City Council Agenda
City of Campbell, 70 N. First St., Campbell, California
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SPECIAL MEETING OF THE CAMPBELL CITY COUNCIL
Monday, May 9, 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: Review and provide feedback on the modified and refined Objectives, Policies, and Programs, to be i ncluded in the Draft “Campbell’s Plan for Housing” to be published late May 2022.
ADJOURN
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City
Council
Report
TITLE: Review Campbell's Plan for Housing - Objectives, Policies and Programs (PLN-2021-12)
RECOMMENDED ACTION
Review and provide feedback on the modified and refined Objectives, Policies, and Programs, to be included in the Draft “Campbell’s Plan for Housing” to be published late May 2022.
BACKGROUND
The City of Campbell is completing its Envision Campbell General Plan Update in combination with preparation of the H ousing Element Update (“Campbell’s Plan for Housing”). Within the Housing Element the objectives, policies, and programs serve as the framework that guides housing development throughout the 8-year planning period.
Staff has conducted extensive outreach and research to identify housing issues and contributing factors in the community to inform the preparation of objectives, policies and programs aimed to address key challenges. As noted in previous reports, Campbell’s demographics point to a greater need for the housing of seniors, a potential mismatch of housing unit types with respect to average household size, and a need for specifically targeted affordable housing policies focused on special populations.
The feedback received from stakeholders and the community has revealed a desire to prioritize development of affordable units that also address the needs of special needs populations, increase production of ADUs, provide a broader unit mix in the City’s overall housing stock, and provide support for housing developments that include on- site care services. To date, these efforts have been the focus of the recommended policies and programs for Campbell’s Plan for Housing.
PURPOSE
This meeting is intended to facilitate feedback from the City Council on the further development and refinement of Objectives, Policies and Programs to include in Campbell’s Plan for Housing. As the City Council’s second meeting on this topic, this report includes staff’s initial recommended policies and programs, with feedback provided by the Planning Commission and the City Council at their April 12, and April 20, 2022, meetings, respectively. While the Planning Commission held a second hearing on May 4, 2022, a summary of the Planning Commission feedback was not Item: 1
UNFINISHED BUSINESSCategory:
Meeting Date: May 9, 2022
1 Packet Pg. 3
Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 2 of 25 available at the time of staff report distribution. As a result, recommendations from the Planning Commission will be presented and provided as a desk item at the May 9, 2022, meeting.
The report also includes feedback from market -rate and affordable housing developer s (hereinafter “Development Community”) on objectives, policies, and under consideration including the potential reduction of parking standards, establishment of an AHOZ (Affordable Housing Overlay Zone), and creation of linkage fees (reference Attachment D & E ). In response to this feedback, staff has provided additional analysis and refinements to recommended policies and programs.
To support the Council in their evaluation of proposed policies and programs, Staff has provided a draft table listing: 1) all the recommended objectives, policies, and programs, 2) how and when they will be implemented, and 3) suggested benchmarks to measure their success (reference Attachment A). Following feedback from the Commission and Council, staff will prepare the Draf t Housing Element that will be published for public review and subsequently submitted to Housing and Community Development staff for initial review. Staff is planning to publish the draft Housing Element in mid to late May, and outline of the general stru cture of the Housing Element has been provided (reference Attachment B ). The Housing Element outline includes the following key sections:
1. Introduction
2. Evaluation of 5th Cycle
3. Housing Needs Assessment
4. Assessment of Fair Housing and Outreach
5. Constraints
6. Energy
7. Site Inventory and RHNA
8. Objectives, Policies, and Programs [subject item]
The intent of housing objectives, policies, and policies is to provide strategic guidance on how to address specific housing issues and achieve identified objectives. For example, providing incentives for developers to provide affordable housing achieves the objective of improving housing affordability in Campbell.
The intent of housing programs is to implement the policy objectives. For example, to implement an objective of supporting the development of affordable housing, a program may serve to generate and allocate funding to affordable housing projects, expedite permit processing, or provide for relief from development standards.
The intent of the City Council’s further r eview of the Objectives, Policies, and Programs is to provide feedback on the additional refinements and implementation details that staff has proposed in association with each policy in program. The remainder of this report provides a summary of the Objec tives, Policies, and Programs that includes the following information:
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Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 3 of 25 • Description and Initial Staff Recommendation on Priority • Planning Commission and Council Feedback
• Feedback from Development Community (where applicable) • Further Refinements proposed by Staff
OBJECTIVES, POLICIES & PROGRAMS
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 l east 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. Further, where a residential project has an approved density of six or fewer units per acre, the ap plicant may elect to pay an in-lieu housing fee.
Initial Staff Recommendation : High Priority. Clarify the percentage of restricted units by income -level (i.e., 50 percent low, 50 percent 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 and stakeholder feedback, Campbell should identify a lower threshold (ex. Five units for requiring payment of an in-lieu fee.) Planning Commission Feedback: Support for this effort and prioritization. Raised concerns that the current in -lieu fee may be too low, and that the 10 -unit threshold which triggers the inclusionary program should be lowered.
City Council Feedback: Support as High Priority and requested the following: (a) confirmation that lowering the 10 -unit threshold was legally viable; (b) that the program modifications result in a distribution of affordable units that is proportional to Campbell’s RHNA requirements; and, (c) that staff consider unintended consequences of lowering the threshold (i.e. does a lower threshold unintentionally enable a project to qualify for the state’s density bonus program and receive a 3-story height increase?)
Staff Response: Staff has the following responses to Council feedback:
a. Unit Threshold. There is no legal requirement associated with a specific unit threshold. Some jurisdictions exempt smaller projects as to not preclude their development and inadvertently constra in housing production. However, current best practices for inclusionary housing requirements encourage consideration of a scaled requirement for all projects that result in net new housing units.
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Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 4 of 25 b. RHNA Alignment. Staff is recommending modifications to the inclusionary housing program as a means to address needs at lower income levels. For example, staff recommends that the 15 percent on -site inclusionary requirement be split in half between low - and moderate -income levels (with first unit being assigned to low-income) to provide greater clarity on the unit assignment and distribution. While this approach does not directly align with the RHNA, it does align with historic unit production – where low-income units were found to be more difficult to produce than those restricted to a moderate-income level. Additionally, staff is recommending lowering the threshold for participation in the inclusionary housing program to capture fees from smaller projects that could then facilitate financing for housing at lower income levels. These efforts would also compliment other policies and programs discussed below that target other income categories or populations with specific needs.
c. State Programming. Currently there are three state mandated housing programs that cou ld coincide or overlap with the City’s inclusionary housing program: (1) the Density Bonus Program, (2) the SB 35 Affordable Housing streamlined approval process, and (3) the California Home Act (SB 9). The Density Bonus Program is triggered by a project o f five or more residential units and SB 35 is triggered by a project of two more residential units. These thresholds are less than the City’s current inclusionary housing program threshold of 10 units. Therefore, lowering the inclusionary housing program threshold, could overlap with these two state programs, based on the new threshold. However, staff is proposing that smaller projects (such as 3 -7 unit projects) only pay in -lieu fees, which would not qualify an applicant for State Density Bonus programs or SB 35 (which require an actual percentage of the units in a project to be deed restricted as affordable). Furthermore, the policies and programs within this report are crafted to encourage projects to use local, Campbell-specific incentives, rather than state programming.
With regard to SB 9, the California Department of Housing and Community Development (HCD) has provided a fact sheet that reminds local jurisdictions that while SB 9 does not preclude a project from a local inclusionary housing program, HCD may request the submittal of an economic feasibility study to ensure that an inclusionary housing ordinance does not unduly constrain housing production. This assessment would be included in a nexus study.
➢ Staff Proposed Refinements: High Priority. Based on feedback from both the Planning Commission and City Council this remains a high priority item.
Review of the City’s inclusionary ordinance would require a nexus study that would evaluate the appropriateness of the in -lieu fee and unit threshold and provide specific options for further consideration by the City prior to modification of the ordinance. This process would take an estimated four to six months and would cost approximately $80,000 to $100,000 for the nexus study. Staff recommends the City consider two approaches:
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Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 5 of 25
1. Option 1: Keep the inclusionary requirement threshold at ten units, requiring the construction of on-site below market rate units at targeted income levels; but modify the existing inclusionary housing program to require projec ts that establish five to nine new units to pay a new scaling in-lieu fee based on the results of a nexus study
2. Option 2: Lower the inclusionary requirement threshold to seven units, resulting in at least one affordable unit to be constructed on -site (because anything lower than seven results in a percentage of less than one unit); and require projects establishing three to six units to pay a new scaling in-lieu fee.
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 then be used to finance affordable housing developments. Implementation of this program would require a nexus and feasibility study to determine an appropriate fee amount.
Initial Staff Recommendation: Medium Priority. Staff recommends an initial analysis of linkage fees collected by surrounding community on non -residential development to b etter 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 unit s, staff would consider this a medium priority when compared to other items on the list.
Planning Commission Feedback: The Commission raised concerns that a linkage fee could discourage commercial development and job growth in Campbell.
City Council Feedback: Councilmembers provided mixed feedback relative to the prioritization of this item and some raised concerns that aligned with the Planning Commission. However, Councilmembers also anticipated that a nexus study would address unintended impacts on commercial development.
Development Community Feedback : Affordable Housing Developers were very supportive of the City collecting a fees to be used to help bridge financing gaps.
Market Rate Housing Developers were generally supportive but cautioned against imposing the fee on the commercial component of a mixed -use housing project.
➢ Staff Proposed Refinements: Medium Priority. Staff recommends this remain as a medium priority and suggests that one nexus study be prepared evaluating both modification to i nclusionary housing requirements and linkage fees to 1 Packet Pg. 7
Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 6 of 25 provide the City broader options in both categories. Staff also suggests that the nexus study could explore a minimum project size that would trigger the fee (i.e., new non -residential developments great er than 20,000 gross square feet) and evaluate situations where projects could be exempted (i.e., mixed -use development, projects in priority development areas). Adding the evaluation of a non-residential linkage fee to the inclusionary housing nexus study would cost an additional $50,000, resulting in a total of cost of $130,000 to $150,000.
Combining the studies would also expedite the analysis and bring the item to Council for consideration in four to six months.
C. Affordable Housing Overlay Zone (AHOZ)
Introducing an Affordable Housing Overlay Zone would establish incentives and development standards within identified geographic areas with the explicit intent of facilitating development of affordable housing units.
Initial Staff Recommendation: High Priority. Staff strongly recommended adding a policy to establish an affordable housing overlay zone and also exploring the creation of a transfer of development rights program as a means of preserving existing housing consistent with Objective No. 2 and/o r 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).
Planning Commission Feedback: The Commission supported staff’s recommendation.
City Council Feedback: Council members generally supported this recommendation; however, some raised the following concerns: (a) that the AHOZ would have unintended consequences with State housing programs; (b) that the AHOZ would facilitate construction abo ve the 75-foot height limit; (c) that there is currently not enough information on how the AHOZ would function with incentives and concessions and (d) requested staff consider current similar efforts by the City of Berkeley.
Development Community Feedbac k: Affordable housing developers expressed support for the creation of an AHOZ, indicating the tool can help create two markets for housing development (one affordable, one market -rate), which can help affordable housing developers be more competitive when making offers on property.
Staff Response: Staff has the following responses to Council feedback:
a. State Programming. Although the State Density Bonus Program preempts local land use authority from imposing certain development standards (i.e., parking st andards) based on the affordability of a project, local governments can use an AHOZ to establish alternative (competitive, or supplemental) concessions and incentives to achieve local goals. For 1 Packet Pg. 8
Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 7 of 25 example, a Campbell AHOZ could be setup to be competitive wit h the State’s Density Bonus program and require that if a project chose to use Campbell’s package of density incentives, the project would not be eligible for the State’s Density Bonus Program. This approach eliminates concerns raised by Councilmembers tha t an AHOZ project would be eligible for a density bonus. However, to be successful, the AHOZ must be more attractive to developers than the State’s Density Bonus Program, by providing options such as reduced permit fees, deviation from certain development standards (in exchange for meeting other objectives) or facilitating expedited permit processing. Moreover, some developers may prefer to follow a local set of standards established by an AHOZ (instead of abiding by State Density Bonus Law), even when not as strictly advantageous, since it can help their project respond to local preferences.
b. Height Limits. The 75 -foot height limit may be exceeded in situations where a density bonus is applied to projects with a base density of 75 - units per gross acre, or when a project qualifies for unlimited density under State Density Bonus Law when providing 100 percent affordable housing for lower income families within ½ -mile from a major transit stop. These projects can seek up to four concessions and are allowed a h eight increase of up to three additional stores (33 feet). Based on discussions with Affordable and Market -Rate housing developers, the risk of projects being built between 75 -feet and 130 -feet tall is very low due to change in construction type (wood to s teel construction) and impact to project cost.
In addition, the AHOZ list of incentives could explicitly not include a waiver of Campbell’s 75-foot height limit while providing other incentives.
c. AHOZ Details. To be competitive with the State’s program , while achieving local affordability preferences, special needs requirements, and ensuring buildings remain under 75 -feet in height, staff is recommending the following policies as initial incentives:
1. Allow a 5% increase in density bonus, over State Density Bonus Law.
2. Allow a reduction in parking standards consistent with those provided under State Density Bonus Law.
3. Provide for ministerial review.
4. Provide for building, planning, and/or impact fee reductions or waivers.
5. Provide for City funding support of frontage improvements.
Figure 1 identifies the potential sites under consideration for inclusion in the AHOZ. An illustrative example of such a program has been provided as Attachment C.
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Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 8 of 25
Figure 1: Potential Affordable Housing Overlay Zone Sites
d. City of Berkeley. To achieve a more locally focused density bonus program, the City of Berkeley pursued the following policies: (a) adopted standards to include the State’s height bonus of 33 feet into their city - specific progra m if eligible 100 -percent affordable projects included housing for very low - and low -income levels; (b) extended their local density bonus program City -wide, offering a 10 foot height increase to projects in lower density residential zones that included 10 0 percent affordability; (c) broadened the state’s definition of “major transit stops” to include targeted Alameda County bus lines, thereby enabling a broader reach of sites eligible for density bonuses; (d) enabled density bonuses for projects that pursu ed voluntary Transportation Demand Management (TDM) programs (i.e., bike parking, paratransit and shared micro -mobility systems); (e) ministerial approval for projects that comply with objective standards and union labor requirements; and, (f) ministerial approval for 100 percent affordable projects on commercial sites if they included ground floor spaces dedicated to retail or live-work uses.
➢ Staff Proposed Refinements: High Priority. Staff maintains its initial recommendation to adopt an AHOZ and has in cluded additional details for consideration by Council as noted above.
D. Regulation of housing unit sizes to increase affordability 1 Packet Pg. 10
Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 9 of 25 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., studios, 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 maximum 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.
Initial Staff Recommendation: High Priority. Staff recommended further evaluation and consideration of establishing maximum average unit sizes as a means of preserving and protecting the City’s established 75 -foot height 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.
Planning Commission Feedback: The Commissio n indicated support for this effort but encouraged staff to explore policies that facilitate responding to shifts in market demands.
City Council Feedback: The Council indicated support for this effort, especially after further discussion of how the set unit size could encourage development within Campbell’s established 75 -foot height limit, even if a project could receive a height exception. Councilmembers asked how the policy could address more alternative forms of housing where multiple individuals share communal space.
Staff Response: The intent of this policy is not to address communal housing models such as co -op housing, group housing, or Single Resident Occupancy (SRO) typologies. As these housing typologies can be inherently affordable by design and offer transitional housing options, City Council could request that staff consider separate policies that allow Group Housing and SROs within certain zoning districts as a permitted use.
Development Community Feedback : Developers indicated a preferen ce for the City to establish a FAR restriction over an average maximum unit size restriction.
➢ Staff Proposed Refinements: High Priority. Staff maintains the initial recommendation and suggests the Council consider establishing an average maximum unit size of 1,250 square feet for projects with a density over 45 units per acre.
