This area is adjacent to the South of Campbell Avenue
Area.
4. South of Campbell Avenue Area Plan
The South of Campbell Avenue Plan Area (SOCA) opportunity area is located between Railway Avenue
and Los Gatos Creek and is covered by the South of Campbell Avenue Area Plan. The purpose of the
SOCA Plan is to encourage a combination of residential and commercial uses in a previously industrial
area. The Zoning and General Plan designations support new residential and mixed-use development
at the City’s highest density range of 27 du/ac and Floor Area Ratios of up to 1.00. Residential
densities are not counted towards the floor area ratio calculations in a mixed-use development. Most
of the SOCA area is located within ¼ mile of the Downtown Campbell Light Rail Station.
5. Winchester Boulevard Master Plan– South Area
The Winchester Boulevard corridor area is located along both sides of Winchester Boulevard from
Hamilton Avenue to Camden Avenue. Campbell has adopted the Winchester Boulevard Master Plan
Area to provide a framework for the redevelopment of the area. The Master Plan and General Plan
designations support new residential and mixed-use development at the City’s highest density range
of 27 dwelling units per acre. This mile long corridor is divided into two subareas, for Housing Element
purposes, at Campbell Avenue. The northern subarea includes locations around the Home Church
center. The southern subarea includes the older highway oriented commercial south of Campbell
Avenue and the newer shopping centers near the Winchester Light Rail Station. During the previous
Housing Element cycle, one opportunity site located at 2041 through 2127 South Winchester
Boulevard, was developed as a mixed-use project with 126 senior apartments and a 21-patient
dementia care center as part of this mixed-use project.
6. Dot Avenue Properties
The Dot Avenue opportunity area is located at the intersection with West Campbell Avenue near San
Tomas Expressway. The General Plan Land Use Designation for the area allows Medium Density
Residential land uses which allow residential densities up to 20 dwelling units per acre. The site is
largely vacant, occupied by a single family home and scattered agricultural uses. This site is not
located within ½ mile of a VTA Light Rail Station.
Housing Opportunity Site Adequacy
Table H-6 contains a summary of the detailed opportunity site assessment contained in Appendix C. As
demonstrated below, Campbell contains an adequate number of sites to accommodate the RHNA for the
2015 -2023 period. This estimated number of units for each area is calculated by multiplying the
developable acreage by the maximum density by the practical density. The Developable Acreage is based
upon the size for all of the opportunity sites within each area. The Maximum Density is based upon
information obtained from the Campbell General Plan and Zoning Ordinance. For most sites is assumed
to be 75% of the maximum density, except that for larger sites within ½ mile of a VTA Light Rail Station.
Final Housing Element – City of Campbell H-22
In these circumstances a realistic density of 90% of the maximum density is used. The 75% of the
maximum density for 27 units per acre is 20.25 dwelling units per acre. The practical density for a site
with a maximum density of 27 units per acre is 24.3 dwelling units per acre (90% of 27). These values are
above the State’s 20 du/ac threshold for unit affordability to all income levels in suburban settings.
Table H-6. Opportunity Site Area Summary
Opportunity Site Area
Developable
Acreage
Maximum
Density 1 75% Density
Estimated
Units 1
Bascom Avenue Corridor 5.0 27 du/ac 20.25 du/ac 109
North of Campbell Avenue (NOCA)
Area Plan 8.3 20 du/ac 15.0 du/ac 136
East Campbell Avenue Master Plan 5.2 27 du/ac 20.25 du/ac 116
South of Campbell Avenue (SOCA)
Area Plan 19.8 27 du/ac 20.25 du/ac 419
Winchester Boulevard Master Plan
– South Area2 17.3 27 du/ac 20.25 du/ac 350
Dot Avenue Properties 2.1 20 du/ac 15.0 du/ac 31
TOTAL UNITS 57.7 1,161
1. Does not include any additional density bonus units allowed by State Law and the Local Density Bonus ordinance for
additional affordable units.
2. The northern and middle portions of the Winchester Boulevard Master Plan also contain possible residential sites but
are not included in the inventory of opportunity sites since adequate sites have already been identified.
The conservative nature of these housing unit estimates within the Opportunity Site Areas is confirmed
by an examination of newer residential projects in the Priority Development Area and surrounding core
locations. Since the implementation of the 75% minimum density and mixed-use policies, examples of
the newer residential projects include: Gateway (25 du/ac); Campbell Center (26 du/ac); Water Tower
Lofts (27 du/ac); Onyx (27 du/ac); Gilman Cottages (27 du/ac); Creekside Commons (27 du/ac); and Merrill
Gardens (34 du/ac with density bonus). This also demonstrates that Campbell’s development standards
have proven to be effective in allowing projects to achieve maximum densities, and given high land costs
in the area, the majority of multi-family and mixed-use developments are built at or near maximum
permitted densities.
Housing Opportunity Site Affordability
To evaluate the adequacy of the sites in terms of the income/affordability targets established by the
RHNA, “default affordability densities” are used. Based upon its suburban location, Campbell’s default
affordability density is 20 dwelling units per acre (i.e. development at or above 20 units per acre is
considered to be affordable to both very low and low income households). For moderate income
households, based on several moderate income projects developed in the City, the City has chosen a
threshold of 15 dwelling units per acre to reflect a reasonable density for achieving moderate income
development.
Final Housing Element – City of Campbell H-23
Housing Element H-4.3, Planned For Densities, requires that residential development near the existing
light rail stations and/or within the boundaries of the Winchester Boulevard Plan and East Campbell
Avenue plan areas be developed within densities that are at least 75 percent of the maximum General
Plan Land Use category densities. Using these criteria, residential projects on sites with General Plan and
Zoning which allow maximum residential densities up to 27 units per acre are affordable for all income
categories. In contrast, sites with maximum residential densities of 20 units per acre are affordable for
only the Moderate and Above Moderate income categories. Sites with maximum residential densities of
13 units per acre or less are affordable by only those households in the Above Moderate income category.
Table H-7 demonstrates the potential affordability of the units identified in Table H-5. Campbell’s policy
to require at least 75% of the maximum density guarantees that, about 85% of the opportunity site units
are affordable for all income categories. Only the NOCA Plan and Dot Avenue Areas, with maximum
densities of 20 units per acre, are not considered affordable to the Very Low and Low Income categories.
However, those two areas only account for 167 (or about 14%) of the 1,161 identified opportunity site
units. All of the other Opportunity Site housing units can be used to meet the affordability provisions for
all of the income categories.
Table H-7: Opportunity Site Housing Unit Affordability
Income Level
Total Unit
Affordability
(Number of Units)
RHNA Requirement
(Number of Units)
Adequate Units
Provided for RHNA
Very Low 253 units 253 units Yes
Low 138 units 138 units Yes
Moderate 151 units 151 units Yes
Above Moderate 391 units 391 units Yes
RHNA Total 933 units Yes
Additional
Potential Units 228 units1
Total Units for all
Opportunity Sites2 1,161 units
1. Calculated by subtracting the City’s designated Housing Need (933) from the number of units
in the Opportunity Site inventory (1,161).
2. As identified in Appendix D.
The City will continue to encourage and facilitate production of affordable units on these sites through
the policies and programs described in the Housing Plan located in Section 4.
Final Housing Element – City of Campbell H-24
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. 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.
Financial Resources
Due to the dissolution of the Redevelopment Agency (RDA) in 2012, Campbell has limited access to
funding sources available for affordable housing activities. These funding sources include programs from
local, state, federal and private resources. The loss of RDA funding has forced the elimination of a number
of programs, including: Program 1.1a, Housing Rehabilitation Loans, Program 1.1b, Emergency Home
Repair Grants, Program 2.2b, One time Rental Assistance, Program 2.3a, First time Homebuyer Assistance,
and Program 3.1a, Affordable Housing Development Assistance.
