CC Resolution 8118RESOLUTION NO. ells
BEING A RESOLUTION OF THE CI"IY COUNCIL OF THE CITY OF CAMPBELL
ESTABLISHING INTENT TO ADOPT MODIFICATIONS TO THE HOUSING
ELEMENT OF THE GENERAL PLAN
WHEREAS, Government Code Section 65302 requires that a city's general
plan include a housing element; and
WHEREAS, the City Council approved a revised Housing Element to the
Campbell General Plan on March 19, 1991; and
WHEREAS, the Government Code requires that cities submit their housing
element to the State Department of Housing and Community Development
(HCD) for review; and
WHEREAS, HCD has requested revision to the Campbell Housing Element;
and
WHEREAS, staff has proposed modifications to the Housing Element in
response to HCD's comments.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Campbell that the City Council finds that the modifications contained in Exhibit A
address HCD's comments.
BE IT FURTHER RESOLVED that the City Council intends to adopt the
modifications contained in Exhibit A should they be found acceptable by HCD.
PASSED AND ADOPTED at a regular meeting of the City Council of the City
of Campbell this 4th day of June 1991, by the following roll call vote:
AYES COllnCllmembei5: Ashworth, Burr, Watson, Conant, Kotowski
NOES: Councilmembers: None
ABSENT: Councilmembers: None
ABSTAIN: Councilmembers: None
~ ___
APPROVE _ ``"~
l+%Iichael Kotowski, Mayor
~ , ~~
ATTEST: ';~ `'/J%%L~ ,. 4~~,,-~_`---
Barbara Olsasky, City Cleik
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cBEf I,CAt`F~~
CITY
OF
CAMPBELL
PROPOSED REVISIONS
TO HOUSING ELEMENT
EXHIBIm "A"
CITY OF CAMPBELL Housing Element Technical Appendix
Illustration #7: Homeless Households by Type,
United States
Source: U.S. Conference of Mayors Study
According to the report, Homelessness in Santa Claza Countv,
1989, New Faces and Hidden Costs prepared by the County
Homeless Overview Study Task Force, it is estimated that there
aze between 1800-2000 homeless individuals on any given day
in Santa Claza County. The report does note that one of the
major reasons for homelessness in the County is the lack of
affordable housing. Since many of the chronic homeless were
identified as having substance abuse problems or being men-
tally ill, they often have very limited or no inmmes and aze con-
sequently unable to afford housing. There aze also homeless
households in which the household head has lost their job or
their finances aze so limited that they just could not afford to
live in their housing unit any more. These households often join
the ranks of the homeless after living in their cazs or staying
with friends and families for limited durations.
The City of Campbell does not appeaz to have a significant
number of homeless individuals. Local agencies report that
there aze an average of 5 homeless persons on any given day in
Campbell. According to the Director of Recreation and Com-
munity Services for the City of Campbell, the homeless in
Campbell aze most visible at the Campbell Community Center.
These homeless individuals are usually single males with some
appeazance of substance abuse or mental illness. The Campbell
Police Depaztment also identified the Campbell Community
Center as the most visible azea where homeless congregate.
13 Population and Household Data
CITY OF CAMPBELL Housing Element Technical Appendix
A representative of the Police Department did indicate that
there were possibilities that homeless individuals might be in
other locations in the City (i.e. along the creek bed or by the
railroad tracks) but the Police Depaztment has not received any
calls or complaints about homeless in any location other than
the Community Center. It should be noted that the Police
Department does have a limited amount of United Way vouch-
ers which they use for residents who need transportation, food
or overnight shelter. These aze available only in the event of
dire, one time emergencies and can be used for homeless indi-
viduals or families.
A homeless male individual in Campbell would most likely be
referred to one of the emergency shelters located in downtown
San Jose. A female head of household who is homeless would
also be directed to one of the shelters in San Jose which aze
specifically for women and their children.
While the number of homeless individuals is quite low in
Campbell, the City will continue to monitor the homeless situ-
ation. As it has in the past, the City continues to actively
participate in the County's Homeless Overview Task Force. In
addition, one of the action programs in this document is for the
City to review its current residential and commercial zoning
categories to ensure that transitional housing and permanent
shelters are allowable uses. In this way, if there is an active
proposal to develop a temporazy or permanent facility for
homeless in Campbell, there will be the planning mechanism in
place to review such a use.
Summary
The six households described on the previous pages all have
special housing needs. Most of these "special need" households
have limited or fixed incomes (especially elderly, handicapped,
single pazent and homeless) and are in need of affordable hous-
ing opportunities. Elderly and handicapped often aze in need of
housing units that are physically accessible while lazge families
and overcrowded household need large, family sized units.
Farmworker households aze a "special need" household in some
communities but, in Campbell, there aze no substantial concen-
trations of farmworker households nor is there a need for fazm-
worker housing developments.
14 Population and Household Data
CITY OF CAMPBELL Housing Element Technical Appendix
After accounting for
units built between
1988 to 1990, there
is a remaining need
of 1,801 units from
1990 through 1995.
The "Alternative Zoning" Projected Need is ABAG's attempt to
address the jobs/housing imbalance throughout the region.
