CC Resolution 12964 - Adopting the 2023-2031 Housing Element12964
12964
12964
12964
6TH CYCLE 2023-2031
HOUSING ELEMENT
CITY OF CAMPBELL
CALIFORNIA
April 2023
TABLE OF CONTENTS
I.INTRODUCTION ................................................................................................... H.I
EXECUTIVE SUMMARY .................................................................................. H.I-1
PURPOSE OF THE HOUSING ELEMENT ....................................................... H.I-1
OVERVIEW OF CAMPBELL COMMUNITY ...................................................... H.I-2
STATUTORY REQUIREMENTS FOR HOUSING ELEMENTS ........................ H.I-4
IDENTIFY HIGH LEVEL HOUSING CHALLENGES IN CAMPBELL ................ H.I-6
ORGANIZATION OF THE HOUSING ELEMENT ............................................. H.I-9
DATA SOURCES .............................................................................................H.I-10
II.EXISTING HOUSING CONDITIONS AND CHALLENGES ................................. H.II
EXECUTIVE SUMMARY ................................................................................. H.II-1
HOUSING NEEDS ASSESSMENT .................................................................. H.II-2
AFFIRMATIVELY FURTHERING FAIR HOUSING .........................................H.II-46
HOUSING CONSTRAINTS ...........................................................................H.II-122
III.PREPARATION OF CAMPBELL’S PLAN FOR HOUSING ............................... H.III
EXECUTIVE SUMMARY .................................................................................H.III-1
REVIEW OF THE 2015-2023 CAMPBELL HOUSING ELEMENT ...................H.III-1
OUTREACH APPROACH ................................................................................H.III-8
IV.CAMPBELL’S PLAN FOR HOUSING ............................................................... H.IV
EXECUTIVE SUMMARY ................................................................................ H.IV-1
SITE INVENTORY AND ANALYSIS ............................................................... H.IV-2
Figure IV-2: Map of Site Inventory ................................................................... H.IV-7
GOALS, POLICIES AND PROGRAMS ........................................................ H.IV-44
Table IV-13 Fair Housing Issues, Contributing Factors, and City Actions ..... H.IV-48
APPENDICES
Appendix I-A Energy .......................................................................................... I.A-1
Appendix II-A School Performance ................................................................... II.A-1
Appendix II-B Emergency Shelter Area Habitability .......................................... II.B.1
Appendix II-C Residential Development Standards ......................................... II.C-1
Appendix III-A 5th Cycle Policies and Programs .............................................. III.A-1
Appendix III-B Community Outreach & Engagement Summary ....................... III.B-1
Appendix III-C Community Survey Results ......................................................III.C-1
Appendix III-D Focus Group Summaries .........................................................III.D-1
Appendix III-E Public Comments ...................................................................... III.E-1
Appendix IV-A Table of Sites .......................................................................... IV-A.1
Appendix IV-B Sites and Typologies ............................................................... IV-B.1
Appendix IV-C Regional 100% Affordable Projects......................................... IV-C.1
Appendix IV-D Campbell Redevelopment Trends ........................................... IV-D.1
INTRODUCTION
H.I-1 CAMPBELL GENERAL PLAN | HOUSING
I. INTRODUCTION
EXECUTIVE SUMMARY
Campbell’s 6th Cycle Housing Element provides its housing strategy for
2023-2031, including a Site Inventory, Goals, Policies and Programs, and
other documentation required to provide housing to thousands of new
neighbors as well as achieve certification by the California Department of
Housing and Community Development (HCD) and meet the city’s Regional
Housing Needs Allocation (RHNA).
The Housing Element was adopted concurrently with a General Plan
Update, which modified land uses and increased allowed densities through
much of Campbell. The city’s plan for housing relies on these land use
changes, as well as bolstered policies focused on Affirmatively Furthering
Fair Housing (AFFH) and providing for renters and special needs groups,
in order to meet its housing obligations.
The Introduction Chapter begins by describing the purpose of the Housing
Element before giving an historical overview of the Campbell community
and laying out the statutory requirements for housing elements. The
chapter then identifies the high-level challenges the Housing Element
addresses before describing the outreach process undertaken in
preparation of the document and the document’s relationship to the
General Plan. The Chapter concludes by describing the layout of the
Housing Element and the data sources used to compile the document.
PURPOSE OF THE HOUSING ELEMENT
Housing Elements are housing plans that are one part of a community’s
General Plan – a guide to the ways each city, town or county is planned
and managed, from roads and sidewalks to parks and neighborhoods. With
an update required every eight years by the State of California, this
Housing Element covers a planning period from January 31, 2023 to
January 31, 2031 (also referred to as the “6th Cycle”). Campbell’s Plan for
Housing will include all the goals, policies, programs, and quantified
objectives related to housing in Campbell.
While local governments do not generally build housing themselves, they
create the framework that controls where housing can be built, how much,
and how it is approved. The 2023-2031 Housing Element has been
prepared to respond to current and near-term future housing needs in
Campbell and also provides a framework for the community’s longer-term
2023-2031
planning period for 6th Cycle Housing Element
Establishes
Framework
for where housing can
be built, how much,
and how it is approved
CAMPBELL GENERAL PLAN | HOUSING H.I-2
approach to addressing housing needs. The Housing Element contains
goals, information on existing housing conditions, and strategic directions
(policies and implementing programs with goals) that the City of Campbell
(City) is committed to undertaking together with the community and other
stakeholders.
Housing affordability in Santa Clara County and in the greater Bay Area is
a critical issue. Campbell’s housing conditions are reflective of many
areawide and even nationwide trends, influenced by rising housing costs
that are out of proportion to many people’s ability to pay and further
exacerbated by escalating construction and land costs.
Because of these issues, it becomes increasingly difficult for employers to
fill essential jobs; roadways are congested with workers traveling longer
distances into and out of Campbell and surrounding areas; and many
young people, families, longtime residents, lower-income households, and
people with special housing needs face relocation challenges stemming
from the inability to secure affordable housing that meets their needs.
Additionally, unaffordable housing prices can exacerbate homelessness
and create barriers to transitioning unhoused individuals and families into
permanent housing.
New for the 2023-2031 planning period is the emphasis on Affirmatively
Furthering Fair Housing (AFFH). The overall focus of the Housing Element
is to enhance community life, character, and vitality through the provision
of adequate housing opportunities for people at all income levels.
OVERVIEW OF CAMPBELL COMMUNITY
Incorporated in 1952, Campbell is a community of approximately 44,000
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 with no
agricultural land use. However, many of the older strip commercial areas
are showing signs of age and obsolescence. The City of Campbell has
AFFH
the obligation to
affirmatively further fair
housing by taking
meaningful actions, in
addition to combating
discrimination, that
overcome patterns of
segregation and foster inclusive communities
free from barriers that
restrict access to opportunity.
H.I-3 CAMPBELL GENERAL PLAN | HOUSING
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, apartments, condominium developments, and live-work
space. Of the approximately 18,200 housing units recorded in 2020 by the
California Department of Finance, 58 percent were single-family homes, 40
percent were multi-family units, and two percent were mobile homes.
Housing costs are relatively high in Campbell, as is typical in the Bay Area
and Silicon Valley in particular. Between 2009 and 2020, the typical home
value has increased over 103 percent in Campbell from $695,935 to
$1,417,570, while the median rent has increased by 66.6 percent from
$1,470 to $2,110 per month between 2009 and 2019.
Housing development since 2015 has largely been of market rate housing
that is affordable to above moderate-income households. Between 2015
and 2019, the City has approved or issued permits for 438 new housing
units, 93 percent of which were for above moderate-income housing.
Like many communities in Silicon Valley, Campbell is home to employers
in the high technology industry; however, most employers are small to mid-
size companies. In 2018, there were approximately 27,000 jobs in
Campbell, predominantly in the Professional & Managerial Services and
Health & Educational Services sectors.
Housing affordability is a major issue in the Bay Area, with a significant
number of households in the region overpaying for housing. The shortage
of affordable housing particularly affects lower-income renters and first-
time homebuyers, which 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, but the last planning period demonstrated that
these programs alone are inadequate in providing to provide sufficient
affordable housing to meet the housing demand for lower-income
households.
As part of this Housing Element update, the City will identify 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, and addressing the housing needs of special
needs populations.
18,200
number of housing
units recorded in Campbell in 2020
27,000
approximate number of
jobs in Campbell in 2018
CAMPBELL GENERAL PLAN | HOUSING H.I-4
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.
This Housing Element provides policies and programs to address these
and other related issues. The document’s overarching strategies to
increase housing and affordable housing in Campbell are to:
STATUTORY REQUIREMENTS FOR HOUSING
ELEMENTS
State law requires each city and county to adopt a General Plan containing
at least seven elements, including a Housing Element. Regulations
regarding Housing Elements are found in the California Government Code
Sections 65580-65589. Although the Housing Element must follow State
law, it is by its nature a local document. The focus of the Campbell Housing
Through this Housing Element, Campbell will strive to:
• Provide housing affordable to all economic segments of
the population;
• Preserve the quality of the housing stock;
• Maintain a balance between employment and housing
opportunities;
• Provide housing that is responsive to the needs of special
needs populations; and
• Plan for varied types of housing in response to changing
demographic trends.
I. Increase densities from 27 to up to 75 units per acre.
II. Disperse housing opportunity sites throughout the city, with
concentrations around transit stations and social amenities.
III. Establish extensive outreach with the community, including
property owners, residents, developers, and service providers.
IV. Focus on increasing affordable housing programs, including
improvements to Inclusionary Housing Ordinance, Commercial
Linkage Fees, Housing Opportunity Zones, and the use of public
land for affordable housing.
H.I-5 CAMPBELL GENERAL PLAN | HOUSING
Element is to meet the housing needs of Campbell residents, now and in
the future.
Unlike the other mandatory General Plan elements which typically have a
20-year planning period, the Housing Element is updated every eight years
and is subject to detailed statutory requirements and mandatory review by
the State of California Department of Housing and Community
Development (HCD).
According to State law, the Housing Element must:
• Provide a Housing Action Plan with goals, policies, and quantified
objectives and scheduled programs to preserve, improve, and
develop housing.
• Provide a housing needs assessment, including identifying and
analyzing existing and projected housing needs for all economic
segments of the community and for special needs populations.
• Include a summary of community outreach efforts and input
received from the community.
• Evaluate progress on the policies and programs from the previous
Housing Element cycle (2015-2023).
• Affirmatively further fair housing and include policies and programs
that address fair housing.
• Identify adequate sites that will be rezoned and available within the
Housing Element planning period (2023-2031) to meet the City’s
share of regional housing needs at all income levels.
• Identify and analyze governmental and nongovernmental
constraints to the development of housing.
• Analyze the zoning for a variety of housing types, including
multifamily housing, emergency shelters, transitional and
supportive housing, mobile home parks, accessory dwelling units,
and more.
• Provide a Site Inventory of housing opportunity sites.
• Be submitted to HCD for certification that the Housing Element
complies with State law.
State law establishes a regional “fair share” approach to distributing
housing needs throughout all communities in the Bay Area. The law
recognizes that in order for the private sector and non-profit housing
sponsors to address housing needs and demand, local governments must
adopt land use plans and implementing regulations that provide
opportunities for, and do not overly constrain, housing development.
Every 8
Years
frequency of Housing
Element updates
RHNA
or “Regional Housing Needs Allocation” is
the fair share of
housing allocated to a
community
CAMPBELL GENERAL PLAN | HOUSING H.I-6
The Housing Element must provide clear policies and direction for making
decisions relating to zoning, subdivision approval, and capital
improvements that relate to housing needs. The Housing Element will
accomplish the following:
• Identify adequate residential sites available for a variety of housing
types for all income levels.
• Focus on the provision of adequate housing to meet the needs of
lower and moderate-income households.
• Address potential governmental constraints to the maintenance,
improvement, and development of housing.
• Conserve and improve the condition of the existing affordable
housing stock.
• Promote housing opportunities for all persons.
In accordance with State law, the Housing Element must be consistent and
compatible with other elements of the Campbell General Plan.
IDENTIFY HIGH LEVEL HOUSING
CHALLENGES IN CAMPBELL
More housing is needed at all income levels in the City of Campbell, as
seen by Campbell’s Regional Housing Needs Allocation (RHNA)
requirements laid out by the state for the 6th Cycle approximately tripling
the 5th Cycle numbers from 933 units to 2,977 units. There are acute needs
for affordable housing, particularly for households with very low and low
incomes.
2,977 units
minimum number of housing units the City
must plan for under the
6th planning cycle
H.I-7 CAMPBELL GENERAL PLAN | HOUSING
Figure I-1: RHNA Allocation in the 5th and 6th Cycles
An overview housing challenges facing Campbell have been summarized
in Chapter II – Existing Housing Conditions and Challenges. How the City
intends to address these challenges are outlined in Chapter IV –
Campbell’s Plan for Housing.
Process for Preparing the Housing Element
Community outreach was an essential, valuable, and critical component of
the 2023-2031 Housing Element process. The approach for preparing this
Housing Element is consistent with State law contained in Government
Code 65583(c)(7), which states that:
The local government shall make a diligent effort to achieve public
participation of all economic segments of the community in the
development of the housing element, and the program shall
describe this effort.
0
500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
Very Low Low Moderate Above Moderate
5th and 6th Cycle RHNA
5th Cycle Allocation 5th Cycle Through 2020
6th Cycle Allocation 6th Cycle Realistic Capacity
6th Cycle Maximum Capacity
CAMPBELL GENERAL PLAN | HOUSING H.I-8
The development of the Housing Element was guided by the City’s
extensive community outreach effort, which included community meetings
and interviews with service providers. A detailed discussion of community
outreach efforts undertaken by the City is included in Chapter III,
Preparation of Campbell’s Plan For Housing.
Consistency with the Campbell General Plan
The Campbell General Plan serves as the ‘constitution’ for development in
the city. It is a long-range planning document that describes goals, policies
and programs to guide decision-making. The 2023-2031 Housing Element
is one of the 13 elements of Campbell’s comprehensive General Plan. The
Plan consists of the following elements:
1. Land Use
2. Transportation
3. Community Design
4. Economic Development
5. Fiscal Sustainability
6. Conservation and Open Space
7. Community Services and Facilities
8. Noise
9. Safety
10. Housing
11. Community Health and Wellness
Outreach Overview
• Mailed postcards to all postal addresses in Campbell (over
18,000)
• Email notifications to over 4,000 recipients alerting them of key
events and upcoming meetings
• Distribution of flyers in English and Spanish
• Online Housing Survey completed by over 425 persons
• Booths at Weekly Farmers Market and Community Festivals
• 5 Community Outreach meetings
• 8 Meetings with Community Groups and Service Providers
• 4 Roundtable meetings with Affordable and Market Rate
Developers
13
number of elements in
the City of Campbell’s General Plan
H.I-9 CAMPBELL GENERAL PLAN | HOUSING
12. Sustainability
13. Implementation
The Housing Element builds upon the other General Plan Elements and is
consistent with the policies set forth in those elements. All development-
related decisions must be consistent with the General Plan. If a
development proposal is not consistent with a city’s general plan, it must
be revised or the general plan itself must be amended. State law requires
a community’s general plan to be internally consistent. This means that the
Housing Element, although subject to special requirements and a different
update timeframe, must function as an integral part of the overall Campbell
General Plan, with consistency between it and the other General Plan
elements.
Campbell is undergoing a General Plan Update, Envision Campbell,
concurrently with the Housing Element Update. The Site Inventory and
housing strategies take advantage of numerous updates in the General
Plan, including land use updates that increase density.
A series of consistency modifications will be made to the City of Campbell
General Plan as part of the 2023-2031 Housing Element. The consistency
modifications ensure that any potential impediments to implementation of
the Housing Element are addressed in the other elements of the General
Plan.
ORGANIZATION OF THE HOUSING ELEMENT
The Housing Element consists of four chapters and appendices. The four
chapters include the following:
I. Introduction. This chapter provides an overview of the purpose of
the Housing Element and statutory requirements.
II. Existing Housing Conditions and Challenges. This chapter
includes an assessment of housing needs, and identifies the special
needs of certain populations and the need to overcome identified
patterns of segregation and disparities in access to opportunities,
as well as governmental and non-governmental constraints.
III. Preparation of Campbell’s Plan for Housing. This chapter
includes an evaluation of the accomplishments, policies, and
programs of the 5th Cycle Housing Element and a summary of the
community outreach conducted as part of the 6th Cycle Housing
Element update process.
CAMPBELL GENERAL PLAN | HOUSING H.I-10
IV. Campbell’s Plan for Housing. This chapter includes the Site
Inventory and strategy for meeting RHNA and the City’s housing
goals, policies, and implementing programs.
The appendices include Appendix I-A, which discusses energy and
identifies opportunities for energy conservation.
DATA SOURCES
The primary data sources used to prepare the Housing Element was from
the Association of Bay Area Governments (ABAG) and Metropolitan
Transportation Commission (MTC), the U.S. Census, and local data from
the City’s Community Development Department. Other data sources are
cited throughout the document.
ABAG/MTC
joint agency responsible
for regional planning in
the Bay Area
EXISTING
HOUSING
CONDITIONS
AND
CHALLENGES
Housing Needs Assessment
Affirmatively Furthering Fair Housing
H.II-1 CAMPBELL GENERAL PLAN | HOUSING
II. EXISTING HOUSING
CONDITIONS AND
CHALLENGES
EXECUTIVE SUMMARY
Campbell has not produced enough housing to meet the City’s existing or
future needs. The population has not grown substantially since 2000, but
rents and housing values have increased, leading to displacement and
other fair housing issues.
The City is not alone in Santa Clara County or the Bay Area region in this
regard. Campbell is a relatively high-opportunity area, and the region would
benefit from the City taking steps to affirmatively further fair housing and
housing opportunities within its boundaries. By modifying existing
constraints on housing, including land controls, development standards,
and construction costs, Campbell can facilitate the production of housing
and increase the number of housing starts in the city.
Chapter II assesses the housing needs of the community, including
Campbell’s demographics, household characteristics, housing stock
characteristics and housing needs. The Chapter then describes the
Housing Element’s consideration of Affirmatively Furthering Fair Housing
for all ethnic/racial groups (Black/African American, Hispanic/Latinx,
Asian/Pacific Islander, White, and other) and special needs groups, which
include:
• Senior Households
• Persons with Disabilities and Developmental Disabilities
• Large Households
• Female-Headed Households
• People Experiencing Homelessness
• Farmworkers
• Veterans
The Chapter also analyzes fair housing issues, namely:
• Fair housing outreach
• Need for affordable housing options throughout Campbell to promote mobility and fair access to housing for all sectors of the population.
High
Opportunity
Areas
are places that
currently have strong
economic,
environmental and
educational outcomes
CAMPBELL GENERAL PLAN | HOUSING H.II-2
• Need for additional affordable housing and community revitalization in certain neighborhoods – including Census Tract (CT) 5064.02 & CT 5065.02 BG 2 - which are located north of Hamilton Ave, east of expressway)
The chapter concludes by identifying governmental and non-governmental
constraints. The key governmental constraints identified include:
• Parking requirements
• Lengthy approval processes
• Need for streamlining and objective standards to add greater predictability.
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. 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.
Housing Needs Summary
Campbell’s population is aging in place. Households that moved to
Campbell in previous decades have remained in the city, which locks the
community into demographic patterns that are out of step with the rest of
the Bay Area.
This means that the population that is less diverse than Santa Clara County
as a whole, albeit growing in diversity. The demographic patterns show that
non-white households are disproportionately renters and are more often
struggling to pay rent. There is also substantially more overcrowding in
non-white households, compared to white households.
Campbell households have high incomes relative to the County and the
Bay Area region. This means that households earning less than $75,000
often lack the opportunity to live in Campbell, and if they work in the city
they commute from elsewhere in the Bay Area.
Demographic Profile
The type and amount of housing needed in a community are largely
determined by population growth and various demographic variables.
H.II-3 CAMPBELL GENERAL PLAN | HOUSING
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.
POPULATION TRENDS
The Bay Area is the fifth-largest metropolitan area in the nation and has
seen a steady increase in population since 1990, except for a dip during
the Great Recession. Many cities in the region have experienced significant
growth in jobs and population. While these trends have led to a
corresponding increase in demand for housing across the region, the
regional production of housing has largely not kept pace with job and
population growth.
Table II-1 displays population growth trends for the City of Campbell from
1990 to 2020 and compares this growth to neighboring jurisdictions and the
entire County of Santa Clara. Similar to the rest of the Bay Area, Campbell’s
population has been increasing steadily since 1990. As indicated below,
the recession between 2007 and 2009 dramatically slowed the rate of
population increase but the population has since recovered. In 2020,
Campbell’s recorded population was 42,288 people. Figure II-1 graphs
population growth trends for the City of Campbell from 1990 to 2020
compared to the entire County of Santa Clara and the greater Bay Area.
Campbell’s growth rate since 2000, 7.7 percent, is far lower than the growth
rates in Santa Clara County (10.3 percent) or the Bay Area region as a
whole (9.0 percent).
Table II-1: Population Growth Trends
Source: ABAG/MTC Data Packet (2021); California Department of Finance, E-5 series
Geography 1990 1995 2000 2005 2010 2015 2020
Campbell 36,088 37,957 38,138 38,276 39,349 41,854 42,288
Santa Clara County 1,497,577 1,594,818 1,682,585 1,752,696 1,781,642 1,912,180 1,961,969
Bay Area 6,020,147 6,381,961 6,784,348 7,073,912 7,150,739 7,595,694 7,790,537
7.7%
Population growth in
Campbell, though
slower than the
county or region, has
outpaced housing
production in the city
CAMPBELL GENERAL PLAN | HOUSING H.II-4
Figure II-1: Population Growth Trends
Source: ABAG/MTC Data Packet (2021); California Department of Finance, E-5 series
AGE CHARACTERISTICS
A community’s housing needs are determined in part by the age
characteristics of residents. As people move through each life stage, their
housing needs and preferences also change. An increase in the older
population may mean there is a developing need for more senior housing
options, while higher numbers of children and young families can point to
the need for more family housing options and related services. There has
also been a move by many seniors in the region to age-in-place or
downsize their residence in order to stay within their communities, which
can mean more multifamily and accessible units are also needed. As a
result, evaluating the age characteristics of a community is important in
addressing housing needs of residents.
Table II-2 below summarizes the age characteristics of Campbell residents
between 2000 and 2019. Like many communities nationwide, Campbell
has an aging population. Between 2000 and 2019, the median age
increased from 35.2 to 39.1 There has also been an increase in the number
of people under the age of 15 and people who are 55 or older.
1 ABAG/MTC Data Packet (2021). U.S. Census Bureau, Census 2000 SF1, Table P12; U.S. Census
Bureau, Census 2010 SF1, Table P12; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001
Aging
populations in
Campbell present
the need for more
senior housing
options and serves in
the City
H.II-5 CAMPBELL GENERAL PLAN | HOUSING
Table II-2: Age Distribution, 2000-2019
Age Group 2000 2010 2019
Age 0-4 2,491
(6.5%)
2,584
(6.6%)
2,653
(6.3%)
Age 5-14 4,592
(12%)
4,375
(11.1%)
4,989
(11.8%)
Age 15-24 4,046
(10.6%)
4,294
(10.9%)
3,750
(8.9%)
Age 25-34 7,768
(20.4%)
6,372
(16.2%)
7,075
(16.8%)
Age 35-44 7,578
(19.9%)
6,462
(16.4%)
6,719
(15.9%)
Age 45-54 5,151
(13.5%)
6,500
(16.5%)
6,099
(14.4%)
Age 55-64 2,809
(7.4%)
4,368
(11.1%)
5,579
(13.2%)
Age 65-74 1,898
(5%)
2,235
(5.7%)
2,733
(6.5%)
Age 75-84 1,312
(3.4%)
1,472
(3.7%)
1,601
(3.8%)
Age 85+ 493
(1.3%)
687
(1.8%)
1,023
(2.4%)
Totals
38,138
(100%)
39,349
(100%)
42,221
(100%)
Source: ABAG/MTC Data Packet (2021); U.S. Census Bureau, Census
2000 and Census 2010; U.S. Census Bureau, American Community Survey
5-Year Data (2015-2019)
CAMPBELL GENERAL PLAN | HOUSING H.II-6
Figure II-2: Age Distribution, 2000-2019
Source: ABAG/MTC Data Packet (2021); U.S. Census Bureau, Census 2000 and Census
2010; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
This aging in place trend is expected to continue into the near future. Senior
residents will likely continue to comprise a growing segment of Campbell’s
population as the City’s baby boomer population age in place. Many
seniors are homeowners and live in single-family homes but may need
support to continue living in such dwellings (aging in place) or begin to
consider trading 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.
RACE AND ETHNICITY
Understanding the racial makeup of a city and region is important for
designing and implementing effective housing policies and programs.
These patterns are shaped by both market factors and government actions,
such as exclusionary zoning, discriminatory lending practices, and
displacement that has occurred over time and continues to impact
communities of color today.2
Campbell, like many Bay Area communities, has also experienced gradual
changes in the racial and ethnic composition of its population. Over the
2 See, for example, Rothstein, R. (2017). The color of law: a forgotten history of how our government segregated America. New York, NY & London, UK: Liveright Publishing.
0
1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
9,000
Age 0-4 Age 5-
14
Age 15-
24
Age 25-
34
Age 35-
44
Age 45-
54
Age 55-
64
Age 65-
74
Age 75-
84
Age 85+
2000 2010 2019
Gradual
changes in the racial
and ethnic
composition have
led to greater
diversity in Campbell
from 2000 to 2019
H.II-7 CAMPBELL GENERAL PLAN | HOUSING
past two decades, the White population has decreased. Since 2000, the
Hispanic/Latinx and Asian/Asian Pacific Islander (API) populations
increased the most, while the Non-Hispanic White population has
decreased the most (Figure II-3).
Figure II-3: Population by Race, 2000-2019
Source: ABAG/MTC Data Packets; U.S. Census Bureau, Census 2000, Table P004; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
Compared to Santa Clara County, Campbell has a higher percentage of
Non-Hispanic White persons by 21 percentage points and a smaller
percentage of Hispanic/Latinx and Asian/API populations. Campbell has a
higher percentage of Non-Hispanic White persons than the Bay Area by 13
percentage points. Table II-3 shows the breakdown of population by race
for the City of Campbell, and the total County of Santa Clara and Figure II-
4 compares the populations by race graphically.
Diversity
in Campbell is less
pronounced than in
Santa Clara County
which has a lower
percentage of white
non-Hispanic
populations
CAMPBELL GENERAL PLAN | HOUSING H.II-8
Table II-3: Population by Race, Campbell and Santa Clara County
Geography
American
Indian or
Alaska Native,
Non-Hispanic
Asian /
API, Non-
Hispanic
Black or
African
American,
Non-Hispanic
White,
Non-
Hispanic
Other Race or
Multiple
Races, Non-
Hispanic
Hispanic
or Latinx
Campbell
% Percent
(count)
0.3%
(115)
20.7%
(8,753)
2.4%
(1,014)
52.6%
(22,217)
4.9%
(2,076)
19.1%
(8,046)
Santa Clara
County
% Percent
(count)
0.2%
(3,366)
36.6%
(705,519)
2.3%
(45,259)
31.5%
(607,903)
3.9%
(74,445)
25.5%
(490,978)
Bay Area
% Percent
(count)
0.2%
(18,088)
26.7%
(2,055,319)
5.8%
(448,177)
39.3%
(3,026,740)
4.5%
(347,336)
23.5%
(1,814,366)
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
Figure II-4: Population by Race, 2000-2019
Source: ABAG/MTC Data Packets (2021). U.S. Census Bureau, American Community
Survey 5-Year Data (2015-2019).
H.II-9 CAMPBELL GENERAL PLAN | HOUSING
EDUCATION
Education and employment also have an important impact upon housing
needs to the extent that different jobs and income levels can impact the
type and size of housing a household can afford. According to the 2015-
2019 American Community Survey shown in Table II-4, 94.6 percent of
Campbell residents that were 25 years old or older had at least a high
school degree and 54 percent had a bachelor’s degree or higher. This is
slightly higher than the educational attainment in Santa Clara County where
88.4 percent of residents aged 25 or older have at least a high school
degree and 52.4 percent have a bachelor’s degree or higher.
Table II-4: Educational Attainment
High School
Degree (25 Years
and Older)
Bachelor’s Degree
(25 Years and
Older)
Campbell 94.6% 54%
Santa Clara County 88.4% 52.4%
Source: U.S. Census Bureau, American Community Survey 5-Year
Data (2015-2019)
Campbell is served by one high school district, Campbell Union High
School District, and three elementary school districts shown in Figure II-5:
Cambrian, Campbell Union, and Moreland. The school district boundaries
do not align with city boundaries.
Because Campbell Union covers most of the city, the majority of sites in
the Site Inventory fall within Campbell Union elementary school district.
Higher
Educational
Attainment
in Campbell generally
means higher
resource opportunity
areas for housing
than elsewhere in
Santa Clara County
CAMPBELL GENERAL PLAN | HOUSING H.II-10
Figure II-5: School Districts
Source: California Department of Education
Across the three elementary school districts, Cambrian has proportionally
much fewer Socioeconomically Disadvantaged and English Learner
students. The foster youth population is low throughout the districts. Table
II-5 shows the percentage of socioeconomically disadvantaged, English
learner, and foster youth enrolled at Campbell elementary schools and high
school.
Table II-5: Educational Data
Enrollment Socioeconomically
Disadvantaged
English
Learners
Foster
Youth
Cambrian 846 8.5% 8.9% 0%
Campbell Union 916 58.3% 36.2% 0%
Moreland 4,364 26.1% 24.2% 0.1%
Campbell Union
High
8,606 27.7% 7% 0.2%
Source: California Department of Education: Caschooldashboard.org (2021 Dashboard)
The vast majority of English Learners throughout the districts are native
Spanish speakers, with some native speakers of Japanese, Korean,
Mandarin, Russian, and Vietnamese.
H.II-11 CAMPBELL GENERAL PLAN | HOUSING
Appendix II-A displays Local Indicators provided by the California
Department of Education through its caschooldashboard.org service for
2021. Although all districts are relatively strong, The Implementation of
Academic Standards scores are notably lower for Campbell Union
compared to the other districts that take Campbell students.
EMPLOYMENT MARKET
Table II-6 describes the types of occupations held by Campbell residents
and Figure II-6 shows the employment of Campbell residents by industry.
Campbell had an estimated workforce of 26,910 in 2018. The largest
employer sector in Campbell is Financial and Professional Services (25.1
percent) followed by Health and Educational Services (19.3 percent). This
is consistent with the largest industries in Santa Clara County and the
greater Bay Area.
Figure II-6: Resident Employment by Industry, 2018
Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files, 2002-2018
In 2018, there were close to 27,000 jobs in Campbell. The job sectors that
employed the largest number of workers were Professional & Managerial
Services (25.1 percent), Health & Educational Services (19.3 percent), and
Arts, Recreation & Other Services (16.1 percent).
Health and
Educational
service jobs replaced
Professional and
Managerial Services
as the largest
employment sector in
Campbell between
2018 and 2019
CAMPBELL GENERAL PLAN | HOUSING H.II-12
As the regional council of governments for the San Francisco Bay Area,
the Association of Bay Area Governments (ABAG) and Metropolitan
Transportation Commission (MTC) make projections for increases in
population and the number of households for each jurisdiction in the nine-
county Bay Area. The Plan Bay Area 2050 Final Blueprint includes
ABAG/MTC’s most recent projections for demographic, economic, and
land use changes for the coming decades.
The projections outlined in Plan Bay Area 2050 Final Blueprint cover the
period from 2015 through 2050. Based on the economic composition of the
Bay Area and expected growth nationwide, the region is projected to add
approximately 1.4 million jobs between 2015 and 2050. Santa Clara County
is projected to accommodate one-third of the Bay Area’s regional housing
growth. The county is expected to gain 453,000 more households between
2015 and 2050, representing a 73 percent increase. Over the same period
of time, the county is projected to experience a 46 percent increase in job
growth, resulting in approximately 511,000 new jobs.
The State Employment Development Department estimates that, as of
January 2021, the unemployment rate for City residents was 5.4 percent,
which is slightly below the countywide unemployment rate of 5.7 percent
Table II-6: Jobs in Campbell
Jobs 2010 2015 2018
Persons % Persons % Persons %
Agriculture & Natural
Resources 8 0.0% 3 0.0% 4 0.0%
Arts, Recreation &
Other Services 3,725 18.0% 4,109 14.5% 4,333 16.1%
Construction 1,904 9.2% 4,123 14.6% 3,240 12.0%
Financial & Leasing 1,214 5.9% 1,356 4.8% 1,172 4.4%
Government 410 2.0% 336 1.2% 366 1.4%
Health & Educational
Services 3,840 18.5% 5,206 18.4% 5,181 19.3%
Information 288 1.4% 1,083 3.8% 430 1.6%
Manufacturing &
Wholesale 2,463 11.9% 2,607 9.2% 2,579 9.6%
Professional &
Managerial Services 3,776 18.2% 6,083 21.5% 6,762 25.1%
Retail 2,698 13.0% 3,100 11.0% 2,606 9.7%
Transportation &
Utilities 385 1.9% 255 0.9% 237 0.9%
Total 20,711 100% 28,261 100% 26,910 100%
Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace
Area Characteristics (WAC) files, 2010-2018
1/3rd
of the Bay Area’s
regional housing
growth from 2015 to
2050 is projected to
be accommodated
in Santa Clara
County making new
housing production
in the City of
Campbell essential
to meet anticipated
demands
H.II-13 CAMPBELL GENERAL PLAN | HOUSING
and the Bay Area’s rate of 6.6 percent. Campbell, much like the rest of the
Bay Area, experienced a sharp rise in unemployment in 2020 due to
impacts related to the Covid-19 pandemic. Prior to the pandemic, the City
had an unemployment rate of 2.3 percent. The unemployment rate is
expected to decrease again as the economy and job market recovers from
the impacts of the pandemic. There was a general improvement in the
unemployment rate starting in the later months of 2020 and early 2021.
Figure II-7 shows the unemployment rate of the City of Campbell, the
County of Santa Clara, and the greater Bay Area between 2010 and 2021.
Figure II-7: Unemployment Rate
Source: California Employment Development Department, Local Area Unemployment
Statistics (LAUS), Sub-county areas monthly updates, 2010-2021
The economic base for the City of Campbell is founded on small to medium-
sized businesses. In 2021, the local economy was comprised of a
combination of professional and managerial services, health and
educational services, and arts and recreation services. The largest
employers are shown in Table II-7 with the three largest employers in the
technology industry. These 10 largest employers represent 13.5 percent of
all local jobs indicating that most local employers are primarily smaller sized
businesses.
Between 2000 and 2018, the number of jobs in Campbell has grown by
10.6 percent. Future local job growth is anticipated to be somewhat limited.
However, the continued expansion of regional employment will likely result
in increased demand for more affordable housing in Campbell.
Covid-19
resulted in a sharp
rise in
unemployment rates
for the City of
Campbell in 2020
CAMPBELL GENERAL PLAN | HOUSING H.II-14
Table II-7: Largest Employers in Campbell, 2021
Employer Number of
Employees
Percentage of
Total City
Employment
ChargePoint, Inc. 1,029 4.0%
8x8, Inc. 742 2.9%
Barracuda Networks, Inc. 315 1.2%
Home Depot 230 0.9%
Family Matters In-Home Care 210 0.8%
Whole Foods Market 208 0.8%
Moss Adams, LLP 201 0.8%
SAAMA Technologies 185 0.7%
BioReference Laboratories, Inc. 170 0.7%
Groupware Technology 170 0.7%
Source: City of Campbell, California Employment Development Department (2021)
JOBS AND HOUSING
A city may provide housing for workers who either work in the community
or work elsewhere in the region. Conversely, a city may have a workforce
composed of residents from the same city, but more often workers
commuting from outside of it. Smaller cities typically will have more
residents than jobs and export workers, while larger cities tend to have a
surplus of jobs and import workers.3 To some extent the regional
transportation system is designed to accommodate this flow of workers
from residential areas to the region’s core job centers. At the same time,
as the housing affordability crisis has illustrated, local imbalances may be
severe, where local jobs and worker populations are out of sync at a sub-
regional scale.
One measure of this is the relationship between jobs and housing. A
community is considered balanced when there are approximately an equal
number of housing units and jobs. In regional planning programs, balancing
jobs and housing is generally believed to reduce the amount of long-
distance commuting, and achieve 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. There are 23,475 employed residents, and 24,997 jobs4
3 ABAG/MTC Data Packets (2021). Employment Trends. Balance of Jobs and Workers
4 Employed residents in a jurisdiction is counted by place of residence (they may work elsewhere) while jobs in a jurisdiction are counted by place of work (they may live elsewhere).
Jobs-
Housing
Balance
in Campbell
suggests a lack of
housing for workers
who make less than
$75,000 a year in the
city
H.II-15 CAMPBELL GENERAL PLAN | HOUSING
in Campbell – the ratio of jobs to resident workers is 1.065, indicating that
Campbell is a moderate net importer of workers. The Jobs-Housing
Balance Ratio, comparing jobs to housing units, is 1.62.
Figure II-8 shows the jobs to workers balance broken down by different
wage groups, offering additional insight into local dynamics. A community
may offer employment for relatively low-income workers but have relatively
few housing options for those workers – or conversely, it may house
residents who are low wage workers but offer few employment
opportunities for them. A relative surplus of jobs relative to residents in a
given wage category suggests the need to import those workers, while
conversely, surpluses of workers in a wage group relative to jobs means
the community will export those workers to other jurisdictions. Such flows
are not inherently bad, though over time, sub-regional imbalances may
appear. Campbell has more jobs than residents for all wage groups except
the $75,000 or more wage group. There are approximately 28 percent more
residents in Campbell who make $75,000 or more than workers that make
$75,000 in Campbell. This indicates that there is a lack of housing
affordable to workers who make less than $75,000.
Figure II-8: Workers by Earnings
Source: U.S. Census Bureau, American Community Survey 5-Year Data 2015-2019
Within Campbell, jobs are concentrated in the downtown commercial
area. This concentration is shown in the Jobs Proximity Index published
by HUD shown in Figure II-9.
5 ABAG/MTC Data Packets (2021).
CAMPBELL GENERAL PLAN | HOUSING H.II-16
Figure II-9: Proximity to Jobs
Source: Association of Bay Area Governments, HUD Proximity to Jobs Data (2014-2017)
In addition, public transit in Campbell – namely, the VTA Light Rail and
bus routes, focus on the commercial corridors and downtown area that
hold the highest concentration of jobs in the city.
TENURE
The number of residents who own their homes compared to those who rent their homes can help identify the level of housing insecurity – ability for
individuals to stay in their homes – in a city and region. Generally, renters may be displaced more quickly if prices increase. In 2019, Campbell’s housing was nearly evenly split between owner-occupied units (50.7
percent) and renter-occupied units (49.3 percent). Homeownership rates in Campbell are lower than both the County (56.4 percent) and the greater Bay Area (56.1 percent), shown in Figure II-10.
49/51 split
between renters
and owners, the City
of Campbell has as
lower
homeownership
rate than the
County and Bay
Area
H.II-17 CAMPBELL GENERAL PLAN | HOUSING
Figure II-10: Housing Tenure
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
Homeownership rates often vary considerably across race/ethnicity in the Bay Area and throughout the country. These disparities not only reflect
differences in income and wealth but also stem from federal, state, and local policies that limited access to homeownership for communities of color while facilitating homebuying for white residents. While many of these
policies, such as redlining, have been formally disbanded, the impacts of race-based policy are still evident across Bay Area communities.6 In Campbell, 28.9 percent of Black households owned their homes and 28.1
percent of Hispanic/Latinx households are homeowners, compared to 49.5 percent of non-Hispanic White households. Home ownership and rental rates by race in the City of Campbell is shown in Figure II-11.
Figure II-11: Housing Tenure by Race of Household
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
6 See, for example, Rothstein, R. (2017). The color of law: a forgotten history of how our government segregated America. New York, NY & London, UK: Liveright Publishing.
CAMPBELL GENERAL PLAN | HOUSING H.II-18
The age of residents who rent or own their home can also signal the
housing challenges a community is experiencing. Younger households
tend to rent and may struggle to buy a first home in the Bay Area due to
high housing costs. At the same time, senior homeowners seeking to
downsize may have limited options in an expensive housing market.
Figure II-12 shows the percentage of renter and owner-occupied homes in
Campbell by age. In Campbell, 67.1 percent of householders between the
ages of 25 and 44 are renters compared to 38.1 percent of householders
over the age of 65.
Figure II-12: Housing Tenure by Age
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
Household Characteristics
Household type, size, income levels, and other characteristics determine
the type of housing needed by residents. This section details the various
household characteristics affecting housing needs.
HOUSEHOLD TYPE
In 2019, Campbell was home to 16,163 households, of which 31 percent
had children. The most common household type is married couple family
households (49.8 percent), followed by single person households (25.8
percent), and other non-family households (10.4 percent).
31%
of households in
Campbell had
children in 2019
indicating an
ongoing need to
plan for families and
large households in
housing
development
projects
Younger
households in
Campbell are more
likely to be renters
H.II-19 CAMPBELL GENERAL PLAN | HOUSING
HOUSEHOLD INCOME
Household income is the most important factor affecting housing
opportunity. Income levels can vary considerably among households,
based upon tenure, household type, location of residence, and/or
race/ethnicity, among other factors.
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 II-8. 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 II-8: 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
Median Household Income
Despite the economic and job growth experienced throughout the region
since 1990, the income gap has continued to widen. California is one of the
most economically unequal states in the nation, and the Bay Area has the
highest income inequality between high- and low-income households in the
state.7
In Campbell, 59.6 percent of households (9,450 households) make more
than 100 percent AMI, compared to 12.7 percent (2,010 households)
making less than 30 percent AMI, which is considered extremely low-
income. Compared to the rest of the County, Campbell has a higher
percentage of households with incomes above the median household
income. Per 2021 data from California’s Department of Housing and
Community Development (HCD), 30 percent AMI in Santa Clara County is
7 Bohn, S.et al. 2020. Income Inequality and Economic Opportunity in California. Public Policy Institute of California.
59.6%
of Campbell
households make
more than the
average median
income in Santa
Clara County
CAMPBELL GENERAL PLAN | HOUSING H.II-20
the equivalent to the annual income of $49,700 for a family of four. Many
households with multiple wage earners – including food service workers,
full-time students, teachers, farmworkers, and healthcare professionals –
can fall into lower AMI categories due to relatively stagnant wages in many
industries. Figure II-13 shows the household income in comparison to AMI
for the City of Campbell, the County of Santa Clara, and the greater Bay
Area.
Figure II-13: Household Income
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive
Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Income by Household Tenure
Table II-9 shows the income level of Campbell residents by household
tenure. A significantly higher percentage of renter households (46 percent) were in the lower income categories (with household incomes 80 percent or less of the AMI) compared to residents who owned their homes (21
percent). Most striking is that 73 percent of owner-occupied units have a household income greater than the AMI, compared to 46 percent of renter-occupied units.
Table II-9: Income by Tenure
Income Levels Renters Owners
Households Percent Households Percent
<30% AMI 1,495 18.5% 545 6.9%
31-50% AMI 970 12.2% 554 7.0%
51-80% AMI 1,180 14.9% 535 6.8%
81-100% AMI 645 8.1% 510 6.4%
>100% AMI 3,680 46.3% 5,770 72.9%
Total 7,940 100% 7,914 100%
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release.
H.II-21 CAMPBELL GENERAL PLAN | HOUSING
Income by Race and Ethnicity
Figure II-14 shows the income level of Campbell residents by race and ethnicity. The majority of Asian/API, Non-Hispanic and White, Non-
Hispanic households have incomes greater than the average median income, while only 36 percent of Black or African American, Non-Hispanic households and 45 percent Hispanic or Latinx households have these
above-median household incomes.
Figure II-14: Income by Race and Ethnicity
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release.
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.
HOUSING GROWTH AND CONDITIONS
Housing production has not kept up with demand for the last several
decades in the Bay Area. The largest proportion of the housing stock in
Campbell was built between 1960 to 1979, with 7,848 units constructed
during this period as shown in Figure II-15. Housing production has been
Housing
Production
has not kept up with
demand for several
decades resulting in
a housing crisis for
the region and state
CAMPBELL GENERAL PLAN | HOUSING H.II-22
slow in the past decade with only 759 units being built since 2010,
accounting for 4.3 percent of the existing housing stock. Furthermore,
Table II-10 shows that 93 percent of housing permits issued between 2015
and 2019 were for above moderate-income housing. This is a contributing
factor to the limited access to affordable housing.
Table II-10: Housing Permitting, 2015-2019
Income Group Number of
Permits
Above Moderate Income 407
Moderate Income 16
Very Low Income 11
Low Income 4
Total 438
Source: California Department of Housing and Community Development (HCD), 5th Cycle Annual Progress Report
Permit Summary (2020)
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.
Generally, 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.
Repairs
are required for or
housing units in
Campbell are over
30 years old –
representing the
majority of housing
Campbell - to
maintain their
quality
H.II-23 CAMPBELL GENERAL PLAN | HOUSING
Figure II-15: Age of Housing Stock
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
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 percent
of the household income. Housing costs in the region are among the
highest in the country, which could result in households, particularly
renters, needing to live in substandard conditions in order to afford housing.
In 2019, 1.6 percent of renters reported lacking a kitchen and 0.6 percent
of renters lacked plumbing. In comparison, no homeowners lacked a
kitchen and 0.4 percent reported lacking plumbing.8
The city administers a Code Enforcement program that aims to preserve
and maintain the livability and quality of neighborhoods. Code enforcement
staff responds to reported violations of property maintenance standards as
defined in the Municipal Code as well as other complaints.
Based on the City’s Building Department’s records, the majority of single-
family dwellings in Campbell are in good shape with water tight roofing,
complete bathrooms, and operational kitchens. The city identified 15
homes (out of 17,635) that are dilapidated or in a state of disrepair. These
homes regularly receive Code Enforcement complaints regarding trash,
abandoned cars, and/or overgrown weeds. Based on exterior visual
inspections, these homes need siding and trim repairs, painting, roofing
replacements or repair, fence replacements or repairs, window
replacements or repair, and general debris removal. Several of the
identified homes have outstanding Code Enforcement cases that have
never been closed due to the owner’s personal circumstances, such as
8 ABAG/MTC Data Packets (2021). Substandard Housing.
15 homes
in Campbell are
dilapidated or in a
state of disrepair
1960 - 1979
were the years that
the largest
proportion of
Campbell’s housing
stock was built
despite demand
being greater today
CAMPBELL GENERAL PLAN | HOUSING H.II-24
medical and mental health issues, lack of financial resources, or an
unwillingness to address the building’s state of disrepair.
Additionally, in 2021, the City issued 56 building permits for housing
remodels. This included major and minor remodels, kitchen and bath
remodels, and window replacements. This is indicative that housing in the
City is generally well maintained, and residents are continuing to maintain
and improve the housing stock.
HOUSING TYPE AND VACANCIES
In recent years, most housing produced in the region and across the state
consisted of single-family homes and larger multi-unit buildings. Due to this
trend, there is an unrealized need for “missing middle housing” – including
duplexes, triplexes, townhomes, cottage clusters, accessory dwelling units
and junior accessory dwelling units (ADUs). These housing types may
create more options across incomes and tenure, from young households
seeking homeownership options to seniors looking to downsize and age-
in-place.
Of the City’s 18,158 housing units in 2020, 45.1 percent were single family
detached homes, 13.2 percent were single family attached homes, 11.2
percent were multifamily homes with 2 to 4 units, 28.8 percent were
multifamily homes with 5 or more units, and 1.7 percent were mobile homes
as shown in Figure II-16. In Campbell, the housing type that experienced
the most growth between 2010 and 2020 was detached single-family
homes followed by multifamily housing with five or more units.
Figure II-16: Housing Type Trends
Source: California Department of Finance, E-5 series
45.1%
of housing units in
Campbell were
single-family
detached homes in
2020
Vacancy
Rates
in Campbell were
nearly double that
of Santa Clara
County and the Bay
Area which may
indicate a mismatch
in unit types
available
H.II-25 CAMPBELL GENERAL PLAN | HOUSING
In 2019, Campbell had a residential vacancy rate of 8.3 percent. This is
likely the result of unique issues that year (such as a large number of repair
and renovations), as the city’s 2020 vacancy rate subsequently dipped
down to 4.6%, which is lower than the vacancy rate of Santa Clara County
(4.8 percent) and the Bay Area (5.9 percent). Campbell’s vacancy rate
between 2015 and 2020 is as follows:
• 2020: 4.6%
• 2019: 8.3%
• 2018: 7.2%
• 2017: 7.0%
• 2016: 5.8%
• 2015: 5.5%
The Census Bureau classifies a unit as vacant if no one is occupying it
when census interviewers are conducting the American Community Survey
or Decennial Census. Vacant units classified as “for recreational or
occasional use” are those that are held for short-term periods of use
throughout the year. Accordingly, vacation rentals and short-term rentals
like Airbnb are likely to fall in this category. The Census Bureau classifies
units as “other vacant” if they are vacant due to foreclosure, personal/family
reasons, legal proceedings, repairs/renovations, abandonment,
preparation for being rented or sold, or vacant for an extended absence for
reasons such as a work assignment, military duty, or incarceration.
Of the vacant units, the most common type of vacancy is “other vacant”
followed by “for rent”. In a region with a thriving economy and housing
market like the Bay Area, units being renovated/repaired and prepared for
rental or sale are likely to represent a large portion of the “other vacant”
category. Table II-11 shows that that the largest category of vacant housing
in Campbell is “Other vacant,” likely because larger rental properties are
being renovated and prepared for re-rental in the city.
Table II-11: Vacancy Status, 2020
Vacancy
Campbell (2020)
Count % of all Vacant Units
For rent 382 28.9%
For sale 24 1.8%
Seasonal, recreational,
or occasional use 128 9.6%
Rented, not occupied 160 12.11%
Sold, not occupied 145 11.0%
Other vacant 482 36.5%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2016-2020)
CAMPBELL GENERAL PLAN | HOUSING H.II-26
Housing tenure refers to whether a housing unit is owned, rented or is
vacant. The number of residents who own their homes compared to those
who rent their homes can help identify the level of housing insecurity –
ability for individuals to stay in their homes – in a city and region. Generally,
renters may be displaced more quickly if prices increase. Tenure also
influences residential mobility, with owner units generally evidencing lower
turnover rates than rental housing.
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.
Home Values
Home prices reflect a complex mix of supply and demand factors, including
an area’s demographic profile, labor market, prevailing wages, and job
outlook, coupled with land and construction costs. In the Bay Area, the
costs of housing have long been among the highest in the nation. The
region’s home values have increased steadily since 2000, besides a
decrease during the Great Recession. The rise in home prices has been
especially steep since 2012, with the median home value in the Bay Area
nearly doubling during this time. Since 2001, the typical home value has
increased 176.9 percent in Campbell from $511,970 to $1,417,570 as
shown in Figure II-17.
The typical home value in Campbell was estimated at $1,417,570 in
December 2020, per data from Zillow. Figure II-18 shows that the largest
proportion of homes were valued between $1,000,000-$1,500,000. By
comparison, the typical home value is $1,290,970 in Santa Clara County
and $1,077,230 the Bay Area, with the largest share of units valued
$1,000,000-$1,500,000 (county) and $500,000-$750,000 (region).
$1.4
million
average home
prices in Campbell
are higher than the
typical home value
in Santa Clara
County and the Bay
Area
H.II-27 CAMPBELL GENERAL PLAN | HOUSING
Figure II-17: Typical Home Values, 2003-2021
Source: Zillow, Zillow Home Value Index (ZHVI)
Figure II-18: Home Values of Owner-Occupied Units, 2019
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
Rental Costs
Similar to home values, rents have also increased dramatically across the
Bay Area in recent years. Many renters have been priced out, evicted or
displaced, particularly communities of color. Residents finding themselves
in one of these situations may have had to choose between commuting
long distances to their jobs and schools or moving out of the region, and
sometimes, out of the state.
Rental rates in Campbell are rising at a faster rate than the rest of Santa
Clara County or Bay Area. Since 2009, the median rent has increased by
66.6 percent in Campbell, from $1,470 to $2,110 per month. In Santa Clara
County, the median rent has increased 67.8 percent, from $1,285 to
$2,110/mo.
Rental costs in
Campbell are
slightly lower than
the average price in
Santa Clara County
but substantially
higher than those in
the Bay Area
CAMPBELL GENERAL PLAN | HOUSING H.II-28
$2,155. The median rent in the region has increased significantly during
this time from $1,200 to $1,850, a 54 percent increase9. Figure II-19 shows
median rents in the City of Campbell, the County of Santa Clara, and the
greater Bay Area between 2009 and 2019.
Figure II-19: Median Rents
Source: U.S. Census Bureau, American Community Survey 5-Year Data releases, starting with 2005-2009 through 2015-2019
In Campbell, the largest proportion of units being rented between $2000-
$2500, totaling 30.2 percent, followed by 26.9 percent of units being rented
between $1500-$2000 (Figure II-19). Compared to the rest of Santa Clara
County, Campbell has fewer rental units that are being rented below $1,500
and approximately 10 percent fewer units that are being rented for more
than $2,500 as shown in Figure II-20.
9 ABAG/MTC Data Packets (2021). Contract Rents for Renter-Occupied Units.
H.II-29 CAMPBELL GENERAL PLAN | HOUSING
Figure II-20: Contract Rents for Renter-Occupied Units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
According to a December 2022 review of rentals in Campbell using Zillow,
Apartments.com, and Craigslist, rents range from approximately $2,000 for
a studio to $3,500-$5,500 for a three-bedroom apartment. There were also
very few units available for rent: only 41 apartments and 29 homes were
available.
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.
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.
• 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.
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.
35%
Maximum
percentage of a
household income
that can be spent on
housing before it is
no longer
considered
affordable
CAMPBELL GENERAL PLAN | HOUSING H.II-30
• 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.
The U.S. Department of Housing and Urban Development (HUD) conducts
annual household income surveys nationwide to determine the maximum
affordable payments of different households and their eligibility for federal
housing assistance. Affordability limits in Campbell are based off of Santa
Clara County’s Area Median Income (AMI). The 2021 median income for a
four-person household in Santa Clara County is $151,300. Table II-12
shows income limits based on family size estimated for the County of Santa
Clara.
Table II-12: Income Limits in Santa Clara County
Family
Size
Extremely
Low
Income
(<30%)
Very Low
Income (30-
50%)
Low
Income
(51-80%)
Median
Income
(100%)
Moderate
Income
(80-120%)
1 34,800 58,000 82,450 105,900 127,100
2 39,800 66,300 94,200 121,050 145,250
3 44,750 74,600 106,000 136,150 163,400
4 49,700 82,850 117,750 151,300 181,550
5 53,700 89,500 127,200 163,400 196,050
6 57,700 96,150 136,600 175,500 210,600
Source: California Department of Housing and Community Development (HCD), 2021
The typical single-family home prices in Campbell are well beyond the level
of affordability for moderate-income households and even less affordable
to lower-income households. With a median rent of $2,150 in Santa Clara
County, it is evident that housing is not affordable to the Extremely Low and
Very Low-Income households. In Campbell, 44.6 percent of renters are
cost-burdened and spending more than 30 percent of their income on
housing. Homeowners are also experiencing cost-burden with 27.4 percent
of them spending more than 30 percent of their income on housing. The
total average of Campbell residents that are cost burdened is more than a
third (36 percent) of the City’s population.10
10 ABAG/MTC Data Packets (2021). Overpayment and Overcrowding.
$151,300
was the average
median income for a
four-person household
in Santa Clara in 2021
H.II-31 CAMPBELL GENERAL PLAN | HOUSING
Extremely Low-Income Households
Households making less than 30 percent of area median income (2,010
households, or 12.7 percent of all Campbell households) have unique
housing needs that require additional analysis.
Tenure
Extremely low-income households in Campbell are disproportionately
renters. Nearly 50 percent of all Campbell households are renters, but 73
percent of extremely low-income households are renters.
Overpayment
Extremely low-income households in Campbell are disproportionately cost
burdened. Approximately 33 percent of all Campbell households pay more
than 30 percent of their income on housing. For extremely low-income
households, that number is 85 percent (64 percent of extremely low-income
households spend more than half of their income on housing).
Available Resources and Strategies
Santa Clara County’s Office of Supportive Housing provides a variety of
programs for extremely low-income households, including HomeFirst
Services and Supportive Services for Veteran Families. Santa Clara
County’s Housing Authority provides information, referrals, incentives, and
services that help their clients stabilize their lives and increase their
capacity to be economically self-sufficient. More information is available on
these programs and more in Chapter III: Preparation of Campbell’s Plan for
Housing.
Effectiveness of Past Programs Programs in the 5th Cycle Housing Element provided rental assistance
vouchers to approximately 575 very low and extremely low-income
Campbell tenants, including elderly, disabled, and family households. More
information is available on these programs and more in Chapter III:
Preparation of Campbell’s Plan for Housing.
Housing Needs
Extremely low-income households often consist of one or more individuals
who belong to a special needs group, discussed on page II-79. These
needs then necessarily overlap with the needs of one or more of these
groups. These households typically need supportive housing and wrap-
around services at very low cost to the household itself. This may entail
mental or physical health services, unit accessibility, and easy access to
nearby amenities.
The Housing Element includes several programs to address the unique
needs of extremely low-income households, including:
• Program H-1a Inclusionary Housing Ordinance
CAMPBELL GENERAL PLAN | HOUSING H.II-32
• Program H-5d Shared Housing Program
• Program H-5e Homeless Assistance/Shelter (including goal for PSH units tied to 50% of most recent PIT count)
• Program H-5h Fair Housing Program
• Program H-5j Section 8 Rental Assistance
• Program H-5o Extremely Low-Income Units
(implementing programs which incentivize/prioritize ELI units)
• Program H-5p Housing Proposal Selection Process (including additional points for projects including ELI units)
• Program H-5s Density Bonus Incentives for ELI
• Program H-5y Units for Special Needs
In addition to the above programs, the City is undertaking several zoning
changes which will facilitate the provision of smaller units suitable for ELI
households. These include counting smaller units as half a unit for density
calculation purposes, and reducing the parking requirements for SROs,
studios and one-bedroom units.
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. Affordable units that are considered at-risk for converting
into market rate homes are units that are determined to have either “very-
high” or “high” risk levels. Using California Housing Partnership (CHP)’s
categories for risk level, the restricted affordable units were evaluated and
assigned to the following groups:
• Very-High Risk – affordable homes that are at-risk
of converting to market rate within the next year that do not have a known overlapping subsidy that would extend affordability and are not owned by a
stable non-profit, mission-driven developer/owner.
• High Risk – affordable homes that are at-risk of
converting to market rate in the next 1-5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a
stable non-profit, mission-driven developer/owner.
At-Risk
Units
are units that are
currently affordable
in the community
that may convert to
market rate housing
H.II-33 CAMPBELL GENERAL PLAN | HOUSING
• Moderate Risk – affordable homes that are at-risk of converting to market rate in the next 5-10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a stable non-profit, mission-driven developer/owner.
• Low Risk – affordable homes that are at-risk of converting to market rate in more than 10 years and are owned by a stable mission-driven non-profit developer/owner.
Assisted Housing Inventory
Table II-13 provides an inventory of assisted rental housing projects in
Campbell. A total of 620 assisted units are provided in eight 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, Low Income Housing Tax Credits, Redevelopment
Agency funds and the City’s Inclusionary Housing requirement. Several
non-profit organizations operating in Campbell have been acquiring and
managing affordable housing developments, including MidPen Housing
and Catholic Charities.
CAMPBELL GENERAL PLAN | HOUSING H.II-34
Table II-13: At-Risk Affordable Housing
Source: California Housing Partnership Corporation, November 2022. Community Development Department, City of Campbell, 2022.
* All addresses in Campbell, CA 95008.
** 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 620
assisted units identified in Table II-13, 547 units have been determined to
be at low risk of conversion over the next ten-year period. Corinthian
House, Rincon Gardens, and Wesley Manor maintain Section 8 project-
based Housing Assistance Plan (HAP) contracts with HUD subject to
periodic renewals.
California Housing Partnership defines at-risk homes as affordable housing
units that are at very high or high risk of conversion to market rate. There
are 73 affordable units that are at high risk of conversion to market-rate,
which include units intended for seniors, located in the Avalon Bay and
Project
Name Address* Ownership Total Units Assisted
Units
Household
Type
Funding
Source(s)
Affordability
Expiration
Year
Risk
Level
Avalon
Bay
508 Railway
Ave.
For-Profit 348 70 Family &
Seniors
RDA** 2026 High
Corinthian
House
250 Budd Ave.
#116
Non-Profit 104 36 Seniors &
People with
Disabilities
Section 8;
Section
221(d)(3)
2041 Low
Downtown
Mixed-Use
201 E.
Campbell Ave.
For-Profit 20 3 Family Inclusionary
Requirement
2062 Low
Gateway 45 North Third
St.
For-Profit 20 3 Family &
Seniors
RDA** 2026 High
Rincon
Gardens
400 W Rincon
Ave.
Housing
Authority
200 198 Seniors &
People with
Disabilities
Section 8,
Tax Credits
2063 Low
San
Tomas
Gardens
825 S San
Tomas Aquino
Rd.
Non-Profit 100 94 Family Section 236;
Catholic
Charities,
Tax Credits
2067 Low
Sharmon
Palms
967 Sharmon
Palms Ln.
Non-Profit 60 60 Family RDA**. Tax
Credits
2068 Low
Wesley
Manor
1655 S
Winchester
Blvd.
Non-Profit 156 156 Elderly &
People with
Disabilities
Section 8 2039 Low
TOTAL 620
H.II-35 CAMPBELL GENERAL PLAN | HOUSING
Gateway projects. Both of these housing developments are owned by for-
profit developers and affordability controls are eligible to expire in 2026.
Additionally, the Llewellyn property has been identified as a Housing
Opportunity Site in response to developer interest to redevelop the site with
a significantly greater number of units. The existing affordable units will be
required to be replaced by units at the same or greater level of affordability
level, as per Program H-2l.
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. As detailed in Housing Element
Program H-2.G, the City will monitor the at-risk units and participate in their
preservation 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.
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. As detailed in Housing Element
Program H2.G, the City will monitor the at-risk units and participate in their
preservation 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.
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 (capital improvements for pedestrian accessibility). Consequently,
Since 2012
housing functions,
responsibilities, and
administration have
been managed by
the City of Campbell
Planning Division
CAMPBELL GENERAL PLAN | HOUSING H.II-36
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.
Moving forward, funds which may be available to support in the
preservation of at-risk housing include: 1) an increase in the affordable
housing in-lieu fee (Housing Element Program H-1a), 2) a new commercial
impact fee (Housing Element Program H-1b), 3) the Housing Trust of
Silicon Valley, and 4) funding available through the State including the
Affordable Housing and Sustainable Communities Program and HCD’s
new Portfolio Reinvestment Program.
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 section analyzes the current existing housing
needs in Campbell, then goes into the future housing needs in the City
based on the ABAG’s allocation of the region’s projected housing needs.
The housing needs are presented by income category in each of the
region’s jurisdictions, also known as the Regional Housing Needs
Allocation (RHNA) process.
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, 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 in Santa Clara County is $151,300 (HCD, 2021).
• 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.
H.II-37 CAMPBELL GENERAL PLAN | HOUSING
• Overpayment: Refers to a household paying 30 percent or more of its gross income on housing (either mortgage or rent), including costs for utilities, property insurance, and real estate taxes, as defined by HUD.
Overcrowding
Overcrowding occurs when the number of people living in a household is
greater than the home was designed to hold. High housing costs relative
to income can contribute to overcrowding and can occur when there is high
housing demand in a city or region. Overcrowding can have impacts on the
occupants’ health and 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 affordable and adequately sized housing units.
Table II-14 shows the incidence of overcrowding in Campbell by tenure as
estimated by the Bureau of Census. The prevalence of overcrowding
higher among households that rent. In Campbell, 10.8 percent of renters
experience overcrowding, compared to 1.1 percent for those who own.
Table II-14: Overcrowding by Tenure
Tenure
1-1.5
Occupants
per Room
More than 1.5
Occupants per
Room
Owner-Occupied 1.1% 0.0%
Renter-Occupied 6.1% 4.7%
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS)
ACS tabulation, 2013-2017 release
Overcrowding also often disproportionately impacts low-income
households. In Campbell, 10.5 percent of low-income households (51-80
percent AMI) experience overcrowding compared to 2.6 percent of
households that make more than 100 percent AMI Figure II-21 compares
rates of overcrowding by income level within Campbell. Moreover,
communities of color are more likely to experience overcrowding similar to
how they are more likely to experience poverty, financial instability, and
housing insecurity. American Indian/Alaska Natives experience the highest
rate of overcrowding at 31.8 percent, whereas Non-Hispanic White
4.7%
of rental households
in Campbell are
experiencing severe
overcrowding
CAMPBELL GENERAL PLAN | HOUSING H.II-38
residents experience the lowest rate of overcrowding at 3.1 percent.11
Figure II-22 shows rates of overcrowding by race within Campbell, and
Figure II-23 maps overcrowding by household tract within the City.
Figure II-21: Overcrowding by Income Level in Campbell
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Figure II-22: Overcrowding by Race
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
11 ABAG/MTC Data Packets (2021). Overcrowding by Race and Overcrowding by Income Level and Severity.
H.II-39 CAMPBELL GENERAL PLAN | HOUSING
Figure II-23: Overcrowding in Campbell
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
Overpayment
A household is considered “cost-burdened” if they spend more than 30
percent of their income on housing, while those who spend more than 50
percent on housing are considered “severely cost-burdened”. As is the
case in throughout the Bay Area, it is not uncommon to overpay for housing
in Campbell. Lower income households are disproportionately impacted by
high housing costs and experience the highest rates of cost burden.
Spending such large portions of their income on housing puts low-income
households at higher risk of displacement, eviction, or homelessness.
Renters are often more cost-burdened than owners. While the housing
market has resulted in home prices increasing dramatically, homeowners
often have mortgages with fixed rates, whereas renters are more likely to
be impacted by market increases. When looking at the cost burden across
tenure in Campbell, renters experience higher rates of being cost-burdened
(44.6 percent) compared to people who own their homes (27.4 percent).
The burden of housing cost within the City of Campbell is shown in Figure
II-24 and is broken down by housing tenure.
CAMPBELL GENERAL PLAN | HOUSING H.II-40
Figure II-24: Cost Burden by Tenure
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
In Campbell, 14.8 percent of households spend 50 percent or more of their
income on housing, while 18.4 percent spend 30 to 50 percent of their
income. However, these rates vary greatly across income categories . For
example, 64 percent of Campbell households making less than 30 percent
of AMI spend the majority of their income on housing. For Campbell
residents making more than 100% of AMI, just 0.9 percent are severely
cost-burdened, and 87.9 percent of those making more than 100% of AMI
spend less than 30 percent of their income on housing.
The cost burden experienced by each income category is detailed below:
• Of the Campbell households earning 0-30% of Area Median
Income, 85.4 percent are cost burdened.
• Of the Campbell households earning 31-50% of Area Median
Income, 71 percent are cost burdened.
• Of the Campbell households earning 51-80% of Area Median
Income, 58.8 percent are cost burdened.
• Of the Campbell households earning 81-100% of Area Median
Income category, 36 percent are cost burdened.
• Of the Campbell households earning Greater than 100% of Area
Median Income, 12.1 percent are cost burdened.
Across all income groups in Campbell, about 52.7 percent of the City is cost burdened and spending more than 30 percent of their income on housing.
14.8%
of households in
Campbell are
“severely cost-
burdened” spending
more than 50% or
more of their
income on housing
H.II-41 CAMPBELL GENERAL PLAN | HOUSING
Figure II-25 breaks down the cost burden of housing by income level within Campbell.
Figure II-25: Cost Burden by Income Level in Campbell
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Currently, people of color are more likely to experience poverty and
financial instability as a result of federal and local housing policies that have
historically excluded them from the same opportunities extended to white
residents. In Campbell this includes housing policies that have not
prioritized the production of affordable housing and zoning rules that have
limited the types of housing that are built in the city, with a focus on lower
density housing types (single family) that are less affordable. As a result,
they often pay a greater percentage of their income on housing, and in turn,
are at a greater risk of housing insecurity.
Figure II-26 shows the cost burden of housing in the City broken down by
race. American Indian/Alaska Native and Black/African American residents
are the most cost burdened with only 18.2 percent and 37.7 percent,
respectively, spending less than 30 percent of their income on housing.
White, non-
Hispanic
Households
are the least cost-
burdened of all races
in the City with
American Indian or
Alaska Native, Non-
Hispanic being the
most heavily cost
burdened group.
CAMPBELL GENERAL PLAN | HOUSING H.II-42
Figure II-26: Cost Burden by Race
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Table II-15 shows that renters are disproportionately more likely to be cost-
burdened than homeowners in Campbell. Of the 8,200 owner-occupied
units, 27 percent pay more than 30 percent of their income on housing. Of
the 7,963 renter-occupied units in the city, 45 percent pay more than 30
percent of their income on housing.
Table II-15: Cost Burden by Tenure
Tenure Total Units 0%-30% of Income Used for Housing
30%-50% of Income Used for Housing
50%+ of Income Used for Housing
Not Computed
Owner Occupied 8,200 5,896 (72%) 1,503 (18%) 743 (9%) 58 (1%)
Renter Occupied 7,963 4,175 (52%) 1,897 (24%) 1,657 (21%) 234 (3%)
Totals 16,163 10,071 (62%) 3,400 (21%) 2,400 (14%) 292 (3%)
Renter Overpayment
As shown in Figure II-27, the vast majority of Campbell census tracts have
20-60 percent renter overpayment, consistent with the citywide average of
45 percent.
H.II-43 CAMPBELL GENERAL PLAN | HOUSING
Figure II-27: Renter Overpayment in Campbell
One exception is the split census tract 5026.01 located in the northeastern
corner of the city. In Campbell, this tract consists of stable, single-family
neighborhoods, but Figure II-27 shows 60-80% renter overpayment for the
entirety of the tract (the majority of which falls within the city of San Jose).
Of the estimated 372 renter-occupied housing units in the tract, 243 units
(65 percent) pay 30 percent or more of their household income on rent. Of
the 807 owner-occupied units in the tract, only 236 (29 percent) 30 percent
or more of their household income on owner costs.
The renter overpayment is seen in the portions of the census tract outside
Campbell city limits. There are 39 blocks in census tract 5026.01, only 6 of
which are in Campbell:
Census Tract 5026.01 Block Group 1
• Block 2
• Block 3
• Block 4
• Block 5
• Block 6 Census Tract 5026.01 Block Group 2
• Block 2
CAMPBELL GENERAL PLAN | HOUSING H.II-44
Campbell makes up the majority (5 of 6 blocks) of block group 1, a small
portion (1 of 6 blocks) of block group 2, and none of block group 3. Of the
three block groups that make up census tract 5026.01, block groups 2 and
3 consist of a disproportionate number of renter overpayment.
Table II-16: Renter Overpayment in Census Tract 5026.01 by Block
Group12
Block Group Renters Overpaying Renters % of Renters Overpaying
Block Group 1 34 14 41%
Block Group 2 166 153 92%
Block Group 3 300 216 72%
Only 6 of the renters in block group 2 are estimated to live in Campbell.13
While there may be some renter overpayment in this portion of Campbell,
the overpayment data at the tract level does not necessarily indicate a
disproportionate amount of rent overpayment in this neighborhood of the
city.
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
12 2021 American Community Survey 5-Year Estimates, US Census. “Overpaying” is defined as renter households paying 30 percent or more of their household income on gross rent.
13 Block group data comes from the 2020 Decennial Census. The 2021 American Community Survey 5-year estimates do not publish data at the more granular block level, and the 2020 Decennial Census
does not publish data on overpayment. The two data sources can be estimated against each other but are not one-to-one comparisons.
Triple
RHNA
increase in the
Regional Housing
Needs Allocation
was received by the
City when
compared to the
previous housing
cycle (933 to 2,977
units)
H.II-45 CAMPBELL GENERAL PLAN | HOUSING
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 2023-
2035 planning period is 2,977, approximately tripling the numbers from the
last RHNA cycle, distributed among different income categories as shown
in Table II-15. State law requires that the City determine the subset of the
very low-income regional need that constitutes the community’s need for
extremely low-income housing. Based off of U.S. Census data, HCD’s
Regional Housing Need Determination for the Bay Area estimates that 15.5
percent of the region’s housing need is for 0-30 percent AMI households,
while 25.9 percent is for 0-50 percent AMI households. Therefore,
extremely low-income household needs represent 59.8 percent of the
region’s very low-income housing need. The City is using this projection,
which is the most conservative estimate for extremely low-income
household, resulting in an estimated 450 units needed for extremely low-
income households.
Through this Housing Element, the City will demonstrate the availability of
adequate sites to accommodate these projected new units. This
demonstration is in Chapter IV: Campbell’s Plan for Housing, under the
subsection “Site Inventory and Analysis.” Specific policies and programs
are detailed under “Goals, Policies and Programs.”
Table II-16 shows the Regional Housing Needs Allocation estimates
between 2023 and 2035 broken down by income level.
CAMPBELL GENERAL PLAN | HOUSING H.II-46
Table II-17: Regional Housing Needs Allocation 2023-2035
Income Level
Percent of
Area Median
Income (AMI)
Units as per
RHNA
Percent of Total
RHNA
Extremely Low 0-30% 450 15.1%
Very Low* 31-50% 302 10.1%
Low 51-80% 434 14.6%
Moderate 81-120% 499 16.8%
Above Moderate >120% 1,292 43.4%
Total 2,977 100%
Source: Association of Bay Area Governments, Final Regional Housing Needs Allocation, December 2021.
*59.8 percent of Campbell’s very low-income housing needs are for extremely low-income households (450 units)
AFFIRMATIVELY FURTHERING FAIR HOUSING
All Housing Elements adopted after January 1, 2021, must contain an
Assessment of Fair Housing that is consistent with the core elements of the
analysis required by the federal Affirmatively Furthering Fair Housing
(AFFH) Final Rule of July 16, 2015.14
Under State law, affirmatively furthering fair housing means “taking
meaningful actions, in addition to combating discrimination, that overcome
patterns of segregation and foster inclusive communities free from barriers
that restrict access to opportunity based on projected characteristics.”15
The AFFH analysis must contain the following, which are covered in this
chapter unless otherwise noted below:
• Community Outreach – Included in Appendix III-B
• Assessment of Past Goals, Actions and Strategy – Included in
Chapter III
• Assessment of Fair Housing
o Background Information
o Fair Housing Enforcement and Outreach Capacity
o Disparities in Access to Opportunity
o Integration and Segregation Patterns and Trends
o Racially or Ethnically Concentrated Areas of Poverty (R/ECAPs)
14 Affirmatively Furthering Fair Housing, 80 Fed. Reg. 42,272 (July 16, 2015).
15 Gov. Code § 8899.50 (a)(1).
H.II-47 CAMPBELL GENERAL PLAN | HOUSING
o Disproportionate Housing Needs and Displacement Risk
o Special Housing Needs
• Identification of Contributing Factors
• Sites Inventory – Included in Chapter IV
• Goals, Policies, and Programs – Included in Chapter IV
This subsection provides a focused analysis of fair housing issues in
Campbell. This includes an Assessment of Fair Housing and identification
of Contributing Factors. Affirmatively furthering fair housing is described in
terms of Outreach, Site Selection, and Policy Development. Site selection
of opportunity sites inventory addressing fair housing needs are detailed in
alongside goals, policies, and programs are detailed in Chapter IV.
The Assessment of Fair Housing provides a detailed analysis of fair
housing data and housing needs for special needs populations in
Campbell. The analysis was developed with data from the Association of
Bay Area Governments (ABAG) / Metropolitan Transportation Commission
(MTC); policy recommendations from Santa Clara County Planning
Collaborative, and service providers in Campbell (e.g., Housing Choices
and Golden Gate Regional Center). Policy recommendations were refined
based on community outreach findings.
Background Information
An understanding of local history, economy, demographics, and housing
tenure and type is essential in the development of housing solutions for the
current and future residents of Campbell. The sections below provide a
high-level overview of these topics.
CITY HISTORY
Prior to the founding of the City of Campbell, the land was occupied by the
Ohlone, the Native American people of the Northern California coast. About
a third of present-day Campbell was part of the 1839 Alta California Rancho
Rinconada de Los Gatos land grant. The northern extent of the grant land
was along present-day Rincon Avenue, and across the North end of John
D. Morgan Park in central Campbell.
Campbell's founder, Benjamin Campbell, traveled west in 1846 with his
family. William Campbell, his father, was known for surveying16 the cities of
San Jose and Santa Clara, and for starting a sawmill near the town of
16 The act of observing and recording characteristics of the land or area to build and create maps of its physical layout.
CAMPBELL GENERAL PLAN | HOUSING H.II-48
Saratoga. A few years later, in 1851, Benjamin Campbell bought 160 acres
and planted it with hay and grain. This acreage later became Campbell's
historical downtown core.
In 1878, Campbell’s founder sold an acre of his land for $5 to the railroad
and by 1887 the first subdivision was recorded west of the railroad from
Campbell Avenue to the spot where the Water Tower Plaza now stands.
The area became the center for shipping fruit, and within a short period of
time, the drying grounds and canneries made Campbell an important rail
center. The Campbell Fruit Growers' Union became a well-known
cooperative with its 17-acre drying yard.
Campbell was first known for its churches, which once directed community
life. Later, the Board of Trade became the leading community service. The
Board of Trade is now known as the Campbell Chamber of Commerce.
