3. Housing that has been occupied by a tenant in the last three years.
K. Storm Drain Area Fee . Prior to recordation of a parcel map, the applicant shall pay the required Storm Drain Area fee, as set by the City's Schedule of Fees and Charges.
L. Stormwater Management. The subdivision shall comply with the requirements of the City's National Pollution Discharge Elimination System (NPDES) Permit as implemented by Chapter 14.02 (Stormwater Pollution Control), and as demonstrated by a grading and drainage plan prepared by a registered civil engineer.
M. Utilities. Utilities serving new parcels created through an urban lot split shall not cross property lines. The requirements of the utility providers shall be satisfied prior to recordation of a parcel map.
20.14.060 – Application Process
Applications for urban lot splits shall be submitted and processed in compliance with the following requirements:
A. Application Type . An urban lot split shall be reviewed by the city engineer as a ministerial application for a parcel map. A tentative parcel map shall not be required.
B. Concurrent Submittal. A parcel map for an urban lot split may not be approved except in conjunction with a concurrently submitted application for a zoning clearance pursuant to Section 21.25.090 (Application process) of the Zoning Code. Development of the new parcels is limited to the proposed housing development approved by the zoning clearance unless an application for a new zoning clearance is issued for a different proposed housing development.
C. Application Filing. An application for a parcel map for an urban lot split, including the required application materials and filing fee, shall be filed with the public works department in compliance with Chapter 20.16 (Parcel Map Procedures).
D. Referral. The city engineer shall refer the parcel map application to the community development director, fire chief, and utility agencies for review prior to recordation.
E. Denial. The city engineer may deny an urban lot split only if the building official makes a writte n finding, based upon a preponderance of the evidence, that a proposed housing development located on the proposed new parcels would have a specific, adverse impact, as defined and determined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.
F. Appeals. A decision of the city engineer on a parcel map for an urban lot split is a ministerial action and not appealable.
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SECTION 7. Clarification to Architectural Features Encroachment Exception. Campbell Municipal Code Section 21.18.040.B.1 (Architectural features) is amended to read as follows with underlining indicating new text and strikeouts (strikeout) indicating deleted text:
1. Architectural features. Cornices, eaves, sills, canopies, bay windows totaling not more than 10 feet in width, or other similar architectural features may extend or project into a required side yard or rear yard, or required building separation distance, not more than 24 inches and may extend or project into a required front yard or street-side yard not more than 30 inches. Chimneys may project into a required front, side, street-side, or rear yard not more than 24 inches. No architectural feature may extend closer than three feet to any property line.
SECTION 8. Revisions Pertaining to JADU Provisions . Campbell Municipal Code Section
21.23.040 (Junior Accessory Dwelling Unit Developmen t Standards) is amended to read as follows with underlining indicating new text and strikeouts (strikeout) indicating deleted text:
21.23.040 - Junior Accessory Dwelling Unit Development Standards A junior accessory dwelling unit shall be constructed only on a parcel developed with no more than one single-family dwelling and only in accordance with the following development standards:
A. Maximum floor area. The junior accessory dwelling unit shall not exceed 500 square feet in area. The occupied floor area shall be within the allowable floor area of a primary dwelling unit or detached accessory dwelling unit, as specified by Section 21.23.030.D (Floor area ratio and lot coverage).
B. Associated Dwelling. The junior accessory dwelling unit shall be contained entirely within a n existing or proposed primary dwelling unit (including within an existing attached garage) or a detached accessory dwelling unit utilizing one of the allowable two three bedrooms.
C. Kitchen. The junior accessory dwelling unit shall contain a kitchen or an efficiency kitchen. satisfying the following the criteria:
1. A sink with a maximum waste line diameter of one and one-half inches.
2. A cooking facility with appliances that do not require electrical service greater than 120 volts, or natural or propane gas.
3. A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.
D. Bathroom. Bathroom facilities may be separate from or shared with the primary dwelling unit or detached accessory dwelling unit.
E. Entrance. The junior accessory dwelling unit shall include an exterior entrance separate from the main entrance to the primary dwelling unit or detached accessory
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dwelling unit , with an interior entry into t he main living area. The junior accessory dwelling unit may include a second interior doorway for sound attenuation.
F. Parking. No parking shall be required for a junior accessory dwelling unit.
G. Owner occupancy required. A property with a junior accessory dwelling unit shall be occupied by the property owner, who shall reside in either the junior accessory dwelling unit or the primary dwelling unit. The community development director shall require recordation of a deed res triction documenting this restriction prior to issuance of a building permit.
SECTION 9: Kitchen Definition: The definition of "Kitchen facilities" in Campbell Municipal Code Section 21.72.020(k) is amended to read as follows, with underlining indicating new text and strikeouts (strikeouts) indicating deleted text:
"Kitchen facilities" means any room or area designed, intended, or used for the cooking and preparation of food with appliance(s) for cooking or heating food or beverages, such as a stove, oven, microwave, toaster, or hot plate, installed (either temporarily or permanently).
"Kitchen facilities" and "kitchen" means a room or area designed for the cooking, preparation, and storage of food. When found in a dwelling unit, a kitchen shall include a free-standing cooking range or built-in cooktop, oven, ventilation, sink, refrigerator, food preparation countertop, and food storage cabinetry.
SECTION 10 : Efficiency Kitchen Definition : The following definition is added to Campbell Municipal Code Section 21.23.120 between the definitions of "Driveway" and " Existing space of an accessory structure" to read as follows, with underlining indicating new text:
"Efficiency kitchen" means a cooking facility for a junior accessory dwelling unit which contains a sink, food preparation counter, food storage cabinet, and electrical circuitry suitable for common kitchen appliances.
SECTION 11: JADU Definition: The definition of "Junior accessory dwelling unit" in Campbell Municipal Code Section 21.23.120 is amended to read as follows, with underlining indicating new text and strikeouts (strikeouts) indicating deleted text:
"Junior accessory dwelling unit" mean s a dwelling unit that is no more than five hundred square feet in size and contained entirely within an existing or proposed single-family dwelling or detached accessory dwelling unit. A junior accessory dwelling unit may include separate sanitation facilities or may share sanitation facilities with the existing structure.
SECTION 12. Exception to FAR/Lot Coverage . Campbell Municipal Code Section
21.23.030.D (Floor area ratio and lot coverage) is amended to read as follows with underlining indicating new text and strikeouts (strikeout) indicating deleted text:
D. Floor area ratio and lot coverage. Creation of an accessory dwelling unit shall comply with the maximum floor area ratio and maximum lot coverage as specified by the applicable zoning district and/or area or neighborhood plan , except to the extent
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necessary to allow an accessory dwelling unit no larger than eight hundred square feet.
In the case of a parcel within the P -D (Planned Development) zoning district the maximum floor area ratio and maximum lot coverage shall be equal to the standards provided by the zoning district that directly corresponds to the parcel's General Plan land use designation as specified by Section 21.04.020, Table 2-1.
Exception: Up to eight hundred square feet of gross floor area of an accessory dwelling unit shall be exempt from the applicable maximum floor area ratio and maximum lot coverage requirements. This exception does not apply to junior accessory dwelling units.
SECTION 13. JADU Parking Clarification. Campbell Municipal Code Section 21.23.030.J.1, Table – 3-1(d) (Parking Standards) is amended to read as follows with underlining indicating new text and strikeouts (strikeout) indicating deleted text:
SECTION 14 . ADU Setback Exception . Campbell Municipal Code Section 21.23.030.E., Table – 3-1(b) (Setback Standards) is amended to read as follows with underlining indicating new text and strikeouts (strikeout) indicating deleted text:
Table 3-1(b) – Setback Standards
Setback (1)
Requirement (2)
Detached ADUs Interior and
Attached ADUs
Property
Line
Setbacks
Front
The same standard
as for the primary
dwelling unit
The same
standard as for
the primary
dwelling unit Interior Sides 4 feet
Table 3-1(d) – Parking Standards
Standard Detached ADUs Interior and
Attached ADUs
Required Parking 1 space per unit or per
bedroom, whichever is less Not Required
Replacement
Parking
Existing parking spaces that are removed (in
whole or in part) in conjunction to allow for with the
creation of an accessory dwelling unit or junior
accessory dwelling unit (e.g., by demolition or
conversion of a garage) are not required to be
replaced.
Exception: No "required parking", as specified by this table, shall be required for a detached accessory dwelling unit that is contained within the existing space of an accessory structure. Further, no "required parking" shall be required for an accessory dwelling unit that is located on a parcel that is within (1) a walking distance of one-half mile of public transit, (2) a designated historic district, (3) one block of a City-licensed car share vehicle, or (4) the boundaries of a permanent residential parking permit program, where the City does not offer parking permits to occupants of an accessory dwelling unit.
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Rear
Street Side 12 feet
Separation
from
Primary
Dwelling
Unit (3)
If located in front of
the primary dwelling
unit 10 feet
Not applicable If located behind the
primary dwelling unit
If located to the side of
the primary dwelling
unit
5 feet
Separation
from
Accessory
Structure(s)
(3)
If located in front of the
accessory structure 10 feet
As specified by
Section
21.36.020
(Accessory
structures)
If located behind the
accessory structure
If located to the side of
the accessory structure 5 feet
Exceptions:
(1) Cornices, eaves, sills, canopies, bay windows, or other similar architectural features may extend into required setbacks and building separation distances as specified Section
21.18.040.B.1
(2) No setback shall be required for an existing accessory structure that is converted (in whole or in part) to an accessory dwelling unit, nor for an accessory dwelling unit created within the existing space of a primary dwelling unit provided that the existing side and rear setbacks are sufficient for fire safety.
(3) Except for accessory dwelling units that are no larger than eight hundred square feet and no taller than 16-feet, which shall be separated from other structures only to the extent that may be required by the building or fire code.
A detached accessory dwelling unit created through this exception shall not be expanded in any manner, including expansion of the living area or attachment of a garage or other uninhabitable space (except to allow an entry area for ingress and egress no greater than 150 square feet), and shall not be permitted to exercise the setback exception for non-conforming structures provided for in Section 21.58.050.F (Exceptions).
SECTION 15. Non-Conforming Limitations: Campbell Municipal Code Section 21.58.050.F (Exceptions) is amended to read as follows with underlining indicating new text and strikeouts (strikeout) indicating deleted text:
F. Exceptions. The following exceptions apply to all lawfully constructed struct ures, except for detached including accessory dwelling units:
SECTION 16. Special Provisions for Multi-family Residential Properties: Campbell Municipal Code Section 21.23.050 (Special Provisions for Multi -family Residential Properties) is amended to read as follows with underlining indicating new text and strikeouts ( strikeout) indicating deleted text:
21.23.050 – Special Provisions for Multi-family Residential Properties
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The following requirements and restrictions apply to creation of accessory dwelling units on multi-family residential properties and shall supersede any provision to the contrary within this Chapter.
A. Defined. For the purposes of this section, the term “multifamily dwelling structure” shall have the same meaning as “Duplex,” “Triplex,” “Fourplex,” and “apartment” as defined by Chapter 21.72 (Definitions).
B. Conversion of non-living areas. A minimum of one (1) accessory dwelling unit and up to one (1) accessory dwelling unit for every four (4) dwelling units within a multifamily dwelling structure may be created within existing non -livable space(s), including, but not limited to, storage rooms, boiler rooms, pas sageways, attics, basements, carports, or garages, provided that the dwellings comply with the California Building Code. Accessory dwelling units created through this provision shall not be expanded in any manner, except to allow an entry area for ingress and egress no greater than one hundred fifty square feet. Creation of additional living area within the existing building envelope (i.e., mezzanine) shall not be considered an expansion provided that the accessory dwelling unit does not exceed eight hundred square feet.
C. Detached accessory dwelling units . In addition to the accessory dwelling units allowed by subsection B, not more than two (2) detached accessory dwelling units may allowed subject to the standards, requirements, and restrictions of this Chapter. The accessory dwellings units may be detached from each other or may be connected in a side-by-side or front-to-back configuration or stacked with one unit located atop of the other unit forming a two -story structure not exceeding the maximum building height specified by Section 21.23.030.I (Maximum height and stories).
SECTION 17. Approval Process : Campbell Municipal Code Section 21.23.080 (Approval Process) is amended to read as follows with underlining indicating new text and strikeouts (strikeout) indicating deleted text:
21.23.080 – Approval Process
The City shall issue a ministerial building permit for an accessory dwelling unit or junior accessory dwelling unit that is consistent with the provisions of this Chapter, as determined by issuance of a Zoning Clearance in co mpliance with Chapter 21.40 (Zoning clearances), within sixty (60) days of submittal of a complete building permit application. If the permit application to create a junior accessory dwelling unit is submitted with a permit application to create a new sing le-family dwelling on the lot, the City may delay acting on the permit application for the junior accessory dwelling unit until the permitting agency acts on the permit application to create the new single -family dwelling, but the application to create the junior accessory dwelling unit shall still be considered ministerially without discretionary review or a hearing.
Notwithstanding the foregoing However, physical expansion of an existing primary dwelling unit (i.e., addition) or construction of a new primary dwelling unit located on a parcel that is subject to design review pursuant to Chapter 21.42 (Site and architectural review), Chapter 21.33 (Historic preservation), or Chapter 21.12.030 (P -D (Planned development)
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zoning district) shall first receive a pproval of the appropriate land use permit prior to a submittal of a ministerial building permit application for an accessory dwelling unit. The 60 - day period for processing the application for the accessory dwelling unit or junior accessory dwelling shall be tolled during any delay requested by the applicant.
SECTION 18. Deletion of Utility Meter Provisions : Campbell Municipal Code Section
18.20.030 (Utility meters) is hereby deleted.
SECTION 19. Deletion of ADU Master Plan provisions : Campbell Municipal Code Section
21.23.100 (Master Development Plan) is hereby deleted.
SECTION 20. Public Improvements : Campbell Municipal Code Section 11.24.180.D is amended to read as follows with underlining indicating new text and strikeouts ( strikeout) indicating deleted text:
D. Additions, alterations or repairs to any existing residential structure, including excluding construction of an accessory dwelling unit or junior accessory dwelling unit , within a five-year period that add less than fifty percent of the size, measured in square feet, to the existing structural coverage shall be exempt from the requirement of this chapter to install street improvements unless the contemplated additions and use of the property in question will result in an im mediate danger to the public safety, as determined by the city engineer.
SECTION 21. Existing Dwelling Units : Campbell Municipal Code Section 21.23.020.B is amended to read as follows with underlining indicating new text and strikeouts ( strikeout) indicating deleted text:
B. Dwelling unit. A parcel that is presently developed with at least one lawfully constructed primary dwelling unit or that will be developed with a primary dwelling unit in conjunction with the creation of an accessory dwelling unit. For the purposes of this Chapter, a primary dwelling unit shall only include a proposed or existing detached single-family dwelling, except for accessory dwelling units constructed on multi- family residential properties pursuant to Section 21.23.050 (Special Provisions for Multi - family Residential Properties).
SECTION 22. ADU Design Requirements: Campbell Municipal Code Section 21.23.030.K.1 is amended to read as follows with underlining indicating new text and strikeouts ( strikeout) indicating deleted text:
1. Detached accessory dwelling units. Detached accessory dwelling units larger than eight hundred square feet and taller than sixteen feet, if not entirely located behind the primary dwelling unit, shall maintain the appearance of the primary dwelling unit, by using the same wall cladding, trim detail, roofing material, building color(s), window frames/trim, and the predominant roof form and roof pitch.
SECTION 23. Special Provisions for Historic Properties : Campbell Municipal Code Section
21.23.060 is amended to read as follows with underlining indicating new text and strikeouts (strikeout) indicating deleted text:
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21.23.060 Special Provisions for Historic Properties.
The following requirements and restrictions apply to creation of accessory dwelling units on properties listed on the historic resource inventory, and shall supersede any provision to the contrary within this Chapter.
A. Type. Only detached and interior accessory dwelling units shall be permitted.
B. Placement. A detached accessory dwelli ng unit shall be placed behind the primary dwelling unit and be located on the rear half of the lot.
C. Height. A detached accessory dwelling unit shall be a maximum of sixteen feet in height and not exceed one story.
D. Design. The design of the detached accessory dwelling unit shall maintain the appearance of the primary dwelling unit, by using similar wall cladding, trim detail, roofing material, building color(s), window frames/trim and divisions, and the predominant roof form and roof pitch.
E. Exception: Detached accessory dwelling units that are eight hundred square feet or smaller and no taller than sixteen feet are not subject to the design or placement requirements of this section. Variations from these provisions may be granted in compliance with Section 21.33.150.B.2 (Zoning exception), upon finding by the Planning Commission, with recommendation by the Historic Preservation Board, that the variation would not adversely impact the historic resource.
SECTION 24. Maximum Size: Campbell Municipal Code Section 21.23.030.G is amended to read as follows with underlining indicating new text and strikeouts ( strikeout) indicating deleted text:
G. Maximum Size. The maximum floor area for a detached accessory dwelling unit shall be one thousand two hundred square feet , except for a unit contained within the existing space of an accessory structure, which is limited to the size of the accessory structure. The maximum living area for an attached or interior acces sory dwelling unit shall not exceed fifty percent of the living area of the primary dwelling unit, except that a minimum allowable living area of eight hundred and fifty square feet shall be permitted.
SECTION 25. Allowable Rooms: Campbell Municipal Code Section 21.23.030.H is amended to read as follows with underlining indicating new text and strikeouts ( strikeout) indicating deleted text:
H. Allowable rooms. An accessory dwelling unit shall be limited to a maximum of two three bathrooms and two three bedrooms (defined as a habitable room with an area not less than seventy square feet as described by California Building Code section 1208.3). An accessory dwelling unit shall also contain no more than one kitchen facility and no more than one living room (defined as a habitable room with an area not less than 120 square feet as described by California Building Code section 1208.1). No other rooms or closets larger than one hundred twenty square feet shall be permitted unless they
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are fully interior within the accessory dwelling unit without any exterior walls from which windows could be created.
SECTION 26. Exception to Open Space . Campbell Municipal Code Section 21.23.030.C (Private open space) is amended to read as follows with underlining indicating new text and strikeouts (strikeout) indicating deleted text:
C. Private oOpen space. Creation of an accessory dwelling unit shall not reduce the required private open space to less than that required specified by the applicable zoning district and/or area or neighborhood plan , except to the extent necessary to allow an accessory dwelling unit no larger than eight hundred square feet. In the case of a parcel within the P-D (Planned Development) Zoning District the required private open space shall be equal to the standard provided by the zoning district that directly corresponds to the parcel's General Plan land use designation as specified by Section
21.04.020, Table 2-1.
Exception: Accessory dwelling units that are eight hundred square feet or smaller and no taller than sixteen feet may encroach into the required open space area of a parcel.
SECTION 27. Floor Area Calculation. Campbell Municipal Code Section 21.02.020 (Rules of interpretation) is amended to add a new subsection 'H,' as follows with underlining indicating new text:
H. Gross floor area. When this Zoning Code specifies the maximum allowable floor area of a structure or a portion of a structure, the floor area shall be calculated on a "gross" basis, consistent with the definition of "Floor area, gross" provided in Chapter 21.72 (Definitions), unless otherwise specified.
SECTION 28. Parking Stall Configuration: Campbell Municipal Code Section 21.23.030.J.2 (Parking configuration) is amended to add a new sub-paragraph 'e,' as follows with underlining indicating new text:
e. Required parking stalls may be designed to allow vehicles to back out onto an abutting public street provided that the street is classified as "local street" by the General Plan roadway classification diagram.
SECTION 29 (SEVERABILITY): If any section, subsection, sentence, clause, or phrase of this ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of the ordinance. The City Council hereby declares that it would h ave passed this ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the ordinance would be subsequently declared invalid or unconstitutional.
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SECTION 30 (EFFECTIVENESS) This Ordinance shall become effective thirty (30) days following its passage and adoption and shall be published, one time within fifteen (15) days upon passage and adoption in a newspaper of general circulation for the City of C ampbell, County of Santa Clara.
PASSED AND ADOPTED this _____ day of ____________, 2022 by the following roll call vote:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
APPROVED:
________________________
Paul Resnikoff, Mayor
ATTEST:
_______________________________
Andrea Sanders, Acting City Clerk
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Attachment: SB-9 Draft Ordinance (PLN-2021-187 ~ SB-9 Ordinance) RESOLUTION NO. ____
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL ADOPTING AN AMENDMENT TO THE CAMPBELL
VILLAGE NEIGHBORHOOD PLAN TO INCORPORATE BY
REFERENCE THE PROPOSED CITY -WIDE SENATE BILL NO. 9
(SB-9) STANDARDS AND REQUIREMENTS.
After notification and public hearin g, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed.
The City Council finds as follows with regard to file number PLN-2021-187:
1. The proposed Area Plan Amendment would amend the Campbell Village Neighborhood Plan to make reference to new ly adop ted Chapter 21.25 and Chapter 20.14 of the Campbell Municipal Code , to allow for t wo-unit housing developments and urban lot splits, respectively, as required by Senate Bill No. 9 (SB-9).
2. The Area Plan Amendment is consistent with applicable legislation adopted by the State of California while maintaining locally appropriate standards for the construction.
3. The legislature of the State of Cal ifornia ha s, in Government Code Sections 65302, 65560 and 65800, conferred upon local governments the authority to adopt regulations designed to promote the public health, safety and general welfare of its citizenry.
4. Review and adoption of this Area Plan Amendment is done in compliance with California government Code S ections 65853 through 65857, which re quire a duly noticed public hearing of the Planning Commission whereby the Planning Commission shall provide its written recommendation to the City Council for its consideration.
Based on the foregoing findings of fact, the City Council further finds and concludes that:
1. The proposed amendment is consistent with the goals, policies, and actions of the General Plan;
2. The proposed amendment would not be detrime ntal to the public interest, health, safety, convenience, or general welfare of the City; and
3. Adoption of the propos ed amendment , which is intended to mod ify existing local regulatory requirements to be consistent wit h State law, is exempt from the California Environmental Quality Act (CEQA) pursuant to California Government Code Section 65852.21(j) and Section 66411.7(n) relating to implementation of Senate Bill No. 9, THEREFORE, BE IT RESOLVED that the City Council adopts an Amendment to the Campbell Village Neigh borhood Plan to incorporate by reference the p roposed City -wide SB-9 standards, by adding a new Land Use Standard 'C-1' (Two-Unit Housing Developments and Urban Lot Splits ) and amending Land Use Standard Section D. 6 (Accessory Structures and Accessory Dwelling Units), as follows:
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Attachment: CC Resolution (SB-9 CVNP Amendment) (PLN-2021-187 ~ SB-9 Ordinance) City Council Resolution
PLN2017-375 – Approval of a Neighborhood Plan Amendment Page 2 • A new Land Use Standard 'C-1' (Two-Unit Housing Developments and Urban Lot Splits) is added between Land Use Standard 'C' ( Relationship to Municipal Code ) and 'D' (Residential Development Standards), as follows:
C-1. Two-Unit Housing Developments and Urban Lot Splits Two-Unit Housing Developments and Urban Lot Splits shall be permitted in accordance with Chapter 21.25 and Chapter 20.14 of the Ca mpbell Municipal Code, respectively, which shall prevail over any provision to the contrary contained within the Campbell Village Neighborhood Plan.
• Land Use Standard Section D.6 (Accessory Structures and Accessory Dwelling Units) is amended to add the text identified with an underline, as follows:
6. Accessory Structures and Accessory Dwelling Units
Accessory structures shall be permitt ed in accordance wi th Section 21.36.020 of the Campbell Municipal Code, except that the rear setback shall be limited to the greater of five feet or one half the height of the b uilding wall. Accessory dwelling uni ts shal l be permitted in accordance with Chapter 21.23 of the Campbell Municipal Code.
PASSED AND ADOPTED this _____ day of ____________, 2022 by the following roll call vote:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
APPROVED:
________________________
Paul Resnikoff, Mayor
ATTEST:
_______________________________
Andrea Sanders, Acting City Clerk
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Attachment: CC Resolution (SB-9 CVNP Amendment) (PLN-2021-187 ~ SB-9 Ordinance) RESOLUTION NO. ____
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL ADOPTING A GENERAL PLAN AMENDMENT TO THE
SAN TOMAS AREA NEIGHBORHOOD PLAN TO INCORPORATE BY
REFERENCE THE PROPOSED CITY -WIDE SENATE B ILL NO. 9
(SB-9) STANDARDS AND REQUIREMENTS.
After notification and pub lic hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed.
The City Council finds as follows with regard to file number PLN-2021-187:
1. The proposed General P lan Amendment would amend the San Tomas Area Neighborhood Plan, adopted within Appendix A1 (Area Plans and Special Project Areas) of the Campbell General Plan , to make reference to new ly adopted Chapter 21.25 and Chapter 20.14 of t he Campbell Municipal Code , to allow for t wo-unit housing developments and urban lot splits, respectively, as required by Senate Bill No. 9 (SB-9).
2. The proposed General Plan Amendment is consistent with applicable legislation adopted by the State of Califo rnia while maintaining locally appropriate standards for the construction.
3. The legislature of the State of California has, in Government Code Sections 65302, 65560 and 65800, conferred upon local government s the authority to adopt regulations designed to promote the public health, safety and general welfare of its citizenry.
4. Review and adoption of this General Plan Amendment is done in compliance with California government Code Sections 65853 through 65857, which require a duly noticed public h earing of the Planning Commission whereby the Planning Commission shall provide its written recommendation to the City Council for its consideration.
Based on the foregoing findings of fact, the City Council further finds and concludes that:
1. The proposed amendment is internally consistent with the goals, policies, and actions of the General Plan;
2. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City;
3. Adoption of the propos ed amendment , which is intended to mod ify existing local regulatory requirements to be consistent wit h State law, is exempt from the California Environmental Quality Act (CEQA) pursuant to California Government Code Section 65852.21(j) and Section 66411.7(n) relating to implementation of Senate Bill No. 9, THEREFORE, BE IT RESOLVED that the City Council adopts a General Plan Amendment to the San Tomas Area Neighborhoo d Plan to incorporate by reference the p roposed City- wide SB-9 standards, by adding a new Land Use Policy 'A-1' (Two-Unit Housing Developments and Urban Lot Splits) as follows:
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PLN-2021-187 – Approval of a General Plan Amendment Page 2 • A new Land Use Policy 'A-1' (Two-Unit Housing Developments and Urban Lot Splits) is added between Land Use Policy ' A' ( Relationship to Municipal Code ) and ' B' (Setbacks), as follows:
A-1. Two-Unit Housing Developments and Urban Lot Splits Two-Unit Housing Developments and Urban Lot Splits shall be permitted in accordance with Chapter 21.25 and Chapter 20.14 of the Ca mpbell Municipal Code, respectively, which shall prevail over any provision to the contrary contained within the San Tomas Neighborhood Plan.
PASSED AND ADOPTED this _____ day of ____________, 2022 by the following roll call vote:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
APPROVED:
________________________
Paul Resnikoff, Mayor
ATTEST:
_______________________________
Andrea Sanders, Acting City Clerk
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Attachment: CC Resolution (SB-9 STANP GP Amendment) (PLN-2021-187 ~ SB-9 Ordinance) City
Council
Report
TITLE: Resolution Affirming Agreement for City Clerk Services (Resolution/Roll Call Vote)
RECOMMENDED ACTION
Adopt a resolution affirming an agreement with Andrea Sa nders to the position of City Clerk at an annual salary of $135,532.80.
BACKGROUND
The attached resolution affirms approval of an agreement for City Clerk services. The duties of the City Clerk are set forth pursuant to Government Code Section 36510. The City Clerk proactively supports the City Council and works collaboratively with other Council Appointed Officers, Committees and City departments to facilitate the Council’s vision. The City Clerk is the liaison between the public and Council, while upholding the duties and role of the City Clerk’s Office.
DISCUSSION
The City Council has concluded negotiations with Andrea Sanders for an employment agreement for City Clerk services. The attached resolution affirms approval of an agreement for City Clerk services, based on the unanimous direction of the City Council in Closed Session on June 28, 2022.
FISCAL IMPACT
Andrea Sanders will be an at -will employee serving at the pleasure of the City Council.
The employment agreement proposed for Andrea Sand ers includes an annual salary of $135,532.80. Andrea Sanders will receive standard management benefits consistent with the City’s Summary of Benefits . There are appropriations within the FY 2023 Budget and the General Fund to support the Agreement for City Clerk Services.
ALTERNATIVES
1. Do not approve the attached resolution.
2. Provide other direction to staff.
Item: 12
Category: NEW BUSINESS
Meeting Date: August 2, 2022
12 Packet Pg. 146
Resolution Affirming Agreement for City Clerk Services Page 2 of 2 Prepared by:
Jenny Le-Christensen, HR Manager
Approved by:
Brian Loventhal, City Manager
Attachment:
a. Resolution - City Clerk
b. Clerk Contract_Andrea Sanders
12 Packet Pg. 147
RESOLUTION NO. __________
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAMPBELL
AFFIRMING AN AGREEMENT WITH ANDREA SANDERS FOR HER
EMPLOYMENT AS CITY CLERK
WHEREAS, upon the announcement of Dusty Christopherson resignation from the position of City Clerk, the City Council appointed the Deputy City Clerk Andrea Sanders to serve as the Acting Interim City Clerk, effective July 1, 2022; and WHEREAS, based on Andrea Sanders experience, qualifications and ability , the City Council desires to employ Andrea Sanders as the City Clerk; and WHEREAS, pending the negotiation and preparation of a proposed City Clerk employment contract; and
WHEREAS, Andrea Sanders desires to perform and assume responsibility for the provision of the City Clerk services to the City; and
WHEREAS, Section 2.16.020 of the Campbell Municipal Code provides that compensation for all appointed officers and employees of the City shall be fixed by Resolution, and WHEREAS, the City Council has authorized an employment agreement establishi ng the salary, benefits and working conditions of the City Clerk for the duties and responsibilities of that position as set forth by the Campbell Municipal code, Section 2.08.070.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Campbe ll affirms the employment agreement with Andrea Sanders for City Clerk, effective August 2, 2022.
PASSED AND ADOPTED at regular meeting of the City Council of the City of Campbell this 2nd day of August 2022, by the following roll call vote:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
APPROVED:
Paul Resknikoff, Mayor
ATTEST:
Andrea Sanders, Interim City Clerk
12.a
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Attachment: Resolution - City Clerk (Resolution Affirming Agreement for City Clerk Services)
CITY OF CAMPBELL
CITY CLERK EMPLOYMENT AGREEMENT
This Agreement is between the City of Campbell, a municipal corporation and general law City ("City") and Andrea Sanders ("City Clerk"). It is effective August 2, 2022.
WHEREAS, Campbell voters approved the conversion of the office of City Clerk from an elected to appointed position at the November 2, 2012 General Municipal Election;
WHEREAS, the City Council will appoint the City Clerk pursuant to Government Code Section 36510;
WHEREAS, Andrea Sanders desires to be employed by the City as its appointed City Clerk; and
WHEREAS, the City desires to provide certain benefits, establish certain conditions of employment, and to set working conditions of the City Clerk.
NOW, THEREFORE, for and in consideration of each others' mutual promises, the undersigned parties agree as follows:
1. DUTIES: City Clerk agrees to perform the function and duties of the City Clerk as set forth in applicable State or local laws, ordinances, resolutions and policies, including the duties as outlined in the attached Job Description.
2. PAYMENT: During the term of her employment, commencing on August 2, 2022, City agrees to pay City Clerk for services rendered pursuant to this Agreement an annual base salary within the range adopted by the City Council for the position of City Clerk. The compensation for City Clerk as of the 2nd day of August, 2022, is Sixty-Five Dollars and Sixteen cents ($65.16) per hour and which amount may be adjusted from time to time. The compensation shall be payable in bi -weekly installments at the same time as other employees of City are paid. Compensation will be evaluated at least annually. This evaluation will include consideration of the salary range for the p osition; City's willingness/ability to grant increases, as well as merit increases; "across -the-board" increases; and such one-time payments and/or bonuses available or provided to management employees. Salary adjustments can be made by Resolution. The City Clerk shall be entitled to receive holidays, sick leave, disability, retirement, health, life and other insurance, and other benefits and compensation, including car allowance and City contributions toward deferred compensation plan, as provided to othe r City classified management employees. The annual base salary may be increased consistent with annual increases afforded classified management employees as adopted by Council resolution.
3. CONTINUING EDUCATION : During the term of this employment contract, continuing education shall be maintained toward achieving Master Municipal Clerk Designation, and such other continuing education as is annually approved by the City Council.
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Attachment: Clerk Contract_Andrea Sanders (Resolution Affirming Agreement for City Clerk Services)
4. EVALUATION: The City Council shall review and evaluate the City Clerk upon the first six months of service and annually thereafter during the month of August. As part of the review process, a subcommittee of the Council may conduct a review and make recommendations to the Council. The City Clerk may also be reviewed and evaluated at any other times the City Council deems necessary and appropriate.
5. TERM: This Agreement shall remain in effect from year to year until terminated.
6. TERMINATION: Because an intimate and confidential relationship is necessary between the City Clerk and the City, the City Clerk understands and agrees that City Clerk serves at the pleasure of City, and may be terminated at the will of the City Council at any time and without prior notice, and without statement of reasons of grounds therefore. The City may terminate this Agreement at any time, provided City continues City Clerk's salary and benefits for a period of three (3) months from the date city Clerk vacates the p osition of City Clerk. The City Clerk shall not be removed during the sixty (60) day period following any change in membership of the Council except upon a vote of at least four/fifths of the City Council.
7. RESIGNATION: In the event City Clerk voluntarily c hooses to resign her employment, City Clerk shall give the City at least thirty (30) day's written notice so the City may undertake a reasonable effort to find a successor.
8. BONDS: City shall bear the full cost of any fidelity or other bonds required of Cit y Clerk under any law or ordinance.
9. NON-WAIVER: City's waiver of any term, condition or covenant, or breach of any term, condition or covenant shall not be construed as the waiver of any term, condition or covenant or waiver of the breach of any other term , condition or covenant.
1 0. ENTIRE AGREEMENT: This Agreement contains the entire Agreement between the City and the City Clerk relating to the matters contained herein. Any prior agreements, promises, negotiations, or representations not expressly set forth in this Agreement are of no force or effect. Subsequent modifications to this Agreement shall be in writing and signed by both City and City Clerk. 1 1 . SEVERABILITY: If any term, condition or covenant of this Agreement is held by a court of competent jurisdiction to be invalid, void, or unenforceable, the remaining provisions of this Agreement shall be valid and binding on the City and City Clerk.
12. GOVERNING LAW : This Agreement shall be governed and construed in accordance with the laws of the State of California.
13. EXECUTION: This Agreement may be executed in counterparts and will be binding as so executed.
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Attachment: Clerk Contract_Andrea Sanders (Resolution Affirming Agreement for City Clerk Services)
The undersigned parties having read and understood the foregoing terms and conditions of this Agreement hereby agree to be bound thereby.
Dated: __________________ ___________________________
Andrea Sanders
City of Campbell:
Dated: __________________ by_________________________
Paul Resnikoff, Mayor
12.b
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Attachment: Clerk Contract_Andrea Sanders (Resolution Affirming Agreement for City Clerk Services) City
Council
Report
TITLE: Police Mobile Data Computer Replacement Lease Contract (Resolution/Roll Call Vote)
RECOMMENDED ACTION
That the City Council adopt a Resolution authorizing the City Manager to execute a five year lease purchase contract with Dell Financial Services, for the purchase of Getac V110 Mobile Data Computers and related equipment.
ThBACKGROUND
The Police Department utilizes Mobile Data Computers (MDCs) to run the City ’s computer automated dispatch, the Axon Fleet In -Car camera systems, Tri Tech report writing, Flock Automated License Plate Reader ( ALPR) data, and other web based services. Officers receive critical information regarding the calls they are responding to, are provided with GPS mapping for faster response times, and have access to critical information regarding persons and vehicles they come into contact with. Similar to police radios, these computers serve as an additional connection to other officers in t he field and dispatch, and allow the officer to request emergency assistance.
The current MDCs were purchased in 2017 and are at the end of their useful life. On June 21, 2022, Council approved the 2023-2027 Capital Improvement Program (CIP), which included Mobile Data Computer Replacements (CIP Project No. 23-MM).
DISCUSSION
This is a regular equipment replacement based on the useful life of the technology hardware. Th is current replacement approach provides benefits related to officer efficiency and Information Technology Department (IT) cost reductions and moves the Police Department closer to its goal of a completely paperless workflow.
From an officer efficiency standpoint , this equipment includes docking stations for officers in report writing a reas, so that officers can move seamlessly from their patrol cars to their report writing stations without losing access to critical information stored in the vehicle ’s computer. It will also make it easier for officers to complete forms and reports in the field.
Item: 13
Category: NEW BUSINESS
Meeting Date: August 2, 2022
13 Packet Pg. 152
MDC Replacement Lease Contract Page 2 of 3
The computer hardware comes with a five -year “bumper to bumper ” warranty and all maintenance is performed offsite by the company. This will eliminate any failure related replacement costs and IT repair costs over the life of the lease.
These mobile workstations are portable, convert to tablets , and have a stylus allowing for digital signatures. This hardware, coupled with the other cloud -based technologies the Police Department has recently adopted will allow for the automation of most , if not all, of the paper forms the department currently uses.
Staff engaged in a competitive bidding process for the required equipment related to this CIP project ( reference Attachments B through E). The low quote was provided by Code3 Technologies (Attachment B), who has been a technology vendor for the Police Department for past purchases. This resulted in the Dell Financial Group lease contract (Attachment F) to spread and equalize the cost of the purchase over the useful life of the equipment as recommended by the Finance Department.
All equipment will be owned by the City once the final lease payment has been made.
FISCAL IMPACT
The total financed amount is $171,148.30. The yearly lease payments over five years are $37,365.10 and total $186,825.50; thereby resulting in a debt service cost of $15,677.20 over the cost of the equipment. See attached amortization schedule (Attachment G). Appropriations for this lease purchase agreement are included in the Adopted FY 2023-2027 CIP. Currently approved CIP funding is sufficient, and no further appropriations are being requested at this time.
Prepared by:
Ian White, Police Captain
Reviewed by:
Gary Berg, Police Chief
Approved by:
13 Packet Pg. 153
Brian Loventhal, City Manager
MDC Replacement Lease Contract Page 3 of 3
Attachment:
a. MDC Resolution
b. Code3 Technology Quote
c. DuraTech USA Inc. Quote
d. Mobile Rugged Computers Quote
e. CDWG LLC Quote
f. Dell Finance Service Lease Purchase
g. Amortization Schedule
h. Dell Finance Lease Amendment
13 Packet Pg. 154
RESOLUTION NO. ________
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAMPBELL
AUTHORIZING THE CITY MANAGER TO EXECUTE A CONTRACT WITH DELL
FINANCIAL SERVICES FOR THE LEASE PURCHASE OF MOBILE DATA
COMPUTERS AND ASSOCIATED EQUIPMENT
WHEREAS, the Mobile Data Computer Replacement project is consistent with the City’s goal of adopting technologies that enhance public safety, improve officer efficiency and prevent crimes; and
WHEREAS, the Campbell Police Department utilizes Mobile Data Computers to run the computer automated dispatch system providing critical emergency call information, GPS locations to officers, and the ability for an officer in distress to signal dispatch; and
WHEREAS, the Campbell Police Department utilizes the Mobile Data Computers for the purposes of accessing critical information , investigative databases and report writing; and
WHEREAS, the current Mobile Data Computers were purchased in 2017 and are at the end of their useful life; and
WHEREAS, entering into a five-year contract with Dell Financial Services, for the lease purchase of Getac V110 Mobile Data Computers and related equipment reflects a stable five-year payment schedule that is consistent with the approved budget for this Capital Improvement Program (CIP) project (CIP Project No. 23-MM); and WHEREAS, the City will own all of the equipment at the end of the contract term.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Campbell that the City Manager is hereby authorized to execute a five-year lease contract with Dell Financial Services for the purchase of Getac V110 Mobile Data Computers and associated equipment.
PASSED AND ADOPTED this 2nd day of August, 2022, by the following roll call vote:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
13.a
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Attachment: MDC Resolution (MDC Replacement Lease Contract) APPROVED:
___________________________
Paul Resnikoff, Mayor
ATTEST:
_________________________________
Andrea Sanders, Interim City Clerk
13.a
Packet Pg. 156
Attachment: MDC Resolution (MDC Replacement Lease Contract)
PROPOSAL
Date: 6/2/2022
QUOTE: 22-130
Captain Ian White
Campbell Police Dept.
70 N. First St.
Campbell, CA 95008
408-866-2121
Customer ID: CPDCA003
Salesperson Project Payment Terms Contract#
Clay Jeppsen MDCs Getac V110 Net 30
Part# Description Qty Unit Price
VM4PZPJABDBA
Getac V110 G6 i7-10510U, Windows Hello Webcam, W 10 Pro x64 8GB RAM, 256GB PCIe SSD (SR (HD LCD + Touchscreen +stylus), US KBD + US PC mbrn Backlit KBD, WIFI + BT, HH, USB Type-A x 2 + USB Type-C x 1 SCrdr, Dual batteries, TouchPad 3yb2b (*mobile data terminals in police vehicles for field use).
35 $2675
VM4PZPJABUBA
Getac V110 G6 i7-10510U, Hello Webcam, W 10 Pro x64 8GB RAM, 256GB PCIe SSD SR (HD LCD + Tchscreen stylus),US KBD US PC mbrn Backlit KBD, WIFI + BT + GPS/Glonass + 4G LTE (EM7511) Pass-thru HH, USB Type-A x 2+USB Type-C x1+SCrdr,Dual batteries,TouchPad 3yb2b (*mobile data terminals in police vehicles for field use).
8 $3035
GE-SVTBNFX5Y Getac Tablet Bumper-to-Bumper+Extended Warranty 5 Years 43 $496 GDVNG2 Gamber Johnson Vehicle Dock with port replicator and screen support. DC power adapter sold separately. (V110) 12 $564
GAD2X4 Getac 11-16V, 22-32V DC Vehicle adapter / Charger 10 $97 GAD2X8 Getac 120W 11-16V, 22-32V DC Vehicle adapter (Bare Wire), 3 year warranty 12 $97
590GBL000196 TG3,KBA-BLTX-G4460-5US,TG3 83 Key, Backlit, Touchpad, USB, Coiled Cord, No logo, bundled 5 year "no fault" warranty 17 $235 GDOFUR V110 Office Dock w/ 90W AC Adapter (US) 20 $299
*All parts are new condition
unless otherwise specified. Subtotal $158,110.00
Sales Tax $12,789.11
Recycle $215.00
Shipping $0.00
Total $171,114.11
Thanks for your business!
Quote expires 9/30/2022
Code 3 Technology/ 9855 E Southern Ave #50882 Mesa AZ 85209 / 480-888-6401 / [email protected]
13.b
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Attachment: Code3 Technology Quote (MDC Replacement Lease Contract) Quotation
Date: 4/10/22
DuraTech USA, Inc.
6765 Westminster Blvd, #314
Westminster, CA, 92683
562-424-5502 Office
866-704-9132 Fax
www.DuraTechUSA.com
Contact: Michael Trevino
[email protected]
Ship To: Bill To:
Campbell Police Dept
70 N 1st St,
Campbell, CA 95008
Ian White
[email protected]
Product Description QTY Price Ext. Total
V110 G6 includes:
-Intel Core i7-10510U Processor
-Windows Hello Webcam
-Microsoft Windows 10 Pro x64 with 8GB RAM
-256GB PCIe SSD (user swappable)
-Sunlight Readable (Full HD LCD + Touchscreen + Hard Tip stylus) -US KBD + US Power cord
-Membrane Backlit KBD
-WIFI + BT
-Hard Handle
-USB Type-A x 2 + USB Type-C x 1 + Smart card reader
-Dual batteries
-TouchPad W/ Click Button
-3 Year B2B Warranty
Remark:
Starting from March 05, 2021, the purchase order received for V110G6 will not have SD Card Reader slot.
VM4PZPJAB
DBA
35 $ 3,705.00 $ 129,675.00
V110 G6 includes:
-Intel Core i7-10510U Processor
-Windows Hello Webcam
-Microsoft Windows 10 Pro x64 with 8GB RAM
-256GB PCIe SSD (user swappable)
-Sunlight Readable (Full HD LCD + Touchscreen + Hard Tip stylus) -US KBD + US Power cord
-Membrane Backlit KBD
-WIFI + BT + GPS/Glonass + 4G LTE (EM7511) + Pass-through -Hard Handle
-USB Type-A x 2 + USB Type-C x 1 + Smart card reader
-Dual batteries
-TouchPad W/ Click Button
-3 Year B2B Warranty
Remark:
Starting from March 05, 2021, the purchase order
received for V110G6 will not have SD Card Reader slot. VM4PZPJABUBA 8 $ -
BUMPER-TO-BUMPER + EXTENDED WARRANTY GE-
SVTBNFX5Y
43 $ 599.00 $ 25,757.00
Getac 11-16V, 22-32V DC Vehicle GAD2X4 10 $ 109.00 $ 1,090.00 Getac 120W 11-16V, 22-32V DC Vehicle adapter (Bare Wire) GAD2X8 12 $ 109.00 $ 1,308.00 Office Dock w/ 90W AC Adapter (US) GDOFUR 20 $ 349.00 $ 6,980.00 GAMBER JOHNSON NON-RF VEHICLE DOCK(V110) GDVNG2 12 $ 1,211.00 $ 14,532.00 TG3 83 KEY, BACKLIT, TOUCHPAD 590GBL000196 17 $ 268.00 $ 4,556.00 Subtotal $183,898.00
Labor
Ground
Shipping
$0.00
CA Sales Tax $14,252.10
CA EWF ($4
per LCD)
$172.00
Total $198,322.10
Prices are good for 30 days and may be subject to change w/o notice, Lead Time 4-6 weeks ARO Terms: Govt. IssuedNet 30 PO, Prepaid Company Check or Wire Transfer, All Pricing is in U.S.D.
Due to customization, ALL SALES ARE FINAL
All California sales require Sales Tax and $5 EWF per LCD
13.c
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Attachment: DuraTech USA Inc. Quote (MDC Replacement Lease Contract) Quote
Date
4/12/2022
Quote #
4239
Name / Address
Campbell Police Dept
Accounts Payable
70 N 1st St
Campbell, CA 95008
Ship To
Campbell Police Dept
Ian White
70 N 1st St
Campbell, CA 95008
P.O. Box 6506
Chandler, AZ 85246
Total
Quoted by Linda Flaherty
(480) 361-2472
[email protected]
Part Number Description MSRP QtyLn# Unit $ Extended
System VM4PZPJABDBA
V110 G6: Intel® Core™ i7-10510U Processor, Windows Hello Webcam, Microsoft Windows 10 Pro 64 bit, 8GB RAM, 256GB PCIe SSD (user swappable), 11.6" Sunlight Readable (Full HD LCD + Touchscreen + Hard Tip stylus), US KBD + US Power cord, Membrane Backlit KBD, WiFi + BT, Hard Handle, USB Type-A x 2 + USB Type-C x 1 + Smart card reader, Dual batteries, TouchPad w/Click Button, 3Yr Bumper-to-Bumper Warranty $3,705 351 3,599.00 125,965.00T
System VM4PZPJABUBA
V110 G6: Intel® Core™ i7-10510U Processor, Windows Hello Webcam, Microsoft Windows 10 Pro 64 bit, 8GB RAM, 256GB PCIe SSD (user swappable), 11.6" Sunlight Readable (Full HD LCD + Touchscreen + Hard Tip stylus), US KBD + US Power cord, Membrane Backlit KBD, WiFi + BT + WiFi + BT + GPS/Glonass + 4G LTE (EM7511) + Pass-through, Hard Handle, USB Type-A x 2 + USB Type-C x 1 + Smart card reader, Dual batteries, TouchPad w/Click Button, 3Yr Bumper-to-Bumper Warranty
$4,255 82 4,056.00 32,448.00T
GE-W-FSY4166448 GE-SVTBNFX5Y
Bumper-to-Bumper Extended Warranty Yr 4 & 5 - F110, V110, RX10/RX10H, T800 & Z710
$599 433 599.00 25,757.00T
GE-P-SSY4686785 GAD2X4
Getac 120W 11-16V, 22-32V DC Vehicle Adapter (Cig Lighter Plug) $109.99 104 109.00 1,090.00T
GE-P-SSY5522097 GAD2X8
Getac 120W 11-16V, 22-32V DC Vehicle adapter (Bare Leads), 3 year warranty (120W for Docking Station)
$109.99 125 109.00 1,308.00T
GE-D-VSY5654270 GDOFUR
V110 Office Dock w/90W AC Adapter (US)
$349.99 206 345.00 6,900.00T
GE-D-VSY4166286 GDVNG2
Gamber Johnson Vehicle Dock & Replication with screen stiffener $1,211 127 999.00 11,988.00T
GE-K-TGS5266507 590GBL000196
TG3 83 Key, Backlit, Touchpad, USB, Coiled Cord, 5Yr No Fault Warranty $269.99 179 269.00 4,573.00T
CA eWaste Recycle ... CA eWaste Recycle Fee 432 5.00 215.00
13.d
Packet Pg. 159
Attachment: Mobile Rugged Computers Quote (MDC Replacement Lease Contract) Quote
Date
4/12/2022
Quote #
4239
Name / Address
Campbell Police Dept
Accounts Payable
70 N 1st St
Campbell, CA 95008
Ship To
Campbell Police Dept
Ian White
70 N 1st St
Campbell, CA 95008
P.O. Box 6506
Chandler, AZ 85246
Total
Quoted by Linda Flaherty
(480) 361-2472
[email protected]
Part Number Description MSRP QtyLn# Unit $ Extended
Shipping Shipping - Waived3 0.00 0.00T
Notes:
* Lead time 6-8 weeks
* Quote valid for 30 days
* 3% Surcharge added for Credit/Debit Card or 4.4% for PayPal * Net 30 day terms available for qualified customers
* ALL PRODUCT NON-RETURNABLE/NON-REFUNDABLE
Sales Tax 19,700.72 19,700.72
$229,944.72
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Attachment: Mobile Rugged Computers Quote (MDC Replacement Lease Contract)
13.e
Packet Pg. 161
Attachment: CDWG LLC Quote (MDC Replacement Lease Contract)
13.e
Packet Pg. 162
Attachment: CDWG LLC Quote (MDC Replacement Lease Contract) LEASE NO: 810-9012216-001
Your DELL Customer Number is:
Reference: Page 1 of 3
TELP SNAP
TAX EXEMPT LEASE PURCHASE
THIS LEASE HAS BEEN WRITTEN IN “PLAIN ENGLISH”. WHEN WE USE “ YOU” AND “ YOUR” IN THIS LEASE WE MEAN YOU, THE CUSTOMER WHO IS THE LESSEE INDICATED BELOW. WHEN WE USE “WE”, “US” AND “OUR” WE MEAN THE LESSOR, DELL FINANCIAL SERVICES L.L.C.
