CC Resolution 11070
RESOLUTION NO. 11070
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL ADOPTING A COMPREHENSIVE AMENDMENT
TO THE CITY'S HOUSING ELEMENT OF THE GENERAL PLAN.
After notification and public hearing, as specified by law, on the proposed amendments to
Housing Element, and after presentation by the Community Development Director,
proponents and opponents, the City Council did determine that the adoption of
comprehensive amendments to the Housing Element are warranted based upon the
following findings:
1. The City has completed a comprehensive update of the Housing Element pursuant to
California Government Code Section 65583.
2. The 2009-2014 Housing Element meets the requirements of Section 65583 of the
California Government Code.
3. The City of Campbell has made a diligent effort to achieve the participation of all
economic segments of the community in the development of the 2009-2014 Housing
Element.
4. As required under State Law, the 2009-2014 Housing Element was submitted to the
State Department of Housing and Community Development for the mandatory 60-day
review beginning April 7, 2009.
5. The 2009-2014 Housing Element incorporates the changes recommended by the
Department of Housing and Community Development.
6. The 2009-2014 Housing Element demonstrates the availability of adequate sites to
accommodate the City's ABAG Regional Housing Needs Determination Allocation.
Based upon the foregoing findings of fact, the City Council further finds and concludes
that:
1. The 2009-2014 Housing Element consists of an identification and analysis of existing
and projected housing needs and a statement of goals, policies, quantified objectives,
financial resources and scheduled programs for the preservation, improvement and
development of housing.
2. The 2009-2014 Housing Element identifies adequate sites for housing, including rental
housing, factory-built housing and mobile homes and makes adequate provision for the
existing and project housing needs of all economic segments of the community.
3. The 2009-2014 Housing Element is internally consistent with the six elements of the
General Plan.
City Council Resolution
Approving a Comprehensive Amendment to the Housing Element of the General Plan
Page 2
4. The Custodian of the Record for the 2009-2014 Housing Element is the City Clerk of
the City of Campbell, located at 70 North First Street, Campbell, California.
5. The Planning Commission of the City of Campbell recommends that the City Council
approve a comprehensive amendment to the Housing Element of the General Plan,
including the text and diagram amendments as illustrated in the 2009-2014 Housing
Element.
6. The City Council is adopting the Housing Element as recommended by the Planning
Commission, but modified as described in Alternative 2 of the staff report.
NOW THEREFORE, IT IS HEREBY RESOLVED by the City Council of the City of
Campbell that Exhibit A of this resolution (Attachment 11 of the staff report) be adopted as
the Housing Element of the General Plan of the City of Campbell as described in
Alternative 2 of the August 4, 2009 City Council staff report with the proposed changes
and modifications as presented in the staff report and attachments.
BE IT FURTHER RESOLVED, that the City continues to work with the State Department
of Housing and Community Development to secure certification of the Housing Element
and that the City Council authorizes the City Manager to make minor, non-substantive
changes to secure that certification.
PASSED AND ADOPTED this 4th
call vote:
day of Auqust
, 2009, by the following roll
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Kotowski, Furtado, Baker, Low, Kennedy
None
None
None
APPROV
ATTEST: ~
Anne Bybee, C' y Clerk
Exhibit A of
Attachment 2
Attachment 11
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THE CITY OF CAMPBE L
HOUSING ELEMENT UPDA E
2009-20 4
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REVISED ORA T
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Prepared by
Karen Warner Associates
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Metropolitan Planning Group
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The City of Campbell
2009-2014
Housing Element
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REVISED DRAFT
June 22, 2009
The City of Ca mpbell
70 North First Street
Campbell
California 95008
(408) 866-2140
www.citvofcampbell.com
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Table of Contents
Housi ng Element. ...... .... .................. ...... .... ..... ..... ........... ....................... H-l
Introduction............................................................................................................... H-l
Comm un ity Context............................................................................................. H-l
Role of Housing Element...................................................................................... H-3
Pu blic Participation.................................................................................................... H-4
Relationship to the General Plan ......................................................................... H-S
Housi ng Needs Sum mary ........................................................................................... H-6
Existing Housi ng Needs........................................................................................ H-6
Futu re Housing Needs........................................................................................ H-IO
Housing Resou rces ................................................................................................... H-ll
Availability of Sites for Housing ......................................................................... H-ll
Fi na ncial Resou rces............................................................................................ H-22
Adm in istrative Resou rces .................................................................................. H-26
Opportu nities for Energy Conservation............................................................. H-27
Housi ng Pia n ............................................................................................................ H-31
Goalsl Policiesl and Progra ms ........ .................................................................... H-31
Appe nd icies ................................................................................................
Append ix A ................................................................................................................... Al-l
Appendix A1: Housing Element Technical Report ............................................. Al-l
Appendix A2: Su mmary of Public Comments .................................................... A2-1
Appendix A3: Summary of Infill Development Projects ....................................A3-1
Appendix A4: Inventory of Opportunity Sites.................................................... A4-1
I TOC-i
LIST OF FIGURES
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Figure H-l Map of Opportunity Sites..... ................................... ..................................... H-13
Figure H-2 Area where Emergency Shelters are Permitted by Right ............................ H-21
LIST OF TABLES
Table H-l Existing Housing Needs......... ................................... ............... ........................ H-6
Table H-2 Opportunity Sites Analysis.............. ..................... ......... ....... .......... ................ H-15
Table H-3 Comparison of Regional Housing Growth Need and Residential Sites ......... H-19
Table H-4 Financial Resources for Available Housing Activities .................................... H-24
Table H-S Housing Implementation Programs Summary.............................................. H-48
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TOC-ii I
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INTRODUCTION
Community Context
Incorporated in 1952, Campbell is a community of
approximately 40,000 residents centrally located in
Silicon Valley. Nearby communities include San Jose to
the west, east and north, and Los Gatos and Saratoga
to the south.
From the mid-1850's, Campbell was primarily an
agricultural production center, with fruits as its major
crops. By 1950, however, croplands were beginning to
be transformed into residential neighborhoods.
Campbell's population doubled during the 1960's,
slowed down in the 1970's, and grew again in the
1980's. Between 1980 and 1990, the City's population increased by 33 percent, a level of growth
unmatched by nearby communities. Since 1990, however, population growth has been limited in
Campbell. Today, Campbell is a suburban, built-out community.
Campbell offers a mix of housing types, including single-family homes, townhomes, garden
apartments, condominium developments, and live-work space. Of the nearly 17,000 housing units in
the City, 56 percent are single-family homes, 43 percent are multi-family units, and one percent are
mobile homes. Housing costs are relatively high in Campbell, as is typical in the Bay Area and Silicon
Valley in particular. In Campbell, the median price of a single-family home sold in 2007-2008 was
$735,000 with market rents for two-bedroom apartments ranging from $1,300 to $2,050.
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Since the last Housing Element adopted in 2001, the City of Campbell has been very active in
processing and approving numerous housing projects of all types. From January 1, 2007 to January
2009, the City has approved or issued permits for 519 new housing units. This level of housing
approval and production is equal to 58 percent of the City's total Regional Housing Needs Allocation
(RHNA) of 892 units for the 2007-2014 time period. Due to the economic downturn that began in
late 2007, not all of the approved projects have proceeded to the construction phase.
This progress to date on the current "fair share" housing goals represents a validation of the 2001
General Plan strategy to promote new in-fill mixed-use projects near transit corridors and within
targeted revitalization areas. The City has also allowed development of new housing within
established neighborhoods when consistent with adopted General Plan policies and zoning
regulations.
Campbell has been proactive in developing and implementing innovative housing policies including:
. Adoption of an lnclusionary Zoning Ordinance;
. General Plan vision for Transit Oriented Development;
. Utilization of flexible parking requirements;
. Provision of Senior Shared Housing;
. Proactive response to foreclosure crisis through outreach; and
. Active Redevelopment Agency in support of housing goals.
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Draft Campbell Housing Element ~ H-1
Like most communities in Silicon Valley, Campbell is home to employers in the high technology
industry, however most employers are small to mid-size companies. As of 2005, Campbell had an
employment base of approximately 22,500 jobs, most of which are in the service and
manufacturing/wholesale (including high tech) sectors. The City has been able to achieve a relative
balance between jobs and housing, and will strive to maintain this balance. According to the
Association of Bay Area Governments (ABAG) Projections 2007 in 2005, Campbell had a
jobs/employed residents ratio of 1.2, indicating that there is an almost equal number of employed
residents and jobs within the City.
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Housing affordability is a major issue in the Bay Area, with a significant number of households in the
region overpaying for housing.1 The shortage of affordable housing particularly affects lower-income
renters and first-time homebuyers, and has impacted the City's ability to maintain civic workforce
occupations such as public safety workers and teachers. The City of Campbell has been active in
promoting housing affordability through its support of non-profit housing providers and home
purchase assistance. As part of this Housing Element update, the City will look for additional means
to expand the supply of affordable housing, including facilitating residential development in mixed-
use areas and around light rail stations.
Campbell's housing stock is generally in good condition. However, there are older residential
properties that exhibit signs of deferred maintenance and require varying degrees of repairs. To
facilitate the improvement of housing and neighborhood quality, the City currently offers various
rehabilitation programs.
Campbell's quality residential neighborhoods, strong employment base, high level of public services,
and well regarded school system, all contribute to its attractiveness as a place to live. Over the next
five years, Campbell is faced with various important housing issues and challenges:
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. Providing housing affordable to all segments of the population;
. Preserving the quality of the housing stock;
. Maintaining a balance between employment and housing opportunities; and
. Providing new types of housing in response to changing demographic trends.
This Housing Element provides policies and programs to address these and other related issues.
1 Spending 30% or more of income on housing costs, including utility payments.
H-2 I Campbell General Plan
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Role of Housing Element
Every jurisdiction in California must have a General Plan and every General Plan must contain a
Housing Element. While jurisdictions must review and revise all elements of their General Plan
regularly to ensure that they remain up to date, State law is much more specific in regard to the
schedule for updating the Housing Element, requiring an update at least every five years.
Campbell's Housing Element is thus a five-year plan extending from 2009-2014, unlike other General
Plan elements that typically cover a 10 to 20-year planning horizon. This Housing Element identifies
strategies and programs that focus on:
1) Preserving and improving housing and neighborhoods;
2) Providing adequate housing sites;
3) Assisting in the provision of affordable housing;
4) Minimizing governmental and other constraints to housing investment; and
5) Promoting fair and equal housing opportunities.
The Housing Element consists of the following major components:
· A summary of the City's existing and projected housing needs;
· An assessment of the land, financial and administrative resources available to address
Campbell's housing needs;
· A Housing Plan to address the City's identified housing needs, including housing goals,
policies, and programs; and
· A Technical Background Report consisting of a detailed housing needs assessment, an
analysis of constraints to housing production and affordability, and an evaluation of the City's
progress in implementing the housing programs established in the 2001 Housing Element.
Data Sources
Various sources of information are used to prepare the Housing Element. Data from the 2000
Census on population and housing is used to a large extent in the Element. Although dated, the
2000 Census remains the most comprehensive and widely accepted source of information. Several
data sources are used to update the 2000 Census information including:
· Population and demographic data is updated by the State Department of Finance, and
school enrollment data from State Department of Education;
· Housing market information, such as home sales, rents, and vacancies, is updated through
newspaper and internet rent surveys and DataQuick sales transactions;
· Public and non-profit agencies are consulted for data on special needs groups, the services
available to them, and gaps in the system;
· Lending patterns for home purchase and home improvement loans are provided through
the Home Mortgage Disclosure Act (HMDA) database.
· Major Employers are provided by the City of Campbell Finance Department;
· Association of Bay Area Governments (ABAG) Projections 2007 and ABAG's Regional
Housing Needs Determination (May 15, 2008) provides demographic projections and
information on future housing needs;
· Comparative data for income levels of various groups is provided by the Comprehensive
Housing Affordability Strategy, 2000; and
· Information on Campbell's development standards are derived from the City's Zoning
Ordinance.
Draft Campbell Housing Element I H-3
PUBLIC PARTICIPATION
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Opportunities for residents to provide input on
housing issues and recommend strategies are critical
to the development of appropriate and effective
programs to address Campbell's housing needs. In
2008, the City conducted two public workshops as an
opportunity to gather community input for the
Housing Element. The first workshop in October 2008
focused on informing the residents about the housing
needs for the City, and recorded their input and
requirements. The second workshop held a month
later in November 2008, reviewed the existing policies
and goals as outlined in the current Housing Element.
The participants provided their feedback on the existing programs and outlined three more
programs that could be provided by the City.
The City_promoted the workshops through advertisements in two local newspapers, on the local
government access television station, at the library and on the City's website. The City also directly
mailed workshop information to local non-profit housing developers, churches, PTAs, Mobile home
parks and BMR developments. Workshop participants included homeowners, renters, deve"lopers,
local housing and social service providers, and City staff. A summary of public comments received at
the workshops are included in the Appendix A2. The workshops were also covered by a local
newspaper.
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The following key issues were raised by members of the public at the two community workshops:
~ Concerns regarding the foreclosure crisis - what role can the city play to advocate for
people at risk of foreclosure?
~ Need to outreach to rental property owners - develop standardized "house rules", educate
regarding how to address problem tenants.
~ Pursue creative ways to keep rental units affordable.
~ Senior citizens are particularly impacted by the housing crisis - need to pay special attention
to their housing needs.
~ Modify inclusionary program to provide low income ownership units, and very low income
rental units.
~ Provide for reduced parking and flexibility in other development standards for projects near
transit.
~ Pursue programs to address the following areas: 1) health friendly environment; 2)
standards for green building; and 3) incentives for affordable housing.
Each of the issues from the community workshop is addressed within the Housing Element's policies
and programs. For example, a new Program 2.3c has been added to provide foreclosure intervention
services. In terms of senior housing needs, Program 2.Sa involves establishment of a regional shared
housing program for seniors. And Program H-6.1a includes conducting training for rental property
owners and managers to provide information on standard lease agreements, and tools to address
problem tenants. .
H-4 I Campbell General Plan
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Following the community workshops, City staff conducted a public study session with the City
Council to confirm direction on appropriate policy and programmatic responses to address the
community's identified housing needs.
The City Council directed staff to integrate the following policy direction in the Housing Element
update:
~ Revisions to the Inclusionary Ordinance to provide deeper income targeting on for-sale
units;
~ Use of RDA set-aside funds to support the provision of very low and low income inclusionary
units on a case by case basis;
~ Policies to encourage development at planned-for densities near transit and specified
mixed-use corridors (Le.. minimum densities);
~ Identification of areas within the M-l zone appropriate for emergency shelters, and;
~ Identification of the R-3 zone as suitable for single room occupancies
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Upon completion of the draft Housing Element, the document is reviewed by the City Council and
the public. After approval, the draft Housing Element is sent to the State Department of Housing and
Community Development (HCD) for review. After review, the Planning Commission and the City
Council hold public hearings. Comments received from HCD are required to be heard before those
decision-making bodies. To ensure that all economic segments of the community maintain
involvement throughout the process, notification is published in the local newspaper in advance of
each hearing, and copies of the Element are available for public review at City Hall, the Public
Library, and on the City's website.
Relationship to the General Plan
The 2009-2014 Housing Element is one of the six elements of Campbell's comprehensive General
Plan. The Plan consists of the following elements: Land Use and Transportation; Open Space, Parks
and Public Facilities; Conservation and Natural Resources; Health and Safety; and Housing.
The Housing Element builds upon the other General Plan Elements and is consistent with the
policies set forth in those elements. For example, the Draft Land Use Element focuses residential
growth along commercial corridors and around transit stations, and provides the basis for the
residential sites inventory contained in the Housing Element. Whenever any Element of the General
Plan is amended in the future, the Housing Element will be reviewed and modified, if necessary, to
ensure continued consistency between elements.
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Draft Campbell Housing Element I H-S
HOUSING NEEDS SUMMARY
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In the 1940s, Campbell's fruit orchard
heritage slowly began being replaced
by housing subdivisions. Today, most
of the new residential development in
Campbell occurs on commercial
property, designated for mixed use.
The City of Campbell is committed to
assuring the availability of adequate
housing for all social and economic
segments of the community. This
section presents a summary of
Campbell's existing and future housing
needs as identified in the Housing
Habitat for Humanity Homes at Victor Avenue Element Technical Report (Appendix
Al). This Report provides a more
detailed analysis of local demographic, household, and housing characteristics and trends in an
effort to determine the nature and extent of specific housing needs in Campbell.
Existing Housing Needs
The summary of existing housing needs is organized into four areas: housing availability, housing
affordability, housing adequacy and special needs households. These needs are summarized in Table
H-l.
Table H-l: Existing Housing Needs
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Houslnfl Aval/ab11ity Housinf{ Affor~ability
Vacancy Rate1 2.23% Overpaying Households 5,235 (33%)
Renter 3,290 (40%)
Owner 1,945 (29%)
Housing Adequacy Special Needs Households/Persons
Substandard Housing Units2 800 (9%) Households with Seniors 2,510 (16%)
Suitable for Rehabilitation 550 (6%) Disabled Persons 5,450 (15%)
Need Replacement 250 (3%) Female-Headed Families 1,602 (10%)
Overcrowded Households1 1,206 (8%) Large Households 1,092 (7%)
Renter 956(12%) Homeless persons3 96 (<1%)
Owner 250 (3%) }
Sources: 2000 Census unless otherwise noted
1 State Department of Finance 2008 - Population and Housing Estimates
2 Based on proportions from 2001 Housing Element
32007 Santa Clara County Homeless Census
Note: Overpayment is defined as paying greater than 30% of gross income towards housing costs.
Overcrowding is defined as greater than 1.01 persons per room, excluding kitchens, bathrooms, and hallways.
H-61 Campbell General Plan
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Housing Availability
Campbell's 2008 housing stock consists of 16,932 housing units, of which 56 percent are single-
family homes attached, detached and condominiums, 43 percent are multi-family apartment units
and duplexes and triplexes, and 1 percent are mobile homes. Residential growth during the 2000s
was rather limited, with less than 4 percent of the housing stock built between 2000 and 2008.
Vacancies indicate the demand and availability of housing. As is the case in most Silicon Valley
communities, residential vacancy rates are extremely low in Campbell. According to 2008 State
Department of Finance statistics, the City's overall vacancy rate was just 2.2 percent, well below the
5 percent ideal vacancy for rentals and 3 percent ideal for ownership units. However, with the
recent economic downturn and associated job losses in the Silicon Valley, residential vacancies have
opened up somewhat and the associated demand for housing has declined slightly.
During the one year period from October 2007 to September 2008, a total of 360 homes were sold
in Campbell. Two-thirds of these were single-family homes, and one-third were condominium units.
The median single-family home price was $735,000, whereas the median priced condominium was
$505,000.
The rental market is comprised primarily of apartment units. Most of the apartment rental stock
consists of one- and two-bedroom units, with median rents of $1,355 and $1,705 respectively. Few
three bedroom rental units are available, thus limiting the rental options for large family
households.
Housing Affordability
The level of overpayment is commonly used as a measure of housing affordability. Overpayment is
defined as spending more than 30 percent of gross household income on housing. By this standard,
40 percent of renters and 29 percent of homeowners in Campbell overpaid for housing in 2000,
slightly higher than the overpayment rate countywide. Rental overpayment is particularly acute
among senior households, with one-third of senior renters spending more than half their incomes
on rent.
An assessment of the affordability of current market rents and housing prices in Campbell reveals
the following. Citywide median rents are above the level affordable to very low and low income
households, making it difficult for lower income occupations such as nursing aides, retail
salespersons and childcare providers to rent in Campbell. For-sale housing prices in Campbell are
beyond the reach of moderate income households, impacting the ability of occupations such as
school teachers, clergy, and computer support specialists to purchase housing where they work.
However, with the recent decline in housing prices, the affordability gap for moderate income
households to purchase a condominium is narrowing, providing opportunities for the City to move
more households into homeownership through its First Time Homebuyer Program.
Home foreclosures are having a major impact on housing sales, with foreclosures comprising 40
percent of all housing re-sales in Santa Clara County. Based on January 2009 data, Campbell's
residential properties comprise approximately two percent of all properties in the County that are in
foreclosure.
Draft Campbell Housing Element I H-7
Housing Adequacy
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A common measure of housing adequacy and quality is the age distribution of the housing stock. As
of 2008, over half of housing units in Campbell were over 35 years old, with 28 percent over 50
years old. A general rule in the housing industry is that structures over 30 years typically begin to
show signs of deterioration and require reinvestment to maintain/upgrade their quality. Unless
properly maintained, homes older than 50 years often require major renovations to remain in good
working order. Campbell's San Tomas neighborhood, located in the southwestern quadrant of the
City, contains some of the City's older housing stock, with many homes in need of rehabilitation
improvements.
As stated in the 2001 Housing Element, approximately nine percent of Campbell's housing stock is
estimated to be in substandard condition, with six percent of units suitable for rehabilitation and
three percent requiring replacement. Applying these same percentages to Campbell's current pre-
1970 housing stock, an estimated 800 units in Campbell may be substandard. Of these units, 550 are
estimated to be suitable for rehabilitation and 250 may require replacement.
The level of household overcrowding is another indicator of housing adequacy and quality.
Overcrowding occurs when a household is too large for a particular housing unit. When
overcrowding happens, it tends to accelerate the deterioration of homes. As of the 2000 Census, a
total of 1,200 Campbell households were overcrowded (8%), of which 80 percent were renters.
While renter overcrowding has increased from 8 to 12 percent in Campbell over the past decade,
overcrowding still remains approximately half of that experienced Countywide.
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Special Needs Groups
Certain segments of the community may have particular difficulties in finding decent, affordable
housing because of their special needs and circumstances. In Campbell, these special needs groups
include the elderly, disabled persons, female-headed families with children, large households, and
the homeless.
. Seniors: Seniors typically have special housing needs due to three concerns: limited/fixed
income, higher health care costs, and physical limitations. According to the 2000 Census, 16
percent (2,510) of households in Campbell contain one or more persons age 65 years and older.
Over 60 percent of the City's elderly households are homeowners. Because of physical and/or
other limitations, senior homeowners may have difficulty in performing regular home
maintenance or repair activities. Elderly renters also have significant housing needs. Nearly two-
thirds of Campbell's elderly renter households overpay for housing, reflecting their limited
income and the high costs of housing in Campbell. Currently (2008), over 300 of the City's senior
households are on the waiting list for Section 8 rental assistance.
. Disabled Persons: Physical and mental disabilities can hinder access to traditionally designed
housing units (and other facilities) as well as potentially limit the ability to earn income.
Disabilities refer to mental, physical, or health conditions that last over six months. The 2000
Census documented 5,450 persons with a disability in Campbell, representing 15 percent of the
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H-sl Campbell General Plan
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population 16 years old and above. As of 2008, over 400 Campbell residents with disabilities are
on the waiting list for assistance through the Section 8 program.
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Female-Headed Families with Children: Female-headed households with children require
special consideration and assistance as a result of their greater need for affordable housing,
accessible day care, health care, and other supportive services. Campbell is home to 1,602
female-headed households, of which 836 are with children under 18 years of age (2000 Census).
These households are particularly vulnerable because they must balance the needs of their
children with work responsibilities. Approximately 16 percent of female-headed families with
children under 18 lived in poverty.
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Large Households: Large households are defined as those with five or more members and
typically consist of mostly families with children. Lower-income large households often live in
overcrowded conditions because of the income limitations and the limited supply of affordable
housing units with three or more bedrooms. Campbell is home to approximately 1,100 large
households, of which half are renter households (2000 Census). Nearly three-quarters of
Campbell's large renter households suffer from housing problems related to overcrowding
and/or overpayment.
· Homeless: Homelessness continues to be one of most visible reminders of the pressing needs
facing families and individuals in marginal economic, housing, and health conditions. This
population consists of a wide range of persons and families suffering from domestic violence,
mental illness, substance abuse, and joblessness among a number of other conditions. The 2007
Santa Clara Homeless Count and Survey identified 96 homeless persons in Campbell, and
according to the Campbell Police Department, there are an average of 20-30 homeless persons
in the City on any given day. In 2007-08, 128 homeless persons from Campbell stayed in shelters
offered by EHC and InnVision, two major homeless service providers in the San Jose area.
Draft Campbell Housing Element 1 H-9
Future Housing Needs
Future housing needs refer to the share of the region's housing need that has been allocated to a
community. In brief, the Association of Bay Area Governments (ABAG) calculates future housing
need based upon household growth forecasts, plus a certain amount of units needed to account for
a normal and appropriate level of vacancies and the replacement of units that are normally lost to
conversion or demolition. In allocating the region's future housing needs to jurisdictions, ABAG is
required to take the following factors into consideration:
> Water and sewer capacity
> Land suitable for urban development or conversion to residential use
> Protected open space -lands protected by state and federal government
> County policies to protect prime agricultural land
> Distribution of household growth
> Market demand for housing
> City-centered growth policies
> Loss of units in assisted housing developments
> High housing cost burdens
> Impact of universities and colleges on housing needs in a community
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In 2008 ABAG developed its Regional Housing Needs Allocation (RHNA) based on forecasts
contained in Projections 2007: Forecasts for the San Francisco Bay Area to the Year 2035. ABAG's
allocation formula of the region's projected housing growth is based on the following factors and
weights:
> Household growth (45%)
> Existing employment (22.5%)
> Employment growth (22.5%)
> Household growth near existing transit (5%)
> Employment growth near existing transit (5%)
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ABAG's goals in the weighting of these factors include: 1) directing housing units to areas where
local governments are planning growth; 2) planning for housing in tandem with jobs growth and
addressing existing jobs-housing imbalances; 3) directing housing to communities with transit
infrastructure; and 4) minimizing housing growth in outlying areas, thereby reducing pressures on
open space and agricultural lands.
According to ABAG, Campbell's share of future regional housing needs is a total of 892 new units
over the 2009-2014 planning period. The affordability levels/income categories of Campbell's future
housing unit growth is as follows:
. Very Low-income:
. Low-income:
. Moderate-income:
. Above Moderate-income:
Total Need:
199 (22%)
122 (14%)
158 (18%)
413 (46%)
892 (100%)
Note: An estimated half of Campbell's 199 very low income units need is for extremely low income units (100
units).
Through this Housing Element, the City is required to demonstrate the availability of adequate sites
to accommodate these projected new units.
H-I0 I Campbell General Plan
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HOUSING RESOURCES
A variety of resources are available for the development,
rehabilitation, and preservation of housing in Campbell.
This includes the availability of land resources and the
City's ability to meets its share of regional housing needs,
the financial resources available to support the provision of
affordable housing, and administrative resources available
to assist in implementing City housing programs.
Availability of Sites for Housing
ABAG has determined the projected housing need for its region for the 2009-2014 Housing Element
cycle, and has allocated this housing need to each jurisdiction by income category. This Regional
Housing Needs Allocation (RHNA) represents the minimum number of housing units each
community is required to plan for by providing "adequate sites" through the general plan and
zoning. An important component of the Housing Element is the identification of adequate sites for
future housing development, and evaluation of the adequacy of these sites in fulfilling the City's
share of regional housing needs (RHNA). Campbell has a RHNA allocation of 892 units distributed
among the following income groups: 199 very low income; 122 low income; 158 moderate income;
and 413 above moderate income units.
. The City plans to fulfill its share of regional housing needs using a combination of the following
methods:
./ Focused development opportunity sites
./ Development of secondary dwelling units
./ Residential projects with development entitlements
./ Residential permits issued during the RHNA "gap period" (January 2007 - December 2008).
In aggregate, the City's residential sites capacity from the above sources provides for 1,311
additional units, including sites suitable for development of 630 lower income; 315 moderate
income; and 473 above moderate income units, reviewed in detail in the following narrative.
General Plan Site Capacity
.
The 2001 General Plan identifies Campbell's ultimate build out of residential development by land
use categories. This potential is expressed in terms of the number of additional housing units that
can be developed on vacant and underutilized parcels. As indicated, a total of 1,600 additional units
may be developed in Campbell before the City reaches General Plan "build-out." Much of this
housing growth will be accommodated on underdeveloped sites, because Campbell is urbanized and
has a limited amount of vacant land remaining. Specifically, in 2001, 144.2 acres of land were
determined to be underdeveloped, while only 6.4 acres were vacant. Underdeveloped parcels refer
to properties that are developed with less than half of the density permitted under the General
Plan.
Draft Campbell Housing Element I H-ll
Geographically, most of the 1,600 new housi~g units will be developed in mixed-use areas along
major commercial corridors and light rail transit stations. These areas include parcels of land
designated for central commercial (365 new units), residential/commercial (269 units), and
residential/commercial/office (518 units) uses. In addition, significant residential growth will likely
occur in areas designated for medium and high-density residential uses, which can accommodate
106 and 245 new units, respectively. The specific year in which full development or "build-out" will
occur is not specified in the City's General Plan. Build-out may be reached in a 15 to 25-year period.
.
Campbell's Land Use Element establishes various policies and strategies in support of housing
development, including (but not limited to) the following:
Policy LUT-14.6: Mixed Residential and Non-residential Uses: Allow residential uses that are
mixed whether horizontally or vertically with non-residential uses.
Policy LUT-15.1: Parcel Consolidation: Encourage property owners to combine parcels into larger
building sites to accommodate quality mixed-use developments.
Strategy LUT-l.5a: Transit-Oriented Developments: Encourage transit-oriented developments
including employment centers such as office and research and development
facilities and the city's highest density residential projects by coordinating the
location, intensity and mix of land uses with transportation resources, such as
Light Rail.
Strategy LUT-1.5d: Higher Floor Area Ratios (FARs): Develop provisions for allowing higher FARs in
new projects that provide a mix of uses, maintain a jobs/housing balance or are
located within proximity to Light Rail.
.
Strategy LUT-3.1c: High Densitv Residential: Allow higher residential densities in the North of
Campbell Area (NOCA), South of Campbell Area (SOCA), and areas near the Light
Rail stations as an incentive to redevelop older, less intensive uses.
Strategy LUT-14.4c: Densitv Bonus: A density bonus of up to 35 percent may be permitted for
projects that provide below market rate housing or housing which meets a
special community-wide need such as housing for the disabled or housing for
the elderly.
To specifically facilitate mixed-use development in the Winchester Boulevard and East Campbell
Avenue areas, the City has developed mixed-use design guidelines and detailed area master plans,
which have been adopted by the City Council.