The following section describes the two largest housing funding sources currently used in Campbell which
are Section 8 rental assistance (controlled by the State and Federal governments) and the Housing Trust
Fund of Santa Clara County (a private non-profit organization). Table H-8 also provides a more
comprehensive inventory of potential funding sources.
Community Development Block Grant (CDBG) Funds
The CDBG program provides funds for a range of community development activities. Prior to the
dissolution of the RDA, a small portion of the CDBG funds was historically spent on housing repair and
rehabilitation as well as for non-profit service providers. However, since the dissolution of the RDA, the
City was no longer able to provide these services, and these services are now provided to Campbell
residents through Santa Clara County. Current use of CDBG funds has been used for targeted code
enforcement in a low-income census tract area and to improve accessibility (sidewalk repair and curb
cuts) in the City. Residents wanting to repair or rehabilitate their homes must apply to Santa Clara County
to get access these programs.
Section 8 Rental Assistance
The Section 8 program or housing voucher program is a federal program that provides rental assistance
to extremely low to very low-income persons in need of affordable housing. The Section 8 program offers
a voucher that pays the difference between the payment standard (an exception to fair market rent) and
what a tenant can afford to pay (e.g., 30% of their income). A voucher allows a tenant to choose housing
that may cost above the payment standard, with the tenant paying the extra cost. The Santa Clara County
Housing Authority administers the Section 8 program for most communities in the County, including
Campbell. In 2014, approximately 190 Campbell households received Section 8 assistance from the
Housing Authority.
Final Housing Element – City of Campbell H-25
Housing Trust Fund of Silicon Valley
Created in 2001 as the Housing Trust of Santa Clara County (HTFSV) is a non-profit 501(c)(3) community
based organization created in 2000 through a cooperative effort of the private and public sectors,
including the Housing Collaborative on Homelessness and Affordable Housing, the Silicon Valley
Manufacturing Group, Santa Clara County, Community Foundation Silicon Valley, and all 15 Santa Clara
towns and cities. The purpose of the Trust is to increase the supply of affordable housing in Santa Clara
County within three program areas: first-time homebuyer assistance, multi-family rental housing
development assistance, and support for local homeless assistance programs. Funds are available for
acquisition, rehabilitation, new construction, predevelopment costs and supportive housing services.
Since HTFSV’s inception (as of March 2013) the HTFSV reported having raised $75 million in investment
dollars, which it has been leveraged into $1.8 billion of investment in affordable housing.
One-Time Housing Program Funds
Statewide the 20% tax increment affordable housing set-aside funds were responsible for over $1 billion
in direct funding for affordable housing. Historically these local funds were often used as seed money to
leverage other sources of funding for affordable housing. With the dissolution of Redevelopment
Agencies (RDA), the State of California deprived local jurisdictions of their largest and most significant
source of local funding for affordable homes. In response to the loss of this housing program funding, a
portion of those former tax increment funds (transferred to the State) was allocated back to local
jurisdictions as both a one-time lump sum. Campbell received $950,000 in its Housing Trust Fund and
$600,000 in “Boomerang Funds”. In 2014 the City Council committed $250,000 of its Boomerang Funds
to match Santa Clara County’s $350,000 for a future, still to be determined, affordable housing project.
Because of their one-time use only funding nature, these funding sources are not included in Table H-8
below.
Table H-8: Financial Resources Available for Housing Activities
Program Name Description Eligible Activities
1. Federal Programs
Community
Development Block
Grant (CDBG)
Grants awarded to the County for housing and
community development activities benefiting
lower income households. City residents are
eligible to receive funding through these
countywide programs.
Acquisition
Rehabilitation
Home Buyer Assistance
Homeless Assistance
Public Services
Public Facilities
Grants awarded to the City have been used for
targeted code enforcement in low-income census
tracts (to identify homes in need of rehabilitation)
and to improve accessibility in the City.
Rehabilitation
Public Facilities
Home Investment
Partnership Act (HOME)
Funding can be used to support a variety of
County housing programs that the City can access
for specific projects.
New Construction
Acquisition
Rehabilitation
Home Buyer Assistance
Rental Assistance
Section 8 Rental
Assistance Program
Rental assistance payments to owners of private
market rate units on behalf of very low income
tenants.
Rental Assistance
Final Housing Element – City of Campbell H-26
Table H-8: Financial Resources Available for Housing Activities
Program Name Description Eligible Activities
Section 202 Grants to non-profit developers of supportive
housing for the elderly.
Acquisition
Rehabilitation
New Construction
Rental Assistance
Section 811 Grants to non-profit developers of supportive
housing for persons with disabilities, including
group homes, independent living facilities and
intermediate care facilities.
Acquisition
Rehabilitation
New Construction
Rental Assistance
2. State Programs
Low-income Housing Tax
Credit (LIHTC)
Tax credits are available to persons and
corporations that invest in low-income rental
housing. Proceeds from the sale are typically used
to create additional housing.
Construction of Housing
Multi-Family Housing
Program (MHP)
Deferred payment loans to local governments and
developers for new construction, rehabilitation
and preservation of rental housing.
New Construction
Rehabilitation
Preservation
Conversion of nonresidential to rental
Multi-Family Housing
Program –Supportive
Housing
Deferred payment loans for rental housing with
supportive services for the disabled who are
homeless or at risk of homelessness.
New Construction
Rehabilitation
Preservation
Conversion of nonresidential to rental
Building Equity and
Growth in
Neighborhoods (BEGIN)
Grants to cities to provide down payment
assistance to low and moderate income first-time
homebuyers of new homes in projects with
affordability enhanced by local regulatory
incentives or barrier reductions.
Homebuyer Assistance
CalHome Grants to cities and non-profit developers to offer
homebuyer assistance, including down payment
assistance, acquisition, rehabilitation, and
homebuyer counseling. Loans to developers for
property acquisition, site development,
predevelopment and construction period
expenses for homeownership projects.
Predevelopment, site development,
site acquisition
Rehabilitation
Acquisition/rehab
Down payment assistance
Mortgage financing
Homebuyer counseling
Transit-Oriented
Development Housing
Program
Low-interest loans are available as gap financing
for rental housing developments that include
affordable units and as mortgage assistance for
homeownership developments. Grants to cities
and transit agencies for infrastructure
improvements to facilitate connections with
transit stations.
Capital improvements required for
qualified housing developments
Capital improvements enhancing
pedestrian or bike access from
qualified housing development to
nearest transit station
Land acquisition
Affordable Housing
Innovation Fund
Funding for pilot programs to: provide quick site
acquisition financing for the development or
preservation of affordable housing; to help finance
local housing trust funds; to increase
homeownership opportunities for lower incomes
households; and provide to pre-development
funding to reduce insurance rates for CalHFA
condominium projects.
Land acquisition
New construction
Infill Incentive Grant
Program
Funding of public infrastructure (water, sewer,
traffic, parks, site clean-up, etc) to facilitate infill
housing development.
Development of parks and open space
Water, sewer or other utility service
improvements
Streets, roads, parking structures,
transit linkages, and transit shelters
Traffic mitigation features
Sidewalks/streetscape improvements
Final Housing Element – City of Campbell H-27
Table H-8: Financial Resources Available for Housing Activities
Program Name Description Eligible Activities
CalHFA Residential
Development Loan
Program
Low interest, short term loans to local governments
for affordable infill, owner-occupied housing
developments.
Site acquisition
Pre-development costs
CalHFA Homebuyer’s
Down payment
Assistance Program
CalHFA makes below market loans to first-time
homebuyers of up to 3% of sales price. Program
operates through participating lenders who
originate loans for CalHFA.
Homebuyer Assistance
3. Local Programs
Below Market Rate
Housing In Lieu Fee
Allows developers to pay for fractions of units
while complying with program requirements.
