Identify funding
sources and
develop outreach
methods for senior
home rehabilitation
program.
_Establish fund,
potentially through
Code Enforcement
Community
Restitution Fund
Housing Division
Community
Restitution
Fund
By end of
December 2025
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_Publish fund
information on
website
_Use at least
three of the
following channels
to distribute
information: social
media campaign,
website, local
press, Council
announcements,
utility mailers
Program H-2l: Replacement Unit Program: Campbell will adopt a policy and will require replacement housing units subject to the requirements of Government Code section 65915, subdivision (c)(3) on sites identified in the site inventory when any new development (residenti al, mixed-use or nonresidential) occurs on a site that is identified in the inventory meeting the following conditions:
• currently has residential uses or within the past five years has had residential uses that have been vacated
or demolished, and
• was subject to a recorded covenant, ordinance, or law that restricts rents to levels
• affordable to persons and families of low or very low- income, or
• subject to any other form of rent or price control through a public entity’s valid exercise of its police power, or • occupied by low or very low-income households.
In order to mitigate
the loss of
affordable housing
units, require new
housing
developments to
replace all
affordable housing
units lost due to
new development.
_Adopt
Replacement Unit
Policy
Housing Division
Community
Development
Budget
The
replacement
requirement will
be implemented
immediately and
applied as
applications on
identified sites
are received
and processed,
and local policy
shall be
adopted by the
end of
December
2023.
Goal 3: Remove Government Constraints to Housing
Policies:
Policy H -3.1: Institutional Capacity: Investigate options and opportunities for Campbell to restore the housing program staff resources to oversee the implementation of non -development-related the programs and activities. Some of the possible options to restore staff
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resources could include hiring additional City staff and/or partnering with other jurisdictions or non-profit organizations.
Policy H-3.2: Regulatory Incentives: Provide regulatory and/or financial incentives where appropriate to offset or reduce the costs of affordable housing development, including density bonuses and flexibility in site development standards.
Policy H -3.3: Ordinance Updates: Update the Municipal Code as needed to comply with changes to State Law and local conditions relating the housing production and affordability.
Policy H -3.4: Development Review: Ensure transparency in the development review process to minimize delays and reduce procedural constraints on housing developers.
Programs:
Program H -3a: Update the Municipal Code to reduce parking requirements. The following parking reduction strategies in areas adjacent to light rail, and other parts of the City which will not present impacts to residential neighborhoods, shall be considered:
• 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
Update the
Municipal Code to
revise parking
standards to better
align with State
density bonus
standards and best
practices in current
approaches to
parking
_Update municipal
code with new
parking standards
concurrent with
preparation of
Objective
Standards
Housing Division
Community
Development
Budget
By end of 2023
Program H-3b: Housing Program Staffing: Ide ntify funding sources to support expanding housing staff capacity and hire a Housing Program Manager to monitor and implement housing programs.
Hire a Housing
Program Manager
to expand staff
capacity for
implementing the
Housing Element.
_Complete
Housing Program
Audit to obtain
recommendations
on creating a
sustainable fiscal
and management
model for the
Housing Program
Housing Division
Community
Development
Budget
Acquire funding
sources by the
start of 2024;
Hire a Housing
Program
Manager by
mid-2024
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_Hire Housing
Program Manager
Program H-3c: Affordable Housing Partnerships: Look for opportunities to partner with Santa Clara County, other cities, non -profit organizations, and for-profit housing providers to preserve, rehabilitate, and construct affordable housing units in and around Campbell.
The City will
continue to explore
and evaluate
opportunities to
partner with non-
profit organizations
to rehabilitate,
preserve or create
affordable housing.
The City will also
monitor and
evaluate
opportunities to
apply for affordable
housing grants in
conjunction with its
non-profit partners.
_Establish roster
of potential
partnerships,
updated every two
years
_Establish list of
grants and
awarded grantees,
updated every two
years
Housing Division
Community
Development
Budget
Monitor and
evaluate
opportunities
every two years
starting by the
end of 2023
Program H -3d: 100 Percent Affordable Housing: Following the adoption of objective design standards, 100 percent affordable housing developments will be e ligible for ministerial review, in accordance with State law
Adopt Municipal
Code amendments
to incentivize the
development of 100
percent affordable
housing.
_Amend code to
allow ministerial
review for 100-
percent affordable
housing
developments
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
By end of
December 2024
Program H-3e: Reuse Sites: In accordance with State law, Modify the Zoning Ordinance so that parcels in the Site Inventory identified in previous Housing Elements ("Reuse Sites") with at least 20 percent of the units affordable to lower-income households are eligible for by- right processing with ministerial review.
Modify Zoning
Ordinance to
promote
redevelopment of
reuse sites
according to HCD
ministerial review
standards.
_Modify zoning
ordinance
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
By end of
January 2026
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.
The City will
evaluate and
contribute funding
as appropriate to a
housing application
portal for below-
market rate
_Evaluate
potential below-
market rate
housing
application portals
for viability
Housing Division General Fund
Annual
evaluation of
potential below-
market rate
housing
application
portals, funding
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housing units
administered at a
state, county, or
regional scale.
_If a viable below-
market rate
housing
application portal
is in development,
contribute funding
to support it
when
appropriate
Goal 4: Resilient Housing Policies
Policies:
Policy H-4.1: Green Buildings: Encourage the use of sustainable and green building design in new and existing housing.
Policy H -4.2: Energy Efficiency: Energy costs can reduce the affordability of housing for lower income households. The City will continue to promote programs and opportunities for improved energy efficiency and weatherization. To address energy conservation in existing buildings, Campbell’s website promotes service providers' utility assistance programs. These programs primarily serve extremely low- and very low-income households.
Policy H -4.3: Siting Development: Limit new development in the highest hazard areas that cannot otherwise be mitigated. Expand beneficial uses, such as open space, flood mitigation and recreation, in non-developable high hazard lands.
Policy H -4.4: Resilient Design: Encourage housing designs that are resilient to hazards and climate impacts through land use planning tools, development standards, and building standards.
Programs:
Program H-4a: Resilient Objective Design Standards: Address resilient design, including but not limited to sustainable building materials and siting buildings to optimize passive heating and cooling in the City’s Objective Design Standards.
Adopt Objective
Design Standards
that include
standards to
ensure sustainable
building design
_Include
sustainable
building design
standards in
Objective Design
Standards
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
By end of
December 2023
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Program H -4b: Green Buildings: Continue to implement the City’s Reach Codes and review development projects for compliance with the CalGreen building code.
Implement the
State’s CalGreen
building codes to
promote climate
protection
strategies. Promote
green building and
energy
conservation on
City website and
through brochures.
Campbell will
update its Reach
Codes in
concordance with
the next updates to
the State Building
Codes.
_Promote green
building and
energy
conservation on
website
_Use at least
three of the
following channels
to distribute
information: social
media campaign,
website, local
press, Council
announcements,
utility mailers
_Conduct one
outreach event a
year.
_Update Reach
Codes
Building Division
Community
Development
Budget
Ongoing
Program H -4c: Promote Energy Efficiency: Promote programs and activities that reduce residential energy usage in existing and new buildings by updating and maintaining the City’s website with information on Pacific Gas and Electric and Silicon Valley Clean Energy's utility assistance programs, Silicon Valley Clean Energy’s renewable energy program and rebates, and other available energy efficiency programs and rebates
Inform households
of utility assistance
programs and other
energy efficiency
programs.
_Use at least
three of the
following channels
to distribute
information: social
media campaign,
website, local
press, Council
announcements,
utility mailers
_Conduct one
outreach event a
year.
Building Division
Community
Development
Budget
By end of
December 2025
Program H-4d: Climate Action Plan: Adopt a Climate Action Plan that addresses and promotes energy efficient and renewable energy programs for residential development, including alternatives to conventional heating and air conditioning.
Adopt a Climate
Action Plan
_Adopt Climate
Action Plan
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
By end of
December 2025
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Goal 5: Affirmatively Furthering Fair Housing and Addressing Special Needs Policies:
Policy H-5.1: Renter Protections: Ensure compliance with fair housing laws and pursue programmatic services and funding to provide assistance to renters and minimize risk of evictions and displacement.
Policy H -5.2: Special Needs Housing: Promote the development, rehabilitation, and preservation of affordable housing and supportive services for persons with special needs, including but not limited to:
seniors, single parents with children, female-headed households, large households, persons with disabilities and d evelopmental disabilities, people experiencing homelessness, and those at risk of becoming homeless, particularly in neighborhoods that are accessible to public transit, commercial services, and health and community facilities.
Policy H -5.3: Housing Accessibility: Address the special needs of persons with disabilities through provision of supportive housing, homeowner accessibility grants, and provision of reasonable accommodation procedures.
Policy H-5.4: Fair Housing: The City of Cam pbell shall affirmatively further fair housing for all people (including all race/ethnicities, genders, ages, sexual orientations, religions, people disabilities, etc.) particularly those with disabilities and developmental disabilities.
Policy H -5.5: Rights of Tenants and Landlords: Assist in educating tenants and landlords, and settling disputes between the two parties.
Policy H -5.6: Rental Assistance: Support the provision of rental assistance to lower-income households and special needs households.
Policy H-5.7: Homeownership Opportunities: Support the provision of homeownership assistance to extremely low -, very low -, low -, and moderate-income households.
Policy H -5.8: Incentives for Special Needs Housing: Develop incentives, such as density bonuses, expedited review, and fee waivers, to assist in the development of housing for special needs populations, including low-income senior households and people with disabilities.
Policy H-5.9: Adaptable/Accessible Units for People with Disabilit ies:
Ensure that new multi-family housing includes units that are accessible
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and adaptable for use by people with disabilities and developmental disabilities in conformance with the California Building Code. This will include ways to promote housing design strategies to allow seniors to “age in place” or in the community.
Policy H -5.10: Address Homelessness: Work with the Santa Clara County Office of Supportive Housing and other communities in the county to support long -term solutions for homeless individuals and families in Santa Clara County. The City will allocate funds, as appropriate, for County and non -profit programs providing emergency shelter and related support services.
Policy H -5.11: Integrated Services: Assist service pro viders to link together programs serving the needs of special populations to provide the most effective response to homelessness or persons at risk of homelessness, youth needs, seniors, persons with mental or physical disabilities, substance abuse problem s, HIV/AIDS, physical and developmental disabilities, multiple diagnoses, veterans, victims of domestic violence and other economically challenged or
underemployed workers.
Policy H-5.12: Equity in Structural Processes: Incorporate equity and diversity practices into structural processes, including policy development and community outreach strategies.
Policy H -5.13: Veterans Housing: Consider veterans as a special needs groups alongside other special needs groups (Seniors, People with Disabilities Including Developmental Disabilities, People Experiencing Homelessness, Large Families and Female -Headed Households, and Farmworkers).
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Programs:
Program H-5a: Education on Fair Housing Laws: Ensure landlords and renters understand their rights and responsibilities under fair housing law.
Educate landlords
and renters on their
rights and
responsibilities
under fair housing
law by posting
information on the
City’s website;
distributing
information through
business licensing
recertification
process for
landlords; posting
fair housing posters
in City Hall, the
community center,
and the library.
_Publish
landlord/renter
rights and
responsibilities on
City website;
distributing
information
through business
licensing
recertification
process for
landlords; posting
fair housing
posters in City
Hall, the
community center,
and the library.
_Use at least
three of the
following channels
to distribute
information: social
media campaign,
website, local
press, Council
announcements,
utility mailers
_Conduct one
outreach event a
year.
Housing
Division, Finance
Department
Community
Development
Budget,
Finance
Department
Budget
Resources to be
posted by the
end of
December
2023.
Resources shall
be updated
within 3 months
of any changes
to state law.
Mailers will be
sent annually as
part of business
licensing
recertification
process to
indicate
changes.
Program H -5b: Equity Trainings: Integrate racial equity in structural planning processes.
The City shall
coordinate biannual
staff discussions on
historical injustices
and how those
injustices have
affected society
today in order to
increase education
_Conduct internal
Equity Trainings
every two years
City Manager's
Office, Human
Resources
General Fund
By end of
December
2028, then
every 2 years
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and awareness
about the future of
the City. Invite local
non-profit
organizations to
host workshops
and discussions on
the topics of
housing equity,
diversity, and
inclusion.
Program H-5c: Multilingual Housing Information: Update and maintain the City’s website to include multilingual information on housing resources and programs offered through the City and Santa Clara County. At a minimum, languages shall include English and Spanis h.
The website shall include direct links to County, City, or non -profit agencies that administer the housing programs. This information shall also be posted and made available at City Hall, the community center, and the library. Information should include , but is not limited to the following:
A. Fair Housing Laws
B. Rehabilitation loan programs
C. Santa Clara County Housing Authority
D. Rental assistance programs, such as Section 8 and the Rent Mediation Program
E. Code enforcement
F. Homebuyer assistance
G. Foreclosure assistance
H. Information about affordable housing
I. Information about shelters, navigation centers, and other supportive programs for people experiencing homelessness
J. Special needs housing programs and services
The city shall also conduct a rental survey that includes changes to tenancies, change in rents, etc.
Update City's
website with
information on
equitable access to
housing resources.
Further specific
translation of City
documents and
actions will be
prioritized and
implemented at
update of website.
_Publish Spanish-
language list of
housing services
on website
_Use at least
three of the
following channels
to distribute
information: social
media campaign,
website, local
press, Council
announcements,
utility mailers;
including through
school districts
and their English
Learner Advisory
Committee
(ELAC) and Public
Information Officer
(PIO)
_Conduct one
outreach event a
year.
_Work with
community
organizations to
identify what City
documents and
Housing Division
Community
Development
Budget
Website shall
be updated by
June 2024 and
updated
annually
thereafter.
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outreach avenues
should be
translated, and
translate as
appropriate
Program H -5d: Shared Housing Program: The City will continue to encourage and support the provision of shared housing opportunities in Campbell by posting resources on the City’s website. Under a shared housing program, a home provider, a person who has a home to share, is matched with a home seeker, a person in search of a home to share.
Continue to provide
(if available)
assistance for
shared housing
services to single-
parent households,
and extremely low-,
very low-, and low-
income populations
(if available).
_Publish list of
shared housing
opportunities on
website
_Use at least
three of the
following channels
to distribute
information: social
media campaign,
website, local
press, Council
announcements,
utility mailers
Housing Division
Community
Development
Budget
Yearly
Program H-5e: Homeless Assistance/Shelter Provisions: The City will continue to support non-profit agencies that serve people experiencing homelessness and those at risk of becoming homeless. These agencies offer emergency shelters, transitional housing facilities, housing assistance, food, clothing, and job referrals to persons in need.
Refer individuals to
non-profit and
County programs
that provide
homeless shelters
and provide
services that meet
the needs of the
unhoused
population.
_Publish list of
homelessness
services on
website
_Use at least
three of the
following channels
to distribute
information: social
media campaign,
website, local
press, Council
announcements,
utility mailers
Housing
Division, Police
Department
Community
Development
Budget
Ongoing
Program H -5f: Persons with Disabilities: Coordi nate with other agencies and organizations, such as San Andreas Regional Center (SARC), Housing Choices Coalition, and Bay Area Housing Coalition, in meeting the needs of persons with disabilities including through the following actions:
Refer individuals to
housing and
services for
disabled persons.
_Publish list of
agencies and
organizations on
website
Housing Division
Community
Development
Budget
Update the
City’s website
with resources
for people with
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• Work with agencies and organizations r to increase the availability of information on programs to assistance persons with disabilities. • Continue to provide support to area homeless shelters and service providers to serve extremely low- and very low- income populations (as resources are available).
• Explore opportunities to assist in the provision of supportive housing opportunities for persons with disabilities.
_Use at least
three of the
following channels
to distribute
information: social
media campaign,
website, local
press, Council
announcements,
utility mailers
disabilities on a
yearly basis
Program H -5g: Reasonable Accommodation: Ensure that the reasonable accommodation procedure and associated fees do not act as a constraint on housing for persons with disabilities.
Review the City’s
reasonable
accommodation
procedure for its
effectiveness and
potential impacts
on housing for
persons with
disabilities as part
of the City’s
Housing Element
Annual Report. The
City will evaluate
potential revisions
to the reasonable
accommodation
procedure as
appropriate based
on this annual
evaluation.
_Conduct review
of reasonable
accommodation
procedures every
3 years
_Publish revisions
as appropriate
_Conduct
revisions as
appropriate
Housing Division
Community
Development
Budget
Every 3 years,
with first by end
of 2023
Program H-5h: Fair Housing Program: Continue to allocate a portion of the City’s Business License Fees to fund Project Sentinel or a similar non-profit organization that offers fair housing investigative and enforcement services in northern California, including Santa C lara County.
Provide resources
to ensure fair
housing practices.
_Post fair housing
programs on City
website
_Use at least
three of the
following channels
to distribute
information: social
media campaign,
website, local
press, Council
Housing
Division, City
Council
Business
License Fees Yearly
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announcements,
utility mailers
Program H-5i: Rental Dispute Mediation Program: Provide mediation assistance for tenant/landlord disputes.