E. Use of City-owned land for affordable housing
Promote increased utilization of surplus or unutilized public land for affordable housing.
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Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 10 of 25 Initial Staff Recommendation: High Priority (Ongoing). The City of Campbell has identified two City -owned properties as potential housing opportunity sites (i.e., First Street Parking Garage and the City Corporation Yard). Recognizing that no other City-owned properties 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 fiel ds as potential housing sites.
Planning Commission Feedback: Not discussed.
City Council Feedback: The City Council had mixed feedback to the prioritization of this item. Some Councilmembers expressed concerns that the two identified sites would take e xtensive time and effort to develop. However, others felt that this was a worthwhile effort, and that re -prioritization could occur through the Housing Opportunity Site selection process.
➢ Staff Proposed Refinements: Ongoing. Additional study will be requ ired to determine if either of the City-owned properties will be viable for redevelopment within the eight-year planning period. Staff intends to present the findings of that analysis to the City Council later this year, as part of series of options intended to refine the Housing Opportunity Site Inventory which will also consider any additional property owner feedback, comments from Housing and Community Development (HCD), and results of the environmental study.
F. ADU Ordinance updates
The ADU Ordinance u pdate could include incentives for the development of accessory dwelling units that are deed restricted to be affordable to very low -, low-, and moderate-income households.
Initial Staff Recommendation: Low Priority. Staff acknowledged a draft study on the affordability of ADU’s completed by the ABAG Housing Technical Assistance Team which noted that even without deed restrictions, approximately 30 percent of ADUs are provided at a very low -, low-, and moderate-income level. Based on this data, it is li kely a lower priority for the City to create a program to incentivize deed restricted affordable units.
Planning Commission Feedback: Commissioners were aligned with the prioritization of the effort. However, some Commissioners raised additional concerns that deed restrictions limiting the affordability of ADUs could become a disincentive to their construction.
City Council Feedback: Councilmembers similarly were aligned with the prioritization of this effort and some questioned if it was even realistic to enforce or legal to impose given the State’s mandated ADU program.
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Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 11 of 25 ➢ Staff Proposed Refinements: Remove. In response to the Commission and Council’s feedback, staff has removed this item from the list of policies and programs in Campbell’s Plan for Housing. However, in response to whether such a provision would be legal to impose, it should be clarified that such a provision may not be imposed on State mandated ADUs, but could be imposed in situations where additional units were allowed or deviations fr om standards are granted.
G. Publish Pre-Approved ADU Plans
This program would entail establishing ADU plans that are pre -approved by the City to meet building and fire codes and height requirements. Creation of these pre-approved ADU’s would help owners bo th in the planning and construction of ADUs by lowering costs and streamlining the architectural work and regulatory processes.
Initial Staff Recommendation: Moderate Priority. As part of the Santa Clara County Housing Collaborative, Campbell and other C ity 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 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.
Planning Commission Feedback: The Commission supported staff’s recommendation and requested that any permit -ready pla ns also include alternatives for ADA-accessible units.
City Council Feedback: The Council was also supportive of this effort and encouraged staff to expedite its completion by including it as a high priority, noting the examples of pre-approved plans that are already available.
➢ Staff Proposed Refinements: High Priority. Staff recommends elevating this effort from a Moderate to High Priority. City Staff will continue to work with the Housing Collaborative to develop pre-approved ADU plans including designs that are ADA-accessible to better accommodate the needs of seniors and those who are disabilities.
H. Providing certainty for housing developers by allowing appropriate waivers from development regulations or fees for affordable housing developments Give affordable 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 spec 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 1 Packet Pg. 13
Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 12 of 25 waived can direct affordable housing dev elopers to focus on these areas and provides an incentive for affordable housing development.
Initial Staff Recommendation: High Priority. This program can be developed in tandem with the development of an Affordable Housing Overlay Zone and Objective Standards update.
Planning Commission Feedback: The Commission supported this effort and requested that the waivers be process-focused and not fee-focused.
City Council Feedback: Councilmembers expressed discomfort with the lack of specificity for this p roposal. Concerns related to the timing of waivers and the availability of parking, even for low -income families who may be reliant on a vehicle for work or transitioning from living in their automobile.
➢ Staff Proposed Refinements: High Priority. Staff r ecommends this program remain a High Priority but be included within the AHOZ item discussed previously.
I. Develop Objective Development Standards
Adopt objective development standards that provide clear direction for developers as to how to comply with Cam pbell’s development requirements.
Objective standards would replace subjective requirements, such as language that requires “neighborhood compatibility” without defining what that means and requiring interpretations at the discretion of decision makers.
Initial Staff Recommendation: High Priority (Ongoing). The City has already embarked on an effort to adopt objective standards and staff returned to the City Council on April 19, 2022, to discuss an expanded scope of work to create new standards for the de velopment of small-lot single family, multi -family, and mixed- use development projects at densities being studied as part of the Housing Element update process.
Planning Commission Feedback: The Commission expressed support for this on- going effort.
City Council Feedback: The Council similarly expressed support for this effort.
➢ Staff Proposed Refinements: High Priority. No modifications.
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 1 Packet Pg. 14
Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 13 of 25 housing in areas of the City (San Tomas) that did not receive many Housing Opportunity Sites.
Initial Staff Recommendation: Moderate Priority. Following the adoption of Objective Standards, staff would strongly recommend pursuing an SB 10 Ordinance with an emphasi s on 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).
Planning Commission Feedback: The Commission supports this recommendation and noted th at the zoning and development standards should be revisited so that they do not cause undue constraints on SB 10 site development.
City Council Feedback: The Council is supportive of this effort and indicated it should be at a higher priority.
➢ Staff Pr oposed Refinements: High Priority. In response to Council feedback, staff has raised this item from a Moderate to High Priority. However, it should be noted that the current work plan would prioritize the completion of objective standards and the AHOZ over this item. Following completion of those efforts, staff anticipates adoption of a Missing Middle Ordinance in approximately 18 months.
K. Strategically Interface with the State Legislature
At the recommendation of the Council, this policy would encourage t he City to strategically interface with the State legislature with the objective of identifying how the City can better respond to state housing legislation to achieve City goals.
Initial Staff Recommendation: N/A
Planning Commission Feedback: N/A
City Council Feedback: This policy was requested by the City Council.
➢ Staff Proposed Refinements : High Priority. Staff recommends this policy be included as a High Priority to support continuation of the Council’s state legislative sub -committee and include in its goals to consider state policies as they relate to the City’s housing goals.
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 1 Packet Pg. 15
Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 14 of 25 change in the Consumer Price Index (CPI) or 10%, whichever is lower, for tenants who have occupied a property for more than 12 months.
Initial Staff Recommendation: Low Priority. 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 adopting 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.
Planning Commission Feedback: The Planning Commission did not support this policy and indicated that they were not in favor of going beyond current state law.
City Council Feedback: The Council was also not supportive of this policy given current state legal requirements. Councilmembers raised concerns that that Project Sentinel is ineffective because it lacks a requirement for landlords to participate in conflict resolution.
➢ Staff Response: Staff has recently become aware of circumstances in the City’s Below-Market Rate (BMR) Housing Program where households are potentially facing significant rent increases (upwards of 40% in a single year) to catch up for past delays in rent increases. Current State Law (AB 1482) provides protections against significant rent increases for market rate units but does not apply to units within Campbell’s BMR program. Staff is thus proposing that Campbell adopt provisions that apply the AB 1482 standards to the BMR program, to prevent against rent shock.
Concerns regarding the effectiveness of Project Sentinel could be addressed as part of the City’s third -party audit and evaluation of the City’s housing program that will occur later in 2022.
➢ Staff Proposed Refinements: Retain Recommended limited modification at High Priority. As described above, s taff recommends a minor modification t o apply AB 1492 provisions to units within the City’s BMR Housing program to cap the yearly rent increases to 5% plus the percent change in the Consumer Price Index (CPI) or 10%, whichever is lower consistent with the protections offered by AB 1482 for market rate housing.
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 diff ers 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. 1 Packet Pg. 16
Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 15 of 25
Initial Staff Recommendation: Low Priority. The proposed land use designation for mobile home parks is intended to serve mobile homes and modular homes and specifically discou rages the conversion of existing mobile home parks to other uses. Moreover, as the studied density range allowed by the mobile home park land use designation (8 to 16 units per gross acre) is low when compared to existing improvements, redevelopment of the se 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 polici es, 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 successful outcomes in the past, such as agreements with the Timber Cove Mobile Home Park community maintain unit affordability.
Planning Commission Feedback: The Commission did not discuss this item.
City Council Feedback: Councilmembers indicated the following concerns with staff’s recommendations: (a) that given the consistent feedback to maintain this housing type, it should be a higher priority; and, (b) that while the Timbercove situation found a resolution it was particularly stressful for all parties and that protections could have avoided the situation.
➢ Staff Proposed Refinements: High Priority. Based on Cou ncil feedback, staff will reclassify this from a Low Priority to a High Priority and will incorporate policies into the Envision General Plan Update to preserve mobile home parks, outright, and to prohibit their conversion. Any rent control measures can be achieved by AB 1482.
C. Short Term Vacation Rental Ordinance
A Short -Term Vacation Rental (STVR) 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 req uire 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.
Initial Staff Recommendation: Low Priority. 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 vacation rental ordinance should balance maintai ning 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.
Planning Commission Feedback: The Commission supported staff’s recommendation.
1 Packet Pg. 17
Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 16 of 25
City Council Feedback: The Council’s feedback on this item related to the enforcement efforts of existing rentals operating without benefit of a permit.
Additional concerns regarding the adoption of an STVR ordinance that permitted the use also related to code-enforcement.
➢ Staff Proposed Refinements : Low Priority . Staff will maintain this as a Low Priority and based on feedback from Council, will evaluate enhancing code enforcement until there is further direction to create an STVR permitting program.
D. Housing rehabilitation loan program
City staff will continue to refer eligible low -income households to Rebuilding Together Silicon Valley to help finance qualifying home repairs.
Initial Staff Recommendation: Low Priority. Update the existing policy ( H-1.1a – Facilitate Home Rehabilitation) 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.
Planning Commission Feedback: The Commission supported staff’s recommendation.
City Council Feedback: The Council supported staff’s recommendation and noted that the program could expand beyond Rebuildin g Together Silicon Valley through minor efforts such as updating resources on the City’s website.
➢ Staff Proposed Refinements: Low Priority. Staff recommends maintaining this as a low priority item and suggests that the Council consider improving funding for the program as revenue becomes available through the inclusionary housing in-lieu fee or (potential) linkage fee programs. Separately, the City will maintain programs to inform residents about Countywide housing programs available, including the County ’s Housing Rehabilitation Loan Program. This will include publishing information on the City's website, developing informational brochures, and conducting outreach at community events at least once a year.
E. Opportunity housing / CSCDA JPA
The California St atewide Community Development Authority (CSCDA) is a Joint Power Authority (JPA) designed to provide reduced rent to middle -income workers in California which earn too much income to qualify for traditional affordable housing subsidies but do not earn enou gh income to live in the communities where they work (hereinafter ‘Workforce Housing Program’).
The Workforce Housing Program uses tax -exempt governmental bonds to acquire market-rate apartment buildings. Once acquired, the property becomes exempt from paying property taxes which results in the ability to lower rents and 1 Packet Pg. 18
Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 17 of 25 provide affordable housing. Rent levels are lowered to no more than 35 percent of household income levels at low (up to 80 percent AMI) to moderate (up to 120 percent AMI). Annual rent inc reases would not exceed four percent per year, which is considerably less than the limits under AB 1482.
Initial Staff Recommendation: Moderate Priority. Several organizations, including Catalyst Housing and Opportunity Housing Group (OHG), have expresse d 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 Housing 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.
Planning Commission Feedback: The Commission requested that staff raise the prioritization of this item; however, they also indicated concerns that the program’s tax -exemption for participating properties would undercut City revenue.
City Council Feedback: Upon receiving a brief informational presentation on the potential for the Park @ Pruneyard to become an opportunity housing project in the near term, the Council expressed concern relative to the expediency of the proposal. The Council was receptive to the broader Workforce Housing Program as a tool for future housing but did not request a change to its overall prioritization in Campbell’s Plan for Housing.
➢ Staff Proposed Refinements: Moderate Priority. Staff recommends this item be retained at a moderate priority.
Objective #3: Remove Government Constraints to Housing
A. Modify parking standards
Reducing parking requirements or creating better flexibility for developments that include affordable housing, provide units for special needs populations, or a re located within a short proximality to the VTA light rail stations. Under this program, the City may explore rideshare parking facilities or establish parking passes for on-street parking in select areas of the community to offset the impact of reduced parking standards.
Initial Staff Recommendation: High Priority. Reduce parking standards for all projects close to light rail and affordable housing projects. Additionally, consider ridesharing opportunities.
Planning Commission Feedback: The Planning Commission supported staff’s recommendation but added the following requests: (a) modify requirements to 1 Packet Pg. 19
Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 18 of 25 unbundle parking; (b) include bicycle parking, and (c) consider a study on the utilization of existing parking lots and then facilitate housing develo pment on underutilized lots, with lower parking requirements.
City Council Feedback: The Council supported maintaining this effort as high priority. However, Councilmembers expressed concerns relative to how reduced parking would impact area parking that is beyond ½ -mile from transit, especially if its results in more extensive permit parking zones.
Development Community Feedback : Developers of both Market -Rate and Affordable Housing projects stressed the need to reduce or eliminate parking requirements. Some suggested that parking standards be market driven, while others expressed interest in programs that would unbundle parking - allowing only one parking space to be reserved per unit, and the rest to be pooled or opted into by a parking/tenant parking management strategy. One developer expressed interest in establishing a standard to share residential parking spaces with commercial uses when supported by a parking demand study.
➢ Staff Proposed Refinements: High Priority. Based on Commission and Counci l feedback, staff recommends that the prioritization for this effort remains high.
Staff recommends refining the workplan for this item to address the following:
(a) reducing the parking requirements near transit,
(b) providing an incentive for reduced parking in the AHOZ, (c) including a minor reduction of parking requirements citywide, to require no more than two-parking spaces per unit,
(d) removing guest parking requirements, and
(e) allow parking to be unbundled from residential units.
Staff also recommends a phased approach to modifying the parking standards, where Phase I would include standards incorporated into the Objective Standards update and establishment of an AHOZ, and Phase II would include adoption of other standards within two years.
B. Improve permit streamlining for Affordable Housing
Eligible affordable housing development would be granted a streamlined permitting process, thereby shortening review times.
Initial Staff Recommendation: Low Priority. 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 include the establishment of SB 35 processing procedures. In keeping with previous comm ents, 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. 1 Packet Pg. 20
Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 19 of 25
Planning Commission Feedback: The Commission was supportive; however, they requested staff track policy outcomes.
City Council Feedback: Some Councilmembers raised concerns that this prioritization should be higher to capture efforts already ongoing such as online permit review.
➢ Staff Proposed Refinements: High Priority within the AHOZ, & Low Priority outside the AHOZ (i.e., Citywide). In response to Council feedback, the priority of efforts related to improving permit stream lining within the AHOZ has been raised from a Low to High Priority to align with the prioritization of the AHOZ. Outside of the AHOZ, efforts to streamline the permit review process of affordable housing projects will remain a low priority. Note: Housing opportunity sites that are reused from the 5th cycle will have an option for ministerial permit review if 20 percent of the proposed units are at affordable levels.
C. Development impact fee adjustments for affordable housing projects This would specifically address lowering or eliminating development impact fees for affordable housing developments.
Initial Staff Recommendation: Low Priority. The city has only one existing development impact fee which is for public parks. As the park impact fee is paid for 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 very low -income level (over and above what would otherwise be required by Ordinance or State Law).
Planning Commission Feedback: The Commission supported this recommendation.
City Council Feedback: The Council supported this policy but did not have consensus regarding its prioritization.
