City Council Agenda
City of Campbell, 70 N. First St., Campbell, California
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SPECIAL MEETING OF THE CAMPBELL CITY COUNCIL
Wednesday, April 20, 2022 6:00 PM
City Hall Council Chamber - 70 N. First Street
CALL TO ORDER
ROLL CALL
PUBLIC COMMENT
UNFINISHED BUSINESS
1. Review Campbell's Plan for Housing – Objectives, Policies and Programs (PLN-2021-12)
Recommended Action: That the City Council review existing and proposed objectives, policies, and programs, and pro vide direction on which should be revised or added as part of “Campbell’s Plan for Housing ” and the City’s Envision Campbell General Plan Update.
ADJOURN
IMPORTANT NOTICE: Materials related to an item on this agenda submitted to the City Council after distribution of the agenda packe t are available for public inspection with the agenda packet in the lobby of City Clerk’s Office, 70 N. First Street, Campbell, CA 95008, during normal business hours. These materials will also be available on the City website at
https://www.ci.campbell.ca.us/agendacenter with the agenda packet following the last item of the agenda, subject to staff’s ability to post the documents prior to the meeting. All documents not posted prior to the meeting will be posted the next business day.
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City
Council
Report
TITLE: Review Campbell's Plan for Housing – Objectives, Policies and Programs (PLN-2021-12)
RECOMMENDED ACTION
That the City Council review existing and proposed objectives, polic ies, and programs, and provide direction on which should be revised or added as part of “Campbell’s Plan for Housing” and the City’s Envision Campbell General Plan Update.
BACKGROUND
Based on direction from the City Council at its June 15, 2021, meeting, the City of Campbell (City) is completing its Envision Campbell General Plan Update in combination with preparation of the Housing Element Update (“Campbell’s Plan for Housing”). This meeting is intended to facilitate feedback from the City Council on the development of Objectives, Policies, and Programs to include in Campbell’s Plan for Housing.
At the City Council meeting on March 15, 2022, City staff (Staff) presented an informational update on the status and timeline of Campbell’s Plan for Housing .
Following initial identification of Housing Opportunity Sites in January 2022 and the start of preparation of the Environmental Impact Report for the General Plan and Housing Element, the City is now focused on identifying policies and programs to be include d in the Housing Element. Staff began this process by conducting community outreach relative to the development of the Housing Element’s policy framework. Staff has conducted outreach with the community and key stakeholders to obtain feedback regarding objectives, policies, and programs to include in the Housing Element. This included a community meeting on March 24, 2022, a meeting with the faith -based organizations, a meeting with service organizations, and selective individual meetings with stakeholders. A summary of the feedback is included as Attachment B.
On April 12, 2022, the Planning Commission reviewed the proposed Objectives, Policies, and Programs and provided feedback on prioritization and opportunities to improve and expand on identified pr ograms. Due to the short turnaround time between the Planning Commission and City Council meetings a summary of the Planning Commission feedback was not available at the time of Staff report distribution. As a result, recommendations from the Planning Commission will be provided as a desk item in advance of the April 20, 2022, City Council meeting.
Item: 1
UNFINISHED BUSINESSCategory:
Meeting Date: April 20, 2022
1 Packet Pg. 3
Campbell's Plan for Housing – Policies and Programs Page 2 of 27
EXECUTIVE SUMMARY
The purpose of this meeting is to provide recommendations on the prioritized objectives, policies, and programs to include in Campbell’s Plan for Housing. Based on feedback from Council, Staff will refine the identified policies and programs that will be subsequently reviewed by the Planning Commission at its second meeting on this topic, scheduled for May 4, 2022 and the City Council on May 9, 2022.
To support the City Council in this evaluation, Staff has summarized and provided in this report relevant background information, including (a) an analysis of Campbell’s Existing Housing Element and the status of policies and programs, (b) relevan t demographic information regarding the Campbell community, to identify special needs populations and housing trends and (c) feedback from the public and key stakeholders during public outreach.
EXISTING HOUSING ELEMENT POLICIES AND IMPLEMENTATION
The City’s existing 5th cycle Housing Element (2015-2023) identifies 6 goals:
Goal H-1 Maintain and enhance the quality of existing housing and residential neighborhoods in Campbell.
Goal H-2 Improve housing affordability for both renters and homeowners in Campbell.
Goal H-3 Encourage the production of housing affordable to a variety of household income levels.
Goal H-4 Provide adequate housing sites through appropriate land use and zoning designations to accommodate the City’s share of regional housing needs.
Goal H-5 Reduce the impact of potential governmental constraints on the maintenance, improvement, and development of housing.
Goal H-6 Promote equal opportunity for all residents to reside in the housing of their choice.
These goals and related polic ies and programs, in combination with the Housing Opportunity Sites identified, served to demonstrate how to provide sufficient housing to meet the City’s Regional Housing Needs Allocation (RHNA) of 933 units over the eight - year planning period (see ‘RHNA Progress’).
While policies and programs in the 5 th Cycle Housing Element may be carried over to the new Housing Element, many will need to be revisited to provide more specific implementation measures with defined timelines to meet State requirements. Po licies 1 Packet Pg. 4
Campbell's Plan for Housing – Policies and Programs Page 3 of 27 should also be evaluated to ensure they align with community expectations, facilitate affordable housing development at all below -market-rate levels, Affirmatively Further Fair Housing, and support a broader profile of special needs households. A su mmary of existing housing programs, objectives, timeframes, and status of its implementation has been provided as a separate attachment (reference Attachment A – Existing Housing Programs & Staff Recommendations).
In addition to incorporating changes to the existing policies, the 6 th Cycle Housing Element will include new programs, where appropriate, to ensure that the City’s priorities and requirements of the State law are addressed, and that constraints to housing are removed, or lessened, to the extent feasible. More specific program language with detailed timelines for completion will also be included as per new HCD requirements.
RHNA Progress
Over the current eight -year Housing Element reporting cycle, starting in 2015 and ending in 2023, the City’s RHNA was comprised of 933 housing units distributed across four distinct income levels – ranging from Very Low-Income to Above Moderate-Income.
By the end of 2021, the City did not permit sufficient housing in any of the below -market rate categories, despi te providing more than enough Above Moderate -Income (market- rate) units as seen in Table 1 below:
Income Level RHNA Allocation Total Through 2021 Percent Complete Very Low 253 13 5.3%
Low 138 4 2.9%
Moderate 151 16 11.8%
Above Moderate 391 532 136.1%
Total 933 565 N/A
Table 1: 2015-2023 Regional Housing Needs Allocation Accomplishments
Accordingly, Staff recommends the City focus on programs and policies that better facilitate the development of Very Low -Income, Low -Income, and Moderate -Income housing as part of the new Housing Element to meet Campbell's 2023 -2031 RHNA requirements.
Conclusions from Existing Housing Element Policies and RHNA Progress
In summary, Staff’s review of the 5 th Cycle Housing Element Policies and RHNA progress ( Attachment A – Existing Housing Programs & Staff Recommendations) identifies the following issues:
• Program language will need to be modified to specify detailed timelines for completion that can be identified in Annual Progress Reports • Existing policy language can largely be retained, with some modified policies • Bolstering production of below market rate housing units for Very Low -Income, Low-Income, and Moderate-Income should be prioritized
1 Packet Pg. 5
Campbell's Plan for Housing – Policies and Programs Page 4 of 27 • New Affirmatively Furthering Fair Housing requirements must be identified in the 6th Cycle
• Refinements could include:
o Support for a broader profile of special needs households o Further incentivize Accessory Dwelling Units (ADU)
o Mitigating displacement
Potential approaches that may be explored to address these issues are discuss ed further under ‘Objectives, Policies, and Programs’ below.
COMMUNITY CHALLENGES
Demographic data and feedback from community engagement meetings has been used to identify community challenges that should be addressed as part of the new Housing Element.
Demographic Data
As identified in Table 1 above, few Very Low -Income, Low -Income, and Moderate - Income households have recently been built in Campbell. This shortage of affordable housing is reflected in the income patterns of Campbell residents, which c onsists of proportionately more households making greater than the area median income of $151,300.
Figure 1: Household Incomes – Campbell / Santa Clara County / Bay Area1
Due to the underproduction of housing units, Campbell is also growing substantial ly more slowly than the County or the Bay Area region as a whole as shown in Figure 2:
1 Source: ABAG/MTC Housing Needs Repor t: Campbell; U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
1 Packet Pg. 6
Campbell's Plan for Housing – Policies and Programs Page 5 of 27
Figure 2: Population Growth Trends2
The proportion of the population age 55 or older is also growing substantially as compared between the years of 2000 and 2019 in F igure 2. This signifies a community aging in place over a 20-year timespan.
Figure 3: Population by Age: 2000-2019
Further, the city's Asian/API (14.7% up to 20.7%) and Hispanic or Latinx (13.8% up to
19.1%) populations have grown faster between 2000 a nd 2019 as an overall percentage of Campbell’s population.
2 Source: ABAG/MTC Housing Needs Report: Campbell; California Department of Finance, E -5 series 1 Packet Pg. 7
Campbell's Plan for Housing – Policies and Programs Page 6 of 27
Figure 4: Population by Race: 2000-20193
Cost of Housing
Home values in Campbell are higher than the Bay Area region or even Santa Clara County according to the Zillow Home Value Index in an area where housing affordability is already among the most challenging in the nation.
Figure 5: Zillow Home Value Index (ZHVI)4
The rental market in Campbell is also constrained with more than half of all rental units renting for between $1,500 and $2, 500 a month. There are also proportionally fewer
3 Source: ABAG/MTC Housing Needs Report: Campbell; U.S. Census Bureau, Census 2000, Table P004; U.S. Census Bureau, American Community Survey 5 -Year Data (2015-2019)
4 Source: Zillow, Zillow Home Value Index (ZHVI)
1 Packet Pg. 8
Campbell's Plan for Housing – Policies and Programs Page 7 of 27 units at the top of the market than in Santa Clara County broadly, and proportionally fewer units available at the bottom of the market than in the Bay Area as a whole.
Figure 6: Contract Rents for Renter-Occupied Units5
Special Issues
Family Size - In evaluating household size and the types of housing available in Campbell, there is a mismatch between household size and average number of bedrooms in a unit. The median household size for both homeowners a nd renters in Campbell is two persons, but the typical housing unit is 2 bedroom rental units and 3 -4 bedrooms for ‘for-sale’ housing stock.
Figure 7: Household Size by Tenure6
5 Source: U.S. Census Bureau, American Communi ty Survey 5-Year Data (2015-2019), Table B25056
6 Source: ABAG/MTC Housing Needs Report: Campbell; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25009. 1 Packet Pg. 9
Campbell's Plan for Housing – Policies and Programs Page 8 of 27
Figure 8: Housing Units by Number of Bedrooms7
Female Headed Households - Although Campbell has proportionately fewer female - headed households than Santa Clara County or the Bay Area region, there are more female-headed households with children below the poverty level than there are female - headed-households without children below the poverty level.
Figure 9: Female-Headed Households by Poverty Status8
Seniors - Although seniors who are homeowners generally make greater than 100 percent of the Area Median Income, the majority of seniors who are renting make less than 50 percent of the Area Median Income.
7 Source: ABAG/MTC Housing Needs Report: Campbell; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25042. 8 Source: ABAG/MTC Housing Needs Report: Campbell; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17012. 1 Packet Pg. 10
Campbell's Plan for Housing – Policies and Programs Page 9 of 27
Figure 10: Senior Households by Income and Tenure9
Conclusions from Data
Review of Campbell’s demographic data points to the following key conclusions:
• Campbell is greying, with a slowing rate of population growth and a gro wing proportion of senior residents
• This change is being felt inequitably:
o The senior population is less diverse than the younger population in Campbell
o Homeowning seniors have more wealth and income than renting seniors • Campbell is seeing a mismatch betwe en the relatively small household sizes (median of 2 residents per household) and the stock of relatively large housing units (median of 3-4 bedrooms per household)
• There is also a relatively large number of female -headed households with children below the poverty level.
In review of this demographic data and trends, as well as community feedback (see related discussion below) the City Council should consider how existing housing policies and programs can be modified or new policies and programs created to address key challenges and needs of the community.
COMMUNITY ENGAGEMENT COMMENTS
Between March and early April , Staff facilitated in -depth focus on community engagement for the Housing Element update, including a general community meeting on March 24, 2022, a service provider stakeholder meeting on March 29, 2022, and a focus group meeting with faith -based organizations on April 4, 2022. This follows prior engagements such as focus group meetings with affordable and market -rate housing
9 Source: ABAG/MTC Housing Needs Report: Campbell; U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013 -2017 release.
1 Packet Pg. 11
Campbell's Plan for Housing – Policies and Programs Page 10 of 27 developers, busine sses, and property owners, as well as public surveys and noticed meetings.