Continue to
promote and
enforce the Rental
Increase Dispute
Resolution
Ordinance and
offer a Rent
Mediation Program.
Provide information
on the program at
City Hall and other
public locations.
Mail information
regarding the City’s
Rent Mediation
Program as well as
contact information
for tenant/landlord
and fair housing
services to new
rental property
owners.
_Publish Rent
Mediation
Program info, as
well as on fair
housing services,
on City website; at
City Hall,
Community
Center; Library
_Use at least
three of the
following channels
to distribute
information: social
media campaign,
website, local
press, Council
announcements,
utility mailers
_Send information
on tenant/landlord
rights and
responsibilities
and fair housing
services upon new
application and
through City's
business licensing
renewal process
Housing
Division, Finance
Department
Community
Development
Budget,
Finance
Department
Budget
Yearly
Program H-5j: Section 8 Rental Assistance: Continue to work with the County Housing Authority to provide Section 8 rental assistance to extremely low to very low -income resid ents. Encourage landlords to register units with the Housing Authority.
Conduct outreach
to landlords once a
year to encourage
them to register
their units with the
Housing Authority.
_Conduct annual
outreach to
owners and
property
managers of
multifamily rental
properties through
business licensing
process.
Housing
Division, Finance
Department
Community
Development
Budget,
Finance
Department
Budget
Yearly
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Program H-5k: Mortgage Credit Certificate: Expand opportunities for home ownership through Mortgage Credit Certificates.
Provide information
on the federal
Mortgage Credit
Certificate (MCC)
program, which
allows qualified
first-time
homebuyers to take
an annual credit
against federal
income taxes of up
to 15 percent of the
annual interest paid
on the applicant’s
mortgage, on the
City’s website.
_Provide
information on City
website
_Use at least
three of the
following channels
to distribute
information: social
media campaign,
website, local
press, Council
announcements,
utility mailers
_Conduct one
outreach event a
year.
Housing Division
Community
Development
Budget
End of
December 2028
Program H -5l: Foreclosure Prevention: Promote the services of agencies that provide foreclosure intervention counseling services, including Neighborhood Housing Services Silicon Valley and Project Sentinel to provide residents with the education and resources to help reduce foreclosures.
Provide direct links
to relevant
agencies that
provide foreclosure
intervention
services on the
City’s website.
_Publish list of
foreclosure
intervention
services on City's
website.
_Use at least
three of the
following channels
to distribute
information: social
media campaign,
website, local
press, Council
announcements,
utility mailers
Housing Division
Community
Development
Budget
Website shall
be updated by
the end of
December 2023
and updated
annually
thereafter
Program H-5m: Coordination with Affordable Housing Providers: The City of Campbell shall work with lower income housing providers and funders to discuss lower income housing opportunities for people with disabilities and developmental disabilities.
Planning Staff shall
hold a yearly
meeting with all
relevant housing
service providers to
discuss lower
income housing
opportunities.
_Conduct meeting
annually. The
meeting can
agendize
discussion of Site
Inventory, funding
opportunities, and
other sites.
Housing Division
Community
Development
Budget
Yearly
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_By end of 2024,
prioritize City's list
of below-market-
rate units for
developmentally
disabled
individuals.
Program H-5n: Physically Accessible Housing: Require developers to integrate physically accessible units in new developments in accordance with State and Federal Law.
Ensure compliance
with American with
Disabilities Act
(ADA) standards.
_Target zero ADA
complaints by end
of 2031.
Building Division
Housing Division
Community
Development
Budget
Ongoing
Program H -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.
At least 25 (3% of
City's Very Low
RHNA shall be built
in the planning
period for
Extremely Low
Income people with
developmental
disabilities.
The City shall
partner with
Affordable housing
developers using
available City funds
(in-lieu fees /
linkage fees), City
owned lands or
other resources to
support
development of
these units.
_Approve plans
for 45 new
extremely low-
income housing
units by end of
2031.
Housing
Division,
Planning
Commission,
City Council
In-Lieu Fees
and Linkage
Fees
By end of
December 2031
Program H -5p: Housing Proposal Selection Process: In publishing requests for competitive proposals for any City-owned land, land dedicated to affordable housing under the city’s inclusionary ordinance or City housing funds. The City of Campbell shall grant additional points to proposals that address the City’s most difficult to achieve housing priorities including providing a greater number of extremely low - or The City shall
develop RFP
requirements that
support housing for
people at low
_Develop RFP
scoring
requirement
process
_Use RFP
process on new
Housing Division
Community
Development
Budget
By end of
December 2025
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acutely low -income units or committing to make a per centage of the units subject to a preference for people with special needs who will benefit from coordinated onsite services for people with disabilities and developmental disabilities.
income levels with
special needs.
housing
developments that
meet criteria
Program H-5q: Affirmative Marketing: As a condition of the disposition of any City-owned land, land dedicated to affordable housing under the City’s inclusionary ordinance, the award of City financing, any density bonus concessions, or land use exceptions or waivers for any affordable housing project, the City of Campbell shall require that a housing developer implement an affirmative marketing plan for physically accessible units which, among other measures, provides disability - serving organizations adequate prior notic e of the availability of the accessible units and a process for supporting people with qualifying disabilities to apply.
The City shall
develop affirmative
marketing plan
requirements for
this program.
_Require
affirmative
marketing plan
_Use requirement
on new housing
developments that
meet criteria
Housing Division
Community
Development
Budget
By end of
December 2025
Program H-5r: Low Barrier Navigation Centers: Amend Zoning Code Chapter 21.72 Definitions to include the definition for “Low Barrier Navigation Center” consistent with State law. Allow in at least two mixed-use zoning districts to permit low barrier navigation centers as a by-right use.
Provide a pathway
to permanent
housing for people
experiencing
homelessness as
per AB 101 (2019)
_Amend zoning
ordinance Housing Division
Community
Development
Budget
By end of
December 2023
Program H -5s: Density Bonus: Citywide, the City will provide an additional density bonus in exchange for housing developers including 5 percent of units available at an extremely low-, or even lower, income level.
The City shall
update the
Municipal Code to
allow an additional
density bonus for
projects that
propose at least
5% of the units are
designated for
extremely low, or
an even lower
income level.
_Establish local
density bonus
statute
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
By end of
December 2024
Program H-5t: Employee Housing: Update the Municipal Code to allow a density bonus for projects which include employee housing onsite when providing services for a special needs population (i.e., assisted living facilities).
Provide employee
housing for workers
in housing
developments with
on-site services.
_Establish density
bonus for
employee housing
in projects with on-
site services
Housing Division
Community
Development
Budget
By end of
December 2026
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Program H-5u: Renter Support: Establish a renter survey and develop identifiable actions to support renters. This could include programs such as protections or support for on -site renters during redevelopment, summarizing the types of code complaints received for multi -family residential sites, or other actions as appropriate.
Establish a renter
survey and study
the results of the
survey to consider
renter support
programs at a
subsequent
sequence of public
meetings.
_Establish renter
survey which will
be published on
the City website
_Identify list of
potential renter
support programs
_Discuss this
potential list at
public meetings,
refining as
necessary
_Make
modifications to
municipal code as
appropriate
Housing Division
Community
Development
Budget
Survey should
be complete by
end of
December
2026. Study by
end of July
2028.
Program H -5v: Community Outreach for Implementing Housing Element Programs: Coordinate with local businesses, housing advocacy groups, neighborhood groups and others in building public understanding and support for workforce, sp ecial needs housing and other issues related to housing, including the community benefits of affordable housing, mixed -use, and pedestrian -oriented development.
The City will notify a broad representation of the community, including people with disabilitie s and developmental disabilities, to solicit ideas for housing strategies when they are discussed at City Commissions or City Council meetings. Incorporate equity into all community outreach, including but not limited to the following strategies:
A. Post notices at City Hall, the library, and other public locations.
B. Post information on the City’s website.
C. Conduct outreach (workshops, neighborhood meetings) to the community as Housing Element programs are implemented.
D. Ensure that Planning Commiss ion meetings are publicized and provide opportunities for participation from housing experts, affordable housing advocates, special needs populations, and the community as a whole.
Coordinate citywide
Housing Element
meetings annually
with publication of
Annual Progress
Report.
_Publish Annual
Progress Report
of Housing
Element each year
of planning period
_Use at least
three of the
following channels
to distribute
information: social
media campaign,
website, local
press, Council
announcements,
utility mailers
_Conduct one
outreach event a
year.
Housing Division Community
Development
Budget
By end of
December
2023, then
yearly
Program H-5w: Know Your Rights Flyers: Publish informational fliers on renter's rights, pointing to stat e and local laws and providing information on renter -focused services. Fliers shall be provided in Publish "Know Your
Rights" fliers that
inform tenants of
_Develop and
publish flyer. Housing Division
Community
Development
Budget
By end of 2023,
and updated
years
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Spanish and English and available online as well as at community events.
their rights and
local service
providers.
_Distribute fliers
online and at
community events
Program H-5x: Veterans' Needs: Work with veterans' groups, such as American Legion, Veterans Affairs, and the Veterans Memorial & Support Foundation of Los Gatos to identify veterans' housing needs and programs to support veterans housing.
Perform outreach
with veterans'
groups to identify
housing needs of
veterans in the
Campbell
community.
_Conduct two
meetings with a
collective of
veterans' groups
focusing on
housing needs
Housing Division
Community
Development
Budget
Conduct first
meeting by end
of 2023, one
meeting per
year thereafter
Program H -5y: Units for Special Needs: Include households with special needs, including Seniors, People with Disabilities Including Developmental Disabilities, People Experiencing Homelessness, Large Families and Female-Headed Households, and Veterans, on the City's preference criteria for below market rate units.
Update BMR
Preference Criteria
to include special
needs groups in
priority rankings.
_Update BMR
Preference
Criteria
_Use at least
three of the
following channels
to distribute
information: social
media campaign,
website, local
press, Council
announcements,
utility mailers
Housing Division
Community
Development
Budget
By end of
December,
2023
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A P P E N D I C E S
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) I.A-1 CAMPBELL GENERAL PLAN | HOUSING
ENERGY
Energy costs have increased significantly over the past several decades, and climate change concerns have increased the need and desire for further energy conservation and related “green building” programs. Buildings use significant energy in their design, construction, and operation.
They constitute 25 percent of all greenhouse gas emissions in California and account for the second largest source of greenhouse gas emissions.1
As a result, Housing Elements are required to identify opportunities for energy conservation.
The use of green building techniques and materials can reduce the resources that go into new construction and can make buildings operate more efficiently. One definition of a green building used by the World Green Building Council is:
“A building that, in its design, construction or operation, reduces or eliminates negative impacts, and can create positive impacts, on our climate and natural environment. Green buildings preserve precious natural resources and improve our quality of life.” The City of Campbell has undertaken steps to promote energy efficiency in new residential development:
• The City has adopted the latest California Building Code, including energy efficiency requirements under the California Energy Code
• The City’s reach code prohibits natural gas for heating in new residential development. • The City has joined Silicon Valley Clean Energy (SVCE ), which delivers renewable and carbon-free electricity.
• Other energy conservation programs are available to residents.
ENERGY CONSERVATION PROGRAMS
Local Regulations and Programs
Campbell has taken steps to simultaneously advance sustainability and housing goals, which will ensure that new housing mitigates climate change, minimizes energy costs, and creates healthy indoor and outdoor living environments.
New homes and residential additions are subject to the California Building Code, which includes stringent energy efficiency requirements under Title 24, Part 6: California Energy Code, and Title 24, Part 11: California Green Building Standards Code. The Building and Energy Codes are every three years with the next code update due in 2022.
1 California Air Resources Board. (2021). California Greenhouse Gas Emission Inventory: 2000-2019.
Appendix I-A
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Landscaping projects that are 500 square feet or larger are required to conform to the State’s water-efficiency landscape standards, which also minimizes the amount of energy required for water transport and irrigation.
Campbell adopted the 2019 California Energy Code, and in 2020, the City adopted a reach code.
Ordinance 2260 (2020) amended the muni cipal code to prohibit natural gas for the purpose of heating in all new residential development.
The City has also joined Silicon Valley Clean Energy (SVCE), which is a Santa Clara County Joint Power Authority that procures renewable and carbon-free electricity at competitive prices. SVCE purchases clean electricity for customers in Campbell and Pacific Gas & Electric (PG&E) is responsible for delivering the electricity and maintaining the energy grid.
Existing PG&E residential and business customers in the city have been automatically enrolled in the SVCE GreenStart electric generation service, which provides customers with electricity that is both 50 percent renewable energy and 100 percent carbon-free electrical power. Customers may also choose other po wer suppliers including PG&E. All power is priced based on ‘Time of Use’ options for each rate category.
Other Energy Conservation Programs
There are a multitude of energy conservation programs offered through both the private and public sectors. These pr ograms provide incentives and financial assistance to help residents and business owners in Campbell conserve energy and meet State mandated GHG emissions goal of Zero Net Energy by 2045.
SVCE provides various rebates and services to encourage residents an d business owners in Campbell to conserve energy and increase reliance on renewable energy. Programs currently (May 2022) offered through SCVE include but are not limited to:
• rebates for replacing natural gas water heaters with electric heat pumps and other home appliances,
• Covid-19 relief assistance for electricity bills, and • free technical assistance for installing electric vehicle chargers on commercial or multi - family properties.
• Programs and funding for EV charging systems.
SVCE also provides reduced cost options based on customer income levels and medical equipment use through the CARE and FERA programs which are administered through PG&E.
PG&E also provides a variety o f energy conservation services for residents to help qualified homeowners and renters conserve energy and manage electricity costs. These energy assistance programs include, but are not limited to:
• California Alternate Rates for Energy (CARE) Program
• Relief for Energy Assistance through Community Help (REACH) Program • Family Electric Rate Assistance (FERA) Program.
Appendix I-A
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) I.A-3 CAMPBELL GENERAL PLAN | HOUSING
The CARE Program provides a 15 percent monthly discount on gas and electric rates to income qualified households, certain non -profits, facilitie s housing agricultural employees, homeless shelters, hospices and other qualified non-profit group living facilities.
The REACH Program provides one -time financial assistance to customers who have no other way to pay their energy bill. The intent of REACH is to assist low-income customers, particularly the elderly, those living with disabilities and/or compromised health conditions, and the unemployed. These are groups that typically experience financial hardships in paying for required energy needs.
PG&E’s FERA Program is a rate reduction program for large households of three or more people with low- to middle-income. Through this program, eligible households can receive an electric rate reduction on their monthly PG&E bill.
Appendix I-A
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Cambrian
Campbell Union
Moreland
Campbell Union High
Scores given under "Local Indicators" are as follows:
Reflection Tool Rating Scale (lowest to highest)
1 Exploration and Research Phase
2 Beginning Development
3 Initial Implementation
4 Full Implementation
5 Full Implementation And Sustainability
Acronyms on the "Local Indicators" are as follows:
ELA English Language Arts – Common Core State Standards for English Language Arts Math Mathematics – Common Core State Standards for Mathematics HSS History - Social Science
ELD English Language Development (Aligned to English Language Arts Standards) NGSS Next Generation Social Science
CTE Career Technical Education
PE Physical Education Model Content Standards
WL World Language
Health Health Education Content Standards
VPA Visual and Performing Arts
A Identifying the professional learning needs of groups of teachers or staff as a whole B Providing support for teachers on the standards they have not yet mastered C Identifying the professional learning needs of individual teachers This Appendix displays Caschooldashboard.org's 2021 data on Implementation of Academic Standards for the following districts:
Glossary
Appendix II-A
II.A-1
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's ELA Math HSS ELD NGSS ELA Math HSS ELD NGSS
Cambrian 5 5 4 4 4 5 5 4 5 4
Campbell Union 4 4 1 4 3 5 5 1 5 3
Moreland 5 5 3 4 5 5 5 3 5 5
Campbell Union High 4 4 4 4 3 5 5 4 5 3
ELA Math HSS ELD NGSS CTE PE WL Health VPA
Cambrian 4 4 4 4 4 4 5 3 5 4
Campbell Union 4 4 1 3 3 1 4 1 2 3
Moreland 5 5 3 5 5 4 5 4 4 4
Campbell Union High 3 3 3 3 3 4 5 5 5 5
A B C
Cambrian 5 5 5
Campbell Union 4 4 4
Moreland 5 5 5
Campbell Union High 3 3 4
Engagement of School Leadership
Implementation of StandardsPolicy & Program Support
Instructional MaterialsProfessional Development
Local Indicators
Appendix II-A
II.A-2
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's City of Campbell Previous Housing Element Evaluation
Housing Policy or
Program
Name/Number
Description Implementation
Objective Time Frame
Status of Implementation
(based on 2020 APR) and
Evaluation Notes
Recommendation to
Retain, Modify, or
Remove
Goal H-1: Housing and Neighborhood Preservation; Maintain and enhance the quality of existing housing and residential neighborhoods in Campbell.
Policy H-1.1
Property
Maintenance
Encourage property owners to maintain
properties in sound condition.