➢ Staff Proposed Refinements : High Priority. Staff recommends that this item be raised from a Low to High Priority to align with the prioritization of the AHOZ which will include a policy to allow reductions or waivers of impact fees as an incentive.
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 hazard areas or requiring building orientation to take advantage of passive heating/cooling.
1 Packet Pg. 21
Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 20 of 25 Initial Staff Recommendation: Low Priority. As part of the Objective Standards update, staff would recommend incorporating specific standards to govern the placement and orientation of buildings.
Planning Commission Feedback: The Planning Commission requested this be a higher priority and be crafted to incentive developers use green building standards, when otherwise not required, and to pursue more conservation measures.
City Council Feedback: Council did reach alignment on the prioritization of t his effort and Councilmembers indicated that this should be a high priority because the policy would overlap with the objective standards which are a high priority and ongoing, and stressed the need for the City to pursue adoption of a Climate Action Plan to offer further guidance in this area of housing policy.
➢ Staff Proposed Refinements: Moderate Priority. Staff recommends modifying the prioritization of this item from Low to Moderate. This acknowledges the ongoing work of the Objective Standards updat e, the pursuit of a Climate Action Plan, and the anticipation of Reach Code pending the 2023 Building Code 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.
Initial Staff Recommendation: Low Priority. As part of the Objective Standards update, staff would recommend incorporating standards to ad dress more specific building requirements.
Planning Commission Feedback: The Commission requested this policy elevate to a moderate priority and encourage use of heat pumps. The commission also stressed care in defining requirements vs. encouraged measures.
City Council Feedback: Similar concerns were raised on this item relating to the low prioritization and need for broader climate action by the City.
Councilmembers requested the policy provide room to give consideration to policies that extend beyond R each Codes and encouraged staff to consider policies relating to lower utility (sewer, water, and electricity) costs.
➢ Staff Proposed Refinements : Moderate Priority . Staff recommends modifying the prioritization of this item to Moderate. This acknowledges the ongoing work of the Objective Standards update, the pursuit of a Climate Action Plan, and the anticipation of Reach Code pending the 2023 Building Code update.
1 Packet Pg. 22
Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 21 of 25 Objective #5: Affirmatively Furthering Fair Housing and addressing special needs groups
A. Fulfilling housing needs for special needs populations and workforce housing.
Special needs populations identified to date include the following groups:
▪ Large Families / Female Headed Households
▪ Homelessness
▪ Persons with Disabilities
▪ Seniors
To support special 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 h omeless population and having incentives or requirements to ensure housing with facilities for those with disabilities are developed with affordable housing projects. As previously identified, 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.
Initial Staff Recommendation: High Priority. See previous discussion related to ‘Modifications to Campbell’s Inclusionary Housing Or dinance’. Separately, the City may seek to further expand and support existing programs that provide support to special needs populations. For example, the City may expand programs for overnight parking at faith -based organizations as part of the City’s Camping Ordinance, and explore opportunity housing programs to address the demands of large families / female headed households, persons with disabilities, and seniors).
Planning Commission Feedback: The Commission agreed with the high prioritization of t his effort and suggested the following refinements: (a) including pre-approved ADU plans for people with disabilities; (b) setting a goal of an equal number of shelter beds as people experiencing homelessness; and (c) Including a density bonus for developers that serve special needs populations.
City Council Feedback: The Council is supportive of this effort. However, Councilmembers requested that staff provide additional information relative to the management of such programs.
➢ Staff Proposed Refinement s: High Priority. Staff recommends this be maintained as a High Priority and suggests focusing on the following programs:
(a) publish pre -approved ADU plans including ADU designs that address ADA and senior housing needs on the City website; (b) maintain ing current countywide efforts to provide emergency shelters for unhoused individuals or families; and (c) providing incentives, such as a density bonus, reduced parking 1 Packet Pg. 23
Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 22 of 25 requirement, reduced fees, and ministerial review process, for projects that meet local priorities through the AHOZ.
B. Renter protections
Renter protections include actions intended 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 housing providers from inquiring about criminal history during the tenant selection process.
Initial Staff Recommendation: Low Priority. The City of Campbell 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.
Planning Commission Feedback: The Planning Commission did not discuss this specific item.
City Council Feedback: Council indicated support for this effort. However, Councilmembers indicated concerns with the abi lity of Project Sentinel to effectively mediate disputes. Additionally, Councilmembers indicated a desire to ensure that Campbell’s current large population of renters had representation in the Plan for Housing.
➢ Staff Proposed Refinements: Low Priority. Staff maintains the initial recommendation but suggests including the following: (a) collaborate with housing service providers to deliver a survey to Campbell’s renters for assessing needs; (b) adopt a policy to protect on -site renters during construction activities, (c) provide property complaints in an on -line database to give tenants greater awareness of poor ownership practices or outstanding enforcement issues, (d) establish a renter survey and consider renter support programs that address identified concerns.
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.
Initial Staff Recommendation : Not Recommended. 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).
Planning Commission Feedback: The Planning Commission did not discuss this program; however, as noted previously, the Planning Commission had indicated 1 Packet Pg. 24
Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 23 of 25 support for programs and policies that result in the production of ADA -accessible ADUs.
City Council Feedback: Council in dicated that this item could (and should) be covered by another policy measure given the City’s preference to not require deed-restrictions for ADUs. Suggestions included focusing on ADA accessible and senior-friendly plan sets.
➢ Staff Proposed Refinement s: Remove. Staff is removing this policy recommendation from Campbell’s Plan for Housing.
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.
Initial Staff Recommendation: Low Priority. Include a policy with specific guidance on the frequently and method of public outreach.
Planning Commission Feedback: The Planning Commission supports this effort and provided the following suggestions: consider partnering with religious facilities and workplaces for outreach; provide advocacy and assistance on rental disputes; provide annual reporting on services and successes to track effectiveness and continue this dialogue.
City Council Feedback: The Council is supportive of staff’s recommendation.
➢ Staff Proposed Refinements: Low Priority. Staff maintains their initial recommendation and has added guidance that outreach tools and education resources will be made available on the City website by the end of 2023 and updated thereafter within three months of any changes to state law.
E. Equity training
Equity-focused trainings for City staff will provide them with tools to incorporate diversity and inclusion into internal structural practi ces, policy planning, and events where staff interfaces with the community.
Initial Staff Recommendation: Medium Priority. Include a policy with specific guidance on the frequently and appropriate forum for equity training events.
Planning Commission Fee dback: The Planning Commission did not discuss this item.
City Council Feedback: The Council is supportive of staff’s recommendation.
➢ Staff Proposed Refinements: Medium Priority. Staff maintains their initial recommendation. For the purpose of time -management staff is including a 1 Packet Pg. 25
Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 24 of 25 specification that the City will pursue this program by year 5 of the 6 th Cycle. The program will require an annual City Council meeting on historical injustices and how those injustices have affected society today and inviting local non -profit organizations to discussions on topics of housing equity, diversity, and inclusion.
F. Multilingual information on housing programs
Information on housing programs and websites that direct the public to housing resources would be multiling ual. Interpretation services should also be made available for non-English speakers that are inquiring about housing.
Initial Staff Recommendation: Medium Priority. Include a policy requiring key housing program materials and handouts to be provided in mu ltiple languages.
Given demographic trends, staff would recommend only providing such resources in Spanish in addition to English if considered.
Planning Commission Feedback: The Commission supports this effort.
City Council Feedback: The Council suppor ted staff’s general recommendation but requested a higher prioritization.
➢ Staff Proposed Refinements: High Priority. Based on Council direction staff recommends moving this from a Medium to High Priority but suggests an ongoing effort whereby the City de velops a list of items needing translation, as part of the third-party housing program audit, and assesses the timeline based on difficulty and cost of translation.
FISCAL IMPACT
The cost to implement specific Housing Element programs vary and will be su pported by funding sources identified in the draft table of housing objectives, policies, and policies (reference Attachment A ). As the cost to implement all housing objectives, policies, and programs is not expected to be covered by fees collected by exis ting revenue sources , or new program revenue sources (i.e., linkage fees, inclusionary impact fees which require preparation of a nexus study ), staff intends to prepare a review of fiscal impacts as part of the Housing Program Audit which includes preparation of a fiscally sustainable program model. The results of the Housing Program Audit will be presented to the Council prior to the adoption of the Housing Element to disclose financial impacts.
NEXT STEPS
Following the City Council meeting, staff will compile feedback directly into a draft of Campbell’s Plan for Housing that will then be published for public review in its entirety later in May 2022.
1 Packet Pg. 26
Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12) Page 25 of 25
Prepared by:
Stephen Rose, Senior Planner
Reviewed by:
Rob Eastwood, Community
Development Director
Approved by:
Brian Loventhal, City Manager
Attachment:
a. Draft Table of Housing Element Objectives, Policies, and Programs b. Draft Housing Element Outline
c. Affordable Housing Overlay Zone Example
d. Affordable Housing Developers Focus Group Summary, April 25, 2022 e. Market Rate Housing Developers Focus Group Summary, April 27, 2022 1 Packet Pg. 27
Table A1: Draft Table of Objectives, Policies, and Programs from Staff Report and 5th Cycle Housing Element Goal/Policy/Program 5th Cycle Text Implementing Action Target Responsible Party Funding Timeframe
Goal 1: Improve Housing Affordability in Campbell – Encourage the Production of Affordable Housing Policies:
Policy H-1.1: Inclusionary Housing: Ensure that new residential development in Campbell integrates units affordable to very low-, low-, and moderate-income households, or contributes funds to support the development of affordable housing.
Updated from: Support the development of
additional affordable housing by non-profit
and for-profit developers through financial
assistance and/or regulatory incentives.
Ensure that new residential development in
Campbell integrates units affordable to
lower- and moderate-income households
or contributes funds to support affordable
housing activities (when funding is
available). Create additional levels of
affordability within the Inclusionary
Housing Ordinance in a way that does not
create a governmental constraint to
housing production.
Policy H-1.2: Residential Sites: Assist developers in identifying sites suitable for residential and mixed-use development and facilitate development through the provision of financial and regulatory incentives, as appropriate.
No Change
Policy H-1.3: Mixed-Use Development: Promote mixed-use
development where housing is located near jobs, services, shopping, schools, and public transportation.
No Change
Policy H-1.4: Planned for Densities: All housing opportunity sites shall achieve 75 percent of the maximum General Plan Land Use density.
Updated from: To encourage the efficient
and sustainable use of land, the City
encourages residential development that is
proposed near existing light rail stations
(within 1/4 mile radius) and/or within the
boundaries of the Winchester Boulevard
Master Plan, East Campbell Avenue Master
Plan, and all opportunity site areas, to
achieve at least 75 percent of the
maximum General Plan Land Use category
densities.
Policy H-1.5: Accessory Dwelling Units (ADUs): Provide for the infill of modestly priced rental housing by encouraging accessory dwelling units in residential neighborhoods.
Updated from: Provide for the infill of
modestly priced rental housing by
encouraging secondary units in residential
neighborhoods.
Policy H-1.6: Emphasis on Affordable Housing: Support the development of additional affordable housing by non-profit and N/A, New
1.a
Packet Pg. 28
Attachment: Draft Table of Housing Element Objectives, Policies, and Programs (Campbell's Plan for Housing – Policies and Programs. (PLN-
Goal/Policy/Program 5th Cycle Text Implementing Action Target Responsible Party Funding Timeframe
for-profit developers through financial assistance and/or regulatory incentives.
Policy H-1.7: Workforce Housing: Incentivize workforce housing that is affordable to middle-income households that are making 80 to 120 percent of area median income.
N/A, New
Policy H-1.8: Housing Types: Support a range of housing types, densities, and affordability levels distributed throughout the city. N/A, New Programs:
Program H-1a: Inclusionary Housing Ordinance Implementation:
Amend the 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 (i.e., moderate-, low-, very low-, and extremely low-income). Of the inclusionary units, at least 50 percent should be affordable to lower-income households.
These amendments could also include:
• Initiating a nexus study to reevaluate increasing the affordable housing in-lieu fee.
• Modifying the In-Lieu Fee threshold to apply only to
developments of 5-9 units. Housing developments of 10 or more units would not be allowed to substitute affordable units with in-lieu fees.
Updated from: Continue to implement the
City-wide Inclusionary Housing Ordinance
to require 15 percent affordable units
within for-sale new residential projects of
ten or more units. For-sale housing is
currently required to provide 15 percent
moderate units. Although the City’s
Inclusionary Housing Ordinance requires
rental housing to provide 15 percent very
low- and low-income units, with at least six
percent very low income and nine percent
of low/moderate income, the City’s ability
to enforce this requirement has been
overruled by 2009 Palmer vs. City of Los
Angeles court case.
The City shall update
inclusionary housing
ordinance to allow for
development flexibility for
affordable housing. City staff
will conduct workshops to
obtain comments and
suggestions for this revision
to the inclusionary
ordinance.
_Conduct workshops to
obtain comments and
suggestions for revision
_City shall prepare a nexus
study
_Update Inclusionary
Housing Ordinance for
adoption by the State
_Modify In-Lieu Fee
Ordinance
Housing Division,
Planning
Commission, City
Council
Community
Development
Budget
Nexus study to
be completed
by end of
December 2023.
Consequent
amendments to
the affordable
housing in-lieu
fee to be
adopted by June
2024.
Program H-1b: Commercial Linkage Fee: Establish an affordable housing impact fee that will apply to non-residential development.
N/A, New Amend the Municipal Code
to include a commercial
linkage fee. A nexus study
will be required to determine
the fee schedule.
_Conduct nexus study
_Amend municipal code to
include linkage fee (if
appropriate)
Housing Division,
Planning
Commission, City
Council
Community
Development
Budget
Complete nexus
study by end of
December 2023
Program H-1c: Affordable Housing Overlay Zone (AHOZ): Establish an Affordable Housing Overlay Zone to incentivize the
development of housing meeting priorities. Incentives may include:
• Allowing a 5% increase in density bonus over State Density Bonus Law
• Allow a reduction in parking standards consistent with those provided under State Density Bonus Law
• Provide for Ministerial Review
• Provide for building, planning, and/or impact fee reductions or waivers
• Provide for City funding support of frontage improvements
N/A, New
Establish new AHOZ in
Zoning Ordinance
_Establish new AHOZ in
Zoning Ordinance
Housing Division,
Planning
Commission, City
Council
Community
Development
Budget
By end of
January 2024
Program H-1d: Maximum Unit Size: Depending on May 2022 PC Recommendation and Council Direction:
N/A, New
Modify Zoning Ordinance to
include maximum unit
_Modify Zoning Ordinance
concurrent with adoption of
Objective Standards
Housing Division,
Planning
Community
Development
Budget
Adopt by June
2023
1.a
Packet Pg. 29
Attachment: Draft Table of Housing Element Objectives, Policies, and Programs (Campbell's Plan for Housing – Policies and Programs. (PLN-
Goal/Policy/Program 5th Cycle Text Implementing Action Target Responsible Party Funding Timeframe
• Establish an average maximum unit size of 1,250 square feet for projects with a density over 45 dwelling units per acre.
• Alternatively, the Council may consider establishing a Floor Area Ratio (FAR) maximum for housing projects as a means of controlling all aspects of a building, including elevator shafts, hallways, lobbies for buildings over a certain density or height. Note: SB 478 prohibits agencies from imposing a FAR of less than 1.0 for a housing development consisting of three to seven units, and a FAR less than 1.25 for a housing development consisting of eight to 10 units
size/FAR for buildings over a
certain density or height.
Commission, City
Council
Program H-1f: Pre-Approved ADU Plans: Collaborate with
countywide efforts to develop pre-approved ADU plans suitable for Campbell, including designs that are ADA accessible.
N/A, New
Publish pre-approved ADU
plans including plans that
are ADA-compliant, which
shall be posted on the City’s
website.
