CC Resolution 9956 - Part 1
RESOLUTION NO. 9956
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL ADOPTING A COMPREHENSIVE AMENDMENT
TO THE CITY'S HOUSING ELEMENT OF THE GENERAL
PLAN.
After notification and public hearing, as specified by law on the proposed amendments to the
Housing Element, and after presentation by the Community Development Director, proponents
and opponents, the City Council did determine that the adoption of Comprehensive Amendments
to the Housing Element are warranted based upon the following findings:
1. The City has completed a comprehensive update of the Housing Element pursuant to
California Government Code section 65583.
2. The 2001-2006 Housing Element meets the requirements of Section 65583 of the California
Government Code.
3. The 2001-2006 Housing Element will be adopted in accordance with the December 31,2001
deadline for local governments within the regional jurisdiction of the Association of Bay
Area Governments as specified by Section 65588 (e)(2) of the California Government Code.
4. The City of Campbell has made a diligent effort to achieve the participation of all economic
segments of the community in the development of the 2001-2006 Housing Element.
5. Notice of 60-day Public Review and the Draft 2001-2006 Housing Element were distributed
to four local housing agencies, the San Tomas Area Neighborhood Association, local School
Districts, Santa Clara County, San Jose and Los Gatos Planning Departments, and the Santa
Clara Valley Transportation Authority.
6. As required under State Law, the 2001-2006 Housing Element was submitted to the State
Department of Housing and Community Development for the mandatory 60-day review
between July 31, 2001 and September 28, 2001.
7. The 2001-2006 Housing Element incorporates the changes recommended by the Department
of Housing and Community Development
8. The 2001-2006 Housing Element demonstrates the availability of adequate sites to
accommodate the City's ABAG Regional Housing Needs Determination Allocation.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. The 2001-2006 Housing Element consists of an identification and analysis of existing and
projected housing needs and a statement of goals, policies, quantified objectives, financial
resources, and scheduled programs for the preservation, improvement, and development of
housing.
.'
City Council Resolution
Approving a Comprehensive Amendment to the City's Housing Element of the General Plan
Page 2
2. The 2001-2006 Housing Element identifies adequate sites for housing, including rental
housing, factory-built housing, and mobilehomes and makes adequate provision for the
existing and projected housing needs of all economic segments of the community.
3. The 2001-2006 Housing Element is internally consistent with the six elements of the Draft
General Plan.
4. The Custodian of the Record for the 2001-2006 Housing Element is the City Clerk of the
City of Campbell, located at 70 North First Street, Campbell, California.
5. The Planning Commission of the City of Campbell recommends that the City Council
approve a comprehensive amendment to the Housing Element of the General Plan, including
the text and diagram amendments as illustrated in the 2001-2006 Housing Element.
NOW, THEREFORE, IT IS HEREBY RESOLVED by the City Council of the City of Campbell
that the attached Element be adopted as the Housing Element of the General Plan of the City of
Campbell to be effective on the effective date of the Ordinance repealing the prior Housing
Element.
PASSED AND ADOPTED this 20th day of November
call vote:
, 2001, by the following roll
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Furtado, Kennedy, Burr, Watson, Dean
None
None
None
ATTEST:
~
Anne Bybee, City Clerk
City of Campbell
2001-2006
Housing Element
Update
Final Adopted Version
November 2001
City of Campbell
Community Development Department
70 North First Street
Campbell, CA 95008
Consultant:
CottonlBridges/ Associates
747 East Green Street, Suite 300
Pasadena, CA 91101
Pasadena
Sacramento
San Diego
Housing Element
Table of Contents
Ho using Element ....................................................................................... H-1
Introd u ctio n .......................................................................................... H-l
Conzmunity Context............................................................................................. H-l
Role of Housing Element.................................................................................... H-2
Public Participation............................................................................................ H-3
Relationship to the General Plan......... .......................... ........ ............................. H-4
Housing Needs Summary .................................................................... H-5
Existing Housing Needs. ...... .......................................................... ....... ... ..... ...... H-5
Future Housing Needs. ................... ............... ............................... ....... ............... H-9
Ho using Reso urees ............................................................................. H -11
A vailability of Sites for Housing................................. ...................................... H-ll
Financial Resources.......................................................................................... H-18
Adnzinistrative Resources.................................................................................. H-24
Opportunities for Energy Conservation........................ .................................... H-26
H 0 U S in g Pia n........ ....................... ........... ........... ................ ..... ... ..... ..... H - 28
Goa Is. Policies, and Programs......................................................................... H-28
Housing Element Technical Report
Appendix A Summary of Public Comments
Appendix B Article from The Campbell Reporter
Appendix C Summary of Infill Development Projects
H-i
Housing Element
LIST OF TABLES
Table H-l Existing Housing Needs..................................................................... H-5
Table H-2 Residential Units Projected at Build-out of General Plan.............. H-12
Table H-3 Remaining 1999-2006 RHND.......................................................... H-15
Table H-4 Financial Resources for Housing Activities .................................... H-20
Table H-5 Housing Implementation Programs Summary ................................ H-43
LIST OF FIGURES
Figure H-l Potential Housing Sites.................................................................. H-13
H-ii
Housing Element
Introduction
COMMUNITY CONTEXT
Incorporated in 1952, Campbell is a community of
approximately 38,000 residents centrally located in
Silicon Valley. Nearby communities include San Jose to
the west, east and north, unincorporated pockets of
Santa Clara County to the west, and Los Gatos and
Saratoga to the south. Campbell is also near the
communities of Cupertino and Santa Clara.
Between 1850 and 1950, 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 1960s, slowed down in the 1970s, and grew again in the 1980s. Between 1980 and
1990, the City's population increased by 33%, a level of growth unmatched by nearby
communities. This substantial growth was in large part a result of the City's annexations
of unincorporated areas between 1980 and 1985. Since 1990, however, population
growth has been rather limited in Campbell, reflecting both the economic recession of the
early to mid 1990s, and the decreasing amount of vacant land available for development.
Today Campbell is essentially a build-out community.
Campbell offers a mix of housing types, including single-family homes, townhomes,
garden apartments, condominium developments, and live-work space. Of the 16,286
units in the City, 53% are single-family homes, 45% are multi-family units, and 2% are
mobile homes and trailers. Housing costs are relatively high in Campbell, as is typical in
the Bay Area and Silicon Valley in particular. In Campbell, the median price of a single-
family home sold in 2001 was $507,000, with market rents for two-bedroom apartments
ranging from $1,125 to $2,320.
Like most communities in Silicon Valley, Campbell is home to major employers in the
high technology industry, including Hal Computer Systems, P-Com, and Zilog. As of
2000, Campbell had an employment base of approximately 28,000 jobs, most of which
are in the service and manufacturing/wholesale (including high tech) sectors. The City
has been able to achieve a relative balance between jobs and housing, and will strive to
maintain this balance. According to the Association of Bay Area Governments (ABAG)
projections, the Campbell currently has a jobs/employed residents ratio of 1.1, indicating
that there is an almost equal number of employed residents and jobs within the City.
Housing affordability is a major issue in the Bar 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, and has impacted
the City's ability to maintain civic workforce occupations such as public safety workers
and teachers. The City of Campbell has been active in promoting housing affordability
through its support of non-profit housing providers and home purchase assistance. As
part of this Housing Element update, the City will look to additional means to expand the
I Spending 30% or more ~f income on housing'costs, including utility payments.
H-l
Housing Element
supply of affordable housing, including facilitating residential development in mixed-use
areas and around light rail stations.
Campbell's housing stock is generally in good condition. However, there are older
residential properties that exhibit signs of deferred maintenance and require varying
degrees of repairs. To facilitate the improvement of housing and neighborhood quality,
the City currently offers various rehabilitation programs. A growing concern among
renters in Campbell is that some landlords lack the incentive to maintain or improve their
rental properties because of the strong housing market and the high demand for
apartments in particular. More aggressive code enforcement helps to ensure the quality
of the rental housing stock.
Campbell's quality residential neighborhoods, strong employment base, high level of
public services, and highly rated school system, all contribute to its attractiveness as a
place to live. Over the next five years, Campbell is faced with various important housing
issues and challenges:
· Providing housing affordable to all segments of the population;
· Preserving the quality of the housing stock;
· Maintaining a balance between employment and housing opportunities; and
· Providing new types of housing in response to changing demographic trends.
This Housing Element provides policies and programs to address these and other related
Issues.
ROLE OF HOUSING ELEMENT
Every jurisdiction in California must have a General Plan and every General Plan must
contain a Housing Element. While jurisdictions must review and revise all elements of
their General Plan regularly to ensure that they remain up to date, State law is much more
specific in regard to the schedule for updating the Housing Element, requiring an update
at least every five years. Campbell's Housing Element is thus a five-year plan extending
from 2001-2006, unlike other General Plan elements that typically cover a minimum ten-
year planning horizon.
This Housing Element identifies strategies and programs that focus on: 1) preserving and
improving housing and neighborhoods; 2) providing adequate housing sites; 3) assisting
in the provision of affordable housing; 4) minimizing governmental and other constraints
to housing investment; and 5) promoting fair and equal housing opportunities.
The Housing Element consists of the following major components:
· A summary of the City's existing and projected housing needs;
· An assessment of the land, financial and administrative resources available to
address Campbell's housing needs;
· A Housing Plan to address the City's identified housing needs, including
housing goals, policies, and programs; and
· A Technical Background Report consisting of a detailed housing needs
assessment, an analysis of constraints to housing production and affordability,
H-2
Housing Element
and an evaluation of the City's progress in implementing the housing
programs established in the 1992 Housing Element.
DATA SOURCES
Various sources of information are used to prepare the Housing Element. Data from the
1990 Census on population and housing is used to a large extent in the Element.
Although dated, the 1990 Census remains the most comprehensive and widely accepted
source of information until detailed data from 2000 Census is made available. Where
possible, preliminary data from the 2000 Census have been incorporated in the Element.
Several data sources are used to update the 1990 Census and supplement the preliminary
2000 Census data including:
. Population and demographic data is updated by the State Department of
Finance, and school enrollment data from the local school districts;
. Housing market information, such as home sales, rents, and vacancies, is
updated by City surveys and property tax assessor's files;
. Public and non-profit agencies are consulted for data on special needs groups,
the services available to them, and gaps in the system; and
. Lending patterns for home purchase and home improvement loans are
provided through the Home Mortgage Disclosure Act (HMDA) database.
PUBLIC PARTICIPATION
Opportunities for residents to provide input on housing issues and recommend strategies
are critical to the development of appropriate and effective programs to address
Campbell's housing needs. In June 200 I the City conducted a public workshop as an
opportunity to gather community input on housing needs and programs. The City
promoted the workshop through advertisements in two local newspapers, on the local
access television station, and on the City's website. The City also directly mailed
workshop information to local non-profit housing developers. The workshop was well
attended and participants included homeowners, renters, developers, local housing and
social service providers, and City staff. A summary of public comments received at the
workshop is included in the Appendix A.
The week following the workshop, City staff conducted a public study session with the
City Council to confirm direction on appropriate policy and programmatic responses to
address the community's identified housing needs. The City Council directed staff to
explore:
. Expansion of areas where second units may be developed;
. Adoption of a Citywide inclusionary housing ordinance;
. Permitting higher densities around transit stations; and
. Establishment of priorities for public service employees in obtaining City
housing assistance.
H-3
Housing Element
Upon completion of the draft Housing Element, the document was reviewed by the
Planning Commission, City Council and the public. After approval, the draft Housing
Element was sent to the State Department of Housing and Community Development
(HCD) for review. After review, the Planning Commission and the City Council hold
public hearings. Comments received from HCD are required to be heard before those
decision-making bodies. To ensure that all economic segments of the community
maintain involvement throughout the process, notification is published in the local
newspaper in advance of each hearing and copies of the Element are available for public
review at City Hall and the public library.
RELATIONSHIP TO THE GENERAL PLAN
The 2001-2006 Housing Element is one of six elements of Campbell's comprehensive
General Plan. The City is currently in the process of updating its General Plan. The Plan
consists of the following elements: Land Use and Transportation; Open Space, Parks and
Public Facilities; Conservation and Natural Resources; Health and Safety; and Housing.
The Housing Element builds upon the other General Plan Elements and is consistent with
the policies set forth in those elements. For example, the Draft Land Use Element
focuses residential growth along commercial corridors and around transit stations, and
provides the basis for the residential sites inventory contained in the Housing Element.
Whenever any Element of the General Plan is amended in the future, the Housing
Element will be reviewed and modified, if necessary, to ensure continued consistency
between elements.
H-4
Housing Element
Housing Needs Summary
OVERVIEW
In the 1940s, Campbell's fruit orchard heritage slowly began being replaced by housing
subdivisions. Today, most of the new residential
development in Campbell occurs on larger, previously
developed single-family lots, typically with an area of less
than one acre.
The City of Campbell is committed to assuring the
availability of adequate housing for all social and economic
segments of the community. This section presents a
summary of Campbell's existing and future housing needs as identified in the Housing
Element Technical Background Report. The Background Report provides a more
detailed analysis of local demographic, household, and housing characteristics and trends
in an effort to determine the nature and extent of specific housing needs in Campbell.
EXISTING HOUSING NEEDS
The summary of existing housing needs is organized into four areas: housing availability,
housing affordability, housing adequacy and special needs households. These needs are
summarized in Table H-l.
Table H-l:
Existing Housing Needs
Housing Availability
Housing Affordability
Vacancy Rate
Renter
2.2%
1.5%
0.4%
Overpaying Households *
Renter
Owner
Owner
Housing Adequacy
Substandard Housing Units**
Suitable for Rehabilitation
Need Replacement
Overcrowded Households*
Renter
Owner
5,421 (35%)
3,347 (42%)
2,074 (29%)
Special Needs Households/Persons
1,547 (9%) Households with Seniors
1,045 (6%) Disabled Persons*
502 (3%) Female-Headed Families
822 (5%) Large Households*
666 (8%) Homeless Persons***
156 (2%)
2,969 (17%)
3,202 (11 %)
1,602 (10%)
999 (7%)
25 (<1%)
Sources: 2000 Census unless otherwise noted
* 1990 Census ** Projections based on informationfrom Campbell's 1989-1992 Housing
Assistance Plan *** Estimate provided by Campbell Police Department
Note: OverCJavment is defined as oavinll Ilreater than 30"/0 ofllross income towards housinll costs. Overcrowdinll is defined
as f{'eater than 1.01 persons oer room. excludinll kitchens. bathrooms. and hallways.
H-5
Housing Element
Housing Availability
Campbell's 2000 housing stock consists of 16,286 housing units, of which 53% are
single-family homes, 45% are multi-family units, and 2% are mobile homes. Residential
growth during the 1990s was rather limited, with less than 3% of the housing stock built
between 1990 and 2000. This is due primarily to the decreasing supply of land available
for residential development in the City and slow building construction in the 1990s.
Vacancies indicate the demand and availability of housing. As is the case in most Silicon
Valley communities, residential vacancy rates are extremely low in Campbell.
According to the 2000 Census, the City's vacancy rate was 0.4% for owner-occupied
housing and 1.5% for rentals. Countywide vacancy rates were only slightly higher, at
0.5% and 1.8% respectively. However, with the subsequent downturn in the high-tech
sector, residential vacancies have opened up somewhat as employers have downsized,
and the associated demand for housing has declined slightly.
During 2000, 377 single-family homes were sold in Campbell, the majority (79%) of
which were three or four-bedroom homes. The median sales price for single-family
homes was $450,000 for a two-bedroom unit, $495,000 for a three-bedroom unit, and
$568,000 for a four-bedroom home. Condominiums and townhomes provide a slightly
lower cost homeownership alternative in Campbell. The median price of a condominium
ranged from $243,000 for a one-bedroom unit to $420,000 for a unit with three or more
bedrooms.
The rental market is comprised primarily of apartment units. Most of the apartment
rental stock consists of one- and two-bedroom units renting from $950 to $1,900 and
from $1,125 to $2,320, respectively. Rents are high in Campbell and surrounding
communities, due in large part to the employment induced housing demand and the
limited supply of new rental housing in the area.
With the generally high cost of housing in Campbell, the lack of adequately sized
housing for large families (five or more persons) is a growing concern. Over 70% of the
City's large renter households lived in overcrowded conditions in 1990. This high level
of overcrowding suggests that the supply of larger rental housing units is limited and the
majority of such units are not affordable to lower- and moderate-income families.
Housing Affordability
The level of overpayment is commonly used as a measure of housing affordability.
Overpayment is defined as spending more than 30% of gross household income on
housing. A total of 5,421 Campbell households (35% of total households) overpaid for
housing in 1990. Housing overpayment is a significant and growing problem in Silicon
Valley, where many households pay a substantial portion of their income for housing.
Between 1980 and 1990, the share of homeowners in Campbell overpaying rose from
17% to 29%, while the overpayment rate among renter households increased from 41 % to
42%. It is anticipated that 2000 Census data will show a substantial furthering of this
trend.
Because of the high home prices and rents in Campbell, lower-income (80% or less of
County median income) households are only able to afford rents at government-assisted
developments and projects developed by non-profit housing providers. To afford rents at
H-6
Housing Element
market-rate apartment complexes, lower-income households require some form of
subsidy, such as Section 8 rental assistance (vouchers).
Moderate-income (81 to 120% of County median) households can afford the majority of
the apartment units listed for rent. It should be noted, however, that rental vacancies are
limited, so that housing availability may present a greater constraint than affordability to
moderate-income renters. Sales prices for smaller single-family homes and older
condominiums are theoretically affordable to moderate-income households, but the
required down payment and closing costs may prevent these households from achieving
homeownership.
Housing Adequacy
A common measure of housing adequacy and quality is the age distribution of the
housing stock. As of 2000, over half of housing units in Campbell were over 30 years
old, with over 10% over 50 years old. A general rule in the housing industry is that
structures over 30 years typically begin to show signs and require reinvestment to
maintain/upgrade their quality. Unless properly maintained, homes older than 50 years
often require major renovations to remain in good working order. The San Tomas
neighborhood, located in the southwestern quadrant of the City, contains many homes
with rehabilitation needs.
In 1990,9% (1,507 units) of Campbell's housing stock was substandard (1992 Housing
Element). Of these substandard units, 1,018 were determined to be suitable for
rehabilitation and 486 were considered so substandard that they needed replacement.
Assuming that the proportion of substandard units in 2000 is the same as that in 1990, a
total of 1,547 units in Campbell are substandard. Of these units, 1,045 are estimated to
require rehabilitation and 502 should be replaced.
Input from tenants at the Housing Element public workshop indicates that maintenance is
poor at some of the smaller apartment complexes listed for rent. Given the high unmet
demand for rentals in the community, many landlords lack a strong incentive to properly
maintain their property. In order to address this issue, the City created a Code
Enforcement Officer position in 1997 to handle housing code violations. Another
positive sign is that rehabilitation efforts have increased over the past several years.
The level of household overcrowding is another indicator of housing adequacy and
quality. Overcrowding occurs when a household is too large for a particular housing unit.
When overcrowding happens, it tends to accelerate the deterioration of homes. As of the
1990 Census, a total of 822 Campbell households were overcrowded (5%), of which over
80% were renters.
Special Needs Groups
Certain segments of the community may have particular difficulties in fmding decent,
affordable housing because of their special needs and circumstances. In Campbell, these
special needs groups include the elderly, disabled persons, female-headed families with
children, large households, and the homeless.
H-7
Housing Element
Seniors. Seniors typically have special housing needs due to three concerns-limited/fixed
income, higher health care costs, and physical limitations. According to the 2000
Census, 17% (2,696) of households in Campbell contain one or more persons age 65
years and older. Nearly 60% of elderly households in the City are homeowners (1990
Census). Because of physical and/or other limitations, senior homeowners may have
difficulty in performing regular home maintenance or repair activities. Elderly renters
also have significant housing needs. In 1990, 70% of elderly renter households overpaid
for housing, reflecting their limited income and the high costs of housing in Campbell.
Currently (2001), approximately 50 senior households are on the waiting list for Section
8 rental assistance.
Disabled Persons. Physical and mental disabilities can hinder access to traditionally
designed housing units (and other facilities) as well as potentially limit the ability to earn
income. Disabilities refer to mental, physical, or health conditions that last over six
months. The 1990 Census documented over 3,200 persons with a disability in Campbell,
representing 11 % of the population 16 years old and above. As of 2001, a total of 52
persons with disabilities are on the waiting list for assistance through the Section 8
program.
Female-Headed Families with Children. Female-headed households with children
require special consideration and assistance as a result of their greater need for affordable
housing, accessible day care, health care, and other supportive services. Campbell is
home to 1,602 female-headed households, of which 836 are with children under 18 years
of age (2000 Census). These households are particularly vulnerable because they must
balance the needs of their children with work responsibilities. In 1990, approximately
17% of female-headed families with children under 18 lived in poverty, comparing to just
4% of married-couple families.
Large Households. Large households are defined as those with five or more members
and typically consist of mostly families with children. Lower-income large households
often live in overcrowded conditions because of the income limitations and the limited
supply of affordable housing units with three or more bedrooms. Campbell is home to
approximately 1,000 large households, of which 45% are renter households (1990
Census). Nearly three-quarters (73%) of these large renter households lived in
overcrowded conditions. As of 2001, there are 36 very low-income large households on
the waiting list for Section 8 rental assistance.
Homeless. Homelessness continues to be one of most visible reminders of the pressing
needs facing families and individuals in marginal economic, housing, and health
conditions. This population consists of a wide range of persons and families suffering
from domestic violence, mental illness, substance abuse, and joblessness among a
number of other conditions. According to the Campbell Police Department (2001), there
is an average of 25 homeless persons in the City on any given day. During the calendar
year 2000, 106 homeless persons from Campbell stayed in shelters offered by EHC and
Inn Vision, two major homeless service providers in the San Jose area.
H-8
Housing Element
FUTURE HOUSING NEEDS
Future housing needs refer to the share of the region's housing need that has been
allocated to a community. In brief, the Association of Bay Area Governments (ABAG)
calculates future housing need based upon household growth forecasts, plus a certain
amount of units needed to account for a normal and appropriate level of vacancies and
the replacement of units that are normally lost to conversion or demolition.
In allocating the region's future housing needs to jurisdictions, ABAG is required to take
the following factors into consideration pursuant to Section 65584 of the State
Government Code:
. Market demand for housing
. Employment opportunities
. Availability of suitable sites and public facilities
. Commuting patterns
. Type and tenure of housing
. Loss of units in assisted housing developments
. Over-concentration of lower-income households
. Geological and topographical constraints
In 1999, ABAG developed its Regional Housing Needs Determination (RHND) based on
forecasts contained in Projections 2000: Forecasts for the San Francisco Bay Area to the
Year 2020. This document contains population, employment and household forecasts for
communities in the Bay Area, including the City of Campbell, from 2000 through 2020.
These growth forecasts are the basis for determining the amount of housing demand.
Between 1999 and 2006, the City's assigned RHND assumes that the total number of
households will increase steadily for the present Housing Element planning cycle.
According to ABAG, Campbell's share of future regional housing needs is a total of 777
new units over the 1999-2006 planning period. ABAG initially assigned Campbell a
higher housing growth need, but subsequently redistributed a portion of this growth
towards "jobs rich" jurisdictions to reflect the greater need for housing in these areas.
The affordability levels/income categories of Campbell's future housing unit growth is as
follows:
H-9
Housing Element
. Total Need:
165 (21%)
77 (10%)
214 (28%)
321 (41%)
777 (100%)
. Very Low-income:
. Low-income:
. Moderate-income:
. Above Moderate-income:
Through this Housing Element, the City is required to demonstrate the availability of
adequate sites to accommodate these projected new units.
H-I0
Housing Element
Housing Resources
OVERVIEW
A variety of resources are available for the development,
rehabilitation, and preservation of housing in Campbell.
This includes the availability of land resources and the
City's ability to meets its share of regional housing
needs, the financial resources available to support the
provision of affordable housing, and administrative
resources available to assist in implementing City
housing programs.
AVAILABILITY OF SITES FOR HOUSING
An important component of the Housing Element is the identification of sites for future
housing development, and the adequacy of these sites in fulfilling the City's share of
regional housing needs, as determined by ABAG. As part of the City's General Plan
update, a parcel-specific vacant and underutilized site analysis was performed using the
City's Geographic Information System (GIS). The following summarizes the results of
this analysis, and concludes with a comparison of residential sites available in Campbell
with the City's assigned share of regional housing needs.
Table H-2 shows Campbell's remaining residential development potential by land use
categories. This potential is expressed in terms of the number of additional housing units
that can be developed on vacant and underutilized parcels. As indicated, a total of 1,600
additional units may be developed in Campbell before the City reaches General Plan
"build-out." Much of this housing growth will be accommodated on underdeveloped
sites because Campbell is urbanized and has a limited amount of vacant land remaining.
Specifically, 144.2 acres of land are determined to be underdeveloped, while only 6.4
acres are vacant. Underdeveloped parcels refer to properties that are developed with less
than half of the density permitted under the General Plan.
Geographically, most of the 1,600 new housing units will be developed in mixed-use
areas along major commercial corridors and light rail transit stations, as exhibited in
Figure H -1. These areas include parcels ofland designated for central commercial (365
new units), residential/commercial (269 units), and residential/commercial/office (518
units) uses. In addition, significant residential growth will likely occur in areas
designated for medium and high-density residential uses, which can accommodate 106
and 245 new units, respectively.
The specific year in which full development or "build-out" will occur is not specified in
the City's General Plan. The levels of build-out may, for example, be reached in a 15 to
25-year period. The City anticipates that residential growth will intensify when light rail
service between downtown San Jose and Campbell begins in late 2004.
H-ll
Housing Element
Table B-2: Residential Units Projected at Build-out of General Plan
General Projection No. of Under- Vacant
A . J Residential developed
ssumptlons Land
Units Areas (Acres)
General Plan Land Use Projected at (Acres)
Category Build-out
Low Density Residential 100% of area @3.5
(<3.5 units/gross acre) units/net acre 8 3.8 0
Low Density Residential 100% of area @4.5
(<4.5 units/gross acre) units/net acre 37 16.4 0
Low Density Residential 100% of area @ 6
(<6 units/gross acre) units/net acre 40 10.56 0.2
Low- Med. Density Residential 90% of area @ 13
(6-13 units/gross acre) units/net acre 62 6.54 0.5
Med. Density Residential 90% of area @ 20
(14-20 units/gross acre) units/net acre 106 6.13 0.2
High Density Residential 90% of area @ 27
(20-27 units/gross acre) units/net acre 245 8.11 1.9
Neighborhood Commercial -1 0
Central Commercial 35% of area @ 27 365 38.65 1.0
units/net acre
General Commercial -8 0 0
Low-Med. Density Residential!
Professional Office -4 0 0
Professional Office -37 0 0
Residential/Commercial 60% of area @ 27 269 15.73 1.9
units/net acre
Residential/Commercial! 60% of area @ 27
Professional Office units/net acre 518 38.25 0.9
Total 1,6002 144.2 6.4
1. Residential build-out is based on general assumptions regarding proportion of land use district to be
developed with housing. Individual sites may have different assumptions based on a more detailed
development feasibility analysis.
2. Projected residential units do not assume any bonus densities.
Source: City of Campbell Planning Division, July 2001
H-12
~~ I' c, ,t;,i
/~ ~ ~t'l"~\
i..... \"'"'t
\:.; "'I
I n c 1
\ -:. ,~J
Figure H-l:
Potential Housing
Sites
ElI1
~I
I .
1, J JT
"~':~'lj_1<.~~~ '
-
Q
>
..J
III
II:
'-/~.II ~ Tl
L~_ ~J181 ~ ~.:l
}; =- ;~- r;r~f
Rn:r, -r'Ln 0 U ~ rt ~rrI ~. ~
I \13l_. . +4 I b..PBE1tL
""'L I _' I ~
'~I h4J L - ~ \ R1NCONAY
LJ I ~_ L- II Till \.
~ U J I :J-~
Tlf / - \ ~ U \ \~
McCO~ r <<if! I r~~ j )
]~ r ~ I II I _
/;:\l~ ~--1 dJ a ~ 1] iJ - r- 11\
~ G- --j 1'IL ~ 1 - \
u (
\~~~V ~~ Ti:-;
~ c ~ ~~. Iv !~4'IJ
--\ ~~~ 1-' u
/0 -,,-' ~ -",,;-'n ~ \. -dJ p~;;;L Q'i?
~~~~
~( /)
,- '-r-
~F /
... r
II
j --eAMPBEL lAy I ~
,_ ,-l ~~
JIll ~r-
I I~
/11
,,' ~-..r _. T1:./ j
[...Ii Y ~
~ 7 . '. I ,
/AV(
-,;Vu-rt?
J C RrNERAy/l
.~ /
l ~~ f/;'
~ ~,C
lVO~~I' f)~ ~
I'~~ J
rt;c ~ /
o
Ii
) l
~
'0 z
,
Potential Housing Sites by General Plan Land Use Category
, \JjlJI
~
l
...;;;
I
e--!-
~
This is a diagram of potential housing sites
in the my of Campbell These parcels could
potentially be developed with residential units
WIder the proposed General Plan Update.
It is a generalized diagram and is not meant to
imply that these parcels will develop over the
span ofthe Housing Element.
C) . Planped Light Rail Stations N Scale
Low Density Residential (Less than 6 Units/ Gr, Ac.) A
Low - Medium Density Residential (6-13 Units.! Gr. Ac.) . 1 " = 3,000 ft,
Proposed Light Rail Stations
~ Medium Density Residential (14-20 Units.! Gr. Ac.) N Railway/ Light Rail Line
~ High Density Residential (21-27 Units! Gr. Ac.) N Community
City Limits Development
.. Central Commercial (Up to 27 Units.! Gr. Ac.) rv Department
Redevelopment Area
~ Med. to High Density Residential / Comm.( 14-27 Units.! Gr. Ac.) 2001
.. Residential / Commercial! Prof. Office (Up to 27 Units! Gr. Ac.) N Sphere of Influence (Not Annexed)
Housing Element
Table H-2 includes a number of sites that require rezoning before housing can be
developed. The City has prepared the Zoning Map Amendments that are required in
order for the Zoning Map to be consistent with the City's updated General Plan Land Use
Diagram. The City is proposing to change the zoning of approximately 309 parcels to
ensure consistency with the General Plan update. The City has published the public
notices and agendized the Zoning Map amendments for hearings on October 23 and
November 6,2001 before the Planning Commission and City Council, respectively. The
Zoning Map Amendments will be adopted by Ordinance. The Ordinance will be
introduced at the November 6 hearing, and a second reading will be given at the City
Council meeting on November 20. The Ordinance is effective 30 days after the second
hearing, which is December 20,2001.
The Land Use Element establishes various policies and strategies in support of housing
development, including (but not limited to) the following:
Policy LUT-14.6: Mixed Residential and Non-residential Uses: Allow
residential uses that are mixed whether horizontally or
vertically with non-residential uses.
Policy LUT -15.1: Parcel Consolidation: Encourage property owners to
combine parcels into larger building sites to accommodate
quality mixed-use developments.
Strategy LUT -1.5a: Transit-Oriented Developments: Encourage transit-oriented
developments including employment centers such as office
and research and development facilities and the city's
highest density residential projects by coordinating the
location, intensity and mix of land uses with transportation
resources, such as Light Rail.
Strategy LUT-1.5d: Higher Floor Area Ratios (FARs): Develop provisions for
allowing higher F ARs in new projects that provide a mix of
uses, maintain a jobslhousing balance or are located within
proximity to Light Rail.
Strategy LUT -3.1 c: High Density Residential: Allow higher residential
densities in the North of Campbell Area (NOCA), South of
Campbell Area (SOCA), and areas near the Light Rail
stations as an incentive to redevelop older, less intensive
uses.
Strategy LUT-14.4c: Density Bonus: A density bonus of up to 25% may be
permitted for projects which provide below market rate
housing or housing which meets a special community-wide
need such as housing for the disabled or housing for the
elderly.
To specifically facilitate mixed-use development in the Winchester Avenue and South of
Campbell (SOCA) areas, the City is developing mixed-use design guidelines and detailed
area plans for the two areas in fiscal year 2001102.
H-14
Housing Element
Secondary Dwelling Unit Potential
As part of this Housing Element update, staff also evaluated the potential for additional
second units to be developed in the City. This analysis indicated that reduction of the
minimum lot size requirement for secondary dwelling units from the current 12,000 to
10,000 square feet would result in approximately 1,000 additional properties that could
add a secondary dwelling unit. To better facilitate opportunities for second unit infill, the
Housing Element establishes a program to amend the Zoning Code to provide for this
reduction in the lot size requirement.