Modify to indicate
greater collaboration
in maintenance. Now
Policy H-2.1
Program H-1.1a
Housing
Rehabilitation Loan
Program
Work with Santa Clara County to ensure that
Campbell residents have access to countywide
housing programs.
The City will continue to
inform residents about
Countywide housing
programs available,
including the County’s
Housing Rehabilitation
Loan Program.
2015-2023 Staff refers low-income
households to Santa Clara
County's Single Family
Housing Rehabilitation
Loan/Grant Program to
help finance qualifying
home repairs using the
Santa Clara County (SCC)
revolving loan fund.
Modify to broaden
scope. Now Program
H-2e
Program H-1.1b
Code Enforcement
The City administers a Code Enforcement
Program to preserve and maintain the livability
and quality of neighborhoods. Code
enforcement staff investigates violations of
property maintenance standards as defined in
the Municipal Code as well as other complaints.
When violations are identified or cited, staff
encourages property owners to make repairs or
seek assistance through the rehabilitation
assistance programs offered by the County or
non-profit partners, if applicable. The City will
also continue code enforcement activities aimed
at identifying housing units in need of
rehabilitation and repair, providing referrals to
City rehabilitation staff.
The City will continue to
administer the Code
Enforcement Program.
The Code Enforcement
Officer will identify
housing units (including
ownership and rental
units in single- and multi-
family buildings) that
could qualify for
rehabilitation assistance.
2015-2023 The Code Enforcement
officer continues to
provide info to the public
on rehab assistance (e.g.,
Rebuilding Together and
the Rehab loan/grant
program).
Modify to simplify
and ease
implementation. Now
Program H-2f
Policy H-1.2 Green
Buildings
Encourage the use of sustainable and green
building design in new and existing housing.
Retain. Now Policy H-
4.1 Program H-1.2a
Green Buildings
The City is concerned about the continued
availability of all resources for the development
of affordable housing. The City of Campbell
adopted the Green policies recommended by the
Santa Clara County Cities Green Building
Implement the State’s
CalGreen building codes
to promote climate
protection strategies.
Promote green building
2015-2023 The City continues to
implement the California
Green Building Codes and
promote green building
and energy conservation.
Modify to simplify
and ease
implementation. Now
Program H-4b
Appendix III-A
III.A-1
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Housing Policy or
Program
Name/Number
Description Implementation
Objective Time Frame
Status of Implementation
(based on 2020 APR) and
Evaluation Notes
Recommendation to
Retain, Modify, or
Remove
Collaborative (GBC) intended to promote climate
protection strategies and regional reductions in
greenhouse gas emissions including:
✓ Recognizing/adopting the LEED and
GreenPoint Rated rating systems as a
standard for green building evaluation;
✓ Completion of the “Green Checklist” as
part of development applications,
including remodels over 500 square
feet; and
✓ LEED Silver certification for all new or
renovated municipal buildings over
5,000 square feet.
Campbell promotes its Green Building Program
on the homepage of the City’s website, and
provides an on-line version of its required Green
Building Checklist. Furthermore, staff works
closely with applicants early in the process to
explain the City’s Green Building goals and the
long-term financial and environmental benefits
of integrating sustainable features in project
design. The City will strengthen its green building
codes in accordance with the State’s CalGreen
building code.
and energy conservation
on City website and
through brochures.
Policy H-1.3 Energy
Efficiency
Energy costs can reduce the affordability of
housing for lower income households. The City
will continue to promote programs and
opportunities for improved energy efficiency and
weatherization. To address energy conservation
in existing buildings, Campbell’s website
promotes Pacific Gas and Electric (PG&E) utility
assistance programs. These programs primarily
serve extremely low and very low income
households.
Modify to include
Silicon Valley Clean
Energy. Now Policy H-
4.2 Program H-1.3a
Promote Energy
Efficiency
Promote programs and activities that reduce
residential energy usage in existing buildings.
Campbell’s website will promotes Pacific Gas and
Electric utility assistance programs, programs
The City website will
promote PG&E utility
assistance programs,
programs offered
2015-2023 The City continues to
promote various utility
assistance programs and
Modify to include
Silicon Valley Clean
Energy. Now Program
H-4c
Appendix III-A
III.A-2
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Housing Policy or
Program
Name/Number
Description Implementation
Objective Time Frame
Status of Implementation
(based on 2020 APR) and
Evaluation Notes
Recommendation to
Retain, Modify, or
Remove
offered through non-profit agencies and other
related programs.
through non-profit
agencies and other
related programs.
Information will also be
provided at the
Community Development
Department public
counter, library, and
Community Center will
also be provided.
other related programs on
the website.
Goal H-2: Improve housing affordability for both renters and homeowners in Campbell Policy H-2.1
Preservation of
Affordable Housing
Work with property owners, tenants and non-
profit purchasers to facilitate the preservation of
assisted rental housing.
Retain. Now Policy H-
2.2 Program H-2.1a
Preservation of
Assisted Housing
As of 2014, the City has a total of 747 rent-
restricted units in twelve developments in its
jurisdiction. While none of these units is
considered at high risk of conversion to market
rate rents, two projects totaling 190 units are
technically considered at-risk due to the need for
continued renewals by the federal government
of project-based Section 8 contracts. The City will
take the following actions to facilitate long-term
preservation of these units:
✓ Monitor the at-risk units by continuing
to maintain close contact with property
owners regarding their long-term plans
for their properties.
✓ Participate in the preservation of at-risk
units by providing financial and/or
technical assistance (as may be
available) to existing property owners
and/or other organizations interested in
purchasing and maintaining the
properties should the owners be
interested in selling.
✓ Conduct tenant education by:
The City will maintain
contact with the owners
of the at-risk properties,
and provide financial (if
available) or other
assistance as necessary to
maintain the affordability
of these at risk units.
Contact the
owners of at-
risk
properties on
an annual
basis
The City is not aware of
any assisted housing
programs that are at-risk
of conversion to market
rate units.
Modify to simplify
and ease
implementation. Now
Program H-2g
Appendix III-A
III.A-3
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Housing Policy or
Program
Name/Number
Description Implementation
Objective Time Frame
Status of Implementation
(based on 2020 APR) and
Evaluation Notes
Recommendation to
Retain, Modify, or
Remove
o Notifying tenants at least one year prior
to potential conversion to market-rate
housing.
o Providing information regarding tenant
rights and conversion procedures should
an owner decide to convert his property
to non-low-income use.
o Offering tenants information regarding
Section 8 rental subsidies and other
available assistance through City and
County agencies as well as non-profit
organizations.
Program H-2.1b
Preservation of
Mobile Home Park
Units
Continue to enforce the City’s Rental Increase
Dispute Resolution program for mobile home
park units to maintain the availability and
affordability of mobile home units in Campbell.
The City recently entered into an agreement with
the Timber Cove Mobile Home Park to maintain
unit affordability.
Continue to implement
the provisions of the
ordinance to maintain the
affordability of these
units.
2015-2023 Chapter 6.09 continues to
apply to Mobile Home
rental units.
Modify to implement
through General Plan.
Now Program H-2b
Program H-2.1c
Monitor Lower
Income Household
Displacement
As regional housing costs increase, lower income
households may be forced to relocate (i.e. to be
displaced) to find affordable housing. This can be
caused either by landlords and investors seeking
tenants that are able to pay higher rents or
through the replacement of more affordable
housing units with newer or more expensive
market rate housing. The City will monitor issues
associated with rising rental costs to try to
maintain the availability and housing affordable
to lower income households.
The City will monitor
housing affordability in
the community on an
ongoing basis, will
consider the impacts of
new housing
development on the
existing supply of
affordable housing
throughout the
development review
process, and will consider
possible strategies to
address local
displacement issues as
they are identified.
2015-2023 The City continues to
monitor housing
affordability and potential
displacement issues in the
community
Modify to simplify
and ease
implementation. Now
Program H-2h
Policy H-2.2 Rental
Assistance
Support the provision of rental assistance to
lower-income households.
Modify to include
special needs
Appendix III-A
III.A-4
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Housing Policy or
Program
Name/Number
Description Implementation
Objective Time Frame
Status of Implementation
(based on 2020 APR) and
Evaluation Notes
Recommendation to
Retain, Modify, or
Remove
households. Now
Policy H-5.6
Program H-2.2a
Section 8 Rental
Assistance
The Section 8 Rental Assistance Program extends
rental subsidies to very low-income households,
including families, seniors, and the disabled. The
Section 8 Program offers a voucher that pays the
difference between the current fair market rent
(FMR) and what a tenant can afford to pay (i.e.,
30% of household income). The voucher allows a
tenant to choose housing that cost above the
payment standard, provided the tenant pays the
extra cost. Approximately 300 Campbell
residents currently receive Section 8 assistance.
Given the significant gap between market rents
and what very low income households can afford
to pay for housing, Section 8 plays a critical role
in allowing such households to remain in the
community, and is a key program in addressing
the needs of extremely low and very low income
households.
Through the County
Housing Authority, the
City will continue to
provide Section 8 rental
assistance to extremely
low to very low-income
residents. The City will
encourage landlords to
register units with the
Housing Authority.
Prepare and
disseminate
property
owner
information.
The City continues to
encourage affordable
housing developments to
accept section 8 vouchers.
Modify to broaden
and ease
implementation. Now
Program H-5j
Policy H-2.3
Homeownership
Opportunities
Support the provision of homeownership
assistance to lower- and moderate-income
households.
Modify to specify
household income
targets. Now Policy H-
5.7 Program H-2.3a
Mortgage Credit
Certificate
The Mortgage Credit Certificate (MCC) program
is a federal program that allows qualified first-
time home-buyers to take an annual credit
against federal income taxes of up to 15 percent
of the annual interest paid on the applicant’s
mortgage. This enables homebuyers to have
more income available to qualify for a mortgage
loan and make the monthly mortgage payments.
The value of the MCC must be taken into
consideration by the mortgage lender in
underwriting the loan and may be used to adjust
the borrower’s federal income tax withholding.
The MCC program has covenant restrictions to
ensure the affordability of the participating
The City will continue to
provide information and
promote the County MCC
program. The City will
also continue to make
available brochures of
housing programs
available and provide
information about the
program on the City’s
web site.
2015-2023 The City continues to refer
interested households to
the County's MCC
program. Information on
the MCC program is on
the City’s website. In
2020, the City helped
promote and host an
'Empower Homebuyers
SCC - Down Payment
Assistance Program'
webinar with the County
of Santa Clara which uses
Measure A funds to
Modify to simplify
and ease
implementation. Now
Program H-5k
Appendix III-A
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Housing Policy or
Program
Name/Number
Description Implementation
Objective Time Frame
Status of Implementation
(based on 2020 APR) and
Evaluation Notes
Recommendation to
Retain, Modify, or
Remove
homes for a period of 15 years. Eligible first time
homebuyers may apply through their mortgage
lenders to participate in this program.
provide down payment
assistance to first-time
homebuyers with up to
17% of the purchase price.
Program H-2.3b
Foreclosure
Prevention
While home foreclosures are not as prevalent in
Campbell as in many other areas of the County,
many residents are at-risk of defaulting on their
mortgages and potentially losing their homes.
Several area agencies provide foreclosure
intervention counseling services, including
Neighborhood Housing Services Silicon Valley,
Project Sentinel, and/or Acorn Housing. The City
will play an active role in promoting the services
of these and other agencies to provide residents
with the education and resources to help reduce
foreclosures.
Promote available
foreclosure counseling
services through the City
website and quarterly
newsletters.
2015-2023 The City provides
information on
foreclosure counseling on
the website.
Modify to simplify
and ease
implementation. Now
Program H-5l
Policy H-2.4 Special
Needs Housing
Assist in the provision of housing and supportive
services to persons with special needs, including
(but not limited to): seniors, single parents with
children, persons with disabilities, the homeless,
and those at risk of becoming homeless.
Modify to update
special needs
categories and
identify methods of
assistance. Now
Policy H-5.2
Program H-2.4a
Shared Housing
Program
The City will continue to encourage and support
the provision of shared housing opportunities in
Campbell. Under a shared housing program, a
home provider, a person who has a home to
share, is matched with a home seeker, a person
in search of a home to share.
Continue to provide (if
available) assistance for
shared housing services
to single-parent
households, and
extremely low, very low
and low income
populations (if available).
Contact cities
and service
agencies in
2015
The City’s website includes
a link to Catholic Charities’
shared housing program.
Modify to update
language and ease
implementation. Now
Program H-5d
Program H-2.4b
Homeless
Assistance/Shelter
Provisions
The City will continue to support area non-profit
agencies that serve the homeless and those at
risk of becoming homeless. These agencies offer
emergency shelters, transitional housing
facilities, housing assistance, food, clothing, and
job referrals to persons in need.
The City will continue to
provide support to area
homeless shelter and
service providers to serve
extremely low and very
low income populations
(as resources are
available).
2015-2023 Each year the City
contributes funds to the
homeless count. The City’s
website includes a link to
homeless services.
Retain. Now Program
H-5e
Appendix III-A
III.A-6
15.a
Packet Pg. 458
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Housing Policy or
Program
Name/Number
Description Implementation
Objective Time Frame
Status of Implementation
(based on 2020 APR) and
Evaluation Notes
Recommendation to
Retain, Modify, or
Remove
Program H-2.4c
Physically
Accessible Housing
Development of new housing can provide an
opportunity to increase the limited supply of
handicapped-accessible housing in Campbell. As
part of new residential development projects,
the City will work with developers to integrate
physically accessible units in new developments.
The City will work with
developers to increase
the number of fully
accessible housing units
compliant with American
with Disabilities Act (ADA)
standards.
2015-2023 The City encourages
developers to offer
accessible units in
affordable developments.
Modify to simplify
and ease
implementation. Now
Program H-5n
Program H-2.4d
Persons with
Disabilities
Coordinate with other agencies and
organizations, such as San Andreas Regional
Center (SARC), Housing Choices Coalition, and
Bay Area Housing Coalition, in meeting the needs
of persons with disabilities.
(1) Work with San
Andreas Regional Center
to increase the
availability of information
on programs to
assistance persons with
disabilities. (2) Continue
to provide support to
area homeless shelters
and service providers to
serve extremely low and
very low income
populations (as resources
are available). (3) Explore
opportunities to assist in
the provision of
supportive housing
opportunities for persons
with disabilities.
2015-2023 The City has met with
representatives from
several non-profit
agencies to help promote
their programs and
encourage developers to
provide housing
opportunities for the
disabled.
Modify to ease
implementation. Now
Program H-5f
Goal H-3 Encourage the provision of housing affordable to a variety of household income levels.
Policy H-3.1
Inclusionary
Housing
Support the development of additional
affordable housing by non-profit and for-profit
developers through financial assistance and/or
regulatory incentives. Ensure that new
residential development in Campbell integrates
units affordable to lower- and moderate-income
households, or contributes funds to support
affordable housing activities (when funding is
available). Create additional levels of
affordability within the Inclusionary Housing
Retain. Now Policy H-
1.1 Appendix III-A
III.A-7
15.a
Packet Pg. 459
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Housing Policy or
Program
Name/Number
Description Implementation
Objective Time Frame
Status of Implementation
(based on 2020 APR) and
Evaluation Notes
Recommendation to
Retain, Modify, or
Remove
Ordinance in a way that does not create a
governmental constraint to housing production.
Program H-3.1a
Inclusionary
Housing Ordinance
Implementation
Continue to implement the City-wide
Inclusionary Housing Ordinance to require 15
percent affordable units within for-sale new
residential projects of ten or more units. For-sale
housing is currently required to provide 15
percent moderate units. Although the City’s
Inclusionary Housing Ordinance requires rental
housing to provide 15 percent very low and low
income units, with at least six percent very low
income and nine percent of low/moderate
income, the City’s ability to enforce this
requirement has been overruled by 2009 Palmer
vs. City of Los Angeles court case.
Continue to implement
inclusionary housing
requirements for all new
projects as required by
City Ordinance.
2015-2023 The City continues to
implement the
Inclusionary Ordinance.
Modify to update
language and include
nexus fee study. Now
Program H-1a
Program H-3.1b
Citywide
Inclusionary
Housing Ordinance
Amendments
The City will also consider revisions to the
Inclusionary Housing Ordinance to allow for case-
by-case determination on the appropriate
percentage of low and moderate income units
within the 15 percent total requirement for for-
sale unit projects. The goal is to consider
providing for greater affordability levels in
addition to the Moderate income units currently
required.
Evaluate the
appropriateness of
amending the
Inclusionary Housing
Ordinance to provide
more flexibility for
targeting lower
affordability levels and to
ensure that the
Inclusionary Housing
Ordinance and the City’s
Density Bonus provisions
are integrated in a
manner consistent with
State Law and recent
court decisions. If
updating the Ordinance is
appropriate, complete
the update within two
years of the adoption of
the Housing Element.
Code
revisions to
Planning
Commission
and City
Council in
2016.
In 2019, the City updated
the Inclusionary
Ordinance to clarify that
the definition of
"residential project" is
exclusive of any proposed
accessory dwelling units.