According to the ABAG document (page 23), "alternative zon-
ing" is a regional goal to:
Expand the supply of Bay Area housing in those
communities adding substantially more jobs than
accommodating the housing needs for the workers.
A regional need exists for such communities to house
up to 50% of the difference between the growth in local jobs
and the growth in the local labor supply.
In other words, communities that aze generating more jobs than
housing units aze being asked to provide additional housing
opportunities in the coming years to balance out regional hous-
ing needs.
The Housing Needs Determination Plan was developed in 1988
and identified housing needs for Bay Area communities from
1988-1995. Since this Housing Element was written in 1990, it is
important to take into account the new units added from 1988 to
1990. According to data from the State of California, Depart-
ment of Finance, there were 131 new housing units added to
Campbell's housing stock from Januazy 1,1988 to January 1,
1990 (This does not include the approximately 141 units added
to Campbell's housing stock due to annexations during that
same time period). Therefore, while ABAG has projected a need
of 1932 new units needed to 1995, the figure needs to be ad-
justed by 131 units resulting in a revised net figure of 1801 units.
In addition to projecting overall housing needs, the ABAG
Housing Needs Plan also projects housing needs by income
category. The intent of this action is to more equitably distrib-
ute the type of households by income category throughout a
35 Projected Housing Needs
CITY OF CAMPBELL Housing Element Technical Appendix
units that aze acquired and rehabilitated or converted from sea-
sonal to yeaz round use are examples of existing units. During
1988-90, two non-profit groups acquired and rehabilitated 44
units. These units were vacant at the time of rehabilitation and
were then occupied by very low and low income households on
completion. The chazt below summazizes the units developed
from 1988-Januazy,1990 according to household income level.
Illustration #14: Household Need by Income Level
37 Projected Housing Needs
CITY OF CAMPBELL Housing Element Technical Appendix
The most recent information regazding the condition of existing
housing units is available from the 1989-92 "Housing Assistance
There are 1,507 Plan" (HAP) as prepared by the City of Campbell for the U.S.
Department of Housing and Urban Development. The HAP
substandard units in indicates that there are 1,507 substandazd units in the City and
the City. Of that that, of all those substandazd units, 1,018 aze suitable for reha-
total,approximately bilitation. The remaining 489 units were considered so substan-
1,018 units are dazd that they aze not suitable for rehabilitation but rather
suitable for should be replaced. These 489 units represent 3% of the City's
tota11990 housing stock.
rehabilitation
assistance. The There aze two categories of housing units that should be evalu-
remainder of the units ated for conservation of existing units. These aze mobile home
may not be suitable units and assisted housing units that could be converted to
for rehabilitation but market rate housing. Mobile homes account for 1.3% of the
rather may need to be City's total housing stock; in 1990, there were 203 mobile homes
in the City. Mobile homes typically provide affordable housing
replaced. opportunities, especially for elderly households. These oppor-
tunities should be conserved and continued in the future.
There appear to be two developments in Campbell that could be
converted to mazket rate units in the neaz future. The first is the
San Tomas Garden Apartments at 825 San Tomas Aquino Road
in Campbell. This is a 100 unit rental development (all family
units) that was financed with a HUD Section 236 mortgage. The
units range in size from 2 to 4 bedrooms and the development
was first occupied in 1972. Although the Section 236 mortgage
is a 40 yeaz mortgage, there is the possibility that the mortgage
could be prepaid in 20 yeazs (which would be approximately
1992-93). At the time this Element Update was prepazed, new
legislation was being approved by Congress to address prepay-
ment issues and remedies. The City of Campbell will monitor
this legislation and its effect on the San Tomas Garden develop-
ment.
The second development is the Corinthian House at 250 Budd
Avenue, Campbell. The Corinthian House is a rental develop-
ment with 104 units designed for elderly households. The de-
velopment was financed with a HUD 221 (D) (3) loan with a 40
yeaz term. Approximately 36 of the units are assisted with
38 Projected Housing Needs
CITY OF CAMPBELL Housing Element Technical Appendix
Section 8 rental subsidies and the Section 8 rental contract could
expire (or be renewed) in the year 2001. Therefore, it is possible
that 36 of the 104 units could lose their Section 8 assistance in
2001. While the year 2001 is outside of the 10 yeaz required time
frame for analyzing projects that rnuld potentially be converted,
the City will nonetheless continue to monitor the Corinthian
House development to ensure that it remains affordable.
During the time frame of this Element Update, then, the San To-
mas Gazdens development is the only project that could possibly
be converted to mazket rate use. It is estimated that replacement
costs for similaz units would be approximately $65,000-90,000 in
1990 dollars. Therefore, to replace x11100 units would cost any-
where from $6,500,000 to $9,000,000. Preserving the units would
probably be less expensive than replacing the units since the units
are approximately 20 yeazs old and would therefore be cheaper to
acquire than to replace. Further, many of the units aze lazger
sized units (3 and 4 bedroom) that would be more expensive to
build in today's housing mazket.