On March 24, 2022, members of the Campbell community discussed the five draft objectives for the 2023-2031 Housing Element cycle. The community members focused on affordability, pa rticularly 100-percent affordable housing projects. Other statements coming out of the meeting included the encouragement of Accessory Dwelling Units (ADUs), potentially considering alternative parking requirements, encouraging transit, and encouraging mor e safe senior housing. Attachment B is a summary of this meeting.
On March 29, 2022, service providers met with Staff and stated priorities for a mix of unit sizes throughout Campbell, noting that 2 -bedroom units for families and housing near transit services were particularly lacking. The providers stated that housing for the unhoused population and seniors were priorities, particularly housing with care facilities on-site. The service providers also stated that housing for people with disabilities and for “precariously-housed populations”10 were acute needs. Attachment C summarizes this meeting.
On April 4, 2022, the project team hosted a meeting for faith -based organizations in the area. One ministry representative attended in person and engaged in a dis cussion expressing interest in knowing how many of the units in the City are used for short -term rental or have been purchased by corporations. Due to the low attendance rate, Staff followed up with the ministries that were invited and shared a survey with the same questions asked at the focus group session. To date, one respondent has completed that survey. The survey respondent encouraged the development of affordable housing and not allowing for -profit developers to buy multi -unit housing properties, and encouraged the City to develop a livable, attractive, and safe shelter for the homeless that addresses privacy concerns that families may have. Other policies to consider should include tariffs on large companies that buy properties for their own use and profits. This feedback is summarized in Attachment D.
In addition to the meetings held on March 24, 29, and April 4, 2022, Staff met with the Campbell Union High School District in early April and has additional meetings planned with school district repr esentatives in mid -April. In addition, Staff has planned roundtable meetings with affordable and market rate housing developers for the last week in April.
Summary of Stakeholder and Community Feedback
There are several consistent themes in the feedback provided:
• Emphasizing the development of below-market-rate units • Prioritizing the development of 100 -percent affordable projects and/or projects with smaller unit sizes
• Prioritizing ADUs
10 Those living with others but not paying rent.
1 Packet Pg. 12
Campbell's Plan for Housing – Policies and Programs Page 11 of 27 • Prioritizing housing near transit
• Promoting affordable housing with o n-site care facilities, whether for unhoused/precariously-housed populations, persons with disabilities, or seniors.
SUMMARY OF HOUSING ISSUES
Campbell's demographics point to a greater need for housing for seniors, and a potential mismatch of housing uni t types with respect to average household size, and a need for specifically targeted affordable housing policies. The feedback from stakeholders and the community prioritized 100 -percent affordable units, increased ADUs, a broader unit mix, and housing dev elopments with on -site care would all meet Campbell's demographic needs. Targeted affordable housing supported by a tight policy framework would incentivize the production of affordable housing, meeting Campbell's RHNA obligations, by signalizing to afford able housing developers what types of affordable housing projects are sought by the city and where.
OBJECTIVES, POLICIES, & PROGRAMS
The objectives, policies, and programs of a housing element serve as the framework that guides housing development throug hout the housing element’s 8 -year planning period. To function effectively the framework must focus on the overarching policy objectives of the jurisdiction.
Based on the current objectives of Campbell’s housing element and the programmatic requirements of the State, Staff has identified six key objectives to frame Campbell’s future housing policies and programs. These objectives were presented to the Planning Commission and City Council in March and consist of the following:
1. Improve Housing Affordabili ty in Campbell – Encourage the Production of Affordable Housing
2. Preserve Existing Housing / Affordable Housing Stock
3. Remove Government Constraints to Housing
4. Resilient Housing Policies
5. Affirmatively Furthering Fair Housing & Addressing Special Needs Groups
Below, each objective is presented with an analysis of potential policies and programs. with an identification of the benefits and challenges of each. The intent of housing policies is to provide strategic guidance on how to address specific housing issu es. For example, providing incentives for developers to provide affordable housing achieves the objective of improving housing affordability in Campbell.
The intent of programs is to implement the policy objectives. For example, modification of permittin g procedures and ordinances, and allocating any necessary funding to provide financial incentives that encourage the development of affordable housing.
Community feedback identifies greater needs for the community and helps tailor strategies that meet Campbell’s unique set of needs and establish localized priorities.
1 Packet Pg. 13
Campbell's Plan for Housing – Policies and Programs Page 12 of 27 Objective #1: Improve Housing Affordability in Campbell – Encourage the Production of Affordable Housing
A. Modifications to Campbell’s Inclusionary Ordinance
The City’s Inclusionary Housing Ordinance requires at least fifteen percent of the units in a new housing development of ten or more units to be price or rent restricted for low - and moderate-income households. The City could modify its Inclusionary Housing Ordinance to facilitate additional below market rate housing production. This could include:
• Additional incentives for the development of units affordable to extremely low-, very low -, and low - income households or units to accommodate people with special needs.
• Provide more specific requirements on the exact percentage of units that should be provided to low- and moderate-income households. • Lower the inclusionary ordinance threshold to under 10 units and/or require the payment of an appropriate in -lieu fees for projects with fewer than 10 units.
Benefits:
• Increase the development of affordable units or units which accommodate people with special needs.
• Modifications could allow the City to incentivize development of units affordable to a target income-level or special needs population.
Challenges:
• Increases to the required percentage of affordable units or units which accommodate special needs could provide a financial disincentive to overall residential development if the financial burden is too high. The City should obtain feedbac k from key stakeholders (developer community) and complete a feasibility study to ensure that the requirement would be adequately offset by incentives.
➢ Staff Recommendation: Staff would recommend clarifying the percentage of restricted units by income -level (i.e., 50% low, 50% moderate) and establish an in-lieu fee for smaller housing projects that scales proportionally and appropriately to the number of units in projects less than nine units. Based on research of other jurisdictions, stakeholder feedback , Campbell should identify a lower threshold (ex. five units) for requiring payment of an in-lieu fee. o Priority: High
B. Establishment of Affordable Housing Impact Fees applied to non - residential development
A commercial or non -residential linkage fee would require developers of non - residential development to pay a fee proportional with the size of the development that would be used to finance affordable housing developments. 1 Packet Pg. 14
Campbell's Plan for Housing – Policies and Programs Page 13 of 27 Implementation of this program would require a nexus and feasibility study to determine an appropriate fee amount.
Benefits:
• Establishes a nexus and financial link between commercial development, new job growth, and the need for housing to support additional jobs. • Provides the City with resources for funding affordable housing projects.
Challenges:
• Affordable housing impact fees could discourage non -residential development in the city if they are not calibrated correctly. The cost to prepare the nexus and feasibility study would also need to be funded by the City.
➢ Staff Recommendation : Staff recommends an initial analysis of linkage fees collected by surrounding communities on non -residential development to better establish industry standards for further evaluation of this program. Given that the number of non -residential buildings to be constructed over the eight -year planning period is anticipated to be substantially lower than the number of new housing units, Staff would consider this a medium priority when compared to other items on the list.
o Priority: Medium
C. Affordable Housing Overlay Zone (AHOZ)
Introducing an Affordable Housing Overlay Zone would establish incentives and development standards with the explicit intent of incentivizing the development of affordable housing units within identified geographic areas. Adding an AHOZ would require modification to the City's zoning ordinance.
Benefits:
• Allows the City to incentivize affordable housing on suitable parcels and can tailor the real estate development market towards affordable housing development rather than market rate development.
• Expands opportunities for higher density if a development includes affordable housing units.
• Facilitates and directs where higher density, affordable projects can be developed in consideration of the potential greater massing and height of buildings associated with these projects.
• Creates greater certainty and potential permit streamlining for Affordable Housing developers.
Challenges:
• Would require discussions with property owners and neighborhoods where the AHOZ is proposed to ensure community support.
• Would not create immediate affordable housing but would provide opportunities when redevelopment occurs.
1 Packet Pg. 15
Campbell's Plan for Housing – Policies and Programs Page 14 of 27
➢ Staff Recommendation: Staff would strongly recommend adding a policy to establish an affordable housing overlay zone and could also explore the creation of a transfer of development rights program as a means of preserving existing housing consistent with Objective #2 and/or protecting areas of the community where there may be a high sensitivity to increased density and/or height (i.e., Downtown, adjacent to Single Family Residential Areas). o Priority: High
D. Regulation of housing unit sizes to increase affordability The City could establish regulations relative to unit size in moderate to large scale housing developments. This could apply as a required mix of unit sizes that reflect a mix of bedrooms (i.e., studio, 1 -bedroom, +2 -bedrooms) or as a maximum average unit size that must be met in an entire development without further specification on how that average is achieved (no minimum or maximu m on unit square footage if the average is achieved). As an example, the City of Burlingame has a maximum average unit size of 1,250 sq. ft. in the downtown area to provide a diverse range of unit types and sizes within a project by balancing larger units with smaller units.
Benefits:
• Facilitates a more balanced housing stock for the City over the long term. • Ensures a mix of unit types in denser developments.
Challenges:
• Creates additional challenges for developers to address market -rate only housing demands.
• Limits flexibility of developers to address immediate market demands.
➢ Staff Recommendation: Staff would further evaluat e and consider establishing maximum average unit sizes as a means of preserving and protecting the City’s established 75 -foot he ight limit and to ensure units would be affordable by design. Exceptions could be considered in instances when the project provides a greater level of affordability or helps provide housing for a special needs population. Staff also recommends further stak eholder engagement (affordable and market rate developer community) on this proposal.
o Priority: High
E. Use of City-owned land for affordable housing
Promote increased utilization of surplus or underutilized public land for affordable housing.
Benefits:
• Ensures production of affordable units.
• Strengthen public-private partnerships.
• City can dictate terms in the development process when negotiating terms 1 Packet Pg. 16
Campbell's Plan for Housing – Policies and Programs Page 15 of 27 of use or sale of city-owned land.
Challenges:
• Requires that land provided does not displace a public us e that cannot be effectively re-located.
➢ Staff Recommendation: The City has identified two City -owned properties as potential housing opportunity sites (i.e., First Street Parking Garage, City Corporation Yard). Recognizing that no other City -owned proper ties were identified as suitable for housing development, and the feasibility of the sites identified is separately being studied, no further action on this item is required at this time. Separately, Staff has been meeting with school districts to evaluate use of their underutilized fields as potential housing sites. o Priority: Potential sites have already been identified
F. ADU Ordinance updates
The ADU Ordinance update could include incentives for the development of accessory dwelling units that are deed res tricted to be affordable to very low -, low-, and moderate-income households.
Benefits:
• Increases the development of affordable units in neighborhoods that are predominantly single-family residences.
Challenges:
• ADU production is solely reliant on individ ual homeowners to decide to develop an ADU on their property.
➢ Staff Recommendation: A draft study on the affordability of ADU’s completed by the ABAG Housing Technical Assistance Team noted that even without deed restrictions, approximately 30% of ADU’s are provided at a very low -, low-, and moderate-income level. Based on this data, it is likely a low er priority for the City to create a program to incentivize deed restricted affordable units. o Priority: Low
G. Establish Pre-Approved ADU Plans
This program would entail establishing ADU plans that are pre -approved by the city to meet building and fire code s and would meet height requirements.
Creation of these pre -approved ADU’s would incentivize the development of accessory dwelling units by allowing interested residents to visualize potential ADUs for their property. Pre -approved plans would also lower c osts by streamlining the architectural work and regulatory processes required to develop an ADU for a property.
Benefits:
• Encourages ADU development by lowering costs and decreasing Staff time 1 Packet Pg. 17
Campbell's Plan for Housing – Policies and Programs Page 16 of 27 required for review of ADU projects.
Challenges:
• Would req uire the City to pay to prepare plans and publicize them to Campbell residents and local architects.
➢ Staff Recommendation : As part of the Santa Clara County Housing Collaborative, Campbell and other Staff have discussed developing this as a sub- regional program that can be available to all residents and cities in Santa Clara County. Currently the City of San Jose has a pre -approved ADU program and a Countywide program could build off of this effort. Staff will continue to work with the Housing Collaborat ive to potentially develop this in tandem with other Santa Clara County Cities.
o Priority: Moderate
H. Providing certainty for housing developers by allowing appropriate waivers from development regulations or fees for affordable housing developments Give aff ordable housing developers more assurances early in the conceptual development phase of the project to diminish financial risk during the entitlement process. This can be achieved by providing relief from specific development standards (parking standards) if a project meets certain affordable housing goals.
While many of these standards can be waived through the use of the State Density Bonus law process, an identification of standards and fees that can be waived can direct affordable housing developers to focus on these areas and provides an incentive for affordable housing development.
Benefits:
• Eliminates an amount of upfront risk and sunk costs involved with the development of housing units if a project meets affordable housing goals. • Could enhance other policies and programs (i.e., an AHOZ or use of a city - owned parcel) or could stand alone as a policy.
Challenges:
• Requires a detailed understanding of specific developer needs, which may change over time, to minimize upfront costs.
➢ Staff Recommendat ion: This program can be developed in tandem with the development of an Affordable Housing Overlay Zone and Objective Standards. o Priority: Develop in tandem with AHOZ and Objective Standards Update
I. Develop Objective Development Standards
Adopt objective development standards that provide clear direction for developers as to how to comply with Campbell’s development requirements.