FULL LEGAL NAME OF LESSEE
CITY OF CAMPBELL POLICE
DEPARTMENT
LEASE TERM
(MONTHS)
60 ANNUAL RENT PAYMENT(S)
$37,365.10
Principal and Interest components as set forth on Exhibit B ^Subject to Applicable Tax
TRANSACTION
PROCESING FEE
$0.00
DBA NAME (IF ANY)
NA
TYPE OF ENTITY
LOCAL
GOVERNMENT
FINANCING TERMS
Product Cost:
Shipping Charges:
Estimated Upfront Sales tax:
Electronic waste recycling fee
Transaction Processing Fee:
Total On Lease:
$158,110.00
$0.00
$12,823.31
$215.00
$0.00
$171,148.30
BILLING ADDRESS:
70 N. First St., Campbell, CA 95008
ANNUAL RENT PAYMENTS ARE DUE AND PAYABLE IN ADVANCE
* Shipping Charges are included in the Annual Rent Payment as shown above ** Estimated Upfront Tax is included in the Annual Rent Payment as shown above ** Recycle waste fees are included in the Annual Rent Payment as shown above
PRODUCT LOCATION
SEE EXHIBIT A
TOTAL PRINCIPAL AMOUNT FINANCED
SEE EXHIBIT B
GENERAL PRODUCT DESCRIPTIONS/SUPPLIER
SEE EXHIBIT A
END OF LEASE PURCHASE OPTION
TAX EXEMPT LEASE PURCHASE (TELP)
FEDERAL EMPLOYER IDENTIFICATION #
TERMS AND CONDITIONS OF LEASE
1. Lease; Acceptance and Commencement; Term; Rent: We agree to lease to you and you agree to lease from us the products, services, and software (the “Products”) described in Exhibit A to this lease on the terms and conditions shown in this lease agreement (the “Lease”). With resp ect to services, we will only finance one-time charges for services rendered in connection with the Products. Services may include delivery and installation fees, or similar services (“Services”). The Lease Term will begin and Products will be deemed irrevocably accepted for purposes of this Lease five (5) days after shipment from the Supplier (the “Commencement Date”). When you receive the Products, you agree to inspect them promptly and advise us if they are not in good working order. If any of the Pro ducts are accepted for return by the Supplier pursuant to the relevant Supply Contract (defined below in Section 5) (the “Supplier's Return Policy”), in the time, condition and manner required under the Supplier's Return Policy, we will apply any payment we receive from Supplier as a credit against the amounts owed under this Lease, however, you agree that you shall continue to owe all unpaid amounts. You are responsible for freight charges to deliver and return the Products under the Supplier's Return Pol icy. Contact Supplier for complete details regarding the Supplier's Return Policy. Dell Inc.'s return policies are available at www.dell.com. If payments are due in arrears, the first Rent payment is due thirty (30) days after the Commencement Date. If payments are due in advance, the first Rent payment is due on the Commencement Date. Subsequent payments of Rent are due on the same day of each subsequent Annual (or the following day of the subsequent Annual if there is no such day). You agree to pay us the Rent for the number of months of the Lease Term stated above. You will make all payments required under this Lease to us at the address we specify in writing. You authorize us to adjust the Rent amount (increase or decrease) listed above based on changes in the actual Product Cost (which is all amounts we have paid or will pay in connection with the purchase, delivery, and installation of the Products, including any t rade-up and buyout amounts) provided that any increase in Rent amount will not result in more than a 15% increase to the Rent payment listed above. You agree to allow us to adjust the Rent amount above if the actual Product Cost varies from the Product cost shown above. If any payment of Rent or other amount payable to us is not paid within ten (10) days after the due date, you will pay us a late charge equal to the greater of (i) 5% of the late payment amo unt or (ii) $29.00 for each late payment (or if less, the highest amount permitted by applicable law).
2. Funding Intent; Nonappropriation of Funds: You reasonably believe that sufficient funds can be obtained to make all Rent payments and other payments during the Lease Term. You agree that your Chief Executive or Administrative Officer (or your administ rative officer that has the responsibility of preparing the budget submitted to your governing body, as applicable) will provide appropriate funding for such payments in your annual budget request submitted to your governing body. If your governing body c hooses not to appropriate funds for such payments, you agree that your governing body will evidence such nonappropriation by omitting funds for such payments due during the applicable fiscal period from the budget that it adopts. We agree that your obligation to make Rent payments under the Lease will be a current expense and will not be interpreted to be a debt in violation of applicable law or constitutional limitations or requirements. Nothing contained in the Lease will be interpreted as a pledge of y our general tax revenues, funds or moneys.
If (a) sufficient funds are not budgeted or appropriated and budgeted by your governing body in any fiscal period for Rent pa yments or other payments and (b) you have exhausted all funds legally available for suc h payments, due under the Lease, then you will give us written notice and the Lease will terminate as of the last day of your fiscal period for which funds for Rent payments are available. Such termination is with out any expense or penalty, except for the portions of the Rent payments and those expenses associated with your return of the Products in accordance with paragraph 11 of the Lease for which funds have been budgeted or appropriated or are otherwise legally available.
3. Representations, Warranties and Covenants: You represent that the use of the Products is essential to your proper, efficient and economic operation and that you shall be the only entity to lease, operate and use the Products. You represent and agree that: (a) you are a state or a political subdivision or agency of a state; (b) the entering into and performance of the Lease is authorized under your state laws and Constitution and does not violate or contradict any judgment, law, order or regulation, or cause any default under any a greement to which you are a party; (c) you have complied with all public bidding
13.f
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Attachment: Dell Finance Service Lease Purchase (MDC Replacement Lease Contract) LEASE NO: 810-9012216-001
Your DELL Customer Number is:
Reference: Page 2 of 3
TELP SNAP
requirements and, where necessary, have properly presented the Lease for approval and adoption as a valid obligation on your part; (d) you have sufficient appropriated funds or other moneys available to pay all amounts due under the Lease for your current fiscal period; (e) you will comply with the information reporting requirements of Section 149(e) of the Internal Revenue Code of 1986, as amended (the “Code”), including but not limited to, the execution (and delivery to us) of information statements requested by us; (f) you will not do, cause to be done or fail to do any act if suc h act or failure to act will cause this Lease, or any transaction hereunder, to be an Arbitrage B ond within the meaning of Section 148 of the Code or a Private Activity Bond within the meaning of Section 141 of the Code; (g) the total cost of the Products will not be less than the total Principal Portion of t he Rent listed in this Lease; (h) the Products have or will be ordered within six months of the date hereof in order to commence the Lease; (i) the Products are expect ed to be delivered and installed, and the Seller fully paid, within one year from the date hereof; (j) no fund or account which secures or otherwise relates to the Rent has been established; (k) you will not sell, encumber or otherwise dispose of any property comprising this Lease prior to the final maturity or termination of this Lease without a written opinion of nationally recognized bond counsel to the effect that any such disposition will not adversely affect the exclusion of interest on the Rent from gross income for federal income tax purposes; (l) you agree to execute, deliver and provide us with satisfactory evidence of the filing of such documentation, as may be required for the purposes of properly reporting this Lease, including, without limitation, IRS forms 8038-G or 8038 -GC, as required under the Code; (m) Rent under this Lease will be paid from your periodic appropriatio ns deposited into your general fund, such appropriations will equal the Rent due during each Fiscal Period, and all Rent payments will be from an appropriation made during the same Fiscal Period in which such Rent payment is made; and (n) you will comply w ith all applicable provisions of the Code, including without limitation Sections 103, 141 and 148 thereof, and the applicable regulations of the Treasury Department to maintain the exclusion of the interest components of Rent from g ross income for purposes of federal income taxation. Upon our request, you agree to provide us with an opinion of counsel as to clauses (a) through ( n) above, an incumbency or municipal certificate, and other documents that we request in a form satisfactory to us. We hereby giv e notice to you that upon execution of this Lease, we will assign all of our right, title and interest in, to and under this Lease, including all Products and all payments owing under this Lease to Dell Equipment Funding L.P. (“DEF”) pursuant to a purchase agreement between us and DEF. You acknowledge and consent to such assignment and shall keep, or cause to be kept, a complete and accurate record of all such assignments in a manner and form necessary to comply with Section 149(a) of the Code and the Treasury Regulations promulgated thereunder. You should continue to make any and all payments under this Lease directly to us, as servicing agent for DEF unless and until we notify you otherwise.
4. No Warranties: WE ARE LEASING THE PRODUCTS TO YOU “AS-IS”. YOU ACKNOWLEDGE THAT WE DO NOT MANUFACTURE OR SUPPLY
THE PRODUCTS, WE DO NOT REPRESENT THE MANUFACTURER OR SUPPLIER AND YOU HAVE SELECTED THE PRODUCTS AND THE SUPPLIER BASED ON YOUR OWN JUDGMENT. WE MAKE NO W ARRANTIES OF ANY KIND, EXPRESS OR IMPLIED, INCLUDING THE MERCHANTABILITY OR FITNESS FOR ANY PARTICULAR PURPOSE OF THE PRODUCT OR ANY SERVICES. WE HEREBY ASSIGN ALL
WARRANTIES MADE TO US BY SUPPLIER, MANUFACTURER, AND ANY SERVICE PROVIDER TO YOU, AND YOU A GREE THAT YOU WILL
MAKE ALL CLAIMS OF ANY KIND RELATING TO THE PRODUCTS OR SERVICES AGAINST SUCH SUPPLIER, MANUFACTURER, AND/OR SERVICE PROVIDER.
5. Selection and Ordering of Products: You select the type and quantity of the Products subject to this Lease. If you have entered into a purchase or supply contract (“Supply Contract”) with any Supplier, you assign your rights but not your obligations (other than the obliga tion to pay for the Products if accepted by you under this Lease) effective prior to the passage of title by the Supplier to you.
6. Location; Use; Alterations; Inspection: You will use the Products solely at the location specified in the Lease, or if none is specified, at your billing address. Except for temporary relocation of laptop personal computers, you may not move the Products without our prior written consent, which shall not be unreasonably withheld. At your own expense, you will maintain the Products in good repair, condition and functional order (except for ordinary wear and tear) and will use them in compliance with all applicable laws. At your sole discretion, you may purchase a maintenance agreem ent for the Products from the provider of your choice, self-maintain the Products, or forgo such maintenance agreement altogether; regardless of your choice, you will continue to be responsible for the obligations described in this Section. You will use all software in accordance with the end user l icense terms of the applicable software license agreement (“License”). You may make additions or improvements to the Products unless the addition or improvement would violate any License, decrease the value of Products, or impair their utility. Upon return of the Products to us pursuant to paragraph 11 , you may remove any such addition or improvement if (i) you repair any damage to Products resulting from the removal; (ii) you restore the Products to their origi nal and functional condition (excluding ordinary wear and tear); and, (iii) the removal does not violate any License or render the Products incapable of use or operation. All additions or improvements not removed will become our property at no cost to us. You agree that, we, our assignees, and agen ts, may inspect the Products at the premises where the Products are located at any reasonable time with prior notice
7. Title; Quiet Enjoyment; Personal Property; Filing: You will hold title to the Products. You will keep the Products free from any and all liens, encumbrances and claims. So long as you are not in Default under the Lease, we will not interfere with your quiet use and enjoyment of the Products during the Lease Term or any renewal term. You grant us a purchase money security interest in the Products (including any replacements, substitutions, additions, attachments and proce eds). You authorize us to file a copy of this Lease as a UCC -1 financing statement (UCC -1) and hereby appoint us or our designee as your attorney-in-fact to sign on your behalf and to file UCC-1's covering the Products. You agree to pay a one-time Transaction Processing Fee to cover our costs for such filing and other documentation costs.
8. Loss or Damage: From the time the Products are delivered to a carrier for shipment to you until their return to us, you are responsible for a ny loss, theft, damage to or destruction of the Products (“Loss”) from any cause at all, whether or not the Loss is covered by insurance. You are required to make all payments under the Lease even if there is a Loss. You must notify us immediately if there is any Loss. Then at our option, you will either (a) repair the Products so they are in good condition and working order to our satisfaction; or (b) replace the Products with like products in good condition and repair and of the same manufacture and equal or greater capacity a nd capability, with clear title thereto in us; or (c) pay us the “Stipulated Loss Value” which is the sum of: (i) all Rent payments for all the Products and other amounts past due (plus interest thereon) or currently owed to us under the Lease, including unpaid taxes, (ii) all future Rent payments that would accrue over the remaining Lease Term plus our estimated value of our re sidual interest of all of the Products at the end of the Lease Term, such sum to be discounted to present value at a discount rate equal to the Federal Reserve Bank Discount Rate in effect at the Commencement Date of the Lease (“Discount Rate”) and (iii) any costs and expenses incurred as a result of this event. When you pay the amount of (c) above to us, we will transfer to you our interest in the Products, “AS-IS-WHERE-IS”, without any warranty, express or implied, including warranty of merchantability or fitness for any particular purpose.
9. Insurance: For the Lease Term set forth above, you will provide and maintain, at your exp ense, (a) property insurance against the loss or theft of or damage to the Products, for their full replacement value naming us as loss payee and (b) public liability and third party property damage insurance naming us as an additional insured. All insurance shall be in a form and amount and with companies satisfactory to us and will provide that we will be given thirty (30) days written notice before cancellation or material change of the policy. At our request, you will deliver the policies or certificates of insurance to us.
If you do not give us evidence of insurance acceptable to us we have the right, but not the obligation, to obtain such insurance covering our interest in the Products for the Lease Term. The cost for such insurance will be an addit ional amount due from you under the Lease. Notwithstanding anything to the contrary contained herein, you may, upon our prior written approval, self-insure the Products in accordance with the standards set forth in this paragraph.
10. Taxes: You will pay when due, either directly or to us on demand, all taxes (local, state and federal), fines or penalties which may now or he reafter be imposed or levied upon the Lease and the Products, excluding taxes on our net income. If you claim eligibility for exem ption from any tax, you will provide us with tax exemption certificate(s) acceptable to the relevant taxing authority. We do not have to contest any tax es, fines or penalties.
11. Return: In the event of termination of the Lease pursuant to paragraph 2 or upon our demand pursuant to paragraph 15, you will immediately deliver the Products (including but not limited to manuals, cables, power cords, keys, etc.) in good repair, operable condition and a ble to qualify for the manufacturer's warranty service ( ordinary wear and tear excepted) to any place in the continental United States that we direct. Upon your return of the Products, you agree that your license with respect to Microsoft operating system software terminates and you certify that you will either (i) return all copies of the manuals, printed material, certificates of authenticity and media (the “Operating System Software Kit”) or (ii) destro y all copies of the Operating
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Attachment: Dell Finance Service Lease Purchase (MDC Replacement Lease Contract) LEASE NO: 810-9012216-001
Your DELL Customer Number is:
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System Software Kit, leaving the original operating system installed and funct ional. You will pay all expenses for deinstalling, packing and shipping and you will insure the Products for the full replacement value during shipping. You will immediately pay us on demand the costs and expenses of all missing or damaged Products.
12. Purchase Option: If no Default exists under the Lease and upon satisfaction of all of your payment obligations, you will have the option at the end of the Lease Term to purchase our interest in all (but not less than all) of the Products “AS-IS-WHERE-IS”, without any warranty whatsoever, and the Lease and our security interest in the Products will terminate. As continuing security for your obligations until all such payments are made, you grant to us a first-priority security interest in all of your rights and interest in and to the Products and all proceeds thereof, free and clear of all security interests, liens or encumbrances whatsoever.
13. Assignment: YOU MAY NOT ASSIGN, SELL, TRANSFER, OR SUBL EASE THE PRODUCTS OR YOUR INTEREST IN THIS LEASE . We may, without notifying you, sell, assign or transfer the Lease and our rights in the Products. You agree that the transferee will have the same rights and benefits that we have now under this Lease, bu t not our obligations. The rights of the transferee will not be subject to any claim, defense, or setoff that you may have against us.
14. Default: Each of the following is a default (“Default”) under the Lease: (a) you fail to pay any Rent or any other payment within 10 days of its due date; (b) you do not perform any of your obligations under the Lease or in any other agreement with us or with any of our affiliate s and this failure continues for 10 days after we have notified you of it; (c) you become insolvent, you dissolve or are dissolved, you assign your assets for the benefit of your creditors or enter voluntarily or involuntarily any bankruptcy or other reorganization proceeding; (d) you or any Guarantor provide us inc orrect or untrue information regarding any material matter in connection with your application for credit or entering into this Lease; or (e) if this Lease has been guaranteed by someone other than you, any guarantor of the Lease dies, does not perform its obligations under the Guarant y or becomes subject to one of the events listed in clause (c).
15. Remedies: If a Default occurs, we may do one or more of the following: (a) we may cancel or terminate the Lease or any agreements that we have entered into with you or withdraw any offe r of credit; (b) we may require you to pay us, as compensation for loss of our bargain and not as a penalty, a sum equal to (i) the Stipulated Loss Value calculated under paragraph 8 plus (ii) any costs and expenses (including breakage fees) incurred as a result of the Default; (c) we may require you to deliver the Products to us as set forth in paragraph 11; (d) we or our agent may peace fully repossess the Products without court order and you will not make any claims against us for trespass, damages or any other reason and (e) we may exercise any other right at law or in equity. You agree to pay all of our costs of enforcing our rights against you, including reasonable attorney's fees. If we take possession of the Products we may sell or otherwise dispose of the Products, with or without notice, at public or private sale and apply the net proceeds (after we have deducted our costs related to the sale and disposition) to the amounts that you owe us. You agree that if notice of a sale is required by law to be given, 10 days notice will constitute reasonable notice. You will remain responsible for any amounts that are due after we have applie d such net proceeds.
16. Indemnity: To the extent permitted by law, you are responsible for losses, damages, penalties, claims, costs (including attorneys' fees and expenses), actions, suits and proceedings of every kind (collectively “Claims”) whether based on a theory of strict liability or otherwi se caused by or related to this Lease or the Products (including any def ects in the Products). To the extent permitted by law, you will reimburse us for, and if we request, defend us against, any Claims.
17. Miscellaneous: You agree that the terms and conditions of this Lease make up the entire agreement between you and us regarding the lease of the Products. Any change in the terms and conditions of the Lease must be in writing and signed by us. You agree, however, that we are authorized, without notice to you, to supply missing information or correct obvious errors in th is Lease. All of our rights and remedies will survive termination of this Lease.
All notices under this Lease will be given in writing and will be considered given when deposited in the U.S. mail, postage p repaid, addressed to the respective address given below or to a substitute address specified in writing by one of us to the other. Any failure of ours to require strict per formance by you or any waiver by us of any provision in this Lease will not be construed as a consent or waiver of any other breach of the same or any provision. If any portion of this Lease is deemed invalid, it will not affect the balance of this Lease. It is the express intent of both of us not to violate any usury laws, or to exceed the maximum amount of time price differential, or interest as applicable permitted to be charged, or collected under applicable law and any such excess payment will be applied to payments under the Lease in inverse order of maturity and the remaining payments will be refunded to you. If a signed copy of this Lease is delivered to us by facsimile transmission, it will be binding on you, however, we will not be bound by this Lease until we accept it by manually or electronically signing it or by purchasing the Products, whichever occurs first. You waive notice of our acceptance and waive your right to receive a copy of the accepted Lease. You agree that, notwithstanding any rule of evidence to the contrary, in any hearing, trial or proceeding of any kind with respect to this Lease, we may produce a copy of the Lease transmitted to us by facsimile transmission that has been manually signed by us and such signed copy shall be deemed to be the original of this Lease. If you deliver this Lease to us by facsimile transmission, you acknowledge that we are relying on your representation that this Lease has not been changed. To the extent (if any) that this Lease constitutes chattel paper under the Uniform Commercial Code, no security interest in this Lease may be created through the transfer and possession of any copy or counterpart hereof except the copy with our original signature.
BY SIGNING THIS LEASE: (a) YOU ACKNOWLEDGE THAT YOU HAVE READ AND UNDERSTAND THE TERMS AND CONDITIONS OF THIS LEASE; (b) YOU AGREE THAT THIS LEASE IS A NET LEASE AND THAT, EXCEPT AS SET FORTH IN PARAGRAPH 2, YOU CANNOT TERMINATE
OR CANCEL AND UPON ACCEPTANCE OF THE PRODUCTS YOU HAVE AN UNCONDITIONAL OBLIGATION TO MAKE ALL PAYMENTS UNDER THIS LEASE AND YOU CANNOT WITHHOLD, SETOFF OR REDUCE SUCH PAYMENTS FOR ANY REASON; (c) YOU AGR EE THAT THE PRODUCTS WILL BE USED FOR GOVERNMENTAL PURPOSES ONLY; (d) YOU CONFIRM THAT THE PERSON SIGNING THIS LEASE FOR YOU HAS THE AUTHORITY TO DO SO AND TO GRANT THE POWER OF ATTORNEY IN SECTION 7; (e) YOU AGREE THAT THIS LEASE WILL BE
GOVERNED BY THE L AWS OF THE STATE IN WHICH YOU ARE LOCATED AND YOU CONSENT TO THE JURISDICTION OF ANY COURT LOCATED WITHIN THAT STATE AND YOU EXPRESSLY WAIVE THE RIGHT TO A TRIAL BY JURY AND (f) YOU CONFIRM THAT THE
INFORMATION IN ANY CREDIT APPLICATION, STATEMENT, TRADE R EFERENCE OR FINANCIAL REPORT SUBMITTED TO US IS TRUE AND CORRECT AND YOU UNDERSTAND THAT ANY MATERIAL MISREPRESENTATION SHALL CONSTITUTE A DEFAULT UNDER THE LEASE.
LESSEE
CITY OF CAMPBELL POLICE DEPARTMENT
US/DFS
Dell Financial Services L.L.C.
One Dell Way
Round Rock, TX 78682
AUTHORIZED SIGNATURE AUTHORIZED SIGNATURE
PRINT NAME AND TITLE
DATE
PRINT NAME AND TITLE
DATE
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Attachment: Dell Finance Service Lease Purchase (MDC Replacement Lease Contract) Commencement Date TBD
Total Financed Amount $171,148.30
DUE DATE PAYMENT # PAYMENT
AMOUNT PRINCIPAL INTEREST UNPAID BALANCE
TBD 1 37,365.10$ 37,365.10$ -$ 149,460.40$ TBD 2 37,365.10$ 31,231.62$ 6,133.48$ 112,095.30$ TBD 3 37,365.10$ 32,663.48$ 4,701.62$ 74,730.20$ TBD 4 37,365.10$ 34,160.98$ 3,204.12$ 37,365.10$ TBD 5 37,365.10$ 35,727.14$ 1,637.96$ -$
Exhibit B
CITY OF CAMPBELL POLICE DEPARTMENT
Amortization Schedule 810-9012216-001
#Internal Use - Confidential
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Attachment: Amortization Schedule (MDC Replacement Lease Contract)
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Attachment: Dell Finance Lease Amendment (MDC Replacement Lease Contract)
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Attachment: Dell Finance Lease Amendment (MDC Replacement Lease Contract)
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Attachment: Dell Finance Lease Amendment (MDC Replacement Lease Contract) City
Council
Report
TITLE: Campbell Police Department Drone Program Purchase Authorization (Resolution/Roll Call Vote)
RECOMMENDED ACTION
That the City Council adopt a resolution approvi ng the purchase of a DJI Matrice M30T drone and associated equipment using the Supplemental Law Enforcement Services Fund (SLESF) grant funds.
BACKGROUND
The Campbell Police Department has operated a drone program since 2018 and holds two FAA certificate s of authorization. There are currently nine police department employees certified by the FAA as commercial Unmanned Aircraft Systems (UAS) remote pilots.
The drone program was built around five primary principles:
1. Community engagement and transparency.
2. Civil liberties and privacy protection.
3. Common operating procedures.
4. Clear oversight and accountability.
5. Cybersecurity (Digital evidence handling).
The Police Department currently deploys drones from vehicles after arriving at the scene of an emergency. Drones are used in Law Enforcement to provide situational awareness, gather tactical information, de-escalation, and to locate missing people. The Department’s drone use has helped bring a number of varying dangerous situations to a safe conclusion.
The Police Department has used drones during shootings, barricaded subjects, fleeing wanted persons , suicidal subjects , missing persons, and other situations. Without the drone on -scene, these situations would have often required an officer to place themselves in a more dangerous position to effectively handle the call.
The Campbell Police Department’s UAS program is the premier drone program in the region. The Department is regularly requested for drone mutual aid by neighboring agencies and have consulted ag encies throughout the region and state in the successful operation and launching of drone programs.
Item: 14
Category: NEW BUSINESS
Meeting Date: August 2, 2022
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UAS Purchase Authorization Page 2 of 3
While the Police Department was early into this space , and ha s a more developed program, drone programs in police departments are no w becoming the norm. W ithin Santa Clara County, Gilroy PD, Milpitas PD, Sunnyvale DPS, Mountain View PD, and San Jose PD all have drone programs. Santa Clara PD, Los Gatos PD and the Santa Clara County Sherriff’s Department are in the prosses of creating programs.
DISCUSSION
At the direction of Council, staff has made a concerted effort to adopt technologies that improve efficiencies, increase public safety, and solve crime s, while also balancing the public privacy concerns. The ongoing drone program is a result of that direc tion and the department’s initiative.
As we look to the future, Campbell is experiencing increasing crime rates, difficulty in hiring police officers, and a housing plan that will increase population over the next several years . In the face of these chall enges, staff continues to look for innovative ways to improve public safety and maintain the high service levels that have defined the Campbell Police Department for generations.
Staff believes that a Drone as First Responder (DFR) program is one piece of a strategic plan to address the public safety needs of the community into the future. DFR programs consist of a drone responding to a police service call ahead of Law Enforcement Officer s. The drones stream video footage and location information to a drone operator, who then updates officers responding to the scene. In some cases , the drone is able to gather sufficient information to clear the complaint and end the officer response (a DFR program does not replace officers in the field).
DFR is a rapidly d eveloping space within the law enforcement community. At the same time, drone technology is also rapidly developing. There are a handful of agencies that entered into this space early on and are operating highly successful DFR programs with use case data showing faster response times, better outcomes , and improved resource management.
In order to operate a DFR program successfully, specific equipment and FAA authorizations are required. The DJI Matrice 30T meets the specific equipment need to apply for the FAA Beyond Visual Line of Sight (BVLOS) authorization . As such, the Police Department is requesting from Council the purchase of this equipment , which will allow the department to begin testing a DFR program within the C ity for viability and outcomes.
FISCAL IMPACT
The low bid for the DJI Matrice M30T and associated equipment is $17,858 from Airworx Unmanned Solutions (Competitive quotes attached to report) . When sales tax of $1,675 is added, the grand total of this purchase is $19,533. If approved, st aff 14 Packet Pg. 171
UAS Purchase Authorization Page 3 of 3
intends on using state grant funds from the Supplemental Law Enforcement Services Fund (SLESF) to make the purchase.
Prepared by:
Ian White, Police Captain
Reviewed by:
Gary Berg, Police Chief
Approved by:
Brian Loventhal, City Manager
Attachment:
a. Drone Resolution
b. Airworx Estimate_12025_2022-08-11
c. Advexure Quote 53057
d. Estimate_4621778 - Drone Nerds
e. Florida Drone Supply
14 Packet Pg. 172
RESOLUTION NO. ________
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAMPBELL
AUTHORIZING THE CAMPBELL POLICE DEPARTMENT TO PURCHASE A DJI MATRICE M30T DRONE AND ASSOCIATED EQUIPMENT UTILIZING STATE
GRANT FUNDS FROM THE SUPPLEMENTAL LAW ENFORCEMENT SERVICES FUND.
WHEREAS, The Campbell Police Department has operated a drone program since 2018 and holds two FAA certificates of authorization; and WHEREAS, The Campbell Police Department has used drones during shootings, barricaded subjects, fleeing wanted persons, suicidal subjects, missing persons and other situations; and
WHEREAS, The Campbell Police Department’s UAS Program is the premier drone program in the region; and
WHEREAS, The Campbell Police Department has made a concerted effort to adopt technologies that improve efficiencies, increase public safety and solve crimes while also balancing the public privacy concerns; and
WHEREAS, The Campbell Police Department looks to public safety solutions to address the challenges of crime, population growth and staffing; and WHEREAS, Drone as First Responder (DFR) program is one piece of a strategic plan to address the public safety needs of the Campbell community into the future.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Campbell that the Campbell Police Department is hereby authorized to purchase a DJI Matrice M30T drone and associated equipment utilizing state grant funds from the Supplemental Law Enforcement Services Fund.
PASSED AND ADOPTED this 2nd day of August, 2022, by the following roll call vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
APPROVED:
___________________________
Paul Resnikoff, Mayor
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Attachment: Drone Resolution (UAS Purchase Authorization) ATTEST:
____________________________
Andrea Sanders, Interim City Clerk
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Attachment: Drone Resolution (UAS Purchase Authorization) QUOTE
All credit card transactions will require a 3% charge
Airworx Unmanned Solutions
3504 Highway 153 #301
Greenville, South Carolina 29611
United States
Phone: 864.898.9444
Mobile: 864.303.2002
airworxdrone.com
BILL TO
Campbell Police Department (CA)
David Cameron
[email protected]
Estimate Number: 12025
Estimate Date: July 12, 2022
Expires On: August 11, 2022
Grand Total (USD): $17,858.00
Items Quantity Price Amount
DJI Matrice M30T Combo
This kit includes:
1x Matrice M30T aircraft with quad sensor; thermal,
zoom, wide vision and laser rangefinder
1x RC Plus Controller
2x TB30 Flight Batteries
1x BS30 Charging Case
1x set of props
1x Carrying Case
1 $13,999.00 $13,999.00
DJI TB30 Flight Battery
Flight battery compatibile with M30 aircraft.
6 $329.00 $1,974.00
Airworx CZI LP12 Spotlight / Speaker Combo for
Matrice M30
1 $1,885.00 $1,885.00
*Airworx Mission-Ready System Preparation*
Our expert Expert staff will full setup your system
before we ship, including:
- firmware / software updates on all components
- system pairing / matching
- bench / flight test
- completely charge all batteries for Mission-ready
flight out of the box
1 $0.00 $0.00
Lifetime Support of Product and Team
Airworx is owned and operated by active law
enforcement officers and firefighters. We understand
that problems don't occur during the typical 9a-5p,
M-F time period. Questions come up at 0300 when
you're searching for a lost child or a bad guy. We
will be there for you when you call us, 24/7, and we
offer our direct wireless phones as well.
1 $0.00 $0.00
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Attachment: Airworx Estimate_12025_2022-08-11 (UAS Purchase Authorization) Total: $17,858.00
Grand Total (USD): $17,858.00
Notes / Terms
This quote is valid for 10-days unless otherwise stated.
Thank you for considering using our South Carolina based small business for your purchase! QUOTEAll credit card transactions will require a 3% charge Airworx Unmanned Solutions
3504 Highway 153 #301
Greenville, South Carolina 29611
United States
Phone: 864.898.9444
Mobile: 864.303.2002
airworxdrone.com
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Attachment: Airworx Estimate_12025_2022-08-11 (UAS Purchase Authorization) ISSUED 7/12/2022
QUOTE # 53057
BILLING
City of Campbell Police
David Cameron
70 N 1st St
Campbell, CA 95008
SHIPPING
City of Campbell Police
David Cameron
70 N 1st St
Campbell, CA 95008
TERMS Net 30
EXPIRES 30 Days
PHONE: (408) 866-2101
EMAIL: [email protected]
WE LOOK FORWARD TO SERVING YOU
The contents of this quotation and any attachments are CONFIDENTIAL for the client listed and may contain sensitive and proprietary information from Advexure LLC.
The information may also be legally privileged. Any use, disclosure, reproduction, or dissemination of this transmission is strictly prohibited without prior written consent.
SALES QUOTE
Advexure Unmanned Systems
(855) 625-2055www.advexure.com
2288 Westwood Blvd, Ste 100
Los Angeles, CA 90064 USA
CAGE: 8FF59Tax ID: 47-4174938
PUBLIC SAFETY UAS || TRAINING CONSULTING SERVICE| |
|
ITEM / DESCRIPTIONSKUQTY UNIT PRICE AMOUNT
DJI Matrice 30T Combo w/ Care Enterprise (Basic)
Includes: (1) Matrice 30T Aircraft, (1) DJI RC Plus Remote Controller, (2) TB30 Flight Batteries, (1) BS30 Battery Station, (3) Pairs of 1671 Propellers, (1) USB-C Cable, (1) USB-C to USB-C Cable, (1) Carrying Case, (1) Screws and Tools
DJI-M30TCB1 13,999.00 13,999.00T
DJI Matrice 30 TB30 Intelligent Flight BatteryDJI-M30TB306 329.00 1,974.00T LP12 Spotlight & Speaker for Matrice 30CZI-LP121 1,995.00 1,995.00T
ADVEXURE SERVICES
Aircraft Setup, Prep and Firmware Update Service
COMPLIMENTARY: Aircraft will be fully setup, configured and tested prior to fulfillment. Complimentary full tech check by Advexure's manufacturer certified technicians prior to
fulfillment which includes a complete airworthiness
checkover, firmware updates, and ease of operation prep so your system is fully ready to fly upon arrival.
ADV-ASPF1 0.00 0.00
Advexure Enterprise Lifetime Premium Support
COMPLIMENTARY: As one of the longest serving and most
reputable UAV/drone dealers and distributors in North
America, Advexure's enterprise solutions division commits itself to seven days a week, 365 days a year dedicated
enterprise level support available near 24 hours a day by phone, email and live chat.
ADV-ELPS1 0.00 0.00
FREE Standard Shipping 0.00 0.00T
AVAILABILITY: All line items IN STOCK, ships within 24-48 hours of confirmed payment or PO receipt.
TOTAL $19,652.50
Subtotal $17,968.00
Sales Tax (9.375%) $1,684.50
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Attachment: Advexure Quote 53057 (UAS Purchase Authorization) Estimate
pg. 1
Drone Nerds Inc.
5553 Anglers Ave.
Suite #109
Ft. Lauderdale FL 33312
United States
P: 786-708-7807
www.DroneNerds.com
Order # EST402654537
PO Ref.
Order Date 7/14/2022
Customer Campbell Police Department
Currency US Dollar
Contact: Bill To: Ship To:
Campbell Police Department
[email protected]
other: (408) 866-2121 x2052
Ofc. David Cameron
Campbell Police Department
70 N First St.
Campbell CA 95008
United States
Ofc. David Cameron
Campbell Police Department
70 N First St.
Campbell CA 95008
United States
Qty Item / Description Unit Price Amount
1 M30TKIT-CAREBASIC DJI Matrice 30T M30T Complete Kit (2 Batteries, Care Basic)
Item ID:9532
13,999.00 13,999.00
1 CP.EN.00000383.01 DJI Matrice 30T M30T Drone (No Batteries or Care) DJI Matrice 30T M30T Drone (No Batteries or Care)
Item ID:9423
0.00 0.00
2 CP.EN.00000369.02 DJI MATRICE 30 SERIES TB30 Intelligent Flight Battery DJI MATRICE 30 SERIES TB30 Intelligent Flight Battery
Item ID:9433
0.00 0.00
1 CP.QT.00005756.01 DJI Care Enterprise Basic (M30T)
DJI Care Enterprise Basic (M30T)
Item ID:9439
0.00 0.00
6 CP.EN.00000369.02 DJI MATRICE 30 SERIES TB30 Intelligent Flight Battery DJI MATRICE 30 SERIES TB30 Intelligent Flight Battery
Item ID:9433
329.00 1,974.00
1 CZI-LP12 CZI LP12 Searchlight and Broadcasting System CZI LP12 Searchlight and Broadcasting System
Item ID:9744
2,000.00 2,000.00
12 Subtotal 17,973.00
Discount
Total
0.00 S & H 0.00
Tax Total (0%) 0.00
Total 17,973.00
Additional Details:
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Attachment: Estimate_4621778 - Drone Nerds (UAS Purchase Authorization) Estimate
pg. 2
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Drone Nerds adher to all manufacturers pricing policies in order to maintain our authorized dealer status. As a result we are able to provide the highest level of manufacture authorized service and support.
14.d
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Attachment: Estimate_4621778 - Drone Nerds (UAS Purchase Authorization)
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Attachment: Florida Drone Supply (UAS Purchase Authorization) City
Council
Report
TITLE: Review Proposed Modifications to Campbell's Plan for Housing
RECOMMENDED ACTION
That the City Council take the following action: Direct staff to submit the HCD Draft of Campbell’s Plan for Housing (2023 -2031 Housing Element) to Housing and Community Development (HCD) for review incorporating public feedback and proposed modifications.
PURPOSE
The purpose of this meeting is to review public comments and p roposed modifications to the HCD Draft of Campbell’s Plan for Housing (2023 -2031 Housing Element) prior to submitting to Housing and Community Development (HCD) for their initial 90-day review (reference Attachment A – HCD Draft of Campbell’s Plan for Housing).
This item also serves to provide an update to the Council on the anticipated schedule for the review and adoption of the General Plan, Housing Element, and associated Environmental Impact Report (EIR), as well as the City’s related Objective Standa rds update.
As described further below, review of any proposed modifications to the Housing Opportunity sites and the land use components of the Housing Element will occur at the end of this year (by December 2022), following completion of the EIR and re ceipt of initial feedback from HCD staff.
BACKGROUND
The City of Campbell is completing its Envision Campbell (2040 General Plan) update in combination with the preparation of Campbell’s Plan for Housing (2023 -2031 Housing Element). The General Plan serv es as the City’s blueprint for meeting the community’s long-term vision for the future. The Housing Element, which is part of the General Plan, serves to provide an analysis of the City’s housing needs, identify housing opportunity sites, and establish goals, policies, and programs which will guide housing development and services throughout the 8 -year planning period , demonstrating how the City will satisfy its RHNA (Regional Housing Needs Allocation ) and comply with applicable housing policies and laws.
Item: 15
Category: UNFINISHED BUSINESS
Meeting Date: August 2, 2022
15 Packet Pg. 181
Review Proposed Modifications to Campbell's Plan for Housing Page 2 of 16 On May 9, 2022, the Council reviewed and provided feedback on objectives, policies, and programs to be included in Campbell’s Plan for Housing. Prior to this, the Council had provided feedback on the Housing Opportunity Sites (location and density) at meetings between November 2021 and January 2022. Based on this feedback, staff prepared the Public Review Draft of Campbell’s Plan for Housing.
DISCUSSION
Prior to the submittal of Campbell’s Plan for Housing to Housing and Community Development (HCD) for review, Campbell must make the draft available for public comment for 30 days and, if any public comments are received, take at least 10 additional business days to consider and address the public comments. The public comment period for Public Review Draft of Campbell’s Plan for Housing started June 9, 2022 and ended July 11, 2022. During the public comment period, the City received twelve (12) letters and one late response as noted below (reference Attachment C – Public Comment Letters):
1. Heidi Frederick
2. Joseph Gemignani (part 1)
3. Joseph Gemignani (part 2)
4. Alison Cingolani on behalf of SV@Home
5. Emily Ann Ramos on behalf of SV@Home
6. Nancy Tepperman
7. Elliot Scozzola
8. Kathie Betts
9. Adam Buchbinder on behalf of Campaign for Housing
10. Lisa Brancatelli on behalf of Valley Water
11. Ken Hoffman and Joseph Zegler on behalf of Campbell Industrial Park
12. Dave Hopkins
13. Kendra Ma on behalf of Transform (Late Response)
In addition, staff solicited feedback from technical advisory resources made available through the Santa Clara Count y Planning Collaborative (i.e., Lawyers’ Committee, Root Policy Research) which have been separately reviewed and addressed in proposed modifications (see Attachment B – Redlined Public Review Draft).
To focus the discussion, public comments and staff recommendations on modifications to Campbell’s Plan for Housing are organized into the following three topic areas: 1) Minor Non-Substantive Edits, 2) Response to Technical Advisory Resource Input, and 3) Response to Public Comments. Recognizing that not every public comment received has been captured in the discussion, a summary of all comments and staff’s response has been provided as a dedicated attachment (reference Attachment D – Response to Public Comment Matrix).
1) Minor Non-Substantive Edits
15 Packet Pg. 182
Review Proposed Modifications to Campbell's Plan for Housing Page 3 of 16 Several t ypographical edits have been made to the public review draft to improve legibility, accuracy, and to provide enhanced clarity to the document in response to public comments and staff observations. While Campbell’s Plan for Housing will undergo at least one more round of review by the Council and HCD prior to certification and adoption (see ‘Schedule’), if there are any additional edits of this nature which should be addressed as part of the first submittal to HCD, Council may direct staff accordingly.
2) Response to Technical Advisory Resource Input
Serving as an extension of staff, f eedback from Technical Advisory Resources (i.e., Lawyers’ Committee, Root Policy Research) has been incorporated directly into the HCD Draft of Campbell’s Plan for Housing. In r esponse to technical advice received, staff incorporated the following changes to the Affirmatively Furthering Fair Housing portions of the Housing Element:
Added Information:
1. Added information related to fair housing, particularly around various minor ity populations.
2. Added information on schools, including tables of GreatSchools.org scores for applicable elementary and high schools.
3. Added a table indicating income by race.
4. Added map showing proportion of homes experiencing overcrowding.
5. Added figure showing homeownership rates by race.
6. Added brief discussion indicating that the City has no active lawsuits pertaining to fair housing issues, the processing of housing development projects, or the Housing Accountability Act. Noted that the City does have on e active lawsuit resulting from the eviction of a below -market rate rental housing unit which did not provide documentation required to verify income eligibility.
7. Added context to map showing non -white percentage relating Campbell to the region.
8. Added maps of Racially/Ethnically Concentrated Areas of Poverty (none identified in Campbell) and Racially Concentrated Areas of Affluence (some in Campbell).
9. Added an informational table indicating City acreage by land use designation.
10. Defined “qualifying” affordab le housing developments that are eligible for ministerial review.
11. Added data on disparities in mortgage loan originations by race and ethnicity.
Changes to Housing Element Programs:
15 Packet Pg. 183
Review Proposed Modifications to Campbell's Plan for Housing Page 4 of 16
1. Modified Program H -1d to remove imposition of a bedroom cap from consideration, which can be seen as discriminatory to large households, as follows:
Program H -1d: Maximum Average Unit Size: Establish an average maximum unit size of 1,250 square feet for projects with a density over 45 dwelling units per acre. This limit coul d also consider a cap on the total number of bedrooms allowed in the project, in order to promote a range of unit sizes in units that are affordable by design.
2. Modified Program H -5o to reference people more broadly with disabilities, not just people with developmental disabilities, as follows:
Program H-5o: Extremely Low-Income Units: The City of Campbell shall support the construction of Extremely Low -Income housing units for people with disabilities, including developmental disabilities needing coordinated services to live inclusively in affordable housing. 3) Response to Public Comments
The following serves to respond to the more substantive comments received from the public on Campbell’s Plan for Housing and any modifications made in response.
Recognizing several policies were previously considered and/or addressed by the Council, not all points raised by the public have been returned by staff for discussion (i.e., Anti -Rent Gouging, Security Deposit Limit, Fair Chance Ordinance, Multi -lingual Engagement, Tenant Rights Education).
SV@ Home Comments
1. Rental Survey Program
Consider establishing a rental survey to collect basic information on rental housing (e.g., changes to tenancies, changes to rents) to better understand the challenges faced by renters and the effectiveness of state and local renter protections.
➢ Staff Feedback & Recommendation ( Supportive): As part of Campbell’s Plan for Housing, the City broadly circulated a housing survey which received approximately 350 responses 1 on housing prefere nces and issues facing the community. While the City may establish a program to create and maintain a n online rental survey for a nominal cost, the response rate to such a survey is anticipated to be low and, as a result, may not be representative of the rental community at large.
While recognizing potential limitations, staff is supportive of adding rental survey to Program H -5c (Multilingual Housing Information) to be 1 Most responses received were from homeowners, not renters. 15 Packet Pg. 184
Review Proposed Modifications to Campbell's Plan for Housing Page 5 of 16 distributed online and with other materials as a first step and using the results of th e survey to determine where and to what extent additional funding or resources may be appropriate, or necessary, to better understand challenges facing by renters.
2. Tenant Relocation Assistance
Consider establishing a requirement for property owners to p rovide relocation assistance to tenants when they are displaced due to redevelopment of an existing rental property, or the conversion of that property to another use. ➢ Staff Feedback & Recommendation (Not Supportive): The Draft Housing Element has two pro grams that address the impacts of tenant displacement:
• 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. • Program H-2i: Tenant Notification: Educate tenants of affordable housing units at risk of converting to market -rate of their rights and other assistance.
Through the implementation of these programs, the City will gather information on affordable units and infor m tenants of their rights. In addition, Senate Bill 8 (SB 8) provides relocation benefits to existing occupants of protected units reserved for lower income households. While these programs are not as expansive as the program suggested by SV@Home, staff is concerned that requiring landlords to provide relocation assistance may result in unintended consequences, such higher security deposits, or rent, and would be difficult for the City to effectively administer without additional staff, an established rente r database, and an effective method to confirm that relocation benefits are provided and tools to enforce as necessary.
3. Eviction Reduction Program
Consider establishing a program that would ex tend the “just cause” eviction protections of AB 1482 (Tenant Protection Act of 2019) to additional unit types – such as rental properties built within the past 15 years, below -market-rate housing units, and all single-family homes.
➢ Staff Feedback & Recommendation (Not Supportive): AB 1482 provides two types of tenant protections: 1) rent control; and 2) “just cause” eviction protections. At its meeting of May 9, 2022, the City Council provided direction to 15 Packet Pg. 185
Review Proposed Modifications to Campbell's Plan for Housing Page 6 of 16 include Program H -2a which would extend the rent control protections of AB 1482 to below-market rate housing units as follows:
• 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 cha nge in the Consumer Price Index (CPI) or 10%, whichever is lower.
Unlike the City’s program, which focuses on rent control, t he ‘Eviction Reduction Program’ proposed by SV@Home focuses on extending the “just cause” eviction protections of AB 1482. For ease of reference, AB 1482 only allows for eviction s when one or more of the following conditions are met:
A. Default in the payment of rent.
B. A breach of a material term of the lease.
C. Perpetrating a nuisance.
D. Substantially or permanently diminishing the market value of the property (referred to in the statue as “committing waste”).
E. Refusing to execute a written extension or renewal of the lease for an additional term of similar duration with similar provisions.
F. Criminal activity by the tenant.
G. Assigning or subletting the premises in violation of the tenant’s lease.
H. Refusing to allow the owner to enter the property.
I. Using the premises for an unlawful purpose.
J. Failure to vacate their termination as an employee or similar.
K. After providing the owner written notice of the tenant’s intention to terminate the lease the property.
While extending “just cause” eviction protections may be warranted in communities where it has been documented as a local issue, unjust evictions has not been identified as an issue facing Campbell residents in the Housing Element survey or preparation effort to date. Without documentation or a study indicating that evictions occur with such frequency to justify such a policy , staff is not supportive of adopting a policy to prevent and locally enforce eviction protections above and beyond those already provided by AB 1482.
4. Right to Counsel
Consider establishing a program to provide tenants w ith legal assistance in eviction cases.
➢ Staff Feedback & Recommendation ( Not Supportive ): Through Project Sentinel the City provides counseling and mediation services for landlords and tenants at the cost of approximately $54,000 a year and would be cont inued by Program H-
6.1a as follows:
15 Packet Pg. 186
Review Proposed Modifications to Campbell's Plan for Housing Page 7 of 16 • Program H-6.1a Fair Housing Program: The City will continue to support programs that provide fair housing information and referral to Campbell residents. Project Sentinel, a non -profit organization, offers fair housing investigative and enforcement services in northern California, including Santa Clara County. The organization also conducts educational seminars for owners and managers of rental property, as well as free workshops for tenants to address rights and respon sibilities. 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.
The cost to provide full or even partial legal support for tenants in eviction cases would be significant and may have the unintended consequence of higher security deposits or rents to offset the increased likelihood of litigation. Further, through Project Sentinel, the City seeks to avoid litigation. Staff is not aware of situations where tenants/landlords using the service could not amicably work out a solution outside of litigation.
5. Tenant/Community Opportunity to Purchase
Consider establishing a policy to provide tenants and/or community -based organizations a notice of an intent to sell and opportunity to purchase a property or requiring tenants to be retained in their unit following sale. ➢ Staff Feedback & Recommendation ( Not Supportive ): The Housing Element provides for education and notification for tenants of below-market rate housing units as follows:
• Program H -2i: Tenant Notification: Educate tenants of affordable housing units at risk of converting to market -rate of their rights and other assistance.
While this education and outreach only applies to deed restricted affordable housing units, such households are typically those most cost-burdened by relocation costs. Delaying or preventing the sale of a market -rate property, or requiring the retention of a tenant upon sale , could present takings claims that would need to be explored in detail prior to consideration. As it is not known if any City has successfully implemented such a program, staff is not supportive of locally adopting or exploring such a program until a case study can be referenced.
6. Proactive Rental Inspection
Consider establishing a program for code enforcement officers to routinely inspect the rental housing inventory. T hrough these programs tenants are more 15 Packet Pg. 187
Review Proposed Modifications to Campbell's Plan for Housing Page 8 of 16 likely to be protected from living in substandard housing, and local jurisdictions may catch habitability issues before they become so large that they require “red tag” evictions.
➢ Staff Feedback & Recommendation ( Not Supportive): Project Sentinel and the City’s Code Enforcement Department receive and respond to complaints on housing conditions . For FY21/22, Project Sentinel received a total of 129 calls resulting in 68 cases - 20 of which were resolved, 46 were closed after education, and 2 of which are still pending. For FY21/22 the City’s Code Enforcement Department created 284 cases. While very few Code Enforcement cases pertain to housing conditions, the City only closed 209 (74%) of the cases received over the sam e time frame. Recognizing existing service demands, the additional resources that would be required to facilitate proactive enforcement, and that proactive enforcement may not be effective as many housing issues are not apparent from the street , staff would instead recommend focusing on community education and tenant rights such as that provided by Program H-5w:
• Program H-5w: Know Your Rights Flyers: Publish informational fliers on renter's rights, pointing to state and local laws and providing information on renter -focused services. Fliers shall be provided in Spanish and English and available online as well as at community events.
Through such education, the City would encourage residents to self -report substandard living conditions to catch habitability issues before they become so large that they require “red tag” evictions.
7. Tenant Resource Center
Consider establishing a program to create Eviction Help Centers (such as those created by San Jose and Mountain View in response to the pandemic) where tenants and landlords could receive information on local laws, assistance to apply for rent relief and legal aid.
➢ Staff Feedback & Recommendation (Not Supportive): The cost of establishing an eviction help center would require staffing and space that would b e cost prohibitive for smaller cities, such as the City of Campbell. Instead, the Council may consider the implementation objectives of Program H -5w – Know your Rights Flyers and Program H -6.1a – Fair Housing Program (as noted above) which will continue se rvices offered by Project Sentinel and will provide fair housing information through its website and through the Profile, a quarterly newsletter that goes out to all Campbell households, and on a poster to be posted at City Hall, the community center, and the library.
8. City-wide Affordable Rent Portals
Consider establishing a common application portal for affordable housing – which would allow prospective below -market rate households to find and apply for 15 Packet Pg. 188
Review Proposed Modifications to Campbell's Plan for Housing Page 9 of 16 housing across developments and communities throug h a single consolidated application form saving time and effort.
➢ Staff Feedback & Recommendation ( Partially Supportive): While establishing a common application portal would be largely redundant with services offered by the City’s Below Market Program Ad ministrator (HouseKeys) at the local level, staff would support the establishment of a statewide or regional rental portal and has recommended the following program be added toe Campbell’s Plan for Housing:
• Program H-3f: Affordable Housing Rental Portal: Financially support the efforts of state, county, or regional organizations to establish an application portal for below-market rate housing units.
9. No Net-Loss Policy
Consider adoption of a permanent no-net-loss ordinance, consistent with SB 330, ensuring that protected units are replaced one-for-one in cases of redevelopment of rental property.
➢ Staff Feedback & Recommendation ( Not Supportive): As the State of California already has established policy requiring the replacement of protected units in t he redevelopment of rental policy (SB 330), staff would defer to standing legislation rather than create a duplicative and potentially conflicting local policy. Further, recognizing that SB 8 extended SB 330 until January 1, 2030, encompassing seven of the eight-years within the upcoming Housing Element cycle (2023 - 2031), staff would recommend postponing such consideration until the next Housing Element update.
Valley Water
1. Water Efficiency Policy
Consider including polices aimed at maximizing water ef ficiency to ensure that water supply is capable of reliably satisfying demand.
➢ Staff Feedback & Recommendation ( Supportive; Include in General Plan ): Staff intends to include policies responsive to the recommendations suggested by Valley Water as part of General Plan update and Environmental Impact Report (EIR). Accordingly, no further action by the Council is recommended at this time.