_Publish pre-approved ADU
plans, including designs that
address ADA and senior
housing needs
_Post plans on City website
_Use at least three of the
following channels to
distribute information on
website: social media
campaign, website, local
press, Council
announcements, utility
mailers
Housing Division,
Santa Clara
County Housing
Collaborative
Community
Development
Budget
By end of
December 2026
Program H-1h: Objective Design Standards: Adopt residential objective design standards, which will be applied to all residential and residential mixed-use projects that are eligible for ministerial review.
N/A, New
Establish objective design
standards.
_Publish Objective Design
Standards
_Modify municipal code as
necessary
Housing Division,
Planning
Commission, City
Council
Community
Development
Budget
Adopt by June
2023
Program H-1i: SB 10 Ordinance: Adopt an SB 10 Ordinance that would establish an overlay zone where SB 10 could be
implemented on smaller residential lots throughout the city, particularly close to transit stations. Parcels within the overlay zone would be permitted to develop up to 10 units per parcel. This ordinance would include standards to determine the maximum number of units per lot when meeting specific locational requirements and objective design standards within the overlay zone. a
N/A, New
Encourage increased
housing production on
smaller residential lots within
the overlay zone.
_Establish SB 10 Ordinance
Housing Division,
Planning
Commission, City
Council
Community
Development
Budget
By end of
December 2024
Program H-1j: Periodic Ordinance Amendments: Update the Municipal Code as needed to comply with changes to State Law and local conditions/needs.
No Change Initiate and complete the
amendment process to
comply with the new
requirements within 12
months of being notified of
the requirement.
_Amend municipal code as
necessary, with 12 months
of being notified of the
requirement.
Housing Division
Community
Development
Budget
By end of the
planning period
(2031)
1.a
Packet Pg. 30
Attachment: Draft Table of Housing Element Objectives, Policies, and Programs (Campbell's Plan for Housing – Policies and Programs. (PLN-
Goal/Policy/Program 5th Cycle Text Implementing Action Target Responsible Party Funding Timeframe
Program H-1k: Housing Opportunity Site Inventory: As part of the update to the Housing Element, a parcel-specific analysis of vacant and underutilized sites was conducted to identify Opportunity Sites for development within the 2023-2031 planning period. In order to specifically encourage and facilitate development on these Opportunity Sites, Campbell will undertake the following actions:
• Conduct annual outreach to developers
• Publish the City’s Housing Opportunity Sites on website • Inform potential developers of Housing Opportunity Sites • Update the list of potential/remaining Housing Opportunity Sites on an annual basis in conjunction with the Annual Progress Report
• Housing Opportunity Site Developer Support: Support potential developers of Housing Opportunity Sites by:
o Providing technical assistance to property owners and developers, including assessor parcel data and
information on density and design incentives
o Assisting developers in completing funding
applications in support of development, and as
appropriate, provide local funds and/or land as
leverage if available.
Updated from: As part of the update to the
Housing Element, a parcel-specific analysis
of vacant and underutilized sites was
conducted to identify Opportunity Sites for
development within the planning period.
The Opportunity Sites analysis identifies
five areas that have adequate capacity to
address Campbell’s 2015-2023 housing
production goals. In order to specifically
encourage and facilitate development on
these Opportunity Sites, the City will
undertake the following actions:
✓Contact property owners within the
Opportunity Site Areas (during the Housing
Element update process) to discuss the
City’s desire to develop housing in these
areas and the availability of financial and
regulatory development incentives.
✓Post the Housing Element sites inventory
on the City’s website as a tool
Publish and distribute to
market rate and affordable
housing developers the site
inventory
_Establish Site Inventory
and make related
modifications to municipal
code
_Publish Site Inventory on
City website and as handout
_Send list to local affordable
housing developers
_Update Site Inventory on
City website annually
_When developer expresses
interest in site, follow up
within 30 days with offers of
assistance
Housing Division
Community
Development
Budget
Annually /
Ongoing
Program H-4l: Mixed-Use Development: The maximization of residential uses in new mixed-use developments will be
encouraged through the use of incentives such as reduced parking requirements and allowing shared parking between commercial and residential uses. The City will ensure that residential development is included in mixed-use projects on Housing Opportunity Sites in order to address the City’s Regional Housing Needs Allocation (RHNA) requirements. Objective Design Standards (Program H-1i) will support this maximization while considering open space, landscaping, and other requirements. The Objective Development Standards will also allow the residential component of mixed-use projects to not count against the allowable FAR.
Updated from: The inclusion of residential
uses in new mixed-use developments will
be encouraged through the use of
incentives such as reduced parking
requirements, including shared parking
between commercial and residential uses.
Adding residential development along
some of the City’s commercial corridors will
create activity along the street, provide a
variety of housing types near work,
shopping and transportation, and enhance
public safety. The City will ensure that
residential development is included in the
mixed-use projects on opportunity sites in
order to address RHNA goals. Mixed-use
development will be located next to
sidewalks or landscape setback areas
adjacent to the public street to enhance
visibility, pedestrian access and interaction
with the commercial uses. While maximum
Floor Area Ratios (FARs) are contained in
specific land use policies within each
Master, Area or Specific Plan, residential
units are not counted against the allowable
Modify Zoning Ordinance to
incentivize residential
development on parcels with
mixed-use land use
designations as part of the
Objective Design Standards
update.
_Modify zoning ordinance
Housing Division,
Planning
Commission, City
Council
Community
Development
Budget
Spring 2023
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Attachment: Draft Table of Housing Element Objectives, Policies, and Programs (Campbell's Plan for Housing – Policies and Programs. (PLN-
Goal/Policy/Program 5th Cycle Text Implementing Action Target Responsible Party Funding Timeframe
FAR. Similarly, the commercial portion of
the project does not count against the
density of the residential portion. A
reduction in the required open space for
the residential component may be granted
where site characteristics preclude
fulfillment of the entire open space
requirement. In this way, sites that are
currently being occupied by commercial
uses may be redeveloped with residential
and commercial uses, improving the
financial feasibility of projects.
Program H-4m: Achieve Target Densities: The City will incentivize maximizing the densities established in land use regulations by modifying development standards that impinge on density. This could be supported by Objective Development Standards (Program H-1i).
Updated from: The City will work closely
with property owners and developers to
inform them of this policy and its purpose
to encourage infill development, create
pedestrian oriented areas, reduce vehicle
miles travelled and improve air quality.
Unique site circumstances relating to
interface with adjoining residential
properties will require a degree of flexibility
as to the application of this policy to limit
potential environmental impacts resulting
from projects.
Modify Zoning Ordinance to
maximize density per land
use designation as part of
the Objective Design
Standards update.
_Modify zoning ordinance
Housing Division,
Planning
Commission, City
Council
Community
Development
Budget
Spring 2023
Program H-4n: Strategically Interface with the State Legislature:
The City will review and comment on key state housing legislation in an effort to achieve City goals and Regional Housing Needs Allocation.
N/A, New
Housing Division,
Planning
Commission, City
Attorney, City
Manager’s Office,
City Council
Community
Development
Budget,
General Fund
Annually /
Ongoing
Goal 2: Preserve Existing Housing / Affordable Housing Stock Policies:
Policy H-2.1: Property Maintenance: Encourage the maintenance and preservation of the City’s existing housing stock.
Updated from: Encourage property owners
to maintain properties in sound condition.
Policy H-2.2: Preservation of Affordable Housing: Work with property owners, tenants, and non-profit purchasers to facilitate the preservation of assisted rental housing.
No Change
Programs:
Program H-2a: Below-Market Rate Housing Rent Control
Ordinance: Establish a limited Rent Control Ordinance to cap the yearly rent increases to units in the City’s Below Market Rate (BMR) N/A, New Pass rent control ordinance
to establish protections for
units in the city's Below-
Market Rate (BMR) housing
_Pass ordinance
Housing Division,
Planning
Commission, City
Council
Community
Development
Budget
End of
December 2023
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Attachment: Draft Table of Housing Element Objectives, Policies, and Programs (Campbell's Plan for Housing – Policies and Programs. (PLN-
Goal/Policy/Program 5th Cycle Text Implementing Action Target Responsible Party Funding Timeframe
housing unit program to 5% plus the percent change in the Consumer Price Index (CPI) or 10%, whichever is lower.
Program H-2b: Preservation of Mobile Home Park Units: Develop General Plan policy to preserve mobile home parks, outright, and to prohibit their conversion.
Updated from: Continue to enforce the
City’s Rental Increase Dispute Resolution
program for mobile home park units to
maintain the availability and affordability of
mobile home units in Campbell. The City
recently entered into an agreement with
the Timber Cove Mobile Home Park to
maintain unit affordability.
Develop a General Plan
policy that preserves mobile
home parks, outright, and
prohibits their conversion.
Any rent control measures
can be achieved by AB 1482
until it sunsets on January 1,
2030.
_Adopt General Plan Housing Division
Community
Development
Budget
Concurrent with
Housing
Element
Adoption
Program H-2c: Short-Term Vacation Rental Ordinance: Conduct a study on the budget implications of taxing short-term rentals and enforcing a short-term vacation rental ordinance. If determined to be cost effective, pass an ordinance to manage the appropriate levels of short-term vacation rentals in the city.
N/A, New Study relationship of short-
term rentals and housing
stock to determine if
enhanced code enforcement
and/or a permitting program
is appropriate.
_Publish study
_If appropriate, pass
ordinance for enhanced
enforcement and/or short-
term vacation rental
permitting program.
Housing Division,
Planning
Commission, City
Council
Community
Development
Budget
Complete study
by end of
December 2029
Program H-2d: Workforce Housing: Consider adoption of a resolution to authorize Workforce y Housing opportunities within Campbell. Through this resolution, organizations will be allowed to use tax-exempt bonds to acquire market-rate apartment buildings and convert them to affordable housing projects for workforce housing.
N/A, New
Increase number of
workforce housing units.
_Present Resolutions to City
Council for review
Housing Division,
Planning
Commission, City
Council
Community
Development
Budget
By end of
January 2024
Program H-2e: Housing Rehabilitation Loan Program: Work with Santa Clara County and regional non-profits to ensure that Campbell residents have access to countywide housing
rehabilitation programs, including continuing to refer eligible households to Rebuilding Together Silicon Valley’s home repair program.
Updated from: Work with Santa Clara
County to ensure that Campbell residents
have access to countywide housing
programs
The City will maintain
programs to inform
residents about Countywide
housing programs available,
including the County’s
Housing Rehabilitation Loan
Program. This will include
publishing information on
the City's website,
developing informational
brochures, and conducting
outreach at community
events at least once a year.
_Publish information on
website.
_Use at least three of the
following channels to
distribute information on
website: social media
campaign, website, local
press, Council
announcements, utility
mailers
_Conduct one outreach
event a year.
Housing Division
Community
Development
Budget
Ongoing
Program H-2f: Code Enforcement: Continue to administer the Code Enforcement Program to identify housing units in need of rehabilitation and repair, providing referrals to City rehabilitation staff. Through this program, connect property owners to rehabilitation assistance programs offered by the County or non- profit partners, if applicable.
Updated from: The City administers a Code
Enforcement Program to preserve and
maintain the livability and quality of
neighborhoods. Code enforcement staff
investigates violations of property
maintenance standards as defined in the
Municipal Code as well as other
complaints. When violations are identified
or cited, staff encourages property owners
to make repairs or seek assistance through
Respond to code complaints
and citations in a prompt
manner
_Conduct regular code
enforcement trips
_Respond to code issues
within 90 days
_Include as resource in
citations information on
program H-1a:Housing
Rehabilitation Loan
Program
Building Division
Community
Development
Budget
Ongoing
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Attachment: Draft Table of Housing Element Objectives, Policies, and Programs (Campbell's Plan for Housing – Policies and Programs. (PLN-
Goal/Policy/Program 5th Cycle Text Implementing Action Target Responsible Party Funding Timeframe
the rehabilitation assistance programs
offered by the County or non-profit
partners, if applicable. The City will also
continue code enforcement activities
aimed at identifying housing units in need
of rehabilitation and repair, providing
referrals to City rehabilitation staff.
_Include in City's
Community Restitution
Fund funding for home
repair projects.
Program H-2g: Preservation of Assisted Housing: The City will take the following actions to facilitate long-term preservation of affordable housing units that are at-risk of converting to market- rate:
a. Monitor the at-risk units by continuing to maintain close contact with property owners regarding their long-term plans for their properties.
b. Participate in the preservation of at-risk units by providing financial and/or technical assistance (as may be available) to existing property owners and/or other organizations interested in purchasing and maintaining the properties should the owners be interested in selling.
Updated from: As of 2014, the City has a
total of 747 rent-restricted units in twelve
developments in its jurisdiction. While
none of these units is considered at high
risk of conversion to market rate rents, two
projects totaling 190 units are technically
considered at-risk due to the need for
continued renewals by the federal
government of project-based Section 8
contracts. The City will take the following
actions to facilitate long-term preservation
of these units:
✓Monitor the at-risk units by continuing to
maintain close contact with property
owners regarding their long-term plans for
their properties.
✓Participate in the preservation of at-risk
units by providing financial and/or
technical assistance (as may be available)
to existing property owners and/or other
organizations interested in purchasing and
maintaining the properties should the
owners be interested in selling.
✓Conduct tenant education by:
• Notifying tenants at least one year
prior to potential conversion to
market-rate housing.
• Providing information regarding
tenant rights and conversion
procedures should an owner
decide to convert his property to
non-low-income use.
• Offering tenants information
regarding Section 8 rental subsidies
and other available assistance
through City and County agencies
as well as non-profit organizations.
The City will maintain a log of
contacts with the owners of
the at-risk properties, and
provide financial (if available)
or other assistance as
necessary to maintain the
affordability of these at risk
units. Conduct outreach to
owners of at-risk units at
least once a year.
_Maintain log of all deed-
restricted affordable
housing units and their time
restrictions by 2027
_Reach out to owners of at-
risk properties annually,
offering assistance to
maintain affordability.
_Inform owners of legal
requirements regarding
rent increases (e.g., AB 1482
(2019), AB 1110 (2019), CMC
6.09.040 - Rental Notices)
Housing Division
Community
Development
Budget
Yearly
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Attachment: Draft Table of Housing Element Objectives, Policies, and Programs (Campbell's Plan for Housing – Policies and Programs. (PLN-
Goal/Policy/Program 5th Cycle Text Implementing Action Target Responsible Party Funding Timeframe
Program H-2h: Monitor Lower Income Household Displacement:
Consider the impacts of new housing development on the existing supply of affordable housing during the development review process.
Updated from: As regional housing costs
increase lower income households may be
forced to relocate (i.e,. to be displaced) to
find affordable housing. This can be
caused either by landlords and investors
seeking tenants that are able to pay higher
rents or through the replacement of more
affordable housing units with newer or
more expensive market rate housing. The
City will monitor issues associated with
rising rental costs to try to maintain the
availability and housing affordable to lower
income households.
Monitor housing affordability
by considering the impacts
of new housing development
on the existing supply of
affordable housing during
the development review
process and developing
strategies to address local
displacement issues as they
are identified.
_In demolition permits, to
gather information on
affordable units, provide
right of first refusal and
other rights of tenants
where applicable as per SB
8 (2021).
Housing Division
Community
Development
Budget
Ongoing during
the
development
review process
Program H-2i: Tenant Notification: Educate tenants of affordable housing units at risk of converting to market-rate of their rights and other assistance.
N/A, New
Notify tenants at least one
year prior to potential
conversion to market-rate
housing. As part of this
notification process: A)
Provide information
regarding tenant rights and
conversion procedures
should an owner decide to
convert their property to
non-low-income use.
B) Offer tenants information
regarding Section 8 rental
subsidies and other available
assistance through City and
County agencies as well as
non-profit organizations.
_ Notify tenants at least one
year prior to potential
conversion to market-rate
housing. Notification should
include details on their
rights and resources
available, including below.
_ Offer tenants information
regarding Project Sentinel,
Section 8 rental subsidies,
and other available
assistance through City and
County agencies as well as
non-profit organizations.