Objective standards would replace subjective requirements, such as language 1 Packet Pg. 18
Campbell's Plan for Housing – Policies and Programs Page 17 of 27 that requires “neighborhood compatibility” without defining what that means and requiring interpretations at the discretion of decision makers.
Benefits:
• Provides developers with greater certainty at the outset of a project that it will comply with Campbell’s requirements.
• Greater certainty of success d uring the project review phase lowers development costs and shortens the review period.
• Enables Campbell to have more direct oversight of housing projects that could pursue streamlining of review under state laws such as Senate Bill (SB) 35, SB 9, SB 10, or ADUs.
Challenges:
• Limits the discretion of decision makers when approving development proposals.
• May result in fewer large housing projects receiving direct input from the public or decision makers, if those projects can proceed without a public notice process or public hearing.
➢ Staff Recommendation : The City has already embarked on an effort to adopt objective standards and Staff will be returning to the City Council on April 19, 2022 to discuss an expanded scope of work to create new standards for the development of small -lot single family, multi -family, and mixed -use development projects at densities being studied as part of the Housing Element update process.
o Priority: N/A; Under Development
J. Develop Missing Middle Ordinance (SB 10)
A Missing Middle Ordinance would identify sites where small urban infill housing could be implemented throughout the City, where parcels can be developed up to 10 units as allowed by SB 10 (2021). During the Housing Opportunity Site selection process, this tool was identified as a potential means to allow additional housing in areas of the City (San Tomas) that did not receive many Housing Opportunity Sites.
Benefits:
• Can provide additional opportunities for missing middle housing development, between ADU’s and higher density development, on smaller parcels that cannot be assimilated for higher intensity development.
Challenges:
• New development built under SB 10 will not necessarily be affordable beyond the requirements of the City’s Inclusionary Housing Ordinance.
➢ Staff Recommendation : Following the adoption of Objective Standards, Staff would strongly recommend pursuing an SB 10 Ordinance with an emphasis on 1 Packet Pg. 19
Campbell's Plan for Housing – Policies and Programs Page 18 of 27 developing housing throughout the community and in addition to areas near transit, in areas that received a low allocation of housing units (i.e., San Tomas Area).
o Priority: Moderate; pending adoption of Objective Standards
Objective #2: Preserve Existing Housing / Affordable Housing Stock
A. Rent Control Ordinance
A rent control ordinance would cap the maximum yearly rent increase that landlords can charge. This Ordinance would go beyond what is currently allowed under State Law. AB 1482 caps yearly rent increases to 5% plus the percent change in the Consumer Price Index (CPI) or 10%, whichever is lower, for tenants who have occupied a property for more than 12 months.
Benefits:
• Decreases the number of households at risk of displacement and homelessness.
• Decreases the number of households that are rent burdened. • Promotes tenant and community stability.
Challenges:
• May discourage development of market -rate housing since rent -controlled units will be more difficult to make profitable for developers. • Possibly less maintenance of rent -controlled units since landlords cannot recoup the costs as much as with market prices.
➢ Staff Recommendation : Rather than lower the maximum caps allowed by AB 1482, Staff would recommend adopting a local Ordinance that would cap the rent increases for tenants that have occupied a property for less than 12 months as a first step. By ad opting such an Ordinance, it would help provide protections for tenants that lease month -to-month (often the most at -risk community) and help educate the rental community at large of the provisions of AB 1482 in general. o Priority: Low
B. Preservation of Mobile Home Parks
An ordinance that preserves mobile home parks will protect mobile home parks from being redeveloped into other uses. This differs from what is required by State Law under AB 2782. State law requires a developer to provide a relocation plan for all displaced residents and pay residents who are unable to find housing in another mobile home park for the market value of their mobile home. A local plan would require preservation of the mobile home park outright.
Benefits:
• Protects vulnerable populations from being displaced. • Preserves a valuable source of low-income housing.
• Furthers existing Housing Element Program, H -2.1b: Preservation of Mobile 1 Packet Pg. 20
Campbell's Plan for Housing – Policies and Programs Page 19 of 27 Home Park Units, which calls for the enforcement of the City’s Rental Increase Dispute program for mo bile home units to maintain the availability and affordability of mobile home units in the Campbell.
Continue to enforce the City’s Rental Increase Dispute Resolution program for mobile home park units to maintain the availability and affordability of mo bile home units in Campbell. The City recently entered into an agreement with the Timber Cove Mobile Home Park to maintain unit affordability.
Challenges:
• Restricts property owner flexibility in land use development.
➢ Staff Recommendation : The proposed l and use designation for mobile home parks is intended to serve mobile homes and modular homes and specifically discourages the conversion of exi sting mobile home parks to other uses.
Moreover, as the studied density range allowed by the mobile home park la nd use designation (8 to 16 units per gross acre) is low when compared to existing improvements, redevelopment of these areas is anticipated to be very unlikely if not entirely cost prohibitive. As the Paseo de Palomas Mobile Home Park is resident owned, the benefit to mobile home parks in general may be limited when compared to the adoption of other ordinances or policies, such as a rent control ordinance, especially when the City has an existing program in the Housing Element (H -2.1b) which has led to suc cessful outcomes in the past, such as agreements with the Timber Cove Mobile Home Park community to maintain unit affordability.
o Priority: Low
C. Short Term Vacation Rental Ordinance
A short-term vacation rental ordinance would allow homeowners to rent out their properties or a portion of their properties for less than 30 days. Any ordinance and/or guidelines would require extensive outreach and surveying to reflect community concerns and values. The City Council has discussed potentially allowing short term vacation rentals as a means of increasing the receipt of transit occupancy taxes.
Benefits:
• Provides homeowners with an extra source of income while allowing the City to collect transient occupancy taxes.
Challenges:
• Short-term vacation rentals would c reate increased competition for the traditional lodging industry in the city.
• The use of housing units for short term vacation rentals reduces the housing stock available to renters.
• Short term vacation rentals can have negative land use impacts (parking, noise) on residential neighborhoods.
1 Packet Pg. 21
Campbell's Plan for Housing – Policies and Programs Page 20 of 27
➢ Staff Recommendation: Short-term rentals are not allowed in the City at this time.
Allowing short -term rentals could diminish housing stock availability and run counter to other objectives. If pursued, a short -term v acation rental ordinance should balance maintaining available housing stock and reducing land use impacts with the opportunity for homeowners to receive additional income and to provide additional TOT funding for the City.
o Priority: Low
D. Housing rehabilitation loan program
Staff will continue to refer eligible low-income households to Rebuilding Together Silicon Valley11 to help finance qualifying home repairs.
Benefits:
• Ensure safe and attractive neighborhoods by rehabilitating older homes. • Preserve and maintain existing housing.
Challenges:
• City cannot directly impact funding or distribution, as this is a County program.
➢ Staff Recommendation: Update the existing policy (H -1.1a – Facilitate home rehabilitation) to provide more specific direction on progr am availability to Campbell residents and include a notice in the annual certification process for below-market rate housing units (for -sale) to inform them of the opportunity in addition to posting on the City website.
o Priority: Low
E. Workforce Housing / CSCDA JPA
The California Statewide Communities Development Authority (CSCDA) is a Joint Powers Authority (JPA) designed to provide reduced rent to middle -income workers in California which make too much to qualify for traditional affordable housing subsidies but do not earn enough to live in the communities where they work (hereinafter ‘Workforce Housing Program’).
The Workforce Housing Program uses tax -exempt government bonds to acquire market-rate apartment buildings. Once acquired, the property become s exempt from paying property taxes which results in the ability to lower rents and provide affordable housing. Rent levels are lowered to no more than 35% of household income levels at Low (up to 80% AMI) to Moderate (up to 120% AMI). Annual rent increases would not exceed 4% per year, which is considerably less than the limits under AB1482.
Benefits:
11 Rebuilding Together Silicon Valley is funded with Community Develo pment Block Grant (CDBG) funds through the County of Santa Clara Office of Supportive Housing. 1 Packet Pg. 22
Campbell's Plan for Housing – Policies and Programs Page 21 of 27 • Converts existing market-rate housing into restricted affordable housing • Current residents are not displaced; if tenants do not qualify for restricted rents, they may remain at current market rent.
Challenges:
• Requires the City to enter into a Public Benefit Agreement (“PBA”) and to approve each specific property to be included on a case-by-case basis. • Potential tax losses to the City, County, and local school districts. • Units are not counted toward RHNA obligations.
• Most affordable housing is provided at no more than 30% of household income towards rent and utilities.
➢ Staff Recommendation : Several organizations, including Catalyst Housing and Opportunity Housing Group (OHG), have expressed interest in buying apartment communities (such as the ‘Park at Pruneyard’) and converting them to workforce housing. OHG has identified an immediate need, based on property availability, to initiate an Opportunity H ousing project in Campbell. Per state law, the City must adopt a resolution authorizing Opportunity Housing within the City.
Understanding this interest, the City may elect to advance this opportunity in the short term rather than waiting for the adoption of the updated Housing Element. o Priority: Medium
Objective #3: Remove Government Constraints to Housing
A. Modify parking standards
Reducing Parking requirements or creat e better flexibility for developments that includes affordable housing or provide uni ts for special needs populations or are located within a short proxim ity to the VTA light rail stations. Under this program, the City may explore rideshare parking facilities or establishing parking passes for street parking in select areas of the community to offset the impact of reduced parking standards.
Benefits:
• Reduces costs to developers that build affordable housing or housing for special needs populations.
• Reductions in parking has been documented to lead to a reduction in driving.
• Benefits the e nvironment, reducing greenhouse gas emissions and vehicle miles traveled (VMT) in the community.
Challenges:
• Standards will need to be developed that are based on both property location and type of housing.
• Potential to impact surrounding areas where of fsite parking demand will increase.
1 Packet Pg. 23
Campbell's Plan for Housing – Policies and Programs Page 22 of 27 ➢ Staff Recommendation: Reduce parking standards for all projects close to light rail and affordable housing projects and consider ridesharing opportunities. o Priority: High
B. Improve permit streamlining
Eligible affordab le housing development would be granted a streamlined permitting process, thereby shortening review times.
Benefits:
• Reduces costs and time needed for developers to build affordable housing.
Challenges:
• Minimizes the ability for public input on the design of a project.
➢ Staff Recommendation : Under current state law, certain affordable housing projects may already use an SB 35 process that requires permit streamlining.
The Department is working on a broader zoning ordinance update that will includes the establishment of SB 35 processing procedures. In keeping with previous comments, the creation of Objective Standards is being prioritized.
Once established, the City may consider changes to the types of projects which require public hearings, eliminating the need for hearings entirely, or taking items to hearing only on appeal of an administrative action.
o Priority: Low
C. Development impact fee adjustments for affordable housing projects This would specifically lower or eliminate development impact fees for affordable housing developments.
Benefits:
• Incentivizes affordable housing development by lowering known costs and facilitating acquisition of grant financing for 100% affordable housing developments.
Challenges:
• Requires a fiscal study to understand costs associated with increases in population that would not be met through impact fee payments for affordable units.
➢ Staff Recommendation: The City has only one existing development impact fee which is for public parks. As the park impact fee is paid fo r by the developer of a community, waiving or reducing park impact fees should be reserved for 100% affordable housing development projects, or for units which are provided at an extremely or very low -income level (over and above what would otherwise be required by Ordinance or State Law).
o Priority: Low
1 Packet Pg. 24
Campbell's Plan for Housing – Policies and Programs Page 23 of 27 Objective #4: Resilient Housing Policies
A. Siting development
This refers to establishing climate adaptation strategies that encourage resilient design. Examples include siting development outside of high h azard areas or requiring building orientation to take advantage of passive heating/cooling.
Benefits:
• Reduces impacts of climate change on future development.
Challenges:
• May require additional development costs.
➢ Staff Recommendation: As part of the Ob jective Standards update, Staff would recommend incorporating specific standards to govern the placement and orientation of buildings.
o Priority: Low; consider as part of Objective Standards update
B. Resilient design
New housing designs are encouraged to be resilient to hazards and climate impacts. This could be achieved through building standards such as requiring HVAC systems, using low -solar-gain exterior materials, and high efficiency heat pumps.
Benefits:
• Improve the safety and comfort of residents du ring climate events, such as heat waves, poor air quality days from wildfire smoke, and seismic events.
Challenges:
• Will likely pose a greater upfront financial burden on developers.
➢ Staff Recommendation: As part of the Objective Standards update, Staff would recommend incorporating standards to address more specific building requirements.
o Priority: Low; consider as part of Objective Standards update
Objective #5: Affirmatively Furthering Fair Housing and addressing special needs groups
A. Fulfilling hou sing needs for special needs populations and workforce housing.
Special needs populations identified to date include the following groups:
▪ Large Families / Female Headed Households
▪ Homeless Individuals
▪ Persons with Disabilities
1 Packet Pg. 25
Campbell's Plan for Housing – Policies and Programs Page 24 of 27 ▪ Seniors
To support speci al needs populations and workforce housing, programs could include incentivizing housing that is suitable to their needs or integrating services into housing developments. Examples could include providing more emergency housing and shelters for the homeles s population and having incentives or requirements to ensure housing with facilities for those with disabilities are developed with affordable housing projects. As identified earlier, Campbell has an aging population and certain housing programs could focus on housing design or programs addressing the needs of seniors, such as allowing them to better age in place.