New Construction
Rehabilitation
Site Acquisition
Preservation
Homebuyer Assistance
Homeless with Special Needs
4. Private Resources/Financing Programs
Housing Trust Fund of
Silicon Valley (HTFSV)
Non-profit community based organization created
through the collaborative efforts of private and
public sector organizations.
Multi-family Rental Housing
Homebuyer Assistance
Homeless with Special Needs
Federal National
Mortgage Association
(Fannie Mae)
Fixed rate mortgages issued by private mortgage
insurers.
Home Buyer Assistance
Mortgages that fund the purchase and
rehabilitation of a home.
Home Buyer Assistance
Rehabilitation
Low Down-Payment Mortgages for Single-Family
Homes in under-served low-income and minority
cities.
Home Buyer Assistance
Federal Home Loan
Bank Affordable
Housing Program
Direct Subsidies to non-profit and for profit
developers and public agencies for affordable low-
income ownership and rental projects.
New Construction
Administrative Resources
Described below are several non-profit agencies that have been involved or are interested in housing
activities in Campbell. These agencies serve as resources in meeting the housing needs of the community.
In particular, they are involved in the improvement of the housing stock, provision of affordable housing,
and/or housing assistance to households in need.
Catholic Charities of Santa Clara County
Catholic Charities is a Countywide non-profit organization that offers various housing programs to assist
persons with special needs, including single parents, the homeless, and those threatened with
homelessness. Under its Shared Housing Program, Catholic Charities helps single parents with one or two
small children find affordable rooms to rent in private homes. Charities Housing also helped Campbell
preserve 100 units of affordable housing in the San Tomas Gardens Apartments (100 low income units)
and the Maravilla Project (24 low and moderate income units). Catholic Charities Housing is taking over
management responsibility for the three senior housing group homes formerly operated by Senior
Housing Solutions.
Final Housing Element – City of Campbell H-28
Neighborhood Housing Services of Silicon Valley
NHSSV was incorporated in 1995 as a non-profit Community Development Organization by a group of
local citizens with support from the City of San Jose Department of Housing. NHSSV’s mission is “to
promote community revitalization and economic stability by providing responsible homeownership and
neighborhood services to low and moderate income families.” HNSSV provides community assistance in
the areas of homebuyer education, foreclosure intervention, first mortgage lending, down payment
assistance, real estate sales, Below Market Rate (BMR) property administration, as well as community
building and organizing. Neighborhood Housing Services currently provides mortgage loans and housing
counseling services to low income households at the Maravilla housing project.
Mid-Peninsula Housing Coalition (MPHC)
Mid-Peninsula is an established regional non-profit organization involved in the development and
acquisition and rehabilitation of affordable rental housing. MPHC also has two affiliated corporations that
provide professional management services and on-site coordination of services to residents. Between
1970 and the end of 2013, MPHC has designed and built or acquired and rehabilitated almost 7,500 units
of affordable housing throughout northern California. In addition, MPHC currently manages over 6,400
units throughout the nine county Bay Area region and works to preserve affordable housing units that are
at risk of converting to market rate uses. Prior to the dissolution of the Redevelopment Agency, MPHC
partnered with the Campbell Redevelopment Agency to acquire and rehabilitate 60 units at the Sharmon
Palms neighborhood.
Habitat for Humanity Silicon Valley
Habitat for Humanity is a non-profit, faith-based organization dedicated to building affordable housing
and rehabilitating homes for lower income families. Habitat builds and repairs homes with the help of
volunteers and partner families. Habitat homes are sold to partner families at no profit with affordable,
no-interest loans. Volunteers, churches, businesses, and other groups provide most of the labor for the
homes. Government agencies or individuals usually donate land for new homes or write down the cost of
the land. Incorporated in 1986, the Silicon Valley affiliate of Habitat for Humanity has built 38 homes and
rehabilitated one home in Santa Clara County.
Rebuilding Together Silicon Valley
This non-profit agency continues to partner with the City of Campbell in providing rehabilitation of homes
of very low income residents, in particular seniors and disabled so that they may live in warmth, safety,
and independence. Rebuilding home repairs assists residents preserve affordable housing by making
necessary repairs. Many of repairs deal with roof patching, new furnaces, upgrading wiring and plumbing,
grab bars in the bathroom, new appliances, and stairs, railings and banisters, as well as making exterior
improvements and removing trash and debris. In 2013, Rebuilding Together Silicon Valley completed 320
rehabilitation projects in the cities of San Jose, Santa Clara, Cupertino, Gilroy, Milpitas, Morgan Hill, Los
Gatos, and Campbell.
Final Housing Element – City of Campbell H-29
San Andreas Regional Center
San Andreas Regional Center (SARC), which is located in Campbell, is a community-based, private
nonprofit corporation serving individuals and their families who reside in Monterey, San Benito, Santa
Clara, and Santa Cruz Counties. SARC is funded by the State of California to serve people with
developmental disabilities as required by the Lanterman Developmental Disabilities Act. The Center
reports that 78 percent of their clients with developmental disabilities live within the home of a parent or
guardian. As these parents age and become more and more frail, their disabled adult children will require
alternative housing options. The SARC works to identify community-based housing providers for persons
living with a developmental disability; including licensed community care facilities and group homes; or
supervised and subsidized apartment settings for persons able to live more independently.
Senior Housing Solutions
Senior Housing Solutions (SHS), formerly Project Match, is a Milpitas-based non-profit organization that
offers affordable housing opportunities for seniors. Under its Group Residence Program, SHS provided
affordable living spaces for seniors within a single-family home shared with 5 to 6 seniors. SHS currently
manages units of affordable housing for seniors in San Jose, Santa Clara, Sunnyvale, Campbell, Saratoga,
and Los Gatos. SHS is in the process of disbanding due to financial issues, the operation and management
of the existing affordable living accommodations is in the process of being transferred to (Catholic)
Charities Housing. The existing facilities in Campbell include three homes that provide affordable rental
opportunities for 15 seniors.
Opportunities for Energy Conservation
Conventional building construction, use and demolition, as well as the manufacture of building materials
have multiple impacts on our environment. In the United States, the building industry accounts for:
65 percent of electricity consumption
30 percent of greenhouse gas emissions
30 percent of raw materials use
30 percent of landfill waste
12 percent of potable water consumption
Energy Conservation Programs Offered through State and Federal Government
One of the primary goals behind establishing a green building program is to create a holistic, integrated
design approach to green building. A green building program considers a broad range of issues including
community and site design, energy efficiency, water conservation, resource-efficient material selection,
indoor environmental quality, construction management, and building maintenance. The end result will
be buildings that minimize the use of resources, are healthier for people, and reduce harm to the
environment.
In 2004, the State of California adopted legislation requiring LEED (Leadership in Energy and
Environmental Design) certification for new and renovated public buildings. Many local jurisdictions have
not only adopted similar standards for their public buildings, but have also required LEED certification or
Final Housing Element – City of Campbell H-30
LEED equivalency for larger commercial and residential developments. LEED certification building
standards are one piece of a coordinated green building program to promote energy and resource
efficient buildings.
The City of Campbell is in compliance with State regulations to encourage “green” building techniques
which illustrates Campbell’s initiative to limit the environmental impact of municipal facilities, and also
sets an example for the community at large. The requirements of the CalGreen Program are currently
being implemented by the City. In addition, the recent building code amendments requiring increased
energy efficiency have also been adopted by the City in February of 2014.
The City has adopted a Construction and Demolition Debris Ordinance that requires the diversion of 50
percent of construction waste in accordance with the mandate of the California Waste Management Act.
Under the ordinance, contractors are required to recycle or reuse at least 50 percent of the construction
and demolition debris waste tonnage from demolition projects greater than 500 square feet, and all
renovations or additions to an existing structure or construction of a new structure, greater than 2,000
square feet or where the construction of the work exceeds $250,000, as determined by the Building
Official.
Both the public and private sectors currently offer grants, refunds, and other funding for green building.