Illustration #15: Projected Housing Needs, 1990-95
New Construction Need:
Household Need by
Income Level:
Rehabilitation Need:
Conservation Need:
39 Projected Housing Needs
CITY OF CAMPBELL
In 1991, the City
Planning Depart-
mentconducted an
inventory of vacant
or underdeveloped
land. This inven-
toryindicates that
there is adequate
land available in the
City to accommo-
date estimated
demand. Therefore,
availability of land
is not a constraint
to the development
of new housing
opportunities in
Campbell.
Housing Element Technical Appendix
There aze three azeas of importance in evaluating potential
constraints to producing housing. These three azeas aze:
• amount of vacant or underdeveloped land to
accommodate new growth,
• governmental constraints, and
• mazket constraints.
<: ,....
Yac~nUUtu~~rBewelopec~ end
A complete inventory of vacant or underdeveloped land was
conducted in 1991 by the City Planning Department. (Results of
that inventory aze contained in the summary tables located in
the Appendix to this document.) The inventory results indi-
cated that there are a total of 149 acres of vacant or underdevel-
oped land in the City. It is estimated that a maximum of 2,496
new units could be developed on this acreage, assuming that all
the land was developed to its maximum density. The illustra-
tion on the following page summazizes the results of that inven-
tory and provides a breakdown of land by zoning category.
Until an actual development application is filed, it is uncleaz
exactly at what density a parcel will be developed. Therefore,
the vacant/underdeveloped land inventory identifies the maxi-
mum number of units allowed but actual units developed may
differ. The inventory also estimates the effect of density bo-
nuses for sites which aze zoned for high residential densities or
mixed use development. Of the 80 acres designated for high
residential and/or mixed use, 59 acres are located in the SOCA
and NOCA redevelopment azeas. Applying the allowed 25%
density bonus to these parcels could result in an additiona1400
units. Therefore, the range of units estimated in the table on the
following page (page 41) includes the maximum density (1,716
units) as well as the maximum density plus the density bonus
(2,116 units).
According to the information on pages 34 and 35 of this docu-
ment, the City's adjusted new construction need from 1990 to
1995 is 1801 new residential units. The inventory of vacant and
underdeveloped land indicates that there is sufficient land
zoned for up to a maximum of 2,496 units.
40
Housing Consfrainfs
CITY OF CAMPBELL Housing Element Technical Appendix
The new construction estimate also assumes that there is a
relationship between available vacant/underdeveloped land
and housing affordable to specific household income groups.
Although potential household inwme groups are identified in
the chart below, it should not be assumed that a particular type
of housing will be built but rather that there is sufficient land
available in the event a developer decides to build housing for a
specific household income group.
Illustration #16: Vacant/Underdeveloped
Land Summary,
City of Campbell 1991
* Total range of units is listed in bold print; subtotal
of units according to whether they would be built on
vacant or underdeveloped land is listed in italic print.
41 Housing Consfrainfs
CITY OF CAMPBELL
Housing Element Technical Appendix
Public Services
The availability and/or adequacy of public services is not a
wnstraint to development in Campbell. There aze sufficient
services available to the vacant/underdeveloped land identified
in Illustration #16 on page 41. Most of this land is located in
developed azeas of the City that already have necessary infra-
structure.
Governmental Fees and Permits
Since the passage of Proposition 13, fees have bernme increas-
ingly important in offsetting the costs of governmental time and
services in regulating and serving new development. Fees aze
viewed as a fair and equitable way to pay for increased demand
for such city services as pazk developments, storm drains, police
and fire protection and improvement of major city roadways.
Listed below aze the estimated fees for single family and multi
family units, assuming a typica110 unit development.
Illustration #17: Estimated Residential Fees
10 Unit Residential Development
City of Campbell, 1991
DepartmenUAgency Single Family Multi Family
Planning $ 2,700 $2,700
Public Works $44,000 $15,000
Parks Dedication $45,500 $45,500
Building Dept. $23,400 $18,000
School District $35,200 $15,300
TOTALS $150,800'. $96,500
COST PER UNIT $ 15,800'. ! $ 9,700
Notes:
1. Single Family project involves processing a tentative and final subdivi-
sionmap and building permits. Assumes an average unit size of 2,300
square feet. The assumed density is 4 units per acre.
Z Multi-Family project involves processing a Site and Architectural
Review permit and building permits. Assumes an average unit size of
1,000 squaze feet. The assumed density is 15 units per acre.
3. School District fees aze 51.53 per square foot.
4. All figures aze rounded to the nearest hundred.
44 Housing Constraints
CITY OF CAMPBELL Housing Element Technical Appendix
The other factor affecting homeownership purchase is the effect
that increasing labor and material costs have on the ultimate
sales price of a housing unit. The current (1990) estimates for
new construction costs for residential units range from $60 per
squaze to $100+ per squaze foot. For homes with additional
amenities such as specialty plumbing fixtures, upgraded floor
and wall materials, expensive countertop materials, etc. the
square footage cost can spiral up to $150 per squaze foot. Even
at the lower end of $60 per square foot, a modest 2000 square
foot home can cost $120,000 for construction costs only. Added
on to this $120,000 figure would also be the additional costs of
site acquisition, utility and infrastructure hook-up, governmen-
tal fees and permits and overhead and profit.
Multi-Family Rental Housing
Multi-family construction typically cost less than single-family
because the "economies of scale" of developing multiple units
can reduce construction costs. In the Santa Claza County area,
construction costs for multi-family range from $40-70 or more
per square foot. Using a mid range cost of $55 per squaze foot,
a 900 square foot structure would cost approximately $49,500.
Information on the following page (page 48) indicate that the
average land costs for a small, multi-family (4 units or less)
development is approximately $68,000 per unit. Therefore,
typical land and consiuction costs fora 900 square foot multi-
family unit would be a total of $117,500, not including devel-
oper overhead, profit or certain fees.
Rental housing construction is subject to land and construction
cost increases as well as other issues specific to rental housing.
For example, most new rental units aze viewed as investment
opportunities either with the creation of increased property
values through appreciation or through generation of a positive
net monthly cash flow. Therefore, the decision whether to
construct new units is usually based on the financial attractive-
ness of the project in light of other available investment options.
Since investment opportunities aze dependent on forces in the
private mazket, there is little that a local government can do to
change this situation. However, it is important for local govern-
mental bodies to recognize this situation and utilize whatever
financial resources are available to help make the investment
47 Housing Constraints
CITY OF CAMPBELL
The average
cost in 1990 for a
single-family
parcel of approxi-
mately 10,000
square feet was
$175,000 -
$200,000per
parcel. Land
costs for multi-
family vacant
residentially
zoned parcels of
4 units or less
were approxi-
mately $68,000
per unit.
Housing Element Technical Appendix
decision more a~ 4 active, especially if there is a potential for
affordable housi~tg u,tis. For example, Redevelopment 20%
housing funds m2y be an important resource in such situations
and may make t?te difference whether a project goes ahead or
not.
The second and Final issue affecting rental units more than
ownership units is the demand for such units. Rental housing is
more susceptib:e :o vacancy rate trends than ownership hous-
ing. A recent market study completed by Economic Reseazch
Associates for the proposed "Creekside Village" development
in Campbell estimated that the local population could support
about 180-210 additional multi-family units annually. (Page 67
of ERA report) Therefore, this informaiion would indicate that
there is an unmet demand for such housing and, consequently,
if the housing was built there would be a mazket available to
occupy it.
Price of Land
The price of residentially zoned land is a constraint towazds
providing more affordable housing. The City of Campbell's
Public Works Depaztment has estimated that the average cost
for residentially zoned land in the City in 1990 was $875,000 per
acre.
During the Housing Element Update process, a review was
conducted of vacant and underdeveloped land in the City that
was sold through the Multiple Listing Service (MLS). That
review indicated that a vacant, residentially zoned single family
parcel of approximately 10,000 squaze feet sold for $175,000-
200,000 per parcel. The average cost for multi-family, small
residential developments of 4 units or less was approximately
$68,000 per unit.
This information underscores the effect that land costs have on
producing affordable units. While the 10,000 squaze foot pazcel
noted above is large, it is a common pazcel size in some azeas of
Campbell. The land acquisition costs alone for this type of
pazcel would be unaffordable for the average moderate income
household in Campbell. The multi-family pazcels aze less ex-
pensive but land acquisition costs for those pazcels would still
represent a significant portion of actual development costs.
48
Housing Constraints
CITY OF CAMPBELL Housing Element Technical Appendix
providing additional units at affordable costs.
The existing stocc of affordable units in the City needs to be pre-
served and maintained. These units include mobile homes and
multi-family rental units. In specific, the 100 unit San Tomas
Gardens development needs to be monitored for potential
conversion to mazket rate housing. During the time frame of
this Housing Element Update (1990-95), the City will work with
local non-profit ~rgazuzations as necessary to ensure that the
affordability of the San Tomas Gazdens development is contin-
ued. An example of a local non-profit group active in the
Campbell azea is the Mid-Peninsula Housing Coalition. The
Coalition has received financial assistance from the City to
acquire and rehabilitate up to 60 units in the.Shazmon Palms
neighborhood. The Mid-Peninsula Housing Coalition is a well
established non profit housing group that has extensive experi-
ence in the development and management of affordable hous-
ing as well as experience in acquisition and rehabilitation pro-
grams. The Coalition has indicated that it would be interested
in working with the City, or other interested parties, should the
San Tomas Gardens development be proposed for conversion.
In addition, there are several other non-profit groups active in
the Santa Claza County azea that have indicated an interest in
working with potential conversion projects. All of these re-
sources would be utilized should the San Tomas Gazdens devel-
opmentopt for conversion to market rate housing.
The City's Redevelopment programs also provide an opportu-
nity to work more closely with the private development com-
munity in providing additional housing units. These programs
include the 20% Housing Set Aside Fund as well as the 15% re-
quirementfor inclusion of low and moderate income units in
new developments (see Housing Program #4 on page 62 of this
document). Several of the new housing programs included in
the next chapter of this Update reflect this increased reliance on
Redevelopment programs to help achieve housing objectives.
While the City of Campbell will do everything within its ability
to create additional housing opportunities (zoning, infrastruc-
ture, technical assistance, etc.), it is recognized that it is the
private development community that will actually produce the
bulk of new housing. Therefore, one of the new polices in-
cluded in this 1990-1995 Update is to encourage cooperative
efforts between the public and private sectors in the provision of
housing opportunities.
57 Review of 1984 Housing Elemenf
CITY OF CAMPBELL
Policy A:
Providing for new
units to the housing
stock with adequately
zoned land at
appropriate residential
densities.
Housing Element Technical Appendix
I~lE6N ~®N~7fH8111f~7I'II®hT
Program Descripiion:The City will make every effort to provide
land zoned at appropriate densities for the provision of the
1,801 additional new units from 1990-1995. However, it is
recognized that there may be forces outside of the City's control
that affect the actual construction of those units. For example,
economic forces such as interest rates, building costs, etc. will
affect whether it is economically feasible to construct residential
units. Therefore, with the recognition that there might be fac-
tors outside of the Cit}~s control in the development of these
units, the City will undertake the following actions as their part
towards achieving the 1,801 new unit objective:
/ continue to monitor the availability of vacant sites suitable for
residential development and maintain an inventory of the sites,
/ evaluate potential residential uses in the "South of Campbell
Avenue" (SOCA) area plan and revise General Plan as needed,
/ promote mixed use in the "North of Campbell Avenue"
(NOCA) and the downtown azeas, and
/ evaluate opportunities for mixed use in other areas.
The City continues to encourage mixed use through its redevel-
opmentefforts in the SOCA and NOCA azeas and provides
incentives to developers (such as reduced pazking requirements
and Redevelopment housing funds) who wish to build in those
azeas.
The City will also be updating its Land Use Element in 1992 and
plans to include an analysis of mixed use azeas as well as an
evaluation of redesignating industrial land to residential use.
Responsible Pazty: City of Campbell (Planning Depaztment and
City Council)
Time Frame: 1990-1995 Maintain Inventory
1990-1992 SOCA Adoption and Revision of
General Plan
1992-1993 Update of Land Use Element
Objective: Adequate land zoned for 1,801 new units
60 Housing Programs, 1990-1995
IMPLEMENTATION PROGRAM #1:
CITY OF CAMPBELL
Policy A:
Providing for new
units to the housing
stock with adequately
zoned land at
appropriate residential
densities. (Continued)
Policy B:
Encouraging housing
that is affordable to a
variety of household
income levels.
Housing Element Technical Appendix
IMPLEMENTATION PROGRAM #2:
§~G®ItTPD U)»]Iq' PIR®GIBAANf
Program Description The City will continue to allow Sernnd
Units in single family residential (R-1) zoning districts as set
forth in Section 21.61.030 of the Campbell Municipal Cade.
Responsible Pazty: City of Campbell (Planning Department)
Time Frame: 1991-1995
Objective: 5 "Semnd Units" Added between 1991-1995
§II~I~®f~l PAL1L1~1f~ RT]EIIG]Hll~®1~@]fII®®]CD
Program Description The City will continue to support and
encourage efforts to improve the housing stock and residential
environment in the Sharmon Palms neighborhood by providing
financial assistance for the acquisition and/or rehabilitation of
residential units.
Responsible Pazty: City of Campbell, Mid-Peninsula Housing
Coalition and other non profit agencies
Time Frame: 1990-1995
Objective: 12 Units -Rental Units Affordable to Very Law
Income Households
6 Units -Rental Units Affordable to Low
Income Households
6 Units -Rental Units Affordable to Moderate
Income Households
Financing: Community Development Block Grant Funds
Rental Rehabilitation Program Funds
Redevelopment 20% Housing Fund
State of California (Proposition 77/84) Funds
61 Housing Programs, 1990-1995
IMPLEMENTATION PROGRAM #3:
CITY OF CAMPBELL
Housing Element Technical Appendix
IMPLEMENTATION PROGRAM #4:
Policy B: 16% A]FIF®]RDAIBIIY,]!7['3~ ](g]EQ,~fl1lIII~Ag1ERI7['
Encouraging housing Program Description: The Redevelopment Agency will con-
that is of foYdable t0 a tinue to require that 15% of all new units in the Redevelopment
variety of household azea be affordable to low and moderate income households.
income levels. 40% of those units (or 6% of all the units) need to be affordable
(Continued) to very low income households. It is estimated that at least 700
new units mold be provided in the Redevelopment area over
the life of the Redevelopment Area Plan. If half of those units
(i.e. 350 units) were produced in the time frame of this Housing
Element Update, then 15% or 53 units would have to be afford-
able to low and moderate income households and 21 of those 53
units would have to be affordable to very low income
households. For estimating purposes, it is assumed that the re-
maining 32 units will be split almost evenly between low and
moderate income households.
Responsible Party: City of Campbell (Redevelopment
Agency) and private developers
Time Frame: 1990-1995
Objective: 21 units affordable to very low income households
16 units affordable to low income households
16 units affordable to moderate income households
53 units total
IMPLEMENTATION PROGRAM #5:
~®%6 ~lE7C ~fl~1lIID]E ]FIl7iRTIID~
Program Description: Pursuant to State law, Campbell's Rede-
velopment Agency is "setting aside" 20% of each tax increment
dollaz for housing purposes. This 20% housing set aside fund
must be used to provide housing opportunities for low and
moderate income households. It is estimated that over $2.3
million dollars will be available in this fund from 1990-1995. In
1990, the City of Campbell Redevelopment Agency expects to
utilize $495,000 of those funds to provide 77 units of low and
moderate income housing. It is expected that 50% of those units
will be affordable to very low income households and the other
50% to low income households. The remaining $1.8 million
dollazs of 20% set aside funds will be used from 1991-1995 to
provide additional housing opportunities. Although the exact
number of units produced during those years will depend on
the type of projects funded, it is estimated that between 100-150
units of low and moderate income housing will be provided
62 Housing Programs, 1990-1995
CITY OF CAMPBELL
Housing Element Technical Appendix
and that at least 50% of those units will be affordable to very
Policy B: low income, 25% to low income and the remaining 25% to
Encouraging housing moderate income households.
that is affordable to a Responsible Party: City of Campbell (Redevelopment Agency),
Non Profit Agencies and Private Developers
variety of household Time Frame and Objective:
income levels. 1990: 38 units affordable to aery low income households
(Continued) 39 units affordable to low income households
1991-95: 50-75 units affordable to aery low income
households
25-37 units affordable to low income households
25-37 units affordable to moderate inrnme
households
Financing: 20% Set Aside Redevelopment Funds
IMPLEMENTATION PROGRAM #6:
~IFIIAI~IID ]fll®1111ST(Rl~
Program Description: The City will continue to encourage the
provision of shazed housing opportunities in Campbell. As
long as feasible, the City will provide financial assistance to non
profit organizations providing Shazed Housing assistance
programs, such as Catholic Social Services and Project Match.
Catholic Social Services provides a shazed housing program for
single pazent households and Project Match provides a program
designed to assist primarily elderly households. Both agencies
have indicated that the households assisted in these programs
are low and very low income households.
Responsible Party: City of Campbell (Redevelopment Agency)
Time Frame: 1990-1995
Objective:
Shared Housing (Single Pazents): 50 Very Law and 50
Law Income Households Assisted
(20 households per yeaz for 5 yeazs)
Project Match (Elderly): 50 Very Law and 50 Law
Income Households Assisted
(20 households per yeaz for 5 years)
Financing: Community Development Block Grantor other
appropriate funding sources
63 Housing Programs, 1990-1995
CITY OF CAMPBELL
Housing Element Technical Appendix
IMPLEMENTATION PROGRAM#7:
Policy B: RAE®]~7I'Gt9G]E GII8IEIlDII7l' ~1E1f1;7fHIFII~4717E
Encouraging housing Program Description: The City of Campbell will continue to
that is affordable to a participate in State or Federally assisted programs that provide
variety of household opportunities for moderate income households to purchase first
ineome levels. time housing. In the past, the City has participated in the Mort-
(Continued) gage Credit Certificate program and intends to continue its
pazticipation in that program as long as it is available. In addi-
tion, the use of Redevelopment housing funds to assist first time
homebuyers will be evaluated.
Responsible Party: City of Campbell (Redevelopment Agency)
Time Frame: 1990-1995
Objective: 100 Moderate Income Households Assisted
Financing: Mortgage Credit Certificates, Redevelopment Hous-
ing Funds, State or Federal assisted programs (i.e. Mortgage
Revenue Bonds, Downpayment Assistance Programs, etc.)
IMPLEMENTATION PROGRAM #8:
IlD]EN~II7I'1' 18®l~Nls
Program Description: The City will allow a density bonus of at
least 25% for developments of 5 units or more that provide a
specified level of very low, low or elderly housing for a long
term period. As an implementation mechanism, the City has
developed a Density Bonus Ordinance pursuant to Government
Code Section 65915. The Cit}rs existing vacant land site inven-
tory indicates that there aze approximately 59 acres of land
designated for high density residential or mixed use that mold
generate 1,598 units at current densities. Applying a 25%
density bonus to these units would yield an additiona1400
units, for a total unit count of 1,998 units. At the time of this
Update, it is unknown whether the developers of any of these
units will apply for a density bonus. It is believed, however,
that at least 12.25 acres of land in the SOCA azea will be devel-
oped with a density bonus. These 12.25 acres mold generate a
total of 416 units of which a certain percentage would be desig-
nated for the tazget households of very low (10% of original
density or 33 units), or low (20% of original density or 66 units)
or elderly (50% of original density or 115 units). For purposes
of identifying objectives, it is estimated that approximately 33-
661ow income units will be produced during the time frame of
this Housing Element Update.
Responsible Party: City of Campbell (Planning Department)
Time Frame and Objective:
1991-95: 3366 low income units produced
64 Housing Programs, 1990-1995
CITY OF CAMPBELL
IMPLEMENTATION PROGRAM #9:
All®I~IIII,1E II~l®A~?]E 1~A1~IIC8
Policy C:
Conserving the
existing affordable
housing opportunities
in the City.
Program Description: The City will encourage the continuation
of housing opportunities in the two existing mobile home parks
in the City (Timber Cove and Paseo de Palomas). The City will
continue to designate those two specific sites as "Mobile Home
Pazks" on the General Plan Map and any change in land use
would then require an amendment to the General Plan. Other
actions that the City will take to conserve these housing oppor-
tunities aze:
/ Support mobile home pazk residents in any effort to
convert Timber Cove mobile home pazk to a cooperative
ownership struchzre. Such support might include assis-
tance in applying for State of California funds to convert
to a mobile home cooperative.
Housing Element Technical Appendix
/ Require a Replacement Housing and Relocation Plan
should either of the two existing parks be converted to
a use other than mobile home pazk or low income
housing. This plan would be required prior to approval
of any processing or development permit and would
provide for one to one replacement of any lost affordable
housing opportunity for low income households.
Responsible Party: City of Campbell (Planning Department,
Redevelopment Agency)
Time Frame: 1990-1995
Objective: 203 mobile home opportunities conserved
IMPLEMENTATION PROGRAM #10:
~lE~,"1!'II®Rl 8 SIll1~8IIIIDII7ES
Program Description: The City will continue to work with the
Housing Authority of the County of Santa Claza in the provi-
sion of Section 8 rental subsidies to Campbell households. T'he
City supports the existing level of Section 8 subsidies and will
encourage the provision of additional subsidies whenever
funding is available.
65 Housing Programs, 1990-1995
CITY OF CAMPBELL
Housing Element Technical Appendix
Responsible Party: City of Campbell (City Council)
Time Frame: 1990-1995
Policy C: Objective: Increase the number of households assisted through
Conserving the the Section 8 (Existing) rental subsidy program
existing affordable
housing opportunities
in the City. IMPLEMENTATION PROGRAM #11:
(Continued) C®1~D®Aq>l1~ItIl1lAf! ~®Ri~le~1!®~
program Description: The City will encourage the preservation
of the existing rental housing stock through the Condominium
Conversion Ordinance. The Ordinance will be reviewed and
evaluated on a periodic basis to ensure that rental units aze not
allowed to be converted to condominiums unless there aze
adequate provisions for the replacement of lost affordable
housing opportunities and the relocation of existing tenants.
Responsible Party: City of Campbell (Planning Department)
Time Frame: 1991 (First review of Ordinance)
Objective: Conserve existing rental housing opportunities
through the Condominium Conversion Ordinance.
IMPLEMENTATION PROGRAM #12:
1PI~IE~lE1~1VA7C1f®RT ®1F IE~II§7fllRlG AIF1F®II81fDA1~E.lE IIl~II7['~
Program Description: The City will monitor the potential pre-
payment and conversion of the 100 unit San Tomas Gazden
Apartments. If it appears possible that the units will be con-
verted to market rate units, the City will work with the existing
owners and local non-profit housing groups to develop a strat-
egy to provide replacement housing units at affordable costs.
Possible actions that the City might undertake to preserve the
units include:
/ providing technical assistance to non-profit groups and indi-
viduals interested in preserving the units as affordable units,
/ identifying funding sources and assisting in prepazation of
applications for funding,
/ providing information and technical assistance to tenants,
/ providing finanaal assistance.
Responsible Party: City of Campbell (Planning Department and
Redevelopment Agency)
Time Frame: 1990-1992
Objective: Preserve 100 affordable units.
Financing: Possible funding sources include:
Redevelopment Tax Increment Funds, Community Develop-
ment Block Grant funds, HOME funds, and administrative fees
of the local Housing Authority.
66 Housing Programs, 1990-1995
CITY OF CAMPBELL
Policy D:
Providing decent, safe
and sanitary housing
through rehabilitation
and replacement
housing programs.
Housing Element Technical Appendix
IMPLEMENTATION PROGRAM #13:
IIj[®B1fS]CRTQ~ gg]g]~L41QIIS,IlR'A7fII®I~
Program Description The City will continue to provide assis-
tance to property owners to rehabilitate their housing units. For
homeowner units, the City will provide assistance to very low
and low income households through the Community Develop-
ment Block Grant Program as well as program income from
previous loans. For rental units, the City will work with the
County of Santa Claza to provide Rental Rehabilitation Program
financing assistance for units occupied by low and very low
income households. In addition to these identified funding
sources, the City will utilize other feasible State or federal fund-
ing programs as they become available, such as the federal
Section 312 program or the State of California housing rehabili-
tation loan programs.
Responsible Party: City of Campbell (Redevelopment Agency)
Time Frame: 1990-1995 (Annually apply for County of Santa
Clara CDBG "Urban County" funds as well as applying for
Rental Rehabilitation and HOME funds as they become avail-
able)
Objective: Homeowner Rehabilitation (10 units per yeaz)
25 Very low Income Homeowner Units
Rehabilitated
25 Law Income Homeowner Units Rehabilitated
Rental Rehabilitation (10-20 units per yeaz)
25-50 Very Low Income Renter Units
Rehabilitated
25-50 Law Income Renter Units Rehabilitated
Financing: Community Development Block Grant funds, Rental
Rehabilitation Program funds, HOME funds and Prograzn In-
come
67 Housing Programs, 1990-1995
CITY OF CAMPBELL
Housing Element Technical Appendix
IMPLEMENTATION PROGRAM X14:
Policy D: Ht1EPY,e9ct;]ER~?]EIV7l' ffi®~1f5IlRT~
Providing decent, safe Program Description: The City will mnduct an inventory and
and sanitary housing evaluation of residential units in the City that have been identi-
throu h rehabilitation fied as substandard and unsuitable for rehabilitation. if neces-
g sary, the City will develop a Replacement Housing Program
and replacement providing for the provision of suitable housing for the residents
housing programs. of those units and the replacement of the housing unit itself.
(Continued) Responsible Party: City of Campbell (Planning Department,
Redevelopment Agency)
Time Frame: 1991-1992: Prepare Inventory
Objective: Conduct inventory and evaluate the need for a Re-
placement Housing Program
68 Housing Programs, 1990-1995
CITY OF CAMPBELL
Policy E:
Promoting cooperative
efforts between public
and private sectors in
the provision of housing
opportunities.
Housing Element Technical Appendix
IID]EdIE]L®~]E7t8 A~~II~7fA1RTCIE
Program Description:The City will assist private developers
whenever feasible to provide housing opportunities that reflect
the goals and objectives of this Housing Element Update. In
specific, the City will consider the following types of actions in
order to assist developers:
/ fast processing of permit and development
applications,
/ assistance with securing federal or state
housing financing program opportunities
(i.e. mortgage revenue bonds,
low income housing tax credits, etc.),
/ technical assistance in creative pazking and site
improvements for mixed use developments
(i.e. commercial and residential), such as shared
parking arrangements, and
/ assistance from the Redevelopment Agency in land
acquisition, off-site improvements, financing
resources and other actions as appropriate and
necessary.
Responsible Party: City of Campbell (Planning Department,
Redevelopment Agency)
Time Frame: 1990-1995
IMPLEMENTATION PROGRAM #16:
]EI~V]E1I8G~ ~®RT~]EI(8d~A7f1I®RI
Program Description: The City will continue to encourage
energy conservation techniques in the construction or rehabilita-
tion of residential units. In particular, the City will continue to
enforce Title 24 regulations pertaining to residential develop-
ment.
Responsible Party: City of Campbell (Building Depaztment)
Time Frame: 1990-1995
69 Housing Programs, 1990-1995
IMPLEMENTATION PROGRAM #15:
CITY OF CAMPBELL Housing Element Technical Appendix
_......... _ ......_,... ....:::..........:::::...........„...:a;; n....:.,;;:;-..:.;....::.;;:.: .,.~..~.~..;:.:..r:.:;:,:ra.i.ir~..~,..;:r..::.;::... „.g,::'r:.. ~:R:. n:{:rp lei:!;:;::,...
ic: z s
)P1~~ ~~ Assist Un the pm~siuxt of equa'1 mousing op~~!~
fOT ~:~liilii9el•CU~~S It'~81:t1ii~551 oi' ~dCC„ ~ sic, marital
Policy F: statusF stfuts+~ isack: qr ot#uer arbitrary ~#tetort;
Assisting in the ,.,:R._,e.o.~., ,::.~ ., ::'
provision of equal IMPLEMENTATION PROGRAM #17:
housing opportunities ~~~ ~®E1f~]lItlG ~9ATIID ~®~`9Tg®~
for all households Program Description: The City will continue to support pro-
l
f
erra
to
grams that provide fair housing information and re
regardless of race, age, Campbell households. One service currently provided by Infor-
sex, marital status, mation and Referral, Inc. includes assistance with fair housing
ethnic background or questions, tenant/landlord rights, lease requirements and
other arbitrary factors. housing deposit information. Further, the City of Campbell
'
sponsors the "Rental Increase Dispute Fact Finding Committee;
which assists local landlords and tenants in resolving rental
increase disputes.
Responsible Pazty: City of Campbell (Rental Increase Dispute
Fact Finding Committee) and Information and Referral, Inc.
Time Frame: 1990-1995
IMPLEMENTATION PROGRAM #18:
1FII®1J~PIEE]E~~ ]FA~IIE.7f7fIl1E~
Program Description: Homeless facilities currently require a
conditional use permit in non-residential azeas. This require-
ment will be reviewed during 1992 to determine its effect on the
provision of homeless facilities. In addition, during that same
review period, the need to provide homeless facilities in resi-
dential areas will also be studied
Responsible Party: City of Campbell (Planning Department)
Time Frame: 1992 - Review Zoning Ordinance and Conditional
Use Permit Procedures regarding Homeless Facilities
IMPLEMENTATION PROGRAM #19:
]F.~A4IIE.9' ffi®gll~IIlaTG
Program Description: The City will review the 1990 Census
data as it becomes available to determine the need for family-
sized housing units. The City will encourage multi-family
housing developers to incorporate family-sized units into their
new projects by including an analysis of larger unit feasibility in
the pre-application review process.
Responsible Party: City of Campbell (Planning Department)
Time Frame: 1991-92 Review 1990 Census data
1991-92 Revise pre-application process to include
an analysis of lazger unit feasibility.
70 Housing Programs, 1990-1995
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APPENDIX
o Reference Materials
o Persons Contacted
o ABAG Correspondence
0 1991 Housing Sites Inventory
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