Campbell - FINAL Housing Element
THE CITY OF CAMPBELL
HOUSING ELEMENT UPDATE
2009-2014
August 27, 2009
Prepared by
Karen Warner Associates
+
Metropolitan Planning Group
The City of Campbell
2009-2014
Housing Element
August 27, 2009
The City of Campbell
70 North First Street
Campbell
California 95008
(408) 866-2140
www.cityofcampbell.com
TOC-i
Table of Contents
Housing Element ................................................................................... H-1
Introduction ............................................................................................................... H-1
Community Context ............................................................................................. H-1
Role of Housing Element ...................................................................................... H-3
Public Participation .................................................................................................... H-4
Relationship to the General Plan ......................................................................... H-5
Housing Needs Summary ........................................................................................... H-6
Existing Housing Needs ........................................................................................ H-6
Future Housing Needs ........................................................................................ H-10
Housing Resources ................................................................................................... H-11
Availability of Sites for Housing ......................................................................... H-11
Financial Resources ............................................................................................ H-22
Administrative Resources .................................................................................. H-26
Opportunities for Energy Conservation ............................................................. H-27
Housing Plan ............................................................................................................ H-31
Goals, Policies, and Programs ............................................................................ H-31
Appendicies ................................................................................................
Appendix A ................................................................................................................... A1-1
Appendix A1: Housing Element Technical Report ............................................. A1-1
Appendix A2: Summary of Public Comments .................................................... A2-1
Appendix A3: Summary of Infill Development Projects .................................... A3-1
Appendix A4: Inventory of Opportunity Sites .................................................... A4-1
TOC-ii
LIST OF FIGURES
Figure H-1 Map of Opportunity Sites ............................................................................. H-13
Figure H-2 Area where Emergency Shelters are Permitted by Right ............................ H-21
LIST OF TABLES
Table H-1 Existing Housing Needs ................................................................................... H-6
Table H-2 Opportunity Sites Analysis ............................................................................. H-15
Table H-3 Comparison of Regional Housing Growth Need and Residential Sites ......... H-19
Table H-4 Financial Resources for Available Housing Activities .................................... H-24
Table H-5 Housing Implementation Programs Summary .............................................. H-50
Draft Campbell Housing Element H-1
INTRODUCTION
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, built-out community.
Campbell offers a mix of housing types, including single-family homes, townhomes, garden
apartments, condominium developments, and live-work space. Of the nearly 17,000 housing units in
the City, 56 percent are single-family homes, 43 percent are multi-family units, and one percent are
mobile homes. 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 2007-2008 was
$735,000 with market rents for two-bedroom apartments ranging from $1,300 to $2,050.
Since the last Housing Element adopted in 2001, the City of Campbell has been very active in
processing and approving numerous housing projects of all types. From January 1, 2007 to January
2009, the City has approved or issued permits for 519 new housing units. This level of housing
approval and production is equal to 58 percent of the City’s total Regional Housing Needs Allocation
(RHNA) of 892 units for the 2007-2014 time period. Due to the economic downturn that began in
late 2007, not all of the approved projects have proceeded to the construction phase.
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;
• Utilization of flexible parking requirements;
• Provision of Senior Shared Housing;
• Proactive response to foreclosure crisis through outreach; and
• Active Redevelopment Agency in support of housing goals.
H-2 Campbell General Plan
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 2005, Campbell had an
employment base of approximately 22,500 jobs, most of which are in the service and
manufacturing/wholesale (including high tech) sectors. The City has been able to achieve a relative
balance between jobs and housing, and will strive to maintain this balance. According to the
Association of Bay Area Governments (ABAG) Projections 2007 in 2005, 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 overpaying for housing.1 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 its support of non-profit housing providers and home
purchase assistance. 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 areas and around light rail stations.
Campbell’s housing stock is generally in good condition. However, there are older residential
properties that exhibit signs of deferred maintenance and require varying degrees of repairs. To
facilitate the improvement of housing and neighborhood quality, the City currently offers various
rehabilitation programs.
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
five 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.
1 Spending 30% or more of income on housing costs, including utility payments.
Draft Campbell Housing Element H-3
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, requiring an update at least every five years.
Campbell’s Housing Element is thus a five-year plan extending from 2009-2014, unlike other General
Plan elements that typically cover a 10 to 20-year planning horizon. This Housing Element identifies
strategies and programs that focus on:
1) Preserving and improving housing and neighborhoods;
2) Providing adequate housing sites;
3) Assisting in the provision of affordable housing;
4) Minimizing governmental and other constraints to housing investment; and
5) Promoting fair and equal housing opportunities.
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;
• A Housing Plan to address the City’s identified housing needs, including housing goals,
policies, and programs; and
• A Technical Background Report consisting of a detailed housing needs assessment, an
analysis of constraints to housing production and affordability, and an evaluation of the City’s
progress in implementing the housing programs established in the 2001 Housing Element.
Data Sources
Various sources of information are used to prepare the Housing Element. Data from the 2000
Census on population and housing is used to a large extent in the Element. Although dated, the
2000 Census remains the most comprehensive and widely accepted source of information. Several
data sources are used to update the 2000 Census information including:
• 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;
• Association of Bay Area Governments (ABAG) Projections 2007 and ABAG’s Regional
Housing Needs Determination (May 15, 2008) provides demographic projections and
information on future housing needs;
• Comparative data for income levels of various groups is provided by the Comprehensive
Housing Affordability Strategy, 2000; and
• Information on Campbell’s development standards are derived from the City’s Zoning
Ordinance.
H-4 Campbell General Plan
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
2008, the City conducted two public workshops as an
opportunity to gather community input for the
Housing Element. The first workshop in October 2008
focused on informing the residents about the housing
needs for the City, and recorded their input and
requirements. The second workshop held a month
later in November 2008, reviewed the existing policies
and goals as outlined in the current Housing Element.
The participants provided their feedback on the existing programs and outlined three more
programs that could be provided by the City.
The City promoted the workshops through advertisements in two local newspapers, on the local
government access television station, at the library and on the City’s website. The City also directly
mailed workshop information to local non-profit housing developers, churches, PTAs, Mobile home
parks and BMR developments. Workshop participants included homeowners, renters, developers,
local housing and social service providers, and City staff. A summary of public comments received at
the workshops are included in the Appendix A2. The workshops were also covered by a local
newspaper.
The following key issues were raised by members of the public at the two community workshops:
Concerns regarding the foreclosure crisis – what role can the city play to advocate for
people at risk of foreclosure?
Need to outreach to rental property owners – develop standardized “house rules”, educate
regarding how to address problem tenants.
Pursue creative ways to keep rental units affordable.
Senior citizens are particularly impacted by the housing crisis – need to pay special attention
to their housing needs.
Modify inclusionary program to provide low income ownership units, and very low income
rental units.
Provide for reduced parking and flexibility in other development standards for projects near
transit.
Pursue programs to address the following areas: 1) health friendly environment; 2)
standards for green building; and 3) incentives for affordable housing.
Each of the issues from the community workshop is addressed within the Housing Element’s policies
and programs. For example, a new Program 2.3c has been added to provide foreclosure intervention
services. In terms of senior housing needs, Program 2.5a involves establishment of a regional shared
housing program for seniors. And Program H-6.1a includes conducting training for rental property
owners and managers to provide information on standard lease agreements, and tools to address
problem tenants.
Draft Campbell Housing Element H-5
Following the community workshops, City staff conducted a public study session with the City
Council to confirm direction on appropriate policy and programmatic responses to address the
community’s identified housing needs.
The City Council directed staff to integrate the following policy direction in the Housing Element
update:
Revisions to the Inclusionary Ordinance to provide deeper income targeting on for-sale
units;
Use of RDA set-aside funds to support the provision of very low and low income inclusionary
units on a case by case basis;
Policies to encourage development at planned-for densities near transit and specified
mixed-use corridors (i.e.. minimum densities);
Identification of areas within the M-1 zone appropriate for emergency shelters, and;
Identification of the R-3 zone as suitable for single room occupancies
Upon completion of the draft Housing Element, the document is reviewed by 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 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 maintain
involvement throughout the process, notification is 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.
Relationship to the General Plan
The 2009-2014 Housing Element is one of the six 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 Draft Land Use 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.
H-6 Campbell General Plan
Habitat for Humanity Homes at Victor Avenue
HOUSING NEEDS SUMMARY
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
A1). This Report 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 needs are summarized in Table
H-1.
Table H-1: Existing Housing Needs
Housing Availability Housing Affordability
Vacancy Rate1 2.23% Overpaying Households 5,235 (33%)
Renter 3,290 (40%)
Owner 1,945 (29%)
Housing Adequacy Special Needs Households/Persons
Substandard Housing Units2 800 (9%) Households with Seniors 2,510 (16%)
Suitable for Rehabilitation 550 (6%) Disabled Persons 5,450 (15%)
Need Replacement 250 (3%) Female-Headed Families 1,602 (10%)
Overcrowded Households1 1,206 (8%) Large Households 1,092 (7%)
Renter 956 (12%) Homeless Persons3 96 (<1%)
Owner 250 (3%)
Sources: 2000 Census unless otherwise noted
1 State Department of Finance 2008 – Population and Housing Estimates
2 Based on proportions from 2001 Housing Element
3 2007 Santa Clara County Homeless Census
Note: Overpayment is defined as paying greater than 30% of gross income towards housing costs.