In addition, developments built to green standards assist both the owners and tenants with energy and
maintenance costs over time. The following presents a variety of ways in which Campbell can promote
energy conservation and green building:
Develop green (energy-efficient and environmentally-sensitive) building standards for public
buildings.
Provide incentives, such as expedited plan check, for private developments that are building
green.
Encourage higher densities and mixed-use development within walking distance of commercial
and transit, thereby reducing vehicular trips and reducing greenhouse gas emissions.
Promote financial resources available through the California Energy Commission for use of solar
panels.
Provide resource materials and training opportunities regarding green building and energy
conservation.
Ensure compliance with CalGreen building code requirements.
The State of California and the Federal government also have programs designed to increase energy
efficiency and reduce energy costs for lower income families. Some of these programs include:
Weatherization Assistance Program funded by the Department of Energy, is a program for
delivering energy conservation services to low-income Californians (households with less than
60% of the median income). The Weatherization Assistance Program reduces the heating and
cooling costs for low-income families by improving the energy efficiency of their homes and
ensuring their health and safety. Among low-income households, the program focuses on those
with elderly residents, individuals with disabilities, and families with children. This program is
provided through the Sacred Heart Community Service organization based out of San Jose.
Final Housing Element – City of Campbell H-31
The Low-Income Home Energy Assistance Program (LIHEAP) Block Grant – Funded by the Federal
Department of Health and Human Services and provides two basic types of services. Eligible low-
income persons (via local governmental and nonprofit organizations) can receive financial
assistance to offset the costs of heating/cooling their dwellings, and/or have their dwellings
weatherized to make them more energy efficient. This is accomplished through these three
program components:
The Weatherization Program provides free weatherization services to improve the energy
efficiency of homes, including attic insulation, weather-stripping, minor home repairs,
and related energy conservation measures.
The Home Energy Assistance Program (HEAP) provides financial assistance to eligible
households to offset the costs of heating and/or cooling dwellings.
The Energy Crisis Intervention Program (ECIP) provides payments for weather-related or
energy-related emergencies.
Energy Conservation Programs Offered through Local Utilities
Pacific Gas & Electric (PG&E) provides both natural gas and electricity to residential consumers throughout
Santa Clara County. The company provides a variety of energy conservation services for residents and also
participates in several other energy assistance programs for lower-income households, which can help
qualified homeowners and renters conserve energy and control electricity costs. In addition to supporting
green building efforts, Campbell also supports energy conservation by advertising utility rebate programs
and energy audits available through Pacific Gas and Electric, particularly connected to housing
rehabilitation programs. Some of these programs include the following:
The California Alternate Rates for Energy (CARE) Program – Provides a 20 percent monthly
discount on gas and electric rates to income qualified households, certain non-profits, facilities
housing agricultural employees, homeless shelters, hospices and other qualified non-profit group
living facilities.
The Relief for Energy Assistance through Community Help (REACH) Program – Provides one-time
emergency energy assistance to low income customers who have no other way to pay their energy
bill. REACH aims to assist those who are in jeopardy of losing their electricity services, particularly
the elderly, disabled, sick, working poor, and the unemployed, who experience severe hardships
and are unable to pay for their necessary energy needs. Customers who have experienced an
uncontrollable or unforeseen hardship may receive an energy credit up to $200.
The Balanced Payment Plan (BPP) – Designed to eliminate big swings in a customer’s monthly
payments by averaging energy costs over the year. On enrollment, PG&E averages the amount of
energy used by the household in the past year to derive the monthly BPP amount. PG&E checks
the household’s account every four months to make sure that its estimated average is on target.
If the household’s energy use increases or decreases dramatically, PG&E will change the amount
of monthly payment so that the household does not overpay or underpay too much over the
course of a year.
Final Housing Element – City of Campbell H-32
The Family Electric Rate Assistance (FERA) Program – PG&E’s rate reduction program for large
households of three or more people with low- to middle-income. It enables large low-income
large households to receive a Tier 3 (131 percent to 200 percent of baseline) electric rate
reduction on their PG&E bill every month.
Medical Baseline Allowance Program – PG&E offers additional quantities of energy at the lowest
(baseline) price for residential customers that have special medical or heating/cooling needs
because of certain medical needs.
Energy Works Program/Energy Partners Program - The Energy Works Program provides qualified
low-income tenants free weatherization measures and energy-efficient appliances to reduce gas
and electricity usage. In order to qualify for the program, a household’s total annual gross income
cannot exceed the income as set in the income guidelines (see
http://www.hacsc.org/energy_works_program.htm). Households must receive gas and/or
electricity from PG&E and must not have participated in the Energy Partners Program in the past
10 years.
PG&E's SmartAC™ Program - This program offers a simple and convenient way to help prevent
power interruptions. When customers sign up, PG&E installs a free SmartAC device that can
slightly reduce the energy an air conditioner uses automatically in case of a state or local energy
supply emergency. PG&E customers get $25 for signing up for the SmartAC™ program.
SECTION 4 HOUSING PLAN
Final Housing Element – City of Campbell H-33
Introduction
The foundations of implementing any
Element of the General Plan are the goals
and policies that bring a General Plan to
life. The Housing Plan describes what
Campbell will do to meet the City’s
requirements for encouraging the
provision of housing.
Campbell’s Housing Plan for addressing
housing needs is organized according to
the six housing issues and their associated
goals.
Housing Issue Housing Element Goal
Housing and Neighborhood Preservation H-1. Maintain and enhance the quality of existing
housing and residential neighborhoods in
Campbell.
Housing Affordability H-2. Improve housing affordability for both renters
and homeowners in Campbell.
Housing Production H-3. Encourage the production of housing affordable
to a variety of household income levels.
Provision of Adequate Residential Sites H-4. Provide adequate housing sites through
appropriate land use and zoning designations to
accommodate the City’s share of regional
housing needs.
Reduction of Governmental Constraints H-5. Reduce the impact of potential governmental
constraints on the maintenance, improvement
and development of housing.
Promotion of Equal Housing Opportunity H-6. Promote equal opportunity for all residents to
reside in the housing of their choice.
Final Housing Element – City of Campbell H-34
Goals, Policies, and Programs
The goals and policies presented here are implemented through a series of housing strategies and
programs. These housing strategies and programs outline the specific actions the City of Campbell will
undertake to achieve the stated goals and policies. This Housing Plan is designed to be implemented with
the City’s current staffing and funding levels. If additional resources are available in the future Campbell
will modify its housing program accordingly.
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.
Program H-1.1a: Housing Rehabilitation Loan Program: Work with Santa Clara County
to ensure that Campbell residents have access to countywide housing
programs.
Implementation Objective: The City will continue to inform residents
about Countywide housing programs available, including the
County’s Housing Rehabilitation Loan Program.
Program H-1.1b: Code Enforcement: The City administers a Code Enforcement
Program 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 make repairs or seek assistance
through the rehabilitation assistance programs offered by the County
or non-profit partners, if applicable. The City will also continue code
enforcement activities aimed at identifying housing units in need of
rehabilitation and repair, providing referrals to City rehabilitation
staff.
Implementation Objective: The City will continue to administer the
Code Enforcement Program. The Code Enforcement Officer will
identify housing units (including ownership and rental units in single-
and multi-family buildings) that could qualify for rehabilitation
assistance.
Policy H-1.2: Green Buildings: Encourage the use of sustainable and green building design in new and
existing housing.
Program H-1.2a: Green Buildings: The City is concerned about the continued
availability of all resources for the development of affordable
housing. The City of Campbell adopted the Green policies
recommended by the Santa Clara County Cities Green Building
Final Housing Element – City of Campbell H-35
Collaborative (GBC) intended to promote climate protection
strategies and regional reductions in greenhouse gas emissions
including:
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.