Modify to combine
with Program H-1.1a
Goal H-4 Provide adequate housing sites through appropriate land use and zoning designations to accommodate the City’s share of regional housing needs.
Appendix III-A
III.A-8
15.a
Packet Pg. 460
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Housing Policy or
Program
Name/Number
Description Implementation
Objective Time Frame
Status of Implementation
(based on 2020 APR) and
Evaluation Notes
Recommendation to
Retain, Modify, or
Remove
Policy H-4.1
Residential Sites
Assist developers in identifying sites suitable for
residential and mixed-use development, and
facilitate development through the provision of
financial and regulatory incentives, as
appropriate.
Retain. Now Policy H-
1.2 Program H-4.1a
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
planning period. The Opportunity Sites analysis
identifies five areas that have adequate capacity
to address Campbell’s 2015-2023 housing
production goals. In order to specifically
encourage and facilitate development on these
Opportunity Sites, the City will undertake the
following actions:
✓ Contact property owners within the
Opportunity Site Areas (during the
Housing Element update process) to
discuss the City’s desire to develop
housing in these areas and the
availability of financial and regulatory
development incentives.
✓ Allow for reductions in parking for
properties within 1/4 mile of light rail.
✓ Post the Housing Element sites
inventory on the City’s website as a tool
for developers, and provide as a
handout at the public counter.
✓ Summarize the Planned Development
(P-D) development standards, derived
from applicable Area Plans and zoning
districts, in the sites inventory to
provide greater clarity to developers.
✓ Update on an annual basis in
conjunction with the General Plan
progress report.
Maintain an active listing
of residential and mixed-
use Opportunity Sites,
and update annually.
Where appropriate,
provide regulatory
concessions and financial
assistance to encourage
new housing
development (when
funding is available).
Update sites
inventory as
needed.
In addition to maintaining
a list of opportunity sites
on the City's website, the
City continues to approve
Planned Development
permits with flexible
development standards
that allow for the
maximum density on a site
to help meet regional
housing needs.
Modify to reflect
updated opportunity
site inventory. Now
Program H-1i
Appendix III-A
III.A-9
15.a
Packet Pg. 461
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Housing Policy or
Program
Name/Number
Description Implementation
Objective Time Frame
Status of Implementation
(based on 2020 APR) and
Evaluation Notes
Recommendation to
Retain, Modify, or
Remove
✓ Provide technical assistance to property
owners and developers, including
assessor parcel data and information on
density and design incentives.
✓ Assist developers in completing funding
applications in support of development,
and as appropriate, provide local funds
and/or land as leverage if available.
Policy H-4.2 Mixed-
Use Development
Promote mixed-use development where housing
is located near jobs, services, shopping, schools,
and public transportation.
Retain. Now Policy H-
1.3 Program H-4.2a
Mixed-Use
Development
The inclusion of residential uses in new mixed-
use developments will be encouraged through
the use of incentives such as reduced parking
requirements, including shared parking between
commercial and residential uses. Adding
residential development along some of the City’s
commercial corridors will create activity along
the street, provide a variety of housing types
near work, shopping and transportation, and
enhance public safety.
The City will ensure that residential development
is included in the mixed-use projects on
opportunity sites in order to address RHNA goals.
Mixed-use development will be located next to
sidewalks or landscape setback areas adjacent to
the public street to enhance visibility, pedestrian
access and interaction with the commercial uses.
While maximum Floor Area Ratios (FARs) are
contained in specific land use policies within each
Master, Area or Specific Plan, residential units
are not counted against the allowable FAR.
Similarly, the commercial portion of the project
does not count against the density of the
residential portion. A reduction in the required
open space for the residential component may
be granted where site characteristics preclude
fulfillment of the entire open space requirement.
The City will continue to
allow and promote
residential uses in
conjunction with
commercial and/or office
uses in mixed use
developments. The City
may provide financial,
technical, and/or other
assistance to facilitate
mixed-use development
along commercial
corridors and around
transit stations (when
funding is available).
2015-2023 The City continues to
allow residential uses in
mixed-use projects.
Modify to simplify,
link to Objective
Design Standards, and
ease implementation.
Now Program H-4j
Appendix III-A
III.A-10
15.a
Packet Pg. 462
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Housing Policy or
Program
Name/Number
Description Implementation
Objective Time Frame
Status of Implementation
(based on 2020 APR) and
Evaluation Notes
Recommendation to
Retain, Modify, or
Remove
In this way, sites that are currently being
occupied by commercial uses may be
redeveloped with residential and commercial
uses, improving the financial feasibility of
projects.
Policy H-4.3
Planned for
Densities
To encourage the efficient and sustainable use of
land, the City encourages residential
development that is proposed near existing light
rail stations (within 1/4 mile radius) and/or
within the boundaries of the Winchester
Boulevard Master Plan, East Campbell Avenue
Master Plan, and all opportunity site areas, to
achieve at least 75 percent of the maximum
General Plan Land Use category densities.
Modify to simplify
and ease
implementation. Now
Policy H-1.4
Program H-4.3a
Achieve Target
Densities
The City will work closely with property owners
and developers to inform them of this policy and
its purpose to encourage infill development,
create pedestrian oriented areas, reduce vehicle
miles travelled and improve air quality. Unique
site circumstances relating to interface with
adjoining residential properties will require a
degree of flexibility as to the application of this
policy to limit potential environmental impacts
resulting from projects.
Inform developers of
policy to strive to achieve
at least 75% of General
Plan density within
specified areas. Review
development proposals
for residential and mixed-
use projects to strive to
achieve “planned-for”
densities within the
specified areas of this
policy.
2015-2023 The City continues to
encourage developers to
meet minimum density
thresholds.
Modify to simplify
and ease
implementations.
Now Program H-4k
Goal H-5 Minimize the impact of potential governmental constraints on the maintenance, improvement and development of housing.
Policy H-5.1
Institutional
Capacity
Investigate options and opportunities for
Campbell to restore the housing program staff
resources to oversee the implementation of non-
development-related the programs and
activities. Some of the possible options to
restore staff resources could include hiring
additional City staff and/or partnering with other
jurisdictions or non-profit organizations.
Retain. Now Policy H-
3.1 Appendix III-A
III.A-11
15.a
Packet Pg. 463
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Housing Policy or
Program
Name/Number
Description Implementation
Objective Time Frame
Status of Implementation
(based on 2020 APR) and
Evaluation Notes
Recommendation to
Retain, Modify, or
Remove
Program H-5.1a
Housing Program
Staffing
Evaluate the feasibility of re-establishing a local
housing program. The evaluation may include an
evaluation of funding sources and partnership
opportunities.
Initiate this evaluation
within 24 months of the
adoption of the Housing
Element. Complete the
evaluation process with
12 months of initiation.
2015-2017 In 2016, the City hired a
housing consultant
(HouseKeys) to administer
the City’s below market
rate housing program.
Modify to update to
new staffing needs.
Now Program H-3b
Program H-5.1b
Affordable Housing
Partnerships
Look for opportunities to partner with Santa
Clara County, other cities, non-profit
organizations, and for profit housing providers to
preserve, rehabilitate, and construct affordable
housing units in and around Campbell. For
example, the City Council recently committed
$250,000 as matching funds to a future
affordable project with the County of Santa
Clara.
At least every two years,
the City will continue to
explore and evaluate
opportunities to partner
with non- profit
organizations to
rehabilitate, preserve or
create affordable
housing. The City will
also monitor and
evaluate opportunities to
apply for affordable
housing grants in
conjunction with its non-
profit partners.
At least every
two years
In 2016, the City
participated in a multi-city
nexus study effort where
each city received a
unique report based on
local conditions. In 2018
and in 2019, the City of
Campbell housing staff
met with (Yee - County
Director) on a number of
occasions to explore how
the City could leverage
Measure B funds for
affordable housing
projects.
Modify to broaden
and ease
implementation. Now
Program H-3c
Policy H-5.2
Regulatory
Incentives
Provide regulatory and/or financial incentives
where appropriate to offset or reduce the costs
of affordable housing development, including
density bonuses and flexibility in site
development standards.
Retain. Now Policy H-
3.2 Program H-5.2a
Density Bonus
In compliance with current State law, the City
offers density bonuses and regulatory
incentives/concessions to developers of
affordable and/or senior housing in all residential
zones. Applicants of residential projects of five or
more units may apply for a density bonus and
additional incentive(s) if the project provides for
one of the following:
✓ 10 percent of the total units for lower
income households; or
The City will continue to
offer density bonus
and/or regulatory
incentives/concessions to
facilitate the
development of
affordable and/or senior
housing. The City will
advertise its density
bonus provisions on its
website, explain how
density bonuses work in
2015-2023 The City continues to offer
and promote the density
bonus program.
Modify to create
program competitive
with State Density
Bonus Law. Now
Program H-5s
Appendix III-A
III.A-12
15.a
Packet Pg. 464
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Housing Policy or
Program
Name/Number
Description Implementation
Objective Time Frame
Status of Implementation
(based on 2020 APR) and
Evaluation Notes
Recommendation to
Retain, Modify, or
Remove
✓ 5 percent of the total units for very low
income households; or
✓ A senior citizen housing development or
mobilehome park that limits residency
based on age requirements for housing
for older persons; or
✓ 10 percent of the total dwelling units in
a condominium for moderate income
households.
As per State Law, the amount of density bonus
varies according to the amount by which the
percentage of affordable housing units exceeds
the established minimum percentage, but
generally ranges from 20 to 35 percent above the
specified General Plan density.
In addition to the density bonus, eligible projects
may receive one to three additional
development incentives, depending on the
proportion of affordable units and level of
income targeted. The following development
incentives may also be requested:
✓ A reduction in site development
standards (e.g., setback and square
footage requirements, and/or parking
requirements) or architectural design
requirements. At the request of the
developer, the City will permit a parking
ratio (inclusive of handicapped and
guest parking) of one space for 0-1
bedroom units, two spaces for 2-3
bedroom units, and 2½ spaces for four
or more bedrooms.
✓ Approval of mixed-use zoning in
conjunction with the housing project if
nonresidential land uses would reduce
the cost of individual units in the
housing project, and the nonresidential
tandem with inclusionary
requirements, and
promote in discussions
with prospective
development applicants.
Appendix III-A
III.A-13
15.a
Packet Pg. 465
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Housing Policy or
Program
Name/Number
Description Implementation
Objective Time Frame
Status of Implementation
(based on 2020 APR) and
Evaluation Notes
Recommendation to
Retain, Modify, or
Remove
land uses would be compatible with the
housing project and adjoining
development.
✓ Other regulatory incentives or
concessions proposed by the permit
applicant or the City that would result in
identifiable cost reductions.
In addition, the City has approved the following
set of concessions:
✓ Expedited processing pursuant to a
mutually agreed upon schedule; and,
✓ Deferral of the collection of impact fees
on market rate units until issuance of a
certificate of occupancy.
Program H-5.2b
Parking Standard
Modifications
In addition to parking reductions available to
affordable and senior housing projects under the
City’s density bonus ordinance, Campbell’s
Planning Commission has the authority to
determine that certain circumstances warrant an
adjustment to a project’s parking requirements.
Such circumstances include, but are not limited
to, the proximity of a project to light rail stations,
transit corridors, or major employment centers.
The Commission may also allow for shared
parking for mixed-use projects.
The City will continue to
offer modified parking
standards, on a case-by-
case basis, as a way to
facilitate development of
projects with reduced
parking demands.
2015-2023 The City continues to
grant parking
modifications when
appropriate.
Modify to update and
clarify changes. Now
Program H-3a
Policy H-5.3
Secondary Dwelling
Units
Provide for the infill of modestly priced rental
housing by encouraging secondary units in
residential neighborhoods.
Modify to refer to
Accessory Dwelling
Units. Now Policy H-
1.5 Program H-5.3a
Secondary Dwelling
Units
A secondary dwelling unit is a separate dwelling
unit that provides complete, independent living
facilities for one or more persons. It includes
permanent provisions for living, sleeping,
cooking, eating, and sanitation on the same
parcel as the primary unit is situated. Given the
limited developable land remaining in Campbell,
The City will facilitate the
construction of new
secondary dwelling units
by making information
available to the public.
2015-2023 "On November 19, 2019,
the City Council adopted
Ordinance No. 2252 to
repeal and replace
Campbell Municipal Code
Chapter 21.23 (Accessory
Dwelling Units) and to
Modify to point to
Pre-Approved ADU
Plans. Now Program
H-1e
Appendix III-A
III.A-14
15.a
Packet Pg. 466
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Housing Policy or
Program
Name/Number
Description Implementation
Objective Time Frame
Status of Implementation
(based on 2020 APR) and
Evaluation Notes
Recommendation to
Retain, Modify, or
Remove
integrating secondary dwelling units in existing
residential neighborhoods presents an
opportunity for the City to accommodate needed
rental housing. The development of secondary
dwelling units is effective in dispersing affordable
housing throughout the City and can provide
housing to lower-income persons, including
seniors and college students. Approximately
1,000 single-family parcels in Campbell are of
sufficient size to add a accessory dwelling unit
(ADU).
amend various other
sections of the Campbell
Municipal Code to achieve
consistency with Assembly
Bill 68 (Ting), Assembly Bill
881 (Bloom), Assembly Bill
587 (Friedman), Senate
Bill 13 (Wieckowski), and
Assembly Bill 671
(Friedman).
In addition to complying
with recent State
legislation, the City’s new
ADU ordinance also
provides enhanced
flexibility by allowing 2-
story ADUs on properties
with 2-story homes and by
restricting design
consistency requirements
to ADUs that are not
located entirely behind
the primary residence. "
Policy H-5.4
Ordinance Updates
Update the Municipal Code as needed to comply
with changes to State Law and local conditions
relating the housing production and affordability.
Retain. Now Policy H-
3.3 Program H-5.4a
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.
2015-2023 The City continues to
update City Ordinances to
be consistent with new
state law. In 2019 a public
hearing was held with the
City Council serving to
provide a legislative
update and consider
changes to the City's
Municipal Code to address
AB678, SB166, SB167,
Retain. Now Program
H-1h
Appendix III-A
III.A-15
15.a
Packet Pg. 467
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Housing Policy or
Program
Name/Number
Description Implementation
Objective Time Frame
Status of Implementation
(based on 2020 APR) and
Evaluation Notes
Recommendation to
Retain, Modify, or
Remove
AB1515, AB 1505, SB 35,
AB2162, and SB828. In
response to Council
direction, the City has
identified subjective
standards in the City's
specific plans and zoning
ordinance, drafted short-
term amendments to the
P-D (Planned
Development) zoning
ordinance and developed
an expedited review
process for qualifying
SB35 and AB2162 projects
(which remain under
development). The City
has also applied for
funding through the SB 2
Planning Grants Program
and hired a consultant to
address subjective
standards in the City's
specific plans and zoning
ordinance. Also see
response provided under
H-5.3a. - Facilitate
development of secondary
dwelling units (Row D; Cell
58 & Cell 59). In 2020 the
City held an informational
community meeting and
public hearing with the
Planning Commission on
the preparation of
Objective Standards and
procedures. Further, in
November of 2020, the
Appendix III-A
III.A-16
15.a
Packet Pg. 468
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Housing Policy or
Program
Name/Number
Description Implementation
Objective Time Frame
Status of Implementation
(based on 2020 APR) and
Evaluation Notes
Recommendation to
Retain, Modify, or
Remove
City held a public hearing
with the Planning
Commission to consider a
City-Initiated General Plan
Amendment) to the North
of Campbell Avenue Area
(NOCA) plan.
Goal H-6 Promote equal opportunity for all residents to reside in the housing of their choice.
Policy H-6.1 Fair
Housing
Support the provision of fair housing services. Modify to include Affirmatively
Furthering Fair
Housing language.
Now Policy H-5.4
Program H-6.1a Fair
Housing Program
The City will continue to support programs that
provide fair housing information and referral to
Campbell residents. Project Sentinel, a non-profit
organization, offers fair housing investigative and
enforcement services in northern California,
including Santa Clara County. The organization
also conducts educational seminars for owners
and managers of rental property, as well as free
workshops for tenants to address rights and
responsibilities. Project Sentinel receives funding
from local cities and counties as well as the
federal Department of Housing and Urban
Development (HUD). The City of Campbell will
continue to allocate a portion of its Business
License Fees to support Project Sentinel and
promote the services of the organization.
The City will coordinate
with Project Sentinel to
conduct training for
Campbell rental property
owners and managers to
provide information on
standard lease
agreements, and tools to
address problem tenants
within the parameters of
fair housing law. The City
will provide fair housing
information through its
website and through the
Profile, a quarterly
newsletter that goes out
to all Campbell
households. In addition,
fair housing posters will
be posted at City Hall, the
community center, and
the library.
2015-2023 The City continues to work
with the County and
Project Sentinel to further
fair housing practices in
Campbell.
Modify to simply and
ease implementation.
