03-22-2022 - PC Regular Meeting Agenda Packet File Amended AgendaREGULAR PLANNING COMMISSION MEETING City of Campbell, California
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March 22, 2022 7:30 p.m. City Hall, Council Chambers
AGENDA
NOTE: To protect our constituents, City officials, and City staff, the City requests all members of
the public to follow the guidance of the California Department of Health Services', and the County of Santa Clara Health Officer Order, to help control the spread of COVID-19. Additional information regarding COVID-19 is available on the City's website at www.campbellca.gov. This Regular Planning Commission meeting will be conducted in person with the Commissioners meeting at City Hall, Council Chambers, as well as via telecommunication (Zoom) being available for members of the public. The meeting is compliant with provisions of the Brown Act.
This Regular Planning Commission meeting will also be live streamed on Channel 26, the City's website and on YouTube at https://www.youtube.com/user/CityofCampbell for those who only wish to view the meeting but not participate. Those members of the public wishing to provide public comment at this meeting virtually are asked to register in advance at https://campbellca.gov/PCSignup. After registering, you will receive a confirmation email containing information about joining the meeting via Zoom. Members of the public may attend
the meeting in person at Campbell City Hall - Council Chambers. If attending in person, face coverings and physical distancing will be required until further notice. Public comment for the Planning Commission meetings will be accepted via email at planning@campbellca.gov by 5 p.m. on the day of the meeting. Written comments will be posted on the website and distributed to the PC. If you choose to email your comments, please indicate
in the subject line “FOR PUBLIC COMMENT” and indicate the item number. ROLL CALL
APPROVAL OF THE MINUTES March 08, 2022 COMMUNICATIONS AGENDA MODIFICATIONS OR POSTPONEMENTS ORAL REQUESTS This is the point on the agenda where members of the public may address the Commission
on items of concern to the Community that are not listed on the agenda this evening. People may speak up to 5 minutes on any matter concerning the Commission.
Planning Commission Agenda for March 22, 2022 Page 2 of 2
PUBLIC HEARINGS
1. PLN-2021-187 Public Hearing to consider a City-initiated Zoning Code Text Amendment (PLN-2021-187) adding new Chapter 21.25 (Two-Unit Housing Developments) and Chapter 20.14 (Urban Lot
Splits) to the Campbell Municipal Code to implement Senate Bill No. 9 (SB-9) and amending various other sections of the Municipal Code pertaining to the regulation of accessory dwelling units (ADUs); an Amendment to the Campbell Village Neighborhood Plan and a General Plan Amendment to the San
Tomas Area Neighborhood Plan to incorporate by reference the proposed SB-9 implementation provisions. Staff is recommending that this item be deemed Statutorily Exempt under CEQA. Tentative City Council Meeting Date: May 2, 2022. Project Planner: Daniel Fama, Senior Planner
STUDY SESSION
2. PLN-2022-11 Study Session to consider a Preliminary Application (PLN-2022-11) to review a proposed 7-story mixed-use building containing ground floor commercial uses and up to 56
residential units on upper floors located at 125 E. Campbell Avenue. Project Planner: Tracy Tam, Associate Planner OLD BUSINESS
3.
PLN-2021-12
Report regarding an update on Campbell’s Plan for Housing
(2023-2031 Housing Element) and overview of next steps
related to public outreach and stakeholder engagement, development of goals, policies, and strategies aimed at producing, protecting, and affirmatively furthering fair housing in Campbell and addressing key housing issues facing the
community. Presentation by M-Group and City Staff (Rob
Eastwood and Stephen Rose). REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR ADJOURNMENT
Adjourn to the next Regular Planning Commission meeting of April 12, 2022 at 7:30 p.m. This meeting will be in person for the members of the Planning Commission at Campbell City Hall, Council Chambers, 70 N. First Street, Campbell, CA. Members of the public are still allowed to
participate remotely by Zoom or attend in person (as space allows while maintaining on-going face covering and social distancing).
Americans with Disabilities Act (ADA) In compliance with the Americans with Disabilities Act, listening assistance devices are available for meetings held in the Council Chambers. If you require accommodation to participate in the meeting, please contact Corinne Shinn at the Community Development Department, at abbyj@cityofcampbell.com or (408) 866-2739.
CITY OF CAMPBELL
Planning Commission Minutes
7:30 P.M. TUESDAY March 8, 2022 PLANNING COMMISSION MEETING
The Planning Commission meeting on Tuesday, March 8, 2022, was called to order at 7:30 p.m. in the Council Chambers of City Hall, 70 N. First Street, Campbell, CA, by Chair Ching and the following proceedings were had, to wit:
ROLL CALL
Commissioners Present: Chair: Stuart Ching Vice Chair: Adam Buchbinder Commissioner: Matt Kamkar
Commissioner: Michael Krey
Commissioner: Maggie Ostrowski Commissioner: Andrew Rivlin Commissioner: Alan Zisser
Commissioners Absent: None
Staff Present: Community Development Director: Rob Eastwood Senior Planner: Stephen Rose
City Attorney: William Seligmann
Interim Recording Andrea Sanders Secretary:
APPROVAL OF MINUTES
Motion: Upon motion by Commissioner Rivlin, seconded by Commissioner Zisser, the Planning Commission action minutes of the meeting of February 8, 2022, were approved as submitted. (7-0)
COMMUNICATIONS/AGENDA MODIFICATIONS OR POSTPONEMENTS
None
Campbell Planning Commission Meeting Minutes – March 8, 2022 Page 2
ORAL REQUESTS
None OLD BUSINESS
Chair Ching asked if there were any disclosures from the Commission. There were none.
Chair Ching read Agenda Item No. 1 into the record as follows: 1. PLN-2020-64
Public Hearing to consider the application (PLN-2020-64) of Charles Bronitsky for a General Plan and Zoning Map Amendment to allow a portion of 1336 Parsons Avenue to
change in land use designation from Low-Density
Residential (Less than Six Units per Gross Acre) to Professional Office, and zoning designation from R-1-6 (Single-Family Residential) to P-O (Professional Office) in order to facilitate the transfer of a portion of a commercial
parking lot built on a residential property to an adjoining commercial property located at 1308 Parsons Avenue. The applicant is also requesting review and approval of a Conditional Use Permit with Site and Architectural Review to allow the conversion of a single-family residence to a
commercial use and Parking Modification Permit to allow a reduction in the number of required parking spaces for property located at 1308 Parsons Avenue. Staff is recommending that this item be deemed Categorically Exempt under CEQA.
Senior Planner Rose presented a staff report dated March 8, 2022. The project site is an office space located at 1308 Parsons Avenue and a residential property located at 1336 Parsons Avenue. Applicant proposal includes a General Plan Amendment from Low Density Residential to Professional Office; a Zoning Map Amendment from R-1-6 -to P-O
(Professional Office); a Conditional Use Permit with Site and Architectural Review to allow conversion of a single-family residence to office; and a Parking Modification Permit to allow reduced parking from the required 17 spaces to 15. Chair Ching asked if there were Commission questions for staff.
The Commission asked general questions related to the propsal, property history, the parking spaces, and the zoning designations. Vice Chair Buchbinder reported out on the SARC review, comments included: a bike rack
would go well at the 1308 property; and adding landscaping along the project frontage and interior to the site between parking stalls.
Campbell Planning Commission Meeting Minutes – March 8, 2022 Page 3 Chair Ching opened the Public Hearing for Agenda Item No. 1.
Mr. Bronitsky, applicant, commented that they are going through the process to be in compliance with the City. He thanked staff for their help. Joe Charvez, Campbell resident stated his concerns with the future impact caused by
changing the property from Residential to Neighborhood Commercial and not Professional
Office. Al Hieb, Campbell resident expressed concerns with tenants blocking his mailbox, driveway, and access gate. He was concerned that if the property was changed to
Commercial it would make the current speeding and parking issues in the area worse.
Gabriel Tovar, Campbell resident stated that him and his neighbors are concerned about the speeding of patrons visiting the property businesses, and more traffic in an already busy neighborhood. Additional concerns included patrons blocking his driveway and noise
issues. He is not supportive of commercial uses for this area.
Mr. Shahadi, Campbell resident stated he is a current resident at one of the properties. He recognizes the process is taking a long time. He confirmed his agreement with Mr. Bronitsky and is trying to be supportive of the neighborhood.
Applicant Bronitsky clarified he is not seeking to change the zoning from Professional Office. Chair Ching closed the Public Hearing for Agenda Item No. 1.
Commissioner Zisser stated support of the project as there is an agreement between the two owners for a Professional Office use only. Commissioner Krey was supportive of Professional Office use for this space but would like
to explore more on what can be done to improve parking concerns. In regard to enforcement concerns Senior Planner Rose noted that there is a Conditional Use permit with a condition of approval speaking to parking management in that in the event that there are three verifiable parking complaints received the Director is empowered
to require the establishment of a limited duration parking; reduce the permitted occupancy or even hours of operation; require greater staggering of business activity; or requiring additional parking management strategies. If those do not work the permit could then be returned to the Planning Commission for review.
Vice Chair Buchbinder stated support of the proposal. Chair Ching stated he understands neighborhood concerns but noted there are mitigation and remedy measures to address those issues. He was supportive of the applicant proposal.
Campbell Planning Commission Meeting Minutes – March 8, 2022 Page 4 Motion: Upon motion by Commissioner Zisser, seconded by Commissioner
Rivlin, the Planning Commission adopted Resolution No. 4632 recommending that the City Council approve a General Plan Amendment to allow a portion of 1336 Parsons Avenue to change in land use designation from Low-Density Residential (Less than Six Units per Gross Acre) to Professional Office; and adopted Resolution No.
4633 recommending that the City Council adopt an ordinance approving a Zoning Map Amendment to allow a portion of 1336 Parsons Avenue to change in zoning designation from R-1-6 (Single-Family Residential) to P-O (Professional Office); and adopted Resolution No. 4634 recommended the City Council approve a Conditional Use Permit with
Site and Architectural Review to allow the conversion of a single-family residence to a commercial use and Parking Modification Permit to allow a reduction in the number of required parking spaces for property located at 1308 Parsons Avenue by the following roll call vote: AYES: Rivlin, Zisser, Ostrowski, Kamkar, Krey, Buchbinder, Ching
NOES: None ABSENT: None ABSTAIN: None REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR
• Director Eastwood stated the Community Development Department has a new Associate Planner, Tracy Tam; and introduced new Assistant Planner Larissa
Lomen.
• The Community Development Department was approved to hire a Planning Technician.
• Housing Element second phase is beginning to look at policies and programs and how to address affordable housing and special housing needs in the community. The next meeting will include a report on the schedule and two meetings in April/May to review policies and programs with recommendation to the City Council.
• Staff is starting the Environmental Review process for the Housing Element General Plan update. Staff anticipates publishing a Notice of Preparation and that will tell the community the City is preparing an EIR which is scheduled to go out by the end of
next week. There will be over a 30-day review period to submit comments and what
should be reviewed in the environmental document. April 12 will be a public scoping meeting for feedback on the scope of the environmental document.
• In the Housing Opportunity Sites there was focus on concentrating high density housing around the Light Rail stations, specifically around Winchester, Downtown and Hamilton Light Rail station. As Campbell does not have any Plans on how to design housing and developments around light rail stations, Planning has partnered with Cal Poly San Luis Obispo city planning program to have the students visit in
early April and take a bus tour of transit sites around the bay area and then present
Campbell Planning Commission Meeting Minutes – March 8, 2022 Page 5 some vision plans to the Planning Commission with their final concepts and designs
at the end of May.
• The SB-9 Ordinance is scheduled for adoption at the next meeting.
• The Planning Commission has been scheduled to attend the League of California’s training that is required by Campbell’s Municipal Code.
• There will be upcoming discussions on taking a few Commissioners to this fall’s
California APA conference to be held in Anaheim. In response to Commissioner inquiries, Director Eastwood stated the immediate tasks for the new Planning staff will be to work on the backlog created from the extended staffing
vacancies. This includes upcoming projects and applications, appeals, and building permits
that need plan review. This will allow staff to focus on the General Housing Plan, a Comprehensive Zoning Update and Objective Standards. Director Eastwood stated the City will use consultants from De Novo Planning for the
Housing EIR process.
ADJOURMNENT The Planning Commission meeting adjourned at 8:26 p.m. to the next Regular Planning
Commission Meeting on Tuesday, March 22, 2022, at City Hall, Council Chambers, 70 N. First Street, Campbell, CA. PREPARED BY: Andrea Sanders, Interim Recording Secretary
ITEM NO. 1
CITY OF CAMPBELL ∙ PLANNING COMMISSION
Staff Report ∙ March 22, 2022
PLN-2021-187 Zoning Code Amendment
Public Hearing to consider a City-initiated Zoning Code Text Amendment (PLN-2021-187) adding new Chapter 21.25 (Two-Unit Housing Developments) and Chapter 20.14 (Urban Lot Splits) to the Campbell Municipal Code to implement Senate Bill No. 9 (SB-9) and amending various other sections of the Municipal Code pertaining to the regulation of accessory dwelling units
(ADUs); an Amendment to the Campbell Village Neighborhood Plan and a General Plan Amendment to the San Tomas Area Neighborhood Plan to incorporate by reference the proposed SB-9 implementation provisions.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. Adopt a Resolution (reference Attachment A), recommending that the City Council adopt (1) an ordinance to add new Chapter 21.25 (Two-Unit Housing Developments) and Chapter 20.14 (Urban Lot Splits) to the Campbell Municipal Code to implement Senate Bill No. 9 and amending various sections of the Municipal Code pertaining to the regulation of accessory dwelling units (ADUs); (2) an Amendment to the Campbell Village Neighborhood Plan to
incorporate by reference the proposed SB-9 implementation provisions; and (3) General Plan Amendment to the San Tomas Area Neighborhood Plan to incorporate by reference the proposed implementation SB-9 provisions. ENVIRONMENTAL DETERMINATION
Staff recommends that the Planning Commission find that the proposed actions are statutorily exempt from the California Environmental Quality Act (CEQA) pursuant to Government Code Section 65852.21(j) and Section 66411.7(n), and Public Resource Code Section 21080.17, which exempts local ordinances from environmental review that implement State law pertaining to SB-9 (two-unit development and urban lot splits) and accessory dwelling units (ADUs), respectively.
BACKGROUND
On September 16, 2021, Senate Bill No. 9 (SB-9) was signed into law by Governor Newsom. SB-9 functionally eliminated single-family residential zoning in California as of January 1, 2022, by allowing all properties within a "single-family residential zone" to be developed with two units
and to be subdivided into two parcels, subject to various eligibility standards and restrictions. In short, the law allows for two new types of development activities that must be reviewed ministerially without any discretionary action or public input:
• "Proposed Housing Development" allows a single-family residential parcel to
accommodate two primary dwelling units instead of one, as well as allowable ADUs.
• "Urban Lot Splits" allows a single-family residential parcel to be divided into two parcels (one-time) and for each parcel to also accommodate two housing units (inclusive of
primary dwellings and ADUs.
Staff Report ~ Planning Commission Meeting of March 22, 2022 Page 2 of 10 PLN-2021-187 ~ SB-9 Ordinance
Limitations on the City: SB-9 imposes the following limitations on the City in its implementation of the law.
• The City may only impose objective zoning, design, and subdivision standards. Any
applicable standards shall not physically preclude the construction of two units of less than 800 square feet each, per property.
• The City must review and process SB-9 applications ministerially and without any
environmental analysis (CEQA).
• The City may not impose a residential setback greater than 4-feet for side and rear
property lines.
• The City may not impose any setback requirements for a new residence constructed in the same location and to the same dimensions as an existing structure that is demolished.
• The City may not impose off-site improvement or right-of-way dedication requirements as a condition of a parcel map for an urban lot split.
• The City may not require more than one parking space per new unit (or lot), and for
properties within one-half mile walking distance of either a high-quality transit corridor
or a major transit stop, or within one block of a car share vehicle, no parking spaces may be required.
• The City may not require correction of an existing non-conforming condition.
• The City may only deny an SB-9 proposal if the Building Official finds that it would have a "specific, adverse impact (as defined), upon public health and safety or the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact."
Limitations on Applications: The following limitations on SB-9 applications:
• The units may not be utilized as a short-term rental (defined as a rental term less than 30 days).
• The project would not result in the demolition of more than 25 percent of existing
exterior structural walls of an existing dwelling if the property has been occupied by a tenant in the last three years or otherwise as allowed by City ordinance.
• The original parcel was not previously created through an Urban Lot Split allowed under SB-9 (hence the one-time nature of the provision).
• Each new parcel must be "approximately equal" in lot area provided that one parcel shall not be smaller than 40 percent the size of the original parcel and no parcel shall be less than 1,200 square feet.
• The subdivider must sign an affidavit stating that they intend to occupy one of the
housing units on one of the created lots as their principal residence for a minimum of
three years from the date of approval of a parcel map for an urban lot split.
• Neither the subdivider nor any person "acting in concert" with the subdivider can subdivide an adjacent parcel using an urban lot split.
Staff Report ~ Planning Commission Meeting of March 22, 2022 Page 3 of 10 PLN-2021-187 ~ SB-9 Ordinance
City Council Action: At its October 19, 2021, meeting the City Council authorized preparation of an interim SB-9 ordinance to be adopted on an urgency basis prior to January 1, 2022. The intent
was to establishment provisional objective zoning, design, and subdivision standards, and a
permitting process ahead of January 1st to allow for the orderly implementation of SB-9. The interim ordinance was adopted by the City Council on December 7, 2021 for an initial period of 45-days pursuant to State law. The City Council subsequently extended the interim ordinance until August 1, 2022 at its February 1st meeting to allow sufficient time for preparation of a formal
ordinance and holding of the required public hearings.
DISCUSSION
The proposed ordinance is largely based on the interim ordinance adopted by the City Council. However, it has been revised to incorporate feedback from the Council and to clarify and modify
various standards upon further review by staff. Associated amendments to the San Tomas Area
and Campbell Village Neighborhood Plans have also been prepared that will incorporate by reference the new municipal code chapters that implement SB-9. Staff has identified the following objectives to be achieved in preparing the proposed ordinance:
• To create clarity for staff and the community in implementing SB-9 provisions while ensuring a degree of consistency between SB-9 and the City's existing codes.
• Reinforce the applicability of existing development standards to SB-9 projects, except where specifically preempted by the law (i.e., setbacks and parking).
• Establish objective design standards addressing architectural elements, materials, colors, privacy, and scale in SB-9 projects (of particular importance, since the City lacks any such objective standards).
• Establish objective subdivision standards for SB-9 projects, including provisions that
prohibit the creation of irregular lots in single family neighborhoods.
• Implement a clear and standardized permitting procedure for proposed housing developments and urban lot splits.
• Provide a process to waive development standards that physically preclude construction of
up to two units of at least 800 square feet, as required by SB-9.
• Create clarifying definitions that resolve ambiguities in SB-9 including identifying the number and type of ADUs that may be constructed in association with an SB-9 project.
• Establish other definitions that objectively define certain terms to clarify the implementation of development standards.
SB-9 Standards: The following is an overview of the key provisions of the proposed ordinance:
Qualifying Criteria: Consistent with SB-9, the ordinance would apply to all single-family
residential ("R-1") zoned properties, except for the following:
o Properties located within a flood zone (unless the new dwellings are designed to satisfy certain standards).1
1 Approximately two dozen properties are located within a flood hazard zone per the FEMA Flood Map Service Center.
Staff Report ~ Planning Commission Meeting of March 22, 2022 Page 4 of 10 PLN-2021-187 ~ SB-9 Ordinance
o Properties within a delineated earthquake fault zone.2
o Properties identified as a hazardous waste site (unless the site has been cleaned
and certified for residential use).
o Properties listed on the City's historic resource inventory (HRI).
o Proposals that would include demolition housing subject to an affordable housing convent, rent control, or that has been occupied by a tenant in the last three years.
Objective Zoning Standards: The ordinance reinforces applicability of existing
development standards to SB-9 projects, including height, floor area ratio (FAR), lot coverage, fencing, landscaping, lighting, building separations, private open space, equipment placement, and stormwater management, as currently specified by the Zoning Code and applicable area plans, with two modifications:
o Setbacks. Although the applicable front and street-side yard setbacks would
continue to apply, side and rear setbacks are limited to 4-feet per SB-9.
o Parking. Recognizing the physical constraints likely to be introduced by additional building area allowed by SB-9, when parking is required, the stalls may be either covered (garage or carport) or uncovered, including within a driveway.
Objective Design Review Standards: New objective design review standards applicable to SB-9 projects would be created. The standards are intended to incorporate general best design practices for single-family neighborhoods, including:
o Privacy requirements including limiting the size and placement of second-story
windows, and a prohibition of rooftop terraces and decks. Balconies would only be permitted on the front elevation of a primary dwelling unit.
o Limits on the height of entryways, doors, and floors (plate heights).
o Restrictions on roof forms to hipped cross-hipped or hipped and valley forms with a minimum slope of 4:12 and a maximum slope of 8:12 (to prevent flat, shed, or
strongly angular roofs). Gabled and dormer elements are allowed.
o Limits on roofing materials to composition shingles, photovoltaic shingles, standing seam metal, clay tile, concrete tile, and slate shingles.
o Requirement that stairways to access upper-level units be entirely enclosed.
o Limits on wall material to stucco and siding (fiber cement, wood, or engineered
wood) with an allowance for stone or brick veneer as an accent.
Objective Subdivision Standards: To provide for the orderly creation of new parcels through SB-9 enabled lot splits, the proposed ordinance provides the following standards:
o Defines allowable lot types (i.e., interior lots, cul-de-sac lots, corner lots, flag lots, etc.) and prohibiting "irregular lots" that do not meet these standard types.
o Requires that side property lines of newly created lots shall be aligned approximately at right angles to streets or radial to the centerline of curved streets.
2 The Shannon-Monte Vista Fault extends through southwest corner of the City, as depicted in Figure HS-4 of the Campbell General Plan. The USGS Quaternary Fault and Fold Interactive Map shows fewer than half a dozen properties intersecting with this fault.
Staff Report ~ Planning Commission Meeting of March 22, 2022 Page 5 of 10 PLN-2021-187 ~ SB-9 Ordinance
o Specifies that each new parcel shall not be smaller than 40 percent of the size of the original parcel and in no case less than 1,200 square-feet (per SB-9).
o Defines a minimum width requirement for the access (pole) portion of flag lots as
12-feet, consistent with the minimum Fire Code requirement.
o Defines the minimum lot width as 25-feet (equal to approximately 40% of the width of a standard 60-foot wide R-1-6 lot).
o Maintains a minimum street frontage of 25-feet for new lots, except for flag-lots
which are allowed a frontage of 12-feet.
Accessory Dwelling Units: Existing State law and the City's ADU Ordinance allow for ADUs in association with single-family dwellings or duplex structures. In conformance with SB-9, the ordinance allows for ADUs in conjunction with SB-9 projects as follows:
o Single-Family Homes (No Lot Split): One ADU and JADU are allowed in
addition to the two primary dwellings allowed by SB-9, for a total of four units. o Duplex (No Lot Split): Two ADUs are allowed per property in addition to the duplex, for a total of four units.3 The ADUs must be detached from the duplex
structure but may be connected to each other.
o Urban Lot Splits: SB-9 provides that the City may restrict the number of units to
two—inclusive of primary dwellings, ADUs, and JADUs— on parcels created from
an urban lot split. Consistent with SB-9, the ordinance restricts the total number of
allowable units resulting from an urban lot split to two units per new parcel (for a
total of four units).
Review and Permitting Process: The ordinance establishes the use of an existing ministerial permit process known as a "Zoning Clearance," to review proposed housing development proposals and ensure that they meet the required objective standards, including a review of all existing and proposed structures compromising the proposed
housing development. Approval of the Zoning Clearance would be required prior to
submittal of applications for building permits for the individual structures. Urban lot splits would be processed through the existing parcel map review process overseen the Public Works Department. Since urban lot splits are ministerial, an
application for a tentative parcel map would not be required. However, to ensure orderly
development of SB-9 projects and ensure feasibility of proposed urban lot splits, parcel map applications must be submitted concurrently with the zoning clearance application.
3Duplexes are considered "multifamily dwelling structures" under both State law and the City's local ADU ordinance. Multifamily dwelling structures are allowed two detached ADUs and one ADU for every four primary dwelling units (25%) created within non-livable space(s), such as garages, with at least one such ADU unit allowed. The ordinance
clarifies that the latter part of this provision only applies to existing duplexes, consistent the Government Code which uses the term "existing multifamily dwelling structures." As such, SB-9 projects with duplexes will only be permitted
the two detached ADUs. Only in very limited circumstances where an existing legal non-conforming duplex is currently located on a R-1 zoned property would a third ADU created from an existing non-livable space be allowed (resulting in the potential creation of a total of five units). However, the City's GIS consultant found only 11 such properties in the City.
Staff Report ~ Planning Commission Meeting of March 22, 2022 Page 6 of 10 PLN-2021-187 ~ SB-9 Ordinance
Exceptions. Consistent with SB-9, the Community Development Director must waive any zoning or design standard that has "the effect of physically precluding the construction of
up to two units or that would physically preclude either of the two units from being at least
800 square feet in floor area". This determination would occur as part of the Zoning Clearance review process. The ordinance establishes a prioritization list in determining which standards may be waived or reduced, as identified, below. The list in organized in a manner that first encourages building outwards to encroach within the zoning setbacks,
then upwards through relaxation of the floor are ratio (FAR) standard, and finally inward
through reduction of the private open space, lot coverage, and building separation requirements. 1. Elimination of the rear setback (for parcels with a rear property line abutting a non-
residentially zoned property or roadway);
2. Elimination of the interior-side setback (for parcels with a side property line abutting a non-residentially zoned property or street);
3. Reduction to the street-side setback to 5-feet;
4. Reduction to the garage entry setback/minimum driveway depth to 20-feet;
5. Increase to the maximum floor area ratio (FAR);
6. Increase to the maximum lot coverage;
7. Reduction to the front/rear building separation between structures to 5-feet;
8. Reduction to the minimum required private open space;
9. Reduction or elimination of any other standard not otherwise identified.
ADU Revisions: Since SB-9 is likely to be used in conjunction with existing provisions for creation
of ADUs, staff has also incorporated various revisions to the Chapter 21.23 (Accessory Dwelling Units) in the proposed ordinance. These revisions generally ease existing constraints and make mandatory revisions pursuant to AB 68 (2018) that remain outstanding.
Setbacks Exceptions: Allow existing non-conforming accessory structures that are
converted to ADUs be expanded along the existing substandard setback (setbacks > 4-ft).
Also clarify the setback exception for eaves and architectural features also applies to the required separation requirement between buildings.
Kitchen Definition: Clarify the definition of kitchen to ensure adequate cooking facilities in all new dwellings and update the JADU "kitchenette" standard to instead to require a
standard kitchen per State law.
Clarify FAR/Lot Coverage Exemption: Revise the exception to FAR and Lot Coverage for ADUs to specifically exempt 800 square-feet of floor area from the maximum standards as per State law.
JADU Floor Area: Clarify that ADUs are allowed in existing and new dwellings, within
the allowable floor area of the parcel.
Multifamily Dwellings ADUs: Specifically allow the two detached ADUs associated with a multifamily dwelling (e.g., duplexes or apartments) to be connected to each other (side-by-side, back-to-front, or stacked).
Staff Report ~ Planning Commission Meeting of March 22, 2022 Page 7 of 10 PLN-2021-187 ~ SB-9 Ordinance
ANALYSIS
Potential Development Buildout: As noted, SB-9 will result in the potential creation of four
dwelling units from an existing single-family parcel, generally in the four (simplified) scenarios
identified in the table, below (in comparison, a single-family property is currently permitted three units, inclusive of a single-family dwelling, an ADU, and a JADU).
SB-9
Project
Type
Lot
Number of Housing Units
Detached
Units
(SFD)
Attached
Units
(Duplex)
ADU JADU Total Units
No Lot
Split
Existing Lot 2 - 1 1 4
Existing Lot - 2 2 - 4
With Lot
Split
New Lot 1 1 - 1 - 4 New Lot 2 - 2 - -
New Lot 1 2 - - - 4 New Lot 2 - 2 - -
The "real-world" impact of SB-9 will likely be felt most in the R-1-6 Zoning District as approximately 80% (5,475 lots) of the City's 6,800 R-1 zoned lots have this zoning designation. Moreover, these lots are typically smaller than the those found in the City's other R-1 districts,
which will result in more building square-footage relative to their lot area (i.e., higher FARs). However, according to UC Berkely's Turner Center's report on SB-9 published last year, economic factors currently limit the number of new housing units that could be created to approximately 700 city-wide.
Onsite Building Massing: In terms of effects to the built environment, the objective standards
proposed by staff prioritize the preservation of interior open space areas and thus will encourage that housing developments under SB-9 be constructed as two-level structures. While this approach maintains more on-site open space, it will likely result in more two-story buildings with 4-foot
New Lot 1 New Lot 1
New Lot 2
New Lot 2
Staff Report ~ Planning Commission Meeting of March 22, 2022 Page 8 of 10 PLN-2021-187 ~ SB-9 Ordinance
side and rear setbacks that could affect neighboring properties by additional building massing, shadowing, and perceived privacy disruption. An alternative approach would be to establish
objective standards that allow greater lot coverage with buildings and deprioritize private open
space. This will result in more single-story development by allowing a greater portion of a lot to be built upon.
General Plan Conformance: Pursuant to CMC Section 21.60.070, an amendment to the Municipal
Code may only be approved if the decision-making body finds that: (1) the proposed amendment
is consistent with the goals, policies, and actions of the General Plan; (2) the proposed amendment would not be detrimental to the public interest, health, safety, convenience, or general welfare of the city; and (3) the proposed amendment is internally consistent with other applicable provisions of the Zoning Code. The following is an analysis of these findings.
1.The proposed amendment is consistent with the goals, policies, and actions of the GeneralPlan;
The proposed ordinance incorporates objective design, development, and subdivision
standards that aim at reducing the tradeoffs associated with increasingly dense development
within the community. These standards will encourage the construction of traditionallydesigned homes and creation of logically shaped lots that will be compatible with establishedneighborhoods, consistent with the following General Plan policies and strategies:
Strategy LUT-5.2a:
Strategy LUT-5.2b:
Policy LUT-9.3:
Strategy LUT-9.3e:
Neighborhood Compatibility: Promote new residential development and substantial additions that are designed to maintain and support the existing character and development pattern of the surrounding neighborhood, especially in historic neighborhoods and neighborhoods with consistent design characteristics.
Residential Design Guidelines: Adopt design guidelines for new construction and remodeling of all residential structures. Design guidelines should include provisions for height, bulk, setbacks and garage placement so that new construction is compatible with existing neighborhood patterns.
Design and Planning Compatibility: Promote high quality, creative design and site planning that is compatible with surrounding development, public spaces and natural resources.
Building Materials: Encourage the use of long-lasting, high quality building materials on all buildings to ensure the long-term quality of the built environment.
Additionally, by adopting a local implementing ordinance for SB-9, the City will provide a predicable pathway to development of single-family properties. This approach is also in furtherance of Housing Element Policy H-5.4 and Program H-5.4a, below, which directs the
City to maintain the Municipal Code up-to-date with State legislation.
Policy H-5.4: Ordinance Updates: Update the Municipal Code as needed to comply with changes to State Law and local conditions relating the housing production and affordability.
Program H-5.4a: Periodic Ordinance Amendments: Update the Municipal Code as needed to comply with changes to State Law and local conditions/needs.
Implementation Objective: Initiate and complete the amendment process to comply with the new requirements within 12 months of being notified of the requirement
Staff Report ~ Planning Commission Meeting of March 22, 2022 Page 9 of 10 PLN-2021-187 ~ SB-9 Ordinance
Lastly, as noted, the proposed revisions to the City's ADU ordinance are intended to reduce existing barriers to construction. As such, these changes would be furtherance of Housing
Element Policy H-5.3 and Program H-5.3a, which encourages the City to facilitate the
construction of ADUs.
Policy H-5.3: Secondary Dwelling Units: Provide for the infill of modestly priced rental housing by encouraging secondary units in residential neighborhoods.
Program H-5.3a: Secondary Dwelling Units: A secondary dwelling unit is a separate dwelling unit that provides complete, independent living facilities for one or more persons. It includes permanent provisions for living, sleeping, cooking, eating, and sanitation on the same parcel as the
primary unit is situated. Given the limited developable land remaining in Campbell, integrating secondary dwelling units in existing residential neighborhoods presents an opportunity for the City to accommodate needed rental housing. The development of secondary dwelling units is effective in dispersing affordable housing throughout the City and can provide housing to lower-income persons, including seniors and college
students. Approximately 1,000 single-family parcels in Campbell are of sufficient size to add a secondary dwelling unit.
Implementation Objective: The City will facilitate the construction of new secondary dwelling units by making information available to the public.
2. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or general welfare of the city; Protecting the interest, health, safety, convenience, and general welfare of the City's residents is always at the forefront of decision-making. The proposed ordinance is no exception to this
general obligation. The permitting provisions and objective standards are intended to maintain the quality of life of the Campbell community by balancing the need for additional housing allowed by SB-9 and minimizing community impacts. 3. The proposed amendment is internally consistent with other applicable provisions of this Zoning Code. SB-9 requires the City to permit a greater number of housing units and smaller lot sizes than otherwise allowed the R-1 zoning district. While the law creates inconsistencies with various other Zoning Code provisions such as parking and permitting procedures they are an
unavoidable result of SB-9 and it is not possible to reconcile the State's requirement for multiple housing units on single-family zoned properties, since doing so creates an inherent conflict. For this reason, the proposed ordinance contains the SB-9 provisions as a stand-alone chapter in the Zoning Code in order to minimize internally inconsistencies. NEXT STEPS Following the Planning Commission's recommendation on the proposed ordinance, the City Council will hold a public hearing. If the Council accepts the Planning Commission's recommendation, the ordinance would then formally be adopted at the following Council meeting
and go into effect 30 days later. Staff is currently completing consultations with Native American tribes regarding the ordinance and general plan amendments, as required by State Law, which must be completed before the item can be considered by the Council.
Staff Report ~ Planning Commission Meeting of March 22, 2022 Page 10 of 10 PLN-2021-187 ~ SB-9 Ordinance
If the Council desires to make "substantial modifications" to the ordinance not previously considered by the Planning Commission, the Commission would hold an
additional hearing on the Council's desired modifications and render a new recommendation.
Attachments: 1. Draft Planning Commission Resolution
Exhibit A – Draft Ordinance
Prepared by:
Daniel Fama, Senior Planner
Approved by:
Rob Eastwood, Community Development Director
RESOLUTION NO. ____ BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING THAT THE CITY COUNCIL
ADOPT (1) AN ORDINANCE TO ADD NEW CHAPTER 21.25 (TWO-
UNIT HOUSING DEVELOPMENTS) AND CHAPTER 20.14 (URBAN LOT SPLITS) TO THE CAMPBELL MUNICIPAL CODE TO IMPLEMENT SENATE BILL NO. 9 AND AMENDING VARIOUS SECTIONS OF THE MUNICIPAL CODE PERTAINING TO THE
REGULATION OF ACCESSORY DWELLING UNITS (ADUS); (2) AN
AMENDMENT TO THE CAMPBELL VILLAGE NEIGHBORHOOD PLAN TO INCORPORATE BY REFERENCE THE PROPOSED SB-9 IMPLEMENTATION PROVISIONS; AND (3) A GENERAL PLAN AMENDMENT TO THE SAN TOMAS AREA NEIGHBORHOOD PLAN
TO INCORPORATE BY REFERENCE THE PROPOSED IMPLEMENTATION SB-9 PROVISIONS. FILE NO. PLN-2021-187 After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission finds as follows with regard to file number PLN-2021-187:
1. Senate Bill No. 9 (2021) requires ministerial approval of a housing development of no
more than two units in all single-family zones (proposed housing development), the
subdivision of a parcel zoned for residential use into two parcels (urban lot split), or both, pursuant to Section 65852.21(j) and Section 66411.7(n) of the California Government Code.
2. The proposed ordinance would adopt a Zoning Code Amendment to add new Chapter
21.25 (Two-Unit Housing Developments) and Chapter 20.14 (Urban Lot Splits) to the
Campbell Municipal Code to implement Senate Bill No. 9 (SB-9) and amend various other sections of the Municipal Code pertaining to the regulation of accessory dwelling units (ADUs).
3. The proposed Area Plan Amendment would amend the Campbell Village Neighborhood
Plan to make reference to newly adopted Chapter 21.25 and Chapter 20.14 of the
Campbell Municipal Code, to allow for two-unit housing developments and urban lot splits, respectively, as required by Senate Bill No. 9 (SB-9).
4. The proposed General Plan Amendment would amend the San Tomas Area Neighborhood Plan, adopted within Appendix A1 (Area Plans and Special Project Areas)
of the Campbell General Plan, to make reference to newly adopted Chapter 21.25 and
Chapter 20.14 of the Campbell Municipal Code, to allow for two-unit housing developments and urban lot splits, respectively, as required by Senate Bill No. 9 (SB-9).
5. The amendments would be consistent with the following General Plan policies and strategies by incorporating objective standards that aim at reducing the tradeoffs
associated with increasingly dense development within the community:
Planning Commission Resolution No. _____ PLN-2021-187 – SB-9 Implementation Recommendation Page 2
Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential development and
substantial additions that are designed to maintain and support the existing character and development pattern of the surrounding neighborhood, especially
in historic neighborhoods and neighborhoods with consistent design characteristics.
Strategy LUT-5.2b: Residential Design Guidelines: Adopt design guidelines for new construction and remodeling of all residential structures. Design guidelines should include
provisions for height, bulk, setbacks and garage placement so that new construction is compatible with existing neighborhood patterns.
Policy LUT-9.3: Design and Planning Compatibility: Promote high quality, creative design and site planning that is compatible with surrounding development, public spaces
and natural resources.
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality building
materials on all buildings to ensure the long-term quality of the built environment.
6. By adopting a local implementing ordinance for SB-9, the City will provide a predicable pathway to development of single-family properties in furtherance of Housing Element Policy H-5.4 and Program H-5.4a, below, which directs the City to maintain the Municipal
Code up-to-date with State legislation.
Policy H-5.4: Ordinance Updates: Update the Municipal Code as needed to comply with changes to State Law and local conditions relating the housing production and affordability.
Program H-5.4a: Periodic Ordinance Amendments: Update the Municipal Code as needed to comply with changes to State Law and local conditions/needs.
Implementation Objective: Initiate and complete the amendment process to comply with the new requirements within 12 months of being notified of the requirement
7. The proposed amendments to the City's ADU ordinance are intended to reduce existing barriers to construction. As such, these changes would be furtherance of Housing Element Policy H-5.3 and Program H-5.3a, which encourages the City to facilitate the construction of ADUs.
Policy H-5.3: Secondary Dwelling Units: Provide for the infill of modestly priced rental housing by encouraging secondary units in residential neighborhoods.
Program H-5.3a: Secondary Dwelling Units: A secondary dwelling unit is a separate
dwelling unit that provides complete, independent living facilities for one or more persons. It includes permanent provisions for living, 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.
Planning Commission Resolution No. _____ PLN-2021-187 – SB-9 Implementation Recommendation Page 3
Implementation Objective: The City will facilitate the construction of
new secondary dwelling units by making information available to the public.
8. The amendments are consistent with applicable legislation adopted by the State of California while maintaining locally appropriate standards for the construction.
9. The legislature of the State of California has, in Government Code Sections 65302, 65560 and 65800, conferred upon local governments the authority to adopt regulations
designed to promote the public health, safety and general welfare of its citizenry.
10. Review and adoption of this General Plan Amendment is done in compliance with California government Code Sections 65853 through 65857, which require a duly noticed public hearing of the Planning Commission whereby the Planning Commission shall provide its written recommendation to the City Council for its consideration.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes that:
General Plan Amendment (CMC 21.60.070.A):
1. The proposed amendment is internally consistent with the goals, policies, and actions of
the General Plan;
2. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or general welfare of the city;
Zoning Code Amendment (CMC 21.60.070.B):
3. The proposed amendment is consistent with the goals, policies, and actions of the
General Plan and all applicable development agreements, area plans, neighborhood
plans, and specific plan;
4. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or general welfare of the city;
5. The proposed amendment is internally consistent with other applicable provisions of this Zoning Code; and
Environmental Findings (CMC Sec. 21.38.050): 6. Adoption of the proposed amendments are not a project under the California Environmental Quality Act (CEQA) pursuant to California Government Code Section
65852.21(j) and Section 66411.7(n) relating to implementation of Senate Bill No. 9, as well as pursuant to Public Resource Code Section 21080.17 which exempts the adoption of an ordinance by a city or county to implement the provisions of Section 65852.1 or Section 65852.2 of the Government Code relating to the construction of accessory dwelling units.
Planning Commission Resolution No. _____ PLN-2021-187 – SB-9 Implementation Recommendation Page 4
THEREFORE, BE IT RESOLVED that the Planning Commission recommends that the City
Council:
(1) Adopt the attached Ordinance (reference Exhibit A).
(2) Adopt a General Plan Amendment to the San Tomas Area Neighborhood Plan to incorporate by reference the proposed City-wide SB-9 standards, by adding a new Land Use Policy 'A-1' (Two-Unit Housing Developments and Urban Lot
Splits) as follows:
• A new Land Use Policy 'A-1' (Two-Unit Housing Developments and Urban Lot Splits) is added between Land Use Policy 'A' (Relationship to Municipal Code) and 'B' (Setbacks), as follows:
A-1. Two-Unit Housing Developments and Urban Lot Splits
Two-Unit Housing Developments and Urban Lot Splits shall be permitted in accordance with Chapter 21.25 and Chapter 20.14 of the Campbell Municipal Code, respectively, which shall prevail over any provision to the contrary contained within the San Tomas Neighborhood Plan.
(3) Adopt an Amendment to the Campbell Village Neighborhood Plan to incorporate by reference the proposed City-wide SB-9 standards, by adding a new Land Use
Standard 'C-1' (Two-Unit Housing Developments and Urban Lot Splits) and
amending Land Use Standard Section D.6 (Accessory Structures and Accessory Dwelling Units), as follows:
• A new Land Use Standard 'C-1' (Two-Unit Housing Developments and Urban Lot Splits) is added between Land Use Standard 'C' (Relationship to Municipal
Code) and 'D' (Residential Development Standards), as follows:
C-1. Two-Unit Housing Developments and Urban Lot Splits
Two-Unit Housing Developments and Urban Lot Splits shall be permitted in
accordance with Chapter 21.25 and Chapter 20.14 of the Campbell Municipal Code, respectively, which shall prevail over any provision to the contrary contained within
the Campbell Village Neighborhood Plan.
• Land Use Standard Section D.6 (Accessory Structures and Accessory
Dwelling Units) is amended to add the text identified with an underline, as follows: 6. Accessory Structures and Accessory Dwelling Units
Accessory structures shall be permitted in accordance with Section 21.36.020 of the Campbell Municipal Code, except that the rear setback shall be limited to the greater of
five feet or one half the height of the building wall. Accessory dwelling units shall be permitted in accordance with Chapter 21.23 of the Campbell Municipal Code
Planning Commission Resolution No. _____ PLN-2021-187 – SB-9 Implementation Recommendation Page 5
PASSED AND ADOPTED this 22nd day of March, 2022, by the following roll call vote:
AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners:
APPROVED: Stuart Ching, Chair
ATTEST:
Rob Eastwood, Secretary
Ordinance No. _____
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CAMPBELL ADDING
NEW CHAPTER 21.25 (TWO-UNIT HOUSING DEVELOPMENTS) AND CHAPTER 20.14 (URBAN LOT SPLITS) TO THE CAMPBELL MUNICIPAL CODE TO IMPLEMENT SENATE BILL NO. 9 (SB-9) AND AMENDING VARIOUS OTHER SECTIONS OF THE MUNICIPAL CODE PERTAINING TO THE REGULATION OF ACCESSORY DWELLING UNITS (ADUS).
FILE NO.: PLN-2021-187
After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council of the City of Campbell
does ordain as follows: SECTION 1. The City Council adopts this ordinance in furtherance of Senate Bill No. 9 (2021), which requires ministerial approval of a housing development of no more than two units in a
single-family zone (proposed housing development), the subdivision of a parcel zoned for
residential use into two parcels (urban lot split), or both, and pursuant to Section 65852.21(j) and Section 66411.7(n) of the California Government Code, and to amend related provisions governing the creation of accessory dwelling units in order to remove existing constraints and barriers.
SECTION 2. The City Council finds and determines that the proposed ordinance is consistent with the goals, policies, and actions of the General Plan, including Housing Element Policies H-5.3 (Secondary Dwelling Units) and H-5.4 (Ordinance Updates); would not be detrimental to the public interest, health, safety, convenience, or general welfare of the city; and is
internally consistent with other applicable provisions of the Campbell Municipal Code.
SECTION 3. The City Council further finds and determines that the adoption of this ordinance
is not a project under the California Environmental Quality Act (CEQA) pursuant to California
Government Code Section 65852.21(j) and Section 66411.7(n) relating to implementation of Senate Bill No. 9, as well as pursuant to Public Resource Code Section 21080.17 which exempts the adoption of an ordinance by a city or county to implement the provisions of Section 65852.1 or Section 65852.2 of the Government Code relating to the construction of
accessory dwelling units. SECTION 4. Termination of Interim Ordinance. That (Interim) Ordinance No. 2277, as extended by Ordinance No. 2278, is superseded by, and shall be of no further force and effect upon the effective date of this ordinance.
SECTION 5. Adopting a SB-9 Housing Developments Chapter. New Chapter 21.25 (Two-Unit Housing Developments) is hereby added to Article 3 (Development and Operational Standards) of Title 21 (Zoning Code) of the Campbell Municipal Code to read as follows:
CHAPTER 21.25 (TWO-UNIT HOUSING DEVELOPMENTS) 21.25.010 – Purpose
Page 2 of 23
This Chapter establishes exceptions from the Zoning Code and provides permit procedures for proposed housing developments allowed by Senate Bill No. 9 (2021), as
codified in Government Code Section 65852.21. The provisions of this Chapter shall
supersede any other provision to the contrary in the Zoning Code; all other provisions unaffected by this Chapter shall remain in effect. Urban lot splits permitted by Government Code Section 66411.7 are processed pursuant to Chapter 20.14 (Urban Lot Splits).
21.25.020 – Applicability
This Chapter is applicable only to voluntary applications for proposed housing developments. Owners of real property or their representatives may continue to exercise rights for property development in conformance with the Zoning Code. Development
applications that do not satisfy the definitions for a proposed housing development shall not
be subject to this Chapter. It is not the intent of this Chapter to override any lawful use restrictions as may be set forth in Conditions, Covenants, and Restrictions (CC&Rs) of a common interest development.
21.25.030 – Definitions
In addition to the terms defined by Section 21.72.020 (Definitions of specialized terms and phrases) and Section 21.23.120 (Definitions), the following terms shall have the following meanings as used in this Chapter. Where a conflict may exist, the definitions provided in this
section shall prevail over any other definition.
"Acting in concert" means persons, as defined by Section 82047 of the Government Code as that section existed as of January 1, 2022, acting jointly to pursue development of real property whether or not pursuant to a written agreement and irrespective of individual
financial interest.
"Addition" means any construction which increases the size of a building in terms of site coverage, height, length, width, or gross floor area.
"Alteration" means any construction or physical change in the arrangement of rooms or the supporting members of a building or change in the relative position of buildings on a site, or substantial change in appearances of any building. "Building" means any structure having a roof supported by columns or walls and
intended for any shelter, housing or enclosure of any individual, animal, process, equipment, goods, use, occupancy, or materials. When any portion of a structure is completely separated from every other portion of the structure by a masonry division or firewall without any window, door or other opening and the masonry division or firewall extends from the ground to the upper surface of the roof at every point, such portion shall be deemed to be a separate
building. "Construction of a new primary dwelling unit" means (1) the erection or assembly of a new primary dwelling unit; (2) creation of a new primary dwelling unit from the floor area of an existing accessory structure or primary dwelling unit; and (3) the conversion of an existing
accessory dwelling unit or junior accessory dwelling unit to a primary dwelling unit.
Page 3 of 23
"Elevation," including "front elevation," "side elevation," "street-side elevation", and "rear elevation," means the wall(s) of a building that are oriented towards the front, side,
street-side, and rear yards, respectively, formed by the required building setbacks, as
illustrated by Figure 1-1, Figure 1-2, and Figure 1-3.
"Entry feature" means a structural element, which leads to a front door.
"Existing non-livable space(s)" and "portions of existing multifamily dwelling structures
that are not used as livable space" as referenced in Section 21.23.050 (Special Provisions for
Multi-family Residential Properties) and Section 65852.2(e)(1)(C) of the Government Code, respectively, refers to storage rooms, boiler rooms, passageways, attics, basements, garages, carports, and similar spaces that are located within or a part of existing multifamily dwelling structures that received a certificate of occupancy prior to January 1, 2022.
"Existing structure" means a lawfully constructed building that received final building permit clearance prior to January 1, 2022 and which has not been expanded on or after January 1, 2022.
"Lot types" means "corner lot," "interior lot," flag lot," "double frontage lot," "reversed
corner lot," and "key lot" as depicted in Figure 1-1 (Lot Types and Yards), below. Also includes a "cul-de-sac lot" that is located along the curved terminus formed by the bulb of a cul-de-sac street, as depicted by Figure 1-2 (Cul-de-Sac Lots) and a "pie-shaped lot" where the side lot lines are approximately radial to the curve of the street upon which it fronts, as depicted in
Figure 1-3 (Pie-Shaped Lot). Any other lot type not defined herein shall be considered an
"irregular lot".
Figure 1-1 – Lot Types and Yards
Figure 1-2 – Cul-de-Sac Lots Figure 1-3 – Pie-Shaped Lot
Page 4 of 23
"Parcel" and "legal parcel" mean a single unit of land created by a partition or subdivision which, at the time of creation, complied with all procedural and substantive
requirements of any applicable local, state or federal law.
"Natural grade" means the average existing elevation of datum points located at each corner of a proposed primary dwelling unit, measured in feet above mean sea level (AMSL).
"Neighborhood plan" means both the San Tomas Area Neighborhood Plan and the Campbell Village Neighborhood Plan, as applicable.
"Nonconforming zoning condition" means a physical improvement on a property that
does not conform with current zoning standards, and subject to Chapter 21.58 (Nonconforming Uses and Structures).
"Proposed housing development" means an application proposing no more than two primary dwelling units on a single parcel located within a single-family residential zone as
authorized by Section 65852.21 of the Government Code. This Chapter recognizes the
following types of proposed housing developments. Any proposal not satisfying this definition shall not be considered a proposed housing development under this Chapter.
1. Construction of two (2) new primary dwelling units on either an existing parcel or a new parcel created from an urban lot split.
2. Construction of one (1) new primary dwelling unit and retention of one (1) existing primary dwelling unit on either an existing parcel or a new parcel created from an urban lot split.
3. Retention of two (2) lawful nonconforming primary dwelling units where one or both
units are subject to a proposed addition or alteration on an existing parcel. 4. Retention of two (2) existing lawful nonconforming primary dwelling units on a new parcel created from an urban lot split.
5. Construction of one (1) new primary dwelling unit and one (1) accessory dwelling unit (or junior accessory dwelling unit) on a new parcel created from an urban lot split.
6. Retention of one (1) existing primary dwelling unit and construction of one (1)
accessory dwelling unit (or junior accessory dwelling unit) on a new parcel created from an urban lot split.
"Public transportation" means a high-quality transit corridor, as defined in subdivision (b) of Section 21155 of the Public Resources Code, or a major transit stop, as defined in
Section 21064.3 of the Public Resources Code.
"Single-family residential zone" means an R-1 (Single-family) zoning district as specified by Chapter 21.08 (Residential zoning districts).
"Subdivision ordinance" means Title 20 of the Campbell Municipal Code.
Page 5 of 23
"Urban lot split" means a ministerial application for a parcel map to subdivide an existing parcel located within a single-family residential zone into two parcels, as authorized
by Section 66411.7 of the Government Code.
"Yards" means the open space formed by the required building setbacks, as illustrated by Figure 1-1, Figure 1-2, and Figure 1-3.
"Zoning code" means Title 21 of the Campbell Municipal Code.
21.25.040 – General Eligibility
A proposed housing development may only be created on parcels satisfying all of the following general requirements: A. Zoning District. A parcel that is located within a single-family residential zone.
B. Historic Property. A parcel that is not listed on the City of Campbell Historic Resource Inventory, as defined by Chapter 21.33 (Historic Preservation). C. Legal Parcel. A parcel which has been legally created in compliance with the
Subdivision Map Act (Government Code Section 66410 et seq.) and Subdivision
Ordinance, as applicable at the time the parcel was created. The city engineer may require a certificate of compliance to verify conformance with this requirement. D. Hazardous Waste Site. A parcel that is not identified as a hazardous waste site
pursuant to Government Code Section 65962.5 or a hazardous waste site designated
by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code, unless the State Department of Public Health, State Water Resources Control Board, or Department of Toxic Substances Control has cleared the site for residential use.
E. Flood Zone. A parcel that is not located within a special flood hazard area subject to inundation by the 1 percent annual chance flood (100-year flood) on the official maps published by the Federal Emergency Management Agency unless a Letter of Map Revision prepared by the Federal Emergency Management Agency has been issued
or if the proposed primary dwelling unit(s) is constructed in compliance with the provisions of Chapter 21.22 (Flood Damage Prevention) as determined by the floodplain administrator. F. Earthquake Fault Zone. A parcel that is not located within a delineated earthquake
fault zone as determined by the State Geologist on any official maps published by the State Geologist, unless the proposed housing development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law (Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code), and
by any local building department under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2.
Page 6 of 23
G. Natural Habitat. A parcel that is not recognized by the City as a habitat for protected species identified as candidate, sensitive, or species of special status by state or
federal agencies, fully protected species, or species protected by the federal
Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code).
21.25.050 – Zoning Standards The following objective zoning standards supersede any other standards to the contrary that may be provided in the Zoning Code or a neighborhood plan, as they pertain to
a proposed housing development under Government Code Section 65852.21. Proposed
housing developments shall be constructed only in accordance with the following objective zoning standards, except as provided by Section 21.25.100 (Exceptions).
A. Building Height/Number of Stories. The maximum building height and maximum number of stories shall be as specified by the applicable zoning district and/or a
neighborhood plan. Building height shall be measured from finished grade except for
properties subject to a neighborhood plan where maximum building height is measured from natural grade. B. Floor Area Ratio and Lot Coverage. The maximum floor area ratio and lot coverage
shall be as specified by the applicable zoning district and/or a neighborhood plan.
C. Grading. A change in elevation (AMSL) from natural grade shall be limited to the minimum extent necessary to ensure adequate drainage as demonstrated by a grading and drainage plan prepared by a registered civil engineer.
D. Minimum Living Area. The minimum living area of a primary dwelling unit shall be 150 square feet, subject to the restrictions specified by Health and Safety Code Section 17958.1.
E. Parking. One (1) parking stall per primary dwelling unit shall be required, except for
proposed housing developments located on parcels within one-half mile walking distance of either a public transportation stop or one block of a car share vehicle operating in accordance with California Vehicle Code section 22507.1.
Parking stalls may either be uncovered or covered (garage or carport) in compliance
with the development standards of the applicable zoning district and/or a neighborhood plan and Chapter 21.28 (Parking and Loading), except that uncovered parking spaces may encroach into a required front or side yard fronting on a public street within an existing or proposed driveway that satisfies the minimum stall dimensions for residential parking spaces (9-feet wide by 20-feet deep).
F. Private Open Space. Each parcel shall maintain a minimum of 750 square feet of private open space per primary dwelling unit, satisfying the requirements of Section 21.08.030, Table 2-3 (General Development Standards – R-1 Zoning District).
Page 7 of 23
G. Setbacks. Proposed housing developments shall be subject to the setback and
building separation requirements specified by Table 1-1 (Setback Requirements),
below: Table 1-1 – Setback Requirements
Setback (1) Requirement (2)
Property Line Setbacks
Front Per the applicable zoning district and/or neighborhood plan
Garage Entry 25 feet
Interior Sides (3) 4 feet Rear
Street Side 12 feet
Separation Between Primary Dwelling Units (4)
For units located in front of or behind each other 10 feet
For units located to the side of each
other 5 feet
Separation from Accessory Structure(s)
If located in front of the accessory structure 10 feet If located behind the accessory structure
If located to the side of the accessory structure 5 feet
Exceptions:
(1) Cornices, eaves, sills, canopies, bay windows, or other similar architectural features may extend into required setbacks and building separation distances as specified Section 21.18.040.B.1.
(2) No setback shall be required for an existing structure, or a structure constructed in the same location and to the same dimensions as an existing structure.
(3) No interior side setback shall be required for proposed housing development units constructed as attached townhomes, provided that the structures meet building code safety standards and are sufficient to allow conveyance as a separate fee parcel.
(4) Except for primary dwellings constructed as a duplex or townhomes. 21.25.060 –Site Development Standards The following site development standards augment those standards provided in
Chapter 21.18 (Site Development Standards), Chapter 21.28 (Parking and Loading), and
Chapter 21.26 (Landscaping). Proposed housing developments shall be constructed only in accordance with the following site development standards, except as provided by Section 21.25.100 (Exceptions).
A. Air Conditioning Units. Air conditioning units and similar equipment such as
generators, heating, and ventilation equipment shall be ground-mounted, screened
from public view, and separated from property lines as required by Section 21.18.020 (Air conditioning units).
Page 8 of 23
B. Driveways. Driveways shall comply with the requirements of Section 21.28.090 (Driveways and site access), except that the following standards shall apply:
1. Each driveway shall have a minimum width of eight feet up to a maximum width of eighteen feet;
2. Each driveway shall be entirely paved with either concrete or pavers. All other surfacing materials, including but not limited to gravel, decomposed granite, and
asphalt, are prohibited; and
3. Only a single driveway curb-cut shall be permitted per parcel designed in accordance with the City’s Standard Specifications and Details for Public Works Construction.
C. Fencing. All new fencing shall comply with the requirements of Section 21.18.060
(Fences, walls, lattice and screens), except that fences shall be permitted up to seven
feet in height, with or without lattice, where a six-foot tall fence would otherwise be permitted. D. Front Yard Paving. No more than fifty percent of the front-yard setback area shall be
paved as specified by Section 21.18.070 (Front yard paving), except to allow a
driveway with a width dimension not exceeding eight feet. E. Landscaping Requirement. Front and street-side yards shall be irrigated and landscaped with a combination of plantings, including natural turf, ornamental grasses,
groundcovers, shrubs, and trees, consistent with Section 21.26.030 (General
landscaping requirements for all zoning districts) and the California Model Water Efficient Landscape Ordinance (MWELO), pursuant to Section 21.26.030.F (Water efficient). Properties subject to the San Tomas Area Neighborhood Plan (STANP) shall provide one tree per 1,500 square-feet of net lot area.
F. Lighting. New exterior lighting fixtures shall be down-shielded and oriented away from adjacent properties consistent with Section 21.18.090 (Lighting design standards) and shall not emit more than one half foot candle of illumination at interior-side or rear property lines.
G. Stormwater Management. Stormwater runoff from impervious surfaces shall be directed to vegetated areas on the parcel and shall not drain onto adjacent parcels as specified by the Building Code, and as demonstrated by a grading and drainage plan prepared by a registered civil engineer.
H. Water Meter(s) and Sewer Cleanout(s): New water meters and sewer cleanouts shall be installed on the parcel containing the units they serve. Existing meters and cleanouts located within the public right-of-way shall be relocated onto the parcel upon construction of a new primary dwelling unit.
21.25.070 – Design Review Standards
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The following objective design review standards apply to construction of new primary dwelling units and to any addition and/or alteration to existing primary dwelling units as part
of a proposed housing development, except as provided by Section 21.25.100 (Exceptions).
Existing features inconsistent with these standards may remain provided they are not altered or removed. A. Balconies/Decks. Rooftop terraces and decks are prohibited. Balconies shall only be
permitted on the front elevation of a primary dwelling unit(s).
B. Building Colors. Each new primary dwelling unit shall incorporate at least two (2) colors (inclusive of trim) but not more than four colors. Paints shall be uniformly applied to wall surfaces and no more than one paint color may be applied per wall (not including
the trim color). Additions to existing primary dwelling units shall incorporate the same
building colors as the existing structure or otherwise comply with the requirements of this provision.
C. Columns and Pillars. Exterior columns and/or pillars shall not exceed a height of 14-
feet or the plate height of the first-story, whichever is less.
D. Finished Floor. The finished floor of the first-story shall not exceed 18-inches in height as measured from finished grade.
E. Front Entryway. An entry feature framing a front door shall not exceed 14-feet in
height as measured from finished grade. F. Front Doors. Front door openings shall not exceed a width of 6-feet or a height of 9-feet. Front entry doors for duplex units in a side-by-side configuration shall be separated by a distance equal to half the linear length of the structure’s front elevation.
G. Front Porch. Porches shall have a minimum depth of 5-feet and a minimum width equal to thirty-three percent (33%) of the linear width of the front-facing wall. H. Front Step-back. Second-story wall(s) that front a public street shall be recessed by
5-feet from the first-story exterior walls, as measured wall to wall.
I. Garages: Garages placed on the front elevation of a primary dwelling unit shall not exceed 50% of the linear extent of the front elevation. J. Garage Conversions. The creation of a primary dwelling unit from the existing space
of an attached garage shall include removal of garage doors which shall be replaced with architectural features the same as those of the existing primary dwelling unit, including the same wall cladding, building color(s), and window frames that remove any appearance that the structure was originally a garage.
K. Plate Height. The plate height of each story for a new primary dwelling unit shall be
limited to 12-feet as measured from finished floor. The plate height of an addition to an existing primary dwelling unit shall match the plate height of the existing structure.
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L. Roof Forms. For new primary dwelling units, roofs shall be limited to cross-hipped or
hipped and valley forms with a minimum slope of 4:12 and a maximum slope of 8:12.
Gabled and dormer elements are allowed, but all other roof forms are prohibited. Additions to existing primary dwelling units shall match the predominant roof form and roof pitch of the existing structure.
M. Roof Materials. For new primary dwelling units, no more than two (2) roofing materials
shall be used, limited to asphalt composite shingles, photovoltaic shingles, standing seam metal, clay tile, concrete tile, and slate shingles. All other roofing materials are prohibited. Additions to existing primary dwelling units shall incorporate the same roofing material as the existing structure or otherwise comply with the requirements of this provision.
N. Stairways. Exposed exterior stairways are prohibited. Stairways necessary to access a dwelling unit located on a second floor shall be entirely enclosed within the structure and shall be included in the allowable floor area of the dwelling unit that it serves.
O. Wall Materials. For new primary dwelling units, no more than two exterior wall
materials shall be used, limited to stucco, horizontal or vertical fiber cement siding (in any profile), horizontal or vertical wood siding (in any profile), and horizontal or vertical engineered (composite) wood siding (in any profile). Stacked stone or brick veneer may be used as an accent material, limited to the lower half of the first story. Additions to existing primary dwelling units shall incorporate the same combination materials as
the existing structure or otherwise comply with the requirements of this provision.
P. Windows. All second-story windows less than eight feet from rear and interior-side property lines shall be clerestory with the bottom of the glass at least six feet above the finished floor. All other second-story windows shall be limited to the minimum
number and minimum size as necessary for egress purposes as required by the Building Code.
Q. Utilities. Gas and electric meters and connections to gas and electric meters (i.e. connections to rooftop solar panels) shall be located on side walls adjacent to interior-
side property lines. 21.25.080 – General Requirements and Restrictions The following requirements and restrictions apply to all proposed housing
developments, inclusive of existing and new primary dwelling units, as applicable:
A. Accessory Dwelling Units. In addition to the two primary dwelling units comprising a proposed housing development, accessory dwelling units may be allowed as follows, consistent with Chapter 21.23 (Accessory Dwelling Units), except for proposed
housing developments located on a new parcel created by an urban lot split which shall
be limited to a total of two units as defined by Section 66411.7(j)(2) of the Government Code:
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1. Parcels with two (2) single-family dwellings shall be permitted one (1) accessory
dwelling unit and one (1) junior accessory dwelling unit;
2. Parcels with a duplex structure shall be permitted two (2) detached accessory dwelling units. The accessory dwelling units may be connected to each other in a side-by-side or front-to-back configuration or stacked with one unit located
atop of the other unit forming a two-story structure not exceeding the maximum
building height specified by Section 21.25.050.A (Building height/number of stories); 3. Creation of an interior accessory dwelling unit from an existing non-livable
space shall only be permitted within an existing multifamily dwelling structure,
as herein defined. B. Building and Fire Codes. Title 18 and Title 17 of the Campbell Municipal Code, incorporating the Building Code and Fire Code, respectively, apply to all proposed
housing developments.