Residential Opportunity Sites
A detailed opportunity sites analysis has been completed to demonstrate with specific sites that an
adequate inventory of vacant and underutilized land with appropriate general plan and zoning
designations currently in place. Table H-2 provides an analysis of the various Opportunity Sites for
the City of Campbell. The opportunity sites are located within six areas found in the City. Some of
these areas correspond to actual plan areas, as indicated, while others are grouped geographically
(as depicted in Figure H-l).
H-12 I Campbell General Plan
.
e
Figure H-l: Map of Opportunity Sites, City of Campbell
r-------------
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LEGEND
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I. Him,lton/Sin Tom., bpI.,,,... '!"Ie.
1 w."t C.mpbell Av~nu~ At~a
- ). Ba,,,,,",,'H.\milton Av<!n~ At~a
_ 4. East C.mpbell Avenue Plan Ate.
_ 5. Wln(he't~r Boulev..d PI.n Are.
60. NOCA PI.n At...,
6b. SOCA Pltn A~.,
The methodology used to determine the realistic density and development capacity of each of the
Opportunity Sites was a combination of factors specific to each site including zoning designation and
accompanying development standards, lot size, development trends and other land constraints
applicable to the specific site. Campbell's development standards have proven to be effective in
allowing projects to achieve maximum densities, and given high land costs in the area, the majority
of multi-family and mixed use developments are built at or near maximum permitted densities.
Recent examples include Gateway mixed use (25 dufacre); Water Tower Lofts (27 dufacre); Onyx
(27 dufacre); Campbell Center (26 dufacre); Gilman Cottages (27 dufacre); Creekside Commons (27
dufacre); and Merrill Gardens (34 dufacre with density bonus). These and other infill project
examples are included in Appendix A3 of the Element. Where mixed use densities of 27 units/acre
are permitted under the General Plan, the densities assumed on the mixed use Opportunity Sites
have been conservatively estimated at between 20 to 23 units/acre. Given the City's desire to
promote well-designed infill development, the Housing Element includes the following new policy:
e
Policy H-4.3: Planned For Densities: To encourage the efficient and sustainable use of land, the
City encourages residential development that is proposed near existing light rail
stations (within 1/4 mile radius) and/or within the boundaries of the Winchester
Boulevard Plan and East Campbell Avenue plan areas, to achieve at least 75 percent
of the maximum General Plan Land Use category densities.
Draft Campbell Housing Element I H-13
Since establishment of mixed use districts under the 2001 General Plan, development on mixed use
parcels has consisted entirely of residential uses, in some cases with supporting ground floor
commercial. None of the mixed use sites has been developed with an entirely commercial use. The
stated intent of the General Plan mixed use categories is to integrate residential uses with
traditional commercial and/or professional office uses. In furtherance of this goal, residential uses
are permitted at 27 units per acre in mixed use zones, and the residential component is not counted
against the allowable commercial Floor Area Ratio (FAR). In this way, sites currently occupied by
commercial uses may be redeveloped with residential and commercial uses, improving the financial
feasibility of projects. Furthermore, the City provides additional zoning incentives for the inclusion
of residential uses in new mixed-use developments, such as reduced parking requirements,
including shared parking between commercial and residential uses. A reduction in the required open
space for the residential component may be granted where site characteristics preclude fulfillment
of the entire open space requirement.
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H-14l Campbell General Plan
.
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The following summarizes the land use context within the six major areas with identified
opportunities for residential infill and mixed use development, as indicated in Table H-2 (refer to
Appendix A-4 for additional detail on the opportunity sites inventory).
Hamilton/San Tomas Expressway Area
This area is located where Hamilton Avenue and San Tomas Expressway intersect; a very
heavily travelled intersection located within the north-west corner of the city. The two sites
identified within this area received General Plan land use designations for
Commercial/Professional Office/Residential (up to 27 du/ac) by the 2001 General Plan. The
two sites are currently occupied by single story commercial shopping centers. The Riverside
Plaza site has been vacated of all tenants and is controlled by a residential developer who
has submitted plans that are currently under review to the City. These two sites are
estimated to yield 240 units in the 20 du/ac range because of the density planned for allows
up to 27 du/ac. Adequate infrastructure including roads, water, sewer and electricity is in
place for the planned-for development.
.
West Campbell Avenue Area
Three opportunity sites are found in proximity to West Campbell Avenue, one of the major
east/west corridors in the City. Two of the sites are vacant while one is occupied by a single
story multi-tenant car repair center. The 511/555 W. Campbell Avenue site is currently in
the process of being obtained by the Redevelopment Agency for an affordable housing
project. The property is being acquired from the Santa Clara Valley Water District for a 40
unit project which has been entitled. Adequate infrastructure including roads, water, sewer
and electricity is in place for the planned-for development.
Bascom/Hamilton Avenue Area
This area is in close proximity to the Hamilton Avenue Station of the Vasona Light Rail Line.
The area received a General Plan land use designation change in 2001 to
Commercial/Professional Office/Residential (up to 27 du/ac). This area has seen two active
development projects: The Onyx, a mixed-use 45 unit project, was approved in 2005 and
completed in 2008, and the Boyce Property at 1677 S. Bascom Avenue received approval in
2007 for a mixed-use 123 unit condominium project.
The six parcels that comprise the opportunity site within this area total 2.63 gross acres and
would allow for a mixed-use development opportunity abutting Los Gatos Creek to the rear
of the site. Adequate infrastructure including roads, water, sewer and electricity is in place
for the planned-for development.
East Campbell Avenue Plan Area
The East Campbell Avenue Plan Area extends from Downtown Campbell to the west to
Highway 17 to the east. This area has been identified as an important gateway to Downtown
Campbell as well as an extension of the Downtown. This area also serves to connect the
Downtown to the PruneYard Shopping Center, a major 40-acre retail and office destination
for the South Bay region.
.
These two opportunity sites within this area are across the street from each other and have
the potential for a major revitalization of this area. Proximity to Downtown, Light Rail,
Campbell Park and the Los Gatos Creek Trail make these ideal mixed-use infill development
Draft Campbell Housing Element I H-17
opportunities. Allowable densities provide for development up to 27 du/ac. To account for
unique site configurations and transitions to adjoining land uses, a conservative density of
21 dulac has been utilized for purposes of estimating a realistic unit potential. Adequate
infrastructure including roads, water, sewer and electricity is in place for the planned-for
development.
.
Winchester Boulevard Master Plan Area
The City has provided the planning framework for redevelopment of underutilized
properties within the Winchester Boulevard Master Plan Area. The planning foundation was
laid with the mixed-use emphasis of the 2001 General Plan Update that incorporated large
portions of this area into the Downtown through General Plan and Zoning tools.
As a follow up measure, the Winchester Boulevard Master Plan was adopted in 2009 to
allow for greater clarity and predictability for both the public and private developers.
Several new projects have been approved within the Plan Area including the 127-unit
mixed-use senior Merrill Gardens project.
NOCA/SOCA Plan Areas
These two planning areas, North of Campbell Avenue (NOCA) and South of Campbell Avenue
(SOCA) exist to promote new development close to the Downtown and within Campbell's
Redevelopment Area. The zoning and General Plan designations support new residential and
mixed-use development at the City's highest density range of 27 du/ac. Residential densities
are not counted towards the floor area ratio calculations in a mixed use development. The
City has seen the successful redevelopment of numerous properties within these areas
including Orchard Grove, Ainsley Square, and Gilman Cottages, as detailed in Appendix A4:
Summary of Infill Development Projects.
.
Given land costs in Campbell, housing for lower- and moderate-income households will most likely
be developed in high density residential and mixed-use areas where the maximum permitted
density is the highest in the City at 27 units per gross acre. The gross acre allowance has enabled
densities to be higher. For example, a one acre site with a gross acreage of 1.25 acres would be
allowed 33 units, for an effective net density of 33 du/ac. The Density Bonus ordinance provides
housing opportunities in lower income levels in conjunction with Inclusionary requirements.
In order to specifically encourage and facilitate development on these Opportunity Sites, the City
has included a new Housing Element Program H-4.1a which sets forth the following actions:
. Contact property owners within the Opportunity Sites to discuss the City's desire to
develop housing in these areas and the availability of financial and regulatory
development incentives, where appropriate.
. Allow for reductions in parking for properties within ~ mile of light rail.
. Post the Housing Element sites inventory on the City's website as a tool for developers,
and provide as a handout to the public.
. Provide technical assistance to property owners and developers in support of lot
consolidation, including assessor parcel data and information on density and design
incentives.
. Assist developers in completing funding applications in support of development, and as
appropriate, provide local funds andlor land as leverage.
.
H-18 ~ Campbell General Plan
.
Secondary Dwelling units
The City allows secondary dwelling units on 10,000 square foot sized lots for the development of
secondary units, resulting in 1,000 properties being eligible for secondary units. Given their
relatively limited size and historical rent levels, secondary units will most likely be occupied by
lower-income residents, including the elderly, college students and low-income wage earners.
Based on the level of secondary unit development during prior planning period of 14 units, the City
can reasonably anticipate 14 additional secondary units during the current period, helping to
address the needs of lower income renters.
Comparison of Sites Inventory with RHNA
As presented in Table H-4, Campbell's new construction need (RHNA) for the 2009-2014 period is for
892 new units. Housing units receiving building permits during the 2007-2008 RHNA "gap period"
can be credited toward the RHNA. As documented in Appendix A1, 213 newly constructed units
were issued residential permits during this period. In addition, 306 units in projects have received
entitlements, including:
.
· Merrill Gardens: 127 units including 99 senior assistant living units, 28 non-age-restricted
apartment units, plus a 21-unit Alzheimer's unit (convalescent facility). This project received
a density bonus resulting in 19 very low income units.
· Boyce Property: 123 above moderate condominiums (approved prior to inclusionary zoning
in place).
· Campbell Center Project: the Redevelopment Agency created this, infill development
opportunity: 22 units (includes 1 very low-income unit and 2 moderate income units).
Table H-3 compares Campbell's RHNA for 892 new units with the City's aggregate residential sites
inventory derived from the following:
,/ 213 units issued building permits in 2007-2008
,/ 306 units in projects with entitlements
,/ 14 second units based on past development trends
,/ 847 units in Opportunity Sites Inventory
Table H-3: Comparison of Regional Housing Growth Need and Residential Sites
Very Low 8 38 199
Low 14 20 units/acre 619 679 122
Moderate 7 84 15 units/acre 208 299 158
Above Moderate 198 184 <15 units/acre 382 413
. Total Units 213 306 14 847 1,360 892
Draft Campbell Housing Element I H-19
In terms of evaluating the adequacy of these sites to address the affordability targets established by
the RHNA, Housing Element statutes now provide for use of "default densities" to assess
affordability. Based on its population, Campbell falls within the default density of 20 units/acre for
providing sites affordable to very low and low income households. For moderate income
households, based on several moderate income projects developed in the City, the City has chosen a
threshold of 15 units/acre to reflect a reasonable density for achieving moderate income
development. Allocating Campbell's residential sites inventory based on these density thresholds,
combined with projects with entitlements, results in the provision of sites suitable for development
of 679 units affordable to lower income households, 299 units affordable to moderate income
households, and 382 units for above moderate income households for a total of 1,360 units.
In summary, the City has adequate sites zoned for the RHNA requirement of 892 units. The City will
further encourage and facilitate production of affordable units on these sites through regulatory
incentives and direct financial assistance, described in the Housing Programs section of the Element.
Availability of Public Facilities and Services
As an urbanized community, Campbell has in place the necessary infrastructure to support
additional residential development. All land designated for residential use is served by sewer and
water lines, streets, storm drains, telephone, electrical and gas lines. Pursuant to the 2001 General
Plan EIR, there is adequate water and sewer capacity to serve the projected build out.
To ensure the availability and adequacy of public facilities and services for future development, the
City, along with other providers of public services (e.g., water and sewer), will continue to carry out
regular infrastructure improvements and upgrading.
H-20 I Campbell General Plan
.
.
.
e
Sites for Special Needs Housing
Consistent with the requirements of SB-2, the City will allow emergency shelters by right in a portion
of the M-l zone. This location is centrally located within the City in an area well served by transit,
commercial services and open space. See Figure H-2 for the location of this area.
This element also contains policies that address governmental constraints to the provIsion of
housing by adding Single Room Occupancy (SRO) facilities within the Code's definition section, and
conditionally allow within the R-3 zoning district.
Figure H-2: Area where Emergency Shelters are Permitted by Right
e
N
,.
r----.. --------- ------ - '.--
LEGEND
_ Areas where emerqency
\h..II..,\ ,II" f'e,rn,"..d hy
riqht
':""''''''''~'~''"",:'''''.:..,~'''',"",,l''<'''''f<''''''<V~.
e
Draft Campbell Housing Element I H-21
Financial Resources
Campbell has access to a variety of existing and potential funding sources available for affordable
housing activities. They include programs from local, state, federal and private resources. The
following section describes the four largest housing funding sources currently used in Campbell-
CDBG grants, redevelopment set-aside funds, Section 8 rental assistance, and the Housing Trust
Fund of Santa Clara County. Table H-4 provides a more comprehensive inventory of potential
funding sources.
e
Community Development Block Grant (CDBG) Funds
The CDBG program provides funds for a range of community development activities. A small part of
the CDBG funds has been historically spend on rehabilitation and for non-profit service providers.
The program is flexible in that the funds can be used for a variety of activities. The eligible activities
include, but are not limited to: acquisition and/or disposition of real estate or property, public
facilities and improvements, relocation, rehabilitation and construction (under certain limitations) of
housing, homeownership assistance, and also clearance activities. Through the County, the City of
Campbell receives approximately $130,000 in CDBG funds annually for housing and community
development activities. Using CDBG funds, the City offers housing rehabilitation assistance programs
to residents and supports non-profit housing/social services providers to provide a range of services,
including emergency rental assistance, domestic violence counseling, senior and homeless services.
Redevelopment Housing Set-Aside
e
State law requires the Campbell Redevelopment Agency (RDA) to set-aside a minimum of 20 percent
of all tax increment revenue generated from the Central Campbell Redevelopment Project Area for
affordable housing activities. The Agency's set-aside funds must be used for activities that increase,
improve, or preserve the supply of affordable housing. Housing developed under this program must
remain affordable to the targeted income group for 30 years for ownership housing and 55 years for
rental housing.
The Campbell Redevelopment Agency has approximately $8.0 to $8.5 million in set-aside funds
anticipated during the 2009-2013 period.
~ New Construction Incentives
~ Rehabilitation Assistance
~ First Time Homebuyers Program
~ Housing Trust Fund/Rental Assistance
$4.2 million
$2.0 million
$1.2 million
$0.6 million
H-22 ~ Campbell General Plan
e
.
.
.
Section 8 Rental Assistance
The Section 8 program or housing voucher program is a federal program that provides rental
assistance to extremely low to very low-income persons in need of affordable housing. The Section 8
program offers a voucher that pays the difference between the payment standard (an exception to
fair market rent) and what a tenant can afford to pay (e.g., 30% of their income). A voucher allows a
tenant to choose housing that may cost above the payment standard, with the tenant paying the
extra cost. The Santa Clara County Housing Authority administers the Section 8 program for most
communities in the County, including Campbell. As of December 2008, approximately 300 Campbell
households received Section 8 assistance from the Housing Authority.
Housing Trust Fund of Santa Clara County (HTSCC)
HTSCC is a non-profit 501(c)(3) community based organization created in 2001 through a
cooperative effort of the private and public sectors, including the Housing Collaborative on
Homelessness and Affordable Housing, the Silicon Valley Manufacturing Group, Santa Clara County,
Community Foundation Silicon Valley, and all 15 Santa Clara towns and cities. The purpose of the
Trust is to increase the supply of affordable housing in Santa Clara County within three program
areas: first-time homebuyer assistance, multi-family rental housing, and homeless with special
needs. Funds are available for acquisition, rehabilitation, new construction, predevelopment costs
and supportive housing services.
Since HTSCC's inception in 2001 through October 2008, it reports raising $28.9 million in investment
dollars, which it has leveraged into $1.3 billion to create 7,168 affordable housing opportunities.
Campbell has to date committed up to $800,000. Redevelopment anticipates contributing to the
HTSCC, which can then be leveraged with private Trust Fund resources to increase the number of
Campbell households to be assisted.
Draft Campbell Housing Element I H-23
Table H-4: Financial Resources Available for Housing Activities
.
1. Federal Progra!1ls
Community
Development Block
Grant (CDBG)
HOME
Section 8 Rental
Assistance Program
Section 202
Section 811
2. state Programs
Low-income Housing
Tax Credit (L1HTC)
Multi-Family Housing
Program (MHP)
Grants awarded to the City on a formula basis for "
housing and community development activities "
benefiting lower income households. Campbell "
receives approximately $130,000 in CDBG funds "
annually. "
Funding used to support a variety of County housing "
programs that the City can access for specific "
~~e~. "
"
"
"
Rental assistance payments to owners of private
market rate units on behalf of very low income
tenants.
Grants to non-profit developers of supportive
housing for the elderly.
"
"
"
Grants to non-profit developers of supportive "
housing for persons with disabilities, including group "
homes, independent living facilities and intermediate "
care facilities. "
Tax credits are available to persons and corporations "
that invest in low-income rental housing. Proceeds
from the sale are typically used to create housing.
Deferred payment loans to local governments and
developers for new construction, rehabilitation and
preservation of rental housing.
Multi-Family Housing Deferred payment loans for rental housing with
Program -Supportive supportive services for the disabled who are
Housing homeless or at risk of homelessness.
Building Equity and
Growth in
Neighborhoods
(BEGIN)
CalHome
Transit-Oriented
Development
Program
Grants to cities to provide downpayment assistance
(up to $30,000) to low and moderate income first-
time home buyers of new homes in projects with
affordability enhanced by local regulatory incentives
or barrier reductions.
Grants to cities and non-profit developers to offer
home buyer assistance, including down payment
assistance, rehabilitation, acquisition/rehabilitation,
and home buyer counseling. Loans to developers for
property acquisition, site development,
predevelopment and construction period expenses
for homeownership projects.
Funding for housing and related infrastructure near
transit stations.
H-24 ~ Campbell General Plan
Acquisition
Rehabilitation
Home Buyer Assistance
Homeless Assistance
Public Services
New Construction
Acquisition
Reha bilitation
Home Buyer Assistance
Rental Assistance
Rental Assistance
Acquisition
Rehabilitation
New Construction
Acquisition
Rehabilitation
New Construction
Rental Assistance
Construction of Housing
"
"
"
"
"
"
"
"
0/
New Construction
Rehabilitation
Preservation
Conversion of nonresidential to rental
New Construction
Rehabilitation
Preservation
Conversion of nonresidential to rental
Homebuyer Assistance
.
0/
Pre development, site development,
site acquisition
Rehabilitation
Acq u isition/ re hab
Downpayment assistance
Mortgage financing
Homebuyer counseling
Capital improvements required for
qualified housing developments
Capital improvements enhancing
pedestrian or bike access from
qualified housing development to
nearest transit station
Land acquisition
0/
0/
0/
0/
0/
0/
./
0/
.
.
.
.
Table H-4: Financial Resources Available for Housing Activities
Affordable Housing
Innovation Fund
Regulations pending
Infilllncentive Grant
Program
CalHFA Residential
Development Loan
Program
CalHFA Homebuyer's
Downpayment
Assistance Program
3. Local Pro rams
Redevelopment
Housing Fund
Funding for pilot programs to demonstrate./
innovative, cost-saving ways to create or preserve
affordable housing.
Funding of public infrastructure (water, sewer, ./
traffic, parks, site clean-up, etc) to facilitate infill ./
housing development.
Low interest, short term loans to local governments ./
for affordable infill, owner-occupied housing./
developments. Links with CaIHFA's Downpayment
Assistance Program to provide subordinate loans to
first-time buyers.
CalHFA makes below market loans to first-time ./
homebuyers of up to 3% of sales price. Program
operates through participating lenders who originate
loans for CaIHFA. Funds available upon request to
qualified borrowers.(temporarily unavailable for new
reservations as of 12/19/08)
State law requires that at least 20% of ./
Redevelopment Agency funds be set aside for a wide ./
range of affordable housing activities governed by ./
State law. Campbell's 2009-2013 RDA Expenditure
Plan projects $8.2 million in Housing Set-Aside funds
will be available for housing activities during the 5
year period.
Housing Trust Fund Non-profit community based organization created
of Santa Clara County through the collaborative efforts of private and
(HTSCC) publiC sector organizations. The Campbell RDA has
identified a $450,000 contribution to the Trust Fund
over the planning period, which will be leveraged
with Trust Fund resources to increase the numbers
of households to be assisted.
4. Private Resources/Financing Programs
Federal National ./ Fixed rate mortgages issued by private mortgage ./
Mortgage Association insurers.
(Fannie Mae) ./ Mortgages that fund the purchase and
rehabilitation of a home.
./ Low Down-Payment Mortgages for Single-Family ./
Homes in under-served low-income and minority
cities.
Pooling process to fund loans for affordable
ownership and rental housing projects. Non-profit &
for profit developers contact member institutions.
Direct Subsidies to non-profit and for profit
developers and public agencies for affordable low-
income ownership and rental projects.
Home Works-Provides first and second mortgages
that include rehabilitation loan. City provides gap
financing for rehabilitation component. Households
earning up to 80% MFI qualify.
Source: City of Campbell, 2009.
Savings Association
Mortgage Company
Inc.
Federal Home Loan
Bank Affordable
Housing Program
Freddie Mac
./
Development of parks and open space
Water, sewer, or other utility service
improvements
Streets, roads, parking structures,
transit linkages, transit shelters
Traffic mitigation features
Sidewalks and streetscape
improvements
Site acquisition
Pre-development costs
./
./
Homebuyer Assistance
Acquisition
Rehabilitation
New Construction
./
./
./
Mutli-family Rental Housing
Homebuyer Assistance
Homeless with Special Needs
Home Buyer Assistance
./
./
Home Buyer Assistance
Rehabilitation
Home Buyer Assistance
./
New construction of rentals,
cooperatives, self help housing,
homeless shelters, and group homes
New Construction
./
./
Home Buyer Assistance combined with
Rehabilitation
Draft Campbell Housing Element I H-25
Administrative Resources
Described below are several non-profit agencies that have been involved or are interested in
housing activities in Campbell. These agencies serve as resources in meeting the housing needs of
the community. In particular, they are involved in the improvement of the housing stock, provision
of affordable housing, and/or housing assistance to households in need.
.
Catholic Charities of Santa Clara County
Catholic Charities is a Countywide non-profit organization that offers various housing programs to
assist persons with special needs, including single parents, the homeless, and those threatened with
homelessness. Under its Shared Housing Program, Catholic Charities helps single parents with one
or two small children find affordable rooms to rent in private homes. I.n partnership with the
Campbell Redevelopment Agency, Catholic Charities also offers the Rental Assistance Program,
providing temporary financial assistance to lower-income residents who are at risk of homelessness
due to an unexpected financial setback. Charities also helped Campbell preserve 100 units of
affordable housing in the San Tomas Gardens Apartments.
Mid-Peninsula Housing Coalition (MPHC)
Mid-Peninsula is an established regional non-profit organization involved in the development and
acquisition and rehabilitation of affordable rental housing. MPHC also has two affiliated
corporations that provide professional management services and on-site coordination of services to
residents. Between 1970 and the end of 2004, MPHC has designed and built or acquired and
rehabilitated almost 5,500 units of affordable housing throughout northern California. In
partnership with the Campbell Redevelopment Agency, MPHC acquired and rehabilitated 60 units in
the Sharmon Palms neighborhood. Additionally, MPHC has also been involved in the preservation of
affordable housing units that are at risk of converting to market rate uses.
.
Senior Housing Solutions
Senior Housing Solutions (SHS), formerly Project Match, is a Milpitas-based non-profit organization
that offers affordable housing opportunities for seniors. Under its Group Residence Program, SHS
provides affordable living spaces for seniors within a single-family home shared with 5 to 6 seniors.
SHS currently manages 37 units of affordable housing for seniors in San Jose, Santa Clara, Sunnyvale,
Campbell, Saratoga and Los Gatos. The average cost to live in a SHS shared home, including rent and
utilities, is $265 per month. Campbell has supported Senior Housing Solutions in acquiring three
homes in Campbell, providing affordable rental opportunities to 15 seniors.
.
H-26 I Campbell General Plan
.
.
.
Habitat for Humanity Silicon Valley
Habitat for Humanity is a non-profit, faith-based organization dedicated to building affordable
housing and rehabilitating homes for lower income families. Habitat builds and repairs homes with
the help of volunteers and partner families. Habitat homes are sold to partner families at no profit
with affordable, no-interest loans. Volunteers, churches, businesses, and other groups provide most
of the labor for the homes. Government agencies or individuals usually donate land for new homes
or write down the cost of the land. Incorporated in 1986, the Silicon Valley affiliate of Habitat for
Humanity has built 38 homes and rehabilitated one home in Santa Clara County. Since 2000, the
organization has completed six homes in Campbell for very low-income working families who had
previously lived in overcrowded apartment units.
Rebuilding Together Silicon Valley
This non-profit agency continues to partner with the City of Campbell in providing rehabilitation of
homes of very low income residents, in particular seniors and disabled so that they may live in
warmth, safety, and independence. Rebuilding home repairs will assist residents preserve affordable
housing by making necessary repairs. Many of repairs deal with roof patching, new furnaces,
upgrade wiring and plumbing, grab bars in the bathroom and banisters leading into homes.
Opportunities for Energy Conservation
Conventional building construction, use and demolition along with the manufacturing of building
materials have multiple impacts on our environment. In the United States, the building industry
accounts for:
./ 6S percent of electricity consumption
./ 30 percent of greenhouse gas emissions
./ 30 percent of raw materials use
./ 30 percent of landfill waste
./ 12 percent of potable water consumption
Interest in addressing these impacts at all levels of government has been growing. In 2004, the State
of California adopted legislation requiring LEED (Leadership in Energy and Environmental Design)
certification for new and renovated public buildings. Some local jurisdictions have not only adopted
similar standards for their public buildings, but have also required LEED certification for larger
commercial and residential developments.
LEED certification building standards are one piece of a coordinated green building program. In an
effort to promote green buildings, cities are adopting green building programs. Most local building
standards already consider energy and stormwater issues. In addition, many jurisdictions have
programs related to energy, recycling, water conservation, stormwater management, land use, and
public health. However, these programs are often overlapping and uncoordinated. One of the
primary goals behind establishing a green building program is to create a holistic, integrated design
approach to green building.
Draft Campbell Housing Element I H-27
A green building program considers a broad range of issues including community and site design,
energy efficiency, water conservation, resource-efficient material selection, indoor environmental
quality, construction management, and building maintenance. The end result will be buildings that
minimize the use of resources, are healthier for people, and reduce harm to the environment.
Both the public and private sectors currently offer grants, refunds, and other funding for green
building. In addition, developments built to green standards assist both the owners and tenants with
energy and maintenance costs over time. The following presents a variety of ways in which
Campbell can promote energy conservation and green building:
./' Develop green (energy-efficient and environmentally-sensitive) building standards for public
buildings.
./' Provide incentives, such as expedited plan check, for private developments that are building
green.
./' Encourage higher densities and mixed use development within walking distance of
commercial, thereby reducing vehicular trips and reducing greenhouse gas emissions.
./' Promote financial resources available through the California Energy Commission for use of
solar panels.
./' Provide resource materials and training opportunities regarding green building and energy
conservation.
./' Apply green building criteria to rehabilitation of single and multi-family buildings.
The City of Campbell has recently adopted the three Green policies as recommended by the Santa
Clara County Cities Green Building Collaborative (GBC). The Green Building Collaborative is a
subcommittee of the Santa Clara County Cities Association, charged with developing policy intended
to promote climate protection strategies and regional reductions in greenhouse gas emissions. The
City of Campbell's participation in the GBC was part of the Community Development Department's
2007-08 Work Plan to explore alternatives for enhancing green practices. GBC's three near-term
policy recommendations, adopted by Campbell, include the following:
./' Recognizing/adopting the LEED and GreenPoint Rated rating systems as a standard for green
building evaluation (this recommendation would not require the development of buildings
meeting the LEED or GreenPoint program standards);
./' Require the completion of a "Green Checklist" as part of development applications; and
./' Require LEED Silver certification for all new or renovated municipal buildings over 5,000
square feet.
The City of Campbell implemented a requirement for the submittal of a green building checklist,
beginning July 1, 2008 for single and multi-family construction. The adoption of this policy
emphasizes the City's leadership role in encouraging "green" building techniques. It both illustrates
Campbell's initiative to limit the environmental impact of municipal facilities, and also sets an
example for the community at large.
In addition to the three green policies, the City has adopted a Construction and Demolition Debris
Ordinance in 2008. This ordinance is intended to assist Campbell in maintaining a waste diversion
level of 50 percent in accordance with the mandate of the California Waste Management Act
adopted in 1989. Under the ordinance, contractors are required to recycle or reuse at least 50
H-2SI Campbell General Plan
.
.
.
.
.
.
percent of the construction and demolition debris waste tonnage from demolition projects greater
than 500 square feet, and all renovations or additions to an existing structure or construction of a
new structure, greater than 2000 feet or where const of the work exceeds $250,000, as determined
by the Building Office.
Energy Conservation Programs Offered through Local Utilities
In addition to green building, Campbell promotes energy conservation by advertising utility rebate
programs and energy audits available through Pacific Gas and Electric, particularly connected to
housing rehabilitation programs. Lower-income households are also eligible for State sponsored
energy and weatherization programs.
Some non-profit organizations also provide free energy audits. Bo Enterprises conducts free energy
audits for low income renters, and Sacred Heart received state grant funds to conduct the same.
Pacific Gas & Electric (www.pge.com)
Pacific Gas & Electric provides both natural gas and electricity to residential consumers in Santa
Clara County, including Campbell. The company provides a variety of energy conservation services
for residents and PG&E also participates in several other energy assistance programs for lower-
income households, which help qualified homeowners and renters conserve energy and control
electricity costs. These include the following:
· The California Alternate Rates for Energy (CARE) Program - Provides a 20 percent monthly
discount on gas and electric rates to income qualified households, certain non-profits,
facilities housing agricultural employees, homeless shelters, hospices and other qualified
non-profit group living facilities.