Now Program H-5h
Policy H-6.2 Rights
of Tenants and
Landlords
Assist in educating tenants and landlords, and
settling disputes between the two parties.
Retain. Now Policy H-
5.5 Appendix III-A
III.A-17
15.a
Packet Pg. 469
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Housing Policy or
Program
Name/Number
Description Implementation
Objective Time Frame
Status of Implementation
(based on 2020 APR) and
Evaluation Notes
Recommendation to
Retain, Modify, or
Remove
Program H-6.2a
Rental Dispute
Mediation Program
The purpose of the Rental Increase Dispute
Resolution Ordinance is to permit landlords a fair
and reasonable return on the value of their
property while protecting tenants from excessive
and unreasonable rent increases. The ordinance
establishes a process for the resolution of
tenant/landlord disputes concerning rent,
housing services or proposed evictions. Under
the ordinance, landlords must provide a 60-day
written notice of the amount of a rent increase
to tenants if the rent increase is 10 percent or
higher.
Under the Rent Mediation Program, Campbell
renters and rental property owners of four or
more units participate in counseling, conciliation,
and mediation regarding their rights and
responsibilities under California tenant/landlord
law. Participation in the program is mandatory,
but the outcome is advisory.
The City will continue to
enforce the Rental
Increase Dispute
Resolution Ordinance and
offer a Rent Mediation
Program. The City will
continue to make
program brochures
available at the public
counter and other public
locations. The City will
also continue to mail out
to new rental property
owners a packet of
information regarding the
City’s Rent Mediation
Program as well as
contact information for
tenant/landlord and fair
housing services.
2015-2023 The City continues to offer
rent mediation through
the ordinance. Brochures
are available at City Hall.
In 2019, the City assisted
in the execution of a five
(5) year rent stabilization
agreement between
Timber Cove Mobile Home
Park Owners and the Land
Owner/Property Manager.
Modify to simplify
and ease
implementation. Now
Program H-5i
Policy H-6.3
Housing
Accessibility
Address the special needs of persons with
disabilities through provision of supportive
housing, homeowner accessibility grants, and
provision of reasonable accommodation
procedures.
Retain. Now Policy H-
5.3 Program H-6.3a
Reasonable
Accommodation
The City will monitor its reasonable
accommodation procedure for its effectiveness
and potential impacts on housing for persons
with disabilities. For example, the City will
evaluate factors used to determine a reasonable
accommodation request such as: the potential
benefit of the requested modification, and
impact on surrounding uses listed in the City’s
zoning code to ensure they do not act as a
constraint. The review will be conducted as part
of the City’s Housing Element Annual Report
submitted to the State and will evaluate criteria
such as:
(1) The City will provide
annual monitoring to
ensure the reasonable
accommodation
procedure does not act as
a constraint on housing
for persons with
disabilities. The
responsible agency for
this program shall be the
Community Development
Department which will
also mitigate identified
2015-2023 The City continues to
monitor building and
planning procedures and
standards to ensure that
persons with disabilities
have adequate
accommodations.
Modify to simplify
and ease
implementation. Now
Program H-5g
Appendix III-A
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Program
Name/Number
Description Implementation
Objective Time Frame
Status of Implementation
(based on 2020 APR) and
Evaluation Notes
Recommendation to
Retain, Modify, or
Remove
✓ Number of requests approved
✓ Revisions to initial applications
✓ Number of requests declined
✓ Reasons for declining request
The City will evaluate potential revisions to its
reasonable accommodation procedure as
appropriate based on this annual evaluation.
constraints. This
monitoring program shall
submit its findings
annually as part of the
Housing Element Annual
Report submitted to the
State. (2) Within two
years, the City will
specifically evaluate the
procedure’s findings of
approval and modify the
Ordinance as appropriate
to ensure its compliance
with the requirements of
State Law.
Appendix III-A
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COMMUNITY OUTREACH AND ENGAGEMENT
(DIGITAL MEDIA)
The purpose of this document is to provide a summary of community outreach and engagement efforts completed by the City of Campbell in the preparation of the 2023-2031 Plan for Housing.
PLAN FOR HOUSING WEBPAGE
A Plan for Housing webpage (campbell.generalplan.org/housing -element) was developed as a part of the Envision Campbell city website with the intent of being an online resource to the community. It offered educational FAQs, project updates, 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 public meetings were provided and directed viewers to agendas, minutes and videos of the meetings (if recorded).
The Envision Campbell website was home to the English and Spanish survey, previous and upcoming meetings, as well as a FAQ about the housing element update:
Figure III.B-1 Campbell’s Plan for Housing Website
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VIRTUAL MEETINGS WITH CITY STAFF
On Campbell’s Plan for Housing website, viewers had the opportunity to schedule a virtual meeting with City Staff. These meetings were intended for neighborhood groups and other similarly sized groups of individuals interested in discussing Campbell's Plan for Housing.
Registration was done using Microsoft Bookings. Throughou t the community engagement process, 15 individuals scheduled meetings with City staff on the following dates:
• 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.B-2 Microsoft Bookings Tool
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COMMUNITY MEETINGS
Santa Clara County Let’s Talk Housing
On August 18, 2021, City Staff partnered with the Let’s Talk Housing, an outreach effort of all the jurisdictions in Santa Clara County, to host a community meeting. The outreach effort included all cities, towns, and the county to increase awareness of and participation in the Housing Element Update process. City staff presented an introduction to t he Housing Element Update and hosted breakout room discussions to learn more about the community’s key housing needs, challenges, and opportunities. The breakout room notes are shown below.
Appendix III-B
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Figure III.B-3 Santa Clara County Let’s Talk Housing , Campbell Breakout Room Notes Appendix III-B
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Community Meeting #1: Focus Group Meeting
On October 21, 2021, the City of Campbell hosted their first community meeting for the Housing Element Update. M-Group and City staff presented an introduction to the housing element and why it needs to be updated. 41 people were in attendance with an average response rate of 62%.
Mentimeter, an on -line editor for interactive presentations was used to ask poll questions in different formats (i.e. word clouds, multiple choice, select all that apply).
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When asked “ What do you love about living in Campbell? ”, respondents contributed to a word cloud with the common answers being: “community”, “small town feel”, “walkable” and “downtown”.
Figure III.B-4 WordCloud Question #1
Throughout the presentation, questions were asked to gain a better understanding of who the attendees were, what their challenges are and what they would like to see for the future of housing in Campbell. Below is a list of questions and their respective responses:
*Participants were less than the number of attendees. Therefore, the following responses are a representation of the average 62% of attendees that participated.
Which of the following best describes you? Select all that apply.
Homeowner | 53.8%
Renter | 19.2%
Looking for Housing | 7.7%
Housing Advocate | 3.8%
Housing Developer | 15.4%
What difficulties have you experienced in your search for housing in Campbell? Select all that apply.
Cost of housing | 23.1%
Lack of supply of available housing | 20.5%
Nothing near services (grocery stores, schools, parks, etc.) | 10.3% I have not faced any difficulties | 33.3%
Other | 12.8%
What kind of housing would you like to see more of in Campbell? (Indicate all that apply) Accessory dwelling units | 13%
Single detached homes | 12.2%
Duplexes and triplexes | 9.6%
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Townhomes/rowhomes | 19.1%
Small Apartment buildings (1-3 stories) | 10.4%
Mixed-use apartment buildings (3-5 stories above retail) | 16.5% Mid-size apartment buildings (3-5 stories) | 11.3%
Large apartment buildings (6+ stories) | 7.8%
Before breaking out into categorized breakout rooms, community members were asked “ What should the City consider when planning for new housing? ”. Some common responses included “community”, “upzone”, “density”, “rezoning industrial”, and “affordability”.
Figure III.B-5 WordCloud Question #2
After the presentation was completed and interactive questions were done, attendees were asked to join a breakout room to provide more feedback. The breakout rooms were separated by whether participants identified as a homeowner, renter, or other (Looking for housing, housing advocate, housing developer, etc.). The list of questions below were asked in each of the breakout rooms.
1. What are the housing challenges in Campbell?
2. What are your housing priorities for Campbell?
3. In what areas should new housing be built? (e.g., Along Hamilton Ave, near transit, near job centers)
4. How should Campbell plan for housing for Special Need Populations? (e.g., The elderly, persons with disabilities, female headed households with Children)
5. Do you feel that you have experienced discrimination in housing in Campbell? Appendix III-B
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Although each of the rooms had their own individual answers, a summary of responses to each of the questions is as follows:
• Consider access to parks, schools, and transit
• Increase density in San Tomas neighborhood
• Housing to support mass transit and near the light-rail • Not enough affordability of housing and supply of housing • Make areas more walkable to reduce cars and increase the use of biking, walking and public transit
• Consider new housing in the following areas:
o Higher density near PruneYard
o Creekside
o Near Downtown
o Wesley Manor
o Higher density along Hamilton Ave (old Elephant Bar and Fry’s Electronics) o Jackson St
o Knob Hill Shopping Center
o Kohls Parking Lot
o Higher density along Winchester Blvd
o Cadillac neighborhood
o Near/North of Community Center for seniors and people with mobility issues o Mixed-use along Bascom Ave
• Mixed-Use developments with good circulation & access to reliable transit. • Limit the development of ADUs, Duplexes and Triplexes because of parking concerns and its impact on community character
• Lack of diversity
• Rent increased and not controlled
• Taxing of market units to create affordable units
• Partner with schools to plan for increase of housing and housing for teachers • upzone along main arterial routes (Hamilton/Bascom/Winchester/Campbell) and along rail to highest density possible
• Some commercial buildings are underutilize d sites that can be used for housing/mixed-use
• Use or replace large parking lots to create urban villages • Support for ADUs in single family neighborhoods
Community Meeting #2: Focus Group Meeting
On October 25, 2021, Campbell held their second community m eeting for the Housing Element Update. M-Group and city staff presented an introduction to the housing element and why it needs to be updated. About 79 people were in attendance with an average response rate of 41%.
Mentimeter, an on -line editor for intera ctive presentations was used to ask poll questions in different formats (i.e. word clouds, multiple choice, select all that apply).
When asked “ What do you love about living in Campbell? ”, respondents contributed to a word cloud with the common answers being: “downtown” “walkability” and “small town”.
Appendix III-B
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Figure III.B-6 WordCloud Question #1
Throughout the presentation, questions were asked to gain a better understanding of who the attendees were, what their challenges are and what they would like to see for the future of housing in Campbell. Below is a list of questions and their respective responses:
*Participants were less than the number of attendees. Therefore, the following responses are a representation of the average 41% of attendees that participated.
Which of the following best describes you? Select all that apply.
Homeowner | 65.4%
Renter | 3.8%
Looking for Housing | 7.7%
Housing Advocate | 7.7%
Housing Developer | 15.4%
What difficulties have you experienced in your search for housing in Campbell? Select all that apply.
Cost of housing | 22.7%
Lack of supply of available housing | 9.1%
Nothing near services (grocery stores, schools, parks, etc.) | 0% I have not faced any difficulties | 50%
Other | 18.2%
What kind of housing would you like to see more of in Campbell? (Indicate all that apply) Accessory dwelling units | 12%
Single detached homes | 28%
Duplexes and triplexes | 16%
Townhomes/rowhomes | 40%
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Small Apartment buildings (1-3 stories) | 16%
Mixed-use apartment buildings (3-5 stories above retail) | 32% Mid-size apartment buildings (3-5 stories) | 8%
Large apartment buildings (6+ stories) | 16%
Before breaking out into categorized breakout rooms, community members were asked “ What should the City consider when planning for new housing? ”. Some common responses included “Density”, “affordability”, and “quality of life”.
Figure III.B-7 WordCloud Question #2
After the presentation was completed and interactive questions were done, attendees were asked to join a breakout room to provide more feedback. The breakout rooms were separated by whether participants identified as a homeowner, renter, or other (Looking for housing, housing advocate, housing developer, etc). The list of questions below were asked in each of the breakout rooms.
1. What are the housing challenges and priorities in Campbell?
2. In what areas should new housing be built? (e.g., along Hamilton Ave, near transit, near job centers)
3. How should Campbell plan for housing for Special Need Populations? (e.g., the elderly, persons with disabilities, female headed households with Children)
4. Is there anything else you want to add?
Although each of the rooms had their own individual answers, a summary of responses to each of the questions is as follows:
• Access state and county funds for housing the current homeless population o Tiny homes in the parking area next to the Sunnyoaks Percolation Ponds • Housing for service workers
• Lack of housing supply, diversity and affordability
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• Owning a home is not feasible
• Housing should be developed near transit, main streets and close to services • Increase support services for seniors and people with disabilities • Promote equity by ensuring affordable housing
• Losing long term residents to new residents in tech/out of state • Increase housing while maintaining balance or not disrupting quality of life • Transit system cannot keep up with housing changes
• Housing should be developed in the following areas:
o Fry’s Electronics store location
o Elephant Bar site
o Places that are occupied by storage, Public Storage site o Church sites; Home Church
o Gold’s Gym Building
• School districts are losing teachers because they aren’t attracted by the housing market • Consider fourplexes in Single Family neighborhoods
• Pursue Measure A funding for special need housing
• Provide permit parking when increasing density
• ADUs are good options for families with senior or a person with a disability Community Meeting #3: Open House
On October 27, 2021, another community meeting was held in the format of a virtual open house.
This provided community members to come in and out of the meeting as they please. It began at 12:00pm and ended at 2:00pm. 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 6 major topics – What is the housing Element?, RHNA, AFFH, Housing Opportunity Sites, Public Participation, and the Project Schedule & Timeline. In this breakout room, people who were just starting to get involved joined to learn more about all of the topics previously mentioned while having the opportunity to ask any clarifying questions. If community members had more time to participate, they then were able to select another breakout room in which t hey would like to participate, or they could leave the meeting.
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. This provided the community with an opportunity to share any concerns or issues with the current or future of housing in Campbell. The common themes of public responses are as previously mentioned in other focus groups. Different responses to the common theme are stated below:
• Affordable housing location is not near schools or parks • Affordable housing units are too small for families
• Seniors and people with disabilities are being displaced or moving to City’s with more resources
• Light rail is slow and will not help address existing or future traffic • Consider seniors and people with disabilities needing housing near transit and services • Potential school segregation or inequality
• Apartment complexes near transit, services, and open space to increase active transportation in the City
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• Use density bonuses to encourage the development of affordable housing • Mixed use benefits people needing services like seniors and people with disabilities • Require more open spaces and places for people together when creating more housing • More streetlighti ng as it relates to safety, but unique streetlights that contribute to community character
• Housing development should be considered in the following areas:
o Dell avenue with light industrial –near parks and transit o Tiny home village not in or near Downtown
o Along Winchester Blvd
The third breakout room was an interactive way for people to pin locations on a map that would help identify housing opportunity sites throughout the City.
Figure III.B-8 Breakout Room #3 Interactive Feedback Map
The following summarizes community feedback:
• Prioritize office close to Light Rail (adds to off -peak) helps keep character of downtown size/scale
• Adding Residential to Downtown adds to peak hours
• Residential can work anywhere, put along corridors (Hamilton, Bascom, Winchester) • City has lowest density at 27-units per gross acre (not very dense); Campbell has a high FAR ratio, build buildings with big units - since we can push envelope through unit sizes but not unit counts
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• Campbell's Parking Ratio too high; parking modifications always lower it, should be more realistic
• Keep in mind views with building heights
• Campbell's definition of high-density housing too low; special needs populations • 40-50 ADU's per year could help offset requirements
• Difficult to fi nd retail tenants in ground -floor commercial space; avoid vacancies. Retail wants 'ease of use' adequate parking, higher density spots (podium) are inaccessible/convenient to people who drive by
• Communities have an unrealistic expectation on amount of retail space a community can support. Demand to fill is not there
• Per capita we're already over-retailed
• Shadow vacancies (tenants not paying rent; not obvious to drive-by) • Commercial spaces take parking and space, takes away from housing production • Mixed-use only on sites that are heavily trafficked
• Look at school and church sites as future providers for housing • Include ADU's for single-family detached houses
• Evaluate public storage locations, highest possible density with density bonuses (to make it attractive to change)
• Picking weakest shopping centers and providing opportunity to change to residential; allow to change (right-sizing shopping centers)
• Mixed-use housing overlay for shopping center.
• Be more flexible in general on allowing residential on sites otherwise restricted. • Require ADU's for a major remodel, no more single-family • Older ranch houses redevelop as condos even in a residential area, multi -unit housing.
Do not allow properties to rebuild as single-family homes.
Community Meeting # 4: Housing Op portunity Sites and
Densities
On December 1, 2021, the project team held a community meeting to discuss housing opportunity sites and densities to receive feedback on where new housing should be located and at what density. Breakout rooms were organized to review housing site areas and the housing opportunity sites below. The feedback received was used to revise sites and densities before presenting to the Planning Commission and City Council.
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Figure III.B-9 Housing Opportunity Sites Map
Community Meeting #5: Policies and Programs
On March 24, 2021, the City held a 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.
Five poll questions were launched using Mentimeter. The results are shown below.