C. Dwelling Unit Type. The primary dwelling unit(s) comprising a proposed housing development may take the form of detached single-family dwellings, attached townhomes, and/or duplexes. A duplex may consist of two dwelling units in a side-by-
side or front-to-back configuration or stacked with one unit located atop of the other
unit forming a two-story structure not exceeding the maximum building height specified by Section 21.25.050.A (Building height) or a Neighborhood Plan.
D. Encroachment Permits. Separate encroachment permits for the installation of utilities
to serve a proposed housing development shall be required. Applicants shall apply for
and pay all necessary fees for utility permits for sanitary sewer, gas, water, electric and all other utility work.
E. Park Impact Fee. A fee in-lieu of parkland dedication shall be paid in association with the creation of any new dwelling units in compliance with Chapter 13.08 (Park Impact
Fees).
F. Restrictions on Demolition. The proposed housing development shall not require demolition or alteration involving removal of more than 25 percent of the existing exterior structural walls, of any of the following types of housing structures:
1. Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income;
2. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power;
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3. Housing that has been occupied by a tenant in the last three years. This shall be evidenced by claiming of the Homeowners' Exemption on the Santa Clara
County assessment roll.
G. Short-Term Rentals. Leases for durations of less than 30 days, including short-term rentals are prohibited. The community development director shall require recordation of a deed restriction documenting this requirement prior to issuance of a building
permit.
H. Subdivision and Sales. Except for the allowance for an urban lot split provided in Chapter 20.14 (Urban Lot Splits), no subdivision of land or air rights shall be allowed in association with a proposed housing development, including creation of a stock
cooperative or similar common interest ownership arrangement. In no instance shall a
single primary dwelling unit be sold or otherwise conveyed separate from the other primary dwelling unit. 21.25.090 – Application Process
Applications for proposed housing developments shall be submitted and processed in compliance with the following requirements: A. Application Type. Proposed housing developments shall be reviewed ministerially by
the community development director through consideration of a zoning clearance in
compliance with Chapter 21.40 (Zoning Clearances). The permitting provisions of Chapter 21.42 (Site and Architectural Review and by reference any neighborhood plan, shall not be applied.
B. Application Filing. A zoning clearance application for a proposed housing
development, including the required application materials and fees, shall be filed with the community development department in compliance with Chapter 21.38 (Application Filing, Processing and Fees). A zoning clearance application may only be found complete if it satisfies the requirements of this Chapter.
C. Building Permits. Issuance of a zoning clearance shall be required prior to issuance of building permit(s) for the new and/or modified dwelling units comprising the proposed housing development, consistent with Section 21.56.050 (Issuance of building permits).
D. Approval Expiration. Approval of a zoning clearance shall expire twelve months after issuance, as specified by Section 21.56.030 (Permit time limits and extensions).
E. Denial. The community development director may deny a proposed housing development project only if the building official makes a written finding, based upon a
preponderance of the evidence, that the proposed housing development would have a specific, adverse impact, as defined and determined in paragraph (2) of subdivision (d) of Section 65589.5 of the Government Code, upon public health and safety or the physical environment and for which there is no feasible method to satisfactorily mitigate
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or avoid the specific, adverse impact. Expiration of a zoning clearance application following a determination that the application is incomplete pursuant to Section
21.38.040.C (Expiration of application) shall not constitute a denial.
F. Appeals. As specified by Chapter 21.62 (Appeals), zoning clearances are ministerial and are not subject to an appeal.
21.25.100 – Exceptions
If any of the zoning, site development, or design review standards provided in this Chapter would have the effect of physically precluding construction of up to two primary dwelling units or physically preclude either of the two primary dwelling units from being at least 800 square feet in floor area, the community development director shall grant an
exception to the applicable standard(s) to the minimum extent necessary as specified by this
section. An exception request shall be explicitly made on the application for a zoning clearance for a proposed housing development.
A. Determination. Exceptions shall be granted by the community development director according to the following order of priority (ordered from the most preferred to the least
preferred) until the physical constraint to a proposed housing development is resolved,
provided that if an exception does not remove a physical constraint, the exception shall not be granted. 1. Elimination of the rear setback (for parcels with a rear property line abutting a
non-residentially zoned property or roadway);
2. Elimination of the interior-side setback (for parcels with a side property line abutting a non-residentially zoned property or street);
3. Reduction of the street-side setback to 5-feet;
4. Reduction of the garage entry setback/minimum driveway depth to 20-feet;
5. Increase to the maximum floor area ratio (FAR);
6. Increase to the maximum lot coverage;
7. Reduction to the minimum required private open space;
8. Reduction of the front/rear building separation between structures to 5-feet;
9. Reduction or elimination of any other standard not otherwise identified.
B. Remedy. Where a disagreement with the community development director's application of this section occurs, the procedures for an Interpretation provided in Section 21.020.030 (Procedures for interpretations) shall be followed, including the provisions for an appeal.
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SECTION 6. Adopting an Urban Lot Splits Chapter. New Chapter 20.14 (Urban Lot Splits) is hereby added to Title 20 (Subdivision and Land Development) of the Campbell Municipal
Code to read as follows:
CHAPTER 20.14 (URBAN LOT SPLITS) 20.14.010 – Purpose
This Chapter establishes exceptions to the Zoning Code and Subdivision Ordinance and provides permit procedures to allow urban lot splits allowed by Senate Bill No. 9 (2021), as codified in Government Code Section Sections 66452.6 and 66411.7. The provisions of this Chapter shall supersede any other provision to the contrary in the Subdivision Ordinance
or the Zoning Code. Subdivision standards provided for in the Subdivision Ordinance that are
not affected by this Chapter shall remain in effect. 20.14.020 – Applicability
This Chapter is applicable only to voluntary applications for urban lot splits. Owners of
real property or their representatives may continue to exercise rights for property development in conformance with this Title. Applications that do not satisfy the definitions for an urban lot split provided in Section 21.25.030 (Definitions) of the Zoning Code shall not be subject to this Chapter. It is not the intent of this Chapter to override any lawful use restrictions as may
be set forth in Conditions, Covenants, and Restrictions (CC&Rs) of a common interest
development. 20.14.030 – Definitions
The meaning of terms used in the Chapter shall be as defined by Section 21.72.020
(Definitions of specialized terms and phrases), Section 21.23.120 (Definitions), and Section 21.25.030 (Definitions) of the Zoning Code. Where a conflict may exist between these sections, the definitions provided in Sections 21.25.030 (Definitions) shall prevail. 20.14.040 – Subdivision Standards The following objective subdivision standards supersede any other standards to the contrary that may be provided in the Subdivision Ordinance, Zoning Code, or applicable neighborhood plan as they pertain to creation of an urban lot split under Section 66411.7 of
the Government Code.
A. Allowable Lot Types. Any newly created parcel satisfying the criteria provided by Section 21.25.040 (General Eligibility) of the Zoning Code may be approved for an urban lot split, irrespective of its current configuration. However, the allowed creation of specific lot types resulting from an urban lot split is limited to those specified in Table
1-1 (Allowed Lot Types), below. Lot types identified with an (A) are allowable. Lot types identified with a (P) are prohibited and shall not be created.
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Table 1-1 – Allowed Lot Types
Lot Type (1) Allowability
Interior Lot A
Corner Lot A
Reverse Corner Lot A
Flag Lot A
Key Lot A
Cul-de-Sac Lot A
Pie-Shaped Lot A
Double Frontage Lot P
Irregular Lot P
(1) Lot types are defined and illustrated in Section 21.25.030, Figure 1-1 (Lot Types and Yards), Figure 1-2 (Cul-de-Sac Lots), and Figure 1-3 (Pie-Shaped Lot) of the Zoning Code. B. Flag Lots. The access corridor of a flag lot parcel (as illustrated in Section 21.25.030, Figure 1-1 of the Zoning Code) shall be in fee as part of the parcel and not as an
easement and shall be of a minimum width of 12-feet and a maximum width of 15-feet
and be entirely paved with either concrete or pavers, consistent with the Fire Code as determined by the fire chief. C. Lot Lines. The side lines of all parcels, so far as possible, shall be at right angles to
streets or radial or approximately radial to curved streets and to center points of cul-
de-sac turning circles.
D. Minimum Lot Size. Each new parcel shall be approximately equal in lot area provided that one parcel shall not be smaller than 40 percent of the lot area of the original parcel proposed for subdivision. In no event shall a new parcel be less than 1,200 square feet
in lot area. The minimum lot area for a flag lot shall be exclusive of the access corridor
as illustrated in Section 21.25.030, Figure 1-1 of the Zoning Code E. Minimum lot width. Each new parcel shall maintain a minimum lot width of 25-feet. The calculation of lot width for a flag lot shall exclude the access corridor as illustrated
in Section 21.25.030, Figure 1-1 of the Zoning Code.
F. Minimum Public Frontage. Each new parcel shall have frontage upon a street dedicated in fee as a public street with a minimum frontage dimension of 25-feet, except for flag-lots which shall have a minimum frontage dimension of 12-feet.
G. Number of Lots. The parcel map to subdivide an existing parcel shall create no more than two new parcels. 20.14.050 – General Requirements and Restrictions
The following requirements and restrictions apply to all proposed urban lot splits allowed by this Chapter:
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A. Adjacent Parcels. Neither the owner of the parcel being subdivided nor any person acting in concert with the owner has previously conducted an urban lot split to create
an adjacent parcel as provided for in this Chapter.
B. Dedication and Easements: The city engineer shall not require dedications of rights-of-way nor the construction of offsite improvements, however, may require recording of easements necessary for the provision of public services and facilities.
C. Existing Structures. Existing structures located on a parcel subject to an urban lot split shall not be subject to a setback requirement. However, any such existing structures shall not be located across the shared property line resulting from an urban lot split, unless the structure is converted to an attached townhome unit as provided
for in Section 21.25.050, Table 1-1 (Setback Requirements, Exception No. 4) of the
Zoning Code. All other existing structures shall be modified, demolished, or relocated prior to recordation of a parcel map.
D. Grading. A change in elevation (AMSL) from natural grade shall be limited to the minimum extent necessary to ensure adequate drainage as demonstrated by a grading
and drainage plan prepared by a registered civil engineer.
E. Intent to Occupy. The applicant shall sign an affidavit provided by the community development director attesting that the applicant intends to occupy one of the newly created parcels as their principal residence for a minimum of three years from the date
of the approval of the urban lot split. The affidavit shall be recorded on the title of the parcel concurrently with recordation of the parcel map.
This requirement shall not apply to an applicant that is "community land trust," as defined in clause (ii) of subparagraph (C) of paragraph (11) of subdivision (a) of Section 402.1 of the Revenue and Taxation Code, or a "qualified nonprofit corporation" as
described in Section 214.15 of the Revenue and Taxation Code. F. Non-Conforming Conditions. The City shall not require, as a condition of approval, the correction of nonconforming zoning conditions. However, no new nonconforming
conditions may result from the urban lot split other than as specified by Section
21.25.050, Table 1-1 (Setback Requirements) of the Zoning Code. G. Number of Remaining Units. No parcel created through an urban lot split shall be allowed to include more than two existing dwelling units as defined by Government
Code section 66411.7(j)(2). Any excess dwelling units that do not meet these
requirements shall be relocated, demolished, or otherwise removed prior to approval of a parcel map.
H. Park Impact Fee. A fee in-lieu of parkland dedication pursuant to Chapter 20.24 (Park Impact Fees and Park Land Dedication Subdivisions) shall be paid prior to recordation
of the parcel map.
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I. Prior Subdivision. A parcel created through a prior urban lot split may not be further subdivided under the provisions of this Chapter. The subdivider shall sign a covenant
provided by the community development director documenting this restriction. The
convent shall be recorded on the title of each parcel concurrent with recordation of the parcel map.
J. Restrictions on Demolition. The proposed urban lot split shall not require the
demolition or alteration involving removal of more than 25 percent of the existing
exterior structural walls of any of the following types of housing: 1. Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low
income;
2. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power;
3. Housing that has been occupied by a tenant in the last three years.
K. Storm Drain Area Fee. Prior to recordation of a parcel map, the applicant shall pay the required Storm Drain Area fee, as set by the City's Schedule of Fees and Charges.
L. Stormwater Management. The subdivision shall comply with the requirements of the
City's National Pollution Discharge Elimination System (NPDES) Permit as implemented by Chapter 14.02, and as demonstrated by a grading and drainage plan prepared by a registered civil engineer.
M. Utilities. Utilities serving new parcels created through an urban lot split shall not cross
property lines. The requirements of the utility providers shall be satisfied prior to recordation of a parcel map. 20.14.060 – Approval Process
Applications for urban lot splits shall be submitted and processed in compliance with the following requirements: A. Application Type. An urban lot split shall be reviewed by the city engineer as a ministerial application for a parcel map. A tentative parcel map shall not be required.
B. Concurrent Submittal. A parcel map for an urban lot split may not be approved except in conjunction with a concurrently submitted application for a zoning clearance pursuant to Section 21.25.090 (Approval process) of the Zoning Code. Development of the new parcels is limited to the proposed housing development approved by the
zoning clearance unless an application for a new zoning clearance is issued for a different proposed housing development.
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C. Application Filing. An application for a parcel map for an urban lot split, including the required application materials and filing fee, shall be filed with the public works
department in compliance with Chapter 20.16 (Parcel Map Procedures). D. Referral. The city engineer shall refer the parcel map application to the community development director, fire chief, and utility agencies for review prior to recordation.
E. Denial. The city engineer may deny an urban lot split only if the building official makes
a written finding, based upon a preponderance of the evidence, that a proposed housing development located on the proposed new parcels would have a specific, adverse impact, as defined and determined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical environment and for
which there is no feasible method to satisfactorily mitigate or avoid the specific,
adverse impact.
F. Appeals. A decision of the city engineer on a parcel map for an urban lot split is a ministerial action and not appealable.
SECTION 7. Clarification to Architectural Features Encroachment Exception. Campbell Municipal Code Section 21.18.040.B.1 (Architectural features) is amended to read as follows with underlining indicating new text and strikeouts (strikeout) indicating deleted text:
1. Architectural features. Cornices, eaves, sills, canopies, bay windows totaling
not more than 10 feet in width, or other similar architectural features may extend
or project into a required side yard or rear yard, or required building separation distance, not more than 24 inches and may extend or project into a required front yard or street-side yard not more than 30 inches. Chimneys may project into a required front, side, street-side, or rear yard not more than 24 inches. No
architectural feature may extend closer than three feet to any property line.
SECTION 8. Revisions Pertaining to JADU Provisions. Campbell Municipal Code Section 21.23.040 (Junior Accessory Dwelling Unit Development Standards) is amended to read as follows with underlining indicating new text and strikeouts (strikeout) indicating deleted text:
21.23.040 - Junior Accessory Dwelling Unit Development Standards
A junior accessory dwelling unit shall be constructed only in accordance with the following development standards:
A. Maximum floor area. The junior accessory dwelling unit shall not exceed 500 square
feet in area. The occupied floor area shall be within the allowable floor area of a primary dwelling unit or detached accessory dwelling unit, as specified by Section 21.23.030.D (Floor area ratio and lot coverage).
B. Associated Dwelling. The junior accessory dwelling unit shall be contained entirely
within an existing or proposed primary dwelling unit or a detached accessory dwelling unit utilizing one of the allowable two bedrooms.
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C. Kitchen. The junior accessory dwelling unit shall contain an efficiency one kitchen facility satisfying the following the criteria:
1. A sink with a maximum waste line diameter of one and one-half inches. 2. A cooking facility with appliances that do not require electrical service greater than 120 volts, or natural or propane gas.
3. A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit. D. Bathroom. Bathroom facilities may be separate from or shared with the primary
dwelling unit or detached accessory dwelling unit.
E. Entrance. The junior accessory dwelling unit shall include an exterior entrance separate from the main entrance to the primary dwelling unit or detached accessory dwelling unit, with an interior entry into the main living area. The junior accessory
dwelling unit may include a second interior doorway for sound attenuation.
F. Parking. No parking shall be required for a junior accessory dwelling unit.
SECTION 9: Kitchen Definition: The definition of "Kitchen facilities" in Campbell Municipal
Code Section 21.72.020(k) is amended to read as follows, with underlining indicating new text
and strikeouts (strikeouts) indicating deleted text:
"Kitchen facilities" means any room or area designed, intended, or used for the cooking and preparation of food with appliance(s) for cooking or heating food or beverages, such as a stove, oven, microwave, toaster, or hot plate, installed (either temporarily or
permanently).
"Kitchen facilities" and "kitchen" means a room or area designed for the cooking, preparation, and storage of food. When found in a dwelling unit, a kitchen shall include a free-standing cooking range or built-in cooktop, oven, ventilation, sink, refrigerator, food preparation countertop, and food storage cabinetry.
SECTION 10: JADU Definition: The definition of "Junior accessory dwelling unit" in Campbell Municipal Code Section 21.23.120 is amended to read as follows, with underlining indicating new text and strikeouts (strikeouts) indicating deleted text:
"Junior accessory dwelling unit" means a dwelling unit that is no more than five hundred square feet in size and contained entirely within a single-family dwelling or
detached accessory dwelling unit. A junior accessory dwelling unit shall include provisions for living, sleeping, cooking, and may include separate sanitation (separate or shared facilities) facilities or may share sanitation facilities with the existing structure.
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SECTION 11. Exception to FAR/Lot Coverage. Campbell Municipal Code Section 21.23.030.D (Floor area ratio and lot coverage) is amended to read as follows with underlining
indicating new text and strikeouts (strikeout) indicating deleted text:
D. Floor area ratio and lot coverage. Creation of an accessory dwelling unit shall comply with the maximum floor area ratio and maximum lot coverage as specified by the applicable zoning district and/or area or neighborhood plan, except to the extent
necessary to allow an accessory dwelling unit no larger than 800 square feet. In the
case of a parcel within the P-D (Planned Development) zoning district the maximum floor area ratio and maximum lot coverage shall be equal to the standards provided by the zoning district that directly corresponds to the parcel's General Plan land use designation as specified by Section 21.04.020, Table 2-1.
Exception: Up to 800 square-feet of gross floor area of an accessory dwelling unit shall be exempt from the applicable maximum floor area ratio and maximum lot coverage requirements. This exception does not apply to junior accessory dwelling units.
SECTION 12. JADU Parking Clarification. Campbell Municipal Code Section 21.23.030.J.1, Table – 3-1(d) (Parking Standards) is amended to read as follows with underlining indicating new text and strikeouts (strikeout) indicating deleted text:
SECTION 13. ADU Setback Exception. Campbell Municipal Code Section 21.23.030.E., Table – 3-1(b) (Setback Standards) is amended to read as follows with underlining indicating new text and strikeouts (strikeout) indicating deleted text:
Table 3-1(d) – Parking Standards
Standard Detached ADUs Interior and Attached ADUs
Required Parking 1 space per unit or per bedroom, whichever is less Not Required
Replacement Parking
Existing parking spaces that are removed (in whole or in part) in conjunction to allow for with the creation of an accessory dwelling unit or junior accessory dwelling unit (e.g., by demolition or
conversion of a garage) are not required to be
replaced.
Exception: No "required parking", as specified by this table, shall be required for a detached accessory dwelling unit that is contained within the existing space of an accessory structure. Further, no "required parking" shall be required for an accessory dwelling unit that is located on a parcel that is within (1) a walking distance of one-half mile of public transit, (2) a designated historic district, (3) one block of a City-licensed car share vehicle, or (4) the boundaries of a permanent residential parking permit program, where the City does not offer parking permits to occupants of an accessory dwelling unit.
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Table 3-1(b) – Setback Standards
Setback (1) Requirement (2)
Detached ADUs Interior and Attached ADUs
Property Line Setbacks
Front
The same standard
as for the primary dwelling unit The same
standard as for the primary dwelling unit
Interior Sides 4 feet Rear
Street Side 12 feet
Separation from Primary Dwelling
Unit
If located in front of the primary dwelling unit 10 feet
Not applicable If located behind the primary dwelling unit If located to the side of the primary dwelling unit 5 feet
Separation from
Accessory Structure(s)
If located in front of the accessory structure 10 feet As specified by Section 21.36.020
(Accessory structures)
If located behind the accessory structure
If located to the side of the accessory structure 5 feet
Exceptions:
(1) Cornices, eaves, sills, canopies, bay windows, or other similar architectural features may extend into required setbacks and building separation distances as specified Section
21.18.040.B.1
(2) No setback shall be required for an existing accessory structure that is converted (in whole
or in part) to an accessory dwelling unit, nor for an accessory dwelling unit created within the existing space of a primary dwelling unit provided that the existing side and rear setbacks are sufficient for fire safety.
A detached accessory dwelling unit created through this exception shall not be expanded in any manner, including expansion of the living area or attachment of a garage or other uninhabitable space (except to allow an entry area for ingress and egress no greater than 150 square feet), and shall not be permitted to exercise the setback exception for non-conforming structures provided for in Section 21.58.050.F (Exceptions).
SECTION 14. Non-Conforming Limitations: Campbell Municipal Code Section 21.58.050.F
(Exceptions) is amended to read as follows with underlining indicating new text and strikeouts (strikeout) indicating deleted text: F. Exceptions. The following exceptions apply to all lawfully constructed structures,
except for detached including accessory dwelling units:
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SECTION 15. Special Provisions for Multi-family Residential Properties: Campbell Municipal Code Section 21.23.050 (Special Provisions for Multi-family Residential Properties) is
amended to read as follows with underlining indicating new text and strikeouts (strikeout)
indicating deleted text: 21.23.050 – Special Provisions for Multi-family Residential Properties
The following requirements and restrictions apply to creation of accessory dwelling units
on multi-family residential properties and shall supersede any provision to the contrary within this Chapter. A. Defined. For the purposes of this section, the term “multifamily dwelling structure” shall
have the same meaning as “Duplex,” “Triplex,” “Fourplex,” and “apartment” as defined
by Chapter 21.72 (Definitions). B. Conversion of non-living areas. A minimum of one (1) accessory dwelling unit and up to one (1) accessory dwelling unit for every four (4) dwelling units within a
multifamily dwelling structure may be created within existing non-livable space(s),
including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, carports, or garages, provided that the dwellings comply with the California Building Code.
C. Detached accessory dwelling units. In addition to the accessory dwelling units
allowed by subsection B, not more than two (2) detached accessory dwelling units may allowed subject to the standards, requirements, and restrictions of this Chapter. The accessory dwellings units may be detached from each other or may be connected in a side-by-side or front-to-back configuration or stacked with one unit located atop of the
other unit forming a two-story structure not exceeding the maximum building height
specified by Section 21.23.030.I (Maximum height and stories).
SECTION 16. Approval Process: Campbell Municipal Code Section 21.23.080 (Approval Process) is amended to read as follows with underlining indicating new text and strikeouts (strikeout) indicating deleted text:
21.23.080 – Approval Process The City shall issue a ministerial building permit for an accessory dwelling unit or junior accessory dwelling unit that is consistent with the provisions of this Chapter, as determined
by issuance of a Zoning Clearance in compliance with Chapter 21.40 (Zoning clearances), within sixty (60) days of submittal of a complete building permit application. If the permit application to create a junior accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the City may delay acting on the permit application for the junior accessory dwelling unit until the permitting agency acts on the permit
application to create the new single-family dwelling, but the application to create the junior accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing.
Page 23 of 23
Notwithstanding the foregoing However, physical expansion of an existing primary dwelling unit (i.e., addition) or construction of a new primary dwelling unit located on a parcel
that is subject to design review pursuant to Chapter 21.42 (Site and architectural review),
Chapter 21.33 (Historic preservation), or Chapter 21.12.030 (P-D (Planned development) zoning district) shall first receive approval of the appropriate land use permit prior to a submittal of a ministerial building permit application for an accessory dwelling unit. The 60-day period for processing the application for the accessory dwelling unit or junior accessory
dwelling shall be tolled during any delay requested by the applicant.
SECTION 17. Deletion of Utility Meter Provisions: Campbell Municipal Code Section 18.20.030 (Utility meters) is hereby deleted
SECTION 18. Deletion of ADU Master Plan provisions: Campbell Municipal Code Section 21.23.100 (Master Development Plan) is hereby deleted.
SECTION 19 (SEVERABILITY): If any section, subsection, sentence, clause, or phrase of this ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of the interim ordinance. The City Council hereby declares that it would have passed
this interim ordinance and each and every section, subsection, sentence, clause, or phrase
not declared invalid or unconstitutional without regard to whether any portion of the ordinance would be subsequently declared invalid or unconstitutional. SECTION 20 (EFFECTIVENESS) This Ordinance shall become effective thirty (30) days
following its passage and adoption and shall be published, one time within fifteen (15) days
upon passage and adoption in a newspaper of general circulation for the City of Campbell, County of Santa Clara.
PASSED AND ADOPTED this _____ day of ____________, 2022 by the following roll call
vote: AYES: Councilmembers: NOES: Councilmembers:
ABSENT: Councilmembers: APPROVED: ________________________
Paul Resnikoff, Mayor ATTEST:
_______________________________ Dusty Christopherson, City Clerk
To: Chair Ching and Planning Commissioners Date: March 22, 2022
From: Tracy Tam, Associate Planner
Via: Rob Eastwood, Community Development Director Subject: Pre-application (PLN-2022-11) ~ 125 E. Campbell Avenue
PURPOSE
The purpose of this study session is for the Planning Commission to consider and provide
feedback on a pre-application with a conceptual plan to demolish an existing two-story
commercial building and construct a new 7-story, 75-feet mixed-use building containing ground floor commercial uses, and up to 56 residential units on upper floors. This is also an opportunity for the applicant to receive and consider the feedback by staff, Planning Commission, and the public at the initial planning stages of the project. Review by the Planning Commission is
required as specified by Campbell Municipal Code (CMC) Chapter 21.41 (Pre-Applications) as
the pre-application involves over 40 dwelling units and is over 20,000 square feet of building area.
Since the pre-application process does not constitute a formal application review, comments are considered advisory recommendations for the use of the applicant. Moreover, comments are not
binding upon the Planning Commission as to any future determination made on a formal
application. In that regard, staff’s review of the preliminary project plans is limited to the overall project design concept and is not considered a substitute for formal project review.
The pre-application proposes to demolish an existing two-story commercial building and construct a new 7-story story, 75-feet mixed-use building containing ground floor commercial
uses and up to 56 residential units on upper floors. The pre-application poses several high-level
issues the Planning Commission should consider that include the following:
1. Density
2. Height
3. Design (inclusive of mass/bulk, architectural style, and colors/materials)
4. Pedestrian interface at the ground level
5. Parking
These high-level issues are discussed throughout this report. It would be advantageous for the Planning Commission to provide feedback on the above broad categories.
MEMORANDUM
Community Development Department
Planning Commission Study Session—March 22, 2022 Page 2 of 12 PLN-2021-11 ~ 125 E. Campbell Avenue
PROJECT DATA
Zoning District: C-3 (Central Business District)
General Plan Designation: Central Commercial
Area Plan: Downtown Development Plan and Standards
Net Lot Area 0.72 acres
Gross Lot Area 1.32 acres
Proposed Requirement/Maximum
Proposed Density 57 dwelling units per gross acre 27 dwelling units per gross acre
Building Height1 75-feet 45-feet
Floor Area Ratio (FAR) 0.35 Up to 1.252
Parking Zero Residential: Two spaces per unit Pedestrian-oriented activities: One space per 345 square feet of gross
floor area
Total: 131 parking spaces
Building Setbacks
Front (Campbell Ave)
Side (Third Street & Civic Center Drive)
Rear (abutting property to the north)
None
None
DISCUSSION
Project Site: The project site is an approximately 26,506 square-foot parcel (as per the parcel
map) located at the intersection of Civic Center Drive, and Orchard City Drive, within the C-3 (Central Business District) Zoning District and is located adjacent to two existing commercial buildings to the east and to the north. The property is currently developed with an existing two-story multi-tenant commercial building and an existing mixed-use building (also known as the Gateway mixed-use building; anchored by a prominent breakfast restaurant d.b.a. Stacks). The
Campbell Union Grammar School (also known as the Heritage Village Offices and Executive Suites) is located to the west. The City Council previously approved a Conditional Use Permit (UP97-18), a Site and Architectural Permit (S97-23), and an adjustment to the parking requirements on January 6, 1998 for the project site. This project has been constructed and is the building located on the property today.
1 Building height is measured from the lowest finished grade adjacent to the building to the building’s highest roof
surface. 2 The decision-making body may approve a FAR up to 1.5 when finding that: 1) the scale and intensity does not create adverse traffic and parking impacts; and 2) the design, scale, and context of the project are consistent with the Downtown Development Plan.
Planning Commission Study Session—March 22, 2022 Page 3 of 12 PLN-2021-11 ~ 125 E. Campbell Avenue
Applicant’s Proposal: The preliminary plans (reference Attachment 1) depict a new 7-story mixed-use building with approximately 6,445 square feet of ground-floor commercial uses and up to 56 below market rate residential units on a southwest portion of the project site. The office building to the north of the project site is on a separate parcel. Additional project details can be
found in the project description (reference Attachment 2).
General Plan:
The General Plan land use designation for the project site is Central Commercial. This General Plan land use designation is intended to provide shopping, services and entertainment within a
pedestrian oriented, urban environment. Building forms in this designation edge the street and
should include retail commercial uses on the ground floor with either office or residential uses on the second and third floors. Establishment of a mixed-use building in concept would generally be consistent with the purpose of the Central Commercial General Plan land use designation, however, additional details and information would be needed to evaluate the proposed pre-
application with all aspects of the General Plan and by extension, the Downtown Campbell
Development Plan and Standards.
Planning Commission Study Session—March 22, 2022 Page 4 of 12 PLN-2021-11 ~ 125 E. Campbell Avenue
The property is also located adjacent to a designated 'District Entry' (into Downtown Campbell) as shown on Figure LUT-7 (Gateways) of the General Plan. The General Plan’s vision for entry gateways is effectuated through Goal LUT-6 and its supporting policy and strategies.
Gateways/City Boundaries:
Goal LUT-6: Strong and identifiable City boundaries that provide a sense of arrival into
the City and its districts to reinforce Campbell’s quality small town image.
Strategy LUT-6.1b: Landmark Gateway Buildings: Anchor gateway intersections with landmark buildings that incorporate distinctive architectural character. Orient landmark buildings to face and frame the corners of intersections.
The project is located at western edge of the downtown area, and therefore, is considered an entrance to a district. The conceptual rendering and elevation do not appear to convey a clear architectural language and character as the architectural components do not seem to relate to each other and the surrounding environment. The façades do not appear to consider or respond to the prominence of the project site, and therefore, could be improved to better frame this entrance
to the downtown area.
The General Plan also contains strategies which encourage transit-oriented developments at a higher Floor Area Ratio in areas located within proximity to Light Rail, provided below.
Land Use Planning and the Regional Transportation System:
Strategy LUT-1.5a: Transit-Oriented Developments: Encourage transit-oriented developments including employment centers such as office and research and development facilities and the city’s highest density residential projects by coordinating the location, intensity, and mix of land uses with transportation resources, such as Light Rail.
Strategy LUT-1.5d: Higher Floor Area Ratios (FARs): Develop provisions for allowing
higher FARs in new projects that provide a mix of uses, maintain a jobs/housing balance or are located within proximity to Light Rail.
Planning Commission Study Session—March 22, 2022 Page 5 of 12 PLN-2021-11 ~ 125 E. Campbell Avenue
The General Plan also contains language that specifies residential densities shall not be counted against the allowable Floor Area Ratio to provide incentive to developers to construct housing near employment centers and public transit.
The project site is located within 0.3 mile of the Downtown Campbell Light Rail Station and the
project has a proposed density of 57 dwelling units per gross acre and a Floor Area Ratio of 0.35, exceeding the maximum density of 27 dwelling units per gross acre.
The General Plan also specifies in Policy LUT-19.1 that new development within the Downtown Area must comply with the requirements of the Campbell Downtown Development Plan. Additional information pertaining to the Downtown Campbell Development Plan and Standards
is provided below.
Downtown Campbell Development Plan & Standards: The project site is located within the Downtown Campbell Development Plan and Standards, and below is a subset of policies within the Downtown Development Plan grouped by topic.
Materials:
Strategy D-1.2b: Stucco, brick, tile and stone shall be the primary building materials on
facades in the Downtown. Using a mix of these materials is recommended.
Strategy D-1.2c: A coordinated color scheme shall be developed for each new building or façade.
Strategy D-1.2e: Large areas of blank walls without fenestration or other scale
articulation facing pedestrian walkways shall be discouraged.
Per the project description (Attachment 2), the proposed materials are a combination of wood and stucco, although it is unclear what the proposed exact colors are. Per Strategy D-1.2b provided above, stucco, brick, tile, and stone shall be the primary building materials and using a mix of these materials is recommended. The scale of the material should directly relate to the
scale of the building, and the scale of the portion of the building the material is applied to.
Furthermore, while there are not large areas of blank walls shown on the proposed elevations, the proposed elevation includes a singular way of orienting the windows and doors without any variation. Coupled with a lack of cohesive architectural language, these components do not contribute to the experience of the building and physical environment.
Massing/Bulk:
Strategy LU-7.1b: Maximum building height shall not exceed 45 feet.
Strategy LU-7.1c: New buildings shall be in context with the height and scale of adjacent buildings.
The building shown in the pre-application exceeds 45 feet and should ideally be further
articulated through changes in massing and bulk to relate better to the existing context. Presently,
the proposal contains little massing and bulk variation, aside from the corners of the building and at the balconies. The adjacent Stacks building is a three-story mixed-use building that contain architectural features (such as the protruding element that frames the entrance to the residential units above) that are appropriately scaled to a three-story building. The conceptual proposal does
not contain massing or architectural elements that are in line with the scale of adjacent buildings.
Pedestrian Interface:
Strategy LU-1.1b: Require new or converted retail space to include tall ceilings and expansive storefront windows to provide the appropriate setting for displaying and marketing retail merchandise.
Planning Commission Study Session—March 22, 2022 Page 6 of 12 PLN-2021-11 ~ 125 E. Campbell Avenue
Strategy D-1.1a: Buildings facing East Campbell Avenue shall be designed to maintain a
consistent development pattern that promotes retail activity and an active pedestrian oriented environment.
Strategy D-1.1c: Large buildings may be divided into multiple store fronts or similarly
scaled elements to complement the existing small property divisions.
Strategy LU-3.2a: Maintain and enhance the public spaces Downtown, including Ainsley
Park and Hyde Park, in a manner that encourages public use and activity.
Strategy D-2.1a: Buildings facing East Campbell Avenue shall be designed to maintain a consistent development pattern that promotes retail activity and an active pedestrian-
oriented environment. Recessed buildings, particularly on corner lots, may be allowed to
provide for outdoor dining, public areas or design excellence determined to contribute to
the overall benefit of the Downtown.
Strategy D-2.1c: Open air dining areas shall be encouraged at street level facing onto East Campbell Avenue.
Strategy D-2.1f: Attention to detail should be given to elevations that include a mix of
finishing materials, façade ornamentation, lighting, flower boxes and storefront
articulation that reinforces the attention given to the pedestrian.
While the proposal indicates a recess where the tenant building entrances are located, each recess should be designed in a manner that is distinct from each other, to provide additional building
interest for the pedestrian.
Bisecting the ground floor retail spaces by a hallway appears to restrict the flexibility of these tenant spaces. Staff recommends relocating the building entrance to the upper floor residential units to one side of the building, as opposed to the current configuration. This will allow for future tenants the flexibility to customize the commercial space to their needs in a more seamless
manner.
The floor plan for the first floor indicates that the two tenant spaces have exterior access from the east and west property lines, however, this appears to be a zero setback building and therefore, it appears the outswing of the west double doors will swing over the property line, and the outswing of the east double doors will interfere with the adjacent building. Building doors
outswings are not allowed to cross over property lines, and therefore this configuration is not allowed and should be further clarified upon a formal submittal.
Consider recessing a portion of the ground floor to create an arcade and a pedestrian seating/dining area. This is in addition to providing a recess for the tenant building entrances. The pedestrian seating area should be large enough to accommodate café tables (two to four
seats per table) in order to contribute to the pedestrian experience of Downtown. The upper floors may cantilever into this arcade and/or pedestrian seating/dining area to create an all weather area to be utilized yearlong.
Architecture:
Strategy LU-4.1b: New development and construction shall be of the highest quality and
shall be sensitive and representative of the traditional character and theme that is
depicted in the landmark buildings Downtown.
Strategy LU-7.1d: New buildings shall maintain similar horizontal and vertical proportions with adjacent façades.
Planning Commission Study Session—March 22, 2022 Page 7 of 12 PLN-2021-11 ~ 125 E. Campbell Avenue
Given the prominent location of the site, staff recommends that the building form, massing, and orientation should be carefully designed, and therefore has the following suggestions:
• In line with the Downtown Development Plan, stepping back the building on the ground
floor with the upper floors cantilevering over could allow the opportunity for all weather
restaurant seating.
• Ideally, the façades of the building should be contain architectural variation that share the same underlying architectural language to convey an overarching architectural intent.
Upon submittal of a formal application, it is the intent to utilize the third-party architectural
review process to obtain guided feedback from a third-party architect on the overall design of the formal proposal. The scope of these services may include a critique of the project’s overall design and site layout, massing, orientation, and neighborhood compatibility. Should the Planning Commission wish to provide more specificity regarding the scope of these services, it
should be stated at the study session meeting.
Upon formal submittal, the design intent should be explained with particular note to the curved balconies and the roof form at the second to fifth floors, particularly the roof forms at the corners of the building. These two architectural elements do not seem to relate to the overall architectural language. Furthermore, upon formal submittal, please ensure all balconies can be accessed.
Presently, the floor plans seem to indicate windows instead of doors, and therefore, restrict the
use of these balconies.
Housing Element Update: The pre-application site is currently being studied as a housing opportunity site as part of the Housing Element update with a General Plan land use designation of High Density Mixed-Use (up to 45 units per gross acre). The Planning Division seeks to have
a certified Housing Element by Winter 2022/2023.
Zoning Code Compliance:
Zoning District:
The project site is located within the C-3 (Central Business District) Zoning District. The C-3 Zoning District allows for residential uses in the form of apartments and pedestrian-oriented
activities, which generally include establishments that provides or offers food, beverages, retail
goods, services, instruction and/or entertainment to the general public. Furthermore, the ground floor of an apartment building shall be limited to a commercial tenant space, parking facilities, a leasing office, and lobby. Residential units and recreation spaces shall be restricted to upper floors.
The maximum density is 27 dwelling units to the gross acre and the maximum height is 45 feet.
The zoning code also requires two parking spaces per residential unit and one parking space per
every 345 square feet of gross floor area for pedestrian-oriented activities. The proposed density is 42 dwelling units to the gross acre and the pre-application does not indicate additional parking proposed. The proposed height is 75 feet to the roof level. However, the density, maximum height, and parking requirements can be modified with the Density Bonus as stated in the following
section.
According to the Zoning Code, the concept of this pre-application appears to further the intent of the C-3 Zoning District by proposing a mixed-use building, however, the proposal does not appear to meet the zoning regulations related to the density, height, parking, building mass, form, and composition.
Overall, the C-3 Zoning District requires the various components of the building (e.g., materials,
colors, finishes, treatments, form, mass, scale) to relate to the architectural style of the building. Presently, the architectural style of the proposal generally appears to be contemporary in nature,
Planning Commission Study Session—March 22, 2022 Page 8 of 12 PLN-2021-11 ~ 125 E. Campbell Avenue
but additional information is needed for a determination. Therefore, it is inconclusive if the proposal satisfies the regulations of the C-3 Zoning District as it relates to overall design.
Staff has provided a variety of architectural examples (Attachment 3) for context should the Planning Commission wish to provide feedback to the applicant regarding architectural design.
Inclusionary Housing Ordinance:
Upon submittal of a formal application, the project would be subject to the City’s Inclusionary Housing Ordinance as it is a housing project over ten residential units. Under this ordinance, the project would be required to provide affordable rents to lower-income and low-income households. Of these affordable units, three units would be required to be offered at the very low
income category.
Given that the pre-application is proposing all units at the low and very low income category, the formal application would be allowed to use the affordable units for both the Inclusionary Housing Ordinance while benefitting from the regulations of State Law.
Applicable State Laws: There are two state laws that are applicable to the concept of this pre-
application: Senate Bill 35 (SB 35) and State Density Bonus law. A high-level discussion is provided below:
Senate Bill 35(and as amended by AB 1485):
Senate Bill 35 (SB 35) allows for a streamlined ministerial approval process for certain affordable housing projects that meet the eligibility criteria. It also requires cities to process these
applications within specified timeframes and requires cities to evaluate the project on objective standards only. SB 35 was signed by Governor Brown on September 29, 2017 and the intent of the law was to create a streamlined ministerial approval process for certain affordable housing projects that meet the eligibility criteria to increase the supply of housing. SB 35 was updated with Assembly Bill 1485 (AB 1485) in 2019. AB 1485 allows projects located in the Bay Area
containing ten or more units that provide 20% affordable housing to households making below 120% Area Medium Income (AMI), with the average income of the units at or below 100% AMI, to qualify for the streamlined approval process.
The applicant intends the project, upon a formal application submittal, to qualify as a SB 35 project. The preliminary project description states that all 56 rental residential units are proposed
to be below market rate (BMR) and based on information provided by the applicant, these BMR units are proposed at the Low-Income category (60 to 80% Area Medium Income level)3.
SB 35 applies to jurisdictions that have insufficient progress towards the Regional Housing Needs Assessment (RNHA) in certain income categories during the last reporting period. Campbell, along with the majority of jurisdictions in California, is subject to the provisions of
SB 35 as there have been insufficient progress towards meeting the State requirement of producing residential units at the very low and low income levels. Projects that provide equal to or greater than 50% affordability are to be streamlined in Campbell4.
Per SB 35, there are 12 eligibility criteria for a project to be considered an SB 35 project. These eligibility criteria are briefly described below:
1. Is an urban infill project;
3 Area Medium Income Levels in Santa Clara County:
https://static1.squarespace.com/static/575f0e1f9f72663894ea6fcb/t/60a565b0c37bbe66f93d26b8/1621452209492/2021+-+HCD+-+Santa+Clara+County+ALL+Income+Limits+-+web.pdf. The Very Low Income Category corresponds to 50% AMI. 4 Source: https://www.hcd.ca.gov/policy-research/docs/sb35_statewidedeterminationsummary.pdf
Planning Commission Study Session—March 22, 2022 Page 9 of 12 PLN-2021-11 ~ 125 E. Campbell Avenue
2. Provides at least two residential units;
3. Has a General Plan and/or Zoning District that allows for residential or mixed-use with at least 2/3 of the square footage as residential use;
4. Cannot be located on a property located within: a coastal zone, prime farmland, wetlands,
very high fire hazard severity zone, hazardous waste site, delineated earthquake fault zone, flood plain, floodway, community conservation plan area, habitat for protected species, under a conservation easement, or located on a qualifying mobile home site;
5. Would not demolish any housing units that have been occupied by tenants within the last 10 years; or are subject to any form of rent or price control, or are subject to a recorded
covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low incomes;
6. Would not demolish a historic structure;
7. Must meet objective general plan, zoning, subdivision, and design review standards in effect at the time the application is submitted;
8. Construction workers must be paid at least the general prevailing wage; and
9. Skilled and trained workforce.
SB 35 also requires cities to evaluate projects on objective standards and defines what is an objective standard. An objective standard is defined as standards that involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external
and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official prior to submittal. The City is currently developing formal objective standards to formalize design guidelines, which would include building massing/bulk. In the interim, the current objective standards would include density, floor area ratio, height, and setbacks.
Another component of SB 35 are the specified timeframes in which the city has to review and take action on the project.
Upon submittal of a formal application, the City has 60 calendar days to determine whether the project satisfies all eligibility requirements. Within that 60 calendar day timeframe, the City must provide documentation of all inconsistencies with objective standards. If this documentation is
not provided within the specified timeframe, the project shall be deemed to satisfy the objective standards and shall be deemed consistent. Furthermore, once the application is deemed complete (after the 60 calendar day timeframe), the City has 90 calendar days to review and render a decision the project (including review by the Site and Architectural Review Committee and Planning Commission). The 90 calendar day timeframe begins from the date of submittal of the
formal application and after the initial 60-day review period. The pre-application is not considered a formal application.
SB 35 also restricts the ability for parking requirements to be imposed if the project meets any of the following criteria: 1) within a ½ mile of public transit5; 2) is in an architecturally or historically significant historic district; 3) on-street parking permits are required but not offered
to project residents; and 4) a car share vehicle is located within 1 block of the project site. Should
an application under SB 35 be submitted, the project would not be subject to automobile parking
5 Per SB 35: “Public transit” means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge a set fare, run on fixed routes, and are available to the public.
Planning Commission Study Session—March 22, 2022 Page 10 of 12 PLN-2021-11 ~ 125 E. Campbell Avenue
requirements because the project site is located within ½ mile of the Downtown Campbell Light Rail Station.
Density Bonus (California Government Code Sections 65915 – 65918):
State Density Bonus is a mechanism for developers to use to obtain exceptions to local development requirements in exchange for offering to build or donating land for affordable or senior housing units. These exceptions to local development requirements can include a myriad of items including, but not limited to: density, height, setbacks, lot coverage, open space requirements and parking. In addition to exceeding density limitations, Density Bonus Law
includes incentives and concessions. An incentive or concession is defined as: 1) A reduction in site development standards or modification of zoning code or architectural design requirements, such as a reduction in setback or minimum square footage requirements; 2) approval of mixed-use zoning, or 3) other regulatory incentives or concessions which actually result in identifiable and actual cost reductions.
The pre-application is proposing 56 residential units at a density of 76 dwelling units per 1.319 gross acre, which exceeds the allowable density in the C-3 Central Business District Zoning District, which is limited to 27 dwelling units to the gross acre. As the pre-application is located on the same property as The Gateway building (Stacks building), the overall site density must consider the residential units in both buildings. The pre-application is also proposing a height of
75-feet when only 45-feet is allowed per the C-3 Zoning District and is not proposing any parking spaces.
Per State Density Bonus Law, additional density can be requested based on the level of affordability and the percentage of affordable units in a project. State Density Bonus Law also allows a project site that is within ½ mile of a major transit stop6 and 100% affordable, to not be
subject to any maximum density limits, and the project is entitled to receive a maximum height
increase of up to three additional stories or 33 feet. Additionally, the City may not impose a vehicular parking ratio that exceeds 0.5 parking spaces per unit or impose any vehicular parking ratio at all if the development meets either of the following criteria:
1. The development is an 100% affordable rental project at the lower income level located
within ½ mile of a major transit stop and there is unobstructed access to the major transit
stop from the development,
2. The development is a rental senior project at the lower income level with either paratransit service or within ½ mile of accessible bus route that operates at least eight times a day,
3. The development is an 100% affordable rental special needs project at the lower income
level either with paratransit service or within ½ mile of accessible bus route that operates at least eight times a day,
4. The development is an 100% affordable rental supportive project at the lower income levels. Cities are required to grant a density bonus and other incentive and concessions to
6 Section 21155(b) of the Public Resources Code: A major transit stop is as defined in Section 21064.3, except that, for purposes of this section, it also includes major transit stops that are included in the applicable regional
transportation plan. For purposes of this section, a high-quality transit corridor means a corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours. A project shall be considered
to be within one-half mile of a major transit stop or high-quality transit corridor if all parcels within the project have no more than 25 percent of their area farther than one-half mile from the stop or corridor and if not more than 10 percent of the residential units or 100 units, whichever is less, in the project are farther than one-half mile from the stop or corridor.
Planning Commission Study Session—March 22, 2022 Page 11 of 12 PLN-2021-11 ~ 125 E. Campbell Avenue
housing projects based on the percentage of units at which affordability level, the type of resident, and whether the project is donating at least one acre of land for very low-income units.
A request to increase a project’s density does not need to be exclusively requested to be able to
utilize all parameters of the State Density Bonus law such as incentives and concessions. The amount of required incentives or concessions is based on the percentage of affordable units in the project.
The applicant has stated the intent to use the State Density Bonus in order to achieve the requested units and density. Per the applicant, all apartment units will be at the 60 – 80% AMI
level, which is at the low-income category. Of the 56 units, a maximum of 20% of the units are required to be at the moderate income level per Density Bonus law.
Lastly, upon submittal of a formal application, the project may request a waiver or reduction in development standards to modify the maximum building height.
A table has been included to provide a visual reference of Campbell’s development standards
and how these development standards could be affected or modified with SB 35 and State Density Bonus Law.
Type of Development Standard Campbell Development Standard
Senate Bill 35 State Density Bonus Law
Density Up to 27 dwelling units per gross acre N/A Unlimited density7
Floor Area Ratio (FAR) Up to 1.258 N/A Allows eligible
projects to receive FARs above the maximum
Height 45 feet N/A Allows eligible projects to receive a height increase of up to three additional
stories or 33 feet
Separately, the project may request a deviation in height
through an
incentive/concession
Setbacks None, except as may be
required with a Site and Architectural Review
N/A The project may
request a deviation on setbacks through an
7 Unlimited density is permissible if the project site is a 100% affordable housing project and is located within half mile of a major transit stop. A Major Transit Stop is defined in Section 21064.3 of the Public Resources Code, which states “A site containing any of the following: (1) An existing rail or bus rapid transit station, (2) A ferry
terminal served by either a bus or rail transit service, (3) The intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods.
8 The Planning Commission or City Council may approve an F.A.R. of up to 1.5 if it makes all of the following findings: (1) The scale and intensity of the development does not create adverse traffic and parking impacts on the Downtown, and (2) The design, scale, and context of the project are consistent with the goals and objectives established in the Downtown Development Plan.
Planning Commission Study Session—March 22, 2022 Page 12 of 12 PLN-2021-11 ~ 125 E. Campbell Avenue
Permit or the California
Building Code
incentive/concession
Parking Residential: Two spaces per unit
Pedestrian-oriented
activities: One space per 345 square feet of gross floor area
Total: 131 parking
spaces
Would allow zero automobile
parking as the
project site is located within ½ mile of public transit
Would allow zero automobile parking as
the project is located
within ½ mile of a major transit stop
Design Requirements Campbell Municipal Code and Downtown
Campbell Development Plan & Standards
Projects meeting the definition of a
housing project can only be held to objective standards
Project may request a deviation through an
incentive/concession
SUMMARY
Based on the discussion points raised in this memorandum, staff requests comment and direction
on the following items: 1. Density
2. Height
3. Design (inclusive of mass/bulk, architectural style, and colors/materials)
4. Pedestrian interface at the ground level
5. Parking
Prepared by:
Tracy Tam, Associate Planner
Approved by:
Rob Eastwood, Community Development Director
Attachments: 1. Preliminary Plans 2. Preliminary Project Description
3. Architectural examples
Project description
Proposed project is a mixed use of retail/office on the first floor and six residential floors above
that.
The retail/floor is 15’ high and total height of building is 78’. The footprint of proposed building
is where existing retail/office is located.
Existing retail/office at 125 E. Campbell Avenue will be completely demolished in order to
construct 56 new low-income units that consists of 36 studios, 16 one bedrooms and 4 two
bedrooms. The last two floors are set in 5’ from lower floors to reduce the height impacts of the
building.
The building elevation is a combination of wood and stucco with large windows and sufficient
balconies and pleasant colors.
PLN-2022-11 ~ 125 E. Campbell Avenue Attachment 3
Architectural Examples
Below are several architectural examples of larger scale mixed-use buildings for the Planning
Commission to consider while providing feedback on the overall building bulk/massing, and
architectural style.
The Benton – 588 El Camino Real, Santa Clara, CA
The Dean – 458 San Antonio Road, Mountain View, CA
PLN-2022-11 ~ 125 E. Campbell Avenue Attachment 3
Riverview Apartment homes – River Oaks Place – San Jose
Santa Clara Square – 3225 Scott Blvd, Santa Clara, CA
PLN-2022-11 ~ 125 E. Campbell Avenue Attachment 3
2251 Broadway, Oakland, CA
2401 Broadway, Oakland, CA
PLN-2022-11 ~ 125 E. Campbell Avenue Attachment 3
300 Mendocino Avenue, Santa Rosa, CA
31 West Carrillo Street, Santa Barbara, CA
Planning Commission Meeting 3/22/2022- Public Comment 1
From: Neal Locke
Sent: Thursday, March 17, 2022 11:35 AM
Subject: Oppose the Proposed 7-story building at 125 E, Campbell Ave.
To the Campbell Planning Commission and City Council:
I oppose the proposed location of the 50-unit low-income development on 125 E. Campbell
Ave.
I support low-income housing, and as a downtown Campbell homeowner, I realize how
blessed my family and I have been to afford living here for 29 years. Housing in the Silicon
Valley is expensive, and scarce. We understand this.
I suspect that the Planning Commission also opposes, publicly or privately, the State of California imposing a housing mandate upon our city, forcing us to shoehorn development into an area that is ill-suited for it.
I suspect that the Planning Commission shares my belief that housing downtown might
encourage greater use of the VTA and increased business for the nearby businesses.
I suspect that common sense tells our Planning Commission that while the State’s dream of a “Green Society” is that the majority of the residents of this development will utilize VTA, the reality is that even low-income residents will still own cars that will need to park
somewhere. Assuming that half of the residents own more than one car, do we have
assurances that the development will provide sufficient spaces for at least 75 resident
vehicles, plus parking for guests?
I suspect that the Planning Commission has considered the impact that such a large
development will have on our downtown external and internal infrastructure. This cannot be underestimated. Is our city prepared to introduce 75 or more cars to the daily traffic patterns? Is our water, power, and sewer infrastructure capable of expanding to meet the
demands of an expanded population?
Finally, I suspect that the Planning Commission, which has carefully followed a master plan
for the design of our downtown, knows that the footprint of the proposed development
necessitates a building height that will exceed any of the existing buildings, creating a monolith to greet visitors coming to the downtown from Winchester Blvd.
Commissioner and City County Councilmen, if you oppose the location of this project, I urge
you to fight the imposition of a State mandate for incongruously developing our downtown.
The character and culture of our city depends upon it.
Thank you for your consideration,
Neal Locke Campbell, CA 95008
Planning Commission Meeting 3/22/2022- Public Comment 2
March 16, 2022 Sent via email to: cityclerk@cityofcampbell.com
Planning Commission City Hall Campbell, California 95008
Dear Planning Commission:
I am writing you regarding the seven story building that is proposed on Campbell Avenue next to Stacks restaurant.
First of all, I assure you that I am not against new housing, low income housing, or Senior Living housing. I am just stating that all housing should be placed in the proper location. That location on Campbell Avenue is not the appropriate spot. Parking is difficult and a great concern, besides having to have the space for ample guest parking.
That particular corner is already a traffic hazard. Campbell Avenue doglegs around and continues as Campbell Avenue. This is an area that requires precaution when driving.
My thoughts are that a building of that size should be placed by a light rail station such as the Winchester Boulevard area, Hamilton Avenue, or even Dell Avenue.
I hope that your committee gives some serious thought to this as well as serious thought to future projects. I agree that housing is needed and I understand the State has some harsh mandates, but again, it has to be responsible housing.
When I was on the General Plan Advisory committee, we as a group discussed housing locations. That plan has not been updated yet or approved by City Counsel. I implore you to take a serious look at the seven story building for that location. Any kind
of additional residential building right on that particular corner would not be the right fit
and a potential traffic hazard. Jim Moffett Campbell, California 95008
Planning Commission Meeting 3/22/2022- Public Comment 3
From: Sonja Locke Sent: Thursday, March 17, 2022 8:04 AM
To: Web Distribution City Clerk <WebDistributionCityClerk@campbellca.gov> Subject: Oppose proposed 7 story building @ 125 E Campbell Ave
Hello,
I have lived in downtown Campbell for almost 30 years. I love the small town feel of Campbell, in the middle of Silicon Valley congestion. I have several objections to this proposed building:
1. The height of the building does not fit with the rest of our cozy small downtown
Campbell, with small shops and restaurants, and the farmers' market which draw many visitors and diners to the area. 2. The lack of parking. This small lot has no space for any parking. The lot across the street at Heritage Village and the parking garage are not prepared to absorb the likely
>100 cars that will be associated with the housing units as well as the businesses at the
proposed development. Overflow cars parked into the neighboring streets will cause more crowding and stress for downtown residents and visitors. 3. Congestion/density: this project is too dense of a development for the small piece of land and the surrounding downtown/neighborhoods.
Thank you for listening to my opinion on this topic. I will be attending the Planning Commission meeting on 3/22. Sincerely,
Sonja Locke
Planning Commission Meeting 3/22/2022- Public Comment 4
From: Barry Shilman Sent: Sunday, March 13, 2022 2:50 PM
To: Web Distribution City Clerk <WebDistributionCityClerk@campbellca.gov> Subject: 125 East Campbell Avenue I am writing in response to the proposal of a seven story building at 125 E. Campbell
Avenue which is due for a hearing at the Planning Commission on March 22. • The building’s location at the entrance to Historic Downtown Campbell is too imposing for the site, and not in keeping with the surrounding architecture. • A 65 unit building may house 130 or more persons, but no parking spaces of any kind
(private or visitor) are proposed. This means the surrounding neighborhood will be expected to absorb more parked cars. This proposal needs to be downsized. • Affordable housing is great, but it will not make a dent in the homeless problem. No level of affordability is low enough for those folks who live on the street. • I realize that new state laws are attempting to choke-off community input, but we
should still make our voices heard. Barry Shilman
CITY OF CAMPBELL ∙ PLANNING COMMISSION
Staff Report ∙March 22, 2021
PLN-2021-12
Update on Campbell’s Plan for Housing (2023-2031 Housing Element) and overview of next steps related to public outreach and stakeholder engagement, development of goals, policies, and strategies aimed at
producing, protecting, and affirmatively furthering fair housing in
Campbell and addressing key housing issues facing the community. RECOMMENDED ACTION
That the Planning Commission receive a report on the upcoming review of policies and
programs for Campbell’s Housing Element Update (“Campbell’s Plan for Housing”),
including the upcoming schedule, stakeholder outreach, and initial list of discussion areas, policies and programs to be reviewed by the Planning Commission and City Council during this process.
BACKGROUND
Based on direction from the City Council at its June 15, 2021, meeting, the City of Campbell is completing its Envision Campbell General Plan Update in combination with preparation of the Housing Element Update (“Campbell’s Plan for Housing”). Between October 2021 and January 2022, the Planning Commission and the City Council reviewed the administrative draft of the Envision Campbell General Plan and the identified Housing
Opportunity Sites for inclusion in Campbell’s Plan for Housing. This review was conducted to allow the City to begin work on the required Environmental Impact Report (EIR) starting in January 2022, to meet State requirements necessitating adoption of the General Plan and Housing Element at the end of 2022.
This report provides the Planning Commission with (a) a summary of the Housing Opportunity Sites selection process to date, (b) the Housing Element schedule going forward, including the upcoming review of policies and programs by the Planning Commission and the City Council and the preparation of the EIR; (c) the Departments plan for stakeholder engagement and community outreach; (d) an anticipated list of
topics, policies and programs that will be presented for Planning Commission and City Council consideration at upcoming meetings, and (e) other related work efforts, including zoning ordinance updates and work performed under the Cal Poly San Luis Obispo City and Regional Planning Program related to station area vision planning for areas around
the Winchester and Campbell Downtown Light Rail Stations.
Housing Opportunity Sites On January 25, 2022, the City Council reviewed the draft Housing Opportunity Sites to be considered for inclusion in Campbell’s Plan for Housing and identified Housing
Opportunity Sites that would continue forward for review and evaluation in the EIR for the
General Plan / Housing Element Update. These sites would also be subject to final evaluation by the City Council before adoption of the General Plan / Housing Element Update. As a result of the City Council’s review, the draft Housing Opportunity Sites
Planning Commission Meeting of March 22, 2022 Page 2 of 7 PLN-2021-12 | Campbell’s Plan for Housing – Policies, Programs, and Public Outreach
include a total of 131 Housing Opportunity Sites with a total of 6,644 units.
Staff has prepared initial land use designations, as shown in the table below and in the
attached map (Attachment A), for the new residential densities (45, 60, and 75 dwelling
units per acre) not currently found in Campbell’s General Plan.
Draft Housing Opportunity Sites
Housing Opportunity Sites - Land use designation Number of Units
Medium Density Residential (18-25 Units / Gr. Acre) 154
Neighborhood Mixed-Use (18-25 Units / Gr. Acre) 163
Medium-High Density Mixed-Use (26-33 Units / Gr. Acre) 662
High Density Mixed-Use (Up to 45-Units / Gr. Acre) 722
Commercial Corridor Mixed-Use (Up to 60 Units / Gr. Acre) 2550
Transit-Oriented Mixed-Use (Up to 75 Units / Gr. Acre) 2393
Total 6644
Project Schedule
Next steps in the schedule for completing the General Plan / Housing Element Update will consist of (a) preparation of the EIR and (b) review of the housing policies and programs to be included in the Plan.
Environmental Impact Report (EIR)
The City will prepare a program EIR for the General Plan / Housing Element Update that
specifically evaluates the potential environmental impacts that could result from the land
use modifications identified in the General Plan / Housing Element Update, including
future development of the identified Housing Opportunity Sites.
As a first step in the EIR development process, the Community Development Department
(“Department”), supported by the City’s Environmental Consultant, De Novo Planning, will
publish a Notice of Preparation (NOP) and conduct a public scoping meeting to facilitate
public input on environmental areas that should be studied in the EIR. The Department
is scheduling the NOP to be published on March 23, 2022, and scheduling the public
scoping meeting for the April 12, 2022, Planning Commission meeting. Members of the
public will have a 30-day public comment period from the date the NOP is published to
provide written comments related to the scope of the EIR. Members of the public may
also provide feedback at the April 12, 2022, Planning Commission meeting. To ensure
as many members of the public as possible are reached, the NOP will be sent to all 4,500
individuals included on the City’s interested party list for the General Plan / Housing
Element Update, published in the local newspaper, published on the City’s website, and
pushed out through the City’s social media outlets.
The City’s environmental consultant, De Novo Planning has also begun initial preparation
of the Draft EIR. The Department anticipates the Draft EIR will be distributed for public
review in Summer 2022, which includes a 60-day public comment period.
Planning Commission Meeting of March 22, 2022 Page 3 of 7 PLN-2021-12 | Campbell’s Plan for Housing – Policies, Programs, and Public Outreach
Housing Element Polices and Programs
Between March and May 2022, the Department will return to the Planning Commission
and the City Council to present information and facilitate feedback regarding the policies
and programs to be included in Campbell’s Plan for Housing. These policies and
programs will address: (a) increased affordable housing production; (b) protection of
existing housing stock; (c) removal of identified constraints to housing production; and (d)
the housing needs of special needs populations, including seniors, unhoused individuals,
large families, individuals with disabilities, and female headed households.
Planning Commission meetings to evaluate these policies and programs have been
scheduled for April 12, 2022, and May 4, 2022.
Following review of the above policies and programs, the Department will prepare a Draft
General Plan / Housing Element Update to be provided to the public for review and
comment. Once that process is complete, the Department will submit the Draft General
Plan/Housing Element Update to the State Department of Housing and Community
Development (HCD) for review. This submission is projected to occur between late May
and July 2022.
The timeline for both the EIR preparation and review of the Housing Element Policies and preparation of the Draft Housing Element is shown below: Review of Project Schedule with City Council and Planning Commission (March 2022)
• March 15 – City Council Informational Presentation – Housing Element Schedule Update and Policy/Program Approach
• March 22 – Planning Commission Informational Presentation
Community Outreach and Policy and Programs Discussions (March 2022 – May 2022)
• March 23 thru April 6 – Community and Stakeholder Engagement – Policies and Programs
• March 24 – General Community Meeting
• March 29 – Service Provider Stakeholder Meeting
• March 23 thru April 6 – Focus Group meetings with key identified stakeholders
• April 12 – Planning Commission Meeting – Housing Policies and Programs – Review and Feedback Meeting #1
• April 20 – City Council Special Meeting – Housing Policies and Programs Review and Feedback Meeting #1
• May 4 – Planning Commission Special Meeting – Housing Policies and
Programs Meeting #2
• May 9 – City Council Special Meeting – Housing Policies and Programs –
Meeting #2
Planning Commission Meeting of March 22, 2022 Page 4 of 7 PLN-2021-12 | Campbell’s Plan for Housing – Policies, Programs, and Public Outreach
Planning Commission Meeting of March 22, 2022 Page 5 of 7 PLN-2021-12 | Campbell’s Plan for Housing – Policies, Programs, and Public Outreach
Environmental Impact Report (EIR) Preparation
• March 23 - Publication of Notice of Preparation (NOP)
• March 23 – April 25 – NOP Public Review Period
• April 12 – Planning Commission NOP Scoping Meeting
• Summer – Publish Draft Environmental Impact Report
Draft Housing Element Publication and Review (May 2022 – September 2022)
• May 20 – Publish Draft Housing Element for Public Review
• May 20 thru June 20 – Housing Element Public Review (30 days)
• June 20 thru June 30 – Response to Public Comments (10 days)
• June 30/July 1 – Provide Housing Element to HCD
• July, August, September – HCD 90 Day review period
Adoption Hearings and Submittal (October 2022 – January 2023)
• October – Planning Commission Hearings
• November/December – City Council Hearings
• January 2023 – Submittal to HCD
Public Outreach and Stakeholder Engagement Strategy In the fall of 2021, Community Development Department staff conducted a
comprehensive public outreach effort to facilitate feedback regarding Campbell’s Plan for
Housing. This included mailed postcards to all known addresses in the City (over 18,000),
creation of a sign up email notification list that included 4,500 contacts, pop-up booths at
the Farmer’s Market and Downtown festivals, four community meetings, the creation of
an online survey, and smaller meetings with stakeholders including affordable housing
developers, schools, ministerial groups, and the Chamber of Commerce.
As this outreach effort focused primarily on facilitating feedback regarding overall housing
needs in Campbell and the potential location of Housing Opportunity Sites, staff is
preparing to conduct a second public outreach and stakeholder engagement effort that
focuses on policies and programs that support housing needs. Under this strategy, the
Department plans to conduct a community wide meeting on March 24, 2022, and conduct
smaller group stakeholder meetings with service providers, advocates, and
representatives associated with specific housing needs, such as homelessness, seniors,
communities of color, and persons with disabilities. The Department and consultant team
has prepared the attached draft stakeholder list (Attachment B) that includes service
providers and other interested parties that will be contacted during this process. The
Department is refining this list based on feedback from other City Departments and any
Planning Commission and City Council input.
Planning Commission Meeting of March 22, 2022 Page 6 of 7 PLN-2021-12 | Campbell’s Plan for Housing – Policies, Programs, and Public Outreach
The Department will send out notifications of the community meeting and upcoming
Commission and Council meetings through the email notification list and social media
notifications. Feedback from this public outreach and stakeholder engagement will be
presented to the Planning Commission at its April 12, 2022, meeting and the City Council
at its April 20, 2022 special meeting as part of its evaluation of housing policies and
programs.
Potential housing policies and programs In the April 12, 2022, and April 20, 2022, Commission and Council meetings, staff will
present background information to assist the City in selecting the appropriate housing
policies and programs to include in Campbell’s Plan for Housing. Per State Law,
Campbell’s Plan for Housing must include housing policies and programs that adequately
plan to meet the existing and projected housing needs of all economic segments of the
community and reduce any identified government barriers to housing. This includes
meeting the Regional Housing Needs Allocation (RHNA) and affirmatively furthering fair
housing within the jurisdiction.
The upcoming meetings will also include an evaluation of the status and effectiveness of
the programs within Campbell’s existing (2015-2023) Housing Element, demographic
data showing the housing needs in the city and unique challenges for groups with special
needs (Seniors, unhoused individuals), and a list of potential Housing policies and
programs the City may pursue. For reference, attached is the City’s existing Housing
Element (Attachment C).
Staff has listed below an initial list of policies and programs recommended to be
considered based on the initial feedback from the community and focus groups (market-
rate developers, affordable housing developers, property owners, and businesses) to
date. This list will be expanded and refined based on further public outreach and
stakeholder engagement in the coming weeks.
Objective #1 - Improve Housing Affordability in Campbell – encourage the development of affordable housing
• Modifications to Campbell’s Inclusionary Housing Ordinance
• Establishment of Housing Linkage Fees applied to non-residential development
• Affordable Housing Overlay Zone
• Regulation of housing unit sizes to increase affordability
• Use of City owned land to develop affordable housing
• ADU Ordinance updates
• Develop SB 10 Ordinance
• Providing certainty for housing developers and appropriate waivers for affordable
housing developments
Objective #2 - Preserve Existing Housing / Affordable Housing Stock
• Rent Control
Planning Commission Meeting of March 22, 2022 Page 7 of 7 PLN-2021-12 | Campbell’s Plan for Housing – Policies, Programs, and Public Outreach
• Preservation of Mobile Home Parks
• Short Term Vacation Rental Ordinance
• Housing Rehab Loan Program
• Opportunity Housing / California Statewide Communities Development Authority Objective #3 - Remove Government Constraints to Housing
• Modify Parking Standards
• Create Permit Streamlining
• Additional staffing to process housing applications
• Development Impact Fee Adjustments for Affordable Housing projects Objective #4 – Promote Resiliency and Sustainability in Housing
• Siting Development
• Resilient Design
• Reduction of reliance on automobiles
• Energy related incentives Objective #5 – Affirmatively Furthering Fair Housing and addressing special needs groups
• Fulfilling housing needs for special needs populations and workforce housing
(programs related to this policy will be refined following initial community feedback)
Large Families / Female Headed Households
Homelessness
Persons with Disabilities
Seniors
• Rental Assistance (Section 8, Special needs, Housing Deposit Assistance, etc.)
• Renter Protections
• ADU incentives for special needs populations
• Outreach and education on fair housing laws
• Equity training
• Multilingual information on housing programs March 15, 2022 City Council Meeting
This informational report was presented to the City Council at its March 15, 2022, meeting.
In accepting the report, the Council provided staff feedback, including clarifying questions regarding the Housing Opportunity sites and recommendations on public outreach and stakeholder engagement, including suggestions to place advertisements in the Campbell Press and include the County Office of Supportive Housing in the Stakeholder list.
Related Work Plan Efforts Zoning Ordinance Amendments
As discussed in the City Council’s February 24, 2022, Priority Setting Session, the
Department is currently finalizing a workplan to complete updates to Campbell’s Zoning
Ordinance that will act to implement the zoning standards for the Housing Opportunity
Sites and other land use changes identified in the General Plan/Housing Element Update.
Planning Commission Meeting of March 22, 2022 Page 8 of 7 PLN-2021-12 | Campbell’s Plan for Housing – Policies, Programs, and Public Outreach
This zoning update will also act to implement Objective Standards for Campbell’s
residential districts in accordance with the Housing Accountability Act, which has been on
the Department’s workplan. The Department anticipates returning to Council in April 2022
with a report on the strategy to complete these updates, including identified consultant
support and a phasing approach to completing the updates in a timely manner.
Cal Poly San Luis Obispo – Light Rail Station Area Planning
In alignment with Transit Oriented Development principles identified in Campbell’s
General Plan and in regional and state policies, the Draft Housing Opportunity Sites
reviewed by the Council at the January 25, 2022, meeting include a concentration of
higher density housing around Campbell’s three light rail stations (Hamilton, Downtown,
Winchester). In order to further guide how housing development in these areas creates
better integration with the light rail stations and is developed within a broader context of
a transit district, the Department has partnered with the City and Regional Planning
Program at Cal Poly San Luis Obispo to facilitate a studio design study of the Winchester
and Downtown light rail stations as part of their Spring 2022 student curriculum. During
this student led studio work, the Masters and Undergraduate city planning students will
study the areas around these light rail stations and present vision concepts for a transit
district. As part of this work, the students will visit Campbell on April 6, 2022, for a site
visit and subsequently present the final vision concepts to the Planning Commission at a
special meeting at the end of May 2022.
FISCAL IMPACT
There is no fiscal impact associated with receipt of this informational report. Prepared by: _________________________________ Brittany Bendix M-Group Principal Planner
Reviewed by: _________________________________ Geoff I. Bradley, AICP, M-Group, Principal in Charge
Reviewed by: _________________________________ Stephen Rose, Senior Planner
Approved by: _________________________________ Rob Eastwood, AICP, Community Development Director
Planning Commission Meeting of March 22, 2022 Page 9 of 7 PLN-2021-12 | Campbell’s Plan for Housing – Policies, Programs, and Public Outreach
Attachments:
A. Housing Opportunity Sites B. Services Providers List C. 2015-2022 Housing Element
Prepared by Lynx Technologies
Feb 2022
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Housing Opportunity Sites - 6,644 New Units
Studied Land Uses
Medium Density Residential (18-25 Units / Gr. Acre)
Neighborhood Mixed-Use (18-25 Units / Gr. Acre)
Medium-High Density Mixed-Use (26-33 Units / Gr. Acre)
High Density Mixed-Use (Up to 45-Units / Gr. Acre)
Commercial Corridor Mixed-Use (Up to 60 Units / Gr. Acre)
Transit-Oriented Mixed-Use (Up to 75 Units / Gr. Acre)
Site Specific Overlay (Max. Unit Count as Indicated)
Campbell’s Plan for Housing 2023-2031
SERVICE PROVIDERS
(Updated: 3/16/2022)
Category Organization Website Contact Role/Title Email Phone Response
(Y/N)
Availability
Housing
Advocates
Mid-Peninsula Housing
Coalition (MPHC)
https://www.midpen-
housing.org/
info@midpen-housing.org
Rebuilding Together Silicon
Valley
https://rebuildingtogethersv.org/
Victoria Chang Program Manager victoria@rtsv.org
Project Sentinel https://www.housing.org/
fairhousing@housing.org (888) 324-7468
Law Foundation of Silicon
Valley
https://www.lawfoundation.org/
housing
(408) 280-2424 N
Neighborhood Housing
Services of Silicon Valley
Family Services Uplift Family Services https://upliftfs.org/our-
services/services-by-region/bay-
area/
Don Taylor Executive Director,
Bay Area Region
dtaylor@upliftfs.org (408) 379-3790
Habitat for Humanity Silicon
Valley
https://www.habitatebsv.org/
Ramel George Housing Counselor RGeorge@HabitatEBSV.org (510) 803-3373
Community Resource
Solutions
https://mysourcewise.com/conta
ct-us/
Low Income
Households
Sacred Heart Community
Services
https://www.sacredheartcs.org/
programs-housing-financial-
assistance
housinginfo@sacredheartcs.org (408) 709-2364
Homeless Bill Wilson Center |
Rapid Re-Housing
https://www.billwilsoncenter.org
/services/
(408) 278-2552 N
VALLEY HEALTH
CENTER HOMEFIRST SHELTER
https://www.scvmc.org/hospitals
-clinics/valley-homeless-health-
care-program-vhhp/valley-
health-center-homefirst-shelter
(408) 510-7543 N
Life Moves https://www.lifemoves.org/
Heather Griffin Director of Shelter
and Services, Santa
Clara County
Stand Up for Kids Silicon
Valley
https://www.standupforkids.org/
siliconvalley
Michele H. Executive Director MicheleH@standupforkids.org
Campbell’s Plan for Housing 2023-2031
SERVICE PROVIDERS
(Updated: 3/16/2022)
HomeFirst Services https://www.homefirstscc.org/
Nextdoor Solutions https://www.nextdoorsolutions.
org/
Seniors Senior Adults Legal
Assistance
http://s393914827.initial-
website.com/
Michele
Schroeder
Supervising Attorney mschro@sala.org (408) 295-5991 Y
AARP Campbell Chapter https://local.aarp.org/campbell-
ca/about-aarp/
CAaarp@aarp.org
Catholic Charities https://www.catholiccharitiessf.o
rg/what-we-do/aging-support/#1
(650) 592-9325
Veterans Campbell Veterans Memorial
Foundation
https://www.midpen-
housing.org/
Physical or
Developmental
Disabilities
San Andreas Regional Center https://www.sanandreasregional
.org/
Santi J. Rogers Executive Director savalenz@sarc.org (408) 374-9960
Bill Wilson Center https://www.billwilsoncenter.org
/services/
LGTBQ+ VALLEY HEALTH CENTER
ALEXIAN
https://www.scvmc.org/hospitals
-clinics/valley-homeless-health-
care-program-vhhp/valley-
health-center-alexian
(408) 272-6050 N
Faith Based
Organizations
Catholic Charities of Santa
Clara County
https://www.catholiccharitiesscc.
org/?locale=en
Father Jon
Pedigo
Director of Advocacy
& Community
Engagement
Info@Catholiccharitiesscc.Org (408) 468-0100
School Districts Campbell Union School
District
Marla Sanchez Marketing &
Communications
msanchez@campbellusd.org 408-364-4200
x6254
Campbell Union High School
District
Michelle Alaimo malaimo@cuhsd.org (408) 371-0960
Cambrian School District Beverly Merrel merrelb@cambriasd.com 408-377-2103 x
1100
Moreland School District Tanya De La Cruz Assistant to
Superintendent
tdelacruz@moreland.org 408-874-2900
Campbell Union School
District
Marla Sanchez Marketing &
Communications
msanchez@campbellusd.org 408-364-4200
x6254
Campbell’s Plan for Housing 2023-2031
SERVICE PROVIDERS
(Updated: 3/16/2022)
Undocumented CENTRO DE SALUD MÓVIL
“SALUDOS” | SALUDOS
MOBILE HEALTH CENTER
https://www.scvmc.org/hospitals
-clinics/valley-homeless-health-
care-program-vhhp/centro-de-
salud-movil-saludos-saludos
Other Asian Women's Home
(Domestic Violence)
https://dv.aaci.org/
County of Santa Clara Office
of Supportive Housing
https://osh.sccgov.org/home Online Form 408-278-6400
CITY OF CAMPBELL
Housing Element
Update 2015-2023
Adopted February 17, 2015
Final Housing Element – City of Campbell
TABLE OF CONTENTS
SECTION I – INTRODUCTION
Community Context .............................................................................................. 1
Relationship to the General Plan ........................................................................... 2
Role of Housing Element ....................................................................................... 3
Organization of the Housing Element ..................................................................... 3
Public Participation ............................................................................................... 4
Data Sources ......................................................................................................... 6
SECTION II - HOUSING NEEDS SUMMARY
Introduction .......................................................................................................... 7
Existing Housing Needs .......................................................................................... 7
Housing Availability ................................................................................................8
Housing Affordability...............................................................................................8
Housing Adequacy ...................................................................................................9
Special Needs Groups ..............................................................................................9
Sustainable Community Strategy & Future Housing Needs ................................... 10
Accomplishments in Previous Housing Element Cycle .......................................... 12
SECTION III - HOUSING RESOURCES
Introduction ........................................................................................................ 15
General Plan........................................................................................................ 15
General Plan Policies and Strategies ....................................................................15
Minimum Residential Density ................................................................................17
Zoning Ordinance Provisions ............................................................................... 17
Residential Densities ..............................................................................................17
Secondary Dwelling Units .....................................................................................18
Sites for Special Needs Housing ............................................................................18
Mixed-Use Development ........................................................................................18
Housing Opportunity Site Inventory .................................................................... 19
Housing Opportunity Site Availability ...................................................................19
Housing Opportunity Site Areas ............................................................................19
Housing Opportunity Site Adequacy ......................................................................21
Housing Opportunity Site Affordability .................................................................22
Final Housing Element – City of Campbell
Availability of Public Facilities and Services .......................................................... 24
Financial Resources ............................................................................................. 24
Community Development Block Grant (CDBG) Funds .........................................24
Section 8 Rental Assistance ...................................................................................24
Housing Trust Fund of Silicon Valley ....................................................................25
One-Time Housing Program Funds.......................................................................25
Administrative Resources .................................................................................... 27
Catholic Charities of Santa Clara County .............................................................27
Neighborhood Housing Services of Silicon Valley ................................................28
Mid-Peninsula Housing Coalition (MPHC) ..........................................................28
Habitat for Humanity Silicon Valley......................................................................28
Rebuilding Together Silicon Valley .......................................................................28
San Andreas Regional Center ................................................................................29
Senior Housing Solutions .......................................................................................29
Opportunities for Energy Conservation ................................................................ 29
Energy Conservation Programs Offered through State and Federal Government29
Energy Conservation Programs Offered through Local Utilities..........................31
SECTION IV - HOUSING PLAN
Introduction ........................................................................................................ 33
Goals, Policies, and Programs .............................................................................. 34
Extremely Low Income Households ..................................................................... 47
Implementation Program .................................................................................... 47
APPENDICES
A. HOUSING NEEDS ASSESSMENT
B. HOUSING CONSTRAINTS
C. HOUSING ACCOMPLISHMENTS
D. INVENTORY OF OPPORTUNITY SITES
E. PUBLIC OUTREACH DOCUMENTATION
SECTION 1 INTRODUCTION
Final Housing Element – City of Campbell H-1
Community Context
Incorporated in 1952, Campbell is a
community of approximately 40,000
residents centrally located in Silicon
Valley. Nearby communities include San
Jose to the west, east and north, and Los
Gatos and Saratoga to the south. From
the mid-1850’s, Campbell was primarily
an agricultural production center, with
fruits as its major crops. By 1950,
however, croplands were beginning to be
transformed into residential
neighborhoods.
Campbell’s population doubled during the 1960’s, slowed down in the 1970’s, and grew again in the
1980’s. Between 1980 and 1990, the City’s population increased by 33 percent, a level of growth
unmatched by nearby communities. Since 1990, however, population growth has been limited in
Campbell. Today, Campbell is a suburban and largely built-out community. However, many of the older
strip commercial areas are showing signs of age and obsolescence. The City of Campbell has adopted a
variety of special area plans to encourage revitalization efforts in these older commercial areas.
Campbell offers a mix of housing types, including single-family homes, townhomes, garden apartments,
condominium developments, and live-work space. Of the approximately 16,000 housing units in the City,
58 percent are single-family homes, 40 percent are multi-family units, and two percent are mobile homes
or other types of residential options. Housing costs are relatively high in Campbell, as is typical in the Bay
Area and Silicon Valley in particular. In Campbell, the median price of a single-family home sold in 2013
had increased by 10 percent to $810,000 since 2008, while the market rate rents for two-bedroom
apartments ranged from $1,595 to $2,845 per month.
Since the last Housing Element adopted in 2009, the City of Campbell has been very active in processing
and approving numerous housing projects of all types. From January 2009 to December 2013, the City
has approved or issued permits for 543 new housing units. This level of housing approval and production
is equal to 61 percent of the City’s total Regional Housing Needs Allocation (RHNA) of 892 units. Due to
the economic downturn that began in 2007, not all of the approved projects have proceeded with
construction, particularly since a strong economic recovery did not begin until 2012.
This progress to date on the current “fair share” housing goals represents a validation of the 2001 General
Plan strategy to promote new in-fill mixed-use projects near transit corridors and within targeted
revitalization areas. The City has also allowed development of new housing within established
neighborhoods when consistent with adopted General Plan policies and zoning regulations.
Campbell has been proactive in developing and implementing innovative housing policies including:
Adoption of an Inclusionary Zoning Ordinance;
General Plan vision for Transit Oriented Development;
Final Housing Element – City of Campbell H-2
Utilization of flexible parking requirements; and,
Identification of Priority Development Areas as part of the Plan Bay Area process.
Like most communities in Silicon Valley, Campbell is home to employers in the high technology industry,
however most employers are small to mid-size companies. As of 2007 (the most recent data available),
Campbell had an employment base of approximately 20,650 jobs in about 1,450 businesses. Since that
time the trends in local employment have shown an increase in the retail and service sectors with a
corresponding decline of manufacturing and technology jobs. The City has been able to achieve a relative
balance between jobs and housing, and strives to maintain this balance. According to the Association of
Bay Area Governments (ABAG) Campbell had a jobs/employed residents ratio of 1.2, indicating that there
is an almost equal number of employed residents and jobs within the City.
Housing affordability is a major issue in the Bay Area, with a significant number of households in the region
that are overpaying for housing. The shortage of affordable housing particularly affects lower-income
renters and first-time homebuyers, and has impacted the City’s ability to maintain civic workforce
occupations such as public safety workers and teachers. The City of Campbell has been active in
promoting housing affordability through the City’s Inclusionary Housing Ordinance requirements and
Density Bonus provisions. The City also previously supported non-profit housing providers and first-time
home buyers; however, since the dissolution of the Redevelopment Agency (RDA) in 2011, the City no
longer administers these programs. As part of this Housing Element update, the City will look for additional
means to expand the supply of affordable housing, including facilitating residential development in mixed-
use and priority development areas and around light rail stations.
Campbell’s quality residential neighborhoods, strong employment base, high level of public services, and
well-regarded school system, all contribute to its attractiveness as a place to live. Over the next eight
years, Campbell is faced with various important housing issues and challenges:
Providing housing affordable to all segments of the population;
Preserving the quality of the housing stock;
Maintaining a balance between employment and housing opportunities; and
Providing new types of housing in response to changing demographic trends.
This Housing Element provides policies and programs to address these and other related issues.
Relationship to the General Plan
The 2015-2023 Housing Element is one of the five elements of Campbell’s comprehensive General Plan.
The Plan consists of the following elements: Land Use and Transportation; Open Space, Parks and Public
Facilities; Conservation and Natural Resources; Health and Safety; and Housing. The Housing Element
builds upon the other General Plan Elements and is consistent with the policies set forth in those
elements. For example, the Land Use and Transportation Element focuses residential growth along
commercial corridors and around transit stations, and provides the basis for the residential sites inventory
contained in the Housing Element. Whenever any Element of the General Plan is amended in the future,
the Housing Element will be reviewed and modified, if necessary, to ensure continued consistency
between elements.
Final Housing Element – City of Campbell 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. Recent changes in State Law allow Campbell’s Housing Element to cover a period of
eight-years extending from 2015 to 2023. Most other elements of the General Plan typically cover a 15
to 30-year planning horizon.
The 2015-2023 Housing Element identifies strategies and programs that focus on the following:
1) Preserving and improving housing and neighborhoods;
2) Assisting in the provision of affordable housing;
3) Minimizing governmental and other constraints to housing investment;
4) Promoting fair and equal housing opportunities; and
5) Providing adequate housing sites.
Organization of the Housing Element
The Complete Housing Element consists of four primary sections and the technical appendices which
provide additional, and more detailed, information upon which the Housing Element is based. The four
sections of the Element include the Introduction, Housing Needs Summary, Housing Resources, and the
Housing Plan. The technical appendices provide supportive information on the Housing Needs
Assessment, Governmental Constraints, Housing Element Accomplishments, and a detailed Inventory of
the Opportunity Sites.
The Housing Element consists of the following major components:
A summary of the City’s existing and projected housing needs;
An assessment of the land, financial and administrative resources available to address Campbell’s
housing needs; and
A Housing Plan to address the City’s identified housing needs, including housing goals, policies, and
programs.
The Technical Background Reports contain additional information on the following:
o Housing Needs Assessment (Appendix A) describes and analyzes Campbell’s population,
household, and housing characteristics and trends;
o Housing Constraints (Appendix B) assesses potential market, governmental, and other
constraints to the development and affordability of housing;
o Housing Accomplishments (Appendix C) evaluates the City’s progress in implementing the
housing programs established in the 2009 - 2014 Housing Element; and,
Final Housing Element – City of Campbell H-4
o Analysis of Opportunity Sites (Appendix D) which assesses the ability of the City to provide
adequate sites to meet the Regional Housing Needs Assessment.
o Public Outreach Description (Appendix E) which highlights the techniques used to consult
with the public.
Public Participation
Opportunities for residents to
provide input on housing issues and
recommend strategies are critical
to the development of appropriate
and effective programs to address
Campbell’s housing needs. In 2014,
the City conducted two public
workshops as an opportunity to
gather community input for the
Housing Element. The City
promoted the workshops through
advertisements in local
newspapers, on the local
government access television
station, at the local library, and on the City’s website. The City also directly mailed workshop information
to local non-profit housing developers, mobile home parks, and BMR developers. Workshop participants
included homeowners, renters, developers, local housing and social service providers, and City staff.
Substantially more people attended the 2014 outreach meetings than attended the meetings for previous
housing elements.
The first workshop in February 2014 focused on informing the residents about the housing needs for the
City, and recording attendee’s comments and answering their questions. Community comments focused
on how the Housing Element would affect local development and individual property rights.
The second workshop, held two months later in April 2014, reviewed the existing policies and strategies
as well as possible locations of future opportunity sites. The participants provided their feedback on the
existing programs, where new housing should be located, and what new housing should look like in terms
of densities and style. There was a substantial amount of agreement among the workshop participants
on how future housing should be provided. The workshop participants felt that:
Higher residential densities are more appropriate in the identified revitalization area in the
Priority Development Area (PDAs) around the downtown and along Winchester Boulevard;
New housing should be available for both owners and renters;
Larger residential units (with 4 or more bedrooms) should be provided by more traditional single
family detached styled units;
More accessory dwelling units should be allowed; and
Additional senior housing opportunities should be provided.
Final Housing Element – City of Campbell H-5
Following the community workshops, City staff conducted a public study session with the City Council in
June 2014. The purpose of the workshop was to ask for the City Council’s general direction on the
appropriate policies and programs to address the community’s identified housing needs in the context of
local resources. During the Study Session, a number of residents addressed the City Council and
encouraged the Council to keep the maximum residential density at 27 units per acre. As result of the
presentation, public comments, and the Council discussion the City Council members who were present
suggested that staff:
Focus the Opportunity Sites in the PDA and around the VTA Stations;
Consider different approaches to replace lost housing program resources; and
Maintain the current maximum by-right residential density (27 units per acre), but review the
possibility of allowing higher densities in certain circumstances.
Upon completion of the Draft Housing Element, the document will be reviewed by the Planning
Commission, the City Council and the public. After approval, the draft Housing Element is sent to the
State Department of Housing and Community Development (HCD) for review. After review, the Planning
Commission and the City Council will hold public hearings. Comments received from HCD are required to
be heard before those decision-making bodies. To ensure that all economic segments of the community
can be involved throughout the process, notification of meeting on the Housing Element are published in
the local newspaper in advance of each hearing, and copies of the Element are available for public review
at City Hall, the Public Library, and on the City’s website. Additional information on the public outreach
process is included in Attachment E.
Final Housing Element – City of Campbell H-6
Data Sources
Various sources of information are used to prepare the Housing Element. Data from the 2010 Census on
population and housing is used to a large extent in the Element. Although dated, the 2000 Census, and
information from the American Community Strategies were also a good source of information. Several
additional data sources were also used to update the community and demographic information including:
Association of Bay Area Governments (ABAG) Housing Element Data Profiles (January 2014) and
ABAG’s Regional Housing Needs Determination (July, 2013) provides demographic projections and
information on future housing needs;
Population and demographic data is updated by the State Department of Finance, and school
enrollment data from State Department of Education;
Housing market information, such as home sales, rents, and vacancies, is updated through
newspaper and internet rent surveys and DataQuick sales transactions;
Public and non-profit agencies are consulted for data on special needs groups, the services available
to them, and gaps in the system;
Lending patterns for home purchase and home improvement loans are provided through the Home
Mortgage Disclosure Act (HMDA) database.
Major Employers are provided by the City of Campbell Finance Department;
Comparative data for income levels of various groups is provided by the Comprehensive Housing
Affordability Strategy, 2010;
Information on Campbell’s development standards are derived from the City’s Zoning Ordinance;
Property size and other Assessor’s information provided by Santa Clara County Assessor’s Office;
and
Information on Persons with Developmental Disabilities is provided by the California Department
of Development Services and Department of Social Services.
SECTION 2 HOUSING NEEDS SUMMARY
Final Housing Element – City of Campbell H-7
Introduction
In the 1940s, Campbell’s fruit orchard
heritage slowly began being replaced by
housing subdivisions. Today, most of the
new residential development in
Campbell occurs on commercial
property, designated for mixed-use.
The City of Campbell is committed to
assuring the availability of adequate
housing for all social and economic
segments of the community. This
section presents a summary of
Campbell’s existing and future housing
needs as identified in the Housing Element Technical Report, Appendix A. Appendix A provides a more
detailed analysis of local demographic, household, and housing characteristics and trends in an effort to
determine the nature and extent of specific housing needs in Campbell.
Existing Housing Needs
The summary of existing housing needs is organized into four areas: housing availability, housing
affordability, housing adequacy and special needs households. These housing needs are summarized in
Table H-1.
Table H-1: Summary of Existing Housing Needs
Housing Availability Housing Affordability
Vacancy Rate1 4.6% Overpaying Households4 6,605 (41%)
Renter 3,380 (43%)
Owner 3,225 (38%)
Housing Adequacy Special Needs Households/Persons
Substandard Housing Units2 900 (9%) Households with Seniors 2,824 (17%)
Suitable for Rehabilitation 600 (6%) Disabled Persons 2,857 (7%)
Need Replacement 300 (3%) Persons with Developmental
Disabilities 134 (<1%)
Overcrowded Households5 635 (4%) Female-Headed Families 1,741 (11%)
Renter 460 (3%) Large Households 1,283 (8%)
Owner 175 (1%) Homeless Persons3 91 (<½%)
Sources: 2010 Census unless otherwise noted
1 State Department of Finance 2014 – Population and Housing Estimates.
2 Based on rehabilitation/replacement proportions from the 2001 Housing Elements for housing units over 30 years old.
3 2013 Santa Clara County Homeless Census
4 Overpayment is defined as paying greater than 30% of gross income towards housing costs.
5 Overcrowding is defined as greater than 1.01 persons per room, excluding kitchens, bathrooms, and hallways
Habitat for Humanity Homes at Victor Avenue
Final Housing Element – City of Campbell H-8
Housing Availability
Campbell’s 2010 housing stock consists of 16,950 housing units, of which 58 percent are single-family
homes including attached, detached and condominium units, 40 percent are multi-family apartment units,
including duplex and triplex units, and two percent are mobile homes and other types of residential
accommodations. Residential growth during the 2000s was rather limited, with only about three percent
of the housing stock built after 2000.
Vacancies indicate the demand and availability of housing. As is the case in most Silicon Valley
communities, residential vacancy rates are fairly low in Campbell. According to 2014 State Department of
Finance statistics, the City’s overall vacancy rate was just 4.6 percent, close to the 5 percent ideal vacancy
rate for rental units and the 3 percent ideal for ownership units.
During the one year period from January 2013 to December 2013, a total of 438 homes were sold in
Campbell. Two-thirds of the recent home sales were single-family homes while one-third were
condominium units. The median sales price for a single-family home in 2013 was $810,000, an increase of
over 10% since 2008. In contrast, the median sale price for a condominium in 2013 was $515,000, virtually
unchanged since 2008. However with the rebounding economy, the prices of condominiums are also
expected to increase.
The rental market is comprised primarily of apartment units. Most of the apartment rental stock consists
of one- and two-bedroom units. In January 2014, the median rents for the one-bedroom and two-
bedroom units were $1,725 and $2,070, respectively. Very few three-bedroom rental units (either
apartments or single family detached homes) are available, thus limiting the rental options for large family
households.
Housing Affordability
The level of overpayment is commonly used as a measure of housing affordability. Overpayment is defined
as spending more than 30 percent of gross household income on housing. By this standard, 43 percent of
renters and 38 percent of homeowners in Campbell overpay for housing, similar to the overpayment rate
countywide. Rental overpayment is particularly acute among senior households, with one-third of senior
renters spending more than half their incomes on rent.
An assessment of the affordability of current market rents and housing prices in Campbell reveals the
following. Citywide median rents are above the affordability level for the many lower income households,
making it difficult for lower income occupations such as nursing aides, retail salespersons and childcare
providers to rent in Campbell. For-sale housing prices in Campbell are beyond the reach of even moderate
income households, impacting the ability of occupations such as school teachers, clergy, and computer
support specialists to purchase housing where they work.
Home foreclosures, a major problem during and immediately after the Great Recession between 2007
and 2009, had a major impact on housing sales, with foreclosures comprising 40 percent of all housing re-
sales in Santa Clara County. However, since the rebound of the regional economy after the Great
Recession, the number of new home foreclosures has dropped substantially reducing the magnitude of
the problem.
Final Housing Element – City of Campbell H-9
Housing Adequacy
A common measure of housing adequacy and quality is the age distribution of the housing stock. A
general rule in the housing industry is that structures over 30 years typically begin to show signs of
deterioration and often require reinvestment to maintain/upgrade their quality. Unless properly
maintained, homes older than 50 years often require major renovations to remain in good working order.
As of 2010, nearly 40 percent of housing units in Campbell were over 35 years old, and about 28 percent
of Campbell’s housing stock was constructed before 1960. Campbell’s San Tomas neighborhood, located
in the southwestern quadrant of the City, contains some of the City’s older housing stock, with many
homes in need of rehabilitation improvements.
As stated in the 2001 Housing Element, approximately nine percent of Campbell’s housing stock was
estimated to be in substandard condition, with six percent of units suitable for rehabilitation and three
percent requiring replacement. Applying these same percentages to Campbell’s current pre-1980 housing
stock, an estimated 900 units in Campbell may be substandard. Of these units, 600 are estimated to be
suitable for rehabilitation and up to 300 could require substantial rehabilitation or replacement. In
addition to the aging of the housing stock, the 2010 Census identified 216 housing units that lacked either
plumbing facilities or a complete kitchen.
The level of household overcrowding is another indicator of housing adequacy and quality. Overcrowding
occurs when a household is too large for a particular housing unit. When overcrowding happens, it tends
to accelerate the deterioration of homes. As of the 2010 Census, a total of 635 Campbell households,
about 4% of all households, live in overcrowded conditions. Seventy-two percent of the overcrowded
households are renters.
Special Needs Groups
Certain segments of the community may have particular difficulties in finding decent, affordable housing
because of their special needs and circumstances. In Campbell, these special needs groups include the
elderly, disabled persons, female-headed families with children, large households, and the homeless.
Seniors: Seniors typically have special housing needs due to three concerns: limited/fixed income,
higher health care costs, and physical limitations. According to the 2010 Census, 17 percent (2,824)
of households in Campbell contain one or more persons age 65 years and older. Over 60 percent of
the City’s elderly households are homeowners. Because of physical and/or other limitations, senior
homeowners may have difficulty in performing regular home maintenance or repair activities. Elderly
renters also have significant housing needs. Nearly sixty percent of Campbell’s elderly renter
households overpay for housing, reflecting their limited income and the high costs of housing in
Campbell.
Persons with Disabilities: Physical and mental disabilities can hinder access to traditionally designed
housing units (and other facilities) as well as potentially limit the ability to earn income. Disabilities
refer to mental, physical, or health conditions that last over six months. The 2010 Census documented
2,857 persons over the age of five with a disability in Campbell, representing 8 percent of this
population group.
Final Housing Element – City of Campbell H-10
Persons with Developmental Disabilities: Persons aged 18 years and older with developmental
disabilities require continuous assistance and constitute a special needs group. Development
disabilities include mental retardation, cerebral palsy, epilepsy, and autism, as well as other disabling
conditions found to be closely related to mental retardation (or that require treatment similar to
individuals with mental retardation), but does not include other handicapping conditions that are
solely physical in nature (though some developmentally disabled persons may also have physical
disabilities). According to the State Department of Developmental Services there are 134
developmentally disabled persons over the age of 17 in Postal Code 95008 (which comprises most of
the City of Campbell).
Female-Headed Families with Children: Female-headed households with children require special
consideration and assistance as a result of their greater need for affordable housing, accessible day
care, health care, and other supportive services. According to the 2010 Census, Campbell is home to
1,741 female-headed households, of which 937 (or 55 percent) are with children under 18 years of
age. These households are particularly vulnerable because these single parent households must
balance the needs of their children with work responsibilities. Approximately 10 percent of female-
headed families with children live in poverty, about three times the number of female-headed
households without children under the age of 18.
Large Households: Large households are defined as those with five or more members and typically
consist of mostly families with children. Lower-income large households often live in overcrowded
conditions because of the income limitations and the limited supply of affordable housing units with
three or more bedrooms. Campbell is home to approximately 1,283 large households, of which nearly
half are renter households (2010 Census). While there is an adequate supply of larger housing units,
the affordability of these units for large families can be a problem and can lead to overcrowded
conditions.
Homeless: Homelessness continues to be one of most visible reminders of the pressing needs facing
families and individuals in marginal economic, housing, and health conditions. This population
consists of a wide range of persons and families suffering from domestic violence, mental illness,
substance abuse, and joblessness among a number of other conditions. The 2013 Santa Clara county
Homeless Census and Survey identified 91 homeless persons in Campbell. The closest homeless
shelters are located outside of Campbell in the San Jose area.
Sustainable Community Strategy & Future Housing Needs
The primary objectives of the State's Regional Housing Need Allocation (RHNA) process are to increase
the supply of housing and ensure that local governments consider housing needs for households at all
income levels. The Association of Bay Area Governments (ABAG) is the regional agency that distributes
the RHNA to the counties and cities. This process occurs in two steps. The first step is the allocation of
the total number of units by each jurisdiction (i.e. each county and city). The second step in the process
is to break out this total allocation into the four required income categories.
The Regional Housing Need Allocation process began in 2012 with the development of a process to
integrate transportation and housing planning through a sustainable community strategy identified in
Assembly Bill 375 (2008). AB 375, the Sustainable Communities and Climate Protection Act of 2008
represents an effort to reduce green house gases emissions associated with motor vehicles by
coordinating the location of new jobs, housing, and public transportation infrastructure. A key element
Final Housing Element – City of Campbell H-11
of the Act is the integration of jobs, housing, and transportation infrastructure through a regionally
prepared Sustainable Community Strategy (SCS).
The SCS for the Bay Area was prepared by ABAG and the Metropolitan Transportation Commission and
was approved in 2013; it identified Priority Development Areas (PDAs) where new housing growth and
transportation infrastructure would be focused. This integration of transportation and housing planning
resulted in a RHNA process based upon both a Sustainability Component and a Fair Share Component.
Using the PDA framework from the SCS in the RHNA methodology promotes growth in sustainable
locations and is a key to ensuring consistency between the two planning documents. Directing growth to
infill locations is a key component of protecting agricultural and natural resources. This methodology also
recognizes the multiple benefits for local communities and the region as a whole of encouraging housing,
particularly affordable housing, in the neighborhoods near transit that local communities have identified
as priorities for development and investment to create complete communities.
The Sustainability Component integrates the compact growth principles from the Bay Area Plan with the
RHNA methodology. Following the land use distribution specified in the Plan Bay Area Sustainable
Community Strategies (SCS) Plan which allocated new housing into PDAs and non-PDA areas, 70 percent
of the total housing need was allocated based on growth in PDAs and the remaining 30 percent was
allocated based on growth in non-PDA locations. The 70% in PDA goal is a regional target. Individual
jurisdictions are not expected to provide 70 percent of the new housing in the PDAs.
The Fair Share Component allocates housing need based upon local community characteristics and past
performance. All jurisdictions were assigned a minimum of 40 percent of their new housing units during
the 2015-2023 period. This establishes a starting point or minimum threshold to ensure that all
jurisdictions are planning for housing to accommodate at least a portion of the housing need generated
by the population within that jurisdiction. This base allocation was then modified based upon a variety of
fair share and equity factors. The Fair Share factors include the following:
Upper Housing Threshold: If the SCS Plan projects growth in a jurisdiction's PDAs that meets or
exceeds 110 percent of the jurisdiction's expected household formation growth, that jurisdiction is
not assigned additional units. The expected household formation is used as an indicator of the
demand for new housing to accommodate new families/households. This ensures that cities with
PDAs are not overburdened.
Fair Share Factors: The following three factors were applied to a jurisdiction's non-PDA growth:
1. Past RHNA (Jobs:Housing Balance) Performance: Jurisdictions with a lower number of housing
affordable to lower income households received a higher allocation.
2. Employment: Jurisdictions with a higher number of existing jobs in non-PDA areas received a
higher allocation.
3. Transit: Jurisdictions with higher transit frequency and coverage receive a higher allocation.
The second step in the process is dividing this allocation into the four income categories defined by the
State Department of Housing and Community Development. The income allocation portion of the RHNA
method is designed to ensure that each jurisdiction in the Bay Area plans for housing for households of
every income category. The income allocation method gives jurisdictions that have a relatively higher
proportion of households in a certain income category a smaller allocation of housing units in that same
Final Housing Element – City of Campbell H-12
category. For example, jurisdictions that already supply a large amount of affordable housing receive
lower affordable housing allocations. This promotes the state objective for reducing concentrations of
poverty and increasing the mix of housing types among cities and counties equitably. The RHNA
methodology for determining the number of units by income category is the same method that was used
for the 2007-2014 RHNA. As a result of this process, Campbell’s share of future regional housing needs is
a total of 933 new units over the 2015-2023 planning period. The income categories of Campbell’s future
housing allocation are based upon the median County income and are presented below.
Table H-4. Regional Housing Need Allocation - City of Campbell between 2015 to 2023
Income Level Percent of Area Median Income Number of Units Percent of Total
Very Low* 0 - 50% 253 27%
Low 51 - 80% 138 15%
Moderate 81 - 120% 151 16%
Above Moderate Over 120% 391 42%
Total 933 100%
Source: Association of Bay Area Governments, Regional Housing Needs Allocation, July, 2013.
*An estimated half of Campbell’s very low income housing needs (126 units) are for extremely low income
households
The Regional Housing Needs Allocation (RHNA) represents the minimum number of housing units each
community is required to plan for by providing “adequate sites” through the general plan and shown on
the zoning map. A summary of the potential sites is outlined in Section 4, Housing Resources. A detailed
review of the potential opportunity sites is contained in Appendix D.
Accomplishments in Previous Housing Element Cycle
The 2009-2014 Housing Element contained 24 implementation programs to meet local housing needs and
comply with State Law. Fourteen of the implementation program set out functions and activities that
corresponded to typical local government activities, while two of the programs involved adoption of an
ordinance. The remaining eight programs involved the funding and implementation of various ongoing
housing activities and programs. A summary of the items not implemented during the proceeding Housing
Element cycle is contained in Table H-2.
Final Housing Element – City of Campbell H-13
Table H-2: Summary of Housing Element Program Implementation
Completion Status Number Description of Implementation Program Reason for Non-Completion
Implemented 19
Partially
Implemented 4
2.2b-One-time Rental Assistance Program
Program implemented during
first half of Housing Element
Period. No RDA funding after
2011 for implementation.
3.1a-Affordable Housing Development
1.2a- Multi-Family Acquisition & Rehabilitation No requests for assistance or
project participation during the
first half of Housing Element
period. No RDA funding after
2011 for implementation.
2.5b- Shared Housing Program
Not Completed 1
3.2a–Amend the Inclusionary Housing
Ordinance to provide more flexibility for
targeting lower affordability groups
Because of staff reductions and
turnover, the amendment was
not initiated. Lower income
affordability is still addressed
with the existing Density Bonus
program.
While the City did initiate programs identified in the 2009-2014 Housing Element at the beginning of the
Housing Element cycle, the loss of the Redevelopment Agency Housing Set-a-side Funds and a locally
controlled Community Development Block Grant (CDBG) program, combined with the economic
downturn effectively prevented the active implementation of many housing programs. The loss of the
Housing Set-a-side funding and reductions to the general fund resulted in the elimination of some City
staff positions, which subsequently results in the City’s inability to implement some 2009 Housing Element
programs. All of the eight programs providing funding for housing-related programs are currently without
a funding source.
The important exceptions include the planning and development related measures that are implemented
by the Planning Division as part of its normal operations. Examples of these programs include: Program
H-4.2a, Mixed-use Development; Program H-4.3a, Planned for Densities; Program H-5.1a, Density Bonus;
and Program H-5.2a, Secondary Dwelling Units. All of these programs enabled Campbell to continue to
approve new housing to meet Campbell’s identified housing need. The three large affordable and/or
senior housing projects that were either recently completed or will be completed in 2014 are examples of
these ongoing efforts to provide additional housing.
Of the two ordinance amendments contained in the 2009 Housing Element, one was adopted. The Zoning
Text Amendment to implement SB-2 and address other minor code modifications (Program H-5.3a) was
adopted in 2014. Program H-3.2a to amend Campbell’s Inclusionary Housing Provisions to provide greater
flexibility in the required income categories was not completed. This item will be carried over into the
2015-2023 Housing Element for implementation within the next two years.
Table H-3 summarizes the quantified objectives contained in Campbell’s 2009 – 2014 Housing Element
and the City’s progress in fulfilling these objectives. This information is based upon a review of residential
building permits issued between January 2009 and December 2012 with the addition of other housing
units that are currently under construction. Using the State’s standard affordability density of 20 units
per acre, most of the housing constructed in Campbell is potentially affordable for most income groups
and have been allocated to the Low Income Category. However, because of national economic conditions,
Final Housing Element – City of Campbell H-14
only 61 percent of the RHNA was actually constructed. In addition, and as demonstrated below, Campbell
did however actually met their rehabilitation and conservation goals.
Table H-3: Summary of Quantified Objectives
Income Level New Construction Rehabilitation Conservation
Goal1 Progress Goal2 Progress Goal3 Progress
Very Low 199 32 14 – 34
61
234 234
Low 122 300 16 - 36 419 419
Moderate 158 67 - - - -
Above Moderate 413 149 - - - -
Totals 892 543 50 61 653 653
1. Reflects RHNA.
2. Reflects City assisted single-family rehabilitation.
3. Reflects Section 8 (234 households) and preservation of the at-risk units
4. The Extremely Low category is a component of the Very Low Income Category.
Also, Campbell’s Below Market Rate Housing program resulted in the construction of 32 Very Low Income
units between 2009 and 2013. According to building permit records, five Second Dwelling Units were also
constructed. The five second units that were constructed have been allocated to the Moderate Income
category. Additional information on the implementation of the 2009 -2014 Housing Element is contained
in Appendix C.
SECTION 3 HOUSING RESOURCES
Final Housing Element – City of Campbell H-15
Introduction
A variety of resources are available for the
development, rehabilitation, and preservation of
housing in Campbell. This includes the City’s
ability to meets its share of regional housing
needs through the General Plan and Zoning
Ordinance, the inventory of available sites, the
financial resources available to support the
provision of affordable housing, and the
administrative resources available to assist in
implementing City housing programs.
General Plan
The 2001 Campbell General Plan provided a 20 to 25 year framework for the development of the City.
The Campbell General Plan contains four elements, in addition to the Housing Element. These other
Elements are Land Use & Transportation, Open Space, Parks & Public Facilities, Health & Safety, and
Conservation & Natural Resources. The Land Use Map contains 19 land use categories identifying a wide
range of residential, commercial, industrial, mixed-use, institutional and open space land uses. The land
uses integrate with the Zoning Ordinance to identify a range of residential densities (regulated by
residential densities) and non-residential development intensities (regulated by floor area ratio).
General Plan Policies and Strategies
Campbell’s Land Use and Transportation Element establish various policies and strategies in support of
housing development. Some of these policies and strategies include, but are not limited to, the following:
Policy LUT-1.5: Land Use Planning and the Regional Transportation System: Support land use
planning that complements the regional transportation system.
Strategy LUT-1.5a: Transit-Oriented Developments: Encourage transit-oriented developments
including employment centers such as office and research and development
facilities and the City’s highest density residential projects by coordinating the
location, intensity and mix of land uses with transportation resources, such as
Light Rail.
Strategy LUT-1.5d: Higher Floor Area Ratios (FARs): Develop provisions for allowing higher FARs in
new projects that provide a mix of uses, maintain a jobs/housing balance or are
located within proximity to Light Rail.
Final Housing Element – City of Campbell H-16
Policy LUT-3.1: Variety of Residential Densities: Provide land use categories for and maintenance of
a variety of residential densities to offer existing and future residents of all income
levels, age groups and special needs sufficient opportunities and choices for locating
in Campbell.
Strategy LUT-3.1a: Consistency with Housing Element: Ensure consistency with the City’s Housing
Element including ensuring that there is adequate land designated to meet
Housing goals.
Strategy LUT-3.1c: High Density Residential: Allow higher residential densities in the North of
Campbell Area (NOCA), South of Campbell Area (SOCA), and areas near the Light
Rail stations as an incentive to redevelop older, less intensive uses.
Policy LUT-5.3: Variety of Commercial and Office Uses: Maintain a variety of attractive and
convenient commercial and office uses that provide needed goods, services and
entertainment.
Strategy LUT-5.3i: Mixed-Use in Commercial Districts: Consider revising the Zoning Ordinance to
include standards for mixed-use development (residential and/or office above
ground floor retail) in commercial districts.
Policy LUT-14.6: Mixed Residential and Non-residential Uses: Allow residential uses that are mixed
whether horizontally or vertically with non-residential uses.
In addition to these general policies, the General Plan contains policies related to a number of special plan
areas within Campbell. These special planning areas include the Winchester Boulevard corridor,
Pruneyard/Creekside area (which includes portions of Bascom/East Hamilton Avenue area), the North of
Campbell Avenue (NOCA) Plan Area, the South of Campbell Avenue (SOCA) Plan Area, as well as the other
residential areas surrounding the downtown. Higher residential and mixed-use developments are also
encouraged in these areas. The City Council has also adopted other special master plans to facilitate
mixed-use and residential development along the Winchester Boulevard corridor and East Campbell
Avenue areas.
The stated intent of the General Plan mixed-use categories is to integrate residential uses with traditional
commercial and/or professional office uses. In furtherance of this goal, residential uses are permitted at
27 dwelling units per acre in mixed-use zones, and the residential component is not counted against the
allowable commercial Floor Area Ratio (FAR). In this way, sites currently occupied by commercial uses
may be redeveloped with residential and commercial uses, improving the financial feasibility of projects.
The City also provides additional zoning incentives for the inclusion of residential uses in new mixed-use
developments, such as reduced parking requirements, including shared parking between commercial and
residential uses. A reduction in the required open space for the residential component may be granted
where site characteristics preclude fulfillment of the entire open space requirement. This is discussed in
more detail in Appendix B.
Since establishment of mixed-use zoning districts under the 2001 General Plan (as described in Strategy
LUT 5.3i), development on mixed-use parcels has consisted entirely of residential uses or residential uses
Final Housing Element – City of Campbell H-17
with ground floor commercial. None of the mixed-use sites has been developed with an entirely
commercial use.
Minimum Residential Density
Previous Housing Elements have contained provisions for a minimum residential density for each General
Plan and Zoning designation. This requirement, identified as Policy H-4.3 in the 2009-2014 Housing
Element encourages “residential development that is proposed near existing light rail stations (within 1/4
mile radius) and/or within the boundaries of the Winchester Boulevard Plan and East Campbell Avenue
plan areas, to achieve at least 75 percent of the maximum General Plan Land Use category densities.” This
provision is carried over into the 2015-2023 Housing Element and will facilitate the full
development of the identified opportunity sites.
Zoning Ordinance Provisions
Residential Densities
The Zoning Ordinance and Map implements the development envisioned on the General Plan Land Use
Plan. These policies, together with existing zoning regulations, establish the amount and distribution of
land allocated for different uses within Campbell. As summarized below in Table H-5, the Land Use
Element provides for six residential land use designations, a mobile home park designation, one
commercial designation, and three mixed-use designations that allow for residential uses.
Table H-5: Land Use Categories Permitting Residential Use
General Plan Land Use
Category
Zoning
District(s)
Density (Units
per Gross Acre) Residential Type(s)
Low Density Residential R-1 <6 Single-family detached homes on individual lots
between 16,000 and 6,000 square feet
Low-Medium Density
Residential
R-M, R-D,
C-PD, P-D 6—13 Duplexes, multi-family, and townhomes. Small lot
detached homes are allowed with P-D zoning.
Mobile Home Park P-D 6—13 Mobile home parks
Medium Density Residential R-2, C-PD, P-D 14—20 Townhomes, apartments, condominiums, or multi-
family
High Density Residential R-3, C-PD 21—27 Apartments or condominiums
Central Business District
Commercial C-3 No Standard* Condominiums or apartments on the second and
third floors
Low-Medium Density
Residential or Office
(Mixed-use)
P-D 6—13 Single-family homes on small lots, townhomes, multi-
family
Medium to High Density
Residential/ Commercial
(Mixed-use)
P-D 14—27
Multiple-family housing on the upper floors above
office/ commercial uses. Attached townhomes or
condominiums in the South of Campbell Ave Specific
Plan area.
Residential/ Commercial/
Professional Office
(Mixed-use)
P-D 14—27
Multiple-family housing including condominiums or
apartments on the upper floors above office or
commercial uses.
Source: City of Campbell General Plan, February 2014.
* Residential condominium and apartment units are allowed on the upper floors only within the C-3 Zoning District. No
maximum density standard is provided per Section 21.10.060, C-3 (Central Business District) zoning district.
Final Housing Element – City of Campbell H-18
Each of these land use designations has one or more zoning districts to implement their vision of the
future. Each of these zones contains detailed (and often very specific) development criteria to guide their
development. The maximum densities for the zones allowing residential land uses are summarized below.
o Single Family Detached Residential Zones – between 3 and 6 dwelling units per acre (depending
on the specific zone).
o Smaller Lot Single Family/Duplex/Triplex Residential Zones – between 6 and 13 dwelling units per
acre (depending on the specific zone)
o Multiple Family Condominium/Attached Residential Zones - between 14 and 27 dwelling units per
acre (depending on the specific zone).
o Mixed-use/Planned Development Residential – up to 27 dwelling units per acre.
o Central Business District Commercial – no numeric standard, allowable residential units are
determined by the design of the project on a case-by-case basis.
Secondary Dwelling Units
The City allows secondary dwelling units on 10,000 square foot sized lots for the development of
secondary units, resulting in 1,000 properties being eligible for secondary dwelling units. Given their
relatively limited size and historical rent levels, secondary units will most likely be occupied by lower-
income residents, including the elderly, college students, and low-income wage earners. Secondary
dwelling units require a ministerial zoning clearance usually involving just a zoning compliance sign-off on
a building permit. Based on the level of secondary unit approval and development during the prior
planning period, the City can reasonably anticipate between 8 and 16 additional secondary units during
the current period, helping to address the needs of lower income renters.
Sites for Special Needs Housing
Consistent with the requirements of SB-2, the City allows emergency shelters by right in a portion of the
M-1 Zone. The area is located just south of San Tomas Expressway between Winchester Boulevard and
Los Gatos Creek. This location is centrally located in an area well served by transit and commercial
services. Included in the ordinance are provisions to allow Single Room Occupancy (SRO) facilities within
the R-3 High Density Residential Zoning District. The zoning ordinance also regulates transitional and
supportive housing in the same manner as other residential uses in the equivalent zone. Additional
information is provided in Appendix B.
Mixed-Use Development
Many areas in Campbell are zoned P-D (Planned Development). The P-D Zone allows for flexibility in
development standards and requirements where optimum quantity and use of open space and exemplary
building design are provided. Mixed-use development is also encouraged in these areas, allowing both
residential and commercial uses on the same parcel. A key strategy of the City’s General Plan is to
integrate residential development along designated commercial corridors to create activity along the
street, and provide a variety of housing types near work and shopping. This strategy ensures safer, more
Final Housing Element – City of Campbell H-19
viable commercial areas, with mixed-use residents helping to ensure the viability of the commercial uses.
Residential uses are encouraged but not included in the calculation of the FAR. Campbell also allows for
a shared parking reduction and a reduction in the required open space for the residential component.
The City has approved several mixed-use projects since adoption of the prior Housing Element.
Housing Opportunity Site Inventory
A key component of any Housing Element is an assessment of whether or not a community can provide
sufficient sites to accommodate their Regional Housing Need Allocation. This section summarizes the
number of available opportunity sites and the relative affordability of these opportunity sites. As is
demonstrated in this section, Campbell can accommodate both the number of units and appropriate
levels of affordability specified in the RHNA. The City plans to fulfill its share of regional housing needs
using a combination of the following methods by focusing (but not limiting) development in opportunity
site areas, through the development of secondary dwelling units, and residential projects with
development entitlements.
Housing Opportunity Site Availability
A detailed analysis of potential opportunity site areas was conducted during the preparation of the
Housing Element. The focus of the site selection was the need to ensure that the objectives of the Housing
Element were integrated with the other elements of the General Plan. The Land Use and Transportation
Element of the General Plan has an objective of concentrating new residential development around the
existing VTA transit stations and around the downtown (i.e. the designated Priority Development Area) to
facilitate the redevelopment of areas with under-utilized sites and/or occupied with obsolete buildings,
and to try to reduce traffic impacts. Five of the six Opportunity Site Areas meet this objective. The sixth
Opportunity Site Area, the Dot Avenue area was also included since it represents one of the largest vacant
residential sites in Campbell.
The initial screening process resulted in an extensive list of several hundred properties capable of
accommodating over 2,000 new dwelling units. This preliminary list was presented at the Second
Community Outreach Workshop held on April 29, 2014. Based upon the input from the community, six
opportunity site areas were identified. The final list of Opportunity Sites capable of accommodating the
RHNA for Campbell was then selected from within these areas. Each of the Opportunity Sites have the
appropriate General Plan and Zoning designations to accommodate housing and have access to roads,
water, sewer, electricity and/or natural gas, and telecommunication services. The individual Opportunity
Site inventories are contained in Appendix D.
Housing Opportunity Site Areas
The locations of the six major opportunity site areas are depicted on Figure H-1 and are described below.
A summary of the residential development potential for these opportunity site areas are shown in Table
H-5. Adequate infrastructure including roads, water, sewer, electricity and/or natural gas, and
telecommunication services are in place for the planned-for development for all of the Opportunity Site
areas. A detailed assessment of each opportunity site is provided in Appendix D.
Final Housing Element – City of Campbell H-20
Figure H-1: Map of Opportunity Site Areas
1. Bascom Avenue Corridor Area
The Bascom Avenue Area is near the intersection of South Bascom Avenue and East Hamilton Avenue.
This Area is located just north of the Pruneyard Area and is within a ¼ mile of the Hamilton VTA Light
Rail Station. The General Plan Land Use Designation for the area allows Commercial/Professional
Office/Residential land uses with densities up to 20 dwelling units per acre. Residential densities are
not counted towards the floor area ratio calculations in mixed-use developments. During the previous
Housing Element cycle, one opportunity site, located at 1677 South Bascom Avenue, was developed
with 168 apartments as part of a mixed-use project.
2. North of Campbell Avenue Area Plan
The North of Campbell Avenue Area Plan (NOCA) opportunity area is located along Salmar Avenue
between East Hamilton Avenue and Harrison Avenue. The NOCA area is located midway between the
Hamilton Avenue and Downtown Campbell Light Rail Stations. The area is covered by the North of
Campbell Avenue Area Plan. The purpose of the NOCA Plan is to encourage a combination of
residential and commercial uses in a previously industrial area. The Zoning and General Plan
designations support new residential and mixed-use development at the City’s highest density range
of 20 dwelling units per acre and Floor Area Ratios of up to 1.00. Residential densities are not counted
towards the floor area ratio calculations in a mixed-use development. Much of the NOCA area has
already been redeveloped both residentially (near the downtown) and commercially (near Hamilton
Avenue).
Final Housing Element – City of Campbell H-21
3. East Campbell Avenue Master Plan Area
The East Campbell Avenue Master Plan Area extends from Downtown Campbell east to Los Gatos
Creek along both sides of Campbell Avenue. This area serves as an important gateway to Downtown
Campbell and creates a connection to the Prune Yard Shopping Center (a major 40-acre retail and
office destination for the South Bay region). The City has adopted the East Campbell Avenue Master
Plan to guide future development in this area. The Master Plan allows for residential densities up to
27 dwelling units per acre in a mixed-use style. This area is adjacent to the South of Campbell Avenue
Area.
4. South of Campbell Avenue Area Plan
The South of Campbell Avenue Plan Area (SOCA) opportunity area is located between Railway Avenue
and Los Gatos Creek and is covered by the South of Campbell Avenue Area Plan. The purpose of the
SOCA Plan is to encourage a combination of residential and commercial uses in a previously industrial
area. The Zoning and General Plan designations support new residential and mixed-use development
at the City’s highest density range of 27 du/ac and Floor Area Ratios of up to 1.00. Residential
densities are not counted towards the floor area ratio calculations in a mixed-use development. Most
of the SOCA area is located within ¼ mile of the Downtown Campbell Light Rail Station.
5. Winchester Boulevard Master Plan– South Area
The Winchester Boulevard corridor area is located along both sides of Winchester Boulevard from
Hamilton Avenue to Camden Avenue. Campbell has adopted the Winchester Boulevard Master Plan
Area to provide a framework for the redevelopment of the area. The Master Plan and General Plan
designations support new residential and mixed-use development at the City’s highest density range
of 27 dwelling units per acre. This mile long corridor is divided into two subareas, for Housing Element
purposes, at Campbell Avenue. The northern subarea includes locations around the Home Church
center. The southern subarea includes the older highway oriented commercial south of Campbell
Avenue and the newer shopping centers near the Winchester Light Rail Station. During the previous
Housing Element cycle, one opportunity site located at 2041 through 2127 South Winchester
Boulevard, was developed as a mixed-use project with 126 senior apartments and a 21-patient
dementia care center as part of this mixed-use project.
6. Dot Avenue Properties
The Dot Avenue opportunity area is located at the intersection with West Campbell Avenue near San
Tomas Expressway. The General Plan Land Use Designation for the area allows Medium Density
Residential land uses which allow residential densities up to 20 dwelling units per acre. The site is
largely vacant, occupied by a single family home and scattered agricultural uses. This site is not
located within ½ mile of a VTA Light Rail Station.
Housing Opportunity Site Adequacy
Table H-6 contains a summary of the detailed opportunity site assessment contained in Appendix C. As
demonstrated below, Campbell contains an adequate number of sites to accommodate the RHNA for the
2015 -2023 period. This estimated number of units for each area is calculated by multiplying the
developable acreage by the maximum density by the practical density. The Developable Acreage is based
upon the size for all of the opportunity sites within each area. The Maximum Density is based upon
information obtained from the Campbell General Plan and Zoning Ordinance. For most sites is assumed
to be 75% of the maximum density, except that for larger sites within ½ mile of a VTA Light Rail Station.
Final Housing Element – City of Campbell H-22
In these circumstances a realistic density of 90% of the maximum density is used. The 75% of the
maximum density for 27 units per acre is 20.25 dwelling units per acre. The practical density for a site
with a maximum density of 27 units per acre is 24.3 dwelling units per acre (90% of 27). These values are
above the State’s 20 du/ac threshold for unit affordability to all income levels in suburban settings.
Table H-6. Opportunity Site Area Summary
Opportunity Site Area
Developable
Acreage
Maximum
Density 1 75% Density
Estimated
Units 1
Bascom Avenue Corridor 5.0 27 du/ac 20.25 du/ac 109
North of Campbell Avenue (NOCA)
Area Plan 8.3 20 du/ac 15.0 du/ac 136
East Campbell Avenue Master Plan 5.2 27 du/ac 20.25 du/ac 116
South of Campbell Avenue (SOCA)
Area Plan 19.8 27 du/ac 20.25 du/ac 419
Winchester Boulevard Master Plan
– South Area2 17.3 27 du/ac 20.25 du/ac 350
Dot Avenue Properties 2.1 20 du/ac 15.0 du/ac 31
TOTAL UNITS 57.7 1,161
1. Does not include any additional density bonus units allowed by State Law and the Local Density Bonus ordinance for
additional affordable units.
2. The northern and middle portions of the Winchester Boulevard Master Plan also contain possible residential sites but
are not included in the inventory of opportunity sites since adequate sites have already been identified.
The conservative nature of these housing unit estimates within the Opportunity Site Areas is confirmed
by an examination of newer residential projects in the Priority Development Area and surrounding core
locations. Since the implementation of the 75% minimum density and mixed-use policies, examples of
the newer residential projects include: Gateway (25 du/ac); Campbell Center (26 du/ac); Water Tower
Lofts (27 du/ac); Onyx (27 du/ac); Gilman Cottages (27 du/ac); Creekside Commons (27 du/ac); and Merrill
Gardens (34 du/ac with density bonus). This also demonstrates that Campbell’s development standards
have proven to be effective in allowing projects to achieve maximum densities, and given high land costs
in the area, the majority of multi-family and mixed-use developments are built at or near maximum
permitted densities.
Housing Opportunity Site Affordability
To evaluate the adequacy of the sites in terms of the income/affordability targets established by the
RHNA, “default affordability densities” are used. Based upon its suburban location, Campbell’s default
affordability density is 20 dwelling units per acre (i.e. development at or above 20 units per acre is
considered to be affordable to both very low and low income households). For moderate income
households, based on several moderate income projects developed in the City, the City has chosen a
threshold of 15 dwelling units per acre to reflect a reasonable density for achieving moderate income
development.
Final Housing Element – City of Campbell H-23
Housing Element H-4.3, Planned For Densities, requires that residential development near the existing
light rail stations and/or within the boundaries of the Winchester Boulevard Plan and East Campbell
Avenue plan areas be developed within densities that are at least 75 percent of the maximum General
Plan Land Use category densities. Using these criteria, residential projects on sites with General Plan and
Zoning which allow maximum residential densities up to 27 units per acre are affordable for all income
categories. In contrast, sites with maximum residential densities of 20 units per acre are affordable for
only the Moderate and Above Moderate income categories. Sites with maximum residential densities of
13 units per acre or less are affordable by only those households in the Above Moderate income category.
Table H-7 demonstrates the potential affordability of the units identified in Table H-5. Campbell’s policy
to require at least 75% of the maximum density guarantees that, about 85% of the opportunity site units
are affordable for all income categories. Only the NOCA Plan and Dot Avenue Areas, with maximum
densities of 20 units per acre, are not considered affordable to the Very Low and Low Income categories.
However, those two areas only account for 167 (or about 14%) of the 1,161 identified opportunity site
units. All of the other Opportunity Site housing units can be used to meet the affordability provisions for
all of the income categories.
Table H-7: Opportunity Site Housing Unit Affordability
Income Level
Total Unit
Affordability
(Number of Units)
RHNA Requirement
(Number of Units)
Adequate Units
Provided for RHNA
Very Low 253 units 253 units Yes
Low 138 units 138 units Yes
Moderate 151 units 151 units Yes
Above Moderate 391 units 391 units Yes
RHNA Total 933 units Yes
Additional
Potential Units 228 units1
Total Units for all
Opportunity Sites2 1,161 units
1. Calculated by subtracting the City’s designated Housing Need (933) from the number of units
in the Opportunity Site inventory (1,161).
2. As identified in Appendix D.
The City will continue to encourage and facilitate production of affordable units on these sites through
the policies and programs described in the Housing Plan located in Section 4.
Final Housing Element – City of Campbell H-24
Availability of Public Facilities and Services
As an urbanized community, Campbell has in place the necessary infrastructure to support additional
residential development. All land designated for residential or mixed-use are served by sewer and water
lines, streets, storm drains, telephone, electrical and gas lines. Pursuant to the 2001 General Plan
Environmental Impact Report, there is adequate water and sewer capacity to serve future development.
To ensure the availability and adequacy of public facilities and services for future development, the City,
along with other providers of public services (e.g., water and sewer), will continue to carry out regular
infrastructure improvements and upgrading.
Financial Resources
Due to the dissolution of the Redevelopment Agency (RDA) in 2012, Campbell has limited access to
funding sources available for affordable housing activities. These funding sources include programs from
local, state, federal and private resources. The loss of RDA funding has forced the elimination of a number
of programs, including: Program 1.1a, Housing Rehabilitation Loans, Program 1.1b, Emergency Home
Repair Grants, Program 2.2b, One time Rental Assistance, Program 2.3a, First time Homebuyer Assistance,
and Program 3.1a, Affordable Housing Development Assistance.
The following section describes the two largest housing funding sources currently used in Campbell which
are Section 8 rental assistance (controlled by the State and Federal governments) and the Housing Trust
Fund of Santa Clara County (a private non-profit organization). Table H-8 also provides a more
comprehensive inventory of potential funding sources.
Community Development Block Grant (CDBG) Funds
The CDBG program provides funds for a range of community development activities. Prior to the
dissolution of the RDA, a small portion of the CDBG funds was historically spent on housing repair and
rehabilitation as well as for non-profit service providers. However, since the dissolution of the RDA, the
City was no longer able to provide these services, and these services are now provided to Campbell
residents through Santa Clara County. Current use of CDBG funds has been used for targeted code
enforcement in a low-income census tract area and to improve accessibility (sidewalk repair and curb
cuts) in the City. Residents wanting to repair or rehabilitate their homes must apply to Santa Clara County
to get access these programs.
Section 8 Rental Assistance
The Section 8 program or housing voucher program is a federal program that provides rental assistance
to extremely low to very low-income persons in need of affordable housing. The Section 8 program offers
a voucher that pays the difference between the payment standard (an exception to fair market rent) and
what a tenant can afford to pay (e.g., 30% of their income). A voucher allows a tenant to choose housing
that may cost above the payment standard, with the tenant paying the extra cost. The Santa Clara County
Housing Authority administers the Section 8 program for most communities in the County, including
Campbell. In 2014, approximately 190 Campbell households received Section 8 assistance from the
Housing Authority.
Final Housing Element – City of Campbell H-25
Housing Trust Fund of Silicon Valley
Created in 2001 as the Housing Trust of Santa Clara County (HTFSV) is a non-profit 501(c)(3) community
based organization created in 2000 through a cooperative effort of the private and public sectors,
including the Housing Collaborative on Homelessness and Affordable Housing, the Silicon Valley
Manufacturing Group, Santa Clara County, Community Foundation Silicon Valley, and all 15 Santa Clara
towns and cities. The purpose of the Trust is to increase the supply of affordable housing in Santa Clara
County within three program areas: first-time homebuyer assistance, multi-family rental housing
development assistance, and support for local homeless assistance programs. Funds are available for
acquisition, rehabilitation, new construction, predevelopment costs and supportive housing services.
Since HTFSV’s inception (as of March 2013) the HTFSV reported having raised $75 million in investment
dollars, which it has been leveraged into $1.8 billion of investment in affordable housing.
One-Time Housing Program Funds
Statewide the 20% tax increment affordable housing set-aside funds were responsible for over $1 billion
in direct funding for affordable housing. Historically these local funds were often used as seed money to
leverage other sources of funding for affordable housing. With the dissolution of Redevelopment
Agencies (RDA), the State of California deprived local jurisdictions of their largest and most significant
source of local funding for affordable homes. In response to the loss of this housing program funding, a
portion of those former tax increment funds (transferred to the State) was allocated back to local
jurisdictions as both a one-time lump sum. Campbell received $950,000 in its Housing Trust Fund and
$600,000 in “Boomerang Funds”. In 2014 the City Council committed $250,000 of its Boomerang Funds
to match Santa Clara County’s $350,000 for a future, still to be determined, affordable housing project.
Because of their one-time use only funding nature, these funding sources are not included in Table H-8
below.
Table H-8: Financial Resources Available for Housing Activities
Program Name Description Eligible Activities
1. Federal Programs
Community
Development Block
Grant (CDBG)
Grants awarded to the County for housing and
community development activities benefiting
lower income households. City residents are
eligible to receive funding through these
countywide programs.
Acquisition
Rehabilitation
Home Buyer Assistance
Homeless Assistance
Public Services
Public Facilities
Grants awarded to the City have been used for
targeted code enforcement in low-income census
tracts (to identify homes in need of rehabilitation)
and to improve accessibility in the City.
Rehabilitation
Public Facilities
Home Investment
Partnership Act (HOME)
Funding can be used to support a variety of
County housing programs that the City can access
for specific projects.
New Construction
Acquisition
Rehabilitation
Home Buyer Assistance
Rental Assistance
Section 8 Rental
Assistance Program
Rental assistance payments to owners of private
market rate units on behalf of very low income
tenants.
Rental Assistance
Final Housing Element – City of Campbell H-26
Table H-8: Financial Resources Available for Housing Activities
Program Name Description Eligible Activities
Section 202 Grants to non-profit developers of supportive
housing for the elderly.
Acquisition
Rehabilitation
New Construction
Rental Assistance
Section 811 Grants to non-profit developers of supportive
housing for persons with disabilities, including
group homes, independent living facilities and
intermediate care facilities.
Acquisition
Rehabilitation
New Construction
Rental Assistance
2. State Programs
Low-income Housing Tax
Credit (LIHTC)
Tax credits are available to persons and
corporations that invest in low-income rental
housing. Proceeds from the sale are typically used
to create additional housing.
Construction of Housing
Multi-Family Housing
Program (MHP)
Deferred payment loans to local governments and
developers for new construction, rehabilitation
and preservation of rental housing.
New Construction
Rehabilitation
Preservation
Conversion of nonresidential to rental
Multi-Family Housing
Program –Supportive
Housing
Deferred payment loans for rental housing with
supportive services for the disabled who are
homeless or at risk of homelessness.
New Construction
Rehabilitation
Preservation
Conversion of nonresidential to rental
Building Equity and
Growth in
Neighborhoods (BEGIN)
Grants to cities to provide down payment
assistance to low and moderate income first-time
homebuyers of new homes in projects with
affordability enhanced by local regulatory
incentives or barrier reductions.
Homebuyer Assistance
CalHome Grants to cities and non-profit developers to offer
homebuyer assistance, including down payment
assistance, acquisition, rehabilitation, and
homebuyer counseling. Loans to developers for
property acquisition, site development,
predevelopment and construction period
expenses for homeownership projects.
Predevelopment, site development,
site acquisition
Rehabilitation
Acquisition/rehab
Down payment assistance
Mortgage financing
Homebuyer counseling
Transit-Oriented
Development Housing
Program
Low-interest loans are available as gap financing
for rental housing developments that include
affordable units and as mortgage assistance for
homeownership developments. Grants to cities
and transit agencies for infrastructure
improvements to facilitate connections with
transit stations.
Capital improvements required for
qualified housing developments
Capital improvements enhancing
pedestrian or bike access from
qualified housing development to
nearest transit station
Land acquisition
Affordable Housing
Innovation Fund
Funding for pilot programs to: provide quick site
acquisition financing for the development or
preservation of affordable housing; to help finance
local housing trust funds; to increase
homeownership opportunities for lower incomes
households; and provide to pre-development
funding to reduce insurance rates for CalHFA
condominium projects.
Land acquisition
New construction
Infill Incentive Grant
Program
Funding of public infrastructure (water, sewer,
traffic, parks, site clean-up, etc) to facilitate infill
housing development.
Development of parks and open space
Water, sewer or other utility service
improvements
Streets, roads, parking structures,
transit linkages, and transit shelters
Traffic mitigation features
Sidewalks/streetscape improvements
Final Housing Element – City of Campbell H-27
Table H-8: Financial Resources Available for Housing Activities
Program Name Description Eligible Activities
CalHFA Residential
Development Loan
Program
Low interest, short term loans to local governments
for affordable infill, owner-occupied housing
developments.
Site acquisition
Pre-development costs
CalHFA Homebuyer’s
Down payment
Assistance Program
CalHFA makes below market loans to first-time
homebuyers of up to 3% of sales price. Program
operates through participating lenders who
originate loans for CalHFA.
Homebuyer Assistance
3. Local Programs
Below Market Rate
Housing In Lieu Fee
Allows developers to pay for fractions of units
while complying with program requirements.
New Construction
Rehabilitation
Site Acquisition
Preservation
Homebuyer Assistance
Homeless with Special Needs
4. Private Resources/Financing Programs
Housing Trust Fund of
Silicon Valley (HTFSV)
Non-profit community based organization created
through the collaborative efforts of private and
public sector organizations.
Multi-family Rental Housing
Homebuyer Assistance
Homeless with Special Needs
Federal National
Mortgage Association
(Fannie Mae)
Fixed rate mortgages issued by private mortgage
insurers.
Home Buyer Assistance
Mortgages that fund the purchase and
rehabilitation of a home.
Home Buyer Assistance
Rehabilitation
Low Down-Payment Mortgages for Single-Family
Homes in under-served low-income and minority
cities.
Home Buyer Assistance
Federal Home Loan
Bank Affordable
Housing Program
Direct Subsidies to non-profit and for profit
developers and public agencies for affordable low-
income ownership and rental projects.
New Construction
Administrative Resources
Described below are several non-profit agencies that have been involved or are interested in housing
activities in Campbell. These agencies serve as resources in meeting the housing needs of the community.
In particular, they are involved in the improvement of the housing stock, provision of affordable housing,
and/or housing assistance to households in need.
Catholic Charities of Santa Clara County
Catholic Charities is a Countywide non-profit organization that offers various housing programs to assist
persons with special needs, including single parents, the homeless, and those threatened with
homelessness. Under its Shared Housing Program, Catholic Charities helps single parents with one or two
small children find affordable rooms to rent in private homes. Charities Housing also helped Campbell
preserve 100 units of affordable housing in the San Tomas Gardens Apartments (100 low income units)
and the Maravilla Project (24 low and moderate income units). Catholic Charities Housing is taking over
management responsibility for the three senior housing group homes formerly operated by Senior
Housing Solutions.
Final Housing Element – City of Campbell H-28
Neighborhood Housing Services of Silicon Valley
NHSSV was incorporated in 1995 as a non-profit Community Development Organization by a group of
local citizens with support from the City of San Jose Department of Housing. NHSSV’s mission is “to
promote community revitalization and economic stability by providing responsible homeownership and
neighborhood services to low and moderate income families.” HNSSV provides community assistance in
the areas of homebuyer education, foreclosure intervention, first mortgage lending, down payment
assistance, real estate sales, Below Market Rate (BMR) property administration, as well as community
building and organizing. Neighborhood Housing Services currently provides mortgage loans and housing
counseling services to low income households at the Maravilla housing project.
Mid-Peninsula Housing Coalition (MPHC)
Mid-Peninsula is an established regional non-profit organization involved in the development and
acquisition and rehabilitation of affordable rental housing. MPHC also has two affiliated corporations that
provide professional management services and on-site coordination of services to residents. Between
1970 and the end of 2013, MPHC has designed and built or acquired and rehabilitated almost 7,500 units
of affordable housing throughout northern California. In addition, MPHC currently manages over 6,400
units throughout the nine county Bay Area region and works to preserve affordable housing units that are
at risk of converting to market rate uses. Prior to the dissolution of the Redevelopment Agency, MPHC
partnered with the Campbell Redevelopment Agency to acquire and rehabilitate 60 units at the Sharmon
Palms neighborhood.
Habitat for Humanity Silicon Valley
Habitat for Humanity is a non-profit, faith-based organization dedicated to building affordable housing
and rehabilitating homes for lower income families. Habitat builds and repairs homes with the help of
volunteers and partner families. Habitat homes are sold to partner families at no profit with affordable,
no-interest loans. Volunteers, churches, businesses, and other groups provide most of the labor for the
homes. Government agencies or individuals usually donate land for new homes or write down the cost of
the land. Incorporated in 1986, the Silicon Valley affiliate of Habitat for Humanity has built 38 homes and
rehabilitated one home in Santa Clara County.
Rebuilding Together Silicon Valley
This non-profit agency continues to partner with the City of Campbell in providing rehabilitation of homes
of very low income residents, in particular seniors and disabled so that they may live in warmth, safety,
and independence. Rebuilding home repairs assists residents preserve affordable housing by making
necessary repairs. Many of repairs deal with roof patching, new furnaces, upgrading wiring and plumbing,
grab bars in the bathroom, new appliances, and stairs, railings and banisters, as well as making exterior
improvements and removing trash and debris. In 2013, Rebuilding Together Silicon Valley completed 320
rehabilitation projects in the cities of San Jose, Santa Clara, Cupertino, Gilroy, Milpitas, Morgan Hill, Los
Gatos, and Campbell.
Final Housing Element – City of Campbell H-29
San Andreas Regional Center
San Andreas Regional Center (SARC), which is located in Campbell, is a community-based, private
nonprofit corporation serving individuals and their families who reside in Monterey, San Benito, Santa
Clara, and Santa Cruz Counties. SARC is funded by the State of California to serve people with
developmental disabilities as required by the Lanterman Developmental Disabilities Act. The Center
reports that 78 percent of their clients with developmental disabilities live within the home of a parent or
guardian. As these parents age and become more and more frail, their disabled adult children will require
alternative housing options. The SARC works to identify community-based housing providers for persons
living with a developmental disability; including licensed community care facilities and group homes; or
supervised and subsidized apartment settings for persons able to live more independently.
Senior Housing Solutions
Senior Housing Solutions (SHS), formerly Project Match, is a Milpitas-based non-profit organization that
offers affordable housing opportunities for seniors. Under its Group Residence Program, SHS provided
affordable living spaces for seniors within a single-family home shared with 5 to 6 seniors. SHS currently
manages units of affordable housing for seniors in San Jose, Santa Clara, Sunnyvale, Campbell, Saratoga,
and Los Gatos. SHS is in the process of disbanding due to financial issues, the operation and management
of the existing affordable living accommodations is in the process of being transferred to (Catholic)
Charities Housing. The existing facilities in Campbell include three homes that provide affordable rental
opportunities for 15 seniors.
Opportunities for Energy Conservation
Conventional building construction, use and demolition, as well as the manufacture of building materials
have multiple impacts on our environment. In the United States, the building industry accounts for:
65 percent of electricity consumption
30 percent of greenhouse gas emissions
30 percent of raw materials use
30 percent of landfill waste
12 percent of potable water consumption
Energy Conservation Programs Offered through State and Federal Government
One of the primary goals behind establishing a green building program is to create a holistic, integrated
design approach to green building. A green building program considers a broad range of issues including
community and site design, energy efficiency, water conservation, resource-efficient material selection,
indoor environmental quality, construction management, and building maintenance. The end result will
be buildings that minimize the use of resources, are healthier for people, and reduce harm to the
environment.
In 2004, the State of California adopted legislation requiring LEED (Leadership in Energy and
Environmental Design) certification for new and renovated public buildings. Many local jurisdictions have
not only adopted similar standards for their public buildings, but have also required LEED certification or
Final Housing Element – City of Campbell H-30
LEED equivalency for larger commercial and residential developments. LEED certification building
standards are one piece of a coordinated green building program to promote energy and resource
efficient buildings.
The City of Campbell is in compliance with State regulations to encourage “green” building techniques
which illustrates Campbell’s initiative to limit the environmental impact of municipal facilities, and also
sets an example for the community at large. The requirements of the CalGreen Program are currently
being implemented by the City. In addition, the recent building code amendments requiring increased
energy efficiency have also been adopted by the City in February of 2014.
The City has adopted a Construction and Demolition Debris Ordinance that requires the diversion of 50
percent of construction waste in accordance with the mandate of the California Waste Management Act.
Under the ordinance, contractors are required to recycle or reuse at least 50 percent of the construction
and demolition debris waste tonnage from demolition projects greater than 500 square feet, and all
renovations or additions to an existing structure or construction of a new structure, greater than 2,000
square feet or where the construction of the work exceeds $250,000, as determined by the Building
Official.
Both the public and private sectors currently offer grants, refunds, and other funding for green building.
In addition, developments built to green standards assist both the owners and tenants with energy and
maintenance costs over time. The following presents a variety of ways in which Campbell can promote
energy conservation and green building:
Develop green (energy-efficient and environmentally-sensitive) building standards for public
buildings.
Provide incentives, such as expedited plan check, for private developments that are building
green.
Encourage higher densities and mixed-use development within walking distance of commercial
and transit, thereby reducing vehicular trips and reducing greenhouse gas emissions.
Promote financial resources available through the California Energy Commission for use of solar
panels.
Provide resource materials and training opportunities regarding green building and energy
conservation.
Ensure compliance with CalGreen building code requirements.
The State of California and the Federal government also have programs designed to increase energy
efficiency and reduce energy costs for lower income families. Some of these programs include:
Weatherization Assistance Program funded by the Department of Energy, is a program for
delivering energy conservation services to low-income Californians (households with less than
60% of the median income). The Weatherization Assistance Program reduces the heating and
cooling costs for low-income families by improving the energy efficiency of their homes and
ensuring their health and safety. Among low-income households, the program focuses on those
with elderly residents, individuals with disabilities, and families with children. This program is
provided through the Sacred Heart Community Service organization based out of San Jose.
Final Housing Element – City of Campbell H-31
The Low-Income Home Energy Assistance Program (LIHEAP) Block Grant – Funded by the Federal
Department of Health and Human Services and provides two basic types of services. Eligible low-
income persons (via local governmental and nonprofit organizations) can receive financial
assistance to offset the costs of heating/cooling their dwellings, and/or have their dwellings
weatherized to make them more energy efficient. This is accomplished through these three
program components:
The Weatherization Program provides free weatherization services to improve the energy
efficiency of homes, including attic insulation, weather-stripping, minor home repairs,
and related energy conservation measures.
The Home Energy Assistance Program (HEAP) provides financial assistance to eligible
households to offset the costs of heating and/or cooling dwellings.
The Energy Crisis Intervention Program (ECIP) provides payments for weather-related or
energy-related emergencies.
Energy Conservation Programs Offered through Local Utilities
Pacific Gas & Electric (PG&E) provides both natural gas and electricity to residential consumers throughout
Santa Clara County. The company provides a variety of energy conservation services for residents and also
participates in several other energy assistance programs for lower-income households, which can help
qualified homeowners and renters conserve energy and control electricity costs. In addition to supporting
green building efforts, Campbell also supports energy conservation by advertising utility rebate programs
and energy audits available through Pacific Gas and Electric, particularly connected to housing
rehabilitation programs. Some of these programs include the following:
The California Alternate Rates for Energy (CARE) Program – Provides a 20 percent monthly
discount on gas and electric rates to income qualified households, certain non-profits, facilities
housing agricultural employees, homeless shelters, hospices and other qualified non-profit group
living facilities.
The Relief for Energy Assistance through Community Help (REACH) Program – Provides one-time
emergency energy assistance to low income customers who have no other way to pay their energy
bill. REACH aims to assist those who are in jeopardy of losing their electricity services, particularly
the elderly, disabled, sick, working poor, and the unemployed, who experience severe hardships
and are unable to pay for their necessary energy needs. Customers who have experienced an
uncontrollable or unforeseen hardship may receive an energy credit up to $200.
The Balanced Payment Plan (BPP) – Designed to eliminate big swings in a customer’s monthly
payments by averaging energy costs over the year. On enrollment, PG&E averages the amount of
energy used by the household in the past year to derive the monthly BPP amount. PG&E checks
the household’s account every four months to make sure that its estimated average is on target.
If the household’s energy use increases or decreases dramatically, PG&E will change the amount
of monthly payment so that the household does not overpay or underpay too much over the
course of a year.
Final Housing Element – City of Campbell H-32
The Family Electric Rate Assistance (FERA) Program – PG&E’s rate reduction program for large
households of three or more people with low- to middle-income. It enables large low-income
large households to receive a Tier 3 (131 percent to 200 percent of baseline) electric rate
reduction on their PG&E bill every month.
Medical Baseline Allowance Program – PG&E offers additional quantities of energy at the lowest
(baseline) price for residential customers that have special medical or heating/cooling needs
because of certain medical needs.
Energy Works Program/Energy Partners Program - The Energy Works Program provides qualified
low-income tenants free weatherization measures and energy-efficient appliances to reduce gas
and electricity usage. In order to qualify for the program, a household’s total annual gross income
cannot exceed the income as set in the income guidelines (see
http://www.hacsc.org/energy_works_program.htm). Households must receive gas and/or
electricity from PG&E and must not have participated in the Energy Partners Program in the past
10 years.
PG&E's SmartAC™ Program - This program offers a simple and convenient way to help prevent
power interruptions. When customers sign up, PG&E installs a free SmartAC device that can
slightly reduce the energy an air conditioner uses automatically in case of a state or local energy
supply emergency. PG&E customers get $25 for signing up for the SmartAC™ program.
SECTION 4 HOUSING PLAN
Final Housing Element – City of Campbell H-33
Introduction
The foundations of implementing any
Element of the General Plan are the goals
and policies that bring a General Plan to
life. The Housing Plan describes what
Campbell will do to meet the City’s
requirements for encouraging the
provision of housing.
Campbell’s Housing Plan for addressing
housing needs is organized according to
the six housing issues and their associated
goals.
Housing Issue Housing Element Goal
Housing and Neighborhood Preservation H-1. Maintain and enhance the quality of existing
housing and residential neighborhoods in
Campbell.
Housing Affordability H-2. Improve housing affordability for both renters
and homeowners in Campbell.
Housing Production H-3. Encourage the production of housing affordable
to a variety of household income levels.
Provision of Adequate Residential Sites H-4. Provide adequate housing sites through
appropriate land use and zoning designations to
accommodate the City’s share of regional
housing needs.
Reduction of Governmental Constraints H-5. Reduce the impact of potential governmental
constraints on the maintenance, improvement
and development of housing.
Promotion of Equal Housing Opportunity H-6. Promote equal opportunity for all residents to
reside in the housing of their choice.
Final Housing Element – City of Campbell H-34
Goals, Policies, and Programs
The goals and policies presented here are implemented through a series of housing strategies and
programs. These housing strategies and programs outline the specific actions the City of Campbell will
undertake to achieve the stated goals and policies. This Housing Plan is designed to be implemented with
the City’s current staffing and funding levels. If additional resources are available in the future Campbell
will modify its housing program accordingly.
Goal H-1: Maintain and enhance the quality of existing housing and residential
neighborhoods in Campbell.
Policy H-1.1: Property Maintenance: Encourage property owners to maintain properties in sound
condition.
Program H-1.1a: Housing Rehabilitation Loan Program: Work with Santa Clara County
to ensure that Campbell residents have access to countywide housing
programs.
Implementation Objective: The City will continue to inform residents
about Countywide housing programs available, including the
County’s Housing Rehabilitation Loan Program.
Program H-1.1b: Code Enforcement: The City administers a Code Enforcement
Program to preserve and maintain the livability and quality of
neighborhoods. Code enforcement staff investigates violations of
property maintenance standards as defined in the Municipal Code as
well as other complaints. When violations are identified or cited, staff
encourages property owners to make repairs or seek assistance
through the rehabilitation assistance programs offered by the County
or non-profit partners, if applicable. The City will also continue code
enforcement activities aimed at identifying housing units in need of
rehabilitation and repair, providing referrals to City rehabilitation
staff.
Implementation Objective: The City will continue to administer the
Code Enforcement Program. The Code Enforcement Officer will
identify housing units (including ownership and rental units in single-
and multi-family buildings) that could qualify for rehabilitation
assistance.
Policy H-1.2: Green Buildings: Encourage the use of sustainable and green building design in new and
existing housing.
Program H-1.2a: Green Buildings: The City is concerned about the continued
availability of all resources for the development of affordable
housing. The City of Campbell adopted the Green policies
recommended by the Santa Clara County Cities Green Building
Final Housing Element – City of Campbell H-35
Collaborative (GBC) intended to promote climate protection
strategies and regional reductions in greenhouse gas emissions
including:
Recognizing/adopting the LEED and GreenPoint Rated rating
systems as a standard for green building evaluation;
Completion of the “Green Checklist” as part of development
applications, including remodels over 500 square feet; and
LEED Silver certification for all new or renovated municipal
buildings over 5,000 square feet.
Campbell promotes its Green Building Program on the homepage of
the City’s website, and provides an on-line version of its required
Green Building Checklist. Furthermore, staff works closely with
applicants early in the process to explain the City’s Green Building
goals and the long-term financial and environmental benefits of
integrating sustainable features in project design. The City will
strengthen its green building codes in accordance with the State’s
CalGreen building code.
Implementation Objective: Implement the State’s CalGreen building
codes to promote climate protection strategies. Promote green
building and energy conservation on City website and through
brochures.
Policy H-1.3: Energy Efficiency: Energy costs can reduce the affordability of housing for lower income
households. The City will continue to promote programs and opportunities for improved
energy efficiency and weatherization. To address energy conservation in existing
buildings, Campbell’s website promotes Pacific Gas and Electric utility assistance
programs. These programs primarily serve extremely low and very low income
households.
Program H-1.3a: Promote Energy Efficiency: Promote programs and activities that
reduce residential energy usage in existing buildings. Campbell’s
website will promotes Pacific Gas and Electric utility assistance
programs, programs offered through non-profit agencies and other
related programs.
Implementation Objective: The City website will promote PG&E
utility assistance programs, programs offered through non-profit
agencies and other related programs. Information will also be
provided at the Community Development Department public
counter, library, and Community Center will also be provided.
Final Housing Element – City of Campbell H-36
Goal H-2: Improve housing affordability for both renters and homeowners in Campbell.
Policy H-2.1: Preservation of Affordable Housing: Work with property owners, tenants and non-profit
purchasers to facilitate the preservation of assisted rental housing.
Program H-2.1a: Preservation of Assisted Housing: As of 2014, the City has a total of
747 rent-restricted units in twelve developments in its jurisdiction.
While none of these units is considered at high risk of conversion to
market rate rents, two projects totaling 190 units are technically
considered at-risk due to the need for continued renewals by the
federal government of project-based Section 8 contracts. The City
will take the following actions to facilitate long-term preservation of
these units:
Monitor the at-risk units by continuing to maintain close contact
with property owners regarding their long-term plans for their
properties.
Participate in the preservation of at-risk units by providing
financial and/or technical assistance (as may be available) to
existing property owners and/or other organizations interested
in purchasing and maintaining the properties should the owners
be interested in selling.
Conduct tenant education by:
o Notifying tenants at least one year prior to potential
conversion to market-rate housing.
o Providing information regarding tenant rights and conversion
procedures should an owner decide to convert his property
to non-low-income use.
o Offering tenants information regarding Section 8 rental
subsidies and other available assistance through City and
County agencies as well as non-profit organizations.
Implementation Objective: The City will maintain contact with the
owners of the at-risk properties, and provide financial (if available) or
other assistance as necessary to maintain the affordability of these
at risk units.
Program H-2.1b: Preservation of Mobile Home Park Units: Continue to enforce the
City’s Rental Increase Dispute Resolution program for mobile home
park units to maintain the availability and affordability of mobile
home units in Campbell. The City recently entered into an agreement
with the Timber Cove Mobile Home Park to maintain unit
affordability.
Implementation Objective: Continue to implement the provisions of
the ordinance to maintain the affordability of these units.
Final Housing Element – City of Campbell H-37
Program H-2.1c: Monitor Lower Income Household Displacement: As regional
housing costs increase, lower income households may be forced to
relocate (i.e. to be displaced) to find affordable housing. This can be
caused either by landlords and investors seeking tenants that are
able to pay higher rents or through the replacement of more
affordable housing units with newer or more expensive market rate
housing. The City will monitor issues associated with rising rental
costs to try to maintain the availability and housing affordable to
lower income households.
Implementation Objective: The City will monitor housing
affordability in the community on an ongoing basis, will consider the
impacts of new housing development on the existing supply of
affordable housing throughout the development review process, and
will consider possible strategies to address local displacement issues
as they are identified.
Policy H-2.2: Rental Assistance: Support the provision of rental assistance to lower-income
households.
Program H-2.2a: Section 8 Rental Assistance: The Section 8 Rental Assistance Program
extends rental subsidies to very low-income households, including
families, seniors, and the disabled. The Section 8 Program offers a
voucher that pays the difference between the current fair market
rent (FMR) and what a tenant can afford to pay (i.e., 30% of
household income). The voucher allows a tenant to choose housing
that cost above the payment standard, provided the tenant pays the
extra cost. Approximately 300 Campbell residents currently receive
Section 8 assistance. Given the significant gap between market rents
and what very low income households can afford to pay for housing,
Section 8 plays a critical role in allowing such households to remain
in the community, and is a key program in addressing the needs of
extremely low and very low income households.
Implementation Objective: Through the County Housing Authority,
the City will continue to provide Section 8 rental assistance to
extremely low to very low-income residents. The City will encourage
landlords to register units with the Housing Authority.
Policy H-2.3: Homeownership Opportunities: Support the provision of homeownership assistance to
lower- and moderate-income households.
Program H-2.3a: Mortgage Credit Certificate: The Mortgage Credit Certificate (MCC)
program is a federal program that allows qualified first-time home-
buyers to take an annual credit against federal income taxes of up to
15 percent of the annual interest paid on the applicant’s mortgage.
This enables homebuyers to have more income available to qualify
for a mortgage loan and make the monthly mortgage payments. The
Final Housing Element – City of Campbell H-38
value of the MCC must be taken into consideration by the mortgage
lender in underwriting the loan and may be used to adjust the
borrower’s federal income tax withholding. The MCC program has
covenant restrictions to ensure the affordability of the participating
homes for a period of 15 years. Eligible first time homebuyers may
apply through their mortgage lenders to participate in this program.
Implementation Objective: The City will continue to provide
information and promote the County MCC program. The City will also
continue to make available brochures of housing programs available
and provide information about the program on the City’s web site.
Program H-2.3b: Foreclosure Prevention: While home foreclosures are not as
prevalent in Campbell as in many other areas of the County, many
residents are at-risk of defaulting on their mortgages and potentially
losing their homes. Several area agencies provide foreclosure
intervention counseling services, including Neighborhood Housing
Services Silicon Valley, Project Sentinel, and/or Acorn Housing. The
City will play an active role in promoting the services of these and
other agencies to provide residents with the education and resources
to help reduce foreclosures.
Implementation Objective: Promote available foreclosure counseling
services through the City website and quarterly newsletters.
Policy H-2.4: Special Needs Housing: Assist in the provision of housing and supportive services to
persons with special needs, including (but not limited to): seniors, single parents with
children, persons with disabilities, the homeless, and those at risk of becoming homeless.
Program H-2.4a: Shared Housing Program: The City will continue to encourage and
support the provision of shared housing opportunities in Campbell.
Under a shared housing program, a home provider, a person who has
a home to share, is matched with a home seeker, a person in search
of a home to share.
Implementation Objective: Continue to provide (if available)
assistance for shared housing services to single-parent households,
and extremely low, very low and low income populations (if
available).
Program H-2.4b: Homeless Assistance/Shelter Provisions: The City will continue to
support area non-profit agencies that serve the homeless and those
at risk of becoming homeless. These agencies offer emergency
shelters, transitional housing facilities, housing assistance, food,
clothing, and job referrals to persons in need.
Final Housing Element – City of Campbell H-39
Implementation Objective: The City will continue to provide support
to area homeless shelter and service providers to serve extremely
low and very low income populations (as resources are available).
Program H-2.4c: Physically Accessible Housing: Development of new housing can
provide an opportunity to increase the limited supply of
handicapped-accessible housing in Campbell. As part of new
residential development projects, the City will work with developers
to integrate physically accessible units in new developments.
Implementation Objective: The City will work with developers to
increase the number of fully accessible housing units compliant with
American with Disabilities Act (ADA) standards.
Program H-2.4d: Persons with Disabilities. Coordinate with other agencies and
organizations, such as San Andreas Regional Center (SARC), Housing
Choices Coalition, and Bay Area Housing Coalition, in meeting the
needs of persons with disabilities.
Implementation Objective: (1) Work with San Andreas Regional
Center to increase the availability of information on programs to
assistance persons with disabilities. (2) Continue to provide support
to area homeless shelters and service providers to serve extremely
low and very low income populations (as resources are available). (3)
Explore opportunities to assist in the provision of supportive housing
opportunities for persons with disabilities.
Goal H-3: Encourage the provision of housing affordable to a variety of household income
levels.
Policy H-3.1: Inclusionary Housing: Support the development of additional affordable housing by non-
profit and for-profit developers through financial assistance and/or regulatory incentives.
Ensure that new residential development in Campbell integrates units affordable to
lower- and moderate-income households, or contributes funds to support affordable
housing activities (when funding is available). Create additional levels of affordability
within the Inclusionary Housing Ordinance in a way that does not create a governmental
constraint to housing production.
Program H-3.1a: Inclusionary Housing Ordinance Implementation: Continue to
implement the City-wide Inclusionary Housing Ordinance to require
15 percent affordable units within for-sale new residential projects
of ten or more units. For-sale housing is currently required to provide
15 percent moderate units. Although the City’s Inclusionary Housing
Ordinance requires rental housing to provide 15 percent very low and
low income units, with at least six percent very low income and nine
percent of low/moderate income, the City’s ability to enforce this
Final Housing Element – City of Campbell H-40
requirement has been overruled by 2009 Palmer vs. City of Los
Angeles court case.
Implementation Objective: Continue to implement inclusionary
housing requirements for all new projects as required by City
Ordinance.
Program H-3.1b: Citywide Inclusionary Housing Ordinance Amendments: The City will
also consider revisions to the Inclusionary Housing Ordinance to
allow for case-by-case determination on the appropriate percentage
of low and moderate income units within the 15 percent total
requirement for for-sale unit projects. The goal is to consider
providing for greater affordability levels in addition to the Moderate
income units currently required.
Implementation Objective: Evaluate the appropriateness of
amending the Inclusionary Housing Ordinance to provide more
flexibility for targeting lower affordability levels and to ensure that
the Inclusionary Housing Ordinance and the City’s Density Bonus
provisions are integrated in a manner consistent with State Law and
recent court decisions. If updating the Ordinance is appropriate,
complete the update within two years of the adoption of the Housing
Element.
Goal H-4: Provide adequate housing sites through appropriate land use and zoning
designations to accommodate the City’s share of regional housing needs.
Policy H-4.1: Residential Sites: Assist developers in identifying sites suitable for residential and mixed-
use development, and facilitate development through the provision of financial and
regulatory incentives, as appropriate.
Program H-4.1a: Housing Opportunity Site Inventory: As part of the update to the
Housing Element, a parcel-specific analysis of vacant and
underutilized sites was conducted to identify Opportunity Sites for
development within the planning period. The Opportunity Sites
analysis identifies five areas that have adequate capacity to address
Campbell’s 2015-2023 housing production goals. In order to
specifically encourage and facilitate development on these
Opportunity Sites, the City will undertake the following actions:
Contact property owners within the Opportunity Site Areas
(during the Housing Element update process) to discuss the
City’s desire to develop housing in these areas and the
availability of financial and regulatory development incentives.
Allow for reductions in parking for properties within 1/4 mile
of light rail.
Final Housing Element – City of Campbell H-41
Post the Housing Element sites inventory on the City’s website
as a tool for developers, and provide as a handout at the public
counter.
Summarize the Planned Development (P-D) development
standards, derived from applicable Area Plans and zoning
districts, in the sites inventory to provide greater clarity to
developers.
Update on an annual basis in conjunction with the General Plan
progress report.
Provide technical assistance to property owners and
developers, including assessor parcel data and information on
density and design incentives.
Assist developers in completing funding applications in support
of development, and as appropriate, provide local funds
and/or land as leverage if available.
Implementation Objective: Maintain an active listing of residential
and mixed-use Opportunity Sites, and update annually. Where
appropriate, provide regulatory concessions and financial assistance
to encourage new housing development (when funding is available).
Policy H-4.2: Mixed-Use Development: Promote mixed-use development where housing is located
near jobs, services, shopping, schools, and public transportation.
Program H-4.2a: Mixed-Use Development: The inclusion of residential uses in new
mixed-use developments will be encouraged through the use of
incentives such as reduced parking requirements, including shared
parking between commercial and residential uses. Adding residential
development along some of the City’s commercial corridors will
create activity along the street, provide a variety of housing types
near work, shopping and transportation, and enhance public safety.
The City will ensure that residential development is included in the
mixed-use projects on opportunity sites in order to address RHNA
goals. Mixed-use development will be located next to sidewalks or
landscape setback areas adjacent to the public street to enhance
visibility, pedestrian access and interaction with the commercial
uses. While maximum Floor Area Ratios (FARs) are contained in
specific land use policies within each Master, Area or Specific Plan,
residential units are not counted against the allowable FAR. Similarly,
the commercial portion of the project does not count against the
density of the residential portion. A reduction in the required open
space for the residential component may be granted where site
characteristics preclude fulfillment of the entire open space
requirement. In this way, sites that are currently being occupied by
Final Housing Element – City of Campbell H-42
commercial uses may be redeveloped with residential and
commercial uses, improving the financial feasibility of projects.
Implementation Objective: The City will continue to allow and
promote residential uses in conjunction with commercial and/or
office uses in mixed use developments. The City may provide
financial, technical, and/or other assistance to facilitate mixed-use
development along commercial corridors and around transit stations
(when funding is available).
Policy H-4.3: Planned For Densities: To encourage the efficient and sustainable use of land, the City
encourages residential development that is proposed near existing light rail stations
(within 1/4 mile radius) and/or within the boundaries of the Winchester Boulevard
Master Plan, East Campbell Avenue Master Plan, and all opportunity site areas, to achieve
at least 75 percent of the maximum General Plan Land Use category densities.
Program H-4.3a: Achieve Target Densities. The City will work closely with property
owners and developers to inform them of this policy and its purpose
to encourage infill development, create pedestrian oriented areas,
reduce vehicle miles travelled and improve air quality. Unique site
circumstances relating to interface with adjoining residential
properties will require a degree of flexibility as to the application of
this policy to limit potential environmental impacts resulting from
projects.
Implementation Objective: Inform developers of policy to strive to
achieve at least 75% of General Plan density within specified areas.
Review development proposals for residential and mixed-use
projects to strive to achieve “planned-for” densities within the
specified areas of this policy.
Goal H-5: Minimize the impact of potential governmental constraints on the maintenance,
improvement and development of housing.
Policy H-5.1: Institutional Capacity: Investigate options and opportunities for Campbell to restore the
housing program staff resources to oversee the implementation of non-development-
related the programs and activities. Some of the possible options to restore staff
resources could include hiring additional City staff and/or partnering with other
jurisdictions or non-profit organizations.
Program H-5.1a: Housing Program Staffing: Evaluate the feasibility of re-establishing
a local housing program. The evaluation may include an evaluation
of funding sources and partnership opportunities.
Implementation Objective: Initiate this evaluation within 24 months
of the adoption of the Housing Element. Complete the evaluation
process with 12 months of initiation.
Final Housing Element – City of Campbell H-43
Program H-5.1b: Affordable Housing Partnerships: Look for opportunities to partner
with Santa Clara County, other cities, non-profit organizations, and
for profit housing providers to preserve, rehabilitate, and construct
affordable housing units in and around Campbell. For example, the
City Council recently committed $250,000 as matching funds to a
future affordable project with the Santa Clara County.
Implementation Objective: At least every two years, the City will
continue to explore and evaluate opportunities to partner with non-
profit organizations to rehabilitate, preserve or create affordable
housing The City will also monitor and evaluate opportunities to
apply for affordable housing grants in conjunction with its non-profit
partners.
Policy H-5.2: Regulatory Incentives: Provide regulatory and/or financial incentives where appropriate
to offset or reduce the costs of affordable housing development, including density
bonuses and flexibility in site development standards.
Program H-5.2a: Density Bonus: In compliance with current State law, the City offers
density bonuses and regulatory incentives/concessions to developers
of affordable and/or senior housing in all residential zones.
Applicants of residential projects of five or more units may apply for
a density bonus and additional incentive(s) if the project provides for
one of the following:
10 percent of the total units for lower income households; or
5 percent of the total units for very low income households; or
A senior citizen housing development or mobilehome park that
limits residency based on age requirements for housing for
older persons; or
10 percent of the total dwelling units in a condominium for
moderate income households.
As per State Law, the amount of density bonus varies according to
the amount by which the percentage of affordable housing units
exceeds the established minimum percentage, but generally ranges
from 20 to 35 percent above the specified General Plan density.
In addition to the density bonus, eligible projects may receive one to
three additional development incentives, depending on the
proportion of affordable units and level of income targeted. The
following development incentives may also be requested:
A reduction in site development standards (e.g., setback and
square footage requirements, and/or parking requirements) or
architectural design requirements. At the request of the
Final Housing Element – City of Campbell H-44
developer, the City will permit a parking ratio (inclusive of
handicapped and guest parking) of one space for 0-1 bedroom
units, two spaces for 2-3 bedroom units, and 2½ spaces for four
or more bedrooms.
Approval of mixed-use zoning in conjunction with the housing
project if nonresidential land uses would reduce the cost of
individual units in the housing project, and the nonresidential
land uses would be compatible with the housing project and
adjoining development.
Other regulatory incentives or concessions proposed by the
permit applicant or the City that would result in identifiable
cost reductions.
In addition, the City has approved the following set of concessions:
Expedited processing pursuant to a mutually agreed upon
schedule; and,
Deferral of the collection of impact fees on market rate units
until issuance of a certificate of occupancy.
Implementation Objective: The City will continue to offer density
bonus and/or regulatory incentives/concessions to facilitate the
development of affordable and/or senior housing. The City will
advertise its density bonus provisions on its website, explain how
density bonuses work in tandem with inclusionary requirements, and
promote in discussions with prospective development applicants.
Program H-5.2b: Parking Standard Modifications: In addition to parking reductions
available to affordable and senior housing projects under the City’s
density bonus ordinance, Campbell’s Planning Commission has the
authority to determine that certain circumstances warrant an
adjustment to a project’s parking requirements. Such circumstances
include, but are not limited to, the proximity of a project to light rail
stations, transit corridors, or major employment centers. The
Commission may also allow for shared parking for mixed-use
projects.
Implementation Objective: The City will continue to offer modified
parking standards, on a case-by-case basis, as a way to facilitate
development of projects with reduced parking demands.
Policy H-5.3: Secondary Dwelling Units: Provide for the infill of modestly priced rental housing by
encouraging secondary units in residential neighborhoods.
Program H-5.3a: Secondary Dwelling Units: A secondary dwelling unit is a separate
dwelling unit that provides complete, independent living facilities for
one or more persons. It includes permanent provisions for living,
Final Housing Element – City of Campbell H-45
sleeping, cooking, eating, and sanitation on the same parcel as the
primary unit is situated. Given the limited developable land
remaining in Campbell, integrating secondary dwelling units in
existing residential neighborhoods presents an opportunity for the
City to accommodate needed rental housing. The development of
secondary dwelling units is effective in dispersing affordable housing
throughout the City and can provide housing to lower-income
persons, including seniors and college students. Approximately 1,000
single-family parcels in Campbell are of sufficient size to add a
secondary dwelling unit.
Implementation Objective: The City will facilitate the construction of
new secondary dwelling units by making information available to the
public.
Policy H-5.4: Ordinance Updates: Update the Municipal Code as needed to comply with changes to
State Law and local conditions relating the housing production and affordability.
Program H-5.4a: Periodic Ordinance Amendments: Update the Municipal Code as
needed to comply with changes to State Law and local
conditions/needs.
Implementation Objective: Initiate and complete the amendment
process to comply with the new requirements within 12 months of
being notified of the requirement.
Promotion of Equal Housing Opportunity
Goal H-6: Promote equal opportunity for all residents to reside in the housing of their choice.
Policy H-6.1: Fair Housing: Support the provision of fair housing services.
Program H-6.1a: Fair Housing Program: The City will continue to support programs
that provide fair housing information and referral to Campbell
residents. Project Sentinel, a non-profit organization, offers fair
housing investigative and enforcement services in northern
California, including Santa Clara County. The organization also
conducts educational seminars for owners and managers of rental
property, as well as free workshops for tenants to address rights and
responsibilities. Project Sentinel receives funding from local cities
and counties as well as the federal Department of Housing and Urban
Development (HUD). The City of Campbell will continue to allocate a
portion of its Business License Fees to support Project Sentinel and
promote the services of the organization.
Implementation Objective: The City will coordinate with Project
Sentinel to conduct training for Campbell rental property owners and
managers to provide information on standard lease agreements, and
Final Housing Element – City of Campbell H-46
tools to address problem tenants within the parameters of fair
housing law. The City will provide fair housing information through
its website and through the Profile, a quarterly newsletter that goes
out to all Campbell households. In addition, fair housing posters will
be posted at City Hall, the community center, and the library.
Policy H-6.2: Rights of Tenants and Landlords: Assist in educating tenants and landlords, and settling
disputes between the two parties.
Program H-6.2a: Rental Dispute Mediation Program: The purpose of the Rental
Increase Dispute Resolution Ordinance is to permit landlords a fair
and reasonable return on the value of their property while protecting
tenants from excessive and unreasonable rent increases. The
ordinance establishes a process for the resolution of tenant/landlord
disputes concerning rent, housing services or proposed evictions.
Under the ordinance, landlords must provide a 60-day written notice
of the amount of a rent increase to tenants if the rent increase is 10
percent or higher.
Under the Rent Mediation Program, Campbell renters and rental
property owners of four or more units participate in counseling,
conciliation, and mediation regarding their rights and responsibilities
under California tenant/landlord law. Participation in the program is
mandatory, but the outcome is advisory.
Implementation Objective: The City will continue to enforce the
Rental Increase Dispute Resolution Ordinance and offer a Rent
Mediation Program. The City will continue to make program
brochures available at the public counter and other public locations.
The City will also continue to mail out to new rental property owners
a packet of information regarding the City’s Rent Mediation Program
as well as contact information for tenant/landlord and fair housing
services.
Policy H-6.3: Housing Accessibility: Address the special needs of persons with disabilities through
provision of supportive housing, homeowner accessibility grants, and provision of
reasonable accommodation procedures.
Program H-6.3a: Reasonable Accommodation: The City will monitor its reasonable
accommodation procedure for its effectiveness and potential
impacts on housing for persons with disabilities. For example, the City
will evaluate factors used to determine a reasonable accommodation
request such as: the potential benefit of the requested modification,
and impact on surrounding uses listed in the City’s zoning code to
ensure they do not act as a constraint. The review will be conducted
as part of the City’s Housing Element Annual Report submitted to the
State and will evaluate criteria such as:
Final Housing Element – City of Campbell H-47
Number of requests approved
Revisions to initial applications
Number of requests declined
Reasons for declining request
The City will evaluate potential revisions to its reasonable
accommodation procedure as appropriate based on this annual
evaluation.
Implementation Objective: (1) The City will provide annual
monitoring to ensure the reasonable accommodation procedure
does not act as a constraint on housing for persons with disabilities.
The responsible agency for this program shall be the Community
Development Department which will also mitigate identified
constraints. This monitoring program shall submit its findings
annually as part of the Housing Element Annual Report submitted to
the State. (2) Within two years, the City will specifically evaluate
the procedure’s findings of approval and modify the Ordinance
as appropriate to ensure its compliance with the requirements
of State Law.
Extremely Low Income Households
Housing Element statutes also require an analysis of the needs of extremely low income (<30% AMI)
households, and programs to assist in the creation of housing for this population. The Campbell Housing
Element sets forth several programs that help to address the needs of Extremely Low Income households,
including: Housing Rehabilitation Loan Program (Program H-1.1a); Preservation of Assisted Housing
(Program H-2.1a); Section 8 Rental Assistance (Program H-2.2a); Shared Housing (Program H-2.5a);
Homeless Assistance/Shelter Provisions (Program H-2.5b); and Reasonable Accommodation provisions
(Program H-6.3a).
Implementation Program
A summary implementation program is provided below. Table H-9 specifies the actions, objectives,
funding sources, and agency responsible for implementation for each program.
Table H-9: Housing Implementation Programs Summary
Housing Program Program Goal Key Objective(s) Funding
Source
Responsible
Agency/
Department
Time-Frame
Goal 1 Housing and Neighborhood Conservation
H-1.1a
Housing
Rehabilitation
Loan Program
Facilitate home
rehabilitation
The City will continue to inform
residents about the County’s
Housing Rehabilitation Loan
Program.
General
Fund
Community
Development
2015 to 2023
Final Housing Element – City of Campbell H-48
Table H-9: Housing Implementation Programs Summary
Housing Program Program Goal Key Objective(s) Funding
Source
Responsible
Agency/
Department
Time-Frame
H-1.1b
Code
Enforcement
Ensure ongoing
maintenance of
housing stock
The City will continue to
administer the Code Enforcement
Program. The Code Enforcement
Officer will identify housing units
(including ownership and rental
units in single- and multi-family
buildings) that could qualify for
rehabilitation assistance.
General
Fund,
CDBG
Community
Development
2015 to 2023
H-1.2a
Green Buildings
Promote energy
conservation and
sustainable design
Implement the State’s CalGreen
building codes to promote
climate protection strategies.
Promote green building and
energy conservation on City
website and through brochures.
General
Fund
Community
Development
2015 to 2023
H-1.3a
Promote Energy
Efficiency
Reduce energy usage
in existing buildings
The City website will promote
PG&E utility assistance programs,
programs offered through non-
profit agencies and other related
programs. Information will also
be provided at City facilities.
General
Fund
Community
Development
2015 to 2023
Goal 2 Housing Affordability
H-2.1a
Preservation of
Assisted Housing
Preserve assisted
housing stock
Monitor at-risk units. The City will
maintain contact with the owners
of the at-risk properties, and
provide financial (if available) or
other assistance as necessary to
maintain the affordability of
these at risk units.
General
Fund
Community
Development
Contact the
owners of at-risk
properties on an
annual basis
H-2.1b
Preservation of
Mobile Home
Park Units
Preserve mobile
home park dwelling
units
Continue to implement the
provisions of the ordinance to
maintain the affordability of
these units.
General
Fund
Community
Development
2015-2023
H-2.1c
Lower Income
Household
Displacement:
Monitor Lower
Income Household
Displacement:
Monitor housing affordability in
the community on an ongoing
basis, and consider possible
strategies to address local
displacement issues.
General
Fund
Community
Development
2015-2023
H-2.2a
Section 8 Rental
Assistance
Assist extremely low
and very low-income
households with
rental payments
Through the County Housing
Authority, the City will continue
to provide Section 8 rental
assistance to extremely low to
very low-income residents. The
City will encourage landlords to
register units with the Housing
Authority.
HUD
Section 8
Community
Development;
County Housing
Authority
Prepare and
disseminate
property owner
information.
H-2.3a
Mortgage Credit
Certificate
Expand home-
ownership
opportunities
Continue to provide information
and promote the MCC program.
The City will also continue to
make available brochures of
housing programs available and
provide information about the
program on the City’s website.
General
Fund
Community
Development
2015 to 2023
Final Housing Element – City of Campbell H-49
Table H-9: Housing Implementation Programs Summary
Housing Program Program Goal Key Objective(s) Funding
Source
Responsible
Agency/
Department
Time-Frame
H-2.3b
Foreclosure
Prevention
Prevent home
foreclosures
Promote available foreclosure
counseling services through the
City website and quarterly
newsletters.
Business
License
Fees
Community
Development
2015 to 2023
H-2.4a
Shared Housing
Program
Support the provision
of shared housing
opportunities
Continue to provide assistance
for shared housing services to
single-parent households, and
extremely low, very low and low
income populations (if available).
General
Fund
Community
Development
Contact cities and
service agencies
in 2015
H-2.4b
Homeless
Assistance/
Shelter Provisions
Coordinate efforts
with Silicon Valley
jurisdictions and
service providers to
assist the homeless
Continue to provide support to
area homeless shelters and
service providers to serve
extremely low and very low
income populations (as resources
are available).
General
Fund
Community
Development;
EHC; InnVision
2015 to 2023
H-2.4c
Physically
Accessible
Housing
Work with
developers to
integrate physically
accessible units into
new development
The City will work with
developers to increase the
number of fully available
accessible housing units
compliant with American with
Disabilities Act (ADA) standards.
General
Fund
Community
Development
2015 to 2023
H-2.4d
Persons with
Disabilities
Coordinate with
other agencies and
organizations, such as
San Andreas Regional
Center, Housing
Choices Coalition,
and Bay Area Housing
Coalition, in meeting
the needs of persons
with disabilities
Work with SARC to make
information available on the
programs and assistance for
persons with disabilities to the
public through the City Website.
Explore opportunities to assist in
the provision of supportive
housing opportunities for persons
with disabilities
General
Fund
Community
Development
2015 to 2023
Goal 3 Housing Production
H-3.1a
Inclusionary
Housing
Ordinance
Implementation
Increase affordable
housing within
market-rate
developments
Continue to implement
inclusionary housing ordinance
requirements for all new projects
as required by City Ordinance.
General
Fund
Community
Development
2015-20237
H-3.1b
Citywide
Inclusionary
Housing
Ordinance
Amendments
Consider revisions to
the Inclusionary
Housing Ordinance to
allow for case-by-
case determination
on the appropriate
percentage of low
and moderate
income units
Evaluate the appropriateness of
amending the Ordinance to
provide more flexibility and to
ensure that the Inclusionary
Housing Ordinance and the City’s
Density Bonus provisions are
integrated in a manner consistent
with State Law and recent court
decisions.
General
Fund
Community
Development
Code revisions to
Planning
Commission and
City Council in
2016.
Goal 4 Provision of Adequate Housing Sites
H-4.1a
Housing
Opportunity Site
Inventory
Provide adequate
sites to meet City’s
share of regional
housing needs
Maintain active listing of
Opportunity Sites; contact
property owners; promote sites
on website and update annually.
General
Fund
Community
Development
Update sites
inventory as
needed.
Final Housing Element – City of Campbell H-50
Table H-9: Housing Implementation Programs Summary
Housing Program Program Goal Key Objective(s) Funding
Source
Responsible
Agency/
Department
Time-Frame
H-4.2a
Mixed-Use
Development
Encourage mixed -use
projects by including
residences in mixed-
use projects
Continue to allow and promote
residential uses in conjunction
with commercial and/or office
uses in mixed use developments.
General
Fund
Community
Development
2015 to 2023
H-4.3a
Achieve Target
Densities
Promote compact
development by
encouraging
properties to develop
to General Plan
densities
Inform developers of policy to
strive to achieve at least 75% of
General Plan density within
specified areas. Review
development proposals for
residential and mixed-use
projects to strive to achieve
“planned-for” densities.
General
Fund
Community
Development
2015 to 2023
Goal 5 Removal of Governmental Constraints
H-5.1a
Housing Program
Staffing
Evaluate the
feasibility of re-
establishing a local
housing program
Initiate this evaluation within 24
months. Complete evaluation
process within 12 months.
General
Fund
Community
Development
2015 to 2017
H-5.1b
Affordable
Housing
Partnerships
Look for
opportunities to
partner with other
organizations to
share limited funds to
further affordable
housing opportunities
Explore and evaluate
opportunities to partner with
non- profit organizations to
rehabilitate, preserve, or create
affordable housing. Monitor
opportunities to apply for
affordable housing grants.
General
Fund,
Housing
Trust Fund
Community
Development
At least every two
years
H-5.2a
Density Bonus
Provide density
bonuses and other
incentives to
facilitate affordable
housing development
Continue to offer density bonus
and/or regulatory incentives/
concessions to facilitate the
development of affordable
and/or senior housing. Advertise
density bonus provisions on the
City website.
General
Fund
Community
Development
2015 to 2023
H-5.2b
Parking Standard
Modifications
Provide parking
modifications to
facilitate mixed-use
and affordable
housing development
Continue to offer modified
parking standards, on a case-by-
case basis, as a way to facilitate
development of projects.
General
Fund
Community
Development
2015 to 2023
H-5.3a
Secondary
Dwelling Units
Facilitate
development of
secondary dwelling
units
The City will facilitate the
construction of new secondary
dwelling units by making
information available to the
public.
General
Fund
Community
Development
2015 to 2023
H-5.4a
Periodic
Ordinance
Amendments
Update the Municipal
Code as needed to
comply with changes
to State Law and local
conditions and needs
Initiate and complete the
amendment process to comply
with the new requirements
within 12 months of being
notified of the requirement.
General
Fund
Community
Development
2015 to 2023
Final Housing Element – City of Campbell H-51
Table H-9: Housing Implementation Programs Summary
Housing Program Program Goal Key Objective(s) Funding
Source
Responsible
Agency/
Department
Time-Frame
Goal 6 Promotion of Equal Housing Opportunity
H-6.1a
Fair Housing
Program
Further fair housing
practices in Campbell
Advertise through City website
and newsletter, and through
Recreational pamphlet.
Coordinate with Project Sentinel
to conduct property manager
training.
County,
Business
License
Fees
Community
Development;
Project Sentinel
2015 to 2023
H-6.2a
Rental Dispute
Mediation
Program
Assist in settling
disputes/issues
between tenants and
landlords
The City will continue to enforce
the Rental Increase Dispute
Resolution Ordinance and offer a
Rent Mediation Program. The City
will continue to make program
brochures available at the public
counter and other public
locations and mail to new rental
property owners a packet of
information regarding the City’s
Rent Mediation Program.
General
Fund
Community
Development;
Project Sentinel
2015 to 2023
H-6.3a
Reasonable
Accommodation
Facilitate the
provision of housing
for the disabled
population
Provide annual monitoring to
ensure that the reasonable
accommodation procedure does
not act as a constraint on housing
for persons with disabilities.
Evaluate the existing ordinance to
ensure its compliance with the
requirements of State Law.
General
Fund
Community
Development
Submit Housing
Element Annual
Report each year
to the State
Conduct the
evaluation in
2016. If needed,
start amendment
process by 2017.
Table H-10: Summary of Quantified Objectives 2015-2023
Income Level New Construction Rehabilitation Conservation
Goal1 Goal2 Goal3
Extremely Low 127
50 390 Very Low 126
Low 138
Moderate 151 - -
Above Moderate 391 - -
Totals 933 50 390
1. Reflects RHNA.
2. Programs relating to rehabilitation are operated by Santa Clara County.
3. Reflects Section 8 at-risk units.
This Page Left Intentionally Blank
CITY OF CAMPBELL
2015 – 2023 HOUSING ELEMENT
TECHNICAL APPENDICES REPORT
PREPARED BY:
METROPOLITAN PLANNING GROUP
579 CYLDE AVE, MOUNTAIN VIEW, CA
This Page Left Intentionally Blank
City of Campbell
2015-2023 Housing Element
Technical Appendices Introduction
INTRODUCTION
This Housing Element Technical Appendices Report provides the detailed background information used in
developing the Element’s policies and programs for the 2015-2023 planning period. Providing the
technical information in a separate report allows the City of Campbell to focus the Housing Element on
housing strategies and solutions. The Technical Appendices Report consists of the following sections:
Housing Needs Assessment (Appendix A), which describes and analyzes Campbell’s
population, household, and housing characteristics and trends;
Housing Constraints (Appendix B), which assesses potential market, governmental, and other
constraints to the development and affordability of housing;
Housing Accomplishments (Appendix C), which evaluates the City’s progress in implementing
the housing programs established in the 2009 - 2014 Housing Element; and,
Analysis of Opportunity Sites (Appendix D), which assesses the ability of the City to provide
adequate sites to meet the Regional Housing Needs Assessment.
Public Outreach (Appendix E), which provides additional information on the public outreach
activities.
The Technical Appendices Report were prepared using various sources of information. The majority of
the data is from the 2000 and 2010 Census on population and housing, as well as American Community
Surveys between 2006 and 2011, and compares it to the corresponding data from Santa Clara County. In
addition to data provided by the U.S. Census Bureau, information from the following sources has also
been incorporated (where appropriate) into this information:
Association of Bay Area Governments (ABAG) Housing Element Data Profiles (January 2014) and
ABAG’s Regional Housing Needs Determination (July, 2013) provides demographic projections
and information on future housing needs;
Population and demographic data is updated by the State Department of Finance, and school
enrollment data from State Department of Education;
Housing market information, such as home sales, rents, and vacancies, is updated through
newspaper and internet rent surveys and DataQuick sales transactions;
Public and non-profit agencies are consulted for data on special needs groups, the services
available to them, and gaps in the system;
Lending patterns for home purchase and home improvement loans are provided through the
Home Mortgage Disclosure Act (HMDA) database.
Major Employers are provided by the City of Campbell Finance Department;
City of Campbell
2015-2023 Housing Element
Technical Appendices Introduction
Comparative data for income levels of various groups is provided by the Comprehensive Housing
Affordability Strategy, 2010;
Information on Campbell’s development standards are derived from the City’s Zoning Ordinance;
Property size and Assessors information provided by Santa Clara County Assessor’s Office; and
Information on Persons with Developmental Disabilities is provided by the California Department
of Development Services and Department of Social Services.
.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 1
APPENDIX A. HOUSING NEEDS ASSESSMENT
This section of the Housing Element discusses the characteristics of the City’s population and housing
stock as a means of better understanding the nature and extent of unmet housing needs. Appendix A,
the Housing Needs Assessment is comprised of the following components: (1) Demographic Profile; (2)
Household Profile; (3) Housing Stock Characteristics; and (4) Regional Housing Needs.
1. Demographic Profile
The type and amount of housing needed in a community are largely determined by population growth
and various demographic variables. Factors such as age, race/ethnicity, occupation, and income level
combine to influence the type of housing needed and the ability to afford housing. This section addresses
population, age, race/ethnicity and employment of Campbell’s residents.
A. Population Trends
Table A-1 displays population growth trends for the City of Campbell from 1990-2010, and compares this
growth to neighboring jurisdictions and the entire County of Santa Clara. As indicated below, the recession
between 2007 and 2009 dramatically slowed the rate of population increase for most of the depicted
jurisdictions. As the economy has improved, the rates of population growth have also increased. Much of
the increase in population growth for most of the established cities has been from the redevelopment of
existing sites into higher density residential projects.
Table A-1: Regional Population Growth Trends
Jurisdiction 1990 2000 2010 Percent Change by Decade
1990- 2000 2000-2010
Campbell 36,048 38,138 39,349 6% 3%
Los Gatos 27,357 28,592 29,413 5% 3%
San Jose 782,248 894,943 945,942 14% 6%
Santa Clara 93,613 102,361 116,468 9% 14%
Saratoga 28,061 29,843 29,926 6% <1%
Santa Clara County 1,497,577 1,682,585 1,781,642 12% 6%
Sources: 1990, 2000, 2010 Census
According to the State Department of Finance, local populations have continued to increase since the
2010 Decennial Census. All of the Cities described in Table A-1 have shown continuing population growth
through 2013. In 2013, according to the State Department of Finance, the population for the City of
Campbell had increased to 40,404. If the current rates of growth for these cities continued from 2010
through 2020, the percent change in their populations would have ranged between 9 and 14 percent.
According to the Association of Bay Area Governments (ABAG), the population for the City of Campbell is
expected to continue to increase through 2040. The estimated population in 2020 is 41,900, increasing
to 48,100 in 2040. ABAG expects to see rates of change between 6.5 and 7.5 percent for each decade
through 2040.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 2
B. Age Characteristics
A community’s housing needs are determined in part by the age characteristics of residents. Each age
group has distinct lifestyles, family type and size, income levels, and housing preferences. As people move
through each stage, their housing needs and preferences also change. As a result, evaluating the age
characteristics of a community is important in addressing housing needs of residents.
Table A-2 below summarizes the age characteristics of Campbell residents between 1990 and 2010, and
compares this with the County as a whole. For the most part, the population characteristics of the
community have stayed fairly constant except for a decrease in the number of Young Adults and the
corresponding increase in the number of Middle Age Adults. This appears to have occurred because of
the aging in place by large numbers of Young Adults between 1990 and 2010. The Young Adult population
(25 to 44) remains the largest segment (33%) of the City’s population though the size of this group has
steadily decreased since 1990. The next largest group is the Middle Age Adults (45-64) which comprised
28% of the population in 2010.
Table A-2: Age Distribution-City of Campbell
Age Groups 1990 2000 2010 Santa Clara
County (2010) Persons Percent Persons Percent Persons Percent
Preschool (Ages 0-4) 2,584 7% 2,491 7% 2,584 7% 7%
School Age (5-17) 4,507 13% 5,728 15% 5,687 14% 17%
College Age (18-24) 3,799 11% 2,910 8% 2,982 8% 9%
Young Adults (25-44) 15,596 43% 15,346 40% 12,834 33% 31%
Middle Age Adults (45-64) 6,194 17% 7,960 21% 10,868 28% 25%
Senior Adults (65+) 3,368 9% 3,703 10% 4,394 11% 11%
TOTAL 36,048 100% 38,138 100% 39,349 100% 100%
Median Age 32.5 35.2 38.3 36.2.0
Sources: 1990, 2000, 2010 Census.
Like many communities nationwide, Campbell’s population is aging. The City’s median age increased from
32.5 years in 1990 to 38.3 years in 2010. During this same time the countywide median age increased
from 32.0 to 36.2. This appears to correspond with the gradual increase in the number of Senior Adults
(65+). This aging in place trend is expected to continue into the near future. Many seniors are
homeowners and typically live in single-family homes, but may begin to consider trading down their larger
homes for smaller dwellings as their children leave home. To remain in their homes, some seniors may
also participate in home sharing programs.
Several trends could become apparent over the coming decade. Senior citizens can be expected to
continue to comprise a growing segment of Campbell’s population as the City’s middle age “baby
boomers” (45 to 64) age in place. Eventually, this pattern of aging in place will result in the recycling of
existing neighborhoods as Young Adults move back into the areas vacated by the Senior Adults and start
new families. Given this trend, there is a continued need to expand housing opportunities for seniors.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 3
C. Race and Ethnicity
The Bay Area has been gradually changing in the racial and ethnic composition of its population. These
changes have implications for housing needs to the extent that different groups may have different
household characteristics, income levels, and cultural background that affect their need and preferences
for housing.
Campbell, like many Bay Area communities, has also experienced gradual changes in the racial and ethnic
composition of its population. The White group continues to comprise the largest race/ethnic group in
Campbell at 58 percent, but this group’s share of the population has decreased steadily over the past two
decades, while the other race/ethnic groups grew noticeably both in size and proportion. This trend is
reflected in both the Dicennial Census and local school enrollments.
Among the major race/ethnic groups, the largest percentage increase in population between 1990 and
2010 was attributable to Asians (representing 78% of the population growth between 1990 and 2000) and
Hispanics (representing 64% of the population growth between 2000 and 2010). As shown inTable A-3,
the Asian/Pacific Islander share of the population increased from 9 percent in 1990 to 16 percent in 2010.
The Hispanic share grew from 11 percent to 18 percent. The number of residents in the “Other Race”
category grew dramatically in large part because unlike prior Census efforts, the 2000 and 2010 Censuses
allowed respondents to identify themselves as members of more than one racial group.1
Table A-3: Racial and Ethnic Composition–City of Campbell
Race/Ethnicity Group 1990 2000 2010 Santa Clara
County (2010) Persons Percent Persons Percent Persons Percent
White 28,029 78% 25,168 66% 22,866 58% 35%
Hispanic 3,839 11% 5,083 13% 7,247 18% 27%
Asian/Pacific Islander 3,281 9% 5,430 14% 6,362 16% 32%
Black 677 2% 932 2% 1,109 3% 2%
Other Race 222 1% 1,525 4% 1,765 4% 3%
TOTAL 36,048 100% 38,138 100% 39,349 100% 100%
Sources: 1990, 2000, 2010 Census
The student population in Campbell is diverse as well and reflects the demographic shift within the
community. An examination of recent enrollment data for local schools in the Campbell Union Elementary
that primarily serve the City of Campbell indicate that the traditional minority groups comprise the
majority of the student population.2 In academic year 2013/14, 54% of the student population are
Hispanic, 25% White, 12% Asian and Pacific Islander, 4% Blacks or African American, and 5% were
identified as an Other Race. This variation indicates that much of the older cohorts of the population are
predominantly White while the younger cohorts of the population are more diverse and more
representative of the current multi-ethnic California.
1 For 2000, the “Other Race” category includes American Indians and Alaska Natives, and persons who identified themselves as
“Some other race” and “Two or more races.”
2 Data was compiled from the Education Data Partnership website (http://www.ed-data.k12.ca.us/)
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 4
D. Education
Education and employment also have an important impact upon housing needs to the extent that
different jobs and income levels determine the type and size of housing a household can afford. According
to the 2010 Census, the educational level of Campbell residents is generally higher than that of the County
as a whole. For instance, the percentage of residents over age 25 without a high school diploma is 10
percent in the City, compared to 16 percent Countywide. Similarly, Campbell has a higher percentage of
residents with some college education and with a Bachelors Degree, though a smaller percentage of Post
Graduate Degree holders. The educational attainment of Campbell residents and residents countywide
are displayed in the Figure A-4.
Table A-4: Comparison of Educational Attainment
E. Employment Market
Table A-5 describes the types of occupations held by Campbell residents. As of 2010, three-quarters of
residents were employed in either managerial/professional occupations (50%), or
sales/technical/administrative occupations (26%). Relatively higher paying jobs are in both categories,
except for certain sales positions, translating into higher incomes for the residents engaged in these
activities. In contrast, there were noticeable declines in the number of residents engaged in the
occupational categories of production/crafts/maintenance; and farming/ forestry/ fishing. The long term
trend appears to be away from manufacturing and production and toward the professional and service
sectors. Furthermore, the primary growth within the Sales, Technical and Administrative sectors has been
in the technical and administrative areas.
0.00%
5.00%
10.00%
15.00%
20.00%
25.00%
30.00%
35.00%
High School
Graduate
Some
College
Bachelors
Degree
Post
Graduate
Degree
Campbell
Santa Clara County
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 5
The State Employment Development Department estimates that, as of November 2013, the labor force
for the City of Campbell was 23,000. The unemployment rate for City residents was 5.3%, compared to a
countywide unemployment rate of 6.2% and a statewide rate of 8.3%. Since the height of the recession
in early 2009, the unemployment rates for the City, County, and State has fallen by 2.4%, 1.5%, and 0.8%
respectively. The improved economy has the potential to improve many families access to affordable
housing.
The economic base for the City of
Campbell is founded on small to
medium-sized businesses. The
largest employers are shown in
Table A-6. Of the twenty largest
employers, eight are service
businesses, five are retail
oriented, and three are
manufacturing or technology
companies. The remaining
businesses are a variety of
medical, construction, or local
governmental organizations.
These 20 largest employers
represent only less than 20% of all
local jobs indicating that most
local employers are primarily
smaller sized businesses.
Future local job growth is
anticipated to be somewhat
limited. However the continued
expansion of regional employ-
ment will likely result in increased
demand for more affordable
housing in Campbell.
Table A-5: Civilian Employment Profile-City of Campbell
Occupations of Residents 1990 2000 2010
Persons Percent Persons Percent Persons Percent
Managerial / Professional 7,485 34% 10,951 50% 10,675 50%
Sales, Technical, Administrative 8,065 37% 5,417 25% 5,597 26%
Service Occupations 2,070 10% 2,243 10% 2,436 11%
Production/Crafts/Maintenance 2,408 11% 1,740 8% 1,300 6%
Operators, Fabricators, Labor 1,657 8% 1,400 6% 1,335 6%
Farming, Forestry, Fishing 131 1% 8 0% 83 <½%
Total 21,816 100% 21,759 100% 21,426 100%
Sources: 1990, 2000, 2010 Census.
Table A-6: Top 20 Employers-City of Campbell
Employer Number of Employees
Barracuda Networks Inc 393
Safeway 274
Whole Foods 250
Fry’s Electronics 229
Hunter Laboratories 200
Yousendit, Inc 200
Home Depot 189
Samma Technologies 182
Mohler, Nixon & Williams Accountancy 165
Moss Adams CPAs 161
City of Campbell 153
24/7 Customer Care 150
Senior Living Solutions 150
Kaiser Permanente Medical Group 145
Pacific Netsoft, Inc 138
Durham School Services 134
Chargepoint, Inc 120
On-Site.com 120
South Bay Senior Solutions 120
Kohl’s 112
Source: City of Campbell, Finance Department, 2014.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 6
According to the 2007 Economic Census (the most recent information available), there were
approximately 20,652 jobs in Campbell in 1,452 workplaces. In 2007 the local economy was a combination
of service/retail, professional, and manufacturing sectors. Since that time several of the larger
manufacturing and information service businesses have either relocated or have gone out of business. As
a result, the local economy is based primarily on the retail/service and professional sectors.
F. Jobs and Housing
The Jobs:Housing Ratio (or Jobs:Housing Balance) is a method used to indicate whether a community is
“balanced” from a housing and employment perspective. A community is considered balanced when
there are approximately an equal number of housing units and jobs (though the Jobs:Housing Ratio does
not consider the quality of the jobs in terms of the household incomes or affordability). In regional
planning programs, balancing jobs and housing is generally believed to reduce the amount of long distance
commuting, as well as achieving a number of other related goals such as reducing traffic congestion on
major freeways and arterials, improving regional air quality, and enhancing a community’s economic base.
Jobs and housing are considered to be balanced when there are an equal number of employed residents
and jobs within a given area, with a ratio of approximately 1.0.
Table A-7 compares the Jobs:Housing ratio for Campbell and other selected local jurisdictions. The
balance between jobs and housing is an important consideration in establishing housing production and
affordability goals. Based on ABAG estimates for 2007, Campbell has a Jobs/Housing ratio of 1.3. This
means that, within Campbell there are on average 1.3 jobs for each housing units. In comparison to many
of the surrounding jurisdictions, Campbell is relatively balanced community with slightly more jobs than
housing.
Table A-7: Jobs to Employed Residents Ratio
City
Jobs per Employed
Residents Ratio
Campbell 1.3
Los Gatos 1.8
San Jose 0.8
Santa Clara 1.9
Saratoga 0.6
Santa Clara County 1.1
Sources: ABAG Projections, 2013
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 7
2. Household Characteristics
Household type and size, income levels, the presence of special needs populations, and other household
characteristics determine the type of housing needed by residents. This section details the various
household characteristics affecting housing needs.
A. Household Type
According to the 2010 Census, Campbell is home to 16,163 households, of which 60 percent are families.
Families are comprised of married couple families with or without children as well as other family types,
such as female-headed households with children. Non-families, including singles and other households,
make up the other 40 percent of households in Campbell. Other households include residents in group
homes, roommates, and other unrelated persons occupying the same housing unit. As was the case in
1990, singles comprised roughly 30 percent of all households in the City. The household type trends are
shown in Table A-8.
Table A-8: Household Characteristics-City of Campbell
Household Type
1990 2000 2010
Households Percent Households Percent Households Percent
Total Households 15,312 100% 15,920 100% 16,163 100%
Families 8,849 58% 9,121 57% 9,686 60%
With Children (3,857) (44%) (4,452) (49%) (4,832) (50%)
Without Children (4,992) (56%) (4,669) (51%) (4,881) (50%)
Singles 4,438 29% 4,846 30% 4,805 30%
Other 2,025 13% 1,953 12% 1,672 10%
Average Household Size 2.35 2.38 2.42
Sources: 1990, 2000, 2010 Census.
The composition of households in Campbell remained relatively unchanged between 1990 and 2010.
There are, however, two noteworthy trends. These trends are the increase in the number of families with
children and the increase in the average persons per household since 1990. These trends reflect the
growth in the number of families with children as well as an increase in the number of households
“doubling up” to save on housing costs during the recent economic downturn commonly referred to as
The Great Recession (2007-2009).
B. Household Income
Household income is the most important factor affecting housing opportunity, determining a household’s
ability to balance housing costs with other basic necessities of life. Income levels can vary considerably
among households, based upon tenure, household type, location of residence, and/or race/ethnicity,
among other factors.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 8
Median Household Income
Based on the 2012 American Community Survey, the median annual household income of Campbell
households was $81,108. As shown below, the median household income in Campbell was comparable
to that in San Jose, and about 11% less than the median household income for Santa Clara County. The
median household incomes for Campbell and several surrounding cities are shown in Figure A-9.
Figure A-9: Median Household Income
Source: 2012 American Community Survey
Income Definitions
The State and Federal government classify household income into several groupings based upon the
relationship to the County Adjusted Median Income (AMI), adjusted for household size. The State of
California utilizes the income groups presented in Table A-10. However, federal housing programs utilize
slightly different income groupings and definitions with the highest income category beginning about 95
percent of the County AMI. For purposes of the Housing Element, the State income definitions are used
throughout, except for the data that have been compiled by the Federal Department of Housing and
Urban Development (HUD). When the Federal criteria are used, this fact will be specifically noted.
Table A-10: State Income Categories
Income Category % Countywide Adjusted
Median Income
Extremely Low 0-30% AMI
Very Low 0-50% AMI
Low 51-80% AMI
Moderate 81-120% AMI
Above Moderate 120%+ AMI
Source: Section 5000093 of the California Health and Safety Code
$-
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
$140,000
$160,000
$180,000
City of
Campbell
Town of Los
Gatos
City of San
Jose
City of Santa
Clara
City of
Saratoga
Santa Clara
County
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 9
Households by Income Levels
According to information compiled for the Comprehensive Housing Affordability Strategy, 69% of the
households in the City of Campbell are in the Moderate Income and Above Moderate Income categories.
While the absolute number of these households has increased since 1990, the relative percentage of these
higher income households has declined since 1990 (from 70.9% to 68.8%). The number of households by
the four income categories is depicted in Table A-11.
Table A-11: Household Income Levels-City of Campbell
Income Level 1990 2000 2010
Households Percent Households Percent Households Percent
Extremely Low Income (<30% AMI) 1,599 10% 1,636 10% 2,015 12%
Very Low Income (31-50% AMI) 1,513 10% 1,559 10% 1,680 10%
Low Income (51-80% AMI) 1,341 9% 1,629 10% 1,395 9%
Moderate Income and above
(Greater than 80% AMI) 10,859 71% 11,089 70% 11,215 69%
Total 15,312 100% 15,913 100% 16,305 100%
Source: 2000, 2010 Comprehensive Housing Affordability Strategy, (http://socds.huduser.org/chas/reports).
This decrease in the Moderate Income and Above Moderate Income categories has been paired with a
noticeable increase in the Extremely Low Income category. Between 1990 and 2010, the number of
Extremely Low Income Households increase from 1,599 to 2,015. Of the nearly one thousand households
added to City between 1990 and 2010, most of the growth occurred in either the Extremely Low or the
Moderate Income and Above Moderate Income categories. This indicates that while much of the
community is economically prosperous, there continues to be increased affordability issues for the
Extremely Low Households.
Income by Household Tenure
Table A-12 shows the income level of Campbell residents by household tenure. A significantly higher
percentage of renter households (51%) were in the lower income categories (with household incomes less
80% of the AMI) compared to residents who owned their homes (20%). In contrast, the 41% of rental
households and 19% of owner households were in the lower incomes categories in 2010. The presence
of approximately 2,500 extremely low and very low income renter households is of particular significance
as market rents in Campbell exceed the level of affordability for these households.
Table A-12: Income by Owner / Renter Tenure in 2010-City of Campbell
Income Levels Renters Owners Combined
Total Households Percent Households Percent
Extremely Low Income (<30% AMI) 1,495 19% 520 6% 12%
Very Low Income (31-50% AMI) 1,030 13% 650 8% 10%
Low Income (51-80% AMI) 910 19% 485 6% 9%
Moderate Income and above (>80% AMI) 4,365 56% 6,850 81% 69%
Total 7,800 100% 8,505 100% 100%
Percent of Total Households 48% 52%
Source: Comprehensive Housing Affordability Strategy, 2010.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 10
The Comprehensive Housing Affordability Strategy identifies four conditions that create severe housing
problems. These four conditions are: incomplete kitchen facilities, incomplete plumbing facilities, more
than one and a half persons per room, and cost burdens of greater than 50% of the household income.
According to the 2010 Census, less than 2% of the units had incomplete kitchen or plumbing features.
This means that the vast majority of the housing issues identified in the Comprehensive Housing
Affordability Strategy are related to the cost burden of housing and the number of persons living in the
unit (which can also be an indicator of a higher cost burden for housing).
As described in Table A-13, 43% of renter households and 38% of owner households spend more than
30% of their income on housing costs each week, while 19% of renter households and 16% of owner
households spend more than 50% of their income on housing in 2010. The high incidence of lower income
renter households is of particular significance as market rents in Campbell exceed the level of affordability
for lower income households, discussed in greater detail in the Housing Affordability Section of this Needs
Assessment.
Table A-13: Housing Cost Burden by Tenure in 2010
Housing Cost Burden
(as a Percentage of Income)
Renter Households Owner Households Total Households
Households Percent Households Percent Households Percent
Less than 30% 4,340 56% 5,270 62% 9,610 59%
30% to 50% 1,870 24% 1,875 22% 3,745 23%
Greater than 50% 1,510 19% 1,350 16% 2,860 18%
Not Available 85 1% 10 0% 95 <1%
Total 7,805 8,505 16,310 100%
Percent of Total Households 48% 52%
Source: ABAG, 2013
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 11
C. Special Needs Groups
Certain groups have greater
difficulty in finding decent,
affordable housing due to their
special needs and/or circumstances.
Special circumstances may be
related to one’s employment and
income, disability, or household
characteristics. As a result, certain
segments of Campbell residents may
be more likely to have lower-
incomes, overpayment, over-
crowding, or other housing
problems. State Housing Element
law identifies the following “special
needs” groups: senior households,
disabled persons, large families,
female-headed households, families
and persons in need of emergency
shelter, and farm workers.
This section provides a detailed
discussion of the housing needs of
each particular group as well as the
major programs and services
available to address their housing
and supportive services needs.
Table A-14 summarizes the special
needs populations in the City of
Campbell.
Senior Households
Senior households typically have special housing needs due to three primary concerns – income, housing
and health care costs, and physical disabilities. Seniors are typically on fixed incomes, therefore an
increase in rents can have a considerable impact on extremely low income senior renters. Senior
homeowners with extremely low incomes also face significant needs related to maintaining their homes.
According to the 2010 Census, seniors (age 65 and older) comprise 11 percent of the City’s households.
Some of the special needs of seniors are as follows:
Disabilities: Of Campbell’s senior population, 36 percent (1,569 persons) have a work disability
and/or self-care or mobility limitation.
Limited Income: Many seniors have limited income available for healthcare and other expenses.
Because of their retired status, 57 percent of Campbell’s senior households earn extremely low
to very low-incomes (<50% AMI). An increase of about 7 percent since 2000.
Table A-14: Special Needs Groups
Special Needs Groups Persons Households Percent*
Seniors (65+) 4,394 11%
With a disability 1,569 {36%}
Senior Households 2,824 17%
Renter (1,055) {37%}
Owner (1,769) {63%}
Seniors living alone 1,346 {47%}
Persons with Disability 1 2,857 7%
Persons with Developmental
Disabilities2 134 <1%
Large Households 1,283 8%
Renter (602) {47%}
Owner (681) {53%}
Female-headed Households 1,741 11%
With related children (937) {55%}
Farmworkers 83 <½%
Homeless 3 91 <½%
Total Persons / Household 39,349 16,163
Sources: 2010 Census (unless otherwise noted).
* Numbers in { } reflect the % of the special needs group, and not the % of the
City Population / Households. For example, of the City's large households, 47%
are renters and 53% are owners
1. Disabled persons over the age of 5.
2. Persons over the age of 18 with developmental disabilities.
3. 2013 Santa Clara County Homeless Census and Survey.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 12
Overpayment: About half of Campbell’s senior households spend more than one-third of their
incomes on housing costs. This problem is particularly acute among renting senior households
where nearly 60 percent of these households are comprised of lower income.
About two-thirds of elderly households in Campbell are homeowners. Because of physical and/or other
limitations, senior homeowners may have difficulty in performing regular home maintenance or repair
activities. Furthermore, the installation of grab bars and other assistance devices in the home may be
needed. Also, nearly 47 percent of the City’s senior households live alone. In the past there were programs
to encourage home sharing and to extend the ability of seniors to remain in their homes. Unfortunately
these programs are no longer provided due to funding cutbacks and limitations. Campbell is home to an
estimated 1,055 senior renter households. Fifty-seven percent of Senior Households are in the Very Low
and Low Income categories.
Through the Campbell Senior Center, which caters to seniors over the age of 50, the City also provides
programs and services for seniors to facilitate social interaction and foster independence. Services include
information and referrals, education classes, physical, leisure activities and social activities, transportation
assistance and lunches. The Senior Center is a nutrition site under the Countywide Senior Nutrition
Program, where congregate meals are made available to persons over the age of 60. There are two Meals
on Wheels Programs serving residents in Campbell, one through the Council on Aging and the other
through Health Trust Programs. These programs provide hot or ready meals for homebound seniors who
have difficulty cooking or shopping for themselves. The Adult Center services also include providing a case
manager who provides in-home, comprehensive social service assistance, to the City’s isolated, low-
income, at-risk elderly; employment/housing referrals and seasonal homeowners and renters’ assistance.
Persons with Disabilities
A disability is defined as a long lasting condition that impairs an individual’s mobility, ability to work, or
ability to care for themselves. Persons with disabilities include those with physical, mental, or emotional
issues that make it difficult to live without special assistance or attention. Persons with disabilities often
have special housing needs because of their fixed income, the lack of accessible and affordable housing,
and the higher living and health costs associated with their disability.
In 2011, a total of 2,857 persons with disabilities resided in Campbell, representing about eight percent
of the City’s population over the age of five. Of these persons with disabilities, approximately 38 percent
of these residents are faced with mobility/self care limitations, 20 percent have physical limitations, and
the remaining 42 percent have both sensory and mental disabilities. Of the City’s senior population, over
one-third has one or more types of disabilities.
The living arrangement of disabled persons depends on the severity of the disability. Many persons live
at home in an independent fashion or with other family members. To maintain independent living,
disabled persons may need assistance. This can include special housing design features for the disabled,
income support for those who are unable to work, and in-home supportive services for persons with
medical conditions among others. Accessible housing can also be provided via senior housing
developments. Campbell has adopted Reasonable Accommodation procedures to facilitate zoning
modifications for persons with disabilities.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 13
The State of California Community Care Licensing Division identifies three adult residential facilities in
Campbell that provide 24-hour non-medical care for adults ages 18-59 who are unable to provide for their
own daily needs. The Silicon Valley Independent Living Center (SVILC) provides a variety of services to
persons with disabilities in Santa Clara County. SVILC serves over 1,000 County residents annually. Services
offered include: information and referral, vocational training and placement, residential training, legal and
personal advocacy, peer and individual counseling, housing referrals, and personal assistance referrals
and placement. To help its clients locate affordable, accessible housing, SVILC maintain a database of
accessible and subsidized housing throughout Santa Clara County. Rental assistance through the County
Housing Authority also helps disabled persons afford housing in Campbell. Transportation service for
persons with disabilities is available through OUTREACH paratransit, a non-profit agency, operating as the
ADA paratransit broker for the Valley Transportation Authority (VTA). OUTREACH is based on a reservation
system with clients making reservations for trips one day to 14 days in advance. This service is provided
with taxies or accessible vans.
Persons with Developmental Disabilities
A development disability is defined as a disabling condition that originated before an individual become
18 years old, and continues, or can be expected to continue, indefinitely, and constitutes a substantial
disability for that individual. Developmental disabilities include mental retardation, cerebral palsy,
epilepsy, and autism, as well as the disabling conditions found to be closely related to mental retardation
(or that require treatment similar to individuals with mental retardation), but does not include other
handicapping conditions that are solely physical in nature (though some developmentally disabled
persons may also have physical disabilities).
According to the State Department of Developmental Services there are 134 developmentally disabled
persons over the age of 17 in Postal Code 95008. Postal Code 95008 encompasses over 98% of the
incorporated City and is representative of the City of Campbell as a whole. For all persons with
developmental disabilities in Postal Code 95008, 71% live at home with a parent, family member or
guardian, 13% live in community care facilities, while 10% live in an independent supported living facility.
The remaining 6% have a variety of other less common living arrangements.
Many of the organizations that provide support to persons with disabilities also provide assistance to
persons with developmental disabilities. According to the State Department of Social Services there are
three Adult Residential Facilities for Persons with Special Care Needs in Postal Code 95008. These three
facilities have a total capacity of 15 beds. The Zoning Ordinance allows in-home care facilities for less than
6 persons as a permitted use in all residential zones. In-home care facilities designed to accommodate up
to 12 beds are allowed with a conditional use permit in all residential zones. Campbell has also adopted
Reasonable Accommodation procedures that can also facilitate zoning modifications for the families and
caretakers of persons with developmental disabilities.
Large Households
Large households are defined as having five or more members residing in the home. These households
constitute a special needs group, because there is often a limited supply of adequately sized, affordable
housing units in a community. In order to save for other basic necessities of food, clothing and medical
care, it is common for lower-income large households to reside in smaller units, which frequently results
in overcrowding. To accommodate larger households, units with three or more bedrooms are generally
appropriate for large households. According to the 2010 Census, Campbell is home to 1,283 Large
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 14
Households, or about eight percent of all households. Fifty-three percent (681) of large households live
in owner occupied units while 47 percent (602) of large households live in renter-occupied units.
Approximately 48 percent (7,811) of all housing units in Campbell have three or more bedrooms. While
the total number of larger units appears to be adequate to accommodate large households, virtually all
of the available units require at least Above Moderate Incomes to afford. According to the recent home
and condominium sales (Table A-20), 88% of all units sold in 2013 had 3 or more bedrooms. However,
the median sale price for a 3-bedroom home in Campbell in 2013 was $750,000, this equates to a
minimum household income of over $165,000 per year to meet State’s affordability criteria. This
minimum household income is well above the median household income for Campbell residents.
Large households renting housing have a similar, though different, problem. In contrast, according to the
recent rental survey (Table A-21), only 12% of the available for rent units had 3 or more bedrooms.
However, with median rents for 3-bedroom apartments at $2,900 and median rents for 3-bedroom homes
at $3,350 (when these larger units are available), the affordability of large rental units for even Moderate
Income households remains an issue. Because of limited availability, combined with limited affordability,
lower income large households will have difficulty finding housing in Campbell.
Female-headed Households
Female-headed households with children often require special consideration and assistance as a result of
their greater need for affordable housing, accessible day care, health care, and other supportive services.
Because of their relatively lower incomes and higher living expenses, such households usually have more
limited opportunities for finding affordable, decent, and safe housing.
Campbell is home to 1,741 female-headed households, of which 54% have children under 18 years old.
Of those households with children, 10% had incomes below poverty level. This is in contrast to the general
population where only 3% had incomes below the poverty level and 9% of female-headed households
without children had incomes below the poverty level. These households are a particularly vulnerable
group because the household head must try to balance the needs of their children with work and other
household responsibilities.
Homeless Persons
The 2013 Homeless Census and Survey for Santa Clara County were conducted on January 29 and 30,
2013. The 2013 Census and Survey involved two components: 1) a point-in-time count of unsheltered
and sheltered homeless, and 2) one-on-one interviews with about 850 homeless. The comprehensive,
two-day homeless count identified approximately 5,600 homeless people on the streets, and an additional
2,000 people in emergency shelters, transitional housing, and domestic violence shelters. Key findings of
the homeless count and supplementary interviews include:
56 percent indicated they had been homeless for more than one year.
Approximately half of those surveyed indicated that this was their first experience being
homeless.
About two-thirds of the homeless identified as male.
Only 25 percent of the County’s homeless lived in formal shelters or transitional housing.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 15
Over one-third of the County’s homeless were living in vehicles and encampments and almost
one-third were living on the street.
40 percent of survey respondents indicated the primary cause of their homelessness was due to
the loss of a job and 17 percent indicating alcohol or drug use was the primary factor.
About two-thirds of respondents indicated they were experiencing one or more disabling
conditions with 35 percent reported experiencing some form of mental illness.
Within the City of Campbell, the 2013 Homeless Census and Survey identified 91 homeless people, a
decrease of 12 persons from the 2011 Survey. Despite the recent decrease in the number of homeless
individuals in Campbell, the total number of homeless persons has stayed relatively constant ranging
between 90 and 105 individuals. All of the homeless individuals identified in the Survey were unsheltered
because there are no homeless shelters within the City.
There are three major types of facilities that provide shelter for homeless individuals and families:
emergency shelters, transitional housing, and permanent housing. These types of facilities are defined
below:
Emergency Shelter: provides overnight shelter and fulfills a client’s basic needs (i.e. food, clothing,
and medical care) either on-site or through off-site services. The permitted length of stay can vary
from one day at a time to two months, depending upon whether the shelter is short-term or long-
term.
Transitional Housing: a residence that provides housing for up to two years. Residents of
transitional housing are usually connected to rehabilitative services, including substance abuse
and mental health care interventions, employment services, individual and group counseling and
life skills training.
Permanent Housing: refers to permanent housing that is affordable in the community or
permanent and service-enriched permanent housing that is linked with on-going supportive
services (on-site or off-site) and is designed to allow formerly homeless clients to live at the facility
on an indefinite basis.
As a smaller city, Campbell does not have any permanent emergency shelters. Numerous regional service
providers serve the homeless in the greater San Jose area. Homeless individuals identified in Campbell are
usually referred to one of the emergency shelters located nearby.
As the Santa Clara County’s largest provider of shelters and services for the homeless, EHC Home First
provides emergency shelters, transitional and permanent housing and support services through a network
of program locations throughout the County. InnVision operates four inns in San Jose, which provide to
a variety of persons in need, including working men, women and children, and mentally ill persons.
InnVision serves clients in Campbell based on the availability of space in the inns at San Jose. However, if
there are no available spaces, clients get referred to any one of the 20 sites of InnVision, some of which
are located outside of San Jose. As exhibited in Table A-15, EHC and InnVision provide a significant number
of beds in transitional housing facilities and emergency shelters for the homeless.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 16
Table A-15: Homeless Facilities/Providers in Nearby Areas
Facility Beds Clients Location
Emergency Shelter
Asian Americans for Community Involvement 12 Women with children San Jose
City Team Rescue Mission 50 Single men San Jose
Cold Weather Shelter (EHC) 125 Single men and women Sunnyvale
Community Homeless Alliance Ministry 21 Single women and women with children San Jose
Hospitality House, Salvation Army 22 Single men San Jose
Sobrato House Youth Center (EHC) 10 Homeless and run-away youth San Jose
San Jose Family Shelter 143 Families San Jose
West Valley Community Services 15 Single men Cupertino
Emergency Shelter/Transitional Housing
InnVision – Commercial Street Inn, Community
Inn, Julian Street Inn, and Montgomery Street Inns 212 Working men, women and children, and
mentally ill men & women San Jose
James Boccardo Reception Center (EHC) 370 Single adults and families (including veterans
and migrant workers) San Jose
Next Door – Women with Children 19 Women and children – victims of domestic
violence San Jose
Transitional Housing
Bill Wilson Center 18 Families with children and youth Sunnyvale
City Team Ministries 82 Single men and women San Jose
St. Joseph’s Cathedral, Social Ministry Office 45 Worker housing, men, women and children San Jose
Salvation Army Hospitality House 46 Single men San Jose
West Valley Community Services 22 Single men Cupertino
InnVision – InnVision Villa 55 Single women San Jose
YWCA – Villa Nueva 63 Women and children San Jose
Permanent Housing
Catholic Charities of San Jose 54 Single men and women San Jose
Charities Housing Development Corp. 36 Single women and families with children San Jose
InnVision – Alexander House, Sunset Square, and
North Co 71 Single women and families with children San Jose
Markham Terrace (EHC) 95 Men & women San Jose
Pensione Esperanza SRO (Catholic Charities) 109 Men & women San Jose
Sobrato House Youth Center 9 Apts Youth San Jose
Sources: Santa Clara County 2010-2015 Consolidated Plan; San Jose 2010-2015 Consolidated Plan.
Farmworkers
Farmworkers are traditionally defined as persons whose primary incomes are earned through seasonal
agricultural labor. They have special housing needs because of their relatively low income and the
unstable nature of their job (i.e. having to move throughout the year from one harvest to the next).
According to the 2010 Census, there were 83 Campbell residents employed in farming, forestry, and
fishing occupations. These individuals accounted for less than one percent of the City’s total employed
residents. Given that there are so few persons employed in agricultural-related industries, the City can
address their specific housing needs through its overall housing programs.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 17
3. Housing Stock Characteristics
This section of the Housing Element addresses various housing characteristics and conditions that affect
the well-being of City residents. Housing factors evaluated include the following: housing stock and
growth, tenure and vacancy rates, age and condition, housing costs, and affordability, among others.
A. Housing Growth
As of January 2013, the State Department of Finance estimates identified 17,301 housing units in
Campbell. Between 1990 and 2000, the City’s housing stock increased by less than three percent, with an
additional 3.8% increase from 2000-2010. Figure A-16 compares Campbell’s housing growth during the
past two decades with nearby communities and the County as a whole. As shown, housing growth levels
in Campbell are similar to the comparably small-sized cities of Saratoga and Los Gatos. In contrast, the
larger cities of San Jose and Santa Clara are where much of the housing growth has occurred in the recent
decades.
Figure A-16: Housing Growth Trends – Percent Change Over Each Decade
B. Housing Age and Condition
Housing age is an important indicator of housing condition within a community. Like any other tangible
asset, housing is subject to gradual deterioration over time. If not properly and regularly maintained,
housing can deteriorate and discourage reinvestment, depress neighboring property values and
eventually impact the quality of life in a neighborhood. Thus maintaining and improving housing quality
is an important goal for the City.
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
14.0%
16.0%
Campbell Los Gatos Saratoga Santa Clara San Jose Santa Clara
County
1990 - 2000
2000 - 2010
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 18
Figure A-17 provides a breakdown of the housing stock by the year built from the 2010 Census. As of 2010,
77 percent of housing units in Campbell are over 30 years old and 28 percent of the total housing stock is
over 50 years old. A general rule in the housing industry is that structures older than 30 years begin to
show signs of deterioration and require reinvestment to maintain their quality. Unless properly
maintained, homes older than 50 years require major renovations to remain in good working order.
Comprising the southwestern quadrant of the City, the San Tomas Area is one of the older neighborhoods
in Campbell and has the greatest rehabilitation needs. In recent years, with the recovery of the economy,
there has been an increase in owner reinvestment into some older homes in this area to address individual
rehabilitation needs. This trend is expected to continue through the period of this Housing Element.
Figure A-17: Age of Housing Stock
The City administers a Code Enforcement program that aims to preserve and maintain the livability and
quality of neighborhoods. The City received targeted CDBG funding for a code enforcement program in
the identified low-income areas of the City. Code enforcement staff investigates violations of property
maintenance standards as defined in the Municipal Code as well as other complaints.
C. Housing Type and Tenure
Table A-18 presents the mix of housing types in Campbell. Of the City’s nearly 17,000 housing units in
2010, 58 percent were single-family homes (including attached and detached) and 40 percent were multi-
family units. The City also contains over 300 mobile homes, comprising two percent of the City’s housing.
The vacancy rate in Campbell is currently estimated at 4.6%.
0.0%5.0%10.0%15.0%20.0%25.0%
2000 to 2009
1990 to 1999
1980 to 1989
1970 to 1979
1960 to 1969
1950 to 1959
1940 to 1949
1939 or earlier
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 19
Table A-18: Housing Type
Housing Type 2000 2010
No. of Units % of Total No. of Units % of Total
Single-Family 8,846 53% 9,852 58%
Detached (6,863) 41% (7,628) 45%
Attached (1,983) 12% (2,224) 13%
Multi Family 7,224 45% 6,782 40%
2-4 Units (2,451) 14% (2,018) 12%
5+ Units (4,773) 31% (4,764) 28%
Mobile Homes/Other 278 2% 316 2%
Total Units 16,348 100% 16,950 100%
Vacancy Rate 2.20% 4.64%
Sources: Census 2000, State Department of Finance 2010 – Population and Housing Estimates
Note: The 2000 Census includes other units such as RV, Boat, Van etc within Mobile Home category
According to the Department of Finance, since 2010 Campbell has added 52 additional Single Family
Detached Units and 27 Single Family Attached Units, or approximately 28 new units per year. This is a
slightly slower rate of growth than was seen between 2000 and 2010, when an average of 60 new units
were constructed each year. This slowdown in the construction of new housing is not unexpected since
the lingering effects of The Great Recession halted new home construction between 2007 and 2010. As
the economy continues to improve the number of new housing units is expected to return to their former
levels. The most recent vacancy information provided by the Bureau of the Census identified a total of
426 vacant units in Campbell. Sixty percent of these units were identified as rental housing. The
remaining units were identified as either seasonal, recreational, or occasional use properties.
Housing tenure refers to whether a housing unit is owned, rented or is vacant. Tenure is an important
indicator of the housing climate of a community, reflecting the relative cost of housing opportunities, and
the ability of residents to afford housing. Tenure also influences residential mobility, with owner units
generally evidencing lower turnover rates than rental housing. The housing tenure trends since 1990 are
depicted in Table A-19.
Table A-19: Housing Tenure – Occupied Units
Occupied Housing
Units
1990 2000 2010 Santa Clara
County 2010 Units Percent Units Percent Units Percent
Owner 7,199 47% 7,748 48% 8,093 50% 58%
Renter 8,107 53% 8,242 52% 8,070 50% 42%
Total 15,306 100% 15,990 100% 16,163 100% 100%
Sources: 1990, 2000, 2010 Census.
According to the 2010 Census, a little over half of Campbell’s housing units were owner occupied, a shift
in the historic tenure pattern where more residential units were renter occupied versus owner occupied.
However, the percent of ownership in Campbell is still less than the 58 percent ownership rate
Countywide. This is most likely because much of the newer housing in Campbell has been higher density
(and more commonly rental housing).
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 20
D. Housing Costs and Affordability
The cost of housing is directly related to extent of housing problems in a community. If housing costs are
relatively high in comparison to household income, there will be a correspondingly higher prevalence of
overpayment and overcrowding. This section summarizes the cost and affordability of the housing stock
to Campbell residents.
Sales Survey
Table A-20 provides information on all sales of existing and new single-family homes and condominiums
in Postal Code 95008 within the Campbell city limits during 2013. Postal Code 95008 encompasses over
98% of the incorporated City and is representative of the City of Campbell as a whole. The information
summarized in Table A-20 also excludes several larger parcels that appeared to have been priced for
future subdivision purposes.
A total of 292 single-family home sales were recorded during this period, with nearly 60 percent
comprised of three bedroom units. Median sales prices ranged from $680,000 for two-bedroom units to
$1,125,000 for five (or more) bedrooms with sale prices varying significantly based on location. The
average age of the units sold were generally representative of the overall housing stock where most of
the homes in Campbell were built between 1950 and 1989. Unit sizes were relatively modest, averaging
only 1,730 square feet on typical 7,000 to 9,000 square foot residential lots. The overall median price for
a home sold in 2013 was $810,000. This median priced unit had three bedrooms and was built in the
1960s. Single family homes in Campbell are generally not affordable to modest income households.
Table A-20: Survey of Recent Home and Condominium Sales Prices, January – December 2013
Number of
Bedrooms Units Sold Price Range Median Price
Average
Unit Size*
Average
Lot Size
Average
Year Built
Single-Family Homes
2 34 $215,000 - $1,075,000 $680,000 1,185 sq. ft. 8,560 sq. ft. 1942
3 167 $193,500 - $1,785,000 $750,000 1,531 sq. ft. 7,280 sq. ft. 1964
4 71 $208,000 - $1,870,000 $868,000 2,127 sq. ft. 8,570 sq. ft. 1968
5+ 20 $233,500 - $1,653,000 $1,125,000 2,935 sq. ft. 10,040 sq. ft. 1978
Total 292 $150,000 - $1,870,000 $810,000 1,732 sq. ft. 7,970 sq. ft. 1964
Condominiums
1 10 $275,000 - $460,000 $321,500 817 sq. ft. -- 1980
2 91 $265,000 - $725,000 $490,000 1,151 sq. ft. -- 1982
3 41 $206,000 - $795,000 $635,000 1,567 sq. ft. -- 1989
4 4 $590,000 - $810,000 $664,000# 1,554 sq. ft. -- 1973
Total 146 $206,000 - $810,000 $515,000 1,256 sq. ft. -- 1981
Source: Dataquick On-Line Real Estate Database: 1/1/13-12/30/13.
* Does not count the area of the garage.
# Because of a small sample size the median price was not representative, so a mean value is used instead.
Approximately one-third of all units sold in Campbell during calendar year 2013 were condominiums. The
median sales prices for condominiums ranged from $321,500 to $664,000 (for the one- and four-bedroom
units, respectively), with an overall median price of $515,000. In comparison, median sale price for a
condominium documented in Campbell’s 2009 Housing Element was $505,000, indicating little increase
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 21
in sales prices over the past four to five years. Whereas the vast majority of single-family homes were
three and four bedroom units, condominiums were predominately two and three-bedroom units, selling
for significantly less than similarly sized single-family homes. Condominiums in Campbell are thus helping
to fill a gap for smaller, less expensive ownership housing in the City and are generally affordable for
Moderate Income households.
Rental Survey
Current rental housing costs in Campbell were obtained through a rent survey compiled from internet
sources on January 13 and 27, 2014. Table A-21 enumerates the rental ranges, as well as the median rents,
for apartment/townhome units, single family homes, and single rooms for rent in Campbell. This data was
assembled from over 60 advertised rental reviewed during the second half of January 2014.
The median rents for apartment units in Campbell range from $1,400 for a studio, $1,725 for a one-
bedroom unit, $2,070 for a two-bedroom unit, up to $2,900 for a three-bedroom unit. The most
commonly available apartments have two bedrooms.
For the single family homes, the costs to
rent a three bedroom single family home
overlaps with the rental rates for the three
bedroom apartments and townhouses.
The monthly rental rates for single family
homes range from $2,800 to nearly $4,000
per month. The majority of available single
family homes are three-bedroom units
with either one or two bathrooms. It is
also interesting to note that while nearly
half of all residential units in Campbell
have three or more bedrooms, this
category represents the least available
type of rental housing with a pattern of
longer tenure and less frequent turnover.
Housing Affordability
Housing affordability can be inferred by comparing the cost of renting or owning a home in Campbell with
the maximum affordable housing costs to households which earn different income levels. Taken together,
this information can provide a picture of who can afford what size and type of housing as well as indicate
the type of households that would likely experience overcrowding or overpayment.
Affordable Ownership Housing Cost
California Health and Safety Code (Section 50052.5) defines affordable owner housing costs as follows:
Housing costs consist of mortgage debt service, homeowner association dues, insurance, utility
allowance and property taxes.
Affordable costs are up to 35 percent of the defined household income.
Table A-21: Survey of Vacant Rental Units
Unit Type &
Bedrooms
Number
Available Rental Range Median
Rent
Rooms for Rent
- 5 $675 - $1,620 $980
Apartments / Townhomes
Studio 3 $1,250 - $1,645 $1,400
1 13 $1,495 - $2,205 $1,725
2 31 $1,595 - $2,845 $2,070
3 5 $2,100 - $3,555 $2,900
Single Family Homes
2 & 3 5 $2,800 - $3,795 $3,350
4+ 2 $3,200 - $3,995 $3,700
Sources: Padmapper.com, Trulio.com, Realtor.com, Zillow.com,
& Bay4Rent.com on January 14, 2014 and January 27, 2014
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 22
Affordable costs for moderate income households are based on a standard of 110 percent of Area
Median Income (AMI) for a household size equal to one more person than the number of
bedrooms in the unit.
The federal Department of Housing and Urban Development (HUD) conducts annual household income
surveys nationwide, including Santa Clara County, to determine the maximum affordable payments of
different households and their eligibility for federal housing assistance. The 2013 median Income Limits
for a four-person household in Santa Clara County is $116,050. Based on these definitions of income and
affordable housing cost, Table A-22 presents the maximum affordable purchase price for moderate
income households (110% AMI), and compares this with market sales prices for single-family homes and
condominiums in Campbell as previously documented in Table A-20.
Table A-22: 2013 Maximum Affordable Housing Cost (Moderate Income), Santa Clara County
Moderate Income
Affordable Housing Cost
1 Bedroom
(2 persons)
2 Bedroom
(3 persons)
3 Bedroom
(4 persons)
4 Bedroom
(5 persons)
Moderate Income Threshold
(110% County Median) $92,840 $104,500 $116,050 $125,290
Max. Income Towards Housing @ 35% Income $32,500 $36,580 $40,620 $43,850
Max. Monthly Housing Cost $2,710 $3,050 $3,385 $3,655
Less Ongoing Monthly Expenses:
Utilities ($127) ($139) ($188) ($217)
Property Taxes (1.1% affordable hsg price) ($387) ($440) ($485) ($523)
Insurance ($85) ($100) ($115) ($130)
HOA Fees & Other ($180) ($180) ($180) ($180)
Monthly Income Available for Mortgage $1,931 $2,191 $2,417 $2,605
Supportable Mortgage @ 4.5% interest $381,000 $432,000 $477,000 $514,000
Homebuyer Down payment (10%) $42,000 $48,000 $53,000 $57,000
Maximum Affordable Purchase Price $423,000 $480,000 $530,000 $571,000
Campbell Median Single-Family Price None Available $680,000 $750,000 $868,000
Campbell Median Condominium Price $321,500 $490,000 $635,000 $664,000
Source: Karen Warner Associates, 2014.
Utility costs based on 2013 Santa Clara County Housing Authority utility allowance schedule for attached units (assumes
gas heating, cooking and water heating).
As illustrated, median single-family home prices in Campbell are well beyond the Ievel of affordability for
Moderate Income households. For example, the maximum affordable purchase price for a moderate
income four person household is $530,000, whereas the median priced three bedroom home in Campbell
is $750,000, an affordability gap of $220,000.
However, condominiums are still within close reach for households earning moderate incomes. As shown
in Table A-22, the maximum affordable purchase price for a three person household is $480,000, whereas
the median priced two-bedroom condominium in Campbell sells for $490,000, an affordability gap of just
$10,000. However if housing costs continue to rise faster than the household incomes, these presently
affordable condominium units will become less affordable over time. A first-time homebuyer program
implemented by Santa Clara County can provide assistance to moderate income households to close this
affordability gap.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 23
Affordable Renter Housing Cost
California Health and Safety Code (Section 50053) defines affordable renter housing costs as follows:
Housing costs include rent plus utilities paid for by the tenant.
Affordable rent is up to 30 percent of the defined household income.
Affordable rents are based on a standard of 50 percent of AMI for very low income households;
60 percent of AMI for low income households; and 110 percent AMI for moderate income
households for a household size equal to one more person than the number of bedrooms in the
unit.
Table A-23 presents the maximum affordable rents for very low, low and moderate income households
by household size, and compares these income levels with median room and apartment rents in Campbell.
For Very Low Income wage earners, there is little affordable rental housing in Campbell. Even the median
price for individual rooms for rent exceeds the affordability levels for Very Low Income households. For
Low Income households, while studio units are generally affordable, the larger the units size, the greater
the affordability gap. This is a particular burden for Low Income families requiring units with two or more
bedrooms. Apartment rents in Campbell are affordable to Moderate Income households regardless of
the unit size.
Table A-23: 2013 Maximum Affordable Rents, Santa Clara County
Income Level1
Maximum Affordable Rent After Utilities Allowance2
Studio
(1 person)
1 Bedroom
(2 person)
2 Bedroom
(3 person)
3 Bedroom
(4 person)
Very Low Income $845 $964 $1,085 $1,198
Low Income $1,402 $1,600 $1,801 $1,995
Moderate Income $2,132 $2,435 $2,739 $3,037
Campbell Median Apartment Rents $1,400 $1,725 $2,070 $2,900
Source: Karen Warner Associates, 2014.
1 Income levels based on State HCD published Income Limits for 2013.
2 Utility costs based on 2013 Santa Clara County Housing Authority utility allowance schedule for low-rise
multi-family units (gas heating, cooking and water heating; assumes monthly refuse service included in
rent): $83 for studios, $97 for 1 bedrooms, $109 for 2 bedrooms, and $128 for 3 bedrooms.
E. Assisted Rental Housing
State Housing Element law requires an analysis of the potential for currently rent-restricted low income
housing units to convert to market rate housing, and to propose programs to preserve or replace any units
“at-risk” of conversion. This section presents an inventory of all assisted rental housing in Campbell, and
evaluates those units at risk of conversion during the ten year, 2015-2025 planning period.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 24
Assisted Housing Inventory
Table A-24 is an inventory of assisted rental housing projects in Campbell. A total of 747 assisted units are
provided in twelve developments, including units assisted through a variety of federal and local
government programs/funds. These programs include HUD Section 8, Section 221 and Section 236, CDBG,
and the City’s Inclusionary Housing requirement.
Table A-24: Inventory of Assisted Rental Housing
Project Name
Ownership
Total
Units
Assisted
Units
Household Type Funding Source(s) Affordability
Period
Corinthian
House Non-Profit 104 36 Elderly & Disabled Section 8;
Section 221(d)(3)
Continual
Renewal
Rincon Gardens Housing
Authority 200 198 Elderly & Disabled Section 8 Continual
Renewal
Wesley Manor Non-Profit 156 156 Elderly & Disabled Section 8 Continual
Renewal
Sharmon Palms Non-Profit 60 60 Family RDA* 2063
Avalon Bay For-Profit 348 70 Family & Elderly RDA* 2026
Gateway For-Profit 20 3 Family & Elderly RDA* 2026
El Parador For-Profit 125 124 Elderly & Disabled Section 8 Continual
Renewal
San Tomas
Gardens Non-Profit 100 94 Family Section 236;
Catholic Charities 2029
Downtown
Mixed-Use For-Profit 20 3 Family Inclusionary
Requirement 2062
Fairlands Court Non-Profit 1 1
(5 seniors) Elderly CDBG; Section 8 Perpetuity
Pollard Non-Profit 1 1
(5 seniors) Elderly RDA*; HOME; CDBG Perpetuity
Llewellyn Non-Profit 1 1
(5 seniors) Elderly CDBG Perpetuity
TOTAL 1,136 747
Source: Community Development Department, City of Campbell, 2014.
* Funded through the City RDA prior to its dissolution in 2012.
At-Risk Projects
This section evaluates those lower income rental projects in Campbell at-risk of converting to market-rate
uses prior to January 31, 2025. Of the 747 assisted units identified in Table A-24, 390 units in two projects
are determined to be at low risk of conversion over the next ten year period: Corinthian House, Rincon
Gardens and Wesley Manor. All of these projects maintain Section 8 project-based Housing Assistance
Plan (HAP) contracts with HUD subject to periodic renewals. To maintain the existing affordable housing
stock, the City must either preserve the existing assisted units or facilitate the development of new units.
Depending on the circumstances of at-risk projects, different options may be used to preserve or replace
the units. Preservation options can include transferring the project to non-profit ownership, providing
rental assistance to tenants using non-federal funding sources, and/or purchasing affordability covenants.
In terms of replacement, the most direct option is the development of new assisted multi-family housing
units. These options are described below.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 25
o Transfer of Ownership: Transferring ownership of an at-risk project to a non-profit housing provider is
generally one of the least costly ways to ensure that the at-risk units remain affordable for the long
term. By transferring property ownership to a non-profit organization, low-income restrictions can be
secured indefinitely and the project would become potentially eligible for a greater range of
governmental assistance. This preservation option is, however, not applicable in Campbell because
both at-risk projects are already owned by non-profit organizations. These projects are determined to
be at “low” risk of conversion largely due to their non-profit status.
o Rental Assistance: If Section 8 rent subsidies are terminated at the federal level, rent subsidies using
alternative State or local funding sources could be used to maintain affordability of the 390 at-risk
units. Subsidies could be structured similar to the federal Section 8 program, where HUD pays the
owners the difference between what tenants can afford to pay (30% of household income) and what
HUD estimates as the Fair Market Rent (FMR) on the unit. The feasibility of this alternative depends
upon the availability of non-federal funding sources necessary to make rent subsidies available and the
willingness of property owners to accept rental vouchers if they can be provided.
Table A-25 shows the total cost of subsidizing the rents at all at-risk units currently assisted through
the Section 8 program. As indicated below, the total cost of providing rent subsidizes to all 190 at-risk
units in Campbell (the difference between HUD Fair Market Rents and maximum affordable rents to
Very Low Income households) is generally estimated at about $55,000 per month or $660,000 annually,
translating to roughly $13 million over a 20-year period. Another way rent subsidies could be
structured is as a rent buy-down. This would involve the City or County providing a one-time assistance
loan to the property owner to cover the present value of the decrease in rents associated with the
extended affordability term compared with market rents achievable on the units. This approach offers
a benefit to the owner in that they receive cash upfront from the loan.
Table A-25: Rental Subsidies Required
Unit Size Total
Units*
2013 Voucher
Payment
Standard
Household
Size
Very Low
Income
(50% AMI)
Affordable
Cost
Monthly
Per Unit
Subsidy
Total
Monthly
Subsidy
0-bedroom 22 $1,135 1 $35,700 $892 $243 $5,346
1-bedroom 168 $1,315 2 $40,800 $1,020 $295 $49,560
Total 190 $54,906
*Corinthian House consists of 22 studio and 14 one-bedroom units. All 154 units in Wesley Manor are one-bedroom units.
o Acquisition or Construction of Replacement Units: The construction or purchase of a replacement
building is another option to replace at-risk units should they be converted to market-rate units. The
cost of developing housing depends upon a variety of factors, including density, size of the units,
location, land costs, and type of construction. Using a conservative estimate of total development
costs of $250,000 per affordable housing unit, the cost to replace Campbell’s 190 at-risk units can
generally be estimated at approximately $48 million.
Cost Comparisons: Given their non-profit and public ownership, it is highly unlikely that either of the two
“at risk” projects will convert to market-uses. Nevertheless, the above analysis attempts to estimate the
cost of preserving the at-risk units under various options. In terms of cost effectiveness, 20 years' worth
of rent subsidies ($13 million) is less expensive than the cost of new construction or the purchase of
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 26
replacement units ($48 million). However, long-term affordability of the units cannot be ensured through
rent subsidies, unless it was structured as a one-time rent buy-down. The option of acquiring or
developing 190 replacement units is very costly and constrained by a variety of factors, including limited
purchase opportunities of large multi-family properties and the scarcity of land for new development.
The best option to preserve the at-risk units thus appears to be the purchase of affordability covenants
through a one-time rent buy-down.
Redevelopment Housing Program Funding
Because of the loss of Redevelopment Agency (RDA) funding in 2012, the City of Campbell no longer
administers the federal Community Development Block Grant (CDBG) program. The loss of RDA funding
forced the City to eliminate the position of Housing Program Coordinator, who also coordinated CDBG-
funded programs. The part-time Housing Program Coordinator implemented many of the City’s housing
programs and functions and was partially funded by RDA and CDBG funds.
Since 2012, some of the functions and responsibilities of the Housing Program Coordinator were
transferred to the City’s Planning Division after the City turned over administration of the CDBG program
to Santa Clara County (except for targeted code enforcement and capital improvements for pedestrian
accessibility). Consequently Campbell no longer administers any of the CDBG Housing programs (though
Campbell still administers the previously awarded RDA/CDBG funded loans). Even though the City no
longer administers any of the housing activities funded through CDBG, Campbell residents still have access
to rehabilitation and repair funding through Santa Clara County.
The City has not yet identified alternative funding sources for the activities previously funded by the RDA
Housing Set Aside and CDBG programs.
4. Regional Housing Needs
State law requires all regional councils of governments, including the Association of Bay Area
Governments (ABAG) to determine the existing and projected housing need for its region (Government
Code Section 65580 et. seq.) and determine the portion allocated to each jurisdiction within the ABAG
region. This is called the Regional Housing Needs Determination (RHND) process.
A. Existing Housing Needs
A continuing priority of communities is enhancing or maintaining their quality of life. A key measure of
quality of life in a community is the extent of “housing problems.” The federal Department of Housing and
Urban Development (HUD) has developed an existing needs statement that details the number of
households earning lower income, living in overcrowded conditions, or overpaying for housing. These
housing problems are defined as follows:
Lower Income: Refers to a household earning less than 80 percent of the median family income,
as adjusted by family size. For a four-person household, the median income was $114,514 for
Santa Clara County in 2011 (American Community Survey, 2007-2011).
Overcrowding: Refers to a housing unit which is occupied by more than one person per room,
excluding kitchens, bathrooms, hallways, and porches, as defined by HUD.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 27
Overpayment: Refers to a household paying 30 percent or more of its gross income for rent
(either mortgage or rent), including costs for utilities, property insurance, and real estate taxes,
as defined by HUD.
Overcrowding
Overcrowding occurs when housing costs are so high relative to income that families double up to devote
income to other basic needs of food and medical care. Overcrowding also tends to result in accelerated
deterioration of homes, a shortage of street parking, and additional traffic. Therefore, maintaining a
reasonable level of occupancy and alleviating overcrowding are critical to enhancing the quality of life in
the community.
The Census defines overcrowding as an average of more than one person per room in a housing unit
(excluding kitchens, porches, and hallways); severe overcrowding is defined as greater than 1.5 persons
per room. The incidence of overcrowded housing is a general measure of whether there is an available
supply of adequately sized housing units. Table A-26 shows the incidence of overcrowding in Campbell by
tenure, as estimated by the Bureau of Census. The prevalence of overcrowding and overpayment is
particularly higher among lower-income households, because they have less income for housing costs.
Tables A-26 and A-27 document the prevalence of overcrowding and overpayment among all households
in Campbell.
Table A-26: Overcrowded Households
Overcrowding Households Percent
Santa Clara
County %
Owners
Overcrowding 175 1% 2%
Severe Overcrowding 10 0% <1%
Renters
Overcrowding 460 3% 3%
Severe Overcrowding 70 <1% 2%
Total Overcrowding 635 4% 7%
Source: Source: U.S. Census Bureau, 2008-2012 American Community Survey
Note: Severe Overcrowding is a subset of Overcrowding
Since 2000, the percentage of overcrowded units has generally declined throughout Santa Clara County.
For example, according to the 2000 Census there were over 1,200 overcrowded units in Campbell or about
8 percent of the housing stock. Santa Clara County experienced a more dramatic reduction in
overcrowding during this same period, with a reduction from 14 percent to 7 percent. This change is
mostly likely due to several factors including: the economic recovery that allowed some people to afford
their own housing (rather than sharing with friends and family) and from people moving out of the region
during the recession in search for work.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 28
Overpayment
Housing overpayment refers to spending more than 30 percent of income on housing; severe
overpayment is spending greater than 50 percent. As is the case in throughout the Bay Area, it is not
uncommon to overpay for housing in Campbell. However, to the extent that overpayment is often
disproportionately concentrated among the most vulnerable members of the community, maintaining a
reasonable level of housing cost burden is an important contributor to quality of life. Table A-27 shows
the incidence of overpayment in Campbell.
Table A-27: Housing Overpayment - Households
Overpayment Households Percent Santa Clara
County %
Owners
Total Owner Units 8,505
Overpayment
(>30% income on housing) 3,234 38%
Lower Income Household
Overpayment 994 12% 14%
Severe Overpayment
(> 50% income on housing) 1,359 16%
Lower Income Household
Overpayment 784 9% 10%
Renter
Total Rental Units 7,805
Overpayment
(> 30% income on housing) 3,390 43%
Lower Income Household
Overpayment 2,590 33% 36%
Severe Overpayment
(> 50% income on housing) 1,510 19%
Lower Income Household
Overpayment 1,455 19% 21%
Total Overpaying Households 6,604
Source: ABAG, 2013 (from CHAS Data Sets Table S10708)
Notes: Percentage lower income overpayment reflects % of total lower income households
spending > 30% income on housing.
Severe Overpayment is a subset of Overpayment
According to the most recent information on housing costs, 38 percent of homeowners and 43 percent of
renters in Campbell were overpaying for housing, an increase from 2000 by 11 percent and 3 percent,
respectively. The level of overpayment is similar to the amount of overpayment Countywide. In terms of
overpayment for lower income households, this percentage also increased from 15 percent in 2000 to 19
percent in 2010. Severe overpayment impacts 19 percent of the City’s renters as opposed to only 9
percent of owner households. In terms of lower income (<80% AMI) households, 994 of lower income
homeowners and 2,590 lower income renters were faced with overpayment for housing in Campbell.
Many of the lower income households also experience severe overpayments for housing.
City of Campbell
2015-2023 Housing Element
Appendix A: Housing Needs Assessment Page A 29
B. Future Housing Needs
California’s Housing Element law requires that each city and county develop local housing programs to
meet its “fair share” of existing and future housing needs for all income groups, as determined by the
jurisdiction’s Council of Governments. This “fair share” allocation concept seeks to ensure that each
jurisdiction accepts responsibility for the housing needs of not only its resident population, but also for
the jurisdiction’s projected share of regional housing growth across all income categories. Regional growth
needs are defined as the number of units that would have to be added in each jurisdiction to
accommodate the forecasted number of households, as well as the number of units that would have to
be added to compensate for anticipated demolitions and changes to achieve an “ideal” vacancy rate.
In the Bay Area region, the agency responsible for assigning these regional housing needs to each
jurisdiction is the Association of Bay Area Governments (ABAG). The regional growth allocation process
begins with the State Department of Finance’s projections of population and associated of housing
demand for the planning period. ABAG is responsible for allocating the region’s projected housing needs
among its jurisdictions by income category. This is referred to as the Regional Housing Needs Allocation
(RHNA) process. The RHNA represents the minimum number of housing units each community is required
to provide “adequate sites” for through zoning and is one of the primary threshold criteria necessary to
achieve State approval of the Housing Element.
In devising the formula for allocating the 187,990 units amongst jurisdictions, ABAG had to consider how
each of these statutory factors could be incorporated into the mathematical equation. ABAG staff and
members of the Housing Methodology Committee sought input from every jurisdiction in the Bay Area on
the factors and how they could be used. The final allocation method adopted by ABAG’s Executive Board
includes factors related to housing and employment growth, and public transit.
As defined by the RHNA, Campbell’s new construction need for the 2015-2023 time period has been
established at 933 new units as distributed among the four income categories as shown in Table A-28.
Through this Housing Element, the City will demonstrate the availability of adequate sites to
accommodate these projected new units.
Table A-28: Regional Housing Needs Allocation 2014 -2022
Income Level Percent of Area Median
Income (AMI) Units as per RHNA Percent of Total RHNA
Very Low* 0-50% 253 27%
Low 51-80% 138 15%
Moderate 81-120% 151 16%
Above Moderate 120%+ 391 42%
Total 933 100%
Source: Association of Bay Area Governments, Regional Housing Needs Allocation, July, 2013.
*An estimated half of Campbell’s very low income housing needs (126 units) are for extremely low income households
This Page Left Intentionally Blank
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 1
APPENDIX B. HOUSING CONSTRAINTS
This section of the Housing Element discusses the characteristics of the City’s population and housing
stock as a means of better understanding the nature and extent of unmet housing needs. Appendix B,
the Housing Needs Assessment is comprised of the following components: (1) Market Constraints; (2)
Governmental Constraints; and (3) Environmental Constraints. The provision of adequate and
affordable housing opportunities is an important goal of the City. However, there are a variety of
factors that can encourage or constrain the development, maintenance, and improvement of the
housing stock in Campbell. These include market mechanisms, government codes, and physical and
environmental constraints. This section addresses the potential market, governmental, and
environmental constraints in Campbell.
1. Market Constraints
Land costs, construction costs, and market financing contribute to the cost of housing reinvestment,
and can potentially hinder the production of new affordable housing. Although many constraints are
driven by market conditions, jurisdictions have some leverage in instituting policies and programs to
addressing the constraints.
A. Development Costs
Construction costs vary widely according to the type of development, with multi-family housing
generally less expensive to construct than single family homes. However, there is wide variation within
each construction type depending on the size of unit and the number and quality of amenities
provided, such as fireplaces, swimming pools, and interior fixtures among others. Land costs may vary
depending on whether the site is vacant or has an existing use which must be removed.
Ways to reduce development costs include a reduction in amenities and the quality of building
materials (above a minimum acceptability for health, safety, and adequate performance) which could,
in theory, result in lower sales prices. In addition, prefabricated factory-built housing may provide for
lower priced housing by reducing materials and labor costs. Another factor related to construction
costs is the number of units built at one time. As the number increases, overall costs generally decrease
as builders can benefit from economies of scale.
Another key component is the price of raw land and any necessary improvements. The diminishing
supply of residential land combined with a high demand for such development keeps land cost high in
cities across the Bay Area. One large lot vacant land sale occurred in 2013. A 2.6 acres parcel on Abbott
Avenue sold for $4.1 million. The property is located in the R-1-9 Zone. An evaluation of the number
of units that could be constructed on the site, based upon the need to extend Abbott Avenue across
the property, varies from eight to ten units under the current zoning. The cost for this site was $36 per
square foot or between $410,000 and $512,000 per unit.
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 2
B. Mortgage and Rehabilitation Financing
The availability of financing in a community depends on a number of factors, including the type of
lending institutions active in the community, lending practices, rates and fees charged, laws and
regulations governing financial institutions, and equal access to those institutions. Through analysis of
Home Mortgage Disclosure Act (HMDA) data on the disposition of residential loan applications, an
assessment can be made of the availability of residential financing within a community.
Chart B-1 summarizes HMDA data for both Campbell and Santa Clara County as a whole, providing
information on the approval status of all home purchase and home improvement loan applications in
2012. Of the total of 530 applications for home purchase loans in Campbell, 81 percent were approved,
9 percent denied, and 10 percent withdrawn or incomplete. In comparison to the County-wide
average, mortgage loan approval rates were slightly higher in Campbell (81%), than the County (78%).
Approval rates for home improvement loans were however somewhat lower in Campbell than Santa
Clara County as a whole, at 67 percent compared to 70 percent County-wide.
Chart B-1: Home Purchase and Improvement Loans - 2012
Loan Type
Number of
Loan
Applications
in Campbell
% Loans Approved % Loans Denied % Loans Withdrawn/
Incomplete
Campbell
Santa
Clara
County
Campbell
Santa
Clara
County
Campbell
Santa
Clara
County
Home Purchase 530 81% 78% 9% 12% 10% 10%
Home Improvement 60 67% 70% 17% 20% 16% 10%
Source: Home Mortgage Disclosure Act (HMDA) data, 2012
Review of mortgage loan denial rates by census tract identifies one area in Campbell with a denial rate
more than double the citywide average of 9 percent. Of the 65 applications for mortgage loans in
Census Tract 5066.06, (located in northwest Campbell immediately west of the San Tomas
Expressway), 19 percent (12 applications) were denied.
2. Governmental Constraints
Local policies and regulations can impact the price and availability of housing and in particular, the
provision of affordable housing. Land use controls, site improvement requirements, fees and exactions,
permit processing procedures, and various other issues may present constraints to the maintenance,
development and improvement of housing. This section discusses potential governmental constraints
in Campbell.
A. Land Use Controls
The Land Use Element of the General Plan sets forth the City’s policies for guiding local development.
These policies, together with existing zoning regulations, establish the amount and distribution of land
allocated for different uses within Campbell. As summarized below in Table B-2, the Land Use Element
provides for six residential land use designations, a mobile home park designation, one commercial
designation, and three mixed-use designations that allow for residential uses. The Commercial/Light
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 3
Industrial mixed use area does not provide for residential units and has not been included in Table B-
2.
Table B-2: Land Use Categories Permitting Residential Use
General Plan Land Use
Category
Zoning
District(s)
Density (Units
per Gross Acre) Residential Type(s)
Low Density Residential R-1-10, R-1-16 <3.5 Single-family detached homes on large lots
Low Density Residential R-1-8, R-1-9 <4.5 Single-family detached homes on large lots
Low Density Residential R-1-6 <6 Single-family detached homes on average sized lots
Low-Medium Density
Residential
R-M, R-D,
C-PD, P-D 6—13
Duplexes, multi-family, and townhomes. Small lot
single-family detached homes are allowed with the
P-D zoning designation.
Medium Density Residential R-2, C-PD, P-D 14—20 Townhomes, apartments, condominiums, or multi-
family
High Density Residential R-3, C-PD 21—27 Apartments or condominiums
Mobile Home Park P-D 6—13 Mobile home parks (greater than 10 acres in size)
Central Business District
Commercial C-3 No Standard Condominiums or apartments on the second and
third floors
Low-Medium Density
Residential or Office
(Mixed Use)
P-D 6—13 Single-family homes on small lots, townhomes, multi-
family
Medium to High Density
Residential/ Commercial
(Mixed Use)
P-D 14—27
Multiple-family housing on the upper floors above
office/ commercial uses. Attached townhomes or
condominiums in the South of Campbell Ave Specific
Plan area.
Residential/ Commercial/
Professional Office
(Mixed Use)
P-D 14—27
Multiple-family housing including condominiums or
apartments on the upper floors above office or
commercial uses.
Source: City of Campbell General Plan, February 2014.
B. Zoning Standards
The Campbell Zoning Ordinance, Title 21 of the Municipal Code, contains the primary
development provisions that implement the development of private land under the General
Plan (include the Housing Element).
Residential Development Standards
The City regulates the type, location, density, and scale of residential development primarily through
the Zoning Code. Zoning regulations are designed to protect and promote the health, safety, and
general welfare of residents as well as implement the policies of the City’s General Plan. The Zoning
Code also serves to preserve the character and integrity of existing neighborhoods. The Code sets forth
the City’s specific residential development standards, which are summarized in Table B-3.
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 4
Table B-3: Residential Development Standards
Zoning District
Maximum
Density (du/ac)
Minimum Net
Lot Area (sq. ft.)
Maximum Lot
Coverage
Maximum Building
Height (feet)
Single Family
R-1-6 6.0 6,000 40% 35
R-1-8 4.5 8,000 40% 35
R-1-9 4.5 9,000 40% 35
R-1-10 3.5 10,000 40% 35
R-1-16 3.5 16,000 40% 35
Two Family R-M 13.0 6,000 40% 35
Multiple Family
R-D 13.0 6,000 40% 35
R-2 20.0 6,000 40% 35
R-3 27.0 6,000 40% 40
Condominium Planned
Development C-PD 27.0 NR NR NR
Planned Development P-D 27.0 NR1 NR1 NR1
Source: City of Campbell Planning Division, February 2014
NR – No requirement in the Zoning Ordinance.
1. The specific development standards are contained in special or master plan documents (e.g. North of Campbell
Avenue Area Plan, South of Campbell Avenue Area Plan, East Campbell Avenue Master Plan, and Winchester
Boulevard Master Plan).
Parking Requirements
The City’s parking requirement for residential districts varies by housing type and anticipated parking
needs. The City calculates the parking requirements by unit type with one standard for Studio and One-
Bedroom units and a slightly higher standard for 2 or more Bedroom units. Table B-4 below
incorporates the new parking standards adopted in 2011 for Transit Oriented Developments and for
Small Lot Single Family housing projects.
Table B-4: Parking Requirements
Housing Type Parking Space Requirements per Unit
Covered Uncovered Total
Single-Family 1 1 2
Duplex 1 1 2
Small Lot Single Family 1 1.5 2.5
Multiple-Family:
Studio or One-bedroom units
Two or more bedrooms units
2
2.5
0.5
0.5
2.5
3
Transit Oriented Development:
Studio or One-bedroom units
Two or more bedrooms units
1.5
2
0.5
0.5
2
2.5
Source: City of Campbell Zoning Ordinance, February 2014.
The standard parking requirement for small lot single family projects is slightly higher than that for
single-family homes because small lot single family developments commonly do not have private
driveways or open street frontage for additional parking. The City has also found that the parking need
for these projects is greater than those for apartments or other multiple-family uses because they are
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often larger in size and have more bedrooms. Small lot single family projects commonly have more
drivers per household than apartments, and consequently, often have more vehicles.
The City permits carports in lieu of garages for all housing units, which can serve to reduce
development costs. Under the City’s density bonus program, projects that provide affordable (below
market rate) or senior housing may be eligible for a reduction in the parking requirements (per Zoning
Code Section 21.28.050). Additionally, the Planning Commission has the authority to adjust the parking
requirements for specific projects when they determine that there are circumstances that warrant an
adjustment. These circumstances may include proximity to light rail stations, transit corridors, or major
employment centers. The Planning Commission or City Council may also permit projects consisting of
two diverse land uses (such as residential and commercial) to jointly occupy the same parking spaces
when their parking demands occur at different times.
Examples of parking modifications/reductions approved by the City Council during the previous
Housing Element cycle include:
Bay West Development, 1677 S. Bascom Avenue, the Planning Commission approved the use of
tandem parking spaces for nine of the 168 units in the project.
Merrill Gardens, 2014 Winchester Boulevard, the City Council approved 54 parking spaces for 126
senior housing units.
651 West Hamilton Avenue, the Planning Commission approved a reduction in the amount of
required parking of approximately 70 spaces (2.3 parking spaces per unit versus 3.0 parking spaces
per unit).
Special Master Plan and Area Plans
Campbell has adopted numerous area plans. Most of these are located around the Downtown area
and around the existing VTA light rail stations. The four master and area plans which contain most of
the opportunity housing sites are discussed below.
The North of Campbell Avenue (NOCA) Area Plan is located north of the civic center and south of East
Hamilton Avenue along Salmar Avenue. This Area Plan was developed to guide this area from primarily
industrial land uses to small lot and single family residences. About half of the original plan area has
been converted to residential uses. Residential densities up to 20 units per acre are envisioned in this
area.
The East Campbell Avenue Master Plan is located along East Campbell Avenue between the Downtown
and Highway 17. The goal of the Master Plan is to implement Land Use Policy 6.1, “Expansion of
Downtown: Facilitate and encourage the evolution of the Downtown beyond the loop streets,
eastward to the Hwy 17 overpass and westward to the Community Center, through public
improvements, urban design and land use patterns that connect both visually and physically this
stretch of Campbell Avenue.” Residential densities up to 27 units per acre are envisioned in this area.
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The South of Campbell Avenue (SOCA) Area Plan is located immediately south of the East Campbell
Avenue Master Plan between Campbell Avenue on the north, San Tomas Expressway on the south, Los
Gatos Creek on the east, and Railway Avenue (the current VTA light rail line) on the west. This Area
Plan was developed to guide the redevelopment of this area from older single family residential mixed
with commercial and industrial land uses toward more higher density residential density and office
development near the VTA Downtown Campbell light rail station and Downtown Campbell. Residential
densities up to 27 units per acre are envisioned in this area.
The Winchester Boulevard Master Plan runs along both sides of Winchester Boulevard. The purpose
of this Master Plan The goal of the Master Plan is to transform Winchester Boulevard into a vibrant
mixed-use, pedestrian-oriented street, lined with ground-level businesses with residential or office
above. The plan also intends to facilitate the physical and visual connection to Downtown and
Campbell Avenue, as well as help increase Central Campbell’s walkability and livability by providing
increased housing and shopping opportunities. Residential densities up to 27 units per acre are
envisioned in this area.
Flexible Design Provisions
The City offers various mechanisms to provide relief from development standards that are typically
required of all residential projects under the Zoning Code. These mechanisms include mixed-use
development provisions and the density bonus program in conjunction with the P-D Zone.
Planned Development (P-D) Zone
The purpose of the P-D Zoning District is to provide a degree of flexibility that is not generally available
in other zoning districts. The flexibility is intended to allow developments that are more consistent
with site characteristics while creating an optimum quantity and use of open space and good design
consistent with the underlying General Plan Land Use Designation and any adopted guidelines for the
area. The P-D Zone also facilitates mixed-use development, development concessions, and modified
parking standards. Most of the Area Plan and Master Plan areas are zoned P-D.
Mixed-Use Development
Within the City of Campbell, there are several areas where mixed use development is encouraged, both
as residential and commercial uses combined on a single parcel, and as components of a single
development. A key strategy of the City’s General Plan is to integrate residential development along
designated commercial corridors to create activity along the street, provide a variety of housing types
near work and shopping, and enhance public safety. This strategy ensures safer, more viable
commercial areas, with mixed-use residents helping to ensure the viability of the commercial uses.
Mixed-use development is located next to sidewalks or landscape setback areas adjacent to the public
street to enhance visibility, pedestrian access and interaction with the commercial uses.
The City’s zoning ordinance provides several incentives to encourage mixed use. The allowable density
of a mixed-use project is defined by the Floor Area Ratio (FAR) contained in specific land use policies
within each Area or Specific Plan; residential uses are encouraged but not included in the calculation
of the Floor Area Ratio. Campbell also allows for a shared parking reduction where two or more uses
have distinct and differing peak parking usage periods. Furthermore, a reduction in the required open
space for the residential component of a mixed-use project may be granted where the full amount of
open space is unable to be accommodated due to the urban infill characteristics of the site. The City
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has approved several mixed-use projects since adoption of the prior Housing Element. In addition,
many of the previously approved projects that had been put on-hold because of The Great Recession
of 2007-2009 are currently under development. The current City approved projects include the
following:
The Merrill Gardens Project (2041 – 2127 S. Winchester Blvd.) initially approved in 2007,
slightly modified by 2011, and was completed in December of 2013 and is now occupied. This
project consists of 126 total units including 99 senior market rate units, 27 non-age restricted
apartments, and an Alzheimer’s care unit. Of the 126 units, 19 very low income units are
distributed throughout the project. The project also includes 18,000 square feet of retail space
fronting Winchester Boulevard. The City Council approved several concessions including
waiving the park fees for the affordable units.
Bay West Development (1677 S. Bascom Ave) – The City approved this mixed-use project in
2012 at the maximum zoned density of 27 units per acre. The project provides 126 market rate
apartments and 15,295 square feet of retail space fronting Hamilton Avenue. Campbell
approved a density bonus project of 14 Below Market Rate units as part of this project.
Affordable Housing Density Bonus
The City of Campbell continues to offer density bonus incentives for the provision of affordable housing
and routinely updates the Zoning Ordinance as program requirements change. These provisions were
last amended in 2008 to incorporate recent changes to State Law. The density bonus provisions include
both the additional density requirement and the development concession provisions. The Density
Bonus provisions are contained in Chapter 21.20 of the Municipal Code and incorporate the
requirements of Government Code Section 65915.
For incorporating any of the following items, a housing developer will receive a twenty percent density
bonus above the density normally allowed by the Zoning Ordinance. To receive this density bonus a
project must incorporate one of the following:
Ten percent of the total units for lower income households; or
Five percent of the total units for very low income households; or
A senior citizen housing development (or mobile home park) that limits residency based on
age requirements for housing for older persons.
In addition, by providing ten percent of the total units for moderate income households, an additional
five percent density bonus is also available. The moderate income density bonus applies only to for
sale units in a common interest development (as defined by Section 1351 of the California Civil Code).
The amount of density bonus to which the applicant is entitled varies according to the amount by which
the percentage of affordable housing units exceeds the minimum percentage established in this
section, but generally ranges from 20 to 35 percent above the specified General Plan Residential
Density. In addition to the density bonus, eligible projects may receive up to three additional
development incentives, depending on the proportion of affordable units and level of income
targeting.
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Zoning Code Chapter 21.20 also includes provisions to allow development standard concessions for
projects receiving a density bonus. The typical concessions/incentives that are offered include the
following.
A reduction in site development standards (e.g., setback and square footage requirements,
and/or parking requirements) or architectural design requirements. At the request of the
developer, the City will permit a parking ratio (inclusive of handicapped and guest parking) of
one space for 0-1 bedroom units, two spaces for 2-3 bedroom units, and 2½ spaces for four or
more bedrooms.
Approval of mixed-use zoning in conjunction with the housing project if nonresidential land
uses would reduce the cost of individual units in the housing project, and the nonresidential
land uses would be compatible with the housing project and adjoining development.
Other regulatory incentives or concessions proposed by the permit applicant or the City that
would result in identifiable cost reductions. Examples include a reduction in the amount of
required on-site parking, expedited processing pursuant to a mutually agreed upon schedule,
and, the deferral of the collection of impact fees on market rate units until issuance of a
certificate of occupancy.
The City advertises the availability of density bonus incentives on its website, and provides information
to prospective residential applicants. The Merrill Gardens and Bay West Development projects were
both granted an affordable housing density bonus of 35% for the incorporation of Very Low Income
units into the projects.
Inclusionary Housing
Particularly since Campbell now requires 15 percent inclusionary units on a citywide basis, density
bonuses offer a means of offsetting the cost of providing the required affordable units. Zoning Code
Chapter 21.24 requires new residential projects with ten or more units to provide at least 15 percent
of the total units for low and moderate income households at an affordable housing cost. Rental units
are required to be made available to very low and low income households (minimum 40% to very low),
while owner units are to be available to low and moderate income households. Previous regulatory
agreements are recorded on inclusionary projects that require affordability for a period of 45 years for
ownership units and 55 years for rental units.
The Inclusionary Housing Program originally addressed both rental and ownership units, however, due
to a recent court case, the provisions which apply to rental units have been temporarily suspended.
As a means of providing flexibility in compliance with inclusionary requirements, the City allows the
following alternatives to provision of on-site affordable units:
Off-site construction of affordable units;
Provision of rental units in for-sale projects (subject to Very Low and Low income affordability);
Dedication of land sufficient to accommodate the required affordable units; or
Payment of an in-lieu housing fee (for projects with densities at or below six units per acre).
The current fees are $34.50 per square foot for ownership housing units and $21.50 for rental
housing units.
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Campbell’s inclusionary ordinance also provides for a reduction or waiver of the inclusionary
requirement if an applicant can show there is no reasonable relationship between the project and the
requirement for affordable units, or if application of the inclusionary requirements represents a taking.
Since the adoption of the Ordinance, several larger projects have been required to provide affordable
units. Examples include of these project include the senior housing project by Merrill Gardens on
Winchester Boulevard and the Bay West Development on South Bascom Avenue. During this time
many smaller projects, with less than 10 units, have been exempt from the ordinance. The City has
not received negative feedback from developers of these larger projects in terms of affecting project
viability. The ordinance is similar to surrounding cities and is generally accepted by the regional
development community.
C. Provisions for a Variety of Housing
Housing element law specifies that jurisdictions must identify adequate sites to be made available
through appropriate zoning and development standards to encourage the development of various
types of housing for all economic segments of the population. This includes single-family homes, multi-
family housing, factory-built housing, mobile homes, emergency shelters, supportive housing, and
transitional housing. Table B-5 below summarizes housing types permitted within all residential and
commercial zones. The Condominium-Planned Development (C-PD) is required for all projects
proposing a condominium ownership project. Development under the C-PD Zone is processed using
the P-D Zone development review processes.
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Table B-5: Housing Types Permitted by Zone
Housing Type Permitted Uses R-1 R-D R-M R-2 R-3 P-D C-PD C-3
Residential Uses
Small Lot Single-Family
(<6,000 sq. ft. lots) Y Y Y Y Y Y - -
Conventional Single-Family
(>6,000 sq. ft. lots) Y Y Y Y Y Y - -
Planned Unit Developments - - - - - Y - -
Duplexes (2 attached units) - Y Y Y Y - - -
Second Units (with a single family dwelling) Y Y Y Y Y Y - -
Condominiums - - - - - - Y c
Mobile Home Parks
(sites 10 acres or larger) - - - - - Y - -
Multiple-Family Residential Units Y Y Y Y Y c
Townhouses - - - - - Y Y -
Special Needs Housing
Residential Care Facility
(6 or less persons) Y Y Y Y Y Y - -
Residential Care Facility
(7 or more persons) c c c c c c c c
Convalescent Hospital - c c c c c c c
Emergency Shelters1 - - c c c c c -
Supportive Housing Y Y Y Y Y Y - -
Transitional Housing Y Y Y Y Y Y - -
Single Room Occupancy - - - - c c - -
Correctional Residential Facility - c c c c c c c
Boarding or Lodging House - - c c c - - -
On-Site Living Facility* c c c c c c c c
Y = Permitted
c = Conditionally Permitted
1. Emergency Shelters are also allowed in the C-1 and C-2 Zones with a conditional use permit, and in the M-1 Zone,
either by right or with a conditional use permit, depending on the location.
* In conjunction with an approved conforming use for security and/or 24-hour service.
Source: City of Campbell Zoning Code, February 2014.
Multi-Family Rental Housing
The City’s Zoning Code provides for apartment (rental) developments in the R-M, R-2, R-3, and P-D
Zoning Districts by-right, and with approval of a conditional use permit in the C-3 (Central Business
District) Zone. Densities of up to 27 dwelling units per acre are permitted, with additional densities for
affordable and senior housing. The General Plan also provides for high density residential on
designated commercial corridors surrounding the Valley Transit Agency (VTA) Light Rail Stations at
Downtown Campbell and at Winchester. The VTA light rail system allows easy access to the rest of the
urbanized core of Santa Clara County.
Campbell’s development standards have proven to be effective in allowing projects to achieve
maximum densities. Given high land costs, the majority of multi-family and mixed use developments
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2015-2023 Housing Element
Appendix B: Housing Constraints Page B 11
in Campbell are built at or near maximum permitted densities. Recent examples include: Creekside
Commons (27 du/acre with density bonus) and Merrill Gardens senior housing (34 du/acre with density
bonus). These and other infill project examples demonstrate that the City’s development standards
have not served as a constraint to achieving maximum zoned densities.
Condominiums
Similar to many jurisdictions, Campbell’s Zoning Code distinguishes between condominium
(ownership) and multiple family (rental) housing. The C-PD (Condominium-Planned Development)
zoning district provides for the construction of new condominiums, or conversion of existing rental
housing into condominium ownership subject to a planned development permit. Condominiums are
also conditionally permitted in the C-3 (Central Business District) Zone.
In order to provide maximum flexibility for projects and provide the city appropriate levels of
discretion, large areas of the City are zoned Planned Development (P-D). This designation has proven
over time to be an excellent vehicle for providing unique, custom tailored development solutions to
generally small, heavily constrained in-fill sites. The City requires a zoning designation of Condominium
Planned Development for condominium projects. This zoning requirement has not been a barrier to
the approval of numerous condominium projects in the past.
Secondary Dwelling Units
The purpose of permitting additional living units in single-family districts is to allow more efficient use
of the existing housing stock and infrastructure to provide the opportunity for the development of
small rental housing units designed to meet the special housing needs of individuals and families, while
preserving the integrity of single-family neighborhoods. Zoning Code Section 21.36.200 addresses the
requirements for both attached and detached second units as an accessory use in Single Family (R-1)
zoning districts. Campbell’s Zoning Code contains the following standards for secondary dwelling units.
The minimum lot size is at least 10,000 square foot.
The maximum size is limited to 640 square feet, one bedroom and one-story in height, unless
the lot is larger than 250% of the minimum required size in zone (when these size limitations
for the units do not apply).
In conjunction with the primary single-family dwelling, a total of four parking spaces are
required, two of which shall be covered. Spaces may be allowed in tandem in a driveway of a
two-car garage if the garage meets minimum setbacks and lot configuration precludes
placement of parking areas elsewhere on the property.
Must meet all of the applicable development standards of the zoning district (for example,
setbacks, lot coverage, and floor area ratio);
Required to be designed so that the appearance of the property remains that of a single-family
residence (for example, the entrances to secondary dwelling units must not be visible from the
street); and,
A deed restriction is required that stipulates that only one of the two units on the property
may be rented at any one time.
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Appendix B: Housing Constraints Page B 12
Campbell receives an average of 1 to 2 second unit applications annually with a total of 4 second units
constructed between 2009 and 2013. Approximately one thousand Single Family zoned parcels in
Campbell meet the minimum lot size requirement. This provides a significant additional capacity for
second units.
Manufactured Housing/Mobile Homes
Section 65852.3 of the California Government Code requires jurisdictions to administratively allow
manufactured homes on lots zoned for single-family dwellings if they meet certain standards. More
specifically, the Government Code requires the following:
“Except with respect to architectural requirements, a city … shall only subject the
manufactured home and the lot on which it is placed to the same development standards to
which a conventional single-family residential dwelling on the same lot would be subject,
including, but not limited to, building setback standards, side and rear yard requirements,
standards for enclosures, access, and vehicle parking, aesthetic requirements, and minimum
square footage requirements. Any architectural requirements imposed on the manufactured
home structure itself, exclusive of any requirement for any and all additional enclosures, shall
be limited to its roof overhang, roofing material, and siding material. These architectural
requirements may be imposed on manufactured homes even if similar requirements are not
imposed on conventional single-family residential dwellings. However, any architectural
requirements for roofing and siding material shall not exceed those which would be required
of conventional single-family dwellings constructed on the same lot. At the discretion of the
local legislative body, the city or county may preclude installation of a manufactured home in
zones specified in this section if more than 10 years have elapsed between the date of
manufacture of the manufactured home and the date of the application for the issuance of a
permit to install the manufactured home in the affected zone. In no case may a city, including
a charter city, county, or city and county, apply any development standards that will have the
effect of precluding manufactured homes from being installed as permanent residences.”
The City treats manufactured homes as simply another form of construction and does not apply any
requirements to them other than what normally applies to new residential construction. A number of
manufactured homes have gone through the normal design review process and been approved and
built. Manufacture home on individual lots are allowed in the R-1 Single Family Zoning District.
Mobile Home Parks
Campbell permits mobile home parks in the P-D Zoning District on parcels with a Mobile Home Park
General Plan land use designation. There are currently two mobile home parks in Campbell: Paseo de
Palomas (106 units) and Timbercove Mobile Home Park (137 units).
Residential Care Homes and Residential Service Facilities
Campbell’s Zoning Code defines Residential Care Homes as licensed facilities where care, services, or
treatment is provided to persons living in a community residential setting. Residential Service Facilities
are defined as a residential facility where the operator receives compensation for the provision of
personal services, in addition to housing including protection, supervision, assistance, guidance,
training, therapy, or other non-medical care. The Zoning Code distinguishes between small (six or fewer
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2015-2023 Housing Element
Appendix B: Housing Constraints Page B 13
occupants) and large (seven or more occupants) Residential Care Homes and Residential Service
Facilities.
Section 1566.3 of the California Health and Safety Code requires residential facilities serving six or
fewer persons to be considered a residential use of property for purposes of local zoning ordinances.
No local agency can impose stricter zoning or building and safety standards on these residential
facilities – such as a conditional use permit (CUP), zoning variance or other zoning clearance - than is
required of a family dwelling of the same type in the same zone. The Campbell Zoning Code permits
Residential Care Homes and Residential Service Facilities serving six or fewer persons by right in all
residential zones (R-1, R-D, R-M, R-2, R-3, P-D), and does not subject such facilities to a use permit,
building standard, or regulation not otherwise required of single-family homes in the same zone.
The Health and Safety Code further states that no local zoning ordinance can include residential
facilities which serve six or fewer residents in the definition of a boarding house, rooming house,
institution or home for the care of minors, the aged, or the mentally infirm, foster care home, guest
home, rest home, sanitarium, mental hygiene home, or other similar term which implies that the
residential facility is a business run for profit or differs in any way from a family dwelling. In compliance
with the State statutes, the Campbell’s Zoning Code provides the following separate definition for
Rooming and Boarding Facilities, which are conditionally permitted in R-D, R-M, R-2 and R-3 zones:
“Rooming and Boarding houses means houses with individual bedrooms that are rented to
between three to five persons for profit, whether or not meals are provided.”
Due to the unique characteristics of larger (more than six persons) residential care homes/facilities,
most jurisdictions require a CUP to ensure neighborhood compatibility in the siting of these facilities.
As indicated previously in Table B-5, the Campbell Zoning Code provides for Residential Care Homes
and Service Facilities with more than six occupants in most all residential zone districts, subject to
approval of a CUP by the Planning Commission. The required findings for approval of a CUP in Campbell
are directed towards ensuring compatibility of the proposed use and not tied to the user, and therefore
are not viewed as a constraint per se to the provision of residential care facilities.
The California courts have invalidated the following definition of “family” within jurisdictions Zoning
Ordinances: (a) an individual, (b) two or more persons related by blood, marriage or adoption, or (c) a
group of not more than a certain number of unrelated persons as a single housekeeping unit. Court
rulings state that defining a family does not serve any legitimate or useful objective or purpose
recognized under the zoning and land planning powers of the city, and therefore violates rights of
privacy under the California Constitution. A zoning ordinance also cannot regulate residency by
discrimination between biologically related and unrelated persons. In 2014, Campbell’s Zoning Code
was amended to redefine the term of “family”. Family now means: “an individual or group of persons
living together who constitute a bona fide single housekeeping unit in a dwelling unit. "Family" shall
not be construed to include a fraternity, sorority, club, or other group of persons occupying a hotel,
lodging house, or institution of any kind.” The revised definition is now consistent with State and
Federal law on the definition of family.
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The previous definition of family (while not entirely consistent with the new definition) did not function
to preclude residential care or other group housing from the City’s residential zone districts, as
evidenced by the State Community Care Licensing Division which identified three Adult Residential
Facilities, three Adult Residential Facility for Persons with Special Health Care Needs, and fourteen
Residential Care Facilities for the Elderly in Campbell.
Transitional and Supportive Housing
During the 2014 Zoning Ordinance amendment, Campbell provided specific definitions for supportive
housing, transitional housing, and target population to comply with State Law. The new definitions
area as follows:
Transitional housing means “buildings configured as rental housing development, but operated
under program requirements that require the termination of assistance and recirculating of the
assisted unit to another eligible program recipient at a predetermined future point in time that
shall be no less than six months from the beginning of the assistance.”
Supportive housing means “housing with no limit on length of stay, that is occupied by the
target population, and that is linked to an onsite or offsite service that assists the supportive
housing resident in retaining the housing, improving his or her health status, and maximizing
his or her ability to live and, when possible, work in the community.”
Target population means “persons with low incomes who have one or more disabilities,
including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or
individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities
Services Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code)
and may include, among other populations, adults, emancipated minors, families with children,
elderly persons, young adults aging out of the foster care system, individuals exiting from
institutional settings, veterans, and homeless people.”
Until recently, Zoning Code Section 21.36.230, included requirements for a conditional use permit as
well as a 300 foot separation requirement between transitional facilities and another similar facility or
single-family zoned parcel. However, in 2014 Transitional and Supportive Housing became permitted
uses in all residential zoning districts (R-1, R-D, R-M, R-2, R-3, and P-D). This is also shown in Table B-
5.
Emergency Shelters
State Law requires that local jurisdictions allow for emergency shelters. In compliance with SB 2,
Campbell has reviewed its zoning districts and determined a portion of the M-1 Zoning District is best
suited to be most conducive to house an emergency homeless shelter. The 2014 amendment defined
Emergency Shelter as “temporary housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay.” Emergency Shelters
are now allowed, without a conditional use permit, in a portion of the M-1 (Light Industrial) Zoning
District bounded generally by Camden Avenue, Los Gatos Creek County Park, Hacienda Avenue and
Winchester Boulevard.
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Appendix B: Housing Constraints Page B 15
This sub-area of the M-1 Zoning District provides for light industrial and commercial uses, and is located
centrally within the city and has good proximity to transit (bus and light rail service). While there are
a limited number of vacant parcels within the identified M-1-S Sub-area, a large number of properties
are either underutilized or have existing structures which could potentially be suitable for conversion
to shelter use. The Sub-area encompasses 53 parcels with an average lot size of approximately 33,000
sq. ft (0.75 acres).
The emergency shelter by-right area is shown on Figure B-1. Emergency shelters in other locations will
still approval of a conditional use permit in accordance with Title 21 of the Campbell Municipal Code.
Figure B-1: Emergency Shelters as a Permitted Use
As discussed in the Homeless section of the Housing Needs Assessment, the 2013 Santa Clara Homeless
Survey identified 91 homeless people in Campbell and there are currently no homeless shelters in the
City. Pursuant to SB 2, jurisdictions with an unmet need for emergency shelters are now required to
identify a zone(s) where emergency shelters will be allowed as a permitted use without a conditional
use permit or other discretionary permit. The identified zone must have sufficient capacity to
accommodate the shelter need, and at a minimum provide capacity for at least one year-round shelter.
Permit processing, development and management standards for emergency shelters must be objective
and facilitate the development of, or conversion to, emergency shelters.
Based on the 2013 estimate of Campbell’s homeless population (91 persons), it appears that this area
is suitable for this purpose and of adequate size to provide sufficient opportunities to meet this
requirement. This area is depicted in Figure B-1.
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Section 21.36.085 of the Municipal Code establishes the standards for emergency shelters. The
development standards in the Emergency Shelter Sub-Area are the same as for all other development
in the M-1 Zone. The operational standards for emergency shelters are outline below.
Maximum number of beds. Shall be based upon the number of homeless persons identified in
the current Santa Clara County Homeless Census and Survey (the 2013 Homeless Census
identified ninety-one homeless persons in the City).
On-site parking. The shelter shall provide for one (1 ) parking space for each three (3) beds.
Parking modifications, authorized by Section 21.28.050 of the Zoning Code, are routinely used
to reduce the parking requirements for affordable housing, high density residential, and mixed
use projects. There are no restrictions on the types of land uses, including emergency
shelters, that are eligible to receive parking modifications.
Waiting and intake area. The shelter shall provide a private area to receive clients for waiting
and intake.
Length of stay. Residents may stay for thirty days. Extensions up to a total of one hundred
eighty (180) days may be provided by the on-site manager if no alternative housing is available.
Lighting. The shelter shall have adequate outdoor lighting for security purposes.
Security. On-site security and security cameras shall be provided.
On-site management. The shelter shall provide 24-hour, professional on-site management
pursuant to a Management and Operation Plan approved by the City.
Single Room Occupancy (SRO)
Single Room Occupancy facilities are defined as “a residential facility providing dwelling units where
each unit has a minimum floor area of 150 square feet and a maximum floor area of 220 square feet,
and are rented to a one- or two-person household. These dwelling units may have kitchen or bathroom
facilities, and are provided for a weekly or monthly period of time, in exchange for an agreed payment
of a fixed amount of money or other compensation based on the period of occupancy.” SRO’s can
provide an entry point into the housing market for extremely low income individuals, formerly
homeless and disabled persons. Campbell has reviewed the City’s zoning districts and determined that
a portion of the R-3 zone is the most conducive to provision of SROs, either through new development
or reuse of an existing building.
The City intends to conditionally allow SRO’s in the R-3-S Multiple-Family Zone. This zoning district is
the City’s highest density residential zone and allows development up to 27 dwelling units per gross
acre. This zoning district is distributed in areas throughout Campbell with the largest single area
concentrated along Union Avenue on the eastern side of Campbell, in proximity to South Bascom
Avenue. There are 92 parcels in the R-3 zone, with an average lot size of 48,000 sq. ft (1.1 acres),
providing sufficient sites for SRO use.
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 17
Farm Employee Housing
The Census identifies fewer than one hundred Campbell residents employed in farming, fishing and
forestry occupations, representing less than one percent of the City’s labor force. No parcels in the City
remain in agricultural use. Therefore, given the extremely limited presence of farmworkers in the
community, the City has not identified a need for specialized farmworker housing beyond overall
programs for housing affordability.
Accessibility Accommodations
Both the federal Fair Housing Act and the California Fair Employment and Housing Act impose an
affirmative duty on local governments to make reasonable accommodations (i.e. modifications or
exceptions) in their zoning and other land use regulations when such accommodations may be
necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. For example, it
may be a reasonable accommodation to allow covered ramps in the setbacks of properties that have
already been developed to accommodate residents with mobility impairments.
It is the policy of the City of Campbell to provide reasonable accommodation for persons with
disabilities seeking fair access to housing in the application of its zoning laws. In furtherance of this
policy, Chapter 21.50 of the Zoning Code sets forth the process for making a request for reasonable
accommodation. Campbell’s process and findings for reasonable accommodation can be summarized
as follows:
The applicant is provided a form to identify the Zoning Code provision, regulation or policy
from which accommodation is being requested, and to provide the basis for the claim and why
the accommodation is necessary.
The Community Development Director serves as the reviewing body for the request, unless
the project for which the request is being made requires some other discretionary and use
permit or approval.
The following factors are considered in determining the reasonableness of a requested
accommodation:
Special need created by the disability;
Potential benefit that can be accomplished by the requested modification;
Potential impact on surrounding uses;
Physical attributes of the property and structures;
Alternative accommodations which may provide an equivalent level of benefit;
In the case of a determination involving a single-family dwelling, whether the
household would be considered a single housekeeping unit if it were not using special
services that are required because of the disabilities of the residents.
Whether the requested accommodation would impose an undue financial or
administrative burden on the city
The factors for consideration of a reasonable accommodation request do not serve as deterrents to
housing accessibility. The “potential benefit” factor is a standard finding that is a restatement of the
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2015-2023 Housing Element
Appendix B: Housing Constraints Page B 18
City’s policy that the granting of a reasonable accommodation is a benefit by definition as it facilitates
providing fair access to housing. The “potential impact on surrounding uses” factor can be addressed,
to the extent necessary, by evaluating alternative approaches to addressing the accessibility needs of
the disabled to minimize the potential impact on the surrounding neighborhood.
Since adoption of the Reasonable Accommodation Ordinance in 2004, the City has had one request for
a modification. The request involved a new market rate development which incorporated three
affordable units pursuant to the City’s inclusionary requirements. An income eligible applicant for one
of the affordable units was physically disabled. The City approved the modification request through a
ministerial process, and in addition provided funding to retrofit the affordable unit – including lowered
countertops and a fully accessible bathroom.
D. Development Permit Procedures
The processing time needed to obtain development permits and required approvals varies depending
on the scope of the project. Smaller projects typically require less time and larger projects more time.
The City strives to keep its permit procedures streamlined and processing times minimal. The Planning
Division is the lead agency in processing residential development applications and coordinates the
processing of those applications with other City departments such as the Public Works Department
and the Building Division of the Community Development Department.
Multi-family and Mixed-Use residential projects typically require some type of discretionary action.
Projects with Planned Development (P-D) zoning designation require a P-D permit from the Planning
Commission and City Council. Processing times for a P-D project take typically four to six months. This
provision for P-D approvals is not a constraint on projects because the project usually requires other
entitlements such as a parking adjustment, deviation from other development standards and/or
subdivision map that would require public hearings. The requirement for a P-D approval for multi-
family projects or mixed-use projects in P-D zoning districts allows for a case by case approach that can
achieve maximum flexibility.
As residential neighborhoods in Campbell are nearly built-out, the majority of new residential
development has been accommodated through mixed-use projects within the P-D Zoning District. The
P-D mechanism allows for deviations in minimum lot size, lot coverage, building setbacks and building
height standards.
Development certainty and predictability are provided through the General Plan, which clearly defines
development scenarios for all areas zoned P-D. The General Plan Land Use Element provides for
specific development types such as Central Commercial, Professional Office/Retail/Residential and
describes mixed-use development as the preferred development type. These areas are described by
the General Plan as follows:
Central Commercial: This designation includes parts of Campbell and Winchester Avenues in
Downtown Campbell and is intended to provide shopping, services and entertainment. It
requires that the building forms in this designation edge the street, and should include retail
commercial uses on the ground floor with either office or residential uses on the second and
third floors.
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 19
Low-Medium Density Residential and/or Professional Office: This designation occurs
primarily near Downtown, where there is a need for office uses to buffer the single family
homes from commercial impacts. Many parcels have homes that are on the Historic Inventory.
Medium to High Density Residential and/or Commercial: This designation occurs near the
Downtown in the South of Campbell Avenue (SOCA), where the General Plan identifies parcels
for commercial or mixed use, promoting commercial on the ground floor, and residential uses
above.
Residential/ Commercial/Professional Office: This designation includes many areas in the City
including the North of Campbell Avenue (NOCA), where the intention is to provide a residential
component to traditional commercial and/or professional office uses. This designation also
maintains commercial and office uses on the ground floor and residential uses on the upper
floors.
Development standards are derived by two different sources for properties within the P-D zone. If the
site is located in a Master Plan or Specific Plan area (e.g. for 11 of 17 opportunity sites) the development
standards of the Master Plan are used as the starting point for the design and review of the P-D project.
These Plans include the East Campbell Avenue Master Plan, the Winchester Boulevard Master Plan,
and the South of Campbell Avenue (SOCA) and North of Campbell Avenue (NOCA) Area Plans. In areas
where there is no Master Plan for an area (e.g. for 11 of 17 opportunity sites) development standards
for the underlying zoning district are used. For example, projects in the Hamilton/STEX Area are
evaluated using development standards of R-3, while those in the West Campbell Avenue Area use
development standards of R-M, R-2, and R-3 Zones, depending on the site. Each of these zones has
clear development standards that can be used while developing the project design.
However, because of the sufficient flexibility built into the P-D zone to resolve any project design
challenges, the P-D zoning designation requires that specific findings be made, which focus on the
exemplary architecture and high quality physical project design rather than simply the land use, and
density or other numeric criteria. The review and approval of a P-D project are based upon
considerations relating to site circulation, traffic congestion, and traffic safety; considerations related
to landscaping; and considerations relating to structure and site lay-out.
These findings have allowed for a long track record of successful mixed-use projects including the
Gateway mixed use (25 du/acre); Water Tower Lofts (27 du/acre); Onyx (27 du/acre); Campbell Center
(26 du/acre); Gilman Cottages (27 du/acre); Creekside Commons (27 du/acre with a density bonus);
and Merrill Gardens (34 du/acre with density bonus). These projects have all been approved by the
City in a timely fashion (4 to 6 months typically) without impacting project feasibility.
Campbell’s development process can be summarized in the following seven steps. All of these steps
may not be necessary depending on the nature of a project. The first four steps in the development
process are commonly referred to as the planning process, ending with project approval. Project
construction and occupancy is addressed in the final three steps. The typical lengths of time for the
planning process are shown in Table B-6.
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 20
Preliminary Application: The preliminary application process is offered at minimal cost to
applicants. The submitted plans are routed to all the applicable departments of the
Development Review Committee for review and comment. The Development Review
Committee consists of representatives from City Departments and the County Fire
Department. Approximately three weeks after the application is submitted, the applicant is
invited to meet with staff from the various departments to go over the comments, discuss any
particular concerns, and explain any special requirements of the projects. This process can save
developers time and money by addressing potential concerns at an early stage thereby
avoiding delays later in the process.
Application Submittal: The planning application submittal process is when a developer
submits a development application, required fees, and application materials.
Plan Review: After the application is received, it is routed through the Development Review
Committee. A planner is assigned to serve as the developer’s liaison helping to expedite the
permit process and coordinating the department reviews. Individual departments assess the
completeness of the application and prepare preliminary Conditions of Approval. A review of
the environmental issues associated with the proposed project (as required by the California
Environmental Quality Act) will also be completed at this time.
Planning Commission/City Council Approval: If a project is determined to require
discretionary action, it will be scheduled for the Site and Architectural Review Committee (if
necessary) and Planning Commission meetings. Public Notice will be provided and all property
owners within 300 feet of the project site will be notified by mail. In some instances (for
example, Planned Development Permits), the project will require City Council approval. After
projects receive approval by the Planning Commission there is a ten-day appeal period during
which the project may be appealed to the City Council. The City Council decision is final.
Plan Check: After the project receives any required approvals, the full plans may be submitted
to the building division for plan check for building permits. The plans will be routed to the City’s
Public Works Department and Planning Division. The project planner will review the plans for
conformance with the Zoning Code, any required Conditions of Approval, and with the plans
approved by the Planning Commission or City Council. The building division will verify that all
building, fire, mechanical, plumbing and electrical code requirements are fulfilled in
compliance with the Uniform Building Code and other State requirements.
Building Permit: After the project plans receive approval from the relevant departments, the
building division issues a building permit. Construction can begin after this point. Regular
inspections are required throughout the construction process. The final inspection requires
clearance from all relevant City departments and the County Fire Department.
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 21
Occupancy Permit: Once the final inspection is complete, the developer needs to secure an
occupancy permit. If park impact fees are required, the remaining balance must be paid at this
time. Buildings or structures cannot be used or occupied until the Building Official has issued
a certificate of occupancy. The Table below shows the average processing time for typical
residential development applications.
Table B-6: Average Time Frames for Development Applications
Application Type Frequency of Hearings Average Processing Time*
General Plan Amendment 4 times per year
(per General Plan Element) 3-4 months
Zone Change 2 times per month 3-4 months
Planned Development Permit 2 times per month 4-6 months
Tentative Subdivision Map 2 times per month 2-3 months
Tentative Parcel Map Administrative hearings are
scheduled as needed 2-3 months
Conditional Use Permit 2 times per month 2-3 months
Site and Architectural Review Permit 2 times per month 3-4 months
Source: City of Campbell Planning Division, February 2014.
* Note: Processing times shown are averages and should not be used to assume that a specific project will be
processed within this time period. The processing times apply to the first four phases of the development
process.
E. Fees and Exactions
The City of Campbell collects various fees from developments to cover the costs of processing permits
and providing the necessary services and infrastructure related to new development projects. Fees
levied by the City are comparable to those charged in surrounding communities and thus not
considered a constraint to housing development. Table B-7 below summarizes the planning and
development fees collected by the City.
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 22
Table B-7: Planning and Development Fees
Type of Fee Activity Fee Amount
Planning Division
Parcels less than 1 Acre
General Plan Amendment $11,990
Zone Change $8,375
Planned Development Permit* $9,384
EIR Review Actual Cost + 20% Admin Overhead
Parcels 1 to 5 acres
General Plan Amendment $11,990
Zone Change $8,375
Planned Development Permit* $13,255
EIR Review Actual Cost + 20% Admin Overhead
Parcels larger than 5 acres
General Plan Amendment $11,990
Zone Change $8,375
Planned Development Permit $16,871
EIR Review Actual Cost + 20% Admin Overhead
Other Fees
Tentative Parcel Map (4 lots or less) $5,995
Tentative Subdivision Map (5+ lots) $8,870
Site and Architectural: Single Family (per house) $1,530
Site and Architectural: 1 – 5,000 sq. ft. $4,590
Site and Architectural: 5,001 - 10,000 sq. ft. $6,730
Site and Architectural: < 10,000 sq. ft. $9,620
Administrative PD/Site & Architectural $1,010
Building Division
Building Permit: Valuations up to $500,000 2.00% of sq. ft. cost
Building Permit: Valuations above $500,000 1.66% of sq. ft. cost
Plan Check Fee 33% of Building Permit Fee
Electrical, Plumbing, Mechanical $97 +$37
Construction License Tax $0.50 per square foot
Roadway Maintenance 0.3% of Valuation
General Plan Maintenance 8% of Building Permit
Seismic Fee: Residential .0001% of Valuation
Seismic Fee: Others .00021% of Valuation
Park Dedication
In Lieu Fees
Low Density (Less than 6 units per acre) $17,105/unit
Low/Medium (6 to 13 units per acre) $9,986/unit
Medium (13 to 21 units per acre) $7,023/unit
High Density (21 to 27 units per acre) &
Second Dwelling Units $6,889/unit
Fire Department
Review
Site and Architectural Approval $91.00/hr
Project Plan Review $214.00
Subdivisions $143.00 + $10/lot
Source: City of Campbell Planning Division, February 2014.
As a means of assessing the cost that fees contribute to development in Campbell, the City has
calculated the total Planning, Building, Public Works, and Non-City Agency fees associated with
development of two different residential prototypes. The first prototype consists of two new single
family residences, with parcel map on a lot with an existing single family residence. The building permit
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 23
related costs are based upon an estimated construction valuation of approximately $255,000 for a
1,900 square foot single family residence with a 400 square foot garage. The second prototype is a
new four unit multi-family project. The construction valuation for the four-plex is estimated to be
approximately $351,000 for four 800-square feet units. The building permit associated fees used in
this evaluation were based upon recent building permits issued by the City of Campbell.
Table B-8: Typical City and Non-City Fees for Single and Multi-family Residences1
Application Fees by City
Department
2 single-family residences with one
existing residence on lot
4-unit multi-family project with credit
of a single family residential home
Per Unit Cost Total Cost Per Unit Cost Total Cost
Planning
Planned Development
Application Fee $9,384 $9,384 $9,384 $9,384
Tentative Parcel Map $5,995 $5,995 $5,995 $5,995
Park Impact Fee 3
(6 to 13 units per acre) $9,986 $19,972 $9,986 $29,962
Public Works
Final Parcel Map $3,775 + $82 per parcel $3,939 $3,775 + $82 per parcel $4,103
Encroachment Permit $377 $377 $377 $377
Storm Drain Area Fee (Multi-
Family Residential) $2,385/acre $423 $2,385/acre $5,546
Building
Demolition Permit Not applicable $0 $257 $257
Building Permit Fee 2% of Valuation $10,636 2% of Valuation $7,170
Plan Check Fee 33% of
Building Permit Fee $4,023 33% of
Building Permit Fee $3,053
Electrical, Plumbing, Mechanical $97 + $37 x
number of permits $804 $97 + $37 x
number of permits $980
Construction License Tax $0.50 per square foot $2,300 $0.50 per square foot $1,600
Roadway Maintenance Fee 0.3% of Valuation $1,524 0.3% of Valuation $1,053
General Plan Maintenance Fee 8% of Building Permit $812 8% of Building Permit $562
Seismic Motion and CA Building
Standards Commission Fees2
0.0001 of Valuation
and 0.0021 of Valuation $72 0.0001 of Valuation
and 0.0021 of Valuation $50
Non-City Agencies
School District (Elementary) $2.24 per sq. ft. $8,512 $2.24 per sq. ft. $7,168
School District (High School) $0.79 per sq. ft. $3,002 $0.79 per sq. ft. $2,528
Sewer
$355 (Permit Fee)
$8,155 (Connection);
$1,288 (Capacity Fee)
$19,596
$355 (Permit Fee)
$8,155 (Connection);
$1,120 (Capacity Fee)
$38,520
Fire – Site and Architecture
(Residential) $91 $182 $91 $364
Total $71,956 $80,152
Per Unit Cost $35,978 $20,038
Source: City of Campbell, West Bay Sanitary District, Campbell Unified School District, Campbell High School District, Santa
Clara County Fire District, March 2014
1. The fees included here are typical fees, the exact fee amounts will vary based upon the precise location and nature of
the project being permitted. In some cases, minor cost recovery fees have been added to simplify the presentation.
2. State Mandated fees.
3. Assumes no credit for private open space. Municipal Code Section 20.24.110 allows credits against the City’s parkland
dedication/in-lieu fee requirements for private open space amenities. These credits could further reduce these impact
fee amounts.
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 24
As indicated in Table B-8, average development fees for the prototypical single-family in-fill project
was approximately $35,978 per unit while the cost for a small multi-family attached residential project
was approximately $20,038 per unit. In 2008, a similar case study analysis indicated that the typical
costs were about $32,000 and $24,000 per unit, respectively.
F. Building Codes and Enforcement
The City of Campbell has adopted the International Building Code of 2013, as amended by California’s
State Building Regulations (Title 24), which establishes standards and requires inspections at various
stages of construction to ensure code compliance. The City’s building code also requires new
residential construction to comply with the federal American with Disabilities Act (ADA), which
specifies a minimum percentage of dwelling units in new developments that must be fully accessible
to the physically disabled. Although these standards and the time required for inspections increase
housing production costs and may impact the viability of rehabilitation of older properties which are
required to be brought up to current code standards, the intent of the codes is to provide structurally
sound, safe, and energy-efficient housing.
The City administers a Code Enforcement Program that aims to preserve and maintain the livability and
quality of neighborhoods. Code enforcement staff investigates violations of property maintenance
standards as defined in the Municipal Code as well as other complaints. When violations are identified
or cited, staff encourages property owners to seek assistance through the rehabilitation assistance
programs offered by Campbell or by the County of Santa Clara.
G. Site Improvements
Developers of single-family residential tracts in the City are required to improve arterial and local
streets; curbs, gutters, sidewalks; water lines; sewer; street lighting; and trees in the public right-of-
way within and adjacent to a tract. These capital improvements are in most cases dedicated to the City
or other agencies that are responsible for maintenance. Without improvement requirements, there
are no other means of providing necessary infrastructure. Requirements for site improvements are at
a level necessary to meet the City's costs and are necessary to protect health, safety, and welfare. The
cost of these required improvements vary upon the width of property frontage. The developed
portions of Campbell are already improved with necessary infrastructure, such as streets, electrical
and water facilities. Depending on the project and the condition of the existing infrastructure, some
projects may see a reduction in some site improvement costs. This reduction can help make some
projects more affordable.
The Circulation Element of the City of Campbell’s General Plan establishes the City’s street width
standards. Residential streets are required to have a standard 40 foot curb-to-curb width, with park
strips and sidewalks. The City does allow reduced 36 foot street widths, although due to the impact on
fire truck access, reduced street widths trigger fire sprinkler requirements in single-family homes. Most
projects utilize private streets where the site constraints determine the specific street design.
The City has also allowed rolled curbs in situations where there is a reduced parkway/sidewalk width
as a means of facilitating handicapped access for persons using the sidewalk. An example is the San
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 25
Tomas Area, a 1.5 square mile area in the southwest of the City governed by the San Tomas Area
Neighborhood Plan. This Plan requires rolled curbs and no sidewalks on minor streets to create a semi-
rural atmosphere, resulting in a reduced cost for off-site improvements.
3. Availability of Public Facilities and Services
As an urbanized community, Campbell has in place the necessary infrastructure to support additional
residential development. All land designated for residential or mixed-use are served by sewer and
water lines, streets, storm drains, telephone, electrical and gas lines. Public water supplies are
provided by the San Jose Water Company and public sewer is provided by the West Valley Sanitation
District. Natural gas and electricity is provided by Pacific Gas and Electric Company. Pursuant to the
2001 General Plan Environmental Impact Report, there is adequate water and sewer capacity to serve
future development. To ensure the availability and adequacy of public facilities and services for future
development, the City, along with other providers of public services (e.g., water and sewer), will
continue to carry out regular infrastructure improvements and upgrading.
4. Environmental Constraints
Environmental constraints and hazards affect, in varying degrees, existing and future residential
developments in Campbell. Discussed below are the major environmental hazards in the City. (More
detailed discussion of environmental safety issues is provided in the Health and Safety Element of the
General Plan)
A. Geologic and Seismic Hazards
Campbell is subject to the effects of earthquakes due to its location at the tectonic boundary between
the Pacific and North American Plates. The movement of these plates leads to the accumulation of
strain energy in the crustal rocks of the Bay Area. The release of strain energy by the sudden movement
of a fault creates earthquakes. Several active faults in the Bay Area region create a high likelihood of
future seismic events affecting Campbell. In particular, the San Andreas Fault, the Hayward-Rodgers
Creek Fault and the Calaveras Fault pose the greatest earthquake threat because they have high quake
odds and run through the Santa Clara Valley region’s urban core.
Within Campbell, earthquake damage to structures can be caused by ground rupture, near-field
effects, liquefaction and ground shaking. Damage associated with ground rupture is normally confined
to roads, buildings and utilities within a narrow band along a fault. The primary earthquake hazards
are ground shaking (acceleration of surface material) and liquefaction (sudden loss of soil strength due
to the upward migration of groundwater as a result of ground shaking). Liquefaction in Campbell is
most likely to occur in areas with fine-grained alluvial soils.
Unreinforced masonry buildings are extremely susceptible to ground shaking. The 1989 City
Unreinforced Masonry Ordinance identified ten potentially hazardous buildings identified in the City.
All of these buildings are non-residential structures.
City of Campbell
2015-2023 Housing Element
Appendix B: Housing Constraints Page B 26
B. Fire Hazards
Campbell may be affected by brush and structural fires that can threaten life and property. Brush fires
may occur due to natural or human causes on vacant lots where accumulation of weeds has increased
the fuel load. Structure fires are most likely in buildings constructed prior to the advent of modern
building codes, which comprise an increasingly smaller share of fire activity in Campbell. Most new
buildings are equipped with fire protection features such as alarm systems and sprinklers. Campbell
is not located in or immediately adjacent to areas subject to the hazards associated with wild land fires.
C. Flood Hazards
A flood is a temporary increase in water flow that overtops the banks of a river, stream, or drainage
channel to inundate adjacent areas not normally covered by water. Only a very small portion of
Campbell is subject to flooding, according to maps issued by the Federal Emergency Management
Agency (FEMA). Although natural factors such as overgrown brush and trees in creek channels can
obstruct water flow and increase flood damage, development poses the highest potential to increase
the magnitude and frequency of flooding. Campbell is primarily a suburban community with few
undeveloped areas where storm water can percolate into the ground. Additional paving will further
reduce infiltration and increase surface runoff. Localized flooding may also occur in low spots or where
infrastructure is unable to accommodate peak flows during a storm event. In most cases, localized
flooding dissipates quickly after heavy rain ceases. Many streets in the San Tomas neighborhood
annexed into the City in the 1970s have a rural character with no curb, gutter or paving, which
precludes installation of storm drain facilities. Although some nuisance flooding results, the City
anticipates preserving the rural character of the area. No opportunity sites are located within the San
Tomas neighborhood.
D. Impact of Environmental Constraints on Development
In summary, while Campbell is subject to the environmental constraints described above, the City’s
General Plan Health and Safety Element sets forth a series of actions to minimize these constraints.
Campbell incorporates this knowledge of safety hazards into its land use planning and development
review processes.
The residential opportunity sites identified in the Housing Element were all evaluated for their
suitability for housing as part of the environmental impact report (EIR) on the City’s 2001 General Plan.
The EIR concluded that all the opportunity sites – many of which were newly designated for mixed use
under the General Plan – were suitable for residential use and their development would not result in
a significant environmental impact. Campbell’s General Plan EIR is a program EIR which is based on the
concept of “tiering”, which means that as project proposals are made on specific sites, the need for
additional environmental analysis will be determined. If a proposed project has the potential for
impacts which exceed those discussed in the General Plan EIR, additional environmental analysis will
be required at that time.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 1
APPENDIX C. HOUSING ACCOMPLISHMENTS
This section of the Housing Element discusses the characteristics of the City’s population and housing
stock as a means of better understanding the nature and extent of unmet housing needs. Appendix C,
the Housing Needs Assessment is comprised of the following components: (1) Evaluation of the
Accomplishments under the Adopted Housing Element; and (2) Summary of the Quantified Objectives.
In order to develop an effective housing strategy for the 2015 to 2023 planning period, the City must
assess the achievements of the existing housing programs. This assessment allows the City to determine
the effectiveness and continued appropriateness of the existing programs and make necessary
adjustments for the next eight years.
1. Evaluation of Accomplishments under the Adopted Housing Element
Under State Housing Element law, communities are required to assess the achievements under their
adopted housing programs as part of the update to their housing elements. These results should be
quantified where possible (e.g. the number of units that were rehabilitated), but may be qualitative where
necessary (e.g. mitigation of governmental constraints). The results should then be compared with what
was projected or planned in the earlier element. Where significant shortfalls exist between what was
planned and what was achieved, the reasons for such differences must be discussed.
A. Housing Element Goals and Policies
Campbell’s last Housing Element was adopted on August 27, 2009, and contained six goals that provided
a foundation for a series of housing programs. The goals and related policies from the 2009—2014
Campbell Housing Element are as follows.
Goal H-1: Maintain and enhance the quality of existing housing and residential neighborhoods
in Campbell.
Policy H-1.1 Property Maintenance: Encourage property owners to maintain properties in sound
condition through the City’s residential rehabilitation assistance programs and code
enforcement efforts.
Policy H-1.2: Acquisition and Rehabilitation: Strengthen multi-family neighborhoods through
partnership with non-profit housing providers in the acquisition and rehabilitation of
older residential structures, and maintenance as long-term affordable housing.
Goal H-2: Improve housing affordability for both renters and homeowners in Campbell. 1
Policy H-2.1: Preservation of Affordable Housing: Work with property owners, tenants and non-profit
purchasers to facilitate the preservation of assisted rental housing.
1 There was no Policy H-2.4 in the 2009-2014 Element. Policy H-2.4 was originally included in the 2001 Housing
Element but was not carried over into the 2009 document. The original numbering has been retained in this Appendix
for continuity purposes.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 2
Policy H-2.2: Rental Assistance: Support the provision of rental assistance to lower-income households.
Policy H-2.3: Homeownership Opportunities: Support the provision of homeownership assistance to
lower- and moderate-income households.
Policy H-2.5: Special Needs Housing: Assist in the provision of housing and supportive services to
persons with special needs, including (but not limited to): seniors, single parents with
children, persons with disabilities, the homeless, and those at risk of homelessness.
Goal H-3: Encourage the provision of housing affordable to a variety of household income
levels.
Policy H-3.1: Housing Development: Support the development of additional affordable housing by non-
profit and for-profit developers through financial assistance and/or regulatory incentives.
Policy H-3.2: Inclusionary Housing: Ensure that new residential development in Campbell integrates
units affordable to lower- and moderate-income households, or contributes funds to
support affordable housing activities. Create additional levels of affordability within the
Inclusionary Housing ordinance in a way that does not create a governmental constraint
to housing production.
Policy H-3.3: Green Building: Encourage the use of sustainable and green building design in new and
existing housing.
Goal H-4: Provide adequate housing sites through appropriate land use and zoning
designations to accommodate the City’s share of regional housing needs.
Policy H-4.1: Residential Sites: Assist developers in identifying sites suitable for residential and mixed
use development, and facilitate development through the provision of financial and
regulatory incentives, as appropriate.
Policy H-4.2: Mixed-Use Development: Promote mixed-use development where housing is located
near jobs, services, shopping, schools, and public transportation.
Policy H-4.3: Planned For Densities: Encourage the efficient and sustainable use of land through
residential development near existing light rail stations (within 1/4 mile radius) and/or
within the boundaries of the Winchester Boulevard Plan and East Campbell Avenue plan
areas, achieve at least 75 percent of the maximum General Plan Land Use category
densities.
Goal H-5: Minimize the impact of potential governmental constraints on the maintenance,
improvement and development of housing.
Policy H-5.1: Regulatory Incentives: Provide regulatory and/or financial incentives where appropriate
to offset or reduce the costs of affordable housing development, including density
bonuses and flexibility in site development standards.
Policy H-5.2: Secondary Dwelling Units: Provide for the infill of modestly priced rental housing by
encouraging secondary units in residential neighborhoods.
Policy H-5.3: Revise the City’s Zoning Code: Clarify provisions for transitional and supportive housing,
emergency shelters and Single Room Occupancy (SRO) facilities.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 3
Goal H-6: Promote equal opportunity for all residents to reside in the housing of their choice.
Policy H-6.1: Fair Housing: Support the provision of fair housing services.
Policy H-6.2: Rights of Tenants and Landlords: Assist in educating tenants and landlords, and settling
disputes between the two parties.
Policy H-6.3: Housing Accessibility: Address the special needs of persons with disabilities through
provision of supportive housing, homeowner accessibility grants, and provision of
reasonable accommodation procedures.
B. Housing Element Implementation Program Accomplishments
This section reviews the progress in implementing the housing programs since 2009, and their continued
appropriateness for the 2015-2023 Housing Element. Table C-1 summarizes the City’s housing program
accomplishments since 2009 through 2013 and assesses the appropriateness of continuing the program.
Table C-1: Review of Accomplishments under 2009 - 2014 Housing Element
Policy H-1.1: Property Maintenance.
Encourage property owners to maintain properties in sound condition through the City’s residential
rehabilitation assistance programs and code enforcement efforts.
Program Accomplishments
H-1.1a Housing Rehabilitation Loan
Program
Action: Provide financial assistance to
owners of single-family homes and mobile
homes who lack sufficient resources to
make needed health and safety repairs.
Assist 50 households over the 2009-2014
time period (10 extremely low, 35 very low,
and 5 low income households).
Progress: Between 2009-2012, the City assisted a total 61 households for
either rehab loans or repair grants. Beginning in mid-2012, the County of Santa
Clara took on these responsibilities. No information is available concerning the
County’s subsequent implementation of these programs.
Effectiveness: During its operation the City met overall housing rehabilitation
and repair goals (approximately half way through the Housing Element cycle,
approximately half the number of loans and grants had been issued). The
programs are and have been effective in addressing health and safety repairs as
well as some cosmetic repairs.
Appropriateness: Given the ongoing need to maintain the City’s aging housing
stock, the need for these programs remains highly appropriate. However, the
transfer of the program to the County means that fewer loans and grants may
be available to City residents.
H-1.1b Emergency Home Repair Grant
Program
Action: Assist lower-income families and
seniors in making repairs to correct urgent
safety or health problems. Assist 50
households over the 2009-2014 time period
(35 extremely low and 15 very low income
households).
H-1.1c Code Enforcement Program
Action: Ensure ongoing maintenance of
housing stock. Continue to implement
current program, and establish annual goal
for units that could qualify for rehabilitation
assistance.
Progress: The City continues to maintain a Code Enforcement Program to ensure
compliance with local land use and housing requirements. The current program
relies on both proactive field surveys and reactive responses to public
complaints. Between 2010 and 2013, the City’s Code Enforcement Program did
an average of 127 inspections per year (no information was available for 2009).
Effectiveness: The Program has been effective at addressing housing condition
issues.
Appropriateness: The Program remains appropriate for the upcoming period.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 4
Policy H-1.2: Acquisition and Rehabilitation
Strengthen multi-family neighborhoods through partnership with non-profit housing providers in the
acquisition and rehabilitation of older residential structures, and maintenance as long-term affordable
housing.
Program Accomplishments
H-1.2a Multi-Family Acquisition and
Rehabilitation
Action: Assist non-profit housing
corporations in identifying and acquiring
deteriorating properties in need of
rehabilitation. Provide financial assistance
in acquisition and rehabilitation of targeted
properties.
Progress: No requests for financial assistance for Multi-Family Acquisition and
Rehabilitation were made to the City. No set-aside funds were used in this
period for this program. Due to the elimination of RDA in 2012, no funds are
currently available for this program.
Effectiveness: No new acquisition/rehab projects were identified in the prior
reporting period.
Appropriateness: The program remains appropriate. However the loss of RDA
set aside funds leaves the program without a specified funding source. If this
program is continued in the future, the lack of identified local funding source(s)
represents an obstacle to meeting this goal.
Policy H-2.1: Preservation of Affordable Housing
Work with property owners, tenants and non-profit purchasers to facilitate the preservation of assisted
rental housing.
Program Accomplishments
H-2.1a Preservation of Assisted Housing
Action: Preserve 390 rental units at-risk of
conversion. Monitor at-risk units,
participate in preservation, conduct tenant
education and support in location of
alternate housing.
Progress: During the 2009 – 2014 period no affordable rental project was
converted to market rate. The City continues to monitor at-risk units through the
preparation of an Annual Housing Element Progress Report. Additionally, the
City provided technical assistance to San Tomas Gardens and Rincon Gardens by
facilitating tax credits to continue providing affordable units. The City provided
financial assistance to Sharmon Palms through deferred low-interest, long-term
loans to allow them to continue to provide affordable units. The City is currently
working with Senior Housing Solutions to transfer ownership of 3 senior
residences to Catholic Charities. No set-aside funds were used during this period
for this program.
Effectiveness: The program is very successful at preserving assisted rental
housing.
Appropriateness: Preservation of assisted rental housing remains highly
appropriate. The Planning Department maintains a list of affordable housing
projects, and it will be important for the City to continue to verify the status of
the projects each year. Campbell does not anticipate the loss of any affordable
units in the next cycle.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 5
Policy H-2.2: Rental Assistance
Support the provision of rental assistance to lower-income households.
Program Accomplishments
H-2.2a Section 8 Rental Assistance
Action: Continue to provide Section 8 rental
assistance in cooperation with the County
to assist extremely low and very low income
tenants.
Progress: The City encourages landlords to contact the Housing Authority for
Section 8 rental assistance. Information on Section 8 rental assistance is
available on the City’s website. Housing Authority handouts have also been
made available to interested parties.
Effectiveness: The program is very successful in providing needed rental
assistance in Campbell.
Appropriateness: The program remains appropriate for the upcoming period.
H-2.2b One-time Rental Assistance
Program
Action: In partnership with Catholic
Charities and Sacred Heart, and
Redevelopment Agency to assist residents
at risk of homelessness by providing one-
time or temporary rental assistance
Progress: During this period, the City provided assistance through set-aside
funds to approximately 160 households. During its operation the City met
overall housing rehabilitation and repair goals - approximately half way through
the Housing Element cycle, half the number of loans and grants had been issued.
However, after the elimination of the Redevelopment Agency and the loss of
CDBG funding, program funding has been eliminated.
Effectiveness: The rental assistance program was effective in preventing
homelessness from short-term financial difficulties.
Appropriateness: The need for the program remains appropriate for the
upcoming Housing Element cycle. However, no funding sources have been
identified. If this program is continued in the future, the lack of identified local
funding source(s) represents an obstacle to meeting this goal.
Policy H-2.3: Homeownership Opportunities
Support the provision of homeownership assistance to lower- and moderate-income households.
Program Accomplishments
H-2.3a First Time Homebuyer Program
Action: Assist in expanding home-
ownership opportunities to moderate
income households. Provide financial
assistance to 50 households between 2009
and 2014.
Progress: Between 2009-2013, the City provided 14 loans for this program, prior
to dissolution of RDA. The County of Santa Clara Office of Affordable Housing
now provides First Time Homebuyer loans to Campbell residents as part of their
County-wide program. The First Time Homebuyer Program was advertised on
the City’s website, and is still advertised on the City’s website with information
directing the public to contact other agencies that can assist with first time home
buyer loans.
Effectiveness: The loss of RDA funding limited the effectiveness of this program
after 2011.
Appropriateness: The program remains appropriate however the loss of RDA set
aside funds leaves the program without a specified funding source. If this
program is continued in the future, the lack of identified local funding source(s)
represents an obstacle to meeting this goal.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 6
Policy H-2.3: Homeownership Opportunities
Support the provision of homeownership assistance to lower- and moderate-income households.
Program Accomplishments
H-2.3b Mortgage Credit Certificate
Action: Promote the MCC Program through
local realtors, on the City’s website, and
through the City’s Housing Program
brochure.
Progress: The City advertises the Mortgage Credit Certificate Program on the
City’s website directing the public to contact their lender. No MCC’s were issued
during the period of this Housing Element.
Effectiveness: As long as Congress continues to approve funds for the MCC
program, Santa Clara County will be eligible to receive them.
Appropriateness: At $570,000, the maximum purchase prices for existing units
under the MCC program could still apply in Campbell (although few new units
would fall within the $630,000 maximum purchase price for new construction).
While the MCC program remains appropriate, rather than a numeric goal, the
City’s objective will be to promote program availability.
H-2.3c Foreclosure Prevention
Action: Promote the availability of
foreclosure counseling services.
Progress: Between 2009-2013, the City provided foreclosure counseling services
through Project Sentinel. Property owners were notified through the City
newsletter, website and direct mailing.
Effectiveness: This program was very effective in previous Housing Element
cycles, however the loss of RDA funding means that no records were kept
regarding this program.
Appropriateness: The program remains appropriate for the upcoming period.
Policy H-2.5: Special Needs Housing
Assist in the provision of housing and supportive services to persons with special needs, including (but
not limited to): seniors, single parents with children, persons with disabilities, the homeless, and those
at risk of homelessness.
Program Accomplishments
H-2.5a Shared Housing Program
Action: Support provision of shared housing
opportunities offered through outside
agencies. Continue to fund and advertise
program.
Progress: Based on the Great Recession, no shared housing programs were
established for seniors or single-parents.
Effectiveness: The program has been effective and the City anticipated the
continuation of this program through Catholic Charities shared housing program.
Appropriateness: The program remains appropriate for single parent
households and seniors. However, there is no funding for this activity and long
agency with the resources to provide this service. If this program is continued in
the future, the lack of identified local funding source(s) represents an obstacle
to the continuation of this program.
H-2.5b Homeless Assistance/ Shelter
Provisions
Action: Coordinate efforts with Silicon
Valley jurisdictions and service providers to
assist the homeless.
Progress: The City continues to refer homeless persons and families needing
assistance to organizations that provide these services and continues to
participate in regional activities and programs.
Effectiveness: The program has been somewhat effective at bringing
homeless persons in contact with support and assistance organizations
in the county.
Appropriateness: The 2013 Homeless Census and Survey indicated that
there are 91 homeless persons in Campbell. As a result, the program
remains appropriate for the upcoming period.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 7
Policy H-3.1: Housing Development
Support the development of additional affordable housing by non-profit and for-profit developers
through financial assistance and/or regulatory incentives.
Program Accomplishments
H-3.1a Affordable Housing Development
Action: Grant land write-downs, regulatory
incentives, and/or direct assistance to
support development of affordable housing
for families, seniors and special needs
populations. The City’s Redevelopment
Agency will partner with affordable housing
developers to integrate extremely low
income units into new rental
developments.
Progress: City staff continues to meet with developers for potential affordable
housing sites. City provided financial assistance for 511 - 555 W. Campbell
Avenue for development of 16 low, and 8 very low affordable units. The
elimination of the Redevelopment Agency in 2012 has limited the ability of the
City to financially assist in additional affordable housing projects.
Effectiveness: Despite limited financial resources, the City was successful in
facilitating several affordable housing projects through a combination of
financial and regulatory tools.
Appropriateness: Providing financial and regulatory support for affordable
housing remains critical to addressing the City’s housing needs. Future programs
will not have the powers and resources previously utilized by the Redevelopment
Agency. If this program is continued in the future, the lack of identified local
funding source(s) represents an obstacle to the continuation of this program.
Policy H-3.2: Inclusionary Housing
Ensure that new residential development in Campbell integrates units affordable to lower- and
moderate-income households, or contributes funds to support affordable housing activities. Create
additional levels of affordability within the Inclusionary Housing ordinance in a way that does not create
a governmental constraint to housing production.
Program Accomplishments
H-3.2a Citywide Inclusionary Housing
Ordinance
Action: Amend the Inclusionary Housing
ordinance to provide more flexibility for
targeting lower affordability levels.
Progress: In 2006 the City adopted an Inclusionary Ordinance requiring 15%
affordability citywide. Rental projects are required to provide low and very low
income units (Min. 40% very low), and ownership projects are required to
provide low and moderate income units. The Ordinance also included provisions
for in-lieu fees. The City continues to implement the program. Due to the
recession and staff turn-over, the ordinance has not been updated.
Effectiveness: The inclusionary ordinance has been effective in integrating
affordable units within market rate developments. Two projects have taken
advantage of density bonus incentives in conjunction with fulfilling inclusionary
requirements.
Appropriateness: The inclusionary ordinance remains appropriate to continue in
the next Housing Element cycle.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 8
Policy H-3.3: Green Building
Encourage the use of sustainable and green building design in new and existing housing.
Program Accomplishments
H-3.3a Green Building
Action: The City is concerned about the
continued availability of all resources for
the development of affordable housing. The
City of Campbell has adopted three Green
policies as recommended by the Santa Clara
County Cities Green Building Collaborative
(GBC), intended to promote climate
protection strategies and regional
reductions in greenhouse gas emissions.
GBC’s three near term policy
recommendations, adopted by Campbell
include the following:
Recognizing/adopting the LEED and
GreenPoint Rated rating systems as a
standard for green building
evaluation;
Completion of the “Green Checklist”
as part of development applications,
including remodels over 500 square
feet; and
LEED Silver certification for all new or
renovated municipal buildings over
5,000 square feet.
Progress: The City implements these requirements as part of the
planning/entitlement and building permit phases and requires the completion of
the “green checklist” for retrofits and new development.
In 2010, additional green building measures were added to the City’s Green
Building Ordinance including requiring CalGreen mandatory on all residential
units, and on all non-residential remodels and tenant improvements meeting
particular conditions. The City also provided the Green Building requirements
on the City’s website.
In February 2014, the City adopted the California Green Building Code Standards
to ensure that new development follows the State requirements to promote
green buildings.
Effectiveness: The Program has resulted in new residential projects being built
to a “greener” standard.
Appropriateness: The Program remains appropriate for the upcoming Housing
Element cycle.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 9
Policy H-4.1: Residential Sites
Assist developers in identifying sites suitable for residential and mixed use development, and facilitate
development through the provision of financial and regulatory incentives, as appropriate.
Program Accomplishments
H-4.1a Housing Opportunity Sites
Action: As part of the update to the Housing
Element, a parcel-specific analysis of vacant
and underutilized sites was conducted to
identify Opportunity Sites for development
within the planning period. The
Opportunity Sites analysis identifies 18 sites
that have adequate capacity to address
Campbell’s 2009-2014 housing production
goals. In order to specifically encourage and
facilitate development on these
Opportunity Sites, the City will undertake
the following actions:
Contact property owners within the
Opportunity Sites to discuss the City’s
desire to develop housing in these
areas and the availability of financial
and regulatory development
incentives.
Allow for reductions in parking for
properties within 1/4 mile of a VTA
light rail station.
Post the Housing Element sites
inventory on the City’s website as a
tool for developers, and provide as a
handout at the public counter.
Describe P-D development standards,
derived from applicable Area Plans and
comparable zoning districts, in sites
inventory to provide greater clarity to
developers.
Update on an annual basis in
conjunction with the General Plan
progress report.
Provide technical assistance to
property owners and developers in
support of lot consolidation, including
assessor parcel data and information
on density and design incentives.
Assist developers in completing
funding applications in support of
development, and as appropriate,
provide local funds and/or land as
leverage.
Progress: City maintains an active list of opportunity sites, contacts property
owners, promotes sites on the City’s website, and updates sites as needed. The
City has consistently implemented the majority of these provisions into
Campbell’s development review and public information processes.
There are two provisions that have not been consistently implemented area the
General Plan program report, which were not prepared in a timely manner in
recent years due to budget cuts and staff turnover, and providing local funds for
development as a result of the loss of the Redevelopment Agency in 2012.
The loss of Redevelopment Agency funding combined with the effects of the
Great Recession significantly reduced the ability of the City to provide financial
support to residential projects.
Effectiveness: Higher density residential development has occurred (or is
currently underway) on five of the 18 Opportunity Site Areas and parking two
parking reductions were approved. These projects resulted in the development
of 31 additional affordable units. The Planned Development (P-D) Zone
continues to facilitate flexible development that accommodates higher density
residential development.
Appropriateness: Many of these activities continue to be appropriate during the
upcoming Housing element cycle.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 10
Policy H-4.2: Mixed-Use Development
Promote mixed-use development where housing is located near jobs, services, shopping, schools, and
public transportation.
Program Accomplishments
H-4.2a Mixed-Use Development
Action: The City will ensure that residential
development is included in the mixed-use
projects on opportunity sites in order to
address RHNA goals. Mixed-use
development will be located next to
sidewalks or landscape setback areas
adjacent to the public street to enhance
visibility, pedestrian access and interaction
with the commercial uses. The maximum
floor area ratios (FAR) are contained in
specific land use policies within each Area
or Specific Plan. Residential densities are
not counted against the allowable FAR.
Progress: The City has also implemented mixed use development principles in
several projects approved during the 2009-2014 Housing Element Cycle. The
Merrill Gardens senior housing development, Bay West, and Riverside Plaza
projects all contained both commercial and residential uses in a mixed use
context.
Additionally, the parking ordinance was amended in 2011 to accommodate
shared parking between commercial and residential uses to accommodate the
parking needs for mixed-use developments.
Effectiveness: Four of the five higher density projects on the 18 Opportunity Site
Areas incorporated mixed use principles into their designs. (The single
Opportunity Site project, a small lot single family in-fill project, was not located
in an area where a mixed use development was viable or appropriate.) This
program has been very effective in encouraging mixed-use development.
Appropriateness: This action statement is still appropriate to facilitate mixed-
use projects.
Policy H-4.3: Planned For Densities
Encourage the efficient and sustainable use of land through residential development near existing light
rail stations (within 1/4 mile radius) and/or within the boundaries of the Winchester Boulevard Plan and
East Campbell Avenue plan areas, to achieve at least 75 percent of the maximum General Plan Land Use
category densities.
Program Accomplishments
H-4.3a Planned for Densities
Action: To encourage the efficient and
sustainable use of land, the City encourages
residential development that is proposed
near existing light rail stations (within 1/4
mile radius) and/or within the boundaries
of the Winchester Boulevard Plan and East
Campbell Avenue plan areas, to achieve at
least 75 percent of the maximum General
Plan Land Use category densities. The City
will review development proposals to strive
to achieve the “planned for” densities.
Progress: City staff has been active to inform developers to develop at the higher
end of permitted densities. The Planning Department informs applicants of
Council policy that projects need to be constructed with a density at least 75%
of the maximum allowable density.
Effectiveness: The policy has been effective at obtaining higher residential
densities in recently projects.
Appropriateness: This policy is effective at creating higher density projects with
more dwelling units and should be continued.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 11
Policy H-5.1: Regulatory Incentives
Provide regulatory and/or financial incentives where appropriate to offset or reduce the costs of
affordable housing development, including density bonuses and flexibility in site development
standards.
Program Accomplishments
H-5.1a Density Bonus
Action: Continue to offer density bonus
and/or other regulatory incentives/
concessions to facilitate affordable and
senior housing; advertise program
availability. In compliance with current
State law, the City offers density bonuses
and regulatory incentives/ concessions to
developers of affordable and/or senior
housing in all residential zones. Applicants
of residential projects of five or more units
may apply for a density bonus and
additional development incentive(s) if the
project provides for one of the following:
10 percent of the total units for lower
income households; or
5 percent of the total units for very low
income households; or
A senior citizen housing development
or mobile home park that limits
residency based on age requirements
for housing for older persons; or
10 percent of the total dwelling units in
a condominium for moderate income
households.
Progress: In 2008, the Density Bonus Ordinance was updated to be consistent
with state law. The City includes information on the City’s website regarding
density bonus program. During the planning period, the Merrill Gardens and Bay
West projects were granted affordable housing density bonuses.
Effectiveness: The City advertises the availability of density bonus incentives on
its website, and provides information to prospective residential applicants.
Appropriateness: Based upon local experience, density bonuses offer a means
of offsetting the cost of providing additional affordable units.
Policy H-5.2: Secondary Dwelling Units
Provide for the infill of modestly priced rental housing by encouraging secondary units in residential
neighborhoods
Program Accomplishments
H-5.2a Secondary Dwelling Units
Action: Facilitate the construction of new
second units. The City will facilitate the
construction of new second units by making
information available to the public.
Progress: Between 2009-2013, nine secondary dwelling unit permits were
approved. However, only 4 were constructed and obtained final occupancy
certificates. Some of the remaining permits have expired while one is currently
in plan check.
Effectiveness: With an average of 2 secondary dwelling unit applications
annually, this program has been effective in provided needed rental housing.
Appropriateness: This program should be continued.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 12
Policy H-5.3: Revised Zoning Code
Revise the City’s Zoning Code to clarify provisions for transitional and supportive housing, emergency
shelters and Single Room Occupancy (SRO) facilities.
Program Accomplishments
H-5.3a Zoning Text Amendments
Action: Amend Zoning Code as part of the
Governmental Constraints analysis for the
Housing Element update and pursuant to
new requirements under SB 2, several
revisions to the Campbell Zoning Code have
been identified as appropriate to better
facilitate the provision of a variety of
housing types. These zoning revisions
include:
Specifically list manufactured housing
as a permitted use within the R-1 zone,
subject to architectural requirements
within the parameters of State law.
Revise the current zoning definition of
“family” consistent with state and
federal fair housing laws.
Add single room occupancy (SRO)
facilities within the Code’s definition
section, and conditionally allow them
within the R-3-S zone.
Eliminate the CUP and spacing
requirements for transitional housing
in residential zones.
Identify emergency shelters as a
permitted use in that portion of the M-
1 zone bounded generally by Camden
Avenue, Los Gatos Creek County Park,
Hacienda Avenue and Winchester
Boulevard.
Progress: The City is in the process of amending the Municipal Code to address
these issues. City Council adoption of these items is expected in September of
2014, completing this program.
Effectiveness: Amendment the Municipal Code is an effective method to deal
with changes to State Planning and Zoning Law.
Appropriateness: Periodic amendments of the Municipal Code and General Plan
to comply with changes in legal requirements are expected to continue.
Policy H-6.1: Fair Housing
Support the provision of fair housing services.
Program Accomplishments
H-6.1a Fair Housing Program
Action: Through the County, continue to
financially support Project Sentinel and
promote the organization’s fair housing
services through dissemination of
brochures.
Progress: The City continues to refer Fair Housing complaints to Project Sentinel.
Effectiveness: This program has proven to be very effective in educating rental
property owners and defending discrimination cases.
Appropriateness: This program is still appropriate and will continue to receive
funds from Santa Clara County to provide services to all non-entitlement cities,
including Campbell.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 13
Policy H-6.2:Right of Tenants and Landlords
Assist in educating tenants and landlords, and settling disputes between the two parties.
Program Accomplishments
H-6.2a Rent Mediation Program
Action: Continue to enforce the Rental
Increase Dispute Resolution Ordinance and
offer the Rent Mediation Program as a
means of settling disputes/issues between
tenants and landlords; advertise program
availability.
Progress: Tenant and landlord conciliations and mediations continue to occur as
needed. The City contracts through Project Sentinel to provide assistance in
settling disputes/issues between landlord and tenants. The City and Project
Sentinel both provide brochures, and the City provides information on the City
website on how to contact Project Sentinel.
Effectiveness: This program is very effective and has a historic track record of
resolving over 90% of cases.
Appropriateness: This service continues to be appropriate and is funded through
the City’s business license fees paid by apartment owners.
Policy H-6.3: Housing Accessibility
Address the special needs of persons with disabilities through provision of supportive housing,
homeowner accessibility grants, and provision of reasonable accommodation procedures.
Program Accomplishments
H-6.3a Reasonable Accommodation
Action: The City will monitor its reasonable
accommodation procedure for its
effectiveness and potential impacts on
housing for persons with disabilities.
Progress: The City receives less than one request per year (on average). The
City annually provides monitoring by submitting the Annual Housing Element
progress report.
Effectiveness: This program has resulted in appropriate
accommodations in housing for the disabled.
Appropriateness: This program continues to be appropriate.
City of Campbell
2015-2023 Housing Element
Appendix C: Housing Program Accomplishments Page C 14
2. Summary of Quantified Objectives
Table C-2 summarizes the quantified objectives contained in Campbell’s 2009 – 2014 Housing Element,
and compares the City’s progress in fulfilling these objectives. This summary is based upon actual building
permits from 2009 -2013 with the addition of residential units currently under construction.
As illustrated in Table C-2, based on review of residential building permits issued between January 2009
and December 2012, the City fulfilled 61 percent of its total regional housing construction needs as
indicated by RHNA. This is based upon the standard of project building at densities greater than 20 units
per acre that are potentially affordable by most income groups. This is demonstrated by the large number
of Low Income-affordable housing that was constructed during the period. However, housing production
during this period was adversely effected by The Great Recession. In recent years the amount of housing
production has increased to pre-recession level.
Table C-2: Summary of Quantified Objectives
Income Level New Construction Rehabilitation Conservation
Goal1 Progress Goal2 Progress Goal3 Progress
Very Low 199 32 14 – 34 61 234 234
Low 122 300 16 - 36 419 419
Moderate 158 67 - - -
Above Moderate 413 149 - - -
Totals 892 543 50 61 653 653
1. Reflects RHNA.
2. Reflects City assisted single-family rehabilitation.
3. Reflects Section 8 (234 households) and preservation of the at-risk units.
The City and its Redevelopment Agency facilitated development of several affordable and mixed income
projects during the planning period. The City’s Below Market Rate Housing program resulted in the
construction of 32 Very Low Income units. In addition five secondary dwelling units were also constructed
and are shown in the Moderate Income category.
Rent levels for second units can be approximated by looking at rents for one-bedroom apartments, which
average around $1,725 in Campbell, compared to a low income rent threshold of $1,600 for a one-
bedroom unit and $2,435 for moderate income households.
In terms of housing rehabilitation, the City provided assistance to 61 single-family homeowners, fulfilling
its goal to assist 50 households prior to the loss of the RDA and CDBG funding.
City of Campbell
2015-2023 Housing Element
Appendix D: Inventory of Opportunity Sites Page D 1
APPENDIX D. INVENTORY OF OPPORTUNITY SITES
1. Introduction
Appendix D contains a detailed opportunity sites analysis of specific sites that has been prepared to
demonstrate that an adequate inventory of vacant and underutilized land with appropriate general plan
and zoning designations currently exists to meet the City of Campbell’s Regional Housing Need Allocation
(RHNA) requirements. The following table provides a parcel-specific detailed analysis of the various
Opportunity Sites for the City of Campbell, suitable for development within the 2015-2023 planning
period.
2. Local Setting
Campbell is a substantially built out City with very few vacant properties. In the context of this discussion,
“built-out” means the existence of a structure or an active use on virtually all properties in Campbell. In
addition, many of the currently vacant sites were also once occupied by a structure. Consequently,
virtually all new development involves the removal of existing structures and the re-use or redevelopment
of a site. This condition has not prevented the development of new housing in Campbell and is the
common practice in substantially built-out urban areas.
3. Opportunity Sites
A. Methodology
The identification of potential sites was based upon several criteria. A detailed analysis of potential
opportunity site areas was conducted during the preparation of the Housing Element. The focus of the
site selection was the need to ensure that the objectives of the Housing Element were integrated with the
other elements of the General Plan. The Land Use and Transportation Element of the General Plan has
an objective of concentrating new residential development around the existing VTA transit stations and
around the downtown (i.e. the designated Priority Development Area) to facilitate the redevelopment of
areas with under-utilized sites and/or occupied with obsolete buildings, and to try to reduce traffic
impacts. Five of the six Opportunity Site Areas meet this objective. The sixth Opportunity Site Area, the
Dot Avenue area was also included since it represents one of the largest vacant residential sites in
Campbell.
If this initial screening process had not succeeded in identifying adequate opportunity sites, then other
lower priority areas (e.g. more remote to transit, etc.) would have been included. Each of the Opportunity
Sites have the appropriate General Plan and Zoning designations to accommodate housing and have
access to roads, water, sewer, electricity and/or natural gas, and telecommunication services.
Several opportunity site areas from the 2009-2014 Housing Element were removed from consideration in
the 2015-2023 Element. Much of the 2009 Area 2 (West Campbell Avenue), 2009 Area 4 (East Campbell
Avenue), and 2009 Area 6a (NOCA) were removed from the list of sites because many of the areas have
already been developed with new higher density housing or with revitalized commercial development.
The remaining vacant sites in these areas (NOCA, East Campbell Avenue, and Dot Avenue) are still on the
City of Campbell
2015-2023 Housing Element
Appendix D: Inventory of Opportunity Sites Page D-2
list of opportunity sites. The northern and central portions of the Winchester Boulevard corridor were
also removed since these previously developed sites were more remote from the transit stations and
because the City was able to meet its RHNA requirements with higher priority sites located closer to
transit.
B. Opportunity Site Areas
Using the criteria discussed above, six Opportunity Site Areas were identified by the City. Most of the
Opportunity Sites Areas are located in and around the Priority Development Area and/or are within one-
half mile of a VTA Station. Most of the identified Opportunity Site Areas have a realistic potential for
mixed use development and many correspond to actual master or area plan boundaries intended to
facilitate the development of mixed use projects. The exceptions are the Bascom Avenue Corridor, Dot
Avenue, and West Hamilton Avenue Areas which are grouped geographically. The general locations for
the Opportunity Site Areas are depicted in Figure D-1.
Figure D-1. Opportunity Site Areas
The six general opportunity site areas are described below and summarized in Table D-1.
o Area 1 is the Bascom Avenue Corridor is located near the intersection with E. Hamilton Avenue
and includes property along Campisi Way. This area is located in close proximity to the Hamilton
VTA Light Rail Station. Number of Sites - 9, Total Area – 5.01 acres, Estimated Residential Yield -
109 units.
City of Campbell
2015-2023 Housing Element
Appendix D: Inventory of Opportunity Sites Page D-3
o Area 2 consists of the remaining non-residentially developed properties within the North of
Campbell Avenue (NOCA) Area Plan. These sites are generally located along Salmar Avenue south
of Hamilton Avenue. This area is near the Hamilton VTA Station. Number of Sites 7, Total Area –
8.30 acres, Estimated Residential Yield- 136 units.
o Area 3 is located east of Downtown Campbell and includes both the north and south sides of East
Campbell Avenue. This area is within the East Campbell Avenue Master Plan area and is near the
Downtown Campbell VTA Station. Number of Sites 13, Total Area – 5.16 acres, Estimated
Residential Yield- 116 units.
o Area 4 is southeast of Downtown Campbell along Railway, Dillon and Gilman Avenues in the South
of Campbell Avenue (SOCA) Area Plan. This area is near the Downtown Campbell VTA Station.
Number of Sites 81, Total Area – 19.76 acres, Estimated Residential Yield- 419 units.
o Area 5 is along Winchester Boulevard south of El Caminito and Kennedy Avenues within the
Winchester Boulevard Master Plan. This area is in close proximity to the Winchester VTA Station.
Number of Sites 14, Total Area –17.34 acres, Estimated Residential Yield - 407 units.
o Area 6 is located at the intersection of Dot and West Campbell Avenue. This area located about
¾ of a mile from the Downtown Campbell and Winchester VTA Stations. Number of Sites 3, Total
Area – 2.08 acres, Estimated Residential Yield - 31 units.
City of Campbell
2015-2023 Housing Element
Appendix D: Inventory of Opportunity Sites Page D-4
4. Inventory of Opportunity Areas & Sites
The inventory of opportunity sites is included in Table D-2. The inventory identifies the location, land use,
general plan and zoning designations, and the development potential of each site. Most of the sites are
created by the consolidation of adjacent smaller parcels to create suitable-sized development sites. The
probable development potential of each site is based upon the size and shape of the consolidated sites.
An explanation of each column label is provided below.
Site ID A unique Housing Element site identification number to facilitate the
quick identification of each potential opportunity site.
Address/APN The street address (if available) and the Assessor’s Parcel Number used
by the Santa Clara County Assessor’s Office. Not all parcels have street
addresses.
Application Status Description of any existing development entitlement applications. For
most sites there is no activity.
Existing Use General land use activity type, as determined by a site inspection.
Building Condition The condition of the building ranging from Poor, Fair to Good. Largely
based on the age/life expectancy of the building.
General Plan Designation As shown on the current General Plan Land Use Map.
Zoning As shown on the current City Zoning Map.
Site Size The size of the project site in acres. In most cases lots have not been
consolidated into larger areas unless a single ownership is known or a
proposal for development has been applied for or approved.
Realistic Units The site size multiplied by the Useable Density. This does not include any
units allowed under the local Density Bonus Program.
Useable Density A conservative density estimate based upon the following assumptions:
Minimum Density Assumption: 75% of maximum density based upon
the requirements of the Housing Element.
Enhanced Density Assumption: 90% of the maximum density for
larger regularly-shaped parcels.
Description/Comments An additional description or information about the site that may be
relevant or important in any future development consideration.
Development Standards Floor Area Ratio, density, and building setback standards as determined
by the Zoning Ordinance or the Area/Master Plan (as applicable).
City of Campbell
2015-2023 Housing Element
Appendix D: Inventory of Opportunity Sites Page D-5
While it is the intention of the City to make every effort to encourage and enable the development of
housing for all income categories, it is important to note that the unit estimates contained in Appendix D
cannot be construed as a guarantee of actual buildable density. There are a number of factors that will
ultimately determine the site density including the following:
The size and shape of the actual project site;
The characteristics of the actual project design;
Site constraints that cannot be determined until specific feasibility and engineering studies have
been completed, such as soil stability, slopes, street dedication, frontage requirements, and
vehicular access;
Site specific land use compatibility issues; and,
Environmental impact issues and mitigation measures identified during the CEQA compliance
process.
The inventory identifies the potential for 1,161 additional units based upon the existing General Plan and
Zoning Designations. Of these units, 1,008 result from the development of properties that allow
residential densities in excess of 20 units per acre and are potentially affordable for all income categories.
A summary of the Opportunity Site Areas is provided in Table D-1 below.
Table D-1: Summary of Opportunity Site Areas
Opportunity Site Areas
Opportunity Site
Area Size
Estimated
Total Units
Is 75% Density over
20.0 du/ac?
Bascom Avenue
Corridor 5.0 Acres 109 Yes
NOCA Area Plan 8.3 Acres 136 No*
East Campbell Avenue
Master Plan 5.2 Acres 116 Yes
SOCA Area Plan 19.8 Acres 419 Yes
Winchester Blvd Master
Plan –South 17.3 Acres 350 Yes
Dot Avenue Properties 2.1 Acres 31 No*
TOTAL 57.7 Acres 1,161
* The Maximum Density in these areas is 20 units per acre. As a result the 75% density is 15
du/ac, the 90% density would be 18 du/ac.
Note: All properties identified have utilities in place (water, sewer, electricity, gas, and
telecommunications).
Appendix D: Inventory of Opportunity Sites Page D 6
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
AREA 1 – BASCOM AVENUE CORRIDOR AREA
1-1
980
E. Hamilton Ave
APN=28802009
No
Application
Filed Retail Fair
Commercial,
Medium-High
Density Res
P-D 0.41 8 20.25 Automotive use. May
require lot consolidation.
GP GOAL LUT-14: The
Pruneyard/Creekside
Area as an active,
connected “urban village”
with a mixture of
commercial, office,
residential,
entertainment and
recreational uses
functioning as a
community and regional
focal point.
Orient residential units
along public street
parking to side, rear, or
underground.
Taller buildings should
orient toward Hwy 17
with heights reduced as
building forms approach
Hamilton Ave.
Ground floor retail along
Bascom Avenue and
Hamilton Ave with
vibrant street levels.
FAR does not include
residential units
Integrate development
with the Los Gatos Creek
Trail.
FAR: Up to 2.0
Density: Up to27 units
per acre
1-2
990
E. Hamilton Ave
APN=28802028
No
Application
Filed
Retail and
Service Good
Commercial,
Medium-High
Density Res
P-D 0.47 10 20.25 Corner retail location. May
require lot consolidation.
1-3
1627
S. Bascom Ave.
APN=28802007
No
Application
Filed
Retail and
Service Fair
Commercial/
Prof Office/
Residential
P-D 0.23 5 20.25
Small underutilized parcel,
may require lot
consolidation.
1-4
1639
S. Bascom Ave.
APN=28802008
No
Application
Filed
Retail and
Service Poor
Commercial/
Prof Office/
Residential
P-D 0.31 6 20.25
Small underutilized parcel,
may require lot
consolidation.
1-5
1645
S. Bascom Ave.
APN=28802009
No
Application
Filed
Retail, Office,
and Service Poor
Commercial/
Prof Office/
Residential
P-D 0.34 7 20.25
Small underutilized parcel,
may require lot
consolidation.
1-6
1657
S. Bascom Ave.
APN=28802018
No
Application
Filed
Retail and
Service Fair
Commercial/
Prof Office/
Residential
P-D 0.35 7 20.25
Small underutilized parcel,
may require lot
consolidation.
1-7
1661-1665
S. Bascom Ave.
APN=28802011
No
Application
Filed
Retail, Office,
and Service Fair
Commercial/
Prof Office/
Residential
P-D 0.55 11 20.25
Small underutilized parcel,
may require lot
consolidation.
1-8
1667
S. Bascom Ave.
APN=28802012
No
Application
Filed
Retail and
Service
(car wash)
Fair
Commercial/
Prof Office/
Residential
P-D 0.32 6 20.25
Small underutilized parcel,
may require lot
consolidation.
1-9 980
Campisi Ave
APN=28803017
No
Application
Filed
Office
Good
Commercial/
Prof Office/
Residential
P-D
2.03
49
24.0
Large lot adjacent to Los
Gatos Creek.
Appendix D: Inventory of Opportunity Sites Page D 7
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
AREA 2 -NORTH OF CAMPBELL AVE AREA PLAN
2-1 509 Salmar Ave
APN=27933047
No
Application
filed
Public Storage
Facility Poor Comm./Prof.
Office/ Res. P-D 3.42 62 18.0
Underdeveloped property
in close proximity to
downtown area near VTA
Station and freeways.
GP GOAL LUT 15-North of
Campbell Avenue Area,
Mixed residential, office
and retail commercial
area functioning as an
attractive gateway and
complementing
Downtown commercial
activity.
Commercial, office, and
attached residential uses
allowed.
Density and FAR based
on lot size to encourage
lot consolidation
Residential floor area is
not counted against FAR.
Locate building entries
facing the streets for all
residential units located
along a public street
North of Campbell
Avenue Plan Area.
FAR: Up to 1.0
Density: Up to 20 du/ac
Flexible development
standards.
Reduced joint use
parking allowed for
mixed use projects.
2-2
479-485
Salmar Ave.
APN=27933007
No
Application
filed
Office, home
improvement
showroom
Poor Comm./Prof.
Office/Res. P-D 0.94 14 15.0
Non conforming industrial
uses in the downtown area
near VTA Station and
freeways.
2-3
423-425
Salmar Ave
APN=27933008
No
Application
filed
Home
improvement
and landscape
maintenance
Poor Comm./ Prof.
Office/ Res. P-D 0.77 12 15.0
Non conforming industrial
uses in the downtown area
near VTA Station and
freeways.
2-4
210-230
Harrison Ave
APN=27933009
No
Application
filed
Retail and
office Fair Comm./ Prof.
Office/ Res. P-D 0.66 10 15.0
Non conforming industrial
uses in the downtown area
near VTA Station and
freeways.
2-5
500-510 Salmar
Ave.
APN=27942016
No
Application
filed
Industrial
(Turf Supply) Poor Comm./Prof.
Office/Res. P-D 1.08 16 15.0
Non conforming industrial
uses in the downtown near
VTA Station and freeways.
Built in 1945.
2-6 494 Salmar Ave.
APN=27942011
No
Application
filed Office Good Comm./Prof.
Office/Res. P-D 0.64 10 15.0
Non conforming use in the
downtown area near VTA
Station and freeways.
2-7 536 Salmar Ave
APN=27932006
No
Application
filed
Industrial,
warehouse Fair Comm./Prof.
Office/Res. P-D 0.79 12 15.0
Non conforming Industrial
uses in the downtown area
near VTA Station and
freeways. Built in 1971.
(Also addressed as 535
Salmar Avenue)
Appendix D: Inventory of Opportunity Sites Page D 8
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
AREA 3 -EAST CAMPBELL AVENUE MASTER PLAN AREA
3-1
471 E. Campbell
Ave
APN=29443055
No
Application
Filed
Retail and
Service Fair Central
Commercial P-D 0.66 13 20.25
Auto oriented shopping
center adjacent to the
downtown and near the
Downtown Campbell VTA
Station. Site has limited lot
consolidation potential and
is triangular in shape.
Mixed Use projects facing
E. Campbell Avenue must
have commercial on
ground floor with
residential on upper
floors.
Development should
emphasis on small-scale,
pedestrian-oriented
commercial uses,
including specialty retail,
restaurants,
local/neighborhood
services.
Locate parking at the rear
or below buildings. No
new surface parking
along E. Campbell
Avenue.
Ensure adequate building
setbacks to accommodate
outdoor seating.
Residential floor area is
not counted against FAR
East Campbell Avenue
Master Plan.
FAR: Up to 1.5
Density: Up to27 du/ac
Height 45 ft./4 Stories
Front setback 0 ft.
Side setback 0 ft.
Rear setback varies by
location
Ground floor finished
ceiling ht - 15 ft.
3-2 56 Foote St
APN=27943020
No
Application
Filed
Retail, service
and office Good Central
Commercial P-D 1.41 34 24.3
Auto oriented shopping
center adjacent to the
downtown and near the VTA
Station.
3-3
565 E. Campbell
Ave
APN=27946050
No
Application
Filed
Retail and
Service Poor Central
Commercial P-D 0.13 3 20.25
Small underutilized parcel,
may require lot
consolidation. Near VTA
Station.
3-4
573 E. Campbell
Ave
APN=27946049
No
Application
Filed Office Fair Central
Commercial P-D 0.11 2 20.25
Small underutilized parcel,
may require lot
consolidation. Near VTA
Station.
3-5
579 E. Campbell
Ave
APN=27946048
No
Application
Filed Office Poor Central
Commercial P-D 0.12 2 20.25
Small underutilized parcel,
may require lot
consolidation. Near VTA
Station.
3-6
621 E. Campbell
Ave.
APN=27946011
No
Application
Filed Offices Fair Central
Commercial P-D
1.57 38 24.3
Under developed low rise
office complex built in 1957,
Near VTA Station. Under a
single ownership. 3-7
621 E. Campbell
Ave.
APN=27946012
No
Application
Filed Offices Fair Central
Commercial P-D
3-8
476 E. Campbell
Ave
APN=41209065
No
Application
Filed Offices Fair Central
Commercial P-D 0.19 4 20.25
Small underutilized parcel,
may require lot
consolidation. Near VTA
Station.
3-9
486 E. Campbell
Ave
APN=41209065
No
Application
Filed Offices Fair Central
Commercial P-D 0.31 6 20.25
Small underutilized parcel,
may require lot
consolidation. Near VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 9
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
3-10 35 Dillon Ave
APN=41209013
No
Application
Filed
Single Family
Residential Fair
Commercial,
Medium-High
Density Res
P-D 0.09 2 20.25
Small underutilized parcel,
may require lot
consolidation. Near VTA
Station.
(See preceding page) (See preceding page)
3-11
530-540 E.
Campbell Ave.
APN=27946029
No
Application
Filed Retail Poor Central
Commercial P-D
0.57 12 20.25
Blighted buildings in a prime
location within the East
Campbell Avenue Master
Plan. Under a single
ownership. Near VTA
Station.
3-12
558 E. Campbell
Ave.
APN=27946030
No
Application
Filed Vacant Poor Central
Commercial P-D
3-13
566 E. Campbell
Ave.
APN=27946031
No
Application
Filed
Automotive
repair and
machining
Poor Central
Commercial P-D
Appendix D: Inventory of Opportunity Sites Page D 10
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
AREA 4 –SOUTH OF CAMPBELL AVENUE (SOCA) AREA PLAN
4-1 20 Railway Ave
APN=41209009
No
Application
Filed Retail Fair
Commercial,
Medium-High
Density Res
P-D 0.18 4 20.25
Small underutilized parcel,
would require lot consolida-
tion. Near VTA Station.
GP GOAL LUT-16:
Revitalize Downtown
commercial, industrial,
and recreational areas
and provide housing
opportunities.
Mixed Use projects
should have commercial
on ground floor with
residential on upper
floors.
Density based on lot size
(Larger lots equal greater
density up to 27 DU/Ac).
Residential entries should
be oriented toward the
street.
Lots must be a minimum
of 1.5 acre for residential
development to
encourage lot
consolidation.
SOCA Area Plan-
Sub Area 1
Commercial, industrial
and attached residential
uses allowed similar to
Central Business District
(C-3) zone.
FAR: Up to 0.5
Density: Up to 27 du/ac
Flexible development
standards.
4-2 36 Railway Ave
APN=41209008
No
Application
Filed Office Poor
Commercial,
Medium-High
Density Res
P-D 0.10 2 20.25
Small underutilized parcel,
would require lot consolida-
tion. Near VTA Station.
4-3 40 Railway Ave
APN=41209007
No
Application
Filed Outside Storage N/A
Commercial,
Medium-High
Density Res
P-D 0.10 2 20.25
Small underutilized parcel,
would require lot consolida-
tion. Near VTA Station.
4-4 48 Railway Ave
APN=41209006
No
Application
Filed
Single Family
Residential Poor
Commercial,
Medium-High
Density Res
P-D 0.08 2 20.25
Small underutilized parcel,
would require lot consolida-
tion. Near VTA Station.
4-5 64 Railway Ave
APN=41209005
No
Application
Filed
Automotive
Repair Poor
Commercial,
Medium-High
Density Res
P-D 0.18 4 20.25
Building located in the rear
of the property. Small
underutilized parcel, would
require lot consolidation.
Near VTA Station.
4-6 70 Railway Ave
APN=41209004
No
Application
Filed
Single Family
Residential Poor
Commercial,
Medium-High
Density Res
P-D 0.09 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-7 86 Railway Ave
APN=41209003
No
Application
Filed Service Fair
Commercial,
Medium-High
Density Res
P-D 0.21 4 20.25
Building located in the rear
of the property with parking
in front. Small underutilized
parcel, would require lot
consolidation. Near VTA
Station.
4-8 90 Railway Ave
APN=41209002
No
Application
Filed Office Fair
Commercial,
Medium-High
Density Res
P-D 0.18 4 20.25
Small underutilized parcel,
would require lot consolida-
tion. Near VTA Station.
4-9 116 Railway Ave
APN=41209001
No
Application
Filed
Automotive
Repair Fair
Commercial,
Medium-High
Density Res
P-D 0.18 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 11
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
4-10 61 Dillon Ave
APN=41209014
No
Application
Filed Self Storage Poor
Commercial,
Medium-High
Density Res
P-D 0.31 6 20.25
Underutilized parcel, would
require lot consolidation.
Near VTA Station.
(See preceding page) SOCA Area Plan-
Sub Area 3
Commercial, industrial
and attached residential
uses allowed similar to
Central Business District
(C-3) zone.
FAR: Up to 0.5
Density: Up to 27 du/ac
Flexible development
standards.
4-11 75 Dillon Ave
APN=41209015
No
Application
Filed
Service and
warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.18 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-12 89 Dillon Ave
APN=41209016
No
Application
Filed
Office and
warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.21 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-13 103 Dillon Ave
APN=41209017
No
Application
Filed
Automotive
repair Poor
Commercial,
Medium-High
Density Res
P-D 0.09 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-14 111 Dillon Ave
APN=41209018
No
Application
Filed
Automotive
repair Poor
Commercial,
Medium-High
Density Res
P-D 0.21 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-15 131 Dillon Ave
APN=41209019
No
Application
Filed
Automotive
repair Poor
Commercial,
Medium-High
Density Res
P-D 0.14 3 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-17
139-145
Dillon Ave
APN=41209020
No
Application
Filed
Residential and
Office Poor
Commercial,
Medium-High
Density Res
P-D 0.25 5 20.25
Underutilized parcel, would
require lot consolidation.
Near VTA Station.
4-18 24 Dillon Ave
APN=41209028
No
Application
Filed
Vacant/vehicle
storage N/A
Commercial,
Medium-High
Density Res
P-D 0.30 6 20.25
Underutilized parcel, would
require lot consolidation.
Near VTA Station.
4-19 34 Dillon Ave
APN=41209027
No
Application
Filed
Single Family
Residential Poor
Commercial,
Medium-High
Density Res
P-D 0.22 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-20 60 Dillon Ave
APN=41209026
No
Application
Filed Warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.20 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 12
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
4-21 74 Dillon Ave
APN=41209025
No
Application
Filed
Vacant
Warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.19 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
(See preceding page) (See preceding page)
4-22 88 Dillon Ave
APN=41209024
No
Application
Filed Service Poor
Commercial,
Medium-High
Density Res
P-D 0.20 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-23 126 Dillon Ave
APN=41209023
No
Application
Filed
Office and
warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.39 8 20.25 Underutilized parcel, would
require lot consolidation.
Near VTA Station.
4-24 132 Dillon Ave
APN=41209022
No
Application
Filed
Automotive
Repair Poor
Commercial,
Medium-High
Density Res
P-D 0.13 3 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-25 457 Sam Cava Ln
APN=41209057
No
Application
Filed
Vacant Poor
Commercial,
Medium-High
Density Res
P-D 0.13 3 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-26 57 Gilman Ave
APN=41209032
No
Application
Filed
Single Family
Residential Poor
Commercial,
Medium-High
Density Res
P-D 0.09 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-27 63 Gilman Ave
APN=41209033
No
Application
Filed
Single Family
Residential Fair
Commercial,
Medium-High
Density Res
P-D 0.19 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-28
71-79
Gilman Ave
APN=41209034
No
Application
Filed Warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.29 6 20.25
Underutilized parcel, would
require lot consolidation.
Near VTA Station.
4-29 85 Gilman Ave
APN=41209035
No
Application
Filed Industrial Poor
Commercial,
Medium-High
Density Res
P-D 0.18 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-30 101 Gilman Ave
APN=41209036
No
Application
Filed Industrial Poor
Commercial,
Medium-High
Density Res
P-D 0.18 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 13
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
4-31 80 Gilman Ave
APN=412090044
No
Application
Filed
Office and
warehouse Fair
Commercial,
Medium-High
Density Res
P-D 0.35 7 20.25
Underutilized parcel, would
require lot consolidation.
Near VTA Station.
(See preceding page) (See preceding page)
4-32 90 Gilman Ave
APN=412090043
No
Application
Filed
Vacant Poor
Commercial,
Medium-High
Density Res
P-D 0.21 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-33 100 Gilman Ave
APN=412090042
No
Application
Filed
Office and
warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.27 5 20.25
Underutilized parcel, would
require lot consolidation.
Near VTA Station.
4-34 132 Gilman Ave
APN=412090041
No
Application
Filed
Office and
equipment
storage
Poor
Commercial,
Medium-High
Density Res
P-D 0.28 6 20.25
Underutilized parcel, would
require lot consolidation.
Near VTA Station.
4-35 136 Gilman Ave
APN=412090040
No
Application
Filed
Equipment
Storage Poor
Commercial,
Medium-High
Density Res
P-D 0.28 6 20.25
Underutilized parcel, would
require lot consolidation.
Near VTA Station.
4-36 140 Gilman Ave
APN=412090058
No
Application
Filed
Warehouse and
outside storage Poor
Commercial,
Medium-High
Density Res
P-D 0.21 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-37
150-164
Gilman Ave
APN=412080048
No
Application
Filed
Service, office
and warehouse Fair
Commercial,
Medium-High
Density Res
P-D 0.48 10 20.25
Underutilized parcel, would
require lot consolidation.
Near VTA Station.
4-38 176 Gilman Ave
APN=412080047
No
Application
Filed Warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.39 8 20.25
Underutilized parcel, would
require lot consolidation.
Near VTA Station.
4-39 188 Gilman Ave
APN=412080046
Pre-App
Review
Completed
in 2014, d
Industrial and
warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.62 15 24.3
Underutilized parcel, would
benefit form a lot
consolidation. Near VTA
Station. The 2014 Pre-
application review project
included five other parcels.
4-40 500 Sam Cava Ln
APN=41208045
No
Application
Filed
Single Family
Residential Poor
Commercial,
Medium-High
Density Res
P-D 0.19 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-41 488 Sam Cava Ln
APN=41208044
No
Application
Filed
Single Family
Residential Poor
Commercial,
Medium-High
Density Res
P-D 0.09 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 14
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
4-42 482 Sam Cava Ln
APN=41208043
No
Application
Filed
Single Family
Residential Poor
Commercial,
Medium-High
Density Res
P-D 0.10 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
(See preceding page) (See preceding page)
4-43 472 Sam Cava Ln
APN=41208042
No
Application
Filed
Single Family
Residential Poor
Commercial,
Medium-High
Density Res
P-D 0.10 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-44 466 Sam Cava Ln
APN=41208041
No
Application
Filed
Single Family
Residential Poor
Commercial,
Medium-High
Density Res
P-D 0.16 3 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-45 180 Dillon Ave
APN=41208040
No
Application
Filed Parking Lot N/A
Commercial,
Medium-High
Density Res
P-D
0.14 3 20.25
Small underutilized parcel,
would require lot
consolidation. Separate lot
for the parking lot. Near
VTA Station.
4-46 180 Dillon Ave
APN=41208039
No
Application
Filed Retail Fair
Commercial,
Medium-High
Density Res
P-D
4-44 186 Dillon Ave
APN=41208038
Pre-App
Review
Completed
in 2014
Manufacturing
and warehouse Fair
Commercial,
Medium-High
Density Res
P-D 0.66 16 24.3
Long, thin and underutilized
parcel, would benefit from a
lot consolidation. Near VTA
Station.
4-45 190 Dillon Ave
APN=41208037
Pre-App
Review Filed
in 2014
Office and
warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.70 17 24.3
Long, thin and underutilized
parcel, would benefit from a
lot consolidation. Near VTA
Station.
4-46
200 Dillon Ave
APNs=41208049
41208050
41208051
41208052
41208053
No
Application
Filed
Industrial,
warehouse Fair
Commercial,
Medium-High
Density Res
P-D 0.37 7 20.25
Industrial Condominium.
Parcel would require lot
consolidation. Near VTA
Station.
4-47 230 Dillon Ave.
APN=41208034
Pre-App
Review Filed
in 2014
Vehicle storage
yard Vacant
Commercial,
Medium-High
Density Res
P-D 0.14 3 24.3
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-48 240 Dillon Ave
APN=41208033
No
Application
Filed
Office and
Warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.27 5 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 15
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
4-49 260 Dillon Ave
APN=41208032
No
Application
Filed
Warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.10 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
(See preceding page) (See preceding page)
4-50 272 Dillon Ave
APN=41208031
No
Application
Filed
Single Family
Residential Fair
Commercial,
Medium-High
Density Res
P-D 0.09 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-51 280 Dillon Ave
APN=41208030.
Pre-App
Review Filed
in 2014
Vacant N/A
Commercial,
Medium-High
Density Res
P-D 0.08 2 24.3
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-52 (No Address)
APN=41208035
Pre-App
Review Filed
in 2014
Vacant N/A High Density
Residential P-D 1.66 40 24.3
Underutilized parcel, could
from an associated lot
consolidation. Near VTA
Station.
4-53 293 Dillon Ave
APN=41208028
No
Application
Filed
Industrial Fair
Commercial,
Medium-High
Density Res
P-D 0.20 4 20.25
Small underutilized parcel,
may require lot
consolidation. Near VTA
Station.
4-54 279 Dillon Ave
APN=41208027
No
Application
Filed
Automotive
Repair Poor
Commercial,
Medium-High
Density Res
P-D 0.19 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-55 265 Dillon Ave
APN=41208067
No
Application
Filed
Office and
warehouse Poor
Commercial,
Medium-High
Density Res
P-D 0.19 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-56 255 Dillon Ave
APN=41208024
No
Application
Filed
Outside storage N/A
Commercial,
Medium-High
Density Res
P-D 0.13 3 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-57 243 Dillon Ave
APN=41208023
No
Application
Filed
Vacant N/A
Commercial,
Medium-High
Density Res
P-D 0.13 3 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-58 235 Dillon Ave
APN=41208022
No
Application
Filed
Single Family
Residential Fair
Commercial,
Medium-High
Density Res
P-D 0.13 3 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 16
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
4-59 227 Dillon Ave
APN=41208021
No
Application
Filed
Single Family
Residential Fair
Commercial,
Medium-High
Density Res
P-D 0.12 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
(See preceding page) (See preceding page)
4-60 219 Dillon Ave
APN=41208020
No
Application
Filed
Single Family
Residential Fair
Commercial,
Medium-High
Density Res
P-D 0.12 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-61 213 Dillon Ave
APN=41208019
No
Application
Filed
Single Family
Residential Fair
Commercial,
Medium-High
Density Res
P-D 0.12 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-62 191 Dillon Ave
APN=41208018
No
Application
Filed
Industrial Poor
Commercial,
Medium-High
Density Res
P-D 0.08 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-63 183 Dillon Ave
APN=41208017
No
Application
Filed
Single Family
Residential Fair
Commercial,
Medium-High
Density Res
P-D 0.10 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-64 426 Sam Cava Ln
APN=41208068
No
Application
Filed Warehouse Good
Commercial,
Medium-High
Density Res
P-D 0.29 6 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-65 138 Railway Ave
APN=41208069
No
Application
Filed
Retail and
warehouse Fair
Commercial,
Medium-High
Density Res
P-D 0.26 5 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-66 202 Railway Ave
APN=41208063
No
Application
Filed
Church and
Daycare Poor
Commercial,
Medium-High
Density Res
P-D 0.93 19 20.25
Small underutilized parcel,
could benefit from a require
lot consolidation. Near VTA
Station.
4-67 208 Railway Ave
APN=41208066
No
Application
Filed
Outside
Storage Poor
Commercial,
Medium-High
Density Res
P-D 0.13 3 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-68 216 Railway Ave
APN=41208057
No
Application
Filed
Single Family
Residential Poor
Commercial,
Medium-High
Density Res
P-D 0.13 3 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 17
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
4-69 226 Railway Ave
APN=41208056
No
Application
Filed
Vacant Poor
Commercial,
Medium-High
Density Res
P-D 0.09 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
(See preceding page) (See preceding page)
4-70 232 Railway Ave
APN=41208006
No
Application
Filed
Outside
Storage Poor
Commercial,
Medium-High
Density Res
P-D 0.09 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-71 238 Railway Ave
APN=41208054
No
Application
Filed
Outside
Storage N/A
Commercial,
Medium-High
Density Res
P-D 0.18 4 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-72 264 Railway Ave
APN=41208062
No
Application
Filed
Outside
Storage N/a
Commercial,
Medium-High
Density Res
P-D 0.09 2 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-73 264 Railway Ave
APN=41208061
No
Application
Filed
Retail and
Outside
Storage
Poor
Commercial,
Medium-High
Density Res
P-D 0.17 3 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-74 300 Railway Ave
APN=41208065
No
Application
Filed
Automotive
Repair Poor High Density
Residential P-D 1.56 32 20.25
Larger parcel near VTA
Station. Site development
would benefit from lot
consolidation.
South of Campbell
Avenue Area Plan –
Sub Area 2
Density: Up to 27 du/ac
Flexible development
standards.
Reduced joint use
parking allowed for
mixed use projects.
FAR: Up to 0.5
Density: Up to 27 du/ac
Building Height: 50 ft.
4-75 310 Railway Ave
APN=41203007
No
Application
Filed
Vacant and
Outside Storage Poor High Density
Residential P-D 0.40 8 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-76 320 Railway Ave
APN=41203006
No
Application
Filed
Vacant and
Outside Storage Poor High Density
Residential P-D 0.25 5 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
4-77 328 Railway Ave
APN=41203005
No
Application
Filed
Single Family
Residential and
Vacant
Poor High Density
Residential P-D 0.36 7 20.25
Small underutilized parcel,
would require lot
consolidation. Near VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 18
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
AREA 5 – WINCHESTER BLVD MASTER PLAN – SOUTH
5-1
2295
Winchester Blvd
APN=30534004
No
Application
Filed
Vacant N/A Central
Commercial P-D 0.28 6 20.25
Small underutilized parcel,
would require lot
consolidation. Near a VTA
Station.
“Neighborhood
Commercial Boulevard”
policies, to promote a
land use mix that is more
oriented to and more
sensitive to adjacent
neighborhood areas. First
floor commercial space is
required. Proposed public
improvements focus on
storefront district-type
street amenities.
Winchester Blvd Master
Plan, Area 2
120 ft. max building
frontage
Max. Height - 45 ft./3
stories
Front/street side 5 ft.
Rear setback 8 ft. min.
(2:1 stepped)
5-2
2305
Winchester Blvd
APN=30534005
No
Application
Filed
Vacant N/A Central
Commercial P-D 0.30 6 20.25
Small underutilized parcel,
would require lot
consolidation. Near a VTA
Station.
5-3
2325
Winchester Blvd
APN=30534006
No
Application
Filed
Retail and
restaurant Poor Central
Commercial P-D 0.54 11 20.25
Small underutilized parcel,
would require lot
consolidation. Near a VTA
Station.
5-4
2345
Winchester Blvd
APN=30536011
No
Application
Filed
Retail, service
and restaurant Poor Central
Commercial P-D 0.30 7 24.3
Part of a large multi-tenant
shopping center. Near a
VTA Station.
“Mixed-Use/Civic
Boulevard” policies:
where parcel size and
street frontage conditions
are generally consistent.
These policies promote a
mixed-use development
pattern that includes a
combination of
“freestanding” office,
residential and
commercial development.
Side setbacks, a frontage
landscape strip (allowed
by the lack of curbside
parking), and, over time,
installation of a central
landscaped median island
will combine to create an
open, “green” character
for these areas.
Winchester Boulevard
Master Plan, Area 1
200 ft. max building
frontage
Ground floor finished
ceiling ht of 15 ft.
FAR: 1.5 (exclusive of
residential uses)
Max. Ht - 55 ft./4 stories;
(min. of two stories)
Front 15 ft.
recommended (7 ft.
minimum)
Side setback 10 ft.
Street side setback 0 ft.
5-5
2365
Winchester Blvd
APN=30536012
No
Application
Filed
Retail and
service Fair Central
Commercial P-D 3.80 91 24.3
Part of a large multi-tenant
shopping center. Near a
VTA Station.
5-6
2375
Winchester Blvd
APN=30536013
No
Application
Filed
Retail and
service Fair Central
Commercial P-D 1.56 37 24.3
Part of a large multi-tenant
shopping center. Near a VTA
Station.
5-7
2415
Winchester Blvd
APN=30536008
No
Application
Filed
Retail and
service Fair
Commercial/
Prof Office/
Residential
P-D 3.26 78 24.3
Part of a large multi-tenant
shopping center. Near a
VTA Station.
5-8
2507
Winchester Blvd
APN=30536004
No
Application
Filed
Retail and
service Fair
Commercial/
Prof Office/
Residential
P-D 1.56 37 24.3
Part of a large multi-tenant
shopping center. Near a
VTA Station.
5-9
2523
Winchester Blvd
APN=30536005
No
Application
Filed
Retail and
service Fair
Commercial/
Prof Office/
Residential
P-D 0.69 17 24.3
Part of a large multi-tenant
shopping center. Near a
VTA Station.
5-10
2525-2565
Winchester Blvd
APN=30539050
No
Application
Filed
Automotive
repair complex Poor
Commercial/
Prof Office/
Residential
P-D 1.72 41 24.3
Campbell Plaza Automotive
Repair Center. Near a VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 19
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
5-11
2585
Winchester Blvd
APN=30539007
No
Application
Filed
Single Family
Residential Fair
Commercial/
Prof Office/
Residential
P-D 0.18 4 20.25
Small site would benefit
from a lot consolidation.
Near a VTA Station.
Main entrance facing
Winchester or Campbell
Avenue.
5-12
2585
Winchester Blvd
APN=30539008
No
Application
Filed
Single Family
Residential Fair
Commercial/
Prof Office/
Residential
P-D 0.16 3 20.25
Small site would benefit
from a lot consolidation.
Could provide secondary
access to adjacent
opportunity sites. Near a
VTA Station.
5-13
2460
Winchester Blvd
APN=41202032
No
Application
Filed
Retail Nursery Poor
Commercial/
Prof Office/
Residential
P-D 2.38 6 24.3
Summer Winds Nursery
Underutilized site adjacent
to the Winchester VTA
Station.
5-14
2470
Winchester Blvd
APN=41202001
No
Application
Filed
Office Fair
Commercial/
Prof Office/
Residential
P-D 0.61 6 20.25
Site is triangular and would
benefit from a lot
consolidation with the
adjacent site. Near a VTA
Station.
Appendix D: Inventory of Opportunity Sites Page D 20
Table D-2: Inventory of Opportunity Sites, City of Campbell
Site
ID Address/APN
Application
Status Existing Use
Building
Condition
General Plan
Designation Zoning
Site
Size
Realistic
Units
Usable
Density
(DU/Ac)
Description/ Comments
GP Policies/ Specific
Plans / Area Plans
Development
Standards
AREA 6 – DOT AVENUE PROPERTIES
6-1
464 W Campbell
Ave
APN=30530007
No
Application
Filed
Single Family
Home Poor
Medium
Density
Residential
P-D 0.95 14 15.0
Small underutilized parcel.
Single ownership would
facilitate lot consolidation.
There are no specific
policy or criteria in the
General Plan that apply
exclusively to this area.
As a result, the standard
citywide provisions apply.
Projects are evaluated
on a case-by-case basis
to achieve the minimum
residential density.
6-2 No Address
APN=305300006
No
Application
Filed
Vacant N/A
Medium
Density
Residential
P-D 0.53 8 15.0
Small underutilized parcel.
Single ownership would
facilitate lot consolidation.
6-3 No Address
APN=305300005
No
Application
Filed
Vacant N/A
Medium
Density
Residential l
P-D 0.60 9 15.0
Small underutilized parcel.
Single ownership would
facilitate lot consolidation.
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 1
APPENDIX E. PUBLIC OUTREACH DOCUMENTATION
This section of the Housing Element provides documentation of the City’s outreach and public
participation activities related to the development of the 2015-2023 Housing Element. The following
activities are documented in this Appendix.
A. City Website Information on Housing Element
B. First Community Outreach Meeting – February 10, 2104
1. Meeting Notice
2. Distribution and Mailing List
3. Images of Meeting
C. Second Community Outreach Meeting– April 29, 2014
1. Meeting Notice
2. Added Distribution List Names (from the First Outreach Meeting)
3. Non-Profit Housing Association Website
4. Campbell Express Website Announcement
5. Image of Preferred Housing Location “Dot Exercise” Results
6. Image of Sample Preferred Housing Type Survey
D. Images of City Council Study Session – June 17, 2014
A summary of the results of the various meetings listed above are included in the body of the Housing
Element.
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 2
A. City Website
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 3
B. First Community Outreach Meeting – February 10, 2014
1. Invitation flyer (sent by regular mail or by e-mail) and printed in the local
newspaper, the Campbell Express on January 29, 2014.
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 4
2. Mailing List
AARP, Marilyn Clough, President Campbell
Chapter
Affordable Housing Advocates
Aki Snelling
Al Bito
Barry Swanson Builders, Josh Burroughs
Bicycle Advisory Committee
Bridge Housing, Cynthia A .Parker
Building Board of Appeals
CAANET, Joshua Howard
Cambrian School District, Dr. Deborah Blow
Cambrian School District, Wendy Corkery
Campbell Chamber, Dave Perry
Campbell Chamber of Commerce
Campbell Community Center Neighborhood
Association, Tim Grabau
Campbell Union HSD, Gaylene Hinkle
Campbell Union HSD, Patrick Gaffney
Campbell Union School District, Dr. Eric
Andrew
Campbell Union School District, Ruth Smith
Campbell Village Neighborhood Assn, Lisa
Harmer
Catholic Charities of SCC, Margaret Williams
Catholic Charities of SCC, Marlene Siebert
Charities Housing, Kathy Robinson
City Ventures, Phil Kerr
Civic Improvement Commission
Corinthian House Campbell
Council Members
Cypress Group, Steve Schultz
David Downs
David Duran
DT Campbell Neigh Assn, MaryanneYoshikawa
Eden Housing, Linda Mandolini
EHC LifeBuilders
First Housing, Jeff Oberdorfer
Metropolitan Planning Group, Geoff Bradley
Habitat for Humanity East Bay Silicon Valley,
Nataie Monk
Habitat for Humanity East Bay-Silicon Valley,
Meg Fitts
Habitat for Humanity East Bay-Silicon Valley,
Michele Choi
HACSC, Aleli Sangalang
Hamann Park Neigh Assn, Vince Navarra
HBANC, Crisand Giles
Historic Preservation Board
Housing Choices Coalition, Jan Stokley
IVSN, Karae Lisle
Joanne Fairbanks
John Hawkings
Joint Venture, Russell Hancock
Joni Steele
Law Foundation of SCC, Alison Brunner
Law Foundation of SCC, Christina Lum
Law Foundation of SCC, Melissa Morris
League of Women Voters, Roberta Hollimon
Legal Aid Society, Mara Zlotoff
Liz Gibbons
LWVC, Jennifer Waggoner
Marc Scheurer
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 5
Mark Fisher
Merrill Gardens, Cathey – General Manager
MidPen Housing, Matt Lewis
MidPen Housing, Matthew Franklin
MidPen Housing, Jan Lindenthal
MidPen Housing, Peter Villareal
Mike Torres
NEXTDOOR.COM, via Al Bito
NHSSV, Matthew Huerta
Non-Profit Housing Assn of N CA - Pilar
Lorenzana-Campo
Opportunity Fund, Liz Givens
Organization of Special Needs Families, Sandra
James
Outreach and Escort, Kathryn Heatley
Parks and Recreation Commission
Planning Commission
Planning Division
Project Sentinel, Andy Van Deursen
Prometheus REG, Jackie Safier
Pruneyard-Dry Creek Neigh Assn, Jane Harmer
Rebuilding Together Silicon Valley
Rebuilding Together-Silicon Valley, Bev
Jackson
Rental Increase Fact Finding Committee
Richard Herrera, SCC Vets
Robson Homes, Mark Robson
San Tomas Neigh Assn, Jackie Wyckoff
Santa Clara Family Health Foundation,
Kathleen King
SARC / Tom Yetter
SCC Assn of Realtors, Jessica Epstein
SCC Council of Churches, Rev Margo Tenold
Senior Adults Legal Assistance, Georgia Bacil
Senior Housing Solutions
Sharon Teeter
Silicon Valley Leadership Group, Bena Chang
Step Up SV, Almaz Negash
Suzette Rios-Scheurer
SVLG, Shiloh Ballard
Timber Cove HOA, Bud Souza
United Way Silicon Valley, Carole Hutton
Westley Manor
William Seligmann
YWCS Silicon Valley – Support, Sandy Davis
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 6
3. Images of First Community Outreach (Question & Answer) Meeting
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 7
C. Second Community Outreach Meeting – February 10, 2014
1. Invitation flyer (sent by regular mail or e-mail as appropriate) and
printed in the local newspaper, the Campbell Express on April 16, 2014.
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 8
2. Community Outreach Meeting Mailing List – Names Added after First
Meeting
Ardie Zahedani
Barbara Derbyshire
David Snyder
Eric Bracher
Greg Hoque
Jo-Ann Ash Fairbanks
John Razumich
Lillie Richard
Liz Gibbons
Mark Linder
Mark Shorett
Mary Jo Gorney-Moreno
Natalie Monk - Habitat for Humanity
P. Sausedo
Renee Schiavone, Campbell Patch
Sally Howe, Campbell Express
Therese Piccolo for Robert Hicks
Vivek Bansal
Vivian Bracher
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 9
3. Non-Profit Housing Association Website
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 10
4. Local On-line Newspaper Website
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 11
5. Results of Housing Location Preference “Dot Exercise”
Green Dots – Preferred YES Locations Red Dots – Preferred NO Locations
Light Blue Bascom Avenue Corridor
Violet NOCA Area Plan
Orange East Campbell Avenue Master Plan
Blue SOCA Area Plan
Pink Union Avenue Area
Red Upper/North Winchester Blvd Master Plan
Gold Lower/Southern Winchester Blvd Master Plan
Purple Dot Avenue Area
Green West Hamilton Avenue Area
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 12
6. Results of Housing Type Preference Survey (Sample of Complete Survey)
City of Campbell
2015-2023 Housing Element
Appendix E: Public Outreach Documentation Page E 13
D. Images from City Council Study Session – June 17, 2014
This Page Left Intentionally Blank
City of Campbell -- Community Development Department 70 N. First Street, Campbell, CA 95008
MEMORANDUM To: Members of the Planning Commission Date: March 22, 2022 From: Rob Eastwood, Community Development Director
Subject: Report of the Community Development Director
I. CITY COUNCIL: The City Council met on Tuesday, March 15, 2022 and considered the following items of interest to the Planning Commission:
A. 2021 Housing Element Annual Progress Report (APR) The City Council received
public comment and adopted a Resolution accepting the Housing Element Annual Progress Report and directing staff to file the Annual Progress Report with the required State agencies.
Update on Campbell's Plan for Housing - The City Council received a report on the
upcoming review of policies and programs for Campbell’s Housing Element Update (“Campbell’s Plan for Housing”), including the upcoming schedule, stakeholder outreach, and initial list of discussion areas, policies and programs to be reviewed by the Planning Commission and City Council during this process. Review of the City’s Below-Market Rate Housing Program and Identified Improvement Plan: The City Council provide direction on the recommended Below-Market Rate Housing Program improvement plan.
II. UPCOMING COMMISSION MEETINGS A. Next Regular Planning Commission Meeting of April 12, 2022: The next regular meeting will consider the following item(s):
• Public Scoping meeting for the Notice of Preparation for the Environmental Impact Report (EIR) for the Campbell Envision General Plan Update and Campbell’s Plan for Housing
• Review and provide feedback on Policies and Programs for Campbell’s Plan for Housing
• Amendments to the Zoning Ordinance regarding setbacks in the
Commercial and Industrial zoning districts
• Revocation / Modification Hearing for Khartoum Lounge
• Tree Removal Permit Application Appeal B. Housing Element Outreach Meeting – The Department will host a Community Meeting scheduled for March 24, 2022 at 7:30pm to facilitate public feedback
Director’s Report for March 3, 2022 Page 2
regarding policies and programs in Campbell’s Plan For Housing – links to the meeting found on the City’s Website – https://campbell.generalplan.org/housing-element
III. MISCELLANEOUS
A. Cal Poly San Luis Obispo – Vision Concepts for Light Rail Station Plans: The Cal Poly San Luis Obispo City and Regional Planning Program will be preparing design concepts for potential new Station Area planning around the Winchester and Campbell Downtown Light Rail Stations. The students will be visiting Campbell on April 6th and
their final products are tentatively scheduled to be presented to the Planning Commission at a special meeting on Tuesday, May 31st
To: Chair Ching and Planning Commissioners
Date: March 22, 2022
From: Daniel Fama, Senior Planner
Subject: Desk Item – SB-9 Ordinance
In response to recent guidance from the California Department of Housing and
Community Development (HCD), the draft SB-9 Ordinance has been revised (enclosed)
to eliminate the full kitchen requirement for junior accessory dwelling units (JADUs).
Consistent with HCD guidance, JADUs are only required to provide an "efficiency
kitchen" as per the new definition (see Section 10):
"Efficiency kitchen" means a cooking facility for a junior accessory dwelling unit
which contains a sink, food preparation counter, food storage cabinet, and electrical
circuitry suitable for common kitchen appliances.
The definition of JADU in Section 11 has also been clarified to indicate JADUs are
allowed in existing and proposed dwellings:
"Junior accessory dwelling unit" means a dwelling unit that is no more than five
hundred square feet in size and contained entirely within an existing or proposed single-
family dwelling or detached accessory dwelling unit. A junior accessory dwelling unit
may include separate sanitation facilities or may share sanitation facilities with the
existing structure.
Encl: Revised Draft Ordinance
City of Campbell
MEMORANDUM
Planning Division
Ordinance No. _____
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CAMPBELL ADDING
NEW CHAPTER 21.25 (TWO-UNIT HOUSING DEVELOPMENTS) AND CHAPTER 20.14 (URBAN LOT SPLITS) TO THE CAMPBELL MUNICIPAL CODE TO IMPLEMENT SENATE BILL NO. 9 (SB-9) AND AMENDING VARIOUS OTHER SECTIONS OF THE MUNICIPAL CODE PERTAINING TO THE REGULATION OF ACCESSORY DWELLING UNITS (ADUS).
FILE NO.: PLN-2021-187
After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council of the City of Campbell
does ordain as follows: SECTION 1. The City Council adopts this ordinance in furtherance of Senate Bill No. 9 (2021), which requires ministerial approval of a housing development of no more than two units in a
single-family zone (proposed housing development), the subdivision of a parcel zoned for
residential use into two parcels (urban lot split), or both, and pursuant to Section 65852.21(j) and Section 66411.7(n) of the California Government Code, and to amend related provisions governing the creation of accessory dwelling units in order to remove existing constraints and barriers.
SECTION 2. The City Council finds and determines that the proposed ordinance is consistent with the goals, policies, and actions of the General Plan, including Housing Element Policies H-5.3 (Secondary Dwelling Units) and H-5.4 (Ordinance Updates); would not be detrimental to the public interest, health, safety, convenience, or general welfare of the city; and is
internally consistent with other applicable provisions of the Campbell Municipal Code.
SECTION 3. The City Council further finds and determines that the adoption of this ordinance
is not a project under the California Environmental Quality Act (CEQA) pursuant to California
Government Code Section 65852.21(j) and Section 66411.7(n) relating to implementation of Senate Bill No. 9, as well as pursuant to Public Resource Code Section 21080.17 which exempts the adoption of an ordinance by a city or county to implement the provisions of Section 65852.1 or Section 65852.2 of the Government Code relating to the construction of
accessory dwelling units. SECTION 4. Termination of Interim Ordinance. That (Interim) Ordinance No. 2277, as extended by Ordinance No. 2278, is superseded by, and shall be of no further force and effect upon the effective date of this ordinance.
SECTION 5. Adopting a SB-9 Housing Developments Chapter. New Chapter 21.25 (Two-Unit Housing Developments) is hereby added to Article 3 (Development and Operational Standards) of Title 21 (Zoning Code) of the Campbell Municipal Code to read as follows:
CHAPTER 21.25 (TWO-UNIT HOUSING DEVELOPMENTS) 21.25.010 – Purpose
Page 2 of 23
This Chapter establishes exceptions from the Zoning Code and provides permit procedures for proposed housing developments allowed by Senate Bill No. 9 (2021), as
codified in Government Code Section 65852.21. The provisions of this Chapter shall
supersede any other provision to the contrary in the Zoning Code; all other provisions unaffected by this Chapter shall remain in effect. Urban lot splits permitted by Government Code Section 66411.7 are processed pursuant to Chapter 20.14 (Urban Lot Splits).
21.25.020 – Applicability
This Chapter is applicable only to voluntary applications for proposed housing developments. Owners of real property or their representatives may continue to exercise rights for property development in conformance with the Zoning Code. Development
applications that do not satisfy the definitions for a proposed housing development shall not
be subject to this Chapter. It is not the intent of this Chapter to override any lawful use restrictions as may be set forth in Conditions, Covenants, and Restrictions (CC&Rs) of a common interest development.
21.25.030 – Definitions
In addition to the terms defined by Section 21.72.020 (Definitions of specialized terms and phrases) and Section 21.23.120 (Definitions), the following terms shall have the following meanings as used in this Chapter. Where a conflict may exist, the definitions provided in this
section shall prevail over any other definition.
"Acting in concert" means persons, as defined by Section 82047 of the Government Code as that section existed as of January 1, 2022, acting jointly to pursue development of real property whether or not pursuant to a written agreement and irrespective of individual
financial interest.
"Addition" means any construction which increases the size of a building in terms of site coverage, height, length, width, or gross floor area.
"Alteration" means any construction or physical change in the arrangement of rooms or the supporting members of a building or change in the relative position of buildings on a site, or substantial change in appearances of any building. "Building" means any structure having a roof supported by columns or walls and
intended for any shelter, housing or enclosure of any individual, animal, process, equipment, goods, use, occupancy, or materials. When any portion of a structure is completely separated from every other portion of the structure by a masonry division or firewall without any window, door or other opening and the masonry division or firewall extends from the ground to the upper surface of the roof at every point, such portion shall be deemed to be a separate
building. "Construction of a new primary dwelling unit" means (1) the erection or assembly of a new primary dwelling unit; (2) creation of a new primary dwelling unit from the floor area of an existing accessory structure or primary dwelling unit; and (3) the conversion of an existing
accessory dwelling unit or junior accessory dwelling unit to a primary dwelling unit.
Page 3 of 23
"Elevation," including "front elevation," "side elevation," "street-side elevation", and "rear elevation," means the wall(s) of a building that are oriented towards the front, side,
street-side, and rear yards, respectively, formed by the required building setbacks, as
illustrated by Figure 1-1, Figure 1-2, and Figure 1-3.
"Entry feature" means a structural element, which leads to a front door.
"Existing non-livable space(s)" and "portions of existing multifamily dwelling structures
that are not used as livable space" as referenced in Section 21.23.050 (Special Provisions for
Multi-family Residential Properties) and Section 65852.2(e)(1)(C) of the Government Code, respectively, refers to storage rooms, boiler rooms, passageways, attics, basements, garages, carports, and similar spaces that are located within or a part of existing multifamily dwelling structures that received a certificate of occupancy prior to January 1, 2022.
"Existing structure" means a lawfully constructed building that received final building permit clearance prior to January 1, 2022 and which has not been expanded on or after January 1, 2022.
"Lot types" means "corner lot," "interior lot," flag lot," "double frontage lot," "reversed
corner lot," and "key lot" as depicted in Figure 1-1 (Lot Types and Yards), below. Also includes a "cul-de-sac lot" that is located along the curved terminus formed by the bulb of a cul-de-sac street, as depicted by Figure 1-2 (Cul-de-Sac Lots) and a "pie-shaped lot" where the side lot lines are approximately radial to the curve of the street upon which it fronts, as depicted in
Figure 1-3 (Pie-Shaped Lot). Any other lot type not defined herein shall be considered an
"irregular lot".
Figure 1-1 – Lot Types and Yards
Figure 1-2 – Cul-de-Sac Lots Figure 1-3 – Pie-Shaped Lot
Page 4 of 23
"Parcel" and "legal parcel" mean a single unit of land created by a partition or subdivision which, at the time of creation, complied with all procedural and substantive
requirements of any applicable local, state or federal law.
"Natural grade" means the average existing elevation of datum points located at each corner of a proposed primary dwelling unit, measured in feet above mean sea level (AMSL).
"Neighborhood plan" means both the San Tomas Area Neighborhood Plan and the Campbell Village Neighborhood Plan, as applicable.
"Nonconforming zoning condition" means a physical improvement on a property that
does not conform with current zoning standards, and subject to Chapter 21.58 (Nonconforming Uses and Structures).
"Proposed housing development" means an application proposing no more than two primary dwelling units on a single parcel located within a single-family residential zone as
authorized by Section 65852.21 of the Government Code. This Chapter recognizes the
following types of proposed housing developments. Any proposal not satisfying this definition shall not be considered a proposed housing development under this Chapter.
1. Construction of two (2) new primary dwelling units on either an existing parcel or a new parcel created from an urban lot split.
2. Construction of one (1) new primary dwelling unit and retention of one (1) existing primary dwelling unit on either an existing parcel or a new parcel created from an urban lot split.
3. Retention of two (2) lawful nonconforming primary dwelling units where one or both
units are subject to a proposed addition or alteration on an existing parcel. 4. Retention of two (2) existing lawful nonconforming primary dwelling units on a new parcel created from an urban lot split.
5. Construction of one (1) new primary dwelling unit and one (1) accessory dwelling unit (or junior accessory dwelling unit) on a new parcel created from an urban lot split.
6. Retention of one (1) existing primary dwelling unit and construction of one (1)
accessory dwelling unit (or junior accessory dwelling unit) on a new parcel created from an urban lot split.
"Public transportation" means a high-quality transit corridor, as defined in subdivision (b) of Section 21155 of the Public Resources Code, or a major transit stop, as defined in
Section 21064.3 of the Public Resources Code.
"Single-family residential zone" means an R-1 (Single-family) zoning district as specified by Chapter 21.08 (Residential zoning districts).
"Subdivision ordinance" means Title 20 of the Campbell Municipal Code.
Page 5 of 23
"Urban lot split" means a ministerial application for a parcel map to subdivide an existing parcel located within a single-family residential zone into two parcels, as authorized
by Section 66411.7 of the Government Code.
"Yards" means the open space formed by the required building setbacks, as illustrated by Figure 1-1, Figure 1-2, and Figure 1-3.
"Zoning code" means Title 21 of the Campbell Municipal Code.
21.25.040 – General Eligibility
A proposed housing development may only be created on parcels satisfying all of the following general requirements: A. Zoning District. A parcel that is located within a single-family residential zone.
B. Historic Property. A parcel that is not listed on the City of Campbell Historic Resource Inventory, as defined by Chapter 21.33 (Historic Preservation). C. Legal Parcel. A parcel which has been legally created in compliance with the
Subdivision Map Act (Government Code Section 66410 et seq.) and Subdivision
Ordinance, as applicable at the time the parcel was created. The city engineer may require a certificate of compliance to verify conformance with this requirement. D. Hazardous Waste Site. A parcel that is not identified as a hazardous waste site
pursuant to Government Code Section 65962.5 or a hazardous waste site designated
by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code, unless the State Department of Public Health, State Water Resources Control Board, or Department of Toxic Substances Control has cleared the site for residential use.
E. Flood Zone. A parcel that is not located within a special flood hazard area subject to inundation by the 1 percent annual chance flood (100-year flood) on the official maps published by the Federal Emergency Management Agency unless a Letter of Map Revision prepared by the Federal Emergency Management Agency has been issued
or if the proposed primary dwelling unit(s) is constructed in compliance with the provisions of Chapter 21.22 (Flood Damage Prevention) as determined by the floodplain administrator. F. Earthquake Fault Zone. A parcel that is not located within a delineated earthquake
fault zone as determined by the State Geologist on any official maps published by the State Geologist, unless the proposed housing development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law (Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code), and
by any local building department under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2.
Page 6 of 23
G. Natural Habitat. A parcel that is not recognized by the City as a habitat for protected species identified as candidate, sensitive, or species of special status by state or
federal agencies, fully protected species, or species protected by the federal
Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code).
21.25.050 – Zoning Standards The following objective zoning standards supersede any other standards to the contrary that may be provided in the Zoning Code or a neighborhood plan, as they pertain to
a proposed housing development under Government Code Section 65852.21. Proposed
housing developments shall be constructed only in accordance with the following objective zoning standards, except as provided by Section 21.25.100 (Exceptions).
A. Building Height/Number of Stories. The maximum building height and maximum number of stories shall be as specified by the applicable zoning district and/or a
neighborhood plan. Building height shall be measured from finished grade except for
properties subject to a neighborhood plan where maximum building height is measured from natural grade. B. Floor Area Ratio and Lot Coverage. The maximum floor area ratio and lot coverage
shall be as specified by the applicable zoning district and/or a neighborhood plan.
C. Grading. A change in elevation (AMSL) from natural grade shall be limited to the minimum extent necessary to ensure adequate drainage as demonstrated by a grading and drainage plan prepared by a registered civil engineer.
D. Minimum Living Area. The minimum living area of a primary dwelling unit shall be 150 square feet, subject to the restrictions specified by Health and Safety Code Section 17958.1.
E. Parking. One (1) parking stall per primary dwelling unit shall be required, except for
proposed housing developments located on parcels within one-half mile walking distance of either a public transportation stop or one block of a car share vehicle operating in accordance with California Vehicle Code section 22507.1.
Parking stalls may either be uncovered or covered (garage or carport) in compliance
with the development standards of the applicable zoning district and/or a neighborhood plan and Chapter 21.28 (Parking and Loading), except that uncovered parking spaces may encroach into a required front or side yard fronting on a public street within an existing or proposed driveway that satisfies the minimum stall dimensions for residential parking spaces (9-feet wide by 20-feet deep).
F. Private Open Space. Each parcel shall maintain a minimum of 750 square feet of private open space per primary dwelling unit, satisfying the requirements of Section 21.08.030, Table 2-3 (General Development Standards – R-1 Zoning District).
Page 7 of 23
G. Setbacks. Proposed housing developments shall be subject to the setback and
building separation requirements specified by Table 1-1 (Setback Requirements),
below: Table 1-1 – Setback Requirements
Setback (1) Requirement (2)
Property Line Setbacks
Front Per the applicable zoning district and/or neighborhood plan
Garage Entry 25 feet
Interior Sides (3) 4 feet Rear
Street Side 12 feet
Separation Between Primary Dwelling Units (4)
For units located in front of or behind each other 10 feet
For units located to the side of each
other 5 feet
Separation from Accessory Structure(s)
If located in front of the accessory structure 10 feet If located behind the accessory structure
If located to the side of the accessory structure 5 feet
Exceptions:
(1) Cornices, eaves, sills, canopies, bay windows, or other similar architectural features may extend into required setbacks and building separation distances as specified Section 21.18.040.B.1.
(2) No setback shall be required for an existing structure, or a structure constructed in the same location and to the same dimensions as an existing structure.
(3) No interior side setback shall be required for proposed housing development units constructed as attached townhomes, provided that the structures meet building code safety standards and are sufficient to allow conveyance as a separate fee parcel.
(4) Except for primary dwellings constructed as a duplex or townhomes. 21.25.060 –Site Development Standards The following site development standards augment those standards provided in
Chapter 21.18 (Site Development Standards), Chapter 21.28 (Parking and Loading), and
Chapter 21.26 (Landscaping). Proposed housing developments shall be constructed only in accordance with the following site development standards, except as provided by Section 21.25.100 (Exceptions).
A. Air Conditioning Units. Air conditioning units and similar equipment such as
generators, heating, and ventilation equipment shall be ground-mounted, screened
from public view, and separated from property lines as required by Section 21.18.020 (Air conditioning units).
Page 8 of 23
B. Driveways. Driveways shall comply with the requirements of Section 21.28.090 (Driveways and site access), except that the following standards shall apply:
1. Each driveway shall have a minimum width of eight feet up to a maximum width of eighteen feet;
2. Each driveway shall be entirely paved with either concrete or pavers. All other surfacing materials, including but not limited to gravel, decomposed granite, and
asphalt, are prohibited; and
3. Only a single driveway curb-cut shall be permitted per parcel designed in accordance with the City’s Standard Specifications and Details for Public Works Construction.
C. Fencing. All new fencing shall comply with the requirements of Section 21.18.060
(Fences, walls, lattice and screens), except that fences shall be permitted up to seven
feet in height, with or without lattice, where a six-foot tall fence would otherwise be permitted. D. Front Yard Paving. No more than fifty percent of the front-yard setback area shall be
paved as specified by Section 21.18.070 (Front yard paving), except to allow a
driveway with a width dimension not exceeding eight feet. E. Landscaping Requirement. Front and street-side yards shall be irrigated and landscaped with a combination of plantings, including natural turf, ornamental grasses,
groundcovers, shrubs, and trees, consistent with Section 21.26.030 (General
landscaping requirements for all zoning districts) and the California Model Water Efficient Landscape Ordinance (MWELO), pursuant to Section 21.26.030.F (Water efficient). Properties subject to the San Tomas Area Neighborhood Plan (STANP) shall provide one tree per 1,500 square-feet of net lot area.
F. Lighting. New exterior lighting fixtures shall be down-shielded and oriented away from adjacent properties consistent with Section 21.18.090 (Lighting design standards) and shall not emit more than one half foot candle of illumination at interior-side or rear property lines.
G. Stormwater Management. Stormwater runoff from impervious surfaces shall be directed to vegetated areas on the parcel and shall not drain onto adjacent parcels as specified by the Building Code, and as demonstrated by a grading and drainage plan prepared by a registered civil engineer.
H. Water Meter(s) and Sewer Cleanout(s): New water meters and sewer cleanouts shall be installed on the parcel containing the units they serve. Existing meters and cleanouts located within the public right-of-way shall be relocated onto the parcel upon construction of a new primary dwelling unit.
21.25.070 – Design Review Standards
Page 9 of 23
The following objective design review standards apply to construction of new primary dwelling units and to any addition and/or alteration to existing primary dwelling units as part
of a proposed housing development, except as provided by Section 21.25.100 (Exceptions).
Existing features inconsistent with these standards may remain provided they are not altered or removed. A. Balconies/Decks. Rooftop terraces and decks are prohibited. Balconies shall only be
permitted on the front elevation of a primary dwelling unit(s).
B. Building Colors. Each new primary dwelling unit shall incorporate at least two (2) colors (inclusive of trim) but not more than four colors. Paints shall be uniformly applied to wall surfaces and no more than one paint color may be applied per wall (not including
the trim color). Additions to existing primary dwelling units shall incorporate the same
building colors as the existing structure or otherwise comply with the requirements of this provision.
C. Columns and Pillars. Exterior columns and/or pillars shall not exceed a height of 14-
feet or the plate height of the first-story, whichever is less.
D. Finished Floor. The finished floor of the first-story shall not exceed 18-inches in height as measured from finished grade.
E. Front Entryway. An entry feature framing a front door shall not exceed 14-feet in
height as measured from finished grade. F. Front Doors. Front door openings shall not exceed a width of 6-feet or a height of 9-feet. Front entry doors for duplex units in a side-by-side configuration shall be separated by a distance equal to half the linear length of the structure’s front elevation.
G. Front Porch. Porches shall have a minimum depth of 5-feet and a minimum width equal to thirty-three percent (33%) of the linear width of the front-facing wall. H. Front Step-back. Second-story wall(s) that front a public street shall be recessed by
5-feet from the first-story exterior walls, as measured wall to wall.
I. Garages: Garages placed on the front elevation of a primary dwelling unit shall not exceed 50% of the linear extent of the front elevation. J. Garage Conversions. The creation of a primary dwelling unit from the existing space
of an attached garage shall include removal of garage doors which shall be replaced with architectural features the same as those of the existing primary dwelling unit, including the same wall cladding, building color(s), and window frames that remove any appearance that the structure was originally a garage.
K. Plate Height. The plate height of each story for a new primary dwelling unit shall be
limited to 12-feet as measured from finished floor. The plate height of an addition to an existing primary dwelling unit shall match the plate height of the existing structure.
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L. Roof Forms. For new primary dwelling units, roofs shall be limited to cross-hipped or
hipped and valley forms with a minimum slope of 4:12 and a maximum slope of 8:12.
Gabled and dormer elements are allowed, but all other roof forms are prohibited. Additions to existing primary dwelling units shall match the predominant roof form and roof pitch of the existing structure.
M. Roof Materials. For new primary dwelling units, no more than two (2) roofing materials
shall be used, limited to asphalt composite shingles, photovoltaic shingles, standing seam metal, clay tile, concrete tile, and slate shingles. All other roofing materials are prohibited. Additions to existing primary dwelling units shall incorporate the same roofing material as the existing structure or otherwise comply with the requirements of this provision.
N. Stairways. Exposed exterior stairways are prohibited. Stairways necessary to access a dwelling unit located on a second floor shall be entirely enclosed within the structure and shall be included in the allowable floor area of the dwelling unit that it serves.
O. Wall Materials. For new primary dwelling units, no more than two exterior wall
materials shall be used, limited to stucco, horizontal or vertical fiber cement siding (in any profile), horizontal or vertical wood siding (in any profile), and horizontal or vertical engineered (composite) wood siding (in any profile). Stacked stone or brick veneer may be used as an accent material, limited to the lower half of the first story. Additions to existing primary dwelling units shall incorporate the same combination materials as
the existing structure or otherwise comply with the requirements of this provision.
P. Windows. All second-story windows less than eight feet from rear and interior-side property lines shall be clerestory with the bottom of the glass at least six feet above the finished floor. All other second-story windows shall be limited to the minimum
number and minimum size as necessary for egress purposes as required by the Building Code.
Q. Utilities. Gas and electric meters and connections to gas and electric meters (i.e. connections to rooftop solar panels) shall be located on side walls adjacent to interior-
side property lines. 21.25.080 – General Requirements and Restrictions The following requirements and restrictions apply to all proposed housing
developments, inclusive of existing and new primary dwelling units, as applicable:
A. Accessory Dwelling Units. In addition to the two primary dwelling units comprising a proposed housing development, accessory dwelling units may be allowed as follows, consistent with Chapter 21.23 (Accessory Dwelling Units), except for proposed
housing developments located on a new parcel created by an urban lot split which shall
be limited to a total of two units as defined by Section 66411.7(j)(2) of the Government Code:
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1. Parcels with two (2) single-family dwellings shall be permitted one (1) accessory
dwelling unit and one (1) junior accessory dwelling unit;
2. Parcels with a duplex structure shall be permitted two (2) detached accessory dwelling units. The accessory dwelling units may be connected to each other in a side-by-side or front-to-back configuration or stacked with one unit located
atop of the other unit forming a two-story structure not exceeding the maximum
building height specified by Section 21.25.050.A (Building height/number of stories); 3. Creation of an interior accessory dwelling unit from an existing non-livable
space shall only be permitted within an existing multifamily dwelling structure,
as herein defined. B. Building and Fire Codes. Title 18 and Title 17 of the Campbell Municipal Code, incorporating the Building Code and Fire Code, respectively, apply to all proposed
housing developments.
C. Dwelling Unit Type. The primary dwelling unit(s) comprising a proposed housing development may take the form of detached single-family dwellings, attached townhomes, and/or duplexes. A duplex may consist of two dwelling units in a side-by-
side or front-to-back configuration or stacked with one unit located atop of the other
unit forming a two-story structure not exceeding the maximum building height specified by Section 21.25.050.A (Building height) or a Neighborhood Plan.
D. Encroachment Permits. Separate encroachment permits for the installation of utilities
to serve a proposed housing development shall be required. Applicants shall apply for
and pay all necessary fees for utility permits for sanitary sewer, gas, water, electric and all other utility work.
E. Park Impact Fee. A fee in-lieu of parkland dedication shall be paid in association with the creation of any new dwelling units in compliance with Chapter 13.08 (Park Impact
Fees).
F. Restrictions on Demolition. The proposed housing development shall not require demolition or alteration involving removal of more than 25 percent of the existing exterior structural walls, of any of the following types of housing structures:
1. Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income;
2. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power;
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3. Housing that has been occupied by a tenant in the last three years. This shall be evidenced by claiming of the Homeowners' Exemption on the Santa Clara
County assessment roll.
G. Short-Term Rentals. Leases for durations of less than 30 days, including short-term rentals are prohibited. The community development director shall require recordation of a deed restriction documenting this requirement prior to issuance of a building
permit.
H. Subdivision and Sales. Except for the allowance for an urban lot split provided in Chapter 20.14 (Urban Lot Splits), no subdivision of land or air rights shall be allowed in association with a proposed housing development, including creation of a stock
cooperative or similar common interest ownership arrangement. In no instance shall a
single primary dwelling unit be sold or otherwise conveyed separate from the other primary dwelling unit. 21.25.090 – Application Process
Applications for proposed housing developments shall be submitted and processed in compliance with the following requirements: A. Application Type. Proposed housing developments shall be reviewed ministerially by
the community development director through consideration of a zoning clearance in
compliance with Chapter 21.40 (Zoning Clearances). The permitting provisions of Chapter 21.42 (Site and Architectural Review and by reference any neighborhood plan, shall not be applied.
B. Application Filing. A zoning clearance application for a proposed housing
development, including the required application materials and fees, shall be filed with the community development department in compliance with Chapter 21.38 (Application Filing, Processing and Fees). A zoning clearance application may only be found complete if it satisfies the requirements of this Chapter.
C. Building Permits. Issuance of a zoning clearance shall be required prior to issuance of building permit(s) for the new and/or modified dwelling units comprising the proposed housing development, consistent with Section 21.56.050 (Issuance of building permits).
D. Approval Expiration. Approval of a zoning clearance shall expire twelve months after issuance, as specified by Section 21.56.030 (Permit time limits and extensions).
E. Denial. The community development director may deny a proposed housing development project only if the building official makes a written finding, based upon a
preponderance of the evidence, that the proposed housing development would have a specific, adverse impact, as defined and determined in paragraph (2) of subdivision (d) of Section 65589.5 of the Government Code, upon public health and safety or the physical environment and for which there is no feasible method to satisfactorily mitigate
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or avoid the specific, adverse impact. Expiration of a zoning clearance application following a determination that the application is incomplete pursuant to Section
21.38.040.C (Expiration of application) shall not constitute a denial.
F. Appeals. As specified by Chapter 21.62 (Appeals), zoning clearances are ministerial and are not subject to an appeal.
21.25.100 – Exceptions
If any of the zoning, site development, or design review standards provided in this Chapter would have the effect of physically precluding construction of up to two primary dwelling units or physically preclude either of the two primary dwelling units from being at least 800 square feet in floor area, the community development director shall grant an
exception to the applicable standard(s) to the minimum extent necessary as specified by this
section. An exception request shall be explicitly made on the application for a zoning clearance for a proposed housing development.
A. Determination. Exceptions shall be granted by the community development director according to the following order of priority (ordered from the most preferred to the least
preferred) until the physical constraint to a proposed housing development is resolved,
provided that if an exception does not remove a physical constraint, the exception shall not be granted. 1. Elimination of the rear setback (for parcels with a rear property line abutting a
non-residentially zoned property or roadway);
2. Elimination of the interior-side setback (for parcels with a side property line abutting a non-residentially zoned property or street);
3. Reduction of the street-side setback to 5-feet;
4. Reduction of the garage entry setback/minimum driveway depth to 20-feet;
5. Increase to the maximum floor area ratio (FAR);
6. Increase to the maximum lot coverage;
7. Reduction to the minimum required private open space;
8. Reduction of the front/rear building separation between structures to 5-feet;
9. Reduction or elimination of any other standard not otherwise identified.
B. Remedy. Where a disagreement with the community development director's application of this section occurs, the procedures for an Interpretation provided in Section 21.020.030 (Procedures for interpretations) shall be followed, including the provisions for an appeal.
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SECTION 6. Adopting an Urban Lot Splits Chapter. New Chapter 20.14 (Urban Lot Splits) is hereby added to Title 20 (Subdivision and Land Development) of the Campbell Municipal
Code to read as follows:
CHAPTER 20.14 (URBAN LOT SPLITS) 20.14.010 – Purpose
This Chapter establishes exceptions to the Zoning Code and Subdivision Ordinance and provides permit procedures to allow urban lot splits allowed by Senate Bill No. 9 (2021), as codified in Government Code Section Sections 66452.6 and 66411.7. The provisions of this Chapter shall supersede any other provision to the contrary in the Subdivision Ordinance
or the Zoning Code. Subdivision standards provided for in the Subdivision Ordinance that are
not affected by this Chapter shall remain in effect. 20.14.020 – Applicability
This Chapter is applicable only to voluntary applications for urban lot splits. Owners of
real property or their representatives may continue to exercise rights for property development in conformance with this Title. Applications that do not satisfy the definitions for an urban lot split provided in Section 21.25.030 (Definitions) of the Zoning Code shall not be subject to this Chapter. It is not the intent of this Chapter to override any lawful use restrictions as may
be set forth in Conditions, Covenants, and Restrictions (CC&Rs) of a common interest
development. 20.14.030 – Definitions
The meaning of terms used in the Chapter shall be as defined by Section 21.72.020
(Definitions of specialized terms and phrases), Section 21.23.120 (Definitions), and Section 21.25.030 (Definitions) of the Zoning Code. Where a conflict may exist between these sections, the definitions provided in Sections 21.25.030 (Definitions) shall prevail. 20.14.040 – Subdivision Standards The following objective subdivision standards supersede any other standards to the contrary that may be provided in the Subdivision Ordinance, Zoning Code, or applicable neighborhood plan as they pertain to creation of an urban lot split under Section 66411.7 of
the Government Code.
A. Allowable Lot Types. Any newly created parcel satisfying the criteria provided by Section 21.25.040 (General Eligibility) of the Zoning Code may be approved for an urban lot split, irrespective of its current configuration. However, the allowed creation of specific lot types resulting from an urban lot split is limited to those specified in Table
1-1 (Allowed Lot Types), below. Lot types identified with an (A) are allowable. Lot types identified with a (P) are prohibited and shall not be created.
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Table 1-1 – Allowed Lot Types
Lot Type (1) Allowability
Interior Lot A
Corner Lot A
Reverse Corner Lot A
Flag Lot A
Key Lot A
Cul-de-Sac Lot A
Pie-Shaped Lot A
Double Frontage Lot P
Irregular Lot P
(1) Lot types are defined and illustrated in Section 21.25.030, Figure 1-1 (Lot Types and Yards), Figure 1-2 (Cul-de-Sac Lots), and Figure 1-3 (Pie-Shaped Lot) of the Zoning Code. B. Flag Lots. The access corridor of a flag lot parcel (as illustrated in Section 21.25.030, Figure 1-1 of the Zoning Code) shall be in fee as part of the parcel and not as an
easement and shall be of a minimum width of 12-feet and a maximum width of 15-feet
and be entirely paved with either concrete or pavers, consistent with the Fire Code as determined by the fire chief. C. Lot Lines. The side lines of all parcels, so far as possible, shall be at right angles to
streets or radial or approximately radial to curved streets and to center points of cul-
de-sac turning circles.
D. Minimum Lot Size. Each new parcel shall be approximately equal in lot area provided that one parcel shall not be smaller than 40 percent of the lot area of the original parcel proposed for subdivision. In no event shall a new parcel be less than 1,200 square feet
in lot area. The minimum lot area for a flag lot shall be exclusive of the access corridor
as illustrated in Section 21.25.030, Figure 1-1 of the Zoning Code E. Minimum lot width. Each new parcel shall maintain a minimum lot width of 25-feet. The calculation of lot width for a flag lot shall exclude the access corridor as illustrated
in Section 21.25.030, Figure 1-1 of the Zoning Code.
F. Minimum Public Frontage. Each new parcel shall have frontage upon a street dedicated in fee as a public street with a minimum frontage dimension of 25-feet, except for flag-lots which shall have a minimum frontage dimension of 12-feet.
G. Number of Lots. The parcel map to subdivide an existing parcel shall create no more than two new parcels. 20.14.050 – General Requirements and Restrictions
The following requirements and restrictions apply to all proposed urban lot splits allowed by this Chapter:
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A. Adjacent Parcels. Neither the owner of the parcel being subdivided nor any person acting in concert with the owner has previously conducted an urban lot split to create
an adjacent parcel as provided for in this Chapter.
B. Dedication and Easements: The city engineer shall not require dedications of rights-of-way nor the construction of offsite improvements, however, may require recording of easements necessary for the provision of public services and facilities.
C. Existing Structures. Existing structures located on a parcel subject to an urban lot split shall not be subject to a setback requirement. However, any such existing structures shall not be located across the shared property line resulting from an urban lot split, unless the structure is converted to an attached townhome unit as provided
for in Section 21.25.050, Table 1-1 (Setback Requirements, Exception No. 4) of the
Zoning Code. All other existing structures shall be modified, demolished, or relocated prior to recordation of a parcel map.
D. Grading. A change in elevation (AMSL) from natural grade shall be limited to the minimum extent necessary to ensure adequate drainage as demonstrated by a grading
and drainage plan prepared by a registered civil engineer.
E. Intent to Occupy. The applicant shall sign an affidavit provided by the community development director attesting that the applicant intends to occupy one of the newly created parcels as their principal residence for a minimum of three years from the date
of the approval of the urban lot split. The affidavit shall be recorded on the title of the parcel concurrently with recordation of the parcel map.
This requirement shall not apply to an applicant that is "community land trust," as defined in clause (ii) of subparagraph (C) of paragraph (11) of subdivision (a) of Section 402.1 of the Revenue and Taxation Code, or a "qualified nonprofit corporation" as
described in Section 214.15 of the Revenue and Taxation Code. F. Non-Conforming Conditions. The City shall not require, as a condition of approval, the correction of nonconforming zoning conditions. However, no new nonconforming
conditions may result from the urban lot split other than as specified by Section
21.25.050, Table 1-1 (Setback Requirements) of the Zoning Code. G. Number of Remaining Units. No parcel created through an urban lot split shall be allowed to include more than two existing dwelling units as defined by Government
Code section 66411.7(j)(2). Any excess dwelling units that do not meet these
requirements shall be relocated, demolished, or otherwise removed prior to approval of a parcel map.
H. Park Impact Fee. A fee in-lieu of parkland dedication pursuant to Chapter 20.24 (Park Impact Fees and Park Land Dedication Subdivisions) shall be paid prior to recordation
of the parcel map.
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I. Prior Subdivision. A parcel created through a prior urban lot split may not be further subdivided under the provisions of this Chapter. The subdivider shall sign a covenant
provided by the community development director documenting this restriction. The
convent shall be recorded on the title of each parcel concurrent with recordation of the parcel map.
J. Restrictions on Demolition. The proposed urban lot split shall not require the
demolition or alteration involving removal of more than 25 percent of the existing
exterior structural walls of any of the following types of housing: 1. Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low
income;
2. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power;
3. Housing that has been occupied by a tenant in the last three years.
K. Storm Drain Area Fee. Prior to recordation of a parcel map, the applicant shall pay the required Storm Drain Area fee, as set by the City's Schedule of Fees and Charges.
L. Stormwater Management. The subdivision shall comply with the requirements of the
City's National Pollution Discharge Elimination System (NPDES) Permit as implemented by Chapter 14.02, and as demonstrated by a grading and drainage plan prepared by a registered civil engineer.
M. Utilities. Utilities serving new parcels created through an urban lot split shall not cross
property lines. The requirements of the utility providers shall be satisfied prior to recordation of a parcel map. 20.14.060 – Approval Process
Applications for urban lot splits shall be submitted and processed in compliance with the following requirements: A. Application Type. An urban lot split shall be reviewed by the city engineer as a ministerial application for a parcel map. A tentative parcel map shall not be required.
B. Concurrent Submittal. A parcel map for an urban lot split may not be approved except in conjunction with a concurrently submitted application for a zoning clearance pursuant to Section 21.25.090 (Approval process) of the Zoning Code. Development of the new parcels is limited to the proposed housing development approved by the
zoning clearance unless an application for a new zoning clearance is issued for a different proposed housing development.
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C. Application Filing. An application for a parcel map for an urban lot split, including the required application materials and filing fee, shall be filed with the public works
department in compliance with Chapter 20.16 (Parcel Map Procedures). D. Referral. The city engineer shall refer the parcel map application to the community development director, fire chief, and utility agencies for review prior to recordation.
E. Denial. The city engineer may deny an urban lot split only if the building official makes
a written finding, based upon a preponderance of the evidence, that a proposed housing development located on the proposed new parcels would have a specific, adverse impact, as defined and determined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical environment and for
which there is no feasible method to satisfactorily mitigate or avoid the specific,
adverse impact.
F. Appeals. A decision of the city engineer on a parcel map for an urban lot split is a ministerial action and not appealable.
SECTION 7. Clarification to Architectural Features Encroachment Exception. Campbell Municipal Code Section 21.18.040.B.1 (Architectural features) is amended to read as follows with underlining indicating new text and strikeouts (strikeout) indicating deleted text:
1. Architectural features. Cornices, eaves, sills, canopies, bay windows totaling
not more than 10 feet in width, or other similar architectural features may extend
or project into a required side yard or rear yard, or required building separation distance, not more than 24 inches and may extend or project into a required front yard or street-side yard not more than 30 inches. Chimneys may project into a required front, side, street-side, or rear yard not more than 24 inches. No
architectural feature may extend closer than three feet to any property line.
SECTION 8. Revisions Pertaining to JADU Provisions. Campbell Municipal Code Section 21.23.040 (Junior Accessory Dwelling Unit Development Standards) is amended to read as follows with underlining indicating new text and strikeouts (strikeout) indicating deleted text:
21.23.040 - Junior Accessory Dwelling Unit Development Standards
A junior accessory dwelling unit shall be constructed only in accordance with the following development standards:
A. Maximum floor area. The junior accessory dwelling unit shall not exceed 500 square
feet in area. The occupied floor area shall be within the allowable floor area of a primary dwelling unit or detached accessory dwelling unit, as specified by Section 21.23.030.D (Floor area ratio and lot coverage).
B. Associated Dwelling. The junior accessory dwelling unit shall be contained entirely
within an existing or proposed primary dwelling unit or a detached accessory dwelling unit utilizing one of the allowable two bedrooms.
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C. Kitchen. The junior accessory dwelling unit shall contain an efficiency kitchen. satisfying the following the criteria:
1. A sink with a maximum waste line diameter of one and one-half inches. 2. A cooking facility with appliances that do not require electrical service greater than 120 volts, or natural or propane gas.
3. A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit. D. Bathroom. Bathroom facilities may be separate from or shared with the primary
dwelling unit or detached accessory dwelling unit.
E. Entrance. The junior accessory dwelling unit shall include an exterior entrance separate from the main entrance to the primary dwelling unit or detached accessory dwelling unit, with an interior entry into the main living area. The junior accessory
dwelling unit may include a second interior doorway for sound attenuation.
F. Parking. No parking shall be required for a junior accessory dwelling unit.
SECTION 9: Kitchen Definition: The definition of "Kitchen facilities" in Campbell Municipal
Code Section 21.72.020(k) is amended to read as follows, with underlining indicating new text
and strikeouts (strikeouts) indicating deleted text:
"Kitchen facilities" means any room or area designed, intended, or used for the cooking and preparation of food with appliance(s) for cooking or heating food or beverages, such as a stove, oven, microwave, toaster, or hot plate, installed (either temporarily or
permanently).
"Kitchen facilities" and "kitchen" means a room or area designed for the cooking, preparation, and storage of food. When found in a dwelling unit, a kitchen shall include a free-standing cooking range or built-in cooktop, oven, ventilation, sink, refrigerator, food preparation countertop, and food storage cabinetry.
SECTION 10: Efficiency Kitchen Definition: The following definition is added to Campbell Municipal Code Section 21.23.120 between the definitions of "Driveway" and " Existing space of an accessory structure" to read as follows, with underlining indicating new text:
"Efficiency kitchen" means a cooking facility for a junior accessory dwelling unit which contains a sink, food preparation counter, food storage cabinet, and electrical circuitry suitable
for common kitchen appliances.
SECTION 11: JADU Definition: The definition of "Junior accessory dwelling unit" in Campbell Municipal Code Section 21.23.120 is amended to read as follows, with underlining indicating new text and strikeouts (strikeouts) indicating deleted text:
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"Junior accessory dwelling unit" means a dwelling unit that is no more than five hundred square feet in size and contained entirely within an existing or proposed single-family
dwelling or detached accessory dwelling unit. A junior accessory dwelling unit may include
separate sanitation facilities or may share sanitation facilities with the existing structure.
SECTION 12. Exception to FAR/Lot Coverage. Campbell Municipal Code Section 21.23.030.D (Floor area ratio and lot coverage) is amended to read as follows with underlining indicating new text and strikeouts (strikeout) indicating deleted text:
D. Floor area ratio and lot coverage. Creation of an accessory dwelling unit shall comply with the maximum floor area ratio and maximum lot coverage as specified by the applicable zoning district and/or area or neighborhood plan, except to the extent necessary to allow an accessory dwelling unit no larger than 800 square feet. In the
case of a parcel within the P-D (Planned Development) zoning district the maximum
floor area ratio and maximum lot coverage shall be equal to the standards provided by the zoning district that directly corresponds to the parcel's General Plan land use designation as specified by Section 21.04.020, Table 2-1.
Exception: Up to 800 square-feet of gross floor area of an accessory dwelling unit shall
be exempt from the applicable maximum floor area ratio and maximum lot coverage requirements. This exception does not apply to junior accessory dwelling units.
SECTION 13. JADU Parking Clarification. Campbell Municipal Code Section 21.23.030.J.1,
Table – 3-1(d) (Parking Standards) is amended to read as follows with underlining indicating new text and strikeouts (strikeout) indicating deleted text:
Table 3-1(d) – Parking Standards
Standard Detached ADUs Interior and Attached ADUs
Required Parking 1 space per unit or per bedroom, whichever is less Not Required
Replacement Parking
Existing parking spaces that are removed (in
whole or in part) in conjunction to allow for with the creation of an accessory dwelling unit or junior accessory dwelling unit (e.g., by demolition or conversion of a garage) are not required to be
replaced.
Exception: No "required parking", as specified by this table, shall be required for a
detached accessory dwelling unit that is contained within the existing space of an accessory structure. Further, no "required parking" shall be required for an accessory
dwelling unit that is located on a parcel that is within (1) a walking distance of one-half mile of public transit, (2) a designated historic district, (3) one block of a City-licensed car share vehicle, or (4) the boundaries of a permanent residential parking permit program, where the City does not offer parking permits to occupants of an accessory dwelling unit.
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SECTION 14. ADU Setback Exception. Campbell Municipal Code Section 21.23.030.E.,
Table – 3-1(b) (Setback Standards) is amended to read as follows with underlining indicating
new text and strikeouts (strikeout) indicating deleted text: Table 3-1(b) – Setback Standards
Setback (1) Requirement (2)
Detached ADUs Interior and Attached ADUs
Property Line Setbacks
Front
The same standard
as for the primary dwelling unit The same
standard as for the primary dwelling unit
Interior Sides 4 feet Rear
Street Side 12 feet
Separation from Primary Dwelling
Unit
If located in front of the primary dwelling unit 10 feet
Not applicable If located behind the primary dwelling unit If located to the side of the primary dwelling unit 5 feet
Separation from
Accessory Structure(s)
If located in front of the accessory structure 10 feet As specified by Section 21.36.020
(Accessory structures)
If located behind the accessory structure
If located to the side of
the accessory structure 5 feet
Exceptions:
(1) Cornices, eaves, sills, canopies, bay windows, or other similar architectural features may extend into required setbacks and building separation distances as specified Section
21.18.040.B.1
(2) No setback shall be required for an existing accessory structure that is converted (in whole
or in part) to an accessory dwelling unit, nor for an accessory dwelling unit created within the existing space of a primary dwelling unit provided that the existing side and rear setbacks are sufficient for fire safety.
A detached accessory dwelling unit created through this exception shall not be expanded in any manner, including expansion of the living area or attachment of a garage or other uninhabitable space (except to allow an entry area for ingress and egress no greater than 150 square feet), and shall not be permitted to exercise the setback exception for non-conforming structures provided for in Section 21.58.050.F (Exceptions).
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SECTION 15. Non-Conforming Limitations: Campbell Municipal Code Section 21.58.050.F (Exceptions) is amended to read as follows with underlining indicating new text and strikeouts
(strikeout) indicating deleted text: F. Exceptions. The following exceptions apply to all lawfully constructed structures, except for detached including accessory dwelling units:
SECTION 16. Special Provisions for Multi-family Residential Properties: Campbell Municipal
Code Section 21.23.050 (Special Provisions for Multi-family Residential Properties) is
amended to read as follows with underlining indicating new text and strikeouts (strikeout) indicating deleted text: 21.23.050 – Special Provisions for Multi-family Residential Properties
The following requirements and restrictions apply to creation of accessory dwelling units on multi-family residential properties and shall supersede any provision to the contrary within this Chapter.
A. Defined. For the purposes of this section, the term “multifamily dwelling structure” shall
have the same meaning as “Duplex,” “Triplex,” “Fourplex,” and “apartment” as defined by Chapter 21.72 (Definitions). B. Conversion of non-living areas. A minimum of one (1) accessory dwelling unit and
up to one (1) accessory dwelling unit for every four (4) dwelling units within a
multifamily dwelling structure may be created within existing non-livable space(s), including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, carports, or garages, provided that the dwellings comply with the California Building Code.
C. Detached accessory dwelling units. In addition to the accessory dwelling units allowed by subsection B, not more than two (2) detached accessory dwelling units may allowed subject to the standards, requirements, and restrictions of this Chapter. The accessory dwellings units may be detached from each other or may be connected in a
side-by-side or front-to-back configuration or stacked with one unit located atop of the other unit forming a two-story structure not exceeding the maximum building height specified by Section 21.23.030.I (Maximum height and stories).
SECTION 17. Approval Process: Campbell Municipal Code Section 21.23.080 (Approval Process) is amended to read as follows with underlining indicating new text and strikeouts
(strikeout) indicating deleted text: 21.23.080 – Approval Process The City shall issue a ministerial building permit for an accessory dwelling unit or junior
accessory dwelling unit that is consistent with the provisions of this Chapter, as determined by issuance of a Zoning Clearance in compliance with Chapter 21.40 (Zoning clearances), within sixty (60) days of submittal of a complete building permit application. If the permit application to create a junior accessory dwelling unit is submitted with a permit application to
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create a new single-family dwelling on the lot, the City may delay acting on the permit application for the junior accessory dwelling unit until the permitting agency acts on the permit
application to create the new single-family dwelling, but the application to create the junior
accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing. Notwithstanding the foregoing However, physical expansion of an existing primary
dwelling unit (i.e., addition) or construction of a new primary dwelling unit located on a parcel
that is subject to design review pursuant to Chapter 21.42 (Site and architectural review), Chapter 21.33 (Historic preservation), or Chapter 21.12.030 (P-D (Planned development) zoning district) shall first receive approval of the appropriate land use permit prior to a submittal of a ministerial building permit application for an accessory dwelling unit. The 60-
day period for processing the application for the accessory dwelling unit or junior accessory
dwelling shall be tolled during any delay requested by the applicant.
SECTION 18. Deletion of Utility Meter Provisions: Campbell Municipal Code Section 18.20.030 (Utility meters) is hereby deleted
SECTION 19. Deletion of ADU Master Plan provisions: Campbell Municipal Code Section
21.23.100 (Master Development Plan) is hereby deleted. SECTION 20 (SEVERABILITY): If any section, subsection, sentence, clause, or phrase of this ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of the interim ordinance. The City Council hereby declares that it would have passed
this interim ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the ordinance would be subsequently declared invalid or unconstitutional.
SECTION 21 (EFFECTIVENESS) This Ordinance shall become effective thirty (30) days
following its passage and adoption and shall be published, one time within fifteen (15) days upon passage and adoption in a newspaper of general circulation for the City of Campbell, County of Santa Clara. PASSED AND ADOPTED this _____ day of ____________, 2022 by the following roll call vote: AYES: Councilmembers: NOES: Councilmembers:
ABSENT: Councilmembers: APPROVED: ________________________ Paul Resnikoff, Mayor
ATTEST: _______________________________ Dusty Christopherson, City Clerk
To: Chair Ching and Planning Commission Members
Date: March 22, 2022
From: Tracy Tam, Associate Planner
Subject: Desk Item – 125 E Campbell Avenue – Public Comments
The following is a list of emails received by staff after completion and posting of the agenda packet and report for this project on the website. These emailed items were immediately forwarded on to the Commission and are also being provided this evening as desk items.
Emails received after packet distribution: 1. Email from John Field, Campbell Resident, on March 17, 2022- Public Comment #5
2. Email from Carolyn Field, Campbell Resident on March 17, 2022- Public Comment #6
3. Email from Dean Dubbe & Helen Power, Campbell Resident, on March 17, 2022-Public Comment #7 4. Email from C2 alljustfolk@gmail.com, Campbell Resident, on March 17, 2022- Public Comment #8 Encl. Public Comments
City of Campbell
MEMORANDUM
Planning Division
Planning Commission Meeting 3/22/2022- Public Comment 5
Dear Commissioners,
I am writing to strongly oppose the proposed project at 125 E. Campbell. 125 E. Campbell is a terrible location for any seven story, 56-unit housing structure, but with 100% affordable housing, there would be zero parking because the structure is "within a half mile of a major transit stop". This would be a parking disaster for not only downtown businesses, but for all the nearby side street residents that would suddenly have to absorb 100+ extra vehicles. It is completely unrealistic to add 56 units and zero parking. Do we simply expect that all the overflow (expect 100 vehicles plus visitors) will simply find street parking? It's not even safe...for example...parking far from the building, leaving kids in cars while they carry groceries to the residence. The list of bad scenarios does not end there.
It simply is not doable Clearly it would also be an aesthetic mess, as a seven story structure positioned right at the
entrance to downtown would in no way blend with the character of this area, nor would it benefit the historic nature of downtown, designated or not.
There are other opportunity sites within Campbell that would be far better choices for affordable housing. How about Fry's? How about Elephant Bar? How about the Technology Park? How about many other sites that were reviewed all through Q4 last year?Just because you can say this proposed monstrosity is "within 1/2 mile of VTA"...realistically we know that is not what people are going to use. Maybe some, maybe sometimes...but not consistently. VTA is not the Japan train system. It is not a commuter solution unless you will work at Google by Diridon. And how many of our low income residents will work at Google by Diridon? Lastly, I am not understanding why steps have not been taken to have E. Campbell Avenue from Winchester to the VTA tracks designated a historic district. There are already 16 designated structures of merit on this street, in addition to several historical landmarks.
Respectfully, John Field Cambridge Park HOA President
Planning Commission Meeting 3/22/2022- Public Comment 6 Dear Commissioners, I am writing to oppose the proposed project at 125 E. Campbell.
Firstly, I am not understanding why steps have not been taken to have E. Campbell Avenue from Winchester to the VTA tracks designated a historic district. There are already 16 designated structures of merit on this street, in addition to several historical landmarks.
Secondly, 125 E. Campbell is a terrible location for any seven story, 56-unit housing structure, but with 100% affordable housing, there would be zero parking because the structure is within a half mile of a major transit stop. This would be a parking disaster for not only downtown businesses, but for all the nearby side street residents that would suddenly have to absorb 100+ extra vehicles.
Lastly, It would also be an aesthetic mess, as a seven story structure positioned right at the entrance to downtown would in no way blend with the character of this area, nor would it benefit the historic nature of downtown, designated or not.
There are other opportunity sites within Campbell that would be far better choices for affordable housing. With this no parking rule needed if within 1/2 mile of a major transit stop, a location near VTA light rail would be the far more appropriate choice. Respectfully,
Carolyn Field
Planning Commission Meeting 3/22/2022- Public Comment 7
To: Planning Commission - City of Campbell
Re: 125 E Campbell Ave: Proposed 7 story mixed use
This email is to register our opposition to this project.
We have owned the commercial property on E Campbell Ave since 1997 and have
watched with pride the re-development of downtown Campbell for 25 years. To date
new buildings have been of a height and size that blends well with the current older and
historic buildings of downtown Campbell. The vitality of the current downtown is a
testimony to careful stewardship of the historic history of the city while allowing new
development that harmonizes with that history.
The proposal for a 7 story building in this location is totally out of character and, at twice
the height of any existing buildings, will overwhelm the other commercial and residential
buildings in the downtown area. A building of this height and density (56 residential
units) on a relatively small narrow property would negatively the area surrounding it as it
towers above historic and existing structures, blocks sunlight, and increases traffic and
parking pressures on an already busy corridor. It would appear the nature of the project
would also require building to the sidewalks with no setbacks to achieve the proposed
density. We have witnessed this type of project elsewhere and the results, more often
than not, destroy the character of the community where they are built.
Please do not allow this project to proceed as proposed, particularly in regards to
height.
Respectfully,
Dean Dubbe & Helen Power
Planning Commission Meeting 3/22/2022- Public Comment 8
I own a home near downtown Campbell, and I'm writing in with strong encouragement
for the proposed building project. I've watched my friends get priced out of Campbell
one by one, sending young families and fresh graduates out of town and frequently out of state. When I learned the height of the building, its proximity to public transit, and that it would be reserved exclusively for affordable housing, I was thrilled because this means more neighbors, vitality, and equity for our city. I give this project my total
support.