Benefits:
• Expand affordable housing opportunities that are accessible to special needs populations.
Challenges:
• Incentives offered may impac t surrounding communities (i.e., reduced parking standards), or reduce fees collected.
➢ Staff Recommendation: See previous discussion related to ‘Modifications to Campbell’s Inclusionary Housing Ordinance’. Separately, the City may seek to further expand a nd support existing programs that provide support to special needs population s. For example, the City may expand programs for overnight parking as part of the City’s Camping Ordinance to assist with homelessness, explore reducing impact or permit fees for projects which provide affordable housing for large families / female headed households or accessible units, and evaluate reduced parking standards for senior housing projects. o Priority: High
B. Renter protections
Renter protections include actions intende d to enhance the rights of renters and protect them from unjust evictions and other conflicts with landlords. Examples of renter protection programs could include support for tenant/landlord mediation or a Fair Chance Ordinance, which would prohibit housin g providers from inquiring about criminal history during the tenant selection process.
Benefits:
• Reduce unlawful displacement of renters.
• Expand education for both renters and landlords on their respective rights and obligations.
Challenges:
• Increases re strictions on landowners and may discourage rental of properties.
1 Packet Pg. 26
Campbell's Plan for Housing – Policies and Programs Page 25 of 27 ➢ Staff Recommendation: The City contracts with Project Sentinel to mediate renter disputes with landlords. While the City may consider adoption of a Fair Chance Ordinance, to help protect individuals with a criminal history, Staff would consider it a low priority as it has not been identified as a housing challenge in community surveys (reference Attachment E – Community Survey Results; which identified potential discrimination based on ethnic background or financial status). o Priority: Low
C. ADU incentives for special needs populations
Incentives would be provided for accessory dwelling units (ADUs) that are built to accommodate the needs of special needs populations, such as people with disabilities.
Benefits:
• Provision of special needs housing throughout the City as opposed to only concentrated in one area.
Challenges:
• ADU production is solely reliant on individual homeowners to decide to develop an ADU on their property.
➢ Staff Recommendation: It would be difficult to ensure that ADU units are provided to special needs populations in exchange for the types of incentives the City would likely offer (e.g., reduced fees, or larger units, or reduced standards). o Priority: N/A; not recommended
D. Outreach and education on fair housing laws
Furthering outreach and education on fair housing laws means educating current and future residents on their rights and responsibilities.
Benefits:
• Increase the public’s awareness of their rights and protec tions under the law.
Challenges:
• Requires additional Staff time to conduct outreach. Effective outreach and education cannot be a one-time event.
➢ Staff Recommendation: Include a policy with specific guidance on the frequency and method of public outreach.
o Priority: Low
E. Equity training
Equity-focused trainings for Staff will provide them with tools to incorporate diversity and inclusion into internal structural practices, policy planning, and events where Staff interfaces with the community.
1 Packet Pg. 27
Campbell's Plan for Housing – Policies and Programs Page 26 of 27 Benefits:
• Provide Staff with an opportunity to identify and eliminate barriers to equity. • Increase the inclusiveness of community engagement and planning efforts.
Challenges:
• To ensure effectiveness, equity trainings will need to be held semi -regularly, and should not be a one-time event.
➢ Staff Recommendation: Include a policy with specific guidance on the frequen cy and appropriate forum for equity training events.
o Priority: Medium
F. Multilingual information on housing programs
Information on housing programs and w ebsites that direct the public to housing resources would be multilingual. Interpretation services can be made available for non-English speakers that are inquiring about housing.
Benefits:
• Ensure more equitable access to housing programs and opportunities Challenges:
• Full and continuous implementation of multilingual information on housing programs will require City spending on translation and interpretation services.
➢ Staff Recommendation: Include a policy requiring key housing program materials and handouts to be provided in multiple languages. Given demographic trends, Staff would recommend only providing such resources in Spanish in addition to English if considered.
o Priority: Medium
NEXT STEPS
Following the City Council meeting, Staff will furthe r refine the list of programs and policies and meet with key stakeholders and developers of affordable and market -rate housing projects for input. Based on the feedback received, Staff will return to the Planning Commission and City Council in early May fo r a second round of review and a more robust discussion of feedback received through public outreach efforts. Following this review in May, the policies and programs will be integrated into the Draft Housing Element that is targeted to be published in mid-to-late May for public review. 1 Packet Pg. 28
Campbell's Plan for Housing – Policies and Programs Page 27 of 27 Prepared by:
Stephen Rose, Senior Planner
Reviewed by:
Rob Eastwood, Community
Development Director
Approved by:
Angelique Gaeta, Assistant City
Manager
Attachment:
a. Existing Housing Programs & Staff Recommendations
b. Summary of March 24, 2022, Community Outreach Meeting c. Summary of March 29, 2022, Stakeholder Outreach Meeting d. Summary of April 4, 2022, Ministries Focus Group Meeting e. Community Survey Results
1 Packet Pg. 29
12 3 4 5
Name of
Program Objective Timeframe in
H.E Status of Program Implementation Potential Changes
H-1.1a Facilitate home rehabilitation 2015 to 2023
Staff refers low-income households to Santa Clara County's Single Family Housing Rehabilitation Loan/Grant Program to help finance qualifying home repairs using the Santa Clara County (SCC) revolving loan fund.
Housing
Rehabilitation
Loan Program
The City will continue to inform residents
about the County’s Housing
Rehabilitation Loan Program.
2015 to 2023
Staff refers low-income households to Santa Clara County's Single Family Housing Rehabilitation Loan/Grant Program to help finance qualifying home repairs using the Santa Clara County (SCC) revolving loan fund.
H-1.1b Ensure ongoing maintenance of housing
stock 2015 to 2023 The Code Enforcement officer continues to provide info to the public on rehab assistance (e.g., Rebuilding Together and the Rehab loan/grant program).
Code
Enforcement
The City will continue to administer the
Code Enforcement Program. The Code
Enforcement Officer will identify housing
units (including ownership and rental
units in single- and multi-family
buildings) that could qualify for
rehabilitation assistance.
2015 to 2023 The Code Enforcement officer continues to provide info to the public on rehab assistance (e.g., Rebuilding Together and the Rehab loan/grant program).
H-1.2a Promote energy conservation and
sustainable design 2015 to 2023 The City continues to implement the California Green Building Codes and promote green building and energy conservation.
Green Buildings
Implement the State’s CalGreen building
codes to promote climate protection
strategies. Promote green building and
energy conservation on City website and
through brochures.
2015 to 2023 The City continues to implement the California Green Building Codes and promote green building and energy conservation.
H-1.3a Reduce energy usage in existing
buildings 2015 to 2023 The City continues to promote various utility assistance programs and other related programs on the website.
Promote Energy
Efficiency
The City website will promote PG&E
utility assistance programs, programs
offered through non- profit agencies and
other related programs. Information will
also be provided at City facilities.
2015 to 2023
The City continues to promote various utility assistance programs and other related programs on the website. In 2015 the City became a member agency of Silicon Valley Clean Energy which, based on the most recent 2020 estimate, has contributed to regional reduction in energy-related emissions of 35% from the baseline year. In 2019 the City adopted a "REACH" code Ordinance requiring electri c
HVAC systems.
H-2.1a Preserve assisted housing stock
Contact the
owners of at-
risk properties
on an annual
basis
The City is not aware of any assisted housing programs that are at-risk of conversion to market rate units.
Preservation of
Assisted
Housing
Monitor at-risk units. The City will
maintain contact with the owners of the
at-risk properties (those with Section 8
vouchers), and provide financial (if
available) or other assistance as
necessary to maintain the affordability of
these at risk units.
Contact the
owners of at-
risk properties
on an annual
basis
The City is not aware of any assisted housing programs that are at-risk of conversion to market rate units.
H-2.1b Preserve mobile home park dwelling
units 2015-2023 Chapter 6.09 continues to apply to Mobile Home rental units.
Preservation of
Mobile Home
Park Units
Continue to implement the provisions of
the ordinance to maintain the
affordability of these units.
2015-2023 Chapter 6.09 continues to apply to Mobile Home rental units.
H-2.1c Monitor Lower Income Household
Displacement 2015-2023 The City continues to monitor housing affordability and potential displacement issues in the community
Lower Income
Household
Displacement
Monitor housing affordability in the
community on an ongoing basis, and
consider possible strategies to address
local displacement issues.
2015-2023 The City continues to monitor housing affordability and potential displacement issues in the community
H-2.2a Assist extremely low and very low-
income households with rental payments
Prepare and
disseminate
property owner
information.
The City continues to encourage affordable housing developments to accept section 8 vouchers.
Section 8 Rental
Assistance
Through the County Housing Authority,
the City will continue to provide Section
8 rental assistance to extremely low to
very low-income residents. The City will
encourage landlords to register units
with the Housing Authority.
Prepare and
disseminate
property owner
information.
The City continues to encourage affordable housing developments to accept section 8 vouchers.
H-2.3a Expand home- ownership opportunities 2015-2023
The City continues to refer interested households to the County's MCC program.
Information on the MCC program is on the City’s website. In 2020, the helped promote and host an 'Empower Homebuyers SCC - Down Payment Assistance Program' webinar with the County of Santa Clara which uses Measure A funds to provide down payment assistance to first-time homebuyers with up to 17% of the purchase price. In 2021, the City attempted to secure Measure A funds for two housing developments (700 W. Hamilton Avenue and the VTA lightrail station on Winchester).
Mortgage Credit
Certificate
Continue to provide information and
promote the MCC program. The City will
also continue to make available
brochures of housing programs availabl
e
and provide information about the
program on the City’s website.
2015-2023 The City continues to refer interested households to the County's MCC program.
Information on the MCC program is on the City’s website.
H-2.3b Prevent home foreclosures 2015-2023 The City provides information on foreclosure counseling on the website.
Foreclosure
Prevention
Promote available foreclosure
counseling services through the City
website and quarterly newsletters.
2015-2023 The City provides information on foreclosure counseling on the website.
H-2.4a Support the provision of shared housing
opportunities
Contact cities
and service
agencies in
2015
The City’s website includes a link to Catholic Charities’ shared housing program.
Shared Housing
Program
Continue to provide assistance for
shared housing services to single-parent
households, and extremely low, very low
and low income populations (if available).
Contact cities
and service
agencies in
2015
The City’s website includes a link to Catholic Charities’ shared housing program.
H-2.4b
Coordinate efforts with Silicon Valley
jurisdictions and service providers to
assist the homeless
2015-2023 Each year the City contributes funds to the homeless count. The City’s website includes a link to homeless services.
Homeless
Assistance/
Shelter
Provisions
Continue to provide support to area
homeless shelters and service providers
to serve extremely low and very low
income populations (as resources are
available).
2015-2023 Each year the City contributes funds to the homeless count. The City’s website includes a link to homeless services.
Existing Housing Programs and Staff Recommendations
Update the existing policy to provide more
specific direction on program availability to
Campbell residents and include a notice in the
annual certification process for below-market rate
housing units (for-sale) to inform them of the
opportunity in addition to posting on the City
website.
Consider adding additional policies addressing
water conservation pending the outcomes of the
Water Suppl
y Assessment (WSA) to be prepared
by West Yost as part of the Environmental
Impact Report (EIR).
Consider establishing a rent control ordinance.
Consider adopting an Ordinance that requires
the preservation of mobile home parks outright.
Consider establishing a rent control ordinance.
No changes.
1.a
Packet Pg. 30
Attachment: Existing Housing Programs & Staff Recommendations (Campbell's Plan for Housing – Policies and Programs) H-2.4c
Work with developers to integrate
physically accessible units into new
development
2015-2023 The City encourages developers to offer accessible units in affordable developments.
Physically
Accessible
Housing
The City will work with developers to
increase the number of fully available
accessible housing units compliant with
American with Disabilities Act (ADA)
standards.
2015-2023 The City encourages developers to offer accessible units in affordable developments.
H-2.4d
Coordinate with other agencies and
organizations, such as San Andreas
Regional Center, Housing Choices
Coalition, and Bay Area Housing
Coalition, in meeting the needs of
persons with disabilities
2015-2023
The City has met with representatives from several non-profit agencies to help promote their programs and encourage developers to provide housing opportunitie s
for the disabled.
Persons with
Disabilities
Work with SARC to make information
available on the programs and
assistance for persons with disabilities
to the public through the City Website.
Explore opportunities to assist in the
provision of supportive housing
opportunities for persons with
disabilities
2015-2023
The City has met with representatives from several non-profit agencies to help promote their programs and encourage developers to provide housing opportunitie s
for the disabled.
H-3.1a Increase affordable housing within
market-rate developments 2015-2023 The City continues to implement the Inclusionary Ordinance.
Inclusionary
Housing
Ordinance
Implementation
Continue to implement inclusionary
housing ordinance requirements for all
new projects as required by City
Ordinance.
2015-2023 The City continues to implement the Inclusionary Ordinance.
H-3.1b
Consider revisions to the Inclusionary
Housing Ordinance to allow for case-by-
case determination on the appropriate
percentage of low and moderate income
units
2015-2023 In 2019, the City updated the Inclusionary Ordinance to clarify that the definition of "residential project" is exclusive of any proposed accessory dwelling units.
Citywide
Inclusionary
Housing
Ordinance
Amendments
Evaluate the appropriateness of
amending the Ordinance to provide more
flexibility and to ensure that the
Inclusionary Housing Ordinance and the
City’s Density Bonus provisions are
integrated in a manner consistent with
State Law and recent court decisions.
2015-2023
In 2019, the City updated the Inclusionary Ordinance to clarify that the definition of "residential project" is exclusive of any proposed accessory dwelling units. Reach test test
H-4.1a Provide adequate sites to meet City’s
share of regional housing needs
Update sites
inventory as
needed.
In addition to maintaining a list of opportunity sites on the City's website, in 2020 the City conducted extensive outreach to property owners in the community and developers (for profit and non-profit) in the region as part of Campbell's Plan for Housing (2023-2031 Housing Element). As a result of those efforts, the City identifie a number of potential housing opportunity sites and densities which would satisfy the City’s 6th cycle RHNA (Regional Housing Needs Allocation) which have the support and interest of property owners.
Housing
Opportunity Site
Inventory
Maintain active listing of Opportunity
Sites; contact property owners; promote
sites on website and update annually.
Update sites
inventory as
needed.
In addition to maintaining a list of opportunity sites on the City's website, the City continues to approve Planned Development permits with flexible development standards that allow for the maximum density on a site to help meet regional housing needs.
H-4.2a
Encourage mixed -use projects by
including residences in mixed-use
projects
2015 to 2023 The City continues to allow residential uses in mixed-use projects.
Mixed-Use
Development
Continue to allow and promote
residential uses in conjunction with
commercial and/or office uses in mixed
use developments.
2015 to 2023 The City continues to allow residential uses in mixed-use projects.
H-4.3a
Promote compact development by
encouraging properties to develop to
General Plan densities
2015 to 2023 The City continues to encourage developers to meet minimum density thresholds.
Achieve Target
Densities
Inform developers of policy to strive to
achieve at least 75% of General Plan
density within specified areas. Review
development proposals for residential
and mixed-use projects to strive to
achieve “planned-for” densities.
2015 to 2023 The City continues to encourage developers to meet minimum density thresholds.
H-5.1a Evaluate the feasibility of re- establishin
g
a local housing program 2015 to 2023 In 2016, the City hired a housing consultant (HouseKeys) to administer the City’s below market rate housing program.
Housing
Program Staffing
Initiate this evaluation within 24 months.
Complete evaluation process within 12
months.
2015 to 2017 Since 2016, the City has prepared an annual report to the City Council providing an update on the program.
H-5.1b
Look for opportunities to partner with
other organizations to share limited
funds to further affordable housing
opportunities
At least every
two years
In 2016, the City participated in a multi-city nexus study effort where each city received a unique report based on local conditions. In 2018 and in 2019, the City of Campbell housing staff met with (Yee - County Director) on a number of occasions to explore how the City could leverage Measure B funds for affordable housing projects. In 2019 the City Managers' Association for Santa Clara County explored th e
creation of a subregion to determine how to distribute the RHNA numbers that discussion led to the formation of a Planning Collaborative in which the City Council adopted a Resolution to be a participant. In 2021 the City continued to participate in the Planning Collaborative and discussed issues of regional importance related to housing and the preparation of the City's 2023-2031 Housing Element update.
Affordable
Housing
Partnerships
Explore and evaluate opportunities to
partner with non- profit organizations to
rehabilitate, preserve, or create
affordable housing. Monitor
opportunities to apply for affordable
housing grants.
At least every
two years
In 2016, the City participated in a multi-city nexus study effort where each city received a unique report based on local conditions.
H-5.2a
Provide density bonuses and other
incentives to facilitate affordable housin
g
development
2015 to 2023
The City continues to offer and promote the density bonus program. In 2021 the City approved a density bonus for a mixed-use housing development located at 2575 & 2585 S. Winchester Boulevard.
Density Bonus
Continue to offer density bonus and/or
regulatory incentives/ concessions to
facilitate the development of affordable
and/or senior housing. Advertise density
bonus provisions on the City website.
2015 to 2023 The City continues to offer and promote the density bonus program.
H-5.2b
Provide parking modifications to
facilitate mixed-use and affordable
housing development
2015 to 2023 The City continues to grant parking modifications when appropriate.
Consider identifying specific incentives that are
more preferred; update to reflect recent state
legislative changes (AB2345, etc.)
No changes.
Consider mandating mixed-use development on
new sites identified as potential housing
opportunity sites meeting specific requirements
(e.g., near light rail, at higher densites).
Consider requiring 75% of planned density for
properties subject to the policy.
No change.
Evaluate Workforce Housing / CSCDA JPA
Consider requiring a percentage of project units
to meet a special needs population need and/or
as a means to reduce impact fees. Separately,
the City may seek to further expand and support
overnight parking at faith-based locations.
No changes.
Clarify the percentage of restricted units by
income-level (i.e., 50% low, 50% moderate) and
establish an in-lieu fee for smaller housing
projects that scales proportionally and
appropriately to the number of units in projects
less than nine units.
1.a
Packet Pg. 31
Attachment: Existing Housing Programs & Staff Recommendations (Campbell's Plan for Housing – Policies and Programs) Parking
Standard
Modifications
Continue to offer modified parking
standards, on a case-by- case basis, as a
way to facilitate development of projects.
2015 to 2023 The City continues to grant parking modifications when appropriate.
On November 19, 2019, the City Council adopted Ordinance No. 2252 to repeal and replace Campbell Municipal Code Chapter 21.23 (Accessory Dwelling Units) and to amend various other sections of the Campbell Municipal Code to achieve consistency with Assembly Bill 68 (Ting), Assembly Bill 881 (Bloom), Assembly Bill 587 (Friedman), Senate Bill 13 (Wieckowski), and Assembly Bill 671 (Friedman).
In addition to complying with recent State legislation, the City ADU Ordinance provides enhanced flexibility by allowing 2-story ADUs on properties with 2-story homes and by restricting design consistency requirements to ADUs that are not located entirely behind the primary residence.
Secondary
Dwelling Units
The City will facilitate the construction of
new secondary dwelling units by making
information available to the public.
2015 to 2023
Upon the effective date of Ordinance No. 2252, the City published an ADU Handout which summarizes the new standards and requirements, and includes an FAQ.
Thehandout is available on the City’s website and may be downloaded at:
https://www.ci.campbell.ca.us/DocumentCenter/View/14449/ADU-Summary-Sheet.
H-5.4a
Update the Municipal Code as needed to
comply with changes to State Law and
local conditions and needs
2015 to 2023
The City continues to update City Ordinances to be consistent with new state law. In 2019 a public hearing was held with the City Council serving to provide a legislative update and consider changes to the City's Municipal Code to address AB678, SB166, SB167, AB1515, AB 1505, SB 35, AB2162, and SB828. In response to Council direction, the CIty has identifed subjective standards in the City's area plans and zoning ordinance, drafted short-term amendments to the P-D (Planned Developmen t
zoning ordinance and developed an expedited review process for qualifying SB35 and AB2162 projects (which remain under development). The City has also applied for funding through the SB 2 Planning Grants Program and hired a consultant to address subjective standards in the City's specific plans and zoning ordinance. Also see response provided under H-5.3a. - Facilitate development of secondary dwelling units (Row D; Cell 58 & Cell 59). In 2020 the City held an informational community meeting and public hearing with the Planning Commission on the preparation of Objective Standards and procedures. Further, in November of 2020, the City held a public hearing with the Planning Commission to consider a City-Initiated General Plan Amendment ) to the North of Campbell Avenue Area (NOCA) plan. In 2021, the City adopted an interim ordinance to adopt SB9 on an urgency basis to provide regulations and standards for the subdivision of single-family residential properties and development of two-unit housing developments.
Periodic
Ordinance
Amendments
Initiate and complete the amendment
process to comply with the new
requirements within 12 months of being
notified of the requirement.
2015 to 2023
The City continues to update City Ordinances to be consistent with new state law, including but not limited to accessory dwelling units, density bonuses, housing legislation, etc.
H-6.1a Further fair housing practices in
Campbell 2015 to 2023 The City continues to work with the County and Project Sentinel to further fair housing practices in Campbell.
Fair Housing
Program
Advertise through City website and
newsletter, and through Recreational
pamphlet. Coordinate with Project
Sentinel to conduct property manager
training.
2015 to 2023
The City continues to work with the County and Project Sentinel to further fair housing practices in Campbell. In 2021, the City conducted extensive outreach related to Campbell's Plan for Housing through MailChimp/Constant Contact email services, the recreation pamphlet, community center readerboard, and postcards mailed to every property owner. The City also developed a webpage dedicated to th e
Housing Element update process which has studied and solicited feedback from the public through a survey on issues related to fair housing practices to be used in the development of housing element policies in 2022.
H-6.2a Assist in settling disputes/issues
between tenants and landlords 2015 to 2023
The City continues to offer rent mediation through the ordinance. Brochures are available at City Hall. In 2019, the City assisted in the execution of a five (5) year rent stabilization agreement between Timber Cove Mobile Home Park Owners and the Land Owner/Property Manager.
Rental Dispute
Mediation
Program
The City will continue to enforce the
Rental Increase Dispute Resolution
Ordinance and offer a Rent Mediation
Program. The City will continue to make
program brochures available at the
public counter and other public locations
and mail to new rental property owners a
packet of information regarding the
City’s Rent Mediation Program.
2015 to 2023 The City continues to offer rent mediation through the ordinance. Information is available at City Hall and online.
H-6.3a Facilitate the provision of housing for the
disabled population 2015 to 2023 The City continues to monitor building and planning procedures and standards to ensure that persons with disabilities have adequate accommodations.
Consider incentives for more housing that
address the needs of special needs populations.
Reasonable
Accommodation
Provide annual monitoring to ensure that
the reasonable accommodation
procedure does not act as a constraint
on housing for persons with disabilities.
Evaluate the existing ordinance to ensur
e
its compliance with the requirements of
State Law.
2015 to 2023 The City continues to monitor building and planning procedures and standards to ensure that persons with disabilities have adequate accommodations.
No change.
Reduce parking standards for all projects close
to light rail and affordable housing projects and
promoting ridesharing.
As part of the Santa Clara County Housing
Collaborative, Campbell and other City staff have
discussed developing pre-approved plans for
ADUs. Currently the City of San Jose has a pre-
approved ADU program and a County wide
program could build off of this effort. Staff will
continue to work with the Housing Collaborative
to potentially develop this in tandem with other
Santa Clara County Cities.
No change.
H-5.3a Facilitate development of secondary
dwelling units 2015 to 2023
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Attachment: Existing Housing Programs & Staff Recommendations (Campbell's Plan for Housing – Policies and Programs) Attachment B
Campbell’s Plan for Housing
Community Meeting #5 | Objectives, Policies and Programs March 24, 2022
The project team hosted a hybrid community meeting on Thursday, March 24, 2022, with two in person attendees and close to thirty virtual attendees. Spanish translation services were offered to any attendees interested in participating in Spanish, however, no interest was shown. The community meeting was advertised through a flyer, in English and Spanish, and was shared with a list of service providers in the area and the City’s community network. The community meeting flyer is below:
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Attachment: Summary of March 24, 2022, Community Outreach Meeting (Campbell's Plan for Housing – Policies and Programs) Attachment B
During the community meeting, the project team provided a brief background information related to housing topics such as Affirmatively Furthering Fair Housing (AFFH), the Regional Housing Needs Allocation (RHNA), and an overview of the demographics and housing needs in Campbell. After speaking on the five objectives, the project team invited participants to join either the in-person or virtual breakout rooms in order to obtain community feedback and ideas on potential policies and programs.
The objectives and reflective questions are as follows:
Objective #1 Improve Housing Affordability in Campbell – encourage the development of affordable housing
1. How would you describe the housing challenges and priorities in Campbell?
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Attachment: Summary of March 24, 2022, Community Outreach Meeting (Campbell's Plan for Housing – Policies and Programs) Attachment B
Community members identified a key housing challenge to be affordability, especially for those living on fixed incomes. The lack of available land has made it difficult for housing stock to keep up with the demand. Height and density restrictions were also identified as challenges to building more affordable housing. Following that was a discussion of streamlining, or allowing more flexibility, in the process of building more housing.
Participants stressed that the City identify opportunities near Transit Oriented Development and prioritize the safety and attractiveness of neighborhoods without causing traffic congestion and bike/pedestrian safety issues. In order to address the affordability issue, City staff were encouraged to look toward ways that incentivize 100% affordable housing projects that get at deeper levels of affordability. The consideration of City owned land as a good incentive was mentioned.
2. How can we ensure there are enough quality housing options available for all households, at all income levels?
Participants expressed that a program that finances accessory dwelling units (ADUs), should be encouraged as they are a great option for individuals at lower incomes or with special needs. The City should discourage outside purchasing to avoid investors buying properties and selling at unaffordable prices to residents. The use of City owned land was encouraged to build housing for essential workers in the community struggling to afford housing. A reduction or removal of impact fees on affordable housing would also allow for more housing.
A partnership with nonprofits, government agencies, and corporate sponsors was identified as a tool to building quality housing. The need for affordable housing and starter home housing is high. SB9 was identified to help with providing some starter homes that prove live/workspaces with the reference of good examples in the City of Santa Cruz. Another community suggestion, was that the City partner with neighboring jurisdictions to build housing together (i.e. Los Gatos to Campbell)
Objective #2 Preserve Existing Housing / Affordable Housing Stock
1. How can the city maintain and preserve existing housing? Participants stated that many garden style apartments need renovations, but that often raises the cost of rent. This causes concern that residents will be displaced because of physical improvements. Other suggestions were for the City to develop incentives to maintain single family residents and consider becoming a historical district. A mention of the Community/Tenant Opportunity to Purchase Act (COPA/TOPA) allowing non- profits to have the first right to purchase housing properties to keep rent lower was stated.
Objective #3 Remove Government Constraints to Housing
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Attachment: Summary of March 24, 2022, Community Outreach Meeting (Campbell's Plan for Housing – Policies and Programs) Attachment B
1. How can the city make affordable housing development easier? When asked this question, community members suggested that affordable housing should be streamlined and have reduced fees while also supporting developers to acquire large enough parcels to make projects that include both affordable and market rate housing. The City should also modify land use standards for affordable housing, through overlay, to enable greater densities that allow more units and require minimum unit sizes. Eliminating density limits and adopting objective design standards were also suggested to make affordable housing development easier. An overall concern to all these suggestions were the parking reductions and their impact on multi-family housing.
Some funding sources to support the development of affordable housing were identified to be taxes, surplus land sales, and a collaborative effort to set aside money specifically for affordable housing.
Objective #4 Promote Resiliency and Sustainability in Housing
1. Do you think there are any other potential policies to add to the list above? Other potential policies for the City to consider included the promotion of solar, greater heights and densities in transit areas, the accommodation of new residents, alternative parking strategies, access, and incentives to use public transportation, a car share program, and more electric charging stations. Additionally, policies that keep water on site, especially grey water re-use for appropriately sized buildings.
Objective #5 Affirmatively Furthering Fair Housing and addressing special needs groups
1. How should people who need assistance with daily living tasks be provided with housing?
By creating denser developments, access and walkability to basic necessities is improved. Nonetheless, social and financial services (i.e., rental/utility payment assistance) were identified to substantially support resident’s needs. Seniors who want to leave their single-family home need help to downsize by understanding where their options are and how to use programs that help them with that. This then allows larger single-family homes to be available. An additional consideration of senior living is that of caregivers serving this population who will need access to parking. Overall, a combination of small group homes, regular social work contacts, rides to appointments and check-ins to ensure reliable living conditions would benefit people who need assistance with daily living tasks.
The City should work to discourage the displacement of current residents in order to reduce homelessness. Often, the affordable housing that is built are studios or 1- bedrooms, but low-income households need 2-bedroom unit housing to meet their needs. There is a need for affordable multi-family housing.
2. How can we support the aging population?
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Attachment: Summary of March 24, 2022, Community Outreach Meeting (Campbell's Plan for Housing – Policies and Programs) Attachment B
Supporting the aging in population would include the development of home sharing programs, affordable senior housing with in-house services/nurses on-site, and shallow rental subsidies to help them stay in their homes if they wish to age in place. A strong program that provides services to seniors and the disabled community in order for them to live with a high quality of life is also encouraged.
3. Do you have any suggestions on how to address homelessness in Campbell? The City should have transitional housing and a homeless shelter. A home sharing program that helps identify where to place tiny houses and geodesic domes that connect with social services in the County. The Casting Ponds area may accommodate 10 tiny homes. Lastly, mobile accommodations that are protected and have services - Redwood City has a vehicle home parking area.
4. How do you and/or your neighbors stay informed on the services and programs that the City provide?
Attendees said that they stay informed via their neighborhood organization, by subscribing to city community agency weekly meetings, the Campbell Community Center and other outreach organizations.
5. What type of housing is most needed in Campbell?
The housing that is most needed in Campbell must be deeply affordable for seniors and people with physical or developmental disabilities. Like seniors, people with disabilities live on fixed incomes or earn 30-50% of the Area Median Income (AMI) and entry-level incomes. The housing designed should not be just for physical disabilities, but also cognitive disabilities.
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Attachment: Summary of March 24, 2022, Community Outreach Meeting (Campbell's Plan for Housing – Policies and Programs) Attachment C
Campbell’s Plan for Housing
Service Providers Focus Group | Objectives, Policies and Programs March 29, 2022
On Tuesday, March 29, 2022, the project team met with a few service providers working in Campbell to gather feedback and recommendations on the potential policies and programs , especially for the populations they serve. Of the 11 service providers that were invited to attend the focus group, three confirmed and attended with the addition of the housing developer of the Uplift Family Services site.
The participants and organizations in attendance were:
o Housing Choices
o Pacific Clinics
o Rebuilding Together Silicon Valley
o Housing Developer of Uplift Family Services site
Prior to the Q&A portion of the meeting, City staff presented a brief overview of Campbell’s Plan for Housing, its timeline and potential goals and policies. The questions and summary of responses are below:
General
1. What are some of your housing priorities for Campbell? Housing priorities for people with physical and developmental disabilities should include the o pportunity for people who grew up in Campbell to transition into housing that is coordinated with Housing Choices. Higher density with extremely affordable housing that allows i nclusionary housing for people with disabilities is a high priority for this population. A recommendation is that d evelopers should build 100% affordable housing on city owned land with a mix of unit sizes.
From the perspective of a housing developer, cities need to capture the difference between market rate and moderate rate housing. Cities could use funds to support affordable housing and have in-lieu fees for market developments.
2. What type of housing and housing related services are lacking in Campbell? Housing near transit services is essential, especially 2-bedroom units for families.
Specific Concerns
3. What are the needs and services available and/or needed in Campbell for the following groups?
o Female headed households
o Large households
o Seniors
o People with physical or developmental disabilities
o People experiencing homelessness
o Farmworkers
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Attachment: Summary of March 29, 2022, Stakeholder Outreach Meeting (Campbell's Plan for Housing – Policies and Programs) Attachment C
The most important are the unhoused population and seniors because there is an aging community. There should be a place for people with physical or developmental disabilities to have when they lose family and/or caregivers. Mental health services are needed, especially for families on Medical and living paycheck to paycheck.
Families are on the brink of homelessness and non-profits and the Office of Supportive Housing support with funds but that is only a temporary solution. Overcrowding is becoming a growing concern as large households include multiple generations and the waitlist for services is too long so the need for services continues to increase.
Equity
4. How can racial equity be furthered in Campbell?
People of color are overwhelmingly representative of low-income categories. Therefore, developing deeply affordable housing for racial justice, especially housing for people with disabilities is needed. Consider the intersectional identities because they experience a higher cost burden.
Closing
5. Is there anything else you would like to discuss about housing? Look at city owned land for opportunities to build more affordable housing as well as the City housing funds to help meet housing for special needs populations.
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Attachment: Summary of March 29, 2022, Stakeholder Outreach Meeting (Campbell's Plan for Housing – Policies and Programs) Attachment D
Campbell’s Plan for Housing
Ministries Focus Group + Survey | Objectives, Policies and Programs April 4, 2022
Leading up to and following the community meeting on March 24, 2022, the project team made a diligent effort to reach out to and meet with service providers in the community. On Monday, April 4, 2022, the project team hosted a hybrid focus group session for ministries in the area.
One ministry representative attended in person and engaged in a discussion with the in-person team. Prior to the discussion, City staff presented a brief overview of Campbell’s Plan for Housing, its timeline and potential goals and policies.
The questions for Ministries are below:
1. What types of actions and programs can Campbell adopt to increase affordable housing in Campbell?
2. What types of actions and programs can Campbell adopt to preserve existing housing?
3. What types of actions should Campbell adopt to remove government constraints to housing development?
4. What types of resilient housing policies should Campbell adopt?
5. What actions should Campbell take to address homelessness?
6. What actions should Campbell take to address the needs of seniors, large families, female headed households, ethnic minorities, and persons with disabilities?
Community Development Director lead the in-person discussion with the one ministry representative in attendance.
Due to the low attendance rate, City staff followed up with the ministries that were invited and shared a survey with the same questions asked at the focus group session. To date, one respondent has completed the survey. The survey respondent encouraged the development of affordable housing and not allowing for profit developers to buy multi-unit housing properties because the City should run them. In order to address homelessness, the City should develop a livable, attractive, and safe shelter that addresses privacy concerns that families may have.
Other policies to consider should include tariffs on large companies that buy properties for their own use and profits.
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Attachment: Summary of April 4, 2022, Ministries Focus Group Meeting (Campbell's Plan for Housing – Policies and Programs) Attachment E
Campbell’s Plan for Housing
Community Survey | Objectives, Policies and Programs
CLOSED: April 7, 2022
In mid-September of 2021, the City launched their community survey with the intent to gain a better understanding of the needs and desires for the future of housing in Campbell. Anyone who lives, works, or wishes to live and/or work in the City was welcome to provide feedback.
The survey was closed on Thursday, April 7, 2022, with a total of 425 responses.
To advertise the survey, a Plan for Housing postcard was sent city wide to over 18,000 postal addresses. This was a great opportunity to expand the network of respondents, as those who received the postcard to their residence or place of work, had the necessary information to participate and share the survey with others.
The Envision Campbell website was home to the survey, previous and upcoming meetings, as well as a FAQ about the housing element update:
A summary of the results, as they relate to policies and programs, is below:
Relationship to Campbell
• Nearly 83% of the respondents live in Campbell with 69% of homeowners residing in the City for over 10 years, while 66.7% of renters have lived in Campbell less than 10 years.
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Attachment: Community Survey Results (Campbell's Plan for Housing – Policies and Programs) Attachment E
• Only 24.9% of respondents live and work in Campbell, following 21.7% of the respondents that are retired and living in the City
• Less than ten percent of respondents live in Campbell but work elsewhere Detailed Breakdown
• I live in Campbell but work somewhere else | 36.2%
• I live and work in Campbell | 24.9%
• I live in Campbell, and currently do not work, or am retired | 21.7% • I work in Campbell, but live somewhere else | 7.5%
• I lived in Campbell, but have since moved away | 3.8% • None of the above | 5.9%
Age
• More than half of the respondents (52%) were between the ages of 30 and 54 • 40% of respondents were over the age 55
• Young adults made up 8% of the survey responses
Detailed Breakdown
• 17 years or under | 2.1%
• 18 – 29 years | 5.6%
• 30 – 54 years |51.8%
• 55 – 64 years | 21.2%
• 65 years or over | 19.3%
Ethnicity and Race (respondents could choose more than one, if applicable) • White | 60%
• Asian | 15.8%
• Hispanic / Latinx | 9.4%
• Black or African American | 3.1%
• American Indian or Alaska Native | 1.3%
• Native Hawaiian or Pacific Islander | 1.3%
Following a few demographic questions, respondents were asked “Do you believe you have faced housing discrimination based on your ethnicity/race in Campbell?”. A 90% majority said that they have NOT faced housing discrimination while 1.6% of respondents said YES, they have. Some respondents (8.2%) said that they were NOT SURE if they have faced housing discrimination.
Those who said they faced housing discrimination had an opportunity to explain. Many mentioned feeling neglected or interrogated when attending open houses and apartment tours because the tour guide/realtor assumed they could not afford to live on the property. One respondent shared a specific situation in which they applied for low-income housing and the
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Attachment: Community Survey Results (Campbell's Plan for Housing – Policies and Programs) Attachment E
intake person treated them with disrespect by assuming that they may be providing misinformation on the application. In the end, the applicant believes that their application was never submitted after they accused the worker of unfair treatment. Overall, respondents expressed that they have been discriminated against based on ethnic background and financial status.
Households Including: (respondents could choose more than one, if applicable) • Students and Children (ages 5 or less) | 11.1%
• Seniors (ages 65+) | 21%
• A person with chronic health problems | 13.2%
• A person with a sensory impairment (vision or hearing) | 5.1% • A person with a mobility impairment | 5.2%
• None of the above | 16.1%
Difficulties Finding Housing in Campbell
• Cost of housing | 31.2%
• No difficulties | 26.5%
• Lack of housing that meets household’s needs | 18.4%
• Nothing with enough bedrooms |8.7%
• Lack of access to transit (e.g., light rail, bus) | 4.7% • Nothing near schools or parks | 3.7%
• Other | 3.6%
• Nothing near services such as grocery stores or pharmacies | 2.4% • Nothing that is physically accessible to me | 0.6%
If the options to the above were not representative of the community, respondents had the option to write in a response when asked “What other difficulties have you encountered not listed above?”. Respondents expressed that finding affordable housing is not as much of a problem as finding housing that meets their needs and price range. Finding adequate housing without a qualifying income has become extremely difficult. Even if an affordable unit is found, the rent is drastically increasing the following year making rising rent unstable.
When asked “Is there anything else you would like to add about housing that has the potential to impact you, your neighborhood, or the city?” survey respondents alluded to policies that preserve Campbell’s quality of life for all residents. Policies that support the unhoused community, low-income residents and parking solutions were highly encouraged.
The respondents stress for renter protections, like rent control and an Ellis Act ordinance, to ensure that lower-income renters are not displaced by rising housing costs and new development.
Incentives to use more public transportation and having the City upgrade its transit system with more stops and routes throughout the City were also mentioned. Greenspace should be
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Attachment: Community Survey Results (Campbell's Plan for Housing – Policies and Programs) Attachment E
preserved and developed with any new housing developments. A first-time homebuyer’s program was suggested to help retain the current residents of Campbell.
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Attachment: Community Survey Results (Campbell's Plan for Housing – Policies and Programs) To: Honorable Mayor and City Council
Date: April 20, 2022
From: Dusty Christopherson, City Clerk
Via: Brian Loventhal, City Manager
Subject: Desk Item 1 – Review Campbell’s Plan for Housing
Enclosed please find Desk Item 1 – Review Campbell’s Plan for Housing . This desk item includes recommendations from the Planning Commission and a summary of the recommendations and feedback provided by the public at the April 12, 2022 Planning Commission meeting. This Desk Item will be added to the public agenda packet online.
City of Campbell
MEMORANDUM
City Clerk’s Office
To: Mayor Resnikoff and City Council Members
Date: April 19, 2022
From: Stephen Rose, Senior Planner
Via: Rob Eastwood, Community Development Director
Subject: Item #1 – Review Campbell’s Plan for Housing – Objectives, Policies, and Programs (PLN-2021-12)
The City Council staff report indicated that the Planning Commission recommendations for this agenda item would be provided as a desk item due to the short turnaround time between public meetings . This memorandum serves to provide a summa ry of the recommendations and feedback provided by the Commission and public at the April 12, 2022, Planning Commission m eeting, as well as a copy of public comments received following the meeting that includes suggested policies the City may consider adopting to address the needs of individuals with development disabilities (reference Exhibit A). ----
On April 12, 2022, the Planning Commission held a study session to provide feedback on draft policy themes for the 2023- 2035 Housing Element. The project team provided the Planning Commission with a summary of the 2015- 2023 Housing Element goals, key demographics in the city, and findings from the community engagement to date. The project team also presented potential housing policy ideas which the Planning Commission and the community provided input on.
C
OMMUNITY MEMBER COMMENTS
Two members of the public provided verbal comments, which are summarized below.
• The City should have discretion over in-lieu fees, which can be leveraged to create very low-income multifamily units.
• ADUs are already costly to build, and deed restrictions will discourage their development.
• SB10 will help address missing middle housing. It’s important that we create housing for people with children.
P
LANNING COMMISSION COMMENTS
Discussion summary comments and recommendations by the Planning Commission to City Council are provided below.
G
ENERAL COMMENTS
• The 75-foot height limit in the city should be reevaluated based on its impact on the production of affordable housing.
City of Campbell
MEMORANDUM
Desk Item - Item #1 Page 2 of 5 Campbell’s Plan for Housing – Objectives, Policies, and Programs (PLN-2021-12)
• Concern that low priority policies will result in no action.
OBJECTIVE 1: IMPROVE HOUSING AFFORDABILITY IN CAMPBELL 1A. Modifications to Campbell’s Inclusionary Ordinance Support
• The City’s in -lieu fee is too low and needs to be revisited and modified.
Additionally, the in-lieu fee threshold, which currently applies to developments with a minimum of 10 units, should be lowered.
1B. Establishment of Affordable Housing Impact Fees Applied to Non- Residential Development Concerned
• Hesitant towards applying affordable housing impact fees to non- residential developments. Campbell is trying to grow the job sector, and the impact fee could discourage commercial development.
1C. Affordable Housing Overlay Zone (AHOZ)
Support
• Support staff’s recommendation on establishing an Affordable Housing Overlay Zone (AHOZ).
1D. Regulation of housing unit sizes to increase affordability Support
• Regulations on housing unit sizes should be responsive to market demands.
1E. Use of City-owned land for affordable housing
No Discussion
1F. ADU Ordinance Update
Mixed Response
• Mixed response to the priority level of ADU Ordinance updates but generally the Commission agreed that revisions to the ADU Ordinance is a low priority.
Commissioners cited concerns that deed restrictions would disincentivize ADU construction.
1G. Establish Pre-Approved ADU Plans
Support
• Support pre- approved ADU plans. Pre- approved plans should also include plans for accessible units for people with mobility impairments.
1H. Providing certainty for housing developers by allowing appropriate waivers for affordable housing developments
Support
• Support allowing waivers for affordable housing developments. Waivers should be focused on process, such as shorter or fewer reviews and set timelines for review periods. Fee waivers that impact other parts of the city, such as parks Desk Item - Item #1 Page 3 of 5 Campbell’s Plan for Housing – Objectives, Policies, and Programs (PLN-2021-12)
impact fees, are less appropriate. The Commission expressed they would like to see a list of potential waivers that the Commission could review in the future.
1I. Develop Objective Development Standards
Support
• Support the development of objective development standards.
1J. Develop Missing Middle Housing Ordinance (SB 10)
Support
• Support the development of an SB 10 Ordinance. Zoning and development standards should be revisited to ensure that the City’s regulations are not posing undue constraints on the development of missing middle housing.
O
BJECTIVE 2: PRESERVE EXISTING HOUSING/AFFORDABLE HOUSING STOCK 2A. Rent Control Ordinance
Do Not Support
• Not in favor of rent control beyond what is required by State Law.
2B. Preservation of Mobile Home Parks
No Discussion
2C. Short Term Vacation Rental Ordinance
Support
• Agree with staff recommendation on prioritization.
2D. Housing Rehabilitation Loan Program
Support
• Agree with staff recommendation on prioritization.
2E. Workforce Housing / CSCDA JPA
Higher Priority
• Workforce housing/CSCDA JPA should be a high priority. However, there are concerns that tax-exempt properties will undercut the City’s revenue.
O
BJECTIVE 3: REMOVE GOVERNMENT CONSTRAINTS TO HOUSING
3A. Modify Parking Standards
Support
• Support reducing parking requirements for affordable projects and close to light rail. Modified requirements should include specifics on unbundled parking and bike parking. A study should be conducted on how underutilized the City’s existing parking lots are. Spaces in underutilized lots could be reserved for new housing developments with lower parking standards.
3B. Improve Permit Streamlining
Support
• The City should include a metric to track how successful this policy is.
Desk Item - Item #1 Page 4 of 5 Campbell’s Plan for Housing – Objectives, Policies, and Programs (PLN-2021-12)
3C. Development Impact Fee Adjustments for Affordable Housing Projects Support
• Agree with staff recommendation on prioritization.
OBJECTIVE 4: RESILIENT HOUSING POLICIES
4A. Siting Development
Higher Priority
• This should be a medium priority. This policy can incentivize developers to use green building standards and increase energy/resource conservation.
4B. Resilient Design
Higher Priority
• This should be a medium priority. The City could encourage heat pumps instead of furnaces. Resilience policies need to be careful about whether they are requiring or encouraging resilient measures.
O
BJECTIVE 5: AFFIRMATIVELY FURTHERING FAIR HOUSING AND ADDRESSING SPECIAL NEEDS GROUPS
5A. Fulfilling Housing Needs for Special Needs Populations and Workforce Housing
Support
• Agree that this should be a high priority. Association and group housing is valuable and should be incentivized. Other opportunities to meet the needs of special needs populations is pre-approved ADUs for people with disabilities. • The City should set a goal of providing an equal number of shelter beds as the number of people experiencing homelessness.
• Additional densities should be provided for developments that serve special needs populations.
5B. Renter Protections
No Discussion
5C. ADU Incentives for Special Needs Populations
No Discussion
• The Planning Commission did not discuss this item specifically. They had previously referred to the need for accessible ADUs for people with disabilities.
5D. Outreach and Education on Fair Housing Laws
Support
• The City should partner with churches and workplaces to reach people that the City is not currently reaching. The City should provide a basic level of advocacy for people, such as providing assistance with navigating the process of disputing their rent. The Planning Commission also expressed concern about tracking the success of the program and emphasized the need for an annual report and a feedback loop between service providers and the City.
Desk Item - Item #1 Page 5 of 5 Campbell’s Plan for Housing – Objectives, Policies, and Programs (PLN-2021-12)
5E. Equity training
No Discussion
5F. Multilingual Information on Housing Programs
Support
• Agree with staff recommendation on prioritization.
Attachments:
Exhibit A – Housing Element Comments for Developmental Disabilities
1 DEVELOPMENTAL DISABILITIES COMMENTS FOR CAMPBELL HOUSING ELEMENT Introduction to Developmental Disabilities
People with developmental disabilities have a disability that emerged before age 18, is expected to be lifelong, and is of sufficient severity to require a coordinated program of services in order to live successfully in the community. Developmental disabilities include intellectual disability, autism, Down syndrome, epilepsy, cerebral palsy, and other disabling conditions similar in their functional impact to an intellectual disability. Under California’s Developmental Disabilities Services Act and the U.S. Supreme Court’s 1999 decision in Olmstead v. L.C., people with developmental disabilities are entitled to receive community-based services that allow them to live in the least restrictive community setting. This shift to de-institutionalization has led to the closure of the most restrictive segregated settings and to the requirement that local jurisdictions in their Housing Elements assess and plan specifically for the housing needs of people with developmental disabilities who receive services from the Regional Center in order to live in their home community.
Demographic and Other Trends Affecting the Housing Needs of People with Developmental Disabilities
Slower Growth Rate of Adults with Developmental Disabilities as Compared to Santa Clara County.
Campbell is home to 243 people with developmental disabilities of whom 144 are adults and 99 are under age 18. Because Campbell’s 2015 Housing Element reported only residents with developmental disabilities over the age of 17 in zip code 95008, it is not possible to assess changes in the total population since the 2015 Housing Element. However, the adult population with developmental disabilities in Campbell grew by only 7% during this time period much lower than the 20% growth of adults with developmental disabilities in all of Santa Clara County which suggests that there are fewer opportunities for adults with developmental disabilities to live in Campbell than other jurisdictions in the County.
Table ___ Increase in People Over Age 17 with Developmental Disabilities in Campbell and Santa Clara County
2015 2021 % Change
Campbell 134 144 7%
Santa Clara County 5609 6737 20%
Source: The 2015 data is reported in Campbell’s 2015-2023 Housing Element. The 2021 data for Campbell was provided by San Andreas Regional Center as of November 2021. The Santa Clara County level data is published by the Department of Developmental Serv ices as of June 2021.
Campbell Adults Have Fewer Living Options Outside the Family Home than Adults in Santa Clara County. In 2021, 61% of Campbell’s 144 adults with developmental disabilities lived in the home of parents or other guardians (“family home”), compared to 65% of the adults with developmental
2 disabilities in Santa Clara County. As adults with developmental disabilities--and their parents--age, they are more likely to need or want opportunities to live outside the family home. Approximately 15% of Campbell adults with developmental disabilities have been able to transition out of the family home into their own apartment with supportive services and 24% have transitioned into licensed care facilities (including Community Care Facilities, Intermediate Care Facilities, and Skilled Nursing Facilities).
Although more Campbell adults with developmental disabilities have been able to transition out of the family home than in the County overall, the slower growth of adults in Campbell compared to the County seems to indicate that there are greater barriers to adults and their families living in Campbell as compared to the County overall.
Table ___ Living Arrangements of Adults with Developmental Disabilities Adult Living Arrangements
2021
Campbell
2021
Campbell
Percent of Total
2021
Santa Clara
County
2021
Santa Clara County
Percent of Total
In the family home 88 61% 4,362 65%
Own apartment with
supportive services 21 15% 756 11%
Licensed Facilities 34 24% 1,525 23%
Other (including homeless) 1 0.7% 94 1%
Total Adults 144 6,737
Source: The 2021 data for Campbell was provided by San Andreas Regional Center as of November 2021. The Santa Clara County data is published by the Department of Developmental Services as of June 2021.
Decline in Licensed Care Facilities in Santa Clara County. The Department of Developmental Services reports that between September 2015 and June 2021, 5% fewer people with developmental disabilities were able to be housed in licensed care facilities (including Community Care Facilities, Intermediate Care Facilities, and Skilled Nursing Facilities) in Santa Clara County, even as the adult population in need of residential options outside the family home grew. This trend increases the need for affordable housing options coordinated with supportive services funded by the San Andreas Regional Center. Because the 2015-2023 Housing Element did not report on the number of Campbell adults with developmental disabilities living in licensed care facilities it is not possible to assess the change in percentage of Campbell adults able to live in licensed care facilities since 2015. However, Santa Clara County’s reduced supply of licensed care facilities increases the likelihood that Campbell adults with developmental disabilities will be forced out of the county when their parents are no longer able to house them--unless there is a significant improvement in access to affordable housing.
Increase of Autism Diagnosis Reflected in Increase in Adults in their 20s and 30s. Growth in the Santa Clara County adult population with developmental disabilities correlates with a well-documented annual increase in the diagnosis of autism that began in the mid-1980s and did not level out until after 2015.
The cumulative impact of this trend is already seen in the growth of the Santa Clara County population age 18 to 41 with developmental disabilities and will continue into the future. This trend has significant
3 implications for housing needs among Campbell adults with developmental disabilities during the period of the 2023-2031 Housing Element.
Table __ Changes in Age Distribution of Adult Population in Santa Clara County Age 2015 Number 2021 Number % Change
18 to 31 2,767 3,515 27%
32 to 41 891 1,212 36%
42 to 51 833 705 -15%
52 to 61 702 744 6%
62 plus 416 561 35%
Total adults 5,609 6,737 20%
Source: Department of Developmental Services Quarterly Report by County.
Longer Life Spans. Between September 2015 and June 2021, the Department of Developmental Services reports that the number of Santa Clara County residents with developmental disabilities age 62 and older grew by 35% (Table __). This increase is generally attributable to well-documented gains in life span, rather than to migration of seniors with developmental disabilities into Santa Clara County.
Longer life spans means that more adults with developmental disabilities will outlive their parents and family members who are by far the single largest source of housing for people with developmental disabilities in Campbell. Because older adults currently occupying a licensed facility in Santa Clara County are living longer, this reduced rate of occupant turnover, coupled with closing facilities, will make it more difficult for middle-aged and senior adults who have been living with aging parents in Campbell to transition to licensed care elsewhere in Santa Clara County when their parents pass away.
Displacement. Notwithstanding 20% growth in Santa Clara County’s total population of adults with developmental disabilities, the Department of Developmental Services has documented a 15% decline in the age group 42 to 51 in Santa Clara County between September 2015 and June 2021 (Table ___). In light of gains in life expectancy, this loss can reasonably be attributed to displacement from the county because of the lack of residential living options (either licensed facilities or affordable housing) when an elderly family caregiver passes away or becomes unable to house and care for the adult. Displacement takes a particular toll on adults with developmental disabilities who depend on familiarity with transit routes and shopping and services, as well as support from community-based services and informal networks built up over years of living in Campbell.
Higher Rates of Physical Disabilities. People with developmental disabilities are more likely than the general population to have an accompanying physical disability. Almost 20% of Santa Clara County residents with developmental disabilities have limited mobility, and 15% have a vision or hearing
4 impairment. The need for an accessible unit coupled with the need for coordinated supportive services compounds the housing barriers faced by those with both cognitive and physical disabilities.
Ineligibility for Many Affordable Rental Units. Some adults with developmental disabilities depend on monthly income of around $1,000 from the Supplemental Security Income (SSI) program, pricing them out of many of the limited number of affordable housing units in Campbell. Those with employment tend to work part-time in the lowest paid jobs and also struggle to income-qualify for many of the affordable housing units now available for rent in Campbell.
Transit-Dependent. Most adults with developmental disabilities do not drive or own a car and many rely on public transit as a means to integration in the larger community.
Best Practices for Inclusion of People with Developmental Disabilities in Typical Affordable Housing
Campbell can meet the housing needs of people with developmental disabilities by adopting policies and programs to promote their inclusion with coordinated services in typical affordable housing which Campbell must plan for as part of its larger affordable housing goals. The following considerations should guide Campbell in this pursuit:
● Integration in typical affordable housing is a priority in order to affirmatively further fair housing for a group that has historically experienced few alternatives to segregated, restrictive living arrangements.
● Coordination of housing with onsite supportive services funded by the San Andreas Regional Center should be encouraged. These services provide a supported pathway for people with developmental disabilities to apply for and retain an affordable apartment. Coordinated services are often as essential to a person with a developmental disability as a physically modified unit is to a person with a mobility, vision, or hearing impairment. ● A mix of unit sizes at inclusive housing properties would address the needs of those who require live-in aides, seek to live with roommates or partners, or have children. ● Location near public transit would accommodate the transit-dependency of most adults with developmental disabilities who do not drive or own a car. ● Deeply affordable housing is needed by people with developmental disabilities. Per HCD guidance the City should plan for at least 376 Extremely Low Income (ELI) units--50% of its Very Low Income RNHA allocation. Some of the ELI units should be subject to a preference for people with developmental disabilities.
Policy and Program Recommendations
Campbell has a responsibility not simply to assess the housing needs of its residents with developmental disabilities but also to create and implement policy, zoning, program and other changes that make it more feasible for affordable housing developers to include people with developmental disabilities in their housing plans. The slower growth rate of Campbell adults with developmental disabilities as compared to the County overall demonstrates a need for policies and programs that specifically
5 incentivize inclusion of its residents with developmental disabilities needing both deeply affordable housing and supportive services in order to prevent the homelessness or displacement of these individuals when their parents pass away or become unable to provide housing and care. ● Affirmatively Further Fair Housing. Not only is disability the highest-ranked source of Fair Housing complaints in Santa Clara County, a growing body of Santa Clara County data indicates that Black, Indigenous and other People of Color (BIPOC) with disabilities experience higher rates of severe rent burden than either BIPOC without disabilities or whites with disabilities. This is attributable to the lack of housing priced to be affordable to Extremely Low Income (ELI) households with incomes below 30% of Area Median Income. Campbell offers its residents exceptional employment, educational and social opportunities but the severe shortage of Extremely Low Income rental units means that BIPOC--particularly those with disabilities--may be excluded from enjoying those community assets. Multiple barriers including high land and construction costs and limited funding make it difficult for developers to produce Extremely Low Income units that will overcome such disparities. Policies that lead to increased production of Extremely Low Income units, as well as city staff dedicated to implementing and overseeing those policies, will Affirmatively Further Fair Housing in Campbell and decrease displacement and homelessnessness for the most at-risk Campbell residents.
Sample Language: The City of Campbell's plans to Affirmatively Further Fair Housing for Black, Indigenous and other People of Color, particularly those with disabilities, shall include policies designed to increase the production of Extremely Low Income units, as well as adequate staff capacity to implement and monitor the impact of these policies. ● Establish and monitor a quantitative goal. Tracking the City’s success in housing people with developmental disabilities is essential to determine whether policies and programs are having an effect in overcoming historic patterns of discrimination and displacement or exclusion of people with developmental disabilities from high-cost communities like Campbell. A goal of 50 new Extremely Low-Income housing units for Campbell residents with developmental disabilities over the period of the 2023-2031 Housing Element would represent significant progress towards the total unmet housing need of this special needs group.
Sample Language: The City of Campbell shall monitor progress towards a quantitative goal of 50 new Extremely Low Income units that are subject to a preference for people with developmental disabilities needing the coordinated services provided by San Andreas Regional Center to live inclusively in affordable housing.
● Target City-Owned Land, Land Dedicated to Affordable Housing under the Inclusionary Ordinance and City Housing Funds to Meet City-Specific Priorities. City-owned land, land dedicated to affordable housing in lieu of providing affordable units under the inclusionary ordinance, and city housing funds are often essential to the development of affordable housing that is financially feasible in Campbell. In creating guidelines for the scoring of any competitive proposals for these scarce resources, the City should grant additional points to affordable
6 housing projects that address the housing needs of the Campbell residents who are most difficult to house under existing state and federal housing finance programs--for example, by prioritizing proposals with a higher number of Extremely Low Income units or that make a percentage of units subject to a preference for identified categories of special needs people who would benefit from coordinated onsite services, including but not limited to people with developmental disabilities who benefit from services of the San Andreas Regional Center.
Sample Language: In publishing requests for competitive proposals for any city-owned land, land dedicated to affordable housing under the city’s inclusionary ordinance or city housing funds, the City of Campbell shall grant additional points to proposals that address the city’s most difficult to achieve housing priorities, by, for example, providing a greater number of Extremely Low-Income units or committing to make a percentage of the units subject to a preference for people with special needs who will benefit from coordinated onsite services, such as people with developmental disabilities who receive services from the San Andreas Regional Center.
● Offer Developers a Range of Affordability Options Under the Inclusionary Ordinance. Many adults with developmental disabilities, including those that find employment, have incomes too low to satisfy minimum income requirements for the Very Low and Low income units currently offered under the city’s inclusionary ordinance and are effectively excluded from this housing option. California law (AB 1505, the “Palmer Fix”) explicitly allows cities to adopt inclusionary housing ordinances that address a range of income levels from moderate-income to extremely low-income. The City should take advantage of this authority to make its ordinance more responsive to local needs by offering developers of market rate housing a menu of options for including affordable units, for example, by setting a higher percentage of units if priced for moderate income and a lower percentage of units if priced for extremely low income. Such a menu would address a broader range of Campbell housing needs, while giving developers more options for meeting the inclusionary requirement.
Sample Language: The City of Campbell shall revise its inclusionary housing ordinance to offer developers a menu of options for achieving affordability, adjusting the percentage of units required to be affordable depending on the degree of affordability achieved (moderate-income, low income, very low income, and extremely low income).
● Local Density Bonus. Like many state and federal housing finance programs, the state density bonus program incentivizes the production of housing at the Low and Very Low Income level.
But in counties like Santa Clara County, with one of the highest Area Median Income’s in the state, these incentives have the effect of making much of the available affordable housing out of reach for Campbell residents on fixed incomes (including seniors and persons with disabilities) or working in low wage jobs and are thus unable to meet minimum income requirements to afford the rent assigned to the Very Low Income category. Campbell should add additional local incentives to the state density bonus law to make it more responsive to the impact of Santa Clara County’s high median income on the affordability of housing for Campbell residents who
7 are Extremely Low Income, including special needs populations, for example, people with developmental disabilities who will benefit from coordinated onsite services provided by the San Andreas Regional Center.
Sample Language: In addition to implementing the California density bonus statute, the City shall provide an additional local density bonus, incentives, and/or concessions for housing projects that include at least 5% of the units for people at the Extremely Low-Income affordability level, including special needs populations, for example, people with developmental disabilities who will benefit from coordinated onsite services provided by the San Andreas Regional Center
● Extremely Low-Income Accessory Dwelling Units. As part of a larger plan to increase the supply of Accessory Dwelling Units (ADUs), the City should consider creating a financing program for homeowners who build ADUs and rent them for at least 15 years at Extremely Low Income rent levels or that are subject to a preference for identified categories of special needs people who would benefit from coordinated onsite services, including but not limited to people with developmental disabilities who benefit from services of the San Andreas Regional Center.
Sample Language: Subject to funding availability, the City shall devise a program of financing for Accessory Dwelling Units subject to rent restrictions for at least 15 years at Extremely Low- Income rent levels and/or target special needs populations, such as people with disabilities who will benefit from coordinated onsite services provided by the San Andreas Regional Center. ● Reduced Parking for Transit-Oriented Projects that Include People with Developmental Disabilities. Because most adults with developmental disabilities do not drive or own a car, the City of Campbell should revise its ordinances to limit parking required for affordable units for people with developmental disabilities to 0.5 space for each affordable studio or 1 bedroom unit and 1 space for an affordable 2 bedroom unit or larger. A similar reduction is recommended for affordable, physically accessible units.
Sample Language: The City of Campbell shall encourage the inclusion of people with developmental and other disabilities in affordable housing by recognizing their transit dependence and establishing lower parking ratios for units targeted to people with developmental and other disabilities than would otherwise be required for affordable housing.
● Affirmative Marketing of Physically Accessible Units: Developers are allowed to affirmatively market accessible units to disability-serving organizations in Santa Clara County (i.e., San Andreas Regional Center, Housing Choices Coalition for Person with Developmental Disabilities, Silicon Valley Independent Living Center and others) but rarely take this step. Affirmative marketing is particularly needed by people with developmental disabilities who, because of cognitive, communication and social impairment, often rely on housing navigation services funded by the San Andreas Regional Center to learn about and apply for affordable housing.
8 Sample Language: As a condition of the disposition of any city-owned land, the award of city financing, any density bonus concessions, or land use exceptions or waivers for any affordable housing project, the City of Campbell shall require that the housing developer implement an affirmative marketing plan for state-mandated physically accessible units which, among other measures, provides disability-serving organizations adequate prior notice of the availability of the accessible units and a process for supporting people with qualifying disabilities to apply.