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Figure III.B-10 Poll #1
Figure III.B-11 Wordc loud #1
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Figure III.B-12 Wordcloud #2
Figure III.B-13 Poll #2
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POP-UP EVENTS
Farmers’ Market
On October 10, 2021, City staff hosted a booth at the local farmers market. Poster boards with information on Campbell’s Plan for Housing and a General Plan Map were presented to participants. The map was intended to be interactive for people to grab a colored pin to categorize where to put housing in the City.
People also had the opportunity to speak to City staff and learn more about the project, especially how to get involved.
Figure III.B-14: City Booth at the Farmers Market
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Figure III.B-15: Community Interaction with Site Selection Map 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 (Figure 3-1.18) and the General Plan Map for were printed as posters for the community to learn more about Campbell’s Plan for housing. The map was intended to be interactive for people to grab a colored pin to categorize where to put housing in the City.
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Figure III.B-16: City Booth at Octoberfest
COMMUNITY SURVEY
In mid-September of 2021, the City launched their community survey with the intent to gain a better understanding of the needs and desires for the future of housing in Campbell. Anyone who lives, works, or wishes to live and/or work in the City was welcome to provide feedback. The survey was offered in both English and Spanish. With a total of 425 responses, the survey was closed on April 7, 2022.
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Figure III.B-17: Community Survey Microsoft Form
PRINT OUT MATERIALS
Mailers
On the Week of October 11, 2021, the City kicked off their outreach and engagement with a city wide postcard that was sent to all residential addresses. It served as a notice to all Campbell addresses informing them of upcoming meetings on the Plan for Housing and of plans for establishing City Council districts. The flyer offered Spanish translation services for Spanish speakers wishing to engage with the project.
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Figure III.B-18: Campbell’s Plan for Housing Postcard
Flyers
In March 2022, the City developed a flyer with the intent to advertise Community Meeting #5:
Housing Policies and Programs. The flyer asked readers to get involved and provide input on Campbell’s Plan for Housing at upcoming meetings and the community survey, as well as sign up for notifications. Spanish and English flyers were developed and digitally distributed to the City’s network connections and community stakeholders.
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Figure III.B-19: Campbell’s Plan for Housing March Flyer Appendix III-B
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SURVEY RESULTS
QUESTION-BY-QUESTION ANALYSIS
Introduction
As part of the City of Campbell’s Housing Element Update, also known as Campbell’s Plan for Housing, members and residents of the community were invited to participate in the Housing Element Update survey. The survey was available online to the public from September 2021 to April 2022. Posters at the pop -ups informed the public about the Housi ng Element. Flyers also displayed QR codes to the online survey. The survey was available in English and Spanish.
Upon closure, the City experienced technical difficulties with Microsoft Forms and was not able to collect all 427 responses in the Microsoft survey out put format. An older version of the survey results, at 423 results, was saved and is shown in this section as Attachment A. The remaining 4 responses are demonstrated as an excel sheet as Attachment B.
Appendix III-C
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Appendix III-C
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) The City of Campbell's Plan for Housing
Community Survey
1. Which of the following best describes you?
423 Responses 25:15 Average time to complete Active Status I live in Campbell but work so… 152
I live and work in Campbell. 106
I live in Campbell, and currentl… 92
I work in Campbell, but live so… 32
I lived in Campbell, but have si… 16
None of the above 25
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2. If you live in Campbell, how long have you lived in the City.
3. What is your age?
0-5 years
5-10 years
11-20 years
20+ years
Homeowner
Renter
Currently unhoused
17 years or under 9
18 - 29 years 24
30 - 54 years 219
55 - 64 years 89
65 years or over 82
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4. Does your household include any of the following people? (Please select all that apply)
Children (ages 5 or less) 61
Seniors (age 65+) 116
Students 179
A person with chronic health … 56
A person with a mobility impa… 22
A person with a sensory impai… 28
None of the above 88
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5. What is your ethnicity/race? (Please select all that apply)
6. Do you believe you have faced housing discrimination based on your ethnicity/race in Campbell?
7. If yes, please explain.
American Indian or Alaska Nat… 6
Asian 76
Black / African American 15
Hispanic / Latinx 45
Native Hawaiian or Pacific Isla… 6
White 286
Other 44
Yes 7
No 381
Not Sure 35
Latest Responses
6 Responses
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8. Do you have concerns about being able to stay in your home due to rising rents or other reasons?
9. If yes, please explain.
Yes 133
No 290
Latest Responses
"In general bidding wars and home prices are far too high fo… "Cost of living "
117
Responses
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10. What difficulties have you experienced in your search for housing in Campbell? (Please select all that apply).
11. What other difficulties have you encountered not listed above? Cost of Housing 205
Lack of supply of available ho… 122
Nothing with enough bedroo… 57
Lack of access to transit (e.g., l… 31
Nothing near services such as … 16
Nothing near schools or parks 25
Nothing that is physically acce… 4
I have not faced any difficulties 176
Other (Please write in at Quest… 24
Latest Responses
""
120
Responses
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12. Please rate the importance of the following criteria when planning for new housing in Campbell from "Not Important" through "Most Important"
13. Please add any additional criteria that Campbell should consider when planning for new housing that is/are not included on the list above.
Not Important
Somewhat Important
Important
Very Important
Most Important
Providing housing for all stages of life (students,
families, seniors)
Providing a mix of housing types so that there is a
wide variety of options
Encouraging new housing near transportation and
services
Creating a socially balanced and diverse community
where new housing is distributed throughout the city
Maintaining Campbell's unique character
Latest Responses
"No new taxes. Focus high density housing near VTA train a… "What we don’t need is super high density apartments or “co… "Adequate infrastructure to support the additional housing, … 201
Responses
Appendix III-C
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14. Where should new housing be located in Campbell? (Please identify level of priority from "Low Priority" to "High Priority")
Low Priority
Low-Medium Priority
Medium Priority
Medium-High Priority
High Priority
Single-family neighborhoods
In or near downtown
In or near the Pruneyard
Distributed equally throughout the entire city
Major commercial corridors (Hamilton, Bascom,
Winchester
Near the light rail stations
Near parks and schools
Appendix III-C
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15. Please add any additional suggestions on where you think new housing should be placed in Campbell
Lat
est Responses
"No new taxes. Focus high density housing near areas with V… 139
Responses
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16. What type of housing would you like to see more of? In Campbell
In my neighborhood
Neither
Accessory Dwelling (ADUs)
Single Detached Houses (1 to 2 stories)
Duplexes/Triplexes (1 or 2 stories)
Small apartment buildings of 6 units or less (1 or 2
stories)
Townhomes/rowhouses (2 to 3 stories)
Multi-Family housing (3 to 5 stories, condos,
apartments, senior housing)
Mixed-Use Multi-Family housing (3 to 5 stories above
shops and restaurants)
Multi-Family housing (6 stories or more, condos,
apartments, senior housing)
Other (Please write in under Question 17 below)
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Powered by Microsoft Forms (https://forms.office.com) | Privacy and cookies (https://go.microsoft.com/fwlink/?LinkId=521839) | Terms of use (https://go.microsoft.com/fwlink/?linkid=866263)
17. What other types of housing, not listed above, would you also like to see available in Campbell?
18. Is there anything else you would like to add about housing that has the potential to impact you, your neighborhood, or the city?
19. What is your email address? (optional)
Latest Responses
"Single family homes that share a neighborhood pool (not a … 153
Responses
Latest Responses
"Piling dense apartment buildings next to each other creates… "Provide sufficient parking per unit "
212
Responses
Latest Responses
175
Responses
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) ID Which of the following best describes you? Homeowner Renter 424 I live and work in Campbell. 0-5 years 20+ years
425 I live in Campbell but work somewhere else. 11-20 years 426 I live in Campbell but work somewhere else. 20+ years 427 I live in Campbell but work somewhere else. 11-20 years Appendix III-C
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Currently unhoused What is your age?
30 - 54 years
30 - 54 years
55 - 64 years
30 - 54 years
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Does your household include any of the following people? (Please select all that apply)What is your ethnicity/race? (Please select all that apply) Students;Children (ages 5 or less); White;
Students; Asian;
None of the above; White;
Students; White;
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Do you believe you have faced housing discrimination based on your ethnicity/race in Campbell? No
No
No
No
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) If yes, please explain.
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Do you have concerns about being able to stay in your home due to rising rents or other reasons? Yes
No
Yes
No
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) If yes, please explain.2
In general bidding wars and home prices are far too high for us to transition to home ownership in our own city. Rents are also so high that we are unable to grow into a large enough space for our growing family.
Other reasons are property and other taxes on a fixed income plus the growing concern over water availability.
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) What difficulties have you experienced in your search for housing in Campbell? (Please select all that apply).
Cost of Housing;Nothing with enough bedrooms;
I have not faced any difficulties;
Cost of Housing;
Cost of Housing;Nothing with enough bedrooms;
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) What other difficulties have you encountered not listed above? Too many people that do not plan to live in the house putting up all cash offers. Squeezes out regular families that want to live in Campbell and make the house their home.
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Providing housing for all stages of life (students, families, seniors) Very Important
Very Important
Important
Important
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Providing a mix of housing types so that there is a wide variety of options Important
Not Important
Somewhat Important
Important
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Encouraging new housing near transportation and services Somewhat Important
Most Important
Most Important
Important
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Creating a socially balanced and diverse community where new housing is distributed throughout the city Somewhat Important
Not Important
Important
Not Important
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Maintaining Campbell's unique character
Very Important
Most Important
Very Important
Most Important
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Please add any additional criteria that Campbell should consider when planning for new housing that is/are not included on the list above.
What we don’t need is super high density apartments or “condos” that don’t have yards or garages. We need yards that are safe spaces for children to play and spaces for families to keep their belongings. Carports don’t cut it. Only part of our community will be comfortable in apartment/hotel style condos.
No new taxes. Focus high density housing near VTA train and bus access. Do not close popular businesses and services that currently exist.
Resources and the environment should big considerations.
Continue to keep buildings at 4 stories. No large complexes.
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Single-family neighborhoods In or near downtown In or near the Pruneyard High Priority Medium Priority Low-Medium Priority Low Priority High Priority High Priority Low Priority Low-Medium Priority Low-Medium Priority Medium Priority Low-Medium Priority Medium-High Priority Appendix III-C
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Distributed equally throughout the entire city Major commercial corridors (Hamilton, Bascom, Winchester Medium-High Priority Low-Medium Priority
Low Priority Low Priority
Low-Medium Priority High Priority
Low-Medium Priority High Priority
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Near the light rail stations Near parks and schools
Medium Priority Low-Medium Priority
High Priority Low Priority
High Priority Medium Priority
Medium Priority Low Priority
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Please add any additional suggestions on where you think new housing should be placed in Campbell No new taxes. Focus high density housing near areas with VTA train and bus access. Do not close popular businesses and services that currently exist.
Accessible to mass transit
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Accessory Dwelling (ADUs) Single Detached Houses (1 to 2 stories) In Campbell In my neighborhood
In Campbell In my neighborhood
In my neighborhood In my neighborhood
In Campbell In my neighborhood
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Duplexes/Triplexes (1 or 2 stories) Small apartment buildings of 6 units or less (1 or 2 stories)Townhomes/rowhouses (2 to 3 stories) In Campbell Neither In Campbell
In Campbell In Campbell In Campbell
In my neighborhood In my neighborhood In my neighborhood In Campbell In Campbell In Campbell
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Multi-Family housing (3 to 5 stories, condos, apartments, senior housing)Mixed-Use Multi-Family housing (3 to 5 stories above shops and restaurants) Neither In Campbell
Neither Neither
In Campbell In Campbell
Neither In Campbell
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Multi-Family housing (6 stories or more, condos, apartments, senior housing)Other (Please write in under Question 17 below) Neither Neither
Neither Neither
In Campbell Neither
Neither Neither
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) What other types of housing, not listed above, would you also like to see available in Campbell? Single family homes that share a neighborhood pool (not a cabana club or gym pool, but a pool for that neighborhood) Only 4 stories. Not 5.
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Is there anything else you would like to add about housing that has the potential to impact you, your neighborhood, or the city? Piling dense apartment buildings next to each other creates apartment neighborhoods which makes parking difficult and crime/disturbances compounded in certain neighborhoods so dispersing apartments more will allow for space and less people crammed into single streets.
More people mean needing more services. Already not enough police and fire.
Appendix III-C
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Piling dense apartment buildings next to each other creates apartment neighborhoods which makes parking difficult and crime/disturbances compounded in certain neighborhoods so dispersing apartments more will allow for space and less people crammed into single streets.
Appendix III-C
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Piling dense apartment buildings next to each other creates apartment neighborhoods which makes parking difficult and crime/disturbances compounded in certain neighborhoods so dispersing apartments more will allow for space and less people crammed into single streets.
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Campbell’s Plan for Housing
Affordable Housing Developers Focus Group
Monday, November 22, 2021
On Monday, November 22, 2021, the project team met with 18 affordable housing developers from the following organizations:
• Alta Housing
• Catalyze SV
• EAH Housing
• Forward Planning
• Sacred Heart Community Service
• Santa Clara County Housing Authority
• Santa Clara Methodist Retirement Foundation, Inc
• SV @HOME
• Urban Housing Authority
• Urban Housing Communities
• VTA
When asked what the most effective tools a city can adopt to facilitate affordable housing, developers asked that City help in:
• providing funds
• fee waivers for affordable housing projects
• having housing sites pre-entitled
• providing staff resources to process permits
• align programs with bonds and tax financing
• matching affordable housing sites with financing scoring criteria One of the most important factors to building affordable housing was ensuring that the community is emotionally and psychologically ready for affordable housing through education and engagement. A general understanding of how affordability works by educating people that the more units built help support financing and services.
Showcase the benefits of affordable housing was identified to be extremely important.
Another suggestion was that the City partner with the community to select the location of housing.
For the development of housing, Santa Clara County Housing Authority recommends a base density of 60 du/acre to support affordable housing. The County ranges with an average of 50 units per project. The VTA advocated for 75 du/acre. Affordable housing units were said to be most supported in mixed-use developments. The group suggested that the City look closely at parking criteria to make requirements more flexible and make housing closer to transit.
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The barriers to affordable housing development in Campbell were said to be solved by establishing a timely response on funding that must be approved by City and County.
The City could adopt priority zones separate from HUD priorities like the City of San Jose. Offering density bonuses for affordable housing was identified as a great tool to help support developers. However, it was noted that it is hard to build extremely low- income housing.
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Campbell’s Plan for Housing
Businesses Focus Group
Tuesday, November 23, 2021
To gain a better understanding of the point of view of businesses and housing, the City invited all local businesses and related parties to join a business focus group discussion. On November 23, 2021, the project team met with the Executive Director of the Campbell Chamber of Commerce.
When asked about the challenges to housing in Campbell, the Executive Director stated that affordability is the most pressing challenge. In Campbell, restaurants, and hotels are struggling to find lower-wage service workers and it is becoming increasingly appealing to not work. Transitional housing for employees is a great way to support workers while they find housing that better fits their needs.
Affordable housing was noted to be the solution to this issue, but it must be housing that attracts employees – like condos and townhomes at affordable rates. Monetary support could also help workers find and secure housing. NIMBY, for example, was mentioned to help with down payments.
Office space was mentioned to be a great opportunity for start-ups in the area, especially since Dell Avenue is not a great location for housing. Across the City, jobs are a blend of fully in-person, fully remote, and hybrid which means that the City can attract workers seeking any level of flexibility.
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Campbell’s Plan for Housing
Market Rate Housing Developers Focus Group
Tuesday, November 30, 2021
Market Rate Housing Developers were invited to join a focus group discussion on Tuesday, November 30, 2021, the Campbell Housing Element. There were 15 developers in attendance representing themselves or the following organizations:
• ACP Architecture
• Bay West Development
• B & C Homes Inc
• Commercial Real Estate Associates
• Cresleigh Homes
• Granite Rich Properties
• Summer Hill Homes
• Trammel Crow Residential
• Valley Home Partners
To gain a better understanding of Campbell’s housing market, its challenges, and its attractions, the project team lead a discussion where developers could provide feedback. According to the developers, Downtown has thrived with weekends and restaurants in the past 17 years but the parking standards are regimented. Entitlement approvals are difficult with suburban parking standards and the City should ask the City council to consider an urban standard for parking. Parking and protected zoning of general commercial areas are also barriers.
In order for Campbell to create a favorable environment to facilitate housing development, developers suggested that they do a conversion of commercial zones, calculate net density instead of gross density, and speed up the processing time of projects by having joint hearings to discuss projects. A streamlined process through staff will help projects get approved faster than going through the City Council. The establishment of one decision-making body was said to save time and resources for all.
Flexibility on setbacks, open areas, common areas, and the increase of height and density would significantly make Campbell more attractive to developers. Lastly, the developers suggest that the City create a list of sites that are welcome for development.
Market rate developers will sometimes partner with affordable housing developers when sites are being blended into affordable housing, which allows an increase in density.
State and County funds can out pay market-rate developers, so instead, they partner with affordable developers for local grants.