Overcrowding is defined as greater than 1.01 persons per room, excluding kitchens, bathrooms, and hallways.
Draft Campbell Housing Element H-7
Housing Availability
Campbell’s 2008 housing stock consists of 16,932 housing units, of which 56 percent are single-
family homes attached, detached and condominiums, 43 percent are multi-family apartment units
and duplexes and triplexes, and 1 percent are mobile homes. Residential growth during the 2000s
was rather limited, with less than 4 percent of the housing stock built between 2000 and 2008.
Vacancies indicate the demand and availability of housing. As is the case in most Silicon Valley
communities, residential vacancy rates are extremely low in Campbell. According to 2008 State
Department of Finance statistics, the City’s overall vacancy rate was just 2.2 percent, well below the
5 percent ideal vacancy for rentals and 3 percent ideal for ownership units. However, with the
recent economic downturn and associated job losses in the Silicon Valley, residential vacancies have
opened up somewhat and the associated demand for housing has declined slightly.
During the one year period from October 2007 to September 2008, a total of 360 homes were sold
in Campbell. Two-thirds of these were single-family homes, and one-third were condominium units.
The median single-family home price was $735,000, whereas the median priced condominium was
$505,000.
The rental market is comprised primarily of apartment units. Most of the apartment rental stock
consists of one- and two-bedroom units, with median rents of $1,355 and $1,705 respectively. Few
three bedroom rental units 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,
40 percent of renters and 29 percent of homeowners in Campbell overpaid for housing in 2000,
slightly higher than 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 level affordable to very low and low 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 moderate income households, impacting the ability of occupations such as
school teachers, clergy, and computer support specialists to purchase housing where they work.
However, with the recent decline in housing prices, the affordability gap for moderate income
households to purchase a condominium is narrowing, providing opportunities for the City to move
more households into homeownership through its First Time Homebuyer Program.
Home foreclosures are having a major impact on housing sales, with foreclosures comprising 40
percent of all housing re-sales in Santa Clara County. Based on January 2009 data, Campbell’s
residential properties comprise approximately two percent of all properties in the County that are in
foreclosure.
H-8 Campbell General Plan
Housing Adequacy
A common measure of housing adequacy and quality is the age distribution of the housing stock. As
of 2008, over half of housing units in Campbell were over 35 years old, with 28 percent over 50
years old. A general rule in the housing industry is that structures over 30 years typically begin to
show signs of deterioration and 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. 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 is
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-
1970 housing stock, an estimated 800 units in Campbell may be substandard. Of these units, 550 are
estimated to be suitable for rehabilitation and 250 may require replacement.
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 2000 Census, a
total of 1,200 Campbell households were overcrowded (8%), of which 80 percent were renters.
While renter overcrowding has increased from 8 to 12 percent in Campbell over the past decade,
overcrowding still remains approximately half of that experienced Countywide.
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 2000 Census, 16
percent (2,510) 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 two-
thirds of Campbell’s elderly renter households overpay for housing, reflecting their limited
income and the high costs of housing in Campbell. Currently (2008), over 300 of the City’s senior
households are on the waiting list for Section 8 rental assistance.
• Disabled Persons: 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 2000
Census documented 5,450 persons with a disability in Campbell, representing 15 percent of the
Draft Campbell Housing Element H-9
population 16 years old and above. As of 2008, over 400 Campbell residents with disabilities are
on the waiting list for assistance through the Section 8 program.
• 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. Campbell is home to 1,602
female-headed households, of which 836 are with children under 18 years of age (2000 Census).
These households are particularly vulnerable because they must balance the needs of their
children with work responsibilities. Approximately 16 percent of female-headed families with
children under 18 lived in poverty.
• 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 1,100 large
households, of which half are renter households (2000 Census). Nearly three-quarters of
Campbell’s large renter households suffer from housing problems related to overcrowding
and/or overpayment.
• 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 2007
Santa Clara Homeless Count and Survey identified 96 homeless persons in Campbell, and
according to the Campbell Police Department, there are an average of 20-30 homeless persons
in the City on any given day. In 2007-08, 128 homeless persons from Campbell stayed in shelters
offered by EHC and InnVision, two major homeless service providers in the San Jose area.
H-10 Campbell General Plan
Future Housing Needs
Future housing needs refer to the share of the region’s housing need that has been allocated to a
community. In brief, the Association of Bay Area Governments (ABAG) calculates future housing
need based upon household growth forecasts, plus a certain amount of units needed to account for
a normal and appropriate level of vacancies and the replacement of units that are normally lost to
conversion or demolition. In allocating the region’s future housing needs to jurisdictions, ABAG is
required to take the following factors into consideration:
Water and sewer capacity
Land suitable for urban development or conversion to residential use
Protected open space – lands protected by state and federal government
County policies to protect prime agricultural land
Distribution of household growth
Market demand for housing
City-centered growth policies
Loss of units in assisted housing developments
High housing cost burdens
Impact of universities and colleges on housing needs in a community
In 2008 ABAG developed its Regional Housing Needs Allocation (RHNA) based on forecasts
contained in Projections 2007: Forecasts for the San Francisco Bay Area to the Year 2035. ABAG’s
allocation formula of the region’s projected housing growth is based on the following factors and
weights:
Household growth (45%)
Existing employment (22.5%)
Employment growth (22.5%)
Household growth near existing transit (5%)
Employment growth near existing transit (5%)
ABAG’s goals in the weighting of these factors include: 1) directing housing units to areas where
local governments are planning growth; 2) planning for housing in tandem with jobs growth and
addressing existing jobs-housing imbalances; 3) directing housing to communities with transit
infrastructure; and 4) minimizing housing growth in outlying areas, thereby reducing pressures on
open space and agricultural lands.
According to ABAG, Campbell’s share of future regional housing needs is a total of 892 new units
over the 2009-2014 planning period. The affordability levels/income categories of Campbell’s future
housing unit growth is as follows:
• Very Low-income: 199 (22%)
• Low-income: 122 (14%)
• Moderate-income: 158 (18%)
• Above Moderate-income: 413 (46%)
Total Need: 892 (100%)
Note: An estimated half of Campbell’s 199 very low income units need is for extremely low income units (100
units).
Through this Housing Element, the City is required to demonstrate the availability of adequate sites
to accommodate these projected new units.
Draft Campbell Housing Element H-11
HOUSING RESOURCES
A variety of resources are available for the development,
rehabilitation, and preservation of housing in Campbell.
This includes the availability of land resources and the
City’s ability to meets its share of regional housing needs,
the financial resources available to support the provision of
affordable housing, and administrative resources available
to assist in implementing City housing programs.
Availability of Sites for Housing
ABAG has determined the projected housing need for its region for the 2009-2014 Housing Element
cycle, and has allocated this housing need to each jurisdiction by income category. This 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
zoning. An important component of the Housing Element is the identification of adequate sites for
future housing development, and evaluation of the adequacy of these sites in fulfilling the City’s
share of regional housing needs (RHNA). Campbell has a RHNA allocation of 892 units distributed
among the following income groups: 199 very low income; 122 low income; 158 moderate income;
and 413 above moderate income units.
The City plans to fulfill its share of regional housing needs using a combination of the following
methods:
Focused development opportunity sites
Development of secondary dwelling units
Residential projects with development entitlements
Residential permits issued during the RHNA “gap period” (January 2007 – December 2008).
In aggregate, the City’s residential sites capacity from the above sources provides for 1,311
additional units, including sites suitable for development of 630 lower income; 315 moderate
income; and 473 above moderate income units, reviewed in detail in the following narrative.
General Plan Site Capacity
The 2001 General Plan identifies Campbell’s ultimate build out of residential development by land
use categories. This potential is expressed in terms of the number of additional housing units that
can be developed on vacant and underutilized parcels. As indicated, a total of 1,600 additional units
may be developed in Campbell before the City reaches General Plan “build-out.” Much of this
housing growth will be accommodated on underdeveloped sites, because Campbell is urbanized and
has a limited amount of vacant land remaining. Specifically, in 2001, 144.2 acres of land were
determined to be underdeveloped, while only 6.4 acres were vacant. Underdeveloped parcels refer
to properties that are developed with less than half of the density permitted under the General
Plan.
H-12 Campbell General Plan
Geographically, most of the 1,600 new housing units will be developed in mixed-use areas along
major commercial corridors and light rail transit stations. These areas include parcels of land
designated for central commercial (365 new units), residential/commercial (269 units), and
residential/commercial/office (518 units) uses. In addition, significant residential growth will likely
occur in areas designated for medium and high-density residential uses, which can accommodate
106 and 245 new units, respectively. The specific year in which full development or “build-out” will
occur is not specified in the City’s General Plan. Build-out may be reached in a 15 to 25-year period.
Campbell’s Land Use Element establishes various policies and strategies in support of housing
development, including (but not limited to) the following:
Policy LUT-14.6: Mixed Residential and Non-residential Uses: Allow residential uses that are
mixed whether horizontally or vertically with non-residential uses.
Policy LUT-15.1: Parcel Consolidation: Encourage property owners to combine parcels into larger
building sites to accommodate quality mixed-use developments.
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.
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.
Strategy LUT-14.4c: Density Bonus: A density bonus of up to 35 percent may be permitted for
projects that provide below market rate housing or housing which meets a
special community-wide need such as housing for the disabled or housing for
the elderly.