Campbell promotes its Green Building Program on the homepage of
the City’s website, and provides an on-line version of its required
Green Building Checklist. Furthermore, staff works closely with
applicants early in the process to explain the City’s Green Building
goals and the long-term financial and environmental benefits of
integrating sustainable features in project design. The City will
strengthen its green building codes in accordance with the State’s
CalGreen building code.
Implementation Objective: Implement the State’s CalGreen building
codes to promote climate protection strategies. Promote green
building and energy conservation on City website and through
brochures.
Policy H-1.3: Energy Efficiency: Energy costs can reduce the affordability of housing for lower income
households. The City will continue to promote programs and opportunities for improved
energy efficiency and weatherization. To address energy conservation in existing
buildings, Campbell’s website promotes Pacific Gas and Electric utility assistance
programs. These programs primarily serve extremely low and very low income
households.
Program H-1.3a: Promote Energy Efficiency: Promote programs and activities that
reduce residential energy usage in existing buildings. Campbell’s
website will promotes Pacific Gas and Electric utility assistance
programs, programs offered through non-profit agencies and other
related programs.
Implementation Objective: The City website will promote PG&E
utility assistance programs, programs offered through non-profit
agencies and other related programs. Information will also be
provided at the Community Development Department public
counter, library, and Community Center will also be provided.
Final Housing Element – City of Campbell H-36
Goal H-2: Improve housing affordability for both renters and homeowners in Campbell.
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 H-2.1a: Preservation of Assisted Housing: As of 2014, the City has a total of
747 rent-restricted units in twelve developments in its jurisdiction.
While none of these units is considered at high risk of conversion to
market rate rents, two projects totaling 190 units are technically
considered at-risk due to the need for continued renewals by the
federal government of project-based Section 8 contracts. The City
will take the following actions to facilitate long-term preservation of
these units:
Monitor the at-risk units by continuing to maintain close contact
with property owners regarding their long-term plans for their
properties.
Participate in the preservation of at-risk units by providing
financial and/or technical assistance (as may be available) to
existing property owners and/or other organizations interested
in purchasing and maintaining the properties should the owners
be interested in selling.
Conduct tenant education by:
o Notifying tenants at least one year prior to potential
conversion to market-rate housing.
o Providing information regarding tenant rights and conversion
procedures should an owner decide to convert his property
to non-low-income use.
o Offering tenants information regarding Section 8 rental
subsidies and other available assistance through City and
County agencies as well as non-profit organizations.
Implementation Objective: The City will maintain contact with the
owners of the at-risk properties, and provide financial (if available) or
other assistance as necessary to maintain the affordability of these
at risk units.
Program H-2.1b: Preservation of Mobile Home Park Units: Continue to enforce the
City’s Rental Increase Dispute Resolution program for mobile home
park units to maintain the availability and affordability of mobile
home units in Campbell. The City recently entered into an agreement
with the Timber Cove Mobile Home Park to maintain unit
affordability.
Implementation Objective: Continue to implement the provisions of
the ordinance to maintain the affordability of these units.
Final Housing Element – City of Campbell H-37
Program H-2.1c: Monitor Lower Income Household Displacement: As regional
housing costs increase, lower income households may be forced to
relocate (i.e. to be displaced) to find affordable housing. This can be
caused either by landlords and investors seeking tenants that are
able to pay higher rents or through the replacement of more
affordable housing units with newer or more expensive market rate
housing. The City will monitor issues associated with rising rental
costs to try to maintain the availability and housing affordable to
lower income households.
Implementation Objective: The City will monitor housing
affordability in the community on an ongoing basis, will consider the
impacts of new housing development on the existing supply of
affordable housing throughout the development review process, and
will consider possible strategies to address local displacement issues
as they are identified.
Policy H-2.2: Rental Assistance: Support the provision of rental assistance to lower-income
households.
Program H-2.2a: Section 8 Rental Assistance: The Section 8 Rental Assistance Program
extends rental subsidies to very low-income households, including
families, seniors, and the disabled. The Section 8 Program offers a
voucher that pays the difference between the current fair market
rent (FMR) and what a tenant can afford to pay (i.e., 30% of
household income). The voucher allows a tenant to choose housing
that cost above the payment standard, provided the tenant pays the
extra cost. Approximately 300 Campbell residents currently receive
Section 8 assistance. Given the significant gap between market rents
and what very low income households can afford to pay for housing,
Section 8 plays a critical role in allowing such households to remain
in the community, and is a key program in addressing the needs of
extremely low and very low income households.
Implementation Objective: Through the County Housing Authority,
the City will continue to provide Section 8 rental assistance to
extremely low to very low-income residents. The City will encourage
landlords to register units with the Housing Authority.
Policy H-2.3: Homeownership Opportunities: Support the provision of homeownership assistance to
lower- and moderate-income households.
Program H-2.3a: Mortgage Credit Certificate: The Mortgage Credit Certificate (MCC)
program is a federal program that allows qualified first-time home-
buyers to take an annual credit against federal income taxes of up to
15 percent of the annual interest paid on the applicant’s mortgage.
This enables homebuyers to have more income available to qualify
for a mortgage loan and make the monthly mortgage payments. The
Final Housing Element – City of Campbell H-38
value of the MCC must be taken into consideration by the mortgage
lender in underwriting the loan and may be used to adjust the
borrower’s federal income tax withholding. The MCC program has
covenant restrictions to ensure the affordability of the participating
homes for a period of 15 years. Eligible first time homebuyers may
apply through their mortgage lenders to participate in this program.
Implementation Objective: The City will continue to provide
information and promote the County MCC program. The City will also
continue to make available brochures of housing programs available
and provide information about the program on the City’s web site.
Program H-2.3b: Foreclosure Prevention: While home foreclosures are not as
prevalent in Campbell as in many other areas of the County, many
residents are at-risk of defaulting on their mortgages and potentially
losing their homes. Several area agencies provide foreclosure
intervention counseling services, including Neighborhood Housing
Services Silicon Valley, Project Sentinel, and/or Acorn Housing. The
City will play an active role in promoting the services of these and
other agencies to provide residents with the education and resources
to help reduce foreclosures.
Implementation Objective: Promote available foreclosure counseling
services through the City website and quarterly newsletters.
Policy H-2.4: 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 becoming homeless.
Program H-2.4a: Shared Housing Program: The City will continue to encourage and
support the provision of shared housing opportunities in Campbell.
Under a shared housing program, a home provider, a person who has
a home to share, is matched with a home seeker, a person in search
of a home to share.
Implementation Objective: Continue to provide (if available)
assistance for shared housing services to single-parent households,
and extremely low, very low and low income populations (if
available).
Program H-2.4b: Homeless Assistance/Shelter Provisions: The City will continue to
support area non-profit agencies that serve the homeless and those
at risk of becoming homeless. These agencies offer emergency
shelters, transitional housing facilities, housing assistance, food,
clothing, and job referrals to persons in need.
Final Housing Element – City of Campbell H-39
Implementation Objective: The City will continue to provide support
to area homeless shelter and service providers to serve extremely
low and very low income populations (as resources are available).
Program H-2.4c: Physically Accessible Housing: Development of new housing can
provide an opportunity to increase the limited supply of
handicapped-accessible housing in Campbell. As part of new
residential development projects, the City will work with developers
to integrate physically accessible units in new developments.
Implementation Objective: The City will work with developers to
increase the number of fully accessible housing units compliant with
American with Disabilities Act (ADA) standards.
Program H-2.4d: Persons with Disabilities. Coordinate with other agencies and
organizations, such as San Andreas Regional Center (SARC), Housing
Choices Coalition, and Bay Area Housing Coalition, in meeting the
needs of persons with disabilities.
Implementation Objective: (1) Work with San Andreas Regional
Center to increase the availability of information on programs to
assistance persons with disabilities. (2) Continue to provide support
to area homeless shelters and service providers to serve extremely
low and very low income populations (as resources are available). (3)
Explore opportunities to assist in the provision of supportive housing
opportunities for persons with disabilities.
Goal H-3: Encourage the provision of housing affordable to a variety of household income
levels.
Policy H-3.1: Inclusionary Housing: Support the development of additional affordable housing by non-
profit and for-profit developers through financial assistance and/or regulatory incentives.
Ensure that new residential development in Campbell integrates units affordable to
lower- and moderate-income households, or contributes funds to support affordable
housing activities (when funding is available). Create additional levels of affordability
within the Inclusionary Housing Ordinance in a way that does not create a governmental
constraint to housing production.
Program H-3.1a: Inclusionary Housing Ordinance Implementation: Continue to
implement the City-wide Inclusionary Housing Ordinance to require
15 percent affordable units within for-sale new residential projects
of ten or more units. For-sale housing is currently required to provide
15 percent moderate units. Although the City’s Inclusionary Housing
Ordinance requires rental housing to provide 15 percent very low and
low income units, with at least six percent very low income and nine
percent of low/moderate income, the City’s ability to enforce this
Final Housing Element – City of Campbell H-40
requirement has been overruled by 2009 Palmer vs. City of Los
Angeles court case.
Implementation Objective: Continue to implement inclusionary
housing requirements for all new projects as required by City
Ordinance.
Program H-3.1b: Citywide Inclusionary Housing Ordinance Amendments: The City will
also consider revisions to the Inclusionary Housing Ordinance to
allow for case-by-case determination on the appropriate percentage
of low and moderate income units within the 15 percent total
requirement for for-sale unit projects. The goal is to consider
providing for greater affordability levels in addition to the Moderate
income units currently required.
Implementation Objective: Evaluate the appropriateness of
amending the Inclusionary Housing Ordinance to provide more
flexibility for targeting lower affordability levels and to ensure that
the Inclusionary Housing Ordinance and the City’s Density Bonus
provisions are integrated in a manner consistent with State Law and
recent court decisions. If updating the Ordinance is appropriate,
complete the update within two years of the adoption of the Housing
Element.
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.
Program H-4.1a: Housing Opportunity Site Inventory: 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 five areas that have adequate capacity to address
Campbell’s 2015-2023 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 Site Areas
(during the Housing Element update process) 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 light rail.
Final Housing Element – City of Campbell H-41
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.
Summarize the Planned Development (P-D) development
standards, derived from applicable Area Plans and zoning
districts, in the 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, 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 if available.
Implementation Objective: Maintain an active listing of residential
and mixed-use Opportunity Sites, and update annually. Where
appropriate, provide regulatory concessions and financial assistance
to encourage new housing development (when funding is available).
Policy H-4.2: Mixed-Use Development: Promote mixed-use development where housing is located
near jobs, services, shopping, schools, and public transportation.
Program H-4.2a: Mixed-Use Development: The inclusion of residential uses in new
mixed-use developments will be encouraged through the use of
incentives such as reduced parking requirements, including shared
parking between commercial and residential uses. Adding residential
development along some of the City’s commercial corridors will
create activity along the street, provide a variety of housing types
near work, shopping and transportation, and enhance public safety.
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. While maximum Floor Area Ratios (FARs) are contained in
specific land use policies within each Master, Area or Specific Plan,
residential units are not counted against the allowable FAR. Similarly,
the commercial portion of the project does not count against the
density of the residential portion. A reduction in the required open
space for the residential component may be granted where site
characteristics preclude fulfillment of the entire open space
requirement. In this way, sites that are currently being occupied by
Final Housing Element – City of Campbell H-42
commercial uses may be redeveloped with residential and
commercial uses, improving the financial feasibility of projects.
Implementation Objective: The City will continue to allow and
promote residential uses in conjunction with commercial and/or
office uses in mixed use developments. The City may provide
financial, technical, and/or other assistance to facilitate mixed-use
development along commercial corridors and around transit stations
(when funding is available).
Policy H-4.3: Planned For Densities: 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
Master Plan, East Campbell Avenue Master Plan, and all opportunity site areas, to achieve
at least 75 percent of the maximum General Plan Land Use category densities.
Program H-4.3a: Achieve Target Densities. The City will work closely with property
owners and developers to inform them of this policy and its purpose
to encourage infill development, create pedestrian oriented areas,
reduce vehicle miles travelled and improve air quality. Unique site
circumstances relating to interface with adjoining residential
properties will require a degree of flexibility as to the application of
this policy to limit potential environmental impacts resulting from
projects.
Implementation Objective: Inform developers of policy to strive to
achieve at least 75% of General Plan density within specified areas.
Review development proposals for residential and mixed-use
projects to strive to achieve “planned-for” densities within the
specified areas of this policy.
Goal H-5: Minimize the impact of potential governmental constraints on the maintenance,
improvement and development of housing.
Policy H-5.1: Institutional Capacity: Investigate options and opportunities for Campbell to restore the
housing program staff resources to oversee the implementation of non-development-
related the programs and activities. Some of the possible options to restore staff
resources could include hiring additional City staff and/or partnering with other
jurisdictions or non-profit organizations.
Program H-5.1a: Housing Program Staffing: Evaluate the feasibility of re-establishing
a local housing program. The evaluation may include an evaluation
of funding sources and partnership opportunities.
Implementation Objective: Initiate this evaluation within 24 months
of the adoption of the Housing Element. Complete the evaluation
process with 12 months of initiation.
Final Housing Element – City of Campbell H-43
Program H-5.1b: Affordable Housing Partnerships: Look for opportunities to partner
with Santa Clara County, other cities, non-profit organizations, and
for profit housing providers to preserve, rehabilitate, and construct
affordable housing units in and around Campbell. For example, the
City Council recently committed $250,000 as matching funds to a
future affordable project with the Santa Clara County.
Implementation Objective: At least every two years, the City will
continue to explore and evaluate opportunities to partner with non-
profit organizations to rehabilitate, preserve or create affordable
housing The City will also monitor and evaluate opportunities to
apply for affordable housing grants in conjunction with its non-profit
partners.
Policy H-5.2: 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 H-5.2a: Density Bonus: 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 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 mobilehome 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.
As per State Law, the amount of density bonus varies according to
the amount by which the percentage of affordable housing units
exceeds the established minimum percentage, but generally ranges
from 20 to 35 percent above the specified General Plan density.
In addition to the density bonus, eligible projects may receive one to
three additional development incentives, depending on the
proportion of affordable units and level of income targeted. The
following development incentives may also be requested:
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
Final Housing Element – City of Campbell H-44
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.
In addition, the City has approved the following set of concessions:
Expedited processing pursuant to a mutually agreed upon
schedule; and,
Deferral of the collection of impact fees on market rate units
until issuance of a certificate of occupancy.
Implementation Objective: The City will continue to offer density
bonus and/or regulatory incentives/concessions to facilitate the
development of affordable and/or senior housing. The City will
advertise its density bonus provisions on its website, explain how
density bonuses work in tandem with inclusionary requirements, and
promote in discussions with prospective development applicants.
Program H-5.2b: Parking Standard Modifications: In addition to parking reductions
available to affordable and senior housing projects under the City’s
density bonus ordinance, Campbell’s Planning Commission has the
authority to determine that certain circumstances warrant an
adjustment to a project’s parking requirements. Such circumstances
include, but are not limited to, the proximity of a project to light rail
stations, transit corridors, or major employment centers. The
Commission may also allow for shared parking for mixed-use
projects.
Implementation Objective: The City will continue to offer modified
parking standards, on a case-by-case basis, as a way to facilitate
development of projects with reduced parking demands.
Policy H-5.3: Secondary Dwelling Units: Provide for the infill of modestly priced rental housing by
encouraging secondary units in residential neighborhoods.
Program H-5.3a: Secondary Dwelling Units: A secondary dwelling unit is a separate
dwelling unit that provides complete, independent living facilities for
one or more persons. It includes permanent provisions for living,
Final Housing Element – City of Campbell H-45
sleeping, cooking, eating, and sanitation on the same parcel as the
primary unit is situated. Given the limited developable land
remaining in Campbell, integrating secondary dwelling units in
existing residential neighborhoods presents an opportunity for the
City to accommodate needed rental housing. The development of
secondary dwelling units is effective in dispersing affordable housing
throughout the City and can provide housing to lower-income
persons, including seniors and college students. Approximately 1,000
single-family parcels in Campbell are of sufficient size to add a
secondary dwelling unit.
Implementation Objective: The City will facilitate the construction of
new secondary dwelling units by making information available to the
public.
Policy H-5.4: Ordinance Updates: Update the Municipal Code as needed to comply with changes to
State Law and local conditions relating the housing production and affordability.
Program H-5.4a: Periodic Ordinance Amendments: Update the Municipal Code as
needed to comply with changes to State Law and local
conditions/needs.
Implementation Objective: Initiate and complete the amendment
process to comply with the new requirements within 12 months of
being notified of the requirement.
Promotion of Equal Housing Opportunity
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.
Program H-6.1a: Fair Housing Program: The City will continue to support programs
that provide fair housing information and referral to Campbell
residents. Project Sentinel, a non-profit organization, offers fair
housing investigative and enforcement services in northern
California, including Santa Clara County. The organization also
conducts educational seminars for owners and managers of rental
property, as well as free workshops for tenants to address rights and
responsibilities. Project Sentinel receives funding from local cities
and counties as well as the federal Department of Housing and Urban
Development (HUD). The City of Campbell will continue to allocate a
portion of its Business License Fees to support Project Sentinel and
promote the services of the organization.
Implementation Objective: The City will coordinate with Project
Sentinel to conduct training for Campbell rental property owners and
managers to provide information on standard lease agreements, and
Final Housing Element – City of Campbell H-46
tools to address problem tenants within the parameters of fair
housing law. The City will provide fair housing information through
its website and through the Profile, a quarterly newsletter that goes
out to all Campbell households. In addition, fair housing posters will
be posted at City Hall, the community center, and the library.
Policy H-6.2: Rights of Tenants and Landlords: Assist in educating tenants and landlords, and settling
disputes between the two parties.
Program H-6.2a: Rental Dispute Mediation Program: The purpose of the Rental
Increase Dispute Resolution Ordinance is to permit landlords a fair
and reasonable return on the value of their property while protecting
tenants from excessive and unreasonable rent increases. The
ordinance establishes a process for the resolution of tenant/landlord
disputes concerning rent, housing services or proposed evictions.
Under the ordinance, landlords must provide a 60-day written notice
of the amount of a rent increase to tenants if the rent increase is 10
percent or higher.
Under the Rent Mediation Program, Campbell renters and rental
property owners of four or more units participate in counseling,
conciliation, and mediation regarding their rights and responsibilities
under California tenant/landlord law. Participation in the program is
mandatory, but the outcome is advisory.
Implementation Objective: The City will continue to enforce the
Rental Increase Dispute Resolution Ordinance and offer a Rent
Mediation Program. The City will continue to make program
brochures available at the public counter and other public locations.
The City will also continue to mail out to new rental property owners
a packet of information regarding the City’s Rent Mediation Program
as well as contact information for tenant/landlord and fair housing
services.
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 H-6.3a: Reasonable Accommodation: The City will monitor its reasonable
accommodation procedure for its effectiveness and potential
impacts on housing for persons with disabilities. For example, the City
will evaluate factors used to determine a reasonable accommodation
request such as: the potential benefit of the requested modification,
and impact on surrounding uses listed in the City’s zoning code to
ensure they do not act as a constraint. The review will be conducted
as part of the City’s Housing Element Annual Report submitted to the
State and will evaluate criteria such as:
Final Housing Element – City of Campbell H-47
Number of requests approved
Revisions to initial applications
Number of requests declined
Reasons for declining request
The City will evaluate potential revisions to its reasonable
accommodation procedure as appropriate based on this annual
evaluation.
Implementation Objective: (1) The City will provide annual
monitoring to ensure the reasonable accommodation procedure
does not act as a constraint on housing for persons with disabilities.
The responsible agency for this program shall be the Community
Development Department which will also mitigate identified
constraints. This monitoring program shall submit its findings
annually as part of the Housing Element Annual Report submitted to
the State. (2) Within two years, the City will specifically evaluate
the procedure’s findings of approval and modify the Ordinance
as appropriate to ensure its compliance with the requirements
of State Law.
Extremely Low Income Households
Housing Element statutes also require an analysis of the needs of extremely low income (<30% AMI)
households, and programs to assist in the creation of housing for this population. The Campbell Housing
Element sets forth several programs that help to address the needs of Extremely Low Income households,
including: Housing Rehabilitation Loan Program (Program H-1.1a); Preservation of Assisted Housing
(Program H-2.1a); Section 8 Rental Assistance (Program H-2.2a); Shared Housing (Program H-2.5a);
Homeless Assistance/Shelter Provisions (Program H-2.5b); and Reasonable Accommodation provisions
(Program H-6.3a).
Implementation Program
A summary implementation program is provided below. Table H-9 specifies the actions, objectives,
funding sources, and agency responsible for implementation for each program.
Table H-9: Housing Implementation Programs Summary
Housing Program Program Goal Key Objective(s) Funding
Source
Responsible
Agency/
Department
Time-Frame
Goal 1 Housing and Neighborhood Conservation
H-1.1a
Housing
Rehabilitation
Loan Program
Facilitate home
rehabilitation
The City will continue to inform
residents about the County’s
Housing Rehabilitation Loan
Program.
General
Fund
Community
Development
2015 to 2023
Final Housing Element – City of Campbell H-48
Table H-9: Housing Implementation Programs Summary
Housing Program Program Goal Key Objective(s) Funding
Source
Responsible
Agency/
Department
Time-Frame
H-1.1b
Code
Enforcement
Ensure ongoing
maintenance of
housing stock
The City will continue to
administer the Code Enforcement
Program. The Code Enforcement
Officer will identify housing units
(including ownership and rental
units in single- and multi-family
buildings) that could qualify for
rehabilitation assistance.
General
Fund,
CDBG
Community
Development
2015 to 2023
H-1.2a
Green Buildings
Promote energy
conservation and
sustainable design
Implement the State’s CalGreen
building codes to promote
climate protection strategies.
Promote green building and
energy conservation on City
website and through brochures.
General
Fund
Community
Development
2015 to 2023
H-1.3a
Promote Energy
Efficiency
Reduce energy usage
in existing buildings
The City website will promote
PG&E utility assistance programs,
programs offered through non-
profit agencies and other related
programs. Information will also
be provided at City facilities.
General
Fund
Community
Development
2015 to 2023
Goal 2 Housing Affordability
H-2.1a
Preservation of
Assisted Housing
Preserve assisted
housing stock
Monitor at-risk units. The City will
maintain contact with the owners
of the at-risk properties, and
provide financial (if available) or
other assistance as necessary to
maintain the affordability of
these at risk units.
General
Fund
Community
Development
Contact the
owners of at-risk
properties on an
annual basis
H-2.1b
Preservation of
Mobile Home
Park Units
Preserve mobile
home park dwelling
units
Continue to implement the
provisions of the ordinance to
maintain the affordability of
these units.
General
Fund
Community
Development
2015-2023
H-2.1c
Lower Income
Household
Displacement:
Monitor Lower
Income Household
Displacement:
Monitor housing affordability in
the community on an ongoing
basis, and consider possible
strategies to address local
displacement issues.
General
Fund
Community
Development
2015-2023
H-2.2a
Section 8 Rental
Assistance
Assist extremely low
and very low-income
households with
rental payments
Through the County Housing
Authority, the City will continue
to provide Section 8 rental
assistance to extremely low to
very low-income residents. The
City will encourage landlords to
register units with the Housing
Authority.
HUD
Section 8
Community
Development;
County Housing
Authority
Prepare and
disseminate
property owner
information.
H-2.3a
Mortgage Credit
Certificate
Expand home-
ownership
opportunities
Continue to provide information
and promote the MCC program.
The City will also continue to
make available brochures of
housing programs available and
provide information about the
program on the City’s website.
General
Fund
Community
Development
2015 to 2023
Final Housing Element – City of Campbell H-49
Table H-9: Housing Implementation Programs Summary
Housing Program Program Goal Key Objective(s) Funding
Source
Responsible
Agency/
Department
Time-Frame
H-2.3b
Foreclosure
Prevention
Prevent home
foreclosures
Promote available foreclosure
counseling services through the
City website and quarterly
newsletters.
Business
License
Fees
Community
Development
2015 to 2023
H-2.4a
Shared Housing
Program
Support the provision
of shared housing
opportunities
Continue to provide assistance
for shared housing services to
single-parent households, and
extremely low, very low and low
income populations (if available).
General
Fund
Community
Development
Contact cities and
service agencies
in 2015
H-2.4b
Homeless
Assistance/
Shelter Provisions
Coordinate efforts
with Silicon Valley
jurisdictions and
service providers to
assist the homeless
Continue to provide support to
area homeless shelters and
service providers to serve
extremely low and very low
income populations (as resources
are available).
General
Fund
Community
Development;
EHC; InnVision
2015 to 2023
H-2.4c
Physically
Accessible
Housing
Work with
developers to
integrate physically
accessible units into
new development
The City will work with
developers to increase the
number of fully available
accessible housing units
compliant with American with
Disabilities Act (ADA) standards.
General
Fund
Community
Development
2015 to 2023
H-2.4d
Persons with
Disabilities
Coordinate with
other agencies and
organizations, such as
San Andreas Regional
Center, Housing
Choices Coalition,
and Bay Area Housing
Coalition, in meeting
the needs of persons
with disabilities
Work with SARC to make
information available on the
programs and assistance for
persons with disabilities to the
public through the City Website.
Explore opportunities to assist in
the provision of supportive
housing opportunities for persons
with disabilities
General
Fund
Community
Development
2015 to 2023
Goal 3 Housing Production
H-3.1a
Inclusionary
Housing
Ordinance
Implementation
Increase affordable
housing within
market-rate
developments
Continue to implement
inclusionary housing ordinance
requirements for all new projects
as required by City Ordinance.
General
Fund
Community
Development
2015-20237
H-3.1b
Citywide
Inclusionary
Housing
Ordinance
Amendments
Consider revisions to
the Inclusionary
Housing Ordinance to
allow for case-by-
case determination
on the appropriate
percentage of low
and moderate
income units
Evaluate the appropriateness of
amending the Ordinance to
provide more flexibility and to
ensure that the Inclusionary
Housing Ordinance and the City’s
Density Bonus provisions are
integrated in a manner consistent
with State Law and recent court
decisions.
General
Fund
Community
Development
Code revisions to
Planning
Commission and
City Council in
2016.
Goal 4 Provision of Adequate Housing Sites
H-4.1a
Housing
Opportunity Site
Inventory
Provide adequate
sites to meet City’s
share of regional
housing needs
Maintain active listing of
Opportunity Sites; contact
property owners; promote sites
on website and update annually.
General
Fund
Community
Development
Update sites
inventory as
needed.
Final Housing Element – City of Campbell H-50
Table H-9: Housing Implementation Programs Summary
Housing Program Program Goal Key Objective(s) Funding
Source
Responsible
Agency/
Department
Time-Frame
H-4.2a
Mixed-Use
Development
Encourage mixed -use
projects by including
residences in mixed-
use projects
Continue to allow and promote
residential uses in conjunction
with commercial and/or office
uses in mixed use developments.
General
Fund
Community
Development
2015 to 2023
H-4.3a
Achieve Target
Densities
Promote compact
development by
encouraging
properties to develop
to General Plan
densities
Inform developers of policy to
strive to achieve at least 75% of
General Plan density within
specified areas. Review
development proposals for
residential and mixed-use
projects to strive to achieve
“planned-for” densities.
General
Fund
Community
Development
2015 to 2023
Goal 5 Removal of Governmental Constraints
H-5.1a
Housing Program
Staffing
Evaluate the
feasibility of re-
establishing a local
housing program
Initiate this evaluation within 24
months. Complete evaluation
process within 12 months.
General
Fund
Community
Development
2015 to 2017
H-5.1b
Affordable
Housing
Partnerships
Look for
opportunities to
partner with other
organizations to
share limited funds to
further affordable
housing opportunities
Explore and evaluate
opportunities to partner with
non- profit organizations to
rehabilitate, preserve, or create
affordable housing. Monitor
opportunities to apply for
affordable housing grants.
General
Fund,
Housing
Trust Fund
Community
Development
At least every two
years
H-5.2a
Density Bonus
Provide density
bonuses and other
incentives to
facilitate affordable
housing development
Continue to offer density bonus
and/or regulatory incentives/
concessions to facilitate the
development of affordable
and/or senior housing. Advertise
density bonus provisions on the
City website.
General
Fund
Community
Development
2015 to 2023
H-5.2b
Parking Standard
Modifications
Provide parking
modifications to
facilitate mixed-use
and affordable
housing development
Continue to offer modified
parking standards, on a case-by-
case basis, as a way to facilitate
development of projects.
General
Fund
Community
Development
2015 to 2023
H-5.3a
Secondary
Dwelling Units
Facilitate
development of
secondary dwelling
units
The City will facilitate the
construction of new secondary
dwelling units by making
information available to the
public.
General
Fund
Community
Development
2015 to 2023
H-5.4a
Periodic
Ordinance
Amendments
Update the Municipal
Code as needed to
comply with changes
to State Law and local
conditions and needs
Initiate and complete the
amendment process to comply
with the new requirements
within 12 months of being
notified of the requirement.
General
Fund
Community
Development
2015 to 2023
Final Housing Element – City of Campbell H-51
Table H-9: Housing Implementation Programs Summary
Housing Program Program Goal Key Objective(s) Funding
Source
Responsible
Agency/
Department
Time-Frame
Goal 6 Promotion of Equal Housing Opportunity
H-6.1a
Fair Housing
Program
Further fair housing
practices in Campbell
Advertise through City website
and newsletter, and through
Recreational pamphlet.
Coordinate with Project Sentinel
to conduct property manager
training.
County,
Business
License
Fees
Community
Development;
Project Sentinel
2015 to 2023
H-6.2a
Rental Dispute
Mediation
Program
Assist in settling
disputes/issues
between tenants and
landlords
The City will continue to enforce
the Rental Increase Dispute
Resolution Ordinance and offer a
Rent Mediation Program. The City
will continue to make program
brochures available at the public
counter and other public
locations and mail to new rental
property owners a packet of
information regarding the City’s
Rent Mediation Program.
General
Fund
Community
Development;
Project Sentinel
2015 to 2023
H-6.3a
Reasonable
Accommodation
Facilitate the
provision of housing
for the disabled
population
Provide annual monitoring to
ensure that the reasonable
accommodation procedure does
not act as a constraint on housing
for persons with disabilities.
Evaluate the existing ordinance to
ensure its compliance with the
requirements of State Law.
General
Fund
Community
Development
Submit Housing
Element Annual
Report each year
to the State
Conduct the
evaluation in
2016. If needed,
start amendment
process by 2017.
Table H-10: Summary of Quantified Objectives 2015-2023
Income Level New Construction Rehabilitation Conservation
Goal1 Goal2 Goal3
Extremely Low 127
50 390 Very Low 126
Low 138
Moderate 151 - -
Above Moderate 391 - -
Totals 933 50 390
1. Reflects RHNA.
2. Programs relating to rehabilitation are operated by Santa Clara County.
3. Reflects Section 8 at-risk units.
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