· The Relief for Energy Assistance through Community Help (REACH) Program - Provides
one-time emergency energy assistance to low income customers who have no other way to
pay their energy bill. REACH aims to assist who are in jeopardy of losing their electricity
services, particularly the elderly, disabled, sick, working poor, and the unemployed, who
experience severe hardships and are unable to pay for their necessary energy needs.
Customers who have experienced an uncontrollable or unforeseen hardship may receive an
energy credit up to $200.
· The Balanced Payment Plan (BPP) - Designed to eliminate big swings in a customer's
monthly payments by averaging energy costs over the year. On enrollment, PG&E averages
the amount of energy used by the household in the past year to derive the monthly BPP
amount. PG&E checks the household's account every four months to make sure that its
estimated average is on target. If the household's energy use has increased or decreased
dramatically, PG&E will change the amount of monthly payment so that the household does
not overpay or underpay too much over the course of a year.
· The low-Income Home Energy Assistance Program (L1HEAP) Block Grant - Funded by the
federal Department of Health and Human Services, it provides two basic types of services.
Draft Campbell Housing Element I H-29
Eligible low-income persons, via local governmental and nonprofit organizations, can receive
financial assistance to offset the costs of heating and/or cooling dwellings, and/or have their
dwellings weatherized to make them more energy efficient. This is accomplished through
these three program components:
.
o The Weatherization Program provides free weatherization services to improve the
energy efficiency of homes, including attic insulation, weather-stripping, minor
home repairs, and related energy conservation measures.
o The Home Energy Assistance Program (HEAP) provides financial assistance to
eligible households to offset the costs of heating and/or cooling dwellings.
o The Energy Crisis Intervention Program (ECIP) provides payments for weather-
related or energy-related emergencies.
. The Family Electric Rate Assistance (FERA) Program - PG&E's rate reduction program for
large households of three or more people with low- to middle-income. It enables low
income large households to receive a Tier 3 (131 percent to 200 percent of baseline) electric
rate reduction on their PG&E bill every month.
. Medical Baseline Allowance Program - PG&E offers additional quantities of energy at the
lowest (baseline) price for residential customers that have special medical or
heating/cooling needs.
In addition, PG&E launched a campaign to hand out one million compact fluorescent light bulbs
(CFLs) as part of Energy Star's "Change a Light, Change the World" campaign in October 2007. PG&E
is also educating its customers on how to work directly with manufacturers and retailers to discount
the bulbs at the point of sale and are working with state and local governments to promote
fluorescent lamp recycling through the California Take-It-Back Partnership.
.
.
H-30 I Campbell General Plan
-
HOUSING PLAN
Goals, Policies, and Programs
The goals and policies presented are implemented
through a series of housing programs offered
primarily through the City's Community Development
Department and Redevelopment Agency. Housing
programs define the specific actions the City will
undertake to achieve the stated goals and policies.
Campbell's housing plan for addressing identified
needs and related issues is detailed according to the
six areas listed below:
r-----..----.----.----.-----------..------,
! I
I
i
· Housing and Neighborhood Preservation;
· Housing Affordability;
· Housing Production;
· Provision of Adequate Residential Sites;
· Reduction of Governmental Constraints; and
· Promotion of Equal Housing Opportunity
e
The housing programs described on the following pages include existing programs as well as several
new programs that have been added to address the City's identified housing needs. The program
summary (Table H-S) included at the end of this section specifies for each program the following:
five-year objective{s), funding source{s), and agency responsible for implementation of the program.
Housing Element statutes now require an analysis of the needs of extremely low income (<30% AMI)
households, and programs to assist in the creation of housing for this population. The Campbell
Housing Element sets forth several programs that help to address the needs of extremely low
income households, including: Emergency Repair Grants (Program H-1.1b); Preservation of Assisted
Housing (Program H-2.1a); Section 8 Rental Assistance (Program H-2.2a); One-Time Rental
Assistance (Program H-2.2b); Shared Housing (Program H-2.Sa); Homeless Assistance/Shelter
Provisions (Program H-2.5b); Affordable Housing Development Assistance (Program H-3.1a); Zoning
Ordinance Revisions to facilitate special needs housing (Program H-S.3a); and Reasonable
Accommodations (Program H-6.3a).
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Draft Campbell Housing Element I H-31
Housing and Neighborhood Preservation
Goal H-1:
Maintain and enhance the quality of existing housing and residential
neighborhoods in Campbell.
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Policy H-l.l: Property Maintenance: Encourage property owners to maintain properties in sound
condition through the City's residential rehabilitation assistance programs and code
enforcement efforts.
Program H-1.1a: Housing Rehabilitation Loan Program: Through the Housing
Rehabilitation Loan program, the City provides financial
assistance to owners of owner occupied homes and mobile
homes that lack sufficient resources to make needed health and
safety repairs. Under this program, the maximum loan amount
is $40,000 for single-family homeowners and $15,000 for
owners of mobile homes. Eligible repair activities include (but
are not limited to) electrical upgrade, water heaters, plumbing,
roofs, exterior painting, energy efficient windows, and dry rot
and termite damage. Up to 25 percent of a loan can be used for
cosmetic improvements, such as paint and carpeting. Funds
may also be used for room additions to relieve household
overcrowding.
Five-year Obiective: The City will continue to offer the Housing
Rehabilitation Loan Program. Coordinate with Code
Enforcement to identify additional applicants, and conduct
targeted mailings. The City's objective is to assist 10 households
per years, for 50 households over the 2009-2014 planning
period.
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Program H-1.1b: Emergency Home Repair Grant Program: The City offers the
Emergency Home Repair Grant Program with assistance from
Rebuilding Together Silicon Valley to assist lower-income
families and seniors in making repairs to correct urgent safety
or health problems. Under the program, the average grant
amount is $2,500. Eligible repair items/activities include water
heater, furnace, roof, grab bars, exterior painting, and other
similar items.
Five-vear Obiective: The City will continue to offer the
Emergency Home Repair Grant Program. The City's objective is
to assist 10 households per year, for 50 households over the
five-year planning period.
H-32 I Campbell General Plan
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Program H-1.1c: Code Enforcement: The City administers a Code Enforcement
Program to preserve and maintain the livability and quality of
neighborhoods. Code enforcement staff investigates violations
of property maintenance standards as defined in the Municipal
Code as well as other complaints. When violations are identified
or cited, staff encourages property owners to make repairs or
seek assistance through the rehabilitation assistance programs
offered by the City or non-profit partners, if applicable. The City
will also continue code enforcement activities aimed at
identifying housing units in need of rehabilitation and repair,
providing referrals to City rehabilitation staff.
Five-year Obiective: The City will continue to administer the
Code Enforcement Program. The City will also establish an
annual goal for the Code Enforcement Officer to identify a
certain number of housing units (including ownership and rental
units in single- and multi-family buildings) that could qualify for
rehabilitation assistance.
Policy H-1.2: Acquisition and Rehabilitation: Strengthen multi-family neighborhoods through
partnership with non-profit housing providers in the acquisition and rehabilitation
of older residential structures, and maintenance as long-term affordable housing.
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Program H-1.2a: Multi-family Acquisition and Rehabilitation: Under this program,
the Redevelopment Agency assists non-profit housing
corporations in identifying and acquiring deteriorating and/or
problem properties in need of rehabilitation. Using set-aside
funds, the Agency may help acquire a property for a non-profit
organization, which in turn coordinates the rehabilitation,
maintenance, and management of the project. This is a means
of transforming residential structures in poor condition to
longer-term affordable housing for families and/or special
needs households. In the past, the Agency has worked
successfully with housing providers in rehabilitating the
Sharmon Palms, Rincon Gardens and San Tomas Gardens
projects.
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Five-year Obiective: The Redevelopment Agency will allocate
housing set-aside funds towards the acquisition and
rehabilitation of substandard multi-family properties. The City
will also coordinate the efforts of code enforcement and public
safety staff to identify deteriorating and/or problem properties
in need of rehabilitation and contact non-profit housing
providers regarding the availability of financial assistance for
the acquisition, rehabilitation and long-term management of
such properties.
Draft Campbell Housing Element I H-33
Housing Affordability
Goal H-2:
Improve housing affordability for both renters and homeowners in Campbell.
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Policy H-2.1: Preservation of Affordable Housing: Work with property owners, tenants and non-
profit purchasers to facilitate the preservation of assisted rental housing.
Program H-2.1a: Preservation of Assisted Housing: As of 2009, the City has a total
of 629 rent-restricted units in twelve developments in its
jurisdiction. While none of these units is considered at high risk
of conversion to market rents, three projects totaling 390 units
are technically considered at-risk due to the need for continued
renewals by the federal government of project-based Section 8
contracts. The City will take the following actions to facilitate
long-term preservation of these units:
. Monitor the at-risk units by continuing to maintain close
contact with property owners regarding their long-term
plan for their properties.
. Participate in the preservation of at-risk units by providing
financial and/or technical assistance to existing property
owners and/or other organizations interested in purchasing
and maintaining the properties should the owners be
interested in selling.
. Conduct tenant education by:
./ Notifying tenants at least one year prior to potential
conversion to market-rate housing.
./ Providing information regarding tenant rights and
conversion procedures should an owner decide to
convert his property to non-low-income use.
./ Offering tenants information regarding Section 8 rental
subsidies and other available assistance through City
and County agencies as well as non-profit organizations.
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Five-year Obiective: The City will maintain close contact
with the owners of the at-risk properties, and provide
financial and other assistance as necessary to maintain the
affordability of the 390 units at risk. When necessary, the
City will conduct tenant education and support tenants in
their search for alternative housing.
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H-34 I Campbell General Plan
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Policy H-2.2: Rental Assistance: Support the provision of rental assistance to lower-income
households.
Program H-2.2a:
Program H-2.2b:
Section 8 Rental Assistance: The Section 8 Rental Assistance
Program extends rental subsidies to very low-income
households, including families, seniors, and the disabled.
The Section 8 Program offers a voucher that pays the
difference between the current fair market rent (FMR) and
what a tenant can afford to pay (Le., 30% of household
income). The voucher allows a tenant to choose housing
that cost above the payment standard, provided the tenant
pays the extra cost. Approximately 300 Campbell residents
currently receive Section 8 assistance. Given the significant
gap between market rents and what very low income
households can afford to pay for housing, Section 8 plays a
critical role in allowing such households to remain in the
community, and is a key program to address the needs of
extremely low and very low income households.
Five-year Obiective: Through the County Housing Authority,
the City will continue to provide Section 8 rental assistance
to extremely low to very low-income residents. The City will
encourage landlords to register units with the Housing
Authority, and provide a handout for rental property
owners for distribution at the Business Licensing Division.
One-time Rental Assistance Program: In partnership with
Catholic Charities and Sacred Heart, the Campbell
Redevelopment Agency has offered a Rental Assistance
Program since 1997. Under this program, one-time or
temporary financial assistance is made available to lower-
income residents who are at risk of homelessness due to an
unexpected financial setback. The Redevelopment Agency
allocates $26,600 annually for assistance through this
program.
Five-year Obiective: In partnership with Catholic Charities,
Sacred Heart or other non-profit organizations, the
Redevelopment Agency will continue to offer temporary
financial assistance to lower-income residents at risk of
homelessness. The City's goal will be to assist at least 50
households annually, for 250 households over the planning
period.
Draft Campbell Housing Element I H-35
Policy H-2.3: Homeownership Opportunities: Support the provision of homeownership assistance
to lower- and moderate-income households.
Program H-2.3a:
Program H-2.3b:
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First Time Homebuyer Program: The First Time Homebuyer
Program is a specialized home finance program in which the
City offers deferred loans up to $25,000. The principle is
deferred and payable upon sale of the property. The first
loan may be refinanced at the discretion of the
Redevelopment Agency. An equity share amount may be
added to the principle owed if the buyer does not sell the
property to another income-qualified first-time home buyer.
The Homebuyer Program is designed to serve low- and
moderate-income families (up to 115% Area Median
Income) who have not owned a home in Santa Clara County
within the last three years.
Five-year Obiective: The Redevelopment Agency will
allocate $250,000 annually towards the First-Time
Homebuyer Program, with an annual goal to assist 10
households, for a total of 50 households during the planning
period. Promote the program in conjunction with the local
real estate community.
Mortgage Credit Certificate: The Mortgage Credit Certificate
(MCC) program is a federal program that allows qualified
first-time home-buyers to take an annual credit against
federal income taxes of up to 15 percent of the annual
interest paid on the applicant's mortgage. This enables
homebuyers to have more income available to qualify for a
mortgage loan and make the monthly mortgage payments.
The value of the MCC must be taken into consideration by
the mortgage lender in underwriting the loan and may be
used to adjust the borrower's federal income tax
withholding. The MCC program has covenant restrictions to
ensure the affordability of the participating homes for a
period of 15 years. The City of Campbell participates in the
MCC program through the County of Santa Clara.
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Five-year Obiective: The City will continue to participate in
the MCC program, working closely with the San Jose Real
Estate Board, local realtors and lenders, and the County to
promote the program. The City will also continue to make
available a brochure of all City housing programs, including
the MCC, and will continue to provide information about
the program on the City's web site.
H-36 I Campbell General Plan
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Program H-2.3c:
Foreclosure Prevention: While home foreclosures are not as
prevalent in Campbell as in many other areas of the County,
many residents are at-risk of defaulting on their mortgages
and potentially losing their homes. Several area agencies
provide foreclosure intervention counseling services,
including Neighborhood Housing Services Silicon Valley,
Project Sentinel, and Acorn Housing. The City will play an
active role in promoting the services of these and other
agencies to provide residents with the education and
resources to help reduce foreclosures.
Five-year Obiective: The City will promote available
foreclosure counseling services through its website, the
quarterly City newsletter, and a letter mailed to every
household in Campbell. The City will also subscribe to a
foreclosure tracking service to allow early contact with
households identified as in default on their mortgage
payments.
Policy H-2.5: Special Needs Housing: Assist in the provision of housing and supportive services to
persons with special needs, including (but not limited to): seniors, single parents
with children, persons with disabilities, the homeless, and those at risk of
homelessness.
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Program H-2.5a:
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Shared Housing Program: The City will continue to
encourage and support the provision of shared housing
opportunities in Campbell. Under a shared housing
program, a home provider, a person who has a home to
share, is matched with a home seeker, a person in search of
a home to share.
The City provides financial assistance to Catholic Social
Services of Santa Clara or other non-profits, to administer a
shared housing program for single-parent households in
Campbell. While the City is also interested in providing
shared housing services for its senior population, there are
currently no service providers in the area offering this
service.
Five-year Obiective: Continue to provide financial assistance
to Catholic Social Services of Santa Clara County to provide
shared housing services to single-parent households.
Contact nearby jurisdictions about their interest in
participating in a senior shared housing program, and
depending on the level of interest, contact key service
providers about re-establishing a program in the Silicon
Valley. Initiate contact with HIP Housing in San Mateo who
administers one of the largest senior shared housing
Draft Campbell Housing Element I H-37
programs in the nation about opportunities for expansion
into Santa Clara County.
Program H-2.5b:
Homeless Assistance/Shelter Provisions: The City will
continue to support area non-profit agencies that serve the
homeless and those at risk of becoming homeless.
Supported in part by financial and other assistance from the
City, these agencies offer emergency shelters, transitional
housing facilities, housing assistance, food, clothing, and job
referrals to persons in need. Organizations currently being
supported by the City include Emergency Housing
Consortium (EHC), InnVision, Catholic Charities and Sacred
Heart.
Five-year Obiective: The City will continue to financially
support area homeless shelter and service providers.
Program H-2.5c:
Physicallv Accessible Housing: Development of new housing
can provide an opportunity to increase the limited supply of
handicapped-accessible housing in Campbell. As part of new
residential development projects, the City will work with
developers and provide financial assistance as appropriate
to integrate physically accessible units.
Five-year Obiective: The City will work with developers to
increase the number of fully accessible housing units
compliant with American with Disabilities Act (ADA)
standards.
Housing Production
Goal H-3: Encourage the provision of housing affordable to a variety of household income
levels.
Policy H-3.1: Housing Development: Support the development of additional affordable housing
by non-profit and for-profit developers through financial assistance and/or
regulatory incentives.
Program H-3.1a:
Affordable Housing Development: Non-profit and for-profit
housing developers play an important role in providing
affordable housing in Campbell. The City has granted land
write-downs, regulatory incentives, and direct financial
assistance to a number of developers to provide both
ownership and rental housing to lower- and moderate-
income households. Non-profit developers that the City and
Redevelopment Agency will continue to work with include
H-3SI Campbell General Plan
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(but are not limited to): Habitat for Humanity Silicon Valley,
Catholic Charities, Mid-Peninsula Housing Coalition, Eden
Housing, and Bridge Housing. The City will work with these
and other developers to identify opportunities for new for-
sale town homes and mixed-use rental and for-sale
projects. Additionally, the City through the Redevelopment
Agency will continue, as funds permit, to contribute to the
Housing Trust Fund of Silicon Valley.
Five-year Obiective: The City will continue to grant land
write-downs, regulatory incentives, and/or direct assistance
to developers of affordable housing for families, seniors,
and those with special needs. Promote available assistance
to prospective developers in conjunction with the
residential sites inventory (Program H-4.1a), as
appropriated on a case-by-case basis. The City will also
meet with developers annually to facilitate the projects, as
part of their outreach process.
Policy H-3.2: Inclusionary Housing: Ensure that new residential development in Campbell
integrates units affordable to lower- and moderate-income households, or
contributes funds to support affordable housing activities. Create additional levels
of affordability within the Inclusionary Housing ordinance in a way that does not
create a governmental constraint to housing production.
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Program H-3.2a:
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Citywide Inclusionary Housing Ordinance Amendments:
Continue to implement the City-wide Inclusionary Housing
Ordinance to require 15 percent affordable units within
new residential projects of ten or more units. For-sale
housing is currently required to provide 15 percent
moderate units, whereas rental housing is required to
provide 15 percent very low and low income units, with at
least six percent very low income and nine percent of
low/moderate income. The City will revise the Inclusionary
Housing Ordinance to allow for case-by-case determination
on the appropriate percentage of low and moderate income
units within the 15 percent total requirement for for-sale
unit projects. The goal is to require, where feasible as
determined by the City Council, Very-Low and Low Income
affordable units in addition to the Moderate income units
currently required.
Develop policy within the Redevelopment Agency's 2009-
2014 Five Year Implementation Plan that would establish
criteria for the use and leverage of RDA Housing Funds to
help increase the number of very low and low income
Draft Campbell Housing Element I H-39
housing units than would otherwise be required under the
Inclusionary Housing Ordinance.
Five-year Obiective: Amend the Inclusionary Ordinance to
provide more flexibility for targeting lower affordability
levels. Establish policy direction for the use of RDA funds to
assist in achieving greater affordability.
Policy H-3.3: Green Building: Encourage the use of sustainable and green building design in new
and existing housing.
Program H-3.3a:
H-40 I Campbell General Plan
Green Building: The City is concerned about the continued
availability of all resources for the development of
affordable housing. The City of Campbell has recently
adopted three Green policies as recommended by the Santa
Clara County Cities Green Building Collaborative (GBC),
intended to promote climate protection strategies and
regional reductions in greenhouse gas emissions. GBC's
three near term policy recommendations, adopted by
Campbell, include the following:
. Recognizing/adopting the LEED and GreenPoint Rated
rating systems as a standard for green building
evaluation;
. Completion of a "Green Checklist" as part of
development applications; and
. LEED Silver certification for all new or renovated
municipal buildings over 5,000 square feet.
The City will work closely with applicants early in the
process to explain the City's Green Building goals and the
financial and environmental benefits that would be
incorporated into the projects. For example, a mixed-use
commercial/residential project (11,000 square feet retail/
108 townhouses and condominiums) was approved in April
2009 that required the project to achieve "GreenPoint
Rated" certification. The City will consider an ordinance to
strengthen the green building requirements.
The City has also adopted a Construction and Demolition
Debris Ordinance in 2008, intended to help and maintain a
waste diversion level of at least 50 percent in accordance
with the mandate of the California Waste Management Act.
Five-year Obiective: Develop the City's leadership role in
encouraging "green" building techniques. The City provides
information about the LEED guidelines and the Green
Building checklist on the City's website. Campbell
participated with other agencies in the region to establish
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common thresholds for Green Buildings. The City will
evaluate these thresholds, as well as others currently in use
in the region, and determine Campbell's desired thresholds.
An ordinance to implement the Green Building
requirements will be considered in 2010.
Provision of Adequate Residential Sites
Goal H-4: Provide adequate housing sites through appropriate land use and zoning
designations to accommodate the City's share of regional housing needs.
Policy H-4.1: Residential Sites: Assist developers in identifying sites suitable for residential and
mixed use development, and facilitate development through the provision of
financial and regulatory incentives, as appropriate.
Program H-4.1a:
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Housing Opportunity Sites: As part of the update to the
Housing Element, a parcel-specific analysis of vacant and
underutilized sites was conducted to identify Opportunity
Sites for development within the planning period. The
Opportunity Sites analysis identifies 18 sites that have
adequate capacity to address Campbell's 2009-2014
housing production goals. In order to specifically encourage
and facilitate development on these Opportunity Sites, the
City will undertake the following actions:
· Contact property owners within the Opportunity Sites
to discuss the City's desire to develop housing in these
areas and the availability of financial and regulatory
development incentives.
· Allow for reductions in parking for properties within 1/4
mile of light rail.
· Post the Housing Element sites inventory on the City's
website as a tool for developers, and provide as a
handout at the public counter. Update on an annual
basis in conjunction with the General Plan progress
report.
· Provide technical assistance to property owners and
developers in support of lot consolidation, including
assessor parcel data and information on density and
design incentives.
· Assist developers in completing funding applications in
support of development, and as appropriate, provide
local funds and/or land as leverage.
Five-year Obiective: Maintain an active listing of residential
and mixed use Opportunity Sites, and update annually.
Where appropriate, provide regulatory concessions and
financial assistance to encourage housing development.
Draft Campbell Housing Element I H-41
Policy H-4.2: Mixed-Use Development: Promote mixed-use development where housing is
located near jobs, services, shopping, schools, and public transportation.
Program H-4.2a:
H-42 I Campbell General Plan
Mixed-Use Development: Within Campbell, there are
several areas where a mix of uses is encouraged. Adding
residential development along some of the City's
commercial corridors will create activity along the street,
provide a variety of housing types near work, shopping and
transportation; and enhance public safety.
The City will ensure that residential development is included
in the mixed-use projects on opportunity sites in order to
address RHNA goals. Mixed-use development will be
located next to sidewalks or landscape setback areas
adjacent to the public street to enhance visibility,
pedestrian access and interaction with the commercial uses.
The maximum floor area ratios (FAR) are contained in
specific land use policies within each Area or Specific Plan.
Residential densities are not counted against the allowable
FAR.
The inclusion of residential uses in new mixed-use
developments will be encouraged through the use of
incentives such as reduced parking requirements, such as
shared parking between commercial and residential uses. In
addition, residential uses will be encouraged by not
counting the Floor Area Ratio (FAR) of the residential
component towards the project FAR. Similarly, the
commercial portion of the project does not count against
the density of the residential portion. In this way, sites that
are currently being occupied by commercial uses may be
redeveloped with residential and commercial uses,
improving the financial feasibility of projects. Furthermore,
a reduction in the required open space for the residential
component may be granted where site characteristics
preclude fulfillment of the entire open space requirement.
Five-vear Obiective: The City will continue to allow and
promote residential uses in conjunction with commercial
and/or office uses. The City may provide financial, technical,
and/or other assistance to facilitate mixed-use development
along commercial corridors and around transit stations.
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Policy H-4.3: Planned For Densities: To encourage the efficient and sustainable use of land, the
City encourages residential development that is proposed near existing light rail
stations (within 1/4 mile radius) and/or within the boundaries of the Winchester
Boulevard Plan and East Campbell Avenue plan areas, to achieve at least 75 percent
of the maximum General Plan Land Use category densities.
Program H-4.3a:
The City will work closely with property owners and
developers to inform them of this policy and its purpose to
encourage infill development, create pedestrian oriented
areas, reduce vehicle miles travelled and improve air
quality. Unique site circumstances relating to interface with
adjoining residential properties will require a degree of
flexibility as to the application of this policy to limit
potential environmental impacts resulting from projects.
Five-year Obiective: The City will review proposals for
residential and mixed-use development and strive to
achieve "planned-for" densities within the specified areas of
this policy.
Removal of Governmental Constraints
Goal H-5:
Minimize the impact of potential governmental constraints on the maintenance,
improvement and development of housing.
Policy H-5.1: Regulatory Incentives: Provide regulatory and/or financial incentives where
appropriate to offset or reduce the costs of affordable housing development,
including density bonuses and flexibility in site development standards.
Program H-S.la:
Density Bonus: In compliance with current State law, the
City offers denSity bonuses and regulatory incentives/
concessions to developers of affordable and/or senior
housing in all residential zones. Applicants of residential
projects of five or more units may apply for a density bonus
and additional incentive(s) if the project provides for one of
the following:
· 10 percent of the total units for lower income
households; or
· 5 percent of the total units for very low income
households; or
· A senior citizen housing development or mobilehome
park that limits residency based on age requirements
for housing for older persons; or
· 10 percent of the total dwelling units in a condominium
for moderate income households.
Draft Campbell Housing Element H-43
Program H-5.1b:
H-44 I Campbell General Plan
As per State Law, the amount of density bonus varies
according to the amount by which the percentage of
affordable housing units exceeds the established minimum
percentage, but generally ranges from 5 to 35 percent
above the specified General Plan density. In addition to the
density bonus, eligible projects may receive one to three
additional development incentives, depending on the
proportion of affordable units and level of income targeting.
The following development incentives may be requested:
. Reduction in required on-site parking as described in
CMC Section 21.20.120(4);
. Expedited processing pursuant to a mutually agreed
upon schedule; and,
. Deferral of the collection of impact fees on market rate
units until issuance of a certificate of occupancy.
Five-year Obiective: The City will continue to offer density
bonus and/or regulatory incentives/ concessions to
facilitate the development of affordable and/or senior
housing. The City will advertise its density bonus provisions
on its website, explain how density bonuses work in tandem
with inclusionary requirements, and promote in discussions
with prospective development applicants.
Modified Parking Standards: In addition to parking
reductions available to affordable and senior housing
projects under the City's density bonus ordinance,
Campbell's Planning Commission has the authority to
determine that certain circumstances warrant an
adjustment. to a project's parking requirements. Such
circumstances include, but are not limited to, the proximity
of a project to light rail stations, transit corridors, or major
employment centers. The Commission may also allow for
shared parking for mixed-use projects.
Five-year Obiective: The City will continue to offer modified
parking standards, on a case-by-case basis, as a way to
facilitate development of projects with reduced parking
demands.
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Policy H-S.2: Secondary Dwelling Units: Provide for the infill of modestly priced rental housing by
encouraging secondary units in residential neighborhoods.
Program H-S.2a:
Secondary Dwelling Units: A secondary dwelling unit is a
separate dwelling unit that provides complete, independent
living facilities for one or more persons. It includes
permanent provisions for living, sleeping, cooking, eating,
and sanitation on the same parcel as the primary unit is
situated. Given the limited developable land remaining in
Campbell, integrating secondary dwelling units in existing
residential neighborhoods presents an opportunity for the
City to accommodate needed rental housing. The
development of secondary dwelling units is effective in
dispersing affordable housing throughout the City and can
provide housing to lower-income persons, including seniors
and college students. Approximately 1,000 single-family
parcels in Campbell are of sufficient size to add a secondary
dwelling unit.
Five-year Obiective: The City will facilitate the construction
of new second units by making information available to the
public.
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Policy H-S.3: Revise the City's Zoning Code to clarify provisions for transitional and supportive
housing, emergency shelters and Single Room Occupancy (SRO) facilities.
Program H-S.3a:
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Zoning Text Amendments: As part of the Governmental
Constraints analysis for the Housing Element update and
pursuant to new requirements under SB 2, several revisions
to the Campbell Zoning Code have been identified as
appropriate to better facilitate the provision of a variety of
housing types. These zoning revisions include:
· Specifically list manufactured housing as a permitted
use within the R-l zone, subject to architectural
requirements within the parameters of State law.
· Revise the current zoning definition of "family"
consistent with state and federal fair housing laws.
· Add single room occupancy (SRO) facilities within the
Code's definition section, and conditionally allow
them within the R-3-S zone.
· Eliminate the CUP and spacing requirements for
transitional housing in residential zones.
· Identify emergency shelters as a permitted use in that
portion of the M-l zone bounded generally by
Camden Avenue, Los Gatos Creek County Park,
Hacienda Avenue and Winchester Boulevard. See
Figure H-2.
Draft Campbell Housing Element I H-45
Emergency shelters will be subject to the same
development and operational standards as other permitted
uses in M-l zone. However, the City will develop written,
objective standards to regulate the following, as permitted
under SB 2:
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. The maximum number of beds or persons permitted
to be served nightly by the facility;
. Off-street parking based on demonstrated need, but
not to exceed parking requirements for other
residential or commercial uses in the same zone;
· The size and location of exterior and interior on site
waiting and client intake areas;
· The provision of onsite management;
· The proximity of other emergency shelters, provided
that emergency shelters are not required to be more
than 300 feet apart;
· The length of stay;
· Lighting;
. Security during hours that the emergency shelter is in
operation.
Five-year Obiective: Amend the Zoning Ordinance in 2010 to
make explicit provisions for a variety of special needs housing.
Develop objective standards to regulate emergency shelters as
provided for under SB 2.
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Promotion of Equal Housing Opportunity
Goal H-6: Promote equal opportunity for all residents to reside in the housing of their choice.
Policy H-6.1: Fair Housing: Support the provision of fair housing services.
Program H-6.1a:
Fair Housing Program: The City will continue to support
programs that provide fair housing information and referral
to Campbell residents. Project Sentinel, a non-profit
organization, offers fair housing investigative and
enforcement services in northern California, including Santa
Clara County. The organization also conducts educational
seminars for owners and managers of rental property, as
well as free workshops for tenants to address rights and
responsibilities. Project Sentinel receives funding from local
cities and counties as well as the federal Department of
Housing and Urban Development (HUD). The City of
Campbell will continue to allocate a portion of its Business
License Fees to support Project Sentinel and promote the
services of the organization.
.
H-46 ~ Campbell General Plan
.
.
.