To specifically facilitate mixed-use development in the Winchester Boulevard and East Campbell
Avenue areas, the City has developed mixed-use design guidelines and detailed area master plans,
which have been adopted by the City Council.
Residential Opportunity Sites
A detailed opportunity sites analysis has been completed to demonstrate with specific sites that an
adequate inventory of vacant and underutilized land with appropriate general plan and zoning
designations currently in place. Table H-2 provides an analysis of the various Opportunity Sites for
the City of Campbell. The opportunity sites are located within six areas found in the City. Some of
these areas correspond to actual plan areas, as indicated, while others are grouped geographically
(as depicted in Figure H-1).
Draft Campbell Housing Element H-13
Figure H-1: Map of Opportunity Sites, City of Campbell
The methodology used to determine the realistic density and development capacity of each of the
Opportunity Sites was a combination of factors specific to each site including zoning designation and
accompanying development standards, lot size, development trends and other land constraints
applicable to the specific site. 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.
Recent examples include Gateway mixed use (25 du/acre); Water Tower Lofts (27 du/acre); Onyx
(27 du/acre); Campbell Center (26 du/acre); Gilman Cottages (27 du/acre); Creekside Commons (27
du/acre); and Merrill Gardens (34 du/acre with density bonus). These and other infill project
examples are included in Appendix A3 of the Element. Where mixed use densities of 27 units/acre
are permitted under the General Plan, the densities assumed on the mixed use Opportunity Sites
have been conservatively estimated at between 20 to 23 units/acre. Given the City’s desire to
promote well-designed infill development, the Housing Element includes the following new policy:
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 Plan and East Campbell Avenue plan areas, to achieve at least 75 percent
of the maximum General Plan Land Use category densities.
H-14 Campbell General Plan
Since establishment of mixed use districts under the 2001 General Plan, development on mixed use
parcels has consisted entirely of residential uses, in some cases with supporting ground floor
commercial. None of the mixed use sites has been developed with an entirely commercial use. 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 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. Furthermore, the City 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.
Draft Campbell Housing Element H-15
Table H-2: Opportunity Sites Analysis
Site
No. APN Address Name/Status General Plan
Designation Zoning Gross
Acres
Net
Acres Units Density (du/ acre)
Income Category
(based on density) Description of Site Very
Low Low Mod. Above
Mod.
HAMILTON/STEX AREA
1
308-38-001/ 003/ 004 651, 655, 671 W. Hamilton Ave.
Riverside Plaza Site/Filed Application Comm./ Office/ Res. PD 5.5 4.6 108 20 108 Vacant Shopping Center under control of residential developer
2
307-40-
037/040/
041
780-890 W.
Hamilton Ave.
Petsmart Plaza
Site/ No
application
Comm./
Office/ Res. PD 6.57 5.16 132 20 132
Shopping Center originally
constructed in 1970. Under
performing
WEST CAMPBELL AVENUE AREA
3 403-02-039
125 S. San Tomas
Aquino Road
Kirkorian Auto
Center/ Pre-
Application Neigh. Comm. C-1 2.7 2.03 50 19 50
Various car repair businesses
and car wash. Owner has
submitted plans for res.
redevelopment.
4 305-24-
047/052
511, 555 W.
Campbell Ave.
Water Co.
Property/Entitled Low-Medium PD 4.25 3.17 40 9 20 10 10
Property in process of being
acquired by RDA. Approval
granted in 2005 for 40
affordable units.
5
305-30-
005/006/
007
Intersection of
Dot and
Campbell
Dot Ave.
Property/Vacant
Site - No
Application
Medium
Density PD 2.72 2.1 40 15 40
Vacant property. Owner
interested in partnering w. RDA
& Non-profit.
BASCOM/HAMILTON AREA
6
288-02-007/008/ 009/010/ 011/012 1627-1667 S. Bascom Ave.
North of Boyce property/No Application Comm./ Office/ Res. PD 2.63 2.19 54 21 54 Small underutilized properties would require lot consolidation.
EAST CAMPBELL AVENUE PLAN AREA
7
279-46-
011/012
621 E. Campbell
Ave.
Hicks Property/
Pre-Application
Filed Central Comm. PD 1.94 1.4 40 21 40
Under developed low rise office
complex built in 1957.
8
412-09-
029/030/
031
530-600 E.
Campbell Ave.
PDG Property/No
Application Filed Central Comm. PD 1.02 0.61 21 21 21
Blighted car repair and machine
shop near downtown. Ripe for
redevelopment.
H-16 Campbell General Plan
Table H-2: Opportunity Sites Analysis
Site
No. APN Address Name/Status General Plan
Designation Zoning Gross
Acres
Net
Acres Units Density (du/ acre)
Income Category
(based on density) Description of Site Very
Low Low Mod. Above
Mod.
WINCHESTER BLVD PLAN AREA
9 412-04-014
2260 Winchester
Blvd.
Car Wash/No
Application Filed Central Comm. PD 0.8 0.51 16 20 16
Under developed property on
prime corner of Winchester
near Light Rail. Ripe for
redevelopment.
10 305-39-050
2565 Winchester
Blvd.
Automotive
Repair Center/No
Application Filed
Comm./ Prof.
Office/Res. PD 2.5 1.8 50 20 50
Various car repair businesses.
Near Light Rail.
11 305-53-001 1799 Winchester Blvd. Home Church Property Central Comm. PD 6.99 6.2 70 20 70 Assumes half of site redevelops at 20 du/ac.
NOCA/SOCA AREAS
12
412-09-
040/041/
042/043
90, 100, 130, 136
Gilman Ave.
Campbell Park/
Pre-Application
Filed
Comm./
Medium Dens/
Prof. Office PD 1.2 1.06 27 23 27
Under Developed property in
close proximity to downtown,
Light Rail and freeways.
13
412-08-030/034/
035
230, 280, 282
Dillon Ave.
Biddle Roofing/
Pre-Application
High Density
Res. PD 1.97 1.93 53 27 53
Nearly vacant property with
developer plans for housing.
14 279-33-047 509 Salmar Ave.
Public Storage
Facility
Comm./ Prof.
Office/Res. PD 3.97 3.4 80 20 80
Under Developed property in
close proximity to downtown,
light rails and freeways.
15 279-33-007 479 Salmar Ave. Industrial Buildings Comm./ Prof. Office/Res. PD 1.27 0.97 26 20 26 Non conforming Industrial uses in the downtown.
16
279-33-
008/009
423-425 Salmar
& 240 Harrison
Industrial
Buildings
Comm./ Prof.
Office/Res. PD 1.81 1.41 40 22 40
Non conforming Industrial uses
in the downtown.
17 279-42-016 500 Salmar Ave. Old Metal Bldgs.
Comm./ Prof.
Office/Res. PD 1.17 1.06 25 21 25
Non conforming Industrial uses
in the downtown. Built in 1945.
18 279-32-006 536 Salmar Ave. Old Metal Bldgs.
Comm./ Prof.
Office/Res. PD 1 0.78 20 20 20
Non conforming Industrial uses
in the downtown. Built in 1971.
Total 20 619 208 0 847 TOTAL OPPORTUNITY SITES
Draft Campbell Housing Element H-17
The following summarizes the land use context within the six major areas with identified
opportunities for residential infill and mixed use development, as indicated in Table H-2 (refer to
Appendix A-4 for additional detail on the opportunity sites inventory).
Hamilton/San Tomas Expressway Area
This area is located where Hamilton Avenue and San Tomas Expressway intersect; a very
heavily travelled intersection located within the north-west corner of the city. The two sites
identified within this area received General Plan land use designations for
Commercial/Professional Office/Residential (up to 27 du/ac) by the 2001 General Plan. The
two sites are currently occupied by single story commercial shopping centers. The Riverside
Plaza site has been vacated of all tenants and is controlled by a residential developer who
has submitted plans that are currently under review to the City. These two sites are
estimated to yield 240 units in the 20 du/ac range because of the density planned for allows
up to 27 du/ac. Adequate infrastructure including roads, water, sewer and electricity is in
place for the planned-for development.
West Campbell Avenue Area
Three opportunity sites are found in proximity to West Campbell Avenue, one of the major
east/west corridors in the City. Two of the sites are vacant while one is occupied by a single
story multi-tenant car repair center. The 511/555 W. Campbell Avenue site is currently in
the process of being obtained by the Redevelopment Agency for an affordable housing
project. The property is being acquired from the Santa Clara Valley Water District for a 40
unit project which has been entitled. Adequate infrastructure including roads, water, sewer
and electricity is in place for the planned-for development.
Bascom/Hamilton Avenue Area
This area is in close proximity to the Hamilton Avenue Station of the Vasona Light Rail Line.
The area received a General Plan land use designation change in 2001 to
Commercial/Professional Office/Residential (up to 27 du/ac). This area has seen two active
development projects: The Onyx, a mixed-use 45 unit project, was approved in 2005 and
completed in 2008, and the Boyce Property at 1677 S. Bascom Avenue received approval in
2007 for a mixed-use 123 unit condominium project.
The six parcels that comprise the opportunity site within this area total 2.63 gross acres and
would allow for a mixed-use development opportunity abutting Los Gatos Creek to the rear
of the site. Adequate infrastructure including roads, water, sewer and electricity is in place
for the planned-for development.
East Campbell Avenue Plan Area
The East Campbell Avenue Plan Area extends from Downtown Campbell to the west to
Highway 17 to the east. This area has been identified as an important gateway to Downtown
Campbell as well as an extension of the Downtown. This area also serves to connect the
Downtown to the PruneYard Shopping Center, a major 40-acre retail and office destination
for the South Bay region.
These two opportunity sites within this area are across the street from each other and have
the potential for a major revitalization of this area. Proximity to Downtown, Light Rail,
Campbell Park and the Los Gatos Creek Trail make these ideal mixed-use infill development
H-18 Campbell General Plan
opportunities. Allowable densities provide for development up to 27 du/ac. To account for
unique site configurations and transitions to adjoining land uses, a conservative density of
21 du/ac has been utilized for purposes of estimating a realistic unit potential. Adequate
infrastructure including roads, water, sewer and electricity is in place for the planned-for
development.
Winchester Boulevard Master Plan Area
The City has provided the planning framework for redevelopment of underutilized
properties within the Winchester Boulevard Master Plan Area. The planning foundation was
laid with the mixed-use emphasis of the 2001 General Plan Update that incorporated large
portions of this area into the Downtown through General Plan and Zoning tools.
As a follow up measure, the Winchester Boulevard Master Plan was adopted in 2009 to
allow for greater clarity and predictability for both the public and private developers.
Several new projects have been approved within the Plan Area including the 127-unit
mixed-use senior Merrill Gardens project.
NOCA/SOCA Plan Areas
These two planning areas, North of Campbell Avenue (NOCA) and South of Campbell Avenue
(SOCA) exist to promote new development close to the Downtown and within Campbell’s
Redevelopment 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. Residential densities
are not counted towards the floor area ratio calculations in a mixed use development. The
City has seen the successful redevelopment of numerous properties within these areas
including Orchard Grove, Ainsley Square, and Gilman Cottages, as detailed in Appendix A4:
Summary of Infill Development Projects.
Given land costs in Campbell, housing for lower- and moderate-income households will most likely
be developed in high density residential and mixed-use areas where the maximum permitted
density is the highest in the City at 27 units per gross acre. The gross acre allowance has enabled
densities to be higher. For example, a one acre site with a gross acreage of 1.25 acres would be
allowed 33 units, for an effective net density of 33 du/ac. The Density Bonus ordinance provides
housing opportunities in lower income levels in conjunction with Inclusionary requirements.
In order to specifically encourage and facilitate development on these Opportunity Sites, the City
has included a new Housing Element Program H-4.1a which sets forth the following actions:
Contact property owners within the Opportunity Sites to discuss the City’s desire to
develop housing in these areas and the availability of financial and regulatory
development incentives, where appropriate.
Allow for reductions in parking for properties within ¼ mile of light rail.
Post the Housing Element sites inventory on the City’s website as a tool for developers,
and provide as a handout to the public.
Provide technical assistance to property owners and developers in support of lot
consolidation, including assessor parcel data and information on density and design
incentives.
Assist developers in completing funding applications in support of development, and as
appropriate, provide local funds and/or land as leverage.
Draft Campbell Housing Element H-19
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 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.
Based on the level of secondary unit development during prior planning period of 14 units, the City
can reasonably anticipate 14 additional secondary units during the current period, helping to
address the needs of lower income renters.
Comparison of Sites Inventory with RHNA
As presented in Table H-4, Campbell’s new construction need (RHNA) for the 2009-2014 period is for
892 new units. Housing units receiving building permits during the 2007-2008 RHNA “gap period”
can be credited toward the RHNA. As documented in Appendix A1, 213 newly constructed units
were issued residential permits during this period. In addition, 306 units in projects have received
entitlements, including:
• Merrill Gardens: 127 units including 99 senior assistant living units, 28 non-age-restricted
apartment units, plus a 21-unit Alzheimer’s unit (convalescent facility). This project received
a density bonus resulting in 19 very low income units.
• Boyce Property: 123 above moderate condominiums (approved prior to inclusionary zoning
in place).
• Campbell Center Project: the Redevelopment Agency created this infill development
opportunity: 22 units (includes 1 very low-income unit and 2 moderate income units).
Table H-3 compares Campbell’s RHNA for 892 new units with the City’s aggregate residential sites
inventory derived from the following:
213 units issued building permits in 2007-2008
306 units in projects with entitlements
14 second units based on past development trends
847 units in Opportunity Sites Inventory
Table H-3: Comparison of Regional Housing Growth Need and Residential Sites
Income Category Building Permits
(1/2007 –
12/2008)
Entitled
Projects
Second
Units
Minimum
Density
Guidelines
Opportunity
Sites Inventory
Total
Unit
Potential
Total
RHNA
Very Low 8 38 --
20 units/acre 619 679
199
Low -- -- 14 122
Moderate 7 84 -- 15 units/acre 208 299 158
Above Moderate 198 184 -- <15 units/acre -- 382 413
Total Units 213 306 14 847 1,360 892
H-20 Campbell General Plan
In terms of evaluating the adequacy of these sites to address the affordability targets established by
the RHNA, Housing Element statutes now provide for use of “default densities” to assess
affordability. Based on its population, Campbell falls within the default density of 20 units/acre for
providing sites affordable to 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 units/acre to reflect a reasonable density for achieving moderate income
development. Allocating Campbell’s residential sites inventory based on these density thresholds,
combined with projects with entitlements, results in the provision of sites suitable for development
of 679 units affordable to lower income households, 299 units affordable to moderate income
households, and 382 units for above moderate income households for a total of 1,360 units.
In summary, the City has adequate sites zoned for the RHNA requirement of 892 units. The City will
further encourage and facilitate production of affordable units on these sites through regulatory
incentives and direct financial assistance, described in the Housing Programs section of the Element.
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 use is served by sewer and
water lines, streets, storm drains, telephone, electrical and gas lines. Pursuant to the 2001 General
Plan EIR, there is adequate water and sewer capacity to serve the projected build out.
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.
Draft Campbell Housing Element H-21
Sites for Special Needs Housing
Consistent with the requirements of SB-2, the City will allow emergency shelters by right in a portion
of the M-1 zone. This location is centrally located within the City in an area well served by transit,
commercial services and open space. See Figure H-2 for the location of this area.
This element also contains policies that address governmental constraints to the provision of
housing by adding Single Room Occupancy (SRO) facilities within the Code’s definition section, and
conditionally allow within the R-3 zoning district.
Figure H-2: Area where Emergency Shelters are Permitted by Right
H-22 Campbell General Plan
Financial Resources
Campbell has access to a variety of existing and potential funding sources available for affordable
housing activities. They include programs from local, state, federal and private resources. The
following section describes the four largest housing funding sources currently used in Campbell–
CDBG grants, redevelopment set-aside funds, Section 8 rental assistance, and the Housing Trust
Fund of Santa Clara County. Table H-4 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. A small part of
the CDBG funds has been historically spend on rehabilitation and for non-profit service providers.
The program is flexible in that the funds can be used for a variety of activities. The eligible activities
include, but are not limited to: acquisition and/or disposition of real estate or property, public
facilities and improvements, relocation, rehabilitation and construction (under certain limitations) of
housing, homeownership assistance, and also clearance activities. Through the County, the City of
Campbell receives approximately $130,000 in CDBG funds annually for housing and community
development activities. Using CDBG funds, the City offers housing rehabilitation assistance programs
to residents and supports non-profit housing/social services providers to provide a range of services,
including emergency rental assistance, domestic violence counseling, senior and homeless services.
Redevelopment Housing Set-Aside
State law requires the Campbell Redevelopment Agency (RDA) to set-aside a minimum of 20 percent
of all tax increment revenue generated from the Central Campbell Redevelopment Project Area for
affordable housing activities. The Agency’s set-aside funds must be used for activities that increase,
improve, or preserve the supply of affordable housing. Housing developed under this program must
remain affordable to the targeted income group for 30 years for ownership housing and 55 years for
rental housing.
The Campbell Redevelopment Agency has approximately $8.0 to $8.5 million in set-aside funds
anticipated during the 2009-2013 period.
New Construction Incentives $4.2 million
Rehabilitation Assistance $2.0 million
First Time Homebuyers Program $1.2 million
Housing Trust Fund/Rental Assistance $0.6 million
Draft Campbell Housing Element H-23
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. As of December 2008, approximately 300 Campbell
households received Section 8 assistance from the Housing Authority.
Housing Trust Fund of Santa Clara County (HTSCC)
HTSCC is a non-profit 501(c)(3) community based organization created in 2001 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, and homeless with special
needs. Funds are available for acquisition, rehabilitation, new construction, predevelopment costs
and supportive housing services.
Since HTSCC’s inception in 2001 through October 2008, it reports raising $28.9 million in investment
dollars, which it has leveraged into $1.3 billion to create 7,168 affordable housing opportunities.
Campbell has to date committed up to $800,000. Redevelopment anticipates contributing to the
HTSCC, which can then be leveraged with private Trust Fund resources to increase the number of
Campbell households to be assisted.
H-24 Campbell General Plan
Table H-4: Financial Resources Available for Housing Activities
Program Name Description Eligible Activities
1. Federal Programs
Community
Development Block
Grant (CDBG)
Grants awarded to the City on a formula basis for
housing and community development activities
benefiting lower income households. Campbell
receives approximately $130,000 in CDBG funds annually.
Acquisition
Rehabilitation
Home Buyer Assistance
Homeless Assistance
Public Services
HOME Funding 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
Section 202 Grants to non-profit developers of supportive
housing for the elderly.
Acquisition
Rehabilitation
New Construction
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 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 downpayment assistance
(up to $30,000) 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 downpayment
assistance, rehabilitation, 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
Downpayment assistance
Mortgage financing
Homebuyer counseling
Transit-Oriented Development Program
Funding for housing and related infrastructure near 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
Draft Campbell Housing Element H-25
Table H-4: Financial Resources Available for Housing Activities
Program Name Description Eligible Activities
Affordable Housing
Innovation Fund
Funding for pilot programs to demonstrate
innovative, cost-saving ways to create or preserve
affordable housing.
Regulations pending
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, transit shelters
Traffic mitigation features
Sidewalks and streetscape
improvements
CalHFA Residential
Development Loan
Program
Low interest, short term loans to local governments
for affordable infill, owner-occupied housing
developments. Links with CalHFA’s Downpayment
Assistance Program to provide subordinate loans to
first-time buyers.
Site acquisition
Pre-development costs
CalHFA Homebuyer’s
Downpayment
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. Funds available upon request to
qualified borrowers.(temporarily unavailable for new reservations as of 12/19/08)
Homebuyer Assistance
3. Local Programs
Redevelopment Housing Fund State law requires that at least 20% of Redevelopment Agency funds be set aside for a wide range of affordable housing activities governed by State law. Campbell’s 2009-2013 RDA Expenditure Plan projects $8.2 million in Housing Set-Aside funds will be available for housing activities during the 5 year period.
Acquisition
Rehabilitation
New Construction
Housing Trust Fund
of Santa Clara County
(HTSCC)
Non-profit community based organization created
through the collaborative efforts of private and
public sector organizations. The Campbell RDA has
identified a $450,000 contribution to the Trust Fund
over the planning period, which will be leveraged
with Trust Fund resources to increase the numbers
of households to be assisted.
Mutli-family Rental Housing
Homebuyer Assistance
Homeless with Special Needs
4. Private Resources/Financing Programs
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
Savings Association
Mortgage Company
Inc.
Pooling process to fund loans for affordable
ownership and rental housing projects. Non-profit &
for profit developers contact member institutions.
New construction of rentals,
cooperatives, self help housing,
homeless shelters, and group homes
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
Freddie Mac Home Works-Provides first and second mortgages
that include rehabilitation loan. City provides gap
financing for rehabilitation component. Households
earning up to 80% MFI qualify.
Home Buyer Assistance combined with
Rehabilitation
Source: City of Campbell, 2009.
H-26 Campbell General Plan
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. In partnership with the
Campbell Redevelopment Agency, Catholic Charities also offers the Rental Assistance Program,
providing temporary financial assistance to lower-income residents who are at risk of homelessness
due to an unexpected financial setback. Charities also helped Campbell preserve 100 units of
affordable housing in the San Tomas Gardens Apartments.
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 2004, MPHC has designed and built or acquired and
rehabilitated almost 5,500 units of affordable housing throughout northern California. In
partnership with the Campbell Redevelopment Agency, MPHC acquired and rehabilitated 60 units in
the Sharmon Palms neighborhood. Additionally, MPHC has also been involved in the preservation of
affordable housing units that are at risk of converting to market rate uses.
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
provides affordable living spaces for seniors within a single-family home shared with 5 to 6 seniors.
SHS currently manages 37 units of affordable housing for seniors in San Jose, Santa Clara, Sunnyvale,
Campbell, Saratoga and Los Gatos. The average cost to live in a SHS shared home, including rent and
utilities, is $265 per month. Campbell has supported Senior Housing Solutions in acquiring three
homes in Campbell, providing affordable rental opportunities to 15 seniors.
Draft Campbell Housing Element H-27
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. Since 2000, the
organization has completed six homes in Campbell for very low-income working families who had
previously lived in overcrowded apartment units.
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 will assist residents preserve affordable
housing by making necessary repairs. Many of repairs deal with roof patching, new furnaces,
upgrade wiring and plumbing, grab bars in the bathroom and banisters leading into homes.
Opportunities for Energy Conservation
Conventional building construction, use and demolition along with the manufacturing 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
Interest in addressing these impacts at all levels of government has been growing. In 2004, the State
of California adopted legislation requiring LEED (Leadership in Energy and Environmental Design)
certification for new and renovated public buildings. Some local jurisdictions have not only adopted
similar standards for their public buildings, but have also required LEED certification for larger
commercial and residential developments.
LEED certification building standards are one piece of a coordinated green building program. In an
effort to promote green buildings, cities are adopting green building programs. Most local building
standards already consider energy and stormwater issues. In addition, many jurisdictions have
programs related to energy, recycling, water conservation, stormwater management, land use, and
public health. However, these programs are often overlapping and uncoordinated. One of the
primary goals behind establishing a green building program is to create a holistic, integrated design
approach to green building.
H-28 Campbell General Plan
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.
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, 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.
Apply green building criteria to rehabilitation of single and multi-family buildings.
The City of Campbell has recently adopted the three Green policies as recommended by the Santa
Clara County Cities Green Building Collaborative (GBC). The Green Building Collaborative is a
subcommittee of the Santa Clara County Cities Association, charged with developing policy intended
to promote climate protection strategies and regional reductions in greenhouse gas emissions. The
City of Campbell’s participation in the GBC was part of the Community Development Department’s
2007-08 Work Plan to explore alternatives for enhancing green practices. GBC’s three near-term
policy recommendations, adopted by Campbell, include the following:
Recognizing/adopting the LEED and GreenPoint Rated rating systems as a standard for green
building evaluation (this recommendation would not require the development of buildings
meeting the LEED or GreenPoint program standards);
Require the completion of a “Green Checklist” as part of development applications; and
Require LEED Silver certification for all new or renovated municipal buildings over 5,000
square feet.
The City of Campbell implemented a requirement for the submittal of a green building checklist,
beginning July 1, 2008 for single and multi-family construction. The adoption of this policy
emphasizes the City’s leadership role in encouraging “green” building techniques. It both illustrates
Campbell’s initiative to limit the environmental impact of municipal facilities, and also sets an
example for the community at large.
In addition to the three green policies, the City has adopted a Construction and Demolition Debris
Ordinance in 2008. This ordinance is intended to assist Campbell in maintaining a waste diversion
level of 50 percent in accordance with the mandate of the California Waste Management Act
adopted in 1989. Under the ordinance, contractors are required to recycle or reuse at least 50
Draft Campbell Housing Element H-29
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 2000 feet or where const of the work exceeds $250,000, as determined
by the Building Office.
Energy Conservation Programs Offered through Local Utilities
In addition to green building, Campbell promotes energy conservation by advertising utility rebate
programs and energy audits available through Pacific Gas and Electric, particularly connected to
housing rehabilitation programs. Lower-income households are also eligible for State sponsored
energy and weatherization programs.
Some non-profit organizations also provide free energy audits. Bo Enterprises conducts free energy
audits for low income renters, and Sacred Heart received state grant funds to conduct the same.
Pacific Gas & Electric (www.pge.com)
Pacific Gas & Electric provides both natural gas and electricity to residential consumers in Santa
Clara County, including Campbell. The company provides a variety of energy conservation services
for residents and PG&E also participates in several other energy assistance programs for lower-
income households, which help qualified homeowners and renters conserve energy and control
electricity costs. These 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 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 has increased or decreased
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.
• The Low-Income Home Energy Assistance Program (LIHEAP) Block Grant – Funded by the
federal Department of Health and Human Services, it provides two basic types of services.
H-30 Campbell General Plan
Eligible low-income persons, via local governmental and nonprofit organizations, can receive
financial assistance to offset the costs of heating and/or cooling dwellings, and/or have their
dwellings weatherized to make them more energy efficient. This is accomplished through
these three program components:
o 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.
o The Home Energy Assistance Program (HEAP) provides financial assistance to
eligible households to offset the costs of heating and/or cooling dwellings.
o The Energy Crisis Intervention Program (ECIP) provides payments for weather-
related or energy-related emergencies.
• 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 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.
In addition, PG&E launched a campaign to hand out one million compact fluorescent light bulbs
(CFLs) as part of Energy Star’s “Change a Light, Change the World” campaign in October 2007. PG&E
is also educating its customers on how to work directly with manufacturers and retailers to discount
the bulbs at the point of sale and are working with state and local governments to promote
fluorescent lamp recycling through the California Take-It-Back Partnership.
Draft Campbell Housing Element H-31
HOUSING PLAN
Goals, Policies, and Programs
The goals and policies presented are implemented
through a series of housing programs offered
primarily through the City’s Community Development
Department and Redevelopment Agency. Housing
programs define the specific actions the City will
undertake to achieve the stated goals and policies.
Campbell’s housing plan for addressing identified
needs and related issues is detailed according to the
six areas listed below:
• Housing and Neighborhood Preservation;
• Housing Affordability;
• Housing Production;
• Provision of Adequate Residential Sites;
• Reduction of Governmental Constraints; and
• Promotion of Equal Housing Opportunity
The housing programs described on the following pages include existing programs as well as several
new programs that have been added to address the City’s identified housing needs. The program
summary (Table H-5) included at the end of this section specifies for each program the following:
five-year objective(s), funding source(s), and agency responsible for implementation of the program.
Housing Element statutes now 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); Emergency
Repair Grants (Program H-1.1b); Multi-family Acquisition and Rehabilitation (Program H-1.2a);
Preservation of Assisted Housing (Program H-2.1a); Section 8 Rental Assistance (Program H-2.2a);
One-Time Rental Assistance (Program H-2.2b); Shared Housing (Program H-2.5a); Homeless
Assistance/Shelter Provisions (Program H-2.5b); Affordable Housing Development Assistance
(Program H-3.1a); Zoning Ordinance Revisions to facilitate special needs housing (Program H-5.3a);
and Reasonable Accommodations (Program H-6.3a).
H-32 Campbell General Plan
Housing and Neighborhood Preservation
Goal H-1: Maintain and enhance the quality of existing housing and residential
neighborhoods in Campbell.
Policy H-1.1: Property Maintenance: Encourage property owners to maintain properties in sound
condition through the City’s residential rehabilitation assistance programs and code
enforcement efforts.
Program H-1.1a: Housing Rehabilitation Loan Program: Through the Housing
Rehabilitation Loan program, the City provides financial
assistance to owners of owner occupied homes and mobile
homes that lack sufficient resources to make needed health and
safety repairs. Under this program, the maximum loan amount
is $40,000 for single-family homeowners and $15,000 for
owners of mobile homes. Eligible repair activities include (but
are not limited to) electrical upgrade, water heaters, plumbing,
roofs, exterior painting, energy efficient windows, and dry rot
and termite damage. Up to 25 percent of a loan can be used for
cosmetic improvements, such as paint and carpeting. Funds
may also be used for room additions to relieve household
overcrowding.
Five-year Objective: The City will continue to offer the Housing
Rehabilitation Loan Program. Coordinate with Code
Enforcement to identify additional applicants, and conduct
targeted mailings. The City’s objective is to assist 10 households
per year, for 50 households over the 2009-2014 planning
period, including 10 extremely low, 35 very low, and 5 low
income households.
Program H-1.1b: Emergency Home Repair Grant Program: The City offers the
Emergency Home Repair Grant Program with assistance from
Rebuilding Together Silicon Valley to assist lower-income
families and seniors in making repairs to correct urgent safety
or health problems. Under the program, the average grant
amount is $2,500. Eligible repair items/activities include water
heater, furnace, roof, grab bars, exterior painting, and other
similar items.
Five-year Objective: The City will continue to offer the
Emergency Home Repair Grant Program. The City’s objective is
to assist 10 households per year, for 50 households over the
five-year planning period, including 35 extremely low and 15
very low income households.
Draft Campbell Housing Element H-33
Program H-1.1c: 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 City 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.
Five-year Objective: The City will continue to administer the
Code Enforcement Program. The City will also establish an
annual goal for the Code Enforcement Officer to identify a
certain number of housing units (including ownership and rental
units in single- and multi-family buildings) that could qualify for
rehabilitation assistance.
Policy H-1.2: Acquisition and Rehabilitation: Strengthen multi-family neighborhoods through
partnership with non-profit housing providers in the acquisition and rehabilitation
of older residential structures, and maintenance as long-term affordable housing.
Program H-1.2a: Multi-family Acquisition and Rehabilitation: Under this program,
the Redevelopment Agency assists non-profit housing
corporations in identifying and acquiring deteriorating and/or
problem properties in need of rehabilitation. Using set-aside
funds, the Agency may help acquire a property for a non-profit
organization, which in turn coordinates the rehabilitation,
maintenance, and management of the project. This is a means
of transforming residential structures in poor condition to
longer-term affordable housing for families and/or special
needs households, including households earning extremely low
incomes. In the past, the Agency has worked successfully with
housing providers in rehabilitating the Sharmon Palms, Rincon
Gardens and San Tomas Gardens projects.
Five-year Objective: The Redevelopment Agency will allocate
housing set-aside funds towards the acquisition and
rehabilitation of substandard multi-family properties. The City
will also coordinate the efforts of code enforcement and public
safety staff to identify deteriorating and/or problem properties
in need of rehabilitation and contact non-profit housing
providers regarding the availability of financial assistance for
the acquisition, rehabilitation and long-term management of
such properties.
H-34 Campbell General Plan
Housing Affordability
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 2009, the City has a total
of 629 rent-restricted units in twelve developments in its
jurisdiction. While none of these units is considered at high risk
of conversion to market rents, three projects totaling 390 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
plan for their properties.
Participate in the preservation of at-risk units by providing
financial and/or technical assistance 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:
Notifying tenants at least one year prior to potential
conversion to market-rate housing.
Providing information regarding tenant rights and
conversion procedures should an owner decide to
convert his property to non-low-income use.
Offering tenants information regarding Section 8 rental
subsidies and other available assistance through City
and County agencies as well as non-profit organizations.
Five-year Objective: The City will maintain close contact
with the owners of the at-risk properties, and provide
financial and other assistance as necessary to maintain the
affordability of the 390 extremely low and very low income
units at risk. When necessary, the City will conduct tenant
education and support tenants in their search for
alternative housing.
Draft Campbell Housing Element H-35
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 to address the needs of
extremely low and very low income households.
Five-year 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, and provide a handout for rental property
owners for distribution at the Business Licensing Division.
Program H-2.2b: One-time Rental Assistance Program: In partnership with
Catholic Charities and Sacred Heart, the Campbell
Redevelopment Agency has offered a Rental Assistance
Program since 1997. Under this program, one-time or
temporary financial assistance is made available to lower-
income residents who are at risk of homelessness due to an
unexpected financial setback. The Redevelopment Agency
allocates $26,600 annually for assistance through this
program.
Five-year Objective: In partnership with Catholic Charities,
Sacred Heart or other non-profit organizations, the
Redevelopment Agency will continue to offer temporary
financial assistance to residents at risk of homelessness. The
City’s goal will be to assist at least 50 households annually,
for 250 households over the planning period, including 175
extremely low, 50 very low, and 25 low income.
H-36 Campbell General Plan
Policy H-2.3: Homeownership Opportunities: Support the provision of homeownership assistance
to lower- and moderate-income households.
Program H-2.3a: First Time Homebuyer Program: The First Time Homebuyer
Program is a specialized home finance program in which the
City offers deferred loans up to $25,000. The principle is
deferred and payable upon sale of the property. The first
loan may be refinanced at the discretion of the
Redevelopment Agency. An equity share amount may be
added to the principle owed if the buyer does not sell the
property to another income-qualified first-time homebuyer.
The Homebuyer Program is designed to serve low- and
moderate-income families (up to 115% Area Median
Income) who have not owned a home in Santa Clara County within the last three years.
Five-year Objective: The Redevelopment Agency will
allocate $250,000 annually towards the First-Time
Homebuyer Program, with an annual goal to assist 10
households, for a total of 50 households during the planning
period. Promote the program in conjunction with the local
real estate community.
Program H-2.3b: 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 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. The City of Campbell participates in the
MCC program through the County of Santa Clara.
Five-year Objective: The City will continue to participate in
the MCC program, working closely with the San Jose Real
Estate Board, local realtors and lenders, and the County to
promote the program. The City will also continue to make
available a brochure of all City housing programs, including
the MCC, and will continue to provide information about
the program on the City’s web site.
Draft Campbell Housing Element H-37
Program H-2.3c: 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 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.
Five-year Objective: The City will promote available
foreclosure counseling services through its website, the
quarterly City newsletter, and a letter mailed to every
household in Campbell. The City will also subscribe to a
foreclosure tracking service to allow early contact with
households identified as in default on their mortgage
payments.
Policy H-2.5: Special Needs Housing: Assist in the provision of housing and supportive services to
persons with special needs, including (but not limited to): seniors, single parents
with children, persons with disabilities, the homeless, and those at risk of
homelessness.
Program H-2.5a: 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.
The City provides financial assistance to Catholic Social
Services of Santa Clara or other non-profits, to administer a
shared housing program for single-parent households in
Campbell. While the City is also interested in providing
shared housing services for its senior population, there are
currently no service providers in the area offering this
service.
Five-year Objective: Continue to provide financial assistance
to Catholic Social Services of Santa Clara County to provide
shared housing services to single-parent households,
serving extremely low, very low and low income
populations. Contact nearby jurisdictions about their
interest in participating in a senior shared housing program,
and depending on the level of interest, contact key service
providers about re-establishing a program in the Silicon
Valley. Initiate contact with HIP Housing in San Mateo who
H-38 Campbell General Plan
administers one of the largest senior shared housing
programs in the nation about opportunities for expansion
into Santa Clara County.
Program H-2.5b: 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.
Supported in part by financial and other assistance from the
City, these agencies offer emergency shelters, transitional
housing facilities, housing assistance, food, clothing, and job
referrals to persons in need. Organizations currently being
supported by the City include Emergency Housing
Consortium (EHC), InnVision, Catholic Charities and Sacred
Heart.
Five-year Objective: The City will continue to financially
support area homeless shelter and service providers to
serve extremely low and very low income populations.
Program H-2.5c: 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 and provide financial assistance as appropriate
to integrate physically accessible units.
Five-year Objective: The City will work with developers to
increase the number of fully accessible housing units
compliant with American with Disabilities Act (ADA)
standards.
Draft Campbell Housing Element H-39
Housing Production
Goal H-3: Encourage the provision of housing affordable to a variety of household income
levels.
Policy H-3.1: Housing Development: Support the development of additional affordable housing
by non-profit and for-profit developers through financial assistance and/or
regulatory incentives.
Program H-3.1a: Affordable Housing Development: Non-profit and for-profit
housing developers play an important role in providing
affordable housing in Campbell. The City has granted land
write-downs, regulatory incentives, and direct financial
assistance to a number of developers to provide both
ownership and rental housing to lower- and moderate-
income households. Non-profit developers that the City and
Redevelopment Agency will continue to work with include
(but are not limited to): Habitat for Humanity Silicon Valley,
Catholic Charities, Mid-Peninsula Housing Coalition, Eden
Housing, and Bridge Housing. The City will work with these
and other developers to identify opportunities for new for-
sale town homes and mixed-use rental and for-sale
projects. Additionally, the City through the Redevelopment
Agency will continue, as funds permit, to contribute to the
Housing Trust Fund of Silicon Valley.
Five-year Objective: The City will continue to grant land
write-downs, regulatory incentives, and/or direct assistance
to developers of affordable housing for families, seniors,
and those with special needs. Promote available assistance
to prospective developers in conjunction with the
residential sites inventory (Program H-4.1a), as
appropriated on a case-by-case basis. The City will also
meet with developers annually to facilitate the projects as
part of their outreach process. The City’s Redevelopment
Agency will partner with affordable housing developers to
integrate extremely low income units within new rental
developments, providing incentives to gain an increased
number of such units.
H-40 Campbell General Plan
Policy H-3.2: Inclusionary Housing: Ensure that new residential development in Campbell
integrates units affordable to lower- and moderate-income households, or
contributes funds to support affordable housing activities. Create additional levels
of affordability within the Inclusionary Housing ordinance in a way that does not
create a governmental constraint to housing production.
Program H-3.2a: Citywide Inclusionary Housing Ordinance Amendments:
Continue to implement the City-wide Inclusionary Housing
Ordinance to require 15 percent affordable units within
new residential projects of ten or more units. For-sale
housing is currently required to provide 15 percent
moderate units, whereas rental housing is required 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 will revise 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 require, where feasible as
determined by the City Council, Very-Low and Low Income
affordable units in addition to the Moderate income units
currently required.
Develop policy within the Redevelopment Agency’s 2009-
2014 Five Year Implementation Plan that would establish
criteria for the use and leverage of RDA Housing Funds to
help increase the number of very low and low income
housing units than would otherwise be required under the
Inclusionary Housing Ordinance.
Five-year Objective: Amend the Inclusionary Ordinance to
provide more flexibility for targeting lower affordability
levels. Establish policy direction for the use of RDA funds to
assist in achieving greater affordability.
Policy H-3.3: Green Building: Encourage the use of sustainable and green building design in new
and existing housing.
Program H-3.3a: Green Building: The City is concerned about the continued
availability of all resources for the development of
affordable housing. The City of Campbell has recently
adopted three Green policies as recommended by the Santa
Clara County Cities Green Building Collaborative (GBC),
intended to promote climate protection strategies and
regional reductions in greenhouse gas emissions. GBC’s
three near term policy recommendations, adopted by
Campbell include the following:
Draft Campbell Housing Element H-41
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. For
example, a mixed-use commercial/residential project
(11,000 square feet retail/ 108 townhouses and
condominiums) was approved in April 2009 that required
the project to achieve “GreenPoint Rated” certification. The
City will consider an ordinance to strengthen its green
building goals and evaluate various financial and non-
financial incentives as part of the City's method to reduce
the costs of compliance.
To address energy conservation in existing buildings,
Campbell’s website promotes Pacific Gas and Electric utility
assistance programs offered through two non-profit
agencies, Catholic Charities and Sacred Heart Community
Services. These programs primarily serve extremely low and
very low income households.
The City has also adopted a Construction and Demolition
Debris Ordinance in 2008, intended to help and maintain a
waste diversion level of at least 50 percent in accordance
with the mandate of the California Waste Management Act.
Five-year Objective: Campbell participated with other
agencies in the region to establish common thresholds for
Green Buildings. The City will evaluate these thresholds, as
well as others currently in use in the region, and determine
Campbell’s desired thresholds. An ordinance to implement
the recommended Green Building thresholds will be
considered in 2010, and will include evaluation of various
financial and non-financial incentives to reduce the costs of
compliance. The City will continue to promote its Green
Building Program and PG&E utility assistance programs on
its website, and will develop brochures for distribution at
the Community Development Department public counter,
at the library and the Community Center.
H-42 Campbell General Plan
Provision of Adequate Residential Sites
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 Sites: As part of the update to the
Housing Element, a parcel-specific analysis of vacant and
underutilized sites was conducted to identify Opportunity
Sites for development within the planning period. The
Opportunity Sites analysis identifies 18 sites that have
adequate capacity to address Campbell’s 2009-2014
housing production goals. In order to specifically encourage
and facilitate development on these Opportunity Sites, the
City will undertake the following actions:
Contact property owners within the Opportunity Sites
to discuss the City’s desire to develop housing in these
areas and the availability of financial and regulatory
development incentives.
Allow for reductions in parking for properties within 1/4
mile of light rail.
Post the Housing Element sites inventory on the City’s
website as a tool for developers, and provide as a
handout at the public counter. Describe P-D
development standards, derived from applicable Area
Plans and comparable zoning districts, in sites inventory
to provide greater clarity to developers.
Update on an annual basis in conjunction with the
General Plan progress report.
Provide technical assistance to property owners and
developers in support of lot consolidation, including
assessor parcel data and information on density and
design incentives.
Assist developers in completing funding applications in
support of development, and as appropriate, provide
local funds and/or land as leverage.
Five-year 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 housing development.
Draft Campbell Housing Element H-43
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: Within Campbell, there are
several areas where a mix of uses is encouraged. 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.
The maximum floor area ratios (FAR) are contained in
specific land use policies within each Area or Specific Plan.
Residential densities are not counted against the allowable
FAR.
The inclusion of residential uses in new mixed-use
developments will be encouraged through the use of
incentives such as reduced parking requirements, such as
shared parking between commercial and residential uses. In
addition, residential uses will be encouraged by not
counting the Floor Area Ratio (FAR) of the residential
component towards the project FAR. Similarly, the
commercial portion of the project does not count against
the density of the residential portion. In this way, sites that
are currently being occupied by commercial uses may be
redeveloped with residential and commercial uses,
improving the financial feasibility of projects. Furthermore,
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.
Five-year Objective: The City will continue to allow and
promote residential uses in conjunction with commercial
and/or office uses. The City may provide financial, technical,
and/or other assistance to facilitate mixed-use development
along commercial corridors and around transit stations.
H-44 Campbell General Plan
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 Plan and East Campbell Avenue plan areas, to achieve at least 75 percent
of the maximum General Plan Land Use category densities.
Program H-4.3a: 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.
Five-year Objective: The City will review proposals for
residential and mixed-use development and strive to
achieve “planned-for” densities within the specified areas of
this policy.
Removal of Governmental Constraints
Goal H-5: Minimize the impact of potential governmental constraints on the maintenance,
improvement and development of housing.
Policy H-5.1: Regulatory Incentives: Provide regulatory and/or financial incentives where
appropriate to offset or reduce the costs of affordable housing development,
including density bonuses and flexibility in site development standards.
Program H-5.1a: 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.
Draft Campbell Housing Element H-45
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 targeting.
The following development incentives may be requested:
1. A reduction in site development standards (e.g., setback
and square footage requirements, and/or parking
requirements) or architectural design requirements. At
the request of the developer, the City will permit a
parking ratio (inclusive of handicapped and guest
parking) of one space for 0-1 bedroom units, two spaces
for 2-3 bedroom units, and 2½ spaces for four or more
bedrooms.
2. 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.
3. 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:
Reduction in required on-site parking as described in
CMC Section 21.20.120(4);
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.
Five-year 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.
H-46 Campbell General Plan
Program H-5.1b: Modified Parking Standards: 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.
Five-year 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-5.2: Secondary Dwelling Units: Provide for the infill of modestly priced rental housing by
encouraging secondary units in residential neighborhoods.
Program H-5.2a: 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, 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.
Five-year Objective: The City will facilitate the construction
of new second units by making information available to the
public.
Policy H-5.3: Revise the City’s Zoning Code to clarify provisions for transitional and supportive
housing, emergency shelters and Single Room Occupancy (SRO) facilities.
Program H-5.3a: Zoning Text Amendments: As part of the Governmental
Constraints analysis for the Housing Element update and
pursuant to new requirements under SB 2, several revisions
to the Campbell Zoning Code have been identified as
appropriate to better facilitate the provision of a variety of
housing types. These zoning revisions include:
Draft Campbell Housing Element H-47
Specifically list manufactured housing as a permitted
use within the R-1 zone, subject to architectural
requirements within the parameters of State law.
Revise the current zoning definition of “family”
consistent with state and federal fair housing laws.
Add single room occupancy (SRO) facilities within the
Code’s definition section, and conditionally allow
them within the R-3-S zone.
Eliminate the CUP and spacing requirements for
transitional housing in residential zones.
Identify emergency shelters as a permitted use in that
portion of the M-1 zone bounded generally by
Camden Avenue, Los Gatos Creek County Park,
Hacienda Avenue and Winchester Boulevard. See
Figure H-2.
Emergency shelters will be subject to the same
development and operational standards as other permitted
uses in M-1 zone. However, the City will develop written,
objective standards to regulate the following, as permitted
under SB 2:
The maximum number of beds or persons permitted
to be served nightly by the facility;
Off-street parking based on demonstrated need, but
not to exceed parking requirements for other
residential or commercial uses in the same zone;
The size and location of exterior and interior onsite
waiting and client intake areas;
The provision of onsite management;
The proximity of other emergency shelters, provided
that emergency shelters are not required to be more
than 300 feet apart;
The length of stay;
Lighting;
Security during hours that the emergency shelter is in
operation.
Five-year Objective: Amend the Zoning Ordinance in 2010 to
make explicit provisions for a variety of special needs housing,
including housing that serves extremely low income
households. Develop objective standards to regulate emergency
shelters as provided for under SB 2.
H-48 Campbell General Plan
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.
Five-year 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 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 Increase Dispute Resolution Ordinance and Rent
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.
Draft Campbell Housing Element H-49
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.
Five-year Objective: The City will continue to enforce the
Rental Increase Dispute Resolution Ordinance and offer the
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:
• 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. Additionally, the City will consider public
outreach efforts, such as a marketing plan that will increase
awareness to City residents in its evaluation.
Five-year Objective: 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
H-50 Campbell General Plan
mitigate identified constraints. This monitoring program
shall submit its findings annually as part of the Housing
Element Annual Report submitted to the State; from the
time period of 2009 to 2014.
Table H-5: Housing Implementation Programs Summary
Housing Program Program Goal Key Five-year Objective(s) Funding
Source
Responsible Agency/ Department Time-Frame
Housing and Neighborhood Conservation
H-1.1a
Housing
Rehabilitation
Loan Program
Facilitate home
rehabilitation.
Assist 50 households, including 10
extremely low, 35 very low, 5 low
income. Coordinate w/h Code
Enforcement. Conduct targeted
mailings.
CDBG Community
Development
Conduct annual
mailings
H-1.1b
Emergency Home
Repair Grant
Program
Facilitate home
rehabilitation.
Assist 50 households, including 35
extremely low and 15 very low
income.
CDBG/set
-aside
fund
Community
Development
/RDA
2009-2014
H-1.1c
Code
Enforcement
Ensure ongoing
maintenance of
housing stock.
Establish annual goal to identify
units suitable for rehabilitation.
CDBG Community
Development
Establish annual
goal for rehab
H-1.2a
Multi-family
Acquisition/
Rehabilitation
Acquire &
rehabilitate
deteriorating
properties.
Identify deteriorating properties.
Contact non-profit providers re:
acquisition opportunities.
Set-aside
funds
RDA Contact non-profits
by 2010.
Housing Affordability
H-2.1a Preservation of Assisted Housing
Preserve assisted housing stock. Monitor at-risk units. Participate in preservation. Conduct tenant education.
Set-aside funds Community Development; RDA
Contact at-risk property owners on an annual basis
H-2.2a
Section 8 Rental
Assistance
Assist extremely low
and very low-income
households with
rental payments.
Encourage landlords to register
units with Housing Authority;
prepare handout for rental
property owners.
HUD
Section 8
Community
Development;
Housing
Authority of
Santa Clara
County
Prepare and
disseminate
property owner
handout in 2009.
H-2.2b One-time Rental Assistance Program
Provide emergency rental assistance and PGE utility assistance to prevent
homelessness.
Assist 250 households, including 175 extremely low income, 50 very low income, 25 low income.
Set-aside funds RDA; Catholic Charities/Sacred Heart; non-profit
providers
On-going
H-2.3a
First Time
Homebuyer
Program
Expand home-
ownership
opportunities to
moderate income
households.
Assist 50 households. Promote
program through the real estate
community. Advertise through
brochures and on City’s website.
Set-aside
funds
RDA Ongoing
advertisement of
program
H-2.3b
Mortgage Credit
Certificate
Expand home-
ownership
opportunities.
Promote program in conjunction
with the real estate community.
Advertise through brochures and
on City’s website.
County Community
Development
Ongoing
advertisement of
program
Draft Campbell Housing Element H-51
Table H-5: Housing Implementation Programs Summary
Housing Program Program Goal Key Five-year Objective(s) Funding Source
Responsible
Agency/
Department
Time-Frame
H-2.3c Foreclosure Prevention
Prevent home foreclosures. Promote foreclosure counseling via City newsletter, website and direct mail. Initiate early contact with households delinquent on mortgage payments.
Set-aside funds Community Development; RDA
Initiate foreclosure outreach in 2009
H-2.5a
Shared Housing
Program
Support provision of
shared housing
opportunities.
Assist 25 single-parent
households in finding shared
housing. Contact cities and
service providers about re-
establishing a senior shared
housing program.
CDBG Community
Development;
Catholic
Charities
Contact cities and
service agencies in
2010
H-2.5b Homeless
Assistance/ Shelter Provisions
Coordinate efforts with Silicon Valley
jurisdictions and service providers to
assist the homeless.
Allocate funds to homeless service providers. CDBG Community Development;
EHC; InnVision
Annual CDBG allocation process.
Housing Production
H-3.1a
Affordable
Housing
Development
Increase supply of
affordable housing,
including housing
affordable to
extremely low
income households.
Provide financial assistance and
regulatory incentives. Market in
conjunction with Sites Inventory.
(Program H-4.1a)
Meet with developers annually to
facilitate projects by outreach.
Set-aside
funds
Community
Development;
RDA
Meet with
developers annually.
H-3.2a Citywide Inclusionary Housing Ordinance
Increase affordable housing within market-rate developments.
Revise Zoning Code to provide deeper income targeting. Provide policy direction for use of RDA funds to assist inclusionary units.
General; Set-aside funds
Community Development; RDA
Update Implementation Plan in 2009. Revise Zoning Code in 2010.
H-3.3a
Green Building
Promote energy
conservation and
sustainable design in
new and existing
development.
Work closely with
applicants early in
process to explain
Green Building goals
& benefits.
Require completion of “Green
Checklist” for retrofits and new
development.
Evaluate and determine
thresholds for Green Buildings,
and consider ordinance including
financial and non-financial
incentives to reduce the costs of
compliance. Promote green
building and energy conservation
on City website and through
brochures.
General Community
Development
Evaluate local
ordinance and
incentives by 2010.
Develop and
disseminate
brochures by 2010.
Provision of Adequate Housing Sites
H-4.1a
Sites 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;
Set-aside
funds
Community
Development;
RDA
Contact property
owners in 2010.
Update sites
inventory on annual
basis.
H-4.2a
Mixed-Use
Development
Encourage mixed -use
projects. Ensure
residential
development is
included in mixed-use
projects on
opportunity sites.
Provide regulatory incentives and
assistance to support mixed-use
development.
General;
Set-aside
funds
Community
Development;
RDA
2009-2014
H-52 Campbell General Plan
Table H-5: Housing Implementation Programs Summary
Housing Program Program Goal Key Five-year Objective(s) Funding Source
Responsible
Agency/
Department
Time-Frame
H-4.3a Planned for Densities
Promote compact development by encouraging properties to develop to General Plan densities.
Inform developers of policy to achieve at least 75% of General Plan density within specified areas.
General Community Development Inform developers in conjunction with application submittal
Removal of Governmental Constraints
H-5.1a
Density Bonus
Provide density and
other incentives to
facilitate affordable
housing
development.
Advertise density bonus provision
on City website; promote in
discussion with prospective
developers.
General Community
Development
2009-2014
H-5.2a
Secondary
Dwelling Units
Facilitate
development of
second units.
Continue to implement City’s
ordinance, and promote second
units as a viable housing option.
General Community
Development
2009-2014
H-5.3a
Zoning Text
Amendments
Provide appropriate
zoning to facilitate
the provision of
affordable and
special needs
housing.
Amend Zoning Code to make
explicit provisions for a variety of
special needs housing. Develop
objective standards to regulate
emergency shelters.
General Community
Development
Amend the Code in
2010
Promotion of Equal Housing Opportunity
H-6.1a
Fair Housing
Program
Further fair housing
practices in Campbell.
Advertise program through City
website and newsletter, and
through Recreational pamphlet.
Coordinate with Project Sentinel
to conduct property manager
training.
County
CDBG;
Business
License
Fees
Community
Development;
Project
Sentinel
Conduct property
manager training in
2010
H-6.2a Rent Mediation Program
Assist in settling disputes/issues between tenants & landlords.
Continue to offer & advertise program. Provide program brochures at public counter. Mail new property owners information.
CDBG Community Development; Project Sentinel
2009-2014
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.
Mitigate identified constraints.
General Community
Development
Submit findings
annually as part of
Housing Element
Annual Report
submitted to State;
from 2009-2014
QUANTIFIED OBJECTIVES:
TOTAL UNITS TO BE CONSTRUCTED: 892 units (100 extremely low, 99 very low, 122 low, 158 moderate, 413 above moderate
income)
TOTAL UNITS TO BE REHABILITATED WITH CITY ASSISTANCE: 100 units (45 extremely low, 50 very low, 5 low income)
TOTAL UNITS TO BE CONSERVED: 300 ext. low and very low-income (Section 8) rental subsidies; 175 ext. low, 50 very low, 25
low income One Time Rental Assistance; 390 extremely low and very low income at-risk units
Draft Campbell Housing Element H-53