Developers argued that the ideal site and conditions they look for in development include development by right that allows for higher density, streamlining, transit-oriented development, and areas that are walkable to retail and restaurants.
Appendix III-D
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Property Owners Focus Group
Wednesday, January 7, 2022
On Wednesday, January 5, 2022, the project team met with 25 property owners regarding the Campbell Housing Element and housing opportunity sites. The property owners were presented with information about the housing element and were asked the following questions:
1. How interested are you in redeveloping your property for housing in the next eight years?
2. What do you believe may be barriers to developing your property for housing in the next eight years?
3. Do you have any questions and/or feedback for the City related to the development of your property for housing?
Many of the property owners were interested in redeveloping and some even wanted to advance faster than the year 2023. Others wanted to understand more about the process and density ranges. There was a specific interest in mixed-use development and short-term leases. Affordability was also of interest to some property owners.
With a lot of interest, some concerns arose. Some property owners talked about their interest in high-density residential, with affordable units, but were concerned about the Hamilton Avenue Specific Plan and the implications of achieving goals to develop housing during 8-year planning period. Overall, property owners were interested but may need more information to support the City in meeting their RHNA.
Appendix III-D
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing)
Campbell’s Plan for Housing
Service Providers Focus Group | Objectives, Policies and Programs March 29, 2022
On Tuesday, March 29, 2022, the project team met with a few service providers working in Campbell to gather feedback and recommendations on the potential policies and programs, especially for the populations they serve. Of the 11 service providers that were invited to attend the focus group, three confirmed and attended with the addition of the housing developer of the Uplift Family Services site.
The participants and organizations in attendance were:
o Housing Choices
o Pacific Clinics
o Rebuilding Together Silicon Valley
o Housing Developer of Uplift Family Services site
Prior to the Q&A portion of the meeting, City staff presented a brief overview of Campbell’s Plan for Housing, its timeline and potential goals and policies. The questions and summary of responses are below:
General
1. What are some of your housing priorities for Campbell? Housing priorities for people with physical and developmental disabilities should include the opportunity for people who grew up in Campbell to transition into housing that is coordinated with Housing Choices. Higher density with extremely affordable housing that allows inclusionary housing for people with disabilities is a high priority for this population. A recommendation is that developers should build 100% affordable housing on city-owned land with a mix of unit sizes.
From the perspective of a housing developer, cities need to capture the difference between market rate and moderate rate housing. Cities could use funds to support affordable housing and have in-lieu fees for market developments.
2. What type of housing and housing related services are lacking in Campbell? Housing near transit services is essential, especially 2-bedroom units for families.
Specific Concerns
3. What are the needs and services available and/or needed in Campbell for the following groups?
o Female headed households
o Large households
o Seniors
o People with physical or developmental disabilities
o People experiencing homelessness
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) o Farmworkers
The most important are the unhoused population and seniors because there is an aging community. There should be a place for people with physical or developmental disabilities to have when they lose family and/or caregivers.
Mental health services are needed, especially for families on Medical and living paycheck to paycheck.
Families are on the brink of homelessness and non-profits and the Office of Supportive Housing support with funds but that is only a temporary solution.
Overcrowding is becoming a growing concern as large households include multiple generations and the waitlist for services is too long so the need for services continues to increase.
Equity
4. How can racial equity be furthered in Campbell?
People of color are overwhelmingly representative of low-income categories.
Therefore, developing deeply affordable housing for racial justice, especially housing for people with disabilities is needed. Consider the intersectional identities because they experience a higher cost burden.
Closing
5. Is there anything else you would like to discuss about housing? Look at city owned land for opportunities to build more affordable housing as well as the City housing funds to help meet housing for special needs populations.
Appendix III-D
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Campbell’s Plan for Housing
Ministries Focus Group + Survey | Objectives, Policies and Programs
April 4, 2022
Leading up to and following the community meeting on March 24, 2022, the project team made a diligent effort to reach out to and meet with service providers in the community. On Monday, April 4, 2022, the project team hosted a hybrid focus group session for ministries in the area. One ministry representative attended in person and engaged in a discussion with the in-person team. Prior to the discussion, City staff presented a brief overview of Campbell’s Plan for Housing, its timeline, and potential goals and policies.
The questions for Ministries are below:
1. What types of actions and programs can Campbell adopt to increase affordable housing in Campbell?
2. What types of actions and programs can Campbell adopt to preserve existing housing?
3. What types of actions should Campbell adopt to remove government constraints to housing development?
4. What types of resilient housing policies should Campbell adopt?
5. What actions should Campbell take to address homelessness?
6. What actions should Campbell take to address the needs of seniors, large families, female-headed households, ethnic minorities, and persons with disabilities?
Community Development Director lead the in-person discussion with the one ministry representative in attendance.
Due to the low attendance rate, City staff followed up with the ministries that were invited and shared a survey with the same questions asked at the focus group session.
To date, one respondent has completed the survey. The survey respondent encouraged the development of affordable housing and not allowing for-profit developers to buy multi-unit housing properties because the City should run them. In order to address homelessness, the City should develop a livable, attractive, and safe shelter that addresses privacy concerns that families may have. Other policies to consider should include tariffs on large companies that buy properties for their own use and profits.
Appendix III-D
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Campbell’s Plan for Housing
2ND Affordable Housing Developers Focus Group
Monday, April 25, 2022
In an effort to gain greater insight on policies and programs that would support the development of affordable housing in Campbell’s Plan for Housing, the City invited 90 affordable housing developers to meet on Monday, April 25, 2022. Of the 90 invited, 18 affordable housing developers attended.
The organizations in attendance were:
• Alta Housing
• Catalyze SV
• CRP Affordable
• Eden Housing
• MidPen Housing
• Palm Communities
• Reed Community Partners
• Related California Affordable
• ROEM Development Corporation
• Sacred Heart Community Service
• Santa Clara County Housing Authority
• UHC Communities
Prior to the group discussion, the City presented an update on the Plan for Housing’s timeline, housing opportunity sites, the special needs identified in the City, policy goals and objectives. Attendees had the opportunity to ask questions throughout the presentation for clarification. Then, the City staff hosted a conversation about how the City can support affordable housing developers in the development process as it relates to:
1. Inclusionary Housing Ordinances
2. Inclusionary Housing Examples or Suggestions
3. Affordable Housing Overlay Zone
o Locations, incentives, examples and suggestions
4. Regulation of unit sizes
5. Incentives and Waivers
6. Reduction in Parking Standards
The group identified common barriers to affordable housing development to be the cost of building and parking requirements. Transit-oriented development is a favored method of supporting affordable housing. Some suggested allowing low-income tax credit in the affordable housing overlay zone. Fee waivers were said to be very helpful to affordable housing developers. A streamlined process was also highly encouraged by participants.
Mixed use development projects, however, were identified to be a challenge because Appendix III-D
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) many affordable housing developers do not have expertise in retail and cannot propose mixed-use development projects while competitors can.
The feedback requested about parking requirements was that the City should allow for shared parking or district parking. Parking for special needs populations should be protected in the form of loading zones because they are essential for deliveries, caregivers, and other necessary transportation services.
Appendix III-D
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Campbell’s Plan for Housing
2ND Market Rate Housing Developers Focus Group
Wednesday, April 27, 2022
In an effort to gain greater insight on policies and programs that would support the development of additional housing to support Campbell’s Plan for Housing, the City invited 25 market-rate housing developers to meet on Wednesday, April 27, 2022. Of the 25 invited, 9 market-rate housing developers attended the session.
A few private developers were in attendance with the following organizations:
• Acquity Realty
• Granite Ridge Properties
• HMH
• KB Home
• Sares Regis Group of Northern California
• Summer Hill Homes
Prior to the group discussion, the City presented an update on the Plan for Housing’s timeline, housing opportunity sites, the special needs identified in the City, policy goals and objectives. Attendees had the opportunity to ask questions throughout the presentation for clarification. Then, the City staff hosted a conversation about how the City can support housing developers in the development process as it relates to improving housing affordability in Campbell and removing government constraints to housing.
When talking about affordable housing, developers said that adding affordable housing requirements to market-rate projects is not attractive for low-density projects. Instead, some developers provided examples of other cities, like Fremont and Santa Clara, which are allowing in-lieu fees and using those fees to fund affordable housing projects.
Density limits and parking requirements have been a huge barrier to potential development projects. Metric requirements were said to steer developers away because it limits housing opportunities. The developers suggest that the AFR is a better metric than units/acre. The City was also encouraged to monitor parking in the City but not set the requirements. Parking was a huge discussion point because developers argued that there is too much parking being required and they cannot afford to build it. Instead, they suggested applying market developing requirements of 0.7 spaces per unit. The conversation that people do not equate to cars was had with support for transit-oriented development and the argument that parking spaces could be additional housing units.
Unbundled parking, the practice of selling or leasing parking spaces separate from the purchase or lease of the residential unit, was suggested as a potential tool. Developers also asked that the City encourage 0.2 parking spaces for housing projects with 18-25 units/acre.
Appendix III-D
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Campbell’s Plan for Housing
Veterans Focus Group | Objectives, Policies and Programs May 9, 2022
On Monday, May 9, 2022, City staff met with four veterans who attended the Veterans focus group meeting. The purpose of the meeting was to gain better insight on how the City can best support or continue to support veterans in the community, as it relates to policies and programs.
Those in attendance provided useful feedback that the City could develop into tangible solutions to support this self-identified special needs population. The feedback received from veterans is listed below:
• The City should evaluate the Santa Cruz Veteran Village as a case study for a successful housing project that serves veterans
• Support for pre-approved modular designed units as a more cost-effective type of housing in the City that could serve veterans
• Low-barrier navigation centers help veterans –support for centers that provide a shower and a meal
• Support for portable shower units to support safe parking programs that also serve veterans
• Consider the creation of a Veterans District (such as the Clover Veterans District) to collect a portion of sales tax which could be used to support veteran services • The City provides a great deal of support to Veteran groups o Continue ongoing support through policies and programs o Storing pavers at the City corporation yard to maintain the veteran’s memorial
Appendix III-D
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Campbell’s Plan for Housing
Santa Clara County Housing Authority Focus Group
Tuesday, June 7, 2022
In an effort to gain greater insight on services, policies, and programs that would support quality of life and the development of affordable housing in Campbell’s Plan for Housing, the City met with the Santa Clara County Housing Authority on Tuesday, June 7, 2022, at 10 am.
Seven members of the Housing Authority attended and were eager to share their thoughts on services, policies and programs that could help the City meet its housing goals and affirmatively further fair housing. Those in attendance included:
• SCC HA | Executive Director
• SCC HA | Deputy Executive Director
• SCC HA | Assistant Director of Housing
• SCC HA | Housing Policy Analyst
• SCC HA | Development Manager
• SCC HA | Housing Policy Program Manager
• SCC HA | Project Manager
When asked about Campbell’s housing priorities, attendees stressed the importance of affordable housing, at an extremely low-income level because there is not housing for that income group. Equitable housing retention was identified to be of high importance and participants recommend that the City offer or fund services that provided legal tenant representation, advocacy and education. Some organizations are already providing assistance, but they’re underfunded. Therefore, they require City funding to make housing equitable. Source of income discrimination was said to be a common issue for their clients due to the lack of landlord education who discriminate against tenants with housing vouchers.
SCC HA clients use housing vouchers to secure housing at an affordable rate but are often burdened by security deposits. Security deposit assistance programs would significantly address the risk families face at becoming homeless by financially assisting with security and pet deposits. Because people will pick their pets over housing, offering waivers for pet deposits would be a short-term rental assistance tool that the City could tangibly provide – keeping in mind that pets can improve mental health.
In terms of housing production, the City could accelerate the production of affordable housing by implementing by-right development and hiring staff that are fair planners reviewing affordable housing projects. Overall, the streamlining of entitlement and plan check processes would be a great way of accelerating the production of more affordable housing.
When asked about the special needs population in the City and/or region, the Santa Clara County provided the following suggestions.
Appendix III-D
III.D-13
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Female-headed households
1. Affordable childcare
a. Fund before and after school programs
b. Supplement childcare
2. On-site supportive services that connect people to local services, offer resume support, etc.
3. Develop a Care Providers Program or support organizations that fund informal care provider network
a. Relatives are often childcare provider s / informal care providers and could be getting paid for their service
4. Establish a Lending Library that provides books, toys, and other stimulating tools for child development
a. Example: Santa Clara County Preserved an old home and made it a “Mommy & Me” pl ay center with the lending library in the back for family/informal caregivers to arrive and engage with children. The school district operated the center, but the City funded the program.
Large households
1. Similar services need as Female-Headed Households
2. Bedroom configurations of 3-4 bedrooms need to be protected in new development
3. Develop incentives for ADU development to reduce overcrowding
Seniors
1. Extremely Low-Income housing is important because Seni ors are often living off fixed incomes
2. Food delivery services, Community gardening beds and communal kitchens
3. On-site services like coordinators that provide programming to increase social activity, support age in place, and operate collaborative programming with seniors and families to help foster community
4. Transportation program for seniors to get to the grocery store, community center, etc in order to improve quality of life
People with physical or developmental disabilities
1. Partnership with San Andreas Regional Center
2. Transportation program that brings them to support services
3. Identify the population and recognize the gap in services…There are different needs for the intersectionality of age, ethnicity/race, income, citizenship status, etc.
People experiencing homelessness
1. Safe parking
2. Housing and services need to be easily accessible
3. Establish a Bridge/transitional housing program
a. Example: Vacant homes or small apartment buildings
Appendix III-D
III.D-14
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4. City Departments like the Police, Sanitation, Public Works, and any one in contact w/ people living on the streets need to be properly trained to interact with the homeless population. Training should include:
a. Mental health awareness and education
b. Social work training
c. Mental illness episode resolutions for folks abusing drugs or who are unmedicated
d. Knowing how to identify certain signs
e. Treating people with dignity and respect
f. De-escalation techniques
Farmworkers
1. Similar to the other needs
a. Childcare and informal care programs
2. Recognize that their hours of work are different than the rest
3. Consider a Migrant Center with childcare services
4. Legal representation and understanding of their rights (legal advocacy)
5. Healthcare FQHC need to be available and properly funded
6. Develop outreach efforts to build trust and partner with CBOs to work with these populations because they trust them more than larger institutions
7. Education of resources to understand that their children can benefit from resources without consequences.
a. Undocumented parents with documented children, don’t take advantage of services because they think it’s a risk of exposure and are afraid of sharing information
b. Ask yourself what kind of information is needed and not needed Appendix III-D
III.D-15
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Please Start Here, Instructions in Cell
A2, Table in A3:B15 Form Fields
Site Inventory Forms must be submitted to
HCD for a housing element or amendment
adopted on or after January 1, 2021. The
following form is to be used for satisfying
this requirement. To submit the form,
complete the Excel spreadsheet and submit
to HCD at [email protected].
Please send the Excel workbook, not a
scanned or PDF copy of the tables.