Campaign for Fair Housing Elements
1. Reduce Parking Standards
15 Packet Pg. 189
Review Proposed Modifications to Campbell's Plan for Housing Page 10 of 16 Consider providing specific direction in the Housing Elem ent to reduce parking requirements, including areas that may result in impacts to residential neighborhoods. ➢ Staff Feedback & Recommendation ( Partially Supportive ): While staff would recommend retaining language added by the Council to be sensitive to residential neighborhoods, the revised language addresses the lack of commitment in Program H-3a to reduce parking standards as follows:
• Program H-3a: Reduce Parking Standards. Update Consider updating the Municipal Code to allow the following parking red uction strategies in areas adjacent to light rail and other parts of the City which will not present impacts to residential neighborhoods:
• Reducing the parking requirements to require no more than two parking spaces per unit
• Provide incentives for reduced parking in the Affordable Housing Overlay Zone (program H-1c)
• Remove guest parking requirements
• Allow parking to be unbundled from residential units
• Consider allowing a combination of unbundled and assigned parking in housing developments
2. Reduce or Eliminate Floor Area Ratio, Establish Mixed-Use Zoning Consider increasing or eliminating floor area ratio restrictions for specified residential zoning districts, allow for the development of specific housing types (including missing middle housing) without zone changes or variances, and establish new mixed -use zoning districts.
➢ Staff Feedback & Recommendation ( Partially Supportive ): The City’s Objective Standards update will facilitate public review and consideration of development standards to implement land uses contemplated by the General Plan and Housing Element and facilitate the creation of new mixed -use zoning districts.
Staff believes that the following policies in Campbell’s Plan for Housing adequately address the comments raised:
• Program H -1f: 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. • Program H -1g: SB 10 Ordinance: Adopt a SB 10 Or dinance 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. 15 Packet Pg. 190
Review Proposed Modifications to Campbell's Plan for Housing Page 11 of 16 • Program H -1j: Mixed-Use Development: The maximization of resident ial 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.
3. Update the City’s Utility Undergrounding Requirements Consider updating the City’s utility undergrounding requirements. ➢ Staff Feedback & Recommendation (Partially Supportive): Given staffing limitations, some code updates will need to be postponed until more critical work plan efforts can be completed. While staff agrees with the suggestion in principle, staff does not recommend including a specific policy to address the comment recognizing multiple sections of the code are known require updates.
TransForm
1. Smart Parking Policies
Consider funding a dedicated study of parking reforms, partic ularly how smart parking policies could positively impact housing, transportation, and other goals.
Further, consider requiring unbundled parking for certain developments in the Transit Station Overlay District. This is easier for building managers to impl ement now with new parking tech tools like Parkade.
➢ Staff Feedback & Recommendation (Partially Supportive): As previously noted, Program H-3a will include a study of parking standards and includes direction to allow pa rking to be unbundled from residential units and to reduce parking requirements in areas adjacent to light rail, which includes the Transit Station Overlay District.
2. VTA SmartPass Membership
Consider expanding Transportation Demand Management program by requiring provision of VTA SmartPass memberships to each resident. ➢ Staff Feedback & Recommendation (Partially Supportive): As part of the General Plan, staff is working with the transportation consultant of the Environmental 15 Packet Pg. 191
Review Proposed Modifications to Campbell's Plan for Housing Page 12 of 16 Impact Report (Fehr and Peers ) to establish clear thresholds for triggering a Transportation Demand Management Plan. Where required, participation in a VTA SmartPass program may be required. Staff prefers this targeted approach over a establishing a Citywide program which would add to the cost of living and development.
Campbell Industrial Park
1. Disinterested in Redevelopment / Concerned about Non-Conformance The property owners state that they do not have an intention or interest to redevelop the identified properties within the 20 23-2031 Housing Element planning period. The letter reiterates concerns about the designation as a housing site impacting non -conforming uses, or creation of non -conforming uses. Recommends a density range of 18 to 45 units per acre (where proposed to allo w up to 45 units per acre) to make it more likely for redevelopment to occur in the area as market conditions allow.
Figure 1 – 535 Salmar Ave., 423 to 485 Salmar Ave. & 210 to 230 Harrison Ave. ➢ Staff Feedback & Recommendation ( Postpone Consideratio n): The subject properties were included as Housing Opportunity Sites in the past two Housing Elements and were carried forward into the draft Housing Element. The current zoning supports mixed -use multifamily development. Staff advises that any potential modification to the housing opportunity sites and densities be considered later in the year, following completion of the Environmental Im pact Report and receipt of initial feedback from HCD.
Any legal non -conforming use of the properties in question wou ld be governed by Campbell Municipal Code Section 21.58 - Nonconforming Uses and Structures. Staff recommends that any consideration of modifications to housing designations and densities be considered in the fall following completion of the Environmental Impact Report and receipt of feedback from HCD.
Dave Hopkins (1475 S. Bascom Avenue)
15 Packet Pg. 192
Review Proposed Modifications to Campbell's Plan for Housing Page 13 of 16
2. Request for Increased Density
Consider increasing the base density of 1475 S. Bascom Avenue from 60 -units per acre to 75-units per acre.
Figure 2 – 1475 S. Bascom Avenue
➢ Staff Feedback & Recommendation (Not Supportive): While the allowable densities under consideration may be reduced, any proposal to increase density would require the City to restart its Environmental Impact Report (EIR) process which has already begun, and potentially compromise the City’s ability to have a certified Housing Element by the HCD deadline. Instead, staff would recommend retaining the planned for density of 60 -units per acre and encourage property owners/developers to pursue density bonuses as provided for by state law or the City’s Affordable Housing Overlay Zone (AHOZ) if/when established.
HCD Submittal Package
Following any modifications to Campbell’s Plan for Housing pursuant to Council direction, staff will submit the Draft document to HCD for their initial 90-day review. The City’s submittal to HCD will include a cover letter providing an overview of the submittal package and the City’s approach to performing the update (reference Attachment E – HCD Cover Letter), a completen ess checklist serving to help expedite HCD review, a housing opportunity site inventory, and an updated draft of the Housing Element incorporating any additional edits or changes requested by the City Council. As outlined in the Cover Letter, staff has in formed HCD of Campbell’s intent to further evaluate reductions in the proposed number of Housing Opportunity Sites as the current number is double Campbell’s assigned RHNA, and has requested HCD guidance to assist the City.
Schedule
While the initial schedule prepared for the Housing Element identified a final review and adoption by Council prior to the submittal deadline (January 31, 2023), two recent events have affected the timeline , and adoption date of the Housing Element, as follows:
1. Assembly Bi ll 215 (AB 215) : With the passage of AB 215 in September 2021 , Government Code Section 65585 was amended to require a local agency to 15 Packet Pg. 193
Review Proposed Modifications to Campbell's Plan for Housing Page 14 of 16 circulate a draft Housing Element for at least 30 days and take at least 10 additional business days to consider and incor porate public comments prior to submitting to HCD. Further, where HCD was previously required to review a Draft Housing Element and report findings within 90 days of its receipt in the case of an adoption, or within 60 days of its receipt in the case of a draft amendment, AB 215 now provides HCD up to 90 days to review the first submittal, and 60 days to review any subsequent draft amendment or adoption of a Housing Element. As a result, the passage of AB 215 has resulted in a more than 70-day processing delay to the City’s initial schedule.
2. Updated HCD Guidance : In recent discussions with HCD staff, they have provided direction to postpone formal adoption of the Housing Element until HCD staff has conducted their second review of the document, which could take up to 60 days. In previous Housing Element Cycles, most public agencies had adopted the Housing Element after receiving initial HCD feedback prior to re - submitting the (adopted) Element back to HCD. HCD has now advised that they review any revision s to the Housing Element made in response to their initial comments prior to the City’s adoption. Taking the adoption of AB 215 and HCD guidance into account, the City would still intend to submit the Housing Element and General Plan to HCD by the submitta l deadline of January 31, 2023 but await HCD feedback before the City’s adoption. As the second round of HCD review may take up to 60 -days, the anticipated adoption date for the Housing Element and General Plan would be pushed out to March 2023.
Despite the scheduling delay, the City will still intend to meet the January 31, 2022 submittal deadline (late December 2022 targeted) and adopt the Housing Element prior to the May 31, 2022 adoption deadline (March 2023 targeted) and thereby avoid consequences of failing to have a certified Housing Element by the adoption deadline.
Further, staff anticipates the updated schedule will better align with the anticip ated schedule to review and adopt Objective Standards – which is similarly slated for March 2023. As a result, the City can consider the adoption of new land use designations associated with the General Plan and Housing Element Updates together with the ne w Objective Standards that will provide the development standards to implement these designations. Key milestones are outlined as follows:
2022
Early August
Start of 90-day HCD Review
August
Objective Standards “Kick-Off” Meeting with the City Council November
End of 90-day HCD Review
15 Packet Pg. 194
Review Proposed Modifications to Campbell's Plan for Housing Page 15 of 16 December
Housing Element / General Plan Review by Council – determination on Housing Opportunity Sites and revision to document in response to initial HCD Review Late December
Start of 60-day HCD Review
2023
January 31st
Housing Element Submittal Deadline
February
End of 60-day HCD Review
March 2023 (Now Targeted)
Housing Element / General Plan / Objective Standards Adoption by City Council May 31st
Housing Element Adoption Deadline
A detailed schedule of how the three workplan efforts would align has been provided as a dedicated attachment (reference Attachment F – Tentative Project Schedule).
FISCAL IMPACT
The cost to implement specific Housing Element programs vary and will be supported by funding sources identified in the draft table of housing goals, policies, and policies (reference Attachment A). As the cost to implement all housing goals, policies, and programs is not expected to be covered by fees collected by existing revenue sources as well as new program revenue sources (i.e., linkage fees, inclusionary impact fees) staff intends to include a review of fiscal impacts as part of the Housing Program Audit as part of the development of a fiscally sustainable program model and report the results to the Council prior to the adoption of the Housing Element.
NEXT STEPS
Following Council direction, staff will incorporate edits and submit the HCD Draft of Campbell’s Plan for Housing for review.
Prepared by:
Stephen Rose, Senior Planner
15 Packet Pg. 195
Review Proposed Modifications to Campbell's Plan for Housing Page 16 of 16 Reviewed by:
Rob Eastwood, Community
Development Director
Approved by:
Brian Loventhal, City Manager
Attachment:
a. HCD Draft of Campbell's Plan for Housing
b. Redlined Public Review Draft
c. Public Comments
d. Public Comment Matrix
e. HCD Cover Letter
f. Project Schedule
15 Packet Pg. 196
6TH CYCLE 2023-2031
HOUSING ELEMENT
HCD DRAFT
Initial Review Period
CITY OF CAMPBELL
CALIFORNIA
Prepared by M-Group
July 2022
15.a
Packet Pg. 197
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing)
TABLE OF CONTENTS
I. INTRODUCTION ................................................................................................... H.I EXECUTIVE SUMMARY .................................................................................. H.I-1 PURPOSE OF THE HOUSING ELEMENT ....................................................... H.I-1 OVERVIEW OF CAMPBELL COMMUNITY ...................................................... H.I-2 STATUTORY REQUIREMENTS FOR HOUSING ELEMENTS ........................ H.I-4 IDENTIFY HIGH LEVEL HOUSING CHALLENGES IN CAMPBELL ................ H.I-6 ORGANIZATION OF THE HOUSING ELEMENT ............................................. H.I-9 DATA SOURCES .............................................................................................H.I-10 II. EXISTING HOUSING CONDITIONS AND CHALLENGES ................................. H.II EXECUTIVE SUMMARY ................................................................................. H.II-1 HOUSING NEEDS ASSESSMENT .................................................................. H.II-2 AFFIRMATIVELY FURTHERING FAIR HOUSING .........................................H.II-38 HOUSING CONSTRAINTS .............................................................................H.II-90 III. PREPARATION OF CAMPBELL’S PLAN FOR HOUSING ............................... H.III EXECUTIVE SUMMARY .................................................................................H.III-1 REVIEW OF THE 2015-2023 CAMPBELL HOUSING ELEMENT ...................H.III-1 OUTREACH APPROACH ................................................................................H.III-7 IV. CAMPBELL’S PLAN FOR HOUSING ............................................................... H.IV EXECUTIVE SUMMARY ................................................................................ H.IV-1 SITE INVENTORY AND ANALYSIS ............................................................... H.IV-2 OBJECTIVES, POLICIES AND PROGRAMS .............................................. H.IV-34
APPENDICES
Appendix I-A Energy .......................................................................................... I.A-1 Appendix II-A School Performance ................................................................... II.A-1 Appendix III-A 5th Cycle Policies and Programs .............................................. III.A-1 Appendix III-B Community Outreach & Engagement Summary ....................... III.B-1 Appendix III-C Community Survey Results ......................................................III.C-1 Appendix III-D Focus Group Summaries .........................................................III.D-1 Appendix IV-A Table of Sites .......................................................................... IV-A.1 Appendix IV-B Sites and Typologies ............................................................... IV-B.1 Appendix IV-C Regional 100% Affordable Projects......................................... IV-C.1
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I N T R O D U C T I O N
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I. INTRODUCTION
EXECUTIVE SUMMARY
Campbell’s 6 th Cycle Housing Element provides its housing strategy for 2023-2031, including a Site Inventory, Goals, Policies and Programs, and other documentation required to provide housing to thousands of new neighbors as well as achieve certification by the Californ ia Department of Housing and Community Development (HCD) and meet the city’s Regional Housing Needs Allocation (RHNA).
The Housing Element was adopted concurrently with a General Plan Update, which modified land uses and increased allowed densities through much of Campbell. The city’s plan for housing relies on these land use changes, as well as bolstered policies focused on Affirmatively Furthering Fair Housing (AFFH) and providing for renters and special needs groups, in order to meet its housing obligations.
The Introduction Chapter begins by describing the purpose of the Housing Element before giving an historical overview of the Campbell community and laying out the statutory requirements for housing elements. The chapter then identifies the high -level challenges the Housing Element addresses before describing the outreach process undertaken in preparation of the document and the document’s relationship to the General Plan. The Chapter concludes by describing the layout of the Housing Element and the data sources used to compile the document.
PURPOSE OF THE HOUSING ELEMENT
Housing Elements are housing plans that are one part of a community’s General Plan – a guide to the ways each city, town or county is planned and managed, from roads and sidewalks to parks and neighborhoods. With an update required every eight years by the State of California, this Housing Element covers a planning period from January 31, 2023 to January 31, 2031 (also referred to as the “6 th Cycle”). Campbell’s Plan for Housing will include all the goals, policies, programs, and quantified objectives related to housing in Campbell.
While local governments do not generally build housing themselves, they create the framework that controls where housing can be built, how much, and how it is approved. The 2023 -2031 Housing Element has been prepared to respond to current and near -term future housing needs in Campbell and also provides a framework for the community’s longer -term 2023-2031
planning period
for 6th Cycle
Housing Element
Establishes
Framework
for where housing
can be built, how
much, and how it is
approved
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approach to addressing housing needs. The Housing Element contains goals, information on existing housing conditions, and strategic directions (policies and implementing programs with goals) that the City of Campbell (City) is committed to undertaking together with the community and other stakeholders.
Housing affordability in Santa Clara County and in the greater Bay Area is a critical issue. Campbell’s housing conditions are reflective of many areawide and even nationwide trends, influenced by rising housing costs that are out of proportion to many people’s abi lity to pay and further exacerbated by escalating construction and land costs.
Because of these issues, it becomes increasingly difficult for employers to fill essential jobs; roadways are congested with workers traveling longer distances into and out of C ampbell and surrounding areas; and many young people, families, longtime residents, lower-income households, and people with special housing needs face relocation challenges stemming from the inability to secure affordable housing that meets their needs.
Additionally, unaffordable housing prices can exacerbate homelessness and create barriers to transitioning unhoused individuals and families into permanent housing.
New for the 2023 -2031 planning period is the emphasis on Affirmatively Furthering Fair Housing (AFFH). The overall focus of the Housing Element is to enhance community life, character, and vitality through the provision of adequate housing opportunities for people at all income levels.
OVERVIEW OF CAMPBELL COMMUNITY
Incorporated in 1952, Campbell is a community of approximately 44,000 residents centrally located in Silicon Valley. Nearby communities include San Jose to the west, east, and north, and Los Gatos and Saratoga to the south.
From the mid -1850’s, Campbell w as primarily an agricultural production center, with fruits as its major crops. By 1950, however, croplands were beginning to be transformed into residential neighborhoods.
Campbell’s population doubled during the 1960’s, slowed down in the 1970’s, and grew again in the 1980’s. Between 1980 and 1990, the City’s population increased by 33 percent, a level of growth unmatched by nearby communities.
Since 1990, however, population growth has been limited in Campbell.
Today, Campbell is a suburban and largely built-out community with no agricultural land use. However, many of the older strip commercial areas are showing signs of age and obsolescence. The City of Campbell has AFFH
the obligation to
affirmatively
further fair housing
by taking
meaningful
actions, in addition
to combating
discrimination,
that overcome
patterns of
segregation and
foster inclusive
communities free
from barriers that
restrict access to
opportunity.
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adopted a variety of special area plans to encourage revitalization efforts in these older commercial areas.
Campbell offers a mix of housing types, including single -family homes, townhomes, apartments, condominium developments, and live -work space. Of the approximately 18,200 housing units recorded in 2020 by the California Department of Finance, 58 percent were single-family homes, 40 percent were multi-family units, and two percent were mobile homes.
Housing costs are relatively high in Campbell, as is typical in the Bay Area and Silicon Valley in particular. Between 2009 and 2020, the typical home value has i ncreased over 103 percent in Campbell from $695,935 to $1,417,570, while the median rent has increased by 66.6 percent from $1,470 to $2,110 per month between 2009 and 2019.
Housing development since 2015 has largely been of market rate housing that is aff ordable to above moderate -income households. Between 2015 and 2019, the City has approved or issued permits for 438 new housing units, 93 percent of which were for above moderate-income housing.
Like many communities in Silicon Valley, Campbell is home to employers in the high technology industry; however, most employers are small to mid- size companies. In 2018, there were approximately 27,000 jobs in Campbell, predominantly in the Professional & Managerial Services and Health & Educational Services sectors.
Housing affordability is a major issue in the Bay Area, with a significant number of households in the region overpaying for housing. The shortage of affordable housing particularly affects lo wer-income renters and first - time homebuyers, which has impacted the city’s ability to maintain civic workforce occupations such as public safety workers and teachers.
The City of Campbell has been active in promoting housing affordability through the Cit y’s Inclusionary Housing Ordinance requirements and Density Bonus provisions, but the last planning period demonstrated that these programs alone are inadequate in providing to provide sufficient affordable housing to meet the housing demand for lower -income households.
As part of this Housing Element update, the City will identify additional means to expand the supply of affordable housing, including facilitating residential development in mixed-use and priority development areas and around light rail sta tions, and addressing the housing needs of special needs populations.
18,200
number of housing
units recorded in
Campbell in 2020
27,000
approximate
number of jobs in
Campbell in 2018
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Campbell’s quality residential neighborhoods, strong employment base, high level of public services, and well -regarded school system, all contribute to its attractiveness as a place to live.
This Housing Element provides policies and programs to address these and other related issues. The document’s overarching strategies to increase housing and affordable housing in Campbell are to:
STATUTORY REQUIREMENTS FOR HOUSING
ELEMENTS
State law requires each city and county to adopt a General Plan containing at least seven elements, including a Housing Element. Regulations regarding Housing Elements are found in the California Government Code Sections 65580-65589. Although the Housing Element must follow State law, it is by its nature a local document. The focus of the Campbell Housing Through this Housing Element, Campbell will strive to:
• Provide housing affordable to all economic segments of the population;
• Preserve the quality of the housing stock;
• Maintain a balance between employment and housing
opportunities;
• Provide housing that is responsive to the needs of special needs populations; and
• Plan for varied types of housing in response to changing demographic trends.
I. Increase densities from 27 to up to 75 units per acre.
II. Disperse housing opportunity sites t hroughout the city, with concentrations around transit stations and social amenities.
III. Establish extensive outreach with the community, including property owners, residents, developers, and service providers.
IV. Focus on increasing affordable housing programs, including improvements to Inclusionary Housing Ordinance, Commercial Linkage Fees, Housing Opportunity Zones, and the use of public land for affordable housing.
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Element is to meet the housing needs of Campbell residents, now and in the future.
Unlike the other mandatory General Plan elements which typically have a 20-year planning period, the Housing Element is updated every eight years and is subject to detailed statutory requirements and mandatory review by the State of California Department o f Housing and Community Development (HCD).
According to State law, the Housing Element must:
• Provide a Housing Action Plan with goals, policies, and quantified objectives and scheduled programs to preserve, improve, and develop housing.
• Provide a housing needs assessment, including identifying and analyzing existing and projected housing needs for all economic segments of the community and for special needs populations. • Include a summary of community outreach efforts and input received from the community.
• Evaluate progress on the policies and programs from the previous Housing Element cycle (2015-2023).
• Affirmatively further fair housing and include policies and programs that address fair housing.
• Identify adequate sites that will be rezoned and available within the Housing Element planning period (2023 -2031) to meet the City’s share of regional housing needs at all income levels.
• Identify and analy ze governmental and nongovernmental constraints to the development of housing.
• Analyze the zoning for a variety of housing types, including multifamily housing, emergency shelters, transitional and supportive housing, mobile home parks, accessory dwelling units, and more.
• Provide a Site Inventory of housing opportunity sites. • Be submitted to HCD for certification that the Housing Element complies with State law.
State law establishes a regional “fair share” approach to distributing housing needs throughout all communities in the Bay Area. The law recognizes that in order for the private sector and non -profit housing sponsors to address housing needs and demand, local governments must adopt land use plans and implementing regulations that provide opportunities for, and do not overly constrain, housing development.
Every 8
Years
frequency of
Housing Element
updates
RHNA
or “Regional
Housing Needs
Allocation” is the
fair share of
housing allocated
to a community
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The Housing Element must provide clear policies and direction for making decisions relating to zoning, subdivision approval, and capital improvements that relate to housing needs. The Housing Elemen t will accomplish the following:
• Identify adequate residential sites available for a variety of housing types for all income levels.
• Focus on the provision of adequate housing to meet the needs of lower and moderate-income households.
• Address potential go vernmental constraints to the maintenance, improvement, and development of housing.
• Conserve and improve the condition of the existing affordable housing stock.
• Promote housing opportunities for all persons.
In accordance with State law, the Housing Element must be consistent and compatible with other elements of the Campbell General Plan.
IDENTIFY HIGH LEVEL HOUSING
CHALLENGES IN CAMPBELL
More housing is needed at all income levels in the City of Campbell, as seen by Campbell’s Regional Housing Needs Allocation (R HNA) requirements laid out by the state for the 6 th Cycle approximately tripling the 5th Cycle numbers from 933 units to 2,977 units. There are acute needs for affordable housing, particularly for households with very low and low incomes.
2,977 units
minimum number
of housing units the
City must plan for
under the 6th
planning cycle
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Figure I-1: RHNA Allocation in the 5th and 6th Cycles
An overview housing challenges facing Campbell have been summarized in Chapter II – Existing Housing Conditions and Challenges. How the City intends to address these challenges are ou tlined in Chapter IV – Campbell’s Plan for Housing.
Process for Preparing the Housing Element
Community outreach was an essential, valuable, and critical component of the 2023-2031 Housing Element process. The approach for preparing this Housing Element is consistent with State law contained in Government Code 65583(c)(7), which states that:
The local government shall make a diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort.
0 500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
Very Low Low Moderate Above Moderate
5th and 6th Cycle RHNA
5th Cycle Allocation 5th Cycle Through 2020
6th Cycle Allocation 6th Cycle Realistic Capacity
6th Cycle Maximum Capacity
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The development of the Housing Element was guided by the City’s extensive community outreach effort, which included community meetings and interviews with service providers. A detailed discussion of community outreach efforts undertaken by the City is incl uded in Chapter III, Preparation of Campbell’s Plan For Housing.
Consistency with the Campbell General Plan
The Campbell General Plan serves as the ‘constitution’ for development in the city. It is a long-range planning document that describes goals, policies and programs to guide decision-making. The 2023-2031 Housing Element is one of the 13 elements of Campbell’s comprehensive General Plan. The Plan consists of the following elements:
1. Land Use
2. Transportation
3. Community Design
4. Economic Development
5. Fiscal Sustainability
6. Conservation and Open Space
7. Community Services and Facilities
8. Noise
9. Safety
10. Housing
11. Community Health and Wellness
Outreach Overview
• Mailed postcards to all postal addresses in Campbell ( over 18,000)
• Email notifications to over 4,000 recipients alerting them of key events and upcoming meetings
• Distribution of flyers in English and Spanish
• Online Housing Survey completed by over 425 persons
• Booths at Weekly Farmers Market and Community Festivals • 5 Community Outreach meetings
• 8 Meetings with Community Groups and Service Providers • 4 Roundtable meetings with Affordable and Market Rate Developers
13 number of elements
in the City of
Campbell’s General
Plan
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12. Sustainability
13. Implementation
The Housing Element builds upon the other General Plan Elements and is consistent with the policies set forth in those elements. All development - related decisions must be consistent with the Gene ral Plan. If a development proposal is not consistent with a city’s general plan, it must be revised or the general plan itself must be amended. State law requires a community’s general plan to be internally consistent. This means that the Housing Element, although subject to special requirements and a different update timeframe, must function as an integral part of the overall Campbell General Plan, with consistency between it and the other General Plan elements.
Campbell is undergoing a General Plan Updat e, Envision Campbell, concurrently with the Housing Element Update. The Site Inventory and housing strategies take advantage of numerous updates in the General Plan, including land use updates that increase density.
A series of consistency modifications will be made to the City of Campbell General Plan as part of the 2023-2031 Housing Element. The consistency modifications ensure that any potential impediments to implementation of the Housing Element are addressed in the other elements of the General Plan.
ORGANIZATION OF THE HOUSING ELEMENT
The Housing Element consists of four chapters and appendices. The four chapters include the following:
I. Introduction. This chapter provides an overview of the purpose of the Housing Element and statutory requirements.
II. Existing Housing Conditions and Challenges. This chapter includes an assessment of housing needs, and identifies the special needs of certain populations and the need to overcome identified patterns of segregation and disparities in access to opportunities , as well as governmental and non-governmental constraints.
III. Preparation of Campbell’s Plan for Housing. This chapter includes an evaluation of the accomplishments, policies, and programs of the 5 th Cycle Housing Element and a summary of the community outreach conducted as part of the 6 th Cycle Housing Element update process.
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IV. Campbell’s Plan for Housing. This chapter includes the Site Inventory and strategy for meeting RHNA and the City’s housing goals, policies, and implementing programs.
The appendices inc lude Appendix I -A, which discusses energy and identifies opportunities for energy conservation.
DATA SOURCES
The primary data sources used to prepare the Housing Element was from the Association of Bay Area Governments (ABAG) and Metropolitan Transportation Commission (MTC), the U.S. Census, and local data from the City’s Community Development Department. Other data sources are cited throughout the document.
ABAG/MTC
joint agency
responsible for
regional planning in
the Bay Area
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E X I S T I N G
H O U S I N G
C O N D I T I O N S
A N D
C H A L L E N G E S
H
ousing Needs
Affirmatively Furthering Fair Housing
Constraints
Summary of Key Takeaways
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II. EXISTING HOUSING
CONDITIONS AND
CHALLENGES
EXECUTIVE SUMMARY
Campbell has not produced enough housing to meet the City’s existing or future needs. The population has not grown substantially since 2000, but rents and housing values have increased, leading to displacement and other fair housing issues.
The City is not alone in Santa Clara County or the Bay Area region in this regard. Campbell is a relatively high-opportunity area and the region would benefit from the City taking steps to affirmatively further fair housing and housing opportunities within its bou ndaries. By modifying existing constraints on housing, including land controls, development standards, and construction costs, Campbell can facilitate the production of housing and increase the number of housing starts in the city.
Chapter II assesses the housing needs of the community, including Campbell’s demographics, household characteristics, housing stock characteristics and housing needs. The Chapter then describes the Housing Element’s consideration of Affirmatively Furthering Fair Housing for all ethnic/racial groups (Black/African American, Hispanic/Latinx, Asian/Pacific Islander, White, and other) and special needs groups, which include:
• Senior Households
• Persons with Disabilities and Developmental Disabilities • Large Households
• Female-Headed Households
• People Experiencing Homelessness
• Farmworkers
• Veterans
The Chapter also analyzes contributing factors to housing issues, namely:
• Staff Capacity
• Disproportionate Housing Needs
• Disparities in Access to Opportunities
• Limited Accessibility to Support Services
High
Opportunity
Areas
are places that
currently have strong
economic,
environmental and
educational outcomes
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The chapter concludes by identifying governmental and non-governmental constraints. The key governmental constraints identified include:
• Parking requirements
• Lengthy approval processes
• Need for streamlining and objective standards to add
greater predictability.
HOUSING NEEDS ASSESSMENT
This section of the Housing Element discusses the characteristics of the City’s population and housing stock as a means of better understanding the nature and extent of unmet housing needs. The Housing Needs Assessment is comprised of the following components: (1) Demographic Profile; (2) Household Profile; (3) Housing Stock Characteristics; and (4) Regional Housing Needs.
Housing Needs Summary
Campbell’s population is aging in place. Households that moved to Campbell in previous decades have remained in the city, which locks the community into demographic patterns that are out of step with the rest of the Bay Area.
This means that the population that is less diverse than Santa Clara County as a whole, albeit growing in diversity. The demographic patterns show that non-white households are disp roportionately renters and are more often struggling to pay rent. There is also substantially more overcr owding in non-white households, compared to white households.
Campbell households have high incomes relative to the County and the Bay Area region. This means that households earning less than $75,000 often lack the opportunity to live in Campbell, and if they work in the city they commute from elsewhere in the Bay Area.
Demographic Profile
The type and amount of housing needed in a community are largely determined by population growth and various demographic variables.
Factors such as age, race/ethnicity, occupation, and income level combine to influence the type of housing needed and the ability to afford housing.
This section addresses population, age, race/ethnicity and employment of Campbell’s residents.
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POPULATION TRENDS
The Bay Area is the fifth -largest metropolitan area in the nation and has seen a steady increase in population since 1990, except for a dip during the Great Recession. Many cities in the region have experienced significant growth in jobs and population. While these trends have led to a corresponding increase in demand for housing across the region, the regional production of housing has largely not k ept pace with job and population growth.
Table II-1 displays population growth trends for the City of Campbell from 1990 to 2020 and compares this growth to neighboring jurisdictions and the entire County of Santa Clara. Similar to the rest of the Bay Area, Campbell’s population has been increasing steadily since 1990. As indicated below, the recession between 2007 and 2009 dramatically slowed the rate of population increase but the population has since recovered. In 2020, Campbell’s recorded population was 42,288 people.
Campbell’s growth rate since 2000, 7.7 percent, is far lower than the growth rates in Santa Clara County (10.3 percent) or the Bay Area region as a whole (9.0 percent).
Table II-1: Population Growth Trends
Source: ABAG/MTC Data Packet (2021); California Department of Finance, E-5 series Geography 1990 1995 2000 2005 2010 2015 2020
Campbell 36,088 37,957 38,138 38,276 39,349 41,854 42,288 Santa Clara
County 1,497,577 1,594,818 1,682,585 1,752,696 1,781,642 1,912,180 1,961,969 Bay Area 6,020,147 6,381,961 6,784,348 7,073,912 7,150,739 7,595,694 7,790,537
7.7%
Population growth in
Campbell, though
slower than the
county or region, has
outpaced housing
production in the city
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Figure II-1: Population Growth Trends
Source: ABAG/MTC Data Packet (2021); California Department of Finance, E-5 series
AGE CHARACTERISTICS
A community’s housing needs are determined in part by the age characteristics of residents. As people move through each life stage, their housing needs and p references also change. An increase in the older population may mean there is a developing need for more senior housing options, while higher numbers of children and young families can point to the need for more family housing options and related services. There has also been a move by many seniors in the region to age -in-place or downsize their residence in order to stay within their communities, which can mean more multifamily and accessible units are also needed. As a result, evaluating the age character istics of a community is important in addressing housing needs of residents.
Table II-2 below summarizes the age characteristics of Campbell residents between 2000 and 2019. Like many communities nationwide, Campbell has an aging population. Between 2000 and 2019, the median age increased from 35.2 to 39.1 There has also been an increase in the number of people under the age of 15 and people who are 55 or older. 1 ABAG/MTC Data Packet (2021). U.S. Census Bureau, Census 2000 SF1, Table P12; U.S. Census Bureau, Census 2010 SF1, Table P12; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001
Aging
populations in
Campbell present
the need for more
senior housing
options and serves in
the City
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Table II-2: Age Distribution, 2000-2019
Age Group 2000 2010 2019
Age 0-4
2,491
(6.5%)
2,584
(6.6%)
2,653
(6.3%)
Age 5-14
4,592
(12%)
4,375
(11.1%)
4,989
(11.8%)
Age 15-24
4,046
(10.6%)
4,294
(10.9%)
3,750
(8.9%)
Age 25-34
7,768
(20.4%)
6,372
(16.2%)
7,075
(16.8%)
Age 35-44
7,578
(19.9%)
6,462
(16.4%)
6,719
(15.9%)
Age 45-54
5,151
(13.5%)
6,500
(16.5%)
6,099
(14.4%)
Age 55-64
2,809
(7.4%)
4,368
(11.1%)
5,579
(13.2%)
Age 65-74
1,898
(5%)
2,235
(5.7%)
2,733
(6.5%)
Age 75-84
1,312
(3.4%)
1,472
(3.7%)
1,601
(3.8%)
Age 85+
493
(1.3%)
687
(1.8%)
1,023
(2.4%)
Totals
38,138
(100%)
39,349
(100%)
42,221
(100%)
Source: ABAG/MTC Data Packet (2021); U.S. Census Bureau, Census 2000 and Census 2010; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
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Figure II-2: Age Distribution, 2000-2019
Source: ABAG/MTC Data Packet (2021); U.S. Census Bureau, Census 2000 and Census 2010; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
This aging in place trend is expected to continue into the near future. Senior residents will likely continue to comprise a growing segment of Campbell’s population as the City’s baby boomer population age in place. Many seniors are homeowners and live in single-family homes but may need support to continue living in such dwellings (aging in place) or begin to consider trading their larger homes for smaller dwellings as their children leave home. To remain in their homes, some seniors may also participate in home sharing programs.
RACE AND ETHNICITY
Understanding the racial makeup of a city and region is important for designing and implementing effective housing policies and programs.
These patterns are shaped by both market factors and government actions, such as exclusionary zoning, discriminatory lending practices, and displacement that has occurred over time and continues to impact communities of color today.2
Campbell, like many Bay Area communities, has also experienced gradual changes in the racial and ethnic composition of its population. Over the
2 See, for example, Rothstein, R. (2017). The color of law: a forgotten history of how our government segregated America. New York, NY & London, UK: Liveright Publishing. 0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
9,000
Age 0-4 Age 5-
14 Age 15-
24 Age 25-
34 Age 35-
44 Age 45-
54 Age 55-
64 Age 65-
74 Age 75-
84 Age 85+
2000 2010 2019
Gradual
changes in the racial
and ethnic
composition have
led to greater
diversity in Campbell
from 2000 to 2019
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past two decades, the White population has decreased. Since 2000, the Hispanic/Latinx and Asian/Asian Pacific Islander (API) populations increased the most, while the Non -Hispanic White population has decreased the most (Figure II-3).
Figure II-3: Population by Race, 2000-2019
Source: ABAG/MTC Data Packets; U.S. Census Bureau, Census 2000, Table P004; U.S.
Census Bureau, American Community Survey 5-Year Data (2015-2019) Compared to Santa Clara County, Campbell has a higher percentage of Non-Hispanic White persons by 21 percentage points and a smaller percentage of Hispanic/Latinx and Asian/API populations.
Table II-3: Population by Race, Campbell and Santa Clara County Geography
American
Indian or
Alaska Native,
Non-Hispanic
Asian /
API, Non-
Hispanic
Black or
African
American,
Non-Hispanic
White,
Non-
Hispanic
Other Race or
Multiple
Races, Non-
Hispanic
Hispanic
or Latinx
Campbell
% percent
(count)
0.3%
(115)
20.7%
(8,753)
2.4%
(1,014)
52.6%
(22,217)
4.9%
(2,076)
19.1%
(8,046)
Santa Clara
County
% percent
(count)
0.2%
(3,366)
36.6%
(705,519)
2.3%
(45,259)
31.5%
(607,903)
3.9%
(74,445)
25.5%
(490,978)
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) Diversity
in Campbell is less
pronounced than in
Santa Clara County
which has a lower
percentage of white
non-Hispanic
populations
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Figure II-4: Population by Race, 2000-2019
Source: ABAG/MTC Data Packets (2021). U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019).
EDUCATION
Education and employment also have an important impact upon housing needs to the extent that different jobs and income levels can impact the type and size of housing a household can afford. According to the 2015 - 2019 American Community Survey, 94.6 percent of Campbell residents that were 25 years old or older had at least a high school degree and 54 percent had a bachelor’s degree or higher. This is slightly higher than the educational attainment in Santa Clara County where 88.4 percent of residents aged 25 or older have at least a high school degree and 52.4 percent have a bachelor’s degree or higher.
21%
37%
53% 32%
5% 4%
19% 25%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
90.0%
100.0%
Campbell Santa Clara County
Percent of Population
Hispanic or Latinx
Other Race or Multiple Races
White
Black or African American
Asian / API,
American Indian or Alaska Native
Higher
Educational
Attainment
in Campbell generally
means higher
resource opportunity
areas for housing
than elsewhere in
Santa Clara County
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Table II-4: Educational Attainment
High School
Degree (25 Years
and Older)
Bachelor’s Degree
(25 Years and
Older)
Campbell 94.6% 54%
Santa Clara County 88.4% 52.4%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
Campbell is served by one high school district, Campbell Union High School District, and three elementary school districts: Cambrian, Campbell Union, and Moreland. The school district boundaries do not align with city boundaries.
Because Campbell Union covers most of the city, the majority of sites in the Site Inventory fall within Campbell Union elementary school district.
Figure II-5: School Districts
Source: California Department of Education
Across the three elementary school districts, Cambrian has proportionally much fewer Socioeconomically Disadvantaged and English Learner students. The foster youth population is low throughout the districts.
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Table II-5: Educational Data
Enrollment Socioeconomically
Disadvantaged
English
Learners
Foster
Youth
Cambrian 846 8.5% 8.9% 0%
Campbell Union 916 58.3% 36.2% 0%
Moreland 4,364 26.1% 24.2% 0.1%
Campbell Union
High
8,606 27.7% 7% 0.2%
Source: California Department of Education: Caschooldashboard.org (2021 Dashboard) The vast majority of English Learners throughout the districts are native Spanish speakers, with some native speakers of Japanese, Korean, Mandarin, Russian, and Vietnamese.
Appendix II -A displays Local Indicators provided by the California Department of Education through its caschooldashboard.org service for 2021. Although all districts are relatively strong, The Implementation of Academic Standards scores are notably lower for Cam pbell Union compared to the other districts that take Campbell students.
EMPLOYMENT MARKET
Figure II-6 describes the types of occupations held by Campbell residents.
Campbell had an estimated workforce of 26,910 in 201 8. The largest employer sector in Campbell is Financial and Professional Services (25. 1 percent) followed by Health and Educational Services (19.3 percent). This is consistent with the largest industries in Santa Clara County and the greater Bay Area.
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Figure II-6: Resident Employment by Industry, 2018
Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files, 2002-2018
In 2018, there were close to 27,000 jobs in Campbell. The job sectors that employed the largest number of workers were Professional & Managerial Services (25.1 percent), Health & Educational Services (19.3 percent), and Arts, Recreation & Other Services (16.1 percent).
Health and
Educational
service jobs replaced
Professional and
Managerial Services
as the largest
employment sector in
Campbell between
2018 and 2019
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As the regional council of governments for the S an Francisco Bay Area, the Association of Bay Area Governments (ABAG) and Metropolitan Transportation Commission (MTC) make projections for increases in population and the number of households for each jurisdiction in the nine- county Bay Area. The Plan Bay Area 2050 Final Blueprint includes ABAG/MTC’s most recent projections for demographic, economic, and land use changes for the coming decades.
The projections outlined in Plan Bay Area 2050 Final Blueprint cover the period from 2015 through 2050. Based on the economic composition of the Bay Area and expected growth nationwide, the region is projected to add approximately 1.4 million jobs between 2015 and 2050. Santa Clara County is projected to accommodate one-third of the Bay Area’s regional housing growth. The county is expected to gain 453,000 more households between 2015 and 2050, representing a 73 percent increase. Over the same period of time, the county is projected to experience a 46 percent increase in job growth, resulting in approximately 511,000 new jobs.
The State Employment Development Department estimates that, as of January 2021, the unemployment rate for City residents was 5.4 percent, which is slightly below the countywide unemployment rate of 5.7 percent Table II-6: Jobs in Campbell
Jobs
2010 2015 2018
Persons % Persons % Persons %
Agriculture & Natural
Resources 8 0.0% 3 0.0% 4 0.0%
Arts, Recreation &
Other Services 3,725 18.0% 4,109 14.5% 4,333 16.1%
Construction 1,904 9.2% 4,123 14.6% 3,240 12.0%
Financial & Leasing 1,214 5.9% 1,356 4.8% 1,172 4.4%
Government 410 2.0% 336 1.2% 366 1.4%
Health & Educational
Services 3,840 18.5% 5,206 18.4% 5,181 19.3%
Information 288 1.4% 1,083 3.8% 430 1.6%
Manufacturing &
Wholesale 2,463 11.9% 2,607 9.2% 2,579 9.6%
Professional &
Managerial Services 3,776 18.2% 6,083 21.5% 6,762 25.1% Retail 2,698 13.0% 3,100 11.0% 2,606 9.7%
Transportation &
Utilities 385 1.9% 255 0.9% 237 0.9%
Total 20,711 100% 28,261 100% 26,910 100%
Source: U.S. Census Bureau, Longitudinal Employer -Household Dynamics, Workplace Area Characteristics (WAC) files, 2010-2018
1/3rd
of the Bay Area’s
regional housing
growth from 2015 to
2050 is projected to
be accommodated
in Santa Clara
County making new
housing production
in the City of
Campbell essential
to meet anticipated
demands
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and the Bay Area’s rate of 6.6 percent. Campbell, much like the rest of the Bay Area, experienced a sharp rise in unemployment in 2020 due to impacts related to the Covid-19 pandemic. Prior to the pandemic, the City had an unemployment rate of 2.3 percent. The unemployment rate is expected to decrease again as the economy and job market recovers from the impacts of the pandemic. There was a general improvement in the unemployment rate starting in the later months of 2020 and early 2021.
Figure II-7: Unemployment Rate
Source: California Employment Development Department, Local Area Unemployment Statistics (LAUS), Sub-county areas monthly updates, 2010-2021
The economic base for the City of Campbell is founded on small to medium- sized businesses. In 2021, the local econ omy was comprised of a combination of professional and managerial services, health and educational services, and arts and recreation services. The largest employers are shown in Table II-7 with the three largest employers in the technology industry. These 10 largest employers represent 13.5 percent of all local jobs indicating that most local employers are primarily smaller sized businesses.
Between 2000 and 2018, the number of jobs in Campbell has grown by
10.6 percent. Future local job growth is anticipated to be somewhat limited.
However, the continued expansion of regional employment will likely result in increased demand for more affordable housing in Campbell.
Covid-19
resulted in a sharp
rise in unemployment
rates for the City of
Campbell in 2020
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Table II-7: Largest Employers in Campbell, 2021
Employer Number of
Employees
Percentage of
Total City
Employment
Chargepoint, Inc. 1,029 4.0%
8x8, Inc. 742 2.9%
Barracuda Networks, Inc. 315 1.2%
Home Depot 230 0.9%
Family Matters In-Home Care 210 0.8%
Whole Foods Market 208 0.8%
Moss Adams, LLP 201 0.8%
SAAMA Technologies 185 0.7%
Bioreference Laboratories, Inc. 170 0.7%
Groupware Technology 170 0.7%
Source: City of Campbell, California Employment Development Department (2021)
JOBS AND HOUSING
A city may provide housing for workers who either work in the community or work elsewhere in the region. Conversely, a city may have a workf orce composed of residents from the same city, but more often workers commuting from outside of it. Smaller cities typically will have more residents than jobs and export workers, while larger cities tend to have a surplus of jobs and import workers. 3 To some extent the regional transportation system is designed to accommodate this flow of workers from residential areas to the region’s core job centers. At the same time, as the housing affordability crisis has illustrated, local imbalances may be severe, where local jobs and worker populations are out of sync at a sub - regional scale.
One measure of this is the relationship between jobs and housing. A community is considered balanced when there are approximately an equal number of housing units and jobs. In regional planning programs, balancing jobs and housing is generally believed to reduce the amount of long - distance commuting, and achieve a number of other related goals such as reducing traffic congestion on major freeways and arterials, improving regional air quality, and enhancing a community’s economic base. Jobs and housing are considered to be balanced when there are an equal number of employed residents and jobs within a given area, with a ratio of approximately 1.0. There are 23,475 employed residents, and 24,997 jobs4 3 ABAG/MTC Data Packets (2021). Employment Trends. Balance of Jobs and Workers 4 Employed residents in a jurisdiction is counted by place of residence (they may work elsewhere) while jobs in a jurisdiction are counted by place of work (they may live elsewhere).
Jobs-
Housing
Balance
in Campbell
suggests a lack of
housing for workers
who make less than
$75,000 a year in the
city
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in Campbell – the ratio of jobs to resident workers is 1.06 5, indicating that Campbell is a moderate net impo rter of workers. The Jobs -Housing Balance Ratio, comparing jobs to housing units, is 1.62.
Figure II-8 shows the jobs to workers balance broken down by different wage groups, offering additional insight into local dynamics. A community may offer employment for relatively low-income workers but have relatively few housing options for those workers – or conversely, it may house residents who are low wage workers but offer few employment opportunities for them. A relative surplus of jobs relative to residents in a given wage category suggests the need to import those workers, while conversely, surpluses of workers in a wage group relative to jobs means the community will export those workers to other jurisdictions. Such flows are not inherently bad, though over time, sub -regional imbalances may appear. Campbell has more jobs than residents for all wage groups except the $75,000 or more wage group. There are approximately 28 percent more residents in Campbell who make $75,000 or more than workers that make $75,000 in Campbell. This indicates that there is a lack of housing affordable to workers who make less than $75,000.
Figure II-8: Workers by Earnings
Source: U.S. Census Bureau, American Community Survey 5-Year Data 2015-2019 Within Campbell, jobs are concentrated in the downtown commercial area. This concentration is shown in the Jobs Proximity Index published by HUD.
5 ABAG/MTC Data Packets (2021).
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Figure II-9: Proximity to Jobs
Source: Association of Bay Area Governments, HUD Proximity to Jobs Data (2014-2017) In addition, public transit in Campbell – namely, the VTA Light Rail and bus routes, focus on the commercial corridors and downtown area that hold the highest concentration of jobs in the city.
TENURE
The number of residents who own their homes compared to those who rent their homes can help identify the level of housing insecurity – ability for individuals to stay in their homes – in a city and region. Generally, renters may be displaced more quickly if prices increase. In 2019, Campbell’s housing was nearly evenly split between owner -occupied units (50.7 percent) and renter-occupied units (49.3 percent). Homeownership rates in Campbell are lower than both the County (56.4 percent) and the greater Bay Area (56.1 percent).
49/51 split
between renters
and owners, the City
of Campbell has as
lower home-
ownership rate than
the County and Bay
Area
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Figure II-10: Housing Tenure
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) Homeownership rates often vary considerably across race/ethnicity in the Bay Area and throughout the country. These disparities not only reflect differences in income and wealth but also stem from federal, state, and local policies that limited access to homeownership for communities of color while facilitating homebuying for white residents. While many of these policies, such as redlining, have been formally disbanded, the impacts of race-based policy are still evident across Bay Area communities. 6 In Campbell, 28.9 percent of Black households owned their homes and 28.1 percent of Hispanic/Latinx households are homeowners, compared to 49.5 percent of non-Hispanic White households.
Figure II-11: Housing Tenure by Race of Household
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) 6 See, for example, Rothstein, R. (2017). The color of law: a forgotten history of how our government segregated America. New York, NY & London, UK: Liveright Publishing.
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The age of residents who rent or own their home can also signal the housing challenges a community is experiencing. Younger households tend to rent and may struggle to buy a first home in the Bay Area due to high housing costs. At the same time, senior homeowners seeking to downsize may have limited options in an expensive housing market.
In Campbell, 67.1 percent of householders between the ages of 25 and 44 are renters compared to 38.1 percent of householders over the age of 65.
Figure II-12: Housing Tenure by Age
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) Household Characteristics
Household type, size, income levels, and other characteristics determine the type of housing needed by residents. This section details the various household characteristics affecting housing needs.
HOUSEHOLD TYPE
In 2019, Campbell was home to 16,163 households, of which 31 percent had children. The most common household type is married couple family households (49.8 percent), followed by single person households (25.8 percent), and other non-family households (10.4 percent).
HOUSEHOLD INCOME
Household income is the most important factor affecting housing opportunity. Income levels can vary considerably among households, 31%
of households in
Campbell had
children in 2019
indicating an
ongoing need to
plan for families and
large households in
housing
development
projects
Younger
households in
Campbell are more
likely to be renters
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based upon tenure, household type, location of residence, and/or race/ethnicity, among other factors.
The State and Federal government classify household income into several groupings based upon the relationship to the County Adjusted Median Income (AMI), adjusted for household size. The State of California utilizes the income groups presented in Table II -7. However, federal housing programs utilize slightly different income groupings and definitions with the highest income category beginning about 95 percent of the County AMI.
For purposes of the Housing Element, the State income definitions are used throughout, except for the data that have been compiled by the Federal Department of Housing and Urban Development (HUD). When the Federal criteria are used, this fact will be specifically noted.
Table II-8: State Income Categories
Income Category % Countywide
Adjusted Median
Income
Extremely Low 0-30% AMI
Very Low 0-50% AMI
Low 51-80% AMI
Moderate 81-120% AMI
Above Moderate 120%+ AMI
Source: Section 5000093 of the California Health and Safety Code Median Household Income
Despite the economic and job growth experienced throughout the region since 1990, the income gap has continued to widen. California is one of the most economically unequal states in the nation, and the Bay Area has the highest income inequality between high- and low-income households in the state.7
In Campbell, 59.6 percent of households make more than 100 percent AMI, compared to 12.7 percent making less than 30 percent AMI, which is considered extremely low -income. Compared to the rest of the County, Campbell has a higher percentage of households with incomes above the median household income. Per 2021 data from California’s Department of Housing and Community Development (HCD), 30 percent AMI in Santa Clara County is the equivalent to the annual income of $49,700 for a family of four. Many households with multiple wage earners – including food service workers, full-time students, teachers, farmworkers, and healthcare
7 Bohn, S.et al. 2020. Income Inequality and Economic Opportunity in California. Public Policy Institute of California.
59.6%
of Campbell
households make
more than the
average median
income in Santa
Clara County
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professionals – can fall into lower AMI categories due to relatively stagnant wages in many industries.
Figure II-13: Household Income
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release Income by Household Tenure
Table II -8 shows the income level of Campbell residents by household tenure. A significantly higher percentage of renter households (46 percent) were in the lower income categories (with household incomes 80 percent or less of the AMI) compared to residents who owned their ho mes (21 percent). Most striking is that 73 percent of owner -occupied units have a household income greater than the AMI, compared to 46 percent of renter- occupied units.
Table II-9: Income by Tenure
Income Levels
Renters Owners
Households Percent Households Percent
<30% AMI 1,495 18.5% 545 6.9%
31-50% AMI 970 12.2% 554 7.0%
51-80% AMI 1,180 14.9% 535 6.8%
81-100% AMI 645 8.1% 510 6.4%
>100% AMI 3,680 46.3% 5,770 72.9%
Total 7,940 100% 7,914 100%
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release.
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Income by Race and Ethnicity
Figure II-14 shows the income level of Campbell residents by race and ethnicity. The majority of Asian/API, Non -Hispanic and White, Non - Hispanic households have incomes greater than the average median income, while only 36 percent of Black or African American, non-Hispanic households and 45 percent Hispanic or Latinx households have these above-median household incomes.
Figure II-14: Income by Race and Ethnicity
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release.
Housing Stock Characteristics
This section of the Housing Element addresses various housing characteristics and conditions that affect the well -being of City residents.
Housing factors evaluated include the following: housing stock and growth, tenure and vacancy rates, age and conditio n, housing costs, and affordability.