In 1952, Campbell was officially incorporated as a city. City offices
occupied several buildings, such as Fire House No. 1 and the old
Congregational Church, before the official City Hall was built. Campbell has
grown from a small farming community with a population of approximately
5,000 to a progressive community with a population of over 42,00017.
As with many of its neighboring jurisdictions, the historic land use patterns
of Campbell – predominantly single-family housing around a downtown
core – is discriminatory by nature.18 Campbell’s land use and zoning
policies have traditionally limited housing types allowed in the City to
medium to low density residential, favoring single family detached projects.
Most of the city is zoned for single family residential development.
Santa Clara County’s Clerk-Recorder’s office is currently researching
county deeds for restrictive covenant language that explicitly disallowed
non-white households from purchasing land.19 The County’s project, which
began in October 2022, will likely identify restrictive covenants (that have
not been in effect since California passed the Rumford Fair Housing Act in
1963) in Campbell.
17 U.S. Census Bureau.
18 “Single-family zoning emerged and replaced race-based zoning as a tool for segregating
communities by restricting more affordable housing options, such as apartments or condominiums.” Affirmatively Furthering Fair Housing: Guidance for All Public Entities and for Housing Elements (HCD: April 2021) p. 6, available at https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf
19 “County of Santa Clara to Redact Discriminatory Language from Property Records” available at
https://news.sccgov.org/news-release/county-santa-clara-redact-discriminatory-language-property-records
$5.00
price of an acre of
land in 1978, which is
less than a gallon of
gas in 2022, and
serves to highlight
the impact on land
values and inflation
on housing prices
over time
H.II-49 CAMPBELL GENERAL PLAN | HOUSING
ECONOMY
Campbell’s economic base consists primarily of small or medium-sized
companies, as opposed to large corporations. The largest employment
industries include Health and Educational Services, followed by Financial
and Professional Services.
With close to 27,000 jobs in 2018, the City’s job sectors largely employed
workers in Professional & Managerial Services (25.1 percent), Health &
Educational Services (19.3 percent), and Arts, Recreation & Other Services
(16.1 percent). Refer to Table II-18 for a detailed breakdown.
Table II-18: Jobs in Campbell
Jobs 2018
Persons Percent
Agriculture and Natural
Resources 4 0.0%
Arts, Recreation, and
Other Services 4,333 16.1%
Construction 3,240 12.0%
Financial and Leasing 1,172 4.4%
Government 366 1.4%
Health and Educational
Services 5,181 19.3%
Information 430 1.6%
Manufacturing and
Wholesale 2,579 9.6%
Professional and
Managerial Services 6,762 25.1%
Retail 2,606 9.7%
Transportation and Utilities 237 0.9%
Total 26,910 100%
Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files, 2010-2018
In 2021, the local economy was made up of professional and managerial
services, health and educational services, and arts and recreation services.
The three largest employers are in the technology industry and include
ChargePoint, Inc., 8x8, Inc. Barracuda Networks, Inc. Refer to Table II-6
for further details.
6.35 mi2
Size of Campbell
CAMPBELL GENERAL PLAN | HOUSING H.II-50
DEMOGRAPHICS
The City of Campbell is in the West Valley area of Santa Clara County,
encompassing of 6.35 square miles. The City is bounded by the cities of
Saratoga and Monte Sereno to the west and southwest, the Town of Los
Gatos to the south, and the City of San Jose to the north, east, and south.
Campbell operates under a Council-Manager form of government.
Campbell's population, in 2020, was 42,888 people. This was a 10 percent
increase from its population in 2010 of 32,026 residents. Campbell’s
population experienced a greater increase than both Santa Clara County
(7.6 percent) and the Bay Area as a whole (8.9 percent) during the same
time period (2010 to 2020).
Compared to Santa Clara County, 20 percent more households are above
the area median income (AMI) in Campbell. In Campbell, 20 percent of
households are below half the area median income (AMI) – slightly lower
than the County proportion of 24 percent.
There is an acute housing shortage to meet the needs for lower-income
households in Campbell. Overall, in 2017, 33 percent of Campbell
households spent more than 30 percent of their income on housing. Of
households making 80 percent or less of the AMI, 72 percent spend more
than 30 percent of their income on housing.20 . As shown in Figure II-28
below, higher income areas are located to the Southwest portion of the
City. Lower income areas are generally located near Highway 17 and
Hamilton Avenue.
20 Cost Burden, as defined by the U.S. Department of Housing and Urban Development, considers housing to be affordable for a household if the household spends less than 30 percent of its income on housing costs. A household is considered “cost-burdened” if it spends more than 30 percent of its
monthly income on housing costs, while those who spend more than 50 percent of their income on housing costs are considered “severely cost-burdened.”
42,888
Campbell’s 2021
population
H.II-51 CAMPBELL GENERAL PLAN | HOUSING
Figure II-28: Household Incomes in Campbell
Source: U.S. Census Bureau. (2018). 2004-2018 American Community Survey 5-year Samples
Housing Tenure and Type
According to the California Department of Finance, there was a 4.3 percent
increase in new housing units constructed in Campbell between 2010 and
2021. Of these, the majority have been single-family detached housing.
In Campbell, fewer residents rent than own their homes: 49.3 percent rent
versus 50.7 percent own (see Figure II-10). This is higher than the county
figure of 43.6 percent and the Bay Area figure of 43.9 percent.
Homeownership rates for households in single-family homes are
substantially higher than those for households in multi-family housing. As
shown in Figure II-29 below, in Campbell, 84 percent of detached single-
family homes are homeowners, while only 11.4 percent of multi-family
homes are homeowners.
CAMPBELL GENERAL PLAN | HOUSING H.II-52
Figure II-29: Housing Tenure by Type in Campbell
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25032
Homeownership rates often vary considerably across race/ethnicity in the
Bay Area and throughout the country. These disparities reflect differences
in income and wealth that stem from federal, state, and local policies that
limited access to homeownership for people of color while prioritizing and
facilitating homeownership for White people. Homeownership rates and
housing tenure broken down by race for the City of Campbell are shown in
Table II-19. As shown, homeownership rates were 61 percent for Asian
households, 50 percent for White households, 29 percent for Black or
African American households, and 28 percent for Latinx households.
While many of the discriminatory housing policies, such as redlining, have
been formally disbanded, the impacts of race-based policy are still evident
across Bay Area communities (ABAG/MTC 2021).
Table II-19: Housing Tenure by Race
Racial/Ethnic Group # of
Households
% Owner
Occupied
% Renter
Occupied
American Indian or Alaska Native
(Hispanic and Non-Hispanic) 107 9% 91%
Asian / API (Hispanic and Non-Hispanic) 3,364 61% 39%
Black or African American (Hispanic and
Non-Hispanic) 246 29% 71%
Hispanic or Latinx 2,178 28% 72%
Other Race or Multiple Races (Hispanic
and Non-Hispanic) 1,091 39% 61%
White, Non-Hispanic 9,902 52% 49%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019),
Table B25003 (A-I)
H.II-53 CAMPBELL GENERAL PLAN | HOUSING
Fair Housing Enforcement and Outreach Capacity
Fair housing complaints can be used to indicate the overall magnitude of
housing complaints and identify characteristics of households experiencing
discrimination in housing.
Pursuant to the California Fair Employment and Housing Act [Government
Code § 12921 (a)], the opportunity to seek, obtain, and hold housing cannot
be determined by an individual’s “race, color, religion, sex, gender, gender
identity, gender expression, sexual orientation, marital status, national
origin, ancestry, familial status, source of income, disability, veteran or
military status, genetic information, or any other basis prohibited by Section
51 of the Civil Code.” Federal Law also prohibits many kinds of housing
discrimination. Housing discrimination complaints can be directed to either
HUD’s Office of Fair Housing and Equal Opportunity (FHEO) or the
California Department of Fair Employment and Housing (DFEH). The City
is in compliance with the Act as well as state and federal fair housing law,
generally.
Fair housing issues that may arise in any jurisdiction include, but are not
limited to:
• Housing design that makes a dwelling unit inaccessible to an
individual with a disability.
• Discrimination against an individual based on race, national origin, familial status, disability, religion, sex (including gender identity and sexual orientation), or other characteristics when renting or selling a housing unit.
• Disproportionate housing needs, including cost burden, overcrowding, substandard housing, and risk of displacement.
Data regarding FHEO inquiries shown in Table II-20 is consistent with the
broader regional and national trend of most complaints involving alleged
disability discrimination. Generally speaking, fair housing complaint/inquiry
volume is relatively low. In Santa Clara County, 377 complaints were filed
and resolved between 2013 and 2020. Although Campbell is only 2.2
percent of the County’s population, they contributed 2.9 percent to the
County complaints. Table II-20 demonstrates the complaints by the
resolution type to show whether they were resolved or why they were not
resolved. Campbell had a total of 11 complaints. Of these, three were
related to disability, one was related to race, and seven complaints were
not categorized by FHEO. These complaints were resolved via the
following dispositions:21
21 “No Valid Basis” means that the case was closed because the basis of the complaint was not one of the protected categories (race, color, religion, sex, familial status, national origin, or disability). “No
CAMPBELL GENERAL PLAN | HOUSING H.II-54
• Failure to Respond (5)
• No Valid Issue (4)
• No Valid Basis (1)
• Other Disposition (1)
Additionally, 1.7 percent of the community survey (Appendix III-C)
respondents said they have faced housing discrimination based on
ethnicity and/or race in Campbell. Less than one percent (0.9) of survey
respondents said that they faced difficulty finding housing that is physically
accessible to them.
Policies and Programs Related to Fair Housing
Campbell is in compliance with, and has not been found in violation of, the
following state and federal programs. The city also implemented its own
policies and adopted various programs to promote and facilitate fair
housing as well as affordable housing production as follows:
Fair Housing Act (FHA): In accordance with the Fair Housing Act,
the City does not have policies or programs which discriminate on
the basis of color, race, sex, disability, familial status, religion, and
national origin in all housing activities. The City’s housing
opportunity site inventory, as well as policies and programs,
included in the Housing Element seek to transform areas of racially
and ethnically concentrated areas of poverty into areas of
opportunity while separately providing for new housing
opportunities in high resource areas.
California Fair Employment and Housing Act (FEHA): The City of
Campbell is committed to protecting employees and residents from
discrimination in employment and housing activities.
Senate Bill 9 (SB-9): The City of Campbell amended its Municipal
Code (Chapter 21.25 – Two-Housing Developments & Chapter
20.14 – Urban Lot Splits) to remain compliant with state law. The
City of Campbell also maintains the following SB-9 summary sheet
which is intended to help property owners and developers
understand the redevelopment potential of a property under the bill:
o https://www.campbellca.gov/DocumentCenter/View/19586
Assembly Bill (AB) 1483: The City of Campbell maintains a
webpage dedicated to the publication of specific financial and
zoning information intended to increase transparency for residential
development project applicants on the City website as follows:
Valid Issue” means that the case was closed because the issue was determined not to be discriminatory.
H.II-55 CAMPBELL GENERAL PLAN | HOUSING
o http://www.campbellca.gov/1079;
Rental Increase Dispute Resolution Ordinance: The City of
Campbell adopted a Rental Increase Dispute Resolution Ordinance
(CMC 6.09 – Rental Increase Dispute Resolution) to establish a
process to resolve tenant/landlord disputes concerning rent
increases, housing services, and proposed evictions. With Project
Sentinel, the city also provides information, counseling, conciliation
and mediation services to renters and property owners in the city.
Density Bonus Ordinance: The City of Campbell has adopted a
Density Bonus Ordinance (CMC 21.20 – Density Bonus and Other
Incentives for Affordable Residential Units, Senior Housing, and
Childcare Facilities*) which allows for density bonuses in
accordance with state law as well as incentives for qualifying senior
housing projects and childcare facilities. Through the
implementation of this Ordinance, the city has demonstrated
success building senior housing projects in Campbell (i.e., Merrill
Gardens).
Inclusionary Housing Ordinance: The City of Campbell has been
proactive in increasing the supply of affordable housing by
implementing an Inclusionary Housing Ordinance (CMC 21.24 -
Inclusionary Housing Ordinance) which requires that a minimum of
15% of all projects with 10 or more units be made available at rents
or affordable ownership costs at levels that are below market-rate.
Housing Choice Voucher Program - Section 8: The City of Campbell
provides extremely low- and very low-income residents with Section
8 rental assistance through the County Housing Authority and will
continue to encourage landlords to register their units with the
Housing Authority.
Homeownership Opportunities: The City of Campbell provides
information and promotes the Mortgage Credit Certificates (MCC)
program and Empower Homebuyers SCC program as well as
providing information on available housing programs and services
to expand housing choice and opportunity online.
The policies and programs above have been successful in furthering fair
housing and expanding affordable housing supply. Campbell has worked
to expand on these results by proposing the following policies and
programs for the upcoming planning period:
Affordable Housing Overlay Zone: Through the implementation of
Program H-1c (Affordable Housing Overlay Zone (AHOZ) the
Housing Element will allow for increases in density over that that
otherwise allowed under State Density Bonus Law, a reduction in
CAMPBELL GENERAL PLAN | HOUSING H.II-56
parking standards, and provide for a ministerial review process for
projects that meet local housing priorities.
The Americans with Disabilities Act (ADA): Through the
implementation of Program H-5g (Reasonable Accommodation)
Campbell will update its procedures for Reasonable
Accommodation to align with the guidance provided by the
Department of Housing and Urban Development (HUD) and
Department of Justice (DOJ) to facilitate housing choice and
expand housing opportunities for residents with a disability.
Unhoused Specialist/Coordinator: Through the implementation of
Program H-5e (Homeless Assistance/Shelter Provisions) the City
will seek to expand staffing capacity by pursuing funding to create
a new Unhoused Specialist position which will work directly with
persons experiencing homelessness and address their housing
needs through the implementation of homeless programs and the
development of a plan to target creation of ELI units.
Density Bonus Updates: In addition to updating the code to reflect
current state density bonus law (i.e., AB 2345), under Program H-
5s (Density Bonus Incentives) the City of Campbell will provide an
additional density bonus in exchange for housing developers
including a minimum of 5% of units at an extremely low-income
level.
H.II-57 CAMPBELL GENERAL PLAN | HOUSING
Table II-20: FHEO Fair Housing Complaints by Resolution Type
Resolution
City of Campbell Santa Clara County
Total,
2013-
2020
Percent
of Total
Total,
2013-
2020
Percent
of Total
Complainant Decided not to Pursue 0 0% 15 4%
Complainant Failed to Respond 5 45% 178 47%
No Valid Basis Determined 1 9% 52 14%
No Valid Issue Determined 4 36% 123 33%
Other Disposition 1 9% 17 5%
Not Timely Filed 0 0% 5 1%
Unable to Locate Complainant 0 0% 0 0%
Retaliation Determination 0 0% 8 2%
Total of Closed Complaints 11 100% 377 100%
Source: HUD (2021). Office of Fair Housing and Equal Opportunity.
DISPARITIES IN ACCESS TO OPPORTUNITY
This section of Campbell’s Housing Element analyzes opportunities
available and accessible to residents with particular emphasis on
disparities in accessing opportunities among special needs populations.
Opportunity scores examined in this section draw from data and maps
provided by California’s Department of Housing and Community
Development (HCD), the California Tax Credit Allocation Committee
(TCAC), and the United States Department of Housing and Urban
Development (HUD).
In collaboration with HCD, the TCAC developed a series of opportunity
maps to help cities identify areas with good or poor access to opportunity.
These maps were developed to align funding allocations with goals to
improve outcomes for residents, particularly for children, low-income
households, and special needs populations. Opportunity maps
demonstrate access to opportunity in quality education, employment,
transportation, and environment. This section uses these maps to identify
disparities in access to opportunity as well as disparities in economic,
educational, and environmental outcomes. Findings from this analysis
allows the city of Campbell to determine which areas need more resource
investment and targeted policies and programs for the upcoming planning
period.
Resource Areas
In Campbell, the majority of census tracts are considered high resource
with scattered areas considered to be “highest resource.” Only one area in
Campbell has a TCAC score of moderate resource, similar to neighboring
CAMPBELL GENERAL PLAN | HOUSING H.II-58
cities. As shown in the figure below, tracts considered to be highest
resource areas are surrounded by areas of highest resource in neighboring
cities, specifically Saratoga and Cupertino. Importantly, the only area in the
city that is considered a moderate resource area is located where a greater
portion of the population has a disability (see figure in following section).
This indicates that persons with a disability in Campbell face disparities in
access to opportunities.
Figure II-30: TCAC Opportunity Map by Census Tract (2022)
Sources: California Tax Credit Allocation Committee; HCD; U.S. Census Bureau, American
Community Survey, 2014-2018 five-year sample data
In Santa Clara County, the Highest Resource tracts are largely
concentrated in western Santa Clara Valley cities such as Cupertino, Los
Gatos, Saratoga, and Los Altos as shown in Figure II-31 below.
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Figure II-31: Resource and Opportunity in Santa Clara County
Sources: California Tax Credit Allocation Committee; HCD; U.S. Census Bureau, American Community Survey, 2014-2018 five-year sample data
Economic Opportunity and Outcomes
Opportunities for employment and access to jobs contribute to individuals’
quality of life. For instance, with greater job access individuals are more
likely to earn higher incomes, live in higher resource areas, and occupy
housing that meets their needs. Economic outcomes provided in this
section are determined by numerous factors including economic scores
provided by TCAC, proximity to jobs, median household income, and
poverty rates. To provide a comprehensive analysis on economic
opportunity, these factors are analyzed in conjunction with geographic
concentrations of residents and special needs populations.
The TCAC assigns economic opportunity scores by census tract in
jurisdictions throughout the state. Economic opportunity indexes are
presented in Figure II-32. As shown in the map, the majority of Campbell’s
census tracts are considered areas with more positive economic outcomes
for residents. Five census tracts were not scored as highly, though an
economic score between 0.5 and 0.75 (out of 1) indicates residents are
likely to have positive economic outcomes.
CAMPBELL GENERAL PLAN | HOUSING H.II-60
Census tracts in Campbell that scored the highest for positive economic
opportunities (0.75 to 1) are similar to that of surrounding jurisdictions,
namely Saratoga, Los Gatos, and San Jose (in part).
Figure II-32: TCAC Opportunity Map: Economic Score by Census Tract
(2022)
Importantly, census tracts that scored lower for economic outcomes have
higher concentrations of persons with a disability and non-White
populations (Figures II-33 and II-34). This suggests that special needs
populations are living in areas with comparatively lower job access and
economic opportunity.
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Figure II-33: Percent of Population with a Disability by Census Tract,
2015-2019
As shown in the figure above, Campbell has four census tracts (tracts
5064.02, 5026.03, 5067.02, and 5067.03) with a comparatively higher
proportion of residents with a disability. While most of the city has a
population of disabled persons at less than 10%, these tracts range from
10% to 20%. Of all census tracts with higher rates of disability, census tract
5026.03 is the only tract to have received an opportunity index of 0.75 to 1,
indicating that disabled persons in this area likely have similar economic
opportunity as persons without a disability.
Areas with higher proportions of non-White residents follow similar trends.
In Campbell, the percentage of non-White residents is highest in tracts
5067.02 and 5065.03, both of which have areas where non-White residents
comprise over 81% of the total population. The racial composition of all
census tracts in the city are shown in Figures II-34 through II-37 below.
CAMPBELL GENERAL PLAN | HOUSING H.II-62
Figure II-34: Racial Demographics by Block Group: White
Figure II-35: Racial Demographics by Block Group: Black
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Figure II-36: Racial Demographics by Block Group: Latinx
Figure II-37: Racial Demographics by Block Group: Asian
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B03002.
Dot density maps do not illustrate exact addresses but approximate a count of the number of residents
somewhere in the census block group, as a way to compare relative density of different races.
CAMPBELL GENERAL PLAN | HOUSING H.II-64
In both Campbell and the region, the small Black Non-Hispanic population
has been declining, and the Asian Non-Hispanic population has increased.
The number of persons identifying as some Other Race or Two or More
Races has also increased both in absolute numbers and as a proportion of
the overall population. The Hispanic or Latinx population has increased,
but its proportion of the total has risen only slightly. Refer to Table II-3 for
a full summary of Campbell’s population by race.
Unlike disabled persons, the highest concentration of non-White residents
generally lives in areas that scored comparatively lower in terms of
economic outcomes for residents. However, both disabled persons and
non-White residents are more likely to live in areas with higher poverty
rates (Figure II-38).
Figure II-38: Poverty Status by Census Tract
As illustrated above, nearly all census tracts in the city of Campbell have
poverty rates below 10% (similar to surrounding cities). Census tract
5067.02 is the only area in the city to have higher rates of poverty with 10%
to 20% of the population living in poverty. Above West Hamilton Ave, there
is a small concentration of higher poverty rates as well. Compared to the
city overall, both tracts have higher populations of disabled persons and
non-White residents. These findings indicate that populations living in
these tracts likely face disparities in accessing economic opportunities,
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requiring increased resources as well as policies and programs to improve
economic outcomes for residents.
Proximity to jobs and employment opportunities are also important when
considering disparities in access to opportunity. HUD provides indexes by
block group in city census tracts to determine which areas and populations
are closest and furthest from jobs and employment opportunities. Proximity
indexes are shown in Figure II-39 below.
Figure II-39: Jobs Proximity Index
Overall, proximity to jobs in Campbell is moderate with the majority of the
city scoring between 40 to 80. No area in the city is considered to be the
furthest from jobs (less than 20), however, a small portion of the population
are further from employment opportunities. Residents most likely to live
further from their job or employment opportunities are located in areas
touching Saratoga while residents living the closest (an index of 60 to 80)
are largely concentrated in areas to the right of Highway 17 (excluding
census tract 5026.03).
The AARP (American Association of Retired Persons) Public Policy
Institute provides livability scores for all cities in the county, these scores
are based on seven categories including housing, neighborhood
conditions, transportation, environment, health, engagement, and
opportunity. Based on their metrics and city policies, the Public Policy
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Institute scores these categories ranging from 0 to 100 (higher scores are
more positive). In 2022, according to AARP, 87,886 jobs were accessible
via public transportation and 137,040 jobs by car.22 Accessible jobs by
public transit is significantly higher in Campbell than neighboring cities. For
example, in Saratoga, only 44,215 jobs are accessible via public transit and
31,863 in Los Gatos. Access to high-speed broadband is also important in
determining economic opportunities as it allows residents to complete
online applications and work from home. Campbell scores highly in this
area with over 99% of residents having high-speed internet services.
Single parent households, especially women householders, often have
unique needs in terms of economic opportunity. This is largely due to high
housing costs for one individual to afford and widespread income inequality
(both statewide and locally). As discussed in previous sections, Campbell
has a larger proportion of family households with married couples. There is
only one census tract, tract 5065.02, where 20% to 40% of children are
living in a household where the woman is the primary householder (Figure
II-40). In Campbell, however, concentrations of single female households
with children are located in areas with higher median incomes (Figure II-
41).
22 https://livabilityindex.aarp.org/search/Campbell,%20California,%20United%20States.
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Figure II-40: Percent of Children in Female Householder, No
Spouse/Partner Present Households
As presented in Figure II-41, median household income varies by tract and
block group in the city of Campbell. The majority of households in the city
live in areas with a median income of $125,000 or more. Other block groups
have median incomes up to $125,000—these block groups are located in
census tracts 5065.02, 5065.03, 5066.06, and 5027.01. There are only
three block groups with a median household income at or below the state
median income in 2020 ($87,100). These census tracts have higher
populations of non-White residents and residents with a disability. This
suggests that households in these tracts face greater disparities in
accessing employment as well as holding jobs with lower wages. The stark
difference in median household income also indicates a greater level of
income segregation.
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Figure II-41: Median Income by Block Group
As shown throughout this section, economic opportunity is rather high
throughout the City of Campbell with the greatest disparities experienced
by disabled residents and non-White populations. For the upcoming
planning period, the city will work towards removing barriers to economic
opportunity through place-based investments and targeted policies and
programs (such as Housing Element programs H-1.a, H-1.b, H-1.e as well
as the City Actions listed in the Fair Housing Issues table provided in
Chapter IV.
Educational Outcomes
Access to a quality education and adequate schools significantly impact
educational outcomes and is often a strong indicator of young adult’s
economic outcomes. Figure II-42 illustrates the city’s educational outcomes
by census tract.
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Figure II-42: TCAC Opportunity Map Education Score by Census Tract
Campbell scores relatively high in terms of educational outcomes with the
inner portion of the city scoring between 0.5 to 0.75 and the outer parts,
especially tracts to the right of Highway 17, are considered as having more
positive outcomes with a score of 0.75 to 1. Compared to surrounding
cities, however, educational outcomes in the city are less positive. As
shown in Figure II-42, all census tracts in Los Gatos, Saratoga, and
Cupertino are scored between 0.75 to 1. Cities located Northeast of
Campbell have less positive outcomes than the city of Campbell.
Campbell is served by the Campbell Union District with ten elementary
schools and three middle schools. Overall, the Campbell Union School
District is rather diverse, minority enrollment in the district is 80% and
enrollment for students who are economically disadvantaged at 37%. In
fact, data on enrollment shows Hispanic/Latino students comprising the
largest percent of all students (6,622) at 47% followed by White students
(22%), Asian students (19%), students of two or more races (8%), Black or
African American students (3%), Native Hawaiian students (0.3%), and
American Indian/Alaska Native students (0.2%). Lower enrollment rates
CAMPBELL GENERAL PLAN | HOUSING H.II-70
among racial/ethnic minorities is likely due to the large percentage of White
residents in the city.
Student outcomes at the city’s elementary and middle schools are both
positive. In Campbell Union, 58% of elementary students tested at or above
the proficient level for reading and 55% at or above math levels. Of middle
school students, 61% at or above the proficient level for reading and 53%
at or above math levels. Campbell Union dedicates significant funding to
provide supportive services to its students with an annual $33 million
dedicated to supportive services for students.
In accordance with state law, the Campbell Union School District published
a School Accountability Report Card (SARC) for the Campbell School of
Education (CSI) for the 2021-2022 school year.23
Access to Transportation
Access to transportation and public transit are rather high throughout the
city. Campbell residents—including special needs population, do not face
disparities or barriers in public transit access. This is largely due to the city’s
compliance with ADA and SB 743 as well as the city’s 2018 Transportation
Improvement Plan (TIP).24
In 2018, the city of Campbell completed and released a report on how the
city plans to improve transit access in the Downtown Priority Development
Area (PDA). The report was published in response to identified areas with
potential for future transit-oriented growth. Campbell’s Transportation
Improvement Plan (TIP) will expand transportation access through the
city’s ability to secure grant funding for project design and construction. The
city also conducted community outreach processes to help further
recommendations and upcoming plans, the city engaged with various
stakeholders to determine existing conditions and challenges as well as
projects that would have the greatest impact in meeting resident needs.
The Plan identified 13 infrastructure projects to improve transportation
access in the city and will serve as a means to implement transportation
programs and develop grant applications for final design and construction
funds.
23 https://www.campbellusd.org/files/sarc2021-
english/2021_sarc_campbell_school_of_innovation__20220119.pdf.
24 https://www.campbellca.gov/966/Downtown-Transportation-Improvement-Plan.
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Although access to transportation is not a barrier in Campbell, data from
2020 suggest that many residents do not commute to their job via public
transit. For example, in 2020, only 503 households (2.2%) used public
transit to go to work. Instead, the majority of residents drove their car to
work (78%), followed by those who worked from home (9%), and workers
carpooling (7%). According to 2020 US Census data, the average commute
is approximately 26.9 minutes, much lower than neighboring cities. Lack of
public transit utilization could be attributed to average household
transportation costs at $14,174 per year, though this also includes personal
car costs.
Public transportation access in Campbell does not appear to
disproportionately impact special needs populations. Over 83.5% of transit
stations in the city are accessible to persons with a disability and comply
with the ADA. Stations are dispersed evenly throughout the city and service
is consistent, in Campbell, per hour, seven buses/trains provide
transportation options to residents.
Environmental Outcomes
TCAC’s environmental opportunity areas are based on the
CalEnviroScreen 4.0 indicators which identify areas particularly vulnerable
to pollution including ozone, diesel, pesticides, toxic release, traffic,
cleanup sites, groundwater threats, hazardous waste, impaired water
bodies, and solid waste sites.
As shown in Figure II-43 below, Campbell’s environmental opportunity
scores range from more positive to less positive. In areas located near
Highway 17, the city’s environmental score is comparatively lower with a
score of 0.25 to 0.5. Census tracts with concentrations of disabled
residents and non-White residents score relatively high at 0.5 to 0.75. This
suggests that populations with special needs are not at a disproportionately
higher risk of pollution. It is important to note, however, that areas with the
most positive environmental outcomes are located in areas heavily
populated by above average-income households. Excluding Saratoga,
which has positive environmental outcomes throughout the entire city,
Campbell residents are more likely to have positive environmental
outcomes than surrounding jurisdictions. Positive outcomes in Saratoga
and census tracts touching Saratoga suggests that higher income
residents are more likely to have higher opportunity scores.
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Figure II-43: TCAC Opportunity Map Environmental Score by Census
Tract
The majority of census tracts in Campbell have generally positive TCAC
Environmental Scores. The one tract with a lower score, tract 5021.01
(Environmental Score of 0.243). This tract does not correlate to a high
CalEnviroScreen score, as seen in Figure II-44.
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Figure II-44: CalEnviroScreen 4.0 by Census Tract
Exposure to roadway pollution in Campbell is relatively high, in 2022, 37%
of residents were exposed to near roadway pollution. Unhealthy air quality
days per year has also worsened. In 2015, there were 5.7 days per year
with unhealthy air quality. According to the AARP Public Policy Institute,
unhealthy air quality has increased to 11 days per year. Compared to other
cities in Santa Clara County, drinking water quality is high with 0% of
residents exposed to drinking water violations.
It is difficult to determine the city’s vulnerability to flooding as data on
special flood hazard areas are not available on HCD’s AFFH website.
However, the Risk Factor tool, created by the non-profit First Street
Foundation, provides insight on natural disaster risks including flooding,
fires, and heat waves.25 According to the online tool, Campbell has a
minimal risk of flooding over the next 30 years, meaning flooding is unlikely
to impact day-to-day life. East Campbell, however, is more likely to
experience flooding in coming years. As of 2022, there are approximately
25 https://riskfactor.com/neighborhood/east-campbell-california/189512_fsid/flood#current_protections.
CAMPBELL GENERAL PLAN | HOUSING H.II-74
42 properties in East Campbell with a 26% chance of being severely
affected by flooding over the next 30 years, this represents 6% of all
properties in the area. The City of Campbell has implemented adaptation
measures in case there is major flooding, for example, the city is already
investing in flood risk reduction projects.
Similar to flooding, Campbell has a minimal risk of wildfires affecting the
city over the next 30 years. However, the city is at moderate risk of
experiencing high heat waves, 100% of homes in the city are subject to
high heat risks. The likelihood of Campbell’s population experiencing high
heat waves is projected to increase the city’s electricity use by 17%,
increasing energy consumption from 203 days annually to 220 days per
year. Environmental risks such as flooding, wildfires, and heat waves
indicate that Campbell will increasingly need to adopt additional measures
to protect communities from these environmental conditions, as is currently
being pursued in the General Plan Update (adopted concurrently with this
Housing Element) as well as in the Emergency Operations Plan, adopted
in 2019.
INTEGRATION AND SEGREGATION PATTERNS AND TRENDS
Housing policies and actions are developed effectively when a city’s racial
makeup is understood and drives equitable outreach and engagement
discussion. The racial patterns in Campbell, like many other cities, are
shaped by economic factors and government decisions, such as
exclusionary zoning and discriminatory lending practices.
Historical segregation and displacement have had one of the largest
impacts on racial patterns and continue to impact communities of color
today. A decrease in racial and ethnic housing representation can occur
when residents can no longer find affordable housing that meets their
needs.
Figure II-45 illustrates that Campbell is less racially diverse than Santa
Clara County. The population distribution by race and ethnicity, shown in
Figure II-31, shows the largest portion of the population being non-Hispanic
White (52.6 percent compared to 31.5 percent in the County) followed by
Asian (20.7 percent), Hispanic or Latinx (19.1 percent), and Black (2.4
percent). Older residents are less diverse with 71 percent of the population
older than 65 years identifying as White compared to only 58.3 percent of
the population for children younger than 18 years old.26
26 U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-G)
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Figure II-45: Population by Race in Campbell and Santa Clara County
Source: ABAG/MTC Housing Needs Workbook. U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B03002
Racial and ethnic minority populations generally have higher poverty rates
and lower household incomes than the non-Hispanic White population in
Campbell.27
Race and Ethnicity
Campbell shows a race and ethnic mix that is less diverse than the county
region. While their numbers and proportion have declined since 2000,
White Non-Hispanic persons still make up a majority of the local population,
while the region shows a generally stronger declining trend for this group,
making up less than one-third of the total population in 2020.
Geospatially, most of the census tracts in the northern parts of the city are
majority Asian and Hispanic or Latinx as illustrated by Figures II-34 through
II-37, above.
These concentrations are linked to land use disparities in the city. The
disproportionately White and Asian areas are also single-family areas,
while areas with disproportionate Latinx and Black/African American
populations are zoned for multi-family and mixed use developments, and
also tend to be proximate to the jurisdiction’s industrial areas.
27 U.S. Census Bureau (2021). Income and Poverty in the United States: 2020.
CAMPBELL GENERAL PLAN | HOUSING H.II-76
Seniors and Persons with Disabilities
The populations of seniors shown in II-46 and persons with disabilities
shown in Figure II-47 are generally integrated into the greater population
of Campbell. There is substantial overlap between the two populations:
many people develop disabilities as they age. These two populations are
both concentrated in the western and eastern areas of the city, away from
the high-traffic highways and industrial land uses. These are predominantly
single-family neighborhoods and areas near churches and other religious
and communal facilities. Program H-1e: Promote Accessory Dwelling
Units, Program H-5n: Physically Accessible Housing, and Program H-5y:
Units for Special Needs serve to facilitate housing choice and provide a
sufficient supply of accessible housing for these groups.
Figure II-46: Senior Population in Campbell
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
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Figure II-47 Population of Persons with Disabilities in Campbell
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
Historical Patterns of Racial Discrimination
To achieve compliance with the Housing Element’s requirement for AFFH,
the City must acknowledge the existing level of segregation that has been
created from past practices and patterns of segregation.
This history includes racial covenants in neighborhoods as early as the
1920s, the expansion of highways, and the subsequent
disenfranchisement of neighborhoods through predatory real estate
practices like blockbusting. These past practices have resulted in
segregation based on race, income level, property value, access to high-
performing schools, and proximity to services.
Dissimilarity Index
The dissimilarity index is one of two key metrics recommended for fair
housing analysis as part of the federal AFFH rule. It measures the
evenness with which two groups are distributed across the geographic
units that make up a larger area, such as Census block groups within a
city.
Table II-21 below provides the dissimilarity index values indicating the level
of segregation in Campbell between white residents and residents who are
Black, Latinx, or Asian/Pacific Islander. The table also provides the
dissimilarity index between white residents and all residents of color in the
CAMPBELL GENERAL PLAN | HOUSING H.II-78
jurisdiction, and all dissimilarity index values are shown across three time
periods (2000, 2010, and 2020).
In Campbell, the highest segregation is between Black and White
residents. Campbell’s Black/White dissimilarity index of 0.209 means that
20.9 percent of Black (or White) residents would need to move to a different
neighborhood to create balanced integration between Black and White
residents. However, it is important to note that this dissimilarity index value
is not a reliable data point due to small population size (UC Merced Urban
Policy Lab and ABAG/MTC).
The “Bay Area Average” column in Table II-21 provides the average
dissimilarity index values for these racial group pairings across Bay Area
jurisdictions in 2020. The data in this column can be used as a comparison
to provide context for the levels of segregation between communities of
color are from white residents in this jurisdiction.
Table II-21: Campbell Racial Dissimilarity Index
Source: UC Merced Urban Policy Lab and ABAG/MTC. U.S. Census Bureau, 2010
Decennial Census, Table P9, ACS 2014-2018 five-year sample data, Table B03002
Isolation Index
There are many ways to quantitatively measure segregation. Each
measure captures a different aspect of how groups are segregated within
a community. One way to measure segregation is by using an isolation
index:
o The isolation index compares each neighborhood’s
composition to the jurisdiction’s demographics as a whole.
o This index ranges from 0 to 1. Higher values indicate that a
particular group is more isolated from other groups.
o Isolation indices indicate the potential for contact between
different groups.
White
Population
are the most
isolated racial group
in Campbell
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• The index can be interpreted as the experience of the average member of that group. For example, if the isolation index is 0.65 for Latinx residents in a city, then the average Latinx resident in that city lives in a neighborhood with a population that is 65
percent Latinx.
Table II-22: Campbell Racial Isolation Index
Source: UC Merced Urban Policy Lab and ABAG/MTC. U.S. Census Bureau, 2010 Decennial Census, Table P9; American Community Survey, 2015-2019 five-year sample data, B03002
Within the City of Campbell, the most isolated racial group is White
residents. Campbell’s isolation index of 0.489 for White residents means
that the average White resident lives in a neighborhood that is 48.9 percent
White. Nonetheless, the isolation index for all other racial groups is less
than the Bay Area average. This means that racial groups, other than white,
are more likely to live in more diverse neighborhoods than the Bay Area as
a whole. The White isolation group is likely so high because, historically
speaking in the United States, White households live in White
neighborhoods even in areas that are diversifying.28
Other racial groups are less isolated, meaning they may be more likely to
encounter other racial groups in their neighborhoods. The isolation index
values for all racial groups in Campbell for the years 2000, 2010, and 2020
can be found in Table II-22 above. Among all racial groups in this
jurisdiction, the White population’s isolation index has changed the most
over time, becoming less segregated from other racial groups between
28 William H. Frey, “Even as metropolitan areas diversify, white Americans still live in mostly white neighborhoods” (Brookings Institution: March 23, 2020). Available at
https://www.brookings.edu/research/even-as-metropolitan-areas-diversify-white-americans-still-live-in-mostly-white-neighborhoods/
CAMPBELL GENERAL PLAN | HOUSING H.II-80
2000 and 2020 (UC Merced Urban Policy Lab and ABAG/MTC).
Black/African American, Hispanic/Latinx, and Asian/Pacific Islander
populations are each smaller than the White population in the City of
Campbell. As such, there is a higher propensity for ethnic minorities to be
less isolated from other racial groups due their smaller numbers. See
Figure II-3 for the percentages of the Campbell population by ethnicity/race.
The “Bay Area Average” column in this table provides the average isolation
index value across Bay Area jurisdictions for different racial groups in 2020.
The data in this column can be used as a comparison to provide context
for the levels of segregation experienced by racial groups in this
jurisdiction. For example, Table II-22 indicates the average isolation index
value for White residents across all Bay Area jurisdictions is 0.491,
meaning that in the average Bay Area jurisdiction, a White resident lives in
a neighborhood that is 49.1 percent White. The Black/African American,
Latinx, and White populations are all less than the Bay Area average, but
the Asian/Pacific Islander population is slightly more isolated than the Bay
Area average.
Figures II-48 and II-49 show the concentration of all non-White groups by
Census block group in Campbell and the region. Compared to the County
and region, Campbell does not match the non-White group representation,
meaning that the White population in Campbell holds a high concentration
in most neighborhoods excluding some in the northwest area of the City.
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Figure II-48: Census Block Groups by Percent Non-White, Campbell
Source: U.S. Census Bureau, 2020 Decennial Census
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Figure II-49: Census Block Groups by Percent Non-White, Santa Clara
County
Source: U.S. Census Bureau, 2020 Decennial Census
The lower percentages of non-White populations north of Campbell in
comparison to the region likely due to a lower proportion of single-family housing and more dense development patterns along US-101. Downtown San Jose, east of Campbell, is also less White than the more sparsely-
populated suburban areas like Campbell. Further southeast is the agricultural land that is more Hispanic than the county as a whole. The large non-white population to the northwest of Campbell is the city of
Cupertino, which has a historic Asian population.
RACIALLY OR ETHNICALLY CONCENTRATED AREAS OF
POVERTY
People of color are more likely to experience poverty and financial
instability as a result of federal and local housing policies that have
historically excluded them from the same opportunities extended to White
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people.29 These economic disparities also leave communities of color at
higher risk for housing insecurity, displacement or homelessness.
The U.S. Department of Housing and Urban Development (HUD) defines
a Racially or Ethnically Concentrated Area of Poverty (R/ECAP) as a
census tract where:
• The non-white population comprises 50 percent or more of the total population
• The percentage of individuals living in households with incomes below the poverty rate is either 40 percent or above, or
•
• Three times the average poverty rate for the
metropolitan area, whichever is lower Figure II-50 maps the location of racially and ethnically concentrated areas
of poverty in the City of Campbell and surrounding Santa Clara County.
There are no areas of Campbell identified by the U.S. Housing and
Urban Development as Racially/Ethnically Concentrated Areas of
Poverty.
Figure II-50: Racially/Ethnically Concentrated Areas of Poverty
29 Moore, E., Montojo, N. and Mauri, N., 2019. Roots, Race & Place: A History of Racially Exclusionary Housing the San Francisco Bay Area. Hass Institute.
Native
American /
Alaska
Native
Residents
experience the
highest poverty
rates in Campbell
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Source: Decennial census (2010); American Community Survey (ACS), 2006-2010; Brown
Longitudinal Tract Database (LTDB) based on decennial census data, 2000 & 1990
RACIALLY CONCENTRATED AREA OF AFFLUENCE
Much of the city is identified as within a Racially Concentrated Area of
Affluence according to HCD data mapped in Figure II-51.
Figure II-51: Racially Concentrated Areas of Affluence
Source: American Community Survey (ACS), 2015-2019
As shown in Table II-23, 26 of the 6th Cycle Housing Element’s total 122
housing sites are located in RCAA census tracts. These 26 sites are
allocated 1,010 affordable units according to the approach described in
Chapter IV, reflecting 36 percent of the 2,829 affordable units allocated
citywide. The sites inventory thus improves fair housing conditions by
integrating affordable housing opportunities in areas of affluence.
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Table II-23: Units by Census Tract
Tract Name RCAA Status
TCAC Opportunity Area Sites
Units
Very Low Low Moderate Above Moderate Total
5026.03 Yes High 3 68 66 24 136 294
5027.02 Yes Highest 1 26 0 0 0 26
5065.02 Yes High 4 25 45 16 35 121
5066.03 Yes Highest 18 320 280 140 200 940
5067.02 Yes High 0 0 0 0 0 0
5072.05 Yes Highest 0 0 0 0 0 0
Sum of RCAA Tracts 26 439 391 180 371 1,381
5021.01 No Moderate 2 69 21 30 0 120
5026.01 No Highest 0 0 0 0 0 0
5026.04 No High 60 266 133 191 1,111 1,701
5027.01 No Highest 15 197 176 88 337 798
5064.02 No Moderate 0 0 0 0 0 0
5065.01 No Moderate 4 3 10 12 82 107
5065.03 No High 0 0 0 0 0 0
5066.01 No Highest 0 0 0 0 0 0
5066.04 No Highest 5 38 50 91 530 709
5066.05 No High 2 3 11 9 28 51
5066.06 No High 4 0 0 2 12 14
5067.01 No Highest 4 2 0 17 10 29
5067.03 No High 0 0 0 0 0 0
Sum of non-RCAA Tracts 97 574 402 432 2110 3,518
Grand Total 122 1,017 792 620 2,481 4,910
This documents that Campbell is largely an area of affluence and does not
have any areas of concentrated poverty. Much of the root causes
associated with this demographic trend are related to the type of housing
stock that is available in Campbell, which has typically consisted of single
family detached homes and lower density multifamily development.30 In
order to address and remedy these root causes that have led to a historic
30 For metrics on Campbell and other neighboring jurisdictions and exclusionary zoning, see Robert C. Ellickson, “Measuring Exclusionary Zoning in the Suburbs” (Cityscape: A Journal of Policy
Development and Research (HUD Office of Policy Development and Research: 2021), available at https://www.huduser.gov/portal/periodicals/cityscpe/vol23num3/ch9.pdf
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pattern of exclusion, the city’s 6th Cycle Housing Element sets forth
concrete actions to address longstanding fair housing issues.
The city has created new higher density residential zoning designations,
allowing development of up to 75 dwelling units per acre within many
Housing Opportunity sites located in the RCAA, that will increase the
diversity of housing types and increase affordable housing supply. In
addition, the city will implement multiple programs that will support
affordable housing development in the RCAA, including implementation of
the Inclusionary Housing Ordinance and adoption of an Affordable Housing
Overlay Zone In addition, the city is implementing programs that will
increase housing diversity in its single family neighborhood areas, including
promotion of ADUs, allowance for lots splits and duplexes in accordance
with SB 9, and adoption of an ordinance to allow development up to 10
units on small lots in accordance with SB 10. Program H-1g sets a goal of
200 SB 10 units developed citywide during the project period, with 75
percent of these units developed in RCAAs and high resource census
tracts. The SB 10 program, along with the Site Inventory, seek to integrate
affordable units into these areas.
See the City Actions to Affirmatively Further Fair Housing in Chapter IV for
a matrix of the city’s primary fair housing issues, contributing factors, and
city actions to address.
In Campbell, however, Native American or Alaska Native residents
experience the highest poverty rates, followed by Other Race or Multiple
Races residents. The data shows that many communities of color have
poverty rates above the citywide average of 6.9 percent. Figure II-52
reports the prevalence of poverty by race and ethnicity in the city between
2015 and 2019.
Figure II-52: Campbell Poverty Status by Race, 2015-2019
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019),
Table B17001(A-I)
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DISPROPORTIONATE HOUSING NEEDS AND DISPLACEMENT
RISK
While job growth has increased wages for a segment of the Bay Area
population and caused many families to move into the region, there has not
been a commensurate increase in housing production. This has led to
increased housing costs and displacement risks.
Housing Costs
Home prices and rental costs have increased exponentially in Campbell
over the past 10 years. As measured using the Zillow Home Value Index,
housing costs in Campbell have increased by 176.9 percent since 2001
(see Figure II-16 for more details). In 2019, about 35.7 percent of owner-
occupied units were valued at between $1.0 and $1.5 million, and 30.2
percent of renter-occupied units rented at $2,000 to $2,500 per month.
Home prices have been at an all-time high since 2012, with the median
home value in the Bay Area nearly doubling during this time. The typical
home value in Campbell was estimated at $1.4 million in December 2020.
The largest proportion of homes were valued between $1.0 and $1.5
million. The typical home value in Santa Clara County is over $1.2 million
and slightly over $1 million in the Bay Area, with the largest share of units
valued between $1.0 and $1.5 million in the county and $500,000-$750,000
in the region (ABAG/MTC).
These cost increases are directly correlated to a rise in high-wage jobs in
the city. In 2010, there were 0.89 jobs per Campbell worker with wages of
more than $3,330 per month; in 2018, there were 1.05 such jobs. In 2010,
there were about 3,776 jobs in Campbell’s Professional & Managerial
Services industry, compared to 6,762 such jobs in 2018 (refer to Table II-6
for more details)31. As a result, housing in Campbell has not kept up with
jobs.
Campbell’s increases in the creation of high-wage jobs have not kept pace
with increases in the housing supply, with only 495 total new units built
through 2020.32
The imbalance between housing built and jobs created has led to
disproportionate housing needs in Campbell’s neighborhoods with lower
incomes and lower access to opportunities.
31 California Department of Finance. 32 2020 Housing Element Annual Progress Report.
CAMPBELL GENERAL PLAN | HOUSING H.II-88
Displacement Risk
Displacement has the most severe impact on low-and moderate-income
residents. When individuals or families are forced to leave their homes and
communities, they also lose their support network.
In 2015, researchers at the Urban Displacement Project (UDP)
collaborated with the San Francisco Mayor’s Office of Housing and
Community Development to better understand and predict where
gentrification and displacement was happening and would likely occur in
the Bay Area through a community-engaged research process. These
efforts culminated in the creation of interactive gentrification and
displacement typology maps that summarized housing market dynamics
and displacement and gentrification risk into categories (“typologies”) at the
census tract level. The goal of these maps, as well as in-depth case studies
of 9 Bay Area communities was to help frame conversations around issues
of gentrification, displacement, and exclusion and to inform strategies to
mitigate the negative impacts of housing instability” (UPD and University of
California, Berkeley).
According to the UPD, there are several census tracts in the eastern portion
of the city that are becoming increasingly exclusive. In the eastern portion
of the city there are areas which are characterized as Stable/Advanced
Exclusive or Becoming Exclusive. This suggests that exclusivity is a risk
factor in Campbell and low-income communities are susceptible to
displacement.33 This can occur when there is no diversity in housing types
for different income levels in the city. The criteria for each of the
classification types is shown in Table II-24.
Table II-24: Criteria by Classification Type
Modified Types Criteria
Low-Income/Susceptible to Displacement
• Low or mixed low-income tract in 2018
Ongoing Displacement of Low-Income Households
• Low or mixed low-income
tract in 2018
• Absolute loss of low-income
households, 2000-2018
At Risk of Gentrification
• Low or mixed low-income tract in 2018
• Housing affordable to low or mixed low-income households in 2018
• Didn’t gentrify 1990-2000 OR 2000-2018
33 Urban Displacement Project: UC Berkeley (2022). Lawyers Committee for Civil Rights Under Law. Santa Clara County Planning Collaborative.
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Modified Types Criteria
• Marginal change in housing
costs OR Zillow home or rental value increases in the 90th percentile between
2012-2018
• Local and nearby increases
in rent were greater than the regional median between 2012-2018 OR the
rent gap is greater than the regional median rent gap
Early/Ongoing Gentrification
• Low or mixed low-income tract in 2018
• Housing affordable to moderate or mixed moderate-income households in 2018
• Increase or rapid increase in housing costs OR above regional median change in home or rental values between 2012-2018
• Gentrified in 1990-2000 or 2000-2018
Advanced Gentrification
• Moderate, mixed moderate,
mixed high, or high-income tract in 2018
• Housing affordable to middle, high, mixed moderate, and mixed high-
income households in 2018
• Increase or rapid increase
in housing costs OR above regional median change in Zillow home or rental values
between 2012-2018
• Marginal change, increase,
or rapid increase in housing costs
• Gentrified in 1990-2000 or 2000-2018
Stable Moderate/Mixed Income
• Moderate, mixed moderate, mixed high, or high-income
tract in 2018
CAMPBELL GENERAL PLAN | HOUSING H.II-90
Modified Types Criteria
At Risk of Becoming Exclusive
• Moderate, mixed moderate,
mixed high, or high-income tract in 2018
• Housing affordable to middle, high, mixed moderate, and mixed high-
income households in 2018
• Marginal change or
increase in housing costs
Becoming Exclusive
• Moderate, mixed moderate, mixed high, or high-income tract in 2018
• Housing affordable to middle, high, mixed
moderate, and mixed high-income households in 2018
• Rapid increase in housing costs
• Absolute loss of low-income households, 2000-2018
• Declining low-income in-migration rate, 2012-2018
• Median income higher in 2018 than in 2000
Stable/Advanced Exclusive
• High-income tract in 2000 and 2018
• Affordable to high or mixed high-income households in
2018
• Marginal change, increase,
or rapid increase in housing costs
Source: Urban Displacement Project: UC Berkeley.
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Figure II-53 demonstrates that Campbell has neighborhoods that are
classified as the following:
• Advanced Gentrification
• Low Income/Susceptible to Displacement
• Stable/Advanced Exclusive
• At Risk of Becoming Exclusive
Figure II-53: Gentrification and Displacement in Campbell
Sources: Urban Displacement Project: UC Berkeley (2022). Lawyers Committee for Civil Rights Under Law. Santa Clara County Planning Collaborative.
Much of southwest Campbell (broadly the same as the San Tomas Area)
is “Stable/Advanced Exclusive” as depicted in Figure II-53 above. This area
is predominantly single-family homes. A small portion of the northeast
corner also has this Stable/Advanced Exclusive designation. There are
housing opportunity sites in both of these areas, as the Housing Element
seeks to balance these exclusive areas with new affordable housing
opportunities.
The area of the city north of Hamilton between Winchester and Bascom is
identified as At Risk of Becoming Exclusive. Opportunity sites here are
sited on parcels currently zoned commercial or office, in order to provide a
countervailing balance of affordable housing units.
CAMPBELL GENERAL PLAN | HOUSING H.II-92
The northern edge of Campbell includes census tracts designated Low
Income/Susceptible to Displacement. No housing sites were included in
this area, so as not to exacerbate existing conditions.
Figure II-54 illustrates site inventory mapped over the location of
neighborhoods classified as going through gentrification and displacement.
Figure II-54: Site Inventory and Gentrification and Displacement in
Campbell
Sources: Urban Displacement Project: UC Berkeley (2022). Lawyers Committee for Civil
Rights Under Law. Santa Clara County Planning Collaborative.
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Housing Overpayment
As defined by the U.S. Department of Housing and Urban Development, a
household is considered “cost-burdened” if it spends more than 30 percent
of its monthly income on housing costs, while those who spend more than
50 percent of their income on housing costs are considered “severely cost-
burdened.”
In Campbell, 18.4 percent of households spend 30 to 50 percent of their
income on housing, while 14.8 percent of households are severely cost
burdened and spend the majority of their income for housing.34 Low-income
residents are the most impacted by high housing costs and experience the
highest cost burden rates. Spending such large portions of their income on
housing puts low-income households at higher risk of displacement,
eviction, or homelessness.35
Figure II-55 shows that there is a distinct racial disparity of cost-burdened
households, as 81.8 percent of Native American or Alaska Native
households, 62.3 percent of Black or African American households, and
39.6 percent of Hispanic or Latinx households are cost burdened, while 32
percent of Asian/API households, and 30.2 percent of White households
are cost burdened.
Figure II-55: Cost Burden by Race
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive
Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
This disparity and displacement risk was substantially acknowledged as a
concern during the outreach process, especially for special needs
populations.
34 ABAG/MTC Housing Needs Workbook. U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
35ABAG/MTC Staff and Baird + Driskell Community Planning (2021). Housing Needs Data Report: Campbell
CAMPBELL GENERAL PLAN | HOUSING H.II-94
The 2023-2031 Housing Element acknowledges the historic and present-
day patterns of segregation that have led to disproportionate housing
needs for communities in lower access-to-opportunity areas and the
displacement risk felt by the communities in these areas. As a result, site
selection, particularly for lower-income housing, was focused on high-
resource areas of the city to provide equitable distribution of housing across
the entire city. See Chapter IV under Site Inventory and Analysis for how
fair housing was integrated into site selection.
Housing production that can decrease displacement risk and provide
greater numbers of affordable units is crucial. Therefore, the city will
continuously work towards affirmatively furthering fair housing with
collective efforts and collaboration from housing developers, housing
advocates, and the greater Santa Clara County community. These efforts
are meant to increase housing types and ranges of affordability in order to
decrease areas of poverty in the city, making the city more affordable
overall all and, therefore, more diverse.
Housing Conditions and Displacement Risk
A secondary displacement risk is displacement due to disinvestment and
disaster. The city is mitigating displacement due to disinvestment through
its Housing Element Goal #2: Preserve Existing Housing / Affordable
Housing Stock. This goal includes policies to encourage the maintenance
and preservation of the city’s existing housing stock (Policy H-2.1) and to
work with property owners, tenants, and non-profit purchasers to facilitate
the preservation of assisted rental housing (Policy H-2.2). Campbell has
relatively fewer fire and earthquake risks compared to the Bay Area region
as a whole (see the General Plan’s Safety Element for more details).
Although some house fires have historically occurred in the city, programs
to mitigate overcrowding by developing new housing, identified in Goal 1:
Improve Housing Affordability in Campbell – Encourage the Production of
Affordable Housing, will minimize the fire risk occurring due to overcrowded
units and the stressed electric wiring that entails.
The location of code enforcement cases from 2015 to 2022 indicates
several hot spots throughout the city, with particular density in the
southwest and southeast areas of the city (both predominantly single-family
detached areas).
H.II-95 CAMPBELL GENERAL PLAN | HOUSING
Figure II-56: Code Enforcement
The areas with the densest concentration of code enforcement cases are
located within census tracts 5067.01, 5067.02, and 5067.03 (see Figure II-
56). These are all high-resource census tracts. Building Inspector data of
24 current cases (January 2023) of substandard housing/homes in need of
repair also shows a concentration in this area. This is likely related to the
older homes in this area, and not related to displacement and issues of
homelessness. Increased outreach to homeowners and property owners of
CAMPBELL GENERAL PLAN | HOUSING H.II-96
rehabilitation grants and opportunities may help diminish code enforcement
issues during the 6th Cycle (2023-2031) Housing Element.
Census data identifies 206 housing units with substandard housing issues
(insufficient kitchen or plumbing), out of 16,163 total housing units,
representing just 1.3 percent of Campbell’s housing stock.36 Of these 206
units, 75 have plumbing issues (29 owner-occupied units, 46 renter-
occupied units) and 131 have kitchen issues (all renter-occupied units).
Project Sentinel assists individuals with housing problems such as discrimination and rental issues including repairs, and provides information
and counseling regarding rights and responsibilities under California tenant landlord law. During calendar year 2022, Project Sentinel received a total of 129 calls from Campbell residents; of these, just ten percent (13 calls)
were related to housing maintenance and repairs. This data further highlights the limited extent of substandard housing conditions in the community.
Special Needs Groups
Certain groups have greater difficulty finding affordable housing that meets
their special needs or circumstances. Households with special needs
require specific housing programs, such as the development of units with
more bedrooms or require on-site social services. These groups tend to be
lower-income and have fewer housing options available that are affordable
to these populations.
As a result, these groups are often cost burdened and live in overcrowded
living conditions. Government Code Section 65583(a)(7) requires “An
analysis of any special housing needs, such as those of the elderly,
persons with disabilities, including a developmental disability, as defined in
Section 4512 of the Welfare and Institutions Code; large families,
farmworkers, families with female heads of households, and families and
persons in need of emergency shelter”.
The five following special needs populations make up 32.8 percent of
Campbell’s total population. Below is a breakdown of each group’s
population in the city.
•Seniors (65+) | 13% of Campbell’s Population(5,357 persons)
•People with Physical or Developmental Disabilities |8.7% of Campbell’s Population (3,676 persons)
•Large Households (5 or more) | 6.7% ofCampbell’s Population (1,090 households)
36 U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25053, Table B25043, Table B25049
1,356
veterans a
estimated
Campbell
added to t
Housing Ele
a special n
group as p
6thCycleu
H.II-97 CAMPBELL GENERAL PLAN | HOUSING
• Female-Headed Households | 3.6% of Campbell’s Population (1,509 households)
• People Experiencing Homelessness | 2% of Campbell’s Population (216 persons)
There are no farmworker families identified in the city. The city also treats
veterans as a special needs group for the purposes of the Housing
Element which frequently overlaps with other populations, such as seniors
and people with physical or developmental disabilities. There are an
estimated 1,356 veterans living in Campbell.37
This section provides a detailed discussion of the housing needs of each
special needs group in Campbell.
Policies and Programs that target the specific needs of these
groups are detailed in Chapter IV.
SPECIAL NEEDS GROUPS OVERVIEW
This Housing Element has identified seniors and persons with disabilities
and developmental disabilities as high-need populations due to the
relatively large number of households with these needs and the higher level
of care often required.
In addition, there are a large number of policies and programs supporting
large households and female-headed households, who are also
represented in large numbers in Campbell. Although the population of
individuals experiencing homelessness is relatively low in the city, the
Housing Element focuses its homelessness policies on collaboration with
the County and non-profits, who often have a higher level of expertise and
capacity than the Campbell can provide on its own.
For veterans, the Housing Element focuses its policy framework on the
intersectional needs of veteran households as often lower-income renters
or including individuals with disabilities. There is a particular program, H-
5x, that directs the city to work with veterans groups to further identify
veterans’ housing needs throughout the planning period.
37 U.S. Census Bureau, American Community Survey 5-Year data (2016-2020), Table B21002.
CAMPBELL GENERAL PLAN | HOUSING H.II-98
SENIOR HOUSEHOLDS
Seniors include residents that are 65 years or older. In Campbell, there are
a total of 5,357 seniors, which represent 12.6% percent of the city’s total
population. Senior households typically have special housing needs due to
three primary concerns – income, housing, and health care costs, and
physical disabilities. Seniors often live on fixed incomes and are more likely
to have disabilities, chronic health conditions and/or reduced mobility. Due
to their fixed incomes, an increase in rents can have a considerable impact
on senior renters. Senior homeowners with lower incomes also face
significant needs related to maintaining their homes.
Data
According to the U.S. Department of Housing and Urban Development,
approximately 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.
Seniors who rent are at even greater risk for housing challenges than those
who own, due to income differences between these groups. The largest
proportion of senior households who rent make below 30 percent of AMI,
while the largest proportion of senior households who are homeowners
have incomes that are greater than 100 percent of AMI. Figure II-57 below
compares the number of senior households by housing tenure and income
level.
H.II-99 CAMPBELL GENERAL PLAN | HOUSING
Figure II-57: Senior Households by Tenure and Income
Source: ABAG/MTC Housing Needs Workbook (2021). U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS
tabulation, 2013-2017 release
Lower-income seniors are significantly more cost burdened than their
higher-income counterparts. In Santa Clara County, residents making less
than 80 percent of the AMI, are considered low-income. Of the seniors in
Campbell, 56.7 percent are low-income. According to the U.S. Department
of Housing and Urban Development, when cost-burdened seniors are no
longer able to make house payments or pay rents, displacement from their
homes can occur, putting further stress on the local rental market or forcing
residents out of the community they call home. Understanding how seniors
might be cost-burdened is of particular importance due to their special
housing needs, particularly for low-income seniors. Figure II-58 illustrates
that 44.3 percent of seniors making less than 30 percent of AMI are
spending the majority of their income on housing. For seniors making more
than 100 percent of AMI, 92.1 percent are not cost-burdened and spend
less than 30 percent of their income on housing.38
38 ABAG/MTC Housing Needs Workbook.
CAMPBELL GENERAL PLAN | HOUSING H.II-100
Figure II-58: Cost Burdened Senior Households by Income
Source: ABAG/MTC Housing Needs Workbook (2021). U.S. Department of Housing and
Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Existing Services and Providers
Through the Campbell Adult Center, which serves seniors over the age of
50, the city provides programs and services that facilitate social interaction
and foster independence. Services include information and referrals,
education classes, physical, leisure activities and social activities,
transportation assistance, and lunches.
The Adult 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 County’s Meals on Wheels program and the
other through Health Trust. These programs provide hot or ready meals for
homebound seniors who have difficulty cooking or shopping for
themselves.
The Adult Center services also works with Sourcewise and Senior Adults
Legal Assistance to provide health insurance counseling, long-term care
counseling, and legal assistance. Additionally, according to the State’s
Community Care Licensing Division, there are 14 assisted living facilities
for seniors in Campbell.
20%
44%56%
75%
92%
36%
19%
26%
14%
7%
44%37%
19%11%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
0%-30% of
AMI
31%-50%
of AMI
51%-80%
of AMI
81%-100%
of AMI
Greater
than 100%
of AMIPercent of Households50%+ of Income Used for Housing
30%-50% of Income Used for Housing
0%-30% of Income Used for Housing
H.II-101 CAMPBELL GENERAL PLAN | HOUSING
Outreach
Seniors were identified to be a high priority population by service providers,
especially the Santa Clara Methodist Retirement Foundation who was
interviewed by the project team to gain a better understanding of needs
and services to support this population. Service providers encouraged
services for memory care and mental health services for aging populations.
Campbell has an aging population that will be relying on affordable and
accessible housing stock that can support their needs. New housing
developments were advised to support aging in place with housing options
that will meet their needs as they age. Co-housing and other living
communities that provide on-site services, common spaces, and social
activities were suggested to support the quality of life of the senior
population in Campbell.
Of the 427 community survey responses, seniors made up 40.7 percent of
respondents. Their concern was the cost of housing in Campbell, especially
because many live on fixed incomes. Many seniors argued that maintaining
Campbell’s unique character and encouraging more housing near
transportation and services was important.
Issues
The incomes of seniors tend to decline as they age. Lower-aged seniors
often have some retirement savings or employment income that can
supplement social security; these seniors also tend to need less support
from others, and most prefer to reside in their home for as long as they can.
They may benefit from programs to help them rehabilitate their homes,
which would allow them to more comfortably, safely, and healthily age in
place. Program H-2e: Housing Rehabilitation Loan Program, Program H-
2k: Senior Home Rehabilitation, Program H-3c: Affordable Housing
Partnerships, all point to rehabilitation funding and support opportunities.
Conversely, higher-aged seniors often are unable to maintain a single-
family home and desire to move to a smaller home or some type of senior
living development. Encouraging the development of senior housing,
smaller accessible units, and accessory dwelling units (ADUs) that are
more affordable by design can be potential strategies to increase affordable
housing opportunities for seniors.
CAMPBELL GENERAL PLAN | HOUSING H.II-102
PERSONS WITH DISABILITIES AND
DEVELOPMENTAL 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 encompass a broad of individuals living with a variety of
physical, cognitive and sensory impairments. 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 intellectual disabilities, cerebral palsy,
epilepsy, and autism, but does not include other conditions that are solely
physical in nature (though some developmentally disabled persons may
also have physical disabilities). People with developmental disabilities may
also have difficulties with cognitive and social functioning.
Data
Persons with disabilities often have special housing needs because of low
income, the lack of accessible and affordable housing, and the higher living
and health costs associated with their disability. Many people with
disabilities live on fixed incomes and are in need of specialized care, yet
often rely on family members for assistance due to the high cost of care.
When it comes to housing, people with disabilities are not only in need of
affordable housing but accessibly designed housing, which offers greater
mobility and opportunity for independence. Unfortunately, the need
typically outweighs what is available, particularly in a housing market with
such high demand. People with disabilities are at high risk for housing
insecurity, homelessness, and institutionalization, particularly when they
lose aging caregivers.
Figure II-59 shows the rates at which different disabilities are present
among residents of Campbell. Overall, 8.7 percent of people or 3,676 of
residents in Campbell have a disability of some kind.39 Of those 3,676
residents, 245 have developmental disabilities.
39 These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed.
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Figure II-59: Disability by Type
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019).
State law also requires Housing Elements to examine the housing needs
of people with developmental disabilities. Developmental disabilities are
defined as severe, chronic, and attributed to a mental or physical
impairment that begins before a person turns 18 years old. This can include
Down’s Syndrome, autism, epilepsy, cerebral palsy, and mild to severe
intellectual disabilities.
Some people with developmental disabilities cannot work, rely on
Supplemental Security Income, and live with family members. In addition
to their specific housing needs, they are at increased risk of housing
insecurity after an aging parent or family member is no longer able to care
for them.
The State Department of Developmental Services reported that 245
individuals with developmental disabilities live in Campbell. Of this
population, children under the age of 18 make up 47.3 percent, while adults
account for 52.7 percent, as shown in Table II-25.
The living arrangement of persons with disabilities can depend on the
severity of the disability. The majority of individuals with developmental
disabilities in Campbell live in the home of a parent, family member, or
guardian.
To maintain independent living, disabled persons may need assistance.
This can include special housing design features for the disabled, income
support for those unable to work, and in-home supportive services for
persons with medical conditions.
Accessible housing can also be provided via senior housing developments.
Campbell has adopted Reasonable Accommodation procedures to
facilitate zoning modifications for persons with disabilities. Program H-5g:
CAMPBELL GENERAL PLAN | HOUSING H.II-104
Reasonable Accommodation, updates the City’s procedures for
consistency with the following guidance provided by the Department of
Housing and Urban Development (HUD) and Department of Justice (DOJ)
by the end of 2024.
Table II-25: Population with Developmental Disabilities by Residence in Campbell
Residence Type Count Percentage
Home of Parent/ Family/ Guardian 184 75.1%
Community Care Facility 23 9.4%
Independent /Supported Living 18 7.4%
Other 16 6.5%
Intermediate Care Facility 4 1.6%
Total 245 100%
Source: California Department of Developmental Services,
Consumer Count by California ZIP Code and Residence Type (2020)
The State of California Community Care Licensing Division identified three
adult residential facilities in Campbell that provide care for adults ages 18-
59 who have mental health care needs and require or prefer assistance.
These three facilities have a total capacity of 17 beds.
The Silicon Valley Independent Living Center (SVILC) provides a variety of
services to persons with disabilities in Santa Clara County. Services offered
include: information and referral, independent living skills training,
emergency services including rental assistance and food pantry
distributions, peer and individual counseling, housing services, and
personal assistance referrals and placement. To help clients locate
affordable, accessible housing, SVILC maintains a database of accessible
and subsidized housing opportunities in and outside of Santa Clara County.
The County Housing Authority also provides rental assistance to persons
with disabilities in Campbell.
Paratransit is a shared ride public transportation that is complementary to fixed route transit services. Valley Transportation Authority (VTA) ACCESS paratransit service is available for persons with disabilities and provides approximately 2,000 trips daily. VTA ACCESS paratransit is based on a reservation system where clients can make reservations for trips one day to three days in advance. This service is provided with taxis or accessible vans.
Outreach
Of Campbell’s adult population, 7 percent have a disability, compared to 20 percent in Santa Clara County. Service providers and community members have raised concerns that there are fewer opportunities for adults
with disabilities to live in Campbell than in other jurisdictions in the County.
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Service providers and the community identified the need for the production of extremely low-income units, coordinated on-site services in affordable housing developments, and housing units with preference for people with
disabilities.
Issues
In 2021, 61 percent of Campbell’s 144 adults with developmental
disabilities lived in the home of parents or other guardians (“family home”), compared to 65 percent of the adults with developmental disabilities in Santa Clara County. As adults with developmental disabilities -- and their
parents -- age, they are more likely to need or want opportunities to live outside the family home.
Approximately 15 percent of Campbell adults with developmental
disabilities have transitioned out of their family’s home into their own
apartment with supportive services and 24 percent have transitioned into
licensed care facilities (including Community Care Facilities, Intermediate
Care Facilities, and Skilled Nursing Facilities).
Although more Campbell adults with developmental disabilities have been
able to transition out of their family’s home than in the County overall, the
lower growth of adults in Campbell compared to the County seems to
indicate that there are greater barriers to adults and their families living in
Campbell compared to the County overall (Housing Choices).
LARGE HOUSEHOLDS
Large households are households that have five or more people residing
in a home. These households constitute a special needs group because
there is often a limited supply of adequately sized, affordable housing units
in a community. If a city’s rental housing stock does not include larger
apartments, large households who rent could end up living in overcrowded
conditions. Additionally, due to financial constraints, it is common for lower-
income large households to reside in smaller units, which can result in
overcrowding.
Data
In 2019, there were approximately 1,090 large households, which
represents approximately 7 percent of the total households in Campbell. Of
the large households, 52 percent were renters. Large families are generally
served by housing units with three or more bedrooms, of which there are
CAMPBELL GENERAL PLAN | HOUSING H.II-106
8,048 units in Campbell. Among these large units with three or more
bedrooms, 19.1 percent are renter-occupied and 80.9 percent are owner-
occupied.
Large families also tend to have lower household incomes compared to
other household types. According to HUD, 55 percent of large families had
a household income greater than 100 percent of AMI, compared to 61
percent of all other household types. The number of housing units broken
down by the number of bedrooms and housing tenure is graphed in Figure
II-60.
Figure II-60: Housing Units by Number of Bedrooms
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
The higher costs required for homes with multiple bedrooms can result in
larger families experiencing a disproportionate cost burden and can
increase the risk of housing insecurity. Figure II-61 shows that in Campbell,
26.2 percent of large family households experience a cost burden of 30 to
50 percent, while 11.8 percent of large family households spend more than
half of their income on housing. In comparison, 17.9 percent of all other
households spend 30 to 50 percent of their income on housing and 15
percent spend more than 50 percent of their income on housing.
H.II-107 CAMPBELL GENERAL PLAN | HOUSING
Figure II-61: Cost Burden by Household Size
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Outreach
Although the City was not able to speak to community organizations
serving large families, specifically, many service providers like Pacific
Clinics, the Office of Supportive Housing and Rebuilding Together Silicon
Valley work with large families. They expressed that housing units needs
to be more than two bedrooms, near transit, and extremely affordable.
Pacific Clinics, a nonprofit provider of behavioral and mental health
services, explained that many large families are on the brink of
homelessness and live paycheck to paycheck, causing them lifetime
stress.
Issues
The primary challenge facing large families is the lack of available and
affordable larger housing types that can accommodate their household
size. The supply of rental housing available to meet their needs is limited
and is often cost-prohibitive, particularly for larger families with lower
incomes. Opportunities to meet the needs of this population include the
provision of rental assistance and incentivizing the development of larger
affordable housing units.
-
ding
cur when
’s housing
s not
modate large
lds
CAMPBELL GENERAL PLAN | HOUSING H.II-108
FEMALE-HEADED HOUSEHOLDS
Households headed by one person are often at greater risk of housing
insecurity, particularly female-headed households, who may be supporting
children or a family with only one income. 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.
Data
Figure II-62 outlines that there are 1,509 female-headed households,
accounting for 9.3 percent of all households. Of the female-headed
households, 58 percent (876 households) had children under 18 years old.
In Campbell, 12.9 percent of female-headed households (113 households)
with children fall below the Federal Poverty Line, while 5.7 percent of
female-headed households without children live in poverty (36 households)
(Figure II-50). These households are a vulnerable group because the
household head must try to balance the needs of their children with work
and other household responsibilities.
Female-headed households with children may face particular housing challenges, with pervasive gender inequality resulting in lower wages for women. Moreover, the added need for childcare can make finding an affordable home more challenging.
Figure II-62: Female-Headed Households by Poverty Status
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
H.II-109 CAMPBELL GENERAL PLAN | HOUSING
Outreach
The Santa Clara Methodist Retirement Foundation was contacted to
identify the needs of female-headed households. Female-headed
households represent about 80 percent of the population that they serve.
Service providers pointed out that female-headed households are in need
of mental health services, childcare support, extremely affordable housing,
academic support and job readiness programs that can assist them in
securing housing.
Issues
Strategies to address the needs of female-headed households include
providing multi-family housing that includes childcare facilities that can
allow single parents to secure gainful employment outside of the home.
The creation of innovative housing types for female heads of households
could include co-housing developments where childcare and meal
preparation responsibilities can be shared.
The economies of scale available in this type of housing would be
advantageous to this special needs group as well as all other low-income
households. Limited equity housing cooperatives allow residential
developments to be managed, owned and sponsored by non-profit housing
developers. This is another financing structure to be considered for the
benefit of all special needs groups.
PEOPLE EXPERIENCING HOMELESSNESS
Homelessness remains an urgent challenge in many communities across
the state, reflecting a range of social, economic, and psychological factors.
Rising housing costs result in increased risks of community members
experiencing homelessness. Far too many residents who have found
themselves housing insecure have ended up unhoused in recent years,
either temporarily or longer term. Addressing the specific housing needs
for the unhoused population remains a priority throughout the region,
particularly since homelessness is disproportionately experienced by
people of color, people with disabilities, those struggling with addiction. and
those dealing with traumatic life circumstances.
Data
Every two years, Santa Clara County conducts a Point-in-Time (PIT) Count
to estimate the number of people experiencing homelessness, which
are
re, and
options are
nsuring
security for
eaded
lds
CAMPBELL GENERAL PLAN | HOUSING H.II-110
includes individuals and families living in shelters, vehicles, or camping
grounds.
However, due to Covid-19, a PIT Count was not conducted in 2020 or 2021.
The 2019 count was conducted on January 29 and 30, 2019, which is within
the period of time where demand for shelter is typically at its highest. The
2022 count was performed in January 2022.
Based on the 2022 Census and Survey, there were 9,673 unhoused
individuals living in Santa Clara County, including 216 unsheltered
individuals in Campbell. Individuals experiencing homelessness but are
sheltered include people staying in emergency shelters, transitional
housing, and safe havens. There were no sheltered unhoused individuals
in Campbell because there are no shelters in the City. Based on input from
Campbell’s Chief of Police, the primary areas of known homeless
populations in Campbell include: along the Los Gatos Creek corridor, under
the Highway 17 overpasses, and in the Downtown.
Campbell’s rate of homelessness has increased by 191 percent since
2019, while the countywide rate has increased by 5 percent as shown in
Table II-26. Although full results of the 2022 Census and Survey have not
yet been published, Campbell’s unhoused population is likely to follow
regional trends and be disproportionately Black and likely to have one or
more disabilities. Rising housing costs, relatively stagnant wages, and the
ending of state and federal housing stability programs put in place during
the Covid-19 pandemic (such as the federal Emergency Rental Assistance
Program and California Covid-19 Rent Relief program), in addition to the
lack of homeless support services and temporary and permanent
supportive housing for extremely low income individuals in Campbell, all
likely contributed to this increase in unhoused population.
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Table II-26: Rate of Homelessness
Jurisdiction Unsheltered Sheltered* Total Percent
Change 2019 2022 2017 2022 2019 2022
Campbell 74 216 0 0 74 216 191%
Santa Clara
County
(incorporated)
7,652 7,454 1,594 2,219 9,246 9,673 5%
Source: 2022 Santa Clara County Homeless Census and Survey
Table II-27 shows that in 2019, there were more men (62 percent)
experiencing homelessness than women (36 percent) in the county.
Additionally, although there are more White individuals experiencing
homelessness than any other race, homelessness is disproportionately
impacting people who are Black/African American or Hispanic/Latinx.
Although only 3 percent of the population is Black/African American and 26
percent is Hispanic/Latinx, 19 percent of the unhoused population is
Black/African American, and 43 percent is Hispanic/Latinx. Unhoused
individuals also tend to be older, with 28 percent being 51-60 years old and
12 percent over the age of 60.