Construction Activity
Housing built from January 1, 1999 onward can be credited towards meeting the adequate
sites requirement for the RHND. Since January 1999, a total of212 housing units have
been developed in Campbell, including 192 ownership units and 20 rental units. Given
local real estate market conditions and price information on the larger developments
completed, these units are assigned to the four income categories as shown below in
Table H-3.
Table B-3: Remaining 1999-2006 RHND
Income! Regional Housing Number of New Remaining
Affordability Needs (RHND) Units Constructed Units Needed
Category
Very Low 165 3 162
Low 77 16 61
Moderate 214 79 135
Above Moderate 321 114 207
Total 777 212 565
Source: Community Development Department, City of Campbell, 2001
Of the 212 units built, 98 are affordable to very low- to moderate-income households.
These affordable units are comprised of the following:
. 20 affordable rental units in the Gateway project (1 very low, 2 low, 17
moderate);
. 2 Habitat for Humanity homes for very low-income households;
. 11 ownership units for low-income households in the Orchard Grove (3 units)
and Ainsley Square (8 units) developments;
. 3 second units for low-income seniors; and
. 62 ownership units affordable to moderate-income households who received
homebuyer assistance through City administered programs.
H-15
Housing Element
Subtracting the 212 units built from the City's assigned RHND leaves a remaining
construction need for 565 new units, as indicated in Table H-3.
As mentioned earlier, Campbell is an urbanized community and has a limited supply of
vacant land remaining. As such, most of the recently built or pending residential
developments in the City are infill projects. The City has been successful in facilitating
infill and mixed-use development through flexible development standards and incentives
for projects that integrate affordable units. Appendix C provides a summary and detailed
description of 17 recently completed, approved, or pending infill development projects in
Campbell. These projects include homes for very low-income households offered
through Habitat for Humanity, small-lot single-family homes, apartments, townhouses, as
well as mixed-use residentiaVcommercial projects.
Adequacy of Sites to Fulfill RHND
Considering that 1,600 additional housing units can be accommodated on vacant and
underutilized sites in Campbell, the City has designed adequate land to address its
remaining RHND of 565 new units. The more important issue is whether targets for each
affordability level can be met, especially those for very low, low, and moderate-income
households.
Given land costs in Campbell, housing for lower- and moderate-income households will
most likely be developed in high density residential and mixed-use areas where the
maximum permitted density is the highest in the City at 27 units per acre. With a density
bonus, projects may be built at an even higher density (34 units per acre). Based on the
sites analysis, a total of 1,397 units may be developed on vacant or underutilized lots in
the high density residential and mixed-use areas. This residential potential well exceeds
Campbell's remaining RHND of 358 new units for very low (162), low (61), and
moderate-income households (135).
To specifically facilitate the development of housing affordable to lower- and moderate-
income households, the City is implementing various measures, including the provision
of financial assistance and regulatory incentives, and adoption of an inclusionary housing
ordinance. In recent years, the City has facilitated the development of affordable or
below market-rate units in a variety of housing projects, including the Gateway project,
Ainsley Square, the Habitat for Humanity homes, and the Orchard Grove development.
Affordable units include both single-family homes and rental units.
Under the proposed Citywide inclusionary housing ordinance, the City will require 15%
of units within a new market-rate development be price-restricted as units affordable to
lower- and moderate-income households. Instead of providing the affordable units on-
site, developers may choose to provide units off-site or pay an in-lieu housing fee. The
fees collected are to be used by the City to support affordable housing activities.
With the proposed reduction in the minimum lot size requirement, additional second units
will likely be developed in the next five years. Given their relatively limited size and
historical rent levels, second units will most likely be occupied by lower-income
residents, including the elderly and college students.
H-16
Housing Element
Availability of Public Facilities and Services
As an urbanized community, Campbell has in place the necessary infrastructure to
support additional residential development. All land designated for residential use is
served by sewer and water lines, streets, storm drains, telephone, electrical and gas lines.
To ensure the availability and adequacy of public facilities and services for future
development, the City, along with other providers of public services (e.g. water and
sewer), will continue to carry out regular infrastructure improvements and upgrading.
H-17
Housing Element
FINANCIAL RESOURCES
Campbell has access to a variety of existing and potential funding sources available for
affordable housing activities. They include programs from local, state, federal and private
resources. The following section describes the three largest housing funding sources
currently used in Campbell-CDBG grants, redevelopment set-aside funds, and Section 8
rental assistance. Table H-4 provides a complete inventory.
1. Community Development Block Grant (CDBG) Funds
The CDBG program provides funds for a range of community development activities.
The program is flexible in that the funds can be used for a variety of activities. The
eligible activities include, but are not limited to: acquisition and/or disposition of real
estate or property, public facilities and improvements, relocation, rehabilitation and
construction (under certain limitations) of housing, homeownership assistance, and also
clearance activities. Through the County, the City of Campbell receives approximately
$166,000 in CDBG funds annually for housing and community development activities.
Using CDBG funds, the City offers housing rehabilitation assistance programs to
residents and supports non-profit housing/social services providers.
2. Redevelopment Housing Set-Aside
State law requires the Campbell Redevelopment Agency (RDA) to set-aside a minimum
of 20% of all tax increment revenue generated from the Central Campbell
Redevelopment Project Area for affordable housing activities. The Agency's set-aside
funds must be used for activities that increase, improve, or preserve the supply of
affordable housing. Housing developed under this program must remain affordable to the
targeted income group for thirty years or the life of the Redevelopment Plan. The current
(November 2001) unreserved fund balance in the Redevelopment Agency's 20% Housing
Set-Aside Fund is $1,522,364. The Agency anticipates Housing Set-Aside Revenues to
be approximately $1 million per year for the 2001-2006 planning period. This equates to
approximately $6.5 million in 20% Housing Funds over the life of the Housing Element
planning period. Specific projects included in the Agency's AB 315-Affordable Housing
Production Plan are the following:
. Harrison Avenue Redevelopment Project, a 51-unit project undertaken with
Summer Hill Homes and nearly complete (November 2001);
. Campbell Shopping Center -- a 6.7-acre site on Winchester Boulevard under
multiple ownership that may yield 80 to 150 units if totally redeveloped; and
. SOCA -- the 22-acre South of Campbell Avenue area is the location of several
residential development projects that are currently undergoing City review,
including: the 29 unit "Gilman Cottages" project on an one-acre site, and a 21-
unit mixed-use project on three parcels adjacent to Campbell Park. The
Housing Element estimates approximately 100 new units in this area.
Additional projects include providing increased levels of affordability for the following
projects: The 21-unit Water Tower Loft project, the potential San Jose Water Company
project (25 to 50 units) and the Winchester Hardware site (50 to 70 units).
H-18
Housing Element
The Agency is currently working to complete a four-unit project with Habitat for
Humanity at Campbell Avenue and Victor Avenues. All of the projects and potential
projects listed in this section are detailed in the appendix of the Housing Element. The
Agency will also contribute set-aside funds to support non-profit service providers,
including Catholic Charities and Project Match. In addition, the Agency has contributed
$500,000 to the Santa Clara County Housing Trust Fund for first-time homebuyer
programs in Campbell.
3. Section 8 Rental Assistance
The Section 8 program or housing voucher program is a federal program that provides
rental assistance to very low-income persons in need of affordable housing. The Section
8 program offers a voucher that pays the difference between the payment standard (an
exception to fair market rent) and what a tenant can afford to pay (e.g. 30% of their
income). A voucher allows a tenant to choose housing that may cost above the payment
standard, with the tenant paying the extra cost. The Santa Clara County Housing
Authority administers the Section 8 program for most communities in the County,
including Campbell. As of April 2001, 234 Campbell households received Section 8
assistance from the Authority, with 391 additional households on the waiting list.
H-19
Housing Element
Table H-4: Financial Resources for Housing Activities
Program Name
1. Federal Programs
Description
Eligible Activities
Community
Development
Block Grant
(CDBG)
HOME
Emergency
Shelter Grants
(ESG)
Section 8
Rental Assistance
Program
Section 202
Section 811
./ Acquisition
./ Rehabilitation
./ Home Buyer Assistance
./ Economic Development
./ Homeless Assistance
./ Public Services
./ Acquisition
./ Rehabilitation
./ Home Buyer Assistance
./ Rental Assistance
./ Shelter Construction
./ Shelter Operation
./ Social Services
./ Homeless Prevention
Rental assistance for very low- ./ Rental Assistance
income households.
Grants awarded to the City on a
formula basis for housing and
community development activities.
Flexible grant program awarded to
City on a formula basis for housing
activities.
Grants awarded to City to implement
a broad range of activities that serve
homeless persons.
Grants to non-profit developers of ./ Acquisition
supportive housing for the elderly. ./ Rehabilitation
./ New Construction
Grants to non-profit developers of ./ Acquisition
supportive housing for persons with ./ Rehabilitation
disabilities, including group homes, ./ New Construction
independent living facilities and ./ Rental Assistance
intermediate care facilities.
Section 203(k)
Mortgage Credit
Certificate
Program
When rehabilitation is involved, a
lender typically requires the
improvements to be finished before a
mortgage is made. This program
provides a long-term, low interest
loan at fixed rate to finance
acquisition and rehabilitation of the
property.
Income tax credits available to first-
time homebuyers to buy new or
existing single-family housing.
Local agencies make certificates
available.
./ Land Acquisition
./ Rehabilitation
./ Relocation of Unit
./ Refinance Existing
Indebtedness
./ Home Buyer Assistance
H-20
Table H-4: Financial Resources for Housing Activities
Housing Element
Program Name
Low-income
Housing Tax
Credit (LlliTC)
Supportive
Housing Program
(SHP)
2. State Programs
Proposition I A
Emergency
Shelter Program
Description
Tax credits are available to persons
and corporations that invest in low-
income rental housing. Proceeds
from the sale are typically used to
create housing.
Grants for development of supportive
housing and support services to assist
homeless persons in the transition
from homelessness.
Eligible Activities
./ Construction of
Housing
./ Transitional Housing
./ Housing for the
Disabled
./ Supportive Housing
./ Support Services
Potential buyers or tenants of ./ Down payment
affordable housing projects are Assistance
eligible to receive down payment ./ Rental Assistance
assistance or rent subsidies at
amounts equivalent to the school fees
paid by the housing developer.
Grants awarded to non-profit ./ Support Services
organizations for shelter support
services.
Multi-Family
Housing Program
(MHP)
California
Housing Finance
Agency (CHFA)
Rental Housing
Programs
California
Housing Finance
Agency Home
Mortgage
Purchase
Program
California
Housing Rehab
Program -
Owner
Component
(CHRP)
Deferred payment loans for new ./ New Construction
construction, rehabilitation and./ Rehabilitation
preservation of rental housing. ./ Preservation
Below market rate financing offered ./ New Construction
to builders and developers of ./ Rehabilitation
multiple-family and elderly rental ./ Acquisition of
housing. Tax exempt bonds provide Properties from 20 to
below-market mortgages. 150 units
CHFA sells tax-exempt bonds to ./ Homebuyer Assistance
make below market loans to lsttime
homebuyers. Program operates
through participating lenders who
originate loans for CHF A.
Low interest loans for the
rehabilitation of substandard homes
owned and occupied by lower-
income households. City and non-
profits sponsor rehabilitation
projects.
./ Rehabilitation
./ Repair of Code
Violations,
Accessibility
Improvements, Room
Additions, etc.
H-21
Housing Element
Program Name
Table H-4: Financial Resources for Housing Activities
Description
Eligible Activities
Supportive
Housing! Minors
Leaving Foster
Care
Downtown
Rebound
Funding for housing and services for
mentally ill, disabled and persons ~ Supportive Housing
needing support services to live ,f Foster Care
independently.
Funding to facilitate infill
development and conversion of ~ Rehabilitation
commercial buildings for "live- ~ Conversion
work" spaces.
3. Local Programs
Redevelopment
Housing Fund
Tax Exempt
Housing
Revenue Bond
State law requires that at least 20%
of Redevelopment Agency funds be
set aside for a wide range of ~
affordable housing activities
governed by State law.
Support low-income housing by
issuing housing mortgage revenue
bonds requiring the developer to
lease a fixed percentage of the units
to low-income families at specified
rental rates.
,f Acquisition
~ Rehabilitation
New Construction
~ New Construction
~ Rehabilitation
~ Acquisition
4. Private Resources/Financing Programs
Federal National ~ Fixed rate mortgages issued by
Mortgage private mortgage insurers.
Association
(Fannie Mae)
Savings
Association
Mortgage
Company Inc.
California
Community
Reinvestment
Corporation
(CCRC)
~ Mortgages that fund the purchase
and rehabilitation of a home.
~ Low Down-Payment Mortgages
for Single-Family Homes in
under served low-income and
minority cities.
Pooling process to fund loans for
affordable ownership and rental
housing projects. Non-profit and for
profit developers contact member
institutions.
Non-profit mortgage banking
consortium designed to provide long
term debt financing for affordable
multi-family rental housing. Non-
profit and for profit developers
contact member banks.
~ Home Buyer Assistance
~ Home Buyer Assistance
~ Rehabilitation
~ Home Buyer Assistance
~ New construction of
rentals, cooperatives,
self help housing,
homeless shelters, and
group homes
~ New Construction
,f Rehabilitation
~ Acquisition
H-22
Table H-4: Financial Resources for Housing Activities
Housing Element
Program Name
Federal Home
Loan Bank
Affordable
Housing
Program
Freddie Mac Home Works-Provides first and
second mortgages that include
rehabilitation loan. City provides
gap financing for rehabilitation
component. Households earning up
to 80% MFI qualify.
Source: Compiled by CBA, Inc., 2001
Description
Direct Subsidies to non-profit and for
profit developers and public agencies
for affordable low-income ownership
and rental projects.
H-23
Eligible Activities
." New Construction
,/ Home Buyer Assistance
combined with
Rehabilitation
Housing Element
ADMINISTRATIVE RESOURCES
Described below are public and non-profit agencies that have been involved or are
interested in housing activities in Campbell. These agencies play important roles in
meeting the housing needs of the community. In particular, they are involved in the
improvement of the housing stock, provision of affordable housing, and/or housing
assistance to households in need.
Campbell Redevelopment Agency
The Redevelopment Agency plays a critical role in improving the existing housing stock
and increasing the supply of affordable housing in Campbell. The Agency supports two
major housing programs: the First-Time Homebuyer Program and the Rental Assistance
Program. The Agency has worked successfully with non-profit housing developers in
rehabilitating housing, including the Sharmon Palms and San Tomas Garden projects.
The Agency will continue to explore opportunities to create affordable housing in
Campbell. Recently, the Agency entered into a Disposition and Development Agreement
(DDA) with Summerhill Homes to redevelop an industrial property into 51 small lot
single-family homes (Ainsley Square), with eight of the units to be affordable to
moderate-income families. Over the next few years, the Agency plans to expend $2
million in set-aside funds to acquire land in the South of Campbell Avenue (SOCA) area
for new residential development.
Catholic Charities of Santa Clara County
Catholic Charities is a Countywide non-profit organization that offers various housing
programs to assist persons with special needs, including single parents, the homeless, and
those threatened with homelessness. Under its Shared Housing Program, Catholic
Charities helps single parents with one or two small children find affordable rooms to
rent in private homes. The organization provides screening of clients, education about
shared housing, and a "living together agreement" that specifies rent, deposit, and
policies of occupation. In partnership with the Campbell Redevelopment Agency,
Catholic Charities also offers the Rental Assistance Program. Under this program, one-
time or temporary financial assistance is made available to lower-income residents who
are at risk of homelessness due to an unexpected financial setback. Catholic Charities
also helped Campbell preserve 100 units of affordable housing in the San Tomas Gardens
Apartments.
Community Housing Developers (CHD)
CHD is a non-profit corporation dedicated to increasing and maintaining the supply of
quality housing affordable to low-income residents in Santa Clara County. CHD has
developed over 900 units and assisted over 4,500 families. CHD is involved in the
construction of affordable for-sale and rental units, acquisition and rehabilitation of rental
units, and provision of technical and administrative assistance to other non-profits and
public agencies. Recently, CHD acquired and rehabilitated eight rental units in
Campbell.
H-24
Housing Element
County of Santa Clara Housing and Community Development (HCD) Program
The County of Santa Clara HCD Program is committed to providing housing assistance
for lower and moderate-income residents in the County through a variety of programs.
The County HCD Program administers the CDBG, HOME, and Emergency Shelter Grant
(ESG) funds allocated to the Urban County through the federal government. (The Urban
County comprises unincorporated areas and the cities of Campbell, Cupertino, Los Altos,
Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga.)
Housing Authority of the County of Santa Clara
The Santa Clara County Housing Authority manages public housing projects and
administers the Section 8 rental assistance program for various communities in the
County. The Authority inspects its inventory of public and assisted housing on an annual
basis to ensure that projects meet minimum housing quality standards. Campbell is home
to Rincon Gardens, a 200-unit public housing complex comprised of 190 one-bedroom
units and 10 two-bedroom units for seniors and disabled persons. As of April 2001,
nearly 12,200 Santa Clara County households received Section 8 assistance from the
Housing Authority, including 234 Campbell households. Countywide, 25,049
households are on the waiting list for assistance, with 391 from Campbell.
Mid-Peninsula Housing Coalition (MPHC)
Mid-Peninsula is an established regional non-profit organization involved in the
development, management, acquisition and rehabilitation of affordable rental housing.
MPHC primarily develops affordable family and senior rental apartments. Since it was
founded in 1971, MPHC has developed over 3,700 affordable housing units in six
northern California counties. MPHC has also rehabilitated over 300 units in blighted
neighborhoods. In partnership with the Campbell Redevelopment Agency, MPHC
acquired and rehabilitated 60 units in the Sharmon Palms neighborhood. Additionally,
MPHC has also been involved in the preservation of affordable housing units that are at
risk of converting to market rate uses.
Project Match
Project Match is a San Jose-based non-profit organization that offers affordable housing
opportunities for seniors. Two major programs are offered by Project Match: the Group
Residence Program and the Senior Match Program. Under the former, 33 living spaces in
seven single-family houses scattered throughout Santa Clara County are available for
seniors. Under Senior Match, 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. Typically, providers
are seniors with living space (a bedroom) to share, while seekers are lower-income adults
in need of an inexpensive place to live. Project Match not only provides shared housing
in Campbell, but they also operate a senior group home and will be acquiring a second
home shortly.
H-25
Housing Element
Silicon Valley Habitat for Humanity
Habitat for Humanity is a non-profit, Christian agency dedicated to building affordable
housing and rehabilitating homes for lower income families. Habitat builds and repairs
homes with the help of volunteers and partner families. Habitat homes are sold to partner
families at no profit with affordable, no-interest loans. Volunteers, churches, businesses,
and other groups provide most of the labor for the homes. Government agencies or
individuals usually donate land for new homes or write down the cost of the land.
Incorporated in 1986, the Silicon Valley affiliate of Habitat for Humanity has built 19
homes and rehabilitated one home in Santa Clara County. In 2000, the organization
completed two homes in Campbell for very low-income working families who had
previously lived in overcrowded apartment units. Habitat will soon begin construction on
four new homes for families in the City.
OPPORTUNITIES FOR ENERGY CONSERVATION
Utility-related costs can directly impact the affordability of housing in California.
However, Title 24 of the California Administrative Code sets forth mandatory energy
standards for new development, and requires adoption of an "energy budget." In turn, the
home building industry must comply with these standards while localities are responsible
for enforcing the energy conservation regulations.
The following are among the alternative ways to meet these energy standards:
Alternative 1:
The passive solar approach which requires proper solar orientation,
appropriate levels of thermal mass, south facing windows, and
moderate insulation levels.
Alternative 2:
Generally requires higher levels of insulation than Alternative 1,
but has no thermal mass or window orientation requirements.
Alternative 3:
Also is without passive solar design but requires active solar water
heating in exchange for less stringent insulation and/or glazing
requirements.
Additional energy conservation measures are as follows: (1) locating the home on the
northern portion of the sunniest location of the site; (2) designing the structure to admit
the maximum amount of sunlight into the building and to reduce exposure to extreme
weather conditions; (3) locating indoor areas of maximum usage along the south face of
the building and placing corridors, closets, laundry rooms, power core, and garages along
the north face; and (4) making the main entrance a small enclosed space that creates an
air lock between the building and its exterior; orienting the entrance away from winds; or
using a windbreak to reduce the wind velocity against the entrance.
The City of Campbell continues to encourage energy conservation techniques in the
construction and rehabilitation of residential units. Development in Campbell will
continue to be infill projects with limited opportunities for solar orientation of buildings.
The primary focus of energy conservation programs will be for strenuously enforce
H-26
Housing Element
provisions of Title 24 and to allow for energy generators such as solar panels and/or
thermal units so long as they are safe and do not create a nuisance due to noise, fumes,
etc.
Pacific Gas & Electric (PG&E)
Pacific Gas & Electric provides both natural gas and electricity to residential consumers
in Santa Clara County, including Campbell. The company provides a variety of energy
conservation services for residents and PG&E also participates in several other energy
assistance programs for lower-income households, which help qualified homeowners and
renters conserve energy and control electricity costs. These include the California
Alternate Rates for Energy (CARE) Program, the Relief for Energy Assistance through
Community Help (REACH) Program, the Balanced Payment Plan (BPP), and Low-
Income Home Energy Assistance Program (LlliEAP).
The CARE Program provides a 15% 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 energy assistance to customers who have no
other way to pay their energy bill. REACH aims to assist low-income customers,
particularly the elderly, disabled, sick, working poor, and the unemployed, who
experience severe hardships and are unable to pay for their necessary energy needs.
The BPP is designed to eliminate big swings in a customer's monthly payments by
averaging energy costs over the year. When a household enrolls in BPP, PG&E
determines how much energy it used within the last twelve months and divides that by
twelve to derive the household's monthly BPP amount. PG&E checks the household's
account every four months to make sure that its estimated average is on target. If the
household's energy use has increased or decreased dramatically, PG&E will change the
amount of monthly payment so that the household does not overpay or underpay too
much over the course of a year.
The LIHEAP Block Grant is funded by the federal Department of Health and Human
Services and provides two basic types of services. Eligible low-income persons, via local
governmental and nonprofit organizations, can receive financial assistance to offset the
costs of heating and/or cooling dwellings, and/or have their dwellings weatherized to
make them more energy efficient. This is accomplished through these three program
components:
· The Weatherization Program provides free weatherization services to improve the
energy efficiency of homes, including attic insulation, weather-stripping, minor
home repairs, and related energy conservation measures.
· The Home Energy Assistance Program (HEAP) provides financial assistance to
eligible households to offset the costs of heating and/or cooling dwellings.
· The Energy Crisis Intervention Program (ECIP) provides payments for weather-
related or energy-related emergencies.
H-27
Housing Plan
Housing Element
GOALS, POLICIES, AND PROGRAMS
The goals and policies presented are implemented through a series of housing programs
offered primarily through the City's Community Development Department and
Redevelopment Agency. Housing programs define the
specific actions the City will undertake to achieve the
stated goals and policies. Campbell's housing plan for
addressing identified needs and related issues is detailed
according to the six areas listed below.
· Housing and Neighborhood Conservation;
· Housing Affordability;
. Housing Production;
· Provision of Adequate Residential Sites;
· Reduction of Governmental Constraints; and
· Promotion of Equal Housing Opportunity
The housing programs described on the following pages include existing programs as
well as several new programs that have been added to address the City's identified
housing needs. The program summary (Table H-5) included at the end of this section
specifies for each program the following: five-year objective(s), funding source(s), and
agency responsible for implementation of the program.
Housing and Neighborhood Conservation
Goal H -1: Maintain and improve the quality of existing housing and residential
neighborhoods in Campbell.
Policy H-l.l: Property Maintenance: Encourage property owners to
maintain properties in sound condition through the City's
residential rehabilitation assistance programs and code
enforcement efforts.
Program H-1.la:
Housing Rehabilitation Loan Program: Through the
Housing Rehabilitation Loan program, the City
provides financial assistance to owners of single-
family homes and mobile homes who lack sufficient
resources to make needed health and safety repairs.
Under this program, the maximum loan amount is
$40,000 for single-family homeowners and $15,000
for owners of mobile homes. Eligible repair
activities include (but are not limited to) electrical
upgrade, water heaters, plumbing, roofs, exterior
painting, energy efficient windows, dry rot and
termite damage. Up to 25% of a loan can be used
for cosmetic improvements, such as paint and
H-28
Program H-1.lb:
Program H-1.lc:
Policy H-1.2:
Housing Element
carpeting. Funds may also be used for room
additions to relieve household overcrowding.
Five-year Obiective: The City will continue to offer
the Housing Rehabilitation Loan Program. The
City's objective is to assist 25 to 35 households
over the 2001-2006 planning period.
Emergency Home Repair Grant Program: The City
offers the Emergency Home Repair Grant Program
to assist lower-income families and seniors in
making repairs to correct urgent safety or health
problems. Under the program, the maximum grant
amount is $5,000 for families and $10,000 for
seniors. Eligible repair items/activities include
water heater, furnace, roof, exterior painting, and
other similar items.
Five-year Obiective: The City will continue to offer
the Emergency Home Repair Grant Program. The
City's objective is to assist 25 to 35 households
over the five-year planning period.
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 may encourage property
owners to make repairs or seek assistance through
the rehabilitation assistance programs offered by the
City if applicable. The City will also continue code
enforcement activities aimed at identifying housing
units in need of rehabilitation and repair.
Five-year Obiective: The City will continue to
administer the Code Enforcement Program. The
City will also establish an annual goal for the Code
Enforcement Officer to identify a certain number of
housing units (including ownership and rental units
in single- and multi-family buildings) that could
qualify for rehabilitation assistance.
Acquisition and Rehabilitation: Explore opportunities to
partner with non-profit housing providers in the acquisition
and rehabilitation of older residential structures, and
maintenance 'as long-term affordable housing.
H-29
Housing Element
Program H-1.2a:
Multi-familv Acquisition and Rehabilitation: Under
this program, the Redevelopment Agency assists
non-profit housing corporations in identifying and
acquiring deteriorating and/or problem properties in
need of rehabilitation. Using set-aside funds, the
Agency may help acquire a property for a non-profit
organization, which in turn coordinates the
rehabilitation, maintenance, and management of the
project. This is a means of transforming residential
structures in poor condition to longer-term
affordable housing for families and/or special needs
households. In the past, the Agency has worked
successfully with non-profit housing providers in
rehabilitating the Sharmon Palms and San Tomas
Gardens projects. The Agency anticipates
completing additional rehabilitation projects during
the planning period and has allocated $1 million in
set-aside funds for this purpose.
Five-year Objective: The Redevelopment Agency
will continue to explore opportunities to work with
non-profit housing agencies in identifying
deteriorating and/or problem properties in need of
rehabilitation. When a property is identified, the
Agency may provide financial assistance in
acquisition and rehabilitation.
Housing Affordability
Goal H-2: Improve housing affordability for both renters and homeowners in
Campbell.
Policy H-2.1: Preservation of Affordable Housing: Preserve the existing
stock of affordable housing through City regulations as
well as financial and other forms of assistance.
Program H-2.1a:
Preservation of Assisted Housing: As of 2001, the
City has a total of 608 assisted rental units in nine
developments in its jurisdiction. Of these units, 399
units in five projects are determined to be at
potential risk of conversion to market rate housing
during the 2001-2011 period. These projects
include Corinthian House (36 assisted units),
Rincon Gardens (200 units), Wesley Manor (154
units), Fairlands Court (1 unit), and the Hamilton
Avenue development (8 units). While the risk of
conversion is primarily related to the Section 8
program and is relatively. unlikely, the City will
nonetheless take the following actions:
H-30
Policy H-2.2:
Program H-2.2a:
Housing Element
. Monitor the at-risk units by continuing to
maintain close contact with property owners
regarding their long-term plan for their
properties.
. Participate in the preservation of at-risk units by
providing financial and/or technical assistance
to existing property owners and/or other
organizations interested in purchasing and
maintaining the properties should the owners be
interested in selling.
. Conduct tenant education by:
./ Notifying tenants at least one year prior to
potential conversion to market-rate housing.
./ Providing information regarding tenant
rights and conversion procedures should an
owner decide to convert his property to non-
low-income use.
./ Offering tenants information regarding
Section 8 rental subsidies and other
available assistance through City and
County agencies as well as non-profit
organizations.
Five-year Obiective: The City will maintain close
contact with the owners of the at-risk properties,
and provide financial and other assistance as
necessary to maintain the affordability of the units
at risk. When necessary, the City will conduct
tenant education and support tenants in their search
for alternative housing.
Rental Assistance: Support the provlSlon of rental
assistance to lower-income households.
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. As of April 2001, 234
Campbell households received Section 8 assistance
through the Housing Authority of the County of
Santa Clara, with 391 additional households on the
waiting list. Given the continued need for rental
H-31
Housing Element
Program H-2.2b:
Policy H-2.3:
Program H-2.3a:
assistance, the City supports and encourages the
provision of additional subsidies through the
Section 8 program.
Five-vear Obiective: Through the County, the City
will continue to provide Section 8 rental assistance
to very low-income residents.
One-time Rental Assistance Program: In partnership
with Catholic Charities, the Campbell
Redevelopment Agency offers the Rental
Assistance Program. Under this program, one-time
or temporary financial assistance is made available
to lower-income residents who are at risk of
homelessness due to an unexpected financial
setback. The Redevelopment Agency allocates
$10,000 annually for assistance through this
program.
Five-year Obiective: In partnership with Catholic
Charities, the Redevelopment Agency will continue
to offer temporary financial assistance to lower-
income residents at risk ofhomelessness.
Homeownership Opportunities: Support the provision of
homeownership assistance to lower- and moderate-income
households.
First Time Homebuver Program: The First Time
Homebuyer Program is a specialized home finance
program in which the City and a participating bank
provide up to 20% of the property value for shared
appreciation mortgages. Because there are no
monthly payments on the mortgages, eligible
homebuyers can qualify with only the income
necessary to make payments on the first mortgage.
When the home is sold, the owner repays the
principal and shares a portion of the appreciation of
the home to pay the interest. This single payment is
made instead of traditional monthly principal and
interest payments. The Homebuyer Program is
designed to serve low- and moderate-income
families who have not owned a home in the last
three years.
Five-year Obiective: Through the First Time
Homebuyer Program, the City will assist five to
seven low- and moderate-income families annually.
H-32
Program H-2.3b:
Housing Element
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% of the annual interest paid on the applicant's
mortgage. This enables homebuyers to have more
income available to qualify for a mortgage loan and
make the monthly mortgage payments. The value
of the MCC must be taken into consideration by the
mortgage lender in underwriting the loan and may
be used to adjust the borrower's federal income tax
withholding. The MCC program has covenant
restrictions to ensure the affordability of the
participating homes for a period of 15 years. The
City of Campbell participates in the MCC program
through the County of Santa Clara.
Five-vear Objective: The City will continue to
participate in the MCC program and assist 15
households annually. The City will continue to
work very closely with the San Jose Real Estate
Board, local realtors, and the County to promote the
MCC program. Information will be mailed out by
the City and the Real Estate Board to local realtors.
The City will also continue to make available a
brochure of all City housing programs, including
the MCC, and will incorporate information about
the program on the City's web site.
Policy H-2.4: Prioritization of Housing Assistance: Prioritize affordable housing
opportunities and assistance for public service employees.
Program H-2.4a:
Housing Assistance for Essential Civic Emplovees:
The shortage of affordable housing has impacted
the City's ability to maintain its civic workforce,
especially public safety workers and teachers. To
specifically address this issue, the City is
considering prioritizing affordable housing and
assistance for teachers, police personnel and other
essential civic employees. Similar to the First-Time
Homebuyer Program, homeownership assistance to
civic employees will include provisions for loan
repayment and equity sharing upon sale of the
home. The City currently offers various forms of
housing assistance for residents in Campbell, none
of which are limited to teachers and other essential
civic employees. The Redevelopment Agency does,
H-33
Housing Element
Policy H-2.5:
Program H-2.5a:
Program H-2.5b:
however, offer priority to persons who live and/or
work in Campbell over other applicants.
Five-vear Obiective: The City will establish criteria
for prioritization of essential civic employees for
local housing assistance programs. Criteria will
also clearly define occupations which qualify as
essential civic employees.
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 ofhomelessness.
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. Typically,
providers are senior residents with living space (a
bedroom) to share, while seekers are lower-income
adults in need of an inexpensive place to live.
The City will provide financial assistance to non-
profit organizations providing shared housing
assistance programs, such as Catholic Social
Services of Santa Clara County and Project Match.
Catholic Social Services provides a shared housing
program for single-parent households, while Project
Match offers program designed to primarily assist
elderly households. Both programs have assisted
lower-income households Countywide.
Five-vear Obiective: Depending on availability of
funds, the City will continue to provide financial
assistance to Catholic Social Services of Santa
Clara County, Project Match, and other
organizations offering shared housing programs.
Homeless Assistance/Shelter Provisions: The City
will continue to support area non-profit agencies
that serve the homeless and those at risk of
becoming homeless. Supported in part by financial
and other assistance from the City, these agencies
offer emergency shelters, transitional housing
facilities, housing assistance, food, clothing, and job
r~ferrals to persons in need. Organizations
currently being supported by the City include
H-34
Program H-2.5c:
Housing Element
Emergency Housing Consortium (EHC) and
Inn Vision.
In order to better facilitate and encourage the
provision of emergency shelters and transitional
housing, the City will amend the Zoning Code in
2002 to specify appropriate conditions for such
uses. Conditions will be related to compatibility of
shelters with surrounding uses, and will not unduly
constrain their creation.
Five-year Objective: The City will continue to
financially support area homeless shelter and
service providers, including Emergency Housing
Consortium (EHC) and Inn Vision. The City will
amend the Zoning Code by 2002 to specify
conditions for emergency shelters and transitional
housing.
Physically Accessible Housing: Development of
new housing can provide an opportunity to increase
the limited supply of handicapped-accessible
housing in Campbell. As part of new residential
development projects, the City will work with
developers and provide financial assistance as
appropriate to integrate physically accessible units.
Five-year Objective: The City will work with
developers to increase the number of fully
accessible housing units compliant with American
with Disabilities Act (ADA) standards.
Housil1g Productiol1
Goal H-3: Encourage the provision of housing affordable to a variety of household
income levels.
Policy H-3.1:
Program H-3.1a:
Housing Development: Support the development of
additional affordable housing by non-profit and for-profit
developers through financial assistance and/or regulatory
incentives.
Affordable Housing Development: Non-profit and
for-profit housing developers play an important role
in providing affordable housing in Campbell. The
City has granted land write-downs, regulatory
incentives, and direct financial assistance to a
number. of developers to provide both ownership
and rental housing to lower- and moderate-income
H-35
Housing Element
households. Non-profit developers that the City
will continue to work with include (but are not
limited to): Silicon Valley Habitat for Humanity,
Catholic Charities, Mid-Peninsula Housing
Coalition, Eden Housing, and Bridge Housing. The
City will specifically work with these developers to
identify opportunities for new for-sale town homes
and mixed-use rental and for-sale projects.
Five-vear Objective: The City will continue to grant
land write-downs, regulatory incentives, and/or
direct assistance to developers of affordable housing
for families, seniors, and those with special needs.
Policy H-3.2:
Inc1usionary Housing: Ensure that new residential
development in Campbell integrate units affordable to
lower- and moderate-income households, or contribute
funds to support affordable housing activities.
Program H-3.2a:
Citywide Inclusionary Housing Ordinance:
Inclusionary zoning is a tool that can be used to
integrate affordable units within market-rate
developments. To address affordable housing
needs, numerous communities have adopted
inc1usionary housing ordinances that require an
established percentage of units within a market-rate
development be price-restricted as affordable units
for lower- and moderate-income households.
The City will pursue the adoption of an inc1usionary
housing ordinance to require 15% of units within a
new market-rate development of ten or more units
be price-restricted as units for lower- and moderate-
income households. This percentage requirement is
consistent with that currently required within the
City's Redevelopment Project Areas. In addition,
the proposed ordinance for Campbell will offer
developers the option of providing the affordable
units off-site or payment of an in-lieu housing fee.
The amount of the fee has yet to be determined, but
is typically based on the amount of subsidy that
would be necessary to develop the required
inclusionary housing units at a level affordable to
lower- and moderate-income households (referred
to as the "affordability gap"). A nexus study will be
conducted to determine the fee amount.
Five-year Ob1ective: The City will conduct a nexus
study by late 2002 to establish an appropriate in-lieu
fee amount, followed by adoption of a Citywide
H-36
Housing Element
inclusionary housing ordinance. In developing the
Ordinance, the City will integrate available density
bonus incentives under State law, and ensure that
sufficient incentives are provided to mitigate any
potential negative impacts on the cost and supply of
housing.
Provision of Adequate Residential Sites
Goal H-4: Provide adequate housing sites through appropriate land use and zoning
designations to accommodate the City's share of regional housing needs.
Policy H-4.1: Residential Sites: Maintain an up-to-date sites inventory of
vacant and underutilized parcels, and assist developers in
identifying land suitable for residential development.
Program H-4.1a: Sites Inventory: As part of the General Plan update,
a parcel-specific vacant and underutilized site
analysis was performed using the City's Geographic
Information System (GIS). The analysis
determined that Campbell could accommodate
1,600 additional housing units, exceeding the City's
share of regional housing needs (565 remaining
units). Most of these units will be developed in
mixed-use areas along major commercial corridors
and surrounding light rail transit stations.
Five-vear Objective: The City will continue to
provide appropriate land use designations and
maintain an inventory of sites suitable for
residential development, coupled with incentives for
the development of affordable housing.
Specifically, the City aims to facilitate additional
housing in mixed-use areas, and will adopt the
General Plan in the fall of 2001 and corresponding
Zoning Map amendments by year end 2001 to
provide for housing in these areas. The City will
conduct a developer's workshop in early 2002 to
discuss potential development opportunities in
Campbell, the availability of funding sources and
regulatory incentives, and other housing related
Issues.
Policy H-4.2: Mixed-Use Develooment: Promote mixed-use development
where housing is located near jobs, services, shopping,
schools, and public transportation.
Program H-4.2a: Mixed-Use Development: Within Campbell, there
are several areas where a mix of uses is encouraged.
H-37
Housing Element
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 and shopping, and enhance public safety.
Also, mixed-use development will be located next
to sidewalks or landscape setback areas adjacent to
the public street to enhance visibility, pedestrian
access and interaction with the commercial uses.
The maximum floor area ratios (FAR) are contained
in specific land use policies within each Area or
Specific Plan. Residential densities are not counted
against the allowable FAR.
The inclusion of residential uses in new mixed-use
developments will be encouraged through the use of
incentives such as reduced parking requirements,
including shared parking between commercial and
residential uses. This is a significant incentive in
that the available parking can support more than one
use. In addition, residential uses will be encouraged
by not counting the full FAR of the residential
component. Additionally, the commercial portion
of the project does not count against the density of
the residential portion. In this way, sites that are
currently being occupied by commercial uses may
be redeveloped with residential and commercial
uses, improving the financial feasibility of projects.
Five-vear Obiective: The City will continue to
allow and promote residential uses in conjunction
with commercial and/or office uses. The City may
provide financial, technical, and/or other assistance
to facilitate mixed-use development along
commercial corridors and around transit stations.
The City will specifically invite developers
experienced in mixed-use projects to the workshop
to be conducted in early 2002.
Removal of Governmental Constraints
Goal H-5: Mitigate any potential governmental constraints to housing production and
affordability.
Policy H-5.1: Regulatory Incentives: Provide regulatory and/or financial
incentives where appropriate to offset or reduce the costs of
affordable housing development, including density bonuses
and flexibility in site development standards.
H-38
Program H-5.1a:
Housing Element
Densitv Bonus: In compliance with State law, the
City offers density bonuses and regulatory
incentives/ concessions to developers of affordable
and/or senior housing in all residential zones. The
City's density bonus program was added to the
Zoning Ordinance in 1991. Under the Ordinance, a
residential project of five or more units is eligible
for a density bonus of 25% and an additional
regulatory incentive/concession if at least: (1) 10%
of the units are reserved for very low-income
households; (2) 20% of the units are for low-income
households; or (3) 50% of the units are for senior
residents.
The additional incentive includes either a reduction
in development standards contained in the Zoning
Code or other concessions that will result in
identifiable cost reductions. These concessions
include reductions of parking requirements, open
space requirements, setback requirements, park
dedication fees and application or construction
permit fees. In addition, the City or Redevelopment
Agency may grant direct financial assistance to
support an affordable and/or senior housing
development.
Five-vear Objective: The City will continue to offer
density bonus and/or regulatory incentives/
concessions to facilitate the development of
affordable and/or senior housing. The City will
actively promote the density bonus provisions of the
Zoning Code through outreach to both for-profit
and non-profit housing developers. Additionally,
the Redevelopment Agency maintains close contact
with numerous local developers and will
communicate the availability of the density bonus.
Policy H-5.2: Residential Develooment Standards: Maintain and modify
as necessary development standards to support housing
development.
Program H-5.2a: Secondary Dwelling Units: A secondary dwelling
unit is a separate dwelling unit that provides
complete, independent living facilities for one or
more persons. It includes permanent provisions for
living, sleeping, cooking, eating, and sanitation on
the same parcel as the primary unit is situated.
Given the limited developable land remaining in
Campbell, integrating secondary dwelling units in
H-39
Housing Element
existing residential neighborhoods present 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.
Secondary dwelling units are currently permitted in
all residential zones in Campbell, subject to a
Conditional Use Permit. However, only a limited
number of such units have been developed in recent
years. To facilitate the development of secondary
units where appropriate, the City will reduce the
minimum lot size requirement for these units from
12,000 to 10,000 square feet. Staff analysis
indicates that approximately 1,000 additional
properties could add a secondary dwelling unit with
the reduction.
Five-year Objective: The City will amend the
Zoning Code to reduce the minimum lot size
requirement for a secondary dwelling unit from
12,000 to 10,000 square feet. The City will also
consider an amnesty program to legalize illegal
second units if these units meet the requirements
specified in the Zoning Code.
Promotion of Equal Housing Opportunity
Goal H-6: Promote equal opportunity for all residents to reside in the housing of their
choice.
Policy H-6.1:
Program H-6.la:
Fair Housing: Support the provision of fair housing
servIces.
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 housing consumers and
members of the housing industry, and provide legal
referrals. Project Sentinel receives funding from
local cities and counties as well as the federal
Department of Housing and Urban Development
(BUD). The City of Campbell will continue to
allocate a portion of its Business License Fees to
H-40
Policy H-6.2:
Program H-6.2a:
Housing Element
support Project Sentinel and promote the services of
the organization.
Five-vear Objective: Through the County, the City
will continue to financially support Project Sentinel.
The City will provide fair housing information
through its web site and the City Profile, a quarterly
newsletter that goes out to all Campbell households.
The City will also incorporate fair housing
information in the City's Recreation pamphlet,
which is distributed to all households in Campbell.
In addition, fair housing posters will be posted at
City Hall, the community center, and the library.
Rights of Tenants and Landlords: Assist in educating
tenants and landlords, and settling disputes between the
two parties.
Rental Increase Dispute Resolution Ordinance and
Rent Mediation Program: The purpose of the Rental
Increase Dispute Resolution Ordinance is to permit
landlords a fair and reasonable return on the value
of their property while protecting tenants from
excessive and unreasonable rent increases. The
ordinance establishes a process for the resolution of
tenant/landlord disputes concerning rent, housing
services or proposed evictions. Under the
ordinance, landlords must provide a written notice
of the amount of a rent increase to tenants. As of
January 2001, a 60-day notice is required before a
rent increase can go into effect. There are,
however, no restrictions on the frequency and
amount of rent increases.
Under the Rent Mediation Program, Campbell
renters and rental property owners of four or more
units participate in counseling, conciliation, and
mediation regarding their rights and responsibilities
under California tenant/landlord law. Participation
in the program is mandatory, but the outcome is
advisory.
Five-year Objective: The City will continue to
enforce the Rental Increase Dispute Resolution
Ordinance and offer the Rent Mediation Program.
The City will continue to make program brochures
available at the public counter and other public
locations. The City Clerk's Office will also
H-41
Housing Element
continue to mail out to new rental property owners a
packet of information regarding the City's Rent
Mediation Program as well as contact information
for tenant/landlord and fair housing services.
H-42
Housing Element
Table H-5: Housing Implementation Programs Summary
Key Five- Responsible
year Funding Agency/ Time-
Housing Program Program Goal Objective(s} Source Department Frame
Housing and Neighborhood Conservation
H-1.1a Facilitate home Assist 25-35 CDBG Community 2001-
Housing Rehabilitation rehabilitation. households. Development 2006
Loan Program
H-l.lb Facilitate home Assist 25-35 CDBG Community 2001-
Emergency Home rehabilitation. households. Development 2006
Repair Grant Program
H-1.lc Ensure ongoing Continue to CDBG Community On-
Code Enforcement maintenance of implement Development gomg
housing stock. program.
H -1.2a Acquire & Identify Set-aside RDA On-
Multi-family rehabilitate deteriorating funds gomg
Acquisition deteriorating properties.
properties. Provide
financial
assistance in
acquiring &
rehabilitating
properties.
Housing Affordability
H-2.1 a Preserve assisted Monitor at- Set-aside Community On-
Preservation of housing stock. risk units. funds Development; gomg
Assisted Housing Participate in RDA
preservation.
Conduct
tenant
education.
H-2.2a Assist very low- Continue to HUD Housing On-
Section 8 Rental mcome provide Section 8 Authority of gomg
Assistance households with Section 8 Santa Clara
rental payments. assistance. County
H-2.2b Assist residents Continue to Set-aside RDA; Catholic On-
One-time Rental at risk of home- implement funds Charities gomg
Assistance Program lessness. program.
H-2.3a Expand home- Assist 25-35 Set-aside RDA 2001-
First Time Homebuyer ownership households. funds 2006
Program opportunities.
H-43
Housing Element
Table H-5: Housing Implementation Programs Summary
Key Five- Responsible
year Funding Agency/ Time-
Housing Program Program Goal Objective(s} Source Department Frame
H-2.3b Expand home- Assist 75 County Community 2001-
Mortgage Credit ownership households. Development 2006
Certificate opportunities.
H - 2.4a Prioritize Establish None Community 2002
Housing Assistance for housing criteria for Development
Essential Civic assistance for prioritization
Employees essential civic for housing
employees. assistance.
H-2.5a Support Continue to CDBG Community On-
Shared Housing provision of fund & Development; gomg
Program shared housing advertise Catholic
opportunities. program. Charities;
Project Match
H-2.5b Support agencies Continue to CDBG Community On-
Homeless Assistance! serving the fund Development; gomg;
Shelter Provisions homeless. program. EHC; InnVision Zoning
Provide zoning Amend Code
that facilitates Zoning Code. update
provision of 12Y
shelters. 2002
H-2.5c Increase supply Work with CDBG: Community On-
Physically Accessible of physically develooers to Set-aside Development: gQIDg
Housing accessible provide funds RDA
housing. accessible
units.
Housing Production
H-3.1a Increase supply Continue to Set-aside Community On-
Affordable Housing of affordable offer funds Development; gomg
Development housing. financial RDA
assistance,
regulatory
incentives.
H-3.2a Integrate Conduct a General Community 2002
Citywide Inclusionary affordable nexus study Development
Housing Ordinance housing within to establish
market-rate in-lieu fee
developments. amount.
H-44
Housing Element
Provision of Adequate Housing Sites
H-4.1a Provide adequate Adopt General Community Fall
Sites Inventory sites to meet General Plan: Development 2001:
City's share of Amend Late-
regional housing Zoning Map: 2002:
needs, including Conduct 2002
expanded areas developer's
for mixed-use workshop.
developments.
H-4.2a Encourage mixed Provide General; Community On-
Mixed-Use -use projects. financial, Set-aside Development; gomg
Development technical, & funds RDA
other forms
of assistance
to support
mixed-use
development.
Removal of Governmental Constraints
H-5.1a Facilitate Continue to General Community On-
Density Bonus affordable offer & Development gomg
housing advertise
development. program.
H-5.2a Facilitate Amend General Community Late
Secondary Dwelling development of Zoning Code. Development 2001
Units second units.
Promotion of Equal Housing Opportunity
H-6.1 a Further fair Continue to County Community On-
Fair Housing Program housing practices offer & CDBG; Development; gomg
in Campbell. advertise Business Project Sentinel
program. License
Fees
H-6.2a Assist in settling Continue to CDBG Community On-
Rent Mediation disputes/issues offer & Development; gomg
Program between tenants advertise Project Sentinel
& landlords. program.
H-45
Housing Element
Five-Year Goal Summary:
TOTAL UNITS TO BE CONSTRUCTED: 777 units (165 very low, 77 low, 214 moderate, 321
above moderate)
TOT AL UNITS TO BE REHABILITATED WITH CITY ASSISTANCE: 50 to 70 units (24 to
34 very low, 26 to 36 low)
TOTAL UNITS TO BE CONSERVED: 234 very low-income (Section 8) rental subsidies,
419 assisted units at low risk of conversion
RDA: Campbell Redevelopment Agency
H-46
HOUSING ELEMENT TECHNICAL REPORT
CITY OF CAMPBELL
HOUSING ELEMENT TECHNICAL REPORT
TABLE OF CONTENTS
Section
Page
1. INTRODUCTION ............................ .................... ......................... ........... ..........1-1
2. HOUSING NEEDS ASSESSMENT ..................................................................2.1
A. Population Characteristics........................................................................ ..2-1
B. Household Characteristics......................................................................... .2-7
C. Housing Stock Characteristics................................................................... .2-17
D. Regional Housing Needs........................................................................... .2-28
3. HOUSI NG CONSTRAINTS ..............................................................................3-1
A. Market Constraints................................................................................... ..3-1
B. Governmental Constraints......................................................................... .3-4
C. Environmental Constraints.................................... ........................ ............ .3-14
4. HO USI NG ACCOMPLISHM ENTS .............. .................. .......... ............. .......... ..4-1
A. Evaluation of Accomplishments under Adopted Housing Element..............4-1
B. Comparison of the 1988-1995 RHND with Units Built.................................4-6
City of Campbell General Plan
HOUSING ELEMENT TECHNICAL REPORT
CITY OF CAMPBELL
HOUSING ELEMENT TECHNICAL REPORT
TABLE OF CONTENTS
Chart Page
2-1 Population Growth Trends........................................................................ ..2-1
2-2 Age Characteristics and Trends ............... ................................... ......... ......2-2
2-3 Race and Ethnicity .................................................................................... .2-3
2-4 Education Level......................................................................................... .2-4
2-5 Employment Profile..... ... ............ .... ........................ ..... ........ ...................... .2-4
2-6 Major Employers ........... .... ................. ............ ............... ..... ........... ............ .2-5
2-7 Household Type........................................................................................ .2-7
2-8 Household Type........................................................................................ .2-7
2-9 Household Characteristics......................................................................... .2-7
2-10 Mean Household Income........................................................................... .2-8
2-11 Household Income Distribution.................................................................. .2-8
2-12 Special Needs Groups............................................................................... .2-9
2-13 Licensed Care Facilities for Seniors ...........................................................2-11
2-14 Homeless Facilities/Providers in Nearby Areas ..........................................2-15
2-15 Housing Growth............ ................... ...................... ............... ............. ........ .2-17
2-16 Changes in Housing Stock........................................................................ .2-18
2-17 Bedroom Mix by Tenure .............................................................................2-18
2-18 Year Housing Built............ ......... ...... ................................... ............. ......... ..2-19
2-19 Market Home Sales and Apartment Rents .................................................2-20
2-20 Housing Affordability Matrix...................................................................... ..2-21
2-21 Inventory of Assisted Rental Housing .........................................................2-23
2-22 Rental Subsidies Required....................................................................... ..2-26
2-23 Housing Problems of Lower-Income Households .......................................2-28
2-24 Income by Household Type...................................................................... ..2-29
2-25 Household Overcrowding Profile........ ....................... ................................ .2-30
2-26 Housing Overpayment............................................................................... .2-30
2-27 Household Overpayment Profile......... .................... ................................... .2-31
2-28 Campbell's Share of Regional Housing Needs ...........................................2-32
3-1 Disposition of Conventional Home Loans ...................................................3-3
3-2 Land Use Categories Permitting Residential Use .......................................3-4
3-3 Residential Development Standards.. .............. .............................. ............ .3-3
3-4 Parking Requirements....... ................................... .................... ............ ......3-6
3-5 Housing Types Permitted by Zone .............................................................3-7
3-6 Average Time Frames for Development Applications.................................3-11
3-7 Planning and Development Fees............................................................... .3-12
3-8 City and Non-City Fees for Two Single-family Residences.........................3-13
4-1 Housing Accomplishments since 1990 .... ............. .................... .............. ....4-2
City of Campbell General Plan
ii
HOUSING ELEMENT TECHNICAL REPORT
4-2 1988-1995 RHND versus Units Constructed during 1988-1998..................4-7
City of Campbell General Plan
iii
HOUSING ELEMENT TECHNICAL REPORT
1. INTRODUCTION
This Housing Element Technical Report provides the detailed background information
used in developing the Element's policies and programs for the 2001-2006 planning
period. Providing the technical information in a separate report allows the City to focus
the Element itself on housing strategies and solutions. This Technical Report consists of
the following sections:
. Housing Needs Assessment (Section 2), which describes and analyzes
Campbell's population, household, and housing characteristics and trends;
. Housing Constraints (Section 3), which assesses potential market, governmental,
and other constraints to the development and affordability of housing; and
. Housing Accomplishments (Section 4), which evaluates the City's progress in
implementing the housing programs established in the 1992 Housing Element.
This Technical Report is prepared using various sources of information. Data from the
1990 Census on population and housing is used to a large extent because detailed data
from the 2000 Census is not available as of this writing. Where possible, preliminary
general demographic data from Census 2000 have been incorporated in the report.
Several data sources are used to update the 1990 Census and supplement the
preliminary 2000 Census data including:
. Population data is updated by the State Department of Finance, and school
enrollment data from State Department of Education;
. Housing market information, such as home sales, rents, and vacancies, is
updated by City surveys, property tax assessor's files, and apartment search
services on the internet;
. Public and non-profit agencies are consulted for data on special needs groups,
the services available to them, and gaps in the system; and
. Lending patterns for home purchase and home improvement loans are provided
through the Home Mortgage Disclosure Act (HMDA) database.
City of Campbell General Plan
1-1