HOUSING GROWTH AND CONDITIONS
Housing production has not kept up with demand for the last several decades in the Bay Area. The largest proportion of the housing stock in Campbell was built between 1960 to 1979, with 7, 848 units constructed during this period (Figure II-12). Housing production has been slow in the Housing
Production
has not kept up with
demand for several
decades resulting in a
housing crisis for the
region and state
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past decade with only 759 units being built since 2010, accounting for 4.3 percent of the existing housing stock. Furthermore, 93 percent of housing permits issued between 2015 and 2019 were for above moderate -income housing. This is a contributing factor to the limited access to affordable housing.
Table II-10: Housing Permitting, 2015-2019
Income Group Number of
Permits
Above Moderate Income 407
Moderate Income 16
Very Low Income 11
Low Income 4
Total 438
Source: California Department of Housing and Community Development (HCD), 5th Cycle Annual Progress Report Permit Summary (2020)
Housing age is an important indicator of housing condition within a community. Like any other tangible asset, housing is subject to gradual deterioration over time. If not properly and regularly maintained, housing can deteriorate and discourage reinvestment, depress neighboring property values, and eventually impact the quality of life in a neighborhood.
Thus, maintaining and improving housing quality is an imp ortant goal for the City.
Generally, structures older than 30 years begin to show signs of deterioration and require reinvestment to maintain their quality. Unless properly maintained, homes older than 50 years require major renovations to remain in good working order.
Figure II-15: Age of Housing Stock
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) 1960 - 1979
were the years that
the largest
proportion of
Campbell’s housing
stock was built
despite demand
being greater today
Repairs
are required for or
housing units in
Campbell are over
30 years old –
representing the
majority of housing
Campbell - to
maintain their
quality
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The Comprehensive Housing Affordability Strategy identifies four conditions that create severe housing problems. These four conditions are:
incomplete kitchen facilities, incomplete plumbing facilities, more than one and a half persons per room, and cost burdens of greater than 50 percent of the household income. Housing costs in the region are among the highest in the country, which could result in households, particularly renters, needing to live in substandard conditions in order to afford housing.
In 2019, 1.6 percent of renters reported lacking a kitchen and 0.6 percent of renters lacked plumbing. In comparison, no homeowners lacked a kitchen and 0.4 percent reported lacking plumbing.8
The City administers a Code Enforcement program that aims to preserve and maintain the livability and quality of neighborhoods. Code enforcement staff responds to reported violations of property maintenance standards as defined in the Municipal Code as well as other complaints.
Based on the City’s Building Department’s records, the majority of single - family dwellings in Campbell are in good shape with water -tight roofing, complete bathrooms, and operational kitchens. The City identified 15 homes (out of 17,635) that are dilapidated or in a state of disrepair. These homes regularly receive Code Enforcement complaints regarding trash, abandoned cars, and/or overgrown weeds. Based on exterior visual inspections, these homes need siding and trim repairs, painting, roofing replacements or repair, fence replacements or repairs, window replacements or repair, and general debris removal. Several of the identified homes have outstanding Code Enforcement cases that have never been closed due to the owner’s personal circumstances, su ch as medical and mental health issues, lack of financial resources, or an unwillingness to address the building’s state of disrepair.
Additionally, in 2021, the City issued 56 building permits for housing remodels. This included major and minor remodels, kitchen and bath remodels, and window replacements. This is indicative that housing in the City is generally well maintained, and residents are continuing to maintain and improve the housing stock.
HOUSING TYPE AND VACANCIES
In recent years, most housing produced in the region and across the state consisted of single-family homes and larger multi-unit buildings. However, some households are increasingly interested in “missing middle housing” – including duplexes, triplexes, townhomes, cottage clusters, accessory dwelling units and junior accessory dwelling units (ADUs). These housing
8 ABAG/MTC Data Packets (2021). Substandard Housing.
15 homes
in Campbell are
dilapidated or in a
state of disrepair
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types may create more options across incomes and tenure, from young households seeking homeownership options to seniors looking to downsize and age-in-place.
Of the City’s 18,158 housing units in 2020, 45.1 percent were single family detached homes, 13.2 percent were single family attached homes, 11.2 percent were multifamily homes with 2 to 4 uni ts, 28.8 percent were multifamily homes with 5 or more units, and 1.7 percent were mobile homes (Figure II-13). In Campbell, the housing type that experienced the most growth between 2010 and 2020 was detached single -family homes followed by multifamily housing with five or more units.
Figure II-15: Housing Type Trends
Source: California Department of Finance, E-5 series
Campbell has a residential vacancy rate of 8.3 percent. This is higher than the vacancy rate of Santa Clara County (4.8 percent) and the Bay Area (5.9 percent). The Census Bureau classifies a unit as vacant if no one is occupying it when census interviewers are conducting the American Community Survey or Decennial Census. Vacant units classified as “for recreational or occasional use” are those that are held for short -term periods of use throughout the year. Accordingly, vacation rentals and short- term rentals like Airbnb are likely to fall in this category. The Census Bureau classifies units as “other vacant” if they are vacant due to foreclosure, personal/family reasons, legal proceedings, repairs/renovations, abandonment, preparation fo r being rented or sold, or vacant for an extended absence for reasons such as a work assignment, military duty, or incarceration.
Of the vacant units, the most common type of vacancy is “other vacant” followed by “for rent”. In a region with a thriving economy and housing market like the Bay Area, units being renovated/repaired and prepared for
45.1%
of housing units in
Campbell were
single-family
detached homes in
2020
Vacancy
Rates
in Campbell were
nearly double that
of Santa Clara
County and the Bay
Area which may
indicate a mismatch
in unit types
available
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rental or sale are likely to represent a large portion of the “other vacant” category. The large proportion of vacant units that are for rent could indicate that there is a mismatch in the cost or housing type of units on the rental market and people looking for housing.
Table II-11: Vacancy Status, 2019
Vacancy
Campbell (2019)
Count Percentage
For rent 452 30.7%
For sale 0 0%
For seasonal,
recreational, or
occasional use
89 6.1%
Rented, not occupied 260 17.7%
Sold, not occupied 105 7.1%
Other vacant 566 38.5%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
Housing tenure refers to whether a housing unit is owned, rented or is vacant. The number of residents who own their homes compared to those who rent their homes can help identify the level of housing insecurity – ability for individuals to stay in their homes – in a city and region. Generally, renters may be displaced more quickly if prices increase. Tenure also influences residential mobility, with owner units generally evidencing lower turnover rates than rental housing.
HOUSING COSTS AND AFFORDABILITY
The cost of housing is directly related to extent of housing problems in a community. If housing costs are relatively high in comparison to household income, there will be a correspondingly higher prevalence of overpayment and overcrowding. This section summarizes the cost and affordability of the housing stock to Campbell residents.
Home Values
Home prices reflect a complex mix of supply and demand factors, including an area’s demographic profile, labor market, prevailing wages, and job outlook, coupled with land and construction costs. In the Bay Area, the costs of housing have long been among the highest in the nation. The region’s home values have increased steadily since 2000, besides a decrease during the Great Recession. The rise in home prices has been
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especially steep since 2012, with the median home value in the Bay Area nearly doubling during this time. Since 2001, the typical home value has increased 176.9 percent in Campbell from $511,970 to $1,417,570 (Figure II-16).
The typical home value in Campbell was estimated at $1,417,570 in December 2020, per data from Zillow. The largest proportion of homes were valued between $1,000,000 -$1,500,000 (Figure II -17). By comparison, the typical home value is $1,290,970 in Santa Clara County and $1,077,230 the Bay Area, with the largest share of units valued $1,000,000-$1,500,000 (county) and $500,000-$750,000 (region).
Figure II-16: Typical Home Values, 2003-2021
Source: Zillow, Zillow Home Value Index (ZHVI)
Figure II-17: Home Values of Owner-Occupied Units, 2019 Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) $1.4
million
average home
prices in Campbell
are higher than the
typical home value
in Santa Clara
County and the Bay
Area
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Rental Costs
Similar to home values, rents have also increased dramatically across the Bay Area in recent years. Many renters have been priced out, evicted or displaced, particularly communities of color. Residents finding themselves in one of these situations may have had to choose between commuting long distances to their jobs and schools or moving out of the region, and sometimes, out of the state.
Rental rates in Campbell are rising at a faster rate than the rest of Santa Clara County or Bay Area. Since 2009, the median rent has increased by
66.6 percent in Campbell, from $1,470 to $2,110 per month. In Santa Clara County, the median rent has increa sed 67.8 percent, from $1,285 to $2,155. The median rent in the region has increased significantly during this time from $1,200 to $1,850, a 54 percent increase (Figure II-18).9 Figure II-18: Median Rents
Source: U.S. Census Bureau, American Community Survey 5-Year Data releases, starting with 2005-2009 through 2015-2019
In Campbell, the largest proportion of units being rented between $2000 - $2500, totaling 30.2 percent, followed by 26.9 percent of units being rented between $1500-$2000 (Figure II-19). Compared to the rest of Santa Clara County, Campbell has fewer rental units that are being rented below $1,500 and approximately 10 percent fewer units that are being rented for more than $2,500.
9 ABAG/MTC Data Packets (2021). Contract Rents for Renter-Occupied Units. $2,110/mo.
Rental costs in
Campbell are slightly
lower than the
average price in
Santa Clara County
but substantially
higher than those in
the Bay Area
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Figure II-19: Contract Rents for Renter-Occupied Units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
HOUSING AFFORDABILITY
Housing affordability can be inferred by comparing the cost of renting or owning a home in Campbell with the maximum affordable housing costs to households which earn different income levels. Taken together, this information can provide a picture of who can affor d what size and type of housing as well as indicate the type of households that would likely experience overcrowding or overpayment.
California Health and Safety Code (Section 50052.5) defines affordable owner housing costs as follows:
• Housing costs consis t of mortgage debt service, homeowner association dues, insurance, utility allowance and property taxes. • Affordable costs are up to 35 percent of the defined household income.
• Affordable costs for moderate income households are based on a standard of 110 percent of Area Median Income (AMI) for a household size equal to one more person than the number of bedrooms in the unit.
California Health and Safety Code (Section 50053) defines affordable renter housing costs as follows:
• Housing costs include rent plus utilities paid for by the tenant. • Affordable rent is up to 30 percent of the defined household income. • Affordable rents are based on a standard of 50 percent of AMI for very low income households; 60 percent of AMI for low income 35%
Maximum
percentage of a
household income
that can be spent on
housing before it is
no longer
considered
affordable
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households; and 110 percent AMI for moderate income households for a household size equal to one more person than the number of bedrooms in the unit.
The U.S. Department of Housing and Urban Development (HUD) conducts annual household income surveys nationwide to determine the maximum affordable payments of different households and their eligibility for federal housing assistance. Affordability limits in Campbell are based off of Santa Clara County’s Area Median Income (AMI). The 2021 median income for a four-person household in Santa Clara County is $151,300.
Table II-12: Income Limits in Santa Clara County
Family
Size
Extremely
Low
Income
(<30%)
Very Low
Income (30-
50%)
Low
Income
(51-80%)
Median
Income
(100%)
Moderate
Income
(80-120%)
1 34,800 58,000 82,450 105,900 127,100
2 39,800 66,300 94,200 121,050 145,250
3 44,750 74,600 106,000 136,150 163,400
4 49,700 82,850 117,750 151,300 181,550
5 53,700 89,500 127,200 163,400 196,050
6 57,700 96,150 136,600 175,500 210,600
Source: California Department of Housing and Community Development (HCD), 2021
The typical single-family home prices in Campbell are well beyond the level of affordability for moderate-income households and even less affordable to lower-income households. With a median rent of $2,150 in Santa Clara County, it is evident that housing is not affordable to the Extremely Low and Very Low Income households. In Campbell, 44.6 percent of renters are cost-burdened and spending more than 30 percent of their income on housing. Homeowners are also experiencing cost-burden with 27.4 percent of them spending more than 30 percent of their income on housing. The total average of Campbell residents that are cost burdened is more than a third (36 percent) of the City’s population. 10
ASSISTED RENTAL HOUSING
State Housing Element law requires an analy sis of the potential for currently rent-restricted low-income housing units to convert to market rate housing, and to propose programs to preserve or replace any units “at-risk” of conversion. Affordable units that are considered at -risk for converting into market rate homes are units that are determined to have either “very -
10 ABAG/MTC Data Packets (2021). Overpayment and Overcrowding. $151,300
was the average
median income for a
four-person household
in Santa Clara in 2021
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high” or “high” risk levels. Using California Housing Partnership (CHP)’s categories for risk level, the restricted affordable units were evaluated and assigned to the following groups:
• Very-High Risk – affordable homes that are at-risk of converting to market rate within the next year that do not have a known overlapping subsidy that would extend affordability and are not owned by a stable non-profit, mission-driven developer/owner. • High Risk – affordable homes that are at -risk of converting to market rate in the next 1 -5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a stable non-profit, mission-driven developer/owner. • Moderate Risk – affordable homes that are at-risk of converting to market rate in the next 5 -10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a stable non-profit, mission-driven developer/owner.
Low Risk – affordable homes that are at-risk of converting to market rate in more than 10 years and are owned by a stable mission - driven non-profit developer/owner.
Assisted Housing Inventory
Table II -13 provides an inventory of assisted rental housing projects in Campbell. A total of 747 assisted units are provided in twelve developments, including units assisted through a variety of f ederal and local government programs/funds. These programs include HUD Section 8, Section 221 and Section 236, CDBG, and the City’s Inclusionary Housing requirement. Several non -profit organizations operating in Campbell have been acquiring and managing af fordable housing developments, including MidPen Housing and Catholic Charities.
At-Risk
Units
are units that are
currently affordable
in the community
that may convert to
market rate housing
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Table II-13: At-Risk Affordable Housing
Source: Community Development Department, City of Campbell, 2022. * All addresses in Campbell, CA 95008.
** Funded through the City RDA prior to its dissolution in 2012.
Project
Name Address* Ownership Total Units Assisted
Units
Househo
ld Type
Funding
Source(s)
Affordabili
ty
Expiration
Year
Risk Level
Corinthian
House
250 Budd
Ave. #116
Non-Profit 104 36 Seniors &
People
with
Disabilitie
s
Section 8;
Section
221(d)(3)
Continual
Renewal
Low
Rincon
Gardens
400 W
Rincon
Ave.
Housing
Authority
200 198 Seniors &
People
with
Disabilitie
s
Section 8 Continual
Renewal
Low
Wesley
Manor
1655 S
Winchester
Blvd.
Non-Profit 156 156 Elderly &
People
with
Disabilitie
s
Section 8 Continual
Renewal
Low
Sharmon
Palms
967
Sharmon
Palms Ln.
Non-Profit 60 60 Family RDA** 2063 Low
Avalon
Bay
508
Railway
Ave.
For-Profit 348 70 Family &
Seniors
RDA** 2026 High
Gateway 45 North
Third St.
For-Profit 20 3 Family &
Seniors
RDA** 2026 High
San
Tomas
Gardens
825 S San
Tomas
Aquino Rd.
Non-Profit 100 94 Family Section 236;
Catholic
Charities
2029 Moderate
Downtown
Mixed-Use
201 E.
Campbell
Ave.
For-Profit 20 3 Family Inclusionary
Requirement
2062 Low
TOTAL 620
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At-Risk Projects
This section evaluates those lower income rental projects in Campbell at - risk of converting to market-rate uses prior to January 31, 2025. Of the 623 assisted units identified in Table II-13, 456 units have been determined to be at low risk of conversion over the next ten year period. Corinthian House, Rincon Gardens, and Wesley Manor maintain Section 8 project -based Housing Assistance Plan (HAP) contracts with HUD subject to periodic renewals.
California Housing Partnership defines at-risk homes are those that are at very high or high risk of conversion. There are 73 affordable units that are at high risk of conversion to market -rate, which include units intended for seniors, located in the Avalon Bay and Gateway projects. Both of these housing developments are owned by for-profit developers and affordability period are expected to expire within five years. Additionally, there are 94 units that are at moderate risk for conversion to market rate located in the San Tomas Gardens development owned by the non -profit Charities Housing. Given that San Tomas Gardens is owned by a stable non -profit, it is unlikely that this development will be converted to market rate. Finally, the Llewellyn property has been identified as a Housing Opportunity Site in response to developer interest to redevelop the site with a significantly greater number of units. The existing affordable units will be required to be replaced by units at the same affordability level, as per Program H-2l.
To maintain the existing affordable housing stock, the City must either preserve the existing assisted units or facilitate the development of new units. Depending on the circumstances of at-risk projects, different options may be used to preserve or replace the units. Preservation options can include transferring the project to non -profit ownership, providing rental assistance to tenants using non -federal funding sources, and/or purchasing affordability covenants.
Redevelopment Housing Program Funding
Because of the loss of Redevelopment Agency (RDA) funding in 2012, the City of Campbell no longer administe rs the federal Community Development Block Grant (CDBG) program. The loss of RDA funding forced the City to eliminate the position of Housing Program Coordinator, who also coordinated CDBG -funded programs. The part -time Housing Program Coordinator implemen ted many of the City’s housing programs and functions and was partially funded by RDA and CDBG funds.
Since 2012, some of the functions and responsibilities of the Housing Program Coordinator were transferred to the City’s Planning Division after Since 2012
housing functions,
responsibilities, and
administration have
been managed by
the City of Campbell
Planning Division
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the City turned over administration of the CDBG program to Santa Clara County (capital improvements for pedestrian accessibility). Consequently, Campbell no longer administers any of the CDBG Housing programs (though Campbell still administers the previously award ed RDA/CDBG funded loans). Even though the City no longer administers any of the housing activities funded through CDBG, Campbell residents still have access to rehabilitation and repair funding through Santa Clara County.
The City has not yet identified alternative funding sources for the activities previously funded by the RDA housing set-aside.
Housing Needs
State law requires all regional councils of governments, including the Association of Bay Area Governments (ABAG) to determine the existing and pr ojected housing need for its region (Government Code Section 65580 et. seq.) and determine the portion allocated to each jurisdiction within the ABAG region. This section analyzes the current existing housing needs in Campbell, then goes into the future ho using needs in the City based on the ABAG’s allocation of the region’s projected housing needs.
The housing needs are presented by income category in each of the region’s jurisdictions, also known as the Regional Housing Needs Allocation (RHNA) process.
EXISTING HOUSING NEEDS
A continuing priority of communities is enhancing or maintaining their quality of life. A key measure of quality of life in a community is the extent of “housing problems.” The federal Department of Housing and Urban Development (HUD) has developed an existing needs statement that details the number of households earning lower income, living in overcrowded conditions, or overpaying for housing. These housing problems are defined as follows:
• Lower Income: Refers to a household earning less than 80 percent of the median family income, as adjusted by family size. For a four- person household, the median income in Santa Clara County is $151,300 (HCD, 2021).
• Overcrowding: Refers to a housing unit which is occupied by more than one person per room, excluding kitchens, bathrooms, hallways, and porches, as defined by HUD.
• Overpayment: Refers to a household paying 30 percent or more of its gross income on housing (either mortgage or rent), including
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costs for utilities, property insurance, and re al estate taxes, as defined by HUD.
Overcrowding
Overcrowding occurs when the number of people living in a household is greater than the home was designed to hold. High housing costs relative to income can contribute to overcrowding and can occur when there is high housing demand in a city or region. Overcrowding can have impacts on the occupants’ health and also tends to result in accelerated deterioration of homes, a shortage of street parking, and additional traffic. Therefore, maintaining a reasonable level of occupancy and alleviating overcrowding are critical to enhancing the quality of life in the community.
The Census defines overcrowding as an average of more than one person per room in a housing unit (excluding kitchens, porches, and hallways); severe overcrowding is defined as greater than 1.5 persons per room. The incidence of overcrowded housing is a gen eral measure of whether there is an available supply of affordable and adequately sized housing units.
Table II-14 shows the incidence of overcrowding in Campbell by tenure as estimated by the Bureau of Census. The prevalence of overcrowding higher among households that rent. In Campbell, 10.8 percent of renters experience overcrowding, compared to 1.1 percent for those who own.
Table II-14: Overcrowding by Tenure
Tenure
1-1.5
Occupants
per Room
More than 1.5
Occupants
per Room
Owner-Occupied 1.1% 0.0%
Renter-Occupied 6.1% 4.7%
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release Overcrowding also often disproportionately impacts low -income households. In Campbell, 10.5 percent of low -income households (51-80 percent AMI) experience overcrowding compared to 2.6 percent of households that make more than 100 percent AMI (Figure II-20). Moreover, communities of color are more likely to experience overcrowding similar to how they are more likely to experience poverty, financial instability, and housing insecurity. American Indian/Alaska Natives experience the highest rate of overcrowding at 31.8 percent, whereas Non -Hispanic White residents experience the lowest rate of overcrowding at 3.1 percent (Figure II-21).11
11 ABAG/MTC Data Packets (2021). Overcrowding by Race and Overcrowding by Income Level and Severity.
4.7%
of rental households
in Campbell are
experiencing severe
overcrowding
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Figure II-20: Overcrowding by Income Level in Campbell
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Figure II-21: Overcrowding by Race
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
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Figure II-22: Overcrowding in Campbell
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) Overpayment
A household is considered “cost -burdened” if they spend more than 30 percent of their income on housing, while those who spend more than 50 percent on housing are considered “severely cost -burdened”. As is the case in throughout the Bay Area, it is not uncommon to overpay for housing in Campbell. Lower income households are disproportionately impacted by high housing costs and experience the highest rates of cost burden.
Spending such large portions of their income on housing puts low -income households at higher risk of displacement, eviction, or homelessness.
Renters are often more cost -burdened than owners. While the housing market has resulted in home prices increasing dramatically, homeowners often have mortgages with fixed rates, whereas r enters are more likely to be impacted by market increases. When looking at the cost burden across tenure in Campbell, renters experience higher rates of being cost-burdened (44.6 percent) compared to people who own their homes (27.4 percent).
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Figure II-23: Cost Burden by Tenure
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
In Campbell, 14.8 percent of households spend 50 percent or more of their income on housing, while 18.4 percent spend 30 to 50 percent of their income. However, these rates vary greatly across income categories (Figure II-21). For example, 64 percent of Campbell households making less than 30 percent of AMI spend the majority of their income on housing.
For Campbell residents making more than 100% of AMI, just 0.9 percent are severely cost-burdened, and 87.9 percent of those making more than 100% of AMI spend less than 30 percent of their income on housing.
The cost burden experienced by each income category is detailed below:
• Of the Campbell households earning 0-30% of Area Median Income, 85.4 percent are cost burdened.
• Of the Campbell households earning 31-50% of Area Med ian Income, 71 percent are cost burdened.
• Of the Campbell households earning 51-80% of Area Median Income, 58.8 percent are cost burdened.
• Of the Campbell households earning 81-100% of Area Median Income category, 36 percent are cost burdened.
• Of the Campbell households earning Greater than 100% of Area Median Income, 12.1 percent are cost burdened.
Across all income groups in Campbell, about 52.7 percent of the City is cost burdened and spending more than 30 percent of their income on housing.
14.8%
of households in
Campbell are
“severely cost-
burdened” spending
more than 50% or
more of their
income on housing
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Figure II-24: Cost Burden by Income Level in Campbell
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release Currently, people of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to white residents. As a result, they often pay a greater percentage of their income on housing, and in turn, are at a greater risk of housing insecurity.
American Indian/Alaska Native and Black/African American residents are the most cost burdened with only 18.2 percent and 37.7 percent, respectively, spending less than 30 percent of their income on housing.
Figure II-25: Cost Burden by Race
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release White, non-
Hispanic
Households
are the least cost-
burdened of all races
in the City with
American Indian or
Alaska Native, Non-
Hispanic being the
most heavily cost
burdened group
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FUTURE HOUSING NEEDS
California’s Housing Element law requires that each city and county develop local housing programs to meet its “fair share” of existing and future housing needs for all income groups, as determined by the jurisdiction’s Council of Governments. This “fair share” allocation concept seeks to ensure that each jurisdiction accepts responsibility for the housing needs of not only its resident population, but also for the jurisdiction’s projected share of r egional housing growth across all income categories.
Regional growth needs are defined as the number of units that would have to be added in each jurisdiction to accommodate the forecasted number of households, as well as the number of units that would have to be added to compensate for anticipated demolitions and changes to achieve an “ideal” vacancy rate.
In the Bay Area region, the agency responsible for assigning these regional housing needs to each jurisdiction is the Association of Bay Area Governments (ABAG). The regional growth allocation process begins with the State Department of Finance’s projections of population and associated of housing demand for the planning period. ABAG is responsible for allocating the region’s projected housing needs amon g its jurisdictions by income category. This is referred to as the Regional Housing Needs Allocation (RHNA) process. The RHNA represents the minimum number of housing units each community is required to provide “adequate sites” for through zoning and is on e of the primary threshold criteria necessary to achieve State approval of the Housing Element.
In devising the formula for allocating the 187,990 units amongst jurisdictions, ABAG had to consider how each of these statutory factors could be incorporated into the mathematical equation. ABAG staff and members of the Housing Methodology Committee sought input from every jurisdiction in the Bay Area on the factors and how they could be used. The final allocation method adopted by ABAG’s Executive Board includ es factors related to housing and employment growth, and public transit.
As defined by the RHNA, Campbell’s new construction need for the 2023- 2035 planning period is 2,977, approximately tripling the numbers from the last RHNA cycle, distributed among different income categories as shown in Table II-15. State law requires that the City determine the subset of the very low-income regional need that constitutes the community’s need for extremely low -income housing. Based off of U.S. Census data, HCD’s Regional Housing Need Determination for the Bay Area estimates that 15.5 percent of the region’s housing need is for 0 -30 percent AMI households, while 25.9 percent is for 0 -50 percent AMI households. Therefore, extremely low -income household needs represent 59 .8 percent of the region’s very low-income housing need. The City is using this projection, which is the most conservative estimate for extremely low -income Triple
RHNA
increase in the
Regional Housing
Needs Allocation
was received by the
City when
compared to the
previous housing
cycle (933 to 2,977
units)
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household, resulting in an estimated 450 units needed for extremely low - income households.
Through this Housing Element, the City will demonstrate the availability of adequate sites to accommodate these projected new units. This demonstration is in Chapter IV: Campbell’s Plan for Housing, under the subsection “Site Inventory and Analysis.” Specific poli cies and programs are detailed under “Goals, Policies and Programs.”
Table II-15: Regional Housing Needs Allocation 2023-2035 Income Level
Percent of
Area Median
Income (AMI)
Units as per
RHNA
Percent of Total
RHNA
Very Low* 0-50% 752 25.3%
Low 51-80% 434 14.6%
Moderate 81-120% 499 16.8%
Above Moderate >120% 1,292 43.4%
Total 2,977 100%
Source: Association of Bay Area Governments, Final Regional Housing Needs Allocation, December 2021.
*59.8 percent of Campbell’s very low -income housing needs are for extremely low-income households (450 units)
AFFIRMATIVELY FURTHERING FAIR
HOUSING
All Housing Elements adopted after January 1, 2021, must contain an Assessment of Fair Housing that is consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015.12
Under State law, affirmatively furthering fair housing means “ taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on projected characteristics.”13 The AFFH analysis must contain the following, which are covered in this chapter unless otherwise noted below:
• Community Outreach – Included in Appendix III-B
• Assessment of Past Goals, Actions and Strategy – Included in Chapter III
12 Affirmatively Furthering Fair Housing, 80 Fed. Reg. 42,272 (July 16, 2015). 13 Gov. Code § 8899.50 (a)(1).
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• Assessment of Fair Housing
o Background Information
o Fair Housing Enforcement and Outreach Capacity
o Disparities in Access to Opportunity
o Integration and Segregation Patterns and Trends
o Racially or Ethnically Concentrated Areas of Poverty
(R/ECAPs)
o Disproportionate Housing Needs and Displacement Risk
o Special Housing Needs
• Identification of Contributing Factors
• Sites Inventory – Included in Chapter IV
• Goals, Policies, and Programs – Included in Chapter IV This subsection provides a focused analysis of fair housing issues in Campbell. This includes an Assessment of Fair Housing and identification of Contributing Factors. Affirmatively furthering fair housing is described in terms of Outreach, Site Selection, and Policy Development. Site selection of opportunity sites inventory addressing fair housing needs are detailed in alongside goals, policies, and programs are detailed in Chapter IV.
The Assessment of Fair Housing provides a detailed analysis of fair housing data and housing needs for special needs populations in Campbell. The analysis was developed with data from the Association of Bay Area Governments (ABAG) / Metropolitan Transportation Commission (MTC); policy recommendations from Santa Clara County Planning Collaborative, and service providers in Campbell (e.g., Housing Choices and Golden Gate Regional Center). Policy recommendations were refined based on community outreach findings.
Background Information
An understanding of local history, economy, demographics, and housing tenure and type is essential in the development of housing solutions for the current and future residents of Campbell. The sections below provide a high-level overview of these topics.
CITY HISTORY
Prior to the founding of the City of Campbell, the land was occupied by the Ohlone, the Native American people of the Northern California coast. About a third of present-day Campbell was part of the 1839 Alta California Rancho
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Rinconada de Los Gatos land grant. The northern extent of the grant land was along present-day Rincon Avenue, and across the North end of John D. Morgan Park in central Campbell.
Campbell's founder, Benjamin Campbell, traveled west in 1846 with his family. William Campbell, his father, was known for surveying14 the cities of San Jose and Santa Clara, and for starting a sawmill near the town of Saratoga. A few years later, in 1851, Benjamin Campbell bought 160 acres and planted it with hay and grain. This acreage later became Campbell's historical downtown core.
In 1878, Campbell’s founder sold an acre of his land for $5 to the railroad and by 1887 the first subdivision was recorded west of the railroad from Campbell Avenue to the spot where the Water Tower Plaza now stands.
The area became the center for shipping fruit, and within a short period of time, the drying grounds and canneries made Campbell an important rail center. The Campbell Fruit Growers' Union became a well -known cooperative with its 17-acre drying yard.
Campbell was first known for its churches, which once directed community life. Later, the Board of Trade became the leading community service. The Board of Trade is now known as the Campbell Chamber of Commerce.
In 1952, Campbell was officially incorporated as a city. C ity offices occupied several buildings, such as Fire House No. 1 and the old Congregational Church, before the official City Hall was built. Campbell has grown from a small farming community with a population of approximately 5,000 to a progressive community with a population of over 42,00015.
ECONOMY
Campbell’s economic base consists primarily of small or medium -sized companies, as opposed to large corporations. The largest employment industries include Health and Educational Services, followed by Financial and Professional Services.
With close to 27,000 jobs in 2018, the City’s job sectors largely employed workers in Professional & Managerial Services (25.1 percent), Health & Educational Services (19.3 percent), and Arts, Recreation & Other Services (16.1 percent). Refer to Table II-16 for a detailed breakdown.
14 The act of observing and recording characteristics of the land or area to build and create maps of its physical layout.
15 U.S. Census Bureau.
$5.00
price of an acre of
land in 1978, which is
less than a gallon of
gas in 2022, and
serves to highlight
the impact on land
values and inflation
on housing prices
over time
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Table II-16: Jobs in Campbell
Jobs
2018
Persons Percent
Agriculture and Natural
Resources 4 0.0%
Arts, Recreation, and
Other Services 4,333 16.1%
Construction 3,240 12.0%
Financial and Leasing 1,172 4.4%
Government 366 1.4%
Health and Educational
Services 5,181 19.3%
Information 430 1.6%
Manufacturing and
Wholesale 2,579 9.6%
Professional and
Managerial Services 6,762 25.1%
Retail 2,606 9.7%
Transportation and Utilities 237 0.9%
Total 26,910 100%
Source: U.S. Census Bureau, Longitudinal Employer -Household Dynamics, Workplace Area Characteristics (WAC) files, 2010-2018
In 2021, the local economy was made up of professional and managerial services, health and educational services, and arts and recreation services.
The three largest employers are in the technology industry and include Chargepoint, Inc., 8x8, Inc. Barracuda Networks, Inc. Refer to Table II-6 for further details.
DEMOGRAPHICS
The City of Campbell is in the West Valley area of Santa Clara County, encompassing of 6.35 square miles. The City is bounded by the cities of Saratoga and Monte Sereno to the west and south west, the Town of Los Gatos to the south, and the City of San Jose to the north, east, and south.
Campbell operates under a Council-Manager form of government.
Campbell's population, in 2020, was 42,888 people. This was a 10 percent increase from its population in 2010 of 32,026 residents. Campbell’s population experienced a greater increase than both Santa Clara County (7.6 percent) and the Bay Area as a whole (8.9 percent) during the same time period (2010 to 2020).
6.35 mi2
Size of Campbell
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Compared to Santa Clara County, 20 percent more households are above the area median income (AMI) in Campbell. In Campbell, 20 percent of households are below half the area median income (AMI) – slightly lower than the County proportion of 24 percent.
There is an acute housing shortage to meet the needs for lower-income households in Campbell. Overall, in 2017, 33 percent of Campbell households spent more than 30 percent of their income on housing. Of households making 80 percent or less of the AMI, 72 percent spend more than 30 percent of their income on housing.16 . As shown in the map below, higher income areas are located to the Southwest portion of the City. Lower income areas are generally located near Highway 17 and Hamilton Avenue.
Figure II-26: Household Incomes in Campbell
Source: U.S. Census Bureau. (2018). 2004 -2018 American Community Survey 5 -year Samples
16 Cost Burden, as defined by the U.S. Department of Housing and Urban Development, considers housing to be affordable for a household if the household spends less than 30 percent of its income on housing costs. A household is considered “cost-burdened” if it spends more than 30 percent of its monthly income on housing costs, while those who spend more than 50 percent of their income on housing costs are considered “severely cost-burdened.”
42,888
Campbell’s 2021
population
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Housing Tenure and Type
According to the California Department of Finance, there was a 4.3 percent increase in new housing units constructed in Campbell between 2010 and 2021. Of these, the majority have been single-family detached housing.
In Campbell, fewer residents rent than own their homes: 49.3 percent rent versus 50.7 percent own (see Figure II-10). This is higher than the county figure of 43.6 percent and the Bay Area figure of 43.9 percen t.
Homeownership rates for households in single -family homes are substantially higher than those for households in multi -family housing. As shown in Figure II-24 below, in Campbell, 84 percent of detached single- family homes are homeowners, while only 11.4 percent of multi -family homes are homeowners.
Figure II-27: Housing Tenure by Type in Campbell
Source: U.S. Census Bureau, American Community Survey 5 -Year Data (2015 -2019), Table B25032
Homeownership rates often vary considerably across race/ethnicity in the Bay Area and throughout the country. These disparities reflect differences in income and wealth that stem from federal, state, and local policies that limited access to homeownership for people of color while prioritizing and facilitating homeownership for White people.
While many of the discriminatory housing policies, such as redlining, have been formally disbanded, the impacts of race-based policy are still evident across Bay Area communities (ABAG/MTC 2021).
From 2015 to 2019, Campbell homeownership rates were 61.4 percent for Asian households, 28.9 percent for Black or African American households,
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28.1 percent for Latinx households, and 49.5 percent for non -Hispanic White households.17
Table II-17: Housing Tenure by Race
Racial/Ethnic Group # of
Households
% Owner
Occupied
% Renter
Occupied
American Indian or Alaska Native
(Hispanic and Non-Hispanic) 107 9% 91%
Asian / API (Hispanic and Non-Hispanic) 3,364 61% 39%
Black or African American (Hispanic and
Non-Hispanic) 246 29% 71%
Hispanic or Latinx 2,178 28% 72%
Other Race or Multiple Races (Hispanic
and Non-Hispanic) 1,091 39% 61%
White (Hispanic and Non-Hispanic) 11,355 50% 50%
White, Non-Hispanic 9,902 52% 49%
Source: U.S. Census Bureau, American Community Survey 5 -Year Data (2015 -2019), Table B25003 (A-I)
Fair Housing Enforcement and Outreach
Capacity
Fair housing complaints can be used to indicate the overall magnitude of housing complaints and identify characteristics of households experiencing discrimination in housing.
Pursuant to the California Fair Employment and Housing Act [Government Code § 12921 (a)], the opportunity to seek, obtain, and hold housing cannot be determined by an individual’s “race, color, religion, sex, gender, gender identity, gender expression, sexual orientation, marital status, national origin, ancestry, familial status, source of income, disability, veteran or military status, genetic information, or any other basis prohibited by Section 51 of the Civil Code .” Federal Law also prohibits many kinds of housing discrimination. Housing discrimination complaints can be directed to either HUD’s Office of Fair Housing and Equal Opportunity (FHEO) or the California Department of Fair Employment and Housing (DFEH).
Fair housing issues that may arise in any jurisdiction include, but are not limited to:
• Housing design that makes a dwelling unit inaccessible to an individual with a disability.
17 Source: U.S. Census Bur eau, American Community Survey 5 -Year Data (2015 -2019), Table B25003(A-I)
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• Discrimination against an individual based on race, national origin, familial status, disability, religion, sex (including gender identity and sexual orientation), or other characteristics when renting or selling a housing unit.
• Disproportionate housing needs, including cost burden, overcrowding, substandard housing, and risk of displacement.
In Santa Clara County, 377 complaints were filed and resolved between 2013 and 2020. Although Campbell is only 2.2 percent of the County’s population, they contributed 2.9 percent to the County complaints. Table II- 16 demonstrates the complaints by the resolution type to show whether they were resolved or why they were not resolved. Campbell had a total of 11 complaints. Of these, three were related to disability, one was related to race, and seven complaints were not categorized by FHEO. These complaints were resolved via the following dispositions:18 • Failure to Respond (5)
• No Valid Issue (4)
• No Valid Basis (1)
• Other Disposition (1)
Additionally, 1.7 percent of the community survey (Appendix III-C) respondents said they have faced housing discrimination based on ethnicity and/or race in Campbell . Less than one percent (0.9) of survey respondents said that they faced difficulty finding housing that is physically accessible to them. The City of Cam pbell has not had any legal action related to fair housing or development of Housing.
18 “No Valid Basis” means that the case was closed because the basis of the complaint was not one of the protected categories (race, color, religion, sex, familial status, national origin, or disability). “No Valid Issue” means that the case was closed because the issue was determined not to be discriminatory.
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Table II-18: FHEO Fair Housing Complaints by Resolution Type Resolution
City of Campbell Santa Clara County
Total,
2013-
2020
Percent
of Total
Total,
2013-
2020
Percent
of Total
Complainant Decided not to Pursue 0 0% 15 4%
Complainant Failed to Respond 5 45% 178 47%
No Valid Basis Determined 1 9% 52 14%
No Valid Issue Determined 4 36% 123 33%
Other Disposition 1 9% 17 5%
Not Timely Filed 0 0% 5 1%
Unable to Locate Complainant 0 0% 0 0%
Retaliation Determination 0 0% 8 2%
Total of Closed Complaints 11 100% 377 100%
Source: HUD (2021). Office of Fair Housing and Equal Opportunity.
DISPARITIES IN ACCESS TO OPPORTUNITY
Assembly Bill (AB) 686 requires the Housing Element needs assessment to include an analysis of access to opportunities. To facilitate this assessment, HCD and the State Tax Credit Allocation Committee (TCAC) convened an independent group of organizations and research institutions under the umbrella of the California Fair Housing Task Force, which produces an annual set of Opportunity Maps. The maps identi fy areas within every region of the state “whose characteristics have been shown by research to support positive economic, educational, and health outcomes for low-income families – particularly long-term outcomes for children.”19 TCAC and HCD created the se “Opportunity Maps,” using reliable and publicly available data sources to derive 21 indicators to calculate Opportunity Index scores for Census tracts in each region of California. The TCAC/HCD Opportunity Map categorizes Census tracts into the followin g five groups based on the Opportunity Index scores:
• Highest Resource
• High Resource
• Moderate Resource/Moderate Resource (Rapidly Changing) • Low Resource
• High Segregation & Poverty
19 California Fair Housing Task Force. December 2020. Methodology for the 2021 TCAC/HCD Opportunity Map. Available at: https://www.treasurer.ca.gov/ctcac/opportunity/2021-hcd- methodology.pdf
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Before an area receives an Opportunity Index score, some Census tracts are filtered into the High Segregation & Poverty category. The filter identifies Census tracts where at least 30 percent of the population is below the federal poverty line and a disproportionate share of households of color.
After filtering out High Segregation and Poverty areas, the TCAC/HCD Opportunity Map allocates the 20 percent of tracts in each region with the highest relative Opportunity Index scores to the Highest Resource designation and the next 20 percent to the High Resource designation. The remaining non-filtered tracts are then evenly divided into Low Resource and Moderate Resource categories.
As illustrated in Figure II-28, Campbell has no tracts with High Segregation and Poverty, but otherwise has tracts ranging across the highest three categories. The lowest resource tracts are primarily concentrated along the central north-south axis in the City.
Figure II-28: Resource and Opportunity in Campbell
Sources: California Tax Credit Allocation Committee; HCD; U.S. Census Bureau, American Community Survey, 2014-2018 five-year sample data
Highest-
Resource
Tracts
in Campbell are
located on the west
and east edges of
the city
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In Santa Clara County, the Highest Resource tracts are largely concentrated in western Santa Clara Valley cities such as Cupertino, Los Gatos, Saratoga, and Los Altos.
Figure II-29: Resource and Opportunity in Santa Clara County Sources: California Tax Credit Allocation Committee; HCD; U.S. Census Bureau, American Community Survey, 2014-2018 five-year sample data
INTEGRATION AND SEGREGATION PATTERNS AND
TRENDS
Housing policies and actions are developed effectively when a city’s racial makeup is underst ood and drives equitable outreach and engagement discussion. The racial patterns in Campbell, like many other cities, are shaped by economic factors and government decisions, such as exclusionary zoning and discriminatory lending practices.
Historical seg regation and displacement have had one of the largest impacts on racial patterns and continue to impact communities of color today. A decrease in racial and ethnic housing representation can occur when residents can no longer find affordable housing that m eets their needs.
Campbell is less racially diverse than Santa Clara County. The population distribution by race and ethnicity, shown in Figure II-30, shows the largest
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portion of the population being non-Hispanic White (52.6 percent compared to 31.5 percent in the County) followed by Asian (20.7 percent), Hispanic or Latinx (19.1 percent), and Black (2.4 percent). Older residents are less diverse with 71 percent of the population older than 65 years identifying as White compared to only 58.3 percent of the population for children younger than 18 years old.20
Figure II-30: Population by Race in Campbell and Santa Clara County Source: ABAG/MTC Housing Needs Workbook. U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B03002
Racial and ethnic minority populations generally have higher poverty rates and lower household incomes than the non -Hispanic White population in Campbell.21
Race and Ethnicity
Campbell shows a race and ethnic mix that is less diverse than the county region. While their numbers and proportion have declined since 2000, White Non-Hispanic persons still make up a majority of the local population, while the region shows a generally stronger declining trend for this group, making up less than one-third of the total population in 2020. 20 U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-G) 21 U.S. Census Bureau (2021). Income and Poverty in the United States: 2020.
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Geospatially, most of the census tracts in the northern parts of the City are majority Asian and Hispanic or Latinx, while White majority tracts are concentrated evenly throughout the City. The maps show that the Black/African American population has lowest amount of people in the City of Campbell, and also are congregated in the northern portions of the city.
These concentrations are linked to land use disparities in the city. The disproportionately White and Asian areas are also s ingle-family areas, while areas with disproportionate Latinx and Black/African American populations are zoned for multi -family and mixed use developments, and also tend to be proximate to the jurisdiction’s industrial areas.
Figure II-31: Racial Distribution in Campbell: White
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Figure II-32: Racial Distribution in Campbell: Black
Figure II-33: Racial Distribution in Campbell: Latinx
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Figure II-34: Racial Distribution in Campbell: Asian
Source: U.S. Census Bureau, Census 2000, Table P004; U.S. Census Bureau, American Community Survey 5 -Year Data (2015 -2019), Table B03002 . Dot density maps do not illustrate exact addresses. The dots approximate a count of a certain number of residents somewhere in the census block group, as a way to co mpare relative density of different races.
In both Campbell and the region, the small Black Non-Hispanic population has been declining, and the Asian Non-Hispanic population has increased.
The number of persons identifying as some Other Race or Two or More Races has also increased both in absolute numbers and as a proportion of the overall population . The Hispanic or Latinx population has increased, but its proportion of the total has risen only slightly. Refer to Table II-3 for a full summary of Campbell’s population by race.
Seniors and Persons with Disabilities
The populations of seniors and persons with disabilities are generally integrated into the greater population of Campbell. There is substantial overlap between the two populations: many people develop disabilities as they age. These two populations are both concentrated in the western and eastern areas of the city, away from the high-traffic highways and industrial land uses. These are predominantly single -family neighborhoods and areas near churches and other religious and communal facilities.
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Figure II-35: Senior Population in Campbell
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
Figure II-36: Population of Persons with Disabilities in Campbell
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Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019) Historical Patterns of Racial Discrimination
To achieve compliance with the Housing Element’s requirement for AFFH, the City must acknowledge the existing level of segregation that has been created from past practices and patterns of segregation.
This history includes racial covenants in neighborhoods as early as the 1920s, the expansion of highways, and the subsequent
disenfranchisement of neighborhoods through predatory real es tate practices like blockbusting. These past practices have resulted in segregation based on race, income level, property value, access to high - performing schools, and proximity to services.
Dissimilarity Index
The dissimilarity index is one of two key m etrics recommended for fair housing analysis as part of the federal AFFH rule. It measures the evenness with which two groups are distributed across the geographic units that make up a larger area, such as Census block groups within a city.
Table II-19 below provides the dissimilarity index values indicating the level of segregation in Campbell between white residents and residents who are Black, Latinx, or Asian/Pacific Islander. The table also provides the dissimilarity index between white residents and all residents of color in the jurisdiction, and all dissimilarity index values are shown across three time periods (2000, 2010, and 2020).
In Campbell, the highest segregation is between Black and White residents. Campbell’s Black/White dissimilarity index of 0.209 means that
20.9 percent of Black (or White) residents would need to move to a different neighborhood to create balanced integration between Black and White residents. However, it is important to note that this dissimilarity index value is not a reliable data point due to small population size (UC Merced Urban Policy Lab and ABAG/MTC).
The “Bay Area Average” column in Table II-19 provides the average dissimilarity index values for these racial group pairings across Bay Area jurisdictions in 2020. The data in this column can be used as a comparison to provide context for the levels of segregation between communities of color are from white residents in this jurisdiction.
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Table II-19: Campbell Racial Dissimilarity Index
Source: UC Merced Urban Policy Lab and ABAG/MTC. U.S. Census Bureau, 2010 Decennial Census, Table P9, ACS 2014-2018 five-year sample data, Table B03002
Isolation Index
There are many ways to quantitatively measure segregation. Each measure captures a different aspect of how groups are segregated within a community. One way to measure segregation is b y using an isolation index:
• The isolation index compares each neighborhood’s composition to the jurisdiction’s demographics as a whole.
• This index ranges from 0 to 1. Higher values indicate that a particular group is more isolated from other groups.
• Isolation indices indicate the potential for contact between different groups.
The index can be interpreted as the experience of the average member of that group. For example, if the isolation index is 0.65 for Latinx residents in a city, then the average Latinx resident in that city lives in a neighborhood with a population that i s 65 percent Latinx.
White
Population
is the most isolated
racial group in
Campbell
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Table II-20: Campbell Racial Isolation Index
Source: UC Merced Urban Policy Lab and ABAG/MTC. U.S. Census Bureau, 2010 Decennial Census, Table P9; American Community Survey, 2015 -2019 five-year sample data, B03002
Within the City o f Campbell the most isolated racial group is White residents. Campbell’s isolation index of 0.489 for White residents means that the average White resident lives in a neighborhood that is 48.9 percent White. Nonetheless, the isolation index for all other r acial groups is less than the Bay Area average. This means that racial groups, other than white, are more likely to live in more diverse neighborhoods than the Bay Area as a whole. The White isolation group is likely so high because, historically speaking in the United States, White households live in White neighborhoods even in areas that are diversifying.22
Other racial groups are less isolated, meaning they may be more likely to encounter other racial groups in their neighborhoods. The isolation index values for all racial groups in Campbell for the years 2000, 2010, and 2020 can be found in Table II-18 above. Among all racial groups in this jurisdiction, the White population’s isolation index has changed the most over time, becoming less segregated from other racial groups between 2000 and 2020 (UC Merced Urban Policy Lab and ABAG/MTC).
Black/African American , Hispanic/Latinx, and Asian/Pacific Islander populations are each smaller than the White population in the City of Campbell. As such, there is a higher propensity for ethnic minorities to be less isolated from other racial groups due their smaller numbers . See Figure II-3 for the percentages of the Campbell population by ethnicity/race.
22 William H. Frey, “Even as metropolitan areas diversify, white Americans still live in mostly white neighborhoods” (Brookings Institution: March 23, 2020). Available at https://www.brookings.edu/research/even-as-metropolitan-areas-diversify-white-americans-still-live- in-mostly-white-neighborhoods/
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The “Bay Area Average” column in this table provides the average isolation index value across Bay Area jurisdictions for different racial groups in 2020.
The data in this column can be used as a comparison to provide context for the levels of segrega tion experienced by racial groups in this jurisdiction. For example, Table II-20 indicates the average isolation index value for White residents across all Bay Area jurisdi ctions is 0.491, meaning that in the average Bay Area jurisdiction, a White resident lives in a neighborhood that is 49.1 percent White. The Black/African American, Latinx, and White populations are all less than the Bay Area average, but the Asian/Pacific Islander population is slightly more isolated than the Bay Area average.
Figures II-37 and II-38 show the concentration of all non -White groups by Census block group in Campbell and the region. Compared to the County and region, Campbell does not match the non-White group representation, meaning that the White population in Campbell holds a high concentration in most neighborhoods excluding some in the northwest area of the City.
Figure II-37: Census Block Groups by Percent Non-White, Campbell Source: U.S. Census Bureau, 2020 Decennial Census
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Figure II-38: Census Block Groups by Percent Non-White, Santa Clara County
Source: U.S. Census Bureau, 2020 Decennial Census
The lower percentages of non -White populations north of Campbell in comparison to the region likely due to a lower proportion of single -family housing and more dense development patterns along US-101. Downtown San Jose, east of Campbell, is also less White than the more sparsely - populated suburban areas like Campbell. Further southeast is the agricultural land that is more Hispanic than the county as a whole. The large non -white population to the northwest of Campbell is the city of Cupertino, which has a historic Asian population.
RACIALLY OR ETHNICALLY CONCENTRATED AREAS OF
POVERTY
People of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to White
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people.23 These economic disparities also leave communities of color at higher risk for housing insecurity, displacement or homelessness.
The U.S. Department of Housing and Urban Development (HUD) d efines a Racially or Ethnically Concentrated Area of Poverty (R/ECAP) as a census tract where:
• The non-white population comprises 50 percent or more of the total population
• The percentage of individuals living in households with incomes below the poverty rate is either
• 40 percent or above or
• Three times the average poverty rate for the metropolitan area, whichever is lower
There are no areas of Campbell identified by the U.S. Housing and Urban Development as Racially/Ethnically Concentrated Areas of Poverty.
Figure II-39: Racially/Ethnically Concentrated Areas of Poverty
Source: Decennial census (2010); American Community Survey (ACS), 2006-2010; Brown Longitudinal Tract Database (LTDB) based on decennial census data, 2000 & 1990
23 Moore, E., Montojo, N. and Mauri, N., 2019. Roots, Race & Place: A History of Racially Exclusionary Housing the San Francisco Bay Area. Hass Institute.
Native
American /
Alaska
Native
Residents
experience the
highest poverty
rates in Campbell
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Much of the city is identified as within a Racially Concentrated Area of Affluence according to HCD data.
Figure II-40: Racially Concentrated Areas of Affluence
Source: American Community Survey (ACS), 2015-2019
In Campbell, however, Native American or Alaska Native residents experience the highest poverty rates, followed by Other Race or Multiple Races residents. The data shows that many communities of color have poverty rates above the citywide average of 6.9 percent. Figure II-41 reports the prevalence of poverty by race and ethnicity in the City between 2015 and 2019.
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Figure II-41: Campbell Poverty Status by Race, 2015-2019 Source: U.S. Census Bureau, American Community Survey 5 -Year Data (2015 -2019), Table B17001(A-I)
DISPROPORTIONATE HOUSING NEEDS AND
DISPLACEMENT RISK
While job growth has increased wages for a segment of the Bay Area population and caused many families to move into the region, there has not been a commensurate increase in housing production. This has led to increased house costs and displacement risks.
Home prices and rental costs have increased exponentially in Campbell over the past 10 years. As measured using the Zillow Home Value Index, housing costs in Campbell have increased by 176.9 percent since 2001 (see Figure II-16 for more details). In 2019, about 35.7 percent of owner - occupied units were valued at between $1.0 and $1.5 million, and 30.2 percent of renter-occupied units rented at $2,000 to $2,500 per month.
Home prices have been at an all -time high since 2012, with the median home value in the Bay Area nearly doubling during this time. The typical home value in Campbell was estimated at $1.4 million in December 2020.
The largest proportion of homes were valued between $ 1.0 and $1.5 million. The typical home value in Santa Clara County is over $1.2 million and slightly over $1 million in the Bay Area, with the largest share of units valued between $1.0 and $1.5 million in the county and $500,000-$750,000 in the region (ABAG/MTC).
These cost increases are directly correlated to a rise in high-wage jobs in the City. In 2010, there were 0.89 jobs per Campbell worker with wages of more than $3,330 per month; in 2018, there were 1.05 such jobs. In 2010, there were about 3,776 jobs in Campbell's Professional & Managerial
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Services industry, compared to 6,762 such jobs in 2018 (refer to Table II-6 for more details) 24. As a result, housing in Campbell has not kept up with jobs.
Campbell’s increases in the creation of high-wage jobs have not kept pace with increases in the housing supply, with only 495 total new units built through 2020.25
The imbalance between housing built and jobs created has led to disproportionate housing needs in Ca mpbell’s neighborhoods with lower incomes and lower access to opportunities.
Displacement has the most severe impact on low -and moderate-income residents. When individuals or families are forced to leave their homes and communities, they also lose their support network.
In 2015, researchers at the Urban Displacement Project (UD P) collaborated with the San Francisco Mayor’s Office of Housing and Community Development to better understand and predict where gentrification and displacement was happening and would likely occur in the Bay Area through a community -engaged research process . These efforts culminated in the creation of interactive gentrification and displacement typology maps that summarized housing market dynamics and displacement and gentrification risk into categories (“typologies”) at the census tract level. The goal of these maps, as well as in-depth case studies of 9 Bay Area communities was to help frame conversations around issues of gentrification, displacement, and exclusion and to inform strategies to mitigate the negative impacts of housing instability” (UPD and University of California, Berkeley).
According to the UPD, there are several census tracts in the eastern portion of the City that are becoming increasingly exclusive. In the eastern portion of the City there are areas which are characterized as Stable/Adva nced Exclusive or Becoming Exclusive. This suggests that exclusivity is a risk factor in Campbell and low -income communities are susceptible to displacement.26 This can occur when there is no diversity in housing types for different income levels in the Ci ty. The Criteria for each of the classification types is shown in Table II-21.
Table II-21: Criteria by Classification Type
Modified Types Criteria
Low-
Income/Susceptible
to Displacement
Low or mixed low-income tract in 2018
24 California Department of Finance.
25 2020 Housing Element Annual Progress Report.
26 Urban Displacement Project: UC Berkeley (2022). Lawyers Committee for Civil Rights Under Law.
Santa Clara County Planning Collaborative.
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Modified Types Criteria
Ongoing
Displacement of
Low-Income
Households
Low or mixed low-income tract in 2018
Absolute loss of low-income households, 2000-
2018
At Risk of
Gentrification
Low or mixed low-income tract in 2018
Housing affordable to low or mixed low-income
households in 2018
Didn’t gentrify 1990-2000 OR 2000-2018
Marginal change in housing costs OR Zillow
home or rental value increases in the 90th
percentile between 2012-2018
Local and nearby increases in rent were greater
than the regional median between 2012-2018 OR
the rent gap is greater than the regional median
rent gap
Early/Ongoing
Gentrification
Low or mixed low-income tract in 2018
Housing affordable to moderate or mixed
moderate-income households in 2018
Increase or rapid increase in housing costs OR
above regional median change in Zillow home or
rental values between 2012-2018
Gentrified in 1990-2000 or 2000-2018
Advanced
Gentrification
Moderate, mixed moderate, mixed high, or high-
income tract in 2018
Housing affordable to middle, high, mixed
moderate, and mixed high-income households in
2018
Increase or rapid increase in housing costs OR
above regional median change in Zillow home or
rental values between 2012-2018
Marginal change, increase, or rapid increase in
housing costs
Gentrified in 1990-2000 or 2000-2018
Stable
Moderate/Mixed
Income
Moderate, mixed moderate, mixed high, or high-
income tract in 2018
At Risk of
Becoming
Exclusive
Moderate, mixed moderate, mixed high, or high-
income tract in 2018
Housing affordable to middle, high, mixed
moderate, and mixed high-income households in
2018
Marginal change or increase in housing costs
Becoming
Exclusive
Moderate, mixed moderate, mixed high, or high-
income tract in 2018
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Modified Types Criteria
Housing affordable to middle, high, mixed
moderate, and mixed high-income households in
2018
Rapid increase in housing costs
Absolute loss of low-income households, 2000-
2018
Declining low-income in-migration rate, 2012-
2018
Median income higher in 2018 than in 2000
Stable/Advanced
Exclusive
High-income tract in 2000 and 2018
Affordable to high or mixed high-income
households in 2018
Marginal change, increase, or rapid increase in
housing costs
Source: Urban Displacement Project: UC Berkeley.
Figure II-42 demonstrates that Campbell has neighborhoods that are classified as the following:
• Advanced Gentrification
• Low Income/Susceptible to Displacement
• Stable/Advanced Exclusive
• At Risk of Becoming Exclusive
Figure II-42: Gentrification and Displacement in Campbell
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Sources: Urban Displacement Project: UC Berkeley (2022). Lawyers Committee for Civil Rights Under Law. Santa Clara County Planning Collaborative.
Much of southwest Campbell (broadly the same as the San Tomas Area) is “Stable/Advanced Exclusive” as depicted in Figure II-43 above. This area is predominantly single -family homes. A small portion of the northeast corner also has this Stable/Advanced Exclusive designation. There are housing opportunity sites in both of these areas, as the Housing Element seeks to balanc e these exclusive areas with new affordable housing opportunities.
The area of the city north of Hamilton between Winchester and Bascom is identified as At Risk of Becoming Exclusive. Opportunity sites here are sited on parcels currently zoned commercial or office, in order to provide a countervailing balance of affordable housing units.
The northern edge of Campbell includes census tracts designated Low Income/Susceptible to Displacement. No sites were included in this area, so as not to exacerbate existing conditions.
Figure II-43: Site Inventory and Gentrification and Displacement in Campbell
Sources: Urban Displacement Project: UC Berkeley (2022). Lawyers Committee for Civil Rights Under Law. Santa Clara County Planning Collaborative.
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As defined by the U.S. Department of Housing and Urban Development, a household is considered “cost-burdened” if it spends more than 30 percent of its monthly income on housing costs, while those who spend more than 50 percent of their income on housing costs are considered “severely cost- burdened.”
In Campbell, 18.4 percent of households spend 30 to 50 percent of their income on housing, while 14.8 percent of households are severely cost burdened and spend the majority of their income for housing.27 Low-income residents are the most impacted by high housing costs and experience the highest cost burden rates. Spending such large portions of their income on housing puts low -income households at higher risk of displacement, eviction, or homelessness.28
There is a distinct racial disparity of cost -burdened households, as 81.8 percent of Native American or Alaska Native households, 62.3 percent of Black or African American households, and 39.6 percent of Hispanic or Latinx households are cost burdened, while 32 percent of Asian/API households, and 30.2 percent of White households are cost burdened.
Figure II-43: Cost Burden by Race
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release This disparity and displacement risk was substantially acknowledged as a concern during the outreach process, especially for special needs populations.
The 2023-2031 Housing Element acknowledges the historic and present - day patterns of segregation that ha ve led to disproportionate housing 27 ABAG/MTC Housing Needs Workbook. U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release 28ABAG/MTC Staff and Baird + Driskell Community Planning (2021). Housing Needs Data Report:
Campbell
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needs for communities in lower access -to-opportunity areas and the displacement risk felt by the communities in these areas. As a result, site selection, particularly for lower -income housing, was focused on high - resource areas of the City to provide equitable distribution of housing across the entire City. See Chapter IV under Site Inventory and Analysis for how fair housing was integrated into site selection.
Housing production that can decrease displacement risk and pr ovide greater numbers of affordable units is crucial. Therefore, the City will continuously work towards affirmatively furthering fair housing with collective efforts and collaboration from housing developers, housing advocates, and the greater Santa Clara County community. These efforts are meant to increase housing types and ranges of affordability in order to decrease areas of poverty in the city, making the city more affordable overall all and, therefore, more diverse.
A secondary displacement risk is displacement due to disinvestment and disaster. The City is mitigating displacement due to disinvestment through its Housing Element Goal #2: Preserve Existing Housing / Affordable Housing Stock. This goal includes policies to encourage the maintenance and preservation of the City’s existing housing stock (Policy H -2.1) and to work with property owners, tenants, and non-profit purchasers to facilitate the preservation of assisted rental housing (Policy H -2.2). Campbell has relatively fewer fire and earthquake risks compared to the Bay Area region as a whole (see the General Plan’s Safety Element for more details).
Although some house fires have historically occurred in the city, programs to mitigate overcrowding by developing new housing , identified in Goal 1:
Improve Housing Affordability in Campbell – Encourage the Production of Affordable Housing, will minimize the fire risk occurring due to overcrowded units and the stressed electric wiring that entails.
Special Needs Groups
Certain groups have greater difficulty finding affordable housing that meets their special needs or circumstances. Households with special needs require specific housing programs, such as the development of units with more bedrooms or require on-site social services. These groups tend to be lower-income, and have fewer housing options available that are affordable to these populations.
As a result, these groups are often cost burdened and live in overcrowded living conditions. Government Code Section 65583(a)(7) requires “ An analysis of any special housing needs, such as those of the elderly, persons with disabilities, including a developmental disability, as defined in Section 4512 of the Welfare and Institutions Code; large families,
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farmworkers, families with female heads of househo lds, and families and persons in need of emergency shelter”.
The five following special needs populations make up 32.8 percent of Campbell’s total population. Below is a breakdown of each group’s population in the City.
• Seniors (65+) | 13% of Campbell’s Population
• People with Physical or Developmental Disabilities | 8.7% of Campbell’s Population
• Large Households (5 or more) | 6.7% of Campbell’s Population • Female-Headed Households | 3.6% of Campbell’s Population • People Experiencing Homelessness | 0.8% of Campbell’s Population
There are no farmworker families identified in the City. The City also treats veterans as a special needs group for the purposes of the Housing Element which frequently overlaps with other populations, such as seniors and people with physical or developmental disabilities . There are an estimated 1,356 veterans living in Campbell.29
This section provides a detailed discussion of the housing needs of each special needs group in Campbell.
Policies and Programs that target the specific needs of these groups are detailed in Chapter IV.
SPECIAL NEEDS GROUPS OVERVIEW
This Housing Element has identified seniors and persons with disabilities and developmental disabilities as high -need populations due to the relatively large number of households with these needs and the higher level of care often required.
In addition, there are a large number of policies and programs supporting large households and female -headed households, who are also represented in large numbers in Campbell. Although the population of individuals experien cing homelessness is relatively low in the city, the Housing Element focuses its homelessness policies on collaboration with the County and non-profits, who often have a higher level of expertise and capacity than the Campbell can provide on its own.
For veterans, the Housing Element focuses its policy framework on the intersectional needs of veteran households as often lower -income renters or including individuals with disabilities. There is a particular program, H -
29 U.S. Census Bureau, American Community Survey 5-Year data (2016-2020), Table B21002. 1,356
veterans are
estimated to live in
Campbell and were
added to the
Housing Element as
a special needs
group as part of the
6th Cycle update
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5x, that directs the City to work with veterans groups to further identify veterans’ housing needs throughout the planning period.
SENIOR HOUSEHOLDS
Seniors make up 25.9 percent of Campbell’s population. 30 Senior households typically have special housing needs due to three primary concerns – income, housing, and health care costs, and physical disabilities. Seniors often live on fixed incomes and are more likely to have disabilities, chronic health conditions and/or reduced mobility. Due to their fixed incomes, an increase in rents can have a considerable impact on senior renters. Senior homeowners with lower incomes also face significant needs related to maintaining their homes.
Data
According to the U.S. Department of Housing and Urban Development, approximately two -thirds of elderly households in Campbell are homeowners. Because of physical and/or other limitations , senior homeowners may have difficulty in performing regular home maintenance or repair activities. Furthermore, the installation of grab bars and other assistance devices in the home may be needed.
Seniors who rent are at even greater risk for housing challenges than those who own, due to income differences between these groups. The largest proportion of senior households who rent make below 30 percent of AMI, while the largest proportion of senior households who are homeowners have incomes that are greater than 100 percent of AMI.
30 ABAG/MTC Housing Needs Workbook (2021). U.S. Census Bureau, Census 2000 SF1, Table P12; U.S. Census Bureau, Census 2010 SF1, Table P12; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001.
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Figure II-44: Senior Households by Tenure and Income
Source: ABAG/MTC Housing Needs Workbook (2021). U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Lower-income seniors are significantly more cost burdened than their higher-income counterparts. In Santa Clara County, residents making less than 80 percent of the AMI, are considered low -income. Of the seniors in Campbell, 56.7 percent are low-income. According to the U.S. Department of Housing and Urban Development , when cost-burdened seniors are no longer able to make house payments or pay rents, displacement from their homes can occur, putting further stress on the local rental market or forcing residents out of the community they call home. Understanding how seniors might be cost -burdened is of particular importance due to their special housing needs, particularly for low-income seniors. 44.3 percent of seniors making les s than 30 percent of AMI are spending the majority of their income on housing. For seniors making more than 100 percent of AMI, 92.1 percent are not cost -burdened and spend less than 30 percent of their income on housing.31
31 ABAG/MTC Housing Needs Workbook.
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Figure II-45: Cost Burdened Senior Households by Income
Source: ABAG/MTC Housing Needs Workbook (2021). U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Existing Services and Providers
Through the Campbell Adult Center, which serves seniors over the age of 50, the City provides programs and services that facilitate social interaction and foster independence. Serv ices include information and referrals, education classes, physical, leisure activities and social activities, transportation assistance, and lunches.
The Adult Center is a nutrition site under the Countywide Senior Nutrition Program, where congregate meals are made available to persons over the age of 60. There are two Meals on Wheels Programs serving residents in Campbell, one through the County’s Meals on Wheels program and the other through Health Trust. These programs provide hot or ready meals for homebound seniors who have difficulty cooking or shopping for themselves.
The Adult Center services also works with Sourcewise and Senior Adults Legal Assistance to provide health insurance counseling, long -term care counseling, and legal assistance. Additi onally, according to the State’s Community Care Licensing Division, there are 14 assisted living facilities for seniors in Campbell.
20%
44%
56%
75%
92%
36%
19%
26%
14%
7%
44% 37%
19% 11%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
0%-30% of
AMI
31%-50%
of AMI
51%-80%
of AMI
81%-100%
of AMI
Greater
than 100%
of AMI
Percent of Households
50%+ of Income Used for Housing
30%-50% of Income Used for Housing
0%-30% of Income Used for Housing
Senior
Nutrition
is provided at the
Campbell
Community Center
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Outreach
Seniors were identified to be a high priority population by service providers, especially the Santa Clara Methodis t Retirement Foundation whom was interviewed by the project team to gain a better understanding of needs and services to support this population . Service providers encouraged services for memory care and mental health services for aging populations.
Campbell has an aging population that will be relying on affordable and accessible housing stock that can support their needs. New housing developments were advised to support aging in place with housing options that will meet their needs as they age. Co -housing and other living communities that provide on -site services, common spaces, and social activities were suggested to support the quality of life of the senior population in Campbell.
Of the 427 community survey responses, seniors made up 40.7 percent of respondents. Their concern was the cost of housing in Campbell, especially because many live on fixed incomes. Many seniors argued that maintaining Campbell’s unique character and encouraging more housing near transportation and services was important.
Issues
The incomes of seniors tend to decline as they age. Lower -aged seniors often have some retirement savings or employment income that can supplement social security; these seniors also tend to need less support from others, and most prefer to reside in their home for as long as they can.
They may benefit from programs to help them rehabilitate their homes, which would allow them to more comfortably, safely, and healthily age in place.
Conversely, higher -aged seniors often are unable to maintain a single - family home and desire to move to a smaller home or some type of senior living development. Encouraging the development of senior housing, smaller accessible units, and accessory dwelling units (ADUs) that are more affordable by design can be potential strategies to increase affordable housing opportunities for seniors.
PERSONS WITH DISABILITIES AND
DEVELOPMENTAL DISABILITIES
A disability is defined as a long-lasting condition that impairs an individual’s mobility, ability to work, or ability to care for themselves. Persons with
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disabilities encompass a broad of individuals living with a variety of physical, cognitive and senso ry impairments. A development disability is defined as a disabling condition that originated before an individual become 18 years old, and continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual.
Developmental disabilities include intellectual disabilities, cerebral palsy, epilepsy, and autism, but does not include other conditions that are solely physical in nature (though some developmentally disabled persons may also have physical disabilities). People with developmental disabilities may also have difficulties with cognitive and social functioning.
Data
Persons with disabilities often have special housing needs because of low income, the lack of accessible and affordable housing, and the higher living and health costs associated with their disability. Many people with disabilities live on fixed incomes and are in need of specialized care, yet often rely on family members for assistance due to the high cost of care.
When it comes to housing, pe ople with disabilities are not only in need of affordable housing but accessibly designed housing, which offers greater mobility and opportunity for independence. Unfortunately, the need typically outweighs what is available, particularly in a housing mark et with such high demand. People with disabilities are at high risk for housing insecurity, homelessness, and institutionalization, particularly when they lose aging caregivers.
Figure II-46 shows the rates at which different disabilities are present among residents of Campbell. Overall, 8.7 percent of people in Campbell have a disability of any kind.32
32 These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed.
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Figure II-46: Disability by Type
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019).
State law also requires Housing Elements to examine the housing needs of people with developmental disabilities. Developmental disabilities are defined as severe, chronic, and attributed to a mental or physical impairment that begins before a person turns 18 years old. This can include Down’s Syndrome, autism, epilepsy, cerebral palsy, and mild to severe intellectual disabilities.
Some people with developmental disabilities cannot work, rely on Supplemental Security Income, and live with family members. In addition to their specific housing needs, they are at increased risk of housing insecurity after an aging parent or family member is no longer able to care for them.
The State Department of Developmental Services reported that 245 individuals with develop mental disabilities live in Campbell. Of this population, children under the age of 18 make up 47.3 percent, while adults account for 52.7 percent.
The living arrangement of persons with disabilities can depend on the severity of the disability. The majori ty of individuals with developmental disabilities in Campbell live in the home of a parent, family member, or guardian.
To maintain independent living, disabled persons may need assistance.
This can include special housing design features for the disabled , income support for those unable to work, and in -home supportive services for persons with medical conditions.
Accessible housing can also be provided via senior housing developments.
Campbell has adopted Reasonable Accommodation procedures to facilitate zoning modifications for persons with disabilities.
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Table II-21: Population with Developmental Disabilities by Residence in Campbell
Residence Type Count Percentage
Home of Parent/ Family/ Guardian 184 75.1%
Community Care Facility 23 9.4%
Independent /Supported Living 18 7.4%
Other 16 6.5%
Intermediate Care Facility 4 1.6%
Total 245
Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type (2020)
The State of California Community Care Licensing Division identified three adult residential facilities in Campbell that provide care for adults ages 18- 59 who have mental health care needs and require or prefer assistance.
These three facilities have a total capacity of 17 beds.
The Silicon Valley Independent Living Center (SVILC) provides a variety of services to persons with disabilities in Santa Clara County. Services offered include: information and referral, independent living skills training, emergency services including rental assistance and food pantry distributions, peer and individual counseling, housing services, and personal assistance referrals and placement. To help clients locate affordable, accessible housing, SVILC maintains a database of accessible and subsidized housing opportunities in and outside of Santa Clara County.
The County Housing Authority also provides rental assistance to persons with disabilities in Campbell.
Paratransit is a shared ride public transportation that is complem entary to fixed route transit services. Valley Transportation Authority (VTA) ACCESS paratransit service is available for persons with disabilities and provides approximately 2,000 trips daily. VTA ACCESS paratransit is based on a reservation system where clients can make reservations for trips one day to three days in advance. This service is provided with taxis or accessible vans.
Outreach
Of Campbell’s adult population, 7 percent have a disability, compared to 20 percent in Santa Clara County. Service p roviders and community members have raised concerns that there are fewer opportunities for adults with disabilities to live in Campbell than in other jurisdictions in the County.
Service providers and the community identified the need for the production of extremely low-income units, coordinated on -site services in affordable housing developments, and housing units with preference for people with disabilities.
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Issues
In 2021, 61 percent of Campbell’s 144 adults with developmental disabilities lived in the home of parents or other guardians (“family home”), compared to 65 percent of the adults with developmental disabilities in Santa Clara County. As adults with develop mental disabilities -- and their parents -- age, they are more likely to need or want opportunities to live outside the family home.
Approximately 15 percent of Campbell adults with developmental disabilities have transition ed out of the ir family’s home i nto their own apartment with supportive services and 24 percent have transitioned into licensed care facilities (including Community Care Facilities, Intermediate Care Facilities, and Skilled Nursing Facilities).
Although more Campbell adults with developmental disabilities have been able to transition out of their family’s home than in the County overall, the lower growth of adults in Campbell compared to the County seems to indicate that there are greater barriers to adults and their families living in Campbell compared to the County overall (Housing Choices).
LARGE HOUSEHOLDS
Large households are households that have five or more people residing in a home. These households constitute a special needs group because there is often a limited supply of adequately sized, affordable housing units in a community. If a city’s rental housing stock does not include larger apartments, large households who rent could end up living in overcrowded conditions. Additionally, due to financial constraints, it is common for lower- income large households to reside in smaller units, which can result in overcrowding.
Data
In 2019, approximately 7 percent of the households in Campbell were large households. Of the large households, 52 percent were renters. Large families are generally served by housing units with three or more bedrooms, of which there are 8,048 units in Campbell. Among these large units with three or more bedrooms, 19.1 percent are renter -occupied and
80.9 percent are owner-occupied.
Large families also tend to have lower household incomes compared to other household types. According to HUD, 55 percent of large families had
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a household income greater than 100 percent of AMI, compared to 61 percent of all other household types.
Figure II-47: Housing Units by Number of Bedrooms
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
The higher costs required for homes with multiple bedrooms can result in larger families experiencing a disproportionate cost burden and ca n increase the risk of housing insecurity. In Campbell, 26.2 percent of large family households experience a cost burden of 30 to 50 percent, while 11.8 percent of large family households spend more than half of their income on housing. In comparison, 17.9 percent of all other households spend 30 to 50 percent of their income on housing and 15 percent spend more than 50 percent of their income on housing.
Figure II-48: Cost Burden by Household Size
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
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Outreach
Although the City was not able to speak to community organizations serving large families, specifically, many service providers like Pacific Clinics, the Office of Supportive Housing and Rebuilding Together Silicon Valley work with large families. They exp ressed that housing units needs to be more than two bedrooms, near transit, and extremely affordable.
Pacific Clinics, a nonprofit provider of behavioral and mental health services, explained that many large families are on the brink of homelessness and li ve paycheck to paycheck, causing them lifetime stress.
Issues
The primary challenge facing large families is the lack of available and affordable larger housing types that can accommodate their household size. The supply of rental housing available to me et their needs is limited and is often cost -prohibitive, particularly for larger families with lower incomes. Opportunities to meet the needs of this population include the provision of rental assistance and incentivizing the development of larger affordable housing units.
FEMALE-HEADED HOUSEHOLDS
Households headed by one person are often at greater risk of housing insecurity, particularly female-headed households, who may be supporting children or a family with only one income. Female-headed households with children often require special consideration and assistance as a result of their greater need for affordable housing, accessible day care, health care, and other supportive services. Because of their relatively lower incomes and higher living expenses, such households usually have more limited opportunities for finding affordable, decent, and safe housing.
Data
There are 1,509 female-headed households, accounting for 9.3 percent of all households. Of the female-headed households, 58 percent had children under 18 years old. In Campbell, 12.9 percent of female -headed households with children fall below the Federal Poverty Line, while 5.7 percent of female -headed households without children live in poverty (Figure II -49). These households are a vulnerable g roup because the Over-
Crowding
may occur when
the City’s housing
stock does not
accommodate large
households
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household head must try to balance the needs of their children with work and other household responsibilities.
Female-headed households with children may face particular housing challenges, with pervasive gender inequality resulting in low er wages for women. Moreover, the added need for childcare can make finding a n affordable home more challenging.
Figure II-49: Female-Headed Households by Poverty Status Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
Outreach
The Santa Clara Methodist Retirement Foundation was contacted to identify the needs of female -headed households. Female -headed households represent about 80 percent of the population that they serve.
Service providers pointed out that female-headed households are in need of mental health services, childcare support, extremely affordable housing, academic support and job readiness programs that can assist them in securing housing.
Issues
Strategies to address the needs of female -headed households include providing multi -family housing that includes chil dcare facilities that can allow single parents to secure gainful employment outside of the home.
The creation of innovative housing types for female heads of households could include co -housing developments where childcare and meal preparation responsibilities can be shared.
The economies of scale available in this type of housing would be advantageous to this special needs group as well as all other low -income households. Limited equity housing cooperatives allow residential developments to be managed, owned and sponsored by non-profit housing Affordable
Childcare
healthcare, and
housing options are
critical to ensuring
housing security for
female headed
households
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developers. This is another financing structure to be considered for the benefit of all special needs groups.
PEOPLE EXPERIENCING HOMELESSNESS
Homelessness remains an urgent challenge in many communities across the state, reflecting a range of social, economic, and psychological factors.
Rising housing costs result in increased risks of community members experiencing homelessness. Far too many residents who have found themselves housing insecure have ended up unhouse d in recent years, either temporarily or longer term. Addressing the specific housing needs for the unhoused population remains a priority throughout the region, particularly since homelessness is disproportionately experienced by people of color, people with disabilities, those struggling with addiction. and those dealing with traumatic life circumstances.
Data
Every two years, Santa Clara County conducts a Point-in-Time (PIT) Count to estimate the number of people experiencing homelessness, which includes individuals and families living in shelters, vehicles, or camping grounds.
However, due to Covid-19, a PIT Count was not conducted in 2020 or 2021.
The 2019 count was conducted on January 29 and 30, 2021, which is within the period of time where demand for shelter is typically at its highest.
Based on the 2019 Census and Survey, there were 9,706 unhoused individuals living in Santa Clara County, including 74 unsheltered individuals in Campbell. Individuals experiencing homelessness but are sheltered include people staying in emergency shelters, transitional housing, and safe havens. There were no sheltered unho used individuals in Campbell because there are no shelters in the City.
Campbell’s rate of homelessness has decreased by 21 percent since 2017, while the countywide rate has increased by 31 percent (Table II-22). 74 Number of
unsheltered
individuals in
Campbell in 2019, this
number is anticipated
to be even higher in
2022 as a result of
COVID-19
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Table II-22: Rate of Homelessness
Jurisdiction
Unsheltered Sheltered* Total Percent
Change 2017 2019 2017 2019 2017 2019
Campbell 94 74 0 0 94 74 -21%
Santa Clara County
(incorporated) 5,259 7,652 1,775 1,594 7,034 9,246 31%
Source: 2019 Santa Clara County Homeless Census and Survey There are more men (62 percent) experiencing homelessness than women (36 percent) in the county. Additionally, although there are more White individuals experiencing homelessness than any other race, homelessness is disproportionately impacting people who are Black/African American or Hispanic/Latinx.
Although only 3 percent of the population is Black/African American and 26 percent is Hispanic/Latinx, 19 percent of the unhoused population is Black/African American, and 43 percent is Hispanic/Latinx. Unhou sed individuals also tend to be older, with 28 percent being 51-60 years old and 12 percent over the age of 60.
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Table II-23: Demographics of People Experiencing Homelessness Demographic 2019
Gender
Male 64%
Female 34%
Transgender/Gender Non-Conforming 2%
Race
White 40%
Black/African American 18%
Asian 3%
American Indian/Alaskan Native 8%
Native Hawaiian/Other Pacific Islander 1%
Multiple Races 29%
Ethnicity
Hispanic 41%
Non-Hispanic 59%
Age
Less than 18 Years 1%
18-24 Years 15%
25-30 Years 6%
31-40 Years 16%
41-50 Years 22%
51-60 Years 28%
61 Years or More 12%
LGBTQ+ LGBTQ+ 13%
Household
Individuals 91%
Families 9%
Additional key findings from the survey and county include the following:
• 67 percent indicated they had been homeless for more than one year.
• 36 percent of those surveyed indicated that this was their first experience being homeless.
• Over one -third of the County’s unhoused were living in outdoor encampments, 22 percen t were staying in emergency or
transitional shelters, and 18 percent were living in a vehicle. The percentage of people living in shelters had remained steady between 2013 and 2017, but declined by 14 percent between the 2017 and 2019 count.
• The most commo n primary causes of homelessness were due to the loss of a job (30 percent) and alcohol or drug use (22 percent).
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• Survey respondents reported that assistance that could have prevented their homelessness included rental/mortgage assistance (42 percent), emp loyment assistance (37 percent), and
alcohol/drug counseling (28 percent).
• The top three greatest obstacles to obtaining permanent housing are inability to afford rent (66 percent), no job/income (56 percent), and no housing available (40 percent).
There are three major types of facilities that provide shelter for individuals and families experiencing homelessness: emergency shelters, transitional housing, and permanent housing. These types of facilities are defined below:
• Emergency Shelter: provides overnight shelter and fulfills a client’s basic needs (i.e. food, clothing, and medical care) either on-site or through off-site services. The permitted length of stay can vary from one day at a time to two months, depending upon whether the shelter is short-term or long-term.
• Transitional Housing: a residence that provides housing for up to two years. Residents of transitional housing are usually connected to rehabilitative services, including substance abuse and mental health care intervention s, employment services, individual and group counseling and life skills training.
• Permanent Housing: refers to permanent housing that is affordable in the community or permanent and service -enriched permanent housing that is linked with on-going supportive services (on-site or off-site) and is designed to allow formerly homeless clients to live at the facility on an indefinite basis.
There are numerous regional service providers serve people experiencing homelessness in the greater San Jose area. As a smal ler city, Campbell does not have any permanent emergency shelters, and individuals experiencing homelessness in Campbell are usually referred to one of the emergency shelters located nearby. Refer to Table II -22 for facilities in Santa Clara County that serve people experiencing homelessness.
As the leading provider of shelters and services for people experiencing homelessness in Santa Clara County, HomeFirst serves more than 5,000 people each year and provides emergency shelters, transitional and permanent housing, and support services through a network of program locations throughout the County. Additionally, LifeMoves operates five transitional and emergency housing facilities in San Jose, which provide shelter to people previously experiencing homelessne ss, including individuals, families, mentally ill persons, and LGBTQ+ individuals.
LifeMoves also manages a Motel Voucher Program, which provides
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families, couples, and individuals that are at high -risk for Covid-19 with a safe location while receiving cas e management, food, and services. The Motel Voucher Program works with extended stay motels in Santa Clara County and San Mateo County to provide clients with a temporary place to live. Additional service providers that address the needs of people experiencing homelessness include but are not limited to Catholic Charities and Stand Up for Kids Silicon Valley.
Table II-25: Facilities for People Experiencing Homelessness, Santa Clara County
Emergency Shelter
Beds
Transitional
Housing Beds
Permanent
Supportive
Housing
Year-
Round
Beds
Voucher/
Seasonal/
Overflow
Beds
Current & New Current & New
Households
with Adult(s)
and Child(ren)
205 0 144 466
Households
with Only
Adults
437 571 441 3,041
Chronically
Homeless
Households
0 0 0 2,251
Veterans 50 0 149 1,315
Unaccompanied
Youth 23 0 0 0
Source: Urban County of Santa Clara 2020-2025 Consolidated Plan and 2020-2021 Annual Action Plan.
Outreach
Stakeholders and community members were concerned that the City does not have emergency or transitional shelters to provide access to resources for people experiencing homelessness . However, the City has access to countywide resources that support people experiencing homelessness.
The Santa Clara Methodist Retirement Foundation also works with people experiencing homelessness and stated that organizations need more funding to support their services with growing numbers. Food, shelter, resources, and community spaces were identified as very beneficial to maintaining a healthy and pro sperous relationship with the unhoused population. Many community members suggested that the City have their own emergency shelter to support this population in the community.
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Issues
A priority for meeting the needs of people experiencing homelessness is providing pathways to permanent housing solutions. The National Alliance to End Homelessness has developed a five -point plan to address homelessness.
• Assistance for the most vulnerable
• Increasing employment and income
• Community-wide coordinated approach
• Crisis response system
• Rapid re-housing
People experiencing homelessness require not only housing but also coordinated supportive services such as employment assistance and mental health services.
FARMWORKERS
Farmworkers are traditionally defined as persons whose primary incomes are earned thr ough permanent or seasonal agricultural labor. They have special housing needs because of their limited income and the unstable nature of their job (i.e. having to move throughout the year from one harvest to the next). Farmworkers generally receive wages that are considerably lower than other jobs and may have temporary housing needs. Farmworker wages place them in the very low - to low -income classification for the region. Agricultural workers are usually settled in their community and tend to live with a partner who may not work in agriculture. They live in apartments and homes, and often in urban areas. Farmworkers often have families with children and require larger dwellings with nearby schools, childcare, health care, recreation, and other services.
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Data
Over the past two decades, there has been a shift to a more permanent workforce for many farms, which has shifted the bulk of the need from seasonal housing for migrant workers to permanently affordable housing for low-wage working families. Farmworkers in the Bay Area generally fall under one of the following three categories.
• Permanent Residents – The majority of farmworkers are permanent residents of the County and are most likely require housing which can accommodate families.
• Migrants Farmworkers -- Migrant Farmworkers perform agricultural labor on a seasonal or temporary basis. These workers need housing in the form of single occupancy rooms, bunkhouses, or dormitory style living.
• H2A Visa Workers -- Approximately 10 percent of all workers are H2A Visa workers and they perform seasonal farm labor on a temporary basis. These are farmworkers who enter under a federal guest worker program for a limited number of months (no more than 10) before they return to their country of origin. H2A visa workers require a sponsoring employer, who provides housing, meals and transportation to the job site. H-2A visa workers can share homes, apartments or be housed in bunkhouses, dormitories, or single occupancy rooms. Since very few bunkhouses exist, the employers of H-2A workers compete with permanent farmworkers for scarce affordable homes and apartments.
According to the U.S. Department of Agriculture Census of Farmworkers, the number of permanent farm workers in Santa Clara County has increased since 2002, totaling 2,418 in 2017, while the number of seasonal farm workers has decreased, totaling 1,757 in 2017. Overa ll, the number of farmworkers in Santa Clara County has been declining.
Table II-26: Farm Operations and Farm Labor, Santa Clara County Hired Farmworker 2002 2007 2012 2017
Permanent 1,696 2,842 2,243 2,418
Seasonal 3,760 2,747 1,994 1,757
Total 5,456 5,589 4,237 4,175
Source: U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017), Table 7: Hired Farm Labor
In Campbell, there were no reported students of migrant workers in the 2019-20 school year. The trend for the region for the past few years has been a decline of 2.4 percent in the number of migrant worker students since the 2016 -17 school year. The change at the county level is a 49.7
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percent decrease in the number of migrant worker students since the 2016- 17 school year.
Table II-27: Migrant Worker Student Population
Academic Year Campbell Santa Clara
County Bay Area
2016-17 0 978 4630
2017-18 0 732 4607
2018-19 0 645 4075
2019-20 0 492 3976
Source: California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017- 2018, 2018-2019, 2019-2020)
Outreach
The City hosted a service providers focus group and asked about farmworkers to gain a better understanding of their needs. Service providers were unable to represent farmworkers due to their inexperience with that specific population but referred the City to the County’s efforts with agricultural systems and farmworker services.
Issues
There are no farms in Campbell. Although there are no farmworkers living in Campbell, the City will work with the County to address regional housing shortages and a ffordability challenges facing farmworkers throughout Santa Clara County.
Farmworkers are more similar to very low or extremely low -income households than traditional migrant workers. Today’s farmworkers are more settled and typically live in one location , rather than following seasonal changes in crop cycles. Per the USDA, today’s farmworkers can commute up to 75 miles to the workplace. They are also more likely to have families and are looking for schools, employment for a spouse/partner and a location to live in that provides a community. 33 Because of this, they will benefit from the existing affordable housing programs in Campbell.
33 21 Elements (2022). Approach for Farmworker Housing.
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VETERANS
Veterans have been identified as a special needs population by the community due to the difficulty they may expe rience in transitioning to civilian life, requiring a range of needs to support the transition process.
Federal and State Governments provide veterans services including The California Department of Veterans Affairs (CalVet) whom work closely with local communities in a joint effort to serve veterans. To ensure veterans receive the assistance, benefits, and services they need, CalVet divides California into eight regions and staffs each region with a Local Interagency Network Coordinator (LINC). LINCs play a dynamic role within local communities, serving as both informational conduits to the community and feedback resources for CalVet. LINCs bridge the gap between CalVet and the federal, state, county, and nongovernment agencies that provide services to the State’s 1.6 million veterans.34
LINCs are advocates for veterans, military service members, and their families within their regions. In addition, they supplement and support the County Veterans Service Offices (CVSO) and regional partners in the development of improved and expanded services and support for their local veteran populations and assist veterans with employment and educational opportunities. Santa Clara County is one of the counties represented and served by the Bay Area region.
Issues
Many U.S. veterans experience conditions that place them at increased risk for homelessness. Nationwide, veterans are at risk for higher rates of Post-traumatic Stress Disorder (PTSD), Traumatic Brain Injury (TBI), sexual assault, and substance abuse. Veterans exp eriencing homelessness are more likely to live on the street than in shelters, and often remain on the street for extended periods of time. The U.S.
Department of Veterans Affairs provides a broad range of benefits and services to veterans of the U.S. Armed Forces. These benefits can involve different forms of financial assistance, including monthly cash payments to disabled veterans, health care, education, and housing benefits. In addition to these supports, the VA and HUD partner to provide additional ho using 34 California Department of Veterans Affairs (2019). Veterans Resource Book.
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and support services to veterans currently experiencing homelessness or at risk of experiencing homeless.35
Data
Between 2007 and 2018, there was a 38 percent decrease in the number of unhoused veterans nationwide. According to data collected during the national 2018 Point -in-Time Count, 37,878 veterans experienced homelessness across the country on a single night in January 2018.36 There were 165 veterans experiencing homelessness in the north ern region of Santa Clara County in 2019, almost twice as many as in 2017.
Eighty-five percent of veterans experiencing homelessness were unsheltered.37
Figure II-50: Veterans Experiencing homelessness in North Santa Clara County
Source: Applied Survey Research (2019). Housing Instability Research Department (HIRD).
North County Homeless Census & Survey Comprehensive Report.
There is limited local data to iden tify the specific needs for veterans in Campbell. However, discussions with veterans themselves and service providers have concluded that the housing needs and services for veterans are similar to that of seniors, people with disabilities, and people experiencing homelessness.
Outreach
During the outreach process, veterans expressed satisfaction with the high- quality services and resources provided to them and encouraged the City to continue to support the longevity and quality of such services. 35 Applied Survey Research (2019). Housing Instability Research Department (HIRD). North County Homeless Census & Survey Comprehensive Report.
36 Department of Housing and Urban Development. (2018). Annual Assessment Report to Congress. 37 Applied Survey Research (2019). Housing Instability Research Department (HIRD). North County Homeless Census & Survey Comprehensive Report.
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Affirmatively Furthering Fair Housing: Site
Selection
The analysis and discussion of how the 6 th Cycle Housing Element’s site selection process is in Chapter IV – Campbell’s Plan for Housing, beginning on page H.IV-11.
Contributing Factors
Contributing factors to fair housing issues include segregation, racially or ethnically concentrated areas of poverty, di sparities in access to opportunity, disproportionate housing needs, and discrimination or violations of civil rights laws or regulations related to housing. Identifying contributing factors in Campbell will shape how the City will address fair housing issues.
The following sections summarize known fair housing issues and their contributing factors. Where applicable, instances where protected classes are disproportionately impacted are identified. The Housing Element has identified four key issues that can be addressed to affirmatively further fair housing in Campbell. These key issues are described below along with their contributing factors. Contributing factors help inform the City’s continued actions to affirmatively further fair housing in Campbell. The following factors significantly create, contribute to, perpetuate, or increase the severity of disproportionate housing needs.
The contributing factors to fair housing issues are listed below:
• Disparities in Access to Opportunities
• Disproportionate Housing Needs
• Staff Capacity
• Limited Accessibility to Support Services
DISPARITIES IN ACCESS TO OPPORTUNITIES
As a growing diverse community, Campbell requires a range of unit types and sizes to accommodate for the variety of housing needs in the City. The disparities in access to housing opportunities make it difficult for residents to find available housing that meets their housing needs at an affordable rate. As expressed during the community engagement process, support services in the City are not advertised enough to reach people in need of such services and have been said to not be directly accessible, potentially due to staff capacity and the overwhelming number of requests.
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An increase in densities throughout the city allows for more opportunities for affordable housing. In previous Housing Element cycles, opportunity sites were clustered in the lowest-resource areas of Campbell. While there are still substantial numbers of sites in these areas, which are closest to transit and best suited for support services, identifying sites in high - resource areas is key in order to distribute access to opportunities to households requiring affordable units.
DISPROPORTIONATE HOUSING NEEDS
The harm caused by segregation and displacement has compounded into disproportionate housing needs and disparities in access to opportunities.
Campbell is a high resource and opportunity area that provides access to premium job opportunities, services, and quality schools. However, there are significant geographical and racial disparities in access to opportunities due to segregated housing conditions. These disparities are evident through differences in poverty rates, homeownership rates, and housing conditions.
Some of the housing stock in Campbell has lack ed maintenance and upkeep, which poses a barrier to achieving a high quality of life, especially for residents with disabilities and seniors. Special needs groups, including people with disabilities and seniors, require accessible and up to date housing that would allow them to live comfortably and safely. Health issues may arise for any residents in a housing unit that is not maintaine d to comply with new housing laws.
The increasing cost of housing in Campbell disproportionately impacts special needs populations and non -White residents, who tend to have lower or fixed incomes and, therefore, have a disproportionate need for affordable housing. Many special needs populat ions and households that tend to have low incomes, such as persons with disabilities, seniors on fixed incomes, and single -parent households, are disproportionately impacted by the high housing costs in Campbell.
In addition, the Black/African American po pulation has the highest cost burden as shown on Figure II -22. In addition, the Hispanic/Latinx and the American Indian/Alaska Native populations have the highest level of overcrowding as shown on Figure II -19. In addition, the Hispanic/Latinx population m ade ups 21% of the Campbell’s population where the percentage of the Hispanic/Latinx population in Santa Clara County is 37% (see Figure II-27). As ethnic minorities generally have higher poverty rates, it is difficult for these populations to be able to a fford to live in the City of Campbell.
Due to the high cost of housing, there are limited opportunities for low - income households to find affordable housing units. There is also a lack of
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accessible and affordable housing for residents with disabilities or other special housing needs, which further exacerbates housing problems for these groups. As a result, special needs populations and non -White residents are more likely to experience housing problems at higher rates, with high housing cost burden being the most common housing problem.
In Campbell, the disproportionate housing needs are most readily seen in instances where senior households live far away from the community center or grocery stores, forcing households into driving longer distances than they feel safe. The disproportionate housing needs of large -family renters, who have few rental options for 3 or 4 -bedroom units, are also identified. In addition, there are few units in Campbell tailored to the needs of persons with disabilities, with adaptive features and close to support services.
STAFF CAPACITY
In recent years, fair housing concerns have been raised due to the lack of accessible materials for City support services. This includes multilingual resource material and staff to engage with the community.
In addition, low levels of staffing have inhibited the pursuit of grant funding and proactively approaching fair housing issues, forcing the City to be reactive to state law instead of proactive to community needs.
Staff representation has also b een a growing discussion, as the need for demographic representation at decision making tables and in support services, is highly desired and in some cases necessary for specific groups including the Spanish speaking community and communities of color. The lack of representation and multilingual material furthers the inaccessibility to take advantage of City resources.
LIMITED ACCESSIBILITY TO SUPPORT SERVICES
The lack of support to satisfy housing needs in Campbell further contributes to the disproportional housing needs experienced predominantly by lower income communities and special needs groups. Service providers, although abundant in the County, are more limited in the City. The City has reduced-service programs due to the staff capacity, funding, and awareness of the need.
While there are support services in Campbell, particularly for seniors, they are often at far distances from where households that require such services reside. Increased densities in the urban core of the city would allow more households to take advantage of support services in Campbell, as well as create a virtuous cycle where a larger number of supportive services can establish themselves where many potential clients reside.
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Increasing accessibility to support services must be balanced by reducing disparities in access to opportunities. There are countervailing pressures to both increase the number of affordable units in high -resource areas (which in Campbell generally have fewer established support services) and developing affordable units near support services, which in this jurisdiction tend to be in more moderate -resourced areas. The 6 th Cycle Housing Element’s policy framework encourages consideration of what sort of affordable housing project is best suited to which location at the project - development level,
Understanding housing needs may also be related to the limited access that community members have to City staff.
PRIORITIZATION OF CONTRIBUTING FACTORS
Housing Element law requires identifying and prioritizing contributing factors to fair housing issues based on the Assessment of Fair Housing above. This identification and prioritization must give the highest priority to factors that limit or deny fair housing choice or access to opportunity or that negatively impact fair housing or civil rights.
The highest priority contributing factors that the City can take meaningful action on through the implementation of the Housing Element are ranked below.
1) Disparities in Access to Opportunities
2) Disproportionate Housing Needs
3) Staff Capacity
4) Limited Accessibility to Support Services
Addressing all four contributing factors is critical to meet ing Campbell’s housing needs . Staff capacity and disproportionate housing needs are issues that the City has the greatest capacity to address. Through policies and programs, the City can promote the increase of accessible materials to commu nity members and can make a diligent effort to hire staff that represent the community.
Through housing programs and zoning changes, the City can strategically direct new affordable housing development in high opportunity areas close to services and ameni ties. The City currently has limited capacity for providing financial assistance to renters and homeowners. The market also drives housing costs, and the City is constrained in its ability to reduce housing costs citywide.
The primary strategy for addressing housing costs is through zoning tools and incentives to encourage affordable housing production. The 2023 - 2031 Housing Element includes programs that will provide incentives to
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encourage the development of affordable housing and housing that can accommodate special needs populations.
Affirmatively Furthering Fair Housing: Policy
Development
The 2023 -2031 Housing Element goals, policies, and programs were developed and refined based on community priorities and concerns. Based on community input, the project team developed policy themes that would be addressed in the Housing Element and presented these themes and potential programs in a community workshop and other outreach forums.
Feedback and suggestions from the Campbell community and stakeholders were used to further refine policies and programs. The table identifying contributing factors, ranked by priority, and the associated implementing programs that will address these issues, is in the Campbell’s Plan for Housing chapter as Table IV-15.
HOUSING CONSTRAINTS
Introduction
This section of the Housing Element evaluates potential constraints that may pose a barrier to new housing development in the city. Constraints can be grouped into two categories: governmental constraints and nongovernmental constrai nts. Governmental constraints encompass barriers resulting from government policies and procedures. Non - governmental constraints encompass barriers that are outside of direct local government control. In addressing nongovernmental constraints, however, local governments can adopt policies and procedures that may reduce the burden and increase the ease of developing new housing.
The key government constraints identified included:
• parking requirements;
• lengthy approval processes; and
• need for streamlining and objective standards to add greater predictability.
Governmental constraints in Campbell are broadly grouped into land controls, development standards, building and code enforcement, onsite/offsite improvements, permit and process ing procedures, fees and other exactions, inclusionary housing as a potential constraint, and constraints for people with disabilities.
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Nongovernmental constraints in Campbell are broadly grouped into development and construction costs, land costs, home f inancing, and timeframe between approval and building permit submittal. The key constraints identified included high development costs and home financing costs related to high home prices.
Governmental Constraints
State law requires Housing Elements to include an analysis of potential and actual governmental constraints to the maintenance, improvement, or development of housing for all income levels, including housing for people with disabilities, under Government Code § 65583(a). Review includes identification of specific standards and processes of these constraints and evaluate their impact on the supply and affordability of housing. Local policies and regulations, land use controls, building codes and their enforcement, site improvement requirements, fees and exactions, permit processing procedures, and various other issues may present constraints to the maintenance, development and improvement of housing.
Local jurisdictions establish policies, regulations and processes to implement the General Plan and its vision and goals for land use planning and development in a community. While providing the framework for development, these mechanisms should be evaluated to determine whether they m ay place excessive or unnecessary constraints on the availability and affordability of housing.
Land use controls encompass development standards and policies that may represent potential governmental constraint. These controls include General Plan policies and zoning regulati ons that determine the amount and distribution of land allocated to different uses and the physical parameters that shape the form of development, such as setbacks, heights, floor area limitations.
LAND USE CONTROLS
Existing Land Use Designations
The Land Use Element of the General Plan sets forth the City’s policies for guiding local development. These policies, together with existing zoning regulations, establish the amount and distribution of land allocated for different uses within Campbell. As summariz ed in Table II -25 below, the existing General Plan Land Use Element provides for six residential land use designations, a mobile home park designation, one commercial designation, and three mixed -use designations that allow for residential uses. The Commercial/Light Industrial mixed-use area does not provide for residential units and has not been included in the table below.
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Table II-28: Land Use Categories Permitting Residential Use General Plan Land
Use Category
Zoning
District(s)
Density
(Units
per
Gross
Acre)
Residential Type(s)* Acres
% of
City
Land
Low Density
Residential
R-1-10,
R-1-16 <3.5 Single-family detached homes
on large lots
218.32 7%
Low Density
Residential
R-1-8,
R-1-9 <4.5 Single-family detached homes
on large lots
136.65 4%
Low Density
Residential R-1-6 <6 Single-family detached homes
on average sized lots
1,044.85 34%
Low-Medium
Density Residential
R-M, R-D,
C-PD, P-D 6—13
Duplexes, multi-family, and
townhomes. Small lot single-
family detached homes are
allowed with the P-D zoning
designation.
163.71 5%
Medium Density
Residential
R-2, C-PD,
P-D 14—20 Townhomes, apartments,
condominiums, or multi-family
185.15 6%
High Density
Residential R-3, C-PD 21—27 Apartments or condominiums 175.93 6% Mobile Home Park P-D 6—13 Mobile home parks (greater
than 10 acres in size)
29.66 1%
Central Business
District Commercial C-3 No
Standard
Condominiums or apartments
on the second and third floors
59.53 2%
Low-Medium
Density Residential
or Office
(Mixed Use)
P-D 6—13 Single-family homes on small
lots, townhomes, multi-family
1.59 0.1%
Medium to High
Density Residential/
Commercial
(Mixed Use)
P-D 14—27
Multiple-family housing on the
upper floors above office/
commercial uses. Attached
townhomes or condominiums
in the South of Campbell Ave
Specific Plan area.
16.61 1%
Residential/
Commercial/
Professional Office
(Mixed Use)
P-D 14—27
Multiple-family housing
including condominiums or
apartments on the upper floors
above office or commercial
uses.
55.28 2%
*The current Zoning Ordinance is challenging to interpret and contains many internal conflicts. The Envision Campbell General Plan Update will serve to simplify the Zoning Ordinance, resolve conflicts, and create new mixed-use and higher density residential land use designations in support of Campbell’s Plan for Housing.
Source: City of Campbell General Plan, 2014.
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Existing Zoning Districts
The City regulates the type, permitting requirements, and standards for development, which implements the General Plan and its land use designations, through the Campbell Zoning Ordinance , Title 21 of the Municipal Code. This code section identifies residential zoning districts and allowable housing types, as summarized in Table II-29 below.
Table II-29: Housing Types Allowed by Zoning District
Zoning District Residential Uses Allowed
By-Right
Residential Uses Allowed
with a Conditional Use
Permit
Single-Family
Residential
(R-1)
▪ Single-family dwellings
▪ Accessory dwelling units
▪ Junior accessory dwelling
units
▪ Manufactured housing
(subject to architectural
requirements within the
parameters of State Law)
▪ Residential care homes,
small
▪ Residential service
facilities, small
▪ Supportive housing
▪ Transitional housing
▪ Residential care homes,
large
Two-Family
Residential
(R-D)
▪ Duplexes
▪ Single-family dwellings
▪ Accessory dwelling units
▪ Junior accessory dwelling
units
▪ Manufactured housing
(subject to architectural
requirements within the
parameters of State Law)
▪ Residential care homes,
small
▪ Residential service
facilities, small
▪ Supportive housing
▪ Transitional housing
▪ Convalescent/rest homes
▪ Residential care homes,
large
▪ Residential service
facilities, large
▪ Rooming and Boarding
houses
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Zoning District Residential Uses Allowed
By-Right
Residential Uses Allowed
with a Conditional Use
Permit
Multiple-Family
Residential
(R-M)
▪ Apartments
▪ Duplexes
▪ Single-family dwellings
▪ Accessory dwelling units
▪ Junior accessory dwelling
units
▪ Residential care homes,
small
▪ Residential service
facilities, small
▪ Supportive housing
▪ Transitional housing
▪ Convalescent/rest homes
▪ Emergency shelters
▪ Residential care homes,
large
▪ Residential service
facilities, large
▪ Rooming and Boarding
houses
Multiple-Family
Residential:
Medium Density
(R-2)
▪ Apartments
▪ Duplexes
▪ Single-family dwellings
▪ Accessory dwelling units
▪ Junior accessory dwelling
units
▪ Residential care homes,
small
▪ Residential service
facilities, small
▪ Supportive housing
▪ Transitional housing
▪ Convalescent/rest homes
▪ Emergency shelters
▪ Residential care homes,
large
▪ Residential service
facilities, large
▪ Rooming and Boarding
houses
Multiple-Family
Residential: High
Density
(R-3)
▪ Apartments
▪ Duplexes
▪ Single-family dwellings
▪ Accessory dwelling units
▪ Junior accessory dwelling
units
▪ Residential care homes,
small
▪ Residential service
facilities, small
▪ Supportive housing
▪ Transitional housing
▪ Assisted living facilities
▪ Convalescent/rest homes
▪ Emergency shelters
▪ Mobile home parks, homes
must be less than one
story in height
▪ Residential care homes,
large
▪ Residential service
facilities, large
▪ Rooming and Boarding
houses
▪ Single Room Occupancy
facilities
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Zoning District Residential Uses Allowed
By-Right
Residential Uses Allowed
with a Conditional Use
Permit
Central Business
Commercial
(C-3)
▪ Apartments with
residences above the first
floor
Planned
Development
(P-D)
▪ Varies by land use
designation
Condominium
Planned
Development
(C-PD)
▪ Construction of new
residential condominiums
(as well as commercial or
industrial)
▪ Conversion of existing
multiple-family rental
housing units into
condominiums, community
apartments, stock
cooperatives, and any
other subdivision which is
a conversion of existing
rental housing
Special Project Areas
Campbell has adopted numerous area plans. Most of these are located around the Downtown area and around the existing VTA light rail stations.
North of Campbell Avenue (NOCA) Area Plan
The North of Campbell Avenue (NOCA) Area Plan is located north of the civic center and south of East Hamilton Avenue along Salmar Avenue. This Area Plan was developed to guide this area from primarily industrial land uses to small lot and single-family residences. About half of the original plan area has been converted to residential uses. Residential densities up to 20 units per acre are envisioned in this area. As part of the Envision Campbell General Plan update, which is anticipated to be adopted with the Housing Element, this area plan has been identified for removal.
East Campbell Avenue Master Plan
The East Campbell Avenue Master Plan is located along East Campbell Avenue between the Downtown and Highway 17. The goal of the Mas ter Plan is to implement Land Use Policy 6.1, “Expansion of Downtown:
Facilitate and encourage the evolution of the Downtown beyond the loop streets, eastward to the Hwy 17 overpass and westward to the Community Center, through public improvements, urban design and land use patterns that connect both visually and physically this stretch of Campbell Avenue.” Residential densities up to 27 units per acre are envisioned in this area.
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South of Campbell Avenue (SOCA) Area Plan
The South of Campbell Avenue (SOCA) Area Plan is located immediately south of the East Campbell Avenue Master Plan between Campbell Avenue on the north, San Tomas Expressway on the south, Los Gatos Creek on the east, and Railway Avenue (the current VTA light rail line) on the west. This Area Plan was developed to guide the redevelopment of this area from older single family residential mixed with commercial and industrial land uses toward more higher density residential density and office development near the VTA Downtown Campbell light rail station and Downtown Campbell. Residential densities up to 27 units per acre are envisioned in this area. As part of the Envision Campbell General Plan update, which is anticipated to be adopted with the Housing Element, this area plan has been identified for removal.
Winchester Boulevard Master Plan
The Winchester Boulevard Master Plan runs along both sides of Winchester Boulevard. The purpose of this Master Plan The goal of the Master Plan is to transform Winchester Boulevard into a vibrant mixed-use, pedestrian-oriented street, lined with ground -level businesses with residential or office above. The plan also intends to facilitate the physical and visual connection to Downtown and Campbell Avenue, as well as help increase Central Campbell’s walkability and livability by providing increased housing and shopping opportunities. Residential densities up to 27 units per acre are envisioned in this area.
Campbell Village Area Plan
The Campbell Village Area Plan consists of the north side of Camden Avenue at its western terminus down to Olympia Avenue, as well as the R- 1 parcels north following Erin Way and Dallas Drive, up Stonehurst Way and across Cambrian Drive and Central Park Drive on to Union Avenue.
The Area Plan is intended to achieve a balance between a private property owners’ ability to develop property while preserving the unique qualities of the Campbell Village Neighborhood. It was published in 2017 as envisioned by the area’s annexation into the City of Campbell.
San Tomas Area Neighborhood Plan
The San Tomas Area Plan covers the southwestern portion of Campbell, with its borders formed by San Tomas Aquinas creek in the north, San Tomas Expressway and CA-17 to the east, and the City boundaries to the south and west. The purpose of the Sa n Tomas Area Neighborhood Plan is to provide a coherent framework for development in the San Tomas Area, maintaining the area as low -density residential with larger lot sizes and more trees and shrubs relative to the city as a whole.
Downtown Development Plan
The Downtown Development Plan generally covers Campbell Avenue from the Community Center in the west to Bascom Avenue in the east. The
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vision for Downtown Campbell is to continue to reinforce its place as the center for community activity, cultural and civ ic events, and as a vibrant central business district. It is intended that the Downtown be an active, walkable central business district that attracts local residents and visitors to experience a variety of retail businesses and restaurants. The ground level along East Campbell Avenue is slated for retail and restaurant to provide a vibrant, pedestrian-oriented streetscape.
Multifamily Rental Housing
Multifamily rental housing refers to a building or portion of a building that is rented out and used as a re sidence for more than one household living independently of each other. Multifamily rental housing includes duplexes, triplexes, and apartments.
Many development types that are often used as multifamily rental properties are permitted in Campbell. Two-family dwellings, or duplexes, are permitted by right on a lot of at least 7,000 square feet in the R -D, R- M, R-2 and R-3 zoning districts (Chapter 21.08). In the R-M district, three- unit dwellings, or triplexes, are allowed on lots of 9,000 square feet or more; larger lots in this zone may add units at a ratio of 1 dwelling unit per 3,000 square feet of lot area. Triplexes are allowed on lots of 8,000 square feet in the higher density R -2 and R -3 districts, as well as 4 -unit or higher structures based on tota l lot size, as shown in Table II-27 below.
Apartments above the first floor are permitted by right in the C -3, Central Business district (Chapter 21.10). New -build or converted residential condominiums may be developed in the Condominium Planned Development district, which also allows industrial or commercial condominiums (Chapter 21.12).
Housing for Agricultural Employees
Agricultural employees are people whose primary incomes are earned through agricultural labor. This population tends to have high rates of poverty, have unstable incomes, live in housing with high rates of overcrowding, and have low rates of homeownership.
Farmworker housing is not explicitly discussed in the City’s zoning code, but can be provided through different housing types, such as multi-family housing, manufactured housing, single -room occupancy units, co - operative housing, accessory dwelling units and junior accessory dwelling units. There are approximately 35 Campbell residents employed in agriculture, forestry, fishing and hunting, and mining occupations based on the US Census 2020 ACS 5 -Year estimates, representing 0.2 percent of the employed residents, and there are no parcels zoned for agricultural use. Therefore, there is a limited presence of farmworkers in the city, and there is not a specialized need for farmworker housing beyond the general need for affordable housing units. Many of these housing types are allowed
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by right in the residential zoning districts and discussed in further detail in their respective sections. Cooperative housing is a form of housing where residents have joint ownership over the property and share amenities.
Emergency Shelters
Emergency shelters are defined as “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay” (Gov. Code, § 65582).
As per Chapter 21.36 of the Zoning Code, emergency shelters are permitted by right “in that portion of the M-1 (Light Industrial) Zoning District located west of Highway 17.” They are permitted with a conditional use permit in the R -M, R-2 and R -3 residential districts, the C -M (Controlled Manufacturing) Zoning District, the C -1 (Neighborhood Commer cial) Zoning District, and the C-2 (General Commercial) Zoning District, as well as the remainder of the M-1 district. Emergency shelters are also permitted by a Planned Development Permit in the P -D and C -PD zoning districts where allowed as a permitted o r conditional use by a zoning designation that corresponds to a similar land use designation. The maximum number of beds permitted “shall be limited to the number of homeless persons in the City of Campbell based upon the most current homeless count.” Temporary shelter can be provided for no more than 180 days.
Low Barrier Navigation Centers
Low Barrier Navigation Centers is a housing first solution to address homelessness. These temporary shelters provide services and are focused on transitioning individua ls experiencing homelessness into permanent housing.
Currently, low barrier navigation centers are not identified as a permitted or conditionally permitted use in any zoning district. However, due to the similarities between this use and transitional housing, it could potentially be allowed in any residential zoning district subject to a “similar use” determination by the Community Development Director (Chapter 21.02).
Through the implementation of Program H-5r, the City will adopt a zoning ordinance to per mit low barrier navigation centers as a by -right use in specified mixed -use and non -residential zoning districts that allow multifamily housing, consistent with State law.
Transitional Housing
Transitional housing refers to “buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall
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be no less than six months from the beginning of the assistance” (Chapter
21.72).
Campbell’s zoning code permits transitional housing in all residential zoning districts by right (Chapter 21.08).
Supportive Housing
Supportive housing has no limit on length of stay and is occupi ed by the target population. This type of housing “is linked to an onsite or offsite service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community” (Chapter 21.72).
Campbell’s zoning code permits supportive housing in all residential zoning districts by right (Chapter 21.08).
Licensed Care Facilities
The California Welfare and Institutions Code declares that mentally - and physically-disabled persons are entitled to live in normal residential surroundings, and that the use of property for the care of six or fewer disabled persons is a residential use fo r the purpose of zoning. A state - authorized, certified, or licensed family care home, foster home, or group home serving six or fewer disabled persons or dependent and neglected children on a 24 -hour-a-day basis is considered a residential use that is permitted in all residential zones. No jurisdiction may impose stricter zoning or building and safety standards on these homes than is otherwise required for homes in the same district.
In accordance with state law, the Zoning Code permits licensed residential or community care facilities with six or fewer beds by right in all residential zoning districts, and allows facilities serving more than six persons in these districts with a conditional use permit (Chapter 21.08).
Single-Room Occupancy (SRO) Units
Single-room occupancy residential units (SROs) are a form of affordable housing consisting of a single room typically between 150 to 220 square feet, rented to a one- or two-person household. They are located in multi- tenant buildings and may include shared bathroom and kitchen facilities.
Currently, SRO housing is allowed with a conditional use permit in the R-3 district.
The Zoning Code also allows for Rooming and Boarding Houses with a conditional use permit in the R -D, R-M, R-2 and R -3 districts. "Rooming and Boarding houses" refers to houses with individual bedrooms that are rented to between three (3) to five (5) persons for profit, whether or not meals are provided.
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Applicable General Plan land use densities for the subject zoning districts would limit the number of SRO units in a given project.
Manufactured Homes
Manufactured homes are houses that are transportable, built on a permanent chassis, and designed for use with or without a permanent foundation when attached to the required utilities. Manufactured homes do not include recreational vehicles. Due to the much lower cost of construction and labor costs needed to build a manufactured home, this housing type provides an affordable housing solution. Manufactured homes are permitted by right in the R-1 District, subject to architectural requirements within the parameters of State Law.
Mobile homes and accessory dwelling units can be manufactured homes.
These two types of manufactured homes are discussed in the sections below.
Mobile Home Parks
Mobile home parks include “any site that is planned and improved to accommodate two or more mobile homes used for residential purposes, or on which two or more mobile home lots are rented, leased, or held out for rent or lease, or were formerly held out for rent or lease and later converted to a subdivision, cooperative, condominium, or other form of resident ownership, to accommodate mobile homes used for residential purposes.” (Chapter 21.72)
Mobile home parks are permitted with a conditional use permit in th e R-3 zoning district (Chapter 21.08) and a planned development permit in the P- D zoning district (Chapter 21.12) with a corresponding mobile home land use designation. Mobile home parks are a valuable source of affordable housing. To ensure their protection, the City will prohibit mobile home park conversions through the implementation of Program H-2b.
Accessory Dwelling Units
The Campbell zoning code allows ADUs on all lots with existing or proposed single family or multifamily dwellings. The City administers ADU review consistent with State law, including less restrictive development standards and ministerial review that help reduce barriers to ADU construction.
Development Standards
Provisions in the Zoning Code specify minimum lot areas, lot widths, lo t depths and setbacks , and maximum lot coverage and building heights.
Additional development regulations specify parking requirements.
Development standards applicable to residential development are
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summarized in Table II-27 and Table II-28. These standards are typical of many California communities and contribute to the protection of the public health, safety and welfare, and the maintenance of the city’s quality of life.
BUILDING HEIGHT
The Zoning Code limits the height of residential buildings to a maximum height of 35 feet in most residential zones, except for properties located within the San Tomas Area Neighborhood Plan (where the height is limited to 28-feet) and the R-3 District, where heights of 40 feet are allowed. Mixed- use t buildings of up to 45 feet are allowed in the C-3 District. This provides more than enough height to accommodate two -story construction.
Additionally, the City passed a voter-approved measure to create a 75-foot height limit in the City in 1986. Only the C-2 zoning district, which does not support residential uses other than convalescent rest homes, transitional housing, and emergency shelters, allows heights up to 75 feet.
SETBACKS
Setback requirements in th e Zoning Code reflect the importance of maintaining adequate buffering between adjoining properties to avoid potential use conflicts. These setbacks are typical of similar communities and have not appeared to be an impediment to the development of housing. The Central Business District (C-3) does not require any setbacks for any development, including apartment uses allow ed with an administrative permit.
Table ll-27 provides residential development standards, by square feet, for each residential zoning dist rict. It should be noted that while these standards are generally true, they may be modified by a special project area or area plan.
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Table II-30: Residential Development Standards
Development
Standard
Zoning Districts
R-1 R-D R-M R-2 R-3 P-D
Min. Lot Area R-1-6: 6,000 sf
R-1-8: 8,000 sf
R-1-9: 8,000 sf
R-1-10: 10,000 sf
R-1-16: 16,000 sf
6,000 sf
(single-family)
or
7,000 sf
(2-unit)
R-D zone areas
+
9,000 sf (3-
unit);
1 du/3,000 sf
(lots >9,000 sf)
R-D zone areas
+
8,000 sf
(3- or 4-unit);
+1 du/2,200 sf
(lot
portion >8,000
sf)
R-D zone areas +
8,000 sf
(3- or 4-unit);
+1 du/1,600 sf
(lot portion >8,000 sf)
None
Min. Lot Width R-1-6: 60 feet
R-1-8: 70 feet
R-1-9: 70 feet
R-1-10: 80 feet
R-1-16: 80 feet
60 feet 60 feet 60 feet 60 feet None
Min. Front
Setback
20 feet 20 feet 20 feet 20 feet 20 feet None
Min. Side Setback 12 feet (corner),
5 feet (interior)1
12 feet
(corner)
5 feet
(interior)2
12 feet (corner)
5 feet (interior)2
12 feet (corner)
5 feet (interior)2
12 feet (corner)
5 feet (interior)2
None
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Development
Standard
Zoning Districts
R-1 R-D R-M R-2 R-3 P-D
Min. Rear Setback 5 feet3 5 feet3 5 feet3 5 feet3 5 feet3 None Max. Height 35 ft / 2.5 story 35 ft / 2.5
story
35 ft / 2.5 story 35 ft / 2.5 story 40 ft / 3 story None Max. Lot
Coverage
40% 40% 40% 40% 40% None
Density Varies by land
use designation
<3.5 to <6 du/ gr.
acre
6-13 du/ gr.
acre
6-13 du/ gr.
acre
14-20 du/ gr.
acre
21-27 du/ gr. acre Varies by land use designation
Off-Street Parking4 2 spaces /unit 2 spaces /unit Multiple5 Multiple5 Multiple5 Varies; small-lot single-family dwellings require 2½ spaces per unit
plus ½ space guest parking
Open Space 750 sf/du
(private)
750 sf /du
(private)
300
sf/du(private or
common)
300 sf/du
(private or
common)
300 sf/du (private or
common)
None
1 Side setback is a minimum of five feet or one -half the height of the building wall adjacent to the side property line (whichever is greater). The planning commission may a llow a minimum side setback of five feet for structures proposed for a second story addition under certain conditions. 2 Side setback is a minimum of five feet or one-half the height of the building wall adjacent to the side property line (whichever is greater). 3 Rear setback is a minimum of five feet or one-half the height of the building wall adjacent to the side property line (whichever is greater). 4 One additional parking space is required for each detached accessory dwelling unit that not is contained within the existing space of an accessory structure. 5 Parking for multi-family developments is based on the number of bedrooms that each unit contains, with a minimum of 2 covered spaces for each u nit, plus ½ space designated guest parking space for each unit, for studio and 1-bedroom units. Studio and 1-bedroom units in transit-oriented developments require 1½ covered spaces for each unit, plus ½ space designated guest parking space for each unit. The parking requirement per unit for both types of developments increases by ½ covered space for units of 2-bedrooms and larger.
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Table II -31 provides residential development standards for mixed -use buildings in the C-3 zoning district.
Table II-31: Residential Development Standards – Commercial Zoning Districts
Development Standard C-3 District: Central Business
Minimum Lot Area None
Minimum Lot Width None
Minimum Lot Depth None
Minimum Setbacks (All) None, except as may be
required by
Site & Architectural Review
Permit or
California Building Code
Maximum Height 45 feet
Max. Density 27 du /gross acre
Max. Floor Area Ratio 1.25*
Off-street Parking 2 spaces per unit
* FAR may be increased to 1.5 by Planning Commission or City Council under specific conditions, however, the residential component of a mixed-use project does not count against the maximum allowable FAR.
FLEXIBLE DESIGN PROVISIONS
The City offers various mechanisms to provide relief from development standards that are typically required of all residential projects under the Zoning Code. These mechanisms include mixed -use development provisions (which allows sharing of guest parking spaces with commercial activities), the density bonus program, and the P -D and C -PD zoning districts.
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Planned Development (P-D) Zone
The purpose of the P -D Zoning District is to provide a deg ree of flexibility that is not generally available in other zoning districts. The flexibility is intended to allow developments that are more consistent with site characteristics while creating an optimum quantity and use of open space and good design cons istent with the underlying General Plan Land Use Designation and any adopted guidelines for the area. The P -D Zone also facilitates mixed -use development, development concessions, and modified parking standards. Most of the Special Project Areas are zoned P-D.
Mixed-Use Development
Within the City of Campbell, there are several areas where mixed use development is encouraged, both as residential and commercial uses combined on a single parcel, and as components of a single development.
A key strategy of the City’s General Plan is to integrate residential development along designated commercial corridors to create activity along the street, provide a variety of housing types near work and shopping, and enhance public safety. This strategy ensures safer, more viable commercial areas, with mixed-use residents helping to promote the viability of the commercial uses. Mixed-use development is located next to sidewalks or landscape setback areas adjacent to the public street to enhance visibility, pedestrian access and interaction with the co mmercial uses.
The City’s zoning ordinance provides several incentives to encourage mixed use. Residential uses are encouraged by not including residential component of a mixed -use project against the maximum allowable Floor Area Ratio (FAR). Campbell als o allows for fifty percent of the guest parking spaces required for the residential component to be counted toward satisfying the parking of the commercial component when certain requirements are satisfied. Furthermore, a reduction in the required open space for the residential component of a mixed-use project may be granted where the full amount of open space is unable to be accommodated due to the urban infill characteristics of the site.
PARKING
The Zoning Code prescribes minimum parking requirements for residential uses. General parking standards are noted in Table II-28 above. While the City has readily granted parking modification permits, parking requirements are frequently cited by housing developers as an impediment to housing development. As a res ult, many developers proposing larger residential
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projects (10 or more units) pursue a density bonus to take advantage of parking standards permitted by state law.
In consideration that both market -rate and affordable housing developers reported that the City’s parking requirements posed a significant barrier to the development of housing. Program H-1c and Program H-3a will address this constraint by reducing parking requirements in for affordable housing developments and in certain areas throughout the city, particularly close to transit.
ACCESSORY DWELLING UNITS
Accessory dwelling units and junior accessory dwelling units (ADUs) are ancillary dwelling units located on the same lot as a primary dwelling unit.
Standards for ADUs are established in Chapter 21.23 of the Zoning Code.
ADU development is largely proposed on single family properties, with general standards applicable to size, height, and setbacks summarized below. Special provisions are established for multifamily residential properties and historic properties. Development standards on ADUs place certain constraints on their development, however standards are consistent with provisions of State ADU regulations and have not been an impediment to development of units.
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Table II-32: General ADU Development Standards for single family properties
Development Standard Detached ADU Attached ADU
Maximum Size 1,200 square feet 50% of primary unit living area.
Maximum Floor Area
Ratio/ Lot Coverage
Consistent with standard for the applicable zoning
district and/or area or neighborhood plan, except to
the extent necessary to allow an 800 square foot
ADU.
Front Setback Same standard as
primary dwelling
Same standard as primary
dwelling.
Interior Side/Rear
Setback
4 feet Same standard as primary
dwelling.
Street Side Setback 12 feet Same standard as primary
dwelling.
Separation from the front
or behind a Primary Unit/
Accessory Structure
10 feet For primary dwelling, not
applicable.
For accessory structures,
as specified in accessory
structure regulations.
Separation from the side
of a primary
unit/accessory structure
5 feet For primary dwelling, not
applicable.
For accessory structures,
as specified in accessory
structure regulations.
Maximum height Height of the primary
unit, with a minimum of
16 feet allowed.
Second floor to a primary
unit, except not above a
portion of an attached
garage.
Building and Code Enforcement
The City of Campbell has adopted the International Building Code of 2018, as amended in 2019 by the State of California in the State Building Standard Regulations (Title 24) for the regulation of construction, alteration, renovating and remodeling of buildings and structures. The City’s adopted Building Code is available under Title 18 of the Campbell Municipal Code and identifies portions not adopted and portions modified to provide predictability and reference to developers. Substantiative amendments to the local bui lding code include requirements related to concrete in construction, which include limitations on certain use of structural plain concrete or modification required and special inspection requirements on concrete construction. The amendments address poor pe rformance of plain concrete or under-reinforced concrete footing during a seismic event and the lack of quality control, drawing from the experiences of the 1994
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Northridge earthquake and recommendations from Structural Engineers Association of Southern Ca lifornia (SEACSC) and the Los Angeles City Joint Task Force following their investigations on the earthquake.
Compliance with the building code is a basic requirement across all jurisdictions to ensure permits are issued to projects would be constructed to standards for safety and sustainability. Application of standards within the City’s building code is a vital to ensuring construction meets standards for safety, including seismic safety given the city’s location in proximity to major faults that extend through the Bay Area region. New construction is reviewed for building code compliance through the Building Permit plan check process.
The City administers a Code Enforcement Program that aims to preserve and maintain the livability and quality of neighborhoods. Code enforcement staff investigates violations of property maintenance standards as defined in the Municipal Code as well as other complaints. When violations are identified or cited, staff encourages property owners to seek assistance through the rehabilitation assistance programs offered by Campbell or by the County of Santa Clara. Where code enforcement identifies issues relate to habitability of residences in substantial disrepair, the code enforcement and building divisions coordinate to consider whether the structure can be repaired or whether it needs to be vacated.
Onsite/Offsite Improvements
The City of Campbell Public Works Engineering Division reviews onsite improvements, including grading, drainage, and stormwater treatment, and offsite improvements, including street improvements. Review is conducted on redevelopment of existing sites for conformance with current engineering standards and infrastructure requirements. Proposed subdivisions are reviewed for compliance with subdivision requir ements established under Title 20 of the Campbell Municipal Code.
Street design and improvement work proposed as part of development must be reviewed and approved by the City Engineer. Improvements are reviewed based on standard specifications from the Ci ty at the time improvements are made, which include street paving, curbs and gutters, drainage systems, utility lines, water and sewer connections, and other infrastructure and equipment in the right of way. Through the review process, the City Engineer co nfirms that the project can be served by utilities. Residential projects have been able to comply with requirements for onsite and offsite improvements.
Residential development in the City is required to improve arterial and local streets; curbs, gutters, sidewalks; water lines; sewer; street lighting; and trees in the public right-of-way within and adjacent to a tract. In most cases,
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capital improvements are dedicated to the City or other agencies that are responsible for maintenance. These requirements ar e necessary to providing infrastructure that serves development and are necessary to protect health, safety, and welfare
The municipal code establishes general standards for street widths, under § 20.36.090, as an initial basis for design. Local streets re quire minimum right of widths of 60 feet; cul -de-sacs not more than 350 feet long may provide a 56 foot wide right of way. Street widths in the San Tomas Area Neighborhood Plan and Campbell Village Neighborhood Plan are as established in their respective n eighborhood plans. Reduced widths may be considered by Planning Commission where the topography or the small number of lots served and the probable future traffic development justify narrower widths. Increased widths may be required where streets are to serve commercial property or where probable traffic conditions warrant such increased widths.
Subdivision applications are required to identify the proposed subdivision layout in the tentative subdivision/parcel map:
• Lot boundaries
• Location, width, improvem ent status, purpose, and names of all existing or platted streets, easements, railroad rights - of-way, other public ways, and buildings within or adjacent to the tract
• Layout, names, and proposed width of streets, alleys, and easements
• Cross sections of proposed streets
• Profile of each street with tentative grades
• Location of all political subdivision lines, corporation lines, water courses, and other physical features
• All parcels of land intended to be dedicated for public use or reserved for the use of property owners
Projects may be required to include or contribute to payment for off -site improvements where there is a nexus with proposed development and required for general health, safety, and welfare.
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WATER AND SEWER IMPROVEMENTS
Review of water and sewer utilities proposed for residential development is conducted by the Campbell Engineering Division. The San Jose Water Company provides water service to the City of Campbell. Project entitlements and permits are generally accompanie d by c onditions of approval for water and sewer improvements necessary to serve the project.
As provided under State law (Government Code § 65589.7), water and sewer providers are prohibited from denying, conditioning the approval, or reducing the amount o f service for development that includes housing affordable to lower-income households, unless specific written findings are made. Additionally, local water and sewer providers must grant priority for service hook-ups to developments that include housing units affordable to lower income households.
Processing and Permit Procedures
The processing time needed to obtain development permits and required approvals varies depending on the scope of the project. Smaller projects typically require less time and larger projects more time. The City strives to keep its permit procedures streamlined and processing times minimal. The Planning Division is the lead agency in processing discretionary residential development applications and coordinates the processing of thos e applications with other City departments such as the Public Works Department and the Building Division of the Community Development Department.
PERMIT PROCEDURES
Campbell’s development process can be summarized in the following seven steps. All of these steps may not be necessary depending on the nature of a project. The first four steps in the development process are commonly referred to as the planning process, ending with project approval. Project construction and occupancy is addressed in the final three steps.
• Preliminary Application: The preliminary application process is offered at minimal cost to applicants. The submitted plans are routed to all the applicable departments of the Development Review Committee (DRC) for review and comment. The DRC co nsists of representatives from City Departments and the County Fire Department. Following the submission of a mandatory pre - application, and investigation that all materials and facts necessary to facilitate a review of the proposal have been provided, the request is scheduled as a study session before the Planning Commission for review and comment within sixty -days. This
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process can save developers time and money by addressing potential concerns at an early stage thereby avoiding delays later in the process.
• Application Submittal: The planning application submittal process is when a developer submits a development application, required fees, and application materials. In 2020, the City of Campbell transitioned to an online permit process which saves applicants time and money by all owing housing projects to be submitted electronically.
• Plan Review: After the application is received, it is routed through the Development Review Committee. A planner is assigned to serve as the developer’s liaison helping to expedite the permit process and coordinating the department reviews. Individual departments assess the completeness of the application and prepare preliminary Conditions of Approval. A review of the environmental issues associated with the proposed project (as required by the Califor nia Environmental Quality Act) will also be completed at this time.
• Planning Commission/City Council Approval: If a project is determined to require a public hearing, it will be scheduled for the Site and Architectural Review Committee (if necessary) and Planning Commission meetings. Public Notice will be provided and all property owners within 300 feet of the project site will be notified by mail. In some instances (for example, Planned Development Permits), the project will require City Council approval. After projects receive approval by the Planning Commission there is a ten-day appeal period during which the project may be appealed to the City Council. The City Council decision is final.
• Plan Check: After the project receives any required approvals, the construction plans may be submitted to the building division for plan check for building permits. The plans will be routed to the City’s Public Works Department and Planning Division. The project planner will review the plans for conformance with the Zoning Code, any required Conditions of Approval, and with the plans approved by the Planning Commission or City Council. The building division will verify that all building, fire, mechanical, plumbing and electrical code requirements are fulfilled in complia nce with the Uniform Building Code and other State requirements.
• Building Permit: After the project plans receive approval from the relevant departments, the building division issues a building permit.
Construction can begin after this point. Regular insp ections are required throughout the construction process. The final inspection requires clearance from all relevant City departments and the County Fire Department.
• Occupancy Permit: Once the final inspection is complete, the developer needs to secure an occupancy permit. If park impact fees are required, the remaining balance must be paid at this time.
Buildings or structures cannot be used or occupied until the Building
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Official has issued a certificate of occupancy. The Table below shows the average pro cessing time for typical residential development applications.
The time required for processing permits varies based on the size and complexity of the proposal . Table ll-33 identifies general processing timeframes for various planning permits. Where mult iple permit types (entitlements) are required for one project, processing of these permits generally happens concurrently, and estimated processing times are not additive.
Table II-33: General Timeframes for Permit Procedures
Type of
Approval
Hearing Body Frequency of
Hearings
Processing Time*
Planned
Development Permit City Council 2 times per
month
6-8 months
Tentative
Subdivision Map
Planning
Commission
or City Council
2 times per
month
2-3 months
Tentative Parcel
Map Administrative
Administrative
hearings are
scheduled as
needed
2-3 months
Conditional Use
Permit
Planning
Commission
2 times per
month
3-5 months
Administrative Site
and Architectural
Review Permit
Administrative
Administrative
hearings are
scheduled as
needed
2-3 months
Site and
Architectural Review
Permit
Planning
Commission
2 times per
month
3-5 months
ADU/JADU Ministerial Not Applicable
(Ministerial)
1-2 months
* Assumes project is exempt from the California Environmental Quality Act (CEQA).
Processing Times Relative to Santa Clara County
Campbell’s processing time for permits and development review is comparable to other jurisdictions in Santa Clara County. Addi tionally, qualifying affordable housing developments (e.g., SB 35) are eligible for ministerial review, which substantially reduces the length of the review process. Consequently, the City’s processing times are not considered an undue constraint on housing development.
In comparison to jurisdictions within Santa Clara County, the processing times for applications in Campbell generally are in line with the approximate
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ranges, as provided in the table below. Processing times represent estimates of general projects, and it is possible that individual projects may take longer to process due to a variety of factors, which may include complexity of the site and project, applicant responsiveness, workload of the department, studies needed for project and environm ental evaluation, and scheduling of public hearings. Such factors are not unique to Campbell and can contribute to variations in processing times of any jurisdiction due to the unique characteristics of each site and project proposed.
Table II-34: Processing Times for Jurisdictions in Santa Clara County (in Months)
ADU By-Right
(Ministerial)
Discretionary
By-Right
Discretionary
(Administrative)
Discretionary
(Planning
Commission)
Discretionary
(City Council)
Campbell 1 to 2 1 to 2 Not
Applicable
2 to 3 3 to 5 3 to 8
Cupertino 1 to 3 1 to 6 2 to 4 2 to 4 3 to 6 6 to 12
Gilroy 1 to 2 1 to 2 2 to 4 N/A 4 to 5 5 to 6
Los Altos Hills 1 to 2 0.5 to 2 2 to 3 3 to 4 4 to 6 5 to 8 Los Gatos No
data
3-6
(first review; 10
working days
for resubmittal)
1 to 2 2 to 4 4 to 6 6 to 12
Milpitas 3 to 5 4 to 6 2 to 3 6 to 18 N/A 12 to 24
Monte Sereno 0.75 (3
Weeks)
0.75 (3 Weeks)
1 1 to 2 1 to 2 1 to 2
Morgan Hill 1 to 2 1 to 3 2 to 3
(Entitlements
only. Additional 6-
9 for building
permits)
2 to 3 4 to 6 4 to 6
Mountain View 3 to 5 4 to 6 2 to 3 6 to 18
(Entitlements only.
Additional 6-9 for
building permits)
N/A 12 to 24
San Jose 2 1 to 3 7 7 7 to 11 5 to 12
Santa Clara 0 to 1 0 to 1 0 to 3 4 to 9 6 to 9 6 to 12
Saratoga No info No info No info No info No info No info Unincorporated
County
4 to 6 6 to 8 9 to 12 12 to 15 15 to 18 15 to 18
Source: Planning Collaborative Survey, 2022
The City of Campbell has an eligibility checklist that lists the procedural steps for an SB 35 application. SB 35 established an opt -in program for developers to submit projects to be reviewed through a streamlined ministerial approval process if the proje ct meets criteria under SB 35, including being an infill development, meeting objective standards, providing 10 percent of units as lower income units in a 10 or more unit
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development, and complying with prevailing wage and skilled workforce requirements. This ministerial review applies to jurisdictions that have not yet met their housing targets. When an SB 35 application is received, the City processes the application in compliance with the timing and development standards review requirements under State law.
SITE AND ARCHITECTURAL DESIGN REVIEW
Residential development would be reviewed through the Site and Architectural Review process under Chapter 21.42.
Planning Commission is the approval authority for Planning Commission Site and Architectural Review , which encompasses any use or structure constructed, created, enlarged, erected, installed, maintained, or placed on any property with some exception of projects that are listed under Administrative Site and Architectural Review and Exceptions to Site and Architectural Review.
Administrative Site and Architectural Review encompasses certain projects that can be approved by the Community Development Director or designee, which include:
1. Properties located in the R-1-6 zoning district that are subject to the San Tomas Area Neighborhood Plan for:
a. Construction of a building or structure on an undeveloped lot, b. Additions to the existing main residence, except additions that exceed 0.45 FAR which would require a full site and
architectural review permit by the Planning Commission. c. The conversion of attic space to living area on an existing single-story single-family residence, and
d. The removal or reconstruction of more than fifty percent of the exterior walls of an existing single-family residence.
2. Properties located in the R-1-8 zoning district that are not subject to the San Tomas a rea neighborhood plan, for the construction of a new single -family dwelling, or an addition to an existing single - family dwelling that is seven hundred fifty square feet or greater in gross floor area or three hundred seventy-five square feet or greater in gross floor area on a second-story.
Exceptions to Site and Architectural Review Permit Process. Review of listed exceptions would require zoning clearance, which is a ministerial approval. These projects include the following:
• Properties located in the R -1-6 (Single-Family Residential) zoning district that are not subject to the San Tomas Area Neighborhood Plan;
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• Additions to existing single -family residences located on properties in the R -1-8 (Single-Family Residential) zoning district that are not subject to the San Tomas Area
Neighborhood Plan when all of the following are satisfied:
• The gross floor area of the addition is less than seven hundred fifty square feet and less than three hundred
seventy-five square feet in gross floor area on a second - story;
• The property is not subject to a previously approved site and architectural review permit (for which minor additions or alterations may be processed under subsection 4 below); and
• The addition would not result in a "new dwelling using portions of the origi nal structure" as defined by Chapter
18.32. • Properties located in the R -D (Two-Family District) zoning district; and
• Minor additions or alterations to existing structures and minor changes in plans, as defined by § 21.56.060
(Amendments to an approved project), that have previously been approved by the planning commission, provided that these minor changes are limited to modification in the plot plan and elevations that will not substantially change the overall appearance, character, and scale of the propos ed development.
If the Community Development Director finds that the proposed development will have a substantial effect on the surrounding area or is of sufficient size to warrant the consideration of the Planning Commission, the Community Development Director shall refer the application first to the site and Architectural Review Committee and the planning commission for processing in the same manner as all other applications for Site and Architectural Review permit approval.
The findings for Site and Arc hitectural Design Review approval include determination that the project: 1) will be consistent with the general plan; 2) will aid in the harmonious development of the immediate area; and 3) is consistent with applicable adopted design guidelines, developm ent agreement, overlay district, area plan, neighborhood plan, and specific plan(s). The findings of approval are similar to those employed in other jurisdictions to ensure projects are consistent with the general plan and planning documents, compatible wi th the surroundings, and have been design to applicable standards. The Site and Architectural Design Review process has been employed as the Planning design review process that continues to facilitate approval of housing development projects in the city while maintaining a process to consider consistency with the policies and regulations.
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The City does not have objective design standards, except for general zoning standards such as height and setback limitations. To create clearer criteria for the design an d evaluation of residential projects, the Housing Element contains a program (Program H-1f) to adopt objective residential design standards.
PLANNED DEVELOPMENT PERMIT
Projects with Planned Development (P -D) or Condominium Planned Development Permit (C -PD) zoning designation require a Planned Development permit reviewed by the Planning Commission and approved by the City Council. Processing times for a Planned Developmen t Permit take typically six to eight months.
While the P-D and C-PD zoning districts have offered a degree of flexibility not offered in other zoning districts, the lack of objective standards have deterred interest and redevelopment due to the lack of cl arity and uncertainty. As a result, as part of the Envision Campbell General Plan update, the City seeks to establish new zoning districts to facilitate development of properties without reliance on the P -D and C -PD zoning designation.
BUILDING PERMITS
Upon submittal of a complete set of plans for a typical single -family residence, plan check is conducted and a building permit is issued within approximately two to four weeks, and about four to six weeks for a typical multi-family plan check. The City sometimes contracts with a consultant for more complex plan checks in order to expedite their review; however, such plan checks are done on a time and materials basis to minimize the cost.
Growth Management and SB 330
The City of Campbell has not instituted a growth management ordinance or regulations that may otherwise limit growth through regulatory policies.
The City would not be affected by prohibition of housing caps under SB 330 as no caps are in place. Growth in the City has been analyzed in the City’s General Plan and development has been within the projections. The City has planned for its Regional Housing Needs Allocation for the 2023 -2031 planning cycle to accommodate the projected growth and housing allocation.
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Fees and Other Exactions
DEVELOPMENT IMPACT FEES
New development is subject to the payment of development impact fees.
The City of Campbell, like other jurisdictions, collect development impact fees to fund city services and facilities that would be impacted by new construction, s uch as capital facilities, police services, fire services, recreational services, infrastructure and transportation improvements.
These fees are one -time charges that offset the increase in demand for services resulting from new development. Collection of these fees typically occurs at building permit issuance, although there may be circumstances where collection occurs prior to certificate of occupancy. Although these fees add to the cost of development, the only alternatives would be infeasible, which include either payment by existing Campbell taxpayers or limitation on housing development as the services and infrastructure may not be in place to serve new development. Furthermore, the payment of development impact fees is a standard part of the development process as they are employed pervasively across jurisdictions and the y are factored into the project costs for developers.
As provided under State law, ADUs less than 750 square fee t cannot be charged development impact fees. Additionally, ADUs are exem pt from utility connection fees unless constructed with a new single -family residence. The exemption of impact fees and limitation on connection fees has reduced the costs of ADU development in the city in these instances.
PERMIT AND IMPACT FEES
Permit fe es are charged for development applications. The fees are necessary to cover the costs of review and processing of applications. All fees are published on the City’s website and updated periodically. Table ll- 32 summarizes development fees from the City’s 2021 Master Fee Schedule.
Table II-35: Residential Processing and Permit Fees1 (2020) Application Fees by City
Department
2 Single-Family
Residences
4-Unit Multi-Family
Project
Per Unit
Cost Total Cost Per Unit
Cost Total Cost
Planning
Planned Development
Application Fee N/A N/A $3,106.25 $12,425
Tentative Parcel Map $7,455 $7,455 $17,455 $7,455
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Park Impact Fee 3
(6 to 13 units per acre) $12,451 $12,451 $12,436 $49,744 Public Works
Final Parcel Map $2,920 $5,840 $1,518.50 $6,074
Encroachment Permit $584 $584 $584 $584
Storm Drain Area Fee
(Multi-Family Residential)
*Assuming 10,000 sq. ft.
lot
$2,385/acre $547 $2,385/acre $547
Building
Demolition Permit $198 $198 $198 $198
Building Permit Fee
(1.66 of Valuation)
* Assuming $300k per unit
val.
$4,980 $9,960 $4,980 $19,920
Plan Check Fee
(33% of Building Permit
Fee)
$1,643.40 $3,286.80 $1,643.40 $6,573.60
Electrical, Plumbing,
Mechanical
($112 + $43 x
number of permits)
*Assuming. three
permits/unit
$185 $370 $157 $628
Construction License Tax
($0.50 per square foot)
* Assuming 1,250 sq. ft.
unit
$625 $1,250 $625 $2,500
Roadway Maintenance
Fee
(0.32% of Valuation)
$960 $1920 $960 $3,840
General Plan Maintenance
Fee
(8% of Building Permit
Fee)
$398.40 $796.80 $398.40 $1,593.60
Seismic Motion and CA
Building Standards
Commission Fees2
(0.00013 of Valuation and
0.00028 of Valuation)
$2.00 $4.00 $2.00 $8.00
Non-City Agencies
School District
(Elementary)
($2.65 per sq. ft.)
$ 3,312.50 $6,625.00 $3,312.50 $13,250.00
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School District (High
School)
($1.22 per sq. ft.)
$1,525.00 $3,050.00 $1,525.00 $6,100.00
Sewer
$355 (Permit Fee)
$8,155 (Connection)
$1,288 (Capacity Fee)
$10,789 $21,578 $8,351 $33,404
Sewer Treatment Plant
Capacity Fee $1,642 $3,284 $1,271 $5,084
Fire – Site and
Architecture (Residential)
*Assuming 1 hr. of
review/unit
$168 $336 $168 $672
Total $52,223 $76,486 $56,445 $118,671
Source: City of Campbell, West Bay Sanitary District, Campbell Unified School District, Campbell High School District, Santa Clara County Fire District, May 2022.
1. The fees included here are typical fees, the exact fee amounts will vary based upon the precise location and nature of the project being permitted. In some cases, minor cost recovery fees have been added to simplify the presentation.
2. State Mandated fees.
3. Assumes credit for one existing single -family residence and no credit for private open space. Municipal Code § 20.24.110 allows credits against the City’s parkland dedication/in- lieu fee requirements for private open space amenities. These credits could further reduce these impact fee amounts.
Fees Comparative to Other Jurisdictions
Campbell’s estimated fees for multi -family housing of approximately $56,445 per unit, shown in Table II -32, was developed with a different methodology than the 2021 County survey , shown in Table II -36.
Campbell’s fees are lower than neighboring jurisdictions such as Cupertino and Sunnyvale but above San Jose ’s and those in southern Santa Clara County.
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Table II-36: Estimated Residential Processing and Permit Fees Per Unit (2021)
Jurisdiction Small Multi-
Family
Large Multi-
Family
County Median $31,802 $29,903
Cupertino $77,770 $73,959
Gilroy $40,195 $39,135
Los Altos Hills N/A N/A
Los Gatos $5,764 $3,269
Milpitas $75,046 $59,312
Monte Sereno $4,815 $4,156
Morgan Hill $41,374 $36,396
Mountain View $69,497 $82,591
San Jose $23,410 $23,410
Santa Clara $6,733 $2,156
Saratoga $17,063 $15,391
Sunnyvale $77,770 $73,959
Unincorporated County N/A N/A
Inclusionary Housing as a Potential Constraint
The City of Campbell has adopted an inclusionary housing ordinance with the purpose of furthering the City's efforts to require housing available to very low -income, low -income and moderate -income households and ensure that part of Campbell's remaining dev elopable land is used to provide affordable housing. Inclusionary housing regulations are established in Chapter 21.24 of the Zoning Code. The ordinance applies to residential developments with 10 or more units. At least 15% of the units are required to be made available at affordable rents or ownership costs.
For rental units, at least 40% of the 15% must be made available to households at the very low-income level, with the remaining to be available for households at the low -income level. For ownership un its, affordability must be at the low or moderate -income levels. The terms of affordability
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are 55 years for rental units and 45 years for ownerships units. Preference for affordable units is given, first (for up to ten percent of all affordable units) to income eligible employees of the City of Campbell, second to income eligible existing Campbell residents, and third to income eligible persons employed within the city limits.
The ordinance also provides some flexibility to comply with inclusionary requirements. These alternatives include the following:
• Off-site construction of affordable units;
• Provision of rental units in for-sale projects (subject to very-low and low-income affordability);
• Dedication of land sufficient to accommodate the required affordable units; or
• Payment of an in-lieu housing fee (for projects with densities at or below six units per acre). The current fees are $34.50 per square foot for ownership housing units and $21.50 for rental housing units.
In-lieu fees are deposited into the City of Campbell housing trust fund. Payment of in-lieu fees if applicable to the project is required prior to issuance of building permits for market-rate units.
Campbell’s inclusionary ordinance also provides for a reduction or waiver of the inclusionar y requirement if an applicant can show there is no reasonable relationship between the project and the requirement for affordable units, or if application of the inclusionary requirements represents a taking.
The City has not received negative feedback from developers on the City’s inclusionary ordinance requirements in terms of affecting project viability.
The inclusionary ordinance is similar to surrounding cities and is generally accepted by the regional development community. Developments that fall under the inclusionary requirement would be eligible for State density bonus provisions (Government Code § 65915) that help support the financial viability of providing affordable units. As described under program H-1a, the City is amending its Inclusionary H ousing Ordinance to offer a menu of options for achieving affordability.
The City continues to offer density bonus incentives for provision of affordable housing under Chapter 21.20 of the Zoning Code, which was last updated in 2016. The provisions allow for potential additional units, development incentives, and waivers from requirements for the inclusion of affordable housing in residential developments consistent with State law.
As State Density Bonus law is periodically updated, the Zoning Code is supplemented by the latest provisions under State law in the event there are any discrepancies.
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Constraints for People with Disabilities
This section analyzes governmental constraints on the development, improvement, and maintenance of housing for persons wit h disabilities.
Government Code § 65583 requires housing elements address and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing for persons with disabilities. Analysis of constraints includes land use controls, building codes, code enforcement, site improvements, fees and other exactions that would be required in local processing and permit procedures.
The City of Campbell provides for reasonable accommodations under Chapter 21.50 of the Zoning Code. Requests are considered by the Community Development Director and notice is provided to immediately adjacent property owners for the request. A notice of decision is also sent upon acting on the request. The Community Development Director considers the grounds for the accommodation as listed in Chapter 21.50, which includes consideration of special needs, benefits, impacts, physical attributes of the property or structure, alternatives, housekeeping units, and financial or administrative burden. The process and findings for reasonable accommodation applications involve the following:
• The applicant is provided a form to identify the Zoning Code provision, regulation or policy from which accommodation is being requested, and to provide the basis for the claim and why the accommodation is necessary.
• The Community Development Director serves as the reviewing body for the request, unless the project for which the request is being made requires some other discretionary and use permit or approval.
• The following factors are considered in determining the reasonableness of a requested accommodation:
• Special need created by the disability;
• Potential benefit that can be accomplished by the requested modification;
o Potential impact on surrounding uses;
o Physical attributes of the property and structures;
o Alternative accommodations which may provide an
equivalent level of benefit;
o In the case of a de termination involving a single -family dwelling, whether the household would be considered a
single housekeeping unit if it were not using special services that are required because of the disabilities of the residents. o Whether the requested accommodation w ould impose an
undue financial or administrative burden on the city
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The factors for consideration of a reasonable accommodation request do not serve as deterrents to housing accessibility. The “potential benefit” factor is a standard finding that is a restatement of the City’s policy that the granting of a reasonable accommodation is a benefit by definition as it facilitates providing fair access to housing. The “potential impact on surrounding uses” factor can be addressed, to the extent necessary, by evaluating alternative approaches to addressing the accessibility needs of the disabled to minimize the potential impact on the surrounding neighborhood. The fee for a reasonable accommodation application under the FY 21/22 schedule is $3,106, which is requir ed to cover the time and costs for staff to process and review the application.
Since adoption of the Reasonable Accommodation Ordinance in 2004, the City has received very few reasonable accommodation requests. As an example, one reasonable accommodation requests the City received involved a new market rate development which incorporated three affordable units pursuant to the City’s inclusionary requirements. An income eligible applicant for one of the affordable units was physically disabled. The City approved a reasonable accommodation request to help improve access to the unit and provided funding to retrofit the affordable unit – including lowered countertops and a fully accessible bathroom.
Campbell’s zoning code defines “family” as an individual or group of persons living together who constitute a bona fide single housekeeping unit in a dwelling unit. Family shall not be construed to include a fraternity, sorority, club or other group of persons occupying a hotel, lodging house, or institution of any kind. The definition is consistent with State law, which requires that the definition of family to not distinguish between related and unrelated persons and does not impose a numerical limit on the number of people who constitute a family in order to prev ent discrimination of the siting of group homes.
The City maintains conformance with the latest State ADA requirements, through the regular adoption of the California Building Standards Code every three years . Through the Building Permit review process, pl an checkers verify development meets State ADA requirements.
Non-Governmental Constraints
Nongovernmental constraints are constraints, such as market drive constraints, which are generally outside the government’s ability to directly control. However, loca l governments may be able to reduce impacts of these constraints through programs and policies and create conditions that may help facilitate development. These constraints may include construction costs, cost of land, and the availability of financing.
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DEVELOPMENT AND CONSTRUCTION COSTS
Total development costs vary by the type of development. For new single- family homes in Santa Clara County, total development costs are approximately $1,060 per square foot for small developments and $936 for large develop ments38. Hard costs involved in construction for site improvements, grading, and building represent approximately 40 percent of total development costs for small projects and 56 percent for large projects. Soft costs involved in construction represent appr oximately 13 percent of the total development cost for small single-family developments and 16 percent for large single -family developments. Soft costs included city fees, which range from 2-5 percent of the total development costs.
Small multifamily developments with 10 units have a typical development cost of approximately $755 per square foot or $746,500 per unit. Larger multifamily developments with 100 units have a total development cost of $748 per square foot or $692,500 per unit. Hard costs are $521 ,000 per unit for small multifamily projects and $484,000 per unit for large multifamily projects, both of which represent approximately 69 percent of total development costs. Soft costs are typically 22 percent of total development cost per unit for small multifamily and 21 percent per unit for large multifamily.
Baird and Driskell in partnership with the Chan Zuckerberg Initiative developed an ADU calculator to estimate the costs of ADU development in Santa Clara County. Based on their estimates, new construction for a 750- square foot ADU with 1 bedroom and 1 bath is approximately $312,500, while an equivalent sized modular ADU costs approximately $281,000 to build, excluding government fees.39
The City can manage fees for development to a certain extent, although the impact would not significantly reduce the overall total development costs. The City charges fees necessary to provide administrative processing of, review on, and service to new development.
Other ways to reduce development costs include a reduction in amenities and the quality of building materials (above a minimum acceptability for health, safety, and adequate performance) which could, in theory, result in lower sales prices. In addition, prefabricated factory -built housing may provide for lower priced housing by reducing materials and labor costs.
Another factor related to construction costs is the number of units built at one time. As the number increases, overall cos ts generally decrease as builders can benefit from economies of scale.
38 San Mateo and Santa Clara Counties Development Cost & San Mateo County Unit Mix Research, prepared by Century Urban, LLC. April 7, 2022.
39 https://santaclaracounty.aducalculator.org/
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LAND COSTS
Land costs vary depending on the type of development and size of residential projects. Review of construction since 2013 in Santa Clara County have found land costs to be approximately $508 per square foot for small single -family developments (48 percent of the total development cost) and $264 for large single-family developments (28 percent of the total development costs)40. Land cost was found to be approximately $60,000 per unit for multifamily projects (approximately 8 percent of the total development cost). The Mozart property in Campbell, a recent sale, was valued at approximately $4.44 million per acre.
The City is not able to directly affect la nd costs for private properties. The City would have greater control over the price of city -owned properties to be disposed and placed on the market.
HOME FINANCING
The availability of financing in a community depends on a number of factors, including the type of lending institutions active in the community, lending practices, rates and fees charged, laws and regulations governing financial institutions, and equal access to those institutions. Through analysis of Home Mortgage Disclosure Act (HMDA) data on the disposition of residential loan applications, an assessment can be made of the availability of residential financing within a community.
According to available HMDA data for Santa Clara County, loans for home purchases remained generally available and slightly increased in 2017, with approximately 13,500 loans, compared to 5 years earlier in 2012, with approximately 12,700 loans. Loans for home improvements also increased to approximately 1,800 from 1,300.
Home mortgage financing rates as of May 2022 are upwards of 5 percent, up from lows in prior years (2018 -2021)ranging from 2 to 5 percent from 2018-2021, for a 30-year fixed rate loan. Anticipated increases in interest rates following prior periods of extended low rates present increasing challenge to households that would be affected by larger expected monthly payments of housing costs. The First-time buyers, people with short credit history, lower incomes or self-employment incomes, or those with unusual circumstances are likely to experience challen ges qualifying for a loan or were charged higher rates, and growing interest rates would exacerbate the challenges.
40 San Mateo and Santa Clara Counties Development Cost & San Mateo County Unit Mix Research, prepared by Century Urban, LLC. April 7, 2022.
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Santa Clara County qualifies as a high-cost area and has a higher loan limit through the Federal Housing Administration (FHA) loan program. In 2021, prospective home buyers could receive a loan of up to $822,000 for a single-family home and approximately $1,582,000 for a four -plex through an FHA loan.
Affordable housing developments face additional constraints for financing.
Though public funding is available, it is allocated on a highly competitive basis and developments must meet multiple qualifying criteria, often including the requirement to pay prevailing wages. Smaller developments with higher per unit costs are among the hardest to make financially feasible. This is because the higher costs result in a sale price that is above the affordability levels set for many programs. Additionally, smaller projects often require significant time by developers, but because the overall budget is smaller and fees are based on a percentage of total costs, the projects are sometimes not feasible.
Although the City no longer has a city loan program to assist new homebuyers, the City does provide information to connect residents to other resources available through Santa Clara County and Housing Trust Silicon Valley.
Mortgage Applications and Acceptance by Race
Of the 1,492 mortgage applications in Campbell from 2018 to 2019, 254 (or 17 percent) were denied. Mortgages were predominantly applied for by White, Non-Hispanic and Asian/API Non -Hispanic households. Mortgage approval rates were all between 60 to 68 percent, and denial rates were between 15 to 20 percent throughout races (with the exception of American Indian or Alaska Native, Non -Hispanic Househol ds – only 4 of which applied for mortgages in Campbell).
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Figure II-51: Mortgage Applications and Acceptance by Race
Source: Federal Financial Institutions Examination Council's (FFIEC) Home Mortgage Disclosure Act loan/application register (LAR) files (2018-2019) Mortgage application denial does not appear to be a systematic issue in Campbell. However, mortgage applications themselves are disproportionately taken out by Asian/API and White Non -Hispanic households, indicating that American Indian o r Alaska Native, Non - Hispanic, Black or African American, Non Hispanic and Hispanic households are disproportionately excluded from the economic means or social opportunity to even apply for a mortgage in the first place. This is a crucial issue in a socie ty where home ownership is often the principal means towards multi-generational wealth.
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REQUESTS TO DEVELOP HOUSING BELOW IDENTIFIED
DENSITIES
The City has not received applications to develop housing below identified densities in the housing opportunity site inventory.
TIMEFRAMES BETWEEN APPROVAL AND BUILDING
PERMIT SUBMITTAL
Following approval of Planning entitlements, development generally experiences some delay in building permit application submittal. During this period applicants are preparing for next steps, which may include preparing construction documents, obtaining financing, coordinating their teams, and securing authorizations to move ahead with development. The typical timeframes between approval for a housing project and submittal of a building permit application varies by project. For projects that require a recordation of a subdivision map, building permit applications are typically received between 3 -6 months following approval of entitlement requests.
For all other projects, a building permit application is typically received less than three months following approval of entitlement requests.
FOCUS GROUP DISCUSSIONS
Through the course of various focus groups, some constraints and challenges to housing were identified.
On November 22, 2021 a nd on April 25, 2022, Affordable Housing Developers Focus groups were held and were attended by 18 participants from affordable housing developers and organizations. Barriers to affordable housing raised by the participants included development fees, long approval times, community understanding and reception to affordable housing, lack of expertise in creating mixed use projects, cost of building, and parking requirements.
On November 30,2021 and April 27, 2022, Market Rate Housing Developers Focus Groups were held. Barriers to affordable housing raised by the developers included parking standards reflecting suburban rather than urban standards, limitation on housing in commercial zones, processing times, extensive decision-making processes, density limits, and parking requirements.
In interviews with service providers in March 2022, housing near transit was viewed as a housing type that was lacking. Services that were viewed as lacking included mental health services, re -housing services, and care for the aging population.
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Interviews in a business focus group in November 2021 identified affordability as the challenge facing housing in Campbell. In response to questions about housing challenges and the effect on recruitment, it was noted that businesses have had difficulty hiring for lower wage service jobs.
General Conclusions
Although housing development has continued to be undertaken through the 5 th Cycle Planning Period, review of potential governmental and nongovernmental constraints, as well as discussions with market-rate and affordable housing developers, have indicated that, while development has occurred under existing City policies and development standards, there are a number of barriers that can constrain housing development opportunity.
Goal 3 in the Housing Element encompasses programs generally aimed at removing government constraints to housing. Programs include consideration of code amendments to reduce parking requirements; identification of staff funding to implement housing programs; continued partnerships with outside agencies and organization on opportunities for housing preservation, rehabilitation, and creation; and implementation of ministerial review procedures for eligible affordable projects consistent with State law.
As cited by developers, constraints in the City generally related to parking requirements, the approval process, and lack of streamlining and objective standards.
Without modification, the City’s general parking standards present a challenge to the desig n and development of sites. Lot area that may otherwise be developed to provide additional floor area and units to projects would instead be required to be set aside for parking. Projects have applied for parking modifications, through density bonus provis ions, to reduce parking from the general standards. Reducing the constraints in parking requirements will be addressed through Program H -1c and Program H -3a. The programs will reduce parking requirements in affordable housing developments and in certain areas throughout the city, including areas close to transit.
The City’s permitting process was seen a constraint, where the review and approval process can become lengthy. Clearer timelines and objective standards can provide greater predictability in the pr ocess. Through Program H-1f, the City will adopt residential objective design standards, which will be applied to all residential and residential mixed -use projects that are eligible for ministerial review. Following completion of objective design standards, the City would be able to provide ministerial review of eligible projects that provide 100 percent affordable housing. Ministerial review would also be available for proposed developments on reuse site
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from the prior Housing Element with at least 20 per cent of the units affordable to lower-income households, under Program H-3e.
Access to affordable housing is a challenge in the City and the region as a whole. The City will continue to explore and evaluate opportunities to partner with non -profit organiz ations to rehabilitate, preserve or create affordable housing, as well as monitor opportunities to apply for affordable housing grants in conjunction with its non-profit partners, through Program H-3c. The cost of home loans and growing interest rates in t he high-cost housing environment can lead to greater monthly payments on housing or may place housing out of reach in the community. The City will continue to coordinate with the County and non-profit partners to connect residents to available resources, a s such as providing information on the federal Mortgage Credit Certificate Program and publishing information on foreclosure prevention. Expansion of affordable workforce housing, through Program H -2d, includes the consideration of a resolution to authorize Workforce Housing opportunities within Campbell, which would allow organizations to use tax -exempt bonds to acquire market -rate apartment buildings and convert them to affordable housing projects for workforce housing. Through various programs under Goal 5, the City will address housing for special needs population, including code amendments to allow for low barrier navigation centers, adding special needs groups in the preference criteria for below market rate units, and coordination with organizations providing services to special needs groups.
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P R E P A R A T I O N O F
C A M P B E L L ' S P L A N
F O R H O U S I N G
Evaluation of 5th Cycle Housing Element
Summary of Engagement and Outreach
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III. PREPARATION OF
CAMPBELL’S PLAN FOR
HOUSING
EXECUTIVE SUMMARY
A review of Campbell’s 5 th Cycle Housing Element determined that the “status quo” document was insufficient to meet the City’s housing needs.
This is due to relatively low residential densities allowed and a somewhat meagre policy framework.
This chapter analyzes these shortcomings and reviews the previous cycle housing element. It then describes the 6 th Cycle Housing Element’s outreach approach and how the development of the recent cycle was framed in terms of remedying shortcomings of the previous cycle.
Intensive outreach was undertaken during the development of the 6th Cycle Housing Element, including mailers to every postal address in the city, distribution of flyers in English and Spanish, an online housing survey and several in-person, virtual, and pop-up community meetings. This outreach is the foundation of building a Housing Element that diverges from the insufficient “status quo” of the 5th Cycle and instead builds off of strengths identified within the community, such as its high levels of opportunity for potential residents and proximity to jobs, open spaces, and other amenities.
REVIEW OF THE 2015-2023 CAMPBELL
HOUSING ELEMENT
The 5th Cycle Housing Element, covering the years 2015-2023, was largely a "status quo" document that maintained the existing densities and zoning while focusing housing opportunity sites in a few areas of the city.
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Figure III-1: 5th Cycle Housing Element Sites
Broadly speaking, the programs in the 5 th Cycle Housing Element did not produce tangible results, and there were no programs specifically focusing on affordable housing. In addition, the highest density allowed by the previous general plan was 27 du/ac; the densities identified were not high enough to support affordable housing development.
The 6th Cycle Housing Element identifies solutions to these housing policy problems. It has a larger site inventory and a more robust policy framework built around increase densities citywide.
An appendix describing all of the policies and programs in the 5 th Cycle Housing Element and how they were treated in the 6th Cycle is available as Appendix III-A.
5th Cycle Evaluation
California Government Code Section 65588 requires that a Housing Element evaluate the appropriateness, effectiveness, and progress relative to achieving its stated goals and objectives:
a. Each local government shall review its housing element as frequently as appropriate to evaluate all of the following:
27 du/ac
highest residential
unit density allowed
under existing
General Plan and
Housing Element (5th
Cycle). The highest
residential density
being studied as part
of Campbell’s Plan
for Housing (6th
Cycle) is 75 du/ac
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1. The appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the state housing goal.
2. The effectiveness of the housing element in attainment of the community’s housing goals and objectives.
3. The progress of the city, county, or city an d county in implementation of the housing element.
4. The effectiveness of the housing element goals, policies, and related actions to meet the community’s needs,
pursuant to paragraph (7) of subdivision (a) of Section 65583.
During each revision cycle, this complete and thorough review process provides information that informs best practices for achieving successful implementation over the next planning period. Additionally, by comparing the City’s Regional Housing Needs Allocation (RHNA) performance between 2015 and 2023, against the current RHNA target, the City can identify the strengths and weaknesses of current strategies.
Accomplishments under the 5th Cycle Housing Element ( 2015-2023 Housing Element ) are evaluated in this chapter to determine the effectiveness of the previous housing element, the City’s progress in implementing the 2015-2023 Housing Element, and the appropriateness of the housing goals, objectives, and policies. This section is a review of the 2015-2023 Housing Element with respect to the status and completion of the Housing Element programs and progress towards accomplishing the RHNA targets. In combination with an assessment of current and projected future housing needs, the City of Campbell will use this evaluation of the 2015-2023 Housing Element to identify the goals, policies, and programs for the 2023-2031 Housing Element.
The City of Campbell’s 2015 -2023 Housing Element was adopted on February 17, 2015. The 2015 -2023 Housing El ement focused on maintaining and enhancing the housing supply and sites, providing affordable housing for renters and homeowners, preserving the character of Campbell’s residential neighborhoods, reducing potential government constraints on housing, and me eting the City’s regional housing needs allocations. Specifically, the 2015 -2023 Housing Element identified the following goals:
Goal H-1 Maintain and enhance the quality of existing housing and residential neighborhoods in Campbell.
Goal H-2 Improve housing affordability for both renters and homeowners in Campbell.
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Goal H-3 Encourage the production of housing affordable to a variety of household income levels.
Goal H-4 Provide adequate housing sites through appropriate land use and zoning designations to accommodate the
City’s share of regional housing needs.
Goal H-5 Reduce the impact of potential governmental
constraints on the maintenance, improvement and
development of housing.
Goal H-6 Promote equal opportunity for all residents to reside in the housing of their choice.
Collectively these goals and related policies and programs support the City in meeting its RHNA housing targets. As indicated in Table III-1, the City met its RHNA housing targets for the above-moderate income level but did not achieve any category for moderate or below-moderate income levels.
Table III-1: 2015-2023 Regional Housing Needs Allocation Accomplishments
Income Level RHNA
Allocation
Total Through
2020
Percent
Complete
Very Low 253 11 4%
Low 138 4 3%
Moderate 151 16 11%
Above Moderate 391 464 119%
Total 933 495 N/A
Total RHNA
Units 933 422 45%
Overall, during the 5 th cycle planning period the City showed positive success in programs that focused on connecting individuals and families to housing resources, implementing programs to promote affordable housing, and partnering with the County of Santa Clara, non-profit organizations, and developers to provide housing services. However, the City also faced challenges in completing several programs, including efforts that are ongoing or have been stalled. This includes 5th cycle Program H -2h:
422 / 933
Number of RHNA
units achieved by
2020 under the City’s
5th Cycle RHNA
allocation, primarily
in the above
moderate income
category
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Monitor Lower Incom e Household Displacement and Program H -5n:
Physically Accessible Housing, among others.1
Additionally, the City has been unable to facilitate the production of sufficient below-market-rate housing for both moderate income and low er income households as shown in Table III-1 above.
A summary of these efforts is provided below and includes a reference to specific program items that were included in the 2015 -2023 Housing Element. Additional information and analysis on each policy and program is provided in Appendix III-A.
CONNECTING INDIVIDUALS AND FAMILIES TO RESOURCES
The City participated in multiple efforts working with partners locally and regionally to address the housing needs of individuals and families.
Throughout the planning period, the City has ref erred individuals to these resources, which includes utilizing the City website. City staff continues to promote the following resources:
• Santa Clara County’s Single Family Housing Rehabilitation Loan/Grant Program for low income (H-2e)
• Utility provider assistance programs (H-4c)
• Section 8 voucher program (H-5j)
• Santa Clara County Mortgage Credit Certificate (MCC) program (H- 5k)
• Local agencies providing foreclosure intervention counseling services (H-5l)
• Non-profit agencies in meeting the needs of persons with disabilities (H-5m)
• Continues to work with the County and Project Sentinel to further fair housing practices (H-5h)
• Rent mediation at City Hall (H-5i)
LOCAL AND STATE REGULATIONS
The City maintains a series of local ordinances and programs to support housing development and resident protections. Campbell’s Code Enforcement Program preserves and maintains the livability and quality of neighborhoods (H -2f), and the Rental Increase Dispute Re solution program for mobile home park units works to ensure the availability and affordability of units, including mobile home units, in Campbell (H -5i). The City also monitors rising rental costs (H -2h), implements an Inclusionary
1 Note: The references to 5th cycle policies contain a different numbering system than the policies listed in this 6th cycle.
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Housing Ordinance (H-1a) and Density Bonus Program (H -5s), promotes mixed use development (H -1j), and offers mediations for rental disputes (H-5i). In addition, the City adopted policies recommended by the Santa Clara County Cities Green Building Collaborative (GBC), which was subsequently disbanded during the 2015-2023 planning period, Campbell implements the California Green Building Codes (H -4b) to promote green building and energy conservation. The City has also passed ordinances to ensure compliance with the State’s new legislation and continues to update the City Municipal Code as needed to comply with changes to State Law (H-1h), as is standard practice.
PROGRESS ON HOUSING PROGRAMS
In the 2015 -2023 Housing Element, Campbell identified 28 program objectives. However, this di d not result in the City meeting their RHNA goals for affordable housing production (Table III -1). The disconnect between implementing the housing programs and building lower income housing is largely due to the lack of concrete direction that the programs provided. The majority of the City’s housing programs entailed monitoring and implementing existing ordinances or included language such to “promote” and “encourage” actions that did not result in tangible results. To address the shortcomings of the 5th Cycle Housing Element, the 2023-2031 Housing Element incorporates housing programs that include measurable goals and timeframes to ensure there is a clear implementation plan that supports the City’s overarching housing goals. In addition, the increase in allowable densities implemented by the accompanying General Plan Update will make residential development much more attractive in Campbell.
SPECIAL NEEDS POPULATIONS
In the 5 th Cycle Housing Element, Campbell provides services and facilitates housing for sp ecial needs populations such as seniors, single parents with children, persons with disabilities, people experiencing homelessness, and those at risk of becoming homeless (Policy H-5.2). To encourage this, the City provides resources to the community throu gh the City website and supports local non-profit agencies. While many programs provide services to all special needs populations, the following are specific actions that contributed to targeted efforts:
• Single-Parent Households and Seniors: The City conti nues to encourage affordable housing developments to accept Section 8 vouchers (H -5j). During the planning period, the City provided resources for shared housing services on the City website (H-5d).
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• People Experiencing Homelessness: The City contributes funds to the countywide homeless programs each year and provides links to homeless services on the City website (H-5e).
• Persons with Disabilities : The City encourages developers to offer accessible units in affordable developments ( Policy H -5.9).
The City also works with non -profit organizations, such as San Andreas Regional Center (SARC), Housing Choices Coalition, and Bay Area Housing Coalition, to provide information on programs to assist persons with disabilities (H -5m). The City has continued to monitor building standards and procedures throughout the planning period to ensure that persons with disabilities have adequate accommodations (H-5g).
APPROPRIATENESS OF HOUSING ELEMENT
Many of the goals and policies of the 2015-2023 Housing Element continue to be appropriate and will be retained in the Housing Plan, with modifications to streamline or clarify goals where appropriate. As indicated in Appendix III-A, many housing programs continue to be relevant and the intent of these programs will be kept i n the Housing Element and revised to address identified specific housing needs, constraints, or other concerns identified as part of this update.
The policies and programs in the 2015 -2023 Housing Element that were developed to modify the City’s former Zo ning Code have been implemented and will be removed from the Housing Element as they are no longer necessary.
This update to the Housing Element will revise existing programs and include new programs, where appropriate, to ensure that the City’s priorities and State law requirements are addressed, and that constraints to housing are removed, to the extent feasible. See Chapter IV for the goals, policies, and programs of the 2023-2031 Housing Element.
OUTREACH APPROACH
State law requires a housing element t o be prepared with public participation. Specifically, Government Code § 65583(c)(9) requires that the City, “ make a diligent effort to achieve public participation of all economic segments of the community in the development of the Housing Element.” Under AB 686, local agencies are required to ensure that laws, programs, and activities of the agency affirmatively furthers fair housing.
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General Outreach
A fundamental part of the Housing Element Update, also known as Campbell’s Plan for Housing , was to ensur e that a comprehensive and equitable community outreach and engagement process was used to both educate stakeholders and effectively facilitate community feedback.
Campbell’s Plan for Housing is intended to reflect the community’s housing needs and based on their direct feedback. While the Housing Element alone cannot resolve all fair housing disparities, it can provide a programmatic approach for understanding and addressing fair housing issues.
Campbell outreach efforts intentionally identified underrepresented populations to contact and engage based on local knowledge and planning best practices to allow for meaningful involvement in the Housing Element Update project. to the City attempted to engage residents and stakeholders citywide, including community service providers, housing developers, and housing advocates that work with underrepresented groups and special needs populations that have historically been underrepresented in planning processes.
Campbell used Internet-based tools such as a project website with an embedded project timeline and links to related resources and documents, social media, and virtual announcements. In addition, staff used traditional outreach tools such as informational boards mailers, and newsletters to targeted audiences (e.g., property owners of identified housing opportunity sites) and the public (e.g., every postal address in Campbell).
The information below provides a summary of community engagement and outreach efforts completed as part of the 2023-2031 Housing Element. • Mailed postcards to all postal addresses in Campbell (over 18,000) • Email notifications to over 4,000 recipients.
• Distribution of flyers in English and Spanish
• Online Housing Survey completed by over 425 persons
• Booths at Weekly Farmers Market and Community Festivals • 5 Community Outreach meetings
• 8 Meetings with Community Groups and Service Providers • 4 Roundtable meetings with Affordable and Market Rat e Developers
18,000
Number of postcards
mailed to Campbell
addresses
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PROJECT WEBSITE
A “Campbell’s Plan for Housing” webpage2 was developed as a part of the Envision Campbell General Plan Update website with the intent of being an online resource to the community. It offered educational FAQs, project updates, a community survey, meeting details and documentation for review. The project website made it easy for people to participate by providing meeting details, the opportunity to sign up for email updates, Spanish translation services and a meeting scheduling service to meet with City staff about the Plan for Housing. Links to pu blic meetings were provided and directed viewers to agendas, minutes, and videos of the meetings that were recorded.
Figure III-2: City Post on City Website
COMMUNITY MEETINGS
Five community meetings were held with the intent to share information regarding the Housing Element Update project at various stages of development. At these meetings, the project team provided a forum for the public to provide comments and feedback and to ask questions of the project team.
Santa Clara County Let’s Talk Housing
On August 18, 2021, City Staff participated with other Cities as part of the Santa Clara County Housing Collaborative to conduct a Let’s Talk Housing 2 Campbell.generalplan.org/housing-element
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meeting, a sub -regional outreach effort encompassing multiple jurisdictions. The outreach effort intended to increase awareness of and participation in the Housing Element Update process. City staff presented an introduction to the Housing Element Update and hosted breakout room discussions to learn more about the communi ty’s key housing needs, challenges and opportunities.
Community Meeting #1: Community Focus Group Meeting
On October 21, 2021, the City of Campbell hosted their first community meeting for the Housing Element Update over video-conference (Zoom).
This was the first in a series of three in order to provide multiple opportunities to participate at the beginning of the process. The purpose of the meeting was to gain a better understanding of the community’s housing challenges and priorities. The City’s housing element consultant, M-Group and City staf f presented an introduction to the housing element.
Mentimeter, an online tool for interactive presentations was used to ask poll questions in different formats ( i.e., word clouds, and multiple-choice questions). 41 people attended and 62 percent completed to the polling questions. Staff also used small breakout rooms to facilitate more extensive feedback. A detailed summary of the meeting can be found in Appendix III- B.
Figure III-3: “What do you love about living in Campbell?” Wordcloud Community Meeting #2: Community Focus Group Meeting
On October 25, 2021, Campbell held their second community meeting for the Housing Element Update over video-conference (Zoom). M-Group and City staff presented an introduction to the housing element and why it needs to be updated. Approximately 79 people were in attendance and 41 Mentimeter
One of a number of
online tools and
services the City used
to engage the
community to solicit
feedback and
questions
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percent responded to poll questions. Mentimeter, an online tool for interactive presentations was used to ask poll questions in different formats (i.e., word clouds, multiple choice questions). Staff also used small breakout rooms to facilitate more extensive feedback.
Community Meeting #3: Open House
On October 27, 2021, Staff sponsored a third community meeting, held in the format of a virtual open house. This provided community members the opportunity to pick different virtual breakout rooms to provide feedback on Housing needs and to learn more about the Housing Element process . It began at 12:00pm and ended at 2:0 0pm. A total of 78 people attended throughout the two hours. Upon arrival, they were instructed to select one of the three break rooms to join based on their level of interest and knowledge of the project. One breakout room was called “Learn more about Campbell’s Plan for Housing” to help answer questions on six major topics – What is the Housing Element, RHNA, AFFH, Housing Opportunity Sites, Public Participation, and the Project Schedule & Timeline. The second break out room was for Public Input and Feedback, where City staff guided the discussion with the same questions asked in previous focus group meetings. The third breakout room was an interactive way for people to pin locations on a map that would help identify preferred locations for housing opportunity sites throughout the city.
Community Meeting #4: Housing Opportunity Sites and
Densities
On December 1, 2021, the project team held a community meeting over video-conference (Zoom) to present an initial list of identified housing opportunity sites an d residential densities to receive public feedback. At peak attendance, about 34 community members were in attendance. The feedback received was used to revise sites and densities before presenting to the Planning Commission and City Council.
Community Meeting #5: Policies and Programs
On March 24, 2021, the City held a hybrid (virtual and in person) public workshop on policies and programs to be included in Campbell's Plan for Housing. Members of the public were encouraged to attend and participate remotely by Zoom or by attending in person at Campbell City Hall. The purpose of this community meeting was to obtain feedback regarding goals, policies, and programs to include in the Housing Element. There were two in person attendees and close to 30 virtual a ttendees that participated in the meeting.
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COMMUNITY HOUSING SURVEY
In mid -September of 2021, the City distributed an online community housing survey to gain a better understanding of the community’s housing needs and preferences regarding future housing development in Campbell.
The survey was made up of 19 questions to identify housing needs, community va lues, and the demographic representation of survey respondents. To support equitable outreach to the Spanish speaking community, the survey was offered in Spanish as well.
Figure III-4: Community Survey Question #1
The survey was advertised on a Plan f or Housing postcard that was sent citywide to over 18,000 postal addresses that included the weblink to the survey and a QR code for faster access. The City received a total of 425 responses, and the survey was closed on April 7, 2022. The survey
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analysis, with a breakdown of each of the questions can be found in Appendix III-C.
POP-UP EVENTS
Farmers’ Market
On October 10, 2021, City staff hosted a booth at the Downtown Campbell Farmers’ Market. Poster boards with information on Campbell’s Plan for Housing and a General Plan Map were presented to participants. The map allowed people to use colored pins to identify preferred locations to develop new housing in the city. Images of the event can be viewed in Appendix III- B. People also had the opportunity to s peak to City staff and learn more about the project and opportunities to get involved.
Figure III-5: Farmer’s Market Pop-Up
Campbell’s Oktoberfest
Since 1994, the Chamber of Commerce has attracted almost one million people to its annual Oktoberfest in historic downtown Campbell. On Saturday, October 16, 2022, City staff attended and hosted a booth at Campbell’s Oktoberfest. Campbell’s Plan for Housing postcard (Appendix III-B) and the General Plan Map were printed as posters for the community
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to learn more about Campbell’s Plan for housing. The map allowed people to use colored pins to identify preferred locations to develop new housing in the city. Staff also provided games and prizes for anyone who stopped by the booth. Images of the event can be viewed in Appendix III-B.
Figure III-6: Oktoberfest Attendees
FOCUS GROUPS, INTERVIEWS , AND MEETINGS WITH CITY
STAFF
Detailed meeting summaries can be found in Appendix III -D, which is currently being developed.
Virtual Meetings with City Staff
Campbell’s Plan for Housing website provided a link for anyone to schedule a virtual meeting with City Staff to discuss the Housing Element and provide feedback. These meetings were intended for neighborhood groups and Property owners of Housing Opportunity sites. Meetings were arranged using Microsoft Bookings. Throughout the community engagement process, 15 individuals scheduled meetings with City staff using this service on the following dates:
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• November 5, 2021
• December 17, 2021
• January 7, 2022
• January 10, 2022
• January 11, 2022
• January 14, 2022
• January 17, 2022
• January 21, 2022
• March 11, 2022
• April 4, 2022
• April 5, 2022
• April 8, 2022
Figure III-7: Virtual Meeting Calendar
Affordable Housing Developer Roundtable
On November 22, 2021, the project team met with 18 affordable housing developers serving the City of Campbell and Santa Clara County. The purpose of this meet ing was to gain insight on the barriers to building affordable housing in Campbell and what tools a city can adopt to facilitate affordable housing development.
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On April 25, 2022, the project team held a second affordable housing developer's roundtable. 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
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, and then facilitated feedback on how City can support affordable housing development using the following programs and tools:
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
Market Rate Housing Developer Roundtables
On November 30, 2021, the project team met with 15 market rate housing developers. The purpose of this meeting was to identify the barriers to building housing in Campbell and understand how the City can create a favorable environment to facilitate housing development.
On April 27, 2022, the project team held a second market -rate housing developer's roundtable. Of the 25 invited, nine market -rate housing developers attended the session. The private developers in attendance were with the following organizations:
• Acquity Realty
• Granite Ridge Properties
• HMH
• KB Home
• Sares Regis Group of Northern California
• SummerHill Homes
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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 and then facilitated feedback on 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. The project team was specifically looking for feedback in the following three areas:
• Modifications to the Inclusionary Housing Ordinance
• Revisions to the City’s parking standards
• Potential regulation of maximum average unit size in projects Property Owners: Potential Housing Opportunity Sites
On January 5, 2022, the project team met with property owners of identified Housing Opportunity sites via Zoom. The City informed property owners that their sites had been identified as potential housing opportunity sites The purpose of the meeting was to hear from property owners and their interest in building housing on their property. Their feedback allowed the City staff to better understand the feasibility of developing new housing in the community. Following the meeting, the City sent out a survey to gather input from property owners who were not able to attend.
Business Community
On November 23, 2021, the project team met with the Executive Director of Campbell’s Chamber of Commerce to facilitate feedback on Campbell’s housing needs . The Executive Director emphasized that affordability should be Campbell’s housing priority because restaurants and hotels struggle to find lower-wage service workers. Support for the development of affordable mixed-use development, condos, and townhomes was suggested.
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.
Service Providers
On March 29, 2022, the project team met with housing service providers working in Campbell to gather feedback and recommendations on the potential policies and programs to support the populations they serve. Of
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the 11 invited service providers, three attended with the addition of a housing developer.
The participants and organizations in attendance were:
• Housing Choices
• Pacific Clinics
• Rebuilding Together Silicon Valley
• Housing Developer of Uplift Family Services site
City staff presented a brief overview of Campbell’s Plan for Housing, its timeline and potential goals and policies and facilitated feedback. Service providers advocated for deeply affordable housing development, especially housing that will benefit high -priority population s, including people with physical and developmental disabilities, people experiencing homelessness, and seniors.
Faith Based Organizations / Ministries
On Tuesday, January 11, 2022, an in-person meeting was held in the City Council Chambers with eight to ten members of the public and representatives of faith -based organizations in attendance. There was a presentation by the mayor and attendance by City staff.
On Monday, April 4, 2022, the project team hosted a hybrid focus group session for ministries in the area to receive feedback on goals, policies, and programs. One ministry representative attended in person and engaged in discussion with the in-person team. Prior to the discussion, City staff presented a brief overview of Campbell’s Plan for Housing, its timeline, and potential goals and policies.
Due to the low attendance rate, City staff followed up with the invited ministries that were invited and shared a survey with the same questions asked at the focus group session. One respondent completed the survey and was supportive of affordable housing and policy strategies that can help to address homelessness in the City.
The Santa Clara Methodist Retirement Foundation
On April 8, 2022, members of the project team met with the Executive Director of the Santa Clara Methodist Retirement Foundation. The Foundation provides affordable housing and services to low -income seniors and persons with disabilities. They advocated for more affordable housing, Section 8, Tax credit funding, an overnight parking program, and mental health services to special needs populations.
Hybrid
meetings were held
throughout the
process to engage
with the community
online and in person
to reach as wide an
audience as possible
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Schools
On November 9, 2021, the project team met with Dr. Shelly Viramontez, Superintendent of Campbell Union School District . The discussion was made up of introducing Campbell’s Plan for housing and opportunities for use of the School District lands for potential housing.
On November 16, 2021, City staff met with Dr. Robert Bravo , Superintendent of Campbell Union High School District. The purpose of the meeting was to introduce Campbell’s Plan for housing and discuss opportunities for use of the school district lands for potential housing.
On January 6, 2022, City Staff and Councilwoman Liz Gibbons met with Dr. Clover Codd , Superintendent of Moreland School District . An introduction on Campbell’s plan for housing was presented, then there was a discussion of potential opportunities for use of the school district lands for potential housing.
On April 11, 2022, the project team met with Superintendent Dr. Robert Bravo of Campbell Unified High School District. The superintendent shared that the district is not interested in using lands under ownership for housing.
Nonetheless, there is an o verall need for increased housing options in Campbell. A majority of district staff do not live within the school district. and are commuting in from Santa Cruz, Gilroy and other outskirt cities. Few students and their families were said to be experiencing homelessness.
On April 19, 2022, City staff met with the Superintendent Dr. Shelly Viramontez of Campbell Union School District. The superintendent expressed that the district is facing declining enrollment due to the rising cost of housing and that workforce retention continues to present challenges due to long staff commutes and lack of affordable housing.
Rotary Club of Campbell
On April 26, 2022, the City met with the Rotary Club of Campbell to provide updates on Campbell’s Plan for Housing. An introduction to the Housing Element Update, its timeline, housing opportunity sites and potential policies were presented. Rotary club members were encouraged to provide feedback and get involved with the project through upcoming meetings and the public review draft period.
Veterans
On May 9, 2022, City staff met with four representatives of Campbell Veterans Memorial Foundation Board to discuss Campbell’s Plan for Housing and gain a better understanding of how the City can support veterans. Those in attendance indicated support for veterans being separately identified as a special needs population and suggested the City
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to consider the creation of a Veterans District. Services that support veterans were re cognized to be high quality and could have ongoing support for as policies and programs.
Santa Clara County
Housing Authority
On June 7, 2022, the project team met with the Housing Authority of Santa Clara County to gain a better understanding of the housing needs identified through their work with countless organizations and service providers in the County. They are the largest provider of affordable housing assistance in the county. They help make rental housing safe and affordable for low - income families and individuals through voucher programs and rental properties. Additionally, they provide information, referrals, incentives, and services that help their clients stabilize their liv es and increase their capacity to be economically self -sufficient. Currently, the are assisting families with children, seniors, veterans, the disabled, and the formerly homeless. A vast majority of their client households are extremely low - income (30% of area median income or less) with about half of the 19,000 assisted households made up of seniors.3
Office of Supportive Housing (OSH)
The Office of Supportive Housing’s mission is to “ increase the supply of housing and supportive housing that is affordable and available to extremely low income and /or special needs households. OSH supports the County mission of promoting a healthy, safe, and prosperous community by ending and preventing homelessness. ” Services offered in the County include:
• Bill Wilson Center
The Bill Wilson Center provides services to more than 5,000 children, youth, young adults and families in Santa Clara County through our various programs. Their programs focus on housing, education, counseling, and advocacy. Bill Wilson Ce nter is committed to working with the community to ensure that every youth has access to the range of services needed to grow to be healthy and self -sufficient adults. 4 Programs offered at BWC are listed below.
1. Centre for Living with Dying
2. Child Abuse Treatment Program
3. College Student Housing
3 Housing Authority of the County of Santa Clara. Housing Authority Facts. 4 Bill Wilson Center. About BWC and Services.
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4. Contact Cares
5. Critical Incident Stress Management
6. Drop-In Center
7. Family and Individual Counseling
8. Family Advocacy Services
9. Healing Heart
10. Here4You Call Center - Housing Hotline
11. IHOT / In-House Outreach Team
12. Independent Living Program - Foster/Probation Youth
13. LGBTQ Outreach
14. LGBTQ Transitional Living Program
15. Maternity Transitional Living Program
16. Medi-Cal Youth Services
17. Mental Health Services
18. Parent-Child Interaction Therapy
19. Parenting Class
20. Peacock Commons
21. Rapid Re-housing
22. Safe Place
23. Safety Net Shelter
24. Santa Cruz Host Homes
25. School Outreach Counseling
26. The HUB
27. Trafficked Minors - System of Care
28. Transition Age Youth Mental Health Services
29. Transitional Housing Placement Program
30. Transitional Housing Program
31. Volunteer Case Aide Program
32. Youth and Family Mental Health Services
• Here4You Hotline5
Here4You hotline was built to centralize referrals to temporary housing programs and serves singles, couples, and families. They match people to emergency shelters and provide transportation to the shelter, direct people seeking rental assistance to Homeless Prevention Services and make referrals to other community resources.
• HomeFirst Services6
HomeFirst is a leading provider of services, shelter, and housing opportunities to the homeless and those at risk of homelessness in Santa Clara County. They serve more than 5,000 adults, veterans, 5 County of Santa Clara. Office of Supportive Housing.
6 HomeFirst Services. Programs.
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families, and youth each year at seven locations. Their programs include:
1. Boccardo Reception Center (BRC)
2. Bridge Housing Communities (BHC)
3. Cold Weather Shelter Program (CWSP)
4. Emergency Interim Housing (EIH)
5. Family Living Centers
6. Outreach
7. Point In Time Count
8. Sunnyvale Family Shelter
9. Veterans Services
• Supportive Services for Veteran Families (SSVF)
SSVF programs provide case management, temporary financial assistance, and other services to help veterans get housed and stay housed.
• Urban County Program
“The Community Development Block Grant (CDBG) Program was created by the Housing and Community Development (HCD) Act of 1974. In the County of Santa Clara, the CDBG Program is operated by the Office of Supportive Housing. The County CDBG Program is federally funded by the United States Department of Housing and Urban Development (HUD) to assist lower -income and special needs pers ons to address housing and community development needs. The County of Santa Clara administers CDBG on behalf of the Unincorporated Areas of Santa Clara County and the Cities of Campbell, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, a nd Saratoga, also known as the Urban County Program. The Home Investment Partnerships Program ("HOME Program") is federally funded by the United States Department of Housing and Urban Development (HUD) to provide decent
affordable housing to lower -income h ouseholds. The HOME Program is administered on behalf of the Urban County cities and the Cities of Cupertino, Gilroy, and Palo Alto.”7
• Bill Wilson Center
• South County Compassion Center
• HomeFirst
• LifeMoves
• PATH
• Sunnyvale Community Services
7 Urban County Program. Housing & Community Development. County of Santa Clara Office of Supportive Housing.
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DIGITAL OUTREACH MATERIALS
Email Notifications
The City used Mail Chimp to send email notifications and inform community members of project updates and events. Over 4,300 individuals were reached through email notifications sent by City staff.
Official City Website and Social Media
The City provided informat ion on the City’s home webpage regarding Campbell’s Plan for Housing for all viewers, residents, and interested parties to access. Pre-existing social media accounts, including Facebook, LinkedIn, and Twitter, were used to more widely circulate project updates and upcoming meetings.
Figure III-8: Facebook Post
Virtual
appointments were
made available for
the public to
schedule a meeting
with staff to discuss
Campbell’s Plan for
Housing throughout
the update at their
own convenience
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Campbell Recreation Guide
In Fall 2021 and Spring 2022, Campbell’s recreational department supported the project team’s efforts by including advertisements in their Recreation Guides. The advertisements consisted of City flyers and invitations to get involved with the project by at tending meetings and completing the community survey.
Campbell Press Newspaper
On May 5, 2022, the Campbell Press released an informational article on Campbell’s Plan for Housing updating its readers on the projects progress and timeline.
Figure III-9: Campbell Press Front Page (March 5, 2022) On July 5, 2022, the Campbell Press ran an article on the Public Review Draft of Campbell’s Plan for Housing updating its readers on the process and next steps.
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Figure III-10: Campbell Press Front Page (July 5, 2022) Mailers
On the week of October 11, 2021, City staff mailed a notice postcard to all Campbell addresses to inform the community of upcoming meetings on Campbell’s Plan for Housing and of plans for establishing City Council districts. The postcard was sent to over 18,000 postal addresses.
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Figure III-11: City Mailer
Letters
In December 2021, the City sent a letter to property owners to inform them that their site ha d been identified as a potential housing opportunity site.
Property owners were invited to the Property Owners focus group on January 5, 2022.
CITY COUNCIL, HOUSING COMMISSION , AND PLANNING
COMMISSION MEETINGS
Joint Planning Commission/City Council Meeting: October 19, 2021
On October 19, 2021, the City Council (“Co uncil”) and Planning Commission (“Commission”) held a joint meeting to serve as an informational study session to provide a briefing on the process and requirements for Campbell to prepare the 2023-2031 Housing Element and specifically the Housing Opportunity Sites Inventory, as required by State Law. The goal of the study session was to educate and inform the Council and Commission on the requirements in advance of the scheduled public meetings in November and December 2021, when staff presented Housing Sites Inventory maps for consideration and feedback.
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Planning Commission Meeting: November 9, 2021
On November 9, 2021, the Planning Commission held a Study Session to review Campbell’s Plan for Housing - Housing Opportunity Site Methodology and Selection. At this meeting, City staff asked that they review and provide feedback on the Draft Methodology for the City’s Housing Opportunity Site Inventory.
City Council Meeting: November 17, 2021
On November 17, 2021, staff recommended that the City Council review the provided information and the recommendations of the Planning Commission and provide direction on policy options and the metho dology used for selecting the City’s Housing Opportunity Site Inventory within the City’s Housing Element Update. The purpose of this study session was to obtain direction from the City Council on the preferred methodology to identify Housing Opportunity Sites and related residential densities (herein after “Methodology”). Key factors considered as part of the methodology, included: 1) legal requirements; 2) mapping criteria and objectives; 3) the densities and type of housing that should be planned for in the community; and 4) feedback from the public received during the Outreach process on these factors. In addition, the meeting also addressed how the City can account for housing production from development that does not rely on Housing Opportunity Sites, including pending and approved projects (“pipeline projects”), Accessory Dwelling Unit production trends, and anticipated units resulting from the recent passage of Senate Bill 9.
Planning Commission Meeting: December 9, 2021
On December 9, 2021, the Commission met to provide feedback on provisions in both the Administrative Draft of the Envision Campbell General Plan and the updated Housing Element. Staff recommended that the Commission review and provide feedback on the City’s Envision General Plan Update and the Draft Housing Opportunity Site Inventory for the City’s Housing Element Update (“Campbell’s Plan for Housing”).
City Council Meeting: December 16, 2021
On December 16, 2021, the City Council provided additional direction on certain provision s in the Administrative Draft of the Envision Campbell General Plan and the Housing Opportunity Sites Selection in Campbell’s Plan for Housing.
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Planning Commission Meeting: Housing Opportunity Site
Selection: January 20, 2022
On January 20, 2022, the Commi ssion reviewed the prioritized Housing Opportunity Sites and provide a recommendation to the City Council on which sites should be included in “Campbell’s Plan for Housing “and the City’s Envision Campbell General Plan Update.
City Council Meeting (Hybrid): Housing Opportunity Site Selection: January 25, 2022
On January 25, 2022, the City Council review ed and determined which Housing Opportunity Sites should be included in Campbell’s Plan for Housing and the City’s Envision Campbell General Plan Update and provided feedback on key principals to guide which Housing Opportunity Sites should be designated for mixed-use development.
City Council Meeting (Hybrid): Engagement Plan & Policy Set Discussion: March 15, 2022
On March 15, 2022, the City Council provided feedback on the timeline and outreach strategy for the development of the Administrative Draft of the Envision Campbell General Plan and the Housing Opportunity Sites Selection in Campbell’s Plan for Housing.
Planning Commission Meeting (Hybrid): Policies and
Programs: March 22, 2022
On March 22, 2022, the Planning Commission received a report on the upcoming review of policies and programs for Campbell’s Housing Element Update. The purpose of this meeting was for the project team to provide a report an d overview of next steps related to public outreach and stakeholder engagement, development of goals, policies, and strategies aimed at producing, protecting, and affirmatively furthering fair housing in Campbell and addressing key housing issues facing the community.
Planning Commission Meeting: Housing Policies and
Programs Meeting #1: April 15, 2022
On April 12, 2022, the Planning Commission held a public hearing on draft Housing Policies and Programs to be included in Campbell’s Plan for Housing. The p urpose of this meeting was to provide an overview of existing Housing Element policies, identify Campbell community housing challenges, and supply analysis of recommended goals, policies and
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programs to include in Campbell’s Plan for Housing, and to receiv e feedback for further consideration and refinement by staff prior to the next Planning Commission meeting on this topic.
City Council Meeting: Housing Policies and Programs Meeting #1: April 20, 2022
On April 20, 2022, the City Council held a public hearing on draft Housing Policies and Programs to be included in Campbell's Plan for Housing. The purpose of this meeting was to provide recommendations on the prioritized goals, policies, and programs to include in Campbell’s Plan for Housing.
Based on feedback from Council, Staff refined the policies and programs that were subsequently reviewed by the Planning Commission at its second meeting on this topic, scheduled on May 4, 2022, and the City Council on May 9, 2022.
Planning Commission Meeting: Housing Policies and
Programs Meeting #2: May 4, 2022
On May 4, 2022, the project team met with the Planning Commission for a special meeting. This meeting was intended to facilitate feedback from the Planning Commission on the further development and refinement of Goals, Policies and Programs to include in Campbell’s Plan for Housing. As the Planning Commission’s second meeting on this topic, the report included 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.
City Council Meeting: Housing Policies and Programs Meeting #2: May 9, 2022
On May 9, 2022, the project team met with the City Council with the intent to facilitate feedback from on the further development and refinement of Goals, Policies, and Programs to include in Campbell’s Plan for Housing.
As the City Council’s second meetin g on this topic, the report included 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.
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C A M P B E L L ' S
P L A N F O R
H O U S I N G
Site Inventory
Policies and Programs
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H.IV-1 CAMPBELL GENERAL PLAN | HOUSING
IV. CAMPBELL’S PLAN FOR
HOUSING
EXECUTIVE SUMMARY
The Site Inventory and Goals, Policies and Programs for Campbell’s 6 th Cycle Housing Element work together to meet the City’s Regional Housing Needs Allocation (RHNA) as well as provide opportunities for new housing and needed supportive services in the community.
The Site Inventory provides capacity for a mi nimum of 5,000 units and as many as 6,644 units, going well above the City’s RHNA of 2,977 units. This capacity is produced by increased densities provided by the City’s General Plan Update.
• Affordable housing production at all affordable levels (Very Low, Low, and Moderate Income)
• A policy framework that supports the development of new affordable housing
• Mitigating the contributing factors to fair housing issues, including:
• Staff Capacity
• Disproportionate Housing Needs
• Disparities in Access to Opportunities
• Limited Accessibility to Support Services
• Unique demands of special needs households, including supportive services
As described in Chapter II – Existing Housing Conditions and Challenges, there are numerous housing issues in Campbell. The primary housing needs identified in that chapter were:
The five Goals of the 6 th Cycle Housing Element provide a framework to not only produce opportunities for housing but also to point the City towards improving housing affordabil ity, preserving existing housing, removing governmental constraints, developing resilient housing policies as well as affirmatively furthering fair housing and addressing special needs groups in the City.
• This framework, along with the Site Inventory, provide the overarching strategies to increase housing and affordable 6,644
number of units
being studied for
environmental
impacts
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housing in Campbell: Increase densities from 27 to up to 75 units per acre.
• Disperse housing opportunity sites throughout the city, with concentrations around transit stations and social
amenities.
• Establish extensive outreach with the community, including property owners, residents, developers, and service
providers.
• Focus on increasing affordable housing programs,
including improvements to Inclusionary Housing
Ordinance, Commercial Linkage Fees, Housing
Opportunity Zones, and the use of public land for
affordable housing.
SITE INVENTORY AND ANALYSIS
The Site Inventory and Analysis section identifies the parcels used as potential housing opportunity sites in the 6th Cycle Housing Element. These are the sites that, at appropriate densities and affordability levels, can be used for housing development to meet Campbell's Regional Housing Needs Allocation (RHNA).
These sites make up the Site Inventory, available soon as Appendix IV-A which is currently being developed.
Executive Summary
The Site Inventory and Analysis section is a technical portion of the Housing Element that describes how the parcels chosen for the Site Inventory meet the requirements set forth by the California Department of Housing and Community Development (HCD) to meet RHNA.
The 6 th Cycle RHNA is approximately triple the 5 th Cycle allocations that Campbell did not meet. In addition, HCD has introduced new requirements concerning the Site Inventory such as rules for reuse of sites identified in previous housing elements and guidance that the Site Inventory as a whole must serve to Affirmatively Further Fair Housing.
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Figure IV-1: RHNA Allocation in the 5th and 6th Cycles
Campbell's 6th Cycle Housing Element is taking several steps to allow for more housing at all income levels and to meet HCD requirements.
1. Densities are increasing – in many cases doubling or tripling – in multi-family residential and mixed-use areas of the City.
The 6th Cycle Housing Element is adopted concurrently with Envision Campbell, a General Plan update that intensifies land uses throughout much of the City.
2. Density increases are backed up by minimum density
requirements. Policy H-1.4 requires that all sites in the Site Inventory achieve at least 75 percent of the maximum General Plan Land Use density.
3. Many sites have active landowner interest. Of the 131 parcels in the Site Inventory, 31 (24 percent) have active landowner interest in new multifamily residential uses on their property.
4. The Site Inventory is supported by a rigorous policy framework. Housing development is eased by policies and programs that support reduced parking requirements, ministerial review on certain parcels, an Affordable Housing Overlay Zone, objective design standards, and a revamped inclusionary housing approach.
0 500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
Very Low Low Moderate Above Moderate
5th Cycle Allocation 5th Cycle Through 2020
6th Cycle Allocation 6th Cycle Realistic Capacity
6th Cycle Maximum Capacity
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Introduction
This chapter begins by introducing the RHNA for the 6 th Cycle and how it will use prior identified sites ("Pipeline Projects"), accessory dwelling units (“ADUs", which is inclusive of Junior Accessory Dwelling Units or "JADUs"), and the Site Inventory in o rder to meet its RHNA obligations. It will then describe the methodology for determining unit counts from Pipeline Projects and ADUs to establish Campbell's Credit towards RHNA.
The chapter then introduces the Sites Inventory, first by establishing how Affirmatively Furthering Fair Housing was used to identify sites in the Site Inventory and then describing how site capacity was determined. Finally, a non-vacant site analysis that includes potential findings for how residential development could occur on si tes that currently have other uses demonstrates how the required development could occur in Campbell.
The Site Inventory includes 131 sites in order to have enough capacity for the RHNA and recommended buffer. These sites have a maximum capacity of 6,644 u nits. Using the minimum density approach that HCD suggests in order to determine Realistic Capacity, the Site Inventory has a capacity of 5,000 units.
6th Cycle RHNA
The City received its RHNA of 2,977 units for the 6th Cycle Housing Element from 2023 -2031 on December 16, 2021. 1 As recommended by the California Department of Housing and Community Development (HCD), Campbell created a buffer of 30 percent capacity to ensure that sufficient capacity exists throughout the planning period. This resulted in a total of 3,870 units. Of these, 2,191 are affordable for households on very low (0 - 50 percent of Area Median Income, or AMI), low (50-80 percent of AMI) or moderate (80-120 percent of AMI) incomes.
1 https://abag.ca.gov/our-work/housing/rhna-regional-housing-needs-allocation
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Table IV-1: RHNA Allocation
Very
Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
Units
Total
Affordable
0-50%
AMI
51-80%
AMI
81-120%
AMI
>120%
AMI
6th
Cycle
RHNA
752 434 499 1,292 2,977 1,685
30%
Buffer 226 130 150 388 894 506
Total 978 564 649 1,680 3,871 2,191
POTENTIAL FOR FUTURE HOUSING
This unit allocation is being met by Campbell from three sources:
• Housing projects under review ("Pipeline Projects")
• Accessory Dwelling Units and Junior Accessory Dwelling Units ("ADUs")
• Site Inventory at Minimum Density
The Site Inventory consists of 131 sites with a maximum unit capacity of 6,644 units. HCD requires this maximum unit capacity to be modified by one of two approaches:
1. Considerations of existing development trends; approved residential developments at similar affordability levels in the jurisdiction; the cumulative impact of development standards (such as lot coverage, height, open space requirements, parking, and floor-to-area ratio or FAR); and infrastructure availability.
2. Minimum density requirements that explicitly prohibit residential development below minimum density on a given site.
Campbell's Housing Element includes a policy, H-1.4: Planned for Densities, which states that "All housing opportunity sites shall achieve 75 percent of the maximum General Plan Land Use density. " This policy produces a minimum density floor that allows Campbell to take advantage of the second approach, which provides 5,000 units instead of 6,644 – still more than sufficient to meet the City's RHNA requirements.
The Pipeline Proje cts, ADUs, and Site Inventory provide a total of 5,465 units (2,712 of which are affordable). This will provide sufficient site capacity to meet Campbell's RHNA and an additional 30 percent buffer.
ADUs
accessory dwelling
units, also known as
“granny units” create
housing
opportunities in
established
residential
neighborhoods
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Table IV-2: Projected Housing Units
Total Units Affordable Units
Pipeline Units 185 35
Accessory
Dwelling Units 280 252
Site Inventory 5,000 2,434
Total 5,465 2,721
RHNA +
Buffer 3,870 2,191
This chapter details these sources by describing the Pipeline Projects included in the assessment, providing the methodology for inclusion of ADUs, and presenting an analysis of the Site Inventory. This chapter also includes a summary of the quantified objectives for the sites analysis.
Figure IV-2: Map of Site Inventory and Pipeline Projects
Pipeline
Projects
Housing
developments that
will be approved,
permitted, or receive
a certificate of
occupancy since the
beginning of the
planning period can
be counted as
“Pipeline Projects”
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SITES INVENTORY FORM LISTING
The sites inventory form can be found in Appen dix IV-A. This form was developed using the ABAG/MTC Housing Element Site Selection (HESS) Tool.
Credit Towards RHNA
Campbell will meet its RHNA with sites from eight Pipeline Projects that are currently underway, 280 ADUs, and 131 parcels included in the Site Inventory.
PIPELINE PROJECTS
The RHNA "pipeline" of underway residential developments consist of seven residential projects that make up 185 units, 35 of which are below market rate:
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Table IV-3: Pipeline Projects
Label Address (Name) Total Net
New Units
Total
Market-
Rate Units
Total
BMR
Units
Very Low
Income
BMR Units
Low Income
BMR Units
Moderate
Income BMR
Units
A 202 W Rincon
Ave. 9 9 0 0 0 0
B
600 E Campbell
Ave. (Cresleigh
Homes Park
View)
59 50 9 5 4 0
C 1429 and 1446
Westmont Ave. 6 6 0 0 0 0
D 2575 and 2585 S
Winchester Blvd. 15 13 2 2 0 0
E
601 Almarida Dr.
(The Franciscan
Campbell
Apartments)
60 40 20 20 0 0
F
523 Union Ave.
(Union
Townhomes)
7 6 1 0 0 1
G
16160 E Mozart
Ave. (Mozart
Parcel Map)
4 3 1 0 0 1
Mozart (Oak Tree
Circle) 25 23 2 2 0 0
Total 185 150 35 29 4 2
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Figure IV-3: Pipeline Projects
POTENTIAL ADUS
Campbell bases its ADU production on the "safe harbor " option provided by HCD ,2 looking at ADU production from 2018 -2021. For these years, there was an average of 34.75 ADUs permitted.
2 "Use the trends in ADU construction since January 2018 to estimate new production. This is a conservative option to only account for the effect of the new laws without local promotional efforts or incentives (safe harbor option)." In HCD Memo "Housing Element Site Inventory Guidebook Government Code Section 65583.2" (June 10, 2020).
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Table IV-4: ADU Permits
Year ADUs Receiving
Building Permit
2018 4
2019 19
2020 77
2021 39
Average 34.75
The 6th Cycle Housing Element includes policies that ease ADU production, including publishing a list of pre-approved ADU designs. This new program (Program H-1e), as well as the comparatively large number of ADUs built in the most recent year on record, are evidence that the number of ADUs built annually during the 6th Cycle Housing Element can be rounded up from
34.75 to 35 ADUs annually . Based on this rate of production , 280 ADUs will be projected for completion over the eight-year planning period.
Following ABAG/MTC guidance, these 280 ADUs can be distributed across affordability levels as shown in the following table:
Table IV-5: Projected ADUs
Very
Low Low Moderate Above
Moderate Total
Proportion 30% 30% 30% 10% 100%
ADUs 84 84 84 28 280
REMAINING RHNA
The 185 Pipeline units and 280 ADUs are subtracted from the RHNA with its 30-percent buffer. This leaves the City with an allocation of 3,406 units to meet: 1,904 affordable and 1,502 above-moderate.
Table IV-6: Sites Target
Very
Low Low Moderate Above
Moderate Total
RHNA 752 434 499 1,292 2,977
+ 30% Buffer 226 130 150 388 894
= Targets 978 564 649 1,680 3,871
- Pipeline -29 -4 -2 -150 -185
- ADUs -84 -84 -84 -28 -280
= Sites Target 865 476 563 1,502 3,406
35 Number of ADU’s
anticipated to be
built each year
between 2023 and
2031 based on past
production and the
6th Cycle’s policy
framework
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AFFIRMATIVELY FURTHERING FAIR HOUSING THROUGH
SITE SELECTION
State law requires a Site Inventory to identify sites throughout the jurisdiction consistent with its duty to affirmatively further fair housing.3 The housing element must demonstrate that there are adequate sites zoned for the development of housing for households at each income level sufficient to accommodate the number of new housing units needed at each income level as identified in the RHNA. Assembly Bill (AB) 686 requires that a jurisdiction identify sites throughout the community in a ma nner that is consistent with its duty to affirmatively further fair housing (AFFH) and the findings of its assessment of fair housing, pursuant to Government Code section 65583, subdivision (c)(10)(A).
In the context of AFFH, the site identification requirement involves not only an analysis of site capacity to accommodate the RHNA, but also whether the identified sites serve the purpose of replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethn ically concentrated areas of poverty into areas of opportunity. Chapter IV: Campbell’s Plan for Housing provides an analysis of how fair housing was integrated into site selection.4 Campbell has chosen to distribute its housing opportunity sites throughout the City, with focuses in the higher -density areas near transit, in order to distribute affordable housing while leveraging the assets existing in transit corridors.
This affirmatively furthers fair housing by avoiding concentrations of affordable housing in any one or few particular areas of the City. It also encourages affordable housing near amenities. The location of units suitable for lower -income households, particularly for very low -income households, are focused in transit corridors because the d ensities and walkability of these areas are best suited for multi -family developments whose residents may not desire or require car transportation.
This strategy was based in a series of parcel-by-parcel mapping analyses that produced a "scoring" metric fo r parcels considered for the Site Inventory. This geographic emphasis grounded the Site Inventory in the duty to affirmatively further fair housing.
According to this scoring metric, parcels received one point if they were within a 15-minute walk of:
3 Gov. Code, §§ 65583.2, 65583, subd. (c)(10)(A), 8899.50 4 California Department of Housing and Community Development (2021). Affirmatively Furthering Fair Housing.
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• Public transit
• Groceries
• Parks
• Schools
• Employment centers
Parcels had a point removed if they fell within a low -income or high - overcrowding census block.
These points were consolidated into an "Access Score" that demonstrated which sites were in the most amenity-rich areas. These areas could be considered more suitable for lower-income housing.
Figure IV-4: Campbell Access Score Map
In addition, sites are prioritized for low -income housing tax credits by the Tax Credit Allocation Committee (TCAC) if the y fall within "High" or "Highest" Resource Areas. Generally, sites in Campbell west of San Tomas Expressway or west of Winchester Boulevard south of Hamilton Avenue fall within a "High" Resource Area, as do sites east of CA-17 and south of
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Hamilton Avenue. The rest of the City is in a "Moderate" Resource Area that is not prioritized by TCAC.
Figure IV-5: Campbell TCAC Map
In addition, the 31 parcels that had identified landowner interest received an additional point in the scoring metric.
This system all owed Campbell to prioritize sites for low -income housing and distribute housing throughout the City. This minimized exacerbated concentrations of poverty and wealth due to allocation of units in the Site Inventory.
Comparing Figures IV -4 and IV -5, it becom es clear that Campbell’s amenity-rich areas are different from – often seemingly the opposite of – the areas that TCAC des ignates as High Resource or Highest Resource.
To balance policy goals, the Access Score map serves as the basis for the Site Inventory’s AFFH analysis. Potential s ites were also placed throughout the city to disperse opportunity sites rather than concentrating
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sites in specific areas. Also the dispersion of sites, particularly in the high access score areas , provide walking access to amenities. As transportation costs have a higher impac t on living exp enses for lower income populations, placing housing near amenities was intended to provide greater equity access to resources while limiting the cost burden to access these resou rces. The Site Inventory also leverages affordable housing in sites that are both near amenities and in High/Highest Resource Areas – particularly along Winchester Boulevard and Bascom Avenue, while identifying some sites suitable for housing in the San Tomas area of southwest Campbell.
Fair Housing and Site Size Limitations
The housing element's overall fair housing strategy is to increase integration and equity by dispersing lower income, moderate income, and above-moderate income housing sites throughout the City while prioritizing access to transit and other amenities. This strategy is supported by focusing lower income housing in high resource areas where possible. This policy also mitigates displacement risk by focusing new housing units in the moderate- and higher income areas of the City.
HCD recommends that only sites between 0.5 to 10 acres in size be used to support low -income housing. There are 121 site that fit this size requirement in the Site Inventory.
Sites less than 0.5 acres in size can be used for moderate income or market-rate housing. There are 20 sites in the Site Inventory that provide moderate-income and above moderate -income units. These units also serve to avoid overconcentration of the low-income units in any area of the City.
The focus on developing low -income housing in high -resource areas is supported by input given by affordable housing developers. The draft sites inventory w as refined after these developers described ideal sites for affordable housing, which included emphases o n proximity to amenities and to transit.
RESIDENTIAL SITES INVENTORY
Campbell will achieve this allocation with a sites strategy that projects 5,000 units developed in the 2023-2031 planning period: 2,434 affordable units and 2,566 market -rate units for households with above -moderate incomes. These units are identified on 131 sites.
The Site Inventory was developed by initially viewing Campbell through a framework of Affirmatively Furthering Fair Housing, as discussed in the "Affirmatively Furthering Fair Housing Through Site Selection" section. The
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resultant sites were sorted into six different typologies: Vacant, City - Owned, Non-Profit-Owned, Landowner Interest, Downtown/East of Light Rail, and Underutilized Commercial/Office. Some sites that are Vacant or were Underutilized Commercial/Office, as well as all of the sites in the Downtown/East of Light Rail typology, were reused from previous housing elements. These sites have development standards modified by Program H-3.e, which allows them to be developed through ministerial review if they are developed with 20% set-asides for lower-income units.
Table IV-7: Site Inventory Typologies
Typology Sites Reuse
Sites
Vacant 5 1
City-Owned 2 0
Non-Profit-Owned 5 0
Landowner Interest 31 0
Downtown / East of
Light Rail 37 37
Underutilized
Commercial/Office 51 26
Total 131 64
REALISTIC CAPACITY
HCD requires jurisdictions to determine realistic capacity, or the number of units that are likely to be developed on a site. This realistic capacity can be determined through one of two options:
1. Site Acreage multiplied by Minimum Density; or
2. Site Acreage multiplied by Maximum Density multiplied by Adjustment Factors, which are described as follows:
• Zoning Adjustments (based on historic trends for the site's zoning type)
• Affordability Adjustments (based on typical densities of existing or approved developments at a similar affordability level) • Infrastructure Adjustments (based on the current or planned availability and accessibility of sufficient water, sewer, and dry utilities)
• Environmental Adjustments (based on site-specific environmental conditions that may impact realistic buildout capacity) • Nonresidential/Nonvacant Adjustments (based on capacity limits for sites that have potential to be developed with nonresidential 75%
Of the maximum
general plan density
will be required for
all housing
opportunity sites,
meaning, a site with
a planned density of
75 units per acre will
need to achieve a
density of at least 57
units per acre
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uses, require redevelopment, or have an overlay zone allowing the underlying zoning to be utilized for residential units) The Housing Element contains Policy H-1.4: Planned for Densities, which states that "All housing opportunity sites shall achieve 75 percent of the maximum General Plan Land Use density. " Relying on this policy, Campbell can determine realistic capacity under Option 1 to meet RHNA requirements. Table IV-8 displays the unit capacity under Maximum Density and Realistic Capacity (i.e., minimum density) per site typology.
The Realistic Capacity reflects how the sites would develop if each was developed at its minimum allowable density, which is 75 percent of its maximum density. Note that these numbers are not precisely 75 percent of the numbers in “Maximum Density” due to density rounding requirements in the City's Municipal Code.
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Table IV-8: Site Inventory Typologies under Maximum Density and Realistic Capacity Typology Sites Very Low Income Low Income Moderate Income Above Moderate Income Total
Maximum
Density
Realistic
Capacity
Maximum
Density
Realistic
Capacity
Maximum
Density
Realistic
Capacity
Maximum
Density
Realistic
Capacity
Maximum
Density
Realistic
Capacity
Vacant 5 33 25 55 21 24 39* 56 42 168 127
City-Owned 2 170 127 103 77 35 27 0 0 308 231
Non-Profit-Owned 5 180 136 120 92 81 59 0 0 381 287
Landowner
Interest 31 462 348 453 339 279 211 670 504 1,864 1,402 Downtown / East
of Light Rail 37 36 23 57 39 10 7 388 302 491 371
Underutilized
Commercial/Office 51 451 341 394 293 304 230 2,283 1,718 3,432 2,582 Total 131 1,332 1,000 1,182 861 733 573 3,397 2,566 6,644 5,000 Site Targets** 865 476 563 1,502 3,406
*Due to the constraints on sites used for lower-income units put in place by HCD, some units were re-allocated from "Low Income" to "Moderate Income" on Site #159 when Realistic Capacity is applied. **Site Targets are defined as Campbell's RHNA, plus a 30-percent buffer and minus the units allocated in Pipeline Projects and ADUs. See Table IV-6.
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REQUIRED FINDINGS
For housing elements that rely on nonvacant sites to accommodate 50 percent or more of their RHNA for lower income units, such as this one, HCD requires findings based on substantial evidence that uses will likely be discontinued during the 2023-2031 planning period.
In the “Site Typologies” section below, potential findings for Council that the land uses in these typologies will likely be discontinued during the planning are provided for each typology except for Vacant.
The findings determined by the Campbell City Council are included following the type-by-type analyses.
SITE TYPOLOGIES
For each of these typologies, a description of the sites and the number of sites and reuse sites is provided. This is following b y a description of the realistic unit capacity of the sites under the typology. Except for the Vacant category, potential findings for Council that the uses in these typologies will likely be discontinued during the planning are provided.
Vacant Sites
There are 5 vacant sites that are not occupied by a building or an easement, including 1 reuse site identified in prior housing elements. The five vacant sites are:
• Site #6 – 700 Hacienda Avenue
• Site #93.1 (Reuse Site) – 136 Gilman Avenue
• Site #159 – 499 E. Hamilton Avenue
• Site #209 – 1440 Elam Avenue
• Site #243 – 48 Railway Avenue
Under Program H -3.e, reuse sites can be developed through ministerial review if they are developed with 20% set-asides for lower-income units.
Realistic Capacity
On vacant sites, 168 units are projected using the maximum capacity, this would result in 112 affordable units and 56 market-rate units.
Realistic
Capacity
number of units
which can be
anticipated to be
built on a site
after applying
adjustments
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Using the realistic capacity, 127 units are projected, which would include 85 affordable units and 42 market-rate units.
City-Owned
There are two sites (zero reuse sites identified in prior housing elements) that are owned by the City of Campbell and slated for redevelopment into housing:
• Site #3 – First Street Garage
• Site #132 – 290 Dillon Avenue (Corp Yard)
Alternative uses of the First Street Garage is currently being considered by the City. The Corp Yard currently is on a cul -de-sac surrounded by residential uses; the City is currently evaluating alternative locations for relocation of the Corp Yard. One identified location may be relocation to an area at the Campbell Technology Park, also identified as a housing opportunity si te, pending further discussion and negotiation with the property owner.
Realistic Capacity
On City-Owned sites, 308 units are projected, all of which are affordable units. Using Realistic Capacity, 231 units are projected, all of which are affordable units.
Potential Findings (Non-Vacant Sites)
The City can potentially make the following findings to determine that the existing use on City-owned sites is likely to be discontinued:
• The City of Campbell owns these sites and can offer the use of these sites for development of affordable housing.
• The value of the land as residential and the opportunity for new affordable housing near downtown Campbell provides a public benefit that may be found to exceed the value of current uses.
Evidence for these findings includes similar developments in neighboring jurisdictions.
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Non-Profit-Owned
There are five sites (zero reuse sites) in the Site Inventory owned by non - profits:
• Site #4 – 1980 Hamilton Avenue (First Congregationa l Church of San Jose)
• Site #162 – 251 Llewellyn Avenue (Uplift Family Services) • Site #165 – 1769 Winchester Boulevard (The Home Church) • Site #167 – 1763 Winchester Boulevard (The Home Church) • Site #284 – 400 West Campbell Avenue (United Church in Christ) All five of these parcels are owned by landowners who have expressed interest in developing housing on at least a portion of their sites. These landowners would be able to maintain existing uses on the site by either retaining the existing buildings or including their offices and services in the redeveloped parcel.
Non-profit landowners have unique opportunities to develop housing on their parcels. This is because land acquisition costs for a housing developer are lower and because the land is already not p roducing tax revenues for the City.
Realistic Capacity
On Non -Profit-Owned sites, 381 units are projected, all of which are affordable units. Using Realistic Capacity, 287 units are projected, all of which are affordable units.
Potential Findings (Non-Vacant Sites)
The City can potentially make the following findings to determine that the existing use on non-profit-owned sites is likely to be discontinued:
• The landowners are interested in developing at least a portion of the site with affordable housing.
• The value of these parcels to the landowner is mostly in the land, and residential uses will increase the value without substantially affecting improvement value.
Evidence for these findings includes similar developments in neighboring jurisdictions.
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Sites with Landowner Interest
There are 31 sites with landowner interest. None of these sites are reuse sites identified in prior housing elements.
During the outreach for the 6 th Cycle Housing Element, the owners of 31 parcels expressed interest in developing housing on the parcels they owned. Some owners own more than one parcel, and many of these are contiguous. The full list of parcels is available in the sectio n "Sites with Expressed Landowner Interest" in Appendix IV-B.
These sites will be rezoned as part of the conte mporary General Plan Update, allowing higher residential densities than were allowed in the 5 th Cycle Housing Element.
Realistic Capacity
On Sites with Landowner Interest, 1,864 units are projected: 1,194 affordable units and 670 market-rate.
Using realistic capacity, 1,402 units are projected: 898 affordable units and 504 market-rate units.
Potential Findings (Non-Vacant Sites)
The City can potentially make the following findings to determine that the existing use on sites with expressed landowner interest i s likely to be discontinued:
• The landowners are interested in developing at least a portion of the site with affordable housing.
• The land use designations for these sites are updated in the General Plan Update, and the higher residential densities newly allowed will incentivize redevelopment of the sites.
• Adding a potential new use increases the land value of the property.
Evidence for these findings includes similar developments in neighboring jurisdictions after general plan land use changes.
Sites Downtown/East of Light Rail
There are 37 sites in the area of Campbell bordered by Railway Avenue, Campbell Avenue, Los Gatos Cree k, and the Los Gatos Creek Trail trailhead on Railway Avenue, all of which 37 reuse sites identified in prior housing elements.
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Under program H-3.e, reuse sites can be developed ministerial review if they are developed with 20% set-asides for lower-income units.
This area is comprised of small parcels originally serving a portion of the South Pacific Coast Railroad, which is now the VTA Light Rail line connecting Campbell to San Jose. Segments of this area were redeveloped into residential use dur ing the 5 th Cycle Housing Element, leveraging the location near transit, downtown Campbell, and the natural amenity of the Los Gatos Creek Trail. There are 37 parcels that could be redeveloped to include residential uses. The full list of parcels is availa ble in the section "Sites Downtown/East of Light Rail" in Appendix IV-B.
With the exception of Site #286, all the sites are less than 0.5 acres in size.
However, these parcels can be aggregated as was done in the portion of the area south of Sam Cava Lane during the 5 th Cycle Housing Element.
Increased residential densities and allowed mixed use allows for greater opportunities for housing in this area during the 6th Cycle.
Realistic Capacity
On Sites Downtown/East of Light Rail, 491 units are projected: 1 03 affordable units and 388 market-rate.
Using Realistic Capacity, 371 units are projected: 69 affordable units and 302 market-rate units.
Potential Findings (Non-Vacant Sites)
The City can potentially make the following findings to determine that the existing use on sites in the Downtown/East of Light Rail i s likely to be discontinued:
• The value of these parcels to the landowner is mostly in the land, and residential uses will increase the value without substantially affecting improvement value.
• Adding a potential new use increases the land value of the property. • The buildings in this area will all be at least 35 years old at time of 6th Cycle Housing Element adoption, with 34 sites containing buildings over 40 years old.
• The land use designations for these sites are updated in the General Plan Update, and the higher residential densities newly allowed will incentivize redevelopment of the sites.
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Evidence for these findings include the large amount of redevelopment in the area during the 5 th Cycle Housing Element and similar developments in neighboring jurisdictions after general plan land use changes.
Underutilized Commercial/Office Sites
There are 51 sites in underutilized commercial/office areas, including 26 reuse sites identified in prior housing elements. Under program H-3.e reuse sites can be developed ministerial review if they are developed with 20% set-asides for lower-income units.
Campbell's major arterials are generally flanked by older, underutilized commercial and office uses, often in "strip" style buildings with low floor-to- land-area ratio (FAR). Many of these uses are on parcels that can be redeveloped with residential uses, either in 100-percent residential uses or in mixed use that would retain commercial or office use. There are 51 parcels in the Site Inventory that are identified as containing underutilized commercial or office uses. The full list of parcels is available in the section "Sites with Underutilized Commercial/Office in Appendix IV-B.
Of the parcels, 5 will have only a portion of the site carved out for redevelopment with the existing use and buildings remaining on the parcel.
This includes the only parcel with a building built in the last 30 years, Site #170 (the Kohl's at 525 East Hamilton Avenue). These "carveouts" are projected to have housing built on the parking lot or unutilized portion of the parcel, taking advantage of the low FAR required by existing zoning to find room for new housing development.
Realistic Capacity
On Underutilized Commercial/Office Sites, 3,432 units are projected: 1,149 affordable units and 3,432 market-rate.
Using Realistic Capacity, 2,582 units are projected: 864 affordable units and 2,582 market-rate units.
Potential Findings (Non-Vacant Sites)
The City can potentially make the following findings to determine that the existing use on sites with underutilized commercial/office i s likely to be discontinued:
• The value of these parcels to the landowner is mostly in the land, and residential uses will increase the value without substantially affecting improvement value.
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• The buildings that will be demolished for new housing will all be at least 30 years old at time of 6 th Cycle Housing Element adoption, with 45 sites containing buildings over 40 years old.
• The land use designations for these sites are updated in the General Plan Update, and the higher residential densities newly allowed will incentivize redevelopment of the sites.
• Adding a potential new use increases the land value of the property.
Evidence for these findings include similar developments in nearby jurisdictions after general plan land use changes. The City of Santa Clara’s 2010 General Plan provided for d ensities that keyed many new medium - density and high-density projects. In Sunnyvale, a general plan adopted in 2011 incentivized the development of high-density housing, which has led to an increase in high-density developments in the jurisdiction.
ADOPTED FINDINGS
On [Pending - Month, Date, 2022 ], Campbell City Council adopted the Housing Element and included the following findings.
The City Council finds that, as result of the high demand for housing in the City, as well as obsolescent buildings,
declining uses, low existing floor area ratio, the significant impact of the Covid-19 pandemic and related shifts in the commercial and residential real estate markets and
development expectations, and as further evidenced by
recent site development inquiries, each as further specified on a categorical and site -by-site basis in the 2023 -2031 Housing Element Update, that the existing uses on each
existing, nonvacant site identified for inclusion within the Site Inventory , and thereby zoned to accommodate the
City’s needed lower income housing needs, as noted in the Site Inventory (Appendix IV-A), and thereby the fact that these sites are not currently vacant is not an impediment to additional residential development during the planning
period for the 2023-2031 Housing Element.
These findings are supported by the following table that shows the potential findings by development category:
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Table IV-9: Potential Findings by Site Category
Potential
Finding
City-
Owned
Sites
Non-
Profit-
Owned
Sites
Sites with
Expressed
Landowner
Interest
Downtown/
East of
Light Rail
Underutilized
Commercial/
Office
Landowner
Interest (incl.
City, non-
profit, or other
public
landowner).
X X X X
The value of
the land as
residential
outstrips its
existing use.
X X X
Existing
buildings are
old and/or
obsolete
X X
Adding a
potential new
use increases
the land value
of the
property
X X X
Increased
density
allowances
will increase
financial
feasibility of
housing
development
X X
Capacity Analysis
The Site Inventory has sufficient capacity to meet RHNA. This can be demonstrated through analysis of the sites that meet the appropriate density, or "Default" density, established by HCD in order to be suitable for lower-income housing.
A more in -depth ap proach using Non -Vacant Sites Analysis that incorporates the policy framework is also provided in order to demonstrate how Campbell can rely on the potential for new residential development on non-vacant sites.
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APPROPRIATE DENSITY / "DEFAULT" DENSITY
As a jurisdiction within a Metropolitan Statis tical Area of over 2 million , Campbell's "default" density that can be assumed to accommodate lower- income households is 30 dwelling units per acre (du/ac). 5 The following land use designations allow at least 30 du/ac within Campbell:
• High Density Residential: Up to 45 du/ac
• Medium-High Density Mixed Use: 26-33 du/ac
• High Density Mixed-Use: Up to 45 du/ac
• Commercial Corridor Mixed-Use: Up to 60 du/ac
• Transit-Oriented Mixed Use: Up to 75 du/ac
Sufficient sites in the site inventory are an appropriate size for lower - income units (between 0.5 and 10 acres) and allow for a minimum of 30 du/ac as part of the Envision Campbell General Plan Update, so the City does not require a rezoning.
Under default density, there are 5,550 units that fall in this category, the other 1,144 are not part of this capacity. Although these 5,550 units could theoretically support lower-income housing, only a portion of this number would realistically develop as lower-income units.
Table IV-10: Site Inventory by Allowed Density
Category # of Sites Acreage Unit Capacity
< 30 du/ac 14 15.91 317
> 30 du/ac 117 112.52 6,327
Between 0.5-10 acres 60 99.27 5,550
Not Appropriate Size 57 13.25 777
Total 131 128.43 6,644
This high-level analysis serves as a baseline, ensuring that sufficient unit capacity exists in the Site Inventory that can be further refined by appropriateness for Affirmatively Furthering Fair Housing and application of Housing Element policies and programs.
During Council discussions in the initial outreach undertaken for the 6 th Cycle Housing Element, Council expressed an interest in going beyond the theoretical approach provided by "default" density calculations and instead identify an approach that would be closer to realistic implementation that incentivized production of affordable housing.
5https://www.hcd.ca.gov/community-development/housing-element/housing-element- memos/docs/default_2010census_update.pdf
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This approach is developed through the policy framework that provides affordable housing incentives, including density incentives for 100% affordable housing development. Based on careful review of the capacity on the 131 sites, including their size, land use designation, geographic location, and whether they were identified in previous housing elements, there are 86 sites that have some potential for low -income housing in Campbell. A further 45 sites support housing for moderate income and above-moderate income households.
Under the realistic capacity approach, sites in the site inventory have capacity for 6,644 units, including 3,053 affordable units and 3,591 market- rate units. Some of the sites consist of contiguous parcels under common ownership.
NON-VACANT SITES ANALYSIS
The California Department of Housing and Community Development (HCD) states that jurisdictions with limited vacant land may rely on the potential for new residential development on nonvacant sites. They require the Housing Element to describe:
• The realistic potential of each site
• The extent that the existing uses impede additional residential development,
• The jurisdiction's past experience co nverting existing uses to higher-density residential development
• Region-wide market trends and conditions
• Regulatory or other incentives or standards that encourage additional housing development on nonvacant sites.
This section begins by quantifying the proportion of RHNA met with nonvacant sites. It will then review the development context of high-density housing development on nonvacant sites in Campbell and the region.
Then, it will analyze categories of nonvacant sites and provide potential findings b efore concluding with findings determined by Council at their [Pending - Month, Date, 2022] meeting.
Non-Vacant Capacity Calculations
The City is relying on non -vacant sites to accommodate more than 50 percent of the RHNA for lower-income households:
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Table IV-11: RHNA Capacity by Typology
There are 1,341 lower-income units needed from the site inventory. The site inventory is designed to develop these units as part of a total development of at least 5,000 units during the 6th Cycle Planning Period (2023-2031).
Of these 2,053 lower -income units allocated in the Sixth C ycle Housing Element, 87 percent will be allocated to nonvacant sites (1,776 units).
Table IV-12: Lower-Income RHNA Capacity by Typology
Parcels Acreage
Lower-
Income
Units
Allocated
Lower-
Income
Site
Capacity
Lower-
Income
RHNA
Capacity
Nonvacant
Site
Capacity
126 124.16 1,861 95% 87%
Vacant
Site
Capacity
5 0.85 85 5% 4%
ADU and
Pipeline
Capacity
N/A N/A 201 N/A 9%
Nonvacant sites will provide 87 percent of the lower-income RHNA. Since more than 50 percent of the lower-income RHNA is met by nonvacant sites, this section will be required to demonstrate per Government Code Section Lower-
Income
Moderate
Income
Above
Moderate
Income
Total New
Housing
Units
6th Cycle RHNA 1,186 499 1,292 2,977
+ 30% Buffer 356 150 388 894
- Accessory
Dwelling Unit
Capacity [RHNA
Capacity]
168 84 28 280
- Pipeline Project
Capacity [RHNA
Capacity]
33 2 150 185
= Site Capacity
Needed 1,341 563 1,502 3,406
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65583.2(g)(2) that existing uses are not impediments to additional development.
This demonstration includes a description of recent residential development on nonvacant sites in Campbell, recent 100 percent affordable residential development throughout the region, and a category- by-category analysis of nonvacant sites that includes potential findings for Campbell City Council, as required by HCD.
Realistic Site Capacity
Sites are expected to develop to maximum capacity due to policies in the Housing Element, the region's recent history of residential development on nonvacant sites, and region-wide examples of affordable housing projects.
However, the Housing Element relies on the sites' minimum densities in order to meet RHNA, as shown in Table IV-8. Although minimum densities are sufficient to meet RHNA, Campbell encourages housing developments to achieve target densities (see Program H-4k). The City's housing policies, as well as recent history of residential develop ments on nonvacant sites and region-wide affordable housing development, point towards achieving maximum densities even if minimum densities are sufficient to meet RHNA.
Housing Policy
The Housing Element con tains policies and programs to incentivize maximum development of parcel capacity, such as Policy H -1.4, which requires that all sites in the Site Inventory achieve at least 75 percent of the maximum General Plan Land Use density, and other policies and programs surrounding objective design standards, reaching maximum densities, and reducing parking requirements.
The policy framework supports meeting general plan maximum densities in order to provide substantial numbers of housing units per site.
Region-Wide Affordable Housing Projects
There have been many affordable housing projects, including 100 percent affordable projects, built on non -vacant lots in San ta Clara County and neighboring San Mateo County the past several years. Campbell's 6 th Cycle Housing Elemen t includes policies on the production of affordable housing, particularly 100 percent affordable housing, as a response to community outreach and as a method to produce and affirmativ ely further fair housing in the City. The incentives for 100 percent affordable housing involve density bonuses as well as fee and development requirement waivers. These incentives were designed as a response to input from city
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residents, affordable housing residents, and affordable housing developers input.
Appendix IV-C includes a list of 18 projects in the area . These projects range from 37 to 213 du/ac in density and four to eight stories in height.
Non-Residential Uses
Of the 131 housing opportunity sites, there are 2 that are designated to only allow residential uses:
• Site #49: 320 Virginia Avenue
• Site #162: 251 Llewellyn Avenue
The remaining 129 sites are being studied in the General Plan update as mixed use, designated to allow commercial uses as well as residential uses. However residential uses are required as part of development in all of these parcels. In addition, there is a strong likelihood of development on these 129 other sites. This is demonstrated by the recently-developed and underway residential projects in Campbell and the several residential projects in adjoining jurisdictions that are developed in mixed -use areas, fitting a similar profile to the projected developments in Campbell's site inventory.
Small and Large Sites
In order to achieve financial feasibility, HCD recommends sites between a half-acre and 10 acres in size as suitable for developing lowe r-income housing. Of the 131 sites in the site inventory, 64 are less than 0.5 acres and 66 are between 0.5 and 10 acres in size. There is one site larger than 10 acres, site #17, but only a 1 -acre portion of that site will be developed with housing. Therefore, it will be counted as a site between 0.5 and 10 acres in size.
Some sites include consolidation of adjacen t parcels under common ownership in order to qualify as a "suitable size" site. These include the Milk Farm parcels in southwest Campbell's San Tomas area, the sites between Railway Avenue and Campbell Avenue near the downtown Campbell VTA Light Rail stati on, and the Bel Gato strip commercial development in northeast Campbell.
In order to develop affordable housing on some of the larger sites in Campbell, the Housing Element recommends a strategy of using "carveouts" ranging from one-half to two acres that would allow residential development in non -residential areas. These carveouts are intended to
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make land costs manageable for residential developers, particularly affordable housing developers, and to complement the existing uses while allowing them to remain on-site. In many sites, these carveouts came out of consultation with the property owner. There are 11 carveout sites in the site inventory, one of which (Site # 17) is on a site larger than 10 acres in size.
Other Analyses
To conclude the Residential Site Inventory section, there are three short sections on other analyses required by HCD:
• Nonvacant Sites That Include Residential Units: Site 126, 251 Llewellyn Avenue, includes an existing affordable unit that necessitates program H-2l, requiring replacement when any new development occurs.
• AB 725 (Wicks): Noting that all sites allow four or more residential units.
• AB 1233: 5th Cycle Shortfall Review: Noting that no rezoning due to 5th Cycle Shortfall is required.
NONVACANT SITES THAT INCLUDE RESIDENTIAL UNITS
Government Code Section 65583.2(g)(3) necessitates a program requiring the replacement of units affordable to the same or lower income level as a condition of any development on a nonvacant site consistent with those requirements set forth in Density Bonus Law.
Site #126 at 251 Llewellyn Avenue includes one below -market-rate unit.
Program H-2l, the Replacement Unit Program , requires replacement housing units on sites identified in the site inventory when any new development occurs on the site.
AB 725 (WICKS)
AB 725 requires a jurisdiction to plan for at least 25 percent of moderate - income units to be located in areas zoned for at least four units per parcel (but not more than 100 units per acre) and at least 25 percent of above- moderate income unites to be located in areas zoned for at least for units per parcel.
All of the sites in the Sites Inventory are in areas zoned for at least fo ur units of housing per parcel, complying with AB 725.
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The proposed General Plan land use changes allow for densities of at least 18-25 du/ac, which would allow more than four units on each site. The highest density permitted is 75 du/ac.
There are two sites in the site inventory, Site #218.1 and Site #218.2, that allow 2 units each but are part of a larger assemblage of parcels that also includes Site #218.3. This site would allow a combined 9 units.
AB 1233: 5TH CYCLE SHORTFALL REVIEW
Campbell had adequate sites available in its previous Housing Element cycle and is not required to accomm odate any unaccommodated need.
There is no rezoning necessary as per Government Code section 65584.09.
Summary of Quantified Objectives
Many programs and policies reduce barriers and create opportunities for a balanced community. These goals are essential to meeting the City’s housing needs, but are more qualitative in general. Campbell reasonably expects that a total of 5,465 units will be developed, as described by the tables below:
Table IV-13: Projected Housing Summary
Category
6th Cycle
Opportunity
Sites
Accessory
Dwelling Units
Pipeline
Projects Rehabilitation Conservation/
Preservation
Very Low
Income 1,000 8429 0 0
Low
Income 861 84 4 0 0
Moderate
Income 573 84 2 0 0
Above
Moderate
Income
2,566 28 150 0 0
Sub-
Totals 5,000 280 185 0 0
Total 5,465 units
Campbell's 6th Cycle Housing Elem ent does not use rehabilitated, converted, or preserved existing affordable residential units nor other alternative methods to meet its RHNA obligations.
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Table IV-14: New Housing Units by Affordability
Type of Unit Number of Units
New Affordable Units 2,721
New Market Rate Units 2,744
Total Units 5,465
Infrastructure:
WATER:
[To completed with environmental analysis within the Draft EIR for the General Plan and Housing Element Update]
SEWER:
[To completed with environmental analysis]
DRY UTILITIES:
[To completed with environmental analysis]
ENVIRONMENTAL CONSTRAINTS
[To completed with environmental analysis]
GOALS, POLICIES AND PROGRAMS
This Housing Element contains five housing goals that provide overarching housing guidance for the City to strive towards. Within each goal are policies that describe the approach or behavior that will move the City towards the respective goals. These poli cies and goals will be realized through housing programs, which detail actionable implementation steps that the City will take throughout the planning period. Each housing program includes the responsible party for implementation, funding source, measurable goal, and timeframe for implementing the program.
The City has the following five housing goals for the 2023 -2031 Housing Element, which are described in more detail within the table below, bolstered by policies and programs:
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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 groups
The Housing Element's 5 goals, 31 policies, and 5 9 programs create a framework that will promote the development of new residential units at all affordability levels, as well as maintain existing affordable units and focus on special housing needs.
This policy framework was developed in a multi-step process that focused on fair housing issues and built off of extensive community outreach.
Policy and Program Development
Campbell's approach to affirmatively furthering fair housing is integrated in the goals, policies, and programs of the Housing Element.
In addition, the City took a site allocation approach that distributed housing opportunity sites throughout the City, with focuses in the higher -density areas near transit, in order to distribute affordable housing while leveraging the assets existing in transit corridors. The Affordable Housing Overlay and related policies and programs considers strategies to develo p more affordable housing, particularly near transit and amenities. The approach described in the policies and programs would encourage more affordable housing in high -resource areas throughout the City. The policies and programs reinforce and promote the development of affordable housing while encouraging equitable dispersion of affordable housing throughout the City and avoiding further concentration of opportunity and poverty.
The housing policies and programs were also developed based on an extensive community outreach process. Some of the policies and programs were directly adapted from outreach suggestions on policy updates. The community identified strategies for addressing the needs of special needs populations and emphasized the importance of expanding opportunities for affordable housing. A full summary of the findings from the community outreach is discussed in Chapter III. The policies and programs contained in this chapter reinforce housing equity by responding to the concerns and priorities identified by the community.
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Contributing Factors and Policy Development
In Chapter II, the “Contributing Factors” section identifies four overarching issues that are contributing factors to housing issues in the City:
• Disparities in Access to Opportunities
• Disproportionate Housing Needs
• Staff Capacity
• Limited Accessibility to Support Services Available
Policy responses to these contributing factors are contained in Table IV- 15, below. The contributing factors are ranked by priority, with "Disparities in Access to Opportunities" the highest priority and "Limited Accessibility to Support Services Available" the lowest priority of the four.
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Table IV-15: Contributing Factors and Potential Strategies Special Needs Groups and Policy Development
Policies and programs identified to specifically address the housing and supportive service needs of special needs groups are identified below:
Contributing
Factor Priority Policies and Implementing Programs
Disparities in
Access to
Opportunities
High
Program H-1a: Inclusionary Housing Ordinance
Implementation
Program H-5r: Low Barrier Navigation Centers
Program H-2e: Housing Rehabilitation Loan Program
Program H-5c: Multilingual Housing Information
Disproportionate
Housing Needs High
Policy H-1.1: Inclusionary Housing
Policy H-1.6: Emphasis on Affordable Housing
Policy H-5.1: Renter Protections
Policy H-5.2: Special Needs Housing
Policy H-5.8: Incentives for Special Needs Housing
Program H-5e: Homeless Assistance/Shelter
Provisions
Program H-5f: Persons with Disabilities
Program H-5h: Fair Housing Program
Program H-5r: Low Barrier Navigation Centers
Program H-5y: Units for Special Needs
Staff Capacity Medium
Program H-5c: Multilingual Housing Information
Policy H-3.1: Institutional Capacity
Program H-3b: Housing Program Staffing
Program H-5b: Equity Trainings
Program H-5m: Coordination with Affordable Housing
Providers
Limited
Accessibility to
Support Services
Medium
Program H-5c: Multilingual Housing Information
Program H-5d: Shared Housing Program
Program H-5h: Fair Housing Program
Program H-5r: Low Barrier Navigation Centers
Program H-5t: Employee Housing
Program H-5w: Know Your Rights Flyers
Policy H-5.3: Housing Accessibility
Policy H-5.11: Integrated Services
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SENIOR HOUSEHOLDS
The following policies and programs will address the housing needs of older residents in Campbell:
Table IV-16 Senior Policies and Programs
Policies Programs
• Policy H-1.1: Inclusionary
Housing
• Policy H-1.6: Emphasis on
Affordable Housing
• Policy H-5.2: Special Needs
Housing
• Policy H-5.8: Incentives for
Special Needs Housing
• Policy H-5.9:
Adaptable/Accessible Units for
People with Disabilities
• Policy H-5.11: Integrated
Services
• Program H-2k: Senior
Home Rehabilitation
• Program H-5c: Multilingual
Housing Information
• Program H-5f: Persons with
Disabilities
• Program H-5g: Reasonable
Accommodation
• Program H-5h: Fair
Housing Program
• Program H-5y: Units for
Special Needs
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PERSONS WITH DISABILITIES AND
DEVELOPMENTAL DISABILITIES
The following policies and programs will address the housing needs of people with disabilities in Campbell:
Table IV-17: People with Disabilities Policies and Programs Policies Programs
• Policy H-1.1: Inclusionary
Housing
• Policy H-1.6: Emphasis on
Affordable Housing
• Policy H-5.1: Renter
Protections
• Policy H-5.2: Special Needs
Housing
• Policy H-5.8: Incentives for
Special Needs Housing
• Policy H-5.9:
Adaptable/Accessible Units for
People with Disabilities
• Program H-5c: Multilingual
Housing Information
• Program H-5f: Persons with
Disabilities
• Program H-5g: Reasonable
Accommodation
• Program H-5h: Fair
Housing Program
• Program H-5m:
Coordination with
Affordable Housing
Providers
• Program H-5p: Housing
Proposal Selection Process
• Program H-5v: Community
Outreach for Implementing
Housing Element Programs
• Program H-5y: Units for
Special Needs
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LARGE HOUSEHOLDS
The following policies and programs will address the housing needs of large families in Campbell by incentivizing the development of housing types that meet the needs of large families and ensuring that this population is aware of available housing services:
Table IV-18: Large Families Policies and Programs
Policies Programs
• Policy H-1.1: Inclusionary
Housing
• Policy H-1.6: Emphasis on
Affordable Housing
• Policy H-5.1: Renter
Protections
• Policy H-5.2: Special Needs
Housing
• Policy H-5.8: Incentives for
Special Needs Housing
• Program H-1a: Inclusionary
Housing Ordinance
Implementation
• Program H-5c: Multilingual
Housing Information
• Program H-5h: Fair Housing
Program
• Program H-5y: Units for
Special Needs
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FEMALE-HEADED HOUSEHOLDS
The following policies and programs will address the housing needs of female-headed households in Campbell:
Table IV-19: Female-Headed Households Policies and Programs Policies Programs
• Policy H-1.1: Inclusionary
Housing
• Policy H-1.6: Emphasis on
Affordable Housing
• Policy H-5.1: Renter
Protections
• Policy H-5.2: Special Needs
Housing
• Policy H-5.8: Incentives for
Special Needs Housing
• Program H-5c: Multilingual
Housing Information
• Program H-5d: Shared
Housing Program
• Program H-5h: Fair Housing
Program
• Program H-5y: Units for
Special Needs
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PEOPLE EXPERIENCING HOMELESSNESS
The following policies and programs will address the housing needs of people experiencing homelessness in Campbell:
Table IV-20: People Experiencing Homelessness Policies and Programs Policies Programs
• Policy H-5.2: Special Needs
Housing
• Policy H-5.8: Incentives for
Special Needs Housing
• Policy H-5.10: Address
Homelessness
• Policy H-5.11: Integrated
Services
• Program H-1a: Inclusionary
Housing Ordinance
Implementation
• Program H-5c: Multilingual
Housing Information
• Program H-5e: Homeless
Assistance/Shelter Provisions
• Program H-5f: Persons with
Disabilities
• Program H-5h: Fair Housing
Program
• Program H-5r: Low Barrier
Navigation Centers
• Program H-5y: Units for
Special Needs
FARMWORKERS
Although there are no farmworkers in Campbell, the City will coordinate with regional partners to address regional housing issues to meet the needs of farmworkers. Santa Clara County is taking the lead on developing a “Bay Area Regional Agricultural Plan”. Launching in 2022, the Plan will undertake the following ini tiatives: explore regional strategies for the conservation of agricultural land (joint powers authority, financing mechanisms, land trust) , thus reducing the greenhouse gas emissions associated with urbanization; help local governments plan land -use strategies to protect agricultural land that might otherwise be developed”; and explore farmworker housing including programs, policies, and legislation. Additionally, future farmworkers will benefit from varied housing types, such as affordable multifamily developments and SROs.
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Table IV-21: Farmworkers Policies and Programs
Policies Programs
• Policy H-1.1: Inclusionary
Housing
• Policy H-1.6: Emphasis
on Affordable Housing
• Policy H-5.1: Renter
Protections
• Policy H-5.2: Special
Needs Housing
• Policy H-5.8: Incentives for
Special Needs Housing
• Program H-5h: Fair Housing
Program
• Program H-5y: Units for
Special Needs
VETERANS
The following policies and programs will address the housing needs of veterans in Campbell.
Table IV-22: Veterans Policies and Programs
Policies Programs
• Policy H-1.1: Inclusionary
Housing
• Policy H-1.6: Emphasis
on Affordable Housing
• Policy H-5.1: Renter
Protections
• Policy H-5.2: Special
Needs Housing
• Policy H-5.8: Incentives
for Special Needs
Housing
• Policy H-5.11: Integrated
Services
• Policy H-5.13: Veterans
Housing
• Program H-5g: Reasonable
Accommodation
• Program H-5h: Fair Housing
Program
• Program H-5y: Units for
Special Needs
• Program H-5x: Veterans'
Needs
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Goals, Policies and Programs Table
Table IV-23 includes Campbell’s 6th Cycle Housing Element Goals, Policies and Programs.
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Table IV-23: Housing Element Goals, Policies and Programs Goal/Policy/Program
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.
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.
Policy H -1.3: Mixed-Use Development : Promote mixed -use development where housing is located near jobs, services, shopping, schools, and public transportation.
Policy H-1.4: Planned for Densities: All housing opportunity sites shall achieve 75 percent of the maximum General Plan Land Use density.
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.
Policy H -1.6: Emphasis on Affordable Housing: Support the development of additional affordable housing by non-profit and 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.
Policy H -1.8: Housing Types: Support a range of housing types, densities, and affordability levels distributed throughout the City.
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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).
These amendments could also include:
• Initiating a nexus study to reevaluate increasing the affordable housing in-lieu fee.
• Updating the inclusionary ordinance to require for-sale projects to provide the same allocation of units available to lower - income and very low -income units that is required for rental projects. Modifying the In -Lieu Fee threshold to apply only to developments of 5 -9 units. Housing developments of 10 or more units w ould not be allowed to substitute affordable units with in-lieu fees.
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.
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 O verlay Zone to incentivize the development of housing meeting priorities. Incentives may include:
• Allowing an increase in density over that otherwise allowed under State Density Bonus Law.
• Allowing a reduction in parking standards consistent with those provided under State Density Bonus Law
• Providing for Ministerial Review.
• Providing for building, planning, and/or impact fee reductions or waivers.
• Providing for City funding support of frontage improvements.
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
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Program H -1d: Maximum Average Unit Size: Establish an average maximum unit size of 1,250 square feet for projects with a density over 45 dwelling units per acre.
Modify Zoning
Ordinance to
include maximum
unit size/FAR for
buildings over a
certain density or
height.
_Modify Zoning
Ordinance
concurrent with
adoption of
Objective
Standards
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
Adopt by June
2023
Program H-1e: Pre-Approved ADU Plans: Collaborate with countywide efforts to develop pre -approved ADU plans su itable for Campbell, including designs that are ADA accessible.
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: 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-1f: 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.
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-1g: SB 10 Ordinance: Adopt a 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.
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
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Program H -1h: Periodic Ordinance Amendments: Update the Municipal Code as needed to comply with changes to State Law and local conditions/needs.
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)
Program H -1i: 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.
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 -1j: 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 maximiz ation while considering open space, landscaping, and other requirements. The Modify Zoning
Ordinance to
incentivize
residential
development on
parcels with mixed-
use land use
designations as
part of the
_Modify zoning
ordinance
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
Spring 2023
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Objective Development Standards will also allow the reside ntial component of mixed -use projects to not count against the allowable FAR.
Objective Design
Standards update.
Program H -1k: Achieve Target Densities: The City will incentivize maximizing the densit ies established in land use regulations by modifying development standards that impinge on density. This could be supported by Objective Development Standards (Program H-1i).
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 -1l: 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.
Contact elected
representatives
about housing
legislation as
appropriate.
_Subcommittee to
meet (including
virtual meetings)
with state
legislature in an
ongoing manner
Housing
Division,
Planning
Commission,
City Attorney,
City Manager’s
Office, City
Council
Community
Development
Budget,
General Fund
Annually /
Ongoing
Program H-1m: Consider the establishment of a program that allows for increases in residential densities for projects that construct micro - units, tiny housing, co -housing, live -work units, and/or other creative housing products that provide for lower-cost housing choices in Campbell. The program may include a formula to establish Small Efficiency Dwelling Unit (SEDU) equivalents, wherein housing units below a certain size threshold count as partial units towards the overall density allowances established by the General Plan.
Modify Zoning
Ordinance to allow
for the various
housing types.
_Modify zoning
ordinance
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
Adopt by June
2024
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.
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.
Programs:
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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.
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
Program H -2b: Preservation of Mobile Home Park Units: Develop General Plan policy to preserve mobile home parks, outright, and to prohibit their conversion.
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.
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.
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 Rebuildi ng Together Silicon Valley’s home repair program.
The City will
maintain programs
to inform residents
about Countywide
housing programs
_Publish
information on
website.
_Use at least
three of the
Housing Division
Community
Development
Budget
Ongoing
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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.
following channels
to distribute
information: social
media campaign,
website, local
press, Council
announcements,
utility mailers
_Conduct one
outreach event a
year.
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 Housing Division. Through this program, connect property owners to rehabilitation assistance programs offered by the County or non-profit partners, if applicable.
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
_Include in City's
Community
Restitution Fund
funding for home
repair projects.
Building Division
Community
Development
Budget
Ongoing
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.
The City will
maintain a log of
contacts with the
owners of the at-
risk properties, and
_Maintain log of all
deed-restricted
affordable housing
units and their
Housing Division
Community
Development
Budget
Yearly
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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. 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.
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)
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.
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.
Notify tenants at
least one year prior
to potential
conversion to
market-rate
housing. As part of
this notification
_ Notify tenants at
least one year
prior to potential
conversion to
market-rate
housing.
Notification should
Housing Division
Community
Development
Budget
Yearly
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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.
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.
Program H -2j: Weatherization and Retrofitting: Inform residenti al 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.
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.