General Information
Jurisidiction Name CAMPBELL
Housing Element Cycle 6th
Contact Information
First Name
Last Name
Title
Email
Phone
Mailing Address
Street Address
City
Zip Code
START HERE
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Table A: Housing Element Sites Inventory, Table Starts in Cell A2 Jurisdiction Name Site
Address/Intersection 5 Digit ZIP Code Assessor Parcel
Number
Consolidated
Sites
General Plan
Designation (Current)
Zoning
Designation
(Current)
Minimum Density
Allowed (units/acre)
Max Density
Allowed (units/acre) Parcel Size (Acres) Existing
Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity
Moderate
Income Capacity
Above Moderate
Income Capacity Total Capacity Optional
Information1
Optional
Information2
Optional
Information3
CAMPBELL 1901 S BASCOM AV, CAMPBELL, CA 95008-231095008 28804027 Transit Oriented Mixed UseC-2-O 56 75 8.85 PRO,OFFICES,BANKS AND CLINICSYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 101 12 0 113 2-acre capacity CAMPBELL S 1ST ST, CAMPBELL, CA 95008-0029 95008 41207019 Transit Oriented Mixed UseP-D 56 75 1.34 PARKING GARAGE YES - Current YES - City-Owned Available Not Used in Prior Housing Element 68 8 0 76 City-Owned Garage CAMPBELL 1980 HAMILTON AV, CAMPBELL, CA 9500895008 28824059 Medium-High Density Mixed UseP-F 23 30 1.22 SOC,CHURCHES YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 23 0 0 23 1-acre capacity CAMPBELL 2365 WINCHESTER BL, CAMPBELL, CA 9500895008 30536012 T Transit Oriented Mixed UseP-D 56 75 3.8 COM,SHOPPING CENTERS,NEIGHBORHOODYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 11 0 45 56 1-acre capacity CAMPBELL 700 HACIENDA AV, CAMPBELL, CA 95008-681495008 40619036 Neighborhood Mixed Use R-M 15 20 0.51 VACANT,URBAN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 8 0 8 CAMPBELL 60 S SAN TOMAS AQUINO RD, CAMPBELL, CA 95008-251595008 40401031 E High Density Mixed Use C-1 34 45 0.82 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 5 23 28 CAMPBELL 210 HARRISON AV, CAMPBELL, CA 95008-141095008 27933009 High Density Mixed Use P-D 34 45 0.66 IND,MISC,NON-MFG & HEAVY COMM USEYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 0 19 23 CAMPBELL 1875 S BASCOM AV, CAMPBELL, CA 95008-231095008 28804028 Commercial Corridor Mixed UseC-2-O 45 60 16.4 COM,SHOPPING CENTERS,COMMUNITYYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 45 0 45 1-acre capacity CAMPBELL 1226 HACIENDA AV, CAMPBELL, CA 9500895008 40616041 P Neighborhood Mixed Use R-1-10 15 20 0.2 RES,SINGLE FAMILY RESIDENCEYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 3 0 3 CAMPBELL 621 E CAMPBELL AV, CAMPBELL, CA 95008-212695008 27946011 P High Density Mixed Use P-D 34 45 0.64 PRO,OFFICES,BANKS AND CLINICSYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 0 18 22 CAMPBELL 621 E CAMPBELL AV, CAMPBELL, CA 95008-212695008 27946012 High Density Mixed Use P-D 34 45 0.95 PRO,OFFICES,BANKS AND CLINICSYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 7 0 25 32 CAMPBELL 471 E CAMPBELL AV, CAMPBELL, CA 95008-212895008 27943055 High Density Mixed Use P-D 34 45 0.67 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 0 19 23 CAMPBELL 1216 HACIENDA AV, CAMPBELL, CA 95008-632295008 40616042 Neighborhood Mixed Use R-1-10 15 20 0.51 RES,SINGLE FAMILY RESIDENCEYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 8 0 8 CAMPBELL 573 E CAMPBELL AV, CAMPBELL, CA 95008-210395008 27946049 High Density Mixed Use P-D 34 45 0.12 RES,SINGLE FAMILY RESIDENCEYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 3 4 CAMPBELL 1265 BURROWS RD, CAMPBELL, CA 95008-630195008 40316096 Neighborhood Mixed Use R-1-10 15 20 0.59 RES,SINGLE FAMILY RESIDENCEYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 9 0 9 CAMPBELL 56 FOOTE ST, CAMPBELL, CA 95008-2115 95008 27943020 High Density Mixed Use P-D 34 45 1.41 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 10 0 38 48 CAMPBELL 1236 HACIENDA AV, CAMPBELL, CA 95008-632295008 40616083 Neighborhood Mixed Use R-1-10 15 20 0.31 RES,SINGLE FAMILY RESIDENCEYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 5 0 5 CAMPBELL 2470 S WINCHESTER BL, CAMPBELL, CA 95008-480795008 41202001 Transit Oriented Mixed UseP-D 56 75 0.61 PRO,OFFICES,BANKS AND CLINICSYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 7 0 28 35 CAMPBELL 2290 S WINCHESTER BL, CAMPBELL, CA 95008-342995008 41202006 High Density Mixed Use P-D 34 45 0.62 PRO,OFFICES,BANKS AND CLINICSYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 3 18 21 CAMPBELL 2460 S WINCHESTER BL, CAMPBELL, CA 9500895008 41202032 Transit Oriented Mixed UseP-D 56 75 2.39 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 27 0 107 134 CAMPBELL 579 E CAMPBELL AV, CAMPBELL, CA 95008-210395008 27946048 High Density Mixed Use P-D 34 45 0.12 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 4 5 CAMPBELL 500 E HAMILTON AV, CAMPBELL, CA 95008-021095008 27933052 Transit Oriented Mixed UseC-2 56 75 1.87 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 94 11 0 105 CAMPBELL 2240 S WINCHESTER BL, CAMPBELL, CA 95008-342495008 41204016 V High Density Mixed Use P-D 34 45 0.15 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 5 5 CAMPBELL 2120 S WINCHESTER BL, CAMPBELL, CA 95008-342795008 41205047 High Density Mixed Use P-D 34 45 0.33 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 2 9 11 CAMPBELL 320 VIRGINIA AV, CAMPBELL, CA 95008-391095008 40407033 Medium Density ResidentialPF/OS 15 20 2.17 TRA,UTILITIES AND COMMUNICATIONSYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 5 27 32 CAMPBELL 700 W HAMILTON AV, CAMPBELL, CA 95008-040395008 30739037 Commercial Corridor Mixed UseC-2 45 60 3.9 PRO,OFFICES,BANKS AND CLINICSYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 26 150 176 CAMPBELL 262 - 282 E HAMILTON AV, CAMPBELL, CA 95008-023895008 27935002 Commercial Corridor Mixed UseC-2 45 60 3.58 PRO,OFFICES,BANKS AND CLINICSYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 24 137 161 CAMPBELL 176 GILMAN AV, CAMPBELL, CA 95008-300695008 41208047 Commercial Corridor Mixed UseP-D 45 60 0.4 MFG,GENERAL(MIXED USES)YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 0 14 18 CAMPBELL 150 GILMAN AV, CAMPBELL, CA 95008-300695008 41208048 Commercial Corridor Mixed UseP-D 45 60 0.48 IND,NON-MFG,COMBO MFG & NON-MFGYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 0 18 22 CAMPBELL 57 GILMAN AV, CAMPBELL, CA 95008-300595008 41209032 Commercial Corridor Mixed UseP-D 45 60 0.1 RES,SINGLE FAMILY RESIDENCEYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 4 5 CAMPBELL 63 GILMAN AV, CAMPBELL, CA 95008-300595008 41209033 Commercial Corridor Mixed UseP-D 45 60 0.19 RES,SINGLE FAMILY RESIDENCEYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 8 9 CAMPBELL 71 GILMAN AV, CAMPBELL, CA 95008-300595008 41209034 Commercial Corridor Mixed UseP-D 45 60 0.29 IND,WAREHOUSING,PUBLICYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 3 0 11 14 CAMPBELL 85 GILMAN AV, CAMPBELL, CA 95008-300595008 41209035 G Commercial Corridor Mixed UseP-D 45 60 0.18 IND,WAREHOUSING,PUBLICYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 7 8 CAMPBELL 101 GILMAN AV, CAMPBELL, CA 95008-300595008 41209036 G Commercial Corridor Mixed UseP-D 45 60 0.19 IND,WAREHOUSING,PUBLICYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 7 8 CAMPBELL 136 GILMAN AV, CAMPBELL, CA 95008-300695008 41209040 O Commercial Corridor Mixed UseP-D 45 60 0.28 VACANT,URBAN YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 2 0 11 13 CAMPBELL 130 GILMAN AV, CAMPBELL, CA 95008-300695008 41209041 O Commercial Corridor Mixed UseP-D 45 60 0.29 IND,WAREHOUSING,PUBLICYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 0 11 13 CAMPBELL 100 GILMAN AV, CAMPBELL, CA 95008-300695008 41209042 A Commercial Corridor Mixed UseP-D 45 60 0.28 IND,WHOLESALING W/STOCK WAREHOUSINGYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 0 11 13 CAMPBELL 90 GILMAN AV, CAMPBELL, CA 95008-300695008 41209043 A Commercial Corridor Mixed UseP-D 45 60 0.21 IND,NON-MFG,COMBO MFG & NON-MFGYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 0 8 10 CAMPBELL 80 GILMAN AV, CAMPBELL, CA 95008-301395008 41209044 Commercial Corridor Mixed UseP-D 45 60 0.36 IND,WHOLESALING W/STOCK WAREHOUSINGYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 3 0 14 17 CAMPBELL 140 GILMAN AV, CAMPBELL, CA 95008-300695008 41209058 Commercial Corridor Mixed UseP-D 45 60 0.21 IND,NON-MFG,COMBO MFG & NON-MFGYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 0 8 10 CAMPBELL 2029 S BASCOM AV, CAMPBELL, CA 95008-320395008 41210042 F Commercial Corridor Mixed UseC-2 45 60 0.73 COM,SERVICE STATIONSYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 5 28 33 CAMPBELL 980 E CAMPBELL AV, CAMPBELL, CA 95008-230395008 41210062 F Commercial Corridor Mixed UseC-2 45 60 0.91 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 37 4 0 41 CAMPBELL 2045 S BASCOM AV, CAMPBELL, CA 95008-320395008 41210063 F Commercial Corridor Mixed UseR-3 45 60 0.76 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 5 29 34 CAMPBELL 1475 S BASCOM AV, CAMPBELL, CA 95008-062495008 28224011 Commercial Corridor Mixed UseC-2 45 60 3.54 PRO,OFFICES,BANKS AND CLINICSYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 24 136 160 CAMPBELL 2260 S WINCHESTER BL, CAMPBELL, CA 95008-342495008 41204014 High Density Mixed Use P-D 34 45 0.51 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 2 15 17 CAMPBELL 2375 S WINCHESTER BL, CAMPBELL, CA 9500895008 30536013 T Transit Oriented Mixed UseP-D 56 75 1.57 COM,SHOPPING CENTERS,NEIGHBORHOODYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 6 0 23 29 0.5-acre capacity CAMPBELL 290 DILLON AVE, CAMPBELL, CA 95008 95008 41208072 Transit Oriented Mixed UseP-D 56 75 2.76 IND,CORPORATION YARDYES - Current YES - City-Owned Available Not Used in Prior Housing Element 136 19 0 155 City-Owned Corp Yard CAMPBELL 971 E HAMILTON AV, CAMPBELL, CA 95008-061495008 28225001 Transit Oriented Mixed UseP-D 56 75 1.14 PRO,OFFICES,BANKS AND CLINICSYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 65 0 0 65 CAMPBELL 877 E HAMILTON AV, CAMPBELL, CA 95008-061495008 28225002 Transit Oriented Mixed UseP-D 56 75 1.2 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 68 0 0 68 CAMPBELL 45 3RD ST, CAMPBELL, CA 95008 95008 27938087 High Density Mixed Use C-3 34 45 0.64 RES,5 OR MORE FAMILY UNITSYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 19 3 22 CAMPBELL 1661 S BASCOM AV, CAMPBELL, CA 95008-060595008 28802011 Transit Oriented Mixed UseP-D 56 75 0.56 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 6 0 26 32 CAMPBELL 1657 S BASCOM AV, CAMPBELL, CA 95008-060595008 28802018 Transit Oriented Mixed UseP-D 56 75 0.35 PRO,OFFICES,BANKS AND CLINICSYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 0 16 20 CAMPBELL 1777 S BASCOM AV, CAMPBELL, CA 95008-063595008 28802030 Commercial Corridor Mixed UseP-D 45 60 1.34 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 60 0 0 60 CAMPBELL 1825 S BASCOM AV, CAMPBELL, CA 95008-230995008 28803015 Commercial Corridor Mixed UseP-D 45 60 0.64 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 5 24 29 CAMPBELL 2060 S BASCOM AV, CAMPBELL, CA 95008-320795008 28808073 High Density Mixed Use C-2 34 45 1.11 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 38 0 0 38 CAMPBELL 1970 S BASCOM AV, CAMPBELL, CA 95008-230795008 28809096 High Density Mixed Use C-2 34 45 0.5 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 2 15 17 CAMPBELL 499 E HAMILTON AVE, CAMPBELL, CA 95008-020895008 27930051 Transit Oriented Mixed UseC-2 56 75 1.23 VACANT,URBAN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 44 26 0 70 CAMPBELL 251 LLEWELLYN AV, CAMPBELL, CA 95008-194095008 30517017 Medium Density ResidentialP-F 15 20 5.54 INS,CHILDCARE,PRESCHL,ADULT DAYCAREYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 31 52 0 83 CAMPBELL 60 W HAMILTON AV, CAMPBELL, CA 95008-050595008 30521003 Commercial Corridor Mixed UseC-2 45 60 1.21 PRO,OFFICES,BANKS AND CLINICSYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 51 4 0 55 CAMPBELL 1769 S WINCHESTER BL, CAMPBELL, CA 95008-110795008 30521012 Commercial Corridor Mixed UseP-D 45 60 1.95 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 68 0 0 68 1.5-acre capacity CAMPBELL 1763 S WINCHESTER BL, CAMPBELL, CA 95008-110795008 30521022 Commercial Corridor Mixed UseP-D 45 60 3.49 SOC,CHURCHES YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 68 0 0 68 1.5-acre capacity CAMPBELL 2400 S WINCHESTER BL, CAMPBELL, CA 9500895008 41202003 Transit Oriented Mixed UseP-D 56 75 1.6 VACANT,URBAN YES - Current YES - Other Publicly-Owned Available Not Used in Prior Housing Element 85 0 0 85 VTA-Owned: Winchester Light Rail Station Parking Lot1.5-acre capacity CAMPBELL 525 E HAMILTON AV, CAMPBELL, CA 95008-021195008 27931006 High Density Mixed Use C-2 34 45 5.72 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 46 4 0 50 1.49-acre capacity CAMPBELL 54 W RINCON AV, CAMPBELL, CA 95008-280895008 30533017 Neighborhood Mixed Use P-D 15 20 0.18 RES,SINGLE FAMILY RESIDENCEYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 3 3 CAMPBELL 535 SALMAR AV, CAMPBELL, CA 95008-140095008 27932006 E High Density Mixed Use P-D 34 45 0.79 IND,NON-MFG,COMBO MFG & NON-MFGYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 5 0 22 27 CAMPBELL 2325 S WINCHESTER BL, CAMPBELL, CA 95008-405895008 30534006 High Density Mixed Use P-D 34 45 0.54 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 0 14 18 CAMPBELL 2507 S WINCHESTER BL, CAMPBELL, CA 95008-531195008 30536004 U Transit Oriented Mixed UseP-D 56 75 1.56 COM,SHOPPING CENTERS,NEIGHBORHOODYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 17 0 71 88 CAMPBELL 2523 S WINCHESTER BL, #A-#G CAMPBELL, CA 95008-533795008 30536005 U Transit Oriented Mixed UseP-D 56 75 0.7 COM,SHOPPING CENTERS,NEIGHBORHOODYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 7 0 32 39 CAMPBELL 2565 S WINCHESTER BL, CAMPBELL, CA 9500895008 30539050 U Transit Oriented Mixed UseP-D 56 75 1.73 COM,SHOPPING CENTERS,NEIGHBORHOODYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 20 0 77 97 CAMPBELL 2415 WINCHESTER BL, CAMPBELL, CA 95008-480195008 30536008 Transit Oriented Mixed UseP-D 56 75 3.27 COM,SHOPPING CENTERS,NEIGHBORHOODYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 11 0 45 56 1-acre capacity CAMPBELL 2345 WINCHESTER BL, CAMPBELL, CA 9500895008 30536011 T Transit Oriented Mixed UseP-D 56 75 0.31 COM,SHOPPING CENTERS,NEIGHBORHOODYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 3 0 14 17 CAMPBELL 750 W HAMILTON AV, CAMPBELL, CA 95008-040395008 30739030 Commercial Corridor Mixed UseC-2 45 60 0.7 PRO,OFFICES,BANKS AND CLINICSYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 5 27 32 CAMPBELL 600 E HAMILTON AV, CAMPBELL, CA 95008-023395008 27932010 I Transit Oriented Mixed UseP-D 56 75 3.87 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 33 185 218 CAMPBELL 600 E HAMILTON AV, CAMPBELL, CA 95008-023395008 27932012 I Transit Oriented Mixed UseP-D 56 75 3.41 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 28 164 192 CAMPBELL 816 W HAMILTON AV, CAMPBELL, CA 95008-040495008 30740040 Commercial Corridor Mixed UseP-D 45 60 1.04 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 47 0 0 47 CAMPBELL 780 W HAMILTON AV, CAMPBELL, CA 95008-040495008 30740041 Commercial Corridor Mixed UseP-D 45 60 0.91 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 41 0 0 41 CAMPBELL 100 N SAN TOMAS AQUINO RD, CAMPBELL, CA 95008-162095008 30750083 Commercial Corridor Mixed UseC-1 45 60 9.3 COM,SHOPPING CENTERS,NEIGHBORHOODYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 62 353 415 CAMPBELL 1440 ELAM AV, CAMPBELL, CA 95008 95008 40310070 Neighborhood Mixed Use R-1-6 15 20 2.15 VACANT,URBAN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 5 27 32 CAMPBELL 479 SALMAR AV, CAMPBELL, CA 95008-141395008 27933007 E High Density Mixed Use P-D 34 45 0.94 IND,NON-MFG,COMBO MFG & NON-MFGYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 6 0 26 32 CAMPBELL 423 SALMAR AV, CAMPBELL, CA 95008-141395008 27933008 E High Density Mixed Use P-D 34 45 0.77 MFG,GENERAL(MIXED USES)YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 6 0 20 26 CAMPBELL 675 CAMPBELL TECHNOLOGY PARK PY, CAMPBELL, CA, 9500895008 41229011 K Medium-High Density Mixed UseP-D 23 30 4.98 IND,MFG,RESEARCH AND DEVELOPMENTYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 102 11 0 113 CAMPBELL 695 CAMPBