CC Resolution 9956 - Part 2
HOUSING ELEMENT TECHNICAL REPORT
2. HOUSING NEEDS ASSESSMENT
A. Population Characteristics
The type and amount of housing needed in a community are largely determined by
population growth and various demographic variables. Factors such as age,
race/ethnicity, occupation, and income level combine to influence the type of housing
needed and the ability to afford housing.
1. Population Trends
Since its incorporation in 1952, Campbell has grown from a small town of approximately
7,800 residents to a community of over 38,000 by 2000. Most of this growth occurred
between 1950 and 1980. In particular, between 1980 and 1990, Campbell's population
increased by 33%, a level of growth unmatched by the nearby cities of Los Gatos, San
Jose, Saratoga, and Santa Clara. This substantial growth was in large part a result of
the City's annexations of unincorporated areas between 1980 and 1985.
According to the 2000 Census, the City's population was 38,138 in 2000, representing
an increase of 6% since 1990. Chart 2-1 provides a comparison between Campbell's
population growth with that experienced by nearby communities and Santa Clara County
as a whole. Given that Campbell is approaching build-out and has limited land available
for future residential development, the City's population is not anticipated to increase
dramatically this decade. At General Plan build-out, Campbell will have a population of
approximately 41,946. This projection is based on the addition of 1,600 new housing
units, with 2.38 persons per household.
Chart 2-1: Population Growth Trends
Jurisdiction 1980 1990 2000 1980 - 1990 1990 - 2000
% Change % Change
Campbell 27,067 36,048 38,138 +33% +6%
Los Gatos 26,906 27,357 28,592 +2% +5%
San Jose 629,531 782,248 894,943 +24% +14%
Santa Clara 87,700 93,613 102,361 +7% +9%
Saratoga 29,261 28,061 29,843 -4% +6%
Santa Clara County 1,295,071 1.497,577 1,682,585 +16% +12%
Sources: 1980, 1990,2000 Census.
City of Campbell General Plan
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HOUSING ELEMENT TECHNICAL REPORT
2. Age Characteristics
A community's housing needs are determined in part by the age characteristics of
residents. Each age group has distinct lifestyles, family type and size, income levels,
and housing preferences. As people move through each stage, their housing need and
preferences also change. As a result, evaluating the age characteristics of a community
is important in addressing housing needs of residents.
Chart 2-2 below summarizes the age characteristics of Campbell residents in 1990 and
2000. During the 1990s, the number of middle age adults (45 to 64) increased by 29%,
contributing to an increase in the median age from 32.5 to 35.2 years. These residents
are usually at the peak of their earning power and are more likely to be homeowners.
The young adult population (25 to 44) remained relatively stable during the decade,
although this group still comprises the largest segment (40%) of the City's population.
Generally, younger adults occupy rental units, condominiums, or smaller single-family
homes. However, given the relatively high home prices in Campbell, housing options for
young adults may be more limited to the rental market.
A noticeable increase was evident among the senior population, which grew by 10%
between 1990 and 2000, and nearly 50% in the prior decade. Many seniors are
homeowners and typically live in single-family homes, but may begin to consider trading
down their larger homes for smaller dwellings as their children leave home. To remain in
their homes, some seniors may also participate in home sharing programs.
Several trends could become apparent over the coming decade. For instance, if the
relatively large adult population between 45 and 64 continue as long-term community
residents, Campbell should have an appreciably larger senior population by 2010. Also,
if the school age population in 2000 continue to live in Campbell, the college age (18 to
24) population will gradually increase this decade. Given these trends, there is a
continued need to expand housing opportunities for seniors and younger adults in
Campbell.
Chart 2-2: Age Characteristics and Trends
1990 2000 % Change
Age Groups Persons Percent Persons Percent 1990-2000
Preschool (Ages 0-4) 2,584 7% 2,491 7% -4%
School Age (5-17) 4,507 13% 5,728 15% +27%
College Age (18-24) 3,799 11% 2,910 8% -23%
Young Adults (25-44) 15,596 43% 15,346 40% -2%
Middle Age (45-64) 6,194 17% 7,960 21% +29%
Senior Adults (65+) 3,368 9% 3,703 10% +10%
Total 36,048 100% 38,138 100% +6%
Median 32.5 35.2 +8%
Sources: 1990, 2000 Census.
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HOUSING ELEMENT TECHNICAL REPORT
3. Race and Ethnicity
The Bay Area has been gradually changing in the racial and ethnic composition of its
population. These changes have implications for housing needs to the extent that
different groups may have different household characteristics, income levels, and
cultural background that affect their need and preferences for housing.
Campbell, like many Bay Area communities, has also experienced gradual changes in
the racial and ethnic composition of its population. As of 2000, whites comprised the
largest race/ethnic group in Campbell, at 66%. However, their share of the population
has decreased steadily over the past two decades, while the other race/ethnic groups
grew noticeably in size and proportion.
Among the four major race/ethnic groups, the largest percentage increase in population
between 1990 and 2000 was attributable to Asians (63%), followed by Blacks (38%) and
Hispanics (32%). As shown in Chart 2-3, the Asian share of the population increased
from 9% in 1990 to 14% in 2000. The Hispanic share grew from 11 % to 13%, while the
proportion of Blacks increased from 2% to 3%. The number of residents in the "All
Other" category grew dramatically because unlike prior Census efforts, the 2000 Census
allowed respondents to identify themselves as members of more than one racial group.1
The student population in Campbell has diversified as well. An examination of recent
enrollment data for local schools in the Campbell Union Elementary and High School
Districts indicates that minorities comprise a growing and significant portion of the
student population.2 In academic year 1998/99, a total of 43% of the student population
were Asians (13%), Hispanics (26%), and Blacks (4%).
Chart 2-3: Race and Ethnicity
1990 2000
Race/Ethnlcity Persons Percent Persons Percent
White 28,029 78% 25,168 66%
Hispanic 3,839 11% 5,083 13%
Asian* 3,281 9% 5,490 14%
Black 677 2% 964 3%
All Other 222 1% 1 ,433 4%
Total 36,048 100% 38,138 100%
Sources: 1990,2000 Census. * Includes Pacific Islanders. I
1 For 2000, the "All Other" category includes American Indians and Alaska Natives, and persons
who identified themselves as "Some other race" and "Two or more races."
2 Data was compiled from the State Department of Education for the following public schools in
the Campbell area: Campbell Middle, Capri Elementary, Castlemont Elementary, Hazelwood
Elementary, Rosemary Elementary, and Westmont High School.
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HOUSING ELEMENT TECHNICAL REPORT
4. Employment Market
Education and employment also have an important impact upon housing needs to the
extent that different jobs and income levels determine the type and size of housing a
household can afford. According to the 1990 Census, a total of 22,590 Campbell
residents were in the labor force, with the unemployment rate at 3.4%. In 2000 the level
of unemployment was only at 1.4%, which is even lower than the Countywide rate of 2%
(State Employment Development Department).
The educational level of Campbell
residents is slightly higher than that
of the County as a whole (Chart 2-4).
For instance, the percentage of
residents over age 18 without a high
school diploma is 12% in the City,
comparing to 19% Countywide.
Similarly, Campbell has a higher
percentage of residents with some
college education. The percentage
of residents with a college degree is
also slightly higher in Campbell than
in the County.
Chart 2-4: Educational Level
40%
10%
. Campbell
30%
20%
0%
< High School Hgh School Some College College
Graduate Degree
Chart 2-5 describes the types of occupations held by Campbell residents. As of 1990,
the two largest occupational categories were managerial and professional, and sales,
technical, and administrative. These categories accounted for 34% and 37% of
employed residents, respectively. Relatively higher paying jobs are in both categories,
except for certain sales positions, translating into higher incomes for the residents
engaged in these activities. During the 1980s, the number of City residents with
managerial/professional positions increased by 102%. There were noticeable declines
in the number of residents engaged in two occupational categories: operators,
fabricators, laborers; and farming, forestry, fishing.
Chart 2-5: Employment Profile
1980 1990 Percent
Occupations of Residents Persons Percent persons .... Percent Change
Managerial/Professional 3,708 23% 7,485 34% +102%
Sales, Technical, Admin. 5,942 37% 8,065 37% +36%
Service Occupations 1,690 11% 2,070 10% +22%
Production/Crafts/ Repair 2,185 14% 2,408 11% +10%
Operators, Fabricators, Labor 2,214 14% 1,657 8% -25%
Farming, Forestry, Fishing 165 1% 131 1% -21%
Total 15,904 100% 21,816 100% +37%
Sources: 1980, 1990 Census. (2000 Census data not available.)
City of Campbell General Plan
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HOUSING ELEMENT TECHNICAL REPORT
City of Campbell General Plan
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HOUSING ELEMENT TECHNICAL REPORT
Chart 2.6: Major Employers in Campbell
Number of
...{{ 'I;mployees
Hal Computer Systems 350
Pana-Pacific Corporation 320
The Home Depot 305
Fry's Electronics 285
P-Com Inc. 250
Deluxe Checks 243
Zilog 213
Mervyn's 206
Excl Communications 200
Talk City Inc. 195
City of Campbell 173
John Wolfe Engineering Inc 170
Source: Department of Finance, City of Campbell, 2001.
Employer
Chart 2-6 above identifies the major employers in Campbell. As is typical in
communities in the Silicon Valley, larger employers in the Campbell area include high
technology firms, such as Hal Computer Systems, P-Com, Zilog and Compuware.
According to ABAG, the number of jobs in the high technology sector in Santa Clara
County increased by 7% between 1990 and 2000. Between 2000 and 2005, ABAG
anticipates a slow down in the growth of this sector and projects a modest 3% increase
in the number of "high tech" jobs, from 217,710 in 2000 to 224,180 jobs in 2005.
Between 2000 and 2005, overall job growth is projected to be 6% (68,110 jobs)
Countywide and only 1% (290 jobs) within Campbell. Although local job growth is
anticipated to be rather limited, an expansion in regional employment will likely impact
the housing market in Campbell.
It is widely recognized that the Silicon Valley creates jobs at an increasingly faster rate
than new housing is provided to support those jobs. The region's ratio of jobs to housing
is growing and is considered br many to be "imbalanced." According to Joint Venture:
Silicon Valley Network (1998) , this imbalance is a problem with long-term regional
planning implications. In particular, it escalates housing prices because demand
outpaces supply. This problem is compounded by the fact that the region's overall
housing stock does not include sufficient numbers of units at price ranges that are
commensurate with the income of many households. This affordability crisis especially
impacts two groups of Silicon Valley residents: lower-income renters and first-time
homebuyers.
3 Joint Venture is a non-profit organization that brings together Silicon Valley stakeholders from
business, government, education and the community to solve issues affecting the region. Joint
Venture has published a number of reports, including the annual Index of Silicon Valley, which
provides information about the economy and quality of life in Silicon Valley.
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HOUSING ELEMENT TECHNICAL REPORT
Campbell is one of Santa Clara County's most balanced communities in terms of jobs
and housing. Jobs/housing balance is defined as the ratio of number of jobs to number
of housing units in a given area. Although the term "jobs/housing balance" is still often
used, the more precise relationship is between jobs and the number of employed
residents (because some households have no workers, while others have multiple
workers ).
Jobs and housing are considered to be balanced when there are an equal number of
employed residents and jobs within a given area, with a ratio of approximately 1.0.
Balancing jobs and housing should a reduction in commuting, as well as achieving a
number of other related goals, including reduced traffic congestion on major freeways
and arterials, improved regional air quality conditions, and an enhanced community
economic base.
The balance between jobs and housing is an important consideration in establishing
housing production and affordability goals. Based on ABAG projections, Campbell
currently has a jobs/employed residents ratio of 1.1. As exhibited below in Chart 2-7,
Campbell has the most balanced ratio in Santa Clara County, along with the cities of Los
Gatos and Gilroy.
Chart 2-7: Jobs to Employed Residents Ratio
City Jobs/EmployedResldents Ratio
Campbell 1.1
Cupertino 1.5
Gilroy 1.1
Los Altos 0.7
Los Altos Hills 0.8
Los Gatos 1.1
Milpitas 1.5
Monte Sereno 0.4
Morgan Hill 0.7
Mountain View 1.6
Palo Alto 2.4
San Jose 0.8
Santa Clara 2.2
Saratoga 0.5
Sunnyvale 1.6
Source: ABAG Projections, 2000.
City of Campbell General Plan
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B. Household Characteristics
HOUSING ELEMENT TECHNICAL REPORT
Household type and size, income levels, the presence of special needs populations, and
other household characteristics determine the type of housing needed by residents.
This section details the various household characteristics affecting housing needs.
1. Household Type
According to the 2000 Census, Campbell is
home to 15,920 households, of which 57%
are families (Chart 2-8). Families are
comprised of married couple families with
or without children as well as other family
types, such as female-headed households
with children. Non-families, including
singles, and other households, make up
43% of households in Campbell. As was
the case in 1990, singles comprise roughly
30% of all households in the City.
Chart 2-8: Household Type
The composition of households in Campbell remained relatively unchanged between
1990 and 2000 (Chart 2-9). There are, however, two noteworthy trends. First, the
number of married couple families with children increased by 14%, while the number of
married couple families without children dropped by 11 %. Second, the number of non-
traditional families in the "other" category grew in the 1990s (by 14%). Between 1980
and 1990, the average household size increased slightly from 2.31 to 2.35 persons per
household. According to the Census, Campbell's average household size in 2000 was
2.38. This slight increase since 1990 reflects the growth in the number of married-
couple families with children, as well as households "doubling up" to save on housing
costs.
Chart 2-9: Household Characteristics
Household Type 1990 2000 Change
Number Percent Number Percent
Households 15,312 100% 15,920 100% +4%
Families 8,849 58% 9,121 57% +3%
Married With Children 2,850 19% 3,261 21% +14%
Married No Children 3,952 26% 3,526 22% -11%
Other Families 2,047 13% 2,334 15% +14%
Non-Families 6,463 42% 6,799 43% +5%
Singles 4,438 29% 4,846 30% +9%
Other 2,025 13% 1,943 12% -4%
Average Household Size 2.35 2.38 +1%
Sources: 1990,2000 Census.
City of Campbell General Plan
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2. Household Income
HOUSING ELEMENT TECHNICAL REPORT
Household income is the most important factor affecting housing opportunity,
determining a household's ability to balance housing costs with other basic necessities
of life. Income levels can vary considerably among households, based upon tenure,
household type, location of residence, and/or race/ethnicity, among other factors.
Based on projections from the
Association of Bay Area
Governments (ABAG), the
mean household income of
Campbell residents in 2000
was $74,200, comparing to
$59,700 in 1990. As shown in
Chart 2-10, Campbell's mean
household income for 2000 was
comparable to that in San Jose
and Santa Clara, but well below
that in Los Gatos. The
Countywide figure is $86,300.4
Chart 2-10: Mean Household Income
$140,000
$120,000
$100,000
$80,000
$60,000
$40,000
$20,000
Coun Average
Campbell Los Gatos San Jose Santa Clara
Chart 2-11 provides the composition of Campbell households by four income categories
based on the 1990 Census. As indicated below, 40% of all households in the City
earned upper incomes (above 120% of the County median family income or MFI).
Approximately 29% of households were in the moderate-income range (81 to 120% of
MFI) and 31% were in the lower (80% or less of MFI) income categories. Interesting to
note is that only 9% of households were in the low-income category.
Chart 2-11: Household Income Distribution
Income Group
Very Low
Low
Moderate
Upper
Total
Source: Association of Bay Area Governments (ABAG), 2000.
Per~entof CountyMFI
o - 50%
51 - 80%
81 - 120%
120% +
Total
22%
9%
29%
40%
100%
Household income varies by household type as well. Almost two-thirds of senior
households in Campbell earn lower incomes, comparing to 20% for small families (two to
four persons) and 23% for large families (five or more persons). Elderly households
account for approximately 44% of very low-income households in the City. Household
income is addressed further in a later discussion of existing housing needs.
4 All income figures are in constant 1995 dollars.
City of Campbell General Plan
2-9
3. Special Needs Groups
HOUSING ELEMENT TECHNICAL REPORT
Certain groups have greater difficulty in finding decent, affordable housing due to their
special needs and/or circumstances. Special circumstances may be related to one's
employment and income, family characteristics, disability, and household characteristics
among others. As a result, certain segments of Campbell residents may experience a
higher prevalence of lower-income, overpayment, overcrowding, or other housing
problems.
State Housing Element law identifies the following "special needs" groups: senior
households, disabled persons, large families, female-headed households, families and
persons in need of emergency shelter, and farmworkers. This section provides a
detailed discussion of the housing needs of each particular group as well as the major
programs and services available to address their housing and supportive services
needs.
Data from both the 1990 and 2000 (preliminary) Census are used to determine the size
of special needs groups in Campbell. Recent information from service providers and
government agencies is used to supplement the data. Chart 2-12 summarizes the
special needs groups residing in the City.
Chart 2-12: Special Needs Groups
Special Needs Groups
Seniors (65 years and older) (1)
Seniors Living Alone(1)
Disabled (16 years and older)
Work Disability only
Mobility/Self-Care Limitation only
Work Disability and Mobility/
Self-Care Limitation
Female-headed Households(1)
With Children(1)
Large Households
Homeless Persons(3)
Farm Workers
10.1%
5.3%
6.5%
<0.1%
0.6%(4)
Households
Percent of City
16.9%
7.0%
10.9%(2)
5.7%(2)
1.7%(2)
1,021
3.5%(2)
Source: 1990 Census (unless otherwise noted).
1. Source: 2000 Census
2. Percent of total persons 16 years and older
3. Source: Campbell Police Department (2001)
4. Percent of total employed persons
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HOUSING ELEMENT TECHNICAL REPORT
Senior Households
Senior households typically have special housing needs due to three concerns -
income, health care costs, and physical disabilities. According to the 2000 Census,
17% (2,696) of households in Campbell are with persons age 65 years and older.
Some of the special needs of seniors are as follows:
4 Disabilities. Of the senior population, 36% have a work disability and/or self-
care or mobility limitation (1990 Census).
4 Limited Income. Many seniors have limited income for health and other
expenses. Because of their retired status, 54% of senior households earn
extremely low to very low-incomes, defined as below 50% of the median
family income (1990 Census).
4 Overpayment. Because of the limited supply of affordable housing, 41% of
senior households overpay for housing. The prevalence of overpayment
varies by tenure: 21 % of homeowners and 70% of renters are overpaying
(1990 Census, 1994 CHAS).
Nearly 60% of elderly households in Campbell are homeowners. Because of
physical and/or other limitations, senior homeowners may have difficulty in
performing regular home maintenance or repair activities. Elderly women are
especially in need of assistance. Most of the 1,114 seniors living alone are likely to
be women; in 1990, 85% of seniors living alone were women. In addition, because
many seniors have fixed or limited income, they may have difficulty making monthly
mortgage payments.
Various programs can assist senior needs, including but not limited to congregate
care, supportive services, rental subsidies, shared housing, and housing
rehabilitation assistance. For the frail elderly, or those with disabilities, housing with
architectural design features that accommodate disabilities can help ensure
continued independent living. Elderly with mobility/self care limitation also benefit
from transportation alternatives. Senior housing with supportive services can be
provided to allow independent living.
According to the State Department of Social Services (2001), 10 licensed care
facilities for seniors and one adult day care center are located in Campbell. These
facilities provide a total of 276 beds. As shown in Chart 2-13, larger facilities include
the Retirement Inn of Campbell (90 beds), Mission Villa Alzheimer's Residence (48
beds), and Starcrest (32 beds). The Campbell Day Activity Center offers 40 beds,
but this facility is not exclusively for seniors.
Through the Campbell Senior Center, the City also provides programs and services
for seniors to facilitate social interaction and foster independence. Services include
information and referral; education classes and leisure activities; social activities; and
lunches. The Senior Center is a nutrition site under the Countywide Senior Nutrition
Program, where congregate meals are made available to persons over the age of 60.
Through the Santa Clara County Social Services Agency, the Meals On Wheels
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HOUSING ELEMENT TECHNICAL REPORT
Program is also available for homebound seniors who are unable to cook or shop for
themselves.
About 40% of elderly households in Campbell are renters. The Santa Clara County
Housing Authority provides Section 8 rental assistance to very low-income
households, including seniors, to help them afford rents. As of April 2001, 71 elderly
households received Section 8 assistance from the Housing Authority. Forty-nine
elderly households are currently on the waiting list for assistance, representing 13%
of all households on the list.
To encourage the provision of shared housing opportunities in Campbell, the City
also provides financial assistance to non-profit organizations, such as Project Match.
Project Match provides a program designed to assist primarily elderly households.
Under this 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.
Chart 2.13: Licensed Care Facilities for Seniors in Campbell
Facility
Number of
beds available
Esther's Residential Care Home 7
.............--....--.....--..---..----
HMC Care Home-Campbell 21
...........................---.-.-.--.------.
Kimberly's Elder Kare Kottage II 6
..................................--.......-................................--.........---..........--....--
Mission Villa Alzheimer's Residence 48
............--..........................--.-....--..........-.-.--.
Olives & Roses II 6
..................................--....---.--.......-....---.--...-------..-.....--......----.-...---.
Retirement Inn of Campbell 90
....................-..............--..--............-.----.--- ..-.----.-.......
Rochely's Residence Care Home 6
.................................................-.......-........-....-...---.---
Sobrato Residential Care Home 14
S~rore~ ~
White Oaks Manor
6
Campbell Day Activity Center 40
Source: State Department of Social Services, January 2001.
Disabled Persons
Disabled persons have special housing needs because of their fixed income, the lack
of accessible and affordable housing, and the higher health costs associated with
their disability. The City is home to residents with disabilities that prevent them from
working, restrict their mobility, or make it difficult to care for themselves. An
additional segment of residents suffers from disabilities that require living in an
institutional setting.
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HOUSING ELEMENT TECHNICAL REPORT
The 1990 Census defines three types of disability: work, mobility, or self-care
limitations. Disabilities are defined as mental, physical or health conditions that last
over six months. The Census tracks the following types of disability:
4 Work disability: refers to a condition lasting over six months which restricts a
person's choice of work and prevents them from working full-time;
4 Mobility limitation: refers to a physical or mental condition lasting over six
months which makes it difficult to go outside the home alone; and
4 Self-care limitation: refers to a physical or mental condition lasting over six
months that makes it difficult to take care of one's personal needs.
A total of 3,202 persons with disability reside in Campbell, representing 11 % of the
City's population 16 years old and above (1990 Census). Approximately 53% of
these residents are faced with work disability, 15% have mobility/self-care limitations,
and the remaining 32% have both work disabilities and mobility/self-care limitations.
The living arrangement of disabled persons depends on the severity of the disability.
Many persons live at home in an independent fashion or with other family members.
To maintain independent living, disabled persons may need assistance. This can
include special housing design features for the disabled, income support for those
who are unable to work, and in-home supportive services for persons with medical
conditions among others. Services can be provided by public or private agencies.
The Silicon Valley Independent Living Center (SVILC) provides a variety of services
to persons with disabilities in Santa Clara County. SVILC serves over 1,000 County
residents annually. Services offered include: information and referral, vocational
training and placement, residential training, legal and personal advocacy, peer and
individual counseling, housing referrals, and personal assistance referrals and
placement. To help its clients locate affordable, accessible housing, SVILC maintain
a database of accessible and subsidized housing throughout Santa Clara County.
Rental assistance through the County Housing Authority also helps disabled persons
afford housing in Campbell. As of April 2000, 49 persons with disabilities received
Section 8 assistance through the Housing Authority. A total of 52 persons with
disabilities are currently on the waiting list for assistance.
Transportation service for persons with disabilities is available through OUTREACH
paratransit, a non-profit agency, operating as the ADA paratransit broker for the
Valley Transportation Authority (VT A). OUTREACH is based on a reservation
system with clients making reservations for trips one day to 14 days in advance.
Service is provided with taxies or accessible vans.
Female-headed Households
Female-headed households with children often require special consideration and
assistance as a result of their greater need for affordable housing, accessible day
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HOUSING ELEMENT TECHNICAL REPORT
care, health care, and other supportive services. Because of their relatively lower
incomes and higher living expenses, such households usually have more limited
opportunities for finding affordable, decent, and safe housing.
Campbell is home to 1,602 female-headed households, of which 836 are with
children under 18 years old (2000 Census). These households are a particularly
vulnerable group 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.
Single parents in Campbell can participate in the Shared Housing Program offered
through Catholic Charities of Santa Clara County. Available Countywide, this
program helps single parents with one or two small children find affordable rooms to
rent in private homes. Rents typically range from $400 to $700 per month for a one-
bedroom unit. Under the program, Catholic Charities provides screening of clients,
education about shared housing, and a "living together agreement" that specifies
rent, deposit, and policies of occupation. The average time to make a housing match
is approximately three weeks.
Large Households
Large households are defined as having five or more members residing in the home.
These households constitute a special need group, because there is often a limited
supply of adequately sized, affordable housing units in a community. In order to
save for other basic necessities of food, clothing and medical care, it is common for
lower-income large households to reside in smaller units, which frequently results in
overcrowding. Campbell is home to 999 large households, 45% (446) of which are
renter households.
The housing needs of large households are typically met through larger units.
Campbell has 4,874 owner-occupied units and 1,343 rental units with three or more
bedrooms that could reasonably accommodate large families without overcrowding.
However, because the vast majority of these units are single-family homes and are
expensive, overcrowding is more prevalent among large families. In 1990, 73% of
the City's large renter households and 15% of large owner households lived in
overcrowded conditions.
To address overcrowding, communities can provide incentives to facilitate the
development of larger apartments with three or more bedrooms for large households.
A shortage of large rental units can also be alleviated through the provision of
affordable ownership housing opportunities, such as first-time homebuyer programs
and self-help housing, to move renters into homeownership. Financial assistance for
room additions may also address overcrowding.
In 2000, Silicon Valley Habitat for Humanity, a local non-profit housing organization,
built two homes in Campbell for working families who had previously lived in
overcrowded apartment units. Habitat will soon begin construction on four new
homes for families in the City.
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HOUSING ELEMENT TECHNICAL REPORT
Of the 234 Campbell households receiving Section 8 assistance from the County
Housing Authority (as of April 2001), 114 are families. With Section 8 assistance,
these families are able to afford two- to three-bedroom units in the community.
There are currently 290 families on the waiting list for assistance, of which 36 are
large families.
Homeless Persons
The 1990 Census documented no homeless persons in Campbell. However, this
does not mean that the City does not have a homeless population. It has been
widely acknowledged that the methodology used in the 1990 Census to count the
number of homeless was ineffective, thereby resulting in substantial undercounting
of the homeless in many jurisdictions. According to the Campbell Police Department
(2001), there is an average of 25 homeless persons in the City on any given day.
There are three major types of facilities that provide shelter for homeless individuals
and families: emergency shelters, transitional housing, and permanent housing.
These types of facilities are defined below:
4 Emergency Shelter: provides overnight shelter and fulfills a client's basic
needs (Le. food, clothing, medical care) either on-site or through off-site
services. The permitted length of stay can vary from one day at a time to two
months, depending upon whether the shelter is short-term or long-term.
4 Transitional Housing: a residence that provides housing for up to two
years. Residents of transitional housing are usually connected to
rehabilitative services, including substance abuse and mental health care
interventions, employment services, individual and group counseling and life
skills training.
4 Permanent Housing: refers to permanent housing that is affordable in the
community or permanent and service-enriched permanent housing that is
linked with on-going supportive services (on-site or off-site) and is designed
to allow formerly homeless clients to live at the facility on an indefinite basis.
No emergency shelters or transitional housing facilities are currently located in
Campbell. However, numerous regional service providers serve the homeless in the
greater San Jose area (Chart 2-14). Homeless individuals identified in Campbell are
usually referred to one of the emergency shelters located nearby in downtown San
Jose.
The City of Campbell supports the provision of homeless services by allocating a
portion of its Community Development Block Grant (CDBG) funds to non-profit
services providers, including the Emergency Housing Consortium (EHC) and
InnVision. As the Santa Clara County's largest provider of shelters and services for
the homeless, EHC provides emergency shelters, transitional and permanent
housing and support services through a network of program locations throughout the
County. InnVision operates four inns in San Jose, which provide emergency shelter
City of Campbell General Plan
2-15
HOUSING ELEMENT TECHNICAL REPORT
to a variety of persons in need, including working men, women and children, and
mentally ill persons. As exhibited in Chart 2-14, EHC and InnVision provide a
significant number of beds in transitional housing facilities and emergency shelters
for the homeless. In 2000, 106 homeless persons from Campbell stayed in shelters
provided by EHC and InnVision.
Catholic Charities also offers the Rental Assistance Program, which provides one-
time or temporary financial assistance to lower-income residents who are at risk of
homelessness due to an unexpected financial setback. Established in 1997, this
program is funded by the Campbell Redevelopment Agency.
Chart 2-14: Homeless Facilities/Providers in Nearby Areas
,
Facility Beds Clients Location
Emergency Shelter
Brandon House 15 Single women & women with San Jose
children
......................_..._.....__.......~-_._.__...._.._--.---. .--
Cold Weather Shelter 100 Single men & women Sunnyvale
(EHC)
...................................................M_m..___.__._._._.___
Concern for the Poor 143 Families San Jose
...."........- .......... .....-..........-.-.........---...-.------
Our House Youth Services 10 Homeless & runaway youth age San Jose
(EHC) 12-17
............................... m...................._......._..__..__,__. - --
Hospitality House, Salvation 24 Single men San Jose
Army
Emergency ShelterlTransitional Housing
InnVision - Commercial Working men, women &
Street Inn, Community Inn,
Julian Street Inn, and 200 children, mentally ill men & San Jose
Montgomery Street Inn women
............................................................--...----......----... -
James Boccardo Reception 250 Families & single adults San Jose
Center (EHC)
Transitional Housing
St. Joseph's Cathedral, 40 Single men San Jose
Social Ministry Office
................ ........................----......-
Fortunes Inn 17 Men & women recovering from San Jose
alcoholism
... . ................- ..............................
YWCA 63 Women & children San Jose
. ..................................- ...---
Women and Their
Children's Housing 8 Women & children San Jose
(WATCH)
Permanent Housing
Monterey Glenn Inn (EHC) I 95 I Men & women I San Jose
City of Campbell General Plan
2-16
HOUSING ELEMENT TECHNICAL REPORT
Sources: Bay Area Homeless Alliance, March 2001;
Santa Clara County 2000-2005 Consolidated Plan.
City of Campbell General Plan
2-17
HOUSING ELEMENT TECHNICAL REPORT
Farmworkers
Farmworkers are traditionally defined as persons whose primary incomes are earned
through seasonal agricultural labor. They have special housing needs because of their
relatively low income and the unstable nature of their job (Le. having to move throughout
the year from one harvest to the next). According to the 1990 Census, there were 131
Campbell residents employed in farming, forestry, and fishing occupations. These
individuals accounted for less than 1 % of the City's total employed residents. Given that
there are so few persons employed in agricultural-related industries, the City can
address their housing needs through its overall housing programs.
City of Campbell General Plan
2-18
HOUSING ELEMENT TECHNICAL REPORT
C. Housing Stock Characteristics
This section of the Housing Element addresses various housing characteristics and
conditions that affect the well-being of City residents. Housing factors evaluated include
the following: housing stock and growth. tenure and vacancy rates, age and condition,
housing costs, and affordability, among others.
1. Housing Growth
Between 1980 and 1990, the housing stock in Campbell increased by 33%, from 11,975
to 15,883 units. Since 1990, however, the City has experienced limited housing growth.
The housing stock increased by only 4% between 1990 and 2000 (as shown in Chart 2-
15). As of January 2000, State Department of Finance estimates identified 16,522
housing units in the City. Residential development activity in Campbell has been limited
over the past decade, primarily due to the declining amount of vacant land available for
new residential development, as well as the economic recession that spanned the early
to mid 1990s.
Chart 2-15: Housing Growth
35%
30%
25%
~
~ 20%
0
...
C) 15%
;;e.
10%
5%
0%
Hi 111980-1990
.1990-2000
Campbell Los Gatos San Jose Santa Clara Saratoga County
Chart 2-15 compares Campbell's housing growth in the 1980s and 1990s with nearby
communities and the County as a whole. As shown, the City's level of housing growth in
the 1980s was well above that experienced by surrounding communities. However, only
limited residential growth occurred in Campbell in the 1990s, which was also the case in
the nearby cities of Santa Clara and Saratoga.
City of Campbell General Plan
2-19
2. Housing Type and Tenure
HOUSING ELEMENT TECHNICAL REPORT
Chart 2-16 summarizes various characteristics of the housing stock in Campbell. With
limited housing growth occurring in the 1990s, the composition of the housing stock is
essentially the same as that ten years ago. Single-family homes and multi-family
dwelling units comprise approximately 53% and 45% of the housing stock, respectively.
The City's homeownership rate of 48% in 2000 is well below the Countywide rate of
60%. This relationship remains relatively unchanged from 1990 when the City's
homeownership rate was 47% and the County's was 59%.
Chart 2-16: Changes in Housing Stock
Housing Type 1990 c. 2000
No. of Units % of Total No. of Units % of Total
Single-Family 8,441 53% 8,775 53%
Detached 6,568 41% 6,867 41%
Attached 1,873 12% 1,908 12%
Multi Family 7,044 44% 7,380 45%
2-4 Units 2,280 14% 2,276 14%
5+ Units 4,764 30% 5,104 31%
Mobile Homes 398 3% 397 2%
Total Units 15,883 100% 16,552 100%
Vacancy Rate 3.49% 2.20%*
Sources: 1990 Census; State Department of Finance, 2000; * 2000 Census
Chart 2-17 summarizes the occupied
housing units by tenure and bedroom
size. This analysis shows that there are
1,343 rental units with three or more
bedrooms, more than adequate to
house the 446 large renter households
residing in the City. However, many of
these rental units are single-family
homes and the rents associated with
most of these units are beyond the
reach of the lower-income large renter
households. The housing need for
larger units coupled with higher rents is
reflected in the City's relatively high
overcrowding rate for large renter
households.
City of Campbell General Plan
Chart 2-17: Bedroom Mix by Tenure
# Bed- Owned Rental
rooms Units Units
Total
0 30 538 568
1 271 2,762 3,033
2 2,024 3,464 5,488
3 3,497 1,226 4,723
4 1,151 108 1,259
5+ 226 9 235
Total 7,199 8,107 15,306
Source: 1990 Census.
(2000 Census data not yet available.)
2-20
HOUSING ELEMENT TECHNICAL REPORT
3. Housing Age and Condition
Housing age is an important indicator of housing condition within a community. Like any
other tangible asset, housing is subject to gradual deterioration over time. If not properly
and regularly maintained, housing can deteriorate and discourage reinvestment, depress
neighboring property values and eventually impact the quality of life in a neighborhood.
Thus maintaining and improving housing quality is an important goal for the City.
Chart 2-18: Year Housing Built
30%
25%- - -----.--------
l! 20%
c
:J
S 15%
{!.
....
0 10%
~
5%
0%
... Ol
CI) Ol 0 8
=t: ~ ,... ~
IV Ol 0
CI) .... .... .... N
0 0 I 0
Ol 0
l") ~ ,... IX) ~
Ol .... Ol Ol
.... .... .... ....
Year Built
Chart 2-18 above provides a breakdown of the housing stock by the year built (Sources
1990 and 2000 Census). As of 2000, 56% of housing units in Campbell are over 30
years old and 11 % are over 50 years old. A general rule in the housing industry is that
structures older than 30 years begin to show signs of deterioration and require
reinvestment to maintain their quality. Unless properly maintained, homes older than 50
years require major renovations to remain in good working order. Comprising the
southwestern quadrant of the City, the San Tomas Area is one of the older
neighborhoods in Campbell and has the greatest rehabilitation needs.
The City administers a Code Enforcement program that aims to preserve and maintain
the livability and quality of neighborhoods. Code enforcement staff investigates
violations of property maintenance standards as defined in the Municipal Code as well
as other complaints. When violations are identified/cited, staff encourage property
owners to seek assistance through the Homeowner Rehabilitation Program. Under this
CDBG-funded program, the City provides financial assistance to lower-income
homeowners to assist them in the improvement of their homes. The City also works with
the County of Santa Clara to provide the Rental Rehabilitation Program to facilitate the
rehabilitation of units occupied by lower-income renters. In the past, the Campbell
Redevelopment Agency has also worked successfully with non-profit housing
developers to rehabilitate the Sharmon Palms and San Tomas Gardens projects.
City of Campbell General Plan
2-21
HOUSING ELEMENT TECHNICAL REPORT
4. Housing Costs and Affordability
The cost of housing is directly related to extent of housing problems in a community. If
housing costs are relatively high in comparison to household income, there will be a
correspondingly higher prevalence of overpayment and overcrowding. This section
summarizes the cost and affordability of the housing stock to Campbell residents.
Sales and Rental Survey
Chart 2-19 on the following page provides a summary of sales and rental prices of
housing in Campbell. During 2000, 377 single-family homes were sold in Campbell, the
majority (296) of which were three- or four-bedroom units. The median price for a
single-family home was $450,000 for a two-bedroom unit, $495,000 for a three-bedroom
unit, and $568,000 for a four-bedroom unit.
Condominiums provide a slightly lower cost homeownership alternative in Campbell.
During 2000, 175 condominium units were sold, comprising approximately one-third of
all units sold. The median price of a condominium varied from $243,000 for a one-
bedroom unit to $420,000 for a unit with three or more bedrooms.
While home prices are generally high in Campbell and the rest of Santa Clara County,
prices have declined recently. Between April 2000 and April 2001, the median price of
single-family homes sold in the County dropped 5.4%, from $560,000 to $530,000, in
large part because of the slower sales of higher-priced homes (Santa Clara County
Association of Realtors). The number of unsold homes have increased, as prospective
home buyers wait to see if prices continue to decline and whether the Silicon Valley
economy stabilizes.
Apartment rents vary by location as well as the quality and amount of amenities
available. According to Spingstreet.com, an internet-based rental marketing service
(2001), the median rents for apartment units in Campbell are as follows: $850 for a
studio, $1,473 for a one-bedroom unit, $1,795 for a two-bedroom unit, and $1,723 for a
three-bedroom unit. (Rental data were available for thirty apartment complexes,
including smaller projects with less than 20 units and larger ones with over 200 units.)
City of Campbell General Plan
2-22
HOUSING ELEMENT TECHNICAL REPORT
Chart 2.19: Market Home Sales and Apartment Rents
Bdrms. Units - ...............,........... .. Median Average
.....
Homes 1 1 4 $390,000 - $720,000 $517,750 $536,375
2 66 $141,000 - $1,650,000 $450,000 $505,299
3 217 $175,000 - $1,650,000 $495,000 $513,682
4 79 $365,000 - $1,200,000 $568,000 $604,151
5+ 11 $510,000 - $900,000 $575,000 $669,967
Condos 1 1 9 $184,000 - $270,000 $243,000 $236,722
2 104 $171,500 - $485,000 $345,000 $326,046
3+ 62 $280,000 - $609,000 $420,000 $420,032
Bdrms. Bldgs Range Median Average
Rentals2 Studio 5 $800 - $1 ,450 $850 $960
1 19 $950 - $1,900 $1,473 $1 ,407
2 21 $1,125 - $2,320 $1,795 $1,722
3 4 $1,395 - $3,200 $1,723 $2,010
Source: 1 Dataquick (2000); 2 Springstreet.com (2001).
Housing Affordability
Housing affordability can be inferred by comparing the cost of renting or owning a home
in Campbell with the maximum affordable housing costs to households which earn
different income levels. Taken together, this information can provide a picture of who
can afford what size and type of housing as well as indicate the type of households that
would likely experience overcrowding or overpayment.
The federal Department of Housing and Urban Development (HUD) conducts annual
household income surveys nationwide, including Santa Clara County, to determine the
maximum affordable payments of different households and their eligibility for federal
housing assistance. In evaluating affordability, it should be noted that the maximum
affordable price refers to the maximum amount that could be paid by households in the
top of their respective income category. Households in the lower end of each category
(e.g. 25% of MFI) will experience some level of overpayment.
City of Campbell General Plan
2-23
HOUSING ELEMENT TECHNICAL REPORT
Chart 2-20 below shows the annual income for very low, low, and moderate-income
households by household size and the maximum affordable housing payment based on
the federal standard of 30% of household income. Standard housing costs for utilities,
taxes, and property insurance are also shown. From these income and housing cost
figures, the maximum affordable home price and rent is determined.
Chart 2-20: Housing Affordability Matrix (2000)
Income Levels /> I... .....Houslng<Costt Maxlmum.Affordable Price
Income Annual Affordable Utilities Taxes & Ownership Rental
Group Income Payment .... Insurance
Very Low
One Person $30,450 $761 $50 $200 $77,417 $711
Small Family $39,150 $979 $100 $250 $95,209 $879
Large Family $47,000 $1,175 $150 $300 $109,784 $1,025
Low
One Person $39,850 $996 $50 $200 $113,002 $946
Small Family $51,250 $1 ,281 $100 $250 $141,016 $1,181
Large Family $61,500 $1,538 $150 $300 $164,676 $1,388
Moderate
One Person $73,100 $1 ,828 $50 $200 $238,875 $1,778
Small Family $93,950 $2,349 $100 $250 $302,663 $2,249
Large Family $112,750 $2,819 $150 $300 $358,691 $2,669
Notations:
1. Small Family = 3 persons; Large Families = 5 or more persons
2. Monthly affordable rent based upon payments of no more than 30% of household income
3. Property Taxes and Insurance based on averages for the region.
4. Affordable home price is based on down payment of 10%, annual interest of 8%, a 30-year
mortgage, and monthly payment of 30% of gross household income.
· Affordable home prices are for illustrative purposes only, and not to be used for determining
specific program eligibility.
Affordability by Household Income
The previous chart showed the maximum amount that a household can pay for housing
each month (e.g. rent, mortgage and utilities) without exceeding the 30% income-
housing cost threshold for overpayment. This amount can be compared to current
market prices for single-family homes, condominiums, and apartments (Chart 2-19) to
determine what types of housing opportunities a household can afford.
Very Low-Income Households: Very low-income households earn 50% or less of the
County median family income--between $30,450 and $47,000 depending on the size of
the family. Given the very high costs of single-family homes and condominiums in
Campbell, very low-income households are limited to the rental housing market.
City of Campbell General Plan
2-24
HOUSING ELEMENT TECHNICAL REPORT
Median apartment rents in Campbell are as follows: $850 for a studio, $1,473 for a one-
bedroom unit, $1,795 for a two-bedroom unit, and $1,723 for a three-bedroom
apartment. After deductions for utilities, a very low-income household can only afford to
pay $711 to $1,025 in rent per month, depending on household size. In practical terms,
this means that a one-person household cannot afford an average priced studio without
overpaying or doubling up. The problem is exacerbated for large families (five or more
persons ).
Low-Income Households: Low-income households earn 80% or less of the County's
median family income--between $39,850 to $61,500 depending on the size of the
household. The maximum affordable home price for a low-income household ranges
from $113,002 for one-person to $164,676 for a five-person family. Based on the sales
data presented in Chart 2-18, households cannot afford the median sales price for a
single-family home or condominium in the City, regardless of size. Low-income
households are therefore also limited to finding units in the rental market.
After deductions for utilities, a low-income household can afford to pay $946 to $1,388 in
rent per month, depending on family size. A one-person household can afford a studio
apartment, although the supply of such units may be limited given that only five of the
apartment complexes surveyed offer studio units. Small families would most likely
overpay for an adequately sized (two or more bedrooms) apartment. Large families can
afford some two-bedroom units. However, these units are very limited in supply and
such families will likely overpay or double up to afford housing in the community.
Moderate-Income Households: Moderate-income households earn 81% to 120% of
the County's median family income--between $73,100 to $112,750 depending on
household size. The maximum affordable home price for a moderate-income household
is $238,875 for a one-person household, $302,663 for a small family, and $358,691 for a
five-person family. One-person households and small families can theoretically afford a
limited number of two- to three-bedroom single-family homes and condominiums
available on the market. However, the down payment and closing costs may prevent
these households from achieving homeownership. Large families can afford a few
three- and four-bedroom homes, but these "affordable" units are in short supply.
With a maximum affordable rent payment of between $1,778 and $2,669 per month,
moderate-income households can afford the majority of the apartment units listed for
rent.
City of Campbell General Plan
2-25
HOUSING ELEMENT TECHNICAL REPORT
5. Assisted Rental Housing
Existing housing that receives governmental assistance is often a significant source of
affordable housing in many communities. Because of its significance, this section
identifies publicly assisted rental housing in Campbell, evaluates the potential to convert
to market rates during a ten-year planning period (January 2001 to July 2011), and
analyzes the cost to preserve those units. Resources for preservation/replacement of
these units and housing programs to address their preservation are described separately
in the Financial Resources section of the Housing Element. and include Campbell
Redevelopment set-aside funds. CDBG funds. State Multi-Familv Housina Proaram. and
HUD Section 223m. amona others.
Assisted Housing Inventory
Chart 2-21 is an inventory of assisted rental housing projects in Campbell. A total of 608
assisted units are provided by nine developments, including units assisted through a
variety of federal and local government programs/funds. These programs include HUD
Section 8, Section 221 and Section 236, CDBG, and local redevelopment set-aside
funds.
Chart 2-21: Inventory of Assisted Rental Housing
Total Assisted Household ....... .'. ".FlJmjlng .... Expiration of
Project Name Units Units Type Source{s) Affordabillty
Corinthian House 104 36 Elderly & Section 8; Continual
Disabled Section 221 (d)(3) Renewal
Rincon Gardens 200 200 Elderly & Section 8 Continual
Disabled Renewal
Wesley Manor 154 154 Elderly & Section 8 Continual
Disabled Renewal
Fairlands Court 1 1 Elderly CDBG Continual
Renewal
Hamilton Avenue 8 8 Family Section 8 2010
Sharmon Palms 36 36 Family Section 8; 2021
RDA
Avalon Bay 348 70 Family & RDA 2026
Elderly
Gateway 20 3 Family & RDA 2026
Elderly
San Tomas 100 100 Family Section 236; 2036
Gardens Catholic Charities
Source: Community Development Department, City of Campbell, 2001.
RDA: Campbell Redevelopment Agency
City of Campbell General Plan
2-26
HOUSING ELEMENT TECHNICAL REPORT
Loss of Assisted Housing
Affordability covenants and deed restrictions are typically used to maintain the
affordability of publicly assisted housing, ensuring that these units are available to lower-
and moderate-income households in the long term. Over time, the City may face the risk
of losing some of its affordable units due to the expiration of covenants and deed
restrictions. As the relatively tight housing market continues to put upward pressure on
market rents, property owners are more inclined to discontinue public subsidies and
convert the assisted units to market-rate housing.
According to a risk assessment by California Housing Partnership Corporation (CHPC),
no assisted development in Campbell is at high risk of conversion to market use. Of the
608 assisted units identified in Chart 2-21, 399 units in five projects are determined to be
at low risk of conversion during the 2001-2011 period. These projects include Corinthian
House, Rincon Gardens, Wesley Manor, the Hamilton Avenue project, and Fairlands
Court. All of these projects are subject to annual renewal under the HUD Section 8
program, with the exception of Fairlands Court which is assisted through CDBG funds
and not expected to convert.
Preservation and Replacement Options
To maintain the existing affordable housing stock, the City must either preserve the
existing assisted units or facilitate the development of new units. Depending on the
circumstances of at-risk projects, different options may be used to preserve or replace
the units. Preservation options typically include: 1) transfer of project to non-profit
ownership; 2) provision of rental assistance to tenants using non-federal funding
sources; and 3) purchase of affordability covenants. In terms of replacement, the most
direct option is the development of new assisted multi-family housing units. These
options are described below.
1) Transfer of Ownership: Transferring ownership of an at-risk project to a non-profit
housing provider is generally one of the least costly way to ensure that the at-risk
units remain affordable for the long term. By transferring property ownership to a
non-profit organization, low-income restrictions can be secured indefinitely and the
project would become potentially eligible for a greater range of governmental
assistance. This preservation option is, however, not applicable in Campbell
because all five at-risk projects are already owned by non-profit organizations.
These projects are determined to be at "low" risk of conversion, largely due to their
non-profit ownership.
2) Rental Assistance: Rental subsidies using non-federal (State, local or other)
funding sources can be used to maintain affordability of the 398 at-risk units
(excluding Fairlands Court). These rent subsidies can be structured to mirror the
federal Section 8 program. Under Section 8, HUD pays the difference between what
tenants can pay (defined as 30% of household income) and what HUD estimates as
the fair market rent (FMR) on the unit.
City of Campbell General Plan
2-27
HOUSING ELEMENT TECHNICAL REPORT
The feasibility of this alternative is highly dependent upon the availability of non-
federal funding sources necessary to make rent subsidies available and the
willingness of property owners to accept rental vouchers if they can be provided.
Chart 2-22 shows the total cost of subsidizing the rents at all at-risk units currently
assisted through the Section 8 program. As indicated below, the total cost of
subsidizing the rents at the 398 at-risk units is estimated at $145,870 per month or
$1.75 million annually.
Chart 2-22: Rental Subsidies Required
~ Unit
Size
22 $993
354 $1,132
22 $1,399
398
1
2
3
$30,550
$34,900
$39,300
$714
$773
$833
$279
$360
$567
tal
r)thly
,,~bsidy
$6,144
$127,263
$12,463
$145,870
O-br
1-br
2-br
Total
1. Corinthian House consists of 22 studio and 14 one-bedroom units. All 154 units in Wesley Manor are
one-bedroom units. The 8 family units on Hamilton Avenue are assumed to be two-bedroom units.
Rincon Gardens contains 186 one-bedroom units and 14 two-bedroom units.
2. 2001 Area Median Household Income (AMI) limits set by HUD. In Santa Clara County, the area
median income limit for a very low-income household is $30,550 for a one-person household, $34,900
for a two-person household and $39,300 for a three-person household.
3. Affordable cost = 30% of household income minus estimated utility allowance of $50 for a studio, $100
for a one-bedroom unit, and $150 for a two-bedroom unit.
3) Purchase of Affordability Covenants: Another option to preserve the affordability
of at-risk project is to provide an incentive package to the owner to maintain the
project as affordable housing. Incentives could include writing down the interest rate
on the remaining loan balance, and/or supplementing the Section 8 subsidy received
to market levels. The feasibility of this option depends on whether the complex is too
highly leveraged. By providing lump sum financial incentives or on-going subsides in
rents or reduced mortgage interest rates to the owner, the City can ensure that some
or all of the units remain affordable.
4) Construction of Replacement Units: The construction of new low-income housing
units is a means of replacing the at-risk units should they be converted to market-
rate units. The cost of developing housing depends upon a variety of factors,
including density, size of the units (Le. square footage and number of bedrooms),
location, land costs, and type of construction. The construction cost for a 1,000-
square foot apartment unit is approximately $100,000 to $200,000 (excluding land
costs), based on discussions with area developers. Assuming an average
construction cost of $150,000 per apartment unit, it would cost approximately $59.7
million to construct 398 new assisted units. Including land costs, the total costs to
develop replacement units will be significantly higher.
City of Campbell General Plan
2-28
HOUSING ELEMENT TECHNICAL REPORT
Cost Comparisons: Given their non-profit ownership, it is highly unlikely that of the five
"at risk" projects will convert to market-uses. Nevertheless, the above analysis attempts
to estimate the cost of preserving the at-risk units under various options. The annual
costs of providing rental subsidies required to preserve the 398 assisted units are
relatively low. However, long-term affordability of the units cannot be ensured in this
manner. The option of constructing 398 replacement units is very costly and constrained
by a variety of factors, including growing scarcity of land, rising land costs, and potential
community opposition. The best option to preserve the at-risk units appears to be the
purchase of affordability covenants. This option would likely require the participation of
Campbell's Redevelopment Agency and the use of its set-aside funds.
City of Campbell General Plan
2-29
HOUSING ELEMENT TECHNICAL REPORT
D. Regional Housing Needs
State law requires all regional councils of governments, including the Association of Bay
Area Governments (ABAG) to determine the existing and projected housing need for its
region (Government Code Section 65590 et. seq.) and determine the portion allocated to
each jurisdiction within the ABAG region. This is called the Regional Housing Needs
Determination (RHND) process.
1. Existing Housing Needs
A continuing priority of communities is enhancing or maintaining their quality of life. A
key measure of quality of life in a community is the extent of "housing problems," The
federal Department of Housing and Urban Development (HUD) has developed an
existing needs statement that details the number of households earning lower income,
living in overcrowded conditions, or overpaying for housing. Summarized in Chart 2-23,
these housing problems are defined as follows:
4 Lower Income: Refers to a household earning less than 80% of the median
family income, as adjusted by family size. For a four-person household, the
median income was $87,000 for Santa Clara County in 2000.
4 Overcrowding: Refers to a housing unit which is occupied by more than one
person per room, excluding kitchens, bathrooms, hallways, and porches, as
defined by HUD.
4 Overpayment: Refers to a household paying 30% or more of its gross income
for rent (either mortgage or rent), including costs for utilities, property insurance,
and real estate taxes, as defined by HUD.
The prevalence of overcrowding and overpayment is particularly higher among lower-
income households, because they have less income for housing costs. Chart 2-23
below documents the prevalence of lower-income households in Campbell, and the
prevalence of overcrowding and overpayment among those households.
Chart 2-23: Housing Problems of Lower-Income Households
Lower Lower Income
Income OvercrO\ydlng Overpayment
70%
Family Type
Total 29% 9%
Seniors (62 and over) 65% 1%
Small Families (2-4) 20% 12%
Large Families (5+) 23% 77%
Others 25% 3%
56%
78%
72%
81%
Source: Comprehensive Housing Affordability Strategy (CHAS), 1994.
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HOUSING ELEMENT TECHNICAL REPORT
Income by Household Type
Household income in the City varies greatly by household type, as indicated in Chart 2-
24. Senior households are a particularly vulnerable group. Nearly two-thirds of senior
households in Campbell earn lower income, with 33% earning extremely low income.
About 23% of large households are also lower-income, which coupled with a limited
supply of large affordable units, translates into higher overcrowding rates.
"Other" households consist of non-senior persons living alone or unrelated persons living
together, such as students, younger adults, and unrelated persons doubling up. Next to
seniors, "other" households have the highest proportion of lower-income households and
extremely low-income households. This is an indicator of potential overpayment issues
discussed later in this section.
Chart 2-24: Income by Household Type
Household Type Extremely Very low Other Low Total lower
Low (0-30%) (31-50%) (51-80%) Income
Seniors (62 and over) 33% 21% 11% 65%
Small Related (2-4) 5% 7% 7% 20%
Large Related (5+) 6% 9% 8% 23%
All Other Households 7% 9% 9% 25%
Total 10% 10% 9% 29%
Source: Comprehensive Housing Affordability Strategy (CHAS), 1994.
Overcrowding
Overcrowding occurs when housing costs are so high relative to income that families
double up to devote income to other basic needs of food and medical care.
Overcrowding also tends to result in accelerated deterioration of homes, a shortage of
street parking, and additional traffic. Therefore, maintaining a reasonable level of
occupancy and alleviating overcrowding are critical to enhancing the quality of life in the
community.
The level of overcrowding in Campbell increased slightly from 3% in 1980 to 5% in 1990.
Countywide, the overcrowding rate was 11 % in 1990. Overcrowding rates vary
significantly by income, type, and size of household. Generally, lower-income
households and large families experience a disproportionate share of overcrowding,
which is also the case in Campbell. Large family renter households have the highest
overcrowding rate at 73% (Chart 2-25). Lower-income large families have a particular
high overcrowding rate (77%). Given that large rental units are generally not affordable
to lower-income large household renters, and that the majority of large homes (three or
more bedrooms) are out of reach for even moderate-income families, the level of
overcrowding will likely remain high for large families.
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Chart 2-25: Household Overcrowding Profile
All OWner
Households Households
Family Type
Renter
HousehOlds
Lower Income
Households
Total 5% 2% 8%
Seniors 1% 0% 1%
Small Families 5% 1% 9%
Large Families 37% 15% 73%
Others 2% 0% 3%
9%
1%
12%
77%
3%
Source: Comprehensive Housing Affordability Strategy (CHAS), 1994.
Overpayment
Housing overpayment occurs when housing costs increase faster than income. As is the
case in throughout the Bay Area, it is not uncommon to overpay for housing in Campbell.
However, to the extent that overpayment is often disproportionately concentrated among
the most vulnerable members of the community, maintaining a reasonable level of
housing cost burden is an important contributor to quality of life.
Housing overpayment is a significant problem in the Silicon Valley, where many
households pay a substantial portion of their income for housing. The problem is
particularly severe for renters.
As shown in Chart 2-26, the Chart 2-26: Housing Overpayment
percentage of Campbell
residents overpaying for housing 50%
.. o 1980 . 1990
increased from 33% in 1980 to c
l>> 40% -..._-------------
35% in 1990. During this period, E
>-
the share of homeowners ra
e- 30%
overpaying rose from 17% to ell
>
0
29%, while the overpayment rate - 20%
0
among renter households 'ii
>
increased from 41 % to 42%. It is ~ 10% .
anticipated that the 2000 Census 0%
will show a furthering of this Owner Renter
trend.
Housing overpayment also varies significantly by income, household type and size.
Senior renters are especially vulnerable, with 70% of such households overpaying for
housing. Approximately 70% of all lower-income households overpay for housing. Both
lower-income small and large families experience high levels of overpayment, at 78%
and 72%, respectively. Chart 2-27 summarizes the prevalence of overpayment by
household type and size.
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Chart 2-27: Household Overpayment Profile
All . ...OWner
Households Households
Family Type
Renter
<Households
Lower Income
Households
70%
56%
78%
72%
81%
Total 35% 29% 42%
Seniors 41% 21% 70%
Small Families 32% 26% 40%
Large Families 34% 30% 42%
Others 37% 42% 35%
Source: Comprehensive Housing Affordability Strategy, 1994.
2. 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, ABAG calculates future housing need based upon
household growth forecasts provided by communities, plus a certain amount of units
needed to account for 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.
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Chart 2-28 provides a breakdown of Campbell's share of future regional housing needs
by four affordability levels/income categories: very low, low, moderate, and above
moderate. As indicated, the City's share of regional housing needs is a total of 777 new
units over the 1999-2006 planning period, including 165 units for very low, 77 for low,
214 for moderate, and 321 for above moderate-income households. Through this
Housing Element, the City is required to demonstrate the availability of adequate sites to
accommodate these projected new units.
Chart 2-28: Campbell's Share of Regional Housing Needs
Income RHNDPercent of Total
Group A1locatlonRHND Allocation
Very Low
Low
165
77
214
321
777
21%
10%
Moderate
Above Moderate
28%
41%
Total
100%
Source: Association of Bay Area Governments, Regional Housing Needs Determination,
November 2000.
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3. HOUSING CONSTRAINTS
The provision of adequate and affordable housing opportunities is an important goal of
the City. However, there are a variety of factors that can encourage or constrain the
development, maintenance, and improvement of the housing stock in Campbell. These
include market mechanisms, government codes, and physical and environmental
constraints. This section addresses the potential market, governmental, and
environmental constraints in Campbell.
A. Market Constraints
Land costs, construction costs, and market financing contribute to the cost of housing
reinvestment, and can potentially hinder the production of new affordable housing.
Although many constraints are driven by market conditions, jurisdictions have some
leverage in instituting policies and programs to addressing the constraints.
1. Development Costs
Construction costs vary widely according to the type of development, with multi-family
housing generally less expensive to construct than single family homes. However, there
is wide variation within each construction type depending on the size of unit and the
number and quality of amenities provided, such as fireplaces, swimming pools, and
interior fixtures among others. Land costs may vary depending on whether the site is
vacant or has an existing use which must be removed.
Based on discussions with area developers, construction costs for a wood frame single-
family home range between $100 and $150 per square foot, excluding land cost. For
example, a 2,000-square foot home could cost between $200,000 and $300,000 to
construct. For multi-family projects, construction costs vary from $100 to $200 per
square foot for wood frame projects. For example, the construction costs for a 1,000-
square foot apartment unit could range from $100,000 to $200,000.
A reduction in amenities and the quality of building materials (above a minimum
acceptability for health, safety, and adequate performance) could result in lower sales
prices. In addition, prefabricated factory-built housing may provide for lower priced
housing by reducing construction and labor costs. Another factor related to construction
costs is the number of units built at one time. As the number increases, overall costs
generally decrease as builders can benefit from economies of scale.
Another key component is the price of raw land and any necessary improvements. The
diminishing supply of residential land combined with a high demand for such
development keeps land cost high in cities across the Bay Area. Based on recent sales
information, residential land costs in Campbell are estimated to range from $30 to $40
per square foot for a single-family lot and from $40 to $65 for a multi-family property.
However, the Redevelopment Agency can support the development of affordable
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housing by writing-down the cost of land on Agency-owned/acquired property in
exchange for afford ability controls.
2. Mortgage and Rehabilitation Financing
The availability of financing affects a person's ability to purchase or improve a home.
Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to
disclose information on the disposition of loan applications by the income, gender, and
race of the applicants. This applies to all loan applications for home purchases and
improvements, whether financed at market rate or through government assistance.
Chart 3-1 summarizes the disposition of loan applications submitted to financial
institutions for home purchase and home improvement loans within the City of Campbell.
Included is information on the percentage of loans that are "approved" and "denied" by
applicants of different income levels. The status of "other" loans indicate loan
applications that were neither approved nor denied, but were not accepted by the
applicant, or those applications that were withdrawn by the applicant.
Home Purchase Loans
In 1999, a total of 1,027 households applied for conventional loans to purchase homes in
Campbell. Half of the loan applicants were upper-income (120% or more of County
median family income or MFI) households. Moderate-income (81 to 120% of MFI) and
lower-income (<80% of MFI) households comprised 28% and 17% of loan applicants,
respectively.
The overall loan approval rate was 70%. As expected, the approval rates for home
purchase loans vary by household income. The approval rate was 74% for lower
income households, 86% for moderate-income households and 84% for upper income
households. According to the HMDA database, only three applications were submitted
for the purchase homes in Campbell through government-assisted loans (e.g. FHA, VA).
This is most likely due to the high housing prices in the area.
Home Improvement Loans
A total of 139 Campbell households applied for home improvement loans in 1999.
Nearly all of these applications (132) were for conventional loans, with the remaining 7
for government-backed loans. Unlike many jurisdictions, home improvement loans were
not more difficult to secure in Campbell than home purchase loans. The overall approval
rate for conventional home improvement loans was 74%, slightly above the rate for
home purchase loans.
The approval rate for home improvement loans also varies by household income, but not
in the same manner. For conventional home improvement loans, the approval rate was
actually higher for lower-income households (78%) than for moderate-income (69%) and
upper income households (73%).
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Chart 3-1: Disposition of Conventional Home Loans
Applicant Home PurchaSe<Loans v,ment Loans
Income Total Approved. Denied Dented Other
Lower 179 74% 13% 12% 46 17% 4%
Moderate 291 86% 8% 6% 32 69% 28% 3%
Upper 510 84% 7% 9% 49 73% 24% 2%
NA 47 72% 9% 19% 5 80% 0% 20%
Total 1,027 70% 9% 21% 132 74% 22% 4%
Source: Home Mortgage Disclosure Act (HMDA) data. 1999
To address potential constraints and expand homeownership and home improvement
opportunities. the City of Campbell offers and/or participates in a variety of programs.
These include the First Time Homebuyer Program and Mortgage Credit Certificates
(MCC) as well as rehabilitation programs for single-family homes and rental properties.
Such programs assist lower- and moderate-income residents by increasing access to
favorable loan terms to purchase or improve their homes. The Housing Plan provides
more detailed information on the type and extent of programs available.
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B. Governmental Constraints
Local policies and regulations can impact the price and availability of housing and in
particular, the provision of affordable housing. Land use controls, site improvement
requirements, fees and exactions, permit processing procedures, and various other
issues may present constraints to the maintenance, development and improvement of
housing. This section discusses potential governmental constraints in Campbell.
1. Land Use Controls
The Land Use Element of the General Plan sets forth the City's policies for guiding local
development. These policies, together with existing zoning regulations, establish the
amount and distribution of land allocated for different uses within Campbell. As
summarized below in Chart 3-2, the Land Use Element provides for six residential land
use designations, a mobile home park designation, one commercial designation, and
three mixed-use designations that allow for residential uses.
Chart 3.2: Land Use Categories Permitting Residential Use
Oensity ......... .......
General Plan Land Zoning {Units per Residential Type{s}
Use Category Dlstrlct{s} Gross Acre)
Low Density R-1-10, <3.5 Single-family detached homes on large lots
Residential R-1-16
Low Density R-1-8, <4.5 Single-family detached homes on large lots
Residential R-1-9
Low Density R-1-6 <6 Single-family detached homes on average sized
Residential lots
Low-Medium R-M, R-D, Duplexes, multi-plexes, townhomes, and small lot
Density Residential C-P-D, P-D 6-13 single-family detached homes when PD
designation is used
Medium Density R-2, C-P-D, 14-20 Townhomes, apartments, condominiums, or multi-
Residential P-D plexes
High Density R-3, C-P-D 21-17 Apartments or condominiums
Residential
Mobile Home Park P-D 6-13 Mobile home parks (greater than 10 acres in size)
Central Commercial C-3 None Condominiums or apartments on the second and
specified third floors
Low-Medium Single-family homes on small lots, townhomes,
Density Residential P-D 6-13
or Office multi-plexes
Medium to High Multiple-family housing on the upper floors above
Density Residential! P.D 14-27 officel commercial uses. Attached townhomes or
Commercial condominiums in the SOCA specific plan area.
Residential! Multiple-family housing including condominiums or
Commercial/ P-D 14-27 apartments on the upper floors above office or
Professional Office commercial uses.
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Source: City of Campbell Public Hearing Draft General Plan, April 2001.
2. Residential Development Standards
The City regulates the type, location, density, and scale of residential development
primarily through the Zoning Code. Zoning regulations are designed to protect and
promote the health, safety, and general welfare of residents as well as implement the
policies of the City's General Plan. The Zoning Code also serves to preserve the
character and integrity of existing neighborhoods. The Code sets forth the City's specific
residential development standards, which are summarized below in Chart 3-3.
Chart 3-3: Residential Development Standards
Zoning Maximum Minimum Net Maximum Maximum
Density Lot Area Building Building
District (du/ac) (sq.ft.) Coverage (0;0) Height (ft.)
R-1-6 <6.0 6,000 40% 28-35
R-1-8 <4.5 8,000 35% 28-35
R-1-9 <4.5 9,000 35% 28-35
R-1-10 <3.5 10,000 35% 28-35
R-1-16 <3.5 16,000 35% 28-35
R-2 20.0 6,000 40% 35
R-3 27.0 6,000 40% 35
R-M 13.0 6,000 40% 35
R-D 13.0 6,000 40% 35
C-P-D 27.0 N/A N/A N/A
poD 27.0 N/A N/A N/A
Source: City of Campbell Planning Division, July 2001.
Parking Requirements
The City's parking requirement for residential districts varies by housing type and
anticipated parking needs. The City calculates the parking requirements by unit type,
and on per-bedroom basis for multi-family units, as illustrated in Chart 3-4. The City
permits carports in lieu of garages for all housing units, which can serve to reduce
development costs. Under the City's density bonus program, projects that provide
affordable (below market rate) or senior housing may be eligible for a reduction in the
parking requirements. Additionally, the Planning Commission has the authority to adjust
the parking requirements for specific projects when they determine that there are
circumstances that warrant an adjustment. These circumstances may include proximity
to light rail stations, transit corridors, or major employment centers. The Commission
may also permit two uses (such as residential and commercial) to jointly occupy the
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HOUSING ELEMENT TECHNICAL REPORT
same parking spaces when their parking demands occur at different times. Examples of
parking reductions authorized by the Planning Commission include:
. Water Tower Lofts (a 21-unit condominium project): Because this project is located
in the Downtown near a future light rail station, the Planning Commission required
only two dedicated spaces per unit within a single underground garage where 3.5
spaces per unit would normally be required.
· The Gateway (a 20-unit apartment project): Because the project is located in the
Downtown, the Commission required only one non-dedicated parking space (shared
with commercial tenants) per unit where two dedicated spaces per unit are normally
required.
Chart 3-4: Parking Requirements
Housing Type Parking Space Requirements per Unit
Covered Uncovered Total
Single-Family 1 1 2
Duplex 1 1 2
T ownhomes/Condominiums
One-bedroom units 1 2 3
Two or more bedrooms units 1 0.5 3.5
Multiple-Family
One-bedroom units 1 0.5 1.5
Two or more bedrooms units 1 1 2
Source: City of Campbell Planning Division, July 2001.
The parking requirement for condominiums and townhomes is currently three spaces for
one-bedroom units and 3.5 spaces for units with two or more bedrooms, one of which
must be covered. This requirement is higher than that for single-family homes (two
spaces per unit) because condominium and townhome developments typically do not
have private driveways for additional parking nor street frontage that could provide on-
street guest parking spaces. The City has also found that the parking needs of
condominiums and townhomes are greater than those for apartments or other multiple-
family uses because townhomes or condominiums are usually larger in size. Owners of
condominiums or town homes are also typically more likely to have secondary vehicles
(recreational). Consequently, condominiums commonly have more drivers per
household than apartments.
In the past, developers have not had problems meeting the City's parking requirement
for condominiums and townhomes. The City does not have a maximum floor area ratio
(FAR) or lot coverage requirements for condominium and townhome projects so the size
and number of units is not compromised in order to meet the parking requirement. Also,
the cost of constructing the parking spaces is minor and has not been an economic
burden to developers.
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Flexibility in Development Standards
The City offers various mechanisms to provide relief from development standards that
are typically required of all residential projects under the Zoning Code. These
mechanisms include mixed-use development provisions and the density bonus program.
Mixed-Use Development: Within the City of Campbell, there are several areas where a
mix of uses is encouraged. Adding residential development along some of Campbell's
commercial corridors will create activity along the street, provide a variety of housing
types near work and shopping, and enhance public safety. This strategy ensures safer,
more viable commercial areas with the mixed-use residents helping to ensure the
viability of the commercial uses. 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 FARs are
contained in specific land use policies within each Area or Specific Plan. Residential
densities are not counted against the allowable FAR. The maximum residential density
is 27 units per acre in mixed-use areas.
Density 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 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.
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3. Provisions for a Variety of Housing
Housing element law specifies that jurisdictions must identify adequate sites to be made
available through appropriate zoning and development standards to encourage the
development of various types of housing for all economic segments of the population.
This includes single-family homes, multi-family housing, factory-built housing, mobile
homes, emergency shelters and transitional housing among others. Chart 3-5 below
summarizes housing types permitted within residential and commercial zones.
Chart 3-5: Housing Types Permitted by Zone
Housing Types Permitted R-1 R-2 R-3 R..D R-M P-D C-PD C-3
Residential Uses
Small Lot Single-Family y y y y y y
(<6,000 sq.ft. lots)
Conventional Single-Family y y y y y y
(>6,000 sq.ft. lots)
Planned Unit Developments y
Duplexes (2 attached units) y y y y
Second Units C C C C C Y
Condominiums Y C
Mobile Home Parks y
(sites 10 acres or larger)
Multiple-Family Residential y y y C
Units (e.g. apartments)
Townhouses y
Special Needs Housing
Residential Care Facility y y y y y y
(6 or less persons)
Residential Care Facility c c c c c c c c
(7 or more persons)
Convalescent Hospital C c C C C C C c
Philanthropic Residential C c C C C C C C
Facilitl
Correctional Residential Facility c c c c c c c c
Boarding or Lodging House c
On-Site Living Facility. c c c c c c c c
Y = Permitted c = Conditionally Permitted
. In conjunction with an approved conforming use for security and/or 24-hour service.
Source: City of Campbell Zoning Code, July 2001.
5 Philanthropic residential facilities include temporary or permanent homeless shelters and
transitional housing facilities.
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Besides single family housing opportunities, the City provides for the following housing
types that are available for all economic segments of the community as well as more
vulnerable members of the community, including those earning lower income, seniors,
students, and the homeless, among others. These include multi-family units, secondary
dwelling units, mobile homes, and other more affordable housing opportunities.
Multi-Family Rental Housing: Multi-Family housing makes up approximately 45% of
the housing stock in Campbell. The City's Zoning Code provides for multiple family
developments in the R-2, R-3, R-M and PD zoning districts. The maximum residential
density is 27 dwelling units per acre. A density bonus of up to 25% is allowed for senior
or affordable units. The General Plan also provides for high density residential on
designated commercial corridors surrounding planned VT A Light Rail Stations.
Secondary Dwelling Units: One way to provide additional living units is to consider
expanding the number of sites that could accommodate a secondary living unit. The
purpose of permitting additional living units in the single-family district is to allow more
efficient use of the city's existing housing stock and infrastructure to provide the
opportunity for the development of small rental housing units designed to meet the
special housing needs of individuals and families, while preserving the integrity of single-
family neighborhoods.
State law allows individual cities to designate areas where second units may be
permitted. The designation of areas may be based on criteria, which may include, but
are not limited to, the adequacy of water and sewer services and the impact of second
units on traffic flow. The State bars zoning standards (e.g. unit size, parking, fees and
other requirements) that are arbitrary, excessive, or burdensome so as to unreasonably
restrict the ability of homeowners to create second units in zones in which they are
authorized by local ordinance. The City's Zoning Code includes the following criteria for
secondary dwelling units:
· Allowed only in single-family residential (R-1) zoning districts on parcels with a net lot
area of 12,000 square feet or more;
. A conditional use permit is required;
· Must meet all of the applicable development standards of the zoning district (for
example, setbacks, lot coverage, Floor Area Ratio and parking);
· Required to be designed so that the appearance of the property remains that of a
single-family residence (for example, the entrances to secondary dwelling units must
not be visible from the street);
. A deed restriction is required that stipulates that only one of the two units on the
property may be rented at anyone time; and
. Restricted to a maximum of 640 square feet and one bedroom.
There is no size or number of bedroom restrictions for secondary units on parcels that
have a minimum lot area of 250% of the minimum required for the district in which it is
located (for example, a 15,000 net square foot lot in an R-1-6 Zoning District). Between
1994 and 2001 (June), a total of 15 secondary dwelling units were approved in
Campbell.
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As a means of better facilitating second units on infilllots, the Housing Element Update
establishes a program to reduce the minimum lot size requirement to 10,000 square
feet. Based on this lower threshold, approximately 1,000 additional single-family parcels
will become eligible for second unit development.
Mobile Homes: Less than 2% of Campbell's housing stock consists of mobile home
units. Mobile home parks are permitted in the P-D zoning district on parcels that have a
General Plan land use designation of Mobile Home Park. Mobile homes used as
residences, other than those located within an authorized mobile home park, are
prohibited in all residential zones. There are currently two mobile home parks in
Campbell: Paseo de Palomas (106 units) and Timbercove Mobile Home Park (137
units). Paseo de Palomas is restricted to residents over 55 years old.
Small and Large Residential Care Facilities: Residential care facilities for six or fewer
persons licensed by the State are permitted in all of the residential zoning districts.
Residential care facilities for more than six persons are conditionally permitted in all
zoning districts.
Transitional Housing and Emergency Shelters: The City does not have any
permanent transitional housing or emergency shelters. The nearest shelters are in the
City of San Jose. The City contributes funds to four shelter programs through the
Community Development Block Grant (CDBG) program.
Under Section 21.72.120: Additional Uses Permitted of Campbell's Municipal Code,
"Philanthropic, correctional, residential care or day care home for more than six
residents" are allowed in any zoning district subject to approval of a conditional use
permit (CUP). The City has defined this category to include temporary or permanent
homeless shelters and transitional shelters. To approve the CUP the Planning
Commission must find that the use is essential or desirable to the public convenience or
welfare, and is in harmony with the various elements or objectives of the city's General
Plan. In 1995, the Planning Commission approved a CUP to allow the First United
Methodist Church at 1675 S. Winchester Boulevard to use one building of the church as
a rotating homeless shelter for up to fifteen working single males each February. The
Commission further approved a waiver of the CUP filing fees.
In order to better facilitate and encourage the provision of emergency shelters and
transitional housing, the City will re-evaluate how these uses are accommodated through
zoning. In particular, the City will amend the Zoning Code to specify appropriate
conditions for such uses related to use compatibility (such as hours of operation,
parking, etc.), and ensure conditions do not constrain the creation of shelters.
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4. Development Permit Procedures
The processing time needed to obtain development permits and required approvals
varies depending on the scope of the project. Smaller projects typically require less
time, and larger projects more time. The City strives to keep its permit procedures
streamlined and processing times minimal. The Planning Division is the lead agency in
processing residential development applications and coordinates the processing of those
applications with other City departments such as the Public Works Department, Building
Division, and the Redevelopment Agency.
Campbell's development process can be summarized in the following seven steps. All
of these steps may not be necessary depending on the nature of a project.
Preliminary Application: The preliminary application process is offered at no cost to
applicants. The submitted plans are routed to all the applicable departments of the
Development Review Committee for review and comment. The Development Review
Committee consists of representatives from City Departments and the County Fire
Department. Approximately three weeks after the application is submitted, the applicant
is invited to meet with staff from the various departments to go over the comments,
discuss any particular concerns, and explain any special requirements of the projects.
This process can potentially save developers time and money by addressing potential
concerns at an early stage thereby avoiding delays later.
Application Submittal: The planning application submittal process is when a developer
submits a development application, required fees, and application materials.
Plan Review: After the application is received, it is routed through the Development
Review Committee. A planner is assigned to serve as the developer's liaison helping to
expedite the permit process and coordinating the department reviews. Individual
departments assess the completeness of the application and prepare preliminary
Conditions of Approval. A review of the environmental issues associated with the
proposed project (as required by the California Environmental Quality Act) will also be
completed at this time.
Planning Commissionl City Council Approval: If a project is determined to require
discretionary action, it will be scheduled for the Site and Architectural Review Committee
(if necessary) and Planning Commission meetings. Public Notice will be provided and
all property owners within 300 feet of the project site will be notified by mail. In some
instances (for example, Planned Development Permits), the project will require City
Council approval. After projects receive approval by the Planning Commission there is a
ten-day appeal period during which the project may be appealed to the City Council.
The City Council decision is final.
Plan Check: After the project receives any required approvals, the full plans may be
submitted to the building division for plan check for building permits. The plans will be
routed to the City's Public Works Department and Planning Division. The project
planner will review the plans for conformance with the Zoning Code, any required
Conditions of Approval, and with the plans approved by the Planning Commission or City
City of Campbell General Plan
3-11
HOUSING ELEMENT TECHNICAL REPORT
Council. The building division will verify that all building, fire, mechanical, plumbing and
electrical code requirements are fulfilled in compliance with the Uniform Building Code
and other State requirements.
Building Permit: After the project plans receive approval from the relevant departments,
the building division issues a building permit. Construction can begin after this point.
Regular inspections are required throughout the construction process. The final
inspection requires clearance from all relevant City departments and the County Fire
Department.
Occupancy Permit: Once the final inspection is complete, the developer needs to
secure an occupancy permit. If park impact fees are required, the remaining balance
must be paid at this time. Buildings or structures cannot be used or occupied until the
Building Official has issued a certificate of occupancy.
The chart below shows the average processing time for typical residential development
applications.
Chart 3-6: Average Time Frames for Development Applications
Application Type
General Plan Amendment 4 times per year
Zone Change 2 times per month
3-4 months
3-4 months
Planned Development Permit 2 times per month
5-6 months
Tentative Subdivision Map 2 times per month
2-3 months
Tentative Parcel Map Hearing not usually required
2-3 months
Conditional Use Permit 2 times per month
2-3 months
Site and Architectural Review Permit 2 times per month
3-4 months
* Note: Processing times shown are averages and should not be used to assume that a specific project
will be processed within this time period.
Source: City of Campbell Planning Division, July 2001.
City of Campbell General Plan
3-12
HOUSING ELEMENT TECHNICAL REPORT
5. Fees and Exactions
The City of Campbell collects various fees from developments to cover the costs of
processing permits and providing the necessary services and infrastructure related to
new development projects. Fees levied by the City are comparable to those charged in
surrounding communities and thus not considered a constraint to housing development.
Chart 3-7 summarizes the planning and development fees collected by the City.
Chart 3-7: Planning and Development Fees
Type of Fee Fee Fees {$}
.
Parcels 1 to 5 acres
General Plan Amendment* $5,030
Zone Change* $5,030
Planned Development Permit* $5,030
EIR Review* $5,030
Parcels less than 1 acre
Zone Change $3,650
Planning Division Planned Development Permit $3,650
EIR Review $3,650
Other Fees
Tentative Subdivision Map (5+ lots) $3,650
Tentative Parcel Map: 4 lots or less $2,440
Site and Architectural: >10,000 sq.ft. $2,440
Site and Architectural: <10,000 sq.ft. $1,760
Site and Architectural: Single-Family $136
Building Permit 1.66% of sq.ft. cost
Electrical, Plumbing, Mechanical $0.029/sq.ft.
Building Division Plan Check Fee 33% of Building Permit Fee
Seismic Fee: Residential .0001 of Valuation
Seismic Fee: Others .00021 of Valuation
<6 units per acre $10,990/unit
Park Dedication 6-13 units per acre $7,035/unit
Fees 14-20 units per acre $6,615/unit
21-27 units per acre $5,635/unit
Site and Architectural Approval $58.25
Fire Department Project Plan Review $174.75
Review
Subdivisions $116.75 + $10/lot
City of Campbell General Plan
3-13
HOUSING ELEMENT TECHNICAL REPORT
Chart 3-7: Planning and Development Fees
Type of
* $6,045 for parcels 5+ acres.
Source: City of Campbell Planning Division, July 2001.
Chart 3-8 provides an example of actual fees levied on the two recently completed
Habitat for Humanity homes.
Chart 3-8: City and Non-City Fees for Two Single-family Residences
Type of Fee
Total Cost
Planned Development Application Fee $3,6502 $3,650
Park Impact Fee $7,035 $14,070
Tentative Parcel Map $2,1502 $2,150
Final Parcel Map $1,1102 $1,110
Encroachment Permit $5002 $500
Storm Drain Area Fee $180 $360
Building Permit $2,005 $4,010
Plan Check Fee $662 $1 ,323
Electrical, Plumbing, Mechanical $40 $80
School District $2,640 $5,280
Non-City Agencies
Sewer Connection $1,300 $2,600
Total $21,272 $35,133
1 Fees are from the date the project was processed, and may not represent current fees.
2 Fees are the same for one or two units. However, if the land was already subdivided, the
subdivision fees would not apply.
Source: City of Campbell Planning Division, July 2001.
Planning
Public Works
Building
6. Building Codes and their Enforcement
The City of Campbell has adopted the Uniform Building Code, which establishes
standards and requires inspections at various stages of construction to ensure code
compliance. The City's building code also requires new residential construction to
comply with the federal American with Disabilities Act (ADA), which specifies a minimum
percentage of dwelling units in new developments that must be fully accessible to the
physically disabled. Although these standards and the time required for inspections
increase housing production costs and may impact the viability of rehabilitation of older
properties which are required to be brought up to current code standards, the intent of
the codes is to provide structurally sound, safe, and energy-efficient housing.
City of Campbell General Plan
3-14
HOUSING ELEMENT TECHNICAL REPORT
The City administers a Code Enforcement Program that aims to preserve and maintain
the livability and quality of neighborhoods. Code enforcement staff investigates
violations of property maintenance standards as defined in the Municipal Code as well
as other complaints. When violations are identified or cited, staff encourage property
owners to seek assistance through the rehabilitation assistance programs offered by the
City.
City of Campbell General Plan
3-15
HOUSING ELEMENT TECHNICAL REPORT
C. Environmental Constraints
Environmental constraints and hazards affect, in varying degrees, existing and future
residential developments in Campbell. Discussed below are the major environmental
hazards in the City. (More detailed discussion of environmental safety issues is
provided in the Health and Safety Element of the General Plan.)
Geologic and Seismic Hazards: Campbell is subject to the effects of earthquakes due
to its location at the tectonic boundary between the Pacific and North American Plates.
The movement of these plates leads to the accumulation of strain energy in the crustal
rocks of the Bay Area. The release of strain energy by the sudden movement of a fault
creates earthquakes. Several active faults in the Bay Area region create a high
likelihood of future seismic events affecting Campbell. In particular, the San Andreas
Fault, the Hayward-Rodgers Creek Fault and the Calaveras Fault pose the greatest
earthquake threat because they have high quake odds and run through the Santa Clara
Valley region's urban core.
Within Campbell, earthquake damage to structures can be caused by ground rupture,
near-field effects, liquefaction and ground shaking. Damage associated with ground
rupture is normally confined to roads, buildings and utilities within a narrow band along a
fault. The primary earthquake hazards are ground shaking (acceleration of surface
material) and liquefaction (sudden loss of soil strength due to the upward migration of
groundwater as a result of ground shaking). Liquefaction in Campbell is most likely to
occur in areas with fine-grained alluvial soils. Unreinforced masonry buildings are
extremely susceptible to ground shaking. The 1989 City Unreinforced Masonry
Ordinance identified ten potentially hazardous buildings identified in the City. All of
these buildings are non-residential structures.
Fire Hazards: Campbell may be affected by brush and structural fires that can threaten
life and property. Brush fires may occur due to natural or human causes on vacant lots
where accumulation of weeds has increased the fuel load. Structure fires are most likely
in building constructed prior to the advent of modern building codes, which comprise an
increasingly smaller share of fire activity in Campbell. Most new building are equipped
with fire protection features such as alarm systems and sprinklers.
City of Campbell General Plan
3-16
HOUSING ELEMENT TECHNICAL REPORT
Flood Hazards: A flood is a temporary increase in water flow that overtops the banks of
a river, stream, or drainage channel to inundate adjacent areas not normally covered by
water. Only a very small portion of Campbell is subject to flooding, according to maps
issued by the Federal Emergency Management Agency (FEMA).
Although natural factors such as overgrown brush and trees in creek channels can
obstruct water flow and increase flood damage, development poses the highest potential
to increase the magnitude and frequency of flooding. Campbell is primarily a suburban
community with few undeveloped areas where storm water can percolate into the
ground. Additional paving will further reduce infiltration and increase surface runoff.
Localized flooding may also occur in low spots or where infrastructure is unable to
accommodate peak flows during a storm event. In most cases, localized flooding
dissipates quickly after heavy rain ceases. Many streets in the San Tomas
neighborhood annexed into the City in the 1970s, have a rural character with no curb,
gutter or paving, which precludes installation of storm drain facilities. Although some
nuisance flooding results, the City anticipates preserving the rural character of the area.
City of Campbell General Plan
3-17
HOUSING ELEMENT TECHNICAL REPORT
4. HOUSING ACCOMPLISHMENTS
In order to develop an effective housing strategy for the 2001 to 2006 planning period,
the City must assess the achievements of the existing housing programs. This
assessment allows the City to determine the effectiveness and continued
appropriateness of the existing programs and make necessary adjustments for the next
five years.
A. Evaluation of Accomplishments under Adopted Housing Element
Under State Housing Element law, communities are required to assess the
achievements under their adopted housing programs as part of the five-year update to
their housing elements. These results should be quantified where possible (e.g. the
number of units that were rehabilitated), but may be qualitative where necessary (e.g.
mitigation of governmental constraints). The results should then be compared with what
was projected or planned in the earlier element. Where significant shortfalls exist
between what was planned and what was achieved, the reasons for such differences
must be discussed.
Campbell's last Housing Element was adopted in 1992, and sets forth a series of
housing programs with related objectives under each of the following policies:
. Policy A: Plan for the addition of new units to the housing stock through the
provision of adequate land zoned for appropriate residential densities.
. Policy B: Encourage housing units affordable to a variety of household income
levels.
. Policy C: Conserve existing affordable housing opportunities.
. Policy 0: Provide decent, safe and sanitary housing through rehabilitation and
replacement housing programs.
. Policy E: Promote cooperative efforts between public and private sectors in the
provision of housing opportunities.
. Policy F: Assist in the provision of equal housing opportunities for all households
regardless of race, age, sex, marital status, ethnic background or other arbitrary
factors.
This section reviews the progress in implementing the housing programs since 1992,
and their continued appropriateness for the 2001-2006 Housing Element. Chart 4-1
summarizes the City's housing accomplishments since 1992.
City of Campbell General Plan
4-1
HOUSING ELEMENT TECHNICAL REPORT
Chart 4-1: Housing Accomplishments since 1990
_ u.~' ....../.. Accomplishment!
...' ".. '''. .../':'.;;Je <:~~"tlnutd~proprlat.ness
Policy A: Plan for the addition of new units to the housing stock through the provision of
adequate land zoned for appropriate residential densities.
Program #1 Continue to monitor the availability of
New Construction vacant sites suitable for residential
development and maintain an inventory of
the sites.
Evaluate potential residential uses in the
"South of Campbell Avenue" (SOCA) area
plan and revise General Plan as needed.
Promote mixed use in the "North of
Campbell Avenue" (NOCA) and the
downtown areas.
Evaluate opportunities for mixed use in
other areas.
The City continues to permit
second units in single-family
districts. A total of 15 secondary
dwelling units were approved
between 1994 and 2001 (June).
Polley B: Encourage housing units affordable to a variety of household Income levels.
Program #3 Provide financial assistance for the The City assisted Mid-Peninsula
Sharmon Palms acquisition and/or rehabilitation of Housing Coalition in acquiring
Neighborhood residential units. including rental units for and rehabilitating 15 units in the
12 very low-income households. 6 for low- Sharmon Palms neighborhood.
income households, and 6 for moderate-
income households.
Continue to require that 15% of all new
units in the redevelopment area be
affordable to lower and moderate-income
households.
Specific objectives are:
./ 21 units for very low-income
households
./ 16 units for low-income households
./ 16 units for moderate-income
households.
Housing Program
Program #2
Second Unit
Program
Continue to allow second units in single-
family residential (R-1) zoning districts; 5
second units to be added between 1991-
1995.
Program #4
15% Affordability
Requirement
City of Campbell General Plan
As part of the 2001 Housing
Element update. the City
prepared an analysis to
determine the amount of vacant
and underutilized sites available
for future housing development.
This analysis further identifies
opportunity areas for mixed-use
development.
The City currently allows
residential uses in the SaCA
area and is proposing to prohibit
industrial uses in the Gilman/
Dillon area to allow additional
opportunities for residential
development.
As part of its current General
Plan Update. the City has
proposed re-designation of
commercial properties near
transit stations and major
commercial corridors to mixed-
use areas.
The City continues to require
that 15% of all new units in the
redevelopment area be
affordable to lower- and
moderate-income households.
Since 1992. projects in the
redevelopment area have
provided:
./ 70 units for very low-income
households
./ 6 units for low-income
4-2
HOUSING ELEMENT TECHNICAL REPORT
Chart 4-1: Housing Accomplishments since 1990
Housing Program
Program #4
15% Affordability
Requirement
Program #5
20% Set Aside
Funds
Program #6
Shared Housing
Program #7
Mortgage Credit
Certificate
Program #8
Density Bonus
.-
Support affordable housing development
using 20%housing set-aside funds.
Specific objectives are:
" 1990: 38 units for very low-income
households and 39 units for lower-
income households
" 1991-1995: 50-75 units for very low-
income households, 25-37 units for
low-income households, and 25-37
units for moderate-income
households
Encourage the provision of shared
housing opportunities in Campbell.
Specific objectives are:
" Assist 50 very low and 50 low-income
single parent households through
Catholic Social Services.
" Assist 50 very low and 50 low elderly
households through Project March.
Assist 100 moderate-income households.
Facilitate the development of 33-66 low-
income units.
Policy C: Conserve Existing Affordable Housing
Program #9 Support mobile home park residents in
Mobile Home Parks any effort to convert Timber Cove mobile
home park to a cooperative ownership
structure.
Require a Replacement Housina and
City of Campbell General Plan
,>
iA,Ccompllshmentl
j<;.~!11Ihued.Approprlateness
households
" 4 units for moderate-income
households.
The Campbell Redevelopment
Agency has provided:
" 100 very low/low-income
rental units at San Tomas
Gardens
" 60 very low-income rental
units on Hamilton Avenue
" 2 very low-income Habitat
for Humanity ownership
single-family units
" 1 residence for 6 seniors to
share.
The City continues to encourage
the provision of shared housing
opportunities in Campbell.
Since 1997. a total of 140
elderly households have been
assisted through Catholic Social
Services (80 households) and
Project Match (60 households).
Between 1992 and 1998, the
City assisted 132 households
through the MCC program. An
additional 45 households have
been assisted since 1999. This
has been a popular program
and will be continued.
The density bonus program was
added to the Zoning Ordinance
in 1991. but to date no
developers have taken
advantage of the provisions.
The City has, however,
facilitated the development of
new affordable units through
direct financial assistance andl
or regulatory concessions.
The City has in place the Mobile
Home Park land use designation
that was created to discourage
the conversion functioning
mobile home parks to other
4-3
HOUSING ELEMENT TECHNICAL REPORT
Chart 4.1: Housing Accomplishments since 1990
Housing Program
Program #10
Section 8 Subsidies
Program #11
Condominium
Conversion
. "
Program
,
-.
"
Relocation Plan should either of the two
existing parks be converted to a use other
than mobile home park or low-income
housing.
Conserve 203 mobile home opportunities.
Increase the number of households
assisted through the Section 8 rental
subsidy program.
Conserve existing rental housing
opportunities through the Condominium
Conversion Ordinance.
,
AecompllshmentJ
Continued Appropriateness
uses.
The Timber Cove mobile home
park remains in private owner-
ship. Current park owners have
not expressed an interest in
selling the park to enable
cooperative ownership by
occupants.
Between 1990 and 2001, the
number of Campbell households
participating in the Section 8
program increased from 200 to
234 households. The number of
households on the waiting list
also grew, from 174 in 1990 to
391 in 2001, reflecting the
continued need for this program.
The City continues to enforce
the Condominium Conversion
Ordinance.
The City participated in the
preservation of the 100 units in
San Tomas Garden Apartments
using redevelopment set-aside
funds. The affordability terms
on the units have been
extended to the year 2036.
Policy D: Provide decent, safe and sanitary housing through rehabilitation and replacement
housing programs.
Program #13
Housing
Rehabilitation
Program #12
Preservation of
Existing Affordable
Housing
Program #14
Replacement
Housing
Preserve 100 affordable units in San
Tomas Garden Apartments.
Continue to provide assistance to property
owners to rehabilitate their housing units.
,( Homeowner Rehabilitation: 25 very
low-income units and 25 low-income
units
,(
Rental Rehabilitation: 25-50 very low
-income units and 25-50 low-income
units.
Conduct an inventory of units that are
substandard and not suited for
rehabilitation.
Evaluate the need for a Replacement
Housing Program.
City of Campbell General Plan
The City continues to provide
assistance to property owners to
rehabilitate their housing units.
Between 1992 and 1998, the
City assisted the rehabilitation of
70 units. In addition, 20 units
were rehabilitated with City
assistance between 1999 and
2001 (June).
Due to staff and budget
constraints, the City has not
conducted an inventory of units
that are substandard and not
suited for rehabilitation.
However, the City is aware of
neighborhoods with
rehabilitation needs and will
continue to offer rehabilitation
assistance to residents.
4-4
HOUSING ELEMENT TECHNICAL REPORT
Chart 4-1: Housing Accomplishments since 1990
Housing Program
ompllshmentJ
90ntinued Appropriateness
Policy E: Promote cooperative efforts between public and private sectors in the provision of
housing opportunities.
Program #15
Developer
Assistance
Program #16
Energy
Conservation
Consider the following types of actions in
order to assist developers:
./ Fast processing of permit and
development applications.
./ Assistance with securing federal or
state housing financing program
opportunities.
./ Technical assistance in creative
parking and site improvements for
mixed use developments, such as
shared parking arrangements.
./ Assistance from the Redevelopment
Agency in land acquisition, off-site
improvements, financing resources
and other actions as appropriate and
necessary.
Continue to encourage energy
conservation techniques in the
construction or rehabilitation of residential
units.
Continue to enforce Title 24 regulations
pertaining to residential development.
To facilitate affordable housing
development, the City offers a
variety of assistance, including
direct financial assistance, land
write-down, regulatory
concessions (such as parking
reductions), and technical
assistance. The City will
continue to offer assistance to
developers, with a focus on
those proposing affordable
housing or mixed-use
development.
The City continues to encourage
energy conservation techniques
in the construction or
rehabilitation of housing. The
City continues to enforce Title
24 regulations. The City is in
the process of developing new
energy policies and participating
in regional dialogues on energy
conservation.
Policy F: Assist in the provision of equal housing opportunities for all households regardless
of race, age, sex, marital status, ethnic background or other arbitrary factors.
Program #17 Continue to support program programs The City continues to administer
Fair Housing and that provide fair housing information and the Rent Mediation Program and
Information referral to Campbell households. the Rental Increase Dispute
Sponsor the "Rental Increase Dispute Resolution ~rdina~ce. Th~ City
Fact Finding Committee,. which assists contracts with Pr~J~ct Sentln~1
local landlords and tenants in resolving to off~r rent '!ledlatlon and fair
rental increase disputes. housing services.
Project Sentinel recorded four
cases of housing discrimination
in Campbell between 1998 and
1999. Countywide, 40 cases
were recorded.
Program #18
Homeless Facilities
Review Zoning Ordinance and Conditional
Use Permit Procedures regarding
homeless Facilities.
City of Campbell General Plan
To meet the needs of the
homeless, the City contributes
CDBG funds to four shelter
ro rams in the San Jose area.
4-5
HOUSING ELEMENT TECHNICAL REPORT
Chart 4.1: Housing Accomplishments since 1990
Housing Program
Program #19
Family Housing
Revise 1990 Census data to determine
the need for family-size housing units.
Revise pre-application process to include
an analysis of larger unit feasibility.
;':"'\...~rnpllshmentJ
~Contll1uid.Approprlateness
In 1995, the Planning
Commission approved a
Conditional Use Permit to allow
the First United Methodist
Church (1675 S. Winchester
Boulevard) to use one building
of the church as a rotating
homeless shelter for up to 15
persons each February. This
shelter houses working single
males.
As part of the 2001 Housing
Element update, the City
prepared an updated housing
needs assessment using 2000
Census data.
Sources: Community Development Department, City of Campbell 2001;
Housing Element, City of Campbell, 1992.
B. Comparison of the 1988-1995 RHND with
Units Built during 1988-1998
Campbell's allocated share of regional housing needs (RHND) was a total of 1,932 new
units over the 1988-1995 period. This allocation was comprised of 406 very low. 309
low, 425 moderate and 792 above moderate-income units. While it originally covered
the 1988 to 1995 planning period. the RHND was extended through December 1998
based on direction from the State Department of Housing and Community Development
to reflect the revised housing element cycle. Housing developed as of January 1999 is
applied to the City's future RHND for the 1999-2006 period.
Between 1988 and 1998, a total of 451 units were built in Campbell. Given past housing
sales and rent levels, specific information about the larger projects completed. and
information on subsidized developments. these units can be assigned to the four income
categories as follows: 70 very low, 8 low, 189 moderate, and 184 above moderate-
income units. All 70 units for very low-income households were provided in the Canyon
Creek (now Avalon Bay) project developed in the SOCA (South of Campbell Avenue)
area. Chart 4-2 compares the City's allocated share of the 1988-1995 RHND with units
constructed between 1988 and 1998.
The significant shortfall in overall housing production (1,481 units) in contrast to the
RHND is the result of both land scarcity in Campbell and the economic recession that
impacted most of California in the early to mid 1990s. The RHND was developed prior
to the recession and assumed that the economic prosperity experienced in the late
1980s would continue in the 1990s. In actuality, residential construction activities were
significantly lower than the levels projected by ABAG throughout the region. While
City of Campbell General Plan
4-6
HOUSING ELEMENT TECHNICAL REPORT
Campbell fell short in total housing production, the City supported a much higher
proportion of moderate-income units (42%) than that specified by the RHND (22%).
Chart 4-2: 1988-1995 RHND versus Units Constructed during 1988-1998
Income/Affordability R,glonal ..... Number of New i '_,n
Category Hou~ing Needs Units Constructed
... .. (t:tHND) ,..., .. (i../i...(."
'..,;',-, ';;.
Very Low 406 ( 21%) 70 ( 16%) 336
Low 309 ( 16%) 8( 2%} 301
Moderate 425 ( 22%) 189 ( 42%) 236
Above Moderate 792 ( 41%) 184 ( 41%) 608
Total 1,932 (100%) 451 (100%) 1 ,481
Sources: Community Development Department, City of Campbell, 2001.
Housing Element, City of Campbell General Plan, 1992.
In allocating the City a RHND allocation of 777 new units during the 1999-2006 period,
ABAG recognizes Campbell as a balanced community with the number of jobs and
housing units in balance. In addition, the General Plan significantly expands areas for
housing by designating major commercial corridors and areas near planned VTA Light
Rail stations for mixed-use development.
City of Campbell General Plan
4-7
APPENDIX B
Article
Campbell Reporter
July 4, 2001
City Residents are Concerned About the High Cost of
Housing in the Valley
Campbell Holds Public Workshop to Get More Citizens' Input on the
Area's Housing Crisis
By Erin Mayes
The median price of a single-family, three-bedroom home in Campbell is $495,000. The median
price of a multi-family home with two bedrooms is $345,000.
High housing costs were the primary concern of many community members who attended a June
27 public workshop at the Campbell Community Center to discuss housing issues. "The
magnitude of the need in the Bay Area is just blowing my mind," said Karen Warner, a
representative with Cotton Bridges Associates, a firm preparing the housing element for
Campbell's General Plan update.
The housing element identifies existing and projected housing needs, which Warner said are
"tremendous" in Campbell. The city needs more housing, especially more affordable housing, she
said.
State mandates require the city to build 777 new units by 2006. Since 1999,212 new units have
been built, a 2.5 percent increase in housing since 1990. In the same time period, the population
has grown 5.8 percent, with a 14 percent increase in families.
Overall, 2.2 percent of housing is available to buy and rent. About 48 percent of Campbell homes
are owned, which is lower than the county average of 60 percent. Fifty-two percent of the
residents are renters.
Three of the units that have been built since 1999 are designated for very low-income tenants--
households that earn $44,000 per year or less. Nineteen of the homes built during the period have
been designated for low-income tenants and 79 are for households with moderate incomes,
which, in this area, is $105,000 per year. Most of the homes that have been built--lll--are for
households that earn above the median income.
Community Development Director Sharon Fierro said it's outrageous that a family of four must
earn more than $100,000 per year just to rent a home in Campbell. The majority ofrenters--75
. percent--who do not belong to median income households are in overcrowded conditions.
B-1
Campbell General Plan
Warner said this is particularly a problem in the San Tomas Expressway area.
Another problem is overpaying. About 42 percent of renters and 29 percent of owners are
overpaying for housing, Warner said. Seniors appear to be getting the rawest deal, as 70 percent
of them overpay for housing in Campbell.
Seventeen percent of the households in Campbell belong to seniors, and nearly half of them live
alone.
Ten percent of the households in Campbell are female-headed, and about half of those have
children. Warner said 17 percent of them live in poverty.
Campbell Housing Coordinator Sharon Teeter discussed some current housing programs
designed to assist low-income households.
The city has mandated that 15 percent of the units in all new developments must be sold below
market value, thus allowing access to lower-income households.
Teeter said that Catholic Charities has a one-time rental assistance program and a shared-housing
program for singles and single parents.
Project Match, a local non-profit organization, has a shared housing program for seniors.
This program has allowed five seniors to share a home in Campbell at a cost of less than $350 a
month each. Rent, utilities, phone and cable are all included in their rent. The seniors have lived
in the home, near Hacienda Avenue, as housemates since 1993.
The agency owns the home, which was purchased with subsidies from the City of Campbell and
the County of Santa Clara.
Project Match provides property management and social services for the residents of the house.
Besides the house in Campbell, the agency manages seven other homes as part of its Senior
Group Residence program started in 1989 in response to an alarming incidence of depression and
suicide among seniors who live alone.
The program is designed to help seniors share their homes and their lives with each other. The
residents are completely independent. There are a total of 32 bedrooms available in the homes.
The average age of residents is 72 years. The average monthly rent, including utilities, is $378,
and the average monthly income ofresidents is $1,175. To assist seniors, the program provides
ongoing case management.
Fierro said the planning department is researching secondary living units, often called "granny"
units. The city does not allow residents to construct these units, which may be a maximum of 640
square feet, unless they live on a 12,000-square-foot lot.
B-2
Housing Element
The city may decide to lower that requirement to 8,000 or 10,000 square feet, Fierro said. The
average lot in Campbell is 6,000 square feet.
After a quick presentation, Warner passed a microphone to audience members, who voiced their
own housing concerns.
Betsy Reaves, who described herself as an ombudswoman for seniors, said, "They wish they had
some way that they could not be in a 40-bed facility," Reaves said. "People on social security
have very little choices where they go. Only eight or nine places in the county will accept them."
A young couple who has a l-year-old daughter said they moved to Campbell recently from the
Midwest and would like to stay here, but might not be able to afford to for much longer.
They said that when they went to look at condominiums, the units were renting for $2,000 per
month and were in obvious disrepair. They were told by the landlords, "This is how it is."
Campbell resident Tina Rosario attended the meeting with her husband and said finding
affordable housing has been a trial, especially because they have six children. The family
is living in a tax allocation property, and their rent was just raised $350. Rosario is on disability,
and her husband is a city street maintenance worker.
The city council will hold a study session to discuss the housing element of the General Plan
update July 3.
General plans are blueprints for future development in cities.
B-3
Appendix C
Summary of Infill Development Projects
City of Campbell Community Development Department
Status Description No. of
Project Name Units
Orchard Grove Completed and occupied Mixed Use: Small-lot single- 20
family and live/work units
Townhomes at Dot Avenue Completed and occupied Low-medium density 5
residential
The Gateway Completed and occupied Mixed Use: Residential 20
apartments, retail, and office
Habitat at Grant Street Completed and occupied Very -low income ownership 2
housina
Pulte Homes Completed and occupied Small-lot single family in 43
traditional neiahborhood
Ainsley Square Completed and occupied Small-lot single-family 51
adjacent to civic center and
historic downtown
neiahborhoods
Avalon Campbell (formerly Completed and occupied High-density apartment 348
Canyon Creek) proiect built on infill site
Water Tower Lofts Approved, not yet built High-density transit-oriented 21
condominium project in
Downtown
i Habitat at Victor Ave. Approved, not yet built Very-low income ownership 4
I housina
PD at Elam Avenue Approved, not yet built Small-lot single family in 5
traditional neiahborhood
Shelley Avenue Townhomes Approved, not yet built Low-medium density 6
residential
Gilman Cottages Current Development High-density transit-oriented 29
Application condominium proiect in SOCA
C-l
Campbell General Plan
Project Name: Orchard Grove
Status:
Brief Description:
Completed and occupied
The project is on two consolidated parcels which were historically a food
processing plant and vacant since 1978. The project consists of fifteen single-
family residences and five attached live/work units. The live/work units have two
residential stories above and a ground level room that can be used as office or
retail. The project provides housing near the new Vasona Light Rail Station and
provides a mix of residential and commercial uses in the downtown area.
1.59 acres
20
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
RDA Subsidy:
Parking Spaces:
Year Approved:
Year Completed:
11 units per gross acre
3
3.5 spaces per unit
1996
1998
C-2
Housing Element
Project Name: Townhomes at 80 Dot Avenue
Status:
Brief Description:
Net Parcel Size:
Number of Units:
Density:
RDA subsidy:
Affordable Units:
Parking Spaces:
Year Approved:
Year of Completion:
Completed and occupied
The project consists of five townhouse units. The site was developed with a
single-family residence and a detached garage that were demolished to
accommodate the new project.
.29 acres
5
13.8 units per gross acre
3.4 spaces per unit
1998
1999
C-3
Campbell General Plan
Project Name:
Status:
Brief Description:
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
RDA Subsidy:
Parking Spaces:
Year Approved:
Year Completed:
The Gateway
Completed and occupied
This project was developed on the site of a former Bank of America building.
The existing bank building was retained as office space and a new three story
residential and retail building was built next to it. An additional two-story office
building is located to the rear.
.80 acres
20
25 units per gross acre
3
$21,000 to make one of the affordable units disabled accessible
1 space per unit (non-dedicated, shared parking with commercial parking
available in the off hours)
1997
2000
C-4
Housing Element
Project Name: Habitat for Humanity homes at Grant Street
Parking Spaces:
Year Approved:
Year Completed:
Completed and occupied
The project consisted of the construction of two new single-family residences.
The houses were each 4-bedrooms (for large families) and were sold to very
low-income residents.
.17 acres
2
12 units per gross acre
2
The Redevelopment Agency entered into a Disposition and Development
Agreement with Silicon Valley Habitat for Humanity. The Agency purchased the
property from the City at fair market value and transferred the property to SVHH
with a subsidy value of $175,000 per unit; $350,000 total. Subsidy includes the
total land cost and City permit fees.
3 spaces per unit (made up of tandem carports and driveway space)
2000
2001
Status:
Brief Description:
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
RDA Subsidy:
C-5
Campbell General Plan
Project Name: Pulte Homes
Status:
Brief Description:
Completed and occupied
This redevelopment project is on the site of the former Best Products discount
retail store. The small lot single-family homes were completed in 2000 in
conjunction with a new public park within the development and the Larkspur
Landing Hotel. The houses are 3-4 bedrooms in size and have lots of
approximately 4,500 square feet. This project was developed to be compatible
with the surrounding neighborhood although it is a higher density than the
adjacent 6,000-7,000 square foot lots.
5 acres
43
6 units per gross acre
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
RDA Subsidy:
Parking Spaces:
Year Approved:
Year Completed:
4.6 spaces per unit
1998
2000
C-6
Housing Element
Project Name: Ainsley Square
Status: Completed and occupied
Brief Description: This redevelopment project is on five consolidated parcels that were previously
developed with older industrial and warehouse buildings. The site was
developed through a Disposition and Development Agreement with the Campbell
Redevelopment Agency and SummerHill Homes. The 51-unit project provides
housing for families within walking distance of downtown Campbell and the new
Vasona Light Rail Station and provides a transition from the downtown to an
existing single-family neighborhood.
3.76 acres
Net Parcel Size:
Number of Units:
51
12 units per gross acre
8
Approximately $2 million dollars for the relocation of 10 commercial tenants.
2.96 spaces per unit (less than required 3.5 spaces per unit)
1999
2001
Density:
Affordable Units:
RDA Subsidy:
Parking Spaces:
Year Approved:
Year Completed:
C-7
Campbell General Plan
Project Name:
Status:
Brief Description:
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
RDA Subsidy:
Parking Spaces:
Year Approved:
Year Completed:
Avalon Campbell (Formerly Canyon Creek)
Completed and occupied
This redevelopment project is on the site of a fonner rock and gravel operation
and was developed through a Disposition and Development Agreement with the
Campbell Redevelopment Agency and Trammell Crow Development. Originally
approved in 1991, this 348-unit project was completed in 1995 and provides
needed rental housing near the downtown and future transit stations.
12 acres
348
29 units per gross acre
69 (20% of total)
Up to $200,000 per year in rental subsidies, however not used due to high
market rate rents.
1.8 spaces per unit (less than required 2.2 spaces per unit)
1991
1995
C-8
Housing Element
Project Name: Water Tower Lofts
Status: Approved
Brief Description: Originally proposed as an 11-units single-family residential project, Staff worked
with the developer to increase the density. This project now consists of 21 loft-
style units on a very constrained in-fill site within an existing office complex. The
three and four story building features all underground parking and architectural
design to complement the surrounding historical former cannery and warehouse.
Net Parcel Size: .78 acres
Number of Units:
Density:
Affordable Units:
RDA Subsidy:
Parking Spaces:
Year Approved:
Year Completed:
21
27 units per gross acre
3 (15% of total)
Approximately $50,000 for the undergrounding of existing utility lines.
2 spaces per unit
2001
2002 (Anticipated)
C-9
Campbell General Plan
Project Name: Habitat for Humanity Homes at Victor Avenue
Parking Spaces:
Year Approved:
Year of Completion:
Approved
The project consists of four new single-family residences on a vacant, City-
owned site. The houses will be 4-bedrooms (for large families) and will be
affordable to very low-income residents.
.56 acres
4
4.6 units per gross acre
4
The Redevelopment Agency entered into a Disposition and Development
Agreement with Silicon Valley Habitat for Humanity. The Agency purchased the
property from the City at fair market value and is transferring the property to
Habitat with a subsidy value of $800,000 ($200,000 subsidy per unit.) The
homes will sell for approximately $150,000 apiece.
3 spaces per unit (made up of tandem carports and driveway space)
2001
2002 (Anticipated)
Status:
Brief Description:
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
RDA Subsidy:
C-IO
Project Name:
Status:
Brief Description:
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
RDA subsidy:
Parking Spaces:
Year Approved:
Year of Completion:
Housing Element
Planned Development at Elam Avenue
Approved
The project consists of five small-lot new single-family homes located in a
predominantly low-density, large-lot neighborhood. The site is currently
developed with a single-family residence and a detached garage which will be
demolished to accommodate the new homes.
.64 acres
5
6.3 units per gross acre
4 spaces per unit
2001
2003 (Anticipated)
C-ll
Campbell General Plan
Project Name:
Status:
Brief Description:
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
RDA subsidy:
Parking Spaces
Year Approved:
Year Completed:
Shelley Avenue Townhomes
Approved
This project is a proposal for six new townhouses. The site previously was
developed with a single-family residence and garage that was demolished prior
to the submittal of this development proposal.
.48 acres
6
11.1 units per gross acre
4 spaces per unit
2001
2002 (Anticipated)
C-12