CAMPBELL GENERAL PLAN | HOUSING H.II-112
Table II-27: Demographics of People Experiencing Homelessness (2019)
Demographic 2019
Gender
Male 64%
Female 34%
Transgender/Gender Non-Conforming 2%
Race
White 40%
Black/African American 18%
Asian 3%
American Indian/Alaskan Native 8%
Native Hawaiian/Other Pacific Islander 1%
Multiple Races 29%
Ethnicity Hispanic 41%
Non-Hispanic 59%
Age
Less than 18 Years 1%
18-24 Years 15%
25-30 Years 6%
31-40 Years 16%
41-50 Years 22%
51-60 Years 28%
61 Years or More 12%
LGBTQ+ LGBTQ+ 13%
Household Individuals 91%
Families 9%
Additional key findings from the survey and county include the following:
• 67 percent indicated they had been homeless for more than one year.
• 36 percent of those surveyed indicated that this was their first experience being homeless.
• Over one-third of the County’s unhoused were living in outdoor
encampments, 22 percent were staying in emergency or transitional shelters, and 18 percent were living in a vehicle. The percentage of people living in shelters had remained steady
between 2013 and 2017, but declined by 14 percent between the 2017 and 2019 count.
• The most common primary causes of homelessness were due to the loss of a job (30 percent) and alcohol or drug use (22 percent).
H.II-113 CAMPBELL GENERAL PLAN | HOUSING
•Survey respondents reported that assistance that could haveprevented their homelessness included rental/mortgage assistance(42 percent), employment assistance (37 percent), andalcohol/drug counseling (28 percent).
•The top three greatest obstacles to obtaining permanent housingare inability to afford rent (66 percent), no job/income (56 percent),and no housing available (40 percent).
There are three major types of facilities that provide shelter for individuals
and families experiencing homelessness: emergency shelters, transitional
housing, and permanent housing. These types of facilities are defined
below:
•Emergency Shelter: provides overnight shelter and fulfills a client’sbasic needs (i.e., food, clothing, and medical care) either on-site orthrough off-site services. The permitted length of stay can vary fromone 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 totwo years. Residents of transitional housing are usually connectedto rehabilitative services, including substance abuse and mentalhealth care interventions, employment services, individual and
group counseling and life skills training.
•Permanent Housing: refers to permanent housing that is affordablein the community or permanent and service-enriched permanenthousing that is linked with on-going supportive services (on-site oroff-site) and is designed to allow formerly homeless clients to live at
the facility on an indefinite basis.
There are numerous regional service providers serve people experiencing
homelessness in the greater San Jose area. As a smaller city, Campbell
does not have any permanent emergency shelters, and individuals
experiencing homelessness in Campbell are usually referred to one of the
emergency shelters located nearby. Refer to Table II-28 for facilities in
Santa Clara County that serve people experiencing homelessness.
As the leading provider of shelters and services for people experiencing
homelessness in Santa Clara County, HomeFirst serves more than 5,000
people each year and provides emergency shelters, transitional and
permanent housing, and support services through a network of program
locations throughout the County. Additionally, LifeMoves operates five
transitional and emergency housing facilities in San Jose, which provide
shelter to people previously experiencing homelessness, including
individuals, families, mentally ill persons, and LGBTQ+ individuals.
LifeMoves also manages a Motel Voucher Program, which provides
families, couples, and individuals that are at high-risk for Covid-19 with a
safe location while receiving case management, food, and services. The
CAMPBELL GENERAL PLAN | HOUSING H.II-114
Motel Voucher Program works with extended stay motels in Santa Clara
County and San Mateo County to provide clients with a temporary place to
live. Additional service providers that address the needs of people
experiencing homelessness include but are not limited to Catholic Charities
and Stand Up for Kids Silicon Valley. An outline of the facilities serving
people experiencing homelessness within Santa Clara County with the
number of beds is shown in Table II-28.
Table II-28: Facilities for People Experiencing Homelessness, Santa Clara County
Emergency Shelter
Beds
Transitional
Housing Beds
Permanent
Supportive
Housing
Year-
Round
Beds
Voucher/
Seasonal/
Overflow
Beds
Current & New Current & New
Households
with Adult(s)
and Child(ren)
205 0 144 466
Households
with Only
Adults
437 571 441 3,041
Chronically
Homeless
Households
0 0 0 2,251
Veterans 50 0 149 1,315
Unaccompanied
Youth 23 0 0 0
Source: Urban County of Santa Clara 2020-2025 Consolidated Plan and 2020-2021 Annual
Action Plan.
Outreach
Stakeholders and community members were concerned that the City does
not have emergency or transitional shelters to provide access to resources
for people experiencing homelessness. However, the City has access to
countywide resources that support people experiencing homelessness.
The Santa Clara Methodist Retirement Foundation also works with people
experiencing homelessness and stated that organizations need more
funding to support their services with growing numbers. Food, shelter,
resources, and community spaces were identified as very beneficial to
maintaining a healthy and prosperous relationship with the unhoused
population. Many community members suggested that the City have their
own emergency shelter to support this population in the community.
H.II-115 CAMPBELL GENERAL PLAN | HOUSING
Issues
A priority for meeting the needs of people experiencing homelessness is
providing pathways to permanent housing solutions. The National Alliance
to End Homelessness has developed a five-point plan to address
homelessness.
•Assistance for the most vulnerable
•Increasing employment and income
•Community-wide coordinated approach
•Crisis response system
•Rapid re-housing
People experiencing homelessness require not only housing but also
coordinated supportive services such as employment assistance and
mental health services.
Despite the services provided in the 5th Cycle Planning Period (see Chapter
III, subsection “Special Needs Populations”), the drastic increase in
unhoused population has led the City to develop more robust support for
the unhoused population.
Housing Element Program H-5e sets forth a series of specific actions for
the City to undertake during the planning period. These include:
establishing a new Unhoused Specialist staff position; supporting a safe
parking program in cooperation with local congregations; supporting the
County's Rapid Rehousing Program to provide emergency rental
assistance; and pursuing partnerships and funding to complete a
permanent supportive housing project, an inclement weather shelter, and
a regional homeless shelter. One of the role’s of the City’s new Homeless
Coordinator will be to ensure assistance is geographically targeted to those
locations in the community with known concentrations of homeless: the Los
Gatos Creek corridor, Highway 17 overpasses, and Downtown. These
areas were identified in Santa Clara County’s 2022 Point-in-Time Count
(see Figure II-63, below).
CAMPBELL GENERAL PLAN | HOUSING H.II-116
Figure II-63: 2022 Point-in-Time Count Heat Map
FARMWORKERS
Farmworkers are traditionally defined as persons whose primary incomes
are earned through permanent or seasonal agricultural labor. They have
special housing needs because of their limited income and the unstable
nature of their job (i.e. having to move throughout the year from one harvest
to the next). Farmworkers generally receive wages that are considerably
lower than other jobs and may have temporary housing needs. Farmworker
wages place them in the very low- to low-income classification for the
region. Agricultural workers are usually settled in their community and tend
to live with a partner who may not work in agriculture. They live in
apartments and homes, and often in urban areas. Farmworkers often have
families with children and require larger dwellings with nearby schools,
childcare, health care, recreation, and other services.
H.II-117 CAMPBELL GENERAL PLAN | HOUSING
Data
Over the past two decades, there has been a shift to a more permanent
workforce for many farms, which has shifted the bulk of the need from
seasonal housing for migrant workers to permanently affordable housing
for low-wage working families. Farmworkers in the Bay Area generally fall
under one of the following three categories.
•Permanent Residents – The majority of farmworkers are permanent
residents of the County and are most likely require housing whichcan accommodate families.
•Migrants Farmworkers -- Migrant Farmworkers perform agriculturallabor on a seasonal or temporary basis. These workers needhousing in the form of single occupancy rooms, bunkhouses, or
dormitory style living.
•H2A Visa Workers -- Approximately 10 percent of all workers are
H2A Visa workers and they perform seasonal farm labor on atemporary basis. These are farmworkers who enter under a federalguest worker program for a limited number of months (no more than
10) before they return to their country of origin. H2A visa workersrequire a sponsoring employer, who provides housing, meals andtransportation to the job site. H-2A visa workers can share homes,apartments or be housed in bunkhouses, dormitories, or singleoccupancy rooms. Since very few bunkhouses exist, the employersof H-2A workers compete with permanent farmworkers for scarceaffordable homes and apartments.
According to the U.S. Department of Agriculture Census of Farmworkers,
the number of permanent farm workers in Santa Clara County has
increased since 2002, totaling 2,418 in 2017, while the number of seasonal
farm workers has decreased, totaling 1,757 in 2017. Overall, the number
of farmworkers in Santa Clara County has been declining as illustrated in
Table II-29.
Table II-29: Farm Operations and Farm Labor, Santa Clara County
Hired Farmworker 2002 2007 2012 2017
Permanent 1,696 2,842 2,243 2,418
Seasonal 3,760 2,747 1,994 1,757
Total 5,456 5,589 4,237 4,175
Source: U.S. Department of Agriculture, Census of Farmworkers
(2002, 2007, 2012, 2017), Table 7: Hired Farm Labor
In Campbell, there were no reported students of migrant workers in the
2019-20 school year. The trend for the region for the past few years has
been a decline of 2.4 percent in the number of migrant worker students
since the 2016-17 school year. The change at the county level is a 49.7
CAMPBELL GENERAL PLAN | HOUSING H.II-118
percent decrease in the number of migrant worker students since the 2016-
17 school year shown in Table II-30.
Table II-30: Migrant Worker Student Population
Academic Year Campbell Santa Clara
County Bay Area
2016-17 0 978 4630
2017-18 0 732 4607
2018-19 0 645 4075
2019-20 0 492 3976
Source: California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020)
Outreach
The City hosted a service providers focus group and asked about
farmworkers to gain a better understanding of their needs. Service
providers were unable to represent farmworkers due to their inexperience
with that specific population but referred the City to the County’s efforts with
agricultural systems and farmworker services.
Issues
There are no farms in Campbell. Although there are no farmworkers living
in Campbell, the City will work with the County to address regional housing
shortages and affordability challenges facing farmworkers throughout
Santa Clara County.
Farmworkers are more similar to very low or extremely low-income
households than traditional migrant workers. Today’s farmworkers are
more settled and typically live in one location, rather than following
seasonal changes in crop cycles. Per the USDA, today’s farmworkers can
commute up to 75 miles to the workplace. They are also more likely to have
families and are looking for schools, employment for a spouse/partner and
a location to live in that provides a community.40 Because of this, they will
benefit from the existing affordable housing programs in Campbell.
40 21 Elements (2022). Approach for Farmworker Housing.
H.II-119 CAMPBELL GENERAL PLAN | HOUSING
VETERANS
Veterans have been identified as a special needs population by the
community due to the difficulty they may experience in transitioning to
civilian life, requiring a range of needs to support the transition process.
Federal and State Governments provide veterans services including The
California Department of Veterans Affairs (CalVet) whom work closely with
local communities in a joint effort to serve veterans. To ensure veterans
receive the assistance, benefits, and services they need, CalVet divides
California into eight regions and staffs each region with a Local Interagency
Network Coordinator (LINC). LINCs play a dynamic role within local
communities, serving as both informational conduits to the community and
feedback resources for CalVet. LINCs bridge the gap between CalVet and
the federal, state, county, and nongovernment agencies that provide
services to the State’s 1.6 million veterans.41
LINCs are advocates for veterans, military service members, and their
families within their regions. In addition, they supplement and support the
County Veterans Service Offices (CVSO) and regional partners in the
development of improved and expanded services and support for their local
veteran populations and assist veterans with employment and educational
opportunities. Santa Clara County is one of the counties represented and
served by the Bay Area region.
Issues
Many U.S. veterans experience conditions that place them at increased
risk for homelessness. Nationwide, veterans are at risk for higher rates of
Post-traumatic Stress Disorder (PTSD), Traumatic Brain Injury (TBI),
sexual assault, and substance abuse. Veterans experiencing
homelessness are more likely to live on the street than in shelters, and
often remain on the street for extended periods of time. The U.S.
Department of Veterans Affairs provides a broad range of benefits and
services to veterans of the U.S. Armed Forces. These benefits can involve
different forms of financial assistance, including monthly cash payments to
disabled veterans, health care, education, and housing benefits. In addition
to these supports, the VA and HUD partner to provide additional housing
41 California Department of Veterans Affairs (2019). Veterans Resource Book.
CAMPBELL GENERAL PLAN | HOUSING H.II-120
and support services to veterans currently experiencing homelessness or
at risk of experiencing homeless.42
Data
Between 2009 and 2019, there was a 49.5 percent decrease in the number
of unhoused veterans nationwide. According to data collected during the
national 2019 Point-in-Time Count, 37,085 veterans experienced
homelessness across the country on a single night in January 2019 (as
opposed to 73,367 in 2009).43
Figure II-64 shows that there were 165 veterans experiencing
homelessness in the northern region of Santa Clara4445
Figure II-64: Veterans experiencing homelessness in No. Santa Clara Co.
Source: Applied Survey Research (2019). Housing Instability Research Department (HIRD).
North County Homeless Census & Survey Comprehensive Report.
There is limited local data to identify the specific needs for veterans in
Campbell. However, discussions with veterans themselves and service
providers have concluded that the housing needs and services for veterans
are similar to that of seniors, people with disabilities, and people
experiencing homelessness.
Outreach
During the outreach process, veterans expressed satisfaction with the high-
quality services and resources provided to them and encouraged the City
to continue to support the longevity and quality of such services.
42 Applied Survey Research (2019). Housing Instability Research Department (HIRD). North County Homeless Census & Survey Comprehensive Report.
43 Department of Housing and Urban Development. (2019). Annual Assessment Report to Congress.
45 Applied Survey Research (2019). Housing Instability Research Department (HIRD). North County Homeless Census & Survey Comprehensive Report.
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Affirmatively Furthering Fair Housing: Site Selection
The analysis and discussion of how the 6th Cycle Housing Element’s site
selection process is in Chapter IV – Campbell’s Plan for Housing, beginning
on page H.IV-11.
Contributing Factors to Fair Housing Issues
There are three overarching fair housing issues in the City, each assigned
a priority level:
• Fair Housing outreach (Medium priority)
• Need for affordable housing options throughout Campbell to promote mobility (High priority)
• Need for additional affordable housing and community revitalization in certain neighborhoods (High priority)
These contributing factors are described in depth in Chapter IV: Campbell’s
Plan for Housing.
Affirmatively Furthering Fair Housing: Policy
Development
The 2023-2031 Housing Element goals, policies, and programs were developed and refined based on community priorities and concerns. Based on community input, the project team developed policy themes that would be addressed in the Housing Element and presented these themes and potential programs in a community workshop and other outreach forums.
Feedback and suggestions from the Campbell community and stakeholders were used to further refine policies and programs. The table identifying contributing factors, ranked by priority, and the associated
implementing programs that will address these issues, is in the Campbell’s Plan for Housing chapter as Table IV-15.
CAMPBELL GENERAL PLAN | HOUSING H.II-122
HOUSING CONSTRAINTS
Introduction
This section of the Housing Element evaluates potential constraints that
may pose a barrier to new housing development in the city. Constraints can
be grouped into two categories: governmental constraints and
nongovernmental constraints. Governmental constraints encompass
barriers resulting from government policies and procedures. Non-
governmental constraints encompass barriers that are outside of direct
local government control. In addressing nongovernmental constraints,
however, local governments can adopt policies and procedures that may
reduce the burden and increase the ease of developing new housing.
The key government constraints identified included:
•parking requirements;
•lengthy approval processes; and
•need for streamlining and objective standards to addgreater predictability.Governmental constraints in Campbell are broadly grouped into land
controls, development standards, building and code enforcement,
onsite/offsite improvements, permit and processing procedures, fees and
other exactions, inclusionary housing as a potential constraint, and
constraints for people with disabilities.
Nongovernmental constraints in Campbell are broadly grouped into
development and construction costs, land costs, home financing, and
timeframe between approval and building permit submittal. The key
constraints identified included high development costs and home financing
costs related to high home prices.
Governmental Constraints
State law requires Housing Elements to include an analysis of potential and
actual governmental constraints to the maintenance, improvement, or
development of housing for all income levels, including housing for people
with disabilities, under Government Code § 65583(a). Review includes
identification of specific standards and processes of these constraints and
evaluate their impact on the supply and affordability of housing. Local
policies and regulations, land use controls, building codes and their
enforcement, site improvement requirements, fees and exactions, permit
processing procedures, and various other issues may present constraints
to the maintenance, development and improvement of housing.
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Local jurisdictions establish policies, regulations and processes to
implement the General Plan and its vision and goals for land use planning
and development in a community. While providing the framework for
development, these mechanisms should be evaluated to determine
whether they may place excessive or unnecessary constraints on the
availability and affordability of housing.
Land use controls encompass development standards and policies that
may represent potential governmental constraint. These controls include
General Plan policies and zoning regulations that determine the amount
and distribution of land allocated to different uses and the physical
parameters that shape the form of development, such as setbacks, heights,
floor area limitations.
LAND USE CONTROLS
Existing Land Use Designations
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.
The land use designations are dramatically modified by the General Plan
Update that is occurring concurrently with the Housing Element Update.
This includes multifamily densities that are double-to-triple what was
previously allowed under the General Plan densities described below.
As summarized in Table II-31 below, the existing General Plan Land Use
Element provides for six residential land use designations, a mobile home
park designation, and four mixed-use designations that allow for residential
uses. The Commercial/Light Industrial mixed-use area does not provide for
residential units and has not been included in the table below.
CAMPBELL GENERAL PLAN | HOUSING H.II-124
Table II-31: Land Use Categories Permitting Residential Use
General Plan Land
Use Category
Zoning
District(s)
Density
(Units
per
Gross
Acre)
Residential Type(s)* Acres
% of
City
Land
Low Density
Residential
R-1-10,
R-1-16 <3.5 Single-family detached homes
on large lots
218.32 7%
Low Density
Residential
R-1-8,
R-1-9 <4.5 Single-family detached homes
on large lots
136.65 4%
Low Density
Residential R-1-6 <6 Single-family detached homes
on average sized lots
1,044.85 34%
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.
163.71 5%
Medium Density
Residential
R-2, C-PD,
P-D 14—20 Townhomes, apartments,
condominiums, or multi-family
185.15 6%
High Density
Residential R-3, C-PD 21—27 Apartments or condominiums 175.93 6%
Mobile Home Park P-D 6—13 Mobile home parks (greater
than 10 acres in size)
29.66 1%
Central Business
District Commercial
(Mixed Use)
C-3 No
Standard
Condominiums or apartments
on the second and third floors
59.53 2%
Low-Medium
Density Residential
or Office
(Mixed Use)
P-D 6—13 Single-family homes on small
lots, townhomes, multi-family
1.59 0.1%
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.
16.61 1%
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.
55.28 2%
*The current Zoning Ordinance is challenging to interpret and contains many internal conflicts. TheEnvision Campbell General Plan Update will serve to simplify the Zoning Ordinance, resolve conflicts,and create new mixed-use and higher density residential land use designations in support of
Campbell’s Plan for Housing.
Source: City of Campbell General Plan, 2014.
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Existing Zoning Districts
The City regulates the type, permitting requirements, and standards for
development, which implements the General Plan and its land use
designations, through the Campbell Zoning Ordinance, Title 21 of the
Municipal Code. This code section identifies residential zoning districts and
allowable housing types, as summarized in Table II-32 below.
Table II-32: Housing Types Allowed by Zoning District
Zoning District Residential Uses Allowed By-Right
Residential Uses Allowed with a Conditional Use Permit
Single-Family
Residential
(R-1)
▪Single-family dwellings
▪Accessory dwelling units
▪Junior accessory dwellingunits
▪Manufactured housing(subject to architecturalrequirements within theparameters of State Law)
▪Residential care homes,small
▪Residential servicefacilities, small
▪Supportive housing
▪Transitional housing
▪Residential care homes,large
Two-Family
Residential
(R-D)
▪Duplexes
▪Single-family dwellings
▪Accessory dwelling units
▪Junior accessory dwellingunits
▪Manufactured housing(subject to architecturalrequirements within theparameters of State Law)
▪Residential care homes,small
▪Residential servicefacilities, small
▪Supportive housing
▪Transitional housing
▪Convalescent/rest homes
▪Residential care homes,large
▪Residential servicefacilities, large
▪Rooming and Boardinghouses
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Zoning District Residential Uses Allowed By-Right
Residential Uses Allowed with a Conditional Use Permit
Multiple-Family Residential
(R-M)
▪ Apartments
▪ Duplexes
▪ Single-family dwellings
▪ Accessory dwelling units
▪ Junior accessory dwelling units
▪ Residential care homes, small
▪ Residential service facilities, small
▪ Supportive housing
▪ Transitional housing
▪ Convalescent/rest homes
▪ Emergency shelters
▪ Residential care homes, large
▪ Residential service facilities, large
▪ Rooming and Boarding houses
Multiple-Family
Residential: Medium Density
(R-2)
▪ Apartments
▪ Duplexes
▪ Single-family dwellings
▪ Accessory dwelling units
▪ Junior accessory dwelling units
▪ Residential care homes, small
▪ Residential service facilities, small
▪ Supportive housing
▪ Transitional housing
▪ Convalescent/rest homes
▪ Emergency shelters
▪ Residential care homes, large
▪ Residential service
facilities, large
▪ Rooming and Boarding houses
Multiple-Family Residential: High
Density
(R-3)
▪ Apartments
▪ Duplexes
▪ Single-family dwellings
▪ Accessory dwelling units
▪ Junior accessory dwelling units
▪ Residential care homes, small
▪ Residential service facilities, small
▪ Supportive housing
▪ Transitional housing
▪ Assisted living facilities
▪ Convalescent/rest homes
▪ Emergency shelters
▪ Mobile home parks, homes
must be less than one story in height
▪ Residential care homes, large
▪ Residential service facilities, large
▪ Rooming and Boarding houses
▪ Single Room Occupancy facilities
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Zoning District Residential Uses Allowed By-Right
Residential Uses Allowed with a Conditional Use Permit
Central Business Commercial
(C-3)
▪ Apartments with residences above the first floor
Planned Development
(P-D)
▪ Varies by land use designation
Condominium Planned
Development
(C-PD)
▪ Construction of new residential condominiums (as well as commercial or industrial)
▪ Conversion of existing multiple-family rental housing units into condominiums, community apartments, stock cooperatives, and any other subdivision which is a conversion of existing rental housing
Special Project Areas
Campbell has adopted numerous area plans. Most of these are located
around the Downtown area and around the existing VTA light rail stations.
These area plans have, to varying degrees, constrained residential
development in Campbell by outlining onerous development standards.
The Envision Campbell General Plan update is revising many of the
standards in the area plans and removing the NOCA and SOCA plans
entirely.
North of Campbell Avenue (NOCA) Area Plan
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. As part of the Envision
Campbell General Plan update, which is anticipated to be adopted with the
Housing Element, this area plan has been identified for removal.
East Campbell Avenue Master Plan
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:
CAMPBELL GENERAL PLAN | HOUSING H.II-128
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.
South of Campbell Avenue (SOCA) Area Plan 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. As part of the Envision Campbell General Plan
update, which is anticipated to be adopted with the Housing Element, this
area plan has been identified for removal.
Winchester Boulevard Master Plan
The Winchester Boulevard Master Plan runs along both sides of
Winchester Boulevard. The purpose of this 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.
Campbell Village Area Plan
The Campbell Village Area Plan consists of the north side of Camden
Avenue at its western terminus down to Olympia Avenue, as well as the R-
1 parcels north following Erin Way and Dallas Drive, up Stonehurst Way
and across Cambrian Drive and Central Park Drive on to Union Avenue.
The Area Plan is intended to achieve a balance between a private property
owners’ ability to develop property while preserving the unique qualities of
the Campbell Village Neighborhood. It was published in 2017 as envisioned
by the area’s annexation into the City of Campbell.
San Tomas Area Neighborhood Plan
The San Tomas Area Plan covers the southwestern portion of Campbell,
with its borders formed by San Tomas Aquinas creek in the north, San
Tomas Expressway and CA-17 to the east, and the City boundaries to the
south and west. The purpose of the San Tomas Area Neighborhood Plan
is to provide a coherent framework for development in the San Tomas
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Area, maintaining the area as low-density residential with larger lot sizes
and more trees and shrubs relative to the city as a whole.
Downtown Development Plan
The Downtown Development Plan generally covers Campbell Avenue from
the Community Center in the west to Bascom Avenue in the east. The
vision for Downtown Campbell is to continue to reinforce its place as the
center for community activity, cultural and civic events, and as a vibrant
central business district. It is intended that the Downtown be an active,
walkable central business district that attracts local residents and visitors
to experience a variety of retail businesses and restaurants. The ground
level along East Campbell Avenue is slated for retail and restaurant to
provide a vibrant, pedestrian-oriented streetscape.
Multifamily Rental Housing
Multifamily rental housing refers to a building or portion of a building that is
rented out and used as a residence for more than one household living
independently of each other. Multifamily rental housing includes duplexes,
triplexes, and apartments.
Many development types that are often used as multifamily rental
properties are permitted in Campbell. Two-family dwellings, or duplexes,
are permitted by right on a lot of at least 7,000 square feet in the R-D, R-
M, R-2 and R-3 zoning districts (Chapter 21.08). In the R-M district, three-
unit dwellings, or triplexes, are allowed on lots of 9,000 square feet or more;
larger lots in this zone may add units at a ratio of 1 dwelling unit per 3,000
square feet of lot area. Triplexes are allowed on lots of 8,000 square feet
in the higher density R-2 and R-3 districts, as well as 4-unit or higher
structures based on total lot size, as shown in Table II-34 below.
Apartments above the first floor are permitted by right in the C-3, Central
Business district (Chapter 21.10). New-build or converted residential
condominiums may be developed in the Condominium Planned
Development district, which also allows industrial or commercial
condominiums (Chapter 21.12).
Housing for Agricultural Employees
Agricultural employees are people whose primary incomes are earned
through agricultural labor. This population tends to have high rates of
poverty, have unstable incomes, live in housing with high rates of
overcrowding, and have low rates of homeownership.
Farmworker housing is not explicitly discussed in the City’s zoning code,
but can be provided through different housing types, such as multi-family
housing, manufactured housing, single-room occupancy units, co-
operative housing, accessory dwelling units and junior accessory dwelling
units. There are approximately 35 Campbell residents employed in
CAMPBELL GENERAL PLAN | HOUSING H.II-130
agriculture, forestry, fishing and hunting, and mining occupations based on
the US Census 2020 ACS 5-Year estimates, representing 0.2 percent of
the employed residents, and there are no parcels zoned for agricultural
use. Therefore, there is a limited presence of farmworkers in the city, and
there is not a specialized need for farmworker housing beyond the general
need for affordable housing units. Many of these housing types are allowed
by right in the residential zoning districts and discussed in further detail in
their respective sections. Cooperative housing is a form of housing where
residents have joint ownership over the property and share amenities.
Emergency Shelters
Emergency shelters are defined as “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” (Gov. Code, § 65582).
As per Chapter 21.36 of the Zoning Code, emergency shelters are
permitted by right “in that portion of the M-1 (Light Industrial) Zoning District
located west of Highway 17.” This location is centrally in an area well
served by transit and commercial services (see Figure II-65, below). They
are permitted with a conditional use permit in the R-M, R-2 and R-3
residential districts, the C-M (Controlled Manufacturing) Zoning District, the
C-1 (Neighborhood Commercial) Zoning District, and the C-2 (General
Commercial) Zoning District, as well as the remainder of the M-1 district.
Program H-3g expands this area to include the Commercial/Light Industrial
parcels along Camden and Dell Avenues east of Winchester Boulevard and
north of San Tomas Expressway (see Figure II-65). Appendix II-B includes
additional evidence demonstrating the habitability of this area, including
nearby existing uses and amenities.
Emergency shelters are also permitted by a Planned Development Permit
in the P-D and C-PD zoning districts where allowed as a permitted or
conditional use by a zoning designation that corresponds to a similar land
use designation.
The Campbell Zoning Code (Section 21.36.085) establishes the following
objective standards to regulate emergency shelters:
Development Standards: The shelter shall conform to all development standards of the zoning district.
Operational Standards:
Maximum number of beds. The maximum number of beds shall be limited to the number of homeless persons in the City of Campbell based upon the most current homeless count for the City of Campbell at the time a request is made for the establishment of a homeless shelter
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or 50 beds, whichever is greater. The current homeless count shall be based upon the current Santa Clara County Homeless Census and Survey. (The maximum number of beds per shelter shall be regulated
by the California Health and Safety Code)
On-site parking. The shelter shall provide for a number only sufficient to accommodate staff and not exceeding the standards for other uses in
the underlying zone.
Waiting and intake area. The exterior and/or interior client waiting and intake area shall be sufficient in size to accommodate all persons
waiting to be admitted to the facility. If an exterior client waiting and intake area is proposed, it shall be screened from the public right-of-way.
Length of stay. Residents may stay for thirty days. Extensions up to a total of one hundred eighty 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.
Management and Operation Plan. A Management and Operation Plan shall be submitted by the operator of the emergency shelter for review and approval by the Director of Community Development and Chief of Police prior to establishment of the use. The plan shall be approved if it sets forth the following:
The plan specifies that the shelter shall provide twenty-four-hour,
professional on-site management;
The plan sets forth management experience of all staff; a procedure for responsiveness to neighborhood issues; transportation services
that are provided; client supervision policies; client services provided; and food services provided;
The plan includes a floor plan that demonstrates compliance with the
physical standards of this section;
The plan sets forth a security plan that shall be provided as part of the Management and Operation Plan. On-site security patrol and security
devices, including security cameras, shall be provided at all times. The location, type and number of security devices shall allow for clear visibility of all exterior and interior portions of the emergency shelter.
The plan sets forth the maximum number of beds and persons to be served by the emergency shelter, the number of parking spaces to be
CAMPBELL GENERAL PLAN | HOUSING H.II-132
provided, the size and location of the waiting and intake area, the length of stay of residents, the lighting plan, and the security measures and plan, and the policies governing the management and
operation of the emergency shelter, in compliance with the provisions of this section.
The operator of the emergency shelter shall submit an annual
statement on or before each anniversary of the approval of occupancy of the shelter demonstrating that the facility is operating in compliance with the approved management plan, or shall submit an updated
management plan, for review and approval by the Director of Community Development and Chief of Police, in accordance with this subsection, that reflects any changes from the approved version.
Development standards in the underlying General Commercial/Light
Industrial and Industrial land use districts, to be updated and adopted in
conjunction with the General Plan and Housing Element in Spring 2023,
are some of the least restrictive in the city and are appropriate to facilitate
emergency shelters.
Table II-33: M-1 Development Standards
Summary of Emergency Shelter Development Standards by General Plan Land Use Designation
Land Use Designation General Commercial / Light Industrial Light Industrial
Parking Required 1 space for each 400 sq. ft. of gross floor area.
Maximum floor area ratio 1.0 1.0
Front 10 ft. 10 ft.
Side (each) Min. 5 ft or 1/2 the height of the building wall adjacent to the side property line (whichever is greater).1
Min. 5 ft. or 1/2 the height of the building wall adjacent to the side property line (whichever is greater) when the side property line abuts a residentially zoned property, or 5 ft. when the side property line does not abut a residentially zoned property.2
Street side 10 ft. 10 ft.
Rear 10 ft.3 10 ft.3
Maximum height limit 75 ft. 45 t.
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1 A side setback of five feet shall be required for a proposed building when designed for, and limited for use as, an emergency shelter in accordance with CMC 21.36.085 (Emergency shelters).
2 No side setback shall be required for a proposed building on the side property line where abutting a non-residentially zoned property when designed for, and limited for use as, an emergency shelter in accordance with CMC 21.36.085 (Emergency shelters) when the height of the building wall, inclusive of a parapet, adjacent to any side property line is no taller than 30-feet and limited to one-story.
3 No rear setback shall be required for a proposed building when designed for, and limited for use as, an emergency shelter in accordance with CMC 21.36.085 (Emergency shelters).
CAMPBELL GENERAL PLAN | HOUSING H.II-134
Figure II-65: Parcels Allowing Emergency Shelters
Program H-3g will expand emergency shelter opportunities by reducing
parking requirements on this use, revising the zoning ordinance to state the
parking for emergency shelters shall be the same as for other uses in the
underlying zone and sufficient to accommodate all staff.
Low Barrier Navigation Centers
Low Barrier Navigation Centers is a housing first solution to address
homelessness. These temporary shelters provide services and are focused
on transitioning individuals experiencing homelessness into permanent
housing.
Currently, low barrier navigation centers are not identified as a permitted or
conditionally permitted use in any zoning district. However, due to the
similarities between this use and transitional housing, it could potentially be
allowed in any residential zoning district subject to a “similar use”
determination by the Community Development Director (Chapter 21.02 –
Interpretation of Provisions). Through the implementation of Program H-5r,
the City will adopt a zoning ordinance to permit low barrier navigation
centers as a by-right use in specified mixed-use and non-residential zoning
districts that allow multifamily housing, consistent with State law.
Transitional Housing
Transitional housing refers to “buildings configured as rental housing
developments, but operated under program requirements that require the
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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” (Chapter
21.72 - Definitions).
Campbell’s zoning code permits transitional housing in all residential
zoning districts by right (Chapter 21.08 – Residential Districts).
Supportive Housing
Supportive housing has no limit on length of stay and is occupied by the
target population. This type of housing “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” (Chapter 21.72 -
Definitions).
Campbell’s zoning code permits supportive housing in all residential zoning
districts by right (Chapter 21.08 – Residential Districts). Program H-3g will
expand supportive housing opportunities by allowing the use by right in
nonresidential zoning districts where multifamily and mixed uses are
permitted in compliance with State law. It will also include transitional
housing and supportive housing, in addition to low barrier navigation
centers, as a by-right use in mixed-use and non-residential zoning districts
that allow multifamily housing, consistent with state law. This can bring the
City into compliance with AB 2162 (2020) and further support transitional
housing.
Licensed Care Facilities
The California Welfare and Institutions Code declares that mentally and
physically-disabled persons are entitled to live in normal residential
surroundings, and that the use of property for the care of six or fewer
disabled persons is a residential use for the purpose of zoning. A state-
authorized, certified, or licensed family care home, foster home, or group
home serving six or fewer disabled persons or dependent and neglected
children on a 24-hour-a-day basis is considered a residential use that is
permitted in all residential zones. No jurisdiction may impose stricter zoning
or building and safety standards on these homes than is otherwise required
for homes in the same district.
In accordance with state law, the Zoning Code permits licensed residential
or community care facilities with six or fewer beds by right in all residential
zoning districts, and allows facilities serving more than six persons in these
districts with a conditional use permit (Chapter 21.08 – Residential
Districts).
A new program, H-3g, directs the City to modify its Conditional Use Permit
(CUP) program for care facilities for 7 or more persons. This program
modifies Special Use Section, 21.36 - Locational and operational standards
CAMPBELL GENERAL PLAN | HOUSING H.II-136
by making the CUP an administerial decision and modifies the permit
process for group homes for 7 or more modify to be consistent with fair
housing law.
Single-Room Occupancy (SRO) Units
Single-room occupancy residential units (SROs) are a form of affordable
housing consisting of a single room typically between 150 to 220 square
feet, rented to a one- or two-person household. They are located in multi-
tenant buildings and may include shared bathroom and kitchen facilities.
Currently, SRO housing is allowed with a conditional use permit in the R-3
district. Program H-3g will expand this by allowing SROs in more zoning
districts, including nonresidential zoning districts allowing multifamily uses
(HDR, MHDR-MU, GC-MU, HD-MU, CC-MU and TO-MU). Furthermore,
Program H-3a will specify a parking standard of 0.5 spaces per unit and
Program H-1m would count SROs up to 400 square feet as half a unit for
density calculation purposes.
Rooming and Boarding Houses
The Zoning Code also allows for Rooming and Boarding Houses with a
conditional use permit in the R-D, R-M, R-2, and R-3 districts. "Rooming
and Boarding houses" refers to houses with individual bedrooms that are
rented to between three (3) to five (5) persons for profit, whether or not
meals are provided.
Manufactured Homes
Manufactured homes are houses that are transportable, built on a
permanent chassis, and designed for use with or without a permanent
foundation when attached to the required utilities. Manufactured homes do
not include recreational vehicles. Due to the much lower cost of
construction and labor costs needed to build a manufactured home, this
housing type provides an affordable housing solution. Manufactured
homes are permitted by right in the R-1 District, subject to architectural
requirements within the parameters of State Law.
Mobile homes and accessory dwelling units can be manufactured homes.
These two types of manufactured homes are discussed in the sections
below.
Mobile Home Parks
Mobile home parks include “any site that is planned and improved to
accommodate two or more mobile homes used for residential purposes, or
on which two or more mobile home lots are rented, leased, or held out for
rent or lease, or were formerly held out for rent or lease and later converted
to a subdivision, cooperative, condominium, or other form of resident
ownership, to accommodate mobile homes used for residential purposes.”
(Chapter 21.72)
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Mobile home parks are permitted with a conditional use permit in the R-3
zoning district (Chapter 21.08) and a planned development permit in the P-
D zoning district (Chapter 21.12) with a corresponding mobile home land
use designation. Mobile home parks are a valuable source of affordable
housing. To ensure their protection, the City will prohibit mobile home park
conversions through the implementation of Program H-2b.
Accessory Dwelling Units
The Campbell zoning code allows ADUs on all lots with existing or
proposed single family or multifamily dwellings. The City administers ADU
review consistent with State law, including less restrictive development
standards and ministerial review that help reduce barriers to ADU
construction. Program H-1e directs the City to amend the existing ADU
ordinance to be consistent with state law by the end of 2023.
Development Standards
Provisions in the Zoning Code specify minimum lot areas, lot widths, lot
depths and setbacks, and maximum lot coverage and building heights.
Additional development regulations specify parking requirements.
Development standards applicable to residential development are
summarized in Table II-34 and Table II-35. These standards are typical of
many California communities and contribute to the protection of the public
health, safety and welfare, and the maintenance of the city’s quality of life.
BUILDING HEIGHT
The Zoning Code establishes the maximum height limits for new
development. In residential zoning districts, maximum heights range from
35 feet/2.5 stories (R-1, R-D, R-M, and R-2 districts) to 40 feet/3 stories (R-
3 district). Mixed-use buildings of up to 45 feet are allowed in the C-3
District. This provides more than enough height to accommodate two-story
construction. Additionally, the City passed a voter-approved measure to
create a 75-foot height limit in the City in 1986. The C-2 zoning district,
which previously did not support residential uses other than convalescent
rest homes, transitional housing, and emergency shelters, allows heights
up to 75 feet. Within portions of the P-D zoning district, which covers a
significant portion of the city, heights up to 75 feet may also be approved.
SETBACKS
Setback requirements in the Zoning Code reflect the importance of
maintaining adequate buffering between adjoining properties to avoid
potential use conflicts. These setbacks are typical of similar communities
CAMPBELL GENERAL PLAN | HOUSING H.II-138
and have not appeared to be an impediment to the development of
housing. The Central Business District (C-3) does not require any setbacks
for any development, including apartment uses allowed with an
administrative permit.
Table ll-30 provides residential development standards, by square feet, for
each residential zoning district. It should be noted that while these
standards are generally true, they may be modified by a special project
area or area plan.
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Table II-34: Residential Development Standards
Development Standard
Zoning Districts
R-1 R-D R-M R-2 R-3 P-D7
Min. Lot Area R-1-6: 6,000 sf
R-1-8: 8,000 sf
R-1-9: 8,000 sf
R-1-10: 10,000 sf
R-1-16: 16,000 sf
6,000 sf
(single-family)
or
7,000 sf (2-unit)
6,000 sf
(single-family);
7,000 sf (2-unit);
9,000 sf (3-unit);
1 du/3,000 sf
(lots >9,000 sf)
6,000 sf
(single-family);
7,000 sf (2-unit);
8,000 sf
(3- or 4-unit);
1 du/2,200 sf
(lot portion >8,000 sf)
6,000 sf
(single-family);
7,000 sf (2-unit);
8,000 sf
(3- or 4-unit);
1 du/1,600 sf
(lot portion >8,000 sf)
Varies, up to no minimum
Min. Lot Width R-1-6: 60 feet
R-1-8: 70 feet
R-1-9: 70 feet
R-1-10: 80 feet
R-1-16: 80 feet
60 feet 60 feet 60 feet 60 feet Varies, up to no minimum
Min. Front Setback 20 feet 20 feet 20 feet 20 feet 20 feet Varies, up to no minimum
Min. Side Setback 12 feet (corner),
5 feet (interior)1
12 feet (corner) 12 feet (corner)
5 feet (interior)2
12 feet (corner)
5 feet (interior)2
12 feet (corner)
5 feet (interior)2
Varies, up to no minimum
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Development Standard
Zoning Districts
R-1 R-D R-M R-2 R-3 P-D7
5 feet (interior)2
Min. Rear Setback 5 feet3 5 feet3 5 feet3 5 feet3 5 feet3 Varies, up to no minimum
Max. Height 35 ft / 2.5 story 35 ft / 2.5 story 35 ft / 2.5 story 35 ft / 2.5 story 40 ft / 3 story Varies: 40, 45, 55 or 75 feet depending on planning area.
Max. Lot Coverage 40% 40% 40% 40% 40% Varies, up to no maximum
Density Varies by land use designation
<3.5 to <6 du/ gr. acre
6-13 du/ gr. acre 6-13 du/ gr. acre 14-20 du/ gr. acre 21-27 du/ gr. acre Varies, up to 27 units per gross acre (to be increased to up to 75 units per acre by concurrent General Plan Update)
Off-Street Parking4
5
2 spaces /unit 2 spaces /unit Multiple6 Multiple6 Multiple6 Varies; small-lot single-family dwellings require 2½ spaces per unit plus ½ space guest parking
Open Space 750 sf/du (private) 750 sf /du (private) 300 sf/du(private or common)
300 sf/du (private or common)
300 sf/du (private or common) None
1 Side setback is a minimum of five feet or one-half the height of the building wall adjacent to the side property line (whichever is greater). The planning commission may allow a
minimum side setback of five feet for structures proposed for a second story addition under certain conditions. 2 Side setback is a minimum of five feet or one-half the height of the building wall adjacent to the side property line (whichever is greater). 3 Rear setback is a minimum of five feet or one-half the height of the building wall adjacent to the side property line (whichever is greater).
4 One additional parking space is required for each detached accessory dwelling unit that not is contained within the existing space of an accessory structure. 5 No required minimum parking within a half mile of a major transit stop, consistent with provisions under AB 2097.
CAMPBELL GENERAL PLAN | HOUSING
6 Parking for multi-family developments is based on the number of bedrooms that each unit contains, with a current minimum of 2 covered spaces for each unit, plus ½ space designated
guest parking space for each unit, for studio and 1-bedroom units. Studio and 1-bedroom units in transit-oriented developments require 1½ covered spaces for each unit, plus ½ space
designated guest parking space for each unit. The parking requirement per unit for both types of developments increases by ½ covered space for units of 2-bedrooms and larger. See
Table 31 for the city’s current parking standards, as well as the reduced standards being proposed under Program H-3a.
7 Also includes C-PD. Residential Development Standards vary for properties subject to an area plan. Please see zoning envelope exhibits in Appendix II-C
CAMPBELL GENERAL PLAN | HOUSING H.II-142
Table II-35 provides parking standards for housing developments based on
the number of bedrooms that each unit contains. The second column of the
Table reflects the parking reductions being proposed under Program H-3a,
including significant reductions for smaller units as a means of facilitating
lower cost housing. Reduced parking is also provided for sites located
within "Walkable Areas”, generally defined as properties located within ½
mile of public transit; approximately 80 percent of the Housing Element
sites inventory falls within these Walkable Areas.
Table II-35: Parking Standards by Unit Type1
Unit Size Existing Citywide Parking Standards Proposed Citywide Parking Standards2
Single-Family 2 spaces (1 covered) No change
Small-Lot Single-
Family
3 spaces (2 covered, 0.5
uncovered, 0.5 guest)
Revise based on bedroom
count
Studio to One Bedroom 2.5 spaces 1 space for units up to 625 sf3
Two or More Bedrooms 3 spaces 2 spaces
SROs Not specified 0.5 space for units up to 400 sf
Residential (C-3) 2 spaces per unit Revise based on bedroom count
Unit Size Existing City Transit Standards Proposed Walkable Areas Standard
Studio to One Bedroom 2 spaces 1.5 spaces
Two or more
Bedrooms
2.5 spaces 2 spaces
Notes:
1 All parking standards presented are inclusive of guest parking.
2 The city will be updating its parking standards in 2023, providing reduced parking for smaller units,
affordable units, and projects near transit (refer to Program H-1a).
3 Studio and one-bedroom units larger than 625 sf would be required to provide 1.5 spaces if located within a walkable area, or 2 spaces if located outside a walkable area.
Table II-36 provides residential development standards for mixed-use
buildings in the C-3 zoning district.
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Table II-36: Residential Development Standards – Commercial Zoning
Districts
Development Standard C-3 District: Central Business
Minimum Lot Area None
Minimum Lot Width None
Minimum Lot Depth None
Minimum Setbacks (All) None, except as may be
required by
Site & Architectural Review Permit or
California Building Code
Maximum Height 45 feet
Max. Density 27 du /gross acre
Max. Floor Area Ratio 1.25*
Off-street Parking 2 spaces per unit
* FAR may be increased to 1.5 by Planning Commission or City Council
under specific conditions, however, the residential component of a
mixed-use project does not count against the maximum allowable
FAR.
RESIDENTIAL DEVELOPMENT STANDARDS IN R-1 DISTRICT
COMPARED TO HIGHER DENSITY DISTRICTS
The R-1 district is primarily intended to serve as a single-family residential
district and encompasses lots of varying minimum lot sizes and lot widths.
R-1 is further categorized as R-1-6 through R-1-16. The minimum lot size
in R-1-6 is 6,000 square feet with a minimum lot width of 60 feet; the
minimum lot size in R-1-16 is 16,000 square feet with a minimum lot width
of 80 feet for comparison. As such, the smallest minimum lot size in the R-
1 district is 6,000 square feet. In the other residential zoning districts of R-
D, R-M, R-2, and R-3, the minimum lot size for a single-family residential
development is 6,000 square feet and for a two-unit development is 7,000
square feet. Minimum lot width in these districts is 60 feet. Lot size and
width standards have not been a constraint to single-family development
and would accommodate additional development, such as duplexes
pursuant to SB 9 (which allows for division of these properties into smaller
lots).
Ministerial approval of a duplex development and/or lot splits to
accommodate duplexes is permitted by right in single-family residential
CAMPBELL GENERAL PLAN | HOUSING H.II-144
zones under SB-9. The lot size to accommodate such development is
comparable (6,000 square feet in R-1-6) if not greater (8,000 square feet
or more in R-1-8 through R-1-16) to lot sizes needed in other higher density
residential districts for duplex development (7,000 square feet).
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 (which allows sharing of guest parking spaces with commercial
activities), the density bonus program, and the P-D and C-PD zoning
districts.
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 Special Project 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 promote 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. Residential uses are encouraged by not including residential
component of a mixed-use project against the maximum allowable Floor
Area Ratio (FAR). Campbell also allows for fifty percent of the guest
parking spaces required for the residential component to be counted
toward satisfying the parking of the commercial component when certain
requirements are satisfied. Furthermore, a reduction in the required open
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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.
PARKING
The Zoning Code prescribes minimum parking requirements for residential
uses. General parking standards are noted in Table II-35 above. While the
City has readily granted parking modification permits, parking requirements
are frequently cited by housing developers as an impediment to housing
development. As a result, many developers proposing larger residential
projects (10 or more units) pursue a density bonus to take advantage of
parking standards permitted by state law.
With the passage of AB 2097 in September 2022, constraints that may be
imposed by parking are reduced in certain instances as minimum parking
would no longer be required where new residential development is
proposed within a half mile of a major transit stop. Approximately 75
percent of the Housing Element sites inventory and half of the entire City is
subject to AB 2097.
AB 2097 waives minimum parking requirements, except the City may
require parking if it makes written findings that not imposing or enforcing
minimum automobile parking requirements on the development would
have a substantially negative impact, supported by a preponderance of the
evidence in the record, on any of the following established in AB 2097:
• the City’s ability to meet its RHNA
• City’s ability to meet any special housing needs for the elderly or persons with disabilities; or
• existing residential or commercial parking within one-half mile.
• The ability of the City to require parking; however, is not applicable for the following reasons:
• the development dedicates a minimum of 20 percent of the total number of housing units to very low, low-, or moderate-income households,
students, the elderly, or persons with disabilities;
• the development contains fewer than 20 units; or
• the development is subject to parking reductions based on the provisions of any other applicable
law.
• The waiver of minimum parking would not be
construed to reduce, eliminate or preclude certain requirements for electric vehicle supply equipment or prohibit requirement for car share where parking
is voluntarily provided, as described in AB 2097.
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In consideration that both market-rate and affordable housing developers
reported that the City’s parking requirements posed a significant barrier to
the development of housing, Program H-3a will address this constraint by
reducing parking requirements as depicted in Table II-3. For example,
parking requirements for studio and one-bedroom units will be reduced
from 2.5 spaces per unit (inclusive of guest parking) to 1 space for units up
to 625 square feet in size. For studio and one-bedroom units larger than
625 square feet, 1.5 spaces would be required if located within a walkable
area, or 2 spaces if located outside a walkable area.
ACCESSORY DWELLING UNITS
Accessory dwelling units and junior accessory dwelling units (ADUs) are
ancillary dwelling units located on the same lot as a primary dwelling unit.
Standards for ADUs are established in Chapter 21.23 of the Zoning Code.
ADU development is largely proposed on single family properties, with
general standards applicable to size, height, and setbacks summarized
below. ADUs are not limited based on minimum lot size. Special provisions
are established for multifamily residential properties and historic properties.
Development standards on ADUs place certain constraints on their
development, however standards are consistent with provisions of State
ADU regulations and have not been an impediment to development of
units. General development standards for ADUs for single family properties
is outlined in Table II-37.
SMALL RESIDENTIAL CARE HOMES
Residential care facilities serving six or fewer residents, in addition to the
caregiver, are allowed in all zoning districts that permit single-family
residential and are not required to meet any of the requirements of CMC
21.36.180 – Residential care facilities. These facilities, which may also be
referred to as group homes, are treated the same as other permitted uses
in the underlying zone in regard to permitting requirements and
development standards.
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Table II-37: General ADU Development Standards for single family
properties
Development Standard Detached ADU Attached ADU
Maximum Size 1,200 square feet 50% of primary unit living area.
Maximum Floor Area Ratio/ Lot Coverage Consistent with standard for the applicable zoning district and/or area or neighborhood plan, except to the extent necessary to allow an 800 square foot ADU.
Front Setback Same standard as primary dwelling Same standard as primary dwelling.
Interior Side/Rear Setback 4 feet Same standard as primary dwelling.
Street Side Setback 12 feet Same standard as primary dwelling.
Separation from the front or behind a Primary Unit/ Accessory Structure
10 feet For primary dwelling, not applicable.
For accessory structures, as specified in accessory structure regulations.
Separation from the side of a primary unit/accessory structure
5 feet For primary dwelling, not applicable.
For accessory structures, as specified in accessory structure regulations.
Maximum height Height of the primary unit, with a minimum of 16 feet allowed.
Second floor to a primary unit, except not above a portion of an attached garage.
Building and Code Enforcement
The City of Campbell has adopted the International Building Code of 2018,
as amended in 2019 by the State of California in the State Building
Standard Regulations (Title 24) for the regulation of construction, alteration,
renovating and remodeling of buildings and structures. The City’s adopted
Building Code is available under Title 18 of the Campbell Municipal Code
and identifies portions not adopted and portions modified to provide
predictability and reference to developers. Substantiative amendments to
the local building code include requirements related to concrete in
construction, which include limitations on certain use of structural plain
concrete or modification required and special inspection requirements on
concrete construction. The amendments address poor performance of
plain concrete or under-reinforced concrete footing during a seismic event
and the lack of quality control, drawing from the experiences of the 1994
CAMPBELL GENERAL PLAN | HOUSING H.II-148
Northridge earthquake and recommendations from Structural Engineers
Association of Southern California (SEACSC) and the Los Angeles City
Joint Task Force following their investigations on the earthquake.
Compliance with the building code is a basic requirement across all
jurisdictions to ensure permits are issued to projects would be constructed
to standards for safety and sustainability. Application of standards within
the City’s building code is a vital to ensuring construction meets standards
for safety, including seismic safety given the city’s location in proximity to
major faults that extend through the Bay Area region. New construction is
reviewed for building code compliance through the Building Permit plan
check process.
The City of Campbell has adopted local amendments to the Building Code
which require concrete reinforcement and the use of drywall in shear wall
construction based on the higher-than-normal risk of seismic events in the
Bay Area region. The cost of these local amendments to the construction
of single-family residential and apartment units are estimated in Table II-
38:
Table II-38: Local Building Code Amendments
Local Building Code Amendments
Single-Family Residence (2,500 sq. ft.)
$540 Added Cost of Shear Wall Requirements
$840 Added Cost of Concrete Foundation Requirements
$1,380 Total Added Cost in Dollars
0.2% Total Added Cost as a Percentage of Valuation
Local Building Code Amendments
Apartment (1,250 sq. ft.)
$135 Added Cost of Shear Wall Requirements
$8 Added Cost of Concrete Foundation Requirements
$143 Total Added Cost in Dollars
0.1% Total Added Cost as a Percentage of Valuation
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. Where code enforcement identifies issues relate
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to habitability of residences in substantial disrepair, the code enforcement
and building divisions coordinate to consider whether the structure can be
repaired or whether it needs to be vacated.
Code enforcement cases are opened generally based on observed
property conditions and in response to complaints received. These cases
do not necessarily correlate with income level, as anyone conducting
unpermitted construction or using a property in a way that is out of
compliance with the municipal code could be subject to code enforcement.
It is acknowledged that lower income households may be more impacted
by the cost of corrections, such as preparation of plans and submittal of
building permit applications for construction, in order to comply with
standards. Code enforcement corrections may place a greater burden on
lower income households than those at higher income levels. However,
code enforcement is necessary in ensuring construction is in compliance
with building code and development standards, and is intended to preserve
health and safety in residential structures.
To provide means to access information and reduce potential impact,
Program H-5c includes distribution of information that can assist
homeowners in finding housing resources, including code enforcement and
rehabilitation loan programs.
Onsite/Offsite Improvements
The City of Campbell Public Works Engineering Division reviews onsite
improvements, including grading, drainage, and stormwater treatment, and
offsite improvements, including street improvements. Review is conducted
on redevelopment of existing sites for conformance with current
engineering standards and infrastructure requirements. Proposed
subdivisions are reviewed for compliance with subdivision requirements
established under Title 20 of the Campbell Municipal Code.
Street design and improvement work proposed as part of development
must be reviewed and approved by the City Engineer. Improvements are
reviewed based on standard specifications from the City at the time
improvements are made, which include street paving, curbs and gutters,
drainage systems, utility lines, water and sewer connections, and other
infrastructure and equipment in the right of way. Through the review
process, the City Engineer confirms that the project can be served by
utilities. Residential projects have been able to comply with requirements
for onsite and offsite improvements.
Residential development in the City is 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. In most cases,
CAMPBELL GENERAL PLAN | HOUSING H.II-150
capital improvements are dedicated to the City or other agencies that are
responsible for maintenance. These requirements are necessary to
providing infrastructure that serves development and are necessary to
protect health, safety, and welfare
The municipal code establishes general standards for street widths, under
§ 20.36.090, as an initial basis for design. Local streets require minimum
right of widths of 60 feet; cul-de-sacs not more than 350 feet long may
provide a 56 foot wide right of way. Street widths in the San Tomas Area
Neighborhood Plan and Campbell Village Neighborhood Plan are as
established in their respective neighborhood plans. Reduced widths may
be considered by Planning Commission where the topography or the small
number of lots served and the probable future traffic development justify
narrower widths. Increased widths may be required where streets are to
serve commercial property or where probable traffic conditions warrant
such increased widths.
Subdivision applications are required to identify the proposed subdivision
layout in the tentative subdivision/parcel map:
• Lot boundaries
• Location, width, improvement status, purpose, and names of all
existing or platted streets, easements, railroad rights-of-way, other public ways, and buildings within or adjacent to the tract
• Layout, names, and proposed width of streets, alleys, and easements
• Cross sections of proposed streets
• Profile of each street with tentative grades
• Location of all political subdivision lines, corporation lines, water courses, and other physical features
• All parcels of land intended to be dedicated for public use or reserved for the use of property owners
• Projects may be required to include or contribute to payment for off-site improvements where there is a nexus with proposed development and required for general health, safety, and welfare.
WATER AND SEWER IMPROVEMENTS
Review of water and sewer utilities proposed for residential development is
conducted by the Campbell Engineering Division. The San Jose Water
Company provides water service to the City of Campbell. Project
entitlements and permits are generally accompanied by conditions of
approval for water and sewer improvements necessary to serve the project.
As provided under State law (Government Code § 65589.7), water and
sewer providers are prohibited from denying, conditioning the approval, or
reducing the amount of service for development that includes housing
affordable to lower-income households, unless specific written findings are
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made. Additionally, local water and sewer providers must grant priority for
service hook-ups to developments that include housing units affordable to
lower income households.
Processing and 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 discretionary 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.
The City does not have objective design standards, except for general
zoning standards such as height and setback limitations. To create clearer
criteria for the design and evaluation of residential projects, the Housing
Element contains a program (Program H-1f) to adopt objective residential
design standards, providing concrete direction to development applicants
and contributing to a streamlined development process.
PERMIT PROCEDURES
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.
• 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 (DRC) for review and comment. The DRC consists of representatives from City Departments and the County Fire Department. Following the submission of a mandatory pre-
application, and investigation that all materials and facts necessary to facilitate a review of the proposal have been provided, the request is scheduled as a
study session before the Planning Commission for review and comment within sixty-days. This process can save developers time and money by
CAMPBELL GENERAL PLAN | HOUSING H.II-152
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. In 2020, the City of Campbell transitioned to an online permit process which saves applicants time and money by allowing
housing projects to be submitted electronically.
• 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 a public hearing, 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 construction 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.
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• 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.
• 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.
The time required for processing permits varies based on the size and
complexity of the proposal. Table ll-39 identifies general processing
timeframes for various planning permits. Where multiple permit types
(entitlements) are required for one project, processing of these permits
generally happens concurrently, and estimated processing times are not
additive.
CAMPBELL GENERAL PLAN | HOUSING H.II-154
Table II-39: General Timeframes for Permit Procedures
Type of
Approval
Hearing Body Frequency of Hearings Processing Time*
Planned
Development Permit City Council 2 times per
month
6-8 months
Tentative Subdivision Map
Planning Commission
or City Council
2 times per month 2-3 months
Tentative Parcel
Map Administrative
Administrative hearings are scheduled as needed
2-3 months
Conditional Use Permit Planning Commission 2 times per month 3-5 months
Administrative Site and Architectural Review Permit Administrative
Administrative hearings are scheduled as needed
2-3 months
Site and Architectural Review Permit
Planning Commission
2 times per month 3-5 months
ADU/JADU Ministerial Not Applicable
(Ministerial)
1-2 months
* Assumes project is exempt from the California Environmental Quality Act (CEQA).
Processing Times Relative to Santa Clara County
Campbell’s processing time for permits and development review is
comparable to other jurisdictions in Santa Clara County. Additionally,
qualifying affordable housing developments (e.g., SB 35) are eligible for
ministerial review, which substantially reduces the length of the review
process. Consequently, the City’s processing times are not considered an
undue constraint on housing development.
In comparison to jurisdictions within Santa Clara County, the processing
times for applications in Campbell generally are in line with the approximate
ranges, as provided in Table II-40 below. Processing times represent
estimates of general projects, and it is possible that individual projects may
take longer to process due to a variety of factors, which may include
complexity of the site and project, applicant responsiveness, workload of
the department, studies needed for project and environmental evaluation,
and scheduling of public hearings. Such factors are not unique to Campbell
and can contribute to variations in processing times of any jurisdiction due
to the unique characteristics of each site and project proposed.
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Table II-40: Processing Times for Jurisdictions in Santa Clara County (in
Months)
ADU By-Right
(Ministerial)
Discretionary By-Right Discretionary
(Administrative)
Discretionary (Planning Commission)
Discretionary (City Council)
Campbell 1 to 2 1 to 2 Not Applicable 2 to 3 3 to 5 3 to 8
Cupertino 1 to 3 1 to 6 2 to 4 2 to 4 3 to 6 6 to 12
Gilroy 1 to 2 1 to 2 2 to 4 N/A 4 to 5 5 to 6
Los Altos Hills 1 to 2 0.5 to 2 2 to 3 3 to 4 4 to 6 5 to 8
Los Gatos No data
3-6
(first review; 10 working days for resubmittal)
1 to 2 2 to 4 4 to 6 6 to 12
Milpitas 3 to 5 4 to 6 2 to 3 6 to 18 N/A 12 to 24
Monte Sereno 0.75 (3 Weeks) 0.75
(3 Weeks)
1 1 to 2 1 to 2 1 to 2
Morgan Hill 1 to 2 1 to 3 2 to 3 (Entitlements only. Additional 6-9 for building permits)
2 to 3 4 to 6 4 to 6
Mountain View 3 to 5
4 to 6 2 to 3 6 to 18 (Entitlements only. Additional 6-9 for building permits)
N/A 12 to 24
San Jose 2 1 to 3 7 7 7 to 11 5 to 12
Santa Clara 0 to 1 0 to 1 0 to 3 4 to 9 6 to 9 6 to 12
Saratoga No info No info No info No info No info No info
Unincorporated County 4 to 6 6 to 8 9 to 12 12 to 15 15 to 18 15 to 18
Source: Planning Collaborative Survey, 2022
The City of Campbell has an eligibility checklist that lists the procedural
steps for an SB 35 application. SB 35 established an opt-in program for
developers to submit projects to be reviewed through a streamlined
ministerial approval process if the project meets criteria under SB 35,
including being an infill development, meeting objective standards,
providing 10 percent of units as lower income units in a 10 or more unit
development, and complying with prevailing wage and skilled workforce
requirements. This ministerial review applies to jurisdictions that have not
yet met their housing targets. When an SB 35 application is received, the
City processes the application in compliance with the timing and
development standards review requirements under State law.
CAMPBELL GENERAL PLAN | HOUSING H.II-156
FINDINGS AND PERMIT PROCESSES RELATED TO HOUSING
This list describes the findings required for various housing projects.
Zoning Clearance (Ministerial Review):
Housing Projects Subject to Requirements: Housing projects not subject to
Administrative Site and Architectural Review Permit, Site and Architectural
Review Permit, Administrative Planned Development Permit, or Planned
Development Permit. This process includes SB-9 applications.
Required Findings: N/A.
Administrative Site and Architectural Review Permit (CMC
21.42.050.B)
Housing Projects Subject to Requirements:
1. Properties located in the R-1-6 zoning district that are subject to
the San Tomas area neighborhood plan for:
a. Construction of a building or structure on an undeveloped lot, b. Additions to the existing main residence, except additions that exceed .45 FAR which would require a full site and architectural review permit by the Planning Commission.
c. The conversion of attic space to living area on an existing single-story single-family residence, and d. The removal or reconstruction of more than fifty percent of
the exterior walls of an existing single-family residence. 2. Properties located in the R-1-8 zoning district that are not subject
to the San Tomas area neighborhood plan, for the construction of a
new single-family dwelling, or an addition to an existing single-
family dwelling that is seven hundred fifty square feet or greater in
gross floor area or three hundred seventy-five square feet or greater
in gross floor area on a second-story.
Required Findings:
1. The project will be consistent with the general plan;
2. The project will aid in the harmonious development of the
immediate area;* and
3. The project is consistent with applicable adopted design
guidelines, development agreement, overlay district, area plan,
neighborhood plan, and specific plan(s).
Site and Architectural Review Permit (CMC 21.42.060.B)
Housing Projects Subject to Requirements:
1. All structures except those subject to an Administrative Planned
Development Permit, Planned Development Permit, Administrative
Site and Architectural Review Permit or otherwise exempted in
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accordance with CMC 21.42.020.C. – Exceptions to Site and
Architectural Review process.
Required Findings:
1. The project will be consistent with the general plan;
2. The project will aid in the harmonious development of the
immediate area; and
3. The project is consistent with applicable adopted design
guidelines, development agreement, overlay district, area plan,
neighborhood plan, and specific plan(s).
Administrative Planned Development Permit (CMC 21.12.030.H.6)
a. The proposed development or uses clearly would result in a
more desirable environment and use of land than would be
possible under any other zoning district classification;
b. The proposed development would be compatible with the
general plan and will aid in the harmonious development of the
immediate area;
c. The proposed development will not result in allowing more
residential units than would be allowed by other residential
zoning districts which are consistent with the general plan
designation of the property; and
d. The proposed development would not be detrimental to the
health, safety or welfare of the neighborhood or of the city as a
whole.
Planned Development Permit (CMC 21.12.030.H.6)
a. The proposed development or uses clearly would result in a
more desirable environment and use of land than would be
possible under any other zoning district classification;
b. The proposed development would be compatible with the
general plan and will aid in the harmonious development of the
immediate area;
c. The proposed development will not result in allowing more
residential units than would be allowed by other residential
zoning districts which are consistent with the general plan
designation of the property; and
d. The proposed development would not be detrimental to the
health, safety or welfare of the neighborhood or of the city as a
whole.
* The City will be eliminating this subjective finding (Required Finding No.
2) as part of the Objective Multi-Family Development and Design
Standards in program H-1f.
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SITE AND ARCHITECTURAL DESIGN REVIEW
Residential development would be reviewed through the Site and
Architectural Review process under Chapter 21.42.
Planning Commission is the approval authority for Planning Commission
Site and Architectural Review, which encompasses any use or structure
constructed, created, enlarged, erected, installed, maintained, or placed on
any property with some exception of projects that are listed under
Administrative Site and Architectural Review and Exceptions to Site and
Architectural Review.
Administrative Site and Architectural Review encompasses certain projects
that can be approved by the Community Development Director or
designee, which include:
1. Properties located in the R-1-6 zoning district that are subject to the
San Tomas Area Neighborhood Plan for:
a. Construction of a building or structure on an undeveloped lot,
b. Additions to the existing main residence, except additions that
exceed 0.45 FAR which would require a full site and
architectural review permit by the Planning Commission.
c. The conversion of attic space to living area on an existing
single-story single-family residence, and
d. The removal or reconstruction of more than fifty percent of the
exterior walls of an existing single-family residence.
2. Properties located in the R-1-8 zoning district that are not subject to
the San Tomas area neighborhood plan, for the construction of a
new single-family dwelling, or an addition to an existing single-
family dwelling that is seven hundred fifty square feet or greater in
gross floor area or three hundred seventy-five square feet or greater
in gross floor area on a second-story.
Exceptions to Site and Architectural Review Permit Process. Review of
listed exceptions would require zoning clearance, which is a ministerial
approval. These projects include the following:
• Properties located in the R-1-6 (Single-Family
Residential) zoning district that are not subject to the San Tomas Area Neighborhood Plan;
• Additions to existing single-family residences located on properties in the R-1-8 (Single-Family Residential) zoning district that are not subject to
the San Tomas Area Neighborhood Plan when all of the following are satisfied:
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• The gross floor area of the addition is less than seven hundred fifty square feet and less than three hundred seventy-five square feet in gross floor area on a second-story;
• The property is not subject to a previously approved site and architectural review permit (for which minor additions or alterations may be processed under subsection 4 below); and
• The addition would not result in a "new dwelling using portions of the original structure" as defined by Chapter 18.32.
• Properties located in the R-D (Two-Family District)
zoning district; and
• Minor additions or alterations to existing structures
and minor changes in plans, as defined by § 21.56.060 (Amendments to an approved project), that have previously been approved by the planning commission, provided that these minor changes are limited to modification in the plot plan and elevations that will not substantially change the overall appearance, character, and scale of the proposed development.
If the Community Development Director finds that the proposed
development will have a substantial effect on the surrounding area or is of
sufficient size to warrant the consideration of the Planning Commission, the
Community Development Director shall refer the application first to the site
and Architectural Review Committee and the planning commission for
processing in the same manner as all other applications for Site and
Architectural Review permit approval.
The findings for Site and Architectural Design Review approval include
determination that the project: 1) will be consistent with the general plan;
2) will aid in the harmonious development of the immediate area; and 3) is
consistent with applicable adopted design guidelines, development
agreement, overlay district, area plan, neighborhood plan, and specific
plan(s). The findings of approval are similar to those employed in other
jurisdictions to ensure projects are consistent with the general plan and
planning documents, compatible with the surroundings, and have been
design to applicable standards. The Site and Architectural Design Review
process has been employed as the Planning design review process that
continues to facilitate approval of housing development projects in the city
while maintaining a process to consider consistency with the policies and
regulations.
The City does not have objective design standards, except for general
zoning standards such as height and setback limitations. To create clearer
CAMPBELL GENERAL PLAN | HOUSING H.II-160
criteria for the design and evaluation of residential projects, the Housing
Element contains a program (Program H-1f) to adopt objective residential
design standards. This program will address the constraints of the existing
Site and Architectural Design Review process.
PLANNED DEVELOPMENT PERMIT
Projects with Planned Development (P-D) or Condominium Planned
Development Permit (C-PD) zoning designation require a Planned
Development permit reviewed by the Planning Commission and approved
by the City Council. Processing times for a Planned Development Permit
take typically six to eight months.
While the P-D and C-PD zoning districts have offered a degree of flexibility
not offered in other zoning districts, the lack of objective standards have
deterred interest and redevelopment due to the lack of clarity and
uncertainty. As a result, as part of the Envision Campbell General Plan
update, the City seeks to establish new zoning districts to facilitate
development of properties without reliance on the P-D and C-PD zoning
designation.
BUILDING PERMITS
Upon submittal of a complete set of plans for a typical single-family
residence, plan check is conducted and a building permit is issued within
approximately two to four weeks, and about four to six weeks for a typical
multi-family plan check. The City sometimes contracts with a consultant for
more complex plan checks in order to expedite their review; however, such
plan checks are done on a time and materials basis to minimize the cost.
Growth Management and SB 330
The City of Campbell has not instituted a growth management ordinance
or regulations that may otherwise limit growth through regulatory policies.
The City would not be affected by prohibition of housing caps under SB 330
as no caps are in place. Growth in the City has been analyzed in the City’s
General Plan and development has been within the projections. The City
has planned for its Regional Housing Needs Allocation for the 2023-2031
planning cycle to accommodate the projected growth and housing
allocation.
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Fees and Other Exactions
DEVELOPMENT IMPACT FEES
In accordance with Assembly Bill (AB) 1483, detailed information on
residential development and permitting costs may be found on the City’s
website as follows: https://www.campbellca.gov/1079/Assembly-Bill-AB-
1483
The following sections provide an analysis of the type of fees the City
collects.
New development is subject to the payment of development impact fees.
The City of Campbell, like other jurisdictions, may collect development
impact fees to fund city services and facilities that would be impacted by
new construction, such as capital facilities, police services, fire services,
recreational services, infrastructure and transportation improvements.
These fees are one-time charges that offset the increase in demand for
services resulting from new development.
Collection of these fees typically occurs at building permit issuance,
although there may be circumstances where collection occurs prior to
certificate of occupancy. Although these fees add to the cost of
development, the only alternatives would be infeasible, which include either
payment by existing Campbell taxpayers or limitation on housing
development as the services and infrastructure may not be in place to serve
new development. Furthermore, the payment of development impact fees
is a standard part of the development process as they are employed
pervasively across jurisdictions and they are factored into the project costs
for developers.
As provided under State law, ADUs less than 750 square feet cannot be
charged development impact fees. Additionally, ADUs are exempt from
utility connection fees unless constructed with a new single-family
residence. The exemption of impact fees and limitation on connection fees
has reduced the costs of ADU development in the city in these instances.
At this time, the City of Campbell only collects two development impact fees
which include:
1. Park(land) in-lieu fee (Quimby) for residential units:
• Single-family: $27,800 per unit
• Multi-family: $19,720 per unit
• Secondary / Accessory Dwelling Unit (750 sq. ft or larger): $8,159 per unit
• Junior Accessory Dwelling Unit: $0 2. Inclusionary Ordinance in-lieu fee for residential units:
• Owner Occupied Units: $34.50 per square foot
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• Rental Units: $21.50 per square foot
PERMIT AND IMPACT FEES
Permit fees are charged for development applications. The fees are
necessary to cover the costs of review and processing of applications. All
fees are published on the City’s website and updated periodically. Table ll-
41 summarizes development fees from the City’s 2021 Master Fee
Schedule.
Table II-41: Residential Processing and Permit Fees (2020)
Application Fees by City Department
Single-Family Detached (2,500 sq. ft.)
50-Unit Multi-Family Apartment Project
(1,250 sq. ft. per unit)
Per Unit Cost Per Unit Cost Total Cost
City Fees
Planning
Permit Application Fee $12,425 $248.50 $12,425
Tentative Parcel Map $7,455 $149 $7,455
Park Impact Fee $27,800 $19,720 $986,000
Public Works
Final Parcel Map $5,840 $121.48 $6,074
Encroachment Permit $584 $12 $584
Storm Drain Area Fee*; ** $1,193 $23.85 $1,193
*: 2,385 per acre - multi-family; 2,120 per acre single-family; $292.01 $43.80 $2,190
**: assuming 800 sq. ft. per unit for multi-family, 6,000 sq. ft. per unit for single-family
Building
Demolition Permit $1,081 $22 $1,081
Building Permit Fee
(1.66% of Valuation) $11,620 $4,565 $228,250
Plan Check Fee $3,834.60 $1,506.45 $75,322.50
(33% of Building Permit Fee)
Electrical, Plumbing, Mechanical $155 $45 $2,262
($112 + $43 x number of permits)
Assuming three permits/unit
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Construction License Tax $1,250 $625 $31,250
($0.50 per square foot)
Roadway Maintenance Fee $2,240 $880 $44,000
(0.32% of Valuation)
General Plan Maintenance Fee (8% of Building Fee) $929.60 $365.20 $18,260.00
Seismic Motion and CA Building Standards Commission Fees $287.00 $112.75 $5,637.50
(0.00013 of Valuation and 0.00028 of Valuation)
Non-City Agency Fees
School District (Elementary)
($2.65 per sq. ft.) $6,625.00 $3,125.00 $156,250.00
School District (High School) ($1.22 per sq. ft.) $3,050.00 $1,525.00 $76,250.00
Sewer
Permit Fee (assuming Sewer Lateral Inspection) $425 $425 $21,250
Connection Fee ($10,786 per SFR; $8,351 per MFR) $10,786 $8,351 $417,550
Sewer Treatment Plant Capacity Fee ($1,642 per SFR;
$1,271 per MFR) $1,642 $1,271 $63,550
Fire Plan Check
(.0016 of Valuation) $1,120 $440 $22,000
City Fees $76,986 $28,440 $1,421,984
Non-City Agency Fees $23,648 $15,137 $756,850
Total Fees $100,634 $43,577 $2,178,834
Valuations $700,000 $275,000 $13,750,000
* Assuming $280 sq. ft. for
SFR; 220 sq. ft. for Apartment
CAMPBELL GENERAL PLAN | HOUSING H.II-164
Fees Comparative to Other Jurisdictions
Campbell’s estimated fees for multi-family housing of approximately
$56,445 per unit, shown in Table II-42, was developed with a different
methodology than the 2021 County survey, shown in Table II-42.
Campbell’s fees are lower than neighboring jurisdictions such as Cupertino
and Sunnyvale but above San Jose’s and those in southern Santa Clara
County.
Table II-42: Estimated Residential Processing and Permit Fees Per Unit (2021)
Jurisdiction Small Multi-Family Large Multi-Family
County Median $31,802 $29,903
Cupertino $77,770 $73,959
Gilroy $40,195 $39,135
Los Altos Hills N/A N/A
Los Gatos $5,764 $3,269
Milpitas $75,046 $59,312
Monte Sereno $4,815 $4,156
Morgan Hill $41,374 $36,396
Mountain View $69,497 $82,591
San Jose $23,410 $23,410
Santa Clara $6,733 $2,156
Saratoga $17,063 $15,391
Sunnyvale $77,770 $73,959
Unincorporated County N/A N/A
Inclusionary Housing as a Potential Constraint
The requirement for inclusionary housing outlined in Table II-43 has not
been a constraint to new residential development, as the City’s inclusionary
requirements are comparable to others found in the region.
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Table II-43: Inclusionary Requirements in Campbell and Nearby
Jurisdictions
Jurisdiction Inclusionary Requirement
Campbell 15%
San Jose 15% (20% for off-site)
Los Gatos 10% - 20%
Cupertino 15%-20%
The City of Campbell has adopted an inclusionary housing ordinance with
the purpose of furthering the City's efforts to require housing available to
very low-income, low-income and moderate-income households and
ensure that part of Campbell's remaining developable land is used to
provide affordable housing. Inclusionary housing regulations are
established in Chapter 21.24 of the Zoning Code. The ordinance applies to
residential developments with 10 or more units. At least 15% of the units
are required to be made available at affordable rents or ownership costs.
For rental units, at least 40% of the 15% must be made available to
households at the very low-income level, with the remaining to be available
for households at the low-income level. For ownership units, affordability
must be at the low or moderate-income levels. The terms of affordability
are 55 years for rental units and 45 years for ownerships units. Preference
for affordable units is given, first (for up to ten percent of all affordable units)
to income eligible employees of the City of Campbell, second to income
eligible existing Campbell residents, and third to income eligible persons
employed within the city limits.
The ordinance also provides some flexibility to comply with inclusionary
requirements. These alternatives include the following:
• 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. In-lieu fees are deposited into the City of Campbell housing
trust fund. Payment of in-lieu fees if applicable to the project is required prior to issuance of building permits for market-rate units. 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
CAMPBELL GENERAL PLAN | HOUSING H.II-166
affordable units, or if application of the inclusionary requirements
represents a taking.
The City has not received negative feedback from developers on the City’s
inclusionary ordinance requirements in terms of affecting project viability.
The inclusionary ordinance is similar to surrounding cities and is generally
accepted by the regional development community. Developments that fall
under the inclusionary requirement would be eligible for State density
bonus provisions (Government Code § 65915) that help support the
financial viability of providing affordable units. As described under program
H-1a, the City is amending its Inclusionary Housing Ordinance to offer a
menu of options for achieving affordability.
The City continues to offer density bonus incentives for provision of
affordable housing under Chapter 21.20 of the Zoning Code, which was
last updated in 2016. The provisions allow for potential additional units,
development incentives, and waivers from requirements for the inclusion of
affordable housing in residential developments consistent with State law.
As State Density Bonus law is periodically updated, the Zoning Code is
supplemented by the latest provisions under State law in the event there
are any discrepancies.
Constraints for People with Disabilities
This section analyzes governmental constraints on the development,
improvement, and maintenance of housing for persons with disabilities.
Government Code § 65583 requires housing elements address and where
appropriate and legally possible, remove governmental constraints to the
maintenance, improvement, and development of housing for persons with
disabilities. Analysis of constraints includes land use controls, building
codes, code enforcement, site improvements, fees and other exactions that
would be required in local processing and permit procedures.
The City of Campbell provides for reasonable accommodations under
Chapter 21.50 of the Zoning Code. Requests are considered by the
Community Development Director and notice is provided to immediately
adjacent property owners for the request. A notice of decision is also sent
upon acting on the request. The Community Development Director
considers the grounds for the accommodation as listed in Chapter 21.50,
which includes consideration of special needs, benefits, impacts, physical
attributes of the property or structure, alternatives, housekeeping units, and
financial or administrative burden. The process and findings for reasonable
accommodation applications involve the following:
o The applicant is provided a form to identify the Zoning Code
provision, regulation or policy from which accommodation is
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being requested, and to provide the basis for the claim and
why the accommodation is necessary.
o 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.
o The following factors are considered in determining the
reasonableness of a requested accommodation:
o Special need created by the disability;
o Potential benefit that can be accomplished by the requested
modification;
o Potential impact on surrounding uses;
o Physical attributes of the property and structures;
o Alternative accommodations which may provide an
equivalent level of benefit;
o 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.
o 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 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. The fee for a reasonable accommodation application under
the FY 21/22 schedule is $3,106, which is required to cover the time and
costs for staff to process and review the application. However, as pointed
out by HCD, this “surrounding use” is essentially a conditional use finding
whereas a reasonable accommodation procedure should be a unique
exception process. To address this issue, Housing Element Program H-5g
commits the city to update its findings for consistency with the following
guidance provided by the Department of Housing and Urban Development
(HUD) and Department of Justice (DOJ):
• For an accommodation to be denied, the requested accommodation must cause an undue financial and administrative
burden, or fundamentally alter the nature of the provider’s operations
CAMPBELL GENERAL PLAN | HOUSING H.II-168
Since adoption of the Reasonable Accommodation Ordinance in 2004, the
City has received very few reasonable accommodation requests. As an
example, one reasonable accommodation requests the City received
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 a reasonable accommodation request to help
improve access to the unit and provided funding to retrofit the affordable
unit – including lowered countertops and a fully accessible bathroom.
Campbell’s zoning code defines “family” as 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 definition is consistent with State law, which
requires that the definition of family to not distinguish between related and
unrelated persons and does not impose a numerical limit on the number of
people who constitute a family in order to prevent discrimination of the
siting of group homes.
The City maintains conformance with the latest State ADA requirements,
through the regular adoption of the California Building Standards Code
every three years. Through the Building Permit review process, plan
checkers verify development meets State ADA requirements.
Non-Governmental Constraints
Nongovernmental constraints are constraints, such as market drive
constraints, which are generally outside the government’s ability to directly
control. However, local governments may be able to reduce impacts of
these constraints through programs and policies and create conditions that
may help facilitate development. These constraints may include
construction costs, cost of land, and the availability of financing.
DEVELOPMENT AND CONSTRUCTION COSTS
Total development costs vary by the type of development. For new single-
family homes in Santa Clara County, total development costs are
approximately $1,060 per square foot for small developments and $936 for
large developments46. Hard costs involved in construction for site
improvements, grading, and building represent approximately 40 percent
of total development costs for small projects and 56 percent for large
projects. Soft costs involved in construction represent approximately 13
46 San Mateo and Santa Clara Counties Development Cost & San Mateo County Unit Mix Research, prepared by Century Urban, LLC. April 7, 2022.
H.II-169 CAMPBELL GENERAL PLAN | HOUSING
percent of the total development cost for small single-family developments
and 16 percent for large single-family developments. Soft costs included
city fees, which range from 2-5 percent of the total development costs.
Small multifamily developments with 10 units have a typical development
cost of approximately $755 per square foot or $746,500 per unit. Larger
multifamily developments with 100 units have a total development cost of
$748 per square foot or $692,500 per unit. Hard costs are $521,000 per
unit for small multifamily projects and $484,000 per unit for large multifamily
projects, both of which represent approximately 69 percent of total
development costs. Soft costs are typically 22 percent of total development
cost per unit for small multifamily and 21 percent per unit for large
multifamily.
Baird and Driskell in partnership with the Chan Zuckerberg Initiative
developed an ADU calculator to estimate the costs of ADU development in
Santa Clara County. Based on their estimates, new construction for a 750-
square foot ADU with 1 bedroom and 1 bath is approximately $312,500,
while an equivalent sized modular ADU costs approximately $281,000 to
build, excluding government fees.47
The City can manage fees for development to a certain extent, although
the impact would not significantly reduce the overall total development
costs. The City charges fees necessary to provide administrative
processing of, review on, and service to new development.
Other 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.
LAND COSTS
Land costs vary depending on the type of development and size of
residential projects. Review of construction since 2013 in Santa Clara
County have found land costs to be approximately $508 per square foot for
small single-family developments (48 percent of the total development
cost) and $264 for large single-family developments (28 percent of the total
development costs)48. Land cost was found to be approximately $60,000
47 https://santaclaracounty.aducalculator.org/
48 San Mateo and Santa Clara Counties Development Cost & San Mateo County Unit Mix Research, prepared by Century Urban, LLC. April 7, 2022.
CAMPBELL GENERAL PLAN | HOUSING H.II-170
per unit for multifamily projects (approximately 8 percent of the total
development cost). The Mozart property in Campbell, a recent sale, was
valued at approximately $4.44 million per acre.
The City is not able to directly affect land costs for private properties. The
City would have greater control over the price of city-owned properties to
be disposed and placed on the market.
HOME 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.
According to available HMDA data for Santa Clara County, loans for home
purchases remained generally available and slightly increased in 2017,
with approximately 13,500 loans, compared to 5 years earlier in 2012, with
approximately 12,700 loans. Loans for home improvements also increased
to approximately 1,800 from 1,300.
Home mortgage financing rates as of May 2022 are upwards of 5 percent,
up from lows in prior years (2018-2021) ranging from 2 to 5 percent from
2018-2021, for a 30-year fixed rate loan. Anticipated increases in interest
rates following prior periods of extended low rates present increasing
challenge to households that would be affected by larger expected monthly
payments of housing costs. The First-time buyers, people with short credit
history, lower incomes or self-employment incomes, or those with unusual
circumstances are likely to experience challenges qualifying for a loan or
were charged higher rates, and growing interest rates would exacerbate
the challenges.
Santa Clara County qualifies as a high-cost area and has a higher loan limit
through the Federal Housing Administration (FHA) loan program. In 2021,
prospective home buyers could receive a loan of up to $822,000 for a
single-family home and approximately $1,582,000 for a four-plex through
an FHA loan.
Affordable housing developments face additional constraints for financing.
Though public funding is available, it is allocated on a highly competitive
basis and developments must meet multiple qualifying criteria, often
including the requirement to pay prevailing wages. Smaller developments
with higher per unit costs are among the hardest to make financially
feasible. This is because the higher costs result in a sale price that is above
the affordability levels set for many programs. Additionally, smaller projects
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often require significant time by developers, but because the overall budget
is smaller and fees are based on a percentage of total costs, the projects
are sometimes not feasible. Program H-1c: Affordable Housing Overlay
Zone includes considerations for building, planning, and/or impact fee
reductions or waivers for certain affordable projects.
Although the City no longer has a city loan program to assist new
homebuyers, the City does provide information to connect residents to
other resources available through Santa Clara County and Housing Trust
Silicon Valley.
Mortgage Applications and Acceptance by Race
Of the 1,492 mortgage applications in Campbell from 2018 to 2019, 254 (or
17 percent) were denied. Mortgages were predominantly applied for by
White, Non-Hispanic and Asian/API Non-Hispanic households. Mortgage
approval rates were all between 60 to 68 percent, and denial rates were
between 15 to 20 percent throughout races (with the exception of American
Indian or Alaska Native, Non-Hispanic Households – only 4 of which
applied for mortgages in Campbell). Figure II-66 compares mortgage
applications and acceptance in the City of Campbell by the race of the
applicant.
Figure II-66: Mortgage Applications and Acceptance by Race
Source: Federal Financial Institutions Examination Council's (FFIEC) Home Mortgage Disclosure Act loan/application register (LAR) files (2018-2019)
CAMPBELL GENERAL PLAN | HOUSING H.II-172
Mortgage application denial does not appear to be a systematic issue in
Campbell. However, mortgage applications themselves are
disproportionately taken out by Asian/API and White Non-Hispanic
households, indicating that American Indian or Alaska Native, Non-
Hispanic, Black or African American, Non-Hispanic and Hispanic
households are disproportionately excluded from the economic means or
social opportunity to even apply for a mortgage in the first place. This is a
crucial issue in a society where home ownership is often the principal
means towards multi-generational wealth.
REQUESTS TO DEVELOP HOUSING BELOW IDENTIFIED
DENSITIES
The City has not received applications to develop housing below identified
densities in the housing opportunity site inventory.
TIMEFRAMES BETWEEN APPROVAL AND BUILDING PERMIT
SUBMITTAL
Following approval of Planning entitlements, development generally
experiences some delay in building permit application submittal. During this
period applicants are preparing for next steps, which may include preparing
construction documents, obtaining financing, coordinating their teams, and
securing authorizations to move ahead with development. The typical
timeframes between approval for a housing project and submittal of a
building permit application varies by project. For projects that require a
recordation of a subdivision map, building permit applications are typically
received between 3-6 months following approval of entitlement requests.
For all other projects, a building permit application is typically received less
than three months following approval of entitlement requests.
FOCUS GROUP DISCUSSIONS
Through the course of various focus groups, some constraints and
challenges to housing were identified.
On November 22, 2021, and on April 25, 2022, Affordable Housing
Developers Focus groups were held and were attended by 18 participants
from affordable housing developers and organizations. Barriers to
affordable housing raised by the participants included development fees,
long approval times, community understanding and reception to affordable
housing, lack of expertise in creating mixed use projects, cost of building,
and parking requirements.
On November 30, 2021 and April 27, 2022, Market Rate Housing
Developers Focus Groups were held. Barriers to affordable housing raised
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by the developers included parking standards reflecting suburban rather
than urban standards, limitation on housing in commercial zones,
processing times, extensive decision-making processes, density limits, and
parking requirements.
In interviews with service providers in March 2022, housing near transit
was viewed as a housing type that was lacking. Services that were viewed
as lacking included mental health services, re-housing services, and care
for the aging population.
Interviews in a business focus group in November 2021 identified
affordability as the challenge facing housing in Campbell. In response to
questions about housing challenges and the effect on recruitment, it was
noted that businesses have had difficulty hiring for lower wage service jobs.
General Conclusions
Although housing development has continued to be undertaken through
the 5th Cycle Planning Period, review of potential governmental and
nongovernmental constraints, as well as discussions with market-rate and
affordable housing developers, have indicated that, while development has
occurred under existing City policies and development standards, there are
a number of barriers that can constrain housing development opportunity.
Goal 3 in the Housing Element encompasses programs generally aimed at
removing government constraints to housing. Programs include
consideration of code amendments to reduce parking requirements;
identification of staff funding to implement housing programs; continued
partnerships with outside agencies and organization on opportunities for
housing preservation, rehabilitation, and creation; and implementation of
ministerial review procedures for eligible affordable projects consistent with
State law.
As cited by developers, constraints in the City generally related to parking
requirements, the approval process, and lack of streamlining and objective
standards.
Without modification, the City’s general parking standards present a
challenge to the design and development of sites. Lot area that may
otherwise be developed to provide additional floor area and units to
projects would instead be required to be set aside for parking. Projects
have applied for parking modifications, through density bonus provisions,
to reduce parking from the general standards. Reducing the constraints in
parking requirements will be addressed through Program H-1c and
Program H-3a. The programs will reduce parking requirements in
affordable housing developments and in certain areas throughout the city,
including areas close to transit.
CAMPBELL GENERAL PLAN | HOUSING H.II-174
The City’s permitting process was seen a constraint, where the review and
approval process can become lengthy. Clearer timelines and objective
standards can provide greater predictability in the process.
The City of Campbell is undertaking a planning effort to create "objective"
multi-family development and design standards for all small-lot single-
family (e.g., townhomes, rowhouses), multi-family, and mixed-use
residential projects that respect and build upon Campbell’s unique
character and distinctive neighborhoods. Working with the public and
development community, the standards will be tested to ensure that the full
range of planned for densities can be achieved. If the current development
standards prevent the maximum planned for densities from being achieved,
the City will revise those development standards to ensure that maximum
densities can be achieved. Where existing standards carried forward as
part of the update process conflict with a planned for density, standards
shall be amended. As part of this effort, the City is also clarifying
procedures related to residential design review and permitting. The City is
undertaking this project to conform with recent State law changes that
require local jurisdictions to adopt objective standards and streamline the
review and permitting processes for housing development.
Through Program H-1f, the City will adopt residential objective design
standards, which will be applied to all residential and residential mixed-use
projects that are eligible for ministerial review. Following completion of
objective design standards, the City would be able to provide ministerial
review of eligible projects that provide 100 percent affordable housing.
Ministerial review would also be available for proposed developments on
reuse sites from the prior Housing Element with at least 20 percent of the
units affordable to lower-income households, under Program H-3e.
Access to affordable housing is a challenge in the City and the region as a
whole. The City will continue to explore and evaluate opportunities to
partner with non-profit organizations to rehabilitate, preserve or create
affordable housing, as well as monitor opportunities to apply for affordable
housing grants in conjunction with its non-profit partners, through Program
H-3c. The cost of home loans and growing interest rates in the high-cost
housing environment can lead to greater monthly payments on housing or
may place housing out of reach in the community. The City will continue to
coordinate with the County and non-profit partners to connect residents to
available resources, as such as providing information on the federal
Mortgage Credit Certificate Program and publishing information on
foreclosure prevention. Expansion of affordable workforce housing,
through Program H-2d, includes the consideration of a resolution to
authorize Workforce Housing opportunities within Campbell, which would
allow organizations to use tax-exempt bonds to acquire market-rate
apartment buildings and convert them to affordable housing projects for
workforce housing. Through various programs under Goal 5, the City will
H.II-175 CAMPBELL GENERAL PLAN | HOUSING
address housing for special needs population, including code amendments
to allow for low barrier navigation centers, adding special needs groups in
the preference criteria for below market rate units, and coordination with
organizations providing services to special needs groups.
PREPARATION OF
CAMPBELL'S PLAN
FOR HOUSING
REVIEW OF THE 2015-2023 CAMPBELL
HOUSING ELEMENT
OUTREACH APPROACH
HOUSING CONSTRAINTS
H.III-1 CAMPBELL GENERAL PLAN | HOUSING
III. PREPARATION OF
CAMPBELL’S PLAN FOR
HOUSING
EXECUTIVE SUMMARY
A review of Campbell’s 5th Cycle Housing Element determined that the
“status quo” document was insufficient to meet the City’s housing needs.
This is due to relatively low residential densities allowed and a somewhat
meagre policy framework.
This chapter analyzes these shortcomings and reviews the previous cycle
housing element. It then describes the 6th Cycle Housing Element’s
outreach approach and how the development of the recent cycle was
framed in terms of remedying shortcomings of the previous cycle.
Intensive outreach was undertaken during the development of the 6th Cycle
Housing Element, including mailers to every postal address in the city,
distribution of flyers in English and Spanish, an online housing survey and
several in-person, virtual, and pop-up community meetings. This outreach
is the foundation of building a Housing Element that diverges from the
insufficient “status quo” of the 5th Cycle and instead builds off of strengths
identified within the community, such as its high levels of opportunity for
potential residents and proximity to jobs, open spaces, and other amenities.
REVIEW OF THE 2015-2023 CAMPBELL
HOUSING ELEMENT
The 5th Cycle Housing Element, covering the years 2015-2023, was largely
a "status quo" document that maintained the existing densities and zoning
while focusing housing opportunity sites in a few areas of the city.
CAMPBELL GENERAL PLAN | HOUSING H.III-2
Figure III-1: 5th Cycle Housing Element Sites
Broadly speaking, the programs in the 5th Cycle Housing Element did not
produce tangible results, and there were no programs specifically focusing
on affordable housing. In addition, the highest density allowed by the
previous general plan was 27 du/ac; the densities identified were not high
enough to support affordable housing development.
The 6th Cycle Housing Element identifies solutions to these housing policy
problems. It has a larger site inventory and a more robust policy framework
built around increase densities citywide.
An appendix describing all of the policies and programs in the 5th Cycle
Housing Element and how they were treated in the 6th Cycle is available as
Appendix III-A.
5th Cycle Evaluation
California Government Code Section 65588 requires that a Housing
Element evaluate the appropriateness, effectiveness, and progress relative
to achieving its stated goals and objectives:
a. Each local government shall review its housing element as
frequently as appropriate to evaluate all of the following:
27 du/ac
highest residential
unit density allowed
under existing
General Plan and
Housing Element (5th
Cycle). The highest
residential density
being studied as part
of Campbell’s Plan
for Housing (6th
Cycle) is 75 du/ac
H.III-3 CAMPBELL GENERAL PLAN | HOUSING
1. The appropriateness of the housing goals, objectives, and
policies in contributing to the attainment of the state housing
goal.
2. The effectiveness of the housing element in attainment of
the community’s housing goals and objectives.
3. The progress of the city, county, or city and county in
implementation of the housing element.
4. The effectiveness of the housing element goals, policies,
and related actions to meet the community’s needs,
pursuant to paragraph (7) of subdivision (a) of Section
65583.
During each revision cycle, this complete and thorough review process
provides information that informs best practices for achieving successful
implementation over the next planning period. Additionally, by comparing
the City’s Regional Housing Needs Allocation (RHNA) performance
between 2015 and 2023, against the current RHNA target, the City can
identify the strengths and weaknesses of current strategies.
Accomplishments under the 5th Cycle Housing Element (2015-2023
Housing Element) are evaluated in this chapter to determine the
effectiveness of the previous housing element, the City’s progress in
implementing the 2015-2023 Housing Element, and the appropriateness of
the housing goals, objectives, and policies. This section is a review of the
2015-2023 Housing Element with respect to the status and completion of
the Housing Element programs and progress towards accomplishing the
RHNA targets. In combination with an assessment of current and projected
future housing needs, the City of Campbell will use this evaluation of the
2015-2023 Housing Element to identify the goals, policies, and programs
for the 2023-2031 Housing Element.
The City of Campbell’s 2015-2023 Housing Element was adopted on
February 17, 2015. The 2015-2023 Housing Element focused on
maintaining and enhancing the housing supply and sites, providing
affordable housing for renters and homeowners, preserving the character
of Campbell’s residential neighborhoods, reducing potential government
constraints on housing, and meeting the City’s regional housing needs
allocations. Specifically, the 2015-2023 Housing Element identified the
following goals:
Goal H-1 Maintain and enhance the quality of existing housing
and residential neighborhoods in Campbell.
CAMPBELL GENERAL PLAN | HOUSING H.III-4
Goal H-2 Improve housing affordability for both renters and
homeowners in Campbell.
Goal H-3 Encourage the production of housing affordable to a
variety of household income levels.
Goal H-4 Provide adequate housing sites through appropriate
land use and zoning designations to accommodate the
City’s share of regional housing needs.
Goal H-5 Reduce the impact of potential governmental
constraints on the maintenance, improvement and
development of housing.
Goal H-6 Promote equal opportunity for all residents to reside in
the housing of their choice.
Collectively these goals and related policies and programs support the City
in meeting its RHNA housing targets. As indicated in Table III-1, the City
met its RHNA housing targets for the above-moderate income level but did
not achieve any category for moderate or below-moderate income levels.
Table III-1: 2015-2023 Regional Housing Needs Allocation
Accomplishments
Income Level RHNA
Allocation
Total Through
2020
Percent
Complete
Very Low 253 11 4%
Low 138 4 3%
Moderate 151 16 11%
Above Moderate 391 464 119%
Total 933 495 N/A
Total RHNA
Units 933 422 45%
Overall, during the 5th cycle planning period the City showed positive
success in programs that focused on connecting individuals and families to
housing resources, implementing programs to promote affordable housing,
and partnering with the County of Santa Clara, non-profit organizations,
and developers to provide housing services. However, the City also faced
challenges in completing several programs, including efforts that are
ongoing or have been stalled. This includes 5th cycle Program H-2h:
422 / 933
Number of RHNA
units achieved by
2020 under the City’s
5th Cycle RHNA
allocation, primarily
in the above
moderate-income
category
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Monitor Lower Income Household Displacement and Program H-5n:
Physically Accessible Housing, among others.1
Additionally, the City has been unable to facilitate the production of
sufficient below-market-rate housing for both moderate income and lower
income households as shown in Table III-1 above.
A summary of these efforts is provided below and includes a reference to
specific program items that were included in the 2015-2023 Housing
Element. Additional information and analysis on each policy and program
is provided in Appendix III-A.
CONNECTING INDIVIDUALS AND FAMILIES TO RESOURCES
The City participated in multiple efforts working with partners locally and
regionally to address the housing needs of individuals and families.
Throughout the planning period, the City has referred individuals to these
resources, which includes utilizing the City website. City staff continues to
promote the following resources:
• Santa Clara County’s Single Family Housing Rehabilitation
Loan/Grant Program for low income (H-2e)
• Utility provider assistance programs (H-4c)
• Section 8 voucher program (H-5j)
• Santa Clara County Mortgage Credit Certificate (MCC) program (H-
5k)
• Local agencies providing foreclosure intervention counseling
services (H-5l)
• Non-profit agencies in meeting the needs of persons with
disabilities (H-5m)
• Continues to work with the County and Project Sentinel to further
fair housing practices (H-5h)
• Rent mediation at City Hall (H-5i)
LOCAL AND STATE REGULATIONS
The City maintains a series of local ordinances and programs to support
housing development and resident protections. Campbell’s Code
Enforcement Program preserves and maintains the livability and quality of
neighborhoods (H-2f), and the Rental Increase Dispute Resolution
program for mobile home park units works to ensure the availability and
affordability of units, including mobile home units, in Campbell (H-5i). The
City also monitors rising rental costs (H-2h), implements an Inclusionary
1 Note: The references to 5th cycle policies contain a different numbering system than the
policies listed in this 6th cycle.
CAMPBELL GENERAL PLAN | HOUSING H.III-6
Housing Ordinance (H-1a) and Density Bonus Program (H-5s), promotes
mixed use development (H-1j), and offers mediations for rental disputes
(H-5i). In addition, the City adopted policies recommended by the Santa
Clara County Cities Green Building Collaborative (GBC), which was
subsequently disbanded during the 2015-2023 planning period, Campbell
implements the California Green Building Codes (H-4b) to promote green
building and energy conservation. The City has also passed ordinances to
ensure compliance with the State’s new legislation and continues to update
the City Municipal Code as needed to comply with changes to State Law
(H-1h), as is standard practice.
PROGRESS ON HOUSING PROGRAMS
In the 2015-2023 Housing Element, Campbell identified 28 program
objectives. However, this did not result in the City meeting their RHNA
goals for affordable housing production (Table III-1). The disconnect
between implementing the housing programs and building lower income
housing is largely due to the lack of concrete direction that the programs
provided. The majority of the City’s housing programs entailed monitoring
and implementing existing ordinances or included language such to
“promote” and “encourage” actions that did not result in tangible results. To
address the shortcomings of the 5th Cycle Housing Element, the 2023-2031
Housing Element incorporates housing programs that include measurable
goals and timeframes to ensure there is a clear implementation plan that
supports the City’s overarching housing goals. In addition, the increase in
allowable densities implemented by the accompanying General Plan
Update will make residential development much more attractive in
Campbell.
SPECIAL NEEDS POPULATIONS
The Housing Element must evaluate the effectiveness of the Element’s
programs in meeting the needs of special needs households. Campbell and
its service partners implemented numerous programs during the 5th cycle
planning period that assisted special needs populations, including:
• Through services provided by LifeMoves, 165 Campbell residents
were provided emergency interim shelter, food, clothing, and
intensive case management.
• In collaboration with Santa Clara COVID-19 Isolation and
Quarantine Program, 49 unhoused Campbell residents were
provided motel stays with supportive services, meals, and case
management during the COVID 19 Pandemic at the Campbell
Motel 6. This facility housed a total of 103 homeless clients who
came from throughout the County.
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• Through West Valley Community Services (WVCS), 400 low-
income and unhoused individuals and families were provided
services that included a food pantry (in-house WVCS Market and
mobile Park-It Market), supportive services for the unhoused,
emergency financial assistance, case management, community
access to resources and education, and special programs like the
Back-to-School supplies and holiday program to support families.
• Through the County of Santa Clara’s coordinated entry system, 57
formerly homeless households from Campbell were provided
Permanent Supportive Housing/Shelter Plus Care.
• Through Santa Clara County’s Destination: Home Homeless
Prevention Rental Assistance Program, 420 at-risk Campbell
households were provided $1.8 million in rental assistance to
prevent them from entering into homelessness.
• Through Next Door Solutions to Domestic Violence, 299 female-
headed households and their children from Campbell received
services that included emergency housing, crisis counseling,
information, and referrals. The City also provided approximately
$100,000 in funding to the Golden Gate Silicon Valley YWCA in
support of the agency’s domestic violence services which included
emergency housing services and financial assistance to support
housing stability.
• Through the Silicon Valley Independent Living Center, 430
Campbell residents living with disabilities were provided a range of
services including housing assistance.
• Through Live Oak Adult Day Services, 93 seniors from Campbell
were provided structured day programs which offered socialization
and cognitive stimulation.
• Through Senior Adult Legal Assistance (SALA), 418 Campbell
seniors were provided free legal services and community
education.
• The Housing Authority of Santa Clara County provided rental
assistance vouchers to approximately 575 very low- and extremely
low-income Campbell tenants including elderly, disabled and family
households.
• The City assisted in the execution of a rent stabilization agreement
between the owners and tenants of the Timber Cove Mobile Home
Park to maintain affordable space rents, assisting the park’s 137
households, many of whom are seniors,
• The City adopted an accessory dwelling unit (ADU) ordinance and
updates to facilitate the addition of ADUs which can benefit low-
income households, seniors, persons with disabilities and female-
headed households.
CAMPBELL GENERAL PLAN | HOUSING H.III-8
• Contracted with HouseKeys to implement the City’s Below Market
Rate (BMR) program, increasing the stock of housing affordable to
families and other households and facilitating resales to preserve
affordability.
Many of the goals and policies of the 2015-2023 Housing Element continue
to be appropriate and will be retained in the Housing Plan, with
modifications to streamline or clarify goals where appropriate. As indicated
in Appendix III-A, many housing programs continue to be relevant and the
intent of these programs will be kept in the Housing Element and revised
to address identified specific housing needs, constraints, or other concerns
identified as part of this update.
The policies and programs in the 2015-2023 Housing Element that were
developed to modify the City’s former Zoning Code have been
implemented and will be removed from the Housing Element as they are
no longer necessary.
This update to the Housing Element will revise existing programs and
include new programs, where appropriate, to ensure that the City’s
priorities and State law requirements are addressed, and that constraints
to housing are removed, to the extent feasible. See Chapter IV for the
goals, policies, and programs of the 2023-2031 Housing Element.
OUTREACH APPROACH
State law requires a housing element to be prepared with public
participation. Specifically, Government Code § 65583(c)(9) requires that
the City, “make a diligent effort to achieve public participation of all
economic segments of the community in the development of the Housing
Element.” Under AB 686, local agencies are required to ensure that laws,
programs, and activities of the agency affirmatively furthers fair housing.
General Outreach
A fundamental part of the Housing Element Update, also known as
Campbell’s Plan for Housing, was to ensure that a comprehensive and
equitable community outreach and engagement process was used to both
educate stakeholders and effectively facilitate community feedback.
Campbell’s Plan for Housing is intended to reflect the community’s housing
needs and based on their direct feedback. While the Housing Element
alone cannot resolve all fair housing disparities, it can provide a
programmatic approach for understanding and addressing fair housing
issues.
18,000
Number of postcards
mailed to Campbell
addresses
H.III-9 CAMPBELL GENERAL PLAN | HOUSING
Campbell outreach efforts intentionally identified underrepresented
populations to contact and engage based on local knowledge and planning
best practices to allow for meaningful involvement in the Housing Element
Update project. to the City attempted to engage residents and stakeholders
citywide, including community service providers, housing developers, and
housing advocates that work with underrepresented groups and special
needs populations that have historically been underrepresented in planning
processes.
Campbell used Internet-based tools such as a project website with an
embedded project timeline and links to related resources and documents,
social media, and virtual announcements. In addition, staff used traditional
outreach tools such as informational boards mailers, and newsletters to
targeted audiences (e.g., property owners of identified housing opportunity
sites) and the public (e.g., every postal address in Campbell).
The information below provides a summary of community engagement and
outreach efforts completed as part of the 2023-2031 Housing Element.
• Mailed postcards to all postal addresses in Campbell (over 18,000)
• Email notifications to over 4,000 recipients.
• Distribution of flyers in English and Spanish
• Online Housing Survey completed by over 425 persons
• Booths at Weekly Farmers Market and Community Festivals
• 5 Community Outreach meetings
• 8 Meetings with Community Groups and Service Providers
• 4 Roundtable meetings with Affordable and Market Rate
Developers
PROJECT WEBSITE
A “Campbell’s Plan for Housing” webpage2 was developed as a part of the
Envision Campbell General Plan Update website with the intent of being
an online resource to the community. It offered educational FAQs, project
updates, a community survey, meeting details and documentation for
review. The project website made it easy for people to participate by
providing meeting details, the opportunity to sign up for email updates,
Spanish translation services and a meeting scheduling service to meet with
City staff about the Plan for Housing. Links to public meetings were
2 Campbell.generalplan.org/housing-element
CAMPBELL GENERAL PLAN | HOUSING H.III-10
provided and directed viewers to agendas, minutes, and videos of the
meetings that were recorded.
Figure III-2: City Post on City Website
COMMUNITY MEETINGS
Six community meetings were held with the intent to share information
regarding the Housing Element Update project at various stages of
development. At these meetings, the project team provided a forum for the
public to provide comments and feedback and to ask questions of the
project team.
Santa Clara County Let’s Talk Housing
On August 18, 2021, City Staff participated with other Cities as part of the
Santa Clara County Housing Collaborative to conduct a Let’s Talk Housing
meeting, a sub-regional outreach effort encompassing multiple
jurisdictions. The outreach effort intended to increase awareness of and
participation in the Housing Element Update process. City staff presented
an introduction to the Housing Element Update and hosted breakout room
discussions to learn more about the community’s key housing needs,
challenges and opportunities.
Community Meeting #1: Community Focus Group Meeting
On October 21, 2021, the City of Campbell hosted their first community
meeting for the Housing Element Update over video-conference (Zoom).
This was the first in a series of three in order to provide multiple
opportunities to participate at the beginning of the process. The purpose of
the meeting was to gain a better understanding of the community’s housing
Mentimeter
One of a number of
online tools and
services the city used
to engage the
community to solicit
feedback and
questions
H.III-11 CAMPBELL GENERAL PLAN | HOUSING
challenges and priorities. The City’s housing element consultant, M-Group
and City staff presented an introduction to the housing element.
Mentimeter, an online tool for interactive presentations was used to ask poll
questions in different formats (i.e., word clouds, and multiple-choice
questions). 41 people attended and 62 percent completed to the polling
questions. Staff also used small breakout rooms to facilitate more extensive
feedback. A detailed summary of the meeting can be found in Appendix III-
B.
Figure III-3: “What do you love about living in Campbell?” Wordcloud
Community Meeting #2: Community Focus Group Meeting
On October 25, 2021, Campbell held their second community meeting for
the Housing Element Update over video-conference (Zoom). M-Group and
City staff presented an introduction to the housing element and why it
needs to be updated. Approximately 79 people were in attendance and 41
percent responded to poll questions. Mentimeter, an online tool for
interactive presentations was used to ask poll questions in different formats
(i.e., word clouds, multiple choice questions). Staff also used small
breakout rooms to facilitate more extensive feedback.
Community Meeting #3: Open House
On October 27, 2021, Staff sponsored a third community meeting, held in
the format of a virtual open house. This provided community members the
opportunity to pick different virtual breakout rooms to provide feedback on
Housing needs and to learn more about the Housing Element process. It
began at 12:00pm and ended at 2:00pm. A total of 78 people attended
throughout the two hours. Upon arrival, they were instructed to select one
of the three break rooms to join based on their level of interest and
CAMPBELL GENERAL PLAN | HOUSING H.III-12
knowledge of the project. One breakout room was called “Learn more about
Campbell’s Plan for Housing” to help answer questions on six major topics
– What is the Housing Element, RHNA, AFFH, Housing Opportunity Sites,
Public Participation, and the Project Schedule & Timeline. The second
break out room was for Public Input and Feedback, where City staff guided
the discussion with the same questions asked in previous focus group
meetings. The third breakout room was an interactive way for people to pin
locations on a map that would help identify preferred locations for housing
opportunity sites throughout the city.
Community Meeting #4: Housing Opportunity Sites and Densities
On December 1, 2021, the project team held a community meeting over
video-conference (Zoom) to present an initial list of identified housing
opportunity sites and residential densities to receive public feedback. At
peak attendance, about 34 community members were in attendance. The
feedback received was used to revise sites and densities before presenting
to the Planning Commission and City Council.
Community Meeting #5: Policies and Programs
On March 24, 2022, the City held a hybrid (virtual and in person) public
workshop on policies and programs to be included in Campbell's Plan for
Housing. Members of the public were encouraged to attend and participate
remotely by Zoom or by attending in person at Campbell City Hall. The
purpose of this community meeting was to obtain feedback regarding
goals, policies, and programs to include in the Housing Element. There
were two in person attendees and close to 30 virtual attendees that
participated in the meeting.
COMMUNITY HOUSING SURVEY
In mid-September of 2021, the City distributed an online community
housing survey to gain a better understanding of the community’s housing
needs and preferences regarding future housing development in Campbell.
The survey was made up of 19 questions to identify housing needs,
community values, and the demographic representation of survey
respondents. To support equitable outreach to the Spanish speaking
community, the survey was offered in Spanish as well.
H.III-13 CAMPBELL GENERAL PLAN | HOUSING
Figure III-4: Community Survey Question #1
The survey was advertised on a Plan for Housing postcard that was sent
citywide to over 18,000 postal addresses that included the weblink to the
survey and a QR code for faster access. The City received a total of 425
responses, and the survey was closed on April 7, 2022. The survey
analysis, with a breakdown of each of the questions can be found in
Appendix III-C.
POP-UP EVENTS
Farmers’ Market
On October 10, 2021, City staff hosted a booth at the Downtown Campbell
Farmers’ Market. Poster boards with information on Campbell’s Plan for
Housing and a General Plan Map were presented to participants. The map
CAMPBELL GENERAL PLAN | HOUSING H.III-14
allowed people to use colored pins to identify preferred locations to develop
new housing in the city. Images of the event can be viewed in Appendix III-
B. People also had the opportunity to speak to City staff and learn more
about the project and opportunities to get involved.
Figure III-5: Farmer’s Market Pop-Up
Campbell’s Oktoberfest
Since 1994, the Chamber of Commerce has attracted almost one million
people to its annual Oktoberfest in historic downtown Campbell. On
Saturday, October 16, 2022, City staff attended and hosted a booth at
Campbell’s Oktoberfest. Campbell’s Plan for Housing postcard (Appendix
III-B) and the General Plan Map were printed as posters for the community
to learn more about Campbell’s Plan for housing. The map allowed people
to use colored pins to identify preferred locations to develop new housing
in the city. Staff also provided games and prizes for anyone who stopped
by the booth. Images of the event can be viewed in Appendix III-B.
H.III-15 CAMPBELL GENERAL PLAN | HOUSING
Figure III-6: Oktoberfest Attendees
FOCUS GROUPS, INTERVIEWS, AND MEETINGS WITH CITY
STAFF
Detailed meeting summaries can be found in Appendix III-D, which is
currently being developed.
Virtual Meetings with City Staff
Campbell’s Plan for Housing website provided a link for anyone to schedule
a virtual meeting with City Staff to discuss the Housing Element and provide
feedback. These meetings were intended for neighborhood groups and
Property owners of Housing Opportunity sites. Meetings were arranged
using Microsoft Bookings. Throughout the community engagement
process, 15 individuals scheduled meetings with City staff using this
service on the following dates:
• November 5, 2021
• December 17, 2021
• January 7, 2022
• January 10, 2022
• January 11, 2022
• January 14, 2022
• January 17, 2022
CAMPBELL GENERAL PLAN | HOUSING H.III-16
• January 21, 2022
• March 11, 2022
• April 4, 2022
• April 5, 2022
• April 8, 2022
Figure III-7: Virtual Meeting Calendar
Affordable Housing Developer Roundtable
On November 22, 2021, the project team met with 18 affordable housing
developers serving the City of Campbell and Santa Clara County. The
purpose of this meeting was to gain insight on the barriers to building
affordable housing in Campbell and what tools a city can adopt to facilitate
affordable housing development.
On April 25, 2022, the project team held a second affordable housing
developer's roundtable. Of the 90 invited, 18 affordable housing developers
attended. The organizations in attendance were:
• Alta Housing
• Catalyze SV
• CRP Affordable
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• Eden Housing
• MidPen Housing
• Palm Communities
• Reed Community Partners
• Related California Affordable
• ROEM Development Corporation
• Sacred Heart Community Service
• Santa Clara County Housing Authority
• UHC Communities The City presented an update on the Plan for Housing’s timeline, housing
opportunity sites, the special needs identified in the City, policy goals, and
objectives, and then facilitated feedback on how City can support
affordable housing development using the following programs and tools:
1. Inclusionary Housing Ordinances 2. Inclusionary Housing Examples or Suggestions 3. Affordable Housing Overlay Zone
o Locations, incentives, examples, and suggestions 4. Regulation of unit sizes 5. Incentives and Waivers 6. Reduction in Parking Standards
Market Rate Housing Developer Roundtables
On November 30, 2021, the project team met with 15 market rate housing
developers. The purpose of this meeting was to identify the barriers to
building housing in Campbell and understand how the City can create a
favorable environment to facilitate housing development.
On April 27, 2022, the project team held a second market-rate housing
developer's roundtable. Of the 25 invited, nine market-rate housing
developers attended the session. The private developers in attendance
were with the following organizations:
• Acquity Realty
• Granite Ridge Properties
• HMH
• KB Home
• Sares Regis Group of Northern California
• SummerHill Homes
The City presented an update on the Plan for Housing’s timeline, housing
opportunity sites, the special needs identified in the City, policy goals and
objectives and then facilitated feedback on how the City can support
housing developers in the development process as it relates to improving
housing affordability in Campbell and removing government constraints to
CAMPBELL GENERAL PLAN | HOUSING H.III-18
housing. The project team was specifically looking for feedback in the
following three areas:
• Modifications to the Inclusionary Housing Ordinance
• Revisions to the City’s parking standards
• Potential regulation of maximum average unit size in projects
Property Owners: Potential Housing Opportunity Sites
On January 5, 2022, the project team met with property owners of identified
Housing Opportunity sites via Zoom. The City informed property owners
that their sites had been identified as potential housing opportunity sites
The purpose of the meeting was to hear from property owners and their
interest in building housing on their property. Their feedback allowed the
City staff to better understand the feasibility of developing new housing in
the community. Following the meeting, the City sent out a survey to gather
input from property owners who were not able to attend.
Business Community
On November 23, 2021, the project team met with the Executive Director
of Campbell’s Chamber of Commerce to facilitate feedback on Campbell’s
housing needs. The Executive Director emphasized that affordability
should be Campbell’s housing priority because restaurants and hotels
struggle to find lower-wage service workers. Support for the development
of affordable mixed-use development, condos, and townhomes was
suggested.
Prior to the group discussion, the City presented an update on the Plan for
Housing’s timeline, housing opportunity sites, the special needs identified
in the City, policy goals and objectives. Attendees had the opportunity to
ask questions throughout the presentation for clarification. Then, the City
staff hosted a conversation about how the City can support housing
developers in the development process as it relates to improving housing
affordability in Campbell and removing government constraints to housing.
Service Providers
On March 29, 2022, the project team met with housing service providers
working in Campbell to gather feedback and recommendations on the
potential policies and programs to support the populations they serve. Of
the 11 invited service providers, three attended with the addition of a
housing developer.
The participants and organizations in attendance were:
• Housing Choices
• Pacific Clinics
H.III-19 CAMPBELL GENERAL PLAN | HOUSING
• Rebuilding Together Silicon Valley
• Housing Developer of Uplift Family Services site
City staff presented a brief overview of Campbell’s Plan for Housing, its
timeline and potential goals and policies and facilitated feedback. Service
providers advocated for deeply affordable housing development, especially
housing that will benefit high-priority populations, including people with
physical and developmental disabilities, people experiencing
homelessness, and seniors.
Faith Based Organizations / Ministries
On Tuesday, January 11, 2022, an in-person meeting was held in the City
Council Chambers with eight to ten members of the public and
representatives of faith-based organizations in attendance. There was a
presentation by the mayor and attendance by City staff.
On Monday, April 4, 2022, the project team hosted a hybrid focus group
session for ministries in the area to receive feedback on goals, policies,
and programs. One ministry representative attended in person and
engaged in discussion with the in-person team. Prior to the discussion, City
staff presented a brief overview of Campbell’s Plan for Housing, its timeline,
and potential goals and policies.
Due to the low attendance rate, City staff followed up with the invited
ministries that were invited and shared a survey with the same questions
asked at the focus group session. One respondent completed the survey
and was supportive of affordable housing and policy strategies that can
help to address homelessness in the City.
The Santa Clara Methodist Retirement Foundation
On April 8, 2022, members of the project team met with the Executive
Director of the Santa Clara Methodist Retirement Foundation. The
Foundation provides affordable housing and services to low-income
seniors and persons with disabilities. They advocated for more affordable
housing, Section 8, Tax credit funding, an overnight parking program, and
mental health services to special needs populations.
Schools
On November 9, 2021, the project team met with Dr. Shelly Viramontez,
Superintendent of Campbell Union School District. The discussion was
made up of introducing Campbell’s Plan for housing and opportunities for
use of the School District lands for potential housing.
Hybrid
meetings were held
throughout the
process to engage
with the community
online and in person
to reach as wide an
audience as possible
CAMPBELL GENERAL PLAN | HOUSING H.III-20
On November 16, 2021, City staff met with Dr. Robert Bravo,
Superintendent of Campbell Union High School District. The purpose of the
meeting was to introduce Campbell’s Plan for housing and discuss
opportunities for use of the school district lands for potential housing.
On January 6, 2022, City Staff and Councilwoman Liz Gibbons met with
Dr. Clover Codd, Superintendent of Moreland School District. An
introduction on Campbell’s plan for housing was presented, then there was
a discussion of potential opportunities for use of the school district lands
for potential housing.
On April 11, 2022, the project team met with Superintendent Dr. Robert
Bravo of Campbell Unified High School District. The superintendent shared
that the district is not interested in using lands under ownership for housing.
Nonetheless, there is an overall need for increased housing options in
Campbell. A majority of district staff do not live within the school district.
and are commuting in from Santa Cruz, Gilroy and other outskirt cities. Few
students and their families were said to be experiencing homelessness.
On April 19, 2022, City staff met with the Superintendent Dr. Shelly
Viramontez of Campbell Union School District. The superintendent
expressed that the district is facing declining enrollment due to the rising
cost of housing and that workforce retention continues to present
challenges due to long staff commutes and lack of affordable housing.
Rotary Club of Campbell
On April 26, 2022, the City met with the Rotary Club of Campbell to provide
updates on Campbell’s Plan for Housing. An introduction to the Housing
Element Update, its timeline, housing opportunity sites and potential
policies were presented. Rotary club members were encouraged to provide
feedback and get involved with the project through upcoming meetings and
the public review draft period.
Veterans
On May 9, 2022, City staff met with four representatives of Campbell
Veterans Memorial Foundation Board to discuss Campbell’s Plan for
Housing and gain a better understanding of how the City can support
veterans. Those in attendance indicated support for veterans being
separately identified as a special needs population and suggested the City
to consider the creation of a Veterans District. Services that support
veterans were recognized to be high quality and could have ongoing
support for as policies and programs.
H.III-21 CAMPBELL GENERAL PLAN | HOUSING
Santa Clara County
Housing Authority
On June 7, 2022, the project team met with the Housing Authority of Santa
Clara County to gain a better understanding of the housing needs identified
through their work with countless organizations and service providers in the
County. They are the largest provider of affordable housing assistance in
the county. They help make rental housing safe and affordable for low-
income families and individuals through voucher programs and rental
properties. Additionally, they provide information, referrals, incentives, and
services that help their clients stabilize their lives and increase their
capacity to be economically self-sufficient. Currently, the are assisting
families with children, seniors, veterans, the disabled, and the formerly
homeless. A vast majority of their client households are extremely low-
income (30% of area median income or less) with about half of the 19,000
assisted households made up of seniors.3
Office of Supportive Housing (OSH)
The Office of Supportive Housing’s mission is to “increase the supply of housing and supportive housing that is affordable and available to
extremely low income and /or special needs households. OSH supports the County mission of promoting a healthy, safe, and prosperous community by ending and preventing homelessness.” Services offered in the County
include:
• Bill Wilson Center
The Bill Wilson Center provides services to more than 5,000
children, youth, young adults and families in Santa Clara County
through our various programs. Their programs focus on housing,
education, counseling, and advocacy. Bill Wilson Center is
committed to working with the community to ensure that every youth
has access to the range of services needed to grow to be healthy
and self-sufficient adults.4 Programs offered at BWC are listed
below.
1. Centre for Living with Dying 2. Child Abuse Treatment Program 3. College Student Housing 4. Contact Cares
5. Critical Incident Stress Management 6. Drop-In Center 7. Family and Individual Counseling
3 Housing Authority of the County of Santa Clara. Housing Authority Facts.
4 Bill Wilson Center. About BWC and Services.
CAMPBELL GENERAL PLAN | HOUSING H.III-22
8. Family Advocacy Services 9. Healing Heart 10. Here4You Call Center - Housing Hotline
11. IHOT / In-House Outreach Team 12. Independent Living Program - Foster/Probation Youth 13. LGBTQ Outreach
14. LGBTQ Transitional Living Program 15. Maternity Transitional Living Program 16. Medi-Cal Youth Services
17. Mental Health Services 18. Parent-Child Interaction Therapy 19. Parenting Class
20. Peacock Commons 21. Rapid Re-housing 22. Safe Place
23. Safety Net Shelter 24. Santa Cruz Host Homes 25. School Outreach Counseling 26. The HUB 27. Trafficked Minors - System of Care
28. Transition Age Youth Mental Health Services 29. Transitional Housing Placement Program 30. Transitional Housing Program
31. Volunteer Case Aide Program 32. Youth and Family Mental Health Services
• Here4You Hotline5
Here4You hotline was built to centralize referrals to temporary
housing programs and serves singles, couples, and families. They
match people to emergency shelters and provide transportation to
the shelter, direct people seeking rental assistance to Homeless
Prevention Services and make referrals to other community
resources.
• HomeFirst Services6
HomeFirst is a leading provider of services, shelter, and housing
opportunities to the homeless and those at risk of homelessness in
Santa Clara County. They serve more than 5,000 adults, veterans,
families, and youth each year at seven locations. Their programs
include:
1. Boccardo Reception Center (BRC)
2. Bridge Housing Communities (BHC)
5 County of Santa Clara. Office of Supportive Housing.
6 HomeFirst Services. Programs.
H.III-23 CAMPBELL GENERAL PLAN | HOUSING
3. Cold Weather Shelter Program (CWSP) 4. Emergency Interim Housing (EIH) 5. Family Living Centers
6. Outreach 7. Point In Time Count 8. Sunnyvale Family Shelter
9. Veterans Services
• Supportive Services for Veteran Families (SSVF) SSVF programs provide case management, temporary financial
assistance, and other services to help veterans get housed and stay
housed.
• Urban County Program “The Community Development Block Grant (CDBG) Program was
created by the Housing and Community Development (HCD) Act of
1974. In the County of Santa Clara, the CDBG Program is operated
by the Office of Supportive Housing. The County CDBG Program is
federally funded by the United States Department of Housing and
Urban Development (HUD) to assist lower-income and special
needs persons to address housing and community development
needs. The County of Santa Clara administers CDBG on behalf of
the Unincorporated Areas of Santa Clara County and the Cities of
Campbell, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno,
Morgan Hill, and Saratoga, also known as the Urban County
Program. The Home Investment Partnerships Program ("HOME
Program") is federally funded by the United States Department of
Housing and Urban Development (HUD) to provide decent
affordable housing to lower-income households. The HOME
Program is administered on behalf of the Urban County cities and
the Cities of Cupertino, Gilroy, and Palo Alto.”7
• Bill Wilson Center
• South County Compassion Center
• HomeFirst
• LifeMoves
• PATH
• Sunnyvale Community Services
7 Urban County Program. Housing & Community Development. County of Santa Clara
Office of Supportive Housing.
Virtual
appointments were
made available for
the public to
schedule a meeting
with staff to discuss
Campbell’s Plan for
Housing throughout
the update at their
own convenience
CAMPBELL GENERAL PLAN | HOUSING H.III-24
DIGITAL OUTREACH MATERIALS
Email Notifications
The City used Mail Chimp to send email notifications and inform community
members of project updates and events. Over 4,300 individuals were
reached through email notifications sent by City staff.
Official City Website and Social Media
The City provided information on the City’s home webpage regarding
Campbell’s Plan for Housing for all viewers, residents, and interested
parties to access. Pre-existing social media accounts, including Facebook,
LinkedIn, and Twitter, were used to more widely circulate project updates
and upcoming meetings.
Figure III-8: Facebook Post
H.III-25 CAMPBELL GENERAL PLAN | HOUSING
Campbell Recreation Guide
In Fall 2021, Spring 2022, and Fall 2022, Campbell’s recreational
department supported the project team’s efforts by including
advertisements in their Recreation Guides. The advertisements consisted
of City flyers and invitations to get involved with the project by attending
meetings and completing the community survey.
Figure III-9: Fall 2022 - Recreation Guide
CAMPBELL GENERAL PLAN | HOUSING H.III-26
Campbell Press Newspaper
On May 5, 2022, the Campbell Press released an informational article on
Campbell’s Plan for Housing updating its readers on the projects progress
and timeline.
Figure III-10: Campbell Press Front Page (March 5, 2022)
On July 5, 2022, the Campbell Press ran an article on the Public Review
Draft of Campbell’s Plan for Housing updating its readers on the process
and next steps.
H.III-27 CAMPBELL GENERAL PLAN | HOUSING
Figure III-11: Campbell Press Front Page (July 5, 2022)
Mailers
On the week of October 11, 2021, City staff mailed a notice postcard to all
Campbell addresses to inform the community of upcoming meetings on
Campbell’s Plan for Housing and of plans for establishing City Council
districts. The postcard was sent to over 18,000 postal addresses.
CAMPBELL GENERAL PLAN | HOUSING H.III-28
Figure III-11: City Mailer
Letters
In December 2021, the City sent a letter to property owners to inform them
that their site had been identified as a potential housing opportunity site.
Property owners were invited to the Property Owners focus group on
January 5, 2022.
CITY COUNCIL, HOUSING COMMISSION, AND PLANNING
COMMISSION MEETINGS
Joint Planning Commission/City Council Meeting: October 19, 2021
On October 19, 2021, the City Council (“Council”) and Planning
Commission (“Commission”) held a joint meeting to serve as an
informational study session to provide a briefing on the process and
requirements for Campbell to prepare the 2023-2031 Housing Element and
specifically the Housing Opportunity Sites Inventory, as required by State
Law. The goal of the study session was to educate and inform the Council
and Commission on the requirements in advance of the scheduled public
meetings in November and December 2021, when staff presented Housing
Sites Inventory maps for consideration and feedback.
H.III-29 CAMPBELL GENERAL PLAN | HOUSING
Planning Commission Meeting: November 9, 2021
On November 9, 2021, the Planning Commission held a Study Session to
review Campbell’s Plan for Housing - Housing Opportunity Site
Methodology and Selection. At this meeting, City staff asked that they
review and provide feedback on the Draft Methodology for the City’s
Housing Opportunity Site Inventory.
City Council Meeting: November 17, 2021
On November 17, 2021, staff recommended that the City Council review
the provided information and the recommendations of the Planning
Commission and provide direction on policy options and the methodology
used for selecting the City’s Housing Opportunity Site Inventory within the
City’s Housing Element Update. The purpose of this study session was to
obtain direction from the City Council on the preferred methodology to
identify Housing Opportunity Sites and related residential densities (herein
after “Methodology”). Key factors considered as part of the methodology,
included: 1) legal requirements; 2) mapping criteria and objectives; 3) the
densities and type of housing that should be planned for in the community;
and 4) feedback from the public received during the Outreach process on
these factors. In addition, the meeting also addressed how the City can
account for housing production from development that does not rely on
Housing Opportunity Sites, including pending and approved projects
(“pipeline projects”), Accessory Dwelling Unit production trends, and
anticipated units resulting from the recent passage of Senate Bill 9.
Planning Commission Meeting: December 9, 2021
On December 9, 2021, the Commission met to provide feedback on
provisions in both the Administrative Draft of the Envision Campbell
General Plan and the updated Housing Element. Staff recommended that
the Commission review and provide feedback on the City’s Envision
General Plan Update and the Draft Housing Opportunity Site Inventory for
the City’s Housing Element Update (“Campbell’s Plan for Housing”).
City Council Meeting: December 16, 2021
On December 16, 2021, the City Council provided additional direction on
certain provisions in the Administrative Draft of the Envision Campbell
General Plan and the Housing Opportunity Sites Selection in Campbell’s
Plan for Housing.
CAMPBELL GENERAL PLAN | HOUSING H.III-30
Planning Commission Meeting: Housing Opportunity Site Selection:
January 20, 2022
On January 20, 2022, the Commission reviewed the prioritized Housing
Opportunity Sites and provide a recommendation to the City Council on
which sites should be included in “Campbell’s Plan for Housing “and the
City’s Envision Campbell General Plan Update.
City Council Meeting (Hybrid): Housing Opportunity Site Selection:
January 25, 2022
On January 25, 2022, the City Council reviewed and determined which
Housing Opportunity Sites should be included in Campbell’s Plan for
Housing and the City’s Envision Campbell General Plan Update and
provided feedback on key principals to guide which Housing Opportunity
Sites should be designated for mixed-use development.
City Council Meeting (Hybrid): Engagement Plan & Policy Set
Discussion: March 15, 2022
On March 15, 2022, the City Council provided feedback on the timeline and
outreach strategy for the development of the Administrative Draft of the
Envision Campbell General Plan and the Housing Opportunity Sites
Selection in Campbell’s Plan for Housing.
Planning Commission Meeting (Hybrid): Policies and Programs:
March 22, 2022
On March 22, 2022, the Planning Commission received a report on the
upcoming review of policies and programs for Campbell’s Housing Element
Update. The purpose of this meeting was for the project team to provide a
report 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.
Planning Commission Meeting: Housing Policies and Programs
Meeting #1: April 15, 2022
On April 12, 2022, the Planning Commission held a public hearing on draft
Housing Policies and Programs to be included in Campbell’s Plan for
Housing. The purpose of this meeting was to provide an overview of
existing Housing Element policies, identify Campbell community housing
challenges, and supply analysis of recommended goals, policies and
H.III-31 CAMPBELL GENERAL PLAN | HOUSING
programs to include in Campbell’s Plan for Housing, and to receive
feedback for further consideration and refinement by staff prior to the next
Planning Commission meeting on this topic.
City Council Meeting: Housing Policies and Programs Meeting #1:
April 20, 2022
On April 20, 2022, the City Council held a public hearing on draft Housing
Policies and Programs to be included in Campbell's Plan for Housing. The
purpose of this meeting was to provide recommendations on the prioritized
goals, policies, and programs to include in Campbell’s Plan for Housing.
Based on feedback from Council, Staff refined the policies and programs
that were subsequently reviewed by the Planning Commission at its second
meeting on this topic, scheduled on May 4, 2022, and the City Council on
May 9, 2022.
Planning Commission Meeting: Housing Policies and Programs
Meeting #2: May 4, 2022
On May 4, 2022, the project team met with the Planning Commission for a
special meeting. This meeting was intended to facilitate feedback from the
Planning Commission on the further development and refinement of Goals,
Policies and Programs to include in Campbell’s Plan for Housing. As the
Planning Commission’s second meeting on this topic, the report included
staff’s initial recommended policies and programs, with feedback provided
by the Planning Commission and the City Council at their April 12, and April
20, 2022, meetings, respectively.
City Council Meeting: Housing Policies and Programs Meeting #2:
May 9, 2022
On May 9, 2022, the project team met with the City Council with the intent
to facilitate feedback from on the further development and refinement of
Goals, Policies, and Programs to include in Campbell’s Plan for Housing.
As the City Council’s second meeting on this topic, the report included
staff’s initial recommended policies and programs, with feedback provided
by the Planning Commission and the City Council at their April 12, and April
20, 2022, meetings, respectively.
Planning Commission Meeting: HCD Draft Review: November 22,
2022
On November 22, 2022, the project team met with the Planning
Commission to discuss the HCD Comment Letter dated November 3, 2022,
and the City’s response to the letter. The Planning Commission gave
CAMPBELL GENERAL PLAN | HOUSING H.III-32
recommendations on opportunity site refinement as well as refinements to
goals, policies, and programs (particularly regarding homelessness, at-risk
units, and Affirmatively Furthering Fair Housing).
City Council Meeting: HCD Draft Review: November 29, 2022
On November 29, 2022, the project team met with City Council to discuss
the HCD Comment Letter dated November 3, 2022, and the City’s
response to the letter. Council considered Planning Commission’s
recommendations and gave direction on opportunity site refinement as well
as refinements to goals, policies, and programs (particularly regarding
homelessness, at-risk units, and Affirmatively Furthering Fair Housing).
City Council Meeting: HCD Draft Review: February 7, 2023
On February 7, 2023, the project team met with City Council to discuss
deliberative sessions with HCD. Council gave the project team direction to
make several changes and send a refined draft to HCD in advance of the
February 24th due date for HCD comments from the previous draft housing
element.
Public Comment
Comments received during public review of the 6th Cycle Housing Element
are in Appendix III-E: Public Comments. Responses to public comments, if
appropriate, are also provided.
CAMPBELL'S
PLAN FOR
HOUSING
H.IV-1 CAMPBELL GENERAL PLAN | HOUSING
IV. CAMPBELL’S PLAN FOR
HOUSING
EXECUTIVE SUMMARY
The Site Inventory and Goals, Policies and Programs for Campbell’s 6th
Cycle Housing Element work together to meet the City’s Regional Housing
Needs Allocation (RHNA) as well as provide opportunities for new housing
and needed supportive services in the community.
The Site Inventory provides capacity for a minimum of 4,910 units and as
many as 6,501 units, going well above the City’s RHNA of 2,977 units.1
This capacity is produced by increased densities provided by the City’s
General Plan Update.
As described in Chapter II – Existing Housing Conditions and Challenges,
there are numerous housing issues in Campbell. The primary housing
needs identified in that chapter were:
• Affordable housing production at all affordable levels (Very Low,
Low, and Moderate Income)
• A policy framework that supports the development of new
affordable housing
• Mitigating fair housing issues, including:
o Fair Housing Outreach
o Need for affordable housing options throughout Campbell to
promote mobility
o Need for additional affordable housing and community
revitalization in certain neighborhoods
• Unique demands of special needs households, including supportive
services
The five Goals of the 6th Cycle Housing Element provide a framework to
not only produce opportunities for housing but also to point the City towards
improving housing affordability, preserving existing housing, removing
1 The Environmental Impact Report for the General Plan Update studied 6,644 units – the maximum number of units in the initial draft sent to the California Department of Housing and Community Development (HCD), which was under review by HCD when the draft EIR was released. The maximum
number of units was reduced based on Council direction as part of the process of developing a secondary draft for HCD review.
6,501
number of potential
units provided for by
the Site Inventory,
well above the City’s
RHNA
CAMPBELL GENERAL PLAN | HOUSING H.IV-2
governmental constraints, developing resilient housing policies as well as
affirmatively furthering fair housing and addressing special needs groups
in the City.
This framework, along with the Site Inventory, provide the overarching
strategies to increase housing and affordable housing in Campbell:
• Increase densities from 27 to up to 75 units per acre.
• Disperse housing opportunity sites throughout the city, with
concentrations around transit stations and social amenities.
• Establish extensive outreach with the community, including
property owners, residents, developers, and service providers.
• Focus on increasing affordable housing programs, including
improvements to Inclusionary Housing Ordinance, Commercial
Linkage Fees, Housing Opportunity Zones, and the use of public
land for affordable housing.
SITE INVENTORY AND ANALYSIS
The Site Inventory and Analysis section identifies the parcels used as
potential housing opportunity sites in the 6th Cycle Housing Element. These
are the sites that, at appropriate densities and affordability levels, can be
used for housing development to meet Campbell's Regional Housing
Needs Allocation (RHNA).
These sites make up the Site Inventory, available as Appendix IV-A.
Executive Summary
The Site Inventory and Analysis section is a technical portion of the
Housing Element that describes how the parcels chosen for the Site
Inventory meet the requirements set forth by the California Department of
Housing and Community Development (HCD) to meet RHNA.
The 6th Cycle RHNA is approximately triple the 5th Cycle allocations that
Campbell did not meet. In addition, HCD has introduced new requirements
concerning the Site Inventory such as rules for reuse of sites identified in
previous housing elements and guidance that the Site Inventory as a whole
must serve to Affirmatively Further Fair Housing.
H.IV-3 CAMPBELL GENERAL PLAN | HOUSING
Figure IV-1: RHNA Allocation in the 5th and 6th Cycles
Campbell's 6th Cycle Housing Element is taking several steps to allow for
more housing at all income levels and to meet HCD requirements:
1. Densities are increasing – in many cases doubling or tripling – in
multi-family residential and mixed-use areas of the City. The 6th
Cycle Housing Element is adopted concurrently with Envision
Campbell, a General Plan update that intensifies land uses
throughout much of the City.
2. Many sites have active landowner interest. Of the 122 parcels in the
Site Inventory, 47 (39 percent) have active landowner interest in
new multifamily residential uses on their property.
3. Density increases are backed up by minimum density
requirements. Policy H-1.4 requires that all sites in the Site
Inventory achieve at least 75 percent of the maximum General Plan
Land Use density.
4. The Site Inventory is supported by a rigorous policy framework.
Housing development is eased by policies and programs that
support reduced parking requirements, ministerial review on certain
parcels, an Affordable Housing Overlay Zone, objective design
standards, and a revamped inclusionary housing approach.
Introduction
This chapter begins by introducing the RHNA for the 6th Cycle and how it
will use prior identified sites ("Pipeline Projects"), accessory dwelling units
ADUs
accessory dwelling
units, also known as
“granny units” create
housing
opportunities in
established
residential
neighborhoods
CAMPBELL GENERAL PLAN | HOUSING H.IV-4
(“ADUs", which is inclusive of Junior Accessory Dwelling Units or "JADUs"),
and the Site Inventory in order to meet its RHNA obligations. It will then
describe the methodology for determining unit counts from Pipeline
Projects and ADUs to establish Campbell's Credit towards RHNA.
The chapter then introduces the Sites Inventory, first by establishing how
Affirmatively Furthering Fair Housing was used to identify sites in the Site
Inventory and then describing how site capacity was determined. Finally, a
non-vacant site analysis that includes potential findings for how residential
development could occur on sites that currently have other uses
demonstrates how the required development could occur in Campbell.
The Site Inventory includes 122 sites in order to have enough capacity for
the RHNA and recommended buffer. These sites have a maximum
capacity of 6,510 units. Using the minimum density approach that HCD
suggests2 to determine Site Capacity, the Site Inventory has a capacity of
4,910 units.
6th Cycle RHNA
The City received its RHNA of 2,977 units for the 6th Cycle Housing Element
from 2023-2031 on December 16, 2021.3 As recommended by the
California Department of Housing and Community Development (HCD),
Campbell created a buffer of 30 percent capacity to ensure that sufficient
capacity exists throughout the planning period. This resulted in a total of
3,870 units. Of these, 2,191 are affordable for households on very low (0-
50 percent of Area Median Income, or AMI), low (50-80 percent of AMI) or
moderate (80-120 percent of AMI) incomes
Table IV-1: RHNA Allocation
Very
Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
Units
Total
Affordable
0-50%
AMI
51-80%
AMI
81-120%
AMI
>120%
AMI
6th
Cycle
RHNA
752 434 499 1,292 2,977 1,685
30% Buffer 226 130 150 387 893 506
Total 978 564 649 1,679 3,870 2,191
2 See page 19 of HCD Memo "Housing Element Site Inventory Guidebook Government Code Section
65583.2" (June 10, 2020).
3 https://abag.ca.gov/our-work/housing/rhna-regional-housing-needs-allocation
Pipeline
Projects
Housing
developments that
will be approved,
permitted, or receive
a certificate of
occupancy since the
beginning of the
planning period can
be counted as
“Pipeline Projects”
H.IV-5 CAMPBELL GENERAL PLAN | HOUSING
POTENTIAL FOR FUTURE HOUSING
This unit allocation is being met by Campbell from three sources:
• Housing projects under review ("Pipeline Projects")
• Accessory Dwelling Units and Junior Accessory Dwelling Units
("ADUs")
• Site Inventory at Minimum Density
The Site Inventory consists of 122 sites with a maximum unit capacity of
6,510 units. HCD requires this maximum unit capacity to be modified by
one of two approaches:
1. Considerations of existing development trends; approved
residential developments at similar affordability levels in the
jurisdiction; the cumulative impact of development standards (such
as lot coverage, height, open space requirements, parking, and
floor-to-area ratio or FAR); and infrastructure availability.
2. Minimum density requirements that explicitly prohibit residential
development below minimum density on a given site.
Campbell's Housing Element includes a policy, H-1.4: Planned for
Densities, which states that "All housing opportunity sites shall achieve 75
percent of the maximum General Plan Land Use density." This policy
produces a minimum density floor that allows Campbell to take advantage
of the second approach, which provides 4,910 units instead of 6,501 – still
more than sufficient to meet the City's RHNA requirements.
The Pipeline Projects, ADUs, and Site Inventory provide a total of 5,311
units (2,658 of which are affordable). This will provide sufficient site
capacity to meet Campbell's RHNA and an additional 30 percent buffer.
Table IV-2: Projected Housing Units
Total Units Affordable Units
Pipeline Units 185 35
Accessory
Dwelling Units 216 194
Site Inventory 4,910 2,429
Total Units
Provided 5,311 2,658
Total Units
Recommended
(RHNA + 30%
Buffer)
3,870
(2,977 +
893)
2,191
CAMPBELL GENERAL PLAN | HOUSING H.IV-6
This chapter details these sources by describing the Pipeline Projects
included in the assessment, providing the methodology for inclusion of
ADUs, and presenting an analysis of the Site Inventory. This chapter also
includes a summary of the quantified objectives for the sites analysis.
Before the General Plan Update’s adoption, there were no land use
designations that allowed the 30 du/ac default density standard to
accommodate lower-income units. The highest density allowed by the City
was 27 du/ac. There was therefore a shortfall of 1,024 units with current
zoning in place to address Campbell’s lower income RHNA, as seen below
in Table IV-3:
Table IV-3: Current Zoning Shortfall of Lower-Income Units
Lower-Income Units
2023-2031 RHNA Targets 1,186
Very Low Income 752
Low Income 434
Current Capacity under Zoning 163
Accessory Dwelling Units 129
Pipeline Projects 33
Opportunity Sites (Zoning in Place) 0
Additional Capacity Required 1,024
To accommodate this shortfall, the City of Campbell will assign a “By-Right
Housing” overlay/combining district to sites serving to meet the housing
shortfall in accordance with the Adequate Sites Program requirements of
Government Code section 65583(h) and 65583.2(i) by January 31, 2024.
Program H-3e pursuant to Gov. Code 65583(h) and 65583.2(i)), will rezone
to accommodate a minimum of 1,024 lower income units on a minimum of
30.4 gross acres at 33 du/ac, 22.8 gross acres at 45 du/ac, or some
combination thereof. The program would require sites identified for
rezoning to meet the following requirements:
• Permit owner-occupied and rental multi-family uses by-right in
which 20% or more of the units are affordable to lower income
households
• Permit a minimum density of 20 units per acre
• Allow a minimum of 16 units per site
• Accommodate at least 50 percent of the lower income need on sites
designated for residential use only, otherwise allow 100%
H.IV-7 CAMPBELL GENERAL PLAN | HOUSING
residential use and require residential to occupy at least 50% of the
floor area in a mixed-use project.
A map of the Site Inventory is provided in Figure IV-2, below. Figure IV-2:
Map of Site Inventory
SITES INVENTORY FORM LISTING
The sites inventory form can be found in Appendix IV-A. This form was
developed using the ABAG/MTC Housing Element Site Selection (HESS)
Tool.
CAMPBELL GENERAL PLAN | HOUSING H.IV-8
Credit Towards RHNA
Campbell will meet its RHNA with sites from seven Pipeline Projects that
are currently underway, 216 ADUs, and 131 parcels included in the Site
Inventory.
PIPELINE PROJECTS
The RHNA "pipeline" of underway residential developments consist of
seven residential projects that make up 185 units, 35 of which are below
market rate:
H.IV-9 CAMPBELL GENERAL PLAN | HOUSING
Table IV-4: Pipeline Projects
Label Address
(Name)
Total
Net
New
Units
Total
Market-
Rate
Units
Total
BMR
Units
Very Low
Income
BMR
Units
Low
Income
BMR
Units
Moderate
Income
BMR Units
Status
A 202 W Rincon
Ave. 9 9 0 0 0 0 Under
Construction
B
600 E
Campbell Ave.
(Cresleigh
Homes Park
View)
59 50 9 5 4 0
Entitled /
Pending
Building
Permit
Issuance
C 1429 and 1446
Westmont Ave. 6 6 0 0 0 0
Previously
Entitled;
Pending
Modification
of Approval
D
2575 and 2585
S Winchester
Blvd.
15 13 2 2 0 0
Entitled /
Pending
Building
Permit
Submittal
E
601 Almarida
Dr. (The
Franciscan
Campbell
Apartments)
60 40 20 20 0 0
Entitled /
Pending
Building
Permit
Submittal
F 523 Union Ave.
(Union
Townhomes)
7 6 1 0 0 1
Entitled /
Pending
Building
Permit
Submittal
G
16160 E
Mozart Ave.
(Mozart Parcel
Map)
4 3 1 0 0 1
Under
Construction
Mozart (Oak
Tree Circle) 25 23 2 2 0 0 Under
Construction
Total 185 150 35 29 4 2
CAMPBELL GENERAL PLAN | HOUSING H.IV-10
Figure IV-3: Pipeline Projects
POTENTIAL ADUS
Campbell bases its ADU production on the "safe harbor" option provided
by HCD,4 looking at ADU production from 2018-2021. For these years,
there was an average of 26.25 ADUs permitted.
4 "Use the trends in ADU construction since January 2018 to estimate new production. This is a conservative option to only account for the effect of the new laws without local promotional efforts or
incentives (safe harbor option)." In HCD Memo "Housing Element Site Inventory Guidebook Government Code Section 65583.2" (June 10, 2020).
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Table IV-5: ADU Permits
Year ADUs Receiving
Building Permit
2018 5
2019 8
2020 54
2021 38
Average5 26.25
The 6th Cycle Housing Element includes policies that ease ADU production,
including publishing a list of pre-approved ADU designs. This new program
(Program H-1e), as well as the comparatively large number of ADUs built
in the most recent year on record, are evidence that the number of ADUs
built annually during the 6th Cycle Housing Element can be rounded up from
26.25 to 27 ADUs annually. Based on this rate of production, 216 ADUs
will be projected for completion over the eight-year planning period.
Following ABAG/MTC guidance, these 216 ADUs can be distributed across
affordability levels as shown in the following table:
Table IV-6: Projected ADUs
Very
Low Low Moderate Above
Moderate Total
Proportion 30% 30% 30% 10% 100%
ADUs 64 65 65 22 216
REMAINING RHNA
The 185 Pipeline units and 216 ADUs are subtracted from the RHNA with
its 30-percent buffer. This leaves the City with an allocation of 3,407 units
to meet: 1,962 affordable and 1,508 above-moderate.
5 In 2022, the City of Campbell permitted over 50 ADUs, well above the estimated average for the project period.
27
Number of ADU’s
anticipated to be
built each year
between 2023 and
2031 based on past
production and the
6th Cycle’s policy
framework
CAMPBELL GENERAL PLAN | HOUSING H.IV-12
Table IV-7: Sites Target
Very
Low Low Moderate Above
Moderate Total
RHNA 752 434 499 1,292 2,977
+ 30% Buffer 226 130 150 387 893
= Total Units Recommended 978 564 649 1,680 3,870
- Pipeline -29 -4 -2 -150 -185
- ADUs -64 -65 -65 -22 -216
= Sites Target
(Minimum Number of
Sites to be
Provided by
Site Inventory)
885 495 582 1,508 3,470
AFFIRMATIVELY FURTHERING FAIR HOUSING THROUGH
SITE SELECTION
State law requires a Site Inventory to identify sites throughout the
jurisdiction consistent with its duty to affirmatively further fair housing.6 The
housing element must demonstrate that there are adequate sites zoned for
the development of housing for households at each income level sufficient
to accommodate the number of new housing units needed at each income
level as identified in the RHNA. Assembly Bill (AB) 686 requires that a
jurisdiction identify sites throughout the community in a manner that is
consistent with its duty to affirmatively further fair housing (AFFH) and the
findings of its assessment of fair housing, pursuant to Government Code
section 65583, subdivision (c)(10)(A).
In the context of AFFH, the site identification requirement involves not only
an analysis of site capacity to accommodate the RHNA, but also whether
the identified sites serve the purpose of replacing segregated living
patterns with truly integrated and balanced living patterns, transforming
racially and ethnically concentrated areas of poverty into areas of
opportunity. Chapter IV: Campbell’s Plan for Housing provides an analysis
of how fair housing was integrated into site selection.7
Campbell has chosen to distribute its housing opportunity sites throughout
the City, with placement of higher-density residential development near
6 Gov. Code, §§ 65583.2, 65583, subd. (c)(10)(A), 8899.50
7 California Department of Housing and Community Development (2021). Affirmatively Furthering Fair Housing.
H.IV-13 CAMPBELL GENERAL PLAN | HOUSING
transit, in order to distribute affordable housing while leveraging the assets
existing in transit corridors.
This affirmatively furthers fair housing by avoiding concentrations of
affordable housing in any one or few particular areas of the City. It also
encourages affordable housing near amenities. The location of units
suitable for lower-income households, particularly for very low-income
households, are focused in transit corridors because the densities and
walkability of these areas are best suited for multi-family developments
whose residents may not desire or require car transportation.
This strategy was based in a series of parcel-by-parcel mapping analyses
that produced a "scoring" metric for parcels considered for the Site
Inventory. This geographic emphasis grounded the Site Inventory in the
duty to affirmatively further fair housing by ensuring that future residents
would have equal access to important resources.
According to this scoring metric, parcels received one point if they were
within a 15-minute walk of:
1. Public transit
2. Groceries
3. Parks
4. Schools
5. Employment centers
Parcels had a point removed if they fell within a low-income or high-
overcrowding census block.
These points were consolidated into an "Access Score" that demonstrated
which sites were in the most amenity-rich areas. These areas could be
considered more suitable for lower-income housing.
CAMPBELL GENERAL PLAN | HOUSING H.IV-14
Figure IV-4: Campbell Access Score Map
In addition, sites are prioritized for low-income housing tax credits by the
Tax Credit Allocation Committee (TCAC) if they fall within "High" or
"Highest" Resource Areas. Generally, sites south of Hamilton Avenue are
in the “High” or “Highest” category. The rest of the City is in a "Moderate"
Resource Area that is not prioritized by TCAC.
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Figure IV-5: Campbell TCAC Map
In addition, the 47 parcels that had identified landowner interest received
an additional point in the scoring metric.
This system allowed Campbell to prioritize designating sites for low-income
housing that have access to important resources, such as parks, grocery
stores and transit, also correlating with the TCAC mapping, while
intentionally distribute housing throughout the City. This minimized
exacerbated concentrations of poverty and wealth due to allocation of units
in the Site Inventory.
Comparing Figures IV-4 and IV-5, it becomes clear that the overlap of
Campbell’s amenity-rich areas and areas that TCAC designates as High
Resource or Highest Resource are in the center of the city, near downtown
and along Winchester Boulevard. This focuses affordable housing in the
areas best suited for its residents – neighborhoods with both high
resources and access to local amenities – but also avoids a concentration
of lower-income households in one specific area. As transportation costs
have a higher impact on living expenses for lower income populations,
placing housing near amenities was intended to provide greater equity
access to resources while limiting the cost burden to access these
CAMPBELL GENERAL PLAN | HOUSING H.IV-16
resources. The Site Inventory also leverages affordable housing in sites
that are both near amenities and in High/Highest Resource Areas –
particularly along Winchester Boulevard and Bascom Avenue, while
identifying some sites suitable for housing in the San Tomas area of
southwest Campbell. While some areas of the city (San Tomas, southeast
quadrant) are more limited in number of housing opportunity sites, they
provide less amenities and resources (parks, transit) available to future
residents and have less suitable land available for housing development.
The City will implement additional housing strategies in these areas, such
as the promotion of ADU development, implementation of SB 9, and
creation of an SB 10 ordinance, to increase new housing opportunities in
these areas. The following summary evaluates the proposed housing site
locations with the AFFH mapping and analysis presented in Chapter II.
Overall, the sites inventory helps to expand housing options and promotes
a pattern of interspersed multi-family residential uses rather than in
concentrated locations. The analysis below illustrates that Campbell’s sites
inventory: (1) improves integration; (2) does not exacerbate racially or
ethnically concentrated areas of affluence; (3) improves areas of
opportunity for all Campbell residents; and (4) does not exacerbate
displacement risk for Campbell’s residents.
Segregation and Integration
• Most of Campbell’s housing sites are designated for higher
density multi-family and mixed-use development and will include
housing for a variety of income levels, fostering mobility of
households throughout the City.
• The City will facilitate production of affordable units through both
regulatory and financial incentives, including the Inclusionary
Housing Ordinance, Affordable Housing Overlay; density bonus
incentives; and use of public land for affordable housing
development.
• Sites located in the Census Tracts with low- and moderate-
income households will provide needed affordable housing to
these residents.
• In addition to the housing sites, Housing Element implementation will facilitate development of affordable housing throughout the
city in all neighborhoods through the facilitation of ADU and duplex production under SB 9.
o ADUs will allow for housing mobility throughout
Campbell and provide opportunities for further neighborhood integration.
o Since the passage of SB 9, Campbell Planning staff
have received inquiries from property owners about the
ability to add additional housing under SB 9.
Development under SB 9 will provide for additional
H.IV-17 CAMPBELL GENERAL PLAN | HOUSING
housing opportunities in high resource single-family
neighborhoods throughout Campbell.
Racially or Ethnically Concentrated Areas of Affluence
• Campbell is less racially diverse than Santa Clara County, with the largest portion of the population being non-Hispanic White (52.6 percent compared to 31.5 percent in the County). followed
by Asian (20.7 percent compared to 36.3 percent), Hispanic or Latinx (19.1 percent compared to 25.5 percent), and Black (2.4 percent in both the City and County). While the overall median
income in Campbell is comparable to the County at $124,500, the 2015-2019 ACS shows the following discrepancies in median income by race/ethnicity: Black households8 -$76,200 (County); Hispanic households - $95,050 (City), $80,000 (County); White households - $124,500 (City), $135,000 (County); and Asian households - $142,930 (City), $149,000 (County).
• While income differences by race/ethnicity are less pronounced in Campbell than on a countywide basis, Hispanic households and Black households have significantly lower incomes than other racial groups. The sites inventory and affordable housing programs will produce more affordable housing units that provide opportunities for all of these racial and ethnic groups and individuals who fall below the median income to have the
opportunity to find housing in Campbell
Areas of Opportunity
• The sites are located throughout the City and predominately in the High and Highest opportunity areas, thereby distributing new housing throughout Campbell and placing affordable units in high
resource areas.
• The City’s BMR/inclusionary housing program helps to provide
housing opportunities for low- and moderate-income households in high resource areas, as well as introducing market rate investment in moderate resource areas such as north of Hamilton
Avenue.
• Campbell will develop and implement an Affordable Housing
Overlay in high resource areas of the community, that will facilitate affordable housing for low- and moderate-income households by providing density incentives, thereby helping to
affirmatively further fair housing.
8 The 2015-2019 American Community Survey does not include income data for Black or African American households in Campbell due to insufficient data. However, as shown in Figure II-4, with 59 percent of Black or African American households earning less than 50 percent of the County median
income, this racial group has a much higher incidence of very low and extremely low incomes than White, Hispanic and Asian households.
CAMPBELL GENERAL PLAN | HOUSING H.IV-18
Disproportionate Housing Needs and Displacement Risk
• The area of the city north of Hamilton between Winchester and Bascom is identified as At Risk of Becoming Exclusive. Opportunity sites here are sited on parcels currently zoned
commercial or office, in order to provide a countervailing balance of affordable housing units
• The northern edge of Campbell includes census tracts designated
Low Income/Susceptible to Displacement. No sites were included in this area, so as not to exacerbate existing conditions.
Fair Housing and Site Size Limitations
The housing element's overall fair housing strategy is to increase
integration and equity by dispersing lower income, moderate income, and
above-moderate income housing sites throughout the City while prioritizing
access to transit and other amenities. This strategy is supported by
focusing lower income housing in high resource areas where possible. This
policy also mitigates displacement risk by focusing new housing units in the
moderate- and higher income areas of the City.
HCD recommends that only sites between 0.5 to 10 acres in size be used
to support low-income housing. There are 61 site that fit this size
requirement in the Site Inventory.
Sites less than 0.5 acres in size can be used for moderate income or
market-rate housing. There are 67 sites in the Site Inventory that provide
moderate-income and above moderate-income units. These units also
serve to avoid overconcentration of the low-income units in any area of the
City.
The focus on developing low-income housing in high-resource areas is
supported by input given by affordable housing developers. The draft sites
inventory was refined after these developers described ideal sites for
affordable housing, which included emphases on proximity to amenities
and to transit.
RESIDENTIAL SITES INVENTORY
Campbell will achieve this allocation with a sites strategy that projects
4,910 units developed in the 2023-2031 planning period: 2,429 affordable
units and 2,481 market-rate units for households with above-moderate
incomes. These units are identified on 122 sites.
The Site Inventory was developed by initially viewing Campbell through a
framework of Affirmatively Furthering Fair Housing, as discussed in the
"Affirmatively Furthering Fair Housing Through Site Selection" section. The
resultant sites were sorted into six different typologies: Vacant, City-
Owned, Non-Profit-Owned, Landowner Interest, Downtown/East of Light
Rail, and Underutilized Commercial/Office. Some sites that are Vacant or
H.IV-19 CAMPBELL GENERAL PLAN | HOUSING
were Underutilized Commercial/Office, as well as all of the sites in the
Downtown/East of Light Rail typology, were reused from previous housing
elements. These sites have development standards modified by Program
H-3.f, which allows them to be developed through ministerial review if they
are developed with 20% set-asides for lower-income units.
Table IV-8: Site Inventory Typologies
Typology Sites Reuse
Sites
Vacant 5 1
City-Owned 1 0
Non-Profit-Owned 5 0
Landowner Interest 47 16
Downtown / East of
Light Rail 29 29
Underutilized
Commercial/Office 35 14
Total 122 60
SITE CAPACITY
HCD requires jurisdictions to determine site capacity, or the number of units
that are likely to be developed on a site. This site capacity can be
determined through one of two options:
1. Site Acreage multiplied by Minimum Density; or
2. Site Acreage multiplied by Maximum Density multiplied by
Adjustment Factors, which are described as follows:
a. Affordability Adjustments (based on typical densities of
existing or approved developments at a similar affordability
level)
b. Zoning Adjustments (based on historic trends for the site's
zoning type)
c. Infrastructure Adjustments (based on the current or planned
availability and accessibility of sufficient water, sewer, and
dry utilities)
d. Environmental Adjustments (based on site-specific
environmental conditions that may impact realistic buildout
capacity)
e. Nonresidential/Nonvacant Adjustments (based on capacity
limits for sites that have potential to be developed with
75%
Of the maximum
general plan density
will be required for
all housing
opportunity sites,
meaning, a site with
a planned density of
75 units per acre will
need to achieve a
density of at least 57
units per acre
CAMPBELL GENERAL PLAN | HOUSING H.IV-20
nonresidential uses, require redevelopment, or have an
overlay zone allowing the underlying zoning to be utilized for
residential units)
The Housing Element contains Policy H-1.4: Planned for Densities, which
states that "All housing opportunity sites shall achieve 75 percent of the
maximum General Plan Land Use density." Relying on this policy,
Campbell can determine site capacity under Option 1 to meet RHNA
requirements.
REQUIRED FINDINGS
For housing elements that rely on nonvacant sites to accommodate 50
percent or more of their RHNA for lower income units, such as this one,
HCD requires findings based on substantial evidence that uses will likely
be discontinued during the 2023-2031 planning period.
In the “Site Typologies” section below, potential findings for Council that
the land uses in these typologies will likely be discontinued during the
planning are provided for each typology except for Vacant.
THE FINDINGS DETERMINED BY THE CAMPBELL CITY
COUNCIL ARE INCLUDED FOLLOWING THE TYPE-BY-TYPE
ANALYSES. SITE TYPOLOGIES
For each of these typologies, a description of the sites, examples of similar
recent development(s) from Appendix IV-D: Campbell Redevelopment
Trends or other statements of redevelopment interest, and the number of
sites and reuse sites is provided. This is following by a description of the
realistic unit capacity of the sites under the typology. Except for the Vacant
category, potential findings for Council that the uses in these typologies will
likely be discontinued during the planning are provided.
Vacant Sites
There are 5 vacant sites that are not occupied by a building or an
easement, including 1 reuse site identified in prior housing elements. The
five vacant sites are:
•Site #6 – 700 Hacienda Avenue
•Site #93.1 (Reuse Site) – 136 Gilman Avenue
•Site #159 – 499 E. Hamilton Avenue
•Site #209 – 1440 Elam Avenue
•Site #243 – 48 Railway Avenue
Site
Capa
number of
H.IV-21 CAMPBELL GENERAL PLAN | HOUSING
Under Program H-3.e, reuse sites can be developed through ministerial
review if they are developed with 20% set-asides for lower-income units.
Examples of Recent Development or Developer Interest on Vacant Sites
• 202 W. Rincon Ave.
• 600 E. Campbell Ave.
• 1429 & 1446 Westmont Ave.
• 300 Railway Ave.
Site Capacity
On vacant sites, 168 units are projected using the maximum capacity, this
would result in 112 affordable units and 56 market-rate units.
Using the site capacity, 136 units are projected, which would include 94
affordable units and 42 market-rate units.
City-Owned
There is one site owned by the City of Campbell and slated for
redevelopment into housing:
• Site #132 – 290 Dillon Avenue (Corp Yard)
The Corp Yard currently is on a cul-de-sac surrounded by residential uses;
the City is currently evaluating alternative locations for relocation of the
Corp Yard. One identified location may be relocation to an area at the
Campbell Technology Park, also identified as a housing opportunity site,
pending further discussion and negotiation with the property owner. As
detailed in Housing Element Program H-1n, the City intends to undertake
the following steps to facilitate development on the site: a) undertake
feasibility study; b) pending results of study, issue Request for Proposals
(RFP) for affordable development; c) execute contract with affordable
developer; d) complete development entitlements; e) complete
construction of between 150-200 affordable units.
Examples of Recent Development or Developer Interest on City-Owned Land
• N/A – no City-owned sites have recently been redeveloped, but there is expressed interest in residential development on Site #132.
Site Capacity
On City-Owned sites, 207 units are projected, all of which are affordable
units. Using Site Capacity, 158 units are projected, all of which are
affordable units.
Potential Findings (Non-Vacant Sites)
The City can potentially make the following findings to determine that the
existing use on City-owned sites is likely to be discontinued:
CAMPBELL GENERAL PLAN | HOUSING H.IV-22
• The City of Campbell owns these sites and can offer the use of
these sites for development of affordable housing.
• The value of the land as residential and the opportunity for new
affordable housing near downtown Campbell provides a public
benefit that may be found to exceed the value of current uses.
Evidence for these findings includes similar developments in neighboring
jurisdictions.
Non-Profit-Owned
There are five sites (zero reuse sites) in the Site Inventory owned by non-
profits:
• Site #4 – 1980 Hamilton Avenue (First Congregational Church of
San Jose)
• Site #162 – 251 Llewellyn Avenue (Uplift Family Services)
• Site #165 – 1769 Winchester Boulevard (The Home Church)
• Site #167 – 1763 Winchester Boulevard (The Home Church)
• Site #284 – 400 West Campbell Avenue (United Church in Christ)
All five of these parcels are owned by landowners who have expressed
interest in developing housing on at least a portion of their sites. These
landowners would be able to maintain existing uses on the site by either
retaining the existing buildings or including their offices and services in the
redeveloped parcel.
Non-profit landowners have unique opportunities to develop housing on
their parcels. This is because land acquisition costs for a housing developer
are lower and because the land is already not producing tax revenues for
the City.
Examples of Recent Development or Developer Interest on Non-Profit Owned
Land
See “Affordable Housing Development Interest in Campbell” subsection:
• 60 W. Hamilton Ave.
• 400 W. Campbell Ave.
Site Capacity
On Non-Profit-Owned sites, 381 units are projected, all of which are
affordable units. Using Site Capacity, 322 units are projected, all of which
are affordable units.
Potential Findings (Non-Vacant Sites)
H.IV-23 CAMPBELL GENERAL PLAN | HOUSING
The City can potentially make the following findings to determine that the
existing use on non-profit-owned sites is likely to be discontinued:
• The landowners are interested in developing at least a portion of
the site with affordable housing.
• The value of these parcels to the landowner is mostly in the land,
and residential uses will increase the value without substantially
affecting improvement value.
Evidence for these findings includes similar developments in neighboring
jurisdictions.
Sites with Landowner Interest
There are 47 sites with landowner interest. Of these sites, 16 are reuse
sites identified in prior housing elements.
During the outreach for the 6th Cycle Housing Element, the owners of 31
parcels expressed interest in developing housing on the parcels they
owned. Some owners own more than one parcel, and many of these are
contiguous. The full list of parcels is available in the section "Landowner
Interest" in Appendix IV-B.
These sites will be rezoned as part of the contemporary General Plan
Update, allowing higher residential densities than were allowed in the 5th
Cycle Housing Element.
Examples of Recent Development or Developer Interest
• N/A – These sites have potential for redevelopment based on stated landowner interest. All previous examples of residential redevelopment would de facto apply.
Site Capacity
On Sites with Landowner Interest, 2,262 units are projected: 1,246
affordable units and 1,004 market-rate.
Using site capacity analysis, 1,849 units are projected: 1,158 affordable
units and 691 market-rate units.
Potential Findings (Non-Vacant Sites)
The City can potentially make the following findings to determine that the
existing use on sites with expressed landowner interest is likely to be
discontinued:
• The landowners are interested in developing at least a portion
of the site with affordable housing.
• The land use designations for these sites are updated in the
General Plan Update, and the higher residential densities newly
allowed will incentivize redevelopment of the sites.
CAMPBELL GENERAL PLAN | HOUSING H.IV-24
• Adding a potential new use increases the land value of the
property.
Evidence for these findings includes similar developments in neighboring
jurisdictions after general plan land use changes.
Sites Downtown/East of Light Rail
There are 29 sites in the area of Campbell bordered by Railway Avenue,
Campbell Avenue, Los Gatos Creek, and the Los Gatos Creek Trail
trailhead on Railway Avenue, all of which are reuse sites identified in prior
housing elements. The nine sites in this area with owner interest in
development are in the “Sites with Landowner Interest” section.
Under program H-3.e, reuse sites can be developed ministerial review if
they are developed with 20% set-asides for lower-income units.
This area is comprised of small parcels originally serving a portion of the
South Pacific Coast Railroad, which is now the VTA Light Rail line
connecting Campbell to San Jose. Segments of this area were redeveloped
into residential use during the 5th Cycle Housing Element, leveraging the
location near transit, downtown Campbell, and the natural amenity of the
Los Gatos Creek Trail. There are 37 parcels that could be redeveloped to
include residential uses. The full list of parcels is available in the section
"Sites Downtown/East of Light Rail" in Appendix IV-B.
With the exception of Site #286, all the sites are less than 0.5 acres in size.
However, these parcels can be aggregated as was done in the portion of
the area south of Sam Cava Lane during the 5th Cycle Housing Element.
Increased residential densities and allowed mixed use allows for greater
opportunities for housing in this area during the 6th Cycle.
Examples of Recent Development or Developer Interest on Sites
Downtown/East of Light Rail
• 600 E. Campbell Ave.
• 280 Dillon Ave.
• 300 Railway Ave.
• 540 E. Campbell Ave.
Site Capacity
On Sites Downtown/East of Light Rail, 373 units are projected: 80
affordable units and 293 market-rate.
Using Site Capacity, 218 units are projected: 41 affordable units and 177
market-rate units.
Potential Findings (Non-Vacant Sites)
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The City can potentially make the following findings to determine that the
existing use on sites in the Downtown/East of Light Rail is likely to be
discontinued:
• The value of these parcels to the landowner is mostly in the land,
and residential uses will increase the value without substantially
affecting improvement value.
• Adding a potential new use increases the land value of the property.
• The buildings in this area will all be at least 35 years old at time of
6th Cycle Housing Element adoption, with 34 sites containing
buildings over 40 years old.
• The land use designations for these sites are updated in the
General Plan Update, and the higher residential densities newly
allowed will incentivize redevelopment of the sites.
Evidence for these findings include the large amount of redevelopment in
the area during the 5th Cycle Housing Element and similar developments
in neighboring jurisdictions after general plan land use changes.
Underutilized Commercial/Office Sites
There are 35 sites in underutilized commercial/office areas, including 14
reuse sites identified in prior housing elements. Under program H-3.f reuse
sites can be developed ministerial review if they are developed with 20%
set-asides for lower-income units.
Campbell's major arterials are generally flanked by older, underutilized
commercial and office uses, often in "strip" style buildings with low floor-to-
land-area ratio (FAR). Many of these uses are on parcels that can be
redeveloped with residential uses, either in 100-percent residential uses or
in mixed use that would retain commercial or office use. There are 51
parcels in the Site Inventory that are identified as containing underutilized
commercial or office uses. The full list of parcels is available in the section
"Sites with Underutilized Commercial/Office in Appendix IV-B.
Of the parcels, 5 will have only a portion of the site carved out for
redevelopment with the existing use and buildings remaining on the parcel.
This includes the only parcel with a building built in the last 30 years, Site
#170 (the Kohl's at 525 East Hamilton Avenue). These "carveouts" are
projected to have housing built on the parking lot or unutilized portion of the
parcel, taking advantage of the low FAR required by existing zoning to find
room for new housing development.
Examples of Recent Development or Developer Interest on Underutilized
Commercial/Office Sites
• 600 E. Campbell Ave.
CAMPBELL GENERAL PLAN | HOUSING H.IV-26
• 2575 & 2585 S. Winchester Blvd.
• 300 Railway Ave.
• 540 E. Campbell Ave.
• 1725 S. Bascom Ave.
• 14200 Union Ave., San Jose
• 1410 S. Bascom Ave., San Jose
• 1312 El Paseo de Saratoga, San Jose
Site Capacity
On Underutilized Commercial/Office Sites, 2,975 units are projected: 964
affordable units and 2,011 market-rate.
Using Site Capacity, 2,249 units are projected: 736 affordable units and
1,513 market-rate units.
Potential Findings (Non-Vacant Sites)
The City can potentially make the following findings to determine that the
existing use on sites with underutilized commercial/office is likely to be
discontinued:
• The value of these parcels to the landowner is mostly in the land,
and residential uses will increase the value without substantially
affecting improvement value.
• The buildings that will be demolished for new housing will all be at
least 30 years old at time of 6th Cycle Housing Element adoption,
with 45 sites containing buildings over 40 years old.
• The land use designations for these sites are updated in the
General Plan Update, and the higher residential densities newly
allowed will incentivize redevelopment of the sites.
• Adding a potential new use increases the land value of the property.
Evidence for these findings include similar developments in nearby
jurisdictions after general plan land use changes. The City of Santa Clara’s
2010 General Plan provided for densities that keyed many new medium-
density and high-density projects. In Sunnyvale, a general plan adopted in
2011 incentivized the development of high-density housing, which has led
to an increase in high-density developments in the jurisdiction.
FINDINGS ON NON-VACANT SITES
The following finding will be included in the Resolution for adoption of the
Housing Element by the Campbell City Council:
The City Council finds that, as result of the high demand for
housing in the City, as well as obsolescent buildings,
declining uses, low existing floor area ratio, the significant
impact of the Covid-19 pandemic and related shifts in the
H.IV-27 CAMPBELL GENERAL PLAN | HOUSING
commercial and residential real estate markets and
development expectations, and as further evidenced by
recent site development inquiries, each as further specified
on a categorical and site-by-site basis in the 2023-2031
Housing Element Update, that the existing uses on each
existing, nonvacant site identified for inclusion within the
Site Inventory, and thereby zoned to accommodate the
City’s needed lower income housing needs, as noted in the
Site Inventory (Appendix IV-A), and thereby the fact that
these sites are not currently vacant is not an impediment to
additional residential development during the planning
period for the 2023-2031 Housing Element.
This finding is supported by the following table:
CAMPBELL GENERAL PLAN | HOUSING H.IV-28
Table IV-9: Potential Findings by Site Category
Potential
Finding
City-Owned
Sites
Non-
Profit-
Owned
Sites
Sites with
Expressed
Landowner
Interest
Downtown/
East of
Light Rail
Underutilized Commercial/
Office
Landowner
Interest (incl.
City, non-
profit, or other
public
landowner).
X X X X
The value of
the land as
residential
outstrips its
existing use.
X X X
Existing
buildings are
old and/or
obsolete
X X
Adding a
potential new
use increases
the land value
of the
property
X X X
Increased
density
allowances
will increase
financial
feasibility of
housing
development
X X
Redevelopment Factors and Existing Uses
Appendix IV-B includes a list of all Housing Opportunity Sites, their existing
use, and their site typology that corroborates with Table IV-9, above. The
list also notes how these sites meet a set of development trends also laid
out in Appendix IV-D that demonstrate a track record for redevelopment of
similar non-vacant Housing Opportunity Sites to demonstrate their
suitability for redevelopment. These trends are:
• Nonresidential redevelopment (industrial or commercial site)
• Residential redevelopment (intensification of existing use)
• Transit-oriented redevelopment
• Lot consolidation to facilitate redevelopment
H.IV-29 CAMPBELL GENERAL PLAN | HOUSING
• Mixed-use development proposed
The list also notes existing redevelopment factors:
• Whether there is expressed landowner interest in residential
redevelopment
• Whether the Improvement to Land Value Ratio is less than 1.0
• Whether the existing construction is more than 40 years old
• Existing Floor-to-Area Ratio (FAR)
Finally, the list notes the following incentives to increased residential
development apply to the site:
• Quantified increase in maximum allowed density from previous General Plan
• Whether the site is in a High/Highest Resource Area according to 2022 TCAC Opportunity maps
• Whether the site falls within an AB 2097-established half-mile from a major transit stop and therefore does not have parking requirements.
Capacity Analysis
The Site Inventory has sufficient capacity to meet RHNA. This can be
demonstrated through analysis of the sites that meet the appropriate
density, or "Default" density, established by HCD in order to be suitable for
lower-income housing.
A more in-depth approach using Non-Vacant Sites Analysis that
incorporates the policy framework is also provided in order to demonstrate
how Campbell can rely on the potential for new residential development on
non-vacant sites.
APPROPRIATE DENSITY / "DEFAULT" DENSITY
As a jurisdiction within a Metropolitan Statistical Area of over 2 million,
Campbell's "default" density that can be assumed to accommodate lower-
income households is 30 dwelling units per acre (du/ac).9 The following
land use designations allow at least 30 du/ac within Campbell:
• High Density Residential: 34-45 du/ac
• Medium-High Density Mixed Use: 26-33 du/ac
9https://www.hcd.ca.gov/community-development/housing-element/housing-element-memos/docs/default_2010census_update.pdf
CAMPBELL GENERAL PLAN | HOUSING H.IV-30
• High Density Mixed-Use: 34-45 du/ac
• Commercial Corridor Mixed-Use: 45-60 du/ac
• Transit-Oriented Mixed Use: 57-75 du/ac
Sufficient sites in the site inventory are an appropriate size for lower-
income units (between 0.5 and 10 acres) and allow for a minimum of 30
du/ac as part of the Envision Campbell General Plan Update, so the City
does not require a rezoning.
Under m density, there are 5,443 units that fall in this category, the other
1,058 are not part of this capacity. Although these 5,443 units could
theoretically support lower-income housing, only a portion of this number
would realistically develop as lower-income units.
Table IV-10: Site Inventory by Allowed Density
Category # of Sites Acreage Unit Capacity
< 30 du/ac 14 15.91 317
> 30 du/ac 110 106.10 5,997
Between 0.5-10 acres 55 89.91 5,443
Not Appropriate Size 55 12.44 741
Total 122 118.26 6,501
This high-level analysis serves as a baseline, ensuring that sufficient unit
capacity exists in the Site Inventory that can be further refined by
appropriateness for Affirmatively Furthering Fair Housing and application
of Housing Element policies and programs.
During Council discussions in the initial outreach undertaken for the 6th
Cycle Housing Element, Council expressed an interest in going beyond the
theoretical approach provided by "default" density calculations and instead
identify an approach that would be closer to realistic implementation that
incentivized production of affordable housing.
This approach is developed through the policy framework that provides
affordable housing incentives, including density incentives for 100%
affordable housing development. Based on careful review of the capacity
on the 122 sites, including their size, land use designation, geographic
location, and whether they were identified in previous housing elements,
there are 43 sites that have some potential for low-income housing in
Campbell. A further 79 sites support housing for moderate income and
above-moderate income households.
Under the site capacity approach, sites in the site inventory have capacity
for 4,910 units, including 2,429 affordable units and 2,481 market-rate
H.IV-31 CAMPBELL GENERAL PLAN | HOUSING
units. Some of the sites consist of contiguous parcels under common
ownership.
NON-VACANT SITES ANALYSIS
The California Department of Housing and Community Development
(HCD) states that jurisdictions with limited vacant land may rely on the
potential for new residential development on nonvacant sites. They require
the Housing Element to describe:
• The realistic potential of each site
• The extent that the existing uses impede additional residential
development,
• The jurisdiction's past experience converting existing uses to
higher-density residential development
• Region-wide market trends and conditions
• Regulatory or other incentives or standards that encourage
additional housing development on nonvacant sites.
This section begins by quantifying the proportion of RHNA met with
nonvacant sites. It will then review the development context of high-density
housing development on nonvacant sites in Campbell and the region.
Then, it will analyze categories of nonvacant sites and provide potential
findings before concluding with findings determined by Council at their
[Pending - Month, Date, 2023] meeting.
Non-Vacant Capacity
The City is relying on non-vacant sites to accommodate more than 50
percent of the RHNA for lower-income households.
Because nonvacant sites comprise more than half of Campbell’s sites
inventory, Government Code Section 65583.2(g)(2) requires that the City
analyze the extent to which existing uses may constitute an impediment to
additional residential development, past experience in converting existing
uses to higher density residential development, market trends and
conditions, and regulatory or other incentives to encourage redevelopment.
Furthermore, the City will make findings based on substantial evidence that
the existing use is not an impediment and will likely discontinue during the
planning period. This demonstration includes a description of the suitability
of non-vacant sites, policies that will contribute to the development of non-
vacant sites, and an overview of recent 100 percent affordable residential
development throughout the region.
Development Trends and Recent Experience
CAMPBELL GENERAL PLAN | HOUSING H.IV-32
The General Plan Update process the City is undergoing as part of the 6th
Cycle Housing Element Update contains many land use intensifications
and policies to spur development – particularly residential development –
along the lines of the western Santa Clara County submarket.
Of the 7 pipeline projects listed in Table IV-3, 5 are examples of
intensification of residential uses on nonvacant sites (the other 2 are vacant
sites). In addition, Appendix IV-D: Campbell Residential Development
Projects and Density Trends documents residential development trends in
Campbell and nearby, providing examples of denser residential
redevelopment on single-family and multi-family uses, industrial uses, and
commercial uses.
These sites are similar, and in some cases adjacent, to the sites in the 6th
Cycle Site Inventory. In addition, the greatly increased density allowances
in the General Plan Update – approximately triple the previously allowed
residential density – residential uses will redevelop with far greater
frequency than the relatively slow trickle of development over the past
housing element cycles.
Appendix IV-D summarizes trends and recent residential development in
Campbell. It includes the 7 pipeline projects listed in Table IV-3 and
previous examples of denser residential redevelopment on single-family
and multi-family uses, industrial uses, and commercial uses both in
Campbell and in San Jose. The San Jose examples are very close to
Campbell and are included as examples of the type of development that
could be projected as Campbell updates its land use and zoning
regulations to allow dense housing more aligned with its neighbor
jurisdictions.
Each project has its address, land use designation, and zoning designation
provided. Then, the units proposed for the site, proposed site density,
maximum site density, and the percentage of maximum density proposed
are listed. That is followed by a set of development trends that demonstrate
a track record for redevelopment of similar non-vacant Housing Opportunity
Sites to demonstrate their suitability for redevelopment. These trends are:
• Nonresidential redevelopment (industrial or commercial site)
• Residential redevelopment (intensification of existing use)
• Transit-oriented redevelopment
• Lot consolidation to facilitate redevelopment
• Mixed-use development proposed
In addition to the 16 sites identified in Appendix IV-D, there are 47 sites in
the Site Inventory with expressed landowner interest in redeveloping (see
“Sites with Landowner Interest” under “Site Typologies,” above). On these
sites, there are a minimum of 1,849 units (1,158 affordable) projected.
There is also established landowner interest in residential redevelopment
H.IV-33 CAMPBELL GENERAL PLAN | HOUSING
on 1501 West Campbell Avenue. As part of the General Plan Update, the
1501 West Campbell Avenue site is having its land use designation
changed to to Commercial Corridor Mixed Use, allowing a density of 45 to
60 du/ac.
Existing Uses Impeding Additional Development Campbell’s will meet its
6th Cycle RHNA allocation through a site strategy that includes dramatically
increased densities. The General Plan Update adopted concurrently with
the Housing Element Update will approximately triple allowed residential
densities in large parts of the city. There are no known existing leases or
contracts that would perpetuate the existing use or prevent additional
residential development. Therefore, previous development trends in
Campbell by and large do not adequately serve as examples of what can
be built in residential and mixed-use areas after the 2023 General Plan
Update adoption.
There are a few recent residential developments that can serve as case
studies to demonstrate that existing uses are not an impediment to
additional development. Appendix IV-D: Campbell Redevelopment Trends
captures the examples that can be drawn from recent projects. These
projects were developed in several zones throughout Campbell and in
adjacent areas of San Jose. Projects in Campbell range from 4 to 168 units,
and densities range from 4 du/ac to 63 du/ac. This appendix also captures
several key trends:
• Projects develop at a variety of percentages of the maximum site capacity. The developments ranged from using just 34% to 235%
of the zoned parcel density. On average, projects developed at a quarter more (126%) than zoned-for site density. Projects with Planned Development zoning and mixed-use land use designations generally had higher buildout, as a percentage of zoned-for site density.
• Sites that were nonvacant have been successfully redeveloped to
more intense uses. Prior to development, these sites had commercial or low-density residential use. For example, the Sam Cava/Dillon Avenue Townhomes (118 units), Cresleigh Homes
(59 units), and 601 Almarida (240 units) developed or are developing nonvacant sites to more intense use.
• Sites that were vacant or partially vacant have also been
successfully redeveloped to more intense uses. These sites may have had one or two buildings and/or parking adjacent to vacant land within the same parcel or on adjacent parcels. Examples of
these sites being developed to more intense use include 300 Railway/St. Anton (157 units), 202 Rincon (9 units), and 1429 and 1446 Westmont (6 units).
Key data from the case studies is summarized in Appendix IV-D, and two
specific case studies are called out below: 300 Railway (St. Anton) and
Revere Campbell.
CAMPBELL GENERAL PLAN | HOUSING H.IV-34
Table IV-11: Case Study 1 – 300 Railway (St. Anton)
Before:
After:
Address: 300 Railway
Project Description:
Redevelopment of adjacent sites
with varied uses into a market-rate
townhome community.
Example of the Following Site
Typologies:
•Vacant Site
•Site Downtown/East of LightRail
APN: 412-510-39
Prior Use: Industrial, Vacant,
Single-Family Residential
Units Proposed: 157
Above Moderate: 143 units
Moderate: 3 units
Lower: 11 units
Status: Constructed
Site Area: 4.66 gross acres
Zoning: P-D (Planned
Development)
Maximum Allowable Density:
27
Project Density: 157 units/4.66
acres =
33.7 du/ac
Percent Buildout:
(33.7 du/ac) / (27 du/ac) = 125%
H.IV-35 CAMPBELL GENERAL PLAN | HOUSING
Before:
After:
Address: 1725 S. Bascom
Avenue
Project Description:
Redevelopment of a commercial
strip shopping center into a 5-story
apartment complex.
Example of the Following Site
Typologies:
•Underutilized
Commercial/Office Site
APNs: 288-020-36
Prior Use: Commercial
Units Proposed: 168
Above Moderate: 154 units
Moderate: 0 units
Lower: 14 units
Status: Constructed
Site Area: 4.6 gross acres
Zoning: P-D (Planned
Development)
Maximum Allowable Density:
27
Project Density:
168 units/4.66 acres = 36.45
du/ac
Percent Buildout:
(36.45 du/ac) / (27 du/ac) = 135%
Housing Policy
The Housing Element contains policies and programs to incentivize
maximum development of parcel capacity, such as Policy H-1.4, which
requires that all sites in the Site Inventory achieve at least 75 percent of the
maximum General Plan Land Use density, and other policies and programs
Table IV-12: Case Study 2 – Revere Campbell
CAMPBELL GENERAL PLAN | HOUSING H.IV-36
surrounding objective design standards, reaching maximum densities, and
reducing parking requirements.
The policy framework supports meeting general plan maximum densities
in order to provide substantial numbers of housing units per site.
Region-Wide Affordable Housing Projects
There have been many affordable housing projects, including 100 percent
affordable projects, built on non-vacant lots in Santa Clara County and
neighboring San Mateo County the past several years. Campbell's 6th
Cycle Housing Element includes policies on the production of affordable
housing, particularly 100 percent affordable housing, as a response to
community outreach and as a method to produce and affirmatively further
fair housing in the City. The incentives for 100 percent affordable housing
involve density bonuses as well as fee and development requirement
waivers. These incentives were designed as a response to input from city
residents, affordable housing residents, and affordable housing developers
input.
Appendix IV-C includes a list of 18 projects in the area. These projects
range from 37 to 213 du/ac in density and four to eight stories in height.
Affordable Housing Development Interest in Campbell
Campbell has received interest from three property owners on developing
100% affordable housing on their property. In total, based on the minimum
density allowed under Campbell’s General Plan and Zoning, this would
result in a minimum of approximately 200 affordable units. These include
the following:
VTA Winchester Site – Valley Transportation Authority owns the property
and has signed agreements with the County of Santa Clara to use Measure
A Affordable Housing funds to support development of an 100% affordable
housing project on site. VTA has selected an affordable housing developer
and conducted initial outreach meetings and the City and anticipates the
submittal of a development application in 2023. Based on the size of the
property and zoning, the minimum number of affordable housing units
produced would be 85 units.
60 West Hamilton – This property, formerly used as a Wells Fargo Bank,
was purchased by the Santa Clara Methodist Retirement Foundation with
the intention of building an affordable housing project on site. The
Foundation owns and operates an affordable housing facility next door,
Wesley Manor. The Foundation has hired Charities Housing, an affordable
housing developer, to support affordable housing development of the
site. Based on the size of the property and zoning, the minimum number
of affordable housing units produced would be 55 units.
400 West Campbell – The United Church of Christ owns this property and
has indicated to the City they would like to develop the property with
H.IV-37 CAMPBELL GENERAL PLAN | HOUSING
affordable housing and are working on the next steps of preparing a
development application. Based on the size of the property and zoning,
the minimum number of affordable housing units produced would be 56
units.
Non-Residential Uses
Of the 122 housing opportunity sites, there are 2 that are designated to only
allow residential uses:
• Site #49: 320 Virginia Avenue
• Site #162: 251 Llewellyn Avenue
The remaining 120 sites are being studied in the General Plan update as
mixed use, designated to allow commercial uses as well as residential
uses. However residential uses are required as part of development in all
of these parcels. In addition, there is a strong likelihood of development on
these 120 other sites. This is demonstrated by the recently-developed and
underway residential projects in Campbell and the several residential
projects in adjoining jurisdictions that are developed in mixed-use areas,
fitting a similar profile to the projected developments in Campbell's site
inventory.
Small and Large Sites
In order to achieve financial feasibility, HCD recommends sites between a
half-acre and 10 acres in size as suitable for developing lower-income
housing.
There are 64 sites less than 0.5 acres in size. There is no lower-income
housing allocated on these sites. Some of these sites could include
consolidation of adjacent parcels under common ownership and include:
the Milk Farm Dairy parcels in southwest Campbell's San Tomas area, the
sites between Railway Avenue and Campbell Avenue near the downtown
Campbell VTA Light Rail station, and the Bel Gato strip commercial
development in northeast Campbell. Even though these sites may be
considered for lot consolidation, there is no lower-income housing allocated
on these sites as a conservative approach.
Appendix IV-D Includes examples of small-site consolidation in its
examples of development trends and recent experience.
In order to develop affordable housing on some of the larger sites in
Campbell, the Housing Element recommends a strategy of using
"carveouts" ranging from one-half to two acres that would allow residential
development in non-residential areas. These carveouts are intended to
make land costs manageable for residential developers, particularly
affordable housing developers, and to complement the existing uses while
CAMPBELL GENERAL PLAN | HOUSING H.IV-38
allowing them to remain on-site. In many sites, these carveouts came out
of consultation with the property owner. There are 11 carveout sites in the
site inventory, one of which (Site # 17) is on a site larger than 10 acres in
size.
On Site #17 (Pruneyard), the property owner is working with a developer
on a plan to develop a 1-acre portion of the site that will not affect any of
the existing uses. Because this portion is the only part of the large site
being considered for residential development, it does not qualify as a large
site. The other sites larger than 10 acres in size do not have any lower-
income housing allocated to the sites.
Other Analyses
To conclude the Residential Site Inventory section, there are three short
sections on other analyses required by HCD:
• Nonvacant Sites That Include Residential Units: Site 126, 251
Llewellyn Avenue, includes an existing affordable unit that
necessitates program H-2l, requiring replacement when any new
development occurs.
• AB 725 (Wicks): Noting that all sites allow four or more residential
units.
• AB 1233: 5th Cycle Shortfall Review: Noting that no rezoning due
to 5th Cycle Shortfall is required.
In addition, the city analyzed the potential impact of AB 2011 & SB 6
(2022), which enables residential development in office and commercial
zones. The Housing Element is not claiming any RHNA credit for units
which may be produced by AB 2011 or SB 6, and has provided an analysis
for informational purposes only.
NONVACANT SITES THAT INCLUDE RESIDENTIAL UNITS
Government Code Section 65583.2(g)(3) necessitates a program requiring
the replacement of units affordable to the same or lower income level as a
condition of any development on a nonvacant site consistent with those
requirements set forth in Density Bonus Law.
Site #126 at 251 Llewellyn Avenue includes one below-market-rate unit.
Program H-2l, the Replacement Unit Program, requires replacement
housing units on sites identified in the site inventory when any new
development occurs on the site.
H.IV-39 CAMPBELL GENERAL PLAN | HOUSING
AB 725 (WICKS)
AB 725 requires a jurisdiction to plan for at least 25 percent of moderate-
income units to be located in areas zoned for at least four units per parcel
(but not more than 100 units per acre) and at least 25 percent of above-
moderate income unites to be located in areas zoned for at least for units
per parcel.
All of the sites in the Sites Inventory are in areas zoned for at least four
units of housing per parcel, complying with AB 725.
The proposed General Plan land use changes allow for densities of at least
18-25 du/ac, which would allow more than four units on each site. The
highest density permitted is 75 du/ac.
There are two sites in the site inventory, Site #218.1 and Site #218.2, that
allow 2 units each but are part of a larger assemblage of parcels that also
includes Site #218.3. This site would allow a combined 9 units.
AB 1233: 5TH CYCLE SHORTFALL REVIEW
Campbell had adequate sites available in its previous Housing Element
cycle and is not required to accommodate any unaccommodated need.
There is no rezoning necessary as per Government Code section
65584.09.
AB 2011 & SB 6: RESIDENTIAL IN COMMERCIAL/OFFICE
ZONES
In 2022, the California State Government passed two bills (AB 2011 & SB
6) which will result in the production of more affordable and market-rate
housing in Campbell by allowing for residential development on property
zoned for retail and office space.
A preliminary review of the bills reveal that there are hundreds of properties
that could be developed into housing which, if built at the maximum
development density allowed, may result in thousands of additional
residential units.
CAMPBELL GENERAL PLAN | HOUSING H.IV-40
Infrastructure:
The Water, Sewer, Dry Utilities, and Environmental Constraints review is
taken from the Draft EIR,10 for the General Plan update which included the
Housing Element update. The Draft EIR was published in September
2022.
WATER:
San Jose Water Company (SJW) owns and operates its water distribution
system consisting of a pipe network, which lies predominantly beneath the
traveled roadways in the public street rights-of-way.
SJW provides the water supply for potable water and fire suppression in
the city. SJW’s service area encompasses 139 square miles, including
most of San Jose, most of Cupertino, the entire cities of Campbell, Monte
Sereno, Saratoga, the Town of Los Gatos, and parts of unincorporated
Santa Clara County. Most of the service area is built out and new
development is primarily urban infill projects. The regional wholesale
supplier of water to the South Bay Area, which includes the SJW, is the
Santa Clara Valley Water District (SCVWD, or Valley Water), which derives
water from local, recycled, and imported supplies.
New development accommodated under the 2040 General Plan is
expected to be infill and would rely on the existing distribution network that
has sufficient capacity to convey available water supplies. As such,
implementation and buildout of the General Plan would not result in the
need to construct or expand water supply and treatment facilities that were
not already accounted for in Urban Water Management Plan (UWMP).
Water Supply Assessment (WSA) was prepared for the proposed Project
(SJW 2022). The WSA noted that the total net potable water demand for
the Project is estimated at 869 acre-feet per year and represents a 0.71
percent increase in total system usage when compared to SJW’s 2020
potable water production. The increased demand is consistent with
forecasted demands represented in SJW’s 2020 Urban Water
Management Plan, which projected a 12.2 percent increase in total system
demand between 2020 demand and projected 2045 demand.
SJW expects to be able to meet the needs of the service area through at
least 2045 for average and single-dry years without a call for water use
reductions. The impact of this project is not consequential and SJW has
the capacity to serve the General Plan (which includes this Housing
10 Available at:
https://static1.squarespace.com/static/5727860527d4bd23efdf96db/t/631f7dab004fce1593c8a5ee/1663008295004/Campbell_GP+DEIR_compressed.pdf
H.IV-41 CAMPBELL GENERAL PLAN | HOUSING
Element Update) through buildout based on current water supply capacity
and Valley Water’s proposed water supply projects.
SEWER:
Wastewater services in Campbell require a system of pipes and facilities
owned and maintained by several entities, including private landowners,
the City of Campbell, the West Valley Sanitation District (WVSD), and the
San Jose-Santa Clara Regional Wastewater Facility (RWF). In total, the
WVSD provides approximately 44,500 connections serving a population of
nearly 108,000 people. The wastewater collection system is comprised of
415 miles of sewer main and 210 miles of sewer lateral.
The WVSD provides wastewater collection and disposal services to the
City of Campbell. The WVSD contracts with the San Jose-Santa Clara
RWF for wastewater treatment and disposal. Located in north San Jose,
the plant treats wastewater from local municipalities and sanitation districts
and discharges the treated wastewater into San Francisco Bay. The WVSD
accounts for about seven percent of plant treatment capacity. The District’s
current allocation is 13 millions of gallons per day (mgd).
Currently, all wastewater collected from the City is treated at the RWF,
which has a wastewater treatment capacity of 167 mgd. The City of
Campbell contributes 3 percent of the RWF’s total sewer connections.
Current flows to the plant are about 110 mgd. The RWF receives and treats
wastewater from a total of eight municipalities in the South Bay, including
San Jose (via the Burbank Sanitary District and County Sanitation District
23); Saratoga, Campbell, Los Gatos, and Monte Sereno (via the West
Valley Sanitation District), and the Cities of Santa Clara, Milpitas, and
Cupertino.
According to the San Jose-Santa Clara RWF Master Plan, the San Jose-
Santa Clara RWF has an existing plant rated capacity of 167 mgd during
the dry season. The Wastewater Treatment Plant Master Plan indicates
that the RWF will reach its rated capacity of 167 mgd between 2035 and
2040, triggering the need for a modification the RWF’s NPDES permit.
As Campbell continues to develop in the future, there will be an increased
need for water and wastewater services. These needs have been
addressed in the three utility districts’ master plans and will require that the
districts, in coordination with the City, continue to implement phased
improvements to some pump stations, sewer mains, and the various
wastewater treatment plants when triggered by growth. To address existing
and future capacity deficiencies, the WVSD maintains a 5-Year CIP and a
forecasted 10-year CIP which identify future system upgrades.
While full buildout of the development contemplated in the proposed
General Plan (which includes this Housing Element Update) would
CAMPBELL GENERAL PLAN | HOUSING H.IV-42
increase the existing treatment demand at the treatment plant, the
proposed General Plan includes a range of policies designed to ensure an
adequate wastewater treatment and sewer capacity for development. As
described above, the districts must also periodically review and update
their Master Plans, and as growth continues to occur within the Planning
Area, the district, in coordination with the City, will identify necessary
system upgrades and capacity enhancements to meet growth, prior to the
approval of new development.
Therefore, while a need to improve the City’s wastewater conveyance
infrastructure remains to serve the future buildout of the City, the WWTP
would have the capacity to serve development anticipated under full
buildout conditions and would be able to adequately serve the City’s RHNA.
DRY UTILITIES:
At buildout, the City of Campbell’s electricity and natural gas consumption
would be used primarily to power buildings (all types of buildings, including
residential, commercial, office, industrial, public, etc.). Electricity would
primarily come from the electricity utility provider (e.g. PG&E), or a PG&E
partner such as Silicon Valley Clean Energy (SVCE), and though on-site
solar generation. All sites within the city are able to be served by dry utilities
as all projects are in infill locations that are currently served by urban levels
of utilities.
ENVIRONMENTAL CONSTRAINTS:
Geology and Seismic Hazards: Earthquake, ground shaking, and
geologic hazards in the City include, ground shaking, and liquefaction.
Each can result in property damage, personal injury, and/or death. The
most widespread effect of an earthquake is ground shaking, or movement
of the Earth’s surface in response to seismic activity. Ground shaking is
often the greatest cause of physical damage. Buildings and utility facilities
may suffer severe damage or collapse if not properly designed to withstand
shaking.
California has a long history of strong earthquakes that have affected
communities in the Bay Area. The City's proximity to fault zones and other
potentially active faults suggests a high probability that a strong earthquake
will occur in the future in the City’s vicinity. In order to minimize potential
damage to buildings and site improvements, all construction in California is
required to be designed in accordance with the latest seismic design
standards of the California Building Code. The California Building Code,
Title 24, Part 2, Chapter 16 addresses structural design and Chapter 18
addresses soils and foundations. Collectively, these requirements, which
have been adopted by the city, include design standards and requirements
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that are intended to minimize impacts to structures in seismically active
areas of California. Section 1613 specifically provides structural design
standards for earthquake loads. Section 1803.5.11 and 1803.5.12 provide
requirements for geotechnical investigations for structures assigned
varying Seismic Design Categories in accordance with Section 1613.
Design in accordance with these standards and policies is typical in
Campbell and addresses risks associated with seismic activity.
All projects would be required to comply with the provisions of the CBSC,
which requires development projects to: perform geotechnical
investigations in accordance with State law, engineer improvements to
address potential seismic and ground failure issues, and use earthquake-
resistant construction techniques to address potential earthquake loads
when constructing buildings and improvements. As future development
and infrastructure projects are considered by the City, each project will be
evaluated for conformance with the CBSC, General Plan, Zoning
Ordinance, and other regulations. Subsequent development and
infrastructure would also be analyzed for potential environmental impacts,
consistent with the requirements of CEQA. In addition to the requirements
associated with the CBSC and the Municipal Code, the General Plan
includes policies and actions to address potential impacts associated with
seismic activity.
The General Plan policies and actions that require review of development
proposals to ensure compliance with California Health and Safety Code
Section 19100 et seq. (Earthquake Protection Law), which requires that
buildings be designed to resist stresses produced by natural forces such
as earthquakes and wind. General Plan Policy SA-1.3 requires
geotechnical investigations to be completed prior to approval of any public
safety or other critical facilities, new critical infrastructure and facilities that
may be built in the City and to incorporate site specific seismic structural
design as required by applicable building codes. In addition to “active” fault
requirements per Alquist-Priolo and Earthquake Zones of Required
Investigation, the City of Campbell will also analyze and further investigate
potential local hazards associated with “potentially active” Quaternary
faults within the region. Specifically, General Plan Action SA-1f requires the
City to coordinate with the County Geologist on preparation of additional
geologic studies or other actions that would support the creation of a
designated hazard zone associated with the identified location of the
Cascade Fault in Campbell, as shown on General Plan Figure 3.6-1. The
purpose of this hazard zone would be to identify an area where site specific
geologic studies are needed in association with new development on
properties located in close proximity to mapped fault lines.
All development and construction proposals must be reviewed by the city
to ensure conformance with applicable building standards. Development
on soils sensitive to seismic activity is only allowed after adequate site
CAMPBELL GENERAL PLAN | HOUSING H.IV-44
analysis, including appropriate siting, design of structure, and foundation
integrity. Action SA-1b in the Draft EIR requires the submission of geologic
and soils reports to ensure that facilities are constructed in a way that
mitigates site-specific seismic and/or geologic hazards. All future projects
are subject to CEQA review to address seismic safety issues and provide
adequate site-specific mitigation for existing and potential hazards
identified. With the implementation of the policies and actions in the
General Plan, as well as applicable State and City codes, potential impacts
associated with a seismic event, including rupture of an earthquake fault,
seismic ground shaking, liquefaction, and landslides would be less than
significant.
GOALS, POLICIES AND PROGRAMS
This Housing Element contains five housing goals that provide overarching
housing guidance for the City to strive towards. Within each goal are
policies that describe the approach or behavior that will move the City
towards the respective goals. These policies and goals will be realized
through housing programs, which detail actionable implementation steps
that the City will take throughout the planning period. Each housing
program includes the responsible party for implementation, funding source,
measurable goal, and timeframe for implementing the program.
The City has the following five housing goals for the 2023-2031 Housing
Element, which are described in more detail within the table below,
bolstered by policies and programs:
1. Improve Housing Affordability in Campbell – Encourage the
Production of Affordable Housing
2. Preserve Existing Housing / Affordable Housing Stock
3. Remove Government Constraints to Housing
4. Resilient Housing Policies
5. Affirmatively Furthering Fair Housing and addressing special needs
groups
The Housing Element's 5 goals, 31 policies, and 59 programs create a
framework that will promote the development of new residential units at all
affordability levels, as well as maintain existing affordable units and focus
on special housing needs.
This policy framework was developed in a multi-step process that focused
on fair housing issues and built off of extensive community outreach.
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Policy and Program Development
Campbell's approach to affirmatively furthering fair housing is integrated in
the goals, policies, and programs of the Housing Element.
In addition, the City took a site allocation approach that distributed housing
opportunity sites throughout the City, with focuses in the higher-density
areas near transit, in order to distribute affordable housing while leveraging
the assets existing in transit corridors. The Affordable Housing Overlay and
related policies and programs considers strategies to develop more
affordable housing, particularly near transit and amenities. The approach
described in the policies and programs would encourage more affordable
housing in high-resource areas throughout the City. The policies and
programs reinforce and promote the development of affordable housing
while encouraging equitable dispersion of affordable housing throughout
the City and avoiding further concentration of opportunity and poverty.
The housing policies and programs were also developed based on an
extensive community outreach process. Some of the policies and programs
were directly adapted from outreach suggestions on policy updates. The
community identified strategies for addressing the needs of special needs
populations and emphasized the importance of expanding opportunities for
affordable housing. A full summary of the findings from the community
outreach is discussed in Chapter III. The policies and programs contained
in this chapter reinforce housing equity by responding to the concerns and
priorities identified by the community.
Contributing Factors and Policy Development
In Chapter II, the “Contributing Factors” section identifies three overarching
fair housing issues in the City, each assigned a priority level:
• Fair Housing outreach (Medium priority)
• Need for affordable housing options throughout Campbell to
promote mobility (High priority)
• Need for additional affordable housing and community revitalization
in certain neighborhoods (High priority)
FAIR HOUSING OUTREACH
Per the analysis in Chapter II, certain segments of Campbell’s population
(seniors, persons with disabilities, Hispanic/Latinx populations, and female-
headed households) face disproportionate housing challenges including
protection of rights as a renter and obtaining stable housing.
Contributing Factors:
CAMPBELL GENERAL PLAN | HOUSING H.IV-46
• Many seniors are unaware of available support and resources due
to digital divide issues.
• Certain groups have a higher percentage of challenges in obtaining
stable rental housing and protecting renter rights compared to the
percentage of the City’s population overall (persons of Hispanic
ethnicity, seniors, persons with disabilities, female headed
households)
• Less overall awareness of resources provided by the public sector
for residents to rental challenges.
NEED FOR AFFORDABLE HOUSING OPTIONS THROUGHOUT
CAMPBELL TO PROMOTE MOBILITY
Campbell’s affordable housing is currently limited and concentrated in
areas of the city that are disconnected from amenities and services.
Contributing Factors:
• High Levels of Overpayment
• Overall lack of sufficient available affordable housing options
throughout the City.
• Historical and Institutional concerns about potential changes to
community character resulting from new housing have restricted
the city from planning for sufficient housing to meet affordable
housing needs.
NEED FOR ADDITIONAL AFFORDABLE HOUSING AND
COMMUNITY REVITALIZATION IN CERTAIN
NEIGHBORHOODS
Areas of Campbell north of Hamilton Avenue and east of the expressway
(Census Tract 5064.02 and Census Tract 5065.02 block group 2) require
additional public investment and support for housing upkeep and
rehabilitation to alleviate overpayment and avoid displacement risk.
Contributing Factors:
• Lack of sufficient community revitalization strategies in targeted
neighborhoods.
• Lack of public investment in specific neighborhoods, including
services and amenities.
• Challenges to existing residents for housing/property upkeep due
to financial/physical constraints.
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• High levels of overpayment create displacement risk.
CITY ACTIONS TO AFFIRMATIVELY FURTHER FAIR HOUSING
The following table describes City Actions that will be taken to respond to
Fair Housing Issues and their Contributing Factors
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Table IV-13 Fair Housing Issues, Contributing Factors, and City Actions
Fair Housing Issue Contributing Factors Priority Level Action
A. Fair Housing
Outreach
(Housing Mobility)
Many seniors are unaware of available
support and resources due to digital
divide issues.
Certain groups have a higher
percentage of challenges in obtaining
stable rental housing and protecting
renter rights compared to the percentage
of the City’s population overall (persons
of Hispanic ethnicity, seniors, persons
with disabilities, female headed
households)
Less overall awareness of resources
provided by the public sector for
residents with regards to rental
challenges.
Medium
City Action: By the end of 2023, post additional
fair housing information at the Adult Center and
Community Center and on their digital platforms.
Staring in 2024, hold an informational workshop
at these locations once every two years.
Community Development Dept
City Action: In 2024, with the support of Project
Sentinel, conduct a fair housing information
session for the City Council. Invite local
nonprofits, such as Law Foundation of Silicon
Valley, Senior Adults Legal Assistance and
HouseKeys, to attend.
Community Development Dept
City Action: At least twice during this Housing
Element Cycle (2025 and 2028) work with
Project Sentinel to contact rental property owners
and managers of multifamily apartment
complexes and mobile home parks to provide fair
housing information and assistance. This
outreach will include promoting the Section 8
voucher program to landlords that have not
previously participated in the program and will
target use of multi-lingual materials (HE Program
H-6.1a).
Community Development Dept
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Fair Housing Issue Contributing Factors Priority Level Action
City Action: By the end of 2023, publish Fair
Housing information, including any community
meetings, on non-traditional media such as
Facebook or Instagram, and conduct targeted
outreach to tenants, mobile home park residents
and other lower income populations.
Community Development Dept
Action Outcomes: Through the above steps, the
City’s goal will be to increase the distribution of
fair housing materials by at least 20 percent and
to increase awareness of fair housing options
among residents, including special needs groups
and low-income residents. Throughout the
informational workshops and Council workshops,
develop a comprehensive list of interested
nonprofits, property owners and community
members that can be utilized for future outreach.
Seek to increase the number of Campbell
residents counseled through Project Sentinel
from an average of 20 to 25 annually.
B. Need for affordable
housing options
throughout Campbell to
promote mobility
(Housing Mobility/Place
Based Strategies/New
Opportunities)
High Levels of Overpayment
Overall lack of sufficient affordable
housing options throughout the city.
Historical and Institutional concerns
about potential changes to community
High
City Action: Support the dispersion of affordable
housing throughout Moderate and High
Resource areas in Campbell through the City’s
Inclusionary Housing Ordinance (HE Program H-
1a) and new Affordable Housing Overlay Zone
(HE Program H-1c), providing sites for 1,839
lower and 614 moderate income units.
Community Development Dept
CAMPBELL GENERAL PLAN | HOUSING H.IV-50
Fair Housing Issue Contributing Factors Priority Level Action
character resulting from new housing
have restricted the city from planning for
sufficient housing to meet affordable
housing needs.
City Action: Initiate a marketing program for
homeowners on the benefits of ADUs (2023)
through the City's Newsletter and posting of the
ADU application checklist on the City website, thereby expanding housing opportunities in areas
that have traditionally only had single-family
ownership housing. Create pre-approvable ADU
prototypes by 2024 (HE Program H-1e) and
other resource materials (ADU cost calculator),
and seek to issue permits for 216 ADUs over the
planning period.
Community Development Dept
City Action: Implement the City’s SB 9
Ordinance to expand the housing supply in High
Resource single-family zones by allowing for lot
splits and duplexes. In coordination with
research being conducted at the State level,
evaluate opportunities to incentivize and provide
funding assistance for homeowners to provide
affordable units under SB 9 (2024). Seek to integrate at least three SB 9 units annually in
high resource single-family districts.
Community Development Dept
City Action: Adopt an SB 10 Ordinance (2024)
to allow up to 10 units to be developed on
smaller residential parcels throughout the City,
with a goal to produce 200 units of missing
CAMPBELL GENERAL PLAN | HOUSING H.IV-51
Fair Housing Issue Contributing Factors Priority Level Action
middle housing, targeting 75% of these units in
RCAAs and high resource tracts (Program H-1g).
Community Development Dept
City Action: Require affordable developers
receiving public funds to prepare an affirmative
marketing plan, and encourage private
developers with affordable units in their projects
to prepare an affirmative marketing plan. The
affirmative marketing plan shall ensure marketing
materials for new developments are designed to
attract renters and buyers of diverse
demographics, including persons of any race,
ethnicity, sex, handicap, and familial status.
Community Development Dept
City Action: Apply for Project Homekey funds
and seek to achieve 100 units of permanent
supportive housing, addressing approximately
50% the City’s 2022 PIT count (or updated goal
based on latest PIT count).(Program H5-e).
Community Development Dept
Action Outcomes: Through implementation of
the Inclusionary Housing Ordinance, adoption of
an Affordable Housing Overlay, promotion
of ADUs, allowance for lots splits and duplexes in
single-family zones, and adoption of an
ordinance to allow development up to 10 units on
small lots, provide increased housing options
throughout Campbell’s high resource
neighborhoods to foster a more inclusive
CAMPBELL GENERAL PLAN | HOUSING H.IV-52
Fair Housing Issue Contributing Factors Priority Level Action
community. Provide adequate sites for over
1,968 lower income households, over 6,799
moderate income households, and over 2,653
above moderate income households, exceeding the City’s RHNA requirements.
Community Development Dept
C. Need for additional
affordable housing and
community
revitalization in certain
neighborhoods (CT
5064.02 & CT 5065.02
BG 2 - north of
Hamilton Ave, east of
expressway)
(Place based
Strategies,
Displacement)
Lack of sufficient community
revitalization strategies in targeted
neighborhoods
Lack of sufficient public investment in
specific neighborhoods, including
services and amenities
Challenges to existing residents for
housing/property upkeep due to
financial/physical constraints.
High levels of overpayment create
displacement risk
High
City Action: Continue to improve access for
persons with disabilities through ADA
improvements to streets, sidewalks and public
facilities. Dedicate or seek funding, including
annual CDBG allocations, to prioritize
infrastructure and accessibility improvements in
the moderate resource opportunity areas with
higher concentrations of persons with disabilities
(Census Tract 5064.02 and Census Tract
5065.02 block group 2). Complete the
resurfacing of Hamilton Avenue which serves this
area, as funds become available. Seek funding
to design and construct the Hamilton Avenue/SR
17 Off-Ramp Widening Project.
Community Development Dept/Public Works
City Action: Include information about
rehabilitation and maintenance resources in City
newsletters and on the website, including a new
Senior Home Rehabilitation fund (HE Program H-
2k). Include translated information when
feasible. Seek to assist 10 households annually.
Starting in 2024, conduct targeted outreach
through annual mailings to Census Tract 5064.02
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Fair Housing Issue Contributing Factors Priority Level Action
and Census Tract 5065.02 block group 2 (north
of Hamilton and east of the expressway) about
available rehabilitation assistance.
Community Development Dept
City Action: Expand affordable housing
opportunities in moderate resource
neighborhoods as a means of providing options
for modest income residents to remain in their
neighborhoods amidst rising hosing costs.
Community Development Dept
City Action: Implement programs to protect
tenants from displacement including: the Rental
Increase Dispute Resolution Ordinance and Rent
Mediation Program; limits on rent increases and
prohibiting evictions without just cause for
tenants that have resided in their units for more
than 12 months; offering tenant/landlord conflict
resolution through Project Sentinel; providing
relocation assistance where public funds are
utilized; offering existing displaced households
an opportunity to return to the new development;
and enforcing replacement requirements when
affordable units are removed on Housing
Element sites (Government Code Sec.
65583.2(g)(3)). Develop an information sheet on
tenant protections and post on the City’s website
and in the City newsletter (2024).
Community Development Dept
CAMPBELL GENERAL PLAN | HOUSING H.IV-54
Fair Housing Issue Contributing Factors Priority Level Action
Action Outcomes: Increased public and private
investment in areas of Campbell that have been
identified as moderate resource areas and
portions of the City with higher percentages of special needs groups, including funds for
improvements to the primary arterial (Hamilton
Avenue) and freeway off-ramp that serves this
area. Through remediation of substandard
housing conditions, return approximately 10
units/year to safe and sanitary conditions. Seek
to achieve at least 100 new affordable housing
opportunities in moderate resource
neighborhoods (Franciscan Campbell
Apartments, Fry’s site, etc.)
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Special Needs Groups and Policy Development
Policies and programs identified to specifically address the housing and
supportive service needs of special needs groups are identified below:
SENIOR HOUSEHOLDS
The following policies and programs will address the housing needs of older residents in Campbell:
Table IV-14 Senior Policies and Programs
Policies Programs
• Policy H-1.1: Inclusionary
Housing
• Policy H-1.6: Emphasis on
Affordable Housing
• Policy H-5.2: Special Needs
Housing
• Policy H-5.8: Incentives for
Special Needs Housing
• Policy H-5.9:
Adaptable/Accessible Units for
People with Disabilities
• Policy H-5.11: Integrated
Services
• Program H-2k: Senior
Home Rehabilitation
• Program H-5c: Multilingual
Housing Information
• Program H-5f: Persons with
Disabilities
• Program H-5g: Reasonable
Accommodation
• Program H-5h: Fair
Housing Program
• Program H-5y: Units for
Special Needs
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PERSONS WITH DISABILITIES AND
DEVELOPMENTAL DISABILITIES
The following policies and programs will address the housing needs of people with disabilities in Campbell:
Table IV-15: People with Disabilities Policies and Programs
Policies Programs
• Policy H-1.1: Inclusionary
Housing
• Policy H-1.6: Emphasis on
Affordable Housing
• Policy H-5.1: Renter
Protections
• Policy H-5.2: Special Needs
Housing
• Policy H-5.8: Incentives for
Special Needs Housing
• Policy H-5.9:
Adaptable/Accessible Units for
People with Disabilities
• Program H-5c: Multilingual
Housing Information
• Program H-5f: Persons with
Disabilities
• Program H-5g: Reasonable
Accommodation
• Program H-5h: Fair
Housing Program
• Program H-5m:
Coordination with
Affordable Housing
Providers
• Program H-5p: Housing
Proposal Selection Process
• Program H-5v: Community
Outreach for Implementing
Housing Element Programs
• Program H-5y: Units for
Special Needs
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LARGE HOUSEHOLDS
The following policies and programs will address the housing needs of large families in Campbell by incentivizing the development of housing
types that meet the needs of large families and ensuring that this population is aware of available housing services:
Table IV-16: Large Families Policies and Programs
Policies Programs
• Policy H-1.1: Inclusionary
Housing
• Policy H-1.6: Emphasis on
Affordable Housing
• Policy H-5.1: Renter
Protections
• Policy H-5.2: Special Needs
Housing
• Policy H-5.8: Incentives for
Special Needs Housing
• Program H-1a: Inclusionary
Housing Ordinance
Implementation
• Program H-5c: Multilingual
Housing Information
• Program H-5h: Fair Housing
Program
• Program H-5y: Units for
Special Needs
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FEMALE-HEADED HOUSEHOLDS
The following policies and programs will address the housing needs of female-headed households in Campbell:
Table IV-17: Female-Headed Households Policies and Programs
Policies Programs
• Policy H-1.1: Inclusionary
Housing
• Policy H-1.6: Emphasis on
Affordable Housing
• Policy H-5.1: Renter
Protections
• Policy H-5.2: Special Needs
Housing
• Policy H-5.8: Incentives for
Special Needs Housing
• Program H-5c: Multilingual
Housing Information
• Program H-5d: Shared
Housing Program
• Program H-5h: Fair Housing
Program
• Program H-5y: Units for
Special Needs
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PEOPLE EXPERIENCING HOMELESSNESS
The following policies and programs will address the housing needs of people experiencing homelessness in Campbell:
Table IV-18: People Experiencing Homelessness Policies and Programs
Policies Programs
• Policy H-5.2: Special Needs
Housing
• Policy H-5.8: Incentives for
Special Needs Housing
• Policy H-5.10: Address
Homelessness
• Policy H-5.11: Integrated
Services
• Program H-1a: Inclusionary
Housing Ordinance
Implementation
• Program H-5c: Multilingual
Housing Information
• Program H-5e: Homeless
Assistance/Shelter Provisions
• Program H-5f: Persons with
Disabilities
• Program H-5h: Fair Housing
Program
• Program H-5r: Low Barrier
Navigation Centers
• Program H-5y: Units for
Special Needs
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FARMWORKERS
Although there are no farmworkers in Campbell, the City will coordinate with regional partners to address regional housing issues to meet the
needs of farmworkers. Santa Clara County is taking the lead on developing a “Bay Area Regional Agricultural Plan”. Launching in 2022, the Plan will undertake the following initiatives: explore regional strategies for the
conservation of agricultural land (joint powers authority, financing mechanisms, land trust), thus reducing the greenhouse gas emissions associated with urbanization; help local governments plan land-use
strategies to protect agricultural land that might otherwise be developed”; and explore farmworker housing including programs, policies, and legislation. Additionally, future farmworkers will benefit from varied housing
types, such as affordable multifamily developments and SROs.
Table IV-19: Farmworkers Policies and Programs
Policies Programs
• Policy H-1.1: Inclusionary Housing
• Policy H-1.6: Emphasis on Affordable Housing
• Policy H-5.1: Renter Protections
• Policy H-5.2: Special Needs Housing
• Policy H-5.8: Incentives for Special Needs Housing
• Program H-5h: Fair Housing
Program
• Program H-5y: Units for
Special Needs
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VETERANS
The following policies and programs will address the housing needs of
veterans in Campbell.
Table IV-20: Veterans Policies and Programs
Policies Programs
• Policy H-1.1: Inclusionary Housing
• Policy H-1.6: Emphasis on Affordable Housing
• Policy H-5.1: Renter Protections
• Policy H-5.2: Special Needs Housing
• Policy H-5.8: Incentives
for Special Needs Housing
• Policy H-5.11: Integrated Services
• Policy H-5.13: Veterans Housing
• Program H-5g: Reasonable
Accommodation
• Program H-5h: Fair Housing
Program
• Program H-5x: Veterans'
Needs
• Program H-5y: Units for
Special Needs
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Summary of Quantified Objectives
Many programs and policies reduce barriers and create opportunities for a
balanced community. These goals are essential to meeting the City’s
housing needs, but are more qualitative in general. The 4,910 units that
Campbell takes credit for on its Housing Opportunity Sites are sufficient to
meet the 2,977 units in RHNA. In addition, 216 Accessory Dwelling Units
projected, and 185 units in the pipeline are joined by an objective of 10
rehabilitated units a year (80 units overall) and 73 units conserved or
preserved. Campbell reasonably expects that a total of 4,199 units will be
developed, as described by the tables below:
Table IV-22: 2023-2031 Quantified Objectives
Income Category New Construction Rehabilitation Conservation/ Preservation1
Very Low
Income 752 40 920
Low Income 434 40 137
Moderate
Income 499 0 85
Above
Moderate
Income
1,292 0 0
Totals 2,977 80 1,142
1 Income distribution based on the following assumptions:
• Preservation of at-risk units – 36 Very Low, 37 Low
• Maintaining BMR rental units – 40 Very Low, 9 Low, 2 Moderate
• Maintaining Housing Choice Vouchers – 575 Very Low
• Preserving mobile home units – 81 Very Low, 81 Low, 81 Moderate
• Tenant counseling – 188 Very Low, 10 Low, 2 Moderate
• New Construction Objective: Reflects City’s 2023-2031 RHNA.
Of allocation for 752 very low income units, half is allocated to
extremely low income households, and half to very low income
households. Includes 200 SB 10 units: 100 at moderate income and
100 at low income.
• Rehabilitation Objective: Reflects goal to assist ten lower income
households annually through Rebuilding Together’s home repair
program and a new, locally funded Senior Home Repair program.
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• Conservation Objective: Reflects preservation of the 73 units at
risk of conversion in the Avalon Bay and Gateway housing
developments; maintaining affordability on the current inventory of
51 BMR (below market rate) rental units; maintaining 575 Housing
Choice Vouchers; preserving the 243 existing mobile home units in
the Timber Cove and Paseo de Palomas mobile home parks; and
assisting 200 tenants to remain in their homes through counseling
provided by Project Sentinel.
Goals, Policies and Programs Table
Table IV-22 includes Campbell’s 6th Cycle Housing Element Goals, Policies
and Programs.
H.IV-64 CAMPBELL GENERAL PLAN | HOUSING
Table IV-22: Housing Element Goals, Policies and Programs
Goal/Policy/Program Implementing Action Target Responsible
Party Funding Timeframe
Goal 1: Improve Housing Affordability in Campbell – Encourage the Production of Affordable Housing
Policies:
Policy H-1.1: Inclusionary Housing:
Ensure that new residential
development in Campbell integrates
units affordable to very low-, low-, and
moderate-income households, or
contributes funds to support the
development of affordable housing.
Policy H-1.2: 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-1.3: Mixed-Use Development:
Promote mixed-use development where
housing is located near jobs, services,
shopping, schools, and public
transportation.
Policy H-1.4: Planned for Densities: All
housing opportunity sites shall achieve
75 percent of the maximum General
Plan Land Use density.
Policy H-1.5: Accessory Dwelling Units
(ADUs): Provide for the infill of modestly
priced rental housing by encouraging
accessory dwelling units in residential
neighborhoods.
Policy H-1.6: Emphasis on Affordable
Housing: Support the development of
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additional affordable housing by non-
profit and for-profit developers through
financial assistance and/or regulatory
incentives.
Policy H-1.7: Workforce Housing:
Incentivize workforce housing that is
affordable to middle-income households
that are making 80 to 120 percent of
area median income.
Policy H-1.8: Housing Types: Support a
range of housing types, densities, and
affordability levels distributed
throughout the City.
Programs:
Program H-1a: Inclusionary Housing
Ordinance Implementation: Amend the
Inclusionary Housing Ordinance to offer
developers a menu of options for
achieving affordability, adjusting the
percentage of units required to be
affordable depending on the degree of
affordability achieved (i.e., moderate-,
low-, very low-, and extremely low-
income).
These amendments could also include:
• Initiating a nexus study to
reevaluate increasing the affordable housing in-lieu fee.
• Updating the inclusionary ordinance to require for-sale projects to provide the same
allocation of units available to lower-income and very low-income units that is
required for rental projects. Modifying the In-Lieu Fee
The City shall update
inclusionary housing
ordinance to allow for
development flexibility for
affordable housing. City staff
will conduct workshops to
obtain comments and
suggestions for this revision
to the inclusionary ordinance.
_Conduct workshops
to obtain comments
and suggestions for
revision
_City shall prepare a
nexus study
_Update Inclusionary
Housing Ordinance
for adoption by the
State
_Modify In-Lieu Fee
Ordinance
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
Nexus study to be
completed by end
of December
2023.
Consequent
amendments to
the Ordinance
and establishment
of affordable
housing in-lieu
fees to be
adopted by June
2024.
H.IV-66 CAMPBELL GENERAL PLAN | HOUSING
threshold to apply only to developments of 5-9 units. Housing developments of 10 or more units would not be allowed to substitute
affordable units with in-lieu fees.
Program H-1b: Commercial Linkage
Fee: Establish an affordable housing
impact fee that will apply to non-
residential development to provide an
additional local source of revenue to
support production of affordable
housing.
Amend the Municipal Code to
include a commercial linkage
fee. A nexus study will be
required to determine the fee
schedule.
_Conduct nexus
study
_Amend Municipal
Code to include
linkage fee
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
Nexus study to be
completed by end
of December
2023.
Amend Municipal
Code by end of
2024 to
incorporate
impact fees on
non-residential
development.
Program H-1c: Affordable Housing
Overlay Zone (AHOZ): Establish an Affordable Housing Overlay Zone to
incentivize the development of housing
meeting priorities. Incentives to be
incorporated into the AHOZ may
include:
• Allowing an increase in density over that otherwise allowed under State Density Bonus Law.
• Allowing a reduction in parking standards consistent with those provided under State Density Bonus Law.
• Providing for Ministerial
Review.
Other incentives to be evaluated in
developing the AHOZ include: Providing
Establish new AHOZ in
Zoning Ordinance
_Establish new
AHOZ in Zoning
Ordinance
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
Research other
AHOZs in the Bay
Area and conduct
developer
interviews on
meaningful
incentives (mid
2023);
Develop draft
AHOZ and
conduct public
hearings (fall
2023);
Adopt AHOZ
(Spring 2024)
H.IV-67 CAMPBELL GENERAL PLAN | HOUSING
for a) building, planning, and/or impact
fee reductions or waivers; and b) City
funding support for frontage
improvements.
Program H-1d: Maximum Average Unit
Size: Establish an average maximum
unit size of 1,250 square feet for
projects with a density over 45 dwelling
units per acre.
Modify Zoning Ordinance to
include maximum unit
size/FAR for buildings over a
certain density or height.
_Modify Zoning
Ordinance
concurrent with
adoption of Objective
Standards
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
Adopt by June
2023
Program H-1e: Promote Accessory
Dwelling Units: Initiate a marketing
program for homeowners on the
benefits of ADUs and the availability of
resources (templates, cost calculators,
technical support) to support
development. Collaborate with
countywide efforts to develop pre-
approved ADU plans suitable for
Campbell, including designs that are
ADA accessible. Amend the ADU
ordinance to address non-compliance
issues identified by the State
Department of Housing and Community
Development (HCD),
Streamline the review and
permitting of ADUs by
publishing pre-approved
plans including plans that are
ADA-compliant, which shall
be posted on the City’s
website.
_Publish pre-
approved ADU plans
and templates,
including designs
that address ADA
and senior housing
needs
_Post plans on City
website
_Use at least three
of the following
channels to distribute
information: social
media campaign,
website, local press,
Council
announcements,
utility mailers
_Seek to permit a
total of 216 ADUs
over the planning
period
Housing
Division,
Santa Clara
County Housing
Collaborative
Community
Development
Budget
Amend the ADU
ordinance
consistent with
recent state law
(2023).
Initiate marketing
program and
coordinate with
countywide efforts
on pre-approved
ADU plans
(2023).
Select at least 3
plans and conduct
media campaign
to promote
(December 2024)
Program H-1f: Objective Multi-Family
Development and Design Standards:
Adopt residential objective standards,
which will be applied to all residential
and residential mixed-use projects that
are eligible for ministerial review, with
Establish objective
development and design
standards for small-lot single-
family, multi-family and mixed
use residential projects, and
test standards to ensure the
_Publish Objective
Standards
_Modify municipal
code
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
Adopt in Spring
2023 in
conjunction with
Housing Element
H.IV-68 CAMPBELL GENERAL PLAN | HOUSING
the goal of streamlining the approval
process and accelerating housing
production.
full range of densities can be
achieved. If the current
development standards
prevent the maximum
planned for densities from
being achieved, the City will
revise those development
standards to ensure that
maximum densities can be
achieved Revise
corresponding approval
findings in zoning ordinance
to reduce subjectivity.
Program H-1g: SB 10 Ordinance:
Adopt a SB 10 Ordinance that would
establish an overlay zone where SB 10
could be implemented on smaller
residential lots throughout the City, particularly close to transit stations.
Parcels within the overlay zone would
be permitted to develop up to 10 units
per parcel. This ordinance would
include standards to determine the
maximum number of units per lot when
meeting specific locational requirements
and objective standards within the
overlay zone.
Encourage increased housing
production on smaller
residential lots within the
overlay zone.
_Establish SB 10
Ordinance
_Develop 5 SB 10
sites per year
between 2025-2030, for approximately
200 units over
planning period
(averaging 6-7 units
per site)
_Target 75% of SB
10 units in RCAAs
and high resource
tracts
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
By end of
December 2024
Program H-1h: Periodic Ordinance
Amendments: Update the Municipal
Code as needed to comply with
changes to State Law and local
conditions/needs.
Initiate and complete the
amendment process to
comply with the new
requirements within 12
months of being notified of
the requirement.
_Amend Municipal
Code as necessary,
with 12 months of
being notified of the
requirement
Housing
Division
Community
Development
Budget
Within 12 months
of changes to
State Law
Program H-1i: Housing Opportunity
Site Inventory: In conjunction with the
update of the Housing Element,
Campbell is preparing an update to the
Publish and distribute to
market rate and affordable
_Establish Site
Inventory and make
related modifications
Housing
Division
Community
Development
Budget
Annually /
Ongoing
H.IV-69 CAMPBELL GENERAL PLAN | HOUSING
Land Use Element which significantly
expands opportunities for higher density
residential and mixed-use development
in the community. 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 2023-2031
planning period. In order to specifically
encourage and facilitate development
on these Opportunity Sites, Campbell
will undertake the following actions:
• Conduct annual outreach to developers
• Publish the City’s Housing
Opportunity Sites on website
• Inform potential developers of Housing Opportunity Sites
• Update the list of
potential/remaining Housing Opportunity Sites on an annual basis in conjunction
with the Annual Progress Report
• Housing Opportunity Site
Developer Support: Support potential developers of Housing Opportunity Sites
by:
• Providing technical assistance to property
owners and developers, including assessor parcel data and information on
density and design incentives
• Assisting developers in completing funding
housing developers the site
inventory to Municipal Code
(2023)
_Publish Site
Inventory on City
website and as
handout (2023)
_Send list to local
affordable housing
developers (2023)
_Update Site
Inventory on City
website annually
_When developer
expresses interest in
site, follow up within
30 days with offers of
assistance
H.IV-70 CAMPBELL GENERAL PLAN | HOUSING
applications in support of development, and as appropriate, provide local funds and/or land as leverage if available.
Program H-1j: Mixed-Use
Development: The maximization of
residential uses in new mixed-use
developments will be encouraged
through the use of incentives including
reduced parking requirements and
allowing shared parking between
commercial and residential uses. The
City will ensure that residential
development is included in mixed-use
projects on Housing Opportunity Sites in
order to address the City’s Regional
Housing Needs Allocation (RHNA)
requirements. Objective Multi-Family
Development and Design Standards
(Program H-1f) will support this
maximization while considering open
space, landscaping, and other
requirements. The Objective
Development Standards will also allow
the residential component of mixed-use
projects to not count against the
allowable FAR.
Modify Zoning Ordinance to
incentivize residential
development on parcels with
mixed-use land use
designations as part of the
Objective Design Standards
update.
_Modify Zoning
Ordinance
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget Spring 2023
Program H-1k: Achieve Target
Densities: As part of the creation of objective development standards,
conduct density testing to ensure
standards facilitate achievement of
maximum allowable densities.
Modify Zoning Ordinance to
maximize density per land
use designation as part of the
Objective Design Standards
update.
_Modify Zoning
Ordinance
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
Spring of 2023 in
conjunction with
Housing Element adoption.
Program H-1l: Strategically Interface
with the State Legislature: The City will
Contact elected
representatives about
_Subcommittee to
meet (including
Housing
Division,
Community
Development
Annually /
Ongoing
H.IV-71 CAMPBELL GENERAL PLAN | HOUSING
review and comment on key state
housing legislation in an effort to
achieve City goals and Regional
Housing Needs Allocation.
housing legislation as
appropriate. virtual meetings) with
state legislature in an
ongoing manner
Planning
Commission,
City Attorney,
City Manager’s
Office, City
Council
Budget,
General Fund
Program H-1m: Establish a program
that allows for increases in residential
densities for projects that include
smaller unit sizes as a means of
providing for lower-cost housing choices
in Campbell.
Modify Zoning Ordinance to
allow for single room
occupancy units (SROs) up to
400 sq ft in gross floor area,
and studios and one-bedroom
units up to 625 sq ft in gross
floor area to count as one-half
unit for density calculation
purposes.
_Modify Zoning
Ordinance Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
Adopt by June
2024
Program H-1n: Housing on Publicly
Owned Land: The Housing Element
identifies two key opportunities for
development of affordable housing on
publicly owned property: a) the 1.6-acre
Valley Transportation Authority (VTA)
Winchester Site; and b) the 2.6-acre
City-owned Corporation Yard. Both
properties are proposed for upzoning to
75 units/acre under Campbell’s General
Plan update. Key milestones are
identified for each of these
public/private partnerships in the
adjacent column.
VTA Site:
Enter into ENA with
development partner (mid
2022) (VTA)
Negotiate long-term ground
lease (mid 2023) (VTA)
Development entitlement (mid
2024) (Developer / Campbell)
Complete construction of 90-
100 lower income (60% AMI),
with min. 25% supportive
housing units (end of 2025)
(Developer / Campbell)
City Corporation Yard:
Execute contract for
development feasibility study
(March 2023)
Issue RFP for affordable
housing development
(pending outcome of
Valley Transportation
Authority
Housing Division,
Planning
Commission, City
Council,
Community
Development
Budget; Public
Land
Funding
identified by
VTA and Office
of Supportive
Housing for
Winchester Site
Destination
Home Grant to
fund feasibility
study of City
Corporation
Yard
As indicated
under Actions
H.IV-72 CAMPBELL GENERAL PLAN | HOUSING
feasibility analysis), and
prioritize projects with include
ELI units (mid 2024)
Execute contract with
affordable developer (fall
2024)
Development entitlement (mid
2025)
Complete construction of 150-
200 affordable housing units
(2028)
Goal 2: Preserve Existing Housing / Affordable Housing Stock
Policies:
Policy H-2.1: Property Maintenance:
Encourage the maintenance and
preservation of the City’s existing
housing stock.
Policy H-2.2: Preservation of Affordable
Housing: Work with property owners,
tenants, and non-profit purchasers to
facilitate the preservation of assisted
rental housing.
Programs:
Program H-2a: Below-Market Rate
Housing Rent Control Ordinance:
Establish a limited Rent Control
Ordinance to cap the yearly rent
increases to units in the City’s Below
Market Rate (BMR) housing unit
program to 5% plus the percent change
in the Consumer Price Index (CPI) or
10%, whichever is lower.
Pass rent control ordinance to
establish protections for units
in the City's Below-Market
Rate (BMR) housing
_Pass ordinance
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
End of December
2023
H.IV-73 CAMPBELL GENERAL PLAN | HOUSING
Program H-2b: Preservation of Mobile
Home Park Units: Develop General
Plan policy to preserve mobile home
parks, outright, and to prohibit their
conversion.
Develop a General Plan policy that preserves mobile home
parks, outright, and prohibits
their conversion. Any rent
control measures can be
achieved by AB 1482 until it sunsets on January 1, 2030.
_Adopt General Plan Housing
Division
Community
Development
Budget
Concurrent with
Housing Element
Adoption
Program H-2c: Short-Term Vacation
Rental Ordinance: Conduct a study on
the budget implications of taxing short-
term rentals and enforcing a short-term
vacation rental ordinance. If determined
to be cost effective, pass an ordinance
to manage the appropriate levels of
short-term vacation rentals in the City.
Study relationship of short-
term rentals and housing
stock to determine if
enhanced code enforcement
and/or a permitting program is
appropriate.
_Publish study
_If appropriate, pass
ordinance for
enhanced
enforcement and/or
short-term vacation
rental permitting
program.
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
Complete study
by end of
December 20269.
Adopt Ordinance
in 2027 as
deemed
appropriate.
Program H-2d: Workforce Housing:
Evaluate adoption of a resolution to
authorize Workforce Housing
opportunities within Campbell. Through
this resolution, organizations will be
allowed to use tax-exempt bonds to
acquire market-rate apartment buildings
and convert them to affordable housing
projects for workforce housing.
Increase number of workforce
housing units.
_Present
Resolutions to City
Council for review
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
Evaluate
financing options
for conversion of
market-rate
rentals to
workforce housing
(2023). Present
Resolutions for
consideration by
City Council (end
of January 2024).
Program H-2e: Housing Rehabilitation
Loan Program: Work with Santa Clara
County and regional non-profits to
ensure that Campbell residents have
access to countywide housing
rehabilitation programs, including
continuing to refer eligible households
to Rebuilding Together Silicon Valley’s
free home repair program, the majority
of whose participants are elderly seniors
and/or persons with disabilities. Pursue
The City will maintain
programs to inform residents
about Countywide housing
programs available, including
the County’s Housing
Rehabilitation Loan Program.
This will include publishing
information on the City's
website, developing
informational brochures, and
conducting outreach at
_Publish information
on website.
_Use at least three
of the following
channels to distribute
information: social
media campaign,
website, local press,
Council
announcements,
utility mailers
Housing
Division
Community
Development
Budget
Ongoing
H.IV-74 CAMPBELL GENERAL PLAN | HOUSING
new Senior Home Rehabilitation
program (see Program H-2k).
community events at least
once a year.
_Conduct one
outreach event a
year.
_ Inclusive of all
programs, seek to
provide rehabilitation
assistance to ten
lower income
households on an
annual basis.
Program H-2f: Code Enforcement:
Continue to administer the Code
Enforcement Program to identify
housing units in need of rehabilitation
and repair, providing referrals to
Housing Division. Through this program,
connect property owners to
rehabilitation assistance programs
offered by the County or non-profit
partners, if applicable.
Respond to code complaints and citations in a prompt
manner
_Conduct regular
code enforcement
trips
_Respond to code
issues within 90 days
_Include as resource
in citations
information on program H-1a:
Housing
Rehabilitation Loan
Program
_Include in City's
Community
Restitution Fund
funding for home
repair projects.
Building
Division
Community Development
Budget
Ongoing
Program H-2g: Preservation of
Assisted Housing: The City will take the
following actions to facilitate long-term
preservation of the 73 affordable
housing units that are at-risk of
converting to market-rate in 2026:
a. Monitor the at-risk units by
continuing to maintain close contact
with property owners regarding their
• Initiate discussions
with property owners
at least 3 years prior
to expiration to
monitor adherence to
tenant noticing
requirements (2026)
Housing Division
Community
Development
Budget; Various
outside funding
sources
Yearly
As indicated
under Actions
H.IV-75 CAMPBELL GENERAL PLAN | HOUSING
long-term plans for their properties.
b. 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.
• Identify funding
sources for
preservation -
Housing Trust of
Silicon Valley, HCD
Affordable Housing
and Sustainable
Communities
Program, HCD
Portfolio
Reinvestment
Program, Inclusionary
in-lieu fees, future
Commercial Linkage
fees, etc. (2024)
• Present preservation
options and
incentives to owners
e.g. additional density
on project site,
rehabilitation
assistance and/or
mortgage refinance in
exchange for long-
term use restrictions
(2024)
• Work with priority
purchasers and
qualified entities as
H.IV-76 CAMPBELL GENERAL PLAN | HOUSING
deemed necessary
(2025)
• Coordinate technical
assistance and
education to affected
tenants (2025)
Program H-2h: Monitor Lower Income Household Displacement: Consider the
impacts of new housing development on
the existing supply of affordable housing
during the development review process.
Monitor housing affordability
by considering the impacts of
new housing development on the existing supply of
affordable housing during the
development review process
and developing strategies to
address local displacement
issues as they are identified.
_In demolition
permits, to gather
information on affordable units,
provide right of first
refusal and other
rights of tenants
where applicable as
per SB 8 (2021).
Housing
Division
Community
Development
Budget
Ongoing during
the development
review process
Program H-2i: Tenant Notification:
Educate tenants of affordable housing
units at risk of converting to market-rate
of their rights and other assistance.
Notify tenants at least one
year prior to potential
conversion to market-rate
housing. As part of this
notification process:
A) Provide information
regarding tenant rights and
conversion procedures should
an owner decide to convert
their property to non-low-
income use.
B) Offer tenants information
regarding Section 8 rental
subsidies and other available
assistance through City and
County agencies as well as
non-profit organizations.
_ Notify tenants at
least one year prior
to potential
conversion to
market-rate housing.
Notification should
include details on
their rights and
resources available,
including below.
_ Offer tenants
information regarding
Project Sentinel,
Section 8 rental
subsidies, and other
available assistance
through City and
County agencies as
well as non-profit
organizations.
Housing
Division
Community
Development
Budget
Yearly
H.IV-77 CAMPBELL GENERAL PLAN | HOUSING
Program H-2j: Weatherization and
Retrofitting: Inform residential property
owners and renters of funding programs
at the state and federal level for
weatherization and other retrofitting
actions that can save on monthly
housing costs. If necessary, provide
funding matches to incentivize use of
these programs.
Conduct internal study of
existing weatherization and
retrofitting programs and how
matching funds might be
implemented. Publicize
programs once study is
complete.
_Conduct study
_Publicize
weatherization /
retrofitting on at least
three of the following
channels: social
media campaign,
website, local press,
Council
announcements,
utility mailers
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget,
General Fund
Study complete
by end of
December 2028
Program H-2k: Senior Home
Rehabilitation: Establish a fund to
support the repair and upkeep for
homes owned or rented by seniors. This
could be done as part of the Home Loan
Rehabilitation Program. Conduct
Outreach through the Campbell Adult
Center.
Identify funding sources and
develop outreach methods for
senior home rehabilitation
program.
_Establish fund, potentially through
Code Enforcement
Community
Restitution Fund
_Publish program
information on City
website and the Adult
Center
_Use at least three of
the following channels
to distribute
information: social
media campaign,
website, local press,
Council
announcements, utility
mailers
_ Inclusive of all
programs, seek to
provide home repairs
and rehabilitation
assistance to ten lower income
households on an
annual basis (see
Program H-2e)
Housing
Division
Community
Restitution
Fund
Establish program
by end of
December 2025
H.IV-78 CAMPBELL GENERAL PLAN | HOUSING
Program H-2l: Replacement Unit
Program: Campbell will adopt a policy
and will require replacement housing
units subject to the requirements of
Government Code section 65915,
subdivision (c)(3) on sites identified in
the site inventory when any new
development (residential, mixed-use or
nonresidential) occurs on a site that is
identified in the inventory meeting the
following conditions:
currently has residential uses or within
the past five years has had residential
uses that have been vacated or
demolished, and
was subject to a recorded covenant,
ordinance, or law that restricts rents to
levels
affordable to persons and families of
low or very low-income, or
subject to any other form of rent or price
control through a public entity’s valid
exercise of its police power, or
occupied by low or very low-income
households.
In order to mitigate the loss of
affordable housing units,
require new housing
developments to replace all
affordable housing units lost
due to new development.
_Adopt Replacement
Unit Policy
Housing
Division
Community
Development
Budget
The replacement
requirement will
be implemented
immediately and
applied as
applications on
identified sites are
received and
processed, and
local policy shall
be adopted by the
end of December
2023.
Goal 3: Remove Government Constraints to Housing
Policies:
Policy H-3.1: 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.
H.IV-79 CAMPBELL GENERAL PLAN | HOUSING
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.
Policy H-3.2: 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.
Policy H-3.3: Ordinance Updates:
Update the Municipal Code as needed
to comply with changes to State Law
and local conditions relating the housing
production and affordability.
Policy H-3.4: Development Review:
Ensure transparency in the
development review process to
minimize delays and reduce procedural
constraints on housing developers.
Programs:
Program H-3a: Update the Municipal
Code to reduce parking requirements
consistent with the standards presented
in Table II-33. The following parking
reduction strategies in areas adjacent to
light rail, and other parts of the City
which will not present impacts to
residential neighborhoods, are being
proposed:
• Reducing the parking requirements
for smaller units as a means of
facilitating lower cost housing, and for
sites located within walkable areas.
Update the Municipal Code to
revise parking standards to
better align with State density
bonus standards and best
practices in current
approaches to parking
_Update Municipal
Code with new
parking standards
concurrent with
preparation of
Objective Standards
Housing
Division
Community
Development
Budget
Spring of 2023 in
conjunction with
Housing Element
adoption.
H.IV-80 CAMPBELL GENERAL PLAN | HOUSING
• Provide incentives for reduced parking
in the Affordable Housing Overlay Zone
(Program H-1c)
• Allow parking to be unbundled from
residential units
• Allowing a combination of unbundled
and assigned parking in housing
developments
• Pursuant to AB 2097, the City will also
eliminate parking minimums on sites
within ½ mile of major transit stops
Program H-3b: Housing Program
Staffing: Identify funding sources to
support expanding housing staff
capacity and hire a Housing Program
Manager to monitor and implement
housing programs.
Hire a Housing Program
Manager to expand staff
capacity for implementing the
Housing Element.
_Complete Housing
Program Audit to
obtain
recommendations on
creating a
sustainable fiscal
and management model for the
Housing Program
_Hire Housing
Program Manager
Housing
Division
Community
Development
Budget
Acquire funding
sources by the
start of 2024; Hire
a Housing
Program Manager
by mid-2024
Program H-3c: 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.
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.
_Establish roster of
potential
partnerships,
updated every two
years
_Establish list of
grants and awarded
grantees, updated
every two years
Housing
Division
Community
Development
Budget
Monitor and
evaluate
opportunities
every two years
starting by the
end of 2023
H.IV-81 CAMPBELL GENERAL PLAN | HOUSING
Program H-3d: 100 Percent Affordable
Housing: Following the adoption of
objective design standards, 100 percent
affordable housing developments will be
eligible for ministerial review, in
accordance with State law
Adopt Municipal Code
amendments to incentivize
the development of 100
percent affordable housing.
_Amend code to
allow ministerial
review for 100-
percent affordable
housing
developments
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
By end of
December 2024
Program H-3e: Rezone for Lower Income Shortfall: Pursuant to State
statutes (Gov Code 65583.2(h) and 65583.2(i),), sites identified for rezoning
to address the City’s lower income RHNA shortfall shall meet the following
requirements:
• Permit owner-occupied and rental multi-family uses by-right in which 20% or more of the units are affordable to lower income households
• Permit a minimum density of 20 units per acre
• Allow a minimum of 16 units per site
• Accommodate at least 50 percent of the lower income need on sites designated for residential use only, otherwise allow 100% residential use and require residential to occupy at least 50% of the floor area in a mixed-use project.
The City of Campbell will
assign a “By-Right Housing”
overlay/combining district to
sites serving to meet the
housing shortfall in
accordance with the
Adequate Sites Program
requirements of Government
Code section 65583.2(h) and
65583.2(i). The combining
district will include appropriate
development standards to
encourage achieving
maximum densities.
_Allow ministerial
approval for a
minimum of 30.4
gross acres at 33
du/ac, 22.8 gross
acres at 45 du/ac, or
some combination
thereof to
accommodate 1,024
units for lower
income households
Housing
Division
Community
Development
Budget
Adopt General
Plan and rezoning
in April 2023.
Adopt ”By-Right
Housing”
overlay/combining
district by end of
December 2023
Program H-3f: Reuse Sites: In
accordance with State law, Modify the
Zoning Ordinance so that parcels in the
Site Inventory identified in previous
Housing Elements ("Reuse Sites") as
noted in Table A of the Site Inventory
with at least 20 percent of the units
affordable to lower-income households
are eligible for by-right processing with
ministerial review.
Modify Zoning Ordinance to
promote redevelopment of
reuse sites according to HCD
ministerial review standards.
_Modify zoning
ordinance
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
2023
H.IV-82 CAMPBELL GENERAL PLAN | HOUSING
Program H-3g: Affordable Housing
Rental Portal: Financially support the
efforts of state, county, or regional
organizations to establish an application
portal for below-market rate housing
units.
The City will evaluate and
contribute funding as
appropriate to a housing
application portal for below-
market rate housing units
administered at a state,
county, or regional scale.
_Evaluate potential below-market rate
housing application
portals for viability
_If a viable below-
market rate housing application portal is in
development,
contribute funding to
support it
Housing
Division General Fund
Annual evaluation
of potential below-
market rate
housing
application
portals, funding
when appropriate
Program H-3h: Zoning amendments for
Special Needs Housing: As presented
under the Governmental Constraints
analysis and pursuant to state law, the
City will undertake the following revisions
to the Municipal Code:
• Amend the Code to explicitly allow supportive housing by-right in all zones where multi-family and mixed uses are permitted
• Amend parking standards for
emergency shelters to be a number only sufficient to accommodate staff and not
exceeding the standards for other uses in the underlying zone.
• Revise maximum bed limit to 50 beds per shelter.
• Amend the Emergency
Shelter Area to include the Commercial/Light Industrial parcels along Camden and
Dell Avenues east of Winchester Boulevard and north of San Tomas
Facilitate the provision of a
variety of housing types and
for persons with special
needs.
_Amend Zoning
Ordinance
Housing
Division
Community
Development
Budget
By end of
December 2023
H.IV-83 CAMPBELL GENERAL PLAN | HOUSING
Expressway (see Figure II-63)
• Amend the Code to allow
group homes (licensed and unlicensed) for more than six persons in all residential
zone districts similar to other residential uses of the same form in the same zone,
subject to only those limitations authorized by and consistent with state law and fair housing requirements
• Amend the definition of SROs to be more inclusive,
identify Zoning Districts where SROs will be permitted (HDR, MHDR-MU,
GC-MU, HD-MU, CC-MU, TO-MU), and establish a parking standard of 0.5 spaces per unit
• Amend the Code to define and provide for Low Barrier Navigation Centers (refer to Program H-5r)
Program H-3i: Redevelopment Agency
Agreements: Review and renegotiate
existing development agreements to
promote the production of affordable
housing.
Acting as the successor
agency to the former
Redevelopment Agency
(RDA), the City of Campbell
will review existing
development agreements to identify areas that may be
renegotiated to promote the
production of affordable
housing. Under this program,
the city will engage in
conversations with the
property ownership of the
Review and
renegotiate at least
one (1) development
agreement to
promote the
production of affordable housing.
Housing
Division
Community
Development Budget
December 2024
H.IV-84 CAMPBELL GENERAL PLAN | HOUSING
Campbell Technology Park to
facilitate affordable housing
and housing production, such
as through the relocation of
the corporation yard to allow
housing to be developed on
both sites.
Goal 4: Resilient Housing Policies
Policies:
Policy H-4.1: Green Buildings:
Encourage the use of sustainable and
green building design in new and
existing housing.
Policy H-4.2: 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 service
providers' utility assistance programs.
These programs primarily serve
extremely low- and very low-income
households.
Policy H-4.3: Siting Development: Limit
new development in the highest hazard
areas that cannot otherwise be
mitigated. Expand beneficial uses, such
as open space, flood mitigation and
recreation, in non-developable high
hazard lands.
Policy H-4.4: Resilient Design:
Encourage housing designs that are
resilient to hazards and climate impacts
H.IV-85 CAMPBELL GENERAL PLAN | HOUSING
through land use planning tools,
development standards, and building
standards.
Programs:
Program H-4a: Resilient Objective
Design Standards: Address resilient
design, including but not limited to
sustainable building materials and siting
buildings to optimize passive heating
and cooling in the City’s Objective
Design Standards.
Adopt Objective Design
Standards that include
standards to ensure
sustainable building design
_Include sustainable
building design
standards in
Objective Design
Standards
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
By end of
December 2023
Program H-4b: Green Buildings:
Continue to implement the City’s Reach
Codes and review development projects
for compliance with the CalGreen
building code.
Implement the State’s
CalGreen building codes to
promote climate protection
strategies. Promote green
building and energy
conservation on City website
and through brochures.
Campbell will update its
Reach Codes in concordance
with the next updates to the
State Building Codes.
_Promote green
building and energy
conservation on
website
_Use at least three of
the following channels to distribute
information: social
media campaign,
website, local press,
Council
announcements, utility
mailers
_Conduct one
outreach event a year.
_Update Reach
Codes
Building
Division
Community
Development
Budget
Ongoing
Program H-4c: Promote Energy
Efficiency: Promote programs and
activities that reduce residential energy
usage in existing and new buildings by
updating and maintaining the City’s
website with information on Pacific Gas
and Electric and Silicon Valley Clean
Energy's utility assistance programs,
Silicon Valley Clean Energy’s
Inform households of utility
assistance programs and
other energy efficiency
programs.
_Use at least three
of the following
channels to distribute
information: social
media campaign,
website, local press,
Council
announcements,
utility mailers
Building
Division
Community
Development
Budget
By end of
December 2025
H.IV-86 CAMPBELL GENERAL PLAN | HOUSING
renewable energy program and rebates,
and other available energy efficiency
programs and rebates
_Conduct one
outreach event a
year.
Program H-4d: Climate Action Plan:
Adopt a Climate Action Plan that
addresses and promotes energy
efficient and renewable energy
programs for residential development,
including alternatives to conventional
heating and air conditioning.
Adopt a Climate Action Plan _Adopt Climate
Action Plan
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
By end of
December 2025
Goal 5: Affirmatively Furthering Fair Housing and Addressing Special Needs
Policies:
Policy H-5.1: Renter Protections:
Ensure compliance with fair housing
laws and pursue programmatic services
and funding to provide assistance to
renters and minimize risk of evictions
and displacement.
Policy H-5.2: Special Needs Housing:
Promote the development,
rehabilitation, and preservation of
affordable housing and supportive
services for persons with special needs,
including but not limited to: seniors,
single parents with children, female-
headed households, large households,
persons with disabilities and
developmental disabilities, people
experiencing homelessness, and those
at risk of becoming homeless,
particularly in neighborhoods that are
accessible to public transit, commercial
services, and health and community
facilities.
Policy H-5.3: Housing Accessibility:
Address the special needs of persons
H.IV-87 CAMPBELL GENERAL PLAN | HOUSING
with disabilities through provision of
supportive housing, homeowner
accessibility grants, and provision of
reasonable accommodation procedures.
Policy H-5.4: Fair Housing: The City of
Campbell shall affirmatively further fair
housing for all people (including all
race/ethnicities, genders, ages, sexual
orientations, religions, people disabilities,
etc.) particularly those with disabilities and
developmental disabilities.
Policy H-5.5: Rights of Tenants and
Landlords: Assist in educating tenants
and landlords, and settling disputes
between the two parties.
Policy H-5.6: Rental Assistance:
Support the provision of rental
assistance to lower-income households
and special needs households.
Policy H-5.7: Homeownership
Opportunities: Support the provision of
homeownership assistance to extremely
low-, very low-, low-, and moderate-
income households.
Policy H-5.8: Incentives for Special
Needs Housing: Develop incentives, such
as density bonuses, expedited review,
and fee waivers, to assist in the
development of housing for special needs
populations, including low-income senior
households and people with disabilities.
Policy H-5.9: Adaptable/Accessible Units
for People with Disabilities: Ensure that
new multi-family housing includes units
that are accessible and adaptable for use
by people with disabilities and
developmental disabilities in conformance
with the California Building Code. This will
H.IV-88 CAMPBELL GENERAL PLAN | HOUSING
include ways to promote housing design strategies to allow seniors to “age in
place” or in the community.
Policy H-5.10: Address Homelessness:
Work with the Santa Clara County
Office of Supportive Housing and other
communities in the county to support
long-term solutions for homeless
individuals and families in Santa Clara
County. The City will allocate funds, as
appropriate, for County and non-profit
programs providing emergency shelter
and related support services.
Policy H-5.11: Integrated Services: Assist service providers to link together
programs serving the needs of special
populations to provide the most
effective response to homelessness or
persons at risk of homelessness, youth
needs, seniors, persons with mental or
physical disabilities, substance abuse
problems, HIV/AIDS, physical and
developmental disabilities, multiple
diagnoses, veterans, victims of
domestic violence and other
economically challenged or
underemployed workers.
Policy H-5.12: Equity in Structural
Processes: Incorporate equity and
diversity practices into structural
processes, including policy
development and community outreach
strategies.
Policy H-5.13: Veterans Housing:
Consider veterans as a special needs
groups alongside other special needs
groups (Seniors, People with Disabilities
H.IV-89 CAMPBELL GENERAL PLAN | HOUSING
Including Developmental Disabilities,
People Experiencing Homelessness,
Large Families and Female-Headed
Households, and Farmworkers).
Programs: (Refer also to Fair Housing Actions in Table IV-13)
Program H-5a: Education on Fair
Housing Laws: Ensure landlords and
renters understand their rights and
responsibilities under fair housing law.
Educate landlords and renters
on their rights and
responsibilities under fair
housing law by posting
information on the City’s
website; distributing
information through business
licensing recertification
process for landlords; posting
fair housing posters in City
Hall, the community center,
and the library.
_Publish
landlord/renter rights
and responsibilities on
City website;
distributing
information through
business licensing
recertification process for landlords; posting
fair housing posters in
City Hall, the
community center,
and the library.
_Use at least three of
the following channels
to distribute
information: social
media campaign,
website, local press,
Council
announcements, utility
mailers
_Conduct one
outreach event a year.
Housing
Division,
Finance
Department
Community
Development
Budget,
Finance
Department
Budget
Resources to be posted by the end of December 2023. Resources shall be updated within 3 months of any changes to state law. Mailers will be sent annually as part of business licensing recertification process to indicate changes.
Program H-5b: Equity Trainings:
Integrate racial equity in structural
planning processes.
The City shall coordinate
biannual staff discussions on
historical injustices and how
those injustices have affected
society today in order to
increase education and
awareness about the future of
the City. Invite local non-profit
_Conduct internal
Equity Trainings
every two years
City Manager's
Office, Human
Resources
General Fund
By end of
December 2028,
then every 2
years
H.IV-90 CAMPBELL GENERAL PLAN | HOUSING
organizations to host
workshops and discussions
on the topics of housing
equity, diversity, and
inclusion.
Program H-5c: Multilingual Housing
Information: Update and maintain the
City’s website to include multilingual
information on housing resources and
programs offered through the City and
Santa Clara County. At a minimum,
languages shall include English and
Spanish. The website shall include
direct links to County, City, or non-profit
agencies that administer the housing
programs. This information shall also be
posted and made available at City Hall,
the community center, and the library.
Information should include, but is not
limited to the following:
A. Fair Housing Laws
B. Rehabilitation loan programs
C. Santa Clara County Housing
Authority
D. Rental assistance programs, such as
Section 8 and the Rent Mediation
Program
E. Code enforcement
F. Homebuyer assistance
G. Foreclosure assistance
H. Information about affordable housing
I. Information about shelters, navigation
centers, and other supportive programs
for people experiencing homelessness
Update City's website with information on equitable
access to housing resources.
Further specific translation of
City documents and actions
will be prioritized and
implemented at update of
website.
_Publish Spanish-
language list of
housing services on
website
_Use at least three
of the following
channels to distribute
information: social
media campaign,
website, local press,
Council
announcements,
utility mailers; including through
school districts and
their English Learner
Advisory Committee
(ELAC) and Public
Information Officer
(PIO)
_Conduct one
outreach event a
year.
_Work with
community
organizations to
identify what City
documents and
outreach avenues
should be translated,
and translate as
appropriate
Housing
Division
Community
Development
Budget
Website shall be updated by June 2024 and updated annually thereafter.
H.IV-91 CAMPBELL GENERAL PLAN | HOUSING
J. Special needs housing programs and
services
The city shall also conduct a rental
survey that includes changes to
tenancies, change in rents, etc.
Program H-5d: Shared Housing
Program: The City will facilitate the
provision of shared housing
opportunities in Campbell by posting
resources on the City’s website. 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.
Conduct outreach to
homeowners in the
community and through the
Campbell Adult Center
regarding interest in renting
out rooms in their home.
Establish a homeshare
exchange through the
Housing Division to match
home providers with home
seekers. Provide shared
housing services to single-parent households, and
extremely low-, very low-, and
low- income populations.
_Publish list of
shared housing
opportunities on
website
_Use at least three
of the following
channels to distribute
information: social
media campaign,
website, Campbell
Adult Center, local
press, Council
announcements, utility mailers
_Seek to make ten
home matches
annually
Housing
Division
Community
Development
Budget
Establish program
in 2024
Program H-5e: Homeless
Assistance/Shelter Provisions: Increase
housing options and services for
persons experiencing homelessness in
the community. The City will Continue to
support non-profit agencies that serve
people experiencing homelessness 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.
Expand City staffing capacity
by pursuing funding to create
a new Unhoused Specialist
position to implement
homeless programs and
develop a plan to target
creation of ELI units. The
Specialist will administer the
Vulnerability Index-Service
Prioritization Decision
Assessment Tool (VI-SPDAT)
to a minimum of 100
homeless as a means of
prioritizing resource
allocation.
_Establish Unhoused Specialist staff
position in the Housing Division
_Geographically
target assistance to
locations with known
concentrations of
homeless: the Los
Gatos Creek
corridor, Highway 17
overpasses, and
Downtown.
Housing
Division
Community
Development
Budget; Project
Homekey;
Measure A;
Destination
Home; other
outside sources
Apply to the
County for a
Destination:
Home Capacity
Building Grant for
$450,000 in
Spring 2023.
Pending award of
funds, fill the
position by the
end of 2023 and
beginning in 2024
annually report
progress via a
Homeless
H.IV-92 CAMPBELL GENERAL PLAN | HOUSING
_Prepare annual
Homeless Program
update
Program update
to the City
Council.
Identify available motels or
other non-residential buildings
suitable for a permanent
supportive housing
conversion. Contact property
owners to gauge interest in a
sale / conversion to a
permanent supportive
housing project.
Partner with Destination
Home, the County, and / or
Housing Authority to apply for
State Project Homekey
Funds.
Seek to achieve 100 units of
permanent supportive
housing (PSH), addressing
approximately half the need
identified in the City’s 2022
Point-in-Time (PIT)
Count.(Note: the city may
update this goal based on
updated PIT counts).
_Seek to achieve
100 units of
permanent
supportive housing
(or updated goal
based on latest PIT
count)
Housing
Division
Community
Development
Budget; Project
Homekey;
Measure A;
Destination
Home; other
outside sources
Identify suitable
properties and
contact property
owners in Spring
2023.
Apply for Project
Homekey funding
by the end of
2023. Pending
award of funds,
issue RFP in
2024, and
complete one
project and/or 50
PSH units by
2026. Complete
an additional 50
PSH units by the
end of the
planning period.
Update the City’s Safe Parking
Ordinance to accommodate up
to 30 vehicles. Initiate
discussions with the County,
faith based and community
based organizations to develop
a safe parking program plan
and seek City Council approval
for local housing funds to
support program case
_Establish safe
parking program to
include case
management
services
Planning
Division;
Housing
Division
Community
Development
Budget
Update Safe
Parking
Ordinance (March
2023). Seek
Council approval
for program
funding, and
pending allocation
of funds, contract
with CBO to
H.IV-93 CAMPBELL GENERAL PLAN | HOUSING
management and other services; pursue contract with
community based organization
(CBO) to operationalize.
operationalize
(2024).
Contribute funds to Santa
Clara County's Rapid
Rehousing Program to
provide emergency rental
assistance support to a
minimum of 75 Campbell
households at risk of
homelessness
_Seek to assist 75
households through
the Rapid Rehousing
Program
Housing
Division
Community
Development
Budget
Allocate budget
and seek City
Council’s
approval for
annual funding
allocation (2023).
Upon approval,
contract with the
County to
administer the
program on behalf
of Campbell.
Work with Campbell's Parks
and Recreation Department (Community Center) or faith-
based organizations to
establish a 30 bed inclement
cold weather shelter program
in coordination with the
County Office of Emergency
Services (OES) _Seek to establish
30 bed cold weather
shelter in the city
Housing
Division; Parks
and Recreation
Department
General Fund
Meet with the
County, faith- and community-based
organizations to
develop a cold
weather shelter
plan (2024). Seek
City Council’s
approval of the
plan and request
local housing
funds and identify
other funding
sources and/or
partners as
needed. Contract
with a CBO to
operationalize the
program (2024/2025).
H.IV-94 CAMPBELL GENERAL PLAN | HOUSING
Coordinate with the County of
Santa Clara Office of
Supportive Housing, adjacent
West Valley Cities and CBOs
to develop a regional
Homeless Shelter Program
consisting of 40- 50 beds. _Seek to establish
40-50 bed regional
homeless shelter
Housing
Division
Community
Development
Budget
Meet with the
County, adjacent
West Valley Cities
and CBOs (2024).
Allocate a budget
for Council’s
approval (2024).
Pending approval,
move to execute
MOU/contract
with West Valley
Cities and service
provider to
operationalize
(2024/2025).
Program H-5f: 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
including through the following actions:
• Work with agencies and organizations
r to increase the availability of
information on programs to assistance
persons with disabilities.
• Continue to provide support to area
homeless shelters and service providers
to serve extremely low- and very low-
income populations (as resources are
available).
• Explore opportunities to assist in the
provision of supportive housing
opportunities for persons with
disabilities.
Refer individuals to housing
and services for disabled
persons.
_Publish list of
agencies and
organizations on website
_Use at least three
of the following
channels to distribute
information: social
media campaign,
website, local press,
Council
announcements,
utility mailers
Housing
Division
Community
Development
Budget
Update the City’s
website with
resources for
people with
disabilities on a
yearly basis
H.IV-95 CAMPBELL GENERAL PLAN | HOUSING
Program H-5g: Reasonable
Accommodation: Ensure that the
reasonable accommodation procedures
and associated fees do not act as a
constraint on housing for persons with
disabilities. Update the City’s
procedures for consistency with the
following guidance provided by the
Department of Housing and Urban
Development (HUD) and Department of
Justice (DOJ):
• For an accommodation to be denied, the requested accommodation must cause
an undue financial and administrative burden, or fundamentally alter the
nature of the provider’s operations
Amend the City’s Reasonable
Accommodation Procedures
consistent with state and
Federal guidance
Expand the range of
housing options
accessible to
persons with
disabilities
Housing
Division
Community
Development
Budget
Amend the Code
by December
2024
Program H-5h: Fair Housing Program:
Continue to allocate a portion of the
City’s Business License Fees to fund
Project Sentinel or a similar non-profit
organization that offers fair housing
investigative and enforcement services
in northern California, including Santa
Clara County.
Provide resources to ensure
fair housing practices.
_Post fair housing
programs on City
website.
_Use at least three
of the following
channels to distribute
information: social
media campaign,
website, local press,
Council
announcements, utility mailers
Housing
Division, City
Council
Business
License Fees Yearly
Program H-5i: Rental Dispute
Mediation Program: Provide mediation
assistance for tenant/landlord disputes.
Continue to promote and
enforce the Rental Increase
Dispute Resolution Ordinance
and offer a Rent Mediation
Program. Provide information
on the program at City Hall
_Publish Rent
Mediation Program
info, as well as on
fair housing services,
on City website; at
Housing
Division,
Finance
Department
Community
Development
Budget,
Finance
Yearly
H.IV-96 CAMPBELL GENERAL PLAN | HOUSING
and other public locations.
Mail information regarding the
City’s Rent Mediation
Program as well as contact
information for tenant/landlord
and fair housing services to
new rental property owners.
City Hall, Community
Center; Library
_Use at least three
of the following
channels to distribute
information: social
media campaign,
website, local press,
Council
announcements,
utility mailers
_Send information
on tenant/landlord
rights and
responsibilities and
fair housing services
upon new application
and through City's
business licensing
renewal process
Department
Budget
Program H-5j: Section 8 Rental
Assistance: Continue to work with the
County Housing Authority to provide
Section 8 rental assistance to extremely
low to very low-income residents.
Encourage landlords to register units
with the Housing Authority.
Conduct outreach to landlords
once a year to encourage
them to register their units
with the Housing Authority.
_Conduct annual
outreach to owners
and property
managers of
multifamily rental
properties through
business licensing
process.
Housing
Division,
Finance
Department
Community
Development
Budget,
Finance
Department
Budget
Yearly
Program H-5k: Mortgage Credit
Certificate: Expand opportunities for
home ownership through Mortgage
Credit Certificates.
Provide information on the
federal Mortgage Credit
Certificate (MCC) program,
which allows qualified first-
time homebuyers to take an
annual credit against federal
income taxes of up to 15
percent of the annual interest
paid on the applicant’s
_Provide information
on City website.
_Use at least three of
the following channels
to distribute
information: social
media campaign,
website, local press,
Council
Housing
Division
Community
Development
Budget
End of December
2028
H.IV-97 CAMPBELL GENERAL PLAN | HOUSING
mortgage, on the City’s
website.
announcements, utility mailers
_Conduct one
outreach event a year.
Program H-5l: Foreclosure Prevention:
Promote the services of agencies that
provide foreclosure intervention
counseling services, including
Neighborhood Housing Services Silicon
Valley and Project Sentinel to provide
residents with the education and
resources to help reduce foreclosures.
Provide direct links to relevant
agencies that provide
foreclosure intervention
services on the City’s
website.
_Publish list of
foreclosure
intervention services
on City's website.
_Use at least three
of the following
channels to distribute
information: social
media campaign,
website, local press,
Council
announcements,
utility mailers
Housing
Division
Community
Development
Budget
Website shall be
updated by the
end of December
2023 and updated
annually
thereafter
Program H-5m: Coordination with
Affordable Housing Providers: The City
of Campbell shall work with lower
income housing providers and funders
to discuss lower income housing
opportunities for people with disabilities
and developmental disabilities.
Planning Staff shall hold a
yearly meeting with all
relevant housing service
providers to discuss lower
income housing opportunities.
_Conduct meeting annually. The
meeting can agenize
discussion of Site
Inventory, funding
opportunities, and
other sites.
_By end of 2024,
prioritize City's list of
below-market-rate
units for
developmentally
disabled individuals.
Housing
Division
Community
Development
Budget
Yearly
Program H-5n: Physically Accessible
Housing: Require developers to
integrate physically accessible units in
new developments in accordance with
State and Federal Law.
Ensure compliance with
American with Disabilities Act
(ADA) standards.
_Target zero ADA
complaints by end of
2031.
Building
Division,
Housing
Division
Community
Development
Budget
Ongoing
H.IV-98 CAMPBELL GENERAL PLAN | HOUSING
Program H-5o: Extremely Low-Income
Units: The City of Campbell shall
support the construction of Extremely
Low-Income housing units for people
with disabilities, including
developmental disabilities needing
coordinated services to live inclusively
in affordable housing.
At least 25 (3%) of City's Very Low RHNA shall be built in the
planning period for Extremely
Low-Income people with
developmental disabilities.
The City shall partner with
Affordable housing developers
using available City funds (in-
lieu fees / linkage fees), City
owned lands or other resources
to support development of
these units.
Implement programs that
incentivize/prioritize ELI
housing (refer to Programs H-
1n, H-5e, H-5s, H-5y).
_Approve plans for at
least 45 new
extremely low-income
housing units by
2029.
Housing
Division,
Planning
Commission,
City Council
In-Lieu Fees
and Linkage
Fees
By end of
December 2029
Program H-5p: Housing Proposal
Selection Process: In publishing
requests for competitive proposals for
any City-owned land, land dedicated to
affordable housing under the city’s
inclusionary ordinance or City housing
funds. The City of Campbell shall grant
additional points to proposals that
address the City’s most difficult to
achieve housing priorities including
providing a greater number of extremely
low- or acutely low-income units or
committing to make a percentage of the
units subject to a preference for people
with special needs who will benefit from
coordinated onsite services for people
with disabilities and developmental
disabilities.
The City shall develop RFP
requirements that support
housing for people at low-
income levels with special
needs.
_Develop RFP
scoring requirement
process
_Use RFP process
on new housing
developments that
meet criteria
Housing
Division
Community
Development
Budget
By end of
December 2025
H.IV-99 CAMPBELL GENERAL PLAN | HOUSING
Program H-5q: Affirmative Marketing:
As a condition of the disposition of any
City-owned land, land dedicated to
affordable housing under the City’s
inclusionary ordinance, the award of
City financing, any density bonus
concessions, or land use exceptions or
waivers for any affordable housing
project, the City of Campbell shall
require that a housing developer
implement an affirmative marketing plan
for physically accessible units which,
among other measures, provides
disability-serving organizations
adequate prior notice of the availability
of the accessible units and a process for
supporting people with qualifying
disabilities to apply.
The City shall develop
affirmative marketing plan
requirements for this
program.
_Require affirmative marketing plan
_Use requirement on
new housing
developments that
meet criteria
Housing
Division
Community
Development
Budget
By end of
December 2025
Program H-5r: Low Barrier Navigation
Centers: Amend Zoning Code Chapter
21.72 Definitions to include the
definition for “Low Barrier Navigation
Center” consistent with State law. Allow
in at least two mixed-use zoning
districts to permit low barrier navigation
centers as a by-right use.
Provide a pathway to
permanent housing for people
experiencing homelessness
as per AB 101 (2019)
_Amend zoning
ordinance
Housing
Division
Community
Development
Budget
By end of
December 2023
Program H-5s: Density Bonus
Incentives for ELI Units: In addition to
density bonus incentives available
under state law, Citywide, the City will
provide an additional density bonus in
exchange for housing developers
including at least 5 percent of units
available at an extremely low-, or even
lower, income level.
The City shall update the
Municipal Code to reflect
current state density bonus
law, along with an additional
density bonus for projects that
allocate at least 5% of the
units for extremely low
income households.
_Establish local
density bonus statute
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
By end of
December 2024
Program H-5t: Employee Housing:
Update the Municipal Code to allow a
density bonus for projects which include
Provide employee housing for
workers in housing _Establish density
bonus for employee
Housing
Division
Community
Development
Budget
By end of
December 2024
H.IV-100 CAMPBELL GENERAL PLAN | HOUSING
employee housing onsite when
providing services for a special needs
population (i.e., assisted living facilities).
developments with on-site
services.
housing in projects
with on-site services
Program H-5u: Renter Support:
Establish a renter survey and develop
identifiable actions to support renters.
This could include programs such as
protections or support for on-site renters
during redevelopment, summarizing the
types of code complaints received for
multi-family residential sites, or other
actions as appropriate.
Establish a renter survey and
study the results of the survey
to consider renter support
programs at a subsequent
sequence of public meetings.
_Establish renter
survey which will be
published on the City
website
_Identify list of
potential renter
support programs
_Discuss this
potential list at public
meetings, refining as
necessary
_Make modifications
to municipal code as
appropriate
Housing
Division
Community
Development
Budget
Survey should be
complete by end
of December
2026. Study by
end of July 2028.
Program H-5v: Community Outreach
for Implementing Housing Element
Programs: Coordinate with local
businesses, housing advocacy groups,
neighborhood groups and others in
building public understanding and
support for workforce, special needs
housing and other issues related to
housing, including the community
benefits of affordable housing, mixed-
use, and pedestrian-oriented
development. The city will notify a broad
representation of the community,
including people with disabilities and
developmental disabilities, to solicit
ideas for housing strategies when they
are discussed at City Commissions or
City Council meetings. Incorporate
equity into all community outreach,
including but not limited to the following
Coordinate citywide Housing
Element meetings annually
with publication of Annual
Progress Report.
_Publish Annual
Progress Report of
Housing Element
each year of
planning period
_Use at least three
of the following
channels to distribute
information: social
media campaign,
website, local press,
Council
announcements,
utility mailers
_Conduct one
outreach event a
year.
Housing
Division
Community
Development
Budget
By end of
December 2023,
then yearly
H.IV-101 CAMPBELL GENERAL PLAN | HOUSING
strategies:
A. Post notices at City Hall, the library,
and other public locations.
B. Post information on the City’s
website.
C. Conduct outreach (workshops,
neighborhood meetings) to the
community as Housing Element
programs are implemented.
D. Ensure that Planning Commission
meetings are publicized and provide
opportunities for participation from
housing experts, affordable housing
advocates, special needs populations,
and the community as a whole.
Program H-5w: Know Your Rights
Flyers: Publish informational fliers on
renter's rights, pointing to state and local
laws and providing information on renter-
focused services. Fliers shall be provided
in Spanish and English and available
online as well as at community events.
Publish "Know Your Rights"
fliers that inform tenants of
their rights and local service providers.
_Develop and
publish flyer.
_Distribute fliers online and at
community events
Housing
Division
Community
Development
Budget
By end of 2023,
and updated
years
Program H-5x: Veterans' Needs: Work
with veterans' groups, such as
American Legion, Veterans Affairs, and
the Veterans Memorial & Support
Foundation of Los Gatos to identify
veterans' housing needs and programs
to support veterans housing.
Perform outreach with
veterans' groups to identify
housing needs of veterans in
the Campbell community.
_Conduct two
meetings with a
collective of
veterans' groups
focusing on housing
needs
Housing
Division
Community
Development
Budget
Conduct first
meeting by end of
2023, one
meeting per year
thereafter
Program H-5y: Units for Special Needs:
Include households with special needs,
including Seniors, People with Disabilities
including Developmental Disabilities,
People Experiencing Homelessness,
Large Families Female-Headed
Households, Veterans and extremely low-
income households, on the City's
Update BMR Preference
Criteria to include special
needs groups in priority
rankings.
_Update BMR
Preference Criteria
_Use at least three of
the following channels
to distribute
information: social
media campaign,
website, local press,
Housing
Division
Community
Development
Budget
By end of
December, 2023
H.IV-102 CAMPBELL GENERAL PLAN | HOUSING
preference criteria for below market rate units.
Council announcements, utility
mailers
Program H-5z: Housing Commission: Establish a Housing Commission, which
includes members representing the
diverse housing needs and populations
of the City (including underrepresented
groups, those with special needs, and
non-city residents who commute into
Campbell for work) to advise the City on
implementation of housing programs
and policies to meet the needs of the community:
Focus areas could include (a)
development of housing related policies
and programs, including those that
address special needs, (b) identification
of funding strategies and sources for
affordable housing development, (c)
increased outreach and stakeholder
engagement regarding housing
challenges, including housing rights.
-Adopt an Ordinance establishing a Housing
Commission; potentially
consolidating functions with
another Commission or
Committee (i.e., Rental Fact-
Finding Committee or Civic
Improvement Commission).
- Advertise availability of
seats and positions and fill the Commission.
- Modify city rules to allow
non-city residents who work
in Campbell to sit on the
Commission
_ Adopt an
Ordinance
establishing a
Housing
Commission.
_Advertise and
appoint members of
the Commission.
Housing
Division
Community
Development
Budget
- Adopt Ordinance
establishing
Housing
Commission by
Spring 2025.
- Advertise
Commission seats by Summer 2025.
- Fully seat Housing
Commission by
end of 2025.
APPENDICES
I.A-1 CAMPBELL GENERAL PLAN | HOUSING
ENERGY
Energy costs have increased significantly over the past several decades, and climate change
concerns have increased the need and desire for further energy conservation and related “green
building” programs. Buildings use significant energy in their design, construction, and operation.
They constitute 25 percent of all greenhouse gas emissions in California and account for the
second largest source of greenhouse gas emissions.1
As a result, Housing Elements are required to identify opportunities for energy conservation.
The use of green building techniques and materials can reduce the resources that go into new
construction and can make buildings operate more efficiently. One definition of a green building
used by the World Green Building Council is:
“A building that, in its design, construction or operation, reduces or eliminates negative
impacts, and can create positive impacts, on our climate and natural environment. Green
buildings preserve precious natural resources and improve our quality of life.”
The City of Campbell has undertaken steps to promote energy efficiency in new residential
development:
•The City has adopted the latest California Building Code, including energy efficiency
requirements under the California Energy Code
•The City’s reach code prohibits natural gas for heating in new residential development.
•The City has joined Silicon Valley Clean Energy (SVCE), which delivers renewable and
carbon-free electricity.
•Other energy conservation programs are available to residents.
ENERGY CONSERVATION PROGRAMS
Local Regulations and Programs
Campbell has taken steps to simultaneously advance sustainability and housing goals, which will
ensure that new housing mitigates climate change, minimizes energy costs, and creates healthy
indoor and outdoor living environments.
New homes and residential additions are subject to the California Building Code, which includes
stringent energy efficiency requirements under Title 24, Part 6: California Energy Code, and Title
24, Part 11: California Green Building Standards Code. The Building and Energy Codes are every
three years with the next code update due in 2022.
1 California Air Resources Board. (2021). California Greenhouse Gas Emission Inventory: 2000-2019.
Appendix I-A
CAMPBELL GENERAL PLAN | HOUSING I.A-2
Landscaping projects that are 500 square feet or larger are required to conform to the State’s
water-efficiency landscape standards, which also minimizes the amount of energy required for
water transport and irrigation.
Campbell adopted the 2019 California Energy Code, and in 2020, the City adopted a reach code.
Ordinance 2260 (2020) amended the municipal code to prohibit natural gas for the purpose of
heating in all new residential development.
The City has also joined Silicon Valley Clean Energy (SVCE), which is a Santa Clara County Joint
Power Authority that procures renewable and carbon-free electricity at competitive prices. SVCE
purchases clean electricity for customers in Campbell and Pacific Gas & Electric (PG&E) is
responsible for delivering the electricity and maintaining the energy grid.
Existing PG&E residential and business customers in the city have been automatically enrolled in
the SVCE GreenStart electric generation service, which provides customers with electricity that
is both 50 percent renewable energy and 100 percent carbon-free electrical power. Customers
may also choose other power suppliers including PG&E. All power is priced based on ‘Time of
Use’ options for each rate category.
Other Energy Conservation Programs
There are a multitude of energy conservation programs offered through both the private and public
sectors. These programs provide incentives and financial assistance to help residents and
business owners in Campbell conserve energy and meet State mandated GHG emissions goal
of Zero Net Energy by 2045.
SVCE provides various rebates and services to encourage residents and business owners in
Campbell to conserve energy and increase reliance on renewable energy. Programs currently
(May 2022) offered through SCVE include but are not limited to:
•rebates for replacing natural gas water heaters with electric heat pumps and other home
appliances,
•Covid-19 relief assistance for electricity bills, and
•free technical assistance for installing electric vehicle chargers on commercial or multi-
family properties.
•Programs and funding for EV charging systems.
SVCE also provides reduced cost options based on customer income levels and medical
equipment use through the CARE and FERA programs which are administered through PG&E.
PG&E also provides a variety of energy conservation services for residents to help qualified
homeowners and renters conserve energy and manage electricity costs. These energy assistance
programs include, but are not limited to:
•California Alternate Rates for Energy (CARE) Program
•Relief for Energy Assistance through Community Help (REACH) Program
•Family Electric Rate Assistance (FERA) Program.
Appendix I-A
I.A-3 CAMPBELL GENERAL PLAN | HOUSING
The CARE Program provides a 15 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 REACH Program provides one-time financial assistance to customers who have no other
way to pay their energy bill. The intent of REACH is to assist low-income customers, particularly
the elderly, those living with disabilities and/or compromised health conditions, and the
unemployed. These are groups that typically experience financial hardships in paying for required
energy needs.
PG&E’s FERA Program is a rate reduction program for large households of three or more people
with low- to middle-income. Through this program, eligible households can receive an electric rate
reduction on their monthly PG&E bill.
Appendix I-A
Cambrian
Campbell Union
Moreland
Campbell Union High
Scores given under "Local Indicators" are as follows:
Reflection Tool Rating Scale (lowest to highest)
1 Exploration and Research Phase
2 Beginning Development
3 Initial Implementation
4 Full Implementation
5 Full Implementation And Sustainability
Acronyms on the "Local Indicators" are as follows:
ELA English Language Arts – Common Core State Standards for English Language Arts
Math Mathematics – Common Core State Standards for Mathematics
HSS History - Social Science
ELD English Language Development (Aligned to English Language Arts Standards)
NGSS Next Generation Social Science
CTE Career Technical Education
PE Physical Education Model Content Standards
WL World Language
Health Health Education Content Standards
VPA Visual and Performing Arts
A Identifying the professional learning needs of groups of teachers or staff as a whole
B Providing support for teachers on the standards they have not yet mastered
C Identifying the professional learning needs of individual teachers
This Appendix displays Caschooldashboard.org's 2021 data on Implementation of
Academic Standards for the following districts:
Glossary
Appendix II-A
II.A-1
ELA Math HSS ELD NGSS ELA Math HSS ELD NGSS
Cambrian 5 5 4 4 4 5 5 4 5 4
Campbell Union 4 4 1 4 3 5 5 1 5 3
Moreland 5 5 3 4 5 5 5 3 5 5
Campbell Union High 4 4 4 4 3 5 5 4 5 3
ELA Math HSS ELD NGSS CTE PE WL Health VPA
Cambrian 4 4 4 4 4 4 5 3 5 4
Campbell Union 4 4 1 3 3 1 4 1 2 3
Moreland 5 5 3 5 5 4 5 4 4 4
Campbell Union High 3 3 3 3 3 4 5 5 5 5
A B C
Cambrian 5 5 5
Campbell Union 4 4 4
Moreland 5 5 5
Campbell Union High 3 3 4
Engagement of School Leadership
Implementation of StandardsPolicy & Program Support
Instructional MaterialsProfessional Development
Local Indicators
Appendix II-A
II.A-2
Appendix II-B.1
Emergency Shelters
As part of planning for the housing needs of the community, Government Code Section
65583(a)(4) requires the city to identify a zone, or zones, where emergency shelters are
permitted without discretionary review. In Campbell, a significant portion of the city is
designated to allow for emergency shelters by right1 as depicted by Figure II-B-1 below.
The areas designated to allow for emergency shelters by right were selected in consideration of
their proximity to public transit and supportive services, including grocery stores, fitness centers,
and medical services. Areas designated as permitting emergency shelters also include several
existing single-family residences and allow for new caretaker and employee housing. Under SB
6 and AB 2011, areas north of San Tomas Expressway (which have commercial and industrial
land use designation) will also allow for residential development in the future, and therefore,
support residential development and activity.
Figure II-B-1: Areas where Emergency Shelters are Permitted by Right
Where in conflict with Government Code Section 65583(a)(4) and the areas depicted by Figure
II-B-1 above, the Campbell Municipal Code, including Section 21.36.085 (Emergency shelters),
will be amended.
1 The city also allows for emergency shelters, as a conditional use, in all areas with an industrial, research
and development, neighborhood or general commercial, or residential land use designation except single-
family.
II.C-1 CAMPBELL GENERAL PLAN | HOUSING
CAMPBELL GENERAL PLAN | HOUSING II.C-2
Appendix III‐A.1 City of Campbell Previous Housing Element Evaluation Housing Policy or Program Name/Number Description Implementation Objective Time Frame Status of Implementation (based on 2020 APR) and Evaluation Notes Recommendation to Retain, Modify, or Remove Goal H‐1: Housing and Neighborhood Preservation; 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. Modify to indicate greater collaboration in maintenance. Now Policy H‐2.1 Program H‐1.1a Housing Rehabilitation Loan Program Work with Santa Clara County to ensure that Campbell residents have access to countywide housing programs. The City will continue to inform residents about Countywide housing programs available, including the County’s Housing Rehabilitation Loan Program. 2015‐2023 Staff refers low‐income households to Santa Clara County's Single Family Housing Rehabilitation Loan/Grant Program to help finance qualifying home repairs using the Santa Clara County (SCC) revolving loan fund. Modify to broaden scope. Now Program H‐2e 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. 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. 2015‐2023 The Code Enforcement officer continues to provide info to the public on rehab assistance (e.g., Rebuilding Together and the Rehab loan/grant program). Modify to simplify and ease implementation. Now Program H‐2f Policy H‐1.2 Green Buildings Encourage the use of sustainable and green building design in new and existing housing. Retain. Now Policy H‐4.1 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 Implement the State’s CalGreen building codes to promote climate protection strategies. 2015‐2023 The City continues to implement the California Green Building Codes and Modify to simplify and ease implementation. Now Program H‐4b
Appendix III‐A.2 Housing Policy or Program Name/Number Description Implementation Objective Time Frame Status of Implementation (based on 2020 APR) and Evaluation Notes Recommendation to Retain, Modify, or Remove Santa Clara County Cities Green Building 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. Promote green building and energy conservation on City website and through brochures. promote green building and energy conservation. 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 (PG&E) utility assistance programs. These programs primarily serve extremely low and very low income households. Modify to include Silicon Valley Clean Energy. Now Policy H‐4.2
Appendix III‐A.3 Housing Policy or Program Name/Number Description Implementation Objective Time Frame Status of Implementation (based on 2020 APR) and Evaluation Notes Recommendation to Retain, Modify, or Remove 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. 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. 2015‐2023 The City continues to promote various utility assistance programs and other related programs on the website. Modify to include Silicon Valley Clean Energy. Now Program H‐4c 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. Retain. Now Policy H‐2.2 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 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. Contact the owners of at‐risk properties on an annual basis The City is not aware of any assisted housing programs that are at‐risk of conversion to market rate units. Modify to simplify and ease implementation. Now Program H‐2g
Appendix III‐A.4 Housing Policy or Program Name/Number Description Implementation Objective Time Frame Status of Implementation (based on 2020 APR) and Evaluation Notes Recommendation to Retain, Modify, or Remove 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. 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. Continue to implement the provisions of the ordinance to maintain the affordability of these units. 2015‐2023 Chapter 6.09 continues to apply to Mobile Home rental units. Modify to implement through General Plan. Now Program H‐2b 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. 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 2015‐2023 The City continues to monitor housing affordability and potential displacement issues in the community Modify to simplify and ease implementation. Now Program H‐2h
Appendix III‐A.5 Housing Policy or Program Name/Number Description Implementation Objective Time Frame Status of Implementation (based on 2020 APR) and Evaluation Notes Recommendation to Retain, Modify, or Remove address local displacement issues as they are identified. Policy H‐2.2 Rental Assistance Support the provision of rental assistance to lower‐income households. Modify to include special needs households. Now Policy H‐5.6 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. 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. Prepare and disseminate property owner information. The City continues to encourage affordable housing developments to accept section 8 vouchers. Modify to broaden and ease implementation. Now Program H‐5j Policy H‐2.3 Homeownership Opportunities Support the provision of homeownership assistance to lower‐ and moderate‐income households. Modify to specify household income targets. Now Policy H‐5.7 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 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 2015‐2023 The City continues to refer interested households to the County's MCC program. Information on the MCC program is on the City’s website. In 2020, the City helped Modify to simplify and ease implementation. Now Program H‐5k
Appendix III‐A.6 Housing Policy or Program Name/Number Description Implementation Objective Time Frame Status of Implementation (based on 2020 APR) and Evaluation Notes Recommendation to Retain, Modify, or Remove loan and make the monthly mortgage payments. The value of the MCC must be taken into consideration by the mortgage lender in underwriting the loan and may be used to adjust the borrower’s federal income tax withholding. The MCC program has covenant restrictions to ensure the affordability of the participating homes for a period of 15 years. Eligible first time homebuyers may apply through their mortgage lenders to participate in this program. available and provide information about the program on the City’s web site. promote and host an 'Empower Homebuyers SCC ‐ Down Payment Assistance Program' webinar with the County of Santa Clara which uses Measure A funds to provide down payment assistance to first‐time homebuyers with up to 17% of the purchase price. 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. Promote available foreclosure counseling services through the City website and quarterly newsletters. 2015‐2023 The City provides information on foreclosure counseling on the website. Modify to simplify and ease implementation. Now Program H‐5l 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. Modify to update special needs categories and identify methods of assistance. Now Policy H‐5.2 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. 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). Contact cities and service agencies in 2015 The City’s website includes a link to Catholic Charities’ shared housing program. Modify to update language and ease implementation. Now Program H‐5d
Appendix III‐A.7 Housing Policy or Program Name/Number Description Implementation Objective Time Frame Status of Implementation (based on 2020 APR) and Evaluation Notes Recommendation to Retain, Modify, or Remove 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. 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). 2015‐2023 Each year the City contributes funds to the homeless count. The City’s website includes a link to homeless services. Retain. Now Program H‐5e 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. The City will work with developers to increase the number of fully accessible housing units compliant with American with Disabilities Act (ADA) standards. 2015‐2023 The City encourages developers to offer accessible units in affordable developments. Modify to simplify and ease implementation. Now Program H‐5n 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. (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. 2015‐2023 The City has met with representatives from several non‐profit agencies to help promote their programs and encourage developers to provide housing opportunities for the disabled. Modify to ease implementation. Now Program H‐5f Goal H‐3 Encourage the provision of housing affordable to a variety of household income levels.
Appendix III‐A.8 Housing Policy or Program Name/Number Description Implementation Objective Time Frame Status of Implementation (based on 2020 APR) and Evaluation Notes Recommendation to Retain, Modify, or Remove 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. Retain. Now Policy H‐1.1 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 requirement has been overruled by 2009 Palmer vs. City of Los Angeles court case. Continue to implement inclusionary housing requirements for all new projects as required by City Ordinance. 2015‐2023 The City continues to implement the Inclusionary Ordinance. Modify to update language and include nexus fee study. Now Program H‐1a 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. 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 Code revisions to Planning Commission and City Council in 2016. In 2019, the City updated the Inclusionary Ordinance to clarify that the definition of "residential project" is exclusive of any proposed accessory dwelling units. Modify to combine with Program H‐1.1a
Appendix III‐A.9 Housing Policy or Program Name/Number Description Implementation Objective Time Frame Status of Implementation (based on 2020 APR) and Evaluation Notes Recommendation to Retain, Modify, or Remove 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. Retain. Now Policy H‐1.2 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. Post the Housing Element sites inventory on the City’s website as a tool 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). Update sites inventory as needed. In addition to maintaining a list of opportunity sites on the City's website, the City continues to approve Planned Development permits with flexible development standards that allow for the maximum density on a site to help meet regional housing needs. Modify to reflect updated opportunity site inventory. Now Program H‐1i
Appendix III‐A.10 Housing Policy or Program Name/Number Description Implementation Objective Time Frame Status of Implementation (based on 2020 APR) and Evaluation Notes Recommendation to Retain, Modify, or Remove 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. Policy H‐4.2 Mixed‐Use Development Promote mixed‐use development where housing is located near jobs, services, shopping, schools, and public transportation. Retain. Now Policy H‐1.3 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 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). 2015‐2023 The City continues to allow residential uses in mixed‐use projects. Modify to simplify, link to Objective Design Standards, and ease implementation. Now Program H‐4j
Appendix III‐A.11 Housing Policy or Program Name/Number Description Implementation Objective Time Frame Status of Implementation (based on 2020 APR) and Evaluation Notes Recommendation to Retain, Modify, or Remove 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 commercial uses may be redeveloped with residential and commercial uses, improving the financial feasibility of projects. 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. Modify to simplify and ease implementation. Now Policy H‐1.4 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. 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. 2015‐2023 The City continues to encourage developers to meet minimum density thresholds. Modify to simplify and ease implementations. Now Program H‐4k
Appendix III‐A.12 Housing Policy or Program Name/Number Description Implementation Objective Time Frame Status of Implementation (based on 2020 APR) and Evaluation Notes Recommendation to Retain, Modify, or Remove 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. Retain. Now Policy H‐3.1 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. Initiate this evaluation within 24 months of the adoption of the Housing Element. Complete the evaluation process with 12 months of initiation. 2015‐2017 In 2016, the City hired a housing consultant (HouseKeys) to administer the City’s below market rate housing program. Modify to update to new staffing needs. Now Program H‐3b 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 County of Santa Clara. 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. At least every two years In 2016, the City participated in a multi‐city nexus study effort where each city received a unique report based on local conditions. In 2018 and in 2019, the City of Campbell housing staff met with (Yee ‐ County Director) on a number of occasions to explore how the City could leverage Measure B funds for affordable housing projects. Modify to broaden and ease implementation. Now Program H‐3c 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. Retain. Now Policy H‐3.2
Appendix III‐A.13 Housing Policy or Program Name/Number Description Implementation Objective Time Frame Status of Implementation (based on 2020 APR) and Evaluation Notes Recommendation to Retain, Modify, or Remove 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 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. 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 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. 2015‐2023 The City continues to offer and promote the density bonus program. Modify to create program competitive with State Density Bonus Law. Now Program H‐5s
Appendix III‐A.14 Housing Policy or Program Name/Number Description Implementation Objective Time Frame Status of Implementation (based on 2020 APR) and Evaluation Notes Recommendation to Retain, Modify, or Remove 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. 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. 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 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. 2015‐2023 The City continues to grant parking modifications when appropriate. Modify to update and clarify changes. Now Program H‐3a
Appendix III‐A.15 Housing Policy or Program Name/Number Description Implementation Objective Time Frame Status of Implementation (based on 2020 APR) and Evaluation Notes Recommendation to Retain, Modify, or Remove The Commission may also allow for shared parking for mixed‐use projects. Policy H‐5.3 Secondary Dwelling Units Provide for the infill of modestly priced rental housing by encouraging secondary units in residential neighborhoods. Modify to refer to Accessory Dwelling Units. Now Policy H‐1.5 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 accessory dwelling unit (ADU). The City will facilitate the construction of new secondary dwelling units by making information available to the public. 2015‐2023 "On November 19, 2019, the City Council adopted Ordinance No. 2252 to repeal and replace Campbell Municipal Code Chapter 21.23 (Accessory Dwelling Units) and to amend various other sections of the Campbell Municipal Code to achieve consistency with Assembly Bill 68 (Ting), Assembly Bill 881 (Bloom), Assembly Bill 587 (Friedman), Senate Bill 13 (Wieckowski), and Assembly Bill 671 (Friedman). In addition to complying with recent State legislation, the City’s new ADU ordinance also provides enhanced flexibility by allowing 2‐story ADUs on properties with 2‐story homes and by restricting design consistency requirements to ADUs that are not Modify to point to Pre‐Approved ADU Plans. Now Program H‐1e
Appendix III‐A.16 Housing Policy or Program Name/Number Description Implementation Objective Time Frame Status of Implementation (based on 2020 APR) and Evaluation Notes Recommendation to Retain, Modify, or Remove located entirely behind the primary residence. " 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. Retain. Now Policy H‐3.3 Program H‐5.4a Periodic Ordinance Amendments Update the Municipal Code as needed to comply with changes to State Law and local conditions/needs. Initiate and complete the amendment process to comply with the new requirements within 12 months of being notified of the requirement. 2015‐2023 The City continues to update City Ordinances to be consistent with new state law. In 2019 a public hearing was held with the City Council serving to provide a legislative update and consider changes to the City's Municipal Code to address AB678, SB166, SB167, AB1515, AB 1505, SB 35, AB2162, and SB828. In response to Council direction, the City has identified subjective standards in the City's specific plans and zoning ordinance, drafted short‐term amendments to the P‐D (Planned Development) zoning ordinance and developed an expedited review process for qualifying SB35 and AB2162 projects (which remain under development). The City has also applied for funding through the SB 2 Planning Grants Program and hired a consultant to Retain. Now Program H‐1h
Appendix III‐A.17 Housing Policy or Program Name/Number Description Implementation Objective Time Frame Status of Implementation (based on 2020 APR) and Evaluation Notes Recommendation to Retain, Modify, or Remove address subjective standards in the City's specific plans and zoning ordinance. Also see response provided under H‐5.3a. ‐ Facilitate development of secondary dwelling units (Row D; Cell 58 & Cell 59). In 2020 the City held an informational community meeting and public hearing with the Planning Commission on the preparation of Objective Standards and procedures. Further, in November of 2020, the City held a public hearing with the Planning Commission to consider a City‐Initiated General Plan Amendment) to the North of Campbell Avenue Area (NOCA) plan. 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. Modify to include Affirmatively Furthering Fair Housing language. Now Policy H‐5.4 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 The City will coordinate with Project Sentinel to conduct training for Campbell rental property owners and managers to provide information on standard lease 2015‐2023 The City continues to work with the County and Project Sentinel to further fair housing practices in Campbell. Modify to simply and ease implementation. Now Program H‐5h
Appendix III‐A.18 Housing Policy or Program Name/Number Description Implementation Objective Time Frame Status of Implementation (based on 2020 APR) and Evaluation Notes Recommendation to Retain, Modify, or Remove 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. agreements, and tools to address problem tenants within the parameters of fair housing law. The City will provide fair housing information through its website and through the Profile, a quarterly newsletter that goes out to all Campbell households. In addition, fair housing posters will be posted at City Hall, the community center, and the library. Policy H‐6.2 Rights of Tenants and Landlords Assist in educating tenants and landlords, and settling disputes between the two parties. Retain. Now Policy H‐5.5 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 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 2015‐2023 The City continues to offer rent mediation through the ordinance. Brochures are available at City Hall. In 2019, the City assisted in the execution of a five (5) year rent stabilization agreement between Timber Cove Mobile Home Park Owners and the Land Owner/Property Manager. Modify to simplify and ease implementation. Now Program H‐5i
Appendix III‐A.19 Housing Policy or Program Name/Number Description Implementation Objective Time Frame Status of Implementation (based on 2020 APR) and Evaluation Notes Recommendation to Retain, Modify, or Remove law. Participation in the program is mandatory, but the outcome is advisory. 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. Retain. Now Policy H‐5.3 Program H‐6.3a Reasonable Accommodation The City will monitor its reasonable accommodation procedure for its effectiveness and potential impacts on housing for persons with disabilities. For example, the City will evaluate factors used to determine a reasonable accommodation request such as: the potential benefit of the requested modification, and impact on surrounding uses listed in the City’s zoning code to ensure they do not act as a constraint. The review will be conducted as part of the City’s Housing Element Annual Report submitted to the State and will evaluate criteria such as: Number of requests approved Revisions to initial applications Number of requests declined Reasons for declining request The City will evaluate potential revisions to its reasonable accommodation procedure as appropriate based on this annual evaluation. (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. 2015‐2023 The City continues to monitor building and planning procedures and standards to ensure that persons with disabilities have adequate accommodations. Modify to simplify and ease implementation. Now Program H‐5g
III.B-1 CAMPBELL GENERAL PLAN | HOUSING
COMMUNITY OUTREACH AND ENGAGEMENT
(DIGITAL MEDIA)
The purpose of this document is to provide a summary of community outreach and engagement efforts completed by the City of Campbell in the preparation of the 2023-2031 Plan for Housing.
PLAN FOR HOUSING WEBPAGE
A Plan for Housing webpage (campbell.generalplan.org/housing-element) was developed as a part of the Envision Campbell city website with the intent of being an online resource to the community. It offered educational FAQs, project updates, meeting details and documentation for review. The project website made it easy for people to participate by providing meeting details, the opportunity to sign up for email updates, Spanish translation services and a meeting scheduling service to meet with City staff about the Plan for Housing. Links to public meetings were provided and directed viewers to agendas, minutes and videos of the meetings (if recorded). The Envision Campbell website was home to the English and Spanish survey, previous and upcoming meetings, as well as a FAQ about the housing element update:
Figure III.B-1 Campbell’s Plan for Housing Website
CAMPBELL GENERAL PLAN | HOUSING III.B-2
VIRTUAL MEETINGS WITH CITY STAFF
On Campbell’s Plan for Housing website, viewers had the opportunity to schedule a virtual meeting with City Staff. These meetings were intended for neighborhood groups and other similarly sized groups of individuals interested in discussing Campbell's Plan for Housing. Registration was done using Microsoft Bookings. Throughout the community engagement process, 15 individuals scheduled meetings with City staff on the following dates:
• November 5, 2021
• December 17, 2021
• January 7, 2022
• January 10, 2022
• January 11, 2022
• January 14, 2022
• January 17, 2022
• January 21, 2022
• March 11, 2022
• April 4, 2022
• April 5, 2022
• April 8, 2022
Figure III.B-2 Microsoft Bookings Tool
III.B-3 CAMPBELL GENERAL PLAN | HOUSING
COMMUNITY MEETINGS
Santa Clara County Let’s Talk Housing
On August 18, 2021, City Staff partnered with the Let’s Talk Housing, an outreach effort of all the jurisdictions in Santa Clara County, to host a community meeting. The outreach
effort included all cities, towns, and the county to increase awareness of and participation
in the Housing Element Update process. City staff presented an introduction to the Housing Element Update and hosted breakout room discussions to learn more about the community’s key housing needs, challenges, and opportunities. The breakout room notes are shown below.
CAMPBELL GENERAL PLAN | HOUSING III.B-4
Figure III.B-3 Santa Clara County Let’s Talk Housing, Campbell Breakout Room Notes
III.B-5 CAMPBELL GENERAL PLAN | HOUSING
CAMPBELL GENERAL PLAN | HOUSING III.B-6
Community Meeting #1: Focus Group Meeting
On October 21, 2021, the City of Campbell hosted their first community meeting for the Housing Element Update. M-Group and City staff presented an introduction to the housing element and why it needs to be updated. 41 people were in attendance with an average response rate of 62%. Mentimeter, an on-line editor for interactive presentations was used to ask poll questions in different formats (i.e. word clouds, multiple choice, select all that apply).
III.B-7 CAMPBELL GENERAL PLAN | HOUSING
When asked “What do you love about living in Campbell?”, respondents contributed to a word cloud with the common answers being: “community”, “small town feel”, “walkable” and
“downtown”. Figure III.B-4 WordCloud Question #1
Throughout the presentation, questions were asked to gain a better understanding of who the attendees were, what their challenges are and what they would like to see for the future of housing in Campbell. Below is a list of questions and their respective responses:
*Participants were less than the number of attendees. Therefore, the following responses are a representation of the average 62% of attendees that participated.
Which of the following best describes you? Select all that apply. Homeowner | 53.8% Renter | 19.2% Looking for Housing | 7.7% Housing Advocate | 3.8% Housing Developer | 15.4%
What difficulties have you experienced in your search for housing in Campbell? Select all that
apply. Cost of housing | 23.1%
Lack of supply of available housing | 20.5% Nothing near services (grocery stores, schools, parks, etc.) | 10.3% I have not faced any difficulties | 33.3%
Other | 12.8% What kind of housing would you like to see more of in Campbell? (Indicate all that apply)
Accessory dwelling units | 13% Single detached homes | 12.2% Duplexes and triplexes | 9.6%
CAMPBELL GENERAL PLAN | HOUSING III.B-8
Townhomes/rowhomes | 19.1% Small Apartment buildings (1-3 stories) | 10.4%
Mixed-use apartment buildings (3-5 stories above retail) | 16.5% Mid-size apartment buildings (3-5 stories) | 11.3% Large apartment buildings (6+ stories) | 7.8%
Before breaking out into categorized breakout rooms, community members were asked “What should the City consider when planning for new housing?”. Some common responses included
“community”, “upzone”, “density”, “rezoning industrial”, and “affordability”.
Figure III.B-5 WordCloud Question #2
After the presentation was completed and interactive questions were done, attendees were asked to join a breakout room to provide more feedback. The breakout rooms were separated by whether participants identified as a homeowner, renter, or other (Looking for housing, housing advocate, housing developer, etc.). The list of questions below were asked in each of the breakout rooms.
1. What are the housing challenges in Campbell?
2. What are your housing priorities for Campbell? 3. In what areas should new housing be built? (e.g., Along Hamilton Ave, near transit, near
job centers)
4. How should Campbell plan for housing for Special Need Populations? (e.g., The elderly, persons with disabilities, female headed households with Children)
5. Do you feel that you have experienced discrimination in housing in Campbell?
III.B-9 CAMPBELL GENERAL PLAN | HOUSING
Although each of the rooms had their own individual answers, a summary of responses to each of the questions is as follows:
• Consider access to parks, schools, and transit
• Increase density in San Tomas neighborhood
• Housing to support mass transit and near the light-rail
• Not enough affordability of housing and supply of housing
• Make areas more walkable to reduce cars and increase the use of biking, walking and public transit
• Consider new housing in the following areas:
o Higher density near PruneYard
o Creekside
o Near Downtown
o Wesley Manor
o Higher density along Hamilton Ave (old Elephant Bar and Fry’s Electronics)
o Jackson St
o Knob Hill Shopping Center
o Kohls Parking Lot
o Higher density along Winchester Blvd
o Cadillac neighborhood
o Near/North of Community Center for seniors and people with mobility issues
o Mixed-use along Bascom Ave
• Mixed-Use developments with good circulation & access to reliable transit.
• Limit the development of ADUs, Duplexes and Triplexes because of parking concerns and its impact on community character
• Lack of diversity
• Rent increased and not controlled
• Taxing of market units to create affordable units
• Partner with schools to plan for increase of housing and housing for teachers
• upzone along main arterial routes (Hamilton/Bascom/Winchester/Campbell) and along rail to highest density possible
• Some commercial buildings are underutilized sites that can be used for housing/mixed-use
• Use or replace large parking lots to create urban villages
• Support for ADUs in single family neighborhoods
Community Meeting #2: Focus Group Meeting
On October 25, 2021, Campbell held their second community meeting for the Housing Element Update. M-Group and city staff presented an introduction to the housing element and why it needs to be updated. About 79 people were in attendance with an average response rate of 41%. Mentimeter, an on-line editor for interactive presentations was used to ask poll questions in different formats (i.e. word clouds, multiple choice, select all that apply). When asked “What do you love about living in Campbell?”, respondents contributed to a word cloud with the common answers being: “downtown” “walkability” and “small town”.
CAMPBELL GENERAL PLAN | HOUSING III.B-10
Figure III.B-6 WordCloud Question #1
Throughout the presentation, questions were asked to gain a better understanding of who the attendees were, what their challenges are and what they would like to see for the future of housing in Campbell. Below is a list of questions and their respective responses: *Participants were less than the number of attendees. Therefore, the following responses are a representation of the average 41% of attendees that participated. Which of the following best describes you? Select all that apply.
Homeowner | 65.4% Renter | 3.8% Looking for Housing | 7.7% Housing Advocate | 7.7% Housing Developer | 15.4%
What difficulties have you experienced in your search for housing in Campbell? Select all that
apply. Cost of housing | 22.7%
Lack of supply of available housing | 9.1% Nothing near services (grocery stores, schools, parks, etc.) | 0% I have not faced any difficulties | 50%
Other | 18.2% What kind of housing would you like to see more of in Campbell? (Indicate all that apply) Accessory dwelling units | 12% Single detached homes | 28% Duplexes and triplexes | 16% Townhomes/rowhomes | 40%
III.B-11 CAMPBELL GENERAL PLAN | HOUSING
Small Apartment buildings (1-3 stories) | 16% Mixed-use apartment buildings (3-5 stories above retail) | 32%
Mid-size apartment buildings (3-5 stories) | 8% Large apartment buildings (6+ stories) | 16%
Before breaking out into categorized breakout rooms, community members were asked “What
should the City consider when planning for new housing?”. Some common responses included “Density”, “affordability”, and “quality of life”.
Figure III.B-7 WordCloud Question #2
After the presentation was completed and interactive questions were done, attendees
were asked to join a breakout room to provide more feedback. The breakout rooms were separated by whether participants identified as a homeowner, renter, or other (Looking for housing, housing advocate, housing developer, etc). The list of questions below were asked in each of the breakout rooms. 1. What are the housing challenges and priorities in Campbell?
2. In what areas should new housing be built? (e.g., along Hamilton Ave, near transit, near
job centers) 3. How should Campbell plan for housing for Special Need Populations? (e.g., the elderly,
persons with disabilities, female headed households with Children)
4. Is there anything else you want to add? Although each of the rooms had their own individual answers, a summary of responses to each of the questions is as follows:
• Access state and county funds for housing the current homeless population
o Tiny homes in the parking area next to the Sunnyoaks Percolation Ponds
• Housing for service workers
• Lack of housing supply, diversity and affordability
CAMPBELL GENERAL PLAN | HOUSING III.B-12
• Owning a home is not feasible
• Housing should be developed near transit, main streets and close to services
• Increase support services for seniors and people with disabilities
• Promote equity by ensuring affordable housing
• Losing long term residents to new residents in tech/out of state
• Increase housing while maintaining balance or not disrupting quality of life
• Transit system cannot keep up with housing changes
• Housing should be developed in the following areas:
o Fry’s Electronics store location
o Elephant Bar site
o Places that are occupied by storage, Public Storage site
o Church sites; Home Church
o Gold’s Gym Building
• School districts are losing teachers because they aren’t attracted by the housing market
• Consider fourplexes in Single Family neighborhoods
• Pursue Measure A funding for special need housing
• Provide permit parking when increasing density
• ADUs are good options for families with senior or a person with a disability
Community Meeting #3: Open House
On October 27, 2021, another community meeting was held in the format of a virtual open house. This provided community members to come in and out of the meeting as they please. It began at 12:00pm and ended at 2:00pm. A total of 78 people attended throughout the two hours. Upon arrival, they were instructed to select one of the three break rooms to join based on their level of interest and knowledge of the project. One breakout room was called “Learn more about
Campbell’s Plan for Housing” to help answer questions on 6 major topics – What is the housing Element?, RHNA, AFFH, Housing Opportunity Sites, Public Participation, and the Project Schedule & Timeline. In this breakout room, people who were just starting to get involved joined to learn more about all of the topics previously mentioned while having the opportunity to ask any clarifying questions. If community members had more time to participate, they then were able to select another breakout room in which they would like to participate, or they could leave the meeting.
The second break out room was for Public Input and Feedback, where city staff guided the discussion with the same questions asked in previous focus group meetings. This provided the community with an opportunity to share any concerns or issues with the current or future of
housing in Campbell. The common themes of public responses are as previously mentioned in other focus groups. Different responses to the common theme are stated below:
• Affordable housing location is not near schools or parks
• Affordable housing units are too small for families
• Seniors and people with disabilities are being displaced or moving to City’s with more resources
• Light rail is slow and will not help address existing or future traffic
• Consider seniors and people with disabilities needing housing near transit and services
• Potential school segregation or inequality
• Apartment complexes near transit, services, and open space to increase active transportation in the City
• Use density bonuses to encourage the development of affordable housing
III.B-13 CAMPBELL GENERAL PLAN | HOUSING
• Mixed use benefits people needing services like seniors and people with disabilities
• Require more open spaces and places for people together when creating more housing
• More streetlighting as it relates to safety, but unique streetlights that contribute to
community character
• Housing development should be considered in the following areas:
o Dell avenue with light industrial –near parks and transit
o Tiny home village not in or near Downtown
o Along Winchester Blvd
The third breakout room was an interactive way for people to pin locations on a map that would help identify housing opportunity sites throughout the City.
Figure III.B-8 Breakout Room #3 Interactive Feedback Map
The following summarizes community feedback:
• Prioritize office close to Light Rail (adds to off-peak) helps keep character of downtown size/scale
• Adding Residential to Downtown adds to peak hours
• Residential can work anywhere, put along corridors (Hamilton, Bascom, Winchester)
• City has lowest density at 27-units per gross acre (not very dense); Campbell has a high FAR ratio, build buildings with big units - since we can push envelope through unit sizes but not unit counts
CAMPBELL GENERAL PLAN | HOUSING III.B-14
• Campbell's Parking Ratio too high; parking modifications always lower it, should be more realistic
• Keep in mind views with building heights
• Campbell's definition of high-density housing too low; special needs populations
• 40-50 ADU's per year could help offset requirements
• Difficult to find retail tenants in ground-floor commercial space; avoid vacancies. Retail wants 'ease of use' adequate parking, higher density spots (podium) are
inaccessible/convenient to people who drive by
• Communities have an unrealistic expectation on amount of retail space a community can support. Demand to fill is not there
• Per capita we're already over-retailed
• Shadow vacancies (tenants not paying rent; not obvious to drive-by)
• Commercial spaces take parking and space, takes away from housing production
• Mixed-use only on sites that are heavily trafficked
• Look at school and church sites as future providers for housing
• Include ADU's for single-family detached houses
• Evaluate public storage locations, highest possible density with density bonuses (to make it attractive to change)
• Picking weakest shopping centers and providing opportunity to change to residential; allow to change (right-sizing shopping centers)
• Mixed-use housing overlay for shopping center.
• Be more flexible in general on allowing residential on sites otherwise restricted.
• Require ADU's for a major remodel, no more single-family
• Older ranch houses redevelop as condos even in a residential area, multi-unit housing. Do not allow properties to rebuild as single-family homes.
Community Meeting #4: Housing Opportunity Sites and Densities
On December 1, 2021, the project team held a community meeting to discuss housing opportunity sites and densities to receive feedback on where new housing should be located and at what density. Breakout rooms were organized to review housing site areas
and the housing opportunity sites below. The feedback received was used to revise sites
and densities before presenting to the Planning Commission and City Council.
III.B-15 CAMPBELL GENERAL PLAN | HOUSING
Figure III.B-9 Housing Opportunity Sites Map
Community Meeting #5: Policies and Programs
On March 24, 2021, the City held a public workshop on policies and programs to be
included in Campbell's Plan for Housing. Members of the public were encouraged to attend and participate remotely by Zoom or by attending in person at Campbell City Hall. Five poll questions were launched using Mentimeter. The results are shown below.
Figure III.B-10 Poll #1
CAMPBELL GENERAL PLAN | HOUSING III.B-16
Figure III.B-11 Wordcloud #1
Figure III.B-12 Wordcloud #2
III.B-17 CAMPBELL GENERAL PLAN | HOUSING
Figure III.B-13 Poll #2
CAMPBELL GENERAL PLAN | HOUSING III.B-18
POP-UP EVENTS
Farmers’ Market
On October 10, 2021, City staff hosted a booth at the local farmers market. Poster boards with information on Campbell’s Plan for Housing and a General Plan Map were presented to
participants. The map was intended to be interactive for people to grab a colored pin to categorize where to put housing in the City. People also had the opportunity to speak to City staff and learn more about the project, especially how to get involved.
Figure III.B-14: City Booth at the Farmers Market
III.B-19 CAMPBELL GENERAL PLAN | HOUSING
Figure III.B-15: Community Interaction with Site Selection Map
Campbell’s Oktoberfest
Since 1994, the Chamber of Commerce has attracted almost one million people to its annual Oktoberfest in historic downtown Campbell. On Saturday, October 16, 2022, City staff attended
and hosted a booth at Campbell’s Oktoberfest. Campbell’s Plan for Housing postcard (Figure 3-1.18) and the General Plan Map for were printed as posters for the community to learn more about Campbell’s Plan for housing. The map was intended to be interactive for people to grab a
colored pin to categorize where to put housing in the City.
CAMPBELL GENERAL PLAN | HOUSING III.B-20
Figure III.B-16: City Booth at Octoberfest
COMMUNITY SURVEY
In mid-September of 2021, the City launched their community survey with the intent to gain a
better understanding of the needs and desires for the future of housing in Campbell. Anyone who lives, works, or wishes to live and/or work in the City was welcome to provide feedback. The survey was offered in both English and Spanish. With a total of 425 responses, the survey was closed on April 7, 2022.
III.B-21 CAMPBELL GENERAL PLAN | HOUSING
Figure III.B-17: Community Survey Microsoft Form
PRINT OUT MATERIALS
Mailers
On the Week of October 11, 2021, the City kicked off their outreach and engagement with a city wide postcard that was sent to all residential addresses. It served as a notice to all Campbell addresses informing them of upcoming meetings on the Plan for Housing and of plans for establishing City Council districts. The flyer offered Spanish translation services for Spanish speakers wishing to engage with the project.
Figure III.B-18: Campbell’s Plan for Housing Postcard
CAMPBELL GENERAL PLAN | HOUSING III.B-22
Flyers
In March 2022, the City developed a flyer with the intent to advertise Community Meeting #5: Housing Policies and Programs. The flyer asked readers to get involved and provide input on
Campbell’s Plan for Housing at upcoming meetings and the community survey, as well as sign up for notifications. Spanish and English flyers were developed and digitally distributed to the City’s network connections and community stakeholders.
Figure III.B-19: Campbell’s Plan for Housing March Flyer
III.B-23 CAMPBELL GENERAL PLAN | HOUSING
CAMPBELL GENERAL PLAN | HOUSING III.B-24
CAMPBELL’S PLAN FOR HOUSING COMMUNITY
SURVEY RESULTS
QUESTION-BY-QUESTION ANALYSIS
Introduction
As part of the City of Campbell’s Housing Element Update, also known as Campbell’s Plan for Housing, members and residents of the community were invited to participate in the Housing Element Update survey. The survey was available online to the public from September 2021 to
April 2022. Posters at the pop-ups informed the public about the Housing Element. Flyers also displayed QR codes to the online survey. The survey was available in English and Spanish.
Upon closure, the City experienced technical difficulties with Microsoft Forms and was not able to collect all 427 responses in the Microsoft survey output format. An older version of the survey results, at 423 results, was saved and is shown in this section as Attachment A. The remaining 4 responses are demonstrated as an excel sheet as Attachment B.
Appendix III-C
III.C-1
This page is intentionally left blank.
Appendix III-C
III.C-2
The City of Campbell's Plan for Housing
Community Survey
1.Which of the following best describes you?
423 Responses 25:15 Average time to complete Active Status
I live in Campbell but work so…152
I live and work in Campbell.106
I live in Campbell, and currentl…92
I work in Campbell, but live so…32
I lived in Campbell, but have si…16
None of the above 25
Appendix III-C
III.C-3
2.If you live in Campbell, how long have you lived in the City.
3.What is your age?
0-5 years 5-10 years 11-20 years 20+ years
Homeowner
Renter
Currently unhoused
17 years or under 9
18 - 29 years 24
30 - 54 years 219
55 - 64 years 89
65 years or over 82
Appendix III-C
III.C-4
4.Does your household include any of the following people? (Please select all that
apply)
Children (ages 5 or less)61
Seniors (age 65+)116
Students 179
A person with chronic health …56
A person with a mobility impa…22
A person with a sensory impai…28
None of the above 88
Appendix III-C
III.C-5
5.What is your ethnicity/race? (Please select all that apply)
6.Do you believe you have faced housing discrimination based on your
ethnicity/race in Campbell?
7.If yes, please explain.
American Indian or Alaska Nat…6
Asian 76
Black / African American 15
Hispanic / Latinx 45
Native Hawaiian or Pacific Isla…6
White 286
Other 44
Yes 7
No 381
Not Sure 35
Latest Responses
6
Responses
Appendix III-C
III.C-6
8.Do you have concerns about being able to stay in your home due to rising rents or
other reasons?
9.If yes, please explain.
Yes 133
No 290
Latest Responses
"In general bidding wars and home prices are far too high fo…
"Cost of living "
117
Responses
Appendix III-C
III.C-7
10.What difficulties have you experienced in your search for housing in Campbell?
(Please select all that apply).
11.What other difficulties have you encountered not listed above?
Cost of Housing 205
Lack of supply of available ho…122
Nothing with enough bedroo…57
Lack of access to transit (e.g., l…31
Nothing near services such as …16
Nothing near schools or parks 25
Nothing that is physically acce…4
I have not faced any difficulties 176
Other (Please write in at Quest…24
Latest Responses
""120
Responses
Appendix III-C
III.C-8
12.Please rate the importance of the following criteria when planning for new
housing in Campbell from "Not Important" through "Most Important"
13.Please add any additional criteria that Campbell should consider when planning
for new housing that is/are not included on the list above.
Not Important Somewhat Important Important Very Important
Most Important
Providing housing for all stages of life (students,
families, seniors)
Providing a mix of housing types so that there is a
wide variety of options
Encouraging new housing near transportation and
services
Creating a socially balanced and diverse community
where new housing is distributed throughout the city
Maintaining Campbell's unique character
Latest Responses
"No new taxes. Focus high density housing near VTA train a…
"What we don’t need is super high density apartments or “co…
"Adequate infrastructure to support the additional housing, …
201
Responses
Appendix III-C
III.C-9
14.Where should new housing be located in Campbell? (Please identify level of
priority from "Low Priority" to "High Priority")
Low Priority Low-Medium Priority Medium Priority Medium-High Priority
High Priority
Single-family neighborhoods
In or near downtown
In or near the Pruneyard
Distributed equally throughout the entire city
Major commercial corridors (Hamilton, Bascom,
Winchester
Near the light rail stations
Near parks and schools
Appendix III-C
III.C-10
15.Please add any additional suggestions on where you think new housing should
be placed in Campbell
Latest Responses
"No new taxes. Focus high density housing near areas with V…139
Responses
Appendix III-C
III.C-11
16.What type of housing would you like to see more of?
In Campbell In my neighborhood Neither
Accessory Dwelling (ADUs)
Single Detached Houses (1 to 2 stories)
Duplexes/Triplexes (1 or 2 stories)
Small apartment buildings of 6 units or less (1 or 2
stories)
Townhomes/rowhouses (2 to 3 stories)
Multi-Family housing (3 to 5 stories, condos,
apartments, senior housing)
Mixed-Use Multi-Family housing (3 to 5 stories above
shops and restaurants)
Multi-Family housing (6 stories or more, condos,
apartments, senior housing)
Other (Please write in under Question 17 below)
Appendix III-C
III.C-12
Powered by Microsoft Forms (https://forms.office.com) | Privacy and cookies (https://go.microsoft.com/fwlink/?LinkId=521839) | Terms of use
(https://go.microsoft.com/fwlink/?linkid=866263)
17.What other types of housing, not listed above, would you also like to see
available in Campbell?
18.Is there anything else you would like to add about housing that has the potential
to impact you, your neighborhood, or the city?
19.What is your email address? (optional)
Latest Responses
"Single family homes that share a neighborhood pool (not a …
153
Responses
Latest Responses
"Piling dense apartment buildings next to each other creates…
"Provide sufficient parking per unit "
212
Responses
Latest Responses175
Responses
Appendix III-C
III.C-13
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Appendix III-C
III.C-14
ID Which of the following best describes you?Homeowner Renter
424 I live and work in Campbell.0-5 years 20+ years
425 I live in Campbell but work somewhere else.11-20 years
426 I live in Campbell but work somewhere else.20+ years
427 I live in Campbell but work somewhere else.11-20 years
Appendix III-C
III.C-15
Currently unhoused What is your age?
30 - 54 years
30 - 54 years
55 - 64 years
30 - 54 years
Appendix III-C
III.C-16
Does your household include any of the following people? (Please select all that apply)What is your ethnicity/race? (Please select all that apply)
Students;Children (ages 5 or less);White;
Students;Asian;
None of the above;White;
Students;White;
Appendix III-C
III.C-17
Do you believe you have faced housing discrimination based on your ethnicity/race in Campbell?
No
No
No
No
Appendix III-C
III.C-18
If yes, please explain.
Appendix III-C
III.C-19
Do you have concerns about being able to stay in your home due to rising rents or other reasons?
Yes
No
Yes
No
Appendix III-C
III.C-20
If yes, please explain.2
In general bidding wars and home prices are far too high for us to transition to home ownership in our own city. Rents are also so high that we are unable to grow into a large enough space for our growing family.
Other reasons are property and other taxes on a fixed income plus the growing concern over water availability.
Appendix III-C
III.C-21
What difficulties have you experienced in your search for housing in Campbell? (Please select all that apply).
Cost of Housing;Nothing with enough bedrooms;
I have not faced any difficulties;
Cost of Housing;
Cost of Housing;Nothing with enough bedrooms;
Appendix III-C
III.C-22
What other difficulties have you encountered not listed above?
Too many people that do not plan to live in the house putting up all cash offers. Squeezes out regular families that want to live in Campbell and make the house their home.
Appendix III-C
III.C-23
Providing housing for all stages of life (students, families, seniors)
Very Important
Very Important
Important
Important
Appendix III-C
III.C-24
Providing a mix of housing types so that there is a wide variety of options
Important
Not Important
Somewhat Important
Important
Appendix III-C
III.C-25
Encouraging new housing near transportation and services
Somewhat Important
Most Important
Most Important
Important
Appendix III-C
III.C-26
Creating a socially balanced and diverse community where new housing is distributed throughout the city
Somewhat Important
Not Important
Important
Not Important
Appendix III-C
III.C-27
Maintaining Campbell's unique character
Very Important
Most Important
Very Important
Most Important
Appendix III-C
III.C-28
Please add any additional criteria that Campbell should consider when planning for new housing that is/are not included on the list above.
What we don’t need is super high density apartments or “condos” that don’t have yards or garages. We need yards that are safe spaces for children to play and spaces for families to keep their belongings. Carports don’t cut it. Only part of our community will be comfortable in apartment/hotel style condos.
No new taxes. Focus high density housing near VTA train and bus access. Do not close popular businesses and services that currently exist.
Resources and the environment should big considerations.
Continue to keep buildings at 4 stories. No large complexes.
Appendix III-C
III.C-29
Single-family neighborhoods In or near downtown In or near the Pruneyard
High Priority Medium Priority Low-Medium Priority
Low Priority High Priority High Priority
Low Priority Low-Medium Priority Low-Medium Priority
Medium Priority Low-Medium Priority Medium-High Priority
Appendix III-C
III.C-30
Distributed equally throughout the entire city Major commercial corridors (Hamilton, Bascom, Winchester
Medium-High Priority Low-Medium Priority
Low Priority Low Priority
Low-Medium Priority High Priority
Low-Medium Priority High Priority
Appendix III-C
III.C-31
Near the light rail stations Near parks and schools
Medium Priority Low-Medium Priority
High Priority Low Priority
High Priority Medium Priority
Medium Priority Low Priority
Appendix III-C
III.C-32
Please add any additional suggestions on where you think new housing should be placed in Campbell
No new taxes. Focus high density housing near areas with VTA train and bus access. Do not close popular businesses and services that currently exist.
Accessible to mass transit
Appendix III-C
III.C-33
Accessory Dwelling (ADUs)Single Detached Houses (1 to 2 stories)
In Campbell In my neighborhood
In Campbell In my neighborhood
In my neighborhood In my neighborhood
In Campbell In my neighborhood
Appendix III-C
III.C-34
Duplexes/Triplexes (1 or 2 stories)Small apartment buildings of 6 units or less (1 or 2 stories)Townhomes/rowhouses (2 to 3 stories)
In Campbell Neither In Campbell
In Campbell In Campbell In Campbell
In my neighborhood In my neighborhood In my neighborhood
In Campbell In Campbell In Campbell
Appendix III-C
III.C-35
Multi-Family housing (3 to 5 stories, condos, apartments, senior housing)Mixed-Use Multi-Family housing (3 to 5 stories above shops and restaurants)
Neither In Campbell
Neither Neither
In Campbell In Campbell
Neither In Campbell
Appendix III-C
III.C-36
Multi-Family housing (6 stories or more, condos, apartments, senior housing)Other (Please write in under Question 17 below)
Neither Neither
Neither Neither
In Campbell Neither
Neither Neither
Appendix III-C
III.C-37
What other types of housing, not listed above, would you also like to see available in Campbell?
Single family homes that share a neighborhood pool (not a cabana club or gym pool, but a pool for that neighborhood)
Only 4 stories. Not 5.
Appendix III-C
III.C-38
Is there anything else you would like to add about housing that has the potential to impact you, your neighborhood, or the city?
Piling dense apartment buildings next to each other creates apartment neighborhoods which makes parking difficult and crime/disturbances compounded in certain neighborhoods so dispersing apartments more will allow for space and less people crammed into single streets.
More people mean needing more services. Already not enough police and fire.
Appendix III-C
III.C-39
III.D-1 CAMPBELL GENERAL PLAN | HOUSING
Campbell’s Plan for Housing Affordable Housing Developers Focus Group
Monday, November 22, 2021 On Monday, November 22, 2021, the project team met with 18 affordable housing
developers from the following organizations:
• Alta Housing
• Catalyze SV
• EAH Housing
• Forward Planning
• Sacred Heart Community Service
• Santa Clara County Housing Authority
• Santa Clara Methodist Retirement Foundation, Inc
• SV @HOME
• Urban Housing Authority
• Urban Housing Communities
• VTA
When asked what the most effective tools a city can adopt to facilitate affordable
housing, developers asked that City help in:
• providing funds
• fee waivers for affordable housing projects
• having housing sites pre-entitled
• providing staff resources to process permits
• align programs with bonds and tax financing
• matching affordable housing sites with financing scoring criteria
One of the most important factors to building affordable housing was ensuring that the community is emotionally and psychologically ready for affordable housing through education and engagement. A general understanding of how affordability works by educating people that the more units built help support financing and services.
Showcase the benefits of affordable housing was identified to be extremely important.
Another suggestion was that the City partner with the community to select the location of housing. For the development of housing, Santa Clara County Housing Authority recommends a
base density of 60 du/acre to support affordable housing. The County ranges with an
average of 50 units per project. The VTA advocated for 75 du/acre. Affordable housing units were said to be most supported in mixed-use developments. The group suggested that the City look closely at parking criteria to make requirements more flexible and make housing closer to transit.
Appendix III-D
CAMPBELL GENERAL PLAN | HOUSING III.D-2
The barriers to affordable housing development in Campbell were said to be solved by establishing a timely response on funding that must be approved by City and County. The City could adopt priority zones separate from HUD priorities like the City of San
Jose. Offering density bonuses for affordable housing was identified as a great tool to
help support developers. However, it was noted that it is hard to build extremely low-income housing.
Appendix III-D
III.D-3 CAMPBELL GENERAL PLAN | HOUSING
Campbell’s Plan for Housing
Businesses Focus Group
Tuesday, November 23, 2021
To gain a better understanding of the point of view of businesses and housing, the City
invited all local businesses and related parties to join a business focus group
discussion. On November 23, 2021, the project team met with the Executive Director of
the Campbell Chamber of Commerce.
When asked about the challenges to housing in Campbell, the Executive Director stated
that affordability is the most pressing challenge. In Campbell, restaurants, and hotels
are struggling to find lower-wage service workers and it is becoming increasingly
appealing to not work. Transitional housing for employees is a great way to support
workers while they find housing that better fits their needs.
Affordable housing was noted to be the solution to this issue, but it must be housing that attracts employees – like condos and townhomes at affordable rates. Monetary support could also help workers find and secure housing. NIMBY, for example, was mentioned to help with down payments.
Office space was mentioned to be a great opportunity for start-ups in the area, especially since Dell Avenue is not a great location for housing. Across the City, jobs are a blend of fully in-person, fully remote, and hybrid which means that the City can attract workers seeking any level of flexibility.
Appendix III-D
CAMPBELL GENERAL PLAN | HOUSING III.D-4
Campbell’s Plan for Housing Market Rate Housing Developers Focus Group
Tuesday, November 30, 2021 Market Rate Housing Developers were invited to join a focus group discussion on
Tuesday, November 30, 2021, the Campbell Housing Element. There were 15
developers in attendance representing themselves or the following organizations:
• ACP Architecture
• Bay West Development
• B & C Homes Inc
• Commercial Real Estate Associates
• Cresleigh Homes
• Granite Rich Properties
• Summer Hill Homes
• Trammel Crow Residential
• Valley Home Partners To gain a better understanding of Campbell’s housing market, its challenges, and its attractions, the project team lead a discussion where developers could provide feedback. According to the developers, Downtown has thrived with weekends and
restaurants in the past 17 years but the parking standards are regimented. Entitlement
approvals are difficult with suburban parking standards and the City should ask the City council to consider an urban standard for parking. Parking and protected zoning of general commercial areas are also barriers.
In order for Campbell to create a favorable environment to facilitate housing
development, developers suggested that they do a conversion of commercial zones,
calculate net density instead of gross density, and speed up the processing time of projects by having joint hearings to discuss projects. A streamlined process through staff will help projects get approved faster than going through the City Council. The establishment of one decision-making body was said to save time and resources for all.
Flexibility on setbacks, open areas, common areas, and the increase of height and
density would significantly make Campbell more attractive to developers. Lastly, the developers suggest that the City create a list of sites that are welcome for development.
Market rate developers will sometimes partner with affordable housing developers when sites are being blended into affordable housing, which allows an increase in density.
State and County funds can out pay market-rate developers, so instead, they partner
with affordable developers for local grants.
Developers argued that the ideal site and conditions they look for in development include development by right that allows for higher density, streamlining, transit-oriented development, and areas that are walkable to retail and restaurants.
Appendix III-D
III.D-5 CAMPBELL GENERAL PLAN | HOUSING
Campbell’s Plan for Housing Property Owners Focus Group
Wednesday, January 7, 2022 On Wednesday, January 5, 2022, the project team met with 25 property owners
regarding the Campbell Housing Element and housing opportunity sites. The property
owners were presented with information about the housing element and were asked the following questions:
1. How interested are you in redeveloping your property for housing in the next
eight years?
2. What do you believe may be barriers to developing your property for housing in
the next eight years?
3. Do you have any questions and/or feedback for the City related to the
development of your property for housing?
Many of the property owners were interested in redeveloping and some even wanted to advance faster than the year 2023. Others wanted to understand more about the process and density ranges. There was a specific interest in mixed-use development and short-term leases. Affordability was also of interest to some property owners.
With a lot of interest, some concerns arose. Some property owners talked about their interest in high-density residential, with affordable units, but were concerned about the Hamilton Avenue Specific Plan and the implications of achieving goals to develop housing during 8-year planning period. Overall, property owners were interested but
may need more information to support the City in meeting their RHNA.
Appendix III-D
CAMPBELL GENERAL PLAN | HOUSING III.D-6
Campbell’s Plan for Housing Service Providers Focus Group | Objectives, Policies and Programs
March 29, 2022 On Tuesday, March 29, 2022, the project team met with a few service providers working
in Campbell to gather feedback and recommendations on the potential policies and
programs, especially for the populations they serve. Of the 11 service providers that were invited to attend the focus group, three confirmed and attended with the addition of the housing developer of the Uplift Family Services site.
The participants and organizations in attendance were:
o Housing Choices
o Pacific Clinics
o Rebuilding Together Silicon Valley
o Housing Developer of Uplift Family Services site
Prior to the Q&A portion of the meeting, City staff presented a brief overview of Campbell’s Plan for Housing, its timeline and potential goals and policies. The questions and summary of responses are below: General
1. What are some of your housing priorities for Campbell? Housing priorities for people with physical and developmental disabilities should
include the opportunity for people who grew up in Campbell to transition into
housing that is coordinated with Housing Choices. Higher density with extremely
affordable housing that allows inclusionary housing for people with disabilities is
a high priority for this population. A recommendation is that developers should
build 100% affordable housing on city-owned land with a mix of unit sizes.
From the perspective of a housing developer, cities need to capture the
difference between market rate and moderate rate housing. Cities could use
funds to support affordable housing and have in-lieu fees for market
developments.
2. What type of housing and housing related services are lacking in Campbell?
Housing near transit services is essential, especially 2-bedroom units for families.
Specific Concerns 3. What are the needs and services available and/or needed in Campbell for the following groups?
o Female headed households
o Large households
o Seniors
o People with physical or developmental disabilities
o People experiencing homelessness
Appendix III-D
III.D-7 CAMPBELL GENERAL PLAN | HOUSING
o Farmworkers
The most important are the unhoused population and seniors because there is
an aging community. There should be a place for people with physical or
developmental disabilities to have when they lose family and/or caregivers.
Mental health services are needed, especially for families on Medical and living
paycheck to paycheck.
Families are on the brink of homelessness and non-profits and the Office of
Supportive Housing support with funds but that is only a temporary solution.
Overcrowding is becoming a growing concern as large households include
multiple generations and the waitlist for services is too long so the need for
services continues to increase.
Equity 4. How can racial equity be furthered in Campbell? People of color are overwhelmingly representative of low-income categories.
Therefore, developing deeply affordable housing for racial justice, especially
housing for people with disabilities is needed. Consider the intersectional
identities because they experience a higher cost burden.
Closing
5. Is there anything else you would like to discuss about housing? Look at city owned land for opportunities to build more affordable housing as well
as the City housing funds to help meet housing for special needs populations.
Appendix III-D
CAMPBELL GENERAL PLAN | HOUSING III.D-8
Campbell’s Plan for Housing Ministries Focus Group + Survey | Objectives, Policies and Programs
April 4, 2022 Leading up to and following the community meeting on March 24, 2022, the project
team made a diligent effort to reach out to and meet with service providers in the
community. On Monday, April 4, 2022, the project team hosted a hybrid focus group session for ministries in the area. One ministry representative attended in person and engaged in a discussion with the in-person team. Prior to the discussion, City staff presented a brief overview of Campbell’s Plan for Housing, its timeline, and potential
goals and policies.
The questions for Ministries are below:
1. What types of actions and programs can Campbell adopt to increase affordable housing in Campbell?
2. What types of actions and programs can Campbell adopt to preserve existing
housing?
3. What types of actions should Campbell adopt to remove government constraints to housing development?
4. What types of resilient housing policies should Campbell adopt?
5. What actions should Campbell take to address homelessness?
6. What actions should Campbell take to address the needs of seniors, large families, female-headed households, ethnic minorities, and persons with disabilities? Community Development Director lead the in-person discussion with the one ministry
representative in attendance. Due to the low attendance rate, City staff followed up with the ministries that were invited and shared a survey with the same questions asked at the focus group session.
To date, one respondent has completed the survey. The survey respondent encouraged
the development of affordable housing and not allowing for-profit developers to buy multi-unit housing properties because the City should run them. In order to address homelessness, the City should develop a livable, attractive, and safe shelter that addresses privacy concerns that families may have. Other policies to consider should
include tariffs on large companies that buy properties for their own use and profits.
Appendix III-D
III.D-9 CAMPBELL GENERAL PLAN | HOUSING
Campbell’s Plan for Housing
2ND Market Rate Housing Developers Focus Group
Wednesday, April 27, 2022
In an effort to gain greater insight on policies and programs that would support the
development of additional housing to support Campbell’s Plan for Housing, the City invited 25 market-rate housing developers to meet on Wednesday, April 27, 2022. Of the 25 invited, 9 market-rate housing developers attended the session.
A few private developers were in attendance with the following organizations:
• Acquity Realty
• Granite Ridge Properties
• HMH
• KB Home
• Sares Regis Group of Northern California
• Summer Hill Homes
Prior to the group discussion, the City presented an update on the Plan for Housing’s timeline, housing opportunity sites, the special needs identified in the City, policy goals and objectives. Attendees had the opportunity to ask questions throughout the presentation for clarification. Then, the City staff hosted a conversation about how the
City can support housing developers in the development process as it relates to
improving housing affordability in Campbell and removing government constraints to housing. When talking about affordable housing, developers said that adding affordable housing
requirements to market-rate projects is not attractive for low-density projects. Instead,
some developers provided examples of other cities, like Fremont and Santa Clara, which are allowing in-lieu fees and using those fees to fund affordable housing projects. Density limits and parking requirements have been a huge barrier to potential
development projects. Metric requirements were said to steer developers away because
it limits housing opportunities. The developers suggest that the AFR is a better metric than units/acre. The City was also encouraged to monitor parking in the City but not set the requirements. Parking was a huge discussion point because developers argued that there is too much parking being required and they cannot afford to build it. Instead, they
suggested applying market developing requirements of 0.7 spaces per unit. The
conversation that people do not equate to cars was had with support for transit-oriented development and the argument that parking spaces could be additional housing units. Unbundled parking, the practice of selling or leasing parking spaces separate from the purchase or lease of the residential unit, was suggested as a potential tool. Developers
also asked that the City encourage 0.2 parking spaces for housing projects with 18-25
units/acre.
Appendix III-D
CAMPBELL GENERAL PLAN | HOUSING III.D-10
Campbell’s Plan for Housing
Veterans Focus Group | Objectives, Policies and Programs
May 9, 2022
On Monday, May 9, 2022, City staff met with four veterans who attended the Veterans focus group meeting. The purpose of the meeting was to gain better insight on how the City can best support or continue to support veterans in the community, as it relates to policies and programs.
Those in attendance provided useful feedback that the City could develop into tangible solutions to support this self-identified special needs population. The feedback received from veterans is listed below:
• The City should evaluate the Santa Cruz Veteran Village as a case study for a successful housing project that serves veterans
• Support for pre-approved modular designed units as a more cost-effective type of
housing in the City that could serve veterans
• Low-barrier navigation centers help veterans –support for centers that provide a shower and a meal
• Support for portable shower units to support safe parking programs that also
serve veterans
• Consider the creation of a Veterans District (such as the Clover Veterans District) to collect a portion of sales tax which could be used to support veteran services
• The City provides a great deal of support to Veteran groups
o Continue ongoing support through policies and programs
o Storing pavers at the City corporation yard to maintain the veteran’s memorial
Appendix III-D
III.D-11 CAMPBELL GENERAL PLAN | HOUSING
Campbell’s Plan for Housing Santa Clara County Housing Authority Focus Group
Tuesday, June 7, 2022 In an effort to gain greater insight on services, policies, and programs that would
support quality of life and the development of affordable housing in Campbell’s Plan for
Housing, the City met with the Santa Clara County Housing Authority on Tuesday, June 7, 2022, at 10 am. Seven members of the Housing Authority attended and were eager to share their
thoughts on services, policies and programs that could help the City meet its housing
goals and affirmatively further fair housing. Those in attendance included:
• SCC HA | Executive Director
• SCC HA | Deputy Executive Director
• SCC HA | Assistant Director of Housing
• SCC HA | Housing Policy Analyst
• SCC HA | Development Manager
• SCC HA | Housing Policy Program Manager
• SCC HA | Project Manager When asked about Campbell’s housing priorities, attendees stressed the importance of affordable housing, at an extremely low-income level because there is not housing for that income group. Equitable housing retention was identified to be of high importance
and participants recommend that the City offer or fund services that provided legal tenant representation, advocacy and education. Some organizations are already providing assistance, but they’re underfunded. Therefore, they require City funding to make housing equitable. Source of income discrimination was said to be a common issue for their clients due to the lack of landlord education who discriminate against
tenants with housing vouchers. SCC HA clients use housing vouchers to secure housing at an affordable rate but are often burdened by security deposits. Security deposit assistance programs would significantly address the risk families face at becoming homeless by financially assisting
with security and pet deposits. Because people will pick their pets over housing, offering waivers for pet deposits would be a short-term rental assistance tool that the City could tangibly provide – keeping in mind that pets can improve mental health. In terms of housing production, the City could accelerate the production of affordable
housing by implementing by-right development and hiring staff that are fair planners
reviewing affordable housing projects. Overall, the streamlining of entitlement and plan check processes would be a great way of accelerating the production of more affordable housing.
When asked about the special needs population in the City and/or region, the Santa Clara County provided the following suggestions.
Appendix III-D
CAMPBELL GENERAL PLAN | HOUSING III.D-12
Female-headed households 1. Affordable childcare
a. Fund before and after school programs
b. Supplement childcare 2. On-site supportive services that connect people to local services, offer resume support, etc. 3. Develop a Care Providers Program or support organizations that fund informal
care provider network
a. Relatives are often childcare providers / informal care providers and could be getting paid for their service 4. Establish a Lending Library that provides books, toys, and other stimulating tools for child development
a. Example: Santa Clara County Preserved an old home and made it a
“Mommy & Me” play center with the lending library in the back for family/informal caregivers to arrive and engage with children. The school district operated the center, but the City funded the program.
Large households
1. Similar services need as Female-Headed Households 2. Bedroom configurations of 3-4 bedrooms need to be protected in new development 3. Develop incentives for ADU development to reduce overcrowding
Seniors 1. Extremely Low-Income housing is important because Seniors are often living off fixed incomes 2. Food delivery services, Community gardening beds and communal kitchens 3. On-site services like coordinators that provide programming to increase social
activity, support age in place, and operate collaborative programming with seniors and families to help foster community 4. Transportation program for seniors to get to the grocery store, community center, etc in order to improve quality of life
People with physical or developmental disabilities 1. Partnership with San Andreas Regional Center 2. Transportation program that brings them to support services 3. Identify the population and recognize the gap in services…There are different needs for the intersectionality of age, ethnicity/race, income, citizenship status, etc.
People experiencing homelessness 1. Safe parking 2. Housing and services need to be easily accessible
3. Establish a Bridge/transitional housing program
a. Example: Vacant homes or small apartment buildings
Appendix III-D
III.D-13 CAMPBELL GENERAL PLAN | HOUSING
4. City Departments like the Police, Sanitation, Public Works, and any one in contact w/ people living on the streets need to be properly trained to interact with the homeless population. Training should include:
a. Mental health awareness and education
b. Social work training c. Mental illness episode resolutions for folks abusing drugs or who are unmedicated d. Knowing how to identify certain signs
e. Treating people with dignity and respect
f. De-escalation techniques Farmworkers 1. Similar to the other needs
a. Childcare and informal care programs
2. Recognize that their hours of work are different than the rest 3. Consider a Migrant Center with childcare services 4. Legal representation and understanding of their rights (legal advocacy) 5. Healthcare FQHC need to be available and properly funded
6. Develop outreach efforts to build trust and partner with CBOs to work with these
populations because they trust them more than larger institutions 7. Education of resources to understand that their children can benefit from resources without consequences. a. Undocumented parents with documented children, don’t take advantage of
services because they think it’s a risk of exposure and are afraid of sharing
information b. Ask yourself what kind of information is needed and not needed
Appendix III-D
# Comment SourceComments DetailsResponse Housing Element Modification 12022.06.11 - Heidi FrederickConcerns/questions regarding redevelopment of 175 W. Rincon Avenue and housing policies/programs that will be assist tenants that are evicted.Staff informed resident that there are no active permits under review for 175 W. Rincon Avenue. Permits under review by the City may be found using the City's Interactive GIS Permit Center available online as follows: https://www.campbellca.gov/1279/Public-Records or by creating an account and researching a specific address at MyGovernmentOnline.org. Several policies are targeted at assisting renters and tenants including, but not limited to, the following: Policy H-5.1: Renter Protections; Program H-5a: Education on Fair Housing Laws; Program H-5w: Know Your Rights Flyers; Program H-5u: Renter Support.None required. 22022.06.11 - Joseph Gemignani (part 1)Recommendation to redevelop older industrial/commercial properties into housing and look for ways to avoid creating jobs to improve job/housing balance.The Housing Opportunities Sites identified by the City Council include a number of older industrial/commercial properties. While the Council may consider adopting policies to discourage job creation, staff would advise against inclusion of such policies in the Housing Element which is intended to focus on the preservation, protection, and development of housing meeting the needs of the community. None required. 32022.06.11 - Joseph Gemignani (part 2)Concerns regarding state density bonus law concessions and waivers to architectural design requirements outlined on page 263 of the PDF (page III.A-13 in the document). State density bonus law provides concessions and waivers which allow developers to deviate from development standards. The reference point indicated on page 263 refers to a review of the City's 5th Cycle Housing Element (not the 6th Cycle Housing Element Programs). Added a bookmark to direct readers to the 6th Cycle Housing Element Policies and Programs. 42022.06.14 - Alison CingolaniAcknowledgement of receipt of draft Housing Element.No response required. None required. 52022.06.21 - Emily Ann Ramos - SV@HomeSuggestion on a number of policies that the City may consider adding/adapting into the Housing Element. In response to recommendations from SV@Home: 1) added rental survey to Program H-5c , 2) requiring tenant relocation assistance by property owner was not added as a program. Program H-2i notes offering tenants information regarding relocation assistance , 3) No additional eviction protections were added, 4) Rent control was added to BMR units which mirrors AB 1482 no other housing types were added, 5) no program was set to limit security deposits, 6) Fair chance ordinance was not a high priority of the PC/CC and therefore not revisited for discussion, 7) Program H-5.i provides for meditation assistance rather than legal counsel, 8) Program H-2i provides for notification of conversion, 9) Rental inspections will be too costly for city staff to administer, program added to indicate financial support for a state or regional program, 10) Programs H-5a, H-5b, H-5c, and H-5l focus on education. An education center is not proposed, 11) A rental application portal would be too much for the City to administer 12) Program H-5c provides for multilingual information, 13) No additional ordinance to extend state timelines are proposed as state law may change. Program H-5c edited to add a rental survey program and H-1k added to include support for a common rental application portal. 62022.06.28 - Nancy TeppermanQuestions why the City lost the Housing Program Coordinator position, the difference between no valid issue and no valid basis for complaints on page 60 of the PDF (page H.II-44 in the document), questions use of female-headed households (vs. single parent households), and identifies various typos in the document. Further, questions why NOCA and SOCA have been identified for removal, why the southwest section of Campbell is being left untouched. Recommends the City to reduce parking requirements for affordable housing. The City's Housing Program Coodinator position was eliminated as a cost savings measure. Added definitions for "no valid issue" and "no valid basis". Retained use of the term 'female-headed' household as a requirement from the state. Typographical changes made in response to comments. The NOCA and SOCA plans have been identified for removal as they contain antiquated provisions that will be addressesed as part of the City's related Objective Standards update. The southwest section of the City of Campbell (i.e., San Tomas Area Neighborhood) was reviewed for housing opportunities but did not have sites that scored highly enough to be included as housing opportunity sites. Separately, redevelopment of the San Tomas Area Neighborhood is anticipated as a result of SB9 and SB10 development as provided for by Program H-1g: SB 10 Ordinance. The City is exploring reduced parking requirements as part of the following policies Program H-1c, H-1j, and H-3a.Typos corrected; added definitions for "no valid issue" and "valid basis".72022.06.29 - Elliot ScozzolaRecommends that new housing be built around the Hamilton 880 corridor near the lightrail station, the former Fry's Electronics and Elephant Bar, and within the tallest building at the Pruneyard.The Housing Opportunities Sites inventory includes opportunity housing sites around the Hamilton Light Rail Station, former Elephant Bar, Fry's Electronics, and within the Pruneyard.None required. 1. Is there a definition of this designation that provides information on design requirements/standards like FARs, building heights etc.?The following description is included in the Draft General Plan: Commercial-Corridor Mixed-Use (CC-MU): This designation generally consists of higher density residential, and mixed-use development that is generally located along Class I and Class II Arterial Roadways, such as Bascom Avenue, Hamilton Avenue, Winchester Boulevard, and parts of Campbell Avenue. Mixed-use residential projects are strongly encouraged within this designation but are not required. Allowable Density: Up to 60 dwelling units per gross acre. Allowable FAR: 1.0.2. The designation implies that there may be a commercial component that is required along with the residential. Is this correct?The potential for mixed-use is being studied. Whether mixed-use development will be required, optional, or even allowed at the planned for densities or floor area ratio is also subject to change. III.E-1
# Comment SourceComments DetailsResponse Housing Element Modification 3. If 2 above is correct, is their specified amount and expectation re they type of commercial use?We’ll be revisiting the land use designations and assumptions later this year as well as working on the adoption of objective standards.4. If 2 above is correct, can the office/community spaces in a residential use fulfill the commercial requirement?See response to question 3. 5. Although there is a max. density, can state density bonus law be used to increase the max. density?Yes, but the maximum allowable 'base/conforming' density may be reduced prior to adoption. 6. Once the GP/Zoning are updated per this Housing Element process, developers proposing to build 100% affordable developments will be eligible to use the ministerial entitlement processes, like SB35 or AB2162 assuming the other objective standards can be met? Please confirm. Pending adoption of local ordinances to implement and zoning districts to implement land use designations called for by the General Plan and Housing Element update. The City seeks to have objective standards in place before that date as well. 92022.07.05 - Adam Buchbinder - CampaignIdentified six areas of concern as follows: 1) First, the City should commit to, rather than consider, reducing its minimum-parkingconstraints.2) Second, the City must finally execute its 21-year-old General Plan program to “allow[]higher FARs,” i.e., floor-area ratios.3) Third, the City must recognize that its current approval process for missing-middlehousing has been a failure, and streamline that process so as not to requirediscretionary approval.4) Fourth, the city must establish zones for mixed-use development, so as not to requirediscretionary approval.5) Fifth, the city should ensure that tenants’ rights are effectively communicated to them,via conspicuous public postings or directly.6) Sixth, the city must rewrite overly-complex regulations which cannot be modified in theircurrent state, and which require spurious variances and discretionary approvals.1) Parking reductions will need to be studied before making changes. It is anticipated that some level of parking reductions will be adopted. 2) Density increases are proposed in Program H-1c, H-1K, H-5s, H-5t, 3) Program H-2d addresses missing middle. 4) Program H-1f and H-1j address mixed use development. Programs H-1c, H-3d, and H-3e provide for different types of ministerial review, 5) Program H-2i & H-5w discusses education of tenant rights. 6) Policies and programs in the housing element are intended to make housing development easier.Updated Program H-3a: Reduce Parking Standards to address a lack of commitment to reduce parking standards. 102022.07.06 - Lisa Brancatelli - Valley WaterEncourages inclusion of various policies aimed at maximizing water efficiency to help ensure that water supply is capable of reliably satisfying demand. Staff intends to include policies responsive to recommendations as part of General Plan update. None required as part of Housing Element - to be addressed as part of General Plan.112022.07.11 - Ken Hoffman and Joseph ZeglerIndicates that they have no intention to redevelop their properties during the 2023-2031 planning period and expresses concern with the impact to the leasing of their buildings as a legal non-conforming use.The City has identified the subject properties as potential housing opportunity sites where there is no requirement for the owner to have an expressed interest in redevelopment for such inclusion. The sites are already designated for mixed-use development and would be considered for higher density mixed-use development under the plan. Any legal non-conforming use of the properties in question would be governed by Campbell Municipal Code Section 21.58 - Nonconforming Uses and Structures. None required. 122022.07.12 - Dave HopkinsExpresses interest for the base density of 1475 S. Bascom Avenue (a housing opportunity site) to be increased to 75-units per acre, where presently studied at a maximum density of 60-units per acre. While the allowable densities may be reduced, any proposal to increase density would require Council authorization and would not be covered by the General Plan, Housing Element, or related Environmental Impact Report (EIR). Greater densities may be allowed in accordance with state density bonus law, the City's AHOZ (Affordable Housing Overlay Zone) if and when adopted, or by pursuing authorization from the City Council to pursue a General Plan map amendment. None required. 132022.07.21 - Kendra Ma - TransFormExpresses interest in Smart Parking Policies and VTA Smartpass Membership ProgramsProgram H-3a will include a study of parking standards; through the preparation of the environmental impact report the City intends to establish clear standards/thresholds of significance to trigger a transportation demand study which will include VTA Smartpass Membership programs as a consideration where appropriate. None required. None required. 2022.07.01 - Kathie Betts8III.E-2
1
Stephen Rose
From:Heidi Frederick <heidiwynne@att.net>
Sent:Saturday, June 11, 2022 4:19 PM
To:Stephen Rose; hfrederick@cityteam.org
Subject:Feedback on the Public Review Draft of the 2023-2031 Housing Element
Hello,
I have lived at 195 West Rincon, Apt A
since 1994. The property was purchased around 2012 by Stoa International. They told me I had about a year before
they would redevelop. I have been asking every year what is going on and keep being told, one more year. I love
Campbell and keep hanging on but it’s hard to live under threat of losing my home. This week their reply was a year and
a half. I browsed through this report and don’t see 175/195 (the property they own) on the any lists.
Is there any way to know for sure what is happening with our property. Many of us have lived here from 15‐35 years.
I’m all for affordable housing but being under threat of eviction for 10 years is a lot.
Likely I won’t be able to afford Campbell when that day comes.
Also, I’d love to know what will be done for tenants who will be evicted?
Respectfully,
Heidi
Campbell Resident since 1992
Sent from AT&T Yahoo Mail for iPhone
III.E-3
1
Stephen Rose
From:Joseph Gemignani <josephtheweatherman@gmail.com>
Sent:Friday, June 10, 2022 7:05 PM
To:Stephen Rose
Subject:Feedback on the Public Review Draft of the 2023-2031 Housing Element
I’d like the city to consider redeveloping some of the older industrial / commercial properties as they become available
into multi‐story housing. As more workers work remotely there should be some excess sites available. Instead of this
cycle of growth in jobs creating more need for housing we should look at ways to avoid creating more jobs until the jobs
/ housing imbalance improves.
Joseph (amateur weatherman)
III.E-4
1
Stephen Rose
From:Joseph Gemignani <josephtheweatherman@gmail.com>
Sent:Saturday, June 11, 2022 5:36 PM
To:Stephen Rose
Subject:Feedback on the Public Review Draft of the 2023-2031 Housing Element
I’m worried about comments on page 263. Projects might get architectural design requirements exceptions. That will
certainly be exploited so that costs can be reduced. I would not put that wording in the final draft. We will end up
getting cookie cutter buildings the likes of which are going up all over the Bay Area.
The city worked hard on the Winchester master plan and it’s paying off on nice recent additions. Also, much time,
thought and money went into the East Campbell avenue area. We don’t want that to go to waste with ugly, thoughtless
buildings that lack local character and traditions.
Thanks, Joseph
III.E-5
1
Stephen Rose
From:Alison Cingolani <alison@siliconvalleyathome.org>
Sent:Tuesday, June 14, 2022 4:54 PM
To:Stephen Rose
Cc:Christabel Soria Mendoza
Subject:RE: Campbell's Plan for Housing | Public Review Draft Now Available!
Hi Stephen,
Thanks for reaching out! Our housing element team will be reviewing the draft, and are happy to share feedback with
you.
Warm regards,
Alison Cingolani
Policy & Research Senior Associate|SV@Home
408.785.0531 I alison@siliconvalleyathome.org
Silicon Valley Is Home. Join our Houser Movement. Become a member!
350 W Julian St. #5, San José, CA 95110
Website Facebook LinkedIn Twitter
From: Stephen Rose <stephenr@campbellca.gov>
Sent: Monday, June 13, 2022 2:51 PM
To: Alison Cingolani <alison@siliconvalleyathome.org>
Cc: Christabel Soria Mendoza <csoriamendoza@m‐group.us>
Subject: Campbell's Plan for Housing | Public Review Draft Now Available!
Hi Alison,
The City of Campbell is pleased to announce the release of the Public Review Draft of our Plan for Housing (2023‐2031
Housing Element Update). We would greatly appreciate any input or feedback that SV@Home has to offer.
A link to our email campaign materials may be found as follows:
https://mailchi.mp/aa4ef819e774/campbells‐plan‐for‐housing‐9079650
I also placed this in your ‘contact us’ box on your website.
Best regards,
III.E-6
2
Stephen Rose
Senior Planner, Housing Coordinator
City of Campbell | Community Development Department
(408) 866-2142 (call or text)
Book an Appointment with a Planner here.
Apply for Planning and Building Permits here.
III.E-7
1
Stephen Rose
From:Emily Ramos <emily@siliconvalleyathome.org>
Sent:Tuesday, June 21, 2022 6:55 PM
To:Paul Resnikoff; Anne Bybee; Liz Gibbons; Susan M. Landry; Sergio Lopez; Stephen Rose
Cc:Mathew Reed
Subject:Housing Element – Anti-displacement policies to Affirmatively Further Fair Housing
Attachments:SVH Letter RE - Housing Element Anti-Displacement AFFH [6-21-2022].pdf
Dear Mayor Resnikoff, Vice Mayor Bybee, and Councilmembers Gibbons, Landry, and Lopez:
On behalf of SV@Home, please see the attached letter about anti‐displacement policies to affirmatively further fair
housing in the housing element.
Kind regards,
Emily Ann Ramos
Preservation and Protection Associate, SV@Home
650.468.0493 I emily@siliconvalleyathome.org
350 W Julian St. #5, San José, CA 95110
Website Facebook LinkedIn Twitter Become a Member
III.E-8
June 21, 2022
Submitted via email
Mayor Resnikoff and Councilmembers
City of Campbell
70 N. First St.
Campbell, CA 95008
Dear Mayor Resnikoff, Vice Mayor Bybee, and Councilmembers Gibbons, Landry, and Lopez:
RE: Housing Element – Anti-displacement policies to Affirmatively Further Fair Housing
For much of the Housing Element Update process, the focus has been on the scale of the
Regional Housing Needs Allocation (RHNA) and the planning process of identifying potential
housing opportunity sites to meet these requirements. What we have observed through this
process is that there is relatively less understanding and attention to the broader Housing
Element requirements under Affirmatively Further Fair Housing (AFFH).
Through state law, AFFH not only requires that the city plan and implement policies that
give low-income families the opportunity to live in high resource and affluent areas, but also
to adopt policies that address disproportionate housing needs, including displacement risks,
of protected classes. In every jurisdiction in the County lower-income renters -
disproportionately working families of color, and people on fixed incomes including seniors
and people with disabilities - struggle with housing instability due to extreme rent burden
and/or overcrowding. In nearly all jurisdictions the impact of displacement can be tracked
through changing demographics over time.
The California Department of Housing and Community Development (HCD) issued
guidelines and examples of policies to Affirmatively Further Fair Housing. We know that
many jurisdictions throughout the County have been looking at policy options to respond to
these requirements. Over the last 36 months the City of Palo Alto, in partnership with
SV@Home, explored and adopted a number of creative policies designed to protect renters
and stabilize families and communities. While the research and policy making process in
Palo Alto was pretty extensive, we believe that the Assessment of Fair Housing, and the
targeted outreach through the needs assessment, and program/policy development
process, likely provide evidence that tenant protections policies are needed, where few
policies existed before.
When the policy process began in Palo Alto, the City already had a right to a one-year lease
and voluntary landlord/tenant mediation programs. These programs were valuable in some
cases, but research and community engagement found that their reach was very limited and
the effective enforcement was difficult to assess. However, a number of policies that alone
address only a small piece of the need, were actually determined to be complimentary, and
together were more likely to have real impact.
Board of Directors
Kevin Zwick, Chair
United Way Bay Area
Gina Dalma, Vice Chair Silicon Valley Community Foundation Candice Gonzalez, Secretary
Sand Hill Property Company
Andrea Osgood, Treasurer Eden Housing Shiloh Ballard
Silicon Valley Bicycle Coalition
Bob Brownstein Working Partnerships USA Amie Fishman
Non-Profit Housing
Association of Northern CA
Ron Gonzales Hispanic Foundation of Silicon Valley
Javier Gonzalez
Google
Poncho Guevara Sacred Heart Community Service
Janice Jensen
Habitat for Humanity East Bay/Silicon Valley Janikke Klem
Jan LIndenthal
MidPen Housing
Jennifer Loving Destination: Home
Mary Murtagh
EAH Housing
Chris Neale The Core Companies
Kelly Snider
Kelly Snider Consulting
Jennifer Van Every The Van Every Group STAFF
Leslye Corsiglia
Executive Director
III.E-9
Based on the work in Palo Alto, and a number of other cities, below are a number of policies that the City of Campbell
Hill should consider, or build upon, to further the community’s anti-displacement goals by addressing housing
instability.
1) Rental Survey Program
Rental survey systems collect basic information on rental housing – changes to tenancies, changes to rents - to
empower cities to better understand the challenges faced by renters, and the effectiveness of state and local
renter protections.
2) Tenant Relocation Assistance
When tenants are displaced due to redevelopment of an existing rental property, or the conversion of that
property to another use, this policy would require the property owner to provide assistance to the tenant to help
them relocate to another home.
3) Eviction Reduction Program
This expands on existing state law (AB 1482: The Tenant Protection Act of 2019), which limits the reasons a
landlord can evict a tenant, to additional types of rental properties otherwise not covered by the state. Local
jurisdictions can determine which loopholes they would like to close. Currently, state law exempts:
a) Single family homes not owned by a corporation
b) Rental property built within the past 15 years, including accessory dwelling units.
c) Any duplex where the owner occupied the unit before the other unit’s tenancy and continues to occupy the
unit.
d) Housing restricted by a deed, regulatory restrictions, or other recorded document limiting the affordability to
low or moderate income households.
e) Mobile homes.
f) Rental property subject to local ordinances that restrict rent increases to less than 5% plus CPI.
g) Single family homes where the owner occupies and rents at least 2 bedrooms or units (ADUs and JADUs).
h) Owner occupied rental properties where the tenant shares bathroom or kitchen facilities with the owner.
i) Hotels
j) Rental property provided by non-profit hospitals, organizations such as churches, extended care for the
elderly, adult care facilities etc.
4) Anti Rent-Gouging Policy
This policy also expands on existing state law (AB 1482: The Tenant Protection Act of 2019), which limits annual
rent increases to 5% plus the Consumer Price Index (CPI), by including additional units exempted by state law.
Each city can determine which loopholes they would like to close. They can also adopt lower thresholds for
maximum increases like San Jose (5%) and Mountain View (CPI). Currently, state law exempts:
a) Single Family homes not owned by a corporation
b) Rental property built within the past 15 years, including accessory dwelling units.
c) Any duplex where the owner occupied the unit before the other unit’s tenancy and continues to occupy the
unit.
d) Housing restricted by a deed, regulatory restrictions, or other recorded document limiting the affordability to
low or moderate income households.
e) Mobile homes.
f) Hotels
III.E-10
5) Security Deposit Limit
This policy would limit the amount that can be charged for security deposits to 1.5 times the monthly rent, and
help reduce the financial obstacles to entry for low-income households.
6) Fair Chance Ordinance
This ordinance would limit landlords' ability to ask applicants about their history of interaction with the criminal
justice system, which disproportionately impacts Black and brown households. The policy would not make it illegal
for landlords to run background checks on tenants, but would make it illegal to include these questions on the
initial rental application.
7) Right to Counsel
This program would provide tenants with legal assistance in eviction cases. Tenants experiencing housing
instability will be better able to enjoy the rights they have, feel more empowered to exercise those rights, and be
more likely to stay housed more often.
8) Tenant/Community Opportunity to Purchase (TOPA/COPA)
The local jurisdiction could provide tenants and/or community-based organizations notice of intended sale of
rented property, and provide a specific time period during which the tenants and/or organization have the
opportunity to purchase the property. Tenants at risk of being displaced through the sale of a building would be
provided with another option to potentially stay in their home. A version of this policy is actively being explored
and studied in the City of San Jose.
9) Proactive Rental Inspection
This establishes a program for code enforcement officers to routinely inspect the rental housing inventory.
Through these programs tenants are more likely to be protected from living in substandard housing, and local
jurisdictions may catch habitability issues before they become so large that they require “red tag” evictions.
10) Tenant Resource Center
As a response to the pandemic, the cities of San Jose and Mountain View created Eviction Help Centers where
tenants and landlords could receive information on local laws, assistance to apply for rent relief and legal aid.
These cities are now looking at making the centers a permanent tenant/housing resource center post-pandemic.
11) City-wide Affordable Rent Portals
A portal for submitting a common application for affordable housing would save the tremendous amount of time
and energy it currently takes to submit the same information on separate applications for each affordable
property. A clearinghouse of affordable housing opportunities would also allow the city or county to affirmatively
market to vulnerable and hard to reach populations. Current examples of these portals include San Jose Doorways
and Dalia in San Francisco.
12) Increase Multi-lingual engagement with city services and housing opportunities
Language barriers can keep many communities from accessing the housing opportunities and services they need.
Taking steps to increase the city’s capacity to engage under multiple languages can improve those outcomes.
13) Net-loss policy
SB 330 (The Housing Crisis Act of 2019) requires that protected units are replaced one-for-one in cases of the
redevelopment of a rental property. These provisions are currently mandated by state law, but local jurisdictions
III.E-11
can adopt permanent no-net-loss ordinances. This policy would protect critical sources of housing affordable to
lower-income families, and incentivize higher-density infill redevelopment when paired with land use policies to
support the feasibility of this redevelopment.
These policies have been developed with consideration of some of the major barriers to housing stability, and causes
of displacement, which have been identified through an extensive research and engagement process in Palo Alto, and
a few other jurisdictions in the county. Through the housing element, these anti-displacement policies should be
considered a comprehensive package of responses to address the complexity of the challenges faced by renters in
Campbell. For further information and if you have any questions, please feel free to reach out to our Preservation and
Protection Associate, Emily Ann Ramos at emily@siliconvalleyathome.org.
Thank you for considering anti-displacement and tenant protections solutions to affirmatively further fair housing.
Sincerely,
Mathew Reed
Policy Director
III.E-12
1
Stephen Rose
From:Nancy Tepperman <nancy_tepperman@yahoo.com>
Sent:Wednesday, June 29, 2022 8:33 AM
To:Stephen Rose
Subject:Feedback on the Public Review Draft of the 2023-2031 Housing Element
What a huge and impressive project.
Here are a few reflections. No response needed, just wanted to put them out there in case it is helpful.
Wonder why we lost this:
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
P. 44 what is the difference between no valid issue and no valid basis (for complaints)?
Typos noticed 74 didn’t, 75 median (maybe copy/pasted from their report so can’t be corrected)
P. 87. Not sure what it means, “the slower growth of adults” Although more Campbell adults with developmental
disabilities have been able to transition out of their family’s home than in the County overall, the slower growth of
adults in Campbell compared to the County seems to indicate that there are greater barriers to adults and their families
living i
Female‐headed households….maybe next go‐round (2030?) consider changing that to single parent households?
101 typo In recent years, fair housing concerns have been raised to due to the lack
102 misplaced comma: groups including, people with disabilities and seniors,
106: (H‐11‐90)whether they my place
110. (Why?) NOCA….As part of the Envision Campbell General Plan update, which is anticipated to be adopted with the
Housing Element, this area plan has been identified for removal. Same for SOCA ‐ why is this plan identified for removal
Why is SW Campbell being left untouched
121 address this constraint by reducing parking requirements in for affordable
I haven’t finished….hope I can!
*******
Skipped to page 181 because I want to get to the meat of the issue and review it!
III.E-13
2
Sent from Yahoo for iPad
III.E-14
1
Stephen Rose
From:Elliot Scozzola <escozzola@hotmail.com>
Sent:Wednesday, June 29, 2022 12:11 PM
To:Stephen Rose
Subject:Feedback on the Public Review Draft of the 2023-2031 Housing Element
Hi there!
I believe that the majority of new housing should be built around the Hamilton 880 corridor near the lightrail
station. Since there already are many tall buildings around there, I believe that it would not greatly affect the
small town neighborhood feel that is the majority of our community. This would also maximize units with a
minimal footprint, and really help to preserve already established neighborhoods that don't want an increase
in traffic on their streets, nor shadows of tall buildings over their homes. A high rise with below ground
parking for residents at the former sight of Elephant Bar, as well as the former Fry's Electronics building, and
several other locations around there may be perfect for such projects. I'd also suggest that our tallest building
located at the Pruneyard be converted from office space to housing, or at least a significant proportion of
them. I myself would love to have a view from that building and easy walkable access to the lightrail and
many shops and restaurants available at the Pruneyard and downtown.
‐Elliot Scozzola
Sent from Outlook
III.E-15
1
Stephen Rose
From:Kathy Betts <Kathy@scmrf.org>
Sent:Friday, July 1, 2022 7:22 AM
To:Stephen Rose; Planning Division
Cc:Priscilla Haynes; Lisa Flohr
Subject:Feedback/Comments on the Draft 2023-2031 Housing Element - City of Campbell
Dear Stephen,
Re: Feedback on the Public Review Draft of the 2023‐2031 Housing Element
Thank you for the opportunity to review the draft 2023‐2031 Housing Element for the City of Campbell. We appreciate
your efforts in preparing this essential document. After reviewing the key elements, please find our questions below:
Proposed GP designation is Commercial Corridor Mixed Use:
1) Is there a definition of this designation that provides information on design requirements/standards like
FARs, building heights etc.?
2) The designation implies that there may be a commercial component that is required along with the residential. Is
this correct?
3) If 2 above is correct, is their specified amount and expectation re they type of commercial use?
4) If 2 above is correct, can the office/community spaces in a residential use fulfill the commercial requirement?
5) Although there is a max. density, can state density bonus law be used to increase the max. density?
6) Once the GP/Zoning are updated per this Housing Element process, developers proposing to build 100% affordable
developments will be eligible to use the ministerial entitlement processes, like SB35 or AB2162 assuming the other
objective standards can be met? Please confirm.
Thank you again.
Kathy for Priscilla Haynes
Santa Clara Methodist Retirement Foundation, Inc.
Wesley Manor
(408) 374‐9511
The information contained in this transmission may contain privileged and confidential information, including patient
information protected by federal and state privacy laws. It is intended only for the use of the person(s) named above. If
you are not the intended recipient, you are hereby notified that any review, dissemination, distribution, or duplication of
this communication is strictly prohibited. If you are not the intended recipient, please contact the sender by reply email
and destroy all copies of the original message.
III.E-16
Subject: Campbell’s Draft Sixth Cycle Housing Element
From: Adam Buchbinder
To:planning@campbellca.gov
cc:HousingElements@hcd.ca.gov,Paul.McDougall@hcd.ca.gov,
housingelements@yimbylaw.org
July 5, 2022
To whom it may concern:
The Campaign for Fair Housing Elements is a coalition dedicated to ensuring that every city in
California produces a Housing Element which complies with the California Department of
Housing and Community Development’s requirements. We have reviewed Campbell’s Draft
Housing Element as of July 21.
We appreciate Campbell’s robust site inventory, community outreach, and commitment to
significantly increasing density. However, we have concerns about the City’s constraints
analysis and proposed programs, and suggest the following six improvements:
●First, the City should commit to, rather than consider, reducing its minimum-parking
constraints.
●Second, the City must finally execute its 21-year-old General Plan program to “allow[]
higher FARs,” i.e., floor-area ratios.
●Third, the City must recognize that its current approval process for missing-middle
housing has been a failure, and streamline that process so as not to require
discretionary approval.
●Fourth, the city must establish zones for mixed-use development, so as not to require
discretionary approval.
● Fifth, the city should ensure that tenants’ rights are effectively communicated to them,
via conspicuous public postings or directly.
● Sixth, the city must rewrite overly-complex regulations which cannot be modified in their
current state, and which require spurious variances and discretionary approvals.
Parking Requirements
State law requires the City to “remove governmental constraints to the maintenance,
improvement, and development” of home construction “where appropriate and legally possible.”
(Gov. Code § 65583.2(c)(3).) As HCD explains on its Building Blocks website,
2 this requires
“specific action” rather than meaningless commitments to consider specific action. HCD’s
example programs all start with action verbs such as “[a]llow,” “[r]elax,” and, most relevant here,
2 https://www.hcd.ca.gov/building-blocks
1 https://campbell.generalplan.org/s/Campbell-6th-Cycle-PRD-4_202206091753544002.pdf. Pagereferences are to PDF pages and marked pages, e.g, “page 175/H.III-28”.
III.E-17
“[r]educe parking requirements.”
3 None of HCD’s model programs begin with the word
“consider.”
Inconsistent with HCD’s guidance, Campbell’s Program H-3a states: “Reduce Parking
Standards.Consider updating the Municipal Code to allow the following parking reduction
strategies…” (p. 231/H.IV-54 [emphasis added]). This program commits to nothing, and
“Consider updating” should be replaced with “Update.” HCD often rejects draft housing
elements for failure to make “specific commitment[s] and discrete timelines for implementation,”
as it did in a May letter to the City of South Lake Tahoe.4
Perhaps worse, Program H-3a only promises to “consider” reducing parking minimums: “in
areas … which will not present impacts to residential neighborhoods:” This undercuts the very
purpose of a housing element, which is to plan for more housing in, among other places,
“residential neighborhoods.” Residential parking requirements must be reduced too.
Next, “[r]educing the parking requirements to require no more than two parking spaces per unit”
is an empty commitment. Campbell already requires two parking spaces for all homes, studios,
and one-bedroom apartments outside of transit-oriented developments (see p. 118/H.II-102). To
make a difference, Program H-3a should abolish parking minimums, or at least reduce them to
one required space per unit.
The city’s parking requirements are explicitly pretextual
5, that is, intended as a negotiating tactic
rather than for any practical reason. This was affirmed by city staff in a written presentation
6
(emphasis added):
As with the recently approved industrial building on Florence Way, this comparison
confirms that the City's parking standard exceeds the actual parking demand for most
industrial activities. This divergence between the City's standards and ITE rates was
recognized in the past when the City updated the Parking and Loading Ordinance ten
years ago. However,having higher baseline parking standards was seen as putting the
City in a stronger position to negotiate for design improvements and/or other project
revisions, in exchange for parking reductions, when appropriate.
And in responses to questions from the Planning Commission in a public hearing
7 (emphasis
added):
As we discussed in the staff report, as well as the recent Florence project, the city's
standards are rather high. And that was somewhat part in design; it does provide some
greater leverage on the city's part when an applicant's request [...] a reduction in parking,
7 https://youtu.be/q2Kblz1jpo8?t=1966
6 https://www.campbellca.gov/AgendaCenter/ViewFile/Agenda/_12082020-2199#page=37
5 See https://slate.com/business/2021/05/california-parking-minumums-planners-housing-ab1401.html.
4 https://www.hcd.ca.gov/community-development/housing-element/docs/eldsouthlaketahoedraftout0523.pdf, p.3.
3 https://www.hcd.ca.gov/address-and-remove-or-mitigate-constraints [emphasis added].
III.E-18
to use that as leverage to gain other exactions or improvements to a project, which is
sometimes necessary.
Parking requirements should not be used as leverage; doing so leads to overparking,
discourages development in general, and undermines the city’s legitimacy. Campbell should
commit to meaningful parking reform. We recommend this text instead:
Reduce Parking Standards. Update the Municipal Code to allow the following parking
reduction strategies throughout the City:
● Reduce the parking requirements to require no more than one parking space per
residential unit
● Remove guest parking requirements
● Allow parking to be partially or entirely unbundled from residential units
FAR Reform
Campbell’s current General Plan, from 2001, includes Strategy LUT-1.5d on page 69/LUT-428:
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.
As of 2022, this has not been done; in fact, in 2004 the city added FAR restrictions. From a staff
report this year9:
The requirement to limit the FAR to 0.45 for R-1 zoned properties with additional
allowances to 0.50 FAR with a discretionary Site and Architectural Review Permit was
added to the zoning ordinance in 2004[.]
Campbell’s highest-density residential zone, R-3, has a maximum FAR of only 0.55
10. The city
should add a program to raise or remove Floor Area Ratio limitations on residential
development. We recommend:
Reform Floor Area Ratios. Update the Municipal Code to repeal FAR limits in R-M, R-2,
and R-3 zones.
Failing this, the city should raise FAR maximums in R-M, R-2, and R-3 zones to at least 1.25.
10 https://library.municode.com/ca/campbell/codes/code_of_ordinances?nodeId=TIT21ZO_CH21.08REDI
_21.08.070MUMIZODI.SB 478 has preempted this issue for two- to ten-unit developments by requiring aminimum FAR of 1.0–1.25, but this doesn’t apply to larger projects.
9 https://www.campbellca.gov/AgendaCenter/ViewFile/Agenda/_06282022-2550#page=17
8 https://www.campbellca.gov/DocumentCenter/View/2664/General-Plan-2015#page=69
III.E-19
Missing Middle and P-D Zoning
The city’s zones purportedly support “missing middle”-type housing: triplexes, townhomes, small
apartment buildings. However, in practice, every multi-family housing project we examined over
the past five years has used P-D (“Planned Development”) zoning, an expensive and
time-wasting zoning change which requires at least $12,000 in additional fees11 and
discretionary approval. This shows that in fact, the city’s higher-density residential zones do not
support missing-middle development. If the City is to honor its commitment to missing-middle
housing, it should allow such housing by right.
An analysis is attached, detailing idealized missing-middle forms as described at
missingmiddlehousing.org, and listing some, but not all, of the ways in which Campbell prohibits
them even in our high-density zones. Parking, FAR, and minimum lot sizes were the clearest
problems. We recommend adding under Goal 1, possibly in combination with Program H-1g (SB
10 implementation):
Missing Middle: Update the Municipal Code such that idealized missing-middle housing
types as described at missingmiddlehousing.org are allowable without variance or
rezoning, as follows:
● Duplexes (stacked
12 or side-by-side13) in R-D zones.
● Triplexes
14 in R-M zones.
● Fourplexes
15 in R-2 zones.
● Townhouses
16 in R-3 zones.
Mixed-Use Zoning
The previous Housing Element included Program H-4.2a (p. 260/III.A-10) to promote mixed-use
development, the implementation of which is described as “The City continues to allow
residential uses in mixed-use projects.” None of the city’s zones allow mixed uses; as a result,
all mixed-use developments require discretionary Planned Development zoning, and cannot be
developed by right.
In the Sixth Cycle, Policy H-1.3 and Program H-1j (pages and 221/H.IV-44 and 224/H.IV-47)
relate to mixed-use development, but only to “promote” or “incentivize” it. In Program H-1j,
“incentivize residential development” should be changed to “permit mixed-use development by
right”, so that the Implementing Action reads:
Modify Zoning Ordinance to permit mixed-use development by right on parcels with
mixed use land use designations as part of the Objective Design Standards update.
16 https://missingmiddlehousing.com/types/townhouse#idealized
15 https://missingmiddlehousing.com/types/fourplex#idealized
14 https://missingmiddlehousing.com/types/triplex#idealized
13 https://missingmiddlehousing.com/types/duplex-stacked#idealized
12 https://missingmiddlehousing.com/types/duplex-side-by-side#idealized
11 https://www.campbellca.gov/DocumentCenter/View/18139/User-Fees---Effective-July-1-2021#page=4
III.E-20
Tenants’ Rights
Program H-5w will create “Know Your Rights” flyers to educate tenants on their rights under
state and local laws. To ensure that these make their way to tenants, we suggest requiring that
all landlords either post these flyers in the complex office, or deliver them directly to their
tenants.
Unmaintainable Regulations
At the June 28 Planning Commission meeting, Staff cited the city’s utility undergrounding
regulations17 as being unmaintainable, in the context of unintended requirements for developing
a flag lot which require a variance, and are therefore discretionary18:
So, to be quite frank, this section of code is probably one of the worst, and it’s not easily
tailored when it’s that bad. Once you try to break it open, it most likely starts to collapse,
and it really requires a comprehensive update. Because the more you add exceptions,
you add more complexity. Unfortunately, I believe we do have at least two additional
applications that will be reaching the Commission at some point this year that also have
comparable variances. [...] This is not the first of this type of variance, and it won’t be the
last, but again it does speak to a need to do a broader revamp of the whole code
section.
Staff plans to fix this as part of the upcoming Objective Standards update (mentioned in
Programs H-1d and H-3a), but is not committing to it. We recommend explicitly including a
program to fix this:
Modify Zoning Ordinance to rewrite and simplify utility undergrounding code to avoid
requiring variances for flag lots, and enable future modifications.
For any other unmaintainable code sections, we recommend similar programs.
Thank you for your time and consideration. We look forward to seeing your revisions to
Campbell’s Housing Element.
Adam Buchbinder
Campaign for Fair Housing Elements
18 https://youtu.be/Ffpyoj3W8Fc?t=5398
17 https://library.municode.com/ca/campbell/codes/code_of_ordinances?nodeId=TIT21ZO_CH21.18SIDEST_21.18.140UNUT
III.E-21
Missing Middle in Campbell
Adam Buchbinder, Matt Kamkar
III.E-22
Context
● “Missing Middle” between single-family homes and
high-rises.
● Ten “types” at missingmiddlehousing.org.
● All prohibited here based on objective standards.
● Examined: Parking, Density, Minimum Lot Size,
Minimum Lot Width, and FAR.
III.E-23
Eleven Missing Middle Types
A. Duplex, Side by Side, Alley Loaded
B. Duplex, Side by Side, Front Loaded
C. Duplex, Stacked, Alley Loaded
D. Duplex, Stacked, Front Loaded
E. Triplex, Alley Loaded
F. Triplex, Front Loaded
G. Fourplex, Alley Loaded
H. Fourplex, Front Loaded
I. Multiplex, Alley Loaded
J. Multiplex, Front Loaded
K. Townhouse
III.E-24
Format
● Each form is evaluated in a particular zoning district. (For example, duplexes
in R-D.)
● Each form is checked for five factors: Parking, Density, Lot Size, Lot Width,
and FAR.
● If the zone does not permit the form due to a particular factor, it’s highlighted
in red; if it’s permitted, it’s in black.
● For example, the alley-loaded side-by-side duplex provides two off-street
parking spaces, but we require four: “Parking (2 < 4)”
● On the other hand, the alley-loaded side-by-side duplex has a density of 12
gross du/ac, and we have a maximum of 13 in R-2, so: “Density (12 < 13)”
III.E-25
Caveats
● This doesn’t include everything. (For example, setback or
open space standards.)
● The FAR restrictions here are non-enforceable for projects
between three and ten units per parcel. (Minimum 1.0 for
3-7 units, 1.25 8-10.)
● Duplexes are generally legalized in R-1 and R-2 zones by
SB 9, but can only be developed one-by-each.
● Lot sizes and widths are mostly irrelevant, as lots already
exist.
III.E-26
A. Duplex, Side-by-side, Alley-loaded (R-D)
●Parking (2 < 4 stalls)
●Density (12 < 13 du/ac)
●Lot Size (5k < 6k ft2)
●Lot Width (50 < 60 ft)
●FAR (0.24 < 0.45)
III.E-27
B. Duplex, Side-by-side, Front-loaded (R-D)
●Parking (2 < 4 stalls)
●Density (11 < 13 du/ac)
●Lot Size (6.05k > 6k ft2)
●Lot Width (55 < 60 ft)
●FAR (0.20 < 0.45)
III.E-28
C. Duplex, Stacked, Alley-loaded (R-D)
●Parking (2 < 4 stalls)
●Density (18 > 13 du/ac)
●Lot Size (3.5k < 6k ft2)
●Lot Width (35 < 60 ft)
●FAR (0.58 > 0.45)
III.E-29
D. Duplex, Stacked, Front-loaded (R-D)
●Parking (2 < 4 stalls)
●Density (18 > 13 du/ac)
●Lot Size (5.6k < 6k ft2)
●Lot Width (45 < 60 ft)
●FAR (0.36 < 0.45)
III.E-30
E. Triplex, Alley Loaded (R-M)
●Parking (3 < 6 stalls)
●Density (23 > 13 du/ac)
●Lot Size (4.2k < 9k ft2)
●Lot Width (40 < 60 ft)
●FAR (0.72 > 0.50)
III.E-31
F. Triplex, Front Loaded (R-M)
●Parking (3 < 6 stalls)
●Density (20 > 13 du/ac)
●Lot Size (4.2k < 9k ft2)
●Lot Width (45 < 60 ft)
●FAR (0.58 > 0.50)
III.E-32
G. Fourplex, Alley Loaded (R-2)
●Parking (4 < 8 stalls)
●Density (22 > 20 du/ac)
●Lot Size (6k < 8k ft2)
●Lot Width (50 < 60 ft)
●FAR (0.80 > 0.55)
III.E-33
H. Fourplex, Front Loaded (R-2)
●Parking (4 < 8 stalls)
●Density (18 < 20 du/ac)
●Lot Size (7.8k < 8k ft2)
●Lot Width (60 = 60 ft)
●FAR (0.62 > 0.55)
III.E-34
I. Multiplex, Alley Loaded (R-3)
●Parking (9 < 30 stalls)
●Density (35 > 27 du/ac)
●Lot Size (10.9k < 21k ft2)
●Lot Width (95 > 60 ft)
●FAR (0.84 > 0.55)
III.E-35
J. Multiplex, Front Loaded (R-3)
●Parking (12 < 30 stalls)
●Density (30 > 27 du/ac)
●Lot Size (14.2k < 21k ft2)
●Lot Width (105 > 60 ft)
●FAR (0.65 > 0.55)
III.E-36
K. Townhouse (R-3)
●Parking (2 = 2 stalls)
●Density (12 < 27 du/ac)
●Lot Size (2.7k < 6k ft2)
●Lot Width (25 < 60 ft)
●FAR (0.64 > 0.55)
III.E-37
Parking Density Lot
Size
Lot
Width
FAR
A. Duplex, Side by Side, Alley Loaded (R-D) FAIL PASS FAIL FAIL PASS
B. Duplex, Side by Side, Front Loaded (R-D) FAIL PASS PASS FAIL PASS
C. Duplex, Stacked, Alley-loaded (R-D) FAIL FAIL FAIL FAIL FAIL
D. Duplex, Stacked, Front Loaded (R-D) FAIL FAIL FAIL FAIL PASS
E. Triplex, Alley Loaded (R-M)FAIL FAIL FAIL FAIL FAIL
F. Triplex, Front Loaded (R-M)FAIL FAIL FAIL FAIL FAIL
G. Fourplex, Alley Loaded (R-2)FAIL FAIL FAIL FAIL FAIL
H. Fourplex, Front Loaded (R-2)FAIL PASS FAIL PASS FAIL
I. Multiplex, Alley Loaded (R-3)FAIL FAIL FAIL PASS FAIL
J. Multiplex, Front Loaded (R-3)FAIL FAIL FAIL PASS FAIL
K. Townhouse (R-3)PASS PASS FAIL FAIL FAIL
III.E-38
From:Lisa Brancatelli
To:Stephen Rose
Subject:Feedback on the Public Review Draft of the 2023-2031 Housing Element
Date:Wednesday, July 6, 2022 10:18:31 AM
Attachments:image001.png
MWENDO_Overview_for_Campbell.pdf
Hello Stephen,
Thank you for the opportunity to review and provide comment on Campbell’s Plan for
Housing. In preparing to meet future housing needs, Valley Water encourages the City to
adopt the Model Water Efficient New Development Ordinance to maximize water
efficiency and help ensure that water supply is capable of reliably satisfying demand
while withstanding population growth and drought conditions. The attached statement
has been prepared for the City’s reference.
Thank you,
LISA BRANCATELLI
ASSISTANT ENGINEER II (CIVIL)
Community Projects Review Unit
lbrancatelli@valleywater.org
Tel. (408) 630-2479 / Cell. (408) 691-1247
CPRU Hotline: (408) 630-2650
Santa Clara Valley Water District is now known as:
Clean Water • Healthy Environment • Flood Protection
5750 Almaden Expressway, San Jose CA 95118
www.valleywater.org
III.E-39
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III.E-42
III.E-43
III.E-44
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III.E-46
From:Dave Hopkins
To:Stephen Rose
Cc:Rob Eastwood
Subject:Comment on 6th Cycle Draft Housing Element
Date:Monday, July 11, 2022 11:21:07 AM
Importance:High
Dear Stephen,
We are currently working on a plan to redevelop an existing, obsolete office building at 1475 Bascom
Ave into a new, mixed-income 100% residential community which fits within the existing site
conditions and places higher density homes within a short walk to the Hamilton light-rail station.
This property is currently identified as an opportunity site within the Draft 6th Cycle Housing
Element, with an allocation of up to 60 units per acre.
The 1475 Bascom Ave property is uniquely positioned for high density residential development for
the following reasons:
1. The property is near higher density zoning in San Jose, as well as existing high-density
buildings in Campbell on the other side of Hamilton Ave.
2. The property is large at 3.5 acres, allowing for efficient use of land without exceeding
heights of about 75 feet, yet while respecting the public trail and existing sensitive habitat
along Los Gatos Creek.
3. Adjacent properties are commercial, therefore there would not be direct impacts to lower
density neighborhoods.
4. The property is within a 5-minute walk to the Hamilton light rail station, and directly
adjacent to the Creek Trail and Basom Ave, which offer convenient, safe pedestrian
walkability.
5. The property is proximate to jobs and shops along the Bascom Ave corridor, minimizing
travel distances by residents using a car.
1475 Bascom Ave is an appropriate location for the highest densities that would be allowed within
the housing element. We respectfully request that the City adjust the 1475 Bascom Ave property
on the opportunity site list to allow for up to 75 units per acre, as this density would provide
much needed housing towards the City’s RHNA allocation by optimizing land located in an
appropriate location for density.
We look forward to having the opportunity to meet and present our initial thoughts for the site.
Sincerely,
Dave Hopkins
David N.P. Hopkins
Chief Operating Officer, Development901 Mariners Island Boulevard, Suite 700San Mateo, CA 94404(650) 377-5712www.srgnc.com
III.E-47
III.E-48
July 21, 2022
Campbell Planning Division
70 N. First Street
Campbell, CA 95008
Re: Campbell needs transformative parking measures to eliminate development constraints
Dear City of Campbell Planning Division,
TransForm is a regional non-profit focused on creating connected and healthy communities that
can meet climate goals, reduce traffic, and include housing affordable to everyone.
We applaud Campbell’s work to date on the Draft Housing Element. However, to meet housing,
transportation, and climate goals, Campbell needs to expand on its successful programs and
initiate some new ones.
In particular, there will need to be an effective mix of:
● Planning for growth in walkable areas near transit
● Reducing the amount of parking mandated for housing and providing incentives and
programs to drive less (Transportation Demand Management or TDM)
● Developing sufficient programs to meet affordable home targets of RHNA
We appreciate that Campbell considers parking as a massive constraint on development
throughout the draft Housing Element, especially related to meeting RHNA requirements.
Campbell currently requires 2 or more spaces per unit in almost all zoning districts, and without
any clear commitment to considerably reducing required parking, we see a disconnect between
understanding parking as a constraint and taking action.
Program H-3a, which proposes to consider reducing parking standards in areas near transit, is
an important first step in reducing parking as a development constraint. However the program
currently lacks any solid commitment to specific policies, only a promise to consider them. As
this program is a holdover from a previous housing element, we believe Campbell needs a
better defined plan for reforming outdated parking standards this cycle.
560 14TH STREET, SUITE 400, OAKLAND, CA 94612 | T: 510.740.3150 | WWW.TRANSFORMCA.ORG
1
III.E-49
The need to eliminate or greatly reduce parking minimums is more important than ever.Each
new parking space costs $30,000-$80,000.1 With inflation driving up construction costs since
these estimates, two spaces may now cost up to $200,000. Beyond construction costs, parking
takes up essential space that could provide more homes, services, or community amenities.
TransForm recommends that Campbell consider the following policies in the Housing Element:
1. Funding a dedicated study of parking reforms, particularly how smart parking policies
could positively impact housing, transportation and other goals.
2. Requiring unbundled parking for certain developments in the Transit Station Overlay
District. This is easier for building managers to implement now with new parking tech
tools like Parkade.
3. Expanding Transportation Demand Management program by requiring provision of VTA
SmartPass memberships to each resident.
To show the tremendous transportation and climate benefits of these policies, as well as some
of the financial savings for residents and reduced costs for development, we have used our
GreenTRIP Connect tool to create scenarios for a potential future development site at 500 E.
Hamilton Ave. This site is identified in Campbell’s draft Housing Element Site Inventory as being
“Transit Oriented Mixed Use” and the landowner has interest in re-developing the site as
housing. This also means this development would be allowed to provide slightly fewer parking
spaces based on its proximity to transit. The California Office of Planning and Research
recommends GreenTRIP Connect as a tool to use while developing General Plans and is
especially useful during the development of Housing Elements (the tool is free to use and
supports better planning at the site and city-wide level).
By implementing the strategies above at 500 E. Hamilton Avenue, GreenTRIP Connect predicts:
1. With unbundling and providing transit passes at this site, we saw a 27% decrease in
parking and resident transportation savings of $4,464 per year.
2. With right-sized parking, incorporating the benefits of good location, unbundled parking
and free transit passes, the development would cost $11,337,500 less to build relative to
current parking standards.
3. When combined with 100% affordable housing these strategies resulted in an incredible
61% reduction in driving and greenhouse gas emissions for the site, compared to the city
average.
4. If an affordable development with smart parking strategies were built on this site each
household would drive 6,508 less miles per year creating a greener and safer
community.
1
https://www.shoupdogg.com/wp-content/uploads/sites/10/2016/05/Cutting-the-Cost-of-Parking-Requirements.pdf
2
560 14TH STREET, SUITE 400, OAKLAND, CA 94612 | T: 510.740.3150 | WWW.TRANSFORMCA.ORG
III.E-50
By reducing the number of community members that face extreme housing cost burdens,
getting priced out of their community, and/or becoming unsheltered. Residents, new and old
alike, will greatly benefit from the reduction in vehicle traffic and associated air pollution (see
scenarios here).
In addition to parking and transportation strategies, we applaud some of the proposed strategies
to support more affordable homes, since these would have such tremendous benefits as noted
in the GreenTRIP scenario. One of the most important is Program H-1c which outlines an
“Affordable Housing Overlay Zone” to allow for greater density and streamlined review of
affordable developments. This program is a cost-effective complement to strategies focused on
housing production.
The GreenTRIP scenarios and the chart on the final page of our Scenario document also show
the imperative of programs to accelerate development of affordable homes, like Program H-1c.
Not only do lower-income households use transit more and drive much less than average, but
success in this area can help provide homes for unsheltered individuals and families. A
commitment to these programs will show that Campbell is committed to planning for all levels of
the 1,685 RHNA BMR units anticipated in this cycle.
Please let me know if you have any questions. TransForm hopes this information explains why
Campbell should make parking reform a priority in the Housing Element update.
Sincerely,
Kendra Ma
Housing Policy Analyst
kendrama@transformca.org
3
560 14TH STREET, SUITE 400, OAKLAND, CA 94612 | T: 510.740.3150 | WWW.TRANSFORMCA.ORG
III.E-51
Please Start Here, Instructions in Cell
A2, Table in A3:B15 Form Fields
Site Inventory Forms must be submitted to
HCD for a housing element or amendment
adopted on or after January 1, 2021. The
following form is to be used for satisfying
this requirement. To submit the form,
complete the Excel spreadsheet and submit
to HCD at sitesinventory@hcd.ca.gov.
Please send the Excel workbook, not a
scanned or PDF copy of the tables.
General Information
Jurisidiction Name CAMPBELL
Housing Element Cycle 6th
Contact Information
First Name Rob
Last Name Eastwood
Title unity Development D
Email robe@campbellca.gov
Phone 408-866-2140
Mailing Address
Street Address 70 N. First St.
City Campbell
Zip Code 95008
START HERE
Table A: Housing Element Sites Inventory, Table Starts in Cell A2
Jurisdiction Name Site Address/Intersection 5 Digit ZIP Code Assessor Parcel Number Consolidated Sites General Plan Designation (Current)
Zoning
Designation (Current)
Minimum Density Allowed (units/acre)Max Density Allowed (units/acre)Parcel Size (Acres)Existing Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s)Lower Income Capacity Moderate Income Capacity Above Moderate Income Capacity Total Capacity Optional Information1 Optional Information2 Optional Information3
CAMPBELL 1901 S BASCOM AV, CAMPBE 95008 28804027 Transit-Oriented Mixed UseTO-MU 57 75 8.85 PRO,OFFICES,BANKS YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 102 12 0 114 2-acre capacityCAMPBELL1980 HAMILTON AV, CAMPB 95008 28824059 Medium-High Density Mixe MHD-MU 26 33 1.22 SOC,CHURCHES YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 26 0 0 26 1-acre capacityCAMPBELL2365 WINCHESTER BL, CAMP 95008 30536012 T Transit-Oriented Mixed UseTO-MU 57 75 3.8 COM,SHOPPING CENYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 12 0 45 57 1-acre capacity
CAMPBELL 700 HACIENDA AV, CAMPBEL 95008 40619036 Neighborhood Commercial NC-MU 18.75 25 0.51 VACANT,URBAN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 1 9 0 10CAMPBELL60 S SAN TOMAS AQUINO RD 95008 40401031 E High Density Mixed-Use HD-MU 34 45 0.82 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 5 23 28CAMPBELL1875 S BASCOM AV, CAMPBE 95008 28804028 Commercial Corridor MixedCC-MU 45 60 16.4 COM,SHOPPING CENYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 45 0 45 1-acre capacity
CAMPBELL 1226 HACIENDA AV, CAMPB 95008 40616041 P Neighborhood Commercial NC-MU 18.75 25 0.2 RES,SINGLE FAMILY YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4CAMPBELL621 E CAMPBELL AV, CAMPB 95008 27946011 P High Density Mixed-Use HD-MU 34 45 0.64 PRO,OFFICES,BANKS YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 0 18 22CAMPBELL621 E CAMPBELL AV, CAMPB 95008 27946012 High Density Mixed-Use HD-MU 34 45 0.95 PRO,OFFICES,BANKS YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 7 0 25 32CAMPBELL471 E CAMPBELL AV, CAMPB 95008 27943055 High Density Mixed-Use HD-MU 34 45 0.67 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 0 19 23
CAMPBELL 1216 HACIENDA AV, CAMPB 95008 40616042 Neighborhood Commercial NC-MU 18.75 25 0.51 RES,SINGLE FAMILY YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 1 8 0 9CAMPBELL573 E CAMPBELL AV, CAMPB 95008 27946049 High Density Mixed-Use HD-MU 34 45 0.12 RES,SINGLE FAMILY YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 1 3 4CAMPBELL1265 BURROWS RD, CAMPB 95008 40316096 Neighborhood Commercial NC-MU 18.75 25 0.59 RES,SINGLE FAMILY YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 2 9 0 11CAMPBELL56 FOOTE ST, CAMPBELL, CA 95008 27943020 High Density Mixed-Use HD-MU 34 45 1.41 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 10 0 38 48CAMPBELL1236 HACIENDA AV, CAMPB 95008 40616083 Neighborhood Commercial NC-MU 18.75 25 0.31 RES,SINGLE FAMILY YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 6 6CAMPBELL2470 S WINCHESTER BL, CAM 95008 41202001 Transit-Oriented Mixed UseTO-MU 57 75 0.61 PRO,OFFICES,BANKS YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 7 0 28 35CAMPBELL2290 S WINCHESTER BL, CAM 95008 41202006 High Density Mixed-Use HD-MU 34 45 0.62 PRO,OFFICES,BANKS YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 3 18 21
CAMPBELL 2460 S WINCHESTER BL, CAM 95008 41202032 Transit-Oriented Mixed UseTO-MU 57 75 2.39 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 29 0 107 136CAMPBELL579 E CAMPBELL AV, CAMPB 95008 27946048 High Density Mixed-Use HD-MU 34 45 0.12 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 0 4 4CAMPBELL500 E HAMILTON AV, CAMPB 95008 27933052 Transit-Oriented Mixed UseTO-MU 57 75 1.87 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 95 11 0 106CAMPBELL2240 S WINCHESTER BL, CAM 95008 41204016 V High Density Mixed-Use HD-MU 34 45 0.15 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 5 5CAMPBELL2120 S WINCHESTER BL, CAM 95008 41205047 High Density Mixed-Use HD-MU 34 45 0.33 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 2 9 11CAMPBELL320 VIRGINIA AV, CAMPBELL 95008 40407033 Medium Density ResidentiaMDR 18.75 25 2.17 TRA,UTILITIES AND YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 12 0 27 39CAMPBELL700 W HAMILTON AV, CAMP 95008 30739037 Commercial-Corridor Mixed CC-MU 45 60 3.9 PRO,OFFICES,BANKS YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 25 150 175
CAMPBELL 262 - 282 E HAMILTON AV, C 95008 27935002 Commercial-Corridor Mixed CC-MU 45 60 3.58 PRO,OFFICES,BANKS YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 24 137 161CAMPBELL176 GILMAN AV, CAMPBELL, 95008 41208047 Commercial-Corridor Mixed CC-MU 45 60 0.4 MFG,GENERAL(MIX YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 4 14 18CAMPBELL150 GILMAN AV, CAMPBELL, 95008 41208048 Commercial-Corridor Mixed CC-MU 45 60 0.48 IND,NON-MFG,COM YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 4 18 22CAMPBELL57 GILMAN AV, CAMPBELL, C 95008 41209032 Commercial-Corridor Mixed CC-MU 45 60 0.1 RES,SINGLE FAMILY YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 1 3 4
CAMPBELL 63 GILMAN AV, CAMPBELL, C 95008 41209033 Commercial-Corridor Mixed CC-MU 45 60 0.19 RES,SINGLE FAMILY YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 1 8 9CAMPBELL71 GILMAN AV, CAMPBELL, C 95008 41209034 Commercial-Corridor Mixed CC-MU 45 60 0.29 IND,WAREHOUSINGYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 2 11 13CAMPBELL85 GILMAN AV, CAMPBELL, C 95008 41209035 G Commercial-Corridor Mixed CC-MU 45 60 0.18 IND,WAREHOUSINGYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 1 7 8
CAMPBELL 101 GILMAN AV, CAMPBELL, 95008 41209036 G Commercial-Corridor Mixed CC-MU 45 60 0.19 IND,WAREHOUSINGYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 2 7 9CAMPBELL136 GILMAN AV, CAMPBELL, 95008 41209040 O Commercial-Corridor Mixed CC-MU 45 60 0.28 VACANT,URBAN YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacan 0 2 11 13CAMPBELL130 GILMAN AV, CAMPBELL, 95008 41209041 O Commercial-Corridor Mixed CC-MU 45 60 0.29 IND,WAREHOUSINGYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 2 11 13CAMPBELL100 GILMAN AV, CAMPBELL, 95008 41209042 A Commercial-Corridor Mixed CC-MU 45 60 0.28 IND,WHOLESALING YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 2 11 13
CAMPBELL 90 GILMAN AV, CAMPBELL, C 95008 41209043 A Commercial-Corridor Mixed CC-MU 45 60 0.21 IND,NON-MFG,COM YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 8 10CAMPBELL80 GILMAN AV, CAMPBELL, C 95008 41209044 Commercial-Corridor Mixed CC-MU 45 60 0.36 IND,WHOLESALING YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 2 14 16CAMPBELL140 GILMAN AV, CAMPBELL, 95008 41209058 Commercial-Corridor Mixed CC-MU 45 60 0.21 IND,NON-MFG,COM YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 2 8 10CAMPBELL2029 S BASCOM AV, CAMPBE 95008 41210042 F Commercial-Corridor Mixed CC-MU 45 60 0.73 COM,SERVICE STAT YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 5 28 33CAMPBELL980 E CAMPBELL AV, CAMPB 95008 41210062 F Commercial-Corridor Mixed CC-MU 45 60 0.91 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 37 4 0 41CAMPBELL2045 S BASCOM AV, CAMPBE 95008 41210063 F Commercial-Corridor Mixed CC-MU 45 60 0.76 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 5 29 34CAMPBELL1475 S BASCOM AV, CAMPBE 95008 28224011 Commercial-Corridor Mixed CC-MU 45 60 3.54 PRO,OFFICES,BANKS YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 24 136 160
CAMPBELL 2260 S WINCHESTER BL, CAM 95008 41204014 High Density Mixed-Use HD-MU 34 45 0.51 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 2 15 17CAMPBELL2375 S WINCHESTER BL, CAM 95008 30536013 T Transit-Oriented Mixed UseTO-MU 57 75 1.57 COM,SHOPPING CENYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 6 0 23 29 0.5-acre capacityCAMPBELL290 DILLON AVE, CAMPBELL, C 95008 41208072 Transit-Oriented Mixed UseTO-MU 57 75 2.76 IND,CORPORATION YES - Current YES - City-Owned Available Not Used in Prior Housing Element 112 46 0 158 City-Owned Corp YardCAMPBELL971 E HAMILTON AV, CAMPB 95008 28225001 Transit-Oriented Mixed UseTO-MU 57 75 1.14 PRO,OFFICES,BANKS YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 65 0 0 65CAMPBELL877 E HAMILTON AV, CAMPB 95008 28225002 Transit-Oriented Mixed UseTO-MU 57 75 1.2 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 69 0 0 69CAMPBELL45 3RD ST, CAMPBELL, CA 950 95008 27938087 High Density Mixed-Use HD-MU 34 45 0.64 RES,5 OR MORE FAM YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 19 3 22CAMPBELL1661 S BASCOM AV, CAMPBE 95008 28802011 Transit-Oriented Mixed UseTO-MU 57 75 0.56 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 6 0 26 32
CAMPBELL 1657 S BASCOM AV, CAMPBE 95008 28802018 Transit-Oriented Mixed UseTO-MU 57 75 0.35 PRO,OFFICES,BANKS YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 4 16 20CAMPBELL1777 S BASCOM AV, CAMPBE 95008 28802030 Commercial-Corridor Mixed CC-MU 45 60 1.34 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 60 0 0 60CAMPBELL1825 S BASCOM AV, CAMPBE 95008 28803015 Commercial-Corridor Mixed CC-MU 45 60 0.64 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 5 24 29CAMPBELL1970 S BASCOM AV, CAMPBE 95008 28809096 High Density Mixed-Use HD-MU 34 45 0.5 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 2 15 17
CAMPBELL 499 E HAMILTON AVE, CAMPB 95008 27930051 Transit-Oriented Mixed UseTO-MU 57 75 1.23 VACANT,URBAN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 44 26 0 70CAMPBELL251 LLEWELLYN AV, CAMPBE 95008 30517017 Medium Density ResidentiaMDR 18.75 25 5.54 INS,CHILDCARE,PRE YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 52 52 0 104CAMPBELL60 W HAMILTON AV, CAMPB 95008 30521003 Commercial-Corridor Mixed CC-MU 45 60 1.21 PRO,OFFICES,BANKS YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 51 4 0 55CAMPBELL1769 S WINCHESTER BL, CAM 95008 30521012 Commercial-Corridor Mixed CC-MU 45 60 1.95 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 68 0 0 68 1.5-acre capacityCAMPBELL1763 S WINCHESTER BL, CAM 95008 30521022 Commercial-Corridor Mixed CC-MU 45 60 3.49 SOC,CHURCHES YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 68 0 0 68 1.5-acre capacityCAMPBELL2400 S WINCHESTER BL, CAM 95008 41202003 Transit-Oriented Mixed UseTO-MU 57 75 1.6 VACANT,URBAN YES - Current YES - Other Publicly-Owned Available Not Used in Prior Housing Element 85 0 0 85 VTA-Owned: Winchester Light Rail Station 1.5-acre capacityCAMPBELL525 E HAMILTON AV, CAMPB 95008 27931006 High Density Mixed-Use HD-MU 34 45 5.72 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 46 4 0 50 1.5-acre capacity
CAMPBELL 54 W RINCON AV, CAMPBELL 95008 30533017 Neighborhood Commercial NC-MU 18.75 25 0.18 RES,SINGLE FAMILY YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3CAMPBELL2325 S WINCHESTER BL, CAM 95008 30534006 High Density Mixed-Use HD-MU 34 45 0.54 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 0 14 18CAMPBELL2507 S WINCHESTER BL, CAM 95008 30536004 U Transit-Oriented Mixed UseTO-MU 57 75 1.56 COM,SHOPPING CENYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 18 0 71 89CAMPBELL2523 S WINCHESTER BL, #A-# 95008 30536005 U Transit-Oriented Mixed UseTO-MU 57 75 0.7 COM,SHOPPING CENYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 8 0 32 40CAMPBELL2565 S WINCHESTER BL, CAM 95008 30539050 U Transit-Oriented Mixed UseTO-MU 57 75 1.73 COM,SHOPPING CENYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 21 0 77 98CAMPBELL2415 WINCHESTER BL, CAMP 95008 30536008 Transit-Oriented Mixed UseTO-MU 57 75 3.27 COM,SHOPPING CENYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 12 0 45 57 1-acre capacityCAMPBELL2345 WINCHESTER BL, CAMP 95008 30536011 T Transit-Oriented Mixed UseTO-MU 57 75 0.31 COM,SHOPPING CENYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 3 15 18
CAMPBELL 750 W HAMILTON AV, CAMP 95008 30739030 Commercial-Corridor Mixed CC-MU 45 60 0.7 PRO,OFFICES,BANKS YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 4 27 31CAMPBELL600 E HAMILTON AV, CAMPB 95008 27932010 I Transit-Oriented Mixed UseTO-MU 57 75 3.87 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 36 185 221CAMPBELL600 E HAMILTON AV, CAMPB 95008 27932012 I Transit-Oriented Mixed UseTO-MU 57 75 3.41 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 31 0 164 195CAMPBELL816 W HAMILTON AV, CAMP 95008 30740040 Commercial-Corridor Mixed CC-MU 45 60 1.04 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 47 0 0 47CAMPBELL780 W HAMILTON AV, CAMP 95008 30740041 Commercial-Corridor Mixed CC-MU 45 60 0.91 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 41 0 0 41CAMPBELL100 N SAN TOMAS AQUINO R 95008 30750083 Commercial-Corridor Mixed CC-MU 45 60 9.3 COM,SHOPPING CENYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 62 353 415CAMPBELL1440 ELAM AV, CAMPBELL, C 95008 40310070 Neighborhood Commercial NC-MU 18.75 25 2.15 VACANT,URBAN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 12 0 28 40
CAMPBELL 675 CAMPBELL TECHNOLOGY 95008 41229011 K High Density Mixed Use HD-MU 34 45 4.98 IND,MFG,RESEARCH YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 158 11 0 169CAMPBELL635 CAMPBELL TECHNOLOGY 95008 41229015 K High Density Mixed Use HD-MU 34 45 3.75 IND,MFG,RESEARCH YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 112 15 0 128CAMPBELL655 CAMPBELL TECHNOLOGY 95008 41229012 K High Density Mixed Use HD-MU 34 45 4.9 IND,MFG,RESEARCH YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 140 27 0 167CAMPBELL1200 SMITH AV, CAMPBELL, 95008 40606009 H Neighborhood Commercial NC-MU 18.75 25 0.12 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 2 0 2
CAMPBELL 900 S SAN TOMAS AQUINO R 95008 40606093 H Neighborhood Commercial NC-MU 18.75 25 0.12 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 2 2CAMPBELL920 S SAN TOMAS AQUINO R 95008 40606007 H Neighborhood Commercial NC-MU 18.75 25 0.25 RES,SINGLE FAMILY YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 5 5CAMPBELL1627 S BASCOM AV, CAMPBE 95008 28802007 L Transit-Oriented Mixed UseTO-MU 57 75 0.23 PRO,OFFICES,BANKS YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 2 11 13
CAMPBELL 1645 S BASCOM AV, CAMPBE 95008 28802009 L Transit-Oriented Mixed UseTO-MU 57 75 0.35 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 4 16 20CAMPBELL1639 S BASCOM AV, CAMPBE 95008 28802008 L Transit-Oriented Mixed UseTO-MU 57 75 0.32 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 4 14 18CAMPBELL116 RAILWAY AV, CAMPBELL 95008 41209001 Commercial-Corridor Mixed CC-MU 45 60 0.19 IND,NON-MFG,COM YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 2 7 9CAMPBELL90 RAILWAY AV, CAMPBELL, 95008 41209002 Commercial-Corridor Mixed CC-MU 45 60 0.19 IND,NON-MFG,COM YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 2 7 9
CAMPBELL 86 RAILWAY AV, CAMPBELL, 95008 41209003 Commercial-Corridor Mixed CC-MU 45 60 0.21 IND,NON-MFG,COM YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 1 8 9CAMPBELL70 RAILWAY AV, CAMPBELL, 95008 41209004 J Commercial-Corridor Mixed CC-MU 45 60 0.09 RES,DUPLEX YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 1 3 4CAMPBELL64 RAILWAY AV, CAMPBELL, 95008 41209005 J Commercial-Corridor Mixed CC-MU 45 60 0.18 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 1 7 8CAMPBELL48 RAILWAY AV, CAMPBELL, 95008 41209006 Q Commercial-Corridor Mixed CC-MU 45 60 0.09 VACANT,URBAN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4CAMPBELL40 RAILWAY AV, CAMPBELL, 95008 41209007 Q Commercial-Corridor Mixed CC-MU 45 60 0.1 VACANT,URBAN YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 1 4 5CAMPBELL36 RAILWAY AV, CAMPBELL, 95008 41209008 Q Commercial-Corridor Mixed CC-MU 45 60 0.1 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 1 4 5CAMPBELL20 RAILWAY AV, CAMPBELL, 95008 41209009 Commercial-Corridor Mixed CC-MU 45 60 0.19 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 2 7 9
CAMPBELL 74 DILLON AV, CAMPBELL, C 95008 41209025 Commercial-Corridor Mixed CC-MU 45 60 0.2 IND,NON-MFG,COM YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 1 8 9CAMPBELL139 DILLON AV, CAMPBELL, 95008 41209020 Commercial-Corridor Mixed CC-MU 45 60 0.25 PRO,OFFICES,BANKS YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 2 9 11CAMPBELL89 DILLON AV, CAMPBELL, C 95008 41209016 Commercial-Corridor Mixed CC-MU 45 60 0.22 IND,NON-MFG,COM YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 2 8 10CAMPBELL61 DILLON AV, CAMPBELL, C 95008 41209014 Commercial-Corridor Mixed CC-MU 45 60 0.31 IND,WAREHOUSINGYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 0 14 14CAMPBELL131 DILLON AV, CAMPBELL, 95008 41209019 R Commercial-Corridor Mixed CC-MU 45 60 0.15 IND,MISC,NON-MFG YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 2 5 7
Table A, 2
Jurisdiction Name Site Address/Intersection 5 Digit ZIP Code Assessor Parcel Number Consolidated Sites General Plan Designation (Current)
Zoning Designation (Current)
Minimum Density Allowed (units/acre)Max Density Allowed (units/acre)Parcel Size (Acres)Existing Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s)Lower Income Capacity Moderate Income Capacity Above Moderate Income Capacity Total Capacity Optional Information1 Optional Information2 Optional Information3
CAMPBELL 457 SAM CAVA LN, CAMPBE 95008 41209057 Commercial-Corridor Mixed CC-MU 45 60 0.14 IND,NON-MFG,COM YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 1 5 6
CAMPBELL 126 DILLON AV, CAMPBELL, 95008 41209023 Commercial-Corridor Mixed CC-MU 45 60 0.39 IND,MISC,NON-MFG YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 4 14 18CAMPBELL88 DILLON AV, CAMPBELL, C 95008 41209024 Commercial-Corridor Mixed CC-MU 45 60 0.21 IND,NON-MFG,COM YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 1 8 9CAMPBELL132 DILLON AV, CAMPBELL, 95008 41209022 Commercial-Corridor Mixed CC-MU 45 60 0.14 IND,MISC,NON-MFG YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 1 5 6CAMPBELL103 DILLON AV, CAMPBELL, 95008 41209017 Commercial-Corridor Mixed CC-MU 45 60 0.1 IND,MISC,NON-MFG YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 1 4 5CAMPBELL60 DILLON AV, CAMPBELL, C 95008 41209026 G Commercial-Corridor Mixed CC-MU 45 60 0.2 IND,NON-MFG,COM YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 1 8 9CAMPBELL111 DILLON AV, CAMPBELL, 95008 41209018 R Commercial-Corridor Mixed CC-MU 45 60 0.21 IND,MISC,NON-MFG YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 1 8 9CAMPBELL75 DILLON AV, CAMPBELL, C 95008 41209015 Commercial-Corridor Mixed CC-MU 45 60 0.19 IND,MISC,NON-MFG YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 2 7 9
CAMPBELL 1380 W CAMPBELL AV, CAMP 95008 40401004 S High Density Mixed-Use HD-MU 34 45 0.46 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 2 14 16CAMPBELL1400 W CAMPBELL AV, CAMP 95008 40401036 S High Density Mixed-Use HD-MU 34 45 0.59 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 3 17 20CAMPBELL930 S SAN TOMAS AQUINO R 95008 40606006 Neighborhood Commercial NC-MU 18.75 25 0.26 RES,SINGLE FAMILY YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 5 5CAMPBELL1750 S WINCHESTER BL, CAM 95008 27937007 M Commercial-Corridor Mixed CC-MU 45 60 0.27 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 1 11 12CAMPBELL1740 S WINCHESTER BL, CAM 95008 27937008 M Commercial-Corridor Mixed CC-MU 45 60 0.21 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 1 8 9CAMPBELL1708 S WINCHESTER BL, CAM 95008 27937009 M Commercial-Corridor Mixed CC-MU 45 60 0.14 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 1 5 6CAMPBELL2050 S BASCOM AV, CAMPBE 95008 28808053 High Density Mixed-Use HD-MU 34 45 0.34 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 1 10 11
CAMPBELL 2020 S BASCOM AV, CAMPBE 95008 28808079 High Density Mixed-Use HD-MU 34 45 0.33 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 1 10 11CAMPBELL2075 S BASCOM AV, CAMPBE 95008 41210044 N Commercial-Corridor Mixed CC-MU 45 60 0.21 PRO,OFFICES,BANKS YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 1 8 9CAMPBELL2089 S BASCOM AV, CAMPBE 95008 41210045 N Commercial-Corridor Mixed CC-MU 45 60 0.72 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 4 28 32CAMPBELL32 SUNNYSIDE AV, CAMPBEL 95008 41204017 V High Density Mixed-Use HD-MU 34 45 0.1 COM,RETAIL NOT IN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3
CAMPBELL 1500 E HAMILTON AV, CAMP 95008 28813095 Medium-High Density Mixe MHD-MU 26 30 2.76 PRO,OFFICES,BANKS YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 70 2 0 72CAMPBELL400 W CAMPBELL AV, CAMPB 95008 30530009 Neighborhood Commercial NC-MU 18.75 25 2.94 SOC,CHURCHES YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 49 7 0 56CAMPBELL476 E CAMPBELL AV, CAMPB 95008 41209065 Commercial-Corridor Mixed CC-MU 45 60 0.32 PRO,OFFICES,BANKS YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 3 11 14
CAMPBELL 486 E CAMPBELL AV, CAMPBE 95008 41209063 Commercial-Corridor Mixed CC-MU 45 60 0.2 PRO,OFFICES,BANKS YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 2 7 9CAMPBELL35 DILLON AV, CAMPBELL, C 95008 41209013 Commercial-Corridor Mixed CC-MU 45 60 0.1 PRO,OFFICES,BANKS YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 1 3 4CAMPBELL318 W RINCON AV, CAMPBEL 95008 30529007 Medium-High Density Mixe MHD-MU 26 33 0.91 RES,SINGLE FAMILY YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 4 7 13 24CAMPBELL202 W Rincon Ave 95008 30533007 Medium Density ResidentiaP-D 14 20 0.51 VACANT,URBAN YES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 0 0 9 9
CAMPBELL 600 E Campbell Ave 95008 41209028 B Central Commercial C-PD 14 27 0.3 VACANT,URBAN YES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 9 0 50 59 All units allocated un CAMPBELL 600 E Campbell Ave 95008 41209030 B Central Commercial C-PD 14 27 0.14 RES,SINGLE FAMILY YES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 0 0 0 All units allocated un CAMPBELL 600 E Campbell Ave 95008 41209031 B Central Commercial C-PD 14 27 0.28 RES,SINGLE FAMILY YES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 0 0 0 All units allocated un CAMPBELL 600 E Campbell Ave 95008 41209029 B Central Commercial C-PD 14 27 0.21 RES,SINGLE FAMILY YES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 0 0 0 All units allocated un CAMPBELL 1429 Westmont Ave 95008 40310116 C Low Density Residential P-D 0 6 0.63 VACANT,URBAN YES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 0 0 6 6CAMPBELL1443 Westmont Ave 95008 40310117 C Low Density Residential P-D 0 6 0.63 VACANT,URBAN YES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 0 0 0 All units allocated un CAMPBELL 2575 S Winchester Blvd 95008 30539007 D Residential / Commercial / P-D 0 27 0.19 RES,SINGLE FAMILY YES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 2 0 13 15
CAMPBELL 2585 S Winchester Blvd 95008 30539008 D Residential / Commercial / P-D 0 27 0.17 RES,SINGLE FAMILY YES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 0 0 0 All units allocated un CAMPBELL 601 Almarida Dr 95008 27930043 High Density Residential R-3 21 27 6.49 RES,5 OR MORE FAM YES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 20 0 40 60CAMPBELL523 Union Ave.95008 41230045 High Density Residential R-3 21 27 0.26 RES,SINGLE FAMILY YES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 0 1 6 7CAMPBELL16160 E Mozart Ave 95008 42406130 Low Density Residential R-1 0 6 0.87 RES,SINGLE FAMILY YES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 0 1 3 4CAMPBELL16244 E Mozart Ave.95008 42406122 Low Density Residential R-1 0 6 5.62 RES,SINGLE FAMILY YES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 2 0 23 25CAMPBELLCAMPBELL
CAMPBELLCAMPBELLCAMPBELLCAMPBELL
CAMPBELLCAMPBELLCAMPBELL
Table A, 2
Table B: Candidate Sites Identified to be Rezoned to Accommodate Shortfall Housing Need, Table Starts in Cell A2
Jurisdiction
Name Site Address/Intersection 5 Digit ZIP Code Assessor
Parcel Number
Very Low-
Income Low-Income Moderate-
Income
Above Moderate-Income
Type of Shortfall Parcel Size
(Acres)
Current General Plan
Designation Current Zoning
Proposed General Plan
(GP) Designation
Proposed
Zoning
Minimum Density Allowed
Maximum
Density Allowed Total Capacity Vacant/
Nonvacant
Description of Existing Uses
Optional
Information1
Optional
Information2
Optional
Information3
CAMPBELL
Table B, 1
Table C: Land Use, Table Starts in A2
Zoning Designation
(From Table A, Column G)General Land Uses Allowed
TO-MU [Note: New Zoning District] This designation
MHD-MU [Note: New Zoning District] This designation
NC-MU [Note: New Zoning District] This designation
HD-MU [Note: New Zoning District] This designation
CC-MU [Note: New Zoning District] This designation
MDR
[Note: New Zoning District] This medium
density residential zoning district is
intended for duplexes, apartment buildings,
townhomes, and uses in support of, and
comparable to, such land uses. See CMC
Section 21.08.030.
P-D [Note: Legacy Zoning District] This zoning des
C-PD [Note: Legacy Zoning District] This zoning des
R-3 [Note: Zoning District Renamed] Zoning Distr
R-1
The single-family residential zoning district
is intended to stabilize and protect the
residential characteristics of the district and
to encourage a suitable environment for
domestic home life. The single-family
residential zoning district is intended to
provide for detached single-family homes
on larger parcels (ranging from six thousand
to sixteen thousand square foot parcels).
The designation of an area in the single-
family zoning district includes establishing a
minimum lot area for new subdivisions,
expressed as a suffix to the “R-1” zoning
map symbol (e.g., R-1-6). The single-family
residential zoning district is consistent with
the low-density residential land use
designations of the General Plan. See CMC
Section 21.08.030.
Table C, 1
Key:
Development Trends: A: Nonresidential Redevelopment; B: Residential Redevelopment; C: Transit-Oriented Development (TOD Land Use Designation); D: Lot Consolidation; E: Mixed-Use Development Proposed
Redevelopment Factors: F: Expressed Landowner Interest; G: Improvement over Land Value Ratio < 1.0 (if Improvement Value N/A i.e. City-owned, then G given); H: Existing Building more than 40 years old (or vacant lot); I: Existing FAR
Incentives: J: Density increase from previous General Plan (Maximum Density Proposed over Maximum Density Previous: "N/A" if previously non-residential); K: High/Highest Opportunity Resource Area (2022); L: Half-mile from major transit stop
Density Units VL Low Mod AM A B C D E F G H I J K L
28804027 1 1901 S Bascom Av Pro,Offices,Banks And Clinics Landowner Interest 57 114 76 26 12 0 A C E H 0.3 N/A K L
28824059 4 1980 Hamilton Av Soc,Churches Non-Profit 26 26 26 0 0 0 A E F G N/A N/A N/A K
30536012 5 2365 Winchester Bl Com,Shopping Centers,Neighborhood Underutilized Commerical/Office 57 57 0 12 0 45 A C D E G 0.3 211%K L
40619036 7 700 Hacienda Av Vacant,Urban Vacant 18.75 10 1 0 9 0 E G H 0 144%K
40401031 12.1 60 S San Tomas Aquino Rd Com,Retail Not In Shopping Center Underutilized Commerical/Office 34 28 0 0 5 23 A D E H 0.3 N/A K
28804028 17 1875 S Bascom Av Com,Shopping Centers,Community Underutilized Commerical/Office 45 45 0 0 45 0 A E H 0.4 N/A K L
40616041 18 1226 Hacienda Av Res,Single Family Residence Landowner Interest 18.75 4 0 0 0 4 B D E F H 0.1 536%K
27946011 19 621 E Campbell Av Pro,Offices,Banks And Clinics Underutilized Commerical/Office 34 22 2 2 0 18 A D E G H 0 126%K L
27946012 21 621 E Campbell Av Pro,Offices,Banks And Clinics Underutilized Commerical/Office 34 32 0 7 0 25 A E G H 0 126%K L
27943055 22 471 E Campbell Av Com,Retail Not In Shopping Center Underutilized Commerical/Office 34 23 2 2 0 19 A E H 0.3 126%K L
40616042 23 1216 Hacienda Av Res,Single Family Residence Landowner Interest 18.75 9 1 0 8 0 B E F G H 0.1 536%K
27946049 25 573 E Campbell Av Res,Single Family Residence Landowner Interest 34 4 0 0 1 3 B E F G H 0.2 126%K L
40316096 27 1265 Burrows Rd Res,Single Family Residence Landowner Interest 18.75 11 0 2 9 0 B E F G H 0.1 536%K
27943020 28 56 Foote St Com,Retail Not In Shopping Center Underutilized Commerical/Office 34 48 4 6 0 38 A E G 0.3 126%K L
40616083 29 1236 Hacienda Av Res,Single Family Residence Landowner Interest 18.75 6 0 0 0 6 B E F H 0.1 536%K
41202001 30 2470 S Winchester Bl Pro,Offices,Banks And Clinics Landowner Interest 57 35 2 5 0 28 A C E F G H 0.3 211%K L
41202006 31 2290 S Winchester Bl Pro,Offices,Banks And Clinics Underutilized Commerical/Office 34 21 0 0 3 18 A E G H 0.3 126%K L
41202032 32 2460 S Winchester Bl Com,Retail Not In Shopping Center Underutilized Commerical/Office 57 136 29 0 0 107 A C E G H 0.1 211%K L
27946048 33 579 E Campbell Av Com,Retail Not In Shopping Center Landowner Interest 34 4 0 0 0 4 A E F G H 0.3 126%K L
27933052 35 500 E Hamilton Av Com,Retail Not In Shopping Center Landowner Interest 57 106 69 26 11 0 A C E F G H 0.2 N/A K L
41204016 36 2240 S Winchester Bl Com,Retail Not In Shopping Center Landowner Interest 34 5 0 0 0 5 A D E F H 0.2 126%K L
41205047 39 2120 S Winchester Bl Com,Retail Not In Shopping Center Landowner Interest 34 11 0 0 2 9 A E F H 0.3 126%K L
40407033 49 320 Virginia Av Tra,Utilities And Communications Underutilized Commerical/Office 18.75 39 3 9 0 27 A H 0 N/A K
30739037 51 700 W Hamilton Av Pro,Offices,Banks And Clinics Underutilized Commerical/Office 45 175 0 0 25 150 A E G H 0.3 N/A K
27935002 56 262 - 282 E Hamilton Av Pro,Offices,Banks And Clinics Underutilized Commerical/Office 45 161 0 0 24 137 A E G H 0.3 N/A K
41208047 62 176 Gilman Av Mfg,General(Mixed Uses)Downtown/East of Light Rail 45 18 0 0 4 14 A E H 0.2 167%K L
41208048 63 150 Gilman Av Ind,Non-Mfg,Combo Mfg & Non-Mfg Downtown/East of Light Rail 45 22 0 0 4 18 A E H 0.5 167%K L
41209032 89 57 Gilman Av Res,Single Family Residence Landowner Interest 45 4 0 0 1 3 B E G H 0.1 167%K L
41209033 90 63 Gilman Av Res,Single Family Residence Landowner Interest 45 9 0 0 1 8 B E G H 0.1 167%K L
41209034 91 71 Gilman Av Ind,Warehousing,Public Landowner Interest 45 13 0 0 2 11 A E H 0.4 167%K L
41209035 92.1 85 Gilman Av Ind,Warehousing,Public Downtown/East of Light Rail 45 8 0 0 1 7 A D E H 0.5 167%K L
41209036 92.2 101 Gilman Av Ind,Warehousing,Public Downtown/East of Light Rail 45 9 0 0 2 7 A D E H 0.5 167%K L
41209040 93.1 136 Gilman Av Vacant,Urban Vacant 45 13 0 0 2 11 D E G H 0 167%K L
41209041 93.2 130 Gilman Av Ind,Warehousing,Public Landowner Interest 45 13 0 0 2 11 A D E G H 0.5 167%K L
41209042 94.1 100 Gilman Av Ind,Wholesaling W/Stock Warehousing Landowner Interest 45 13 0 0 2 11 A D E G H 0.4 167%K L
41209043 94.2 90 Gilman Av Ind,Non-Mfg,Combo Mfg & Non-Mfg Landowner Interest 45 10 0 0 2 8 A D E G H 0.1 167%K L
41209044 95 80 Gilman Av Ind,Wholesaling W/Stock Warehousing Landowner Interest 45 16 0 0 2 14 A E F H 0.7 167%K L
41209058 97 140 Gilman Av Ind,Non-Mfg,Combo Mfg & Non-Mfg Landowner Interest 45 10 0 0 2 8 A E G 0.4 167%K L
41210042 100.1 2029 S Bascom Av Com,Service Stations Landowner Interest 45 33 0 0 5 28 A D E F G H 0.1 N/A K
41210062 100.2 980 E Campbell Av Com,Retail Not In Shopping Center Underutilized Commerical/Office 45 41 29 8 4 0 A D E G 0.2 N/A K
41210063 100.3 2045 S Bascom Av Com,Retail Not In Shopping Center Underutilized Commerical/Office 45 34 0 0 5 29 A D E G H 0.1 167%K
Redev. Factors IncentivesDevelopment TrendsRealistic (Minimum) DensityAPNSite No.Address Existing Use Typology
IV-B.1
Key:
Development Trends: A: Nonresidential Redevelopment; B: Residential Redevelopment; C: Transit-Oriented Development (TOD Land Use Designation); D: Lot Consolidation; E: Mixed-Use Development Proposed
Redevelopment Factors: F: Expressed Landowner Interest; G: Improvement over Land Value Ratio < 1.0 (if Improvement Value N/A i.e. City-owned, then G given); H: Existing Building more than 40 years old (or vacant lot); I: Existing FAR
Incentives: J: Density increase from previous General Plan (Maximum Density Proposed over Maximum Density Previous: "N/A" if previously non-residential); K: High/Highest Opportunity Resource Area (2022); L: Half-mile from major transit stop
Density Units VL Low Mod AM A B C D E F G H I J K L
Redev. Factors IncentivesDevelopment TrendsRealistic (Minimum) DensityAPNSite No.Address Existing Use Typology
28224011 116 1475 S Bascom Av Pro,Offices,Banks And Clinics Underutilized Commerical/Office 45 160 0 0 24 136 A E H 0.4 N/A L
41204014 119 2260 S Winchester Bl Com,Retail Not In Shopping Center Underutilized Commerical/Office 34 17 0 0 2 15 A E G H 0.1 126%K L
30536013 121 2375 S Winchester Bl Com,Shopping Centers,Neighborhood Underutilized Commerical/Office 57 29 2 4 0 23 A C D E H 0.2 211%K L
41208072 132 290 Dillon Ave Ind,Corporation Yard City 57 158 100 12 46 0 A C E G H 0 211%K L
28225001 135 971 E Hamilton Av Pro,Offices,Banks And Clinics Underutilized Commerical/Office 57 65 15 50 0 0 A C E G H 0.1 N/A L
28225002 136 877 E Hamilton Av Com,Retail Not In Shopping Center Underutilized Commerical/Office 57 69 53 16 0 0 A C E H 0.4 N/A L
27938087 139 45 3Rd St Res,5 Or More Family Units Landowner Interest 34 22 0 0 19 3 B E F 0.7 126%K L
28802011 141 1661 S Bascom Av Com,Retail Not In Shopping Center Underutilized Commerical/Office 57 32 2 4 0 26 A C E G H 0.3 211%K L
28802018 143.2 1657 S Bascom Av Pro,Offices,Banks And Clinics Landowner Interest 57 20 0 0 4 16 A C E H 0.2 211%K L
28802030 145 1777 S Bascom Av Com,Retail Not In Shopping Center Underutilized Commerical/Office 45 60 15 45 0 0 A E H 0.3 167%K L
28803015 146 1825 S Bascom Av Com,Retail Not In Shopping Center Underutilized Commerical/Office 45 29 0 0 5 24 A E H 0.2 167%K L
28809096 155 1970 S Bascom Av Com,Retail Not In Shopping Center Underutilized Commerical/Office 34 17 0 0 2 15 A E G H 0 N/A K
27930051 159 499 E Hamilton Ave Vacant,Urban Vacant 57 70 23 21 26 0 C E F G H 0 N/A L
30517017 162 251 Llewellyn Av Ins,Childcare,Preschl,Adult Daycare Non-Profit 18.75 104 26 26 52 0 A F G 0.1 N/A K
30521003 164 60 W Hamilton Av Pro,Offices,Banks And Clinics Landowner Interest 45 55 51 0 4 0 A E G H 0.1 N/A K
30521012 165 1769 S Winchester Bl Com,Retail Not In Shopping Center Non-Profit 45 68 45 23 0 0 A E F G H 0.1 167%K
30521022 167 1763 S Winchester Bl Soc,Churches Non-Profit 45 68 45 23 0 0 A E F G H 0 167%K
41202003 168 2400 S Winchester Bl Vacant,Urban Landowner Interest 57 85 23 62 0 0 C E F G H 0 211%K L
27931006 170 525 E Hamilton Av Com,Retail Not In Shopping Center Underutilized Commerical/Office 34 50 46 0 4 0 A E 0.4 N/A L
30533017 179 54 W Rincon Av Res,Single Family Residence Landowner Interest 18.75 3 0 0 0 3 B E F G H 0 N/A K L
30534006 188 2325 S Winchester Bl Com,Retail Not In Shopping Center Underutilized Commerical/Office 34 18 2 2 0 14 A E G H 0.2 126%K L
30536004 190.1 2507 S Winchester Bl Com,Shopping Centers,Neighborhood Underutilized Commerical/Office 57 89 10 8 0 71 A C D E H 0.2 211%K L
30536005 190.2 2523 S Winchester Bl Com,Shopping Centers,Neighborhood Underutilized Commerical/Office 57 40 3 5 0 32 A C D E H 0.3 211%K L
30539050 190.3 2565 S Winchester Bl Com,Shopping Centers,Neighborhood Underutilized Commerical/Office 57 98 9 12 0 77 A C D E H 0.4 211%K L
30536008 191 2415 Winchester Bl Com,Shopping Centers,Neighborhood Underutilized Commerical/Office 57 57 4 8 0 45 A C E H 0.2 211%K L
30536011 192 2345 Winchester Bl Com,Shopping Centers,Neighborhood Underutilized Commerical/Office 57 18 0 0 3 15 A C D E 0.6 211%K L
30739030 197 750 W Hamilton Av Pro,Offices,Banks And Clinics Landowner Interest 45 31 0 0 4 27 A E F H 0.1 N/A K
27932010 202.1 600 E Hamilton Av Com,Retail Not In Shopping Center Landowner Interest 57 221 0 0 36 185 A C D E F G H 0.9 N/A K L
27932012 202.2 600 E Hamilton Av Com,Retail Not In Shopping Center Landowner Interest 57 195 31 0 0 164 A C D E F G H 1.1 N/A K L
30740040 204 816 W Hamilton Av Com,Retail Not In Shopping Center Underutilized Commerical/Office 45 47 30 17 0 0 A E H 0.2 167%K
30740041 205 780 W Hamilton Av Com,Retail Not In Shopping Center Underutilized Commerical/Office 45 41 8 33 0 0 A E G H 0.2 167%K
30750083 207 100 N San Tomas Aquino Rd Com,Shopping Centers,Neighborhood Underutilized Commerical/Office 45 415 0 0 62 353 A E G H 0.3 N/A K
40310070 209 1440 Elam Av Vacant,Urban Vacant 18.75 40 3 9 0 28 E G H 0 313%K
41229011 214.1 675 Campbell Technology Park Py Ind,Mfg,Research And Development Landowner Interest 34 169 90 68 11 0 A D E F 0.5 N/A K L
41229015 214.3 635 Campbell Technology Park Py Ind,Mfg,Research And Development Landowner Interest 34 128 22 91 15 0 A D E F G 0.2 N/A K L
41229012 214.4 655 Campbell Technology Park Py Ind,Mfg,Research And Development Landowner Interest 34 167 140 0 27 0 A D E F G 0.4 N/A K L
40606009 218.1 1200 Smith Av Com,Retail Not In Shopping Center Landowner Interest 18.75 2 0 0 2 0 A D E F G H 0.1 N/A K
40606093 218.2 900 S San Tomas Aquino Rd Com,Retail Not In Shopping Center Landowner Interest 18.75 2 0 0 0 2 A D E F G H 0.5 N/A K
40606007 218.3 920 S San Tomas Aquino Rd Res,Single Family Residence Landowner Interest 18.75 5 0 0 0 5 B D E F G H 0.1 N/A K
28802007 219 1627 S Bascom Av Pro,Offices,Banks And Clinics Landowner Interest 57 13 0 0 2 11 A C D E F G H 0.2 211%K L
28802009 220 1645 S Bascom Av Com,Retail Not In Shopping Center Landowner Interest 57 20 0 0 4 16 A C D E F G H 0.2 211%K L
IV-B.2
Key:
Development Trends: A: Nonresidential Redevelopment; B: Residential Redevelopment; C: Transit-Oriented Development (TOD Land Use Designation); D: Lot Consolidation; E: Mixed-Use Development Proposed
Redevelopment Factors: F: Expressed Landowner Interest; G: Improvement over Land Value Ratio < 1.0 (if Improvement Value N/A i.e. City-owned, then G given); H: Existing Building more than 40 years old (or vacant lot); I: Existing FAR
Incentives: J: Density increase from previous General Plan (Maximum Density Proposed over Maximum Density Previous: "N/A" if previously non-residential); K: High/Highest Opportunity Resource Area (2022); L: Half-mile from major transit stop
Density Units VL Low Mod AM A B C D E F G H I J K L
Redev. Factors IncentivesDevelopment TrendsRealistic (Minimum) DensityAPNSite No.Address Existing Use Typology
28802008 221 1639 S Bascom Av Com,Retail Not In Shopping Center Landowner Interest 57 18 0 0 4 14 A C D E F G H 0.3 211%K L
41209001 238 116 Railway Av Ind,Non-Mfg,Combo Mfg & Non-Mfg Downtown/East of Light Rail 45 9 0 0 2 7 A E H 0.3 167%K L
41209002 239 90 Railway Av Ind,Non-Mfg,Combo Mfg & Non-Mfg Downtown/East of Light Rail 45 9 0 0 2 7 A E H 0.6 167%K L
41209003 240 86 Railway Av Ind,Non-Mfg,Combo Mfg & Non-Mfg Downtown/East of Light Rail 45 9 0 0 1 8 A E H 0.1 167%K L
41209004 241 70 Railway Av Res,Duplex Downtown/East of Light Rail 45 4 0 0 1 3 B D E G H 0.2 167%K L
41209005 242 64 Railway Av Com,Retail Not In Shopping Center Downtown/East of Light Rail 45 8 0 0 1 7 A D E G H 0.2 167%K L
41209006 243 48 Railway Av Vacant,Urban Vacant 45 4 0 0 0 4 D E G H 0 167%K L
41209007 244 40 Railway Av Vacant,Urban Downtown/East of Light Rail 45 5 0 0 1 4 D E G H 0 167%K L
41209008 245 36 Railway Av Com,Retail Not In Shopping Center Downtown/East of Light Rail 45 5 0 0 1 4 A D E H 0.6 167%K L
41209009 246 20 Railway Av Com,Retail Not In Shopping Center Downtown/East of Light Rail 45 9 0 0 2 7 A E G H 0.5 167%K L
41209025 248 74 Dillon Av Ind,Non-Mfg,Combo Mfg & Non-Mfg Downtown/East of Light Rail 45 9 0 0 1 8 A E H 0.5 167%K L
41209020 250 139 Dillon Av Pro,Offices,Banks And Clinics Downtown/East of Light Rail 45 11 0 0 2 9 A E G H 0.1 167%K L
41209016 254 89 Dillon Av Ind,Non-Mfg,Combo Mfg & Non-Mfg Downtown/East of Light Rail 45 10 0 0 2 8 A E G H 0.4 167%K L
41209014 255 61 Dillon Av Ind,Warehousing,Public Downtown/East of Light Rail 45 14 0 0 0 14 A E H 1.2 167%K L
41209019 256 131 Dillon Av Ind,Misc,Non-Mfg & Heavy Comm Use Downtown/East of Light Rail 45 7 0 0 2 5 A D E H 0.3 167%K L
41209057 257 457 Sam Cava Ln Ind,Non-Mfg,Combo Mfg & Non-Mfg Downtown/East of Light Rail 45 6 0 0 1 5 A E G 0.4 167%K L
41209023 258 126 Dillon Av Ind,Misc,Non-Mfg & Heavy Comm Use Downtown/East of Light Rail 45 18 0 0 4 14 A E G H 0.5 167%K L
41209024 259 88 Dillon Av Ind,Non-Mfg,Combo Mfg & Non-Mfg Downtown/East of Light Rail 45 9 0 0 1 8 A E H 0.5 167%K L
41209022 260 132 Dillon Av Ind,Misc,Non-Mfg & Heavy Comm Use Downtown/East of Light Rail 45 6 0 0 1 5 A E H 0.5 167%K L
41209017 261 103 Dillon Av Ind,Misc,Non-Mfg & Heavy Comm Use Downtown/East of Light Rail 45 5 0 0 1 4 A E H 0.5 167%K L
41209026 262 60 Dillon Av Ind,Non-Mfg,Combo Mfg & Non-Mfg Downtown/East of Light Rail 45 9 0 0 1 8 A D E H 0.5 167%K L
41209018 263 111 Dillon Av Ind,Misc,Non-Mfg & Heavy Comm Use Downtown/East of Light Rail 45 9 0 0 1 8 A D E H 0.4 167%K L
41209015 266 75 Dillon Av Ind,Misc,Non-Mfg & Heavy Comm Use Downtown/East of Light Rail 45 9 0 0 2 7 A E G H 0.3 167%K L
40401004 269 1380 W Campbell Av Com,Retail Not In Shopping Center Underutilized Commerical/Office 34 16 0 0 2 14 A D E G H 0.1 N/A K
40401036 270 1400 W Campbell Av Com,Retail Not In Shopping Center Underutilized Commerical/Office 34 20 0 0 3 17 A D E G H 0.2 N/A K
40606006 272 930 S San Tomas Aquino Rd Res,Single Family Residence Landowner Interest 18.75 5 0 0 0 5 B E F G H 0.1 313%K
27937007 273 1750 S Winchester Bl Com,Retail Not In Shopping Center Landowner Interest 45 12 0 0 1 11 A D E F G H 0.1 167%K
27937008 274 1740 S Winchester Bl Com,Retail Not In Shopping Center Landowner Interest 45 9 0 0 1 8 A D E F G H 0.5 167%K
27937009 275 1708 S Winchester Bl Com,Retail Not In Shopping Center Landowner Interest 45 6 0 0 1 5 A D E F H 0.4 167%K
28808053 276 2050 S Bascom Av Com,Retail Not In Shopping Center Landowner Interest 34 11 0 0 1 10 A E F H 0.3 N/A K
28808079 277 2020 S Bascom Av Com,Retail Not In Shopping Center Landowner Interest 34 11 0 0 1 10 A E F H 0.7 N/A K
41210044 278 2075 S Bascom Av Pro,Offices,Banks And Clinics Landowner Interest 45 9 0 0 1 8 A D E F G H 0.2 N/A K
41210045 279 2089 S Bascom Av Com,Retail Not In Shopping Center Landowner Interest 45 32 0 0 4 28 A D E F H 0 N/A K
41204017 282 32 Sunnyside Av Com,Retail Not In Shopping Center Landowner Interest 34 3 0 0 0 3 A D E G H 0 126%K L
28813095 283 1500 E Hamilton Av Pro,Offices,Banks And Clinics Landowner Interest 26 72 25 45 2 0 A E F G H 0.4 N/A K
30530009 284 400 W Campbell Av Soc,Churches Non-Profit 18.75 56 0 49 7 0 A E F H 0 N/A K
41209065 285.1 476 E Campbell Av Pro,Offices,Banks And Clinics Downtown/East of Light Rail 45 14 0 0 3 11 A E G 0.4 167%K L
41209063 285.2 486 E Campbell Av Pro,Offices,Banks And Clinics Downtown/East of Light Rail 45 9 0 0 2 7 A E H 0 167%K L
41209013 285.3 35 Dillon Av Pro,Offices,Banks And Clinics Downtown/East of Light Rail 45 4 0 0 1 3 A E G H 0.6 167%K L
30529007 286 318 W Rincon Av Res,Single Family Residence Downtown/East of Light Rail 26 24 0 4 7 13 B E H 0.1 130%K
IV-B.3
SUMMARY TABLE
EXAMPLES OF 100% AFFORDABLE HOUSING
Examples of 100% Affordable Projects
6th Cycle Housing Element
2023-2031
City Project Status Type/Average Unit Size Units Acres Density
DU/AC FAR Build.
Height
Parking
spaces
per unit
Belmont Firehouse
Square
Under
Construction
Family Housing
Average Unit Size: 735 s.f. 66 .72 92 2.44
4
stories
53 ft.
.71
Burlingame The Village Under
Construction
Workforce & Senior
Average Unit Size: 647 s.f. 132 .84 132 3.75
5
stories
61 ft.
1.1
Foster City Alma Point Complete
2016
Seniors up to 50% AMI
Average Unit size: 588 s.f. 66 .52 127 3.05
4
stories
60 ft.
.59
Mountain
View
1701 W. El
Camino Real
Under
Construction
Up to 60% AMI +
Veterans
Aver. Unit size: 430 s.f.
67 .49 137 2.31
5
stories
55 ft.
.46
Palo Alto Wilton Court Under
Construction
30-60% AMI + adults with
developmental disabilities
Aver. Unit Size: 367 s.f.
59 .46 127 2.0 4
stories .69
Redwood
City
Arroyo
Green
Complete
2021
Seniors up to 50% AMI
Average Unit Size: 559 s.f. 117 1.36 86 2.36
4
stories
81 ft. 6
in.
.50
San Mateo Kiku
Crossing Approved Family up to 80% AMI
Average Unit size: 820 s.f. 225 2.41 93 4.2
7
stories
74 ft.
.73
San Mateo Peninsula
Station
Complete
2010
Individuals & Families: 30
to 50% AMI
Average Unit Size: 996 s.f.
68 1.0 68 1.95
4
stories
62 ft.
1.7
Sunnyvale 1178 Sonora
Court Pending
Family up to 80% AMI
Average Unit Size: not
available
176 1.26 140 3.9
7
stories
75 ft. 5
in.
IV.C-1
EXAMPLES OF 100% AFFORDABLE HOUSING
Examples of 100% Affordable Projects
6th Cycle Housing Element
2023-2031
2
City Project Status
Type
Units Acres Density
DU/AC FAR Build.
Height
Parking
Spaces
Per Unit Average Unit Size
Belmont Firehouse
Square Under Construction Family Housing 66 .72 92 2.44 4 stories
53 ft. .71
Avg. Unit Size: 735 s.f.
Burlingame The Village Under Construction Workforce & Senior 132 .84 132 3.75 5 stories
61 ft. 1.1
Avg. Unit Size: 647 s.f.
Conversion of public parking lot into affordable housing.
IV.C-2
Examples of 100% Affordable Projects
6th Cycle Housing Element
2023-2031
3
City Project Status
Type
Units Acres Density
DU/AC FAR Build.
Height
Parking
Spaces
Per Unit Average Unit Size
Foster City Alma Point Complete Senior Housing 66 .52 127 3.05 4 stories
60 ft. .59
Avg. Unit Size: 588 s.f.
Mountain
View
1701 W. El
Camino
Real
Under Construction
Up to 60% AMI +
Veterans 67 .49 137 2.31 5 stories
55 ft. .46
Avg. Unit Size: 430 s.f.
IV.C-3
Examples of 100% Affordable Projects
6th Cycle Housing Element
2023-2031
4
City Project Status
Type
Units Acres Density
DU/AC FAR Build.
Height
Parking
Spaces
Per Unit Average Unit Size
Palo Alto Wilton
Court Under Construction
30-60% AMI + adults with
developmental disabilities 59 .46 127 2.0 4 stories .69
Avg. Unit Size: 367 s.f.
Redwood
City
Arroyo
Green
Complete
2021
Senior Housing 117 1.36 86 2.36 4 stories
81 ft. 6 in. .50 Avg. Unit Size: 559 s.f.
IV.C-4
Examples of 100% Affordable Projects
6th Cycle Housing Element
2023-2031
5
City Project Status
Type
Units Acres Density
DU/AC FAR Build.
Height
Parking
Spaces
Per Unit Average Unit Size
San Mateo Kiku
Crossing Approved Family up to 80% AMI 225 2.41 93 4.2 7 stories
74 ft. .73
Avg. Unit Size: 820 s.f.
San Mateo Peninsula
Station
Complete
2010
Family Housing 68 1.0 68 1.95 4 stories
62 ft. 1.7 Avg. Unit Size: 996 s.f.
IV.C-5
Examples of 100% Affordable Projects
6th Cycle Housing Element
2023-2031
6
City Project Status
Type
Units Acres Density
DU/AC FAR Build.
Height
Parking
Spaces
Per Unit Average Unit Size
Sunnyvale
1178
Sonora
Court
Pending
Family up to 80% AMI
176 1.26 140 3.9 7 stories
75 ft. 5 in. Not available
IV.C-6
Key: Development Trends: A: Nonresidential Redevelopment; B: Residential (or Mixed-Use) Redevelopment; C: Transit-Oriented Development (Near transit and using incentives); D: Lot Consolidation; E: Mixed-Use Development ProposedABCDE202 W Rincon AvePipeline202 W Rincon AveVacantMedium Density ResidentialP‐D9 18 20 88% BCresleigh Homes Park ViewPipeline600 E Campbell AveVacant, Single‐Family ResidentialCentral CommercialC‐PD59 63 27 235% A C D E1429 and 1446 Westmont Avenue Pipeline1429 & 1446 Westmont Ave VacantLow Density ResidentialP‐D6 10 6 159% B D2575 and 2585 S Winchester Blvd. Pipeline2575 & 2585 S Winchester Blvd Single‐Family ResidentialResidential/Commercial/Professional OfficeP‐D15 42 27 154% B C D EThe Fransiscan Campbell Apartments Pipeline601 Almarida DrMulti‐Family ResidentialHigh Density ResidentialR‐360 9 27 34% BUnion TownhomesPipeline523 Union AveSingle‐Family ResidentialHigh Density ResidentialR‐37 27 27 100% BMozart Parcel MapPipeline16160 E Mozart AveSingle‐Family ResidentialLow Density ResidentialR‐1‐64 5 6 77% BOak Tree CirclePipeline16160 E Mozart AveSingle‐Family ResidentialLow Density ResidentialR‐1‐625 4 6 74% BEast Mozart AvenuePrior Campbell Development 16179 E Mozart AveSingle‐Family ResidentialLow Density ResidentialP‐D30 6 7.93 132% BSam Cava / Dillon Avenue Townhomes Prior Campbell Development280 Dillon IndustrialTransit Oriented Mixed UseP‐D118 27 22.64 84% B C DSt. AntonPrior Campbell Development 300 Railway AveIndustrial, Vacant, Single‐Family Residential Commercial‐Corridor Mixed UseP‐D157 27 33.7 125% B C DCresleigh Homes Prior Campbell Development 540 E Campbell AveIndustrial, Single‐Family ResidentialCC/Central CommercialC‐P‐D59 27 36.24 134% A C D EReverePrior Campbell Development 1725 S Bascom AveCommercialRCPO‐Residential/Commercial/Professional Office P‐D168 27 36.45 135% B C D ECambrian Park PlazaNearby San Jose Development 14200 Union AvenueCommercial Strip MallNeighborhood/Community CommercialCP (PD) 558 51 50 101% AD EBascom Gateway StationNearby San Jose Development 1410 S Bascom AveCommercial BuildingsNeighborhood/Community CommercialCP (PD) 590 131 50 262% A C D EEl Paseo & 1777 SaratogaNearby San Jose Development 1312 El Paseo De Saratoga Shopping CenterRegional CommercialCP (PD) 930 87 N/A N/A AD EProjectDev. TypeAddressLand UseZoningPrior UseDevelopment TrendsUnits ProposedProposed Density% of Max DensityMax. Allowed DensityIV-D: 1