Policy H-6.2:
Five-year Obiective: The City will coordinate with Project
Sentinel to conduct training for Campbell rental property
owners and managers to provide information on standard
lease agreements, and tools to address problem tenants
within the parameters of fair housing law. The City will
provide fair housing information through its web site and
the Profile, a quarterly newsletter that goes out to all
Campbell households. In addition, fair housing posters will
be posted at City Hall, the community center, and the
library.
Rights of Tenants and Landlords: Assist in educating tenants and landlords, and
settling disputes between the two parties.
Program H-6.2a:
Rental Increase Dispute Resolution Ordinance and Rent
Mediation Program: The purpose of the Rental Increase
Dispute Resolution Ordinance is to permit landlords a fair
and reasonable return on the value of their property while
protecting tenants from excessive and unreasonable rent
increases. The ordinance establishes a process for the
resolution of tenant/landlord disputes concerning rent,
housing services or proposed evictions. Under the
ordinance, landlords must provide a 60-day written notice
of the amount of a rent increase to tenants if the rent
increase is 10 percent or higher.
Under the Rent Mediation Program, Campbell renters and
rental property owners of four or more units participate in
counseling, conciliation, and mediation regarding their
rights and responsibilities under California tenant/landlord
law. Participation in the program is mandatory, but the
outcome is advisory.
Five-year Obiective: The City will continue to enforce the
Rental Increase Dispute Resolution Ordinance and offer the
Rent Mediation Program. The City will continue to make
program brochures available at the public counter and
other public locations. The City will also continue to mail out
to new rental property owners a packet of information
regarding the City's Rent Mediation Program as well as
contact information for tenant/landlord and fair housing
services.
Draft Campbell Housing Element I H-47
Housing Accessibilitv: Address the special needs of persons with disabilities through
provision of supportive housing, homeowner accessibility grants, and provision of
reasonable accommodation procedures.
Policy H-6.3:
Program H-6.3a:
.
Reasonable Accommodation: It is the policy of the City of
Campbell to provide reasonable accommodation for
persons with disabilities seeking fair access to housing in the
application of its zoning laws. Chapter 21.50 of the Zoning
Code sets forth the process for making a request for
reasonable accommodation for residential and non-
residential buildings. The Community Development Director
serves as the reviewing body for the request, unless the
project for which the request is being made requires some
other discretionary and use permit or approval, thereby
eliminating the need for a zoning variance.
Five-year Obiective: The City will continue to implement the
Reasonable Accommodation ordinance. Periodically analyze
the City's processes to determine any constraints to the
development, maintenance and improvement of housing
for persons with disabilities.
Table H-S: Housing Implementation Programs Summary
.
Housing and Neighborhood Conservation
H-1.1a Facilitate home
Housing rehabilitation.
Rehabilitation Loan
Program
H-l.lb
Emergency Home
Repair Grant
Program
H-1.1c
Code Enforcement
Facilitate home
rehabilitation.
Ensure ongoing
maintenance of housing
stock.
Acquire & rehabilitate
deteriorating
properties.
H-1.2a
Multi-family
Acquisition/
Rehabilitation
Housing Affordability
H-2.1a Preserve assisted
Preservation of housing stock.
Assisted Housing
H-48 ~ Campbell General Plan
Assist 50 households.
Coordinate with Code
Enforcement. Conduct
targeted mailings.
Assist 40 households.
CDBG Community
Development
Conduct annual
mailings
CDBG/set Community
-aside Development/
fund RDA
2009-2014
Establish annual goal to ID CDBG Community
units suitable for rehab Development
Identify deteriorating Set-aside RDA
properties. Contact non- funds
profit providers re:
acquisition opportunities.
Monitor at-risk units. Set-aside Community
Participate in preservation. funds Development;
Conduct tenant education. RDA
Establish annual
goal for rehab
Contact non-
profits by 2010.
Contact at-risk
property
owners on an
annual basis
.
. Table H-5: Housing Implementation Programs Summary
H-2.2a Assist extremely low Encourage landlords to HUD Community Prepare and
Section 8 Rental and very low-income register units with Housing Section 8 Development; disseminate
Assista nce households with rental Authority; prepare handout Housing Authority property owner
payments. for rental property owners. of Santa Clara handout in
County 2009.
H-2.2b Provide emergency Assist 50 households. Set-aside RDA; Catholic On-going
One-time Rental rental assistance to funds Charities/Sacred
Assistance Program prevent homelessness. Heart; non-profit
providers
H-2.3a Expand home- Assist 50 households. Set-aside RDA Ongoing
First Time ownership Promote program through funds advertisement
Homebuyer opportunities to the real estate community. of program
Program moderate income Advertise through
households. brochures and on City's
website.
H-2.3b Expand home- Promote program in County Community Ongoing
Mortgage Credit ownership conjunction with the real Development advertisement
Ce rtificate opportunities. estate community. of program
Advertise through
brochures and on City's
website.
H-2.3c Prevent home Promote foreclosure Set-aside Community Initiate
Foreclosu re foreclosures. counseling via City funds Development; foreclosure
Prevention newsletter, website and RDA outreach in
. direct mail. Initiate early 2009
contact with households
delinquent on mortgage
payments.
H-2.5a Support provision of Assist 25 single-parent CDBG Community Contact cities
Shared Housing shared housing households in finding Development; and service
Program opportunities. shared housing. Contact Catholic Charities agencies in
cities and service providers 2010
about re-establishing a
senior shared housing
program.
H-2.5b Coordinate efforts with Allocate funds to homeless CDBG Community Annual CDBG
Homeless Silicon Valley service providers. Development; allocation
Assistance/ Shelter jurisdictions and service EHC; InnVision process.
Provisions providers to assist the
homeless.
Housing Production
H-3.1a Increase supply of Provide financial assistance Set-aside Community 2009-2014
Affordable Housing affordable housing. and regulatory incentives. funds Development;
Development Market in conjunction with RDA
Sites Inventory.
(Program H-4.1a)
Meet with developers
annually to facilitate
projects by outreach.
.
Draft Campbell Housing Element I H-49
Table H-5: Housing Implementation Programs Summary .
H-3.2a Increase affordable Revise Zoning Code to General; Community Update
Citywide housing within market- provide deeper income Set-aside Development; Implementation
Inclusionary Housing rate developments. targeting. Provide policy funds RDA Plan in 2009.
Ordinance direction for use of RDA Revise Zoning
funds to assist inclusionary Code in 2010.
units.
H-3.3a Promote energy Require completion of General Community 2009
Green Building conservation and "Green Checklist" for single Development
sustainable design in and multi-family
new and existing development.
development. City will evaluate and
Work closely with determine thresholds for
Applicants early in Green Buildings, when
process to explain compared to other regional
Green Building goals & agencies.
benefits. Consider ordinance for
City to consider implementation of Green
ordinance to strengthen Building requirements in
the Green Building 2010.
requirements.
Provision of Adequate Housing Sites
H-4.1a Provide adequate sites Maintain active listing of General; Community Contact
Sites Inventory to meet City's share of Opportunity Sites; contact Set-aside Development; property
regional housing needs. property owners; promote funds RDA owners in 2010. .
sites on website and update Update sites
annually. inventory on
annual basis.
H-4.2a Encourage mixed -use Provide regulatory General; Community 2009-2014
Mixed-Use projects. incentives and assistance to Set-aside Development;
Development Ensure residential support mixed-use funds RDA
development is development.
included in mixed-use
projects on opportunity
sites.
H-4.3a Promote compact Inform developers of policy General Community Inform
Planned for development by to achieve at least 75% of Development developers in
Densities encouraging properties General Plan density within conjunction
to develop to General specified areas. with application
Plan densities. submittal
Removal of Governmental Constraints
H-5.1a Provide density and Advertise density bonus General Community 2009-2014
Density Bonus other incentives to provision on City website; Development
facilitate affordable promote in discussion with
housing development. prospective developers.
H-5.2a Facilitate development Continue to implement General Community 2009-2014
Secondary Dwelling of second units. City's ordinance, and Development
Units promote second units as a
viable housing option.
H-SO I Campbell General Plan .
.
.
.
Table H-5: Housing Implementation Programs Summary
H-5.3a Provide appropriate Amend Zoning Code to General Community Amend the
Zoning Text zoning to facilitate the make explicit provisions for Development Code in 2010
Amendments provision of affordable a variety of special needs
and special needs housing. Develop objective
housing. standards to regulate
emergency shelters.
Promotion of Equal Housing Opportunity
H-6.1a Further fair housing Advertise program through County Community Conduct
Fair Housing practices in Campbell. City website and CDBG; Development; property
Program newsletter, and through Business Project Sentinel manager
Recreational pamphlet. License training in 2010
Coordinate with Project Fees
Sentinel to conduct
property manager training.
H-6.2a Assist in settling Continue to offer & CDBG Community 2009-2014
Rent Mediation disputes/issues advertise program. Provide Development;
Program between tenants & program brochures at Project Sentinel
landlords. public counter. Mail new
property owners
information.
H-6.3a
Reasonable
Accommodation
Facilitate the provision
of housing for the
disabled population.
Continue to provide
reasonable
accommodation.
Periodically analyze
processes to ID any
potential constraints to
persons with disabilities.
General
Community
Development
Evaluate
processes in
2011
QUANTIFIED OBJECTIVES:
TOTAL UNITS TO BE CONSTRUCTED: 892 units (100 extremely low, 99 very low, 122 low, 158 moderate, 413 above
moderate)
TOTAL UNITS TO BE REHABILITATED WITH CITY ASSISTANCE: 90 units (45 very low, 45 low)
TOTAL UNITS TO BE CONSERVED: 300 extremely low and very low-income (Section 8) rental subsidies, 390 very low income
assisted units at low risk of conversion
Draft Campbell Housing Element I H-51
.
.
.
.
.
.
APPENDIX At
Housing Element Technical Report,
CITY OF CAMPBELL
TABLE OF CONTENTS
Section
Page
1. INTRODUCTION...................... .......................... ............................................. Al-3
2. HOUSI NG NEEDS ASSESSMENT ...................................................................... Al-4
A. Demogra phic Profile.. ................ ............... ............. ...... ..................... ........................ Al-4
B. Household Cha racteristics........ ................ ........... .......... ............. ................... ........... AI-9
C. Housing Stock Cha racteristics ............... .................... ....................... ..... ................... AI-18
D. Regiona I Housing Needs......... .......................... ..... ...... ........... .......... ........... ............. AI-28
3. HOUSI NG CONSTRAI NTS ............................................................................... Al-32
A. Market Constraints.......... ................ ......... ........... ......... .............. ....... ....................... AI- 32
B. Governmental Constraints ...... ........ ......... ........ ......... ................. ....................... ....... AI-34
C. Environ mental Constraints................................................ ........... ............................ AI-53
4. HOUSI N G ACCOM PLISH M ENTS ......................... ............................................ AI-55
A. Evaluation of Accomplishments under Adopted Housing Element .........................AI-55
Appendix AI: Housing Element Technical Report I AI-I
Chart
2-1
2-2
2-3
2-4
2-5
2-6
2-7
2-8
2-9
2-10
2-11
2-12
2-13
2-14
2-15
2-16
2-17
2-18
2-19
2-20
2-21
2-22
2-23
2-24
2-25
2-26
2-27
2-28
3-1
3-2
3-3
3-4
3-5
3-6
3-7
3-8
4-1
4-2
CITY OF CAMPBELL
HOUSING ELEMENT TECHNICAL REPORT
TABLE OF CONTENTS
.
Page
Regional Population Growth Trends .................... .................................................... A1-4
Age Distribution....................................................................................................... A1-5
Racia I and Eth n ic Com position..................... ............................................... ............. A1-6
Ed ucationa I Level..................... ............ ........................ ............... ................................... A1-7
Employment Profile ...................................... ................. ........................ .................. A1-7
Major Employers in Campbell.................................................................................. A1-8
Jobs to Employed Residents Ratio 2005.................................................................. A1-8
House hold Characteristics....................................................................................... A1-9
State Income Categories .............. ............................................... ........ ..................... A1-10
Mea n Househo Id Income 2005................................. ............. .................................. A1-10
House hold Income Leve Is ..................................................... ................................... A1-11
Income by Owner / Renter Tenure .......................................................................... A1-11
Special Needs Groups. ........ ...... ................ ...... ........................................ .... ............. A1-12
Homeless Facilities/Providers in Nearby Areas ....................................................... A1-16
Regional Housing Growth Trends ............................................................................ A1-18
Housi ng Type............................................................................................................ A1-19
Housing Tenu re ...... ..... ........ ..... ............................... .................... .......... ................... A1-19
Yea r Housing Built ............................ ............. ........ .............................. ........ ..... ........ A1-20
Home and Condominium Sales Prices, October 2007-September 2008................. A1-21
Survey of Vacant Rental Units, October 2008 ......................................................... A1-22
2008 Maximum Affordable Housing Cost, Santa Clara County............................... A1-23
2008 Maximum Affordable Rents, Santa Clara County........................................... A1-24
Inventory of Assisted Rental Housing ...................................................................... A1-25
Renta I Subsidies Required ............... ............... ................................ ...................... ... A1-27
Overcrowded Households 2000............................................................................... A1- 29
Housing Overpayment ...... ........... ........................... ........... ..... .... ........ ... ..... ..... ..... ... A1-29
Severe Housing Cost Burden by Type and Tenure ................................................... A1-30
Regional Housing Needs Allocation 2007-2014....................................................... A1-31
Home Purchase and Improvement Loans 2007....................................................... A1-33
Land Use Categories Permitting Residential Use..................................................... A1-34
Residential Development Standards........... .................... .......... ............................... A1-35
Parking Req uirements.............................................................................................. A1- 36
Housing Types Permitted by Zone ........................................................................... A1-40
Average Time Frames for Development Applications ............................................. A1-49
Pia n n i ng a nd Development Fees.............. ............................................................... A1-50
City and Non-City Fees for Single-family and Multi-family Residences ................... A1-51
Review of Housing Accomplishments under 2001 Housing Element ...................... A1-56
Summary of Quantified Objectives ........................... ............................................... A1-60
.
.
Al-2 ~ Campbell General Plan
.
.
.
1. INTRODUCTION
This Housing Element Technical Report provides the detailed background information used in
developing the Element's policies and programs for the 2009-2014 planning period. Providing the
technical information in a separate report allows the City to focus the Element itself on housing
strategies and solutions. This Technical Report consists of the following sections:
· Housing Needs Assessment (Section 2), which describes and analyzes Campbell's
population, household, and housing characteristics and trends;
· Housing Constraints (Section 3), which assesses potential market, governmental, and
other constraints to the development and affordability of housing; and
· Housing Accomplishments (Section 4), which evaluates the City's progress in
implementing the housing programs established in the 2001 Housing Element.
This Technical Report is prepared using various sources of information. Data from the 1990 and
2000 Census on population and housing is used primarily for evaluating change over the period, and
compares it to the corresponding data from the County. Several data sources are used to update the
2000 Census including:
· Population data is updated by the State Department of Finance, and school enrollment
data from State Department of Education;
· Housing market information, such as home sales and rents, is updated through
newspaper and internet rent surveys and DataQuick sales transactions;
· Public and non-profit agencies are consulted for data on special needs groups, the
services available to them, and gaps in the system;
· Lending patterns for home purchase and home improvement loans are provided
through the Home Mortgage Disclosure Act (HMDA) database;
· Major Employers are provided by the City of Campbell Finance Department;
· Association of Bay Area Governments (ABAG) Projections 2007 and ABAG's Regional
Housing Needs Determination (May 15, 2008) provides demographic projections and
information on future housing needs;
· Comparative data for income levels of various groups is provided by the Comprehensive
Housing Affordability Strategy, 2000; and
· Information on Campbell's development standards are derived from the City's Zoning
Ordinance.
Appendix Ai: Housing Element Technical Report I Ai-3
2. HOUSING NEEDS ASSESSMENT
.
This section of the Housing Element discusses the characteristics of the City's population and
housing stock as a means of better understanding the nature and extent of unmet housing needs.
The Housing Needs Assessment is comprised of the following components: A) Demographic Profile;
B) Household Profile; C) Housing Stock Characteristics; and D) Regional Housing Needs.
A. Demographic Profile
The type and amount of housing needed in a community are largely determined by population
growth and various demographic variables. Factors such as age, race/ethnicity, occupation, and
income level combine to influence the type of housing needed and the ability to afford housing. This
section addresses population, age, race/ethnicity and employment of Campbell's residents.
1. Population Trends
<Chart 2-1 presents population growth trends in Campbell from 1990-2008, and compares this
growth to neighboring jurisdictions and the entire County of Santa Clara. In the years from 1990-
2000, Campbell's population increased by a modest six percent, a level of growth similar to the
nearby cities of Los Gatos and Saratoga, although only half that of the County as a whole. Similarly,
from 2000-2008, the City increased in population by a mere five percent, whereas the County grew
by nearly twice this amount.
Saratoga
Santa Clara County
Sources: 1990, 2000 Census;
State Department of Finance 2008 - population and Housing Estimates.
36,048
27,357
782,248
93,613
28,061
1,497,577
38,138
28,592
894,943
102,361
29,843
1,682,585
40,161
30,296
989,496
115,503
31,592
1,837,075
.
6% 5%
5% 6%
14% 11%
9% 13%
6% 6%
12% 9%
Chart 2-1: Regional Population Growth Trends
Campbell
Los Gatos
San Jose
Santa Clara
The Association of Bay Area Governments (ABAG) produces population estimates as part of its
program of projecting future growth in the Bay Area. The latest projections series, Projections 2007,
documents Campbell's 2005 population at 38,300, and projects a constant five percent increase in
population in each of the 2005-2015 and 2015-2025 periods, resulting in an estimated 2025
population of 42,000. Countywide population projections continue to evidence a higher rate of
growth than Campbell, with a 12 percent increase projected during 2005-2015, and 10 percent
increase during 2015-2025. Two-thirds of the county's population growth during these periods is
expected to occur within San Jose and its Sphere of Influence.
.
Al-4 I Campbell General Plan
.
.
.
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, and
compares this with the County as a whole. Like many communities nationwide, Campbell's
population is aging. The City's median age was 32.5 in 1990, and had increased to 35.2 years by
2000, in contrast to a median age of 34.0 County-wide. During the 1990s, the number of middle age
adults (45 to 64) increased by 29 percent, compared to the City's overall population growth of six
percent. 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) remains the largest segment (40%) of the City's
population, largely be attributable to the County's high tech workforce, and the variety of rental and
ownership opportunities in Campbell attractive to this age group.
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.
Chart 2-2: Age Distribution
Preschool (Ages 0-4) 2,584 7% 2,491 7% 7%
School Age (5-17) 4,507 13% 5,728 15% 18%
College Age (18-24) 3,799 11% 2,910 8% 9%
Young Adults (25-44) 15,596 43% 15,346 40% 35%
Middle Age (45-64) 6,194 17% 7,960 21% 21%
Senior Adults (65+) 3,368 9% 3,703 10% 10%
TOTAL 36,048 100% 38,138 100% 100%
Median Age 32.5 35.2 34.0
Sources: 1990, 2000 Census.
Several trends could become apparent over the coming decade. Senior citizens can be expected to
continue to comprise a growing segment of Campbell's population as the city's middle age "baby
boomers" (45 to 64) age in place. Also, if the school age population in 2000 continues to live in
Campbell, the college age (18 to 24) population will grow gradually. Given these trends, there is a
continued need to expand housing opportunities for seniors and younger adults in Campbell.
Appendix Ai: Housing Element Technical Report I Ai-S
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. While whites continue to comprise the largest race/ethnic
group in Campbell at 66 percent, their share of the population has decreased steadily over the past
two decades, while the other primary race/ethnic groups grew noticeably both 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 nine percent in 1990 to 14
percent in 2000. The Hispanic share grew from 11 percent to 13 percent, while the proportion of
Blacks remained steady at two percent. The number of residents in the "Other Race" category grew
dramatically in large part because unlike prior Census efforts, the 2000 Census allowed respondents
to identify themselves as members of more than one racial group.l
Chart 2-3: Racial and Ethnic Composition
White 28,029 78% 25,168 66% 44% .
Hispanic 3,839 11% 5,083 13% 24%
Asian/Pacific Islander 3,281 9% 5,430 14% 26%
Black 677 2% 932 2% 3%
Other Race 222 1% 1,525 4% 3%
TOTAL 36,048 100% 38,138 100% 100%
Sources: 1990, 2000 Census.
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
2007/08, a total of 47 percent of the student population were Asians (11%), Hispanics (32%), and
Blacks (4%).
1 For 2000, the "Other Race" category includes American Indians and Alaska Natives, and persons who identified
themselves as "Some other race" and "Two or more races."
2 Data was compiled from the Education Data Partnership website (http://www.ed-data.k12.ca.Us/)
Al-6 I Campbell General Plan
.
e
.
.
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. The
State Employment Development Department estimates that as of December 2008, 22,800 Campbell
residents are in the labor force, with 6.6 percent unemployment, compared to a Countywide
unemployment rate of 7.7 percent and Statewide rate of 9.1 percent. California's unemployment
has risen 3.2 percentage points from one year ago, compared to a 2.8 percent point increase in
Santa Clara County and 2.4 percentage point increase in Campbell, reflective of the current
economic recession.
The educational level of Campbell
residents is 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 11 percent in the
City, compared to 18 percent
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 24: Educational Level
· Campbell City . Santa Clara County
40.00%
30.00%
20.00%
..
10.00%
0.00%
<High School High School Some College College Degree
Chart 2-5: Employment Profile
Managerial! Professional 7,485 34% 10,951 50%
Sales, Technical, Admin. 8,065 37% 5,417 25%
Service Occupations 2,070 10% 2,243 10%
Production/ Crafts/ Repair 2,408 11% 1,740 8%
Operators, Fabricators, labor 1,657 8% 1,400 6%
Farming, Forestry, Fishing 131 1% 8 0%
Total 21,816 100% 21,759 100%
Sources: 1990, 2000 Census.
Chart 2-5 describes the types of occupations held by Campbell residents. As of 2000, three-quarters
of residents were employed in either managerial/professional occupations (50%), or
sales/technical/administrative occupations (25%). Relatively higher paying jobs are in both
categories, except for certain sales positions, translating into higher incomes for the residents
engaged in these activities. The number of residents employed in managerial/ professional positions
increased by 46 percent from 1990 to 2000. In contrast, there were noticeable declines in the
number of residents engaged in the occupational categories of production/ crafts/ repairs;
operators/ fabricators/ laborers; and farming/ forestry/ fishing.
ABAG estimates Campbell's 2005 employment at 22,470. Health, Education and Recreational Service
industries comprise 30 percent of the City's jobs, followed by Financial/ Professional (24%),
Appendix AI: Housing Element Technical Report AI-7
Manufacturing/ Wholesale/ Transportation (17%)
and Retail (16%). Chart 2-6 identifies the major
employers in Campbell, and illustrates a mix of
medium-sized high tech, retail, and professional
firms. In 2007, ABAG projected Campbell's
employment to grow to 23,900 by 2015, reflecting
a six percent increase during 2005-2015, well
below the 16 percent increase projected
Countywide. Although local job growth is
anticipated to be rather limited, an expansion in
regional employment will likely impact the
housing market in Campbell.
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).
.
Qualcom Inc. 325
JDA Software Group 300
Fry's Electronics 287
Home Depot 257
Whole Foods 235
Barracuda Networks Inc 210
Talk City Inc. 195
City of Campbell 161
Safeway 159
Mohler, Nixon & Williams Accountancy 150
Durham School Services LP 143
Elephant Bar 141
Pacific Netsoft, Inc. 138
Century 21 Alpha 129
Kohl's 117
Kaiser Permanente Medical Group 116
Adorno Construction, Inc. 114
Children's Recovery Center 100
Hunter Laboratories 100
Nova Salon Systems 100
Onstor, Inc. 100
Rock Bottom Brewery 100
Sanco Pipelines, Inc. 100
Universal Janitorial Maintenance 100
West Valley Construction 100
Source: City of Campbell, Finance Department, 2008.
.
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 result in 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 estimates for 2005,
Campbell has a jobs/employed residents
ratio of 1.2. As exhibited below in Chart 2-7,
Campbell has one of the most balanced
ratios in Santa Clara County.
Al-8 I Campbell General Plan
Chart 2-7: Jobs to Employed Residents Ratio (2005)
Campbell
Cupertino
Los Gatos
Mountain View
San Jose
Santa Clara
Saratoga
Sunnyvale
Santa Clara County
Sources: ABAG Projections, 2007
1.2
1.5
1.4
1.6
0.9
2.1
0.6
1.2
1.2
.
e
B. Household Characteristics
Household type and size, income levels, the presence of special needs populations, and other
household characteristics determine the type of housing needed by residents. This section details
the various household characteristics affecting housing needs.
1. Household Type
According to the 2000 Census, Campbell is home to 15,920 households, of which 57 percent are
families. Families are comprised of married couple families with or without children as well as other
family types, such as female-headed households with children. Non-families, including singles, and
other households, make up 42 percent of households in Campbell. As was the case in 1990, singles
comprised roughly 30 percent of all households in the City.
Chart 2-8: Household Characteristics
Total Households 15,312 100% 15,920 100%
Families 8,849 58% 9,121 57%
With Children 3,857 (44%) 4,452 (49%)
Without Children 4,992 (56%) 4,669 (51%)
Singles 4,438 29% 4,846 30%
Other 2,025 13% 1,953 12%
. Average Household Size 2.35 2.38
Sources: 1990, 2000 Census.
The composition of households in Campbell remained relatively unchanged between 1990 and 2000
(Chart 2-8). There are, however, two noteworthy trends. First, the number of families with children
increased by 15 percent, while the number of families without children dropped by six percent.
According to the Census, from 1990 to 2000, the average household size increased slightly from 2.35
to 2.38 persons per household. This slight increase since 1990 reflects the growth in the number of
families with children, an increase in ethnic groups with larger family sizes, and households
"doubling up" to save on housing costs.
.
Appendix A1: Housing Element Technical Report I A1-9
2. Household Income
Household income is the most important factor affecting housing opportunity, determining a
household's ability to balance housing costs with other basic necessities of life. Income levels can
vary considerably among households, based upon tenure, household type, location of residence,
and/or race/ethnicity, among other factors.
Income Definitions
The State and Federal government classify household income into several groupings based upon the
relationship to the County adjusted median income (AMI), adjusted for household size. The State of
California utilizes the income groups presented in Chart 2-9. However, federal housing programs
utilize slightly different income groupings and definitions, with the highest income category
generally ending at less than 95 percent AMI. For purposes of the Housing Element, the State
income definitions are used throughout, except for the data that have been compiled by the federal
Department of Housing and Urban Development (HUD) and is specifically noted.
Chart 2-9: State Income Categories
Extremely low 0-30% AMI
Very low 0-50% AMI
low 51-80% AMI
Moderate 81-120% AMI
Above Moderate 120%+ AMI
Source: Section 5000093 of the California Health and Safety Code
Based on projections from the Association of Bay Area Governments (ABAG) for the year 2005, the
mean household income of Campbell residents was $83,800, compared to $101,000 in 2000. As
seen in Chart 2-10, household income in Campbell was comparable to that in San Jose and Santa
Clara, but well below that in Los Gatos. The 2005 Countywide mean household income was $97,900,
approximately 15 percent above that of Campbell.
Chart 2.1 0: Mean Household Income 2005
200.000
180.000
160.000
140.000
120.000
100.000
80.000 I
60.000
40.000
20.000
Campbell Los Gatos
COl.lnty Aver.g.
I I
SAnta Clan
Saratoga
San Jose
At-tO I Campbell General Plan
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.
Chart 2-11: Household Income Levels
Extremely Low Income (<30% AMI) 1,599 10% 1,636 10%
Very Low Income (31-50% AMI) 1,513 10% 1,559 10%
Low Income (51-80% AMI) 1,341 9% 1,629 10%
Moderate Income and above (>80% AMI) 10,859 71% 11,089 70%
Total 15,312 100% 15,913 100%
Source: Comprehensive Housing Affordability Strategy, 2000 (http://socds.huduser.org/chas/reports).
Chart 2-11 illustrates that the City of Campbell has remained relatively unchanged from 1990 to
2000 with their number of households and proportion of the four income categories. There has
been a slight increase with households earning low incomes (from 9% to 10%), and a consequent
decrease in those earning moderate incomes and above (from 71% to 70%). As indicated, in 2000,
70 percent of all households in the City earned moderate incomes and above (> 80% of the AMI),
with a relatively even distribution between extremely low, very low, and low income households.
Extremely low income households - those earning less than 30 percent of area median income _
face the most significant housing needs. Nearly half of Campbell's 1,600 extremely low income
households are senior citizens. As seniors are typically on fixed incomes, an increase in rents can
have a considerable impact on extremely low income senior renters. Senior homeowners with
extremely low incomes also face significant needs related to maintaining their homes.
Income by Household Tenure
Table 2-12 shows the income level of Campbell residents by household tenure. A significantly higher
percentage of renter households (41%) were lower income (<80% AMI) compared to residents who
owned their homes (19%). The presence of approximately 2,200 extremely low and very low income
renter households is of particular significance as market rents in Campbell exceed the level of
affordability for these households. A high level of housing overpayment is verified by the 2000
census which identifies 83 percent of extremely low income and 88 percent of very low income
renters as spending greater than 30 percent of their income on housing. The high incidence of lower
income renter households is of particular significance as market rents in Campbell exceed the level
of affordability for lower income households, discussed in greater detail in the Housing Affordability
section later in Section C. The median income of Campbell's renter households in 2000 was $51,371,
compared to $88,485 for homeowners.
Chart 2-12: Income by Owner I Renter Tenure
Extremely Low Income (<30% AMI) 1,228 15% 408 5% 10%
Very Low Income (31-50% AMI) 1,032 13% 527 7% 10%
Low Income (51-80% AMI) 1,087 13% 542 7% 10%
Moderate Income and above
(>80% AMI) 4,840 59% 6,249 81% 70%
Total 8,187 100% 7,726 100% 100%
Source: Comprehensive Housing Affordability Strategy, 2000 (http://socds.huduser.org/chas/reports).
Appendix Ai: Housing Element Technical Report I Ai-11
3. Special Needs Groups
Certain groups have greater difficulty
in finding decent, affordable housing
due to their special needs and/or
circumstances. Special circumstances
may be related to one's employment
and income, 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 farm workers.
Chart 2-13 summarizes the special
needs populations in Campbell. 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.
Chart 2-13: Special Needs Groups
.
(38%)
16%
(37%)
(63%)
(44%)
15%
7%
(48%)
572 (52%)
10%
(52%)
Senior Households**
Renter
Owner
Seniors living alone
Persons with Disability
Large Households**
Renter
Owner
Female-headed Households
With related children
Farmworkers***
Homeless****
Total Persons I Household
Sources: 2000 Census (unless otherwise noted).
* Numbers in ( ) reflect the % of the special needs group, and not the %
of the City Population / Households. For example, of the City's large
households, 48% are renters and 52% are owners
** Source: Comprehensive Housing Affordability Strategy, 2000
*** Persons employed in Farming, Forestry or Fishing Occupations
**** 2007 Santa Clara County Homeless Census
.
Senior Households
Senior households typically have special housing needs due to three primary concerns - income,
housing and health care costs, and physical disabilities. According to the 2000 Census, seniors (age
65 and older) comprise of 15 percent of the City's households. Some of the special needs of seniors
are as follows:
. Disabilities: Of Campbell's senior population, 38 percent (1,415 persons) have a work
disability and/or self-care or mobility limitation.
. Limited Income: Many seniors have limited income available for health and other expenses.
Because of their retired status, half of Campbell's senior households earn extremely low to
very low-incomes (<50% AMI).
. Overpayment: Nearly half Campbell's seniors spend greater than one-third of their incomes
on housing costs, considered "housing overpayment." Overpayment is particularly prevalent
among senior renters, with two-thirds overpaying.
Al-12 I Campbell General Plan
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Over 60 percent of elderly households in Campbell are homeowners. Because of physical and/or
other limitations, senior homeowners may have difficulty in performing regular home maintenance
or repair activities. Furthermore, the installation of grab bars and other assistance devices in the
home may be needed. Nearly 45 percent of the City's senior households live alone. To encourage
shared housing and extend the ability of seniors to remain in their homes, the City has in the past
contracted with Project Match to offer a homesharing program for seniors. Unfortunately this
program is no longer provided, and Catholic Charities' home sharing program focuses on single-
parent families.
Campbell is home to an estimated 930 senior renter households. While high market rents can be a
particular concern among this group, Campbell is fortunate to have numerous assisted rental
options for seniors. As shown later in Chart 2-23, Campbell has three large senior housing projects,
providing over 450 rental units and including 390 units affordable to lower income seniors. In
addition, Merrill Gardens, a national assisted living provider, received approval for 99 senior
apartments (19 very low income), 28 non-age restricted units, a 21 bed Alzheimer's care facility, and
16,000 square feet of restaurant and retail space on Winchester Boulevard near a light rail station.
The State Department of Social Services (2008) identifies 14 licensed care facilities for seniors in
Campbell, providing a total of 284 beds. The City has also provided financial support to three senior
group homes, providing affordable rents to 15 seniors in a supported living environment. Finally,
225 seniors in Campbell receive Section 8 rental assistance from the Santa Clara County Housing
Authority, although with 308 additional seniors on the waiting list, there remains an unmet need for
assistance.
Through the Campbell Senior Center, which caters to seniors over the age of 50, the City also
provides programs and services for seniors to facilitate social interaction and foster independence.
Services include information and referral; education classes, physical and leisure activities; social
activities; transportation assistance and lunches. The Senior Center is a nutrition site under the
Countywide Senior Nutrition Program, where congregate meals are made available to persons over
the age of 60. There are two Meals on Wheels Programs available, through the Council on Aging and
the Health Trust Programs, which provides hot or ready meals for homebound seniors who are
unable to cook or shop for themselves. The Adult Center services also include providing a case
manager who provides in-home, comprehensive social service assistance, to the City's isolated, low-
income, at-risk elderly; employment/housing referrals and seasonal homeowners and renters
assistance.
Persons with Disabilities
Persons with disabilities 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. Disabilities are defined as mental, physical or health
conditions that last over six months. The Census tracks the following types of disabilities:
. 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;
. Mobility limitation: refers to a physical or mental condition lasting over six months which
makes it difficult to go outside the home alone; and
. 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.
Appendix Ai: Housing Element Technical Report I Al-13
A total of 5,450 persons with disabilities reside in Campbell, representing 15 percent of the City's
population 16 years old and above. Approximately 39 percent of these residents are faced with
mobility/self care limitations, 31 percent have physical limitations, and the remaining 30 percent
have both sensory and mental disabilities. Of the City's senior population, over one-third have one
or more types of disabilities.
.
The living arrangement of disabled persons depends on the severity of the disability. Many persons
live at home in an independent fashion or with other family members. To maintain independent
living, disabled persons may need assistance. This can include special housing design features for the
disabled, income support for those who are unable to work, and in-home supportive services for
persons with medical conditions among others. Accessible housing can also be provided via senior
housing developments. Campbell has adopted Reasonable Accommodation procedures to facilitate
zoning modifications for persons with disabilities, and makes rehabilitation funds available to
income qualified households for accessibility improvements. The City also funds Rebuilding Together
Silicon Valley to provide residential handicapped modifications.
The State of California Community Care Licensing Division identifies five adult residential facilities in
Campbell that provide 24-hour non-medical care for adults ages 18-59 who are unable to provide
for their own daily needs. These five facilities provide capacity for 31 adults, and include two adult
residential facilities and three adult residential facilities for persons with special health care needs.
The Silicon Valley Independent Living Center (SVILC) provides a variety of services to persons with
disabilities in Santa Clara County. SVILC serves over 1,000 County residents annually. Services
offered include: information and referral, vocational training and placement, residential training,
legal and personal advocacy, peer and individual counseling, housing referrals, and personal
assistance referrals and placement. To help its clients locate affordable, accessible housing, SVILC
maintain a database of accessible and subsidized housing throughout Santa Clara County.
.'
Rental assistance through the County Housing Authority also helps disabled persons afford housing
in Campbell. As of Fall 2008, 110 Campbell residents with disabilities received Section 8 assistance
through the Housing Authority, with over 400 disabled 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
(VTA). 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.
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 1,092 large households, 48 percent (520) of which are renter households; half
of Campbell's large renter households earn lower incomes. Based on the CHAS (Comprehensive
Housing Affordability Strategy) Databook prepared by HUD, 70 percent of Campbell's large renter
Al-14 ~ Campbell General Plan
.
.
.
.
households suffer from one or more housing problems, including housing overpayment,
overcrowding and/or substandard housing conditions.
The CHAS Databook identifies 1/298 rental units in Campbell with three or more bedrooms, in
general, the appropriate sized units for a large household with five or more members. In contrast,
the City has 520 large renter households, indicating that Campbell has an adequate supply of rental
units to house its large families. However, with 3-bedroom apartments commanding a median rent
of $2/200/ the affordability of Campbell's large rental units remains an issue.
Of the 411 Campbell households receiving Section 8 assistance from the County Housing Authority
(Fall 2008)/ 16 are large families. With Section 8 assistance, these families are able to afford two- to
three-bedroom units in the community.
Female-headed Households
Female-headed households with children often require special consideration and assistance as a
result of their greater need for affordable housing, accessible day care, health care, and other
supportive services. Because of their relatively lower incomes and higher living expenses, such
households usually have more limited opportunities for finding affordable, decent, and safe housing.
Campbell is home to 1/602 female-headed households, of which half have children under 18 years
old. Of those households with children, 101 (16%) lived in poverty. These households are a
particularly vulnerable group because they must balance the needs of their children with work
responsibilities.
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. Under the program, Catholic
Charities provides screening of c1ients, education about shared housing, and a "living together
agreement" that specifies rent, deposit, and policies of occupation. An average of four to five
Campbell households are assisted under this program annually.
Campbell also provides financial support to two non-profit agencies to offer shelter and counseling
services to victims of domestic violence.
Homeless Persons
In January 2007/ the cities of Santa Clara County and the County jointly sponsored a two-day
homeless count to assess the homeless population. The 2007 Santa Clara County Homeless Census
and Survey involved two components: 1) a point-in-time count of street and sheltered homeless,
and 2) one-on-one interviews of over 1/000 homeless. The comprehensive, two-day homeless count
identified approximately 5/100 homeless people on the streets, and an additional 2/100 in
emergency shelters, transitional housing, and domestic violence shelters.
Appendix Ai: Housing Element Technical Report I Ai-iS
Key findings of the homeless count and supplementary interviews include:
. Approximately half of homeless survey respondents had been homeless for more than one
year, with 20 percent homeless for more than three years.
. Over one-third of the County's homeless were living in vehicles and encampments.
. 30 percent of survey respondents indicated the primary cause of their homelessness was
due to the loss of a job, with 20 percent indicating alcohol or drug use was the primary
factor.
. While over 70 percent of the unsheltered homeless were men, five percent were families.
. Approximately 25 percent of respondents indicated they were experiencing a physical
disability. 25 percent indicated they were experiencing mental illness.
Within the City of Campbell, the 2007 Homeless Survey identified 96 homeless people, including 54
people in cars/RV's/vans or encampments, 38 individuals in street locations, and four people in
families. No homeless were identified in shelters within the City. According to the Campbell Police
Department (2008), there are approximately 20-30 homeless persons in the City on any given day.
The majority of the homeless persons are single men who congregate and sleep in encampments at
the Los Gatos Creek Trail that passes through Campbell, while some congregate under the
overpasses of Highway-17. 75 percent of the homeless persons in Campbell are chronically
homeless.
There are three major types of facilities that provide shelter for homeless individuals and families:
emergency shelters, transitional housing, and permanent housing. These types of facilities are
defined below:
. Emergency Shelter: provides overnight shelter and fulfills a client's basic needs (i.e. food,
clothing, medical care) either on-site or through off-site services. The permitted length of
stay can vary from one day at a time to two months, depending upon whether the shelter is
short-term or long-term.
. Transitional Housing: a residence that provides housing for up to two years. Residents of
transitional housing are usually connected to rehabilitative services, including substance
abuse and mental health care interventions, employment services, individual and group
counseling and life skills training.
. Permanent Housing: refers to permanent housing that is affordable in the community or
permanent and service-enriched permanent housing that is linked with on-going supportive
services (on-site or off-site) and is designed to allow formerly homeless clients to live at the
facility on an indefinite basis.
Chart 2-14: Homeless Facilities/Providers in Nearby Areas
Emergency Shelter
Asian Americans for Community Involvement
City Team Rescue Mission
Cold Weather Shelter (EHC)
Hospitality House, Salvation Army
Our House Youth Services (EHC)
San Jose Family Shelter
Support Network for Battered Women
12 Women with children San Jose
52 Single men Sa n Jose
125 Single men & women Sunnyvale
24 Single men San Jose
10 Homeless & run-away youth San Jose
143 Families San Jose
Domestic Violence Shelter- Sa n Jose
18 Women and Children area
Al-16 ~ Campbell General Plan
.
.
.
.
.
.
Chart 2-14: Homeless Facilities/Providers in Nearby Areas
Emergency Shelterlfransitional Housing
InnVision - Commercial Street Inns, Community
Inns, Julian Street Inn, and Montgomery Street
Inns
James Boccardo Reception Center (EHC)
Transitional Housing
Working men, women & children,
mentally ill men & women
Families & single adults
212
San Jose
370
San Jose
Next Door - Women with Children
Women & children - victims of
domestic violence
Worker housing - men, women and
children
Women & children
San Jose
19
San Jose
St. Joseph's Cathedral, Social Ministry Office
45
San Jose
YWCA - Villa Nueva
Permanent Housing
Markham Plaza (EHC)
Monterey Glenn Inn (EHC)
Pensione Esperanza SRO (Catholic Charities)
126
50
95
109
Men & women
Men & women
Men & women
San Jose
San Jose
San Jose
Sobrato House Youth Center 9 apts, 10 Youth
shelter beds
Sources: Santa Clara County 2005-2010 Consolidated Plan; San Jose 2005-2010 Consolidated Plan.
San Jose
As a smaller city, Campbell does not have any permanent emergency shelters, although during the
month of February, the Methodist Church sponsors a rotating shelter for men who have jobs but
can't afford housing. 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 to a variety of persons in need,
including working men, women and children, and mentally ill persons. InnVision serves clients in
Campbell based on the availability of space in the inns at San Jose. However, if there are no available
spaces, clients get referred to anyone of the 20 sites of InnVision, some of which are located
outside of San Jose. 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 2007 and 2008, 76
homeless persons from Campbell stayed in shelters provided by EHC and 52 homeless persons in
shelters provided by InnVision.
Campbell provides funding support to both Catholic Charities and Sacred Heart to provide one-time
financial assistance to lower-income residents who are at risk of homelessness due to an
unexpected financial setback. Approximately 120 Campbell residents are assisted on an annual basis
through these programs.
Appendix A1: Housing Element Technical Report ~ A1-1?
Farm workers
Farmworkers are traditionally defined as persons whose primary incomes are earned through .
seasonal agricultural labor. They have special housing needs because of their relatively low income
and the unstable nature of their job (i.e. having to move throughout the year from one harvest to
the next). According to the 2000 Census, there were eight Campbell residents employed in farming,
forestry, and fishing occupations. These individuals accounted for less than one percent of the City's
total employed residents. Given that there are so few persons employed in agricultural-related
industries, the City can address their housing needs through its overall housing programs.
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
As of January 2008, the State Department of Finance estimates identified 16,932 housing units in
Campbell. Between 1990 and 2000, the City's housing stock increased by only three percent, with an
additional four percent increase from 2000-2008.
Chart 2-15: Regional Housing Growth Trends
.
12~,<)
10o/.)
8%
6%
4%
2%
0%
. % Growth
(t990-2000)
.1
_I
. % Growth
(2000.ZOOS)
~
i'
.~
(J
o.
~
(oj
0"
v
*_ ~'t>
{::O')O ~....'lj
'b. ~~
~.
~ !C:\
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~.~ ~~o
r;}.
,
tb'lj
Chart 2-15 compares Campbell's housing growth during the past two decades with nearby
communities and the County as a whole. As shown, housing growth levels in Campbell are similar to
the comparably small-sized cities of Saratoga and Los Gatos. In contrast, the larger cities of San Jose
and Santa Clara, along with the County as a whole, have experienced housing growth rates more
than double that of the smaller communities. The City's 2001 General Plan and subsequent rezoning
provided expanded opportunities for residential development in Campbell, primarily along major
commercial corridors and adjacent the new Vasona Light Rail Stations and the City has begun to
evidence a limited amount of infill activity in these areas.
.
Ai-iS I Campbell General Plan
e
The City is currently working on providing upgraded infrastructure in the East Campbell Avenue and
North Winchester Boulevard areas to support higher density development. In 2007, Campbell
received a Priority Development Area (PDA) designation from ABAG to facilitate transit-oriented
development within the Redevelopment Project Area.
2. Housing Type and Tenure
Chart 2-16 presents the mix of housing types in Campbell. Of the City's nearly 17,000 housing units
in 2008, 56 percent were single-family homes (including attached and detached) and 43 percent
were multi-family units. The City also contains over 250 mobile homes, comprising one percent of
the City's housing. The vacancy rate in Campbell remains a low 2.2 percent.
Single-Family 8,846 53% 9,436 56%
Detached 6,863 41% 7,341 43%
Attached 1,983 12% 2,095 12%
Multi Family 7,224 45% 7,239 43%
2-4 Units 2,451 14% 2,438 14%
5+ Units 4,773 31% 4,801 28%
. Mobile Homes/Other 278 2% 257 1%
Total Units 16,348 100% 16,932 100%
Vacancy Rate 2.20% 2.23%
Sources: Census 2000. State Department of Finance 2008 - Population and Housing Estimates
Note: The 2000 Census includes other units such as RII, Boat, Van etc within Mobile Home category
Housing tenure refers to whether a housing unit is owned, rented or is vacant. Tenure is an
important indicator of the housing climate of a community, reflecting the relative cost of housing
opportunities, and the ability of residents to afford housing. Tenure also influences residential
mobility, with owner units generally evidencing lower turnover rates than rental housing. According
to the 2000 Census, 48 percent of Campbell's households were homeowners, below the 60 percent
ownership rate Countywide, although reflecting a slight increase from the City's 47 percent
homeownership rate in 1990.
Chart 2-17: Housing Tenure
Owner 7,199 47% 7,748 48%
Renter 8,107 53% 8,242 52%
Total 15,306 100% 15,990 100%
Sources: 1990, 2000 Census.
.
Appendix Ai: Housing Element Technical Report I Al-19
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 provides a breakdown of the housing stock by the year built (2000 Census). As of 2008,
54 percent of housing units in Campbell are over 35 years old and almost 28 percent 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.
Chart 2-18: Year Housing Built
~939orcarlicr -_ 3% I
1990- 20JO
2000 -2.008 - J
25%
"-
lIS
CII
>-
1940- 1949
1950-1959
1960-1969
1970-1979
1980- 1989
,
I
~4%
.
:!.
':;j
10
~6%
----+ f---
0%
50;
IU
10%
15%
20%
25%
30%
% of Total Units
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. According to
the City of Campbell's Code Enforcement Officer, Campbell does not receive many housing related
complaints. In the year 2008, there were 18 housing complaints out of a total of 222 complaints and
in the year 2007, there were again 18 housing complaints out of a total of 240 complaints. Around
50 percent of the complaints have to do with property maintenance issues. The most common
complaints that are received are related to mold problems, non-functional heating systems,
plumbing issues and missing smoke detectors. In lower income areas, graffiti and trash is a common
issue. In most cases, the Code Enforcement Officer asks the tenant to contact the owner to fix the
problem, but hazardous issues are immediately addressed. Code enforcement staff identifies the
following residential areas with rehabilitation needs: Ravens Court; some apartment complexes near
Safeway off Winchester Boulevard; a few residential areas on Hamilton Avenue; and Phoenix Drive
and Dover Way off Of E. Hamilton Avenue.
.
Al-20 I Campbell General Plan
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.
.
Also, some of the units on Sharmon Palms Lane and Sobrato Drive need rehabilitation as they have
been subject to deterioration over time with illegal dumping and plastic tarps attached from the
fence to the four-plexes covering the side yards causing a fire hazard. When violations are identified
and/or cited, staff encourages 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. The Campbell Redevelopment Agency has
also worked successfully with non-profit housing developers and the County Housing Authority to
rehabilitate the Sharmon Palms, San Tomas Gardens projects and most recently, Rincon Gardens.
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 provides information on all sales of existing and new single-family homes and
condominiums within the Campbell city limits from October 1, 2007 - September 30, 2008. A total of
251 single-family home sales were recorded during this period, with three and four bedroom units
comprising 85 percent of all homes sold. Median sales prices ranged from $705,000 (one-bedroom)
to $906,000 (five-bedroom), with prices varying significantly based on location. Most homes were
well over thirty years in age, 1965 being the average year built. Unit sizes are relatively modest,
averaging only 1,700 square feet. The overall median home price in Campbell was $735,000 for a
1,700 square foot home built in 1965.
Chart 2-19: Home and Condominium Sales Prices, October 2007 - September 2008
Single-Family Homes
1 1 $750,000 $750,000 800 sq. ft. 10,200 sq. ft. 1940
2 20 $150,000 - $1,250,000 $705,000 1,200 sq. ft. 8,900 sq. ft. 1947
3 140 $150,000 - $2,250,000 $715,000 1,500 sq. ft. 7,100 sq. ft. 1963
4 72 $170,000 - $1,286,000 $795,000 2,000 sq. ft. 7,600 sq. ft. 1971
5 18 $285,000 - $1,475,000 $906,000 2,700 sq. ft. 9,200 sq. ft. 1977
Total 251 $150,000 - $2,250,000 $735,000 1,700 sq. ft. 7,600 sq. ft. 1965
Condominiums
1 9 $149,000 - $413,000 $275,000 730 sq. ft. 1980
2 56 $144,000 - $681,000 $440,000 1,100 sq. ft. 1976
3 44 $139,000 - $935,000 $610,000 1,600 sq. ft. 1988
4 2 $513,000 - $770,000 $642,000 1,680 sq. ft. 1990
Total 111 $139,000 - $935,000 $505,000 1,285 sq. ft. 1981
Source: Dataquick On-Line Real Estate Database: 10/1/07-9/30/08.
Appendix Ai: Housing Element Technical Report I Al-21
Approximately one-third of all units sold in Campbell during this one-year period were
condominiums. Median prices for condominiums ranged from $275,000 to $642,000, with an overall
median price of $505,000. Whereas the vast majority of single-family homes were three and four
bedroom units, condominiums were predominately two and three-bedroom units, selling for
significantly less than similarly sized single-family homes. Condominiums are thus helping to fill a
gap for smaller, less expensive ownership housing in the City.
.
Home foreclosures are having a major impact on housing sales throughout the State. In November
2008, nearly 40 percent of all resale homes in Santa Clara County were foreclosures. Within
Campbell, www.Realtytrac.comidentifies 129 residential properties in various states of foreclosure:
40 defaults, 32 trustee sales, and 57 bank-owned properties (January 2009). This represents
approximately two percent of all properties in the County in foreclosure.
Current rental housing costs in Campbell were
obtained through a rent survey compiled from
internet and newspaper sources. Chart 2-20
enumerates the rental ranges as well as the
median rents for apartment units, condominiums/
townhomes and single family homes in Campbell.
The median rents for apartment units in Campbell
range from $1,175 for a studio, $1,355 for a one-
bedroom unit, $1,705 for a two-bedroom unit, to
$2,200 for a three-bedroom unit. (Rental data
were available for over thirty apartment
complexes, including smaller projects with less
than 20 units and larger ones with over 200 units).
Interestingly, median rental rates for town homes
and single-family homes were fairly comparable to
that of apartments.
Al-22 I Campbell General Plan
Chart 2-20: Survey of Vacant Rental Units
October 2008
Apartments
Studio $1,175 - $1,275 $1,175
1 $1,080 - $1,798 $1,355
2 $1,300 - $2,049 $1,705
3 $1,700 - $2,821 $2,200
Condominiums / Townhomes
2 $1,695 - $2,295 $1,750
3 $1,825 - $2,950 $2,200 .
Single Family Home
3 $2,000 - $2,300 $2,200
4 $1,900 - $4,500 $2,995
Rooms for Rent
1 $535 - $900 $700
Source: www.MercuryNews.com,
www.apartments.com, www.craigslist.com
.
.
Housing Affordability
Housing affordability can be inferred by comparing the cost of renting or owning a home in
Campbell with the maximum affordable housing costs to households which earn different income
levels. Taken together, this information can provide a picture of who can afford what size and type
of housing as well as indicate the type of households that would likely experience overcrowding or
overpayment. California Health and Safety Code3 defines affordable owner and rental housing costs
as follows:
Affordable Ownership Housing Cost - moderate income
~ Housing costs consist of mortgage debt service, homeowner association dues,
insurance, utility allowance and property taxes.
~ Affordable costs are up to 35 percent of the defined household income.
~ Affordable costs for moderate income households are based on standard of 110 percent
of Area Median Income (AMI) for a household size equal to one more person than the
number of bedrooms in the unit.
Affordable Renter Housing Cost
~ Housing costs include rent plus utilities paid for by the tenant.
~ Affordable rent is up to 30 percent of the defined household income.
~ Affordable rents are based on a standard of 50 percent of AMI for very low income
households; 60 percent of AMI for low income households; and 110 percent AMI for
moderate income households for a household size equal to one more person than the
number of bedrooms in the unit.
.
The federal Department of Housing and Urban Development (HUD) conducts annual household
income surveys nationwide, including Santa Clara County, to determine the maximum affordable
payments of different households and their eligibility for federal housing assistance. The 2008
Income Limits for a four-person household in Santa Clara County is $105,500.
Chart 2-21: 2008 Maximum Affordable Housing Cost (Moderate Income), Santa Clara County
Moderate Income Threshold $92,840 $104,500 $116,050 $125,290
(110% County Median)
Max. Income Towards Housing Cost @ 35% Income $32,500 $36,580 $40,620 $43,850
Less Ongoing Expenses:
Utilities $1,500 $1,500 $1,500 $1,500
Property Taxes (1% affordable housing price) $3,500 $4,000 $4,500 $4,900
HOA/lnsurance $3,000 $3,000 $3,000 $3,000
Annual Income Available for Mortgage $24,500 $28,080 $31,620 $34,450
Monthly Income Available for Mortgage $2,042 $2,340 $2,635 $2,870
Supportable Mortgage @ 6.2% interest $333,000 $382,000 $430,000 $470,000
Homebuyer Downpayment (5%) $17,000 $18,000 $20,000 $25,000
Maximum Affordable Purchase Price $350,000 $400,000 $450,000 $495,000
Campbell Median Single-Family Price $750,000 $705,000 $715,000 $795,000
Campbell Median Condominium Price $275,000 $440,000 $610,000 $642,000
Source: Karen Warner Associates.
.
3 Health and Safety Code Section 50052.5 establishes affordable housing cost, and Section 50053 - affordable rents.
Appendix A1: Housing Element Technical Report I A1-23
Based on these definitions of income and affordable housing cost, Chart 2-21 presents the
maximum affordable purchase price for moderate income households (110% AMI), and compares
this with market sales prices for single-family homes and condominiums in Campbell as previously
documented in Chart 2-19. As illustrated, median single-family home prices in Campbell are well
beyond the level of affordability for moderate income households. For example, the maximum
affordable purchase price for a moderate income four person household is $450,000, whereas the
median priced three bedroom home in Campbell is $715,000, an affordability gap of $265,000.
.
However, condominiums are still within close reach for households earning moderate incomes. As
shown in Chart 2-21, the maximum affordable purchase price for a three person household is
$400,000, whereas the median priced two-bedroom condominium in Campbell sells for $440,000,
an affordability gap of just $40,000. Campbell's first-time home buyer program can provide
assistance to moderate income households to close this affordability gap.
Chart 2-22 presents the maximum affordable rents for very low, low and moderate income
households by household size, and compares with median apartment rents in Campbell, previously
documented in Chart 2-20. As the table below indicates, citywide median rents are above the level
of affordability for very low and low income households, with the affordability gap ranging from
$100 to over $600 per month depending on household size. As the household size increases, so does
the affordability gap. Households earning moderate incomes, however, are easily able to afford
market rents in Campbell.
Chart 2-22: 2008 Maximum Affordable Rents, Santa Clara County
.
Very Low Income $924 $1,055 $1,187 $1,319
(50% AMI)
Low Income $1,108 $1,266 $1,425 $1,582
(60% AMI)
Moderate Income $2,032 $2,321 $2,613 $2,901
(110% AMI)
Campbell Median Rents 1,175 $1,355 $1,705 $2,200
Source: Karen Warner Associates
.
Al-24 I Campbell General Plan
e
5. Assisted Rental Housing
State Housing Element law requires an analysis of the potential for currently rent-restricted low
income housing units to convert to market rate housing, and to propose programs to preserve or
replace any units "at-risk" of conversion. This section presents an inventory of all assisted rental
housing in Campbell, and evaluates those units at risk of conversion during the ten year, 2009-2019
planning period.
Assisted Housing Inventory
Chart 2-23 is an inventory of assisted rental housing projects in Campbell. A total of 629 assisted
units are provided in twelve developments, including units assisted through a variety of federal and
local government programs/funds. These programs include HUD Section 8, Section 221 and Section
236, CDBG, local redevelopment set-aside funds, and the City's inclusionary housing requirements.
Chart 2-23: Inventory of Assisted Rental Housing
Corinthian Non-Profit 104 36 Elderly & Disabled Section 8; Section Continual
House 221( d)(3) Renewal
Rincon Gardens Housing 200 200 Elderly & Disabled Section 8 Continual
Authority Public Housing Renewal
Wesley Manor Non-Profit 154 154 Elderly & Disabled Section 8 Continual
Renewal
Sharmon Palms Non-Profit 60 60 Family RDA 2063
Avalon Bay For-Profit 348 70 Family & Elderly RDA 2026
e Gateway For-Profit 20 3 Family & Elderly RDA 2026
San Tomas Section 236;
Gardens Non-Profit 100 100 Family Catholic Charities 2036
Downtown For-Profit 20 3 Family Inclusionary 2062
Mixed-Use Requirement
Fairlands Court Non-Profit 1 1 Elderly CDBG; Section 8 Perpetuity
(5 seniors)
Pollard Non-Profit 1 1 Elderly RDA; HOME; CDBG Perpetuity
(5 seniors)
Llewellyn Non-Profit 1 1 Elderly CDBG Perpetuity
(5 seniors)
TOTAL 1,017 629
Source: Community Development Department, City of Campbell, 2008.
e
Two of Campbell's assisted housing projects are
undergoing or planning substantial rehabilitation
improvements. Rincon Gardens, owned and operated
by the Santa Clara County Housing Authority, is a 200
unit senior housing complex originally developed in
1981, providing housing affordable to extremely low
and very low income seniors and disabled residents.
Sharmon Palms consists of a series of 15 fourplexes
acquired by Mid-Peninsula Housing Coalition in 1989
with the assistance of the City, and is in the process of
securing tax credit and other State funds for major Fourplex on Sharman Palms
systems upgrades, which will extend the affordability period to 2063.
Appendix A1: Housing Element Technical Report I A1-25
At-Risk Projects
This section evaluates those lower income rental projects in Campbell at-risk of converting to
market-rate uses prior to June 30, 2019. According to the 2008 risk assessment by California Housing
Partnership Corporation (CHPC), no assisted development in Campbell is identified at high risk of
conversion to market use. Of the 629 assisted units identified in Chart 2-23, 390 units in three
projects are determined to be at low risk of conversion over the next ten year period: Corinthian
House, Rincon Gardens and Wesley Manor. All of these projects maintain Section 8 project-based
Housing Assistance Plan (HAP) contracts with HUD subject to periodic renewals.
.
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) !'rovision 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 two of the at-risk projects are already owned by non-profit organizations, with
the third under ownership by the Housing Authority. These projects are determined to be at
"low" risk of conversion largely due to their non-profit and public ownership status.
e
2) Rental Assistance: If Section 8 rent subsidies are terminated at the federal level, rent subsidies
using alternative State or local funding sources could be used to maintain affordability of the 390
at-risk units. Subsidies could be structured similar to the federal Section 8 program, where HUD
pays the owners the difference between what tenants can afford to pay (30% of household
income) and what HUD estimates as the Fair Market Rent (FMR) on the unit.
The feasibility of this alternative depends upon the availability of non-federal funding sources
necessary to make rent subsidies available and the willingness of property owners to accept
rental vouchers if they can be provided. Chart 2-24 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 390 at-risk units is estimated at about $65,000 per month or
$800,000 annually. Another way rent subsidies could be structured is as a rent buy-down. This
would involve the Agency providing a one-time assistance loan to the property owner to cover
the present value of the decrease in rents associated with the extended affordability term
compared with market rents achievable on the units. This approach offers a benefit to the owner
in that they receive cash upfront from the loan. A potential disincentive to the owner is that the
use of Redevelopment set-aside funds for the rent buy-down necessitates a 55 year affordability
covenant on the units.
Al-26 I Campbell General Plan
-
.
.
.
Total
MQnthly
Subsidy
O-br 22 1 $37,150 $924 $133 $2,926
1-br 354 2 $42,450 $1,055 $169 $59,826
2-br 14 3 $47,750 $1,187 $284 $3,976
Total 390 $66,728
*Corinthian House consists of 22 studio and 14 one-bedroom units. AI/154 units in Wesley Manor are one-bedroom
units. Rincon Gardens contains 186 one-bedroom units and 14 two-bedroom units.
3) Acauisition or Construction of ReDlacement Units: The construction or purchase of a
replacement building is another option to replace at-risk units should they be converted to
market-rate units. The cost of developing housing depends upon a variety of factors, including
density, size of the units, location, land costs, and type of construction. Based on review of 40
multi-family sales transactions in Campbell during 2006-2008, the average per unit purchase
price for a fourplex (the predominant multi-family product type in Campbell) runs
$22S,000/unit. Therefore, the cost to replace the 390 at-risk units in Campbell can generally be
estimated at $87 million.
Cost Comparisons: Given their non-profit and public ownership, it is highly unlikely that any of the
three "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 390 assisted units is relatively low at $800,000. However,
long-term affordability of the units cannot be ensured in this manner, unless it was structured as a
one-time rent buy-down. The option of acquiring or developing 390 replacement units is very costly
and constrained by a variety of factors, including limited purchase opportunities of large multi-
family properties and the scarcity of land for new development. The best option to preserve the at-
risk units thus appears to be the purchase of affordability covenants through a one-time rent buy-
down. This option would likely require the participation of Campbell's Redevelopment Agency and
the use of its set-aside funds.
Appendix Ai: Housing Element Technical Report I Al-2 7
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 65580 et. seq.) and determine the portion allocated to each jurisdiction
within the ABAG region. This is called the Regional Housing Needs Determination (RHND) process.
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. These housing problems are defined as follows:
. Lower Income: Refers to a household earning less than 80 percent of the median family
income, as adjusted by family size. For a four-person household, the median income was
$105,500 for Santa Clara County in 2008.
. 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.
. Overpayment: Refers to a household paying 30 percent or more of its gross income for rent
(either mortgage or rent), including costs for utilities, property insurance, and real estate
taxes, as defined by HUD.
.
The prevalence of overcrowding and overpayment is particularly higher among lower-income
households, because they have less income for housing costs. Charts 2-24 and 2-25 in the following
sections document the prevalence of overcrowding and overpayment among all households in
Campbell, including low income.
Overcrowding
Overcrowding occurs when housing costs are so high relative to income that families double up to
devote income to other basic needs of food and medical care. Overcrowding also tends to result in
accelerated deterioration of homes, a shortage of street parking, and additional traffic. Therefore,
maintaining a reasonable level of occupancy and alleviating overcrowding are critical to enhancing
the quality of life in the community.
The Census defines overcrowding as an average of more than one person per room in a housing unit
(excluding kitchens, porches, and hallways); severe overcrowding is defined as greater than 1.5
persons per room. The incidence of overcrowded housing is a general measure of whether there is
an available supply of adequately sized housing units. Chart 2-25 shows the incidence of
overcrowding in Campbell by tenure, as measured by the 2000 Census.
.
Al-28 ~ Campbell General Plan
. Chart 2-25: Overcrowded Households
Owners
Overcrowding 250 3% 8%
Severe Overcrowding 96 1% 4%
Renters
Overcrowding 956 12% 23%
Severe Overcrowding 485 6% 15%
Total Overcrowding 1,206 8% 14%
Source: Census 2000.
Note: Severe Overcrowding is a subset of Overcrowding
In 2000, there were 1,206 households living in overcrowded conditions in Campbell, representing
eight percent of all households. Approximately 12 percent of renter households were overcrowded;
an increase from 1990 levels when eight percent of Campbell's renters were overcrowded. While
household overcrowding has increased in Campbell, overcrowding remains approximately half of
that of the levels Countywide.
.
Overpayment
Housing overpayment refers to spending more than 30 percent of income on housing; severe
overpayment is spending greater than 50 percent. As is the case in throughout the Bay Area, it is not
uncommon to overpay for housing in Campbell. However, to the extent that overpayment is often
disproportionately concentrated among the most vulnerable members of the community,
maintaining a reasonable level of housing cost burden is an important contributor to quality of life.
Chart 2-26 shows the incidence of overpayment in Campbell.
Owners
Overpayment
(>30% income on housing)
Lower Income Overpayment
Severe Overpayment
(> 50% income on housing)
Renters
Overpayment
(> 30% income on housing)
Lower Income Overpayment
Severe Overpayment
(> 50% income on housing)
Total Overpayment 5,235
Source: 2000 Census; socds.huduser.org/chas/reports
Notes: Percentage lower income overpayment reflects % of total lower income households
spending> 30% income on housing. Severe Overpayment is a subset of Overpayment
1,945
29%
29%
859
58%
56%
568
9%
10%
3,290
40%
38%
2,584
77%
67%
1,253
15%
17%
33%
30%
.
Appendix Ai: Housing Element Technical Report I Al-29
According to the 2000 Census, 40 percent of renters and 29 percent of homeowners in Campbell
were overpaying for housing, slightly higher than the overpayment rate Countywide. Severe
overpayment impacts 15 percent of the City's renters. In terms of lower income (<80% AMI)
households overpaying, 2,584 lower income renters and 859 lower income homeowners were faced
with overpayment in Campbell, indicating that over three-quarters of overpaying renters earned
lower incomes. Of these lower income households facing overpayment, 1,020 renters (39%), and
306 owners (36%) earned extremely low incomes (< 30% AMI).
.
Chart 2-27 provides a more detailed review of households that experienced severe housing
overpayment. Among renters, the elderly were most impacted by severe overpayment, with almost
one-third of the City's total 932 elderly renters spending more than half their income on rent.
Among homeowners, it's again the elderly who experience a comparatively higher level of severe
overpayment, at about 13 percent. These households are most at risk of foreclosure, particularly in
a declining housing market with rising interest rates.
Chart 2-27: Severe Housing Cost Burden by Type and Tenure
Renter Households
Total # by household type
% with severe cost burden
Owner Households
Total # by household type 1,578 4,015 572 1,561
% with severe cost burden 13% 6% 8% 13%
Source: Comprehensive Housing Affordability Strategy, 2000 (http://socds.huduser.org/chas/reports)
32%
13%
14%
8,187
15%
932
2,962
11%
520
3,773
7,726
9%
.
2. Future Housing Needs
California's Housing element law requires that each city and county develop local housing programs
to meet its "fair share" of existing and future housing needs for all income groups, as determined by
the jurisdiction's Council of Governments. This "fair share" allocation concept seeks to ensure that
each jurisdiction accepts responsibility for the housing needs of not only its resident population, but
also for the jurisdiction's projected share of regional housing growth across all income categories.
Regional growth needs are defined as the number of units that would have to be added in each
jurisdiction to accommodate the forecasted number of households, as well as the number of units
that would have to be added to compensate for anticipated demolitions and changes to achieve an
"ideal" vacancy rate.
In the Bay Area region, the agency responsible for assigning these regional housing needs to each
jurisdiction is the Association of Bay Area Governments (ABAG). The regional growth allocation
process begins with the State Department of Finance's projections of population and associated of
housing demand for the planning period. In 2008 ABAG developed its Regional Housing Needs
Allocation (RHNA) based on forecasts contained in Projections 2007: Forecasts for the San Francisco
Bay Area to the Yeor 2035. The State, in consultation with ABAG, has identified a total housing need
for 214,500 housing units in the Bay Area during the 2007-2014 period.
ABAG is responsible for allocating the region's projected housing needs among its jurisdictions by
income category. This is referred to as the Regional Housing Needs Allocation (RHNA) process. The
RHNA represents the minimum number of housing units each community is required to provide
A1-30 I Campbell General Plan
.
.
.
.
"adequate sites" for through zoning and is one of the primary threshold criteria necessary to achieve
State approval of the Housing Element.
Future housing needs refer to the share of the region's housing need that has been allocated to a
community. In allocating the region's future housing needs to jurisdictions, ABAG is required to take
the following factors into consideration:
~ Water and sewer capacity
~ Land suitable for urban development or conversion to residential use
~ Protected open space -lands protected by state and federal government
~ County policies to protect prime agricultural land
~ Distribution of household growth
~ Market demand for housing
~ City-centered growth policies
~ Loss of units in assisted housing developments
~ High housing cost burdens
~ Impact of universities and colleges on housing needs in a community
In devising the formula for allocating the 214,500 units amongst jurisdictions, ABAG had to consider
how each of these statutory factors could be incorporated into the mathematical equation. ABAG
staff and members of the Housing Methodology Committee sought input from every jurisdiction in
the Bay Area on the factors and how they could be used. The final allocation method adopted by
ABAG's Executive Board includes factors related to housing and employment growth, and public
transit. ABAG's allocation formula of the region's projected housing growth is based on the following
selected factors and weights:
~ Household growth (45%)
~ Existing employment (22.5%)
~ Employment growth (22.5%)
~ Household growth near existing transit (5%)
~ Employment growth near existing transit (5%)
ABAG's goals in the weighting of these factors include: 1) directing housing units to areas where
local governments are planning growth; 2) planning for housing in tandem with jobs growth and
addressing existing jobs-housing imbalances; 3) directing housing to communities with transit
infrastructure; and 4) minimizing housing growth in outlying areas, thereby reducing pressures on
open space and agricultural lands. As defined by the RHNA, Campbell's new construction need for
the 2007-2014 period has been established at 892 new units, distributed among the four income
categories as shown in Chart 2-28. Through this Housing Element, the City will demonstrate the
availability of adequate sites to accommodate these projected new units.
Chart 2-28: Regional Housing Needs Allocation 2007 -2014
Very Low* 0-50% 199 22%
Low 51-80% 122 14%
Moderate 81-120% 158 18%
Above Moderate 120%+ 413 46%
Total 892 100%
Source: Association of Bay Area Governments, Regional Housing Needs Allocation (March 20, 2008).
*An estimated half of Campbell's very low income housing needs (100 units) are for extremely low income households
Appendix Ai: Housing Element Technical Report I Al-3i
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 a recent (2008) financial proforma for a single-family subdivision in Campbell, construction
costs for a wood frame single-family home are estimated at approximately $170 per square foot,
excluding land costs. Additional costs associated with demolition of existing structures,
environmental remediation, on- and off-site improvements, and allocations for contractor overhead
and profit increased the total cost of construction to $230 per square foot. Review of 40 multi-family
sales transactions in Campbell during 2006-2008 indicates an average per unit purchase price of
$225,000 for a fourplex (the predominant multi-family product type in Campbell).
Ways to reduce development costs include a reduction in amenities and the quality of building
materials (above a minimum acceptability for health, safety, and adequate performance) which
could, in theory, result in lower sales prices. In addition, prefabricated factory-built housing may
provide for lower priced housing by reducing materials and labor costs. Another factor related to
construction costs is the number of units built at one time. As the number increases, overall costs
generally decrease as builders can benefit from economies of scale.
Another key component is the price of raw land and any necessary improvements. The diminishing
supply of residential land combined with a high demand for such development keeps land cost high
in cities across the Bay Area. While no vacant residential land sales have occurred in Campbell for
several years, evaluation of land sales transactions in Sunnyvale and San Jose indicate a range of $68
to $95 per square foot, with the price for multi-family properties generally at the high end of the
range, and single-family properties at the lower end of the range. As funding permits, the Campbell
.
Al-32 t Campbell General Plan
.
Redevelopment Agency can support the development of affordable housing by writing-down the
cost of land on Agency-owned/acquired property in exchange for affordability controls.
2. Mortgage and Rehabilitation Financing
The availability of financing in a community depends on a number of factors, including the type of
lending institutions active in the community, lending practices, rates and fees charged, laws and
regulations governing financial institutions, and equal access to those institutions. Through analysis
of Home Mortgage Disclosure Act (HMDA) data on the disposition of residential loan applications,
an assessment can be made of the availability of residential financing within a community.
Chart 3-1 summarizes HMDA data for both Campbell and Santa Clara County as a whole, providing
information on the approval status of all home purchase, refinance and home improvement loan
applications during 2007. Of the total of 790 applications for conventional home purchase loans in
Campbell, 76 percent were approved, 17 percent denied, and seven percent withdrawn or
incomplete. In comparison to the County-wide average, mortgage loan approval rates were higher
in Campbell (76%), than the County (70%). Approval rates for home improvement loans were
significantly higher in Campbell than Santa Clara County as a whole, at 70 percent compared to only
59 percent County-wide.
Chart 3-1: Home Purchase and Improvement Loans - 2007
.
790
Home Improvement 126
Source: Home Mortgage Disclosure Act (HMDA) data, 2007
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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Appendix Ai: Housing Element Technical Report I Al-33
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 four mixed-use designations that allow for residential
uses.
Chart 3-2: Land Use Categories Permitting Residential Use
Low Density Residential R-1-10, R-1-16 <3.5 Single-family detached homes on large lots
Low Density Residential R-1-8, R-1-9 <4.5 Single-family detached homes on large lots
Low Density Residential R-1-6 <6 Single-family detached homes on average sized lots
Low-Medium Density R-M, R-D, Duplexes, multi-plexes, town homes, and small lot .
6-13 single-family detached homes when PD designation
Residential C-P-D, P-D is used
Medium Density Residential R-2, C-P-D, P-D 14-20 Townhomes, apartments, condominiums, or multi-
plexes
High Density Residential R-3, C-P-D 21-17 Apartments or condominiums
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 Density P-D 6-13 Single-family homes on small lots, town homes, multi-
Residential or Office plexes
Medium to High Density Multiple-family housing on the upper floors above
Residential! Commercial P-D 14-27 office/ commercial uses. Attached town homes or
condominiums in the SOCA specific plan area.
Residential! Commercial! Multiple-family housing including condominiums or
Professional Office P-D 14-27 apartments on the upper floors above office or
commercial uses.
Source: City of Campbell General Plan, Apri/2001.
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Al-34 I Campbell General Plan
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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 in Chart 3-3.
Chart 3-3: Residential Development Standards
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-l-l0 <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% 40
R-D 13.0 6,000 40% 35
C-P-D 27.0 N/A N/A N/A
P-D 27.0 N/A N/A N/A
Source: City of Campbell Planning Division, December 2008.
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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 same parking spaces when their parking
demands occur at different times. Examples of parking reductions approved by the Planning
Commission include:
.
· Water Tower Place (a 21-unit condominium project): Because this project is located in the
Downtown near a 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.
· The Downtown Center (20-unit condominium project): This mixed-use downtown project
was approved and built with a provision of one parking space per unit.
Appendix A1: Housing Element Technical Report I A1-3 5
Chart 3-4: Parking Requirements
.
1 2
1 2
2 3
0.5 3.5
0.5 1.5
1 2
Single-Family 1
Duplex 1
Town homes/Condomi n iu ms
One-bedroom units 1
Two or more bedrooms units 1
Multiple-Family
One-bedroom units 1
Two or more bedrooms units 1
Source: City of Campbell Planning Division, December 2008.
The parking requirement for condominiums and town homes 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 town home 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 town homes or condominiums are usually larger in
size. Owners of condominiums or townhomes 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 town homes. The City does not have a maximum floor area ratio (FAR) or lot
coverage requirement for condominium and town homes, 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.
.
Campbell's development standards have proven to be effective in allowing projects t'o achieve
maximum densities. Given high land costs, the majority of multi-family and mixed use developments
in Campbell are built at or near maximum permitted densities. Recent examples include Gateway
mixed use (25 dufacre); Water Tower Lofts (27 dufacre); Onyx (27 dufacre); Campbell Center (26
dufacre); Gilman Cottages (27 dufacre); Creekside Commons (27 dufacre); and Merrill Gardens
senior housing (34 dufacre with density bonus). These and other infill project examples are included
in Appendix A3 of the Housing Element, and demonstrate that the City's development standards
have not served as a constraint to achieving maximum zoned densities.
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 mixed use
development is encouraged, both as residential and commercial uses combined on a single parcel,
and as components of a single development. A key strategy of the City's General Plan is to integrate
residential development along designated commercial corridors to create activity along the street,
provide a variety of housing types near work and shopping, and enhance public safety. This strategy
Al-36l Campbell General Plan
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ensures safer, more viable commercial areas, with mixed-use residents helping to ensure the
viability of the commercial uses. Mixed-use development is located next to sidewalks or landscape
setback areas adjacent to the public street to enhance visibility, pedestrian access and interaction
with the commercial uses.
The City's zoning ordinance provides several incentives to encourage mixed use. The allowable
density of a mixed-use project is defined by the Floor Area Ratio (FAR) contained in specific land use
policies within each Area or Specific Plan; residential uses are encouraged by not counting the FAR
of the residential units towards the project FAR. Furthermore, the City allows for a shared parking
reduction where two or more uses have distinct and differing peak parking usage periods.
Furthermore, a reduction in the required open space for the residential component of a mixed-use
project may be granted where the full amount of open space is unable to be accommodated due to
the urban infill characteristics of the site. The City has approved several mixed-use projects since
adoption of the prior 2001 Housing Element. These include the following:
· Merrill Gardens (2041 - 2127 S. Winchester Blvd.) - This project consists of 127 total
units including 99 senior market rate units and 28 non-age restricted apartments. Of
these, 19 very low income units will be distributed throughout the project. Additionally,
21 Alzheimer care units and 16,950 square feet of retail fronting Winchester Boulevard
are provided. The City Council approved several concessions including waiving the park
fees for the affordable units.
· Boyce Property (1677 S. Bascom Avne) - The City approved this mixed-use project at the
maximum zoned density of 27 units per acre. The project provides 123 market rate
condominiums and 14,045 square feet of retail space fronting Hamilton Avenue.
· 2295 - 2305 S. Winchester Blvd - The City approved this small in-fill project adjacent to
single-family homes in June 2008. The project provides five apartments above retail
space fronting Winchester Boulevard consistent with the General Plan vision for
Winchester.
· Campbell Center (201 E. Campbell Avenue) - known as the Downtown Master Developer
Site, the Redevelopment Agency created this development opportunity with the
construction of the adjacent public parking structure. This project provides 22
condominiums (including three affordable units) over 25,000 square feet of commercial
space. This project was completed in 2007.
Appendix A1: Housing Element Technical Report I A1-37
Affordable Housing Density Bonus: The City of Campbell has offered density bonus incentives for
the provision of affordable housing since 1991. In November 2007, the Campbell City Council
adopted a new density bonus ordinance (Zoning Code Chapter 21.20) to conform to the new
requirements of Government Code Section 65915. In summary, applicants of residential projects of
five or more units may apply for a density bonus and additional incentive(s) if the project provides
for construction of one of the following:
a. Ten percent (10%) of the total units for lower income households; or
b. Five percent (5%) of the total units for very low income households; or
c. A senior citizen housing development or mobilehome park that limits residency based on
age requirements for housing for older persons; or
d. Ten percent (10%) of the total dwelling units in a condominium for persons and families of
moderate income.
The amount of density bonus to which the applicant is entitled varies according to the amount by
which the percentage of affordable housing units exceeds the minimum percentage established in
this section, but generally ranges from 20-35 percent above the specified General Plan density. In
addition to the density bonus, eligible projects may receive 1-3 additional development incentives,
depending on the proportion of affordable units and level of income targeting.
The following types of incentives are offered:
a. A reduction in site development standards (e.g., setback and square footage requirements,
and/or parking requirements) or architectural design requirements. At the request of the
developer, the City will permit a parking ratio (inclusive of handicapped and guest parking)
of one space for 0-1 bedroom units, two spaces for 2-3 bedroom units, and 2Yz spaces for
four or more bedrooms.
b. Approval of mixed-use zoning in conjunction with the housing project if nonresidential land
uses would reduce the cost of individual units in the housing project, and the nonresidential
land uses would be compatible with the housing project and adjoining development.
c. Other regulatory incentives or concessions proposed by the permit applicant or the City that
would result in identifiable cost reductions.
The City advertises the availability of density bonus incentives on its website, and provides
information to prospective residential applicants. Particularly since Campbell now requires 15
percent inclusionary units on a Citywide basis, density bonuses offer a means of offsetting the cost
of providing the required affordable units. Both the Water Tower Place and Merrill Gardens projects
were granted an affordable housing density bonus.
Inclusionary Housing: For many years, Campbell has had an inclusionary housing requirement
within its Redevelopment Project Areas for developments to provide 15 percent affordable units. In
2006, the City Council adopted an ordinance that codified this policy, and extended the City's
inclusionary requirements on a City wide basis.
Zoning Code Chapter 21.24 requires new residential projects with ten or more units to provide at
least 15 percent of the total units for low and moderate income households at an affordable
housing cost. Rental units are required to be made available to very low and low income households
(minimum 40% to very low), while owner units are to be available to low and moderate income
households. Regulatory agreements are recorded on inclusionary projects that require affordability
Al-38 I Campbell General Plan
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for a period of 45 years for ownership units and 55 years for rental units, consistent with
Redevelopment statutes. Preference in the rental or purchase of affordable units is provided as
follows: first to income eligible employees of the City of Campbell; second to income eligible existing
Campbell residents; and third to income eligible persons employed within the Campbell city limits.
As a means of providing flexibility in compliance with inclusionary requirements, the City allows the
following alternatives to provision of on-site affordable units:
~ Off-site construction of affordable units
~ Provision of rental units in for-sale projects (subject to very low and low income
affordability)
~ Dedication of land sufficient to accommodate the required affordable units
~ Payment of an in-lieu housing fee (for projects 6 units/acre and below).
In addition, Campbell's inclusionary ordinance provides for a reduction or waiver of the inclusionary
requirement if an applicant can show there is no reasonable relationship between the project and
the requirement for affordable units, or if application of the inclusionary requirements represents a
taking.
The City adopted an Inclusionary Housing Ordinance on October 3, 2006. As of January 2009, one
project has been approved and required to provide affordable units under the ordinance. This
project was a senior housing project by Merrill Gardens on Winchester Boulevard. This project also
received a density bonus.
.
A number of projects have been approved since the ordinance came into effect were deemed
complete prior to the ordinance taking effect. Numerous projects with less than 10 units, exempt
from the ordinance, have also been approved since the ordinance took effect. Projects under review
(examples included in Appendix C4 - Summary of Infill Development Projects) currently have
incorporated the required affordable units in their planning. The City has not received negative
feedback from developers of these larger projects in terms of affecting project viability. The
ordinance is similar to surrounding cities and has been accepted by the development community.
In-lieu fees are currently established at $33.50 per square foot for ownership housing units and
$20.70 for rental housing units. These fees are set by the City Council on an annual basis. By
ordinance, this fee is only available for projects with a density of six or fewer units per acre.
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Appendix A1: Housing Element Technical Report I Al-39
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
Residential Uses
Small Lot Single-Family
(<6,000 sq.ft. lots)
Conventional Single-Family
(>6,000 sq.ft. lots)
Planned Unit Developments
Duplexes (2 attached units)
Second Units
Condominiums
Mobile Home Parks
(sites 10 acres or larger)
Multiple-Family Residential Units
(e.g. apartments)
Townhouses
y
y
y
y
y
y
y
y
y
y
y
y
y
y
y
y
y
y
y
y
y
y
y
y
c
y
c
c
c
c
c
c
c
c
c
c
y c
y
.
c c
c c
c c
c c
c C
y
y
y
y
Special Needs Housing
Residential Care Facility
(6 or less persons)
Residential Care Facility
(7 or more persons)
Convalescent Hospital
Philanthropic Residential Facilitl
Correctional Residential Facility
Boarding or Lodging House
On-Site Living Facility.
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, December 2008.
Y
Y
Y
Y
Y
Y
c
c
c
c
c
c
c
c
c
c
c
c
c
c
c
c
c
c
c
c
c
Multi-Family Rental Housing
The City's Zoning Code provides for apartment developments in the R-M, R-2, R-3, and PD zoning
districts by-right, and with approval of a conditional use permit in the C-3, central business district.
Densities of up to 27 dwelling units per acre are permitted, with additional densities for affordable
and senior housing. The General Plan also provides for high density residential on designated
commercial corridors surrounding VTA Light Rail Stations.
Al-40 I Campbell General Plan
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5 Philanthropic residential facilities include temporary or permanent homeless shelters and transitional housing facilities.
.
Condominiums
Similar to many jurisdictions, Campbell's Zoning Code distinguishes between condominiums and
multi-family rental housing. The C-PD (Condominium-Planned Development) zoning district provides
for the construction of new condominiums, or conversion of existing rental housing into
condominium ownership subject to a planned development permit. Condominiums are also
conditionally permitted in the C-3, central business district.
In order to provide maximum flexibility for projects and provide the city appropriate levels of
discretion, large areas of the city are zoned Planned Development. This designation has proven over
time to be an excellent vehicle for providing unique, custom tailored development solutions to
generally small, heavily constrained in-fill sites. The City requires a zoning designation to C-PD or
Condominium Planned Development for condominium projects. This allows for eliminating
minimum lot size requirements and also provides for a review of proposed apartment to
condominium conversion projects. This zoning requirement has not been a barrier to the approval
of numerous condominium projects in the past.
Secondary Dwelling Units
The purpose of permitting additional living units in single-family districts is to allow more efficient
use of the existing housing stock and infrastructure to provide the opportunity for the development
of small rental housing units designed to meet the special housing needs of individuals and families,
while preserving the integrity of single-family neighborhoods.
.
The passage of AB 1866 (effective July 2003) now requires local governments to use a ministerial
process for second unit applications for the purpose of facilitating production of affordable housing.
AB 1866 does allow cities to impose development standards on second units addressing issues such
as building size, parking, height, setbacks, and lot coverage. In order to comply with the new law, in
2004, the Campbell City Council amended Chapter 21.36.200 of the Zoning Code to permit attached
and detached second units as an accessory use in R-1 zoning districts on minimum 10,000 square
foot lots.
.
Campbell's Zoning Code includes the following additional standards for secondary dwelling units:
. Restricted to a maximum of 640 square feet, one bedroom, and 14 feet in height.
. In conjunction with the primary single-family dwelling, a total of four parking spaces are
required, two of which shall be covered. Spaces may be allowed in tandem in a driveway of
a two-car garage if the garage meets minimum setbacks and lot configuration precludes
placement of parking areas elsewhere on the property.
. Must meet all of the applicable development standards of the zoning district (for example,
setbacks, lot coverage, and floor area ratio);
. Required to be designed so that the appearance of the property remains that of a single-
family residence (for example, the entrances to secondary dwelling units must not be visible
from the street);
. A deed restriction is required that stipulates that only one of the two units on the property
may be rented at anyone time; and
. There is no size or number of bedroom restrictions for secondary units on parcels that have
a minimum lot area of 250 percent 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).
Appendix A1: Housing Element Technical Report I A1-41
Campbell receives an average of 2 to 3 second unit applications annually, with a total of 15 second
units constructed between 2001-2007. Approximately 1,000 R-1 parcels meet the City's 10,000
square foot minimum parcel size requirement, providing significant additional capacity for second
units.
.
Manufactured Housing/ Mobile Homes
Section 65852.3 of the California Government Code requires jurisdictions to administratively allow
manufactured homes on lots zoned for single-family dwellings if they meet certain standards. More
specifically, the Government Code requires the following:
Except with respect to architectural requirements, jurisdictions can only subject the
manufactured home and the lot on which it is placed to the same development standards to
which a conventional single-family residential dwelling on the same lot would be subject,
including, but not limited to, building setback standards, side and rear yard requirements,
standards for enclosures, access, and vehicle parking, aesthetic requirements, and minimum
square footage requirements. Any architectural requirements imposed on the manufactured
home structure itself shall be limited to its roof overhang, roofing material, and siding
material. These architectural requirements may be imposed on manufactured homes even if
similar requirements are not imposed on conventional single-family residential dwellings, but
requirements may not exceed those which would be required of conventional single-family
dwellings constructed on the same lot. In no case may a jurisdiction apply any development
standards that will have the effect of precluding manufactured homes from being installed
as permanent residences.
.
Campbell permits mobile home parks in the P-D zoning district on parcels with a Mobile Home Park
General Plan land use designation. There are currently two mobile home parks in Campbell: Paseo
de Palomas (106 units) and Timbercove Mobile Home Park (137 units). However, the City's Zoning
Code does not specify provisions for individual manufactured housing units or mobile homes. In
order to better facilitate these uses, the Housing Element includes a program to list manufactured
housing as a permitted use within the R-1 zone, subject to architectural requirements within the
parameters of State law.
The City treats manufactured homes as simply another form of construction and does not apply any
requirements to them other than what normally applies to new residential construction. A number
of manufactured homes have gone through the normal design review process and been approved
and built.
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Al-42 I Campbell General Plan
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Residential Care Homes and Residential Service Facilities
Campbell's Zoning Code defines Residential Care Homes as licensed facilities where care, services, or
treatment is provided to persons living in a community residential setting. Residential Service
Facilities are defined as a residential facility where the operator receives compensation for the
provision of personal services, in addition to housing including protection, supervision, assistance,
guidance, training, therapy, or other non-medical care. The Zoning Code distinguishes between
small (six or fewer occupants) and large (seven or more occupants) Residential Care Homes and
Residential Service Facilities.
Section 1566.3 of the California Health and Safety Code requires residential facilities serving six or
fewer persons to be considered a residential use of property for purposes of local zoning
ordinances. No local agency can impose stricter zoning or building and safety standards on these
residential facilities - such as a conditional use permit (CUP), zoning variance or other zoning
clearance - than is required of a family dwelling of the same type in the same zone. The Campbell
Zoning Code permits Residential Care Homes and Residential Service Facilities serving six or fewer
persons by right in all residential zones (R-1, R-D, R-M, R-2, R-3, P-D), and does not subject such
facilities to a use permit, building standard, or regulation not otherwise required of single-family
homes in the same zone.
The Health and Safety Code further states that no local zoning ordinance can include residential
facilities which serve six or fewer residents in the definition of a boarding house, rooming house,
institution or home for the care of minors, the aged, or the mentally infirm, foster care home, guest
home, rest home, sanitarium, mental hygiene home, or other similar term which implies that the
residential facility is a business run for profit or differs in any way from a family dwelling. In
compliance with the State statutes, the Campbell's Zoning Code provides the following separate
definition for Rooming and Boarding Facilities, which are conditionally permitted in R-M, R-D, R-2
and R-3 zones:
"Rooming and Boarding houses means houses with individual bedrooms that are rented to
between three to five persons for profit, whether or not meals are provided."
Due to the unique characteristics of larger (more than six persons) residential care homes/facilities,
most jurisdictions require a CUP to ensure neighborhood compatibility in the siting of these
facilities. As indicated previously in Chart 3-5, the Campbell Zoning Code provides for Residential
Care Homes and Service Facilities with more than six occupants in most all residential zone districts,
subject to approval of a CUP by the Planning Commission. The required findings for approval of a
CUP in Campbell are directed towards ensuring compatibility of the proposed use and not tied to
the user, and therefore are not viewed as a constraint per se to the provision of residential care
facilities.
The California courts have invalidated the following definition of "family" within jurisdictions Zoning
Ordinances: (a) an individual, (b) two or more persons related by blood, marriage or adoption, or (c)
a group of not more than a certain number of unrelated persons as a single housekeeping unit.
Court rulings state that defining a family does not serve any legitimate or useful objective or
purpose recognized under the zoning and land planning powers of the city, and therefore violates
rights of privacy under the California Constitution. A zoning ordinance also cannot regulate
residency by discrimination between biologically related and unrelated persons.
Appendix A1: Housing Element Technical Report A1-43
Campbell's Zoning Code currently contains the following definition of "family":
"Family means an individual, or two or more persons related by blood or marriage, or a
group of not more than five persons (excluding servants) not related by blood or marriage,
living together as a single housekeeping unit in a dwelling unit. II
.
The City's definition of family has not functioned to preclude residential care or other group housing
from the City's residential zone districts, as evidenced by the State Community Care Licensing
Division which identified two Group Homes, two Adult Residential Facilities, three Adult Residential
Facility for Persons with Special Health Care Needs, and 14 Residential Care Facilities for the Elderly
in Campbell. Nonetheless, a program has been included in the Housing Element to revise the current
definition of family to ensure compliance with state and federal laws.
Transitional and Supportive Housing and Emergency Shelters
Transitional housing is temporary housing (generally six months to two years) for a homeless
individual or family transitioning to permanent housing. Residents are also provided with one-on-
one case management, education and training, employment assistance, mental and physical
services, and support groups. Under Section 21.72.120: Additional Uses Permitted by 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. Locational and operational standards for transitional housing are specified in
Section 21.36.230, which includes a 300 foot separation requirement between a transitional facility
and another similar facility or single-family zoned parcel. Recent changes in State law (S6 2 -
effective January 2008) require transitional housing to be treated the same as any other residential
use within the same zone. The Housing Element includes a program for the City to modify its zoning
ordinance consistent with these new requirements, eliminating the CUP and spacing requirements
within residential zone districts.
.
Supportive housing is generally defined as permanent, affordable housing with on-site services that
help residents transition into stable, more productive lives. Services may include childcare, after-
school tutoring, career counseling, etc. Most transitional housing includes a supportive services
component. The City of Campbell regulates supportive housing as a residential use, provided
supportive services are ancillary to the primary use and for use by the residents of the facility.
The Campbell Zoning Ordinance defines "emergency shelters" as follows:
"Emergency shelter means a facility that provides families or individuals with emergency
overnight shelter, food, shower, clothes, and all other services critical to the day-to-day
needs of shelter residents. Case managers and shelter workers provide assistance in the
successful attainment of permanent housing including housing location assistance, housing
counseling, and educational services. II
The Zoning Code currently provides for emergency shelters in the R-M, R-2, R-3, C-l, C-2, C-M, and
M-l zones with a Conditional Use Permit. In 1995, the Planning Commission approved a CUP
(including waiver of the CUP fees) to allow the First United Methodist to use one building of the
church as a rotating homeless shelter for up to fifteen working single males each February; this
Al-44 I Campbell General Plan
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temporary winter shelter is still in operation. Pursuant to SB 2, jurisdictions with an unmet need for
emergency shelters are now required to identify a zone(s) where emergency shelters will be allowed
as a permitted use without a conditional use permit or other discretionary permit. The identified
zone must have sufficient capacity to accommodate the shelter need, and at a minimum provide
capacity for at least one year-round shelter. Permit processing, development and management
standards for emergency shelters must be objective and facilitate the development of, or conversion
to, emergency shelters.
As discussed in the homeless section of the Housing Needs Assessment, the 2007 Santa Clara
Homeless Survey identified 96 homeless people in Campbell, including 54 people in cars/RV's/vans
or encampments, 38 individuals in street locations, and four people in families; no homeless were
identified in shelters. In compliance with SB 2, Campbell has reviewed its zoning districts and
determined a portion of the M-l-S zone is best suited to be most conducive to house an emergency
homeless shelter. This sub-area of the M-l-S zone district provides for light industrial and
commercial uses, and is located centrally within the city and has good proximity to transit (bus and
light rail service). The area is bounded by Winchester Boulevard, Camden Avenue, Hacienda Avenue
and Los Gatos Creek County Park
While there are a limited number of vacant parcels within the identified M-l-S Sub-area, a large
number of properties are either underutilized or have existing structures which could potentially be
suitable for conversion to shelter use. The sub-area encompasses 53 parcels with an average lot size
of approximately 33,000 sq. ft (0.75 acres). Based on the estimate of Campbell's homeless
population of 96 persons, it appears that this area is suitable for this purpose.
The City has included a program within the Housing Element to modify the Zoning Ordinance to
permit shelters in the M-l-S zone by right, subject to the same development and management
standards as other permitted uses in the zone. The City's M-l-S development standards are
appropriate to facilitate emergency shelters, and can be summarized as follows:
· Minimum lot size: 6,000 sq.ft.
· Floor Area Ratio: 0.40
· Building height: 30 feet
· Front yard setback: 10 feet.
· Side: 5 ft. or one-half the height of the building wall adjacent to the side property line
(whichever is greater).
· Rear Yard setbacks: 10 ft.
In addition to application of M-l-S development standards, pursuant to SB-2, the City can also
specify written, objective standards to regulate the following aspects of emergency shelters to
enhance compatibility:
· The maximum number of beds or persons permitted to be served nightly;
· Off-street parking based on demonstrated need;
· The size and location of exterior/interior onsite waiting and client intake areas;
· The provision of onsite management;
· The proximity of other emergency shelters provided that emergency shelters are not
required to be more than 300 feet apart;
· The length of stay;
· Lighting;
· Security during hours that the emergency shelter is in operation.
Appendix A1: Housing Element Technical Report ~ A1-45
Single Room Occupancy (SRO)
SRO residences are small, one room units (generally 100-250 sq. ft.) occupied by a single individual,
and may either have shared or private kitchen and bathroom facilities. SROs are rented on a weekly
to monthly basis typically without rental deposit, and can provide an entry point into the housing
market for extremely low income individuals, formerly homeless and disabled persons. Campbell's
Zoning Ordinance does not currently explicitly address Single Room Occupancy uses. Campbell has
reviewed the City's zoning districts and determined the R-3-S zones are the most conducive to
provision of SROs, either through new development or reuse of an existing building. A program has
been added to the Housing Element to revise the Zoning Code to explicitly specify SROs as a
conditionally permitted use within this zone.
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The City will conditionally allow SRO's in the R-3-S Multiple-Family Zone. This zoning district is the
City's highest density residential zone and allows development up to 27 dwelling units per gross
acre. This zoning district is distributed in areas throughout Campbell with the largest single area
concentrated along Union Avenue on the eastern side of Campbell, in proximity to Bascom Avenue.
There are 92 parcels in the R-3-S zone, with an average lot size of 48,000 sq. ft (1.1 acres), providing
sufficient sites for SRO use.
Farm Employee Housing
The Census identifies eight Campbell residents employed in farming, fishing and forestry
occupations, representing less than one percent of the City's labor force. No parcels in the City
remain in agricultural use. Therefore, given the extremely limited presence of farmworkers in the
community, the City has not identified a need for specialized farmworker housing beyond overall
programs for housing affordability.
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Accessibility Accommodations
Both the federal Fair Housing Act and the California Fair Employment and Housing Act impose an
affirmative duty on local governments to make reasonable accommodations (Le. modifications or
exceptions) in their zoning and other land use regulations when such accommodations may be
necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. For example,
it may be a reasonable accommodation to allow covered ramps in the setbacks of properties that
have already been developed to accommodate residents with mobility impairments.
It is the policy of the City of Campbell to provide reasonable accommodation for persons with
disabilities seeking fair access to housing in the application of its zoning laws. In furtherance of this
policy, Chapter 21.50 of the Zoning Code sets forth the process for making a request for reasonable
accommodation. Campbell's process and findings for reasonable accommodation can be
summarized as follows:
~ The applicant is provided a form to identify the Zoning Code provision, regulation or policy
from which accommodation is being requested, and to provide the basis for the claim and
why the accommodation is necessary.
~ The Community Development Director serves as the reviewing body for the request, unless
the project for which the request is being made requires some other discretionary and use
permit or approval.
Al-46 I Campbell General Plan
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Y The following factors are considered in determining the reasonableness of a requested
accommodation:
Special need created by the disability
Potential benefit that can be accomplished by the requested modification
Potential impact on surrounding uses
Physical attributes of the property and structures
Alternative accommodations which may provide an equivalent level of benefit.
In the case of a determination involving a single-family dwelling, whether the
household would be considered a single housekeeping unit if it were not using
special services that are required because of the disabilities of the residents.
Whether the requested accommodation would impose an undue financial or
administrative burden on the city
The City's reasonable accommodation ordinance facilitates the provision of accessible housing. The
City also provides rehabilitation assistance to income-qualified households for accessibility
improvements. The City has received one request through planning and building for reasonable
accommodation since 2001. This request was subsequently approved administratively by staff. The
factors for consideration are not expected to be deterrents to reasonable accommodation. The
"potential benefit" factor weighs in favor of approving reasonable accommodation, since those
seeking accommodation obviously benefit from approval of the request. "Potential impact on
surrounding uses" need not be a negative factor in considering reasonable accommodation, because
if there are potential impacts, they are likely to be mitigated.
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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.
Multi-family and Mixed-Use residential projects typically require some type of discretionary action.
Projects with Planned Development (P-D) zoning require a P-D permit from the Planning
Commission and City Council. Processing times for a P-D project take typically four to six months.
This provision for P-D approvals is not a constraint on projects because the project usually requires
other entitlements such as a parking adjustment, deviation from other development standards
and/or subdivision map that would require public hearings. The requirement for a P-D approval for
multi-family projects or mixed-use projects in P-D zoning districts allows for a case by case approach
that can achieve maximum flexibility.
As residential neighborhoods in Campbell are nearly built-out, the majority of new residential
development has been accommodated through mixed-use projects within the P-D zoning district.
The P-D mechanism allows for deviations in minimum lot size, lot coverage, building setbacks and
height standards.
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Development certainty and predictability is provided through the General Plan, which clearly states
the development scenarios for all areas zoned P-D. The General Plan land Use Element provides for
Appendix Ai: Housing Element Technical Report I Al-47
specific development types such as Central Commercial, Professional Office/Retail/Residential and
describes mixed-use development as the preferred development type. These areas are described by
the General Plan as follows:
a. Central Commercial: This designation includes parts of Campbell and Winchester Avenues in
Downtown Campbell and is intended to provide shopping, services and entertainment. It
requires that the building forms in this designation edge the street, and should include retail
commercial uses on the ground floor with either office or residential uses on the second and
third floors.
b. Medium to High Density Residential and/or Commercial: This designation occurs near
Downtown in the South of Campbell Avenue (SOCA), where the General Plan identifies parcels
for commercial or mixed use, promoting commercial on the ground floor, and residential above.
c. Residential/ Commercial/Professional Office: This designation includes many areas in the City
including the North of Campbell Avenue (NOCA), where the intention is to provide a residential
component to traditional commercial and/or professional office uses. This designation also
maintains commercial and office uses on the ground floor and residential uses on the upper
floors.
Also, a P-D requires specific findings to be made, which focus on physical design features rather than
use or density. Considerations for P-D approval (CMC 21.12.030) are:
1. Considerations relating to site circulation, traffic congestion, and traffic safety;
2. Considerations related to landscaping; and
3. Considerations relating to structure and site lay-out.
These findings have allowed for a long track record of successful mixed-use projects including the
Gateway mixed use (25 du/acre); Water Tower Lofts (27 du/acre); Onyx (27 du/acre); Campbell
Center (26 du/acre); Gilman Cottages (27 du/acre); Creekside Commons (27 du/acre); and Merrill
Gardens (34 du/acre with density bonus). These projects have all been approved by the City in a
timely fashion (4 to 6 months typically) without impacting project feasibility.
Campbell's development process can be summarized in the following seven steps. All of these steps
may not be necessary depending on the nature of a project.
Preliminary Application: The preliminary application process is offered at minimal cost to
applicants. The submitted plans are routed to all the applicable departments of the Development
Review Committee for review and comment. The Development Review Committee consists of
representatives from City Departments and the County Fire Department. Approximately three
weeks after the application is submitted, the applicant is invited to meet with staff from the various
departments to go over the comments, discuss any particular concerns, and explain any special
requirements of the projects. This process can save developers time and money by addressing
potential concerns at an early stage thereby avoiding delays later in the process.
Application Submittal: The planning application submittal process is when a developer submits a
development application, required fees, and application materials.
Al-48 I Campbell General Plan
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Plan Review: After the application is received, it is routed through the Development Review
Committee. A planner is assigned to serve as the developer's liaison helping to expedite the permit
process and coordinating the department reviews. Individual departments assess the completeness
of the application and prepare preliminary Conditions of Approval. A review of the environmental
issues associated with the proposed project (as required by the California Environmental Quality
Act) will also be completed at this time.
Planning Commission/ City Council Approval: If a project is determined to require discretionary
action, it will be scheduled for the Site and Architectural Review Committee (if necessary) and
Planning Commission meetings. Public Notice will be provided and all property owners within 300
feet of the project site will be notified by mail. In some instances (for example, Planned
Development Permits), the project will require City Council approval. After projects receive approval
by the Planning Commission there is a ten-day appeal period during which the project may be
appealed to the City Council. The City Council decision is final.
Plan Check: After the project receives any required approvals, the full plans may be submitted to
the building division for plan check for building permits. The plans will be routed to the City's Public
Works Department and Planning Division. The project planner will review the plans for conformance
with the Zoning Code, any required Conditions of Approval, and with the plans approved by the
Planning Commission or City Council. The building division will verify that all building, fire,
mechanical, plumbing and electrical code requirements are fulfilled in compliance with the Uniform
Building Code and other State requirements.
Building Permit: After the project plans receive approval from the relevant departments, the
building division issues a building permit. Construction can begin after this point. Regular inspections
are required throughout the construction process. The final inspection requires clearance from all
relevant City departments and the County Fire Department.
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
General Plan Amendment 4 times per year 3-4 months
Zone Change 2 times per month 3-4 months
Planned Development Permit 2 times per month 4-6 months
Tentative Subdivision Map 2 times per month 2-3 months
Tentative Parcel Map Administrative Hearing 2-3 months
(as needed)
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, December 2008.
Appendix Ai: Housing Element Technical Report I Al-49
5. Fees and Exactions
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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
Parcels 5+ Acres
General Plan Amendment
Zone Change
Planned Development Permit*
fiR Review
Parcels 1 to 5 acres
General Plan Amendment
Zone Change
Planned Development Permit*
EIR Review
Parcels less than 1 acre
General Plan Amendment
Zone Change
Planned Development Permit
EIR Review
Other Fees
Tentative Subdivision Map (5+ lots)
Tentative Parcel Map: 4 lots or less
Site and Architectural: >10,000 sq. ft.
Site and Architectural: Single-Family
Site and Architectural: 5001-10,000 sq. ft.
Site and Architectural: 1-5000 sq. ft.
Admin PO/Site & Arch
Building Permit (Valuations> 500,000)
Building Permit (Valuations up to 500,000)
Electrical, Plumbing, Mechanical
Plan Check Fee
Seismic Fee: Residential
Seismic Fee: Others
<6 units per acre
Park Dedication 6-<13 units per acre
Fees 13-<21 units per acre
>21-27 units per acre and Secondary Dwelling Units
Site and Architectural Approval
Fire Department Project Plan Review
Review Subdivisions
CEQA Review
Source: City of Campbell Planning Division, December 2008.
Planning Division
Building Division
$13,100
$12,100
$14,450
Actual Cost + 20% Admin Overhead
$11,100
$10,100
$11,355
Actual Cost + 20% Admin Overhead
$8,770
$7,850
$11,355
Actual Cost + 20% Admin Overhead
.
$6,300
$2,440
$8,000
$1,065
$5,600
$3,820
$700
1.66% of sq.ft. cost
2.00% of sq.ft. cost
$81/hour
33% of Building Permit Fee
.0001 of Valuation
.00021 of Valuation
$16,119/unit
$9,415/unit
$6,616/unit
$6,590/unit
$71.00
$214.00
$143.00 + $10/lot
$399
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Ai-50 I Campbell General Plan
. Chart 3-8: City and Non-City Fees for Single and Multi-family Residences
Planning
Planned Development $8,850 $8,850 $8,850 $8,850
Application Fee
Park Impact Fee $9,415 $9,415 $9,415 $21,514
(6 to <13 units per acre)
Tentative Parcel Map $4,100 $4,100 $4,100 $4,100
Public Works
Final Parcel Map $3,500 + $78 $3,656 $3,500 + $78 $3,656
per parcel per parcel
Encroachment Permit $310 $310 $310 $310
Storm Drain Area Fee (Multi- $2,385/acre $423 $2,385/acre $5,546
Family Residential)
Building
Building Permit 2% of Evaluation $5628.76 2% of Evaluation $5242.31
Plan Check Fee 33% of $1857.49 33% of $1729.96
Building Permit Fee Building Permit Fee
Electrical, Plumbing, Mechanical ($73+$22) x $285 ($73+$22) x $285
number of permits number of permits
Non-City Agencies
School District $1.24 per sq. ft. $3171.92 $1.24 per sq. ft. $7779.76
Sewer (Connection + Capacity $7,293 (Connection); $8,581 $7,293 (Connection); $34,324
Fee) $1,288 (Capacity Fee) $1,288 (Capacity Fee)
. Fire - Site and Arch (ReSidential) $71 $71 $71 $71
Fire - Subdivision $143 + $10 per lot $163 $143+$10 per lot $183
Total $46,512 $93,591
Per Unit Cost $23,256 $23,398
Source: City of Campbell Planning Division, December 2008
As a means of assessing the cost that fees contribute to development in Campbell, the City has
calculated the total Planning, Building, Public Works and Non-City Agency fees associated with
development of two different residential prototypes. The first prototype consists of two single
family residences with one existing residence on the lot, whereas the second prototype is a four unit
multi-family project. As indicated in Chart 3-8, development fees for the prototypical single-family
project as well as a multi-family project run approximately at $23,000 per unit.
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Appendix Ai: Housing Element Technical Report ~ Ai-S 1
6. Building Codes and their Enforcement
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The City of Campbell has adopted the International Building Code of 2006, as amended by
California's State Building Regulations (Title 24), which establishes standards and requires
inspections at various stages of construction to ensure code compliance. The City's building code
also requires new residential construction to comply with the federal American with Disabilities Act
(ADA), which specifies a minimum percentage of dwelling units in new developments that must be
fully accessible to the physically disabled. Although these standards and the time required for
inspections increase housing production costs and may impact the viability of rehabilitation of older
properties which are required to be brought up to current code standards, the intent of the codes is
to provide structurally sound, safe, and energy-efficient housing.
The City administers a Code Enforcement Program that aims to preserve and maintain the livability
and quality of neighborhoods. Code enforcement staff investigates violations of property
maintenance standards as defined in the Municipal Code as well as other complaints. When
violations are identified or cited, staff encourages property owners to seek assistance through the
rehabilitation assistance programs offered by the City.
7. Site Improvements
Developers of single-family residential tracts in the City are required to install arterial and local
streets; curbs, gutters, sidewalks; water lines; sewer; street lighting; and trees in the public
right-of-way within and adjacent to a tract. These facilities are in most cases dedicated to the City or
other agencies that are responsible for maintenance. Without the site improvement requirement
there are no other means of providing necessary infrastructure to the City's land parcels.
Requirements for site improvements are at a level necessary to meet the City's costs and are
necessary to protect health, safety, and welfare.
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The cost of these required off-site improvements vary with the amount of property frontage. The
developed portions of Campbell have the majority of necessary infrastructure, such as streets,
electrical and water facilities, already in place.
The Circulation Element of the City of Campbell's General Plan establishes the City's street width
standards. Residential streets are required to have a standard 40 foot curb-to-curb width, with park
strips and sidewalks. The City does allow reduced 36 foot street widths, although due to the impact
on fire truck access, reduced street widths trigger fire sprinkler requirements in single-family homes.
Most projects utilize private streets where the site constraints determine the specific street design.
The City has also allowed rolled curbs in situations where there is a reduced parkway/sidewalk width
as a means of facilitating handicapped access for persons using the sidewalk. An example is the San
Tomas Area, a 1.5 square mile area in the southwest of the City governed by the San Tomas Area
Neighborhood Plan. This Plan requires rolled curbs and no sidewalks on minor streets to create a
semi-rural atmosphere, resulting in a reduced cost for off-site improvements.
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Al-52 I Campbell General Plan
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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.
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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 Unreinforce~ 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 buildings are equipped with fire protection features such as alarm systems and sprinklers.
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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.
Appendix A1: Housing Element Technical Report I A1-53
Impact of Environmental Constraints on Development
In summary, while Campbell is subject to the environmental constraints described above, the City's
General Plan Health and Safety Element sets forth a series of actions to minimize these constraints.
Campbell incorporates this knowledge of safety hazards into its land use planning and development
review processes.
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The residential opportunity sites identified in the Housing Element (Table H-2) were all evaluated for
their suitability for housing as part of the environmental impact report (EIR) on the City's 2001
General Plan. The EIR concluded that all the opportunity sites - many of which were newly
designated for mixed use under the General Plan - were suitable for residential use and their
development would not result in a significant environmental impact. Campbell's General Plan EIR is
a program EIR which is based on the concept of "tiering", which means that as project proposals are
made on specific sites, the need for additional environmental analysis will be determined. If a
proposed project has the potential for impacts which exceed those discussed in the General Plan
EIR, additional environmental analysis will be required at that time.
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Ai-54 I Campbell General Plan
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4. HOUSING ACCOMPLISHMENTS
In order to develop an effective housing strategy for the 2009 to 2014 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 2001, 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 2001, and their
continued appropriateness for the 2009-2014 Housing Element. Chart 4-1 summarizes the City's
housing accomplishments since 1992.
Appendix A1: Housing Element Technical Report I Ai-55
Chart 4-1: Review of Accomplishments under 2001 Housing Element
H-l.la Housing Rehabilitation Loan
Program
Action: Provide financial assistance to
owners of single-family homes and
mobile homes who lack sufficient
resources to make needed health and
safety repairs. Assist 25 to 35
households over the 2001-2006 period.
H-l.lb Emergency Home Repair Grant
Program
Action: Assist lower-income families
and seniors in making repairs to correct
urgent safety or health problems. Assist
25 to 35 households over the 2001-
2006 period.
H-l.lc Code Enforcement Program
Action: Ensure ongoing maintenance of
housing stock. Continue to implement
current program, and establish annual
goal for units that could qualify for
rehabilitation assistance.
H-1.2a Multi-Family Acquisition and
Rehabilitation
Action: Assist non-profit housing
corporations in identifying and
acquiring deteriorating properties in
need of rehabilitation. Provide financial
assistance in acquisition and
rehabilitation of targeted properties.
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Progress: Between 2001-2007, the City assisted 69 households.
Effectiveness: The City exceeded its overall housing rehabilitation goals. The
program is effective in addressing health & safety repairs as well as some
cosmetic repairs. Anticipate the same numbers given the available dollars.
Appropriateness: Given the ongoing need to maintain the City's aging
housing stock, the rehabilitation program remains highly appropriate.
Housing staff have teamed with Code Enforcement to secure more
applicants, and will continue to conduct target mailings.
Progress: Between 2001-2007, the City assisted 88 households.
Effectiveness: The City exceeded its Home Repair goals. In prior years, two
agencies provided emergency grant assistance. While only one agency
continues to provide this service, the City's goals are still being met.
Appropriateness: This program remains appropriate, and even with one
agency, the numbers of emergency grants are anticipated to be
approximately eight per year.
Progress: During 2001-2007, the City opened 754 health/safety cases, and
closed 1,155 cases.
Effectiveness: The City's Code Enforcement Officer has been effective in
attaining code compliance without having to go to court. The City will
continue to open approximately 120 cases per year and close approximately
60% of the health & safety cases.
Appropriateness: Code enforcement remains an appropriate program to the
Housing Element. While the overall volume of cases warrants additional code
compliance staff, added staff is not anticipated due to budgetary constraints,
which may ultimately impact the caseload.
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Progress: The City coordinated closely with the Santa Clara Housing
Authority on the rehabilitation of Rincon Gardens, and is currently
supporting Mid-Peninsula Housing Corp in applying for outside funds to
support rehabilitation.
Effectiveness: Rincon Gardens and Sharmon Palms were both able to secure
non-City financing to undertake rehab projects. No new acquisition/rehab
projects were identified in the prior reporting period.
Appropriateness: The RDA has set aside funds for future acquisition/rehab
projects, and will be approaching several non-profit agencies to determine
potential acquisition/rehab sites.
H-2.1a Preservation of Assisted
Housing
Action: Preserve 399 rental units at-risk
of conversion. Monitor at-risk units,
participate in preservation, conduct
tenant education and support in
location of alternate housing.
Ai-56 I Campbell General Plan
Progress: One 8 unit affordable rental project, Hamilton Avenue, converted
to market rate during the prior planning period.
Effectiveness: The City was not contacted by the owners of Hamilton Avenue
regarding conversion, and was therefore not able to be effective in offering
preservation incentives.
Appropriateness: Preservation of assisted rental housing remains highly
appropriate. The RDA maintains a list of affordable housing projects, and it
will be important for the city to continue to verify the status of the projects
each year. Fortunately, Campbell does not anticipate the loss of any
affordable units in the next cycle.
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H-2.2a Section 8 Rental Assistance
Action: Continue to provide Section 8
rental assistance in cooperation with
the County to assist very low income
tenants.
H-2.2b One-time Rental Assistance
Program
Action: In partnership with Catholic
Charities, assist residents at risk of
homelessness by providing one-time or
temporary rental assistance
H-2.3a First Time Homebuyer Program
Action: Assist in expanding home-
ownership opportunities to moderate
income households. Provide financial
assistance to 25-35 households
between 2001-2006.
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H-2.3b Mortgage Credit Certificate
Action: Promote the MCC Program
through local realtors, on the City's
website, and through the City's Housing
Program brochure. Assist 75
households over the 2001-2006 period.
H-2.4a Housing Assistance for Essential
Civic Employees
Action: Establish
prioritization of
assistance for
employees.
criteria for
local housing
essential civic
H-2.Sa Shared Housing Program
Action: Support provision of shared
housing opportunities offered through
outside agencies. Continue to fund and
advertise program.
.
Progress: The level of Section 8 assistance in Campbell has increased, with
295 rent vouchers in 2008, compared to 234 in 200l.
Effectiveness: The program is very successful in providing needed rental
assistance in Campbell.
Appropriateness: The program remains appropriate for the upcoming period.
Progress: 621 households were provided with rental assistance.
Effectiveness: The rental assistance program has been highly effective in
preventing homelessness.
Appropriateness: The City will continue partnership with Catholic Charities as
well as Sacred Heart to provide one-time rental assistance, with a goal of
assisting approximately 100 households per year.
Progress: Between 2001-2007 the City provided first-time homebuyer
assistance to 37 households.
Effectiveness: The City was effective in meeting its goals.
Appropriateness: The RDA continues to provide financial support for 10
loans per year. With for-sale prices coming down slightly, the City is better
able to qualify applicants for homebuyer assistance, particularly with
condominiums. However, mortgage availability could be a problem.
Progress: A total of 18 households were assisted through the MCC program.
Effectiveness: As long as Congress continues to approve funds for the MCC
program, Santa Clara County will be eligible to receive them.
Appropriateness: At $570,000, the maximum purchase prices for existing
units under the MCC program still apply to Campbell, although few new units
would fall within the $630,000 maximum purchase price for new
construction. While the MCC program remains appropriate, rather than a
numeric goal, the City's objective will be to promote program availability.
Progress: The City has established priority to persons who work or rent in
Campbell as part of the inclusionary housing and density bonus programs.
Since enactment of this policy, the City has assisted two Campbell
employees.
Effectiveness: The City's policy remains to provide assistance to employees,
but it has been expanded to all persons who work, rent or have children in
Campbell schools. The City no longer maintains any other lists since the
current list has over 400 potential applicants.
Appropriateness: Program no longer appropriate, having expanded the list to
persons who rent or work somewhere in Campbell. Will be incorporated as
Housing Element policy.
Progress: The program assisted 27 persons in finding shared living
arrangements.
Effectiveness: The program has been effective, and the City anticipates the
same numbers assisted through Catholic Charities shared housing program.
Appropriateness: The program remains very appropriate for single parent
households. There is no longer an agency that handles shared housing for
seniors. The City has approached Catholic Charities about expanding their
role, but with funds being tight, they concentrate on single parents.
Appendix Ai: Housing Element Technical Report I Ai-57
H-2.Sb Homeless Assistance/ Shelter
Provisions
Action: Financially support agencies
serving the homeless. Amend the
Zoning Code to specify conditions for
emergency shelters and transitional
housing.
H-2.Sc Physically Accessible Housing
Action: Increase supply of physically
accessible housing. Work with
developers to provide accessible units.
.
Progress: The program served 718 homeless and persons at-risk of
homelessness with shelter and services.
Effectiveness: The City continues to meet and exceed its goals and should
continue to do so. In addition, within the city, we have one rotating shelter
at the Methodist Church during the month of February. This shelter is for
men who have jobs but can't afford housing.
Appropriateness: CDBG dollars have decreased slightly. If they continue to
decrease, the City may not be able to fund all the homeless shelters they
have been funding.
Progress: No accessible units were constructed during this reporting period.
However, the City approved and provided financial assistance to Merrill
Gardens, which will provide 99 senior rental apartments, 28 non-age
restricted apartments, and a 21 unit dementia facility. In addition, the City
has adopted Reasonable Accommodation procedures to facilitate zoning
modifications for persons with disabilities.
Effectiveness: State law dictates accessibility standards for new construction.
Appropriateness: Unless the City is providing financial assistance for
affordability, the City has little leverage to entice developers to provide
accessible units beyond that required under ADA. As the City does not have
funds dedicated to providing accessible units, this is better addressed as a
policy.
H-3.1a Affordable Housing
Development
Action: Grant land write-downs,
regulatory incentives, and/or direct
assistance to support development of
affordable housing for families, seniors
and special needs populations.
H-3.2a Citywide Inclusionary Housing
Ordinance
Action: Conduct nexus study to
establish in-lieu fee amount, followed
by adoption of City-wide inclusionary
ordinance to integrate affordable
housing in market-rate developments.
A1-58 I Campbell General Plan
Progress: The RDA provided financial assistance and assisted in the purchase
of land from the Santa Clara Valley Water District for Charities Housing
Project at 555 W. Campbell Avenue, which will provide 24 below market rate
and 16 market rate residential units. The City has also worked with a local
non-profit and provided financial assistance for creation of 2 senior group
homes (Pollard and Llewellyn), accommodating a total of 10 seniors at very
low income rents. Density bonuses and financial incentives were granted in
the Merrill Gardens and Water Tower Place projects.
Effectiveness: Despite limited financial resources, the City was successful in
facilitating several affordable housing projects through a combination of
financial and regulatory tools.
Appropriateness: Providing financial and regulatory support for affordable
housing remains critical to addressing the City's housing needs.
.
Progress: The City adopted an Inclusionary Ordinance requiring 15%
affordability citywide. Rental projects are required to provide low and very
low income units (Min. 40% very low), and ownership projects are required
to provide low and moderate income units. The Ordinance also includes
provisions for in-lieu fees.
Effectiveness: The inclusionary ordinance has been effective in integrating
affordable units within market rate developments. Several projects have
taken advantage of density bonus incentives in conjunction with fulfilling
inclusionary requirements.
Appropriateness: The inclusionary ordinance remains appropriate to the
Element update.
.
.
H-4.1a Sites Inventory
Action: Provide adequate sites to meet
City's share of regional housing needs.
Adopt an updated General Plan with
expanded areas for mixed use; conduct
a developer's workshop to discuss
development opportunities.
H-4.2a Mixed-Use Development
Action: Encourage mixed -use
development along commercial
corridors and around transit stations.
Provide financial, technical, & other
forms of assistance to support mixed-
use development.
Progress: The City held public meetings that led to the re-zoning of the
following areas: Central Commercial designation; East Campbell Ave.;
Winchester Blvd.; Hamilton Ave (adjacent to San Tomas Expressway & the
south-side of Hamilton Ave at Darryl Ave; Campbell Plaza shopping center,
auto repair south of Campbell Plaza; east and west side of Winchester
adjacent to Light Rail station.
Effectiveness: The General Plan and Zoning Changes have allowed for
numerous mixed-use projects to be approved and built within the
designated areas.
Appropriateness: The previous round of General Plan and Zoning changes
has resulted in adequate sites to accommodate the 2009-2124 housing
numbers.
Progress: Provided technical assistance for Master Development Site, mixed
use site in Downtown Campbell (22 residential units/ 16,000 sq ft. retail @
Campbell Ave & 2nd St).
Provided density bonus to Merrill Gardens Senior housing project as well as
fee waivers.
Effectiveness: This action statement has been very effective in encouraging
mixed-use development on challenging infill sites.
Appropriateness: This action statement is still appropriate to facilitate
mixed-use projects.
.
H-S.la Density Bonus
Action: Continue to offer density bonus
and/or other regulatory incentives/
concessions to facilitate affordable and
senior housing; advertise program
availability.
H-S.2a Secondary Dwelling Units
Action: Amend Zoning Code to reduce
minimum lot size from 12,000 to
10,000 square feet. Consider an
amnesty program to legalize illegal
second units.
.
Progress: Campbell has offered density bonus incentives for the provision of
affordable housing since 1991. Pursuant to the new requirements of
Government Code Section 65915, the City updated its ordinance in
November 2007. During the prior planning period, Water Tower Place and
Merrill Gardens projects were both granted an affordable housing density
bonus.
Effectiveness: The City advertises the availability of density bonus incentives
on its website, and provides information to prospective residential
applicants.
Appropriateness: Particularly since Campbell now requires 15 percent
inclusionary units on a Citywide basis, density bonuses offer a means of
offsetting the cost of providing the required affordable units.
Progress: The City amended its second unit ordinance to reduce the
minimum lot size to 10,000 square feet. In addition, the ordinance now
provides for ministerial approval of second units. Between 2001-2007; 15
secondary units were permitted.
Effectiveness: With an average of 2 to 3 second unit applications annually,
this program has been effective in provided needed rental housing.
Appropriateness: Approximately 1,000 R-1 parcels meet the City's 10,000
square foot minimum parcel size requirement, providing significant
additional capacity for second units.
Appendix Ai: Housing Element Technical Report I Ai-59
H-6.1a Fair Housing Program
Action: Through the County, continue
to financially support Project Sentinel
and promote the organization's fair
housing services through dissemination
of brochures.
H-6.2a Rent Mediation Program
Action: Continue to enforce the Rental
Increase Dispute Resolution Ordinance
and offer the Rent Mediation Program
as a means of settling disputes/issues
between tenants and landlords;
advertise program availability.
.
Progress: Processed 103 fair housing cases.
Effectiveness: This program has proven to be very effective in educating
rental property owners and defending discrimination cases.
Appropriateness: This program is still appropriate and will continue to
receive funds from Santa Clara County to provide services to all non-
entitlement cities, including Campbell.
Progress: Conducted 243 tenant and landlord conciliations/55 mediations.
Effectiveness: This program is very effective and has a track record of
resolving over 90% of cases.
Appropriateness: This service continues to be appropriate and is funded
through the City's business license fees paid by apartment owners.
Chart 4-2 summarizes the quantified objectives contained in Campbell's 2001 Housing Element, and
compares the City's progress in fulfilling these objectives.
Chart 4-2: Summary of Quantified Objectives
Moderate
Above
Moderate
Totals 777
* Reflects RHNA
** Reflects City assisted single-family rehabilitation
*** Reflects Section 8 (234 households) and preservation of 419 at-risk units
Very Low
165
23
15
Low
77
214
98
321
482
618
24 - 34
46
234
295
411 (Loss of 8 units in
Hamilton Ave)
.
26 - 36
23
419
50-70
69
653
706
As illustrated in Chart 4-2, based on review of residential building permits issued between January
1999-December 2006, the City fulfilled 79 percent of its total regional housing construction needs,
or "RHNA" (refer to Appendix for summary of building permits issued). However, given the nature of
the real estate market in the Bay Area, housing for very low, low and moderate income households
is not being produced at RHNA levels.
The City and its Redevelopment Agency facilitated development of several affordable and mixed
income projects during the planning period. As seen in the chart, 23 units affordable to very low
income households were provided, including six units completed by Habitat for Humanity, and
inclusionary units provided in Water Tower Place and Campbell Center. Units affordable to low
income households were provided through the development of 15 second units. Rent levels for
second units can be approximated by looking at rents for one-bedroom apartments, which average
around $1,300 in Campbell, compared to a low income rent threshold of $1,688 for a one-bedroom
unit.
Al-60 ~ Campbell General Plan
.
.
In terms of housing rehabilitation, the City provided assistance to 69 lower income mobile home and
single-family homeowners, fulfilling its goal to assist 50-70 households. An additional 88 households
were assisted with emergency repair grants. The City coordinated closely with the Santa Clara
Housing Authority on the rehabilitation of Rincon Gardens, and is currently supporting Mid-
Peninsula Housing Corp in applying for outside funds to support rehabilitation. A key focus of the
City's housing rehabilitation and neighborhood stabilization efforts will be to support non-profits in
the acquisition and rehabilitation of multi-family properties and place long-term affordability
restrictions on the units.
Finally, the City exceeded its Section 8 conservation goal, receiving an increase in rental assistance
vouchers from 234 to 295. However, one eight unit affordable rental project, Hamilton Avenue,
converted to market rate during the prior planning period. The City was not contacted by the
owners of Hamilton Avenue regarding conversion, and was therefore unable to negotiate incentives
for preservation. During the next Housing Element cycle, the City does not anticipate the loss of any
affordable units based on public or non-profit ownership and long term affordability controls.
.
.
Appendix A1: Housing Element Technical Report I Al-61
.
.
.
.
.
.
Appendix A2
Summary of Public Comments
CAMPBELL HOUSING ELEMENT WORKSHOP #1
OCTOBER 29, 2008
PUBLIC COMMENTS
The first Community Workshop for the 2009-2014 Housing Element update for the City of Campbell
was held on October 29, 2008 at the Community Center in Campbell. Metropolitan Planning Group
(M-Group) presented data that had been analyzed, that outlined the City's Housing Needs
Assessment. After the presentation, a Q&A followed where the participants got a chance to address
their requirements and queries to the consultant and the City. The following points summarize the
discussion that took place.
General comments:
· Campbell is small enough, and big enough, to implement unique programs.
· Incorporate green.
Foreclosure issues:
· Focus on Foreclosure Crisis, get names, addresses, set up system to reach out to people, try
to help them stay in their homes.
· Advocate for people at risk of foreclosure. Mortgage crisis is an emergency.
Rental units in the city:
· Develop detailed database of all rental units in the City, to share with the private property
owners. (the City can get a grant or can use an intern to do this work)
· Organize all rental property owners.
· Develop standardized "house rules" (this may be lease?).
· Work with owners to evict crime causing tenants. Charge landlords for repeat Public
disturbance responses to encourage property owners to deal with problem tenants.
· Work with PG&E to develop updated units counts based on connects/disconnects.
· Identify all housing support groups, diagram out all housing providers; network and build
relationships.
· Identify current number of units being provided (with help from existing owners / landlords)
· Prioritize objectives.
· Establish a strong framework to build upon.
· There are landlords that are reserving a few rental units as low income out of social
obligation. Count these units?
· Look at creative ways to keep rental properties below market rate (private trusts to buy
small rental properties).
· Find out what percentage of affordable housing units are being provided currently (i.e.
check with the experts).
Appendix A2: Summary of Public Comments I A2-1
Additional comments:
. Bo Enterprises conducts free energy audits for low-income renters.
. Sacred Heart just received state grant money to do the same free energy audits for low-
income renters.
. The housing threats in Campbell are rents are too high and will go higher.
. Campbell should consider "rent control" ordinance.
. There is a senior citizen population that needs your help.
. Economic hard times are here and not looking good for the future.
A2-2 I Campbell General Plan
.
.
.
.
CAMPBELL HOUSING ELEMENT WORKSHOP
October 29,2008, 7:00p.m.
Campbell Community Center
lW. Campbell Avenue, E-46 ACT Room
(See map attached)
The City of Campbell is mandated by the state Department of Housing to update its
Housing Element, which documents the City of Campbell's housing needs and current
housing programs. This document is due to the state by Apri/2009.
In order to identify new housing issues, goals, policies and programs, the City of
Campbell needs your valuable input. We have scheduled a workshop to hear from
you:
. 1.
2.
3.
4.
What do you think are Campbell's housing strengths?
What do you think are Campbell's housing weaknesses?
What do you think are the housing opportunities in Campbell?
What do you think are the threats to housing in Campbell?
If you are unable to attend this workshop, but would like to contribute your ideas,
please feel free to email them to Sharont@citvofcamDbell.com or call Sharon Teeter at
(408) 866-2137.
.
CITY OF CAMPBELL - HOUSING ELEMENT WORKSHOP October 29, 2008; 7:00 pm
_~~____J
The Housing Element will set forth Campbell's housing
strategy for the 2007-2014 period to address existing and
future housing needs. This workshop will focus on reviewing
policies and programs to be considered for the City's Housing
Element Update:
.
../ We need your input to better
understand the housing needs
faced by Campbell's residents
and workforce!
We encourage the attendance and participation
of anyone interested in housing policies and
programs.
.
.
.
.
CAMPBELL HOUSING ELEMENT WORKSHOP #2
NOVEMBER 20, 2008
PUBLIC COMMENTS
The Campbell Community Workshop for the 2009-2014 Housing Element update was held on
November 20,2008 at the Community Center in Campbell. Metropolitan Planning Group (M-Group)
summarized the first community workshop by a PowerPoint presentation, outlining the City's
Housing Needs Assessment. After the presentation, the participants were divided into two small
groups in order to gather responses regarding the existing policies and goals as outlined in the
Current Housing Element. This was done by the manner of a housing programs light-bulb as a tool to
solicit ideas from one another.
M-Group used flip charts and grouped the existing programs into the six goal areas, with one sheet
per program area. As each small group reported back and brought up additional program areas, they
were added to the flip charts. At the end, the participants were asked to vote on what they felt were
the three most important programs listed. Listed below are the responses of the participants to the
existing policies and goals for Campbell.
Goal A: Housing and Neighborhood Conservation
· New policy: forming Smoke Free Communities
. Reinforce commitment for rehabilitation program
· Assist in conversion of market rate units to affordable units.
Goal B: Housing Affordability
· Health Friendly Environment
o Remedial measures for Heath related issues to be incorporated within existing
programs.
o To provide aid for people with larger health issues
· Difficulties in developing due to complexity, funding issues, etc.
o Explore the" extremely low income" category
· Residents concerned about NIMBYism (when new complexes are built around
neighborhoods)
· Project based vouchers (Section 8)
· Self Sufficient group homes for Seniors.
Goal C: Housing Production
· To include an inclusionary housing program for Low income households.
· Alter the current BMR program to the following percentages:
o For Rental:
· Six percent very low
· Nine percent low
o For sale:
· Six percent low
· Nine percent moderate
· Count seniors / group homes as units.
Appendix A2: Summary of Public Comments I A2-S
Goal D: Provision of Adequate Housing Sites
. Standards of Green Building practices to be included
o Make it green
o Sustainable
o Solar
. Sustainability measures to be adopted
. Include information on rental sites that are smoke free (in ads, on websites etc)
. Provide website that can help find apartments / housing in community.
. Possible new sites near
o Downtown Campbell
o Near Campbell Park
o Mixed use along major corridors.
Goal E: Removal of Governmental Constraints
. Incorporate following reduction of developmental standards when close to transit.
o Parking requirements
o Flexible setbacks
o Height regulations
. Incentivize affordable housing
o Financially
o By better developmental standards
Goal F: Promotion of Equal housing Opportunity
. Promote re-evaluation of income / poverty levels on basis of essentials - break down of
costs
o E.g people with continuous / required high medical bills might actually be in a
different income bracket.
. Perform a qualitative analysis for the people.
. Provide website that can help find apartments / housing in community.
From all the policies discussed above, three programs were identified by the residents for further
research:
~ Health Friendly Environment
~ Standards of Green Building practices to be included
~ Incentivize affordable housing
A2-6 I Campbell General Plan
.
.
.
.
Appendix A3
Summary of Infill Development Projects
Orchard Grove Completed and occupied Mixed Use: Small-lot single-family and 20
live/work units
The Gateway Completed and occupied Mixed Use: Residential apartments, retail, 20
and office
Habitat at Grant Street Completed and occupied Very -low income ownership housing 2
Pulte Homes Completed and occupied Small-lot single family in traditional 43
neighborhood
Ainsley Square Completed and occupied Small-lot single-family adjacent to civic center 51
and historic downtown neighborhoods
Water Tower Lofts Completed and occupied High-density transit-oriented condominium 21
project in Downtown
Habitat at Victor Ave. Completed and occupied Very-low income ownership housing 4
Onyx/1815 Bascom Ave Completed and occupied Mixed Use - Condominiums and commercial 45
The Campbell Center/20l East Completed and occupied Mixed Use: Condominiums and commercial 22
Campbell Avenue
Gilman Cottages Completed and occupied High-density transit-oriented condominium 29
project in SOCA
South First Street/154 & 160 S. Approved and under Small-lot single-family homes 15
First Street construction
. Salmar Avenue Approved and under
Townhomes/430-450 Salmar Residential townhouses 20
Ave construction
Merrill Gardens Approved Mixed Use: Residential, Alzheimer patient 127
2041-2127 S. Winchester Blvd units and commercial
Creekside Commons (Boyce) Approved Mixed Use: Residential and Commercial 123
1677 S. Bascom Ave
Mixed Use project/Lexmar
Development Approved Mixed Use: Residential and retail 5
2295-2305 S. Winchester Blvd
Campbell Avenue Homes/511- Approved Residential townhouses 40
555 W. Campbell Avenue
Riverside Plaza Current Development
651,655 & 677 W. Hamilton Mixed Use: Residential apartments and retail 108
Avenue Application
Orchard Green Apartments Pre-application Multi-family residential project 50
125 S. San Tomas Aquino Rd
Dillon Avenue Townhome Pre-application Condominium Development 53
230/280/282 Dillon Avenue
.
Appendix A3: Summary of Infill Development Projects I A3-1
.
.
.
.
.
.
PROJECT NAME:
Status:
Brief Description:
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
Parking Spaces:
Year Approved:
Year Completed:
ORCHARD GROVE
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
11 units per gross acre
3 units
3.5 spaces per unit
1996
1998
A3-2 ~ Campbell General Plan
.
.
.
It
PROJECT NAME:
Status:
Brief Description:
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.
0.80 acres
20
25 units per gross acre
3 units
$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
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
RDA Subsidy:
Parking Spaces:
Year Approved:
Year Completed:
.
.
Appendix A3: Summary of Infill Development Projects ~ A3-3
.
.
.
e
PROJECT NAME:
Status:
Brief Description:
HABITAT FOR HUMANITY HOMES AT GRANT STREET
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.
0.17 acres
2
12 units per gross acre
2 units
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
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
RDA Subsidy:
Parking Spaces:
Year Approved:
Year Completed:
e
.
A3-4 I Campbell General Plan
.
e
.
.
.
.
PROJECT NAME:
Status:
Brief Description:
PULTE HOMES
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 units
6 units per gross acre
4.6 spaces per unit
1998
2000
Net Parcel Size:
Number of Units:
Density:
Parking Spaces:
Year Approved:
Year Completed:
Appendix A3: Summary of Infill Development Projects I A3-S
.
.
.
.
.
.
PROJECT NAME:
Status:
Brief Description:
AINSLEY SQUARE
Completed and occupied
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
51
12 units per gross acre
8 units
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
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
RDA Subsidy:
Parking Spaces:
Year Approved:
Year Completed:
A3-6 ~ Campbell General Plan
.
.
.
.
.
.
PROJECT NAME:
Status:
Brief Description:
WATER TOWER LOFTS
Completed and occupied
Originally proposed as an ll-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.
0.78 acres
21
27 units per gross acre
3 units (15% of total)
Approximately $50,000 for the undergrounding of existing utility lines.
2 spaces per unit
2001
2006
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
RDA Subsidy:
Parking Spaces:
Year Approved:
Year Completed:
Appendix A3: Summary of Infill Development Projects ~ A3-7
.
.
.
-
PROJECT NAME:
Status:
Brief Description:
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
RDA Subsidy:
Parking Spaces:
Year Approved:
Year of Completion:
HABITAT FOR HUMANITY HOMES AT VICTOR AVENUE
Completed and occupied
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.
0.56 acres
4
4.6 units per gross acre
4 units
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
2004
.
.
A3-8 I Campbell General Plan
.
.
.
.
.
.
PROJECT NAME:
Status:
Brief Description:
ONYX/ 1815 S. BASCOM AVE
Completed and occupied
The project is a mixed-use development that consists of 45 luxury
condominium and 4,850 square feet of retail space on the ground floor.
The project is four stories in height.
The project site stretches along the entire block at Bascom and Campisi
and extends nearly to Creekside.
52,195 sq. ft. (1.20 acres)
45 units
26.78 dufacre
126 parking spaces
2004
2008
Net Parcel size:
Number of Units:
Density:
Parking Spaces:
Year Approved:
Year Completed:
Appendix A3: Summary of Infill Development Projects I A3-9
.
.
.
.
.
.
PROJECT NAME:
Status:
Brief Description:
Net Parcel size:
Number of Units:
Density:
Affordable Units:
RDA Subsidy:
Parking Spaces:
Year Approved:
Year Completed:
THE CAMPBELL CENTER/175-201 E. CAMPBELL AVENUE
Completed and occupied
The project is a mixed-use development that consists of 22
condominiums on the upper floors and office and 11,240 square feet of
retail space on the ground floor including a 4,760 of retail mezzanine
space on property owned by the City of Campbell Redevelopment
Agency located at 175-201 E. Campbell Avenue. The project is three
stories in height.
The project site is located on Bascom, at the old location of Fung Lum
Restaurant, near the Pruneyard.
25,106 sq. ft. (0.58 acres)
22 units
25.8 du/acre
3
Yes (lowered purchase price of land)
18 on-site
2004
2007
A3-10 I Campbell General Plan
.
--
.
.
PROJECT NAME:
Status:
Brief Description:
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
Parking Spaces:
Year of Approval:
Year of Completion:
GILMAN COTTAGES
Completed and occupied
This project is on a previous trailer park site that is currently vacant. The
project consists of the development of 29 one- and two-bedroom
condominium units over a parking garage. Its proximity to the
downtown area, a light rail station, and the regional creek trail system
makes it a desirable high-density project.
0.94 acres
29
27 units per gross acre
5 units
2 spaces per unit (less than required 3-3.5 spaces per unit)
2001/2002
2003
.
.
f!;,'1;;Y~(~/;!;;;;' ';;,i t",Z~)4);-';/"$'
Appendix A3: Summary of Infill Development Projects ~ A3-11
.
.
.
.
.
.
PROJECT NAME:
SOUTH FIRST STREET SMALL-LOT RESIDENTIAL PROJECT/154 & 160 S.
FIRST STREET
Approved and under construction
The project is a planned development of low-medium density
residential that consists of 15 two-story small-lot single-family
residences.
1.36 acres
15 units
10.6 units per gross acre
2 units
4 spaces per unit. Total number of parking spaces is 60 of which 30 are
covered in two-car garages and 30 are uncovered.
2007
2010 (Anticipated)
Status:
Brief Description:
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
Parking Spaces:
Year Approved:
Year of Completion:
A3-12 I Campbell General Plan
.
.
.
.
.
.
PROJECT NAME:
Status:
Brief Description:
SALMAR AVENUE TOWNHOMES/430-450 SALMAR AVENUE
Approved and under construction
The project is a planned development that consists of 20 townhouse
units.
The project site is located at Salmar Avenue, east of Harrison Avenue.
1.27 acres
20 units
14.1 units per acre
3.25 spaces per unit. Total number of parking = 65 spaces
2007
2009 (Anticipated)
Net Parcel Size:
Number of Units:
Density:
Parking Spaces:
Year Approved:
Year of Completion:
Appendix A3: Summary of (nfill Development Projects I A3-13
.
.
.
e
.
.
PROJECT NAME:
Status:
Brief Description:
MERRILL GARDENS/ 2041-2127 S. WINCHESTER BLVD
Approved
The project is a mixed-use development that consists of 99 senior rental
apartment units, 28 non-age-restricted apartment units, a 21-unit
dementia unit (convalescent facility) and 16,043 square feet of
retail/restaurant space.
The project site is located at S. Winchester Blvd between Campbell and
Rincon Avenue. The mixed-use building would be two and three stories
in height.
3.69 gross acres
127
34.4 units per gross acre
19 units
182 spaces (37 surface retail, 7 surface convalescent facility
employee/guest spaces; 138 underground spaces of which 89 spaces
are designated for residential and guest parking, 44 spaces are
designated for retail and there are five additional undesignated spaces)
2007
TBD
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
Parking Spaces:
Year Approved:
Year of Completion:
A3-14 I Campbell General Plan
.
.
.
.
.
.
PROJECT NAME:
Status:
Brief Description:
CREEKSIDE COMMONS (BOYCE) /1677 S. BASCOM AVENUE
Approved
The project is a mixed-use development that consists of 123
condominium units and 14,045 square feet of ground-level retail
commercial development.
The project site is located at Bascom Avenue, north of Campisi way. The
mixed-use building would be four stories in height ranging from 66 feet
to a maximum of 75 feet in height.
4 acres
123
26.78 units per gross acre
330 parking spaces (2.6 per unit for residential)
72 parking spaces for retail
2007
TBD
Net Parcel Size:
Number of Units:
Density:
Parking Spaces:
Year Approved:
Year of Completion:
Appendix A3: Summary of Infill Development Projects I A3-15
.
.
.
.
.
.
PROJECT NAME:
MIXED-USE PROJECT FOR LEXMAR DEVELOPMENTI 2295-2305 S.
WINCHESTER BLVDI CATALPA
Approved.
The project is a two-story mixed-use development that consists of 6/879
square feet of ground floor retail and five apartment units above.
The project site is located at South Winchester Boulevard, south of EI
Camino Avenue. The mixed-use building would be two stories in height
with a maximum height of 40 feet.
0.56 acres
5
6.25 units per gross acre
11 residential parking spaces
35 retail parking spaces (24 parking spaces are provided in the garage
and 22 parking spaces are provided in the rear of the building)
2008
TBD
Status:
Brief Description:
Net Parcel Size:
Number of Units:
Density:
Parking Spaces:
Year Approved:
Year of Completion:
A3-16 I Campbell General Plan
.
.
.
.
.
.
PROJECT NAME:
Status:
Brief Description:
CAMPBELL AVENUE HOMES / 511-555 W. CAMPBELL AVENUE
Approved
The project is a planned development that consists of 24 below market
rate and 16 market rate residential units on the site of the former Santa
Clara Valley Water District Site, at Campbell Avenue at San Tomas
Expressway.
3.00 acres
40
9.4 units per gross acre
24 units
2.75 spaces per unit of which 72 are covered and 38 are uncovered.
Total number of spaces = 110 spaces
2005
TBD
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
Parking Spaces:
Year Approved:
Year of Completion:
,...... ._~.. .... .......,.
i ".
· r, ",~
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....." ---:-::--~i~1,;~;;t::,; .....i.,"...- -':2~:---::::-~-
Appendix A3: Summary of In fill Development Projects I A3-17
.
.
.
.
.
.
PROJECT NAME:
Status:
Brief Description:
RIVERSIDE PLAZA/651, 655 & 677 HAMilTON AVENUE
Current Development Application
The project is a mixed-use development that consists of residential and
retail uses. The project site is located at the northwest corner of
Hamilton Avenue and San Tomas Expressway and will consist of 11,050
square feet of ground-floor retail space with (37) studio and one-
bedroom condominiums above and (68) two- and three- bedroom
townhouses to the rear of the site.
The mixed use building would be three to four stories and a maximum
of 58 feet in height and the attached townhouses would be three stories
in height.
4.6 acres
105
19.1 units per gross acre
16 units
2.46 spaces per unit with shared scheme (264 parking spaces in total of
which 164 are garages, 9 are carports and 91 spaces are guest/
commercial shared spaces)
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
Parking Spaces:
-E !~;
iI" ~ .....Of ,/if!;f'. ,~. ~
Hamilton Avenue Elevation (Mixed-Use Building)
-"!",'''';';,,:,-I.. ~,
,.-,F'
"
Darryl Drive Elevation (Townhomes)
A3-18 I Campbell General Plan
.
.
.
.
.
.
PROJECT NAME:
Status:
Brief Description:
ORCHARD GREEN APARTMENTS/12S S. SAN TOMAS AQUINO RD
Pre-application
This is a multi-family residential project located at the northwest corner
of Bucknall road and San Tomas Aquino Road. The project is designated
as a Medium Density residential development and consists of SO
apartment units on a 2.7 gross-acre site.
The site was proposed as town home unit style building groupings of
three and four units with two car garages. Garages are proposed
partially below grade format with two level of living area above.
2.7 acres
SO
18.5 units per gross acre
8 units
2 spaces per unit
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
Parking Spaces:
Appendix A3: Summary of Infill Development Projects I A3-19
.
.
.
.
.
.
PROJECT NAME:
Status:
Brief Description:
DILLON AVENUE TOWN HOUSES/230, 280, 282 DILLON AVENUE
Pre-application
The project is a townhouse development that consists of 53 unit
condominiums on a 1.93 acre site located in the Downtown
Redevelopment Project Area.
The project site is located at the terminus of Dillon Avenue and will
consist of 41 two-story townhouses (five with direct access garages) and
12 three-story townhouses (four with direct access garages). The
residential building would be a maximum of four stories, with a level of
parking below.
1.93 acres
53
27.46 per acre
8 units
111 covered in below-grade garage and 10 at grade uncovered,
including 3 accessible spaces
Net Parcel Size:
Number of Units:
Density:
Affordable Units:
Parking Spaces:
A3-20 I Campbell General Plan
.'
.
.
.
.
.
Appendix A4
Inventory of Opportunity Sites
As discussed earlier in the Housing Resources chapter of the Campbell Housing Element, a detailed
opportunity sites analysis has been completed to demonstrate with specific sites that an adequate
inventory of vacant and underutilized land with appropriate general plan and zoning designations
currently in place. The following table provides a parcel-specific detail analysis of the various
Opportunity Sites for the City of Campbell, suitable for development within the 2009-2014 planning
period. The opportunity sites are located within six areas found in the City. Some of these areas
correspond to actual plan areas, as indicated, while others are grouped geographiCally.
The methodology used to determine the realistic development capacity of each of the Opportunity
Sites was a combination of factors specific to each site including zoning designation and
accompanying development standards, lot size, development trends and other land constraints
applicable to the specific site. Given high land costs, the majority of multi-family and mixed use
developments in Campbell are built at or near maximum permitted densities.
Appendix A4: Inventory of Opportunity Sites I A4-1
41
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