Housing Division
Community
Development
Budget
Yearly
Program H-2j: Weatherization and Retrofitting: Inform residential property owners and renters of funding programs at the state and federal level for weatherization and other retrofitting actions that can save on monthly housing costs. If necessary, provide funding matches to incentivize use of these programs.
N/A, New
Conduct internal study of
existing weatherization and
retrofitting programs and
how matching funds might
be implemented. Publicize
programs once study is
complete.
_Conduct study
_Publicize weatherization /
retrofitting on at least three
of the following channels:
social media campaign,
website, local press, Council
announcements, utility
mailers
Housing Division,
Planning
Commission, City
Council
Community
Development
Budget,
General Fund
Study complete
by end of
December 2028
Program H-2k: Senior Home Rehabilitation: Establish a fund to support the repair and upkeep for homes owned or rented by seniors. This could be done as part of the Home Loan
Rehabilitation Program. Outreach could be initiated through the Campbell Adult Center.
N/A, New
Identify funding sources and
develop outreach methods
for senior home
rehabilitation program.
_Establish fund, potentially
through Code Enforcement
Community Restitution
Fund
Housing Division
Community
Restitution
Fund
By end of
December 2025
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Attachment: Draft Table of Housing Element Objectives, Policies, and Programs (Campbell's Plan for Housing – Policies and Programs. (PLN-
Goal/Policy/Program 5th Cycle Text Implementing Action Target Responsible Party Funding Timeframe
_Publish fund information
on website
_Use at least three of the
following channels to
distribute information on
website: social media
campaign, website, local
press, Council
announcements, utility
mailers
Goal 3: Remove Government Constraints to Housing
Policies:
Policy H-3.1: Institutional Capacity: Investigate options and opportunities for Campbell to restore the housing program staff resources to oversee the implementation of non-development- related the programs and activities. Some of the possible options to restore staff resources could include hiring additional City staff and/or partnering with other jurisdictions or non-profit organizations.
No Change
Policy H-3.2: Regulatory Incentives: Provide regulatory and/or financial incentives where appropriate to offset or reduce the costs of affordable housing development, including density bonuses and flexibility in site development standards.
No Change
Policy H-3.3: Ordinance Updates: Update the Municipal Code as needed to comply with changes to State Law and local conditions relating the housing production and affordability.
No Change
Policy H-3.4: Development Review: Ensure transparency in the development review process to minimize delays and reduce procedural constraints on housing developers.
N/A, New
Programs:
Program H-3a: Reduce Parking Standards. Update the Municipal Code to address the following:
• Reducing the parking requirements near transit
• Provide incentives for reduced parking in the Affordable Housing Overlay Zone (program H-1c)
• Include a minor reduction of parking requirements citywide, to require no more than two parking spaces per unit
• Remove guest parking requirements
• Allow parking to be unbundled from residential units
Updated from: In addition to parking
reductions available to affordable and
senior housing projects under the City’s
density bonus ordinance, Campbell’s
Planning Commission has the authority to
determine that certain circumstances
warrant an adjustment to a project’s
parking requirements. Such circumstances
include, but are not limited to, the
proximity of a project to light rail stations,
transit corridors, or major employment
Update the Municipal Code
to revise parking standards
to better align with State
density bonus standards and
best practices in current
approaches to parking
_Update municipal code
with new parking standards
concurrent with preparation
of Objective Standards
Housing Division
Community
Development
Budget
By end of 2023
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Attachment: Draft Table of Housing Element Objectives, Policies, and Programs (Campbell's Plan for Housing – Policies and Programs. (PLN-
Goal/Policy/Program 5th Cycle Text Implementing Action Target Responsible Party Funding Timeframe
centers. The Commission may also allow
for shared parking for mixed-use projects.
Program H-3d: Housing Program Staffing: Identify funding sources to support expanding housing staff capacity and hiring a Housing Program Manager to monitor and implement housing programs.
Updated from: Evaluate the feasibility of re-
establishing a local housing program. The
evaluation may include an evaluation of
funding sources and partnership
opportunities.
Hire a Housing Program
Manager to expand staff
capacity for implementing
the Housing Element.
_Complete Housing
Program Audit to obtain
recommendations on
creating a sustainable fiscal
and management model for
the Housing Program
_Hire Housing Program
Manager
Housing Division
Community
Development
Budget
Acquire funding
sources by the
start of 2024;
Hire a Housing
Program
Manager by mid
2024
Program H-3e: Affordable Housing Partnerships: Look for opportunities to partner with Santa Clara County, other cities, non- profit organizations, and for-profit housing providers to preserve, rehabilitate, and construct affordable housing units in and around Campbell.
Updated from: Look for opportunities to
partner with Santa Clara County, other
cities, non-profit organizations, and for
profit housing providers to preserve,
rehabilitate, and construct affordable
housing units in and around Campbell. For
example, the City Council recently
committed $250,000 as matching funds to
a future affordable project with the County
of Santa Clara.
The City will continue to
explore and evaluate
opportunities to partner with
non- profit organizations to
rehabilitate, preserve or
create affordable housing.
The City will also monitor
and evaluate opportunities
to apply for affordable
housing grants in
conjunction with its non-
profit partners.
_Establish roster of
potential partnerships,
updated every two years
_Establish list of grants and
awarded grantees, updated
every two years
Housing Division
Community
Development
Budget
Monitor and
evaluate
opportunities
every two years
starting by the
end of 2023
Program H-3f: 100 Percent Affordable Housing: Following the adoption of objective design standards, 100 percent affordable housing developments will be eligible for ministerial review, in accordance with State law
N/A, New
Adopt Municipal Code
amendments to incentivize
the development of 100
percent affordable housing.
_Amend code to allow
ministerial review for 100-
percent affordable housing
developments
Housing Division,
Planning
Commission, City
Council
Community
Development
Budget
By end of
December 2024
Program H-3g: Reuse Sites: In accordance with State law, Modify the Zoning Ordinance so that parcels in the Site Inventory identified in previous Housing Elements ("Reuse Sites") with at least 20 percent of the units affordable to lower-income households are eligible for by-right processing with ministerial review.
N/A, New
Modify Zoning Ordinance to
promote redevelopment of
reuse sites according to HCD
ministerial review standards.
_Modify zoning ordinance
Housing Division,
Planning
Commission, City
Council
Community
Development
Budget
By end of
January 2026
Goal 4: Resilient Housing Policies
Policies:
Policy H-4.1: Green Buildings: Encourage the use of sustainable and green building design in new and existing housing. No Change Policy H-4.2: Energy Efficiency: Energy costs can reduce the affordability of housing for lower income households. The City will continue to promote programs and opportunities for improved energy efficiency and weatherization. To address energy conservation in existing buildings, Campbell’s website promotes Pacific Gas and Electric utility assistance programs. These Updated from: Energy costs can reduce the
affordability of housing for lower income
households. The City will continue to
promote programs and opportunities for
improved energy efficiency and
weatherization. To address energy
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Attachment: Draft Table of Housing Element Objectives, Policies, and Programs (Campbell's Plan for Housing – Policies and Programs. (PLN-
Goal/Policy/Program 5th Cycle Text Implementing Action Target Responsible Party Funding Timeframe
programs primarily serve extremely low- and very low-income households.
conservation in existing buildings,
Campbell’s website promotes Pacific Gas
and Electric (PG&E) utility assistance
programs. These programs primarily serve
extremely low and very low income
households.
Policy H-4.3: Siting Development: Limit new development in the highest hazard areas that cannot otherwise be mitigated. Expand beneficial uses, such as open space, flood mitigation and recreation, in non-developable high hazard lands.
N/A, New
Policy H-4.4: Resilient Design: Encourage housing designs that are resilient to hazards and climate impacts through land use planning tools, development standards, and building standards.
N/A, New
Programs:
Program H-4a: Resilient Objective Design Standards: Address resilient design, including but not limited to sustainable building materials and siting buildings to optimize passive heating and cooling in the City’s Objective Design Standards.
N/A, New
Adopt Objective Design
Standards that include
standards to ensure
sustainable building design
_Include sustainable
building design standards in
Objective Design Standards
Housing Division,
Planning
Commission, City
Council
Community
Development
Budget
By end of
December 2023
Program H-4b: Green Buildings: Continue to implement the City’s Reach Codes and review development projects for compliance with the CalGreen building code.
Updated from: The City is concerned about
the continued availability of all resources
for the development of affordable housing.
The City of Campbell adopted the Green
policies recommended by the Santa Clara
County Cities Green Building Collaborative
(GBC) intended to promote climate
protection strategies and regional
reductions in greenhouse gas emissions
including: ✓Recognizing/adopting the LEED
and GreenPoint Rated rating systems as a
standard for green building evaluation;
✓Completion of the “Green Checklist” as
part of development applications, including
remodels over 500 square feet; and
✓LEED Silver certification for all new or
renovated municipal buildings over 5,000
square feet.
Campbell promotes its Green Building
Program on the homepage of the City’s
website, and provides an on-line version of
its required Green Building Checklist.
Furthermore, staff works closely with
applicants early in the process to explain
the City’s Green Building goals and the
long-term financial and environmental
benefits of integrating sustainable features
Implement the State’s
CalGreen building codes to
promote climate protection
strategies. Promote green
building and energy
conservation on City website
and through brochures.
Campbell will update its
Reach Codes in concordance
with the next updates to the
State Building Codes.
_Promote green building
and energy conservation on
website
_Use at least three of the
following channels to
distribute information on
website: social media
campaign, website, local
press, Council
announcements, utility
mailers
_Conduct one outreach
event a year.
_Update Reach Codes
Building Division
Community
Development
Budget
Ongoing
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Attachment: Draft Table of Housing Element Objectives, Policies, and Programs (Campbell's Plan for Housing – Policies and Programs. (PLN-
Goal/Policy/Program 5th Cycle Text Implementing Action Target Responsible Party Funding Timeframe
in project design. The City will strengthen
its green building codes in accordance with
the State’s CalGreen building code.
Program H-4c: Promote Energy Efficiency: Promote programs and activities that reduce residential energy usage in existing and new buildings by updating and maintaining the City’s website with information on Pacific Gas and Electric utility assistance programs, Silicon Valley Clean Energy’s renewable energy program and rebates, and other available energy efficiency programs and rebates
Updated from: Promote programs and
activities that reduce residential energy
usage in existing buildings. Campbell’s
website will promote Pacific Gas and
Electric utility assistance programs,
programs offered through non-profit
agencies and other related programs.
Inform households of utility
assistance programs and
other energy efficiency
programs.
_Use at least three of the
following channels to
distribute information on
website: social media
campaign, website, local
press, Council
announcements, utility
mailers
_Conduct one outreach
event a year.
Building Division
Community
Development
Budget
By end of
December 2025
Program H-4d: Climate Action Plan: Adopt a Climate Action Plan that addresses and promotes energy efficient and renewable energy programs for residential development, including
alternatives to conventional heating and air conditioning.
N/A, New Adopt a Climate Action Plan _Adopt Climate Action Plan Housing Division,
Planning
Commission, City
Council
Community
Development
Budget
By end of
December 2027
Goal 5: Affirmatively Furthering Fair Housing and Addressing Special Needs Policies:
Policy H-5.1: Renter Protections: Ensure compliance with fair housing laws and pursue programmatic services and funding to provide assistance to renters and minimize risk of evictions and displacement.
N/A, New
Policy H-5.2: Special Needs Housing: Promote the development, rehabilitation, and preservation of affordable housing and supportive services for persons with special needs, including but not limited to: seniors, single parents with children, female-headed households, large households, persons with disabilities and developmental disabilities, people experiencing homelessness, and those at risk of becoming homeless, particularly in neighborhoods that are accessible to public transit, commercial services, and health and community facilities.
Updated from: Assist in the provision of
housing and supportive services to persons
with special needs, including (but not
limited to): seniors, single parents with
children, persons with disabilities, the
homeless, and those at risk of becoming
homeless.
Policy H-5.3: Housing Accessibility: Address the special needs of persons with disabilities through provision of supportive housing, homeowner accessibility grants, and provision of reasonable accommodation procedures.
No Change
Policy H-5.4: Fair Housing: The City of Campbell shall affirmatively further fair housing for all people (including all race/ethnicities, genders, ages, sexual orientations, religions, people disabilities, etc.) particularly those with disabilities and developmental disabilities.
Updated from: Support the provision of fair
housing services.
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Attachment: Draft Table of Housing Element Objectives, Policies, and Programs (Campbell's Plan for Housing – Policies and Programs. (PLN-
Goal/Policy/Program 5th Cycle Text Implementing Action Target Responsible Party Funding Timeframe
Policy H-5.5: Rights of Tenants and Landlords: Assist in educating tenants and landlords, and settling disputes between the two parties.
No Change
Policy H-5.6: Rental Assistance: Support the provision of rental assistance to lower-income households and special needs households.
No Change
Policy H-5.7: Homeownership Opportunities: Support the provision of homeownership assistance to extremely low-, very low-, low-, and moderate-income households.
Updated from: Support the provision of
homeownership assistance to lower- and
moderate-income households.
Policy H-5.8: Incentives for Special Needs Housing: Develop incentives, such as density bonuses, expedited review, and fee waivers, to assist in the development of housing for special needs populations, including low-income senior households and people with disabilities.
N/A, New
Policy H-5.9: Adaptable/Accessible Units for People with Disabilities: Ensure that new multi-family housing includes units that are accessible and adaptable for use by people with disabilities and developmental disabilities in conformance with the California Building Code. This will include ways to promote housing design strategies to allow seniors to “age in place” or in the community.
N/A, New
Policy H-5.10: Address Homelessness: Work with the Santa Clara County Office of Supportive Housing and other communities in the county to support long-term solutions for homeless individuals and families in Santa Clara County. The City will allocate funds, as appropriate, for County and non-profit programs providing emergency shelter and related support services.
N/A, New
Policy H-5.11: Integrated Services: Assist service providers to link together programs serving the needs of special populations to provide the most effective response to homelessness or persons at risk of homelessness, youth needs, seniors, persons with mental or physical disabilities, substance abuse problems, HIV/AIDS, physical and developmental disabilities, multiple diagnoses, veterans, victims of domestic violence and other economically challenged or underemployed workers.
N/A, New
Policy H-5.12: Equity in Structural Processes: Incorporate equity and diversity practices into structural processes, including policy development and community outreach strategies.
N/A, New
Programs:
Program H-5d: Education on Fair Housing Laws: Ensure landlords and renters understand their rights and responsibilities under fair housing law.
N/A, New
Educate landlords and
renters on their rights and
responsibilities under fair
housing law by posting
_Publish landlord/renter
rights and responsibilities
on City website; distributing
information through
Housing Division,
Finance
Department
Community
Development
Budget,
Finance
Resources to be
posted by the
end of
December 2023.
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Attachment: Draft Table of Housing Element Objectives, Policies, and Programs (Campbell's Plan for Housing – Policies and Programs. (PLN-
Goal/Policy/Program 5th Cycle Text Implementing Action Target Responsible Party Funding Timeframe
information on the City’s
website; distributing
information through
business licensing
recertification process for
landlords; posting fair
housing posters in City Hall,
the community center, and
the library.
business licensing
recertification process for
landlords; posting fair
housing posters in City Hall,
the community center, and
the library.
_Use at least three of the
following channels to
distribute information on
website: social media
campaign, website, local
press, Council
announcements, utility
mailers
_Conduct one outreach
event a year.
Department
Budget
Resources shall
be updated
within 3 months
of any changes
to state law.
Mailers will be
sent annually as
part of business
licensing
recertification
process to
indicate
changes.
Program H-5e: Equity Trainings: Integrate racial equity in structural planning processes. N/A, New
The City shall coordinate
biannual staff discussions on
historical injustices and how
those injustices have
affected society today in
order to increase education
and awareness about the
future of the City. Invite local
non-profit organizations to
host workshops and
discussions on the topics of
housing equity, diversity, and
inclusion.
_Conduct internal Equity
Trainings every two years
City Manager's
Office, Human
Resources
General Fund
By end of
December 2028,
then every 2
years
Program H-5f: Multilingual Housing Information: Update and maintain the City’s website to include multilingual information on housing resources and programs offered through the City and Santa Clara County. At a minimum, languages shall include English and Spanish. The website shall include direct links to County, City, or non-profit agencies that administer the housing programs. This information shall also be posted and made available at City Hall, the community center, and the library. Information should include, but is not limited to the following:
A. Fair Housing LawsB. Rehabilitation loan programs
C. Santa Clara County Housing Authority
D. Rental assistance programs, such as Section 8 and the Rent Mediation Program
E. Code enforcementF. Homebuyer assistance
G. Foreclosure assistance
N/A, New
Update city's website with
information on equitable
access to housing resources.
Further specific translation
of City documents and
actions will be prioritized and
implemented at update of
website.
_Publish Spanish-language
list of housing services on
website
_Use at least three of the
following channels to
distribute information on
website: social media
campaign, website, local
press, Council
announcements, utility
mailers; including through
school districts and their
English Learner Advisory
Committee (ELAC) and
Public Information Officer
(PIO)
Housing Division
Community
Development
Budget
Website shall be
updated by
June 2024 and
updated
annually
thereafter.
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Attachment: Draft Table of Housing Element Objectives, Policies, and Programs (Campbell's Plan for Housing – Policies and Programs. (PLN-
Goal/Policy/Program 5th Cycle Text Implementing Action Target Responsible Party Funding Timeframe
H. Information about affordable housing
I. Information about shelters, navigation centers, and other supportive programs for people experiencing homelessness J.
Special needs housing programs and services
_Conduct one outreach
event a year.
_Work with community
organizations to identify
what City documents and
outreach avenues should be
translated, and translate as
appropriate
Program H-5g: Shared Housing Program: The City will continue to encourage and support the provision of shared housing
opportunities in Campbell by posting resources on the City’s website. Under a shared housing program, a home provider, a person who has a home to share, is matched with a home seeker, a person in search of a home to share.
Updated from: The City will continue to
encourage and support the provision of
shared housing opportunities in Campbell.
Under a shared housing program, a home
provider, a person who has a home to
share, is matched with a home seeker, a
person in search of a home to share.
Continue to provide (if
available) assistance for
shared housing services to
single-parent households,
and extremely low-, very low-
, and low- income
populations (if available).
_Publish list of shared
housing opportunities on
website
_Use at least three of the
following channels to
distribute information on
website: social media
campaign, website, local
press, Council
announcements, utility
mailers
Housing Division
Community
Development
Budget
Yearly
Program H-5h: Homeless Assistance/Shelter Provisions: The City will continue to support non-profit agencies that serve people experiencing homelessness and those at risk of becoming homeless. These agencies offer emergency shelters, transitional housing facilities, housing assistance, food, clothing, and job referrals to persons in need.
No Change
Refer individuals to non-
profit and County programs
that provide homeless
shelters and provide services
that meet the needs of the
unhoused population.
_Publish list of
homelessness services on
website
_Use at least three of the
following channels to
distribute information on
website: social media
campaign, website, local
press, Council
announcements, utility
mailers
Housing Division,
Police
Department
Community
Development
Budget
Ongoing
Program H-5i: Persons with Disabilities: Coordinate with other agencies and organizations, such as San Andreas Regional Center (SARC), Housing Choices Coalition, and Bay Area Housing Coalition, in meeting the needs of persons with disabilities including through the following actions:
• Work with agencies and organizations r to increase the availability of information on programs to assistance persons with disabilities. • Continue to provide support to area homeless shelters and service providers to serve extremely low- and very low- income populations (as resources are available).
• Explore opportunities to assist in the provision of supportive housing opportunities for persons with disabilities.
Updated from: Coordinate with other
agencies and organizations, such as San
Andreas Regional Center (SARC), Housing
Choices Coalition, and Bay Area Housing
Coalition, in meeting the needs of persons
with disabilities.
Refer individuals to housing
and services for disabled
persons.
_Publish list of agencies and
organizations on website
_Use at least three of the
following channels to
distribute information on
website: social media
campaign, website, local
press, Council
announcements, utility
mailers
Housing Division
Community
Development
Budget
Update the
City’s website
with resources
for people with
disabilities on a
yearly basis
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Attachment: Draft Table of Housing Element Objectives, Policies, and Programs (Campbell's Plan for Housing – Policies and Programs. (PLN-
Goal/Policy/Program 5th Cycle Text Implementing Action Target Responsible Party Funding Timeframe
Program H-5j: Reasonable Accommodation: Ensure that the reasonable accommodation procedure and associated fees do not act as a constraint on housing for persons with disabilities.
Updated from: The City will monitor its
reasonable accommodation procedure for
its effectiveness and potential impacts on
housing for persons with disabilities. For
example, the City will evaluate factors used
to determine a reasonable accommodation
request such as: the potential benefit of
the requested modification, and impact on
surrounding uses listed in the City’s zoning
code to ensure they do not act as a
constraint. The review will be conducted as
part of the City’s Housing Element Annual
Report submitted to the State and will
evaluate criteria such as:
✓Number of requests approved
✓Revisions to initial applications
✓Number of requests declined
✓Reasons for declining request
The City will evaluate potential revisions to
its reasonable accommodation procedure
as appropriate based on this annual
evaluation.
Review the City’s reasonable
accommodation procedure
for its effectiveness and
potential impacts on housing
for persons with disabilities
as part of the City’s Housing
Element Annual Report. The
City will evaluate potential
revisions to the reasonable
accommodation procedure
as appropriate based on this
annual evaluation.
_Conduct review of
reasonable accommodation
procedures every 3 years
_Publish revisions as
appropriate
_Conduct revisions as
appropriate
Housing Division
Community
Development
Budget
Every 3 years,
with first by end
of 2023
Program H-5k: Fair Housing Program: Continue to allocate a portion of the City’s Business License Fees to fund Project Sentinel or a similar non-profit organization that offers fair housing investigative and enforcement services in northern California, including Santa Clara County.
Updated from: The City will continue to
support programs that provide fair housing
information and referral to Campbell
residents. Project Sentinel, a non-profit
organization, offers fair housing
investigative and enforcement services in
northern California, including Santa Clara
County. The organization also conducts
educational seminars for owners and
managers of rental property, as well as free
workshops for tenants to address rights
and responsibilities. Project Sentinel
receives funding from local cities and
counties as well as the federal Department
of Housing and Urban Development (HUD).
The City of Campbell will continue to
allocate a portion of its Business License
Fees to support Project Sentinel and
promote the services of the organization.
Provide resources to ensure
fair housing practices.
_Post fair housing programs
on City website
_Use at least three of the
following channels to
distribute information on
website: social media
campaign, website, local
press, Council
announcements, utility
mailers
Housing Division,
City Council
Business
License Fees Yearly
Program H-5l: Rental Dispute Mediation Program: Provide mediation assistance for tenant/landlord disputes.
Updated from: The purpose of the Rental
Increase Dispute Resolution Ordinance is
to permit landlords a fair and reasonable
return on the value of their property while
protecting tenants from excessive and
Continue to promote and
enforce the Rental Increase
Dispute Resolution
Ordinance and offer a Rent
Mediation Program. Provide
_Publish Rent Mediation
Program info, as well as on
fair housing services, on
City website; at City Hall,
Community Center; Library
Housing Division,
Finance
Department
Community
Development
Budget,
Finance
Yearly
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Attachment: Draft Table of Housing Element Objectives, Policies, and Programs (Campbell's Plan for Housing – Policies and Programs. (PLN-
Goal/Policy/Program 5th Cycle Text Implementing Action Target Responsible Party Funding Timeframe
unreasonable rent increases. The
ordinance establishes a process for the
resolution of tenant/landlord disputes
concerning rent, housing services or
proposed evictions. Under the ordinance,
landlords must provide a 60-day written
notice of the amount of a rent increase to
tenants if the rent increase is 10 percent or
higher. Under the Rent Mediation Program,
Campbell renters and rental property
owners of four or more units participate in
counseling, conciliation, and mediation
regarding their rights and responsibilities
under California tenant/landlord law.
Participation in the program is mandatory,
but the outcome is advisory.
information on the program
at City Hall and other public
locations. Mail information
regarding the City’s Rent
Mediation Program as well
as contact information for
tenant/landlord and fair
housing services to new
rental property owners.
_Use at least three of the
following channels to
distribute information on
website: social media
campaign, website, local
press, Council
announcements, utility
mailers
_Send information on
tenant/landlord rights and
responsibilities and fair
housing services upon new
application and through
City's business licensing
renewal process
Department
Budget
Program H-5m: Section 8 Rental Assistance: Continue to work with the County Housing Authority to provide Section 8 rental assistance to extremely low to very low-income residents. Encourage landlords to register units with the Housing Authority.
Updated from: The Section 8 Rental
Assistance Program extends rental
subsidies to very low-income households,
including families, seniors, and the
disabled. The Section 8 Program offers a
voucher that pays the difference between
the current fair market rent (FMR) and
what a tenant can afford to pay (i.e., 30% of
household income). The voucher allows a
tenant to choose housing that cost above
the payment standard, provided the tenant
pays the extra cost. Approximately 300
Campbell residents currently receive
Section 8 assistance. Given the significant
gap between market rents and what very
low-income households can afford to pay
for housing, Section 8 plays a critical role in
allowing such households to remain in the
community, and is a key program in
addressing the needs of extremely low and
very low-income households.
Conduct outreach to
landlords once a year to
encourage them to register
their units with the Housing
Authority.
_Conduct annual outreach
to owners and property
managers of multifamily
rental properties through
business licensing process.
Housing Division,
Finance
Department
Community
Development
Budget,
Finance
Department
Budget
Yearly
Program H-5n: Mortgage Credit Certificate: Expand opportunities for home ownership through Mortgage Credit Certificates.
Updated from: The Mortgage Credit
Certificate (MCC) program is a federal
program that allows qualified first-time
home-buyers to take an annual credit
against federal income taxes of up to 15
percent of the annual interest paid on the
applicant’s mortgage. This enables
homebuyers to have more income
available to qualify for a mortgage loan and
make the monthly mortgage payments.
Provide information on the
federal Mortgage Credit
Certificate (MCC) program,
which allows qualified first-
time homebuyers to take an
annual credit against federal
income taxes of up to 15
percent of the annual
interest paid on the
_Provide information on
City website
_Use at least three of the
following channels to
distribute information on
website: social media
campaign, website, local
press, Council
Housing Division
Community
Development
Budget
End of
December 2028
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Attachment: Draft Table of Housing Element Objectives, Policies, and Programs (Campbell's Plan for Housing – Policies and Programs. (PLN-
Goal/Policy/Program 5th Cycle Text Implementing Action Target Responsible Party Funding Timeframe
The value of the MCC must be taken into
consideration by the mortgage lender in
underwriting the loan and may be used to
adjust the borrower’s federal income tax
withholding. The MCC program has
covenant restrictions to ensure the
affordability of the participating homes for
a period of 15 years. Eligible first-time
homebuyers may apply through their
mortgage lenders to participate in this
program.
applicant’s mortgage, on the
City’s website.
announcements, utility
mailers
_Conduct one outreach
event a year.
Program H-5o: Foreclosure Prevention: Promote the services of agencies that provide foreclosure intervention counseling services, including Neighborhood Housing Services Silicon Valley and Project Sentinel to provide residents with the education and resources to help reduce foreclosures.
Updated from: While home foreclosures are
not as prevalent in Campbell as in many
other areas of the County, many residents
are at-risk of defaulting on their mortgages
and potentially losing their homes. Several
area agencies provide foreclosure
intervention counseling services, including
Neighborhood Housing Services Silicon
Valley and Project Sentinel. The City will
play an active role in promoting the
services of these and other agencies to
provide residents with the education and
resources to help reduce foreclosures.
Provide direct links to
relevant agencies that
provide foreclosure
intervention services on the
City’s website.
_Publish list of foreclosure
intervention services on
City's website.
_Use at least three of the
following channels to
distribute information on
website: social media
campaign, website, local
press, Council
announcements, utility
mailers
Housing Division
Community
Development
Budget
Website shall be
updated by the
end of
December 2023
and updated
annually
thereafter
Program H-5p: Coordination with Affordable Housing Providers:
The City of Campbell shall work with lower income housing providers and funders to discuss lower income housing
opportunities for people with disabilities and developmental disabilities.
N/A, New
Planning Staff shall hold a
yearly meeting with all
relevant housing service
providers to discuss lower
income housing
opportunities.
_Conduct meeting annually.
The meeting can agendize
discussion of Site Inventory,
funding opportunities, and
other sites.
_By end of 2024, prioritize
city's list of below-market-
rate units for
developmentally disabled
individuals.
Housing Division
Community
Development
Budget
Yearly
Program H-5q: Physically Accessible Housing: Require developers to integrate physically accessible units in new developments in accordance with State and Federal Law.
N/A, New
Ensure compliance with
American with Disabilities
Act (ADA) standards.
_Target zero ADA
complaints by end of 2031.
Building Division
Housing Division
Community
Development
Budget
Ongoing
Program H-5r: Extremely Low-Income Units: The City of Campbell shall support the construction of Extremely Low-Income housing units for people with developmental disabilities needing coordinated services to live inclusively in affordable housing.
N/A, New
At least 25(3% of City's Very
Low RHNA shall be built in
the planning period for
Extremely Low Income
people with developmental
disabilities.
_Approve plans for 45 new
extremely low-income
housing units by end of
2031.
Housing Division,
Planning
Commission, City
Council
In-Lieu Fees
and Linkage
Fees
By end of
December 2031
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Attachment: Draft Table of Housing Element Objectives, Policies, and Programs (Campbell's Plan for Housing – Policies and Programs. (PLN-
Goal/Policy/Program 5th Cycle Text Implementing Action Target Responsible Party Funding Timeframe
The City shall partner with
Affordable housing
developers using available
city funds (in-lieu fees /
linkage fees), City owned
lands or other resources to
support development of
these units.
Program H-5s: Housing Proposal Selection Process: 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 including providing a greater number of extremely low- or acutely 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 for people with disabilities and developmental disabilities.
N/A, New
The City shall develop RFP
requirements that support
housing for people at low
income levels with special
needs.
_Develop RFP scoring
requirement process
_Use RFP process on new
housing developments that
meet criteria
Housing Division
Community
Development
Budget
By end of
December 2025
Program H-5t: Affirmative Marketing: As a condition of the disposition of any city-owned land, land dedicated to affordable housing under the city’s inclusionary ordinance, 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 a housing developer implement an affirmative marketing plan for 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.
N/A, New
The City shall develop
affirmative marketing plan
requirements for this
program.
_Require affirmative
marketing plan
_Use requirement on new
housing developments that
meet criteria
Housing Division
Community
Development
Budget
By end of
December 2025
Program H-5u: Low Barrier Navigation Centers: Amend Zoning Code Chapter 21.72 Definitions to include the definition for “Low Barrier Navigation Center” consistent with State law. Allow in at least two mixed-use zoning districts to permit low barrier navigation centers as a by-right use.
N/A, New
Provide a pathway to
permanent housing for
people experiencing
homelessness as per AB 101
(2019)
_Amend zoning ordinance Housing Division
Community
Development
Budget
By end of
December 2023
Program H-5v: Density Bonus: Citywide, the City will provide an additional density bonus in exchange for housing developers including 5 percent of units available at an extremely low-, or even lower, income level.
N/A, New
The City shall update the
Municipal Code to allow an
additional density bonus for
projects that propose at least
5% of the units are
designated for extremely
low, or an even lower income
level.
_Establish local density
bonus statute
Housing Division,
Planning
Commission, City
Council
Community
Development
Budget
By end of
December 2024
Program H-5w: Employee Housing: Update the Municipal Code to allow a density bonus for projects which include employee housing onsite when providing services for a special needs population (i.e., assisted living facilities).
N/A, New
Provide employee housing
for workers in housing
developments with on-site
services.
_Establish density bonus for
employee housing in
projects with on-site
services
Housing Division
Community
Development
Budget
By end of
December 2026
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Attachment: Draft Table of Housing Element Objectives, Policies, and Programs (Campbell's Plan for Housing – Policies and Programs. (PLN-
Goal/Policy/Program 5th Cycle Text Implementing Action Target Responsible Party Funding Timeframe
Program H-5y: Renter Support: Establish a renter survey and develop identifiable actions to support renters. This could include programs such as protections or support for on-site renters during redevelopment, summarizing the types of code complaints received for multi-family residential sites, or other actions as appropriate.
N/A, New
Establish a renter survey and
study the results of the
survey to consider renter
support programs at a
subsequent sequence of
public meetings.
_Establish renter survey
which will be published on
the City website
_Identify list of potential
renter support programs
_Discuss this potential list at
public meetings, refining as
necessary
_Make modifications to
municipal code as
appropriate
Housing Division
Community
Development
Budget
Survey should
be complete by
end of
December 2026.
Study by end of
July 2028.
Program H-5z: Community Outreach for Implementing Housing Element Programs: Coordinate with local businesses, housing advocacy groups, neighborhood groups and others in building public understanding and support for workforce, special needs housing and other issues related to housing, including the community benefits of affordable housing, mixed-use, and pedestrian-oriented development. The City will notify a broad representation of the community, including people with disabilities and developmental disabilities, to solicit ideas for housing strategies when they are discussed at City Commissions or City Council meetings. Incorporate equity into all community outreach, including but not limited to the following strategies:
A. Post notices at City Hall, the library, and other public locations.
B. Post information on the City’s website.
C. Conduct outreach (workshops, neighborhood meetings) to the community as Housing Element programs are implemented.
D. Ensure that Planning Commission meetings are publicized and provide opportunities for participation from housing experts, affordable housing advocates, special needs populations, and the community as a whole.
N/A, New
Coordinate citywide Housing
Element meetings annually
with publication of Annual
Progress Report.
_Publish Annual Progress
Report of Housing Element
each year of planning
period
_Use at least three of the
following channels to
distribute information on
website: social media
campaign, website, local
press, Council
announcements, utility
mailers
_Conduct one outreach
event a year.
Housing Division
Community
Development
Budget
By end of
December 2023,
then yearly
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Attachment: Draft Table of Housing Element Objectives, Policies, and Programs (Campbell's Plan for Housing – Policies and Programs. (PLN-
H-1 CAMPBELL GENERAL PLAN | HOUSING
1 – INTRODUCTION
Purpose of the Housing Element
State Law Requirements for Housing Elements
Consistency with the Campbell General Plan
Process for Preparing the Housing Element
Community Context
Organization of the Housing element
Public Participation
Data Sources
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Attachment: Draft Housing Element Outline (Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12))
H-1 CAMPBELL GENERAL PLAN | HOUSING
2 – EVALUATIO N O F 5TH CYCLE
5th Cycle Goals
5th Cycle RHNA Accomplishments
Connecting Individuals and Families to Resources
Local and State Regulations
Programs Not Completed
Special Needs Populations
Appropriateness of Housing Element
Evaluation Table
1.b
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Attachment: Draft Housing Element Outline (Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12))
H-1 CAMPBELL GENERAL PLAN | HOUSING
3 – HOUSING NEEDS ASSESSMENT
Demographic Profile
POPULATION TRENDS
Age Characteristics
Race and Ethnicity
Education
Employment Market
Jobs and Housing
HOUSEHOLD CHARACTERISTICS
Household Type
Household Income
Median Household Income
Income by Household Tenure
SPECIAL NEEDS GROUPS
Senior Households
Persons with Disabilities and Developmental Disabilities Large Households
Female-Headed Households
People Experiencing Homelessness
Farmworkers
HOUSING STOCK CHARACTERISTICS
Housing Growth and Conditions
Housing Costs and Affordability
Housing Affordability
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Attachment: Draft Housing Element Outline (Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12))
CAMPBELL GENERAL PLAN | HOUSING H-2
REGIONAL HOUSING NEEDS
Existing Housing Needs
Future Housing Needs
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Attachment: Draft Housing Element Outline (Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12))
H-1 CAMPBELL GENERAL PLAN | HOUSING
4 – ASSESSMENT OF FAIR HOUSING AND
OUTREACH
Introduction
Affirmatively Furthering Fair Housing: Outreach
Approach
GENERAL OUTREACH
Project Website
Community Meetings
Community Survey
City Council, Housing Commission and Planning Commission Meetings
Pop-Up Events
Focus Groups, Interviews and Meetings with City Staff
Digital Outreach Materials
Hardcopy Outreach Materials
Assessment of Fair Housing
BACKGROUND INFORMATION
Economy
Demographics
Housing Tenure and Type
FAIR HOUSING ENFORCEMENT AND OUTREACH CAPACITY
INTEGRATION AND SEGREGATION PATTERNS AND TRENDS
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Attachment: Draft Housing Element Outline (Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12))
CAMPBELL GENERAL PLAN | HOUSING H-2
RACIALLY OR ETHNICALLY CONCENTRATED AREAS OF
POVERTY
DISPARITIES IN ACCESS TO OPPORTUNITY
DISPOROPORTIONATE HOUSING NEEDS AND
DISPLACEMENT RISK
SPECIAL HOUSING NEEDS
Senior Households
Persons with Disabilities and Developmental Disabilities Large Households
Female-Headed Households
People Experiencing Homelessness
Farmworkers
Affirmatively Furthering Fair Housing: Policy
Development
CONTRIBUTING FACTORS
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Attachment: Draft Housing Element Outline (Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12))
H-1 CAMPBELL GENERAL PLAN | HOUSING
5 – CONSTRAINTS
Introduction
Governmental Constraints
CAMPBELL GENERAL PLAN
ZONING CODE
DEVELOPMENT STANDARDS
PROCESSING AND PERMITTING
GROWTH MANAGEMENT
FEES AND OTHER EXACTIONS
Development Impact Fees
Processing and Permit Fees
INCLUSIONARY HOUSING ORDINANCE
CODES AND ENFORCEMENT
ON AND OFF-SITE IMPROVEMENTS
Water and Sewer
CONSTRAINTS TO HOUSING FOR THE DISABLED
Non-Governmental Constraints
CONSTRUCTION COSTS
1.b
Packet Pg. 54
Attachment: Draft Housing Element Outline (Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12))
CAMPBELL GENERAL PLAN | HOUSING H-2
LAND COSTS
FINANCING COSTS
Home Financing
Construction Financing
REQUESTS TO DEVELOP HOUSING BELOW IDENTIFIED
DENSITIES
TIMEFRAMES BETWEEN APPROVAL AND BUILDING PERMIT
SUBMITTAL
1.b
Packet Pg. 55
Attachment: Draft Housing Element Outline (Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12))
H-1 CAMPBELL GENERAL PLAN | HOUSING
6 – ENERGY
1.b
Packet Pg. 56
Attachment: Draft Housing Element Outline (Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12))
H-1 CAMPBELL GENERAL PLAN | HOUSING
7 – SITE INVENTORY AND ANALYSIS
Introduction
SITE INVENTORY FORM LISTING
Affirmatively Furthering Fair Housing
RHNA Analysis and Methodology
ACCESSORY DWELLING UNITS (ADUS)
SITE INVENTORY
Reuse Sites
Realistic Capacity
Appropriate Density / "Default" Density
Technical Unit Capacity
NON-VACANT SITES ANALYSIS
Potential Findings for Development of Non-Vacant Sites
Adopted Findings
Summary of Quantified Objectives
Infrastructure
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Packet Pg. 57
Attachment: Draft Housing Element Outline (Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12)) Affordable Housing Overlay Zone (AHOZ)
DRAFT / EXAMPLE
The following is a sample program for illustrative purposes only. The program incentives and eligibility requirements would be balanced to ensure that the program is competitive while not being too generous.
Criteria Sample Program (DRAFT)
Local AHOZ State Density Bonus Law
Eligibility 1. Must be within AHOZ (see Figure 1)
2. Must meet affordability req.
3. Must meet special needs req.
4. Must stay under 75-feet.
1. Greater than five units
2. Must meet state affordability
req.
Base Density 75 du / gr. acre 75 du / gr. acre
Example project 1 acre 1 acre
Qualified 30% affordable in targeted
RHNA categories
(very-low, low- and moderate)
15% affordable
to very-low income
Density Bonus 55% 50%
Number of Units 116 units 112 units
Frontage
Improvements
City Funded Applicant Funded
Fee Reductions
and/or Waivers
Waiver or reduction in building
permit, and planning application fees
None
Height Must stay under 75’ height May exceed 75’ height Parking Same as Density Bonus See below.
Review Process Ministerial Review Standard Process
Concessions 3 Concessions; Not for Height 3 Concessions Waivers Unlimited Waivers Unlimited Waivers
Density Bonus Parking Standards
Unit Size General
Single-Family N/A
(Bedroom Count Dependent) Small-Lot Single-Family
Studio to One Bedroom 1 space
Two or more Bedrooms 2 spaces
Four or more Bedrooms 2.5 spaces
Unit Size Transit Standard (within ¼ mile)
Studio to One Bedroom .5 spaces per bedroom
(11% low/20% mod)
.5 spaces per unit
(for all low-income)
Two or more Bedrooms
1.c
Packet Pg. 58
Attachment: Affordable Housing Overlay Zone Example (Campbell's Plan for Housing – Policies and Programs. (PLN-2021-12))
Campbell’s Plan for Housing
2ND Affordable Housing Developers Focus Group
Monday, April 25, 2022
In an effort to gain greater insight on policies and programs that would support the development of affordable housing in Campbell’s Plan for Housing, the City invited 90 affordable housing developers to meet on Monday, April 25, 2022. Of the 90 invited, 18 affordable housing developers attended.
The organizations in attendance were:
• Alta Housing
• Catalyze SV
• CRP Affordable
• Eden Housing
• MidPen Housing
• Palm Communities
• Reed Community Partners
• Related California Affordable
• ROEM Development Corporation
• Sacred Heart Community Service
• Santa Clara County Housing Authority
• UHC Communities
Prior to the group discussion, the City presented an update on the Plan for Housing’s timeline, housing opportunity sites, the special needs identified in the City, policy goals and objectives.
Attendees had the opportunity to ask questions throughout the presentation for clarification.
Then, the City staff hosted a conversation about how the City can support affordable housing developers in the development process as it relates to:
1. Inclusionary Housing Ordinances
2. Inclusionary Housing Examples or Suggestions
3. Affordable Housing Overlay Zone
o Locations, incentives, examples and suggestions
4. Regulation of unit sizes
5. Incentives and Waivers
6. Reduction in Parking Standards
The group identified common barriers to affordable housing development to be the cost of building and parking requirements. Transit oriented development is a favored method of supporting affordable housing. Some suggested allowing low income tax credit in the affordable housing overlay zone. Fee waivers were said to be very helpful to affordable housing
1.d
Packet Pg. 59
Attachment: Affordable Housing Developers Focus Group Summary, April 25, 2022 (Campbell's Plan for Housing – Policies and Programs. m-group.us 307 Orchard City Dr, Suite 100, Campbell, CA 95008 408.340.5642 developers. A streamlined process was also highly encouraged by participants. Mixed used development projects, however, were identified to be a challenge because many affordable housing developers do not have expertise in retail and cannot propose mixed-use development projects while competitors can.
The feedback requested about parking requirements was that the City should allow for shared parking or district parking. Parking for special needs populations should be protected in the form of loading zones because they are essential for deliveries, caregivers, and other necessary transportation services.
1.d
Packet Pg. 60
Attachment: Affordable Housing Developers Focus Group Summary, April 25, 2022 (Campbell's Plan for Housing – Policies and Programs.
Campbell’s Plan for Housing
2ND Market Rate Housing Developers Focus Group
Wednesday, April 27, 2022
In an effort to gain greater insight on policies and programs that would support the development of additional housing to support Campbell’s Plan for Housing, the City invited 25 market rate housing developers to meet on Wednesday, April 27, 2022. Of the 25 invited, 9 market rate housing developers attended the session.
A few private developers were in attendance with the following organizations:
• Acquity Realty
• Granite Ridge Properties
• HMH
• KB Home
• Sares Regis Group of Northern California
• Summer Hill Homes
Prior to the group discussion, the City presented an update on the Plan for Housing’s timeline, housing opportunity sites, the special needs identified in the City, policy goals and objectives.
Attendees had the opportunity to ask questions throughout the presentation for clarification.
Then, the City staff hosted a conversation about how the City can support housing developers in the development process as it relates to improving housing affordability in Campbell and removing government constraints to housing.
When talking about affordable housing, developers said that adding affordable housing requirements to market rate projects is not attractive for low-density projects. Instead, some developers provided examples of other cities, like Fremont and Santa Clara, which are allowing in-lieu fees and using those fees to fund affordable housing projects.
Density limits and parking requirements have been a huge barrier to potential development projects. Metric requirements were said to steer developers aways because it limits housing opportunities. The developers suggests that the AFR is a better metric than units/acre. The City was also encouraged to monitor parking in the City but not set the requirements. Parking was a huge discussion point because developers argued that there is too much parking being required and they cannot afford to build it. Instead, they suggested applying market developing requirements of 0.7 spaces per unit. The conversation that people do not equate to cars was had with a support for transit-oriented development and the argument that parking spaces could be additional housing units. Unbundled parking, the practice of selling or leasing parking spaces separate from the purchase or lease of the residential unit, was suggested as a potential
1.e
Packet Pg. 61
Attachment: Market Rate Housing Developers Focus Group Summary, April 27, 2022 (Campbell's Plan for Housing – Policies and Programs. m-group.us 307 Orchard City Dr, Suite 100, Campbell, CA 95008 408.340.5642 tool. Developers also asked that the City encourage 0.2 parking spaces for housing projects with 18-25 units/acre.
1.e
Packet Pg. 62
Attachment: Market Rate Housing Developers Focus Group Summary, April 27, 2022 (Campbell's Plan for Housing – Policies and Programs.
To: Mayor Resnikoff and Council Members
Date: May 9, 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 Planning Commission feedback from the special meeting of May 5, 2022, would be presented and provided as a desk item. This memo serves to summarize discussion points raised by individual Planning Commissioners that will be captured in the staff presentation:
• Affordable Housing Overlay Zone (AHOZ)
o Consider improving the benefits offered and/or include more sites (i.e., Home Church, San Tomas Plaza)
o Consider incentivizing onsite amenities (i.e., daycares) and projects which offer some form of community benefit (i.e., public space, plazas)
• Maximum Average Unit Size
o Suggested using bedroom counts instead of max. avg. unit size as a means of controlling project density or the size of projects
• Inclusionary Ordinance
o Consider triggering impact fees on single -family homes unless paired with an ADU
• Affirmatively Furthering Fair Housing / Outreach
o Suggested creating and distributing a “Know Your Rights” flyer for renters
City of Campbell
MEMORANDUM
Campbell’s
Plan for Housing
City Council
May 9, 2022
6:00 PM
2 Presentation Outline
Introduction
Summary of April 20 and May 4 Meetings
Council Questions
Objectives, Policies, and Programs
Overview
Policy Table
Affordable Housing
Reducing Governmental Constraints
Affirmatively Furthering Fair Housing - Outreach
Public Comment
Council Review and Direction
Next Steps
3 Introduction
Sept. 2021
Admin.
Draft
General Plan
Jan. 2022
Housing
Opportunit
y Sites
April 2022
Housing
Policies
-----
EIR
-
NOP
Spring
2022
Policy Input;
Community
and HCD
Review
May
–
July
2022
Draft
Housing
Element and
Draft EIR
Late 2022
Adoption of
EIR, Housing
Element, &
General Plan
Jan. 2023
HCD Certifies
Housing
Element
Timeline and Key Milestones
4 Outreach Efforts to Date
• 5 Community Meetings
• 2 Meetings with Affordable Housing Developers
• 2 Meetings with Market-Rate Housing Developers
• 2 Meetings with Faith based organizations
• Meeting with Opportunity Site Property Owners
• Meeting with Service Providers
• Chamber of Commerce, Rotary, Veterans, Individual meetings 5 Housing Element Outline
1. Introduction
2. Evaluation of 5th Cycle
3. Housing Needs Assessment
4. Assessment of Fair Housing and Outreach
5. Constraints
6. Energy
7. Site Inventory and RHNA
8. Objectives, Policies, and Programs (Subject Item)
Introduction
6 Introduction
Meeting Purpose
Facilitate direction on housing policies
and programs
Council direction will be incorporated
into Draft Housing Element for
publication by end of May
7 Introduction
Review of Existing
Housing Element
Data and
Demographics:
Housing Needs and
Special Needs
Populations
Feedback from the
Community and
Stakeholders
Recommended New
Objectives, Policies
and Programs to
Address Campbell’s
Housing Needs
8 Reviewed Housing Element Progress
Reviewed Planning Commission recommendations
from April 12
Gave direction on new policies and programs
Summary of April 20 Council Meeting
9 Summary of April 20 Council Meeting
Feedback:
Remove (3)
Added (1)
Elevated (8)
1.F – ADU Ordinance
Updates
2.A – Rent Control
Ordinance*
5.C – ADU Incentives for Special
Need Populations
1.K. – Strategically Interface
with State Legislature
1.G – Pre-Approved ADU
Plans
1.J – Missing Middle
Ordinance
2.B – Preservation of Mobile
Home Parks
3.B – Permit Streamlining 3.C – Impact Fee
Adjustments
4.A – Siting Development
4.B – Resilient Design 5.F – Multilingual
Information
Council Questions
https://campbell.generalplan.org/housing-element
11 Objectives, Policies, and Programs
Overview
• Organized into 5 goals:
1. Improve Housing Affordability 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 and Addressing Special Needs 12 Objectives, Policies, and Programs
Overview
• HCD expects details on defined:
Targets; Responsible Parties; Funding Sources; Timeframe Example:
13 Objectives, Policies, and Programs
Overview
• HCD expects details on:
• Affirmatively Furthering Fair Housing
• Part of Housing Element Chapter 4: Fair Housing and Outreach • Identify and prioritize Contributing Factors: “a factor that creates, contributes to, perpetuates, or increases the severity of one or more fair housing issues.”
• Actions to mitigate Contributing Factors “must be specific with timelines, discrete steps and measurable outcomes to have a ‘beneficial impact’ during the planning period.”
14 Policy Table
• Policies and programs referenced in staff report
• New policies and programs to bolster Affirmatively Furthering Fair Housing after additional outreach
• “Carry-Over” policies and programs from 5th Cycle Housing Element, some with updated language
Improve Housing
Affordability in
Campbell
https://campbell.generalplan.org/housing-element
16 Affordable Housing
Housing Program Total BMR Units
(Up to Identified Range)
Inclusionary Housing Ordinance 500-750 units
Inclusionary Housing Ordinance In Lieu Fees 50-70 units Commercial Linkage Fees 10-20 units
Affordable Housing Overlay Zone (AHOZ) 270-370 units
ADU Programs & Baseline 160-200 units
City-Owned Land for Affordable Housing 200-300 units
Other Affordable Housing Development 100-150 units
Total Programmed Affordable Units: 1,290 to 1,860 units Total RHNA Affordable Units: 1,685 Units
17 Affordable Housing Overlay Zone
Program H-1c:
• Concept is to give affordable housing developers a more attractive option than State Density Bonus Law, in exchange for the development staying within 75’ height limit.
• Incentives include:
• Everything in State Density Bonus Law (except height waiver) • Increased Density Bonus (only 50% for State Density Bonus Law) • Fee Waivers
• City-Funded Frontage Improvements
• Ministerial Review
18 Affordable Housing Overlay Zone
Program H-1c:
• Incentivize development of 50-to-100% affordable housing projects
• Would allow a density bonus increase over State Density Bonus Law as an alternative in the overlay zone
• Goal is to meet local priorities and needs (i.e., 75’ height limits, bonus for special needs populations) that State law could bypass
19 Affordable Housing Overlay Zone
Program H-1c:
20 Maximum Average Unit Size
Program H-1d:
• Establish a maximum average unit size of 1,250 square feet for projects with a density over 45 dwelling units per acre. • Intent is to promote more small units (affordable by design) Not intended to control mass/bulk (governed by Objective Standards)
21 Maximum Average Unit Size
St. Anton Apartment Building (Case Study):
• Six (6) studio units @ 441 sq. ft.
• Eighty-three (83) one-bedroom units @ 685 to 732 sq. ft. • Thirty-two (32) two-bedroom units @ 1,010 to 1,483 sq. ft. • Six (6) three-bedroom units @ 1,747 to 1,900 sq. ft.
• Fifteen (15) four-bedroom units @ 1,926 sq. ft.
Average Unit Size: 1,018 sq. ft.
Maximum Average Unit Size: 1,250 sf.
Complies? Yes
22 BMR Rent Control
• Planning Commission and Council did not support initial Rent Control program which applied to market-rate units
• However, Staff recently identified issue in BMR Housing Program • BMR households could face rent increases of >40% in single year • Current State Law (AB 1482) does not apply to these BMR units • This program would apply to BMR program only, to prevent rent shock 23 BMR Rent Control
• Staff is proposing rent control provisions only for units in the Below Market Rate (BMR) Program :
• Program H-2a: Below-Market Rate Housing Rent Control Ordinance:
Establish a limited Rent Control Ordinance to cap the yearly rent increases to units in the City’s Below Market Rate (BMR) housing unit program to 5% plus the percent change in the Consumer Price Index (CPI) or 10%, whichever is lower.
Reducing Government
Constraints
https://campbell.generalplan.org/housing-element
25 Parking Standards
Program H-3a: Reduce Parking Standards. Update the Municipal Code to address the following:
• Reducing the parking requirements near transit
• Provide incentives for reduced parking in the Affordable Housing Overlay Zone (program H-1c)
• Include a minor reduction of parking requirements citywide, to require no more than two parking spaces per unit
• Remove guest parking requirements
• Allow parking to be unbundled from residential units
26 Unbundled Parking
• Bundled: Parking stalls are included with rented unit • Unbundled: Parking stalls are rented separately from units • Hybrid (Staff recommendation): A portion of stalls are included with rent, rest are separate (i.e., 1 stall per unit, but you can rent an additional stall)
Affirmatively Furthering
Fair Housing (AFFH)
https://campbell.generalplan.org/housing-element
28 Special Needs Groups
Special Needs Groups (Defined by State):
Seniors
People with Disabilities, Including Developmental Disabilities People Experiencing Homelessness
Large Families and Female-Headed Households
Farmworkers (NOTE: Zero identified farmworker families in Campbell) Seniors Disabilities Homelessness Large / Female-Headed Households 29 Special Needs Groups
• Special Needs groups overlap (i.e., seniors with disabilities, large families experiencing homelessness)
• Draft Policy and Programs designed to mitigate Contributing Factors, not only provide for certain groups
Seniors Disabilities Homelessness Large / Female-Headed Households 30 Seniors
• Program H-2k: Senior Home Rehabilitation: Fund to support senior home maintenance.
• Program H-5q: Physically Accessible Housing: Require physically accessible units in new developments.
• Program H-5w: Employee Housing: Allow density bonus for projects with onsite staff housing.
• Program H-5y: Renter Support. Survey renters to identify and remedy renter needs.
Seniors Disabilities Homelessness Large / Female-Headed Households 31 People with Disabilities, Including Developmental
Disabilities
• Program H-5i: Persons with Disabilities: Coordinate with regional agencies to support housing goals.
• Program H-5p: Coordination with Affordable Housing Providers. Work with housing providers and funders on housing for people with disabilities and developmental disabilities.
• Program H-5r: Extremely Low-Income Units. Support construction of housing for people needing coordinated services.
• Program H-5w: Employee Housing: Allow density bonus for projects with onsite staff housing.
Seniors Disabilities Homelessness Large / Female-Headed Households 32 People Experiencing Homelessness
• Program H-5h: Homeless Assistance/Shelter Provisions. Support agencies serving people experiencing homelessness.
• Program H-5o: Foreclosure Prevention. Inform residents of foreclosure intervention services.
• Program H-5r: Extremely Low-Income Units. Support construction of housing for people needing coordinated services.
• Program H-5u: Low Barrier Navigation Centers. Allow for temporary shelter in certain zoning districts.
Seniors Disabilities Homelessness Large / Female-Headed Households 33 Large Families and Female-Headed Households
• Program H-2d: Workforce Housing/CSCDA JPA. Adopt a resolution allowing special conversion of market-rate units to workforce housing.
• Program H-2i: Tenant Notification. Educate tenants of affordable housing units at risk of converting to market-rate of their rights.
• Program H-5v: Density Bonus. Provide additional density bonus in exchange increase in units available at the very low-income level. • Program H-5y: Renter Support. Survey renters to identify and remedy renter needs.
Seniors Disabilities Homelessness Large / Female-Headed Households 34 Outreach Efforts for Housing Programs
For public-facing programs, outreach target:
Use at least three of the following channels to distribute information:
• Social Media Campaign
• Website
• Local Press
• Council Announcements
• Utility Mailers
For programs working with landlords:
Information is sent through business license renewal process Council Questions
Public Comment
https://campbell.generalplan.org/housing-element
Council
Discussion
https://campbell.generalplan.org/housing-element
37 AHOZ
Maximum Average Unit Size or FAR
Below-Market-Rate Rent Control
Parking
AFFH and Outreach
Suggested Topics for Discussion
38 Affordable Housing
Housing Program Total BMR Units
(Up to Identified Range)
Inclusionary Housing Ordinance 500-750 units
Inclusionary Housing Ordinance In Lieu Fees 50-70 units Commercial Linkage Fees 10-20 units
Affordable Housing Overlay Zone (AHOZ) 270-370 units
ADU Programs & Baseline 160-200 units
City-Owned Land for Affordable Housing 200-300 units
Other Affordable Housing Development 100-150 units
Total Programmed Affordable Units: 1,290 to 1,860 units Total RHNA Affordable Units: 1,685 Units
39 AHOZ
Maximum Average Unit Size
BMR Rent Control
Parking
AFFH and Outreach
Suggested Topics for Discussion
40 Affordable Housing Overlay Zone
Program H-1c:
• Concept is to give affordable housing developers a more attractive option than State Density Bonus Law, in exchange for the development staying within 75’ height limit.
• Incentives include:
• Everything in State Density Bonus Law (except height waiver) • Increased Density Bonus (only 50% for State Density Bonus Law) • Fee Waivers
• City-Funded Frontage Improvements
• Ministerial Review
41 Affordable Housing Overlay Zone
Program H-1c:
• Incentivize development of 50-to-100% affordable housing projects
• Would allow a density bonus increase over State Density Bonus Law as an alternative in the overlay zone
• Goal is to meet local priorities and needs (i.e., 75’ height limits, bonus for special needs populations) that State law could bypass
42 Affordable Housing Overlay Zone
Program H-1c:
43 AHOZ
Maximum Average Unit Size
BMR Rent Control
Parking
AFFH and Outreach
Suggested Topics for Discussion
44 Maximum Average Unit Size
Program H-1d:
• Establish a maximum average unit size of 1,250 square feet for projects with a density over 45 dwelling units per acre. • Intent is to promote more small units (affordable by design) Not intended to control mass/bulk (governed by Objective Standards)
45 AHOZ
Maximum Average Unit Size
BMR Rent Control
Parking
AFFH and Outreach
Suggested Topics for Discussion
46 BMR Rent Control
• Staff is proposing rent control provisions only for units in the Below Market Rate (BMR) Program :
• Program H-2a: Below-Market Rate Housing Rent Control Ordinance:
Establish a limited Rent Control Ordinance to cap the yearly rent increases to units in the City’s Below Market Rate (BMR) housing unit program to 5% plus the percent change in the Consumer Price Index (CPI) or 10%, whichever is lower.
47 AHOZ
Maximum Average Unit Size
BMR Rent Control
Parking
AFFH and Outreach
Suggested Topics for Discussion
48 Parking Standards
Program H-3a: Reduce Parking Standards. Update the Municipal Code to address the following:
• Reducing the parking requirements near transit
• Provide incentives for reduced parking in the Affordable Housing Overlay Zone (program H-1c)
• Include a minor reduction of parking requirements citywide, to require no more than two parking spaces per unit
• Remove guest parking requirements
• Allow parking to be unbundled from residential units
49 AHOZ
Maximum Average Unit Size
BMR Rent Control
Parking
AFFH and Outreach
Suggested Topics for Discussion
50 Seniors
• Program H-2k: Senior Home Rehabilitation: Fund to support senior home maintenance.
• Program H-5q: Physically Accessible Housing: Require physically accessible units in new developments.
• Program H-5w: Employee Housing: Allow density bonus for projects with onsite staff housing.
• Program H-5y: Renter Support. Survey renters to identify and remedy renter needs.
Seniors Disabilities Homelessness Large / Female-Headed Households 51 People with Disabilities, Including Developmental
Disabilities
• Program H-5i: Persons with Disabilities: Coordinate with regional agencies to support housing goals.
• Program H-5p: Coordination with Affordable Housing Providers. Work with housing providers and funders on housing for people with disabilities and developmental disabilities.
• Program H-5r: Extremely Low-Income Units. Support construction of housing for people needing coordinated services.
• Program H-5w: Employee Housing: Allow density bonus for projects with onsite staff housing.
Seniors Disabilities Homelessness Large / Female-Headed Households 52 People Experiencing Homelessness
• Program H-5h: Homeless Assistance/Shelter Provisions. Support agencies serving people experiencing homelessness.
• Program H-5o: Foreclosure Prevention. Inform residents of foreclosure intervention services.
• Program H-5r: Extremely Low-Income Units. Support construction of housing for people needing coordinated services.
• Program H-5u: Low Barrier Navigation Centers. Allow for temporary shelter in certain zoning districts.
Seniors Disabilities Homelessness Large / Female-Headed Households 53 Large Families and Female-Headed Households
• Program H-2d: Workforce Housing/CSCDA JPA. Adopt a resolution allowing special conversion of market-rate units to workforce housing.
• Program H-2i: Tenant Notification. Educate tenants of affordable housing units at risk of converting to market-rate of their rights.
• Program H-5v: Density Bonus. Provide additional density bonus in exchange increase in units available at the very low-income level. • Program H-5y: Renter Support. Survey renters to identify and remedy renter needs.
Seniors Disabilities Homelessness Large / Female-Headed Households 54 Outreach Policy for Housing Programs
For public-facing programs, outreach target:
Use at least three of the following channels to distribute information:
• Social Media Campaign
• Website
• Local Press
• Council Announcements
• Utility Mailers
For programs working with landlords:
Information is sent through business license renewal process 55 May 20 – Draft of Housing Element will be
made available for Public Review
Next Steps
56 Timeline and Key Milestones
May 20 – Public Review Draft Housing Element
30 Days Public Review (May 20 through June 20)
10 Days to Respond (June 20 through June 30)
June 30/July 1 – Submit Housing Element to HCD
July through September – HCD 90-Day Review Period
October – Planning Commission Hearings
November/December – City Council Hearings
January 2023 – Submittal to HCD
Next Steps
Questions Comments
https://campbell.generalplan.org/housing-element
Thank you!
58 Next Steps
Key Milestones
T
O
D
A
Y
59 Summary of May 4 PC Meeting
AHOZ
Expand to consider Home Church, San Tomas Plaza
Incentivize onsite amenities (potentially daycares) and community benefits (i.e. public space/plazas)
Potential to strengthen and/or include more sites
Average Unit Size or FAR
Consider bedroom count instead of max. avg. unit size Affirmatively Furthering Fair Housing /
Outreach
“Know Your Rights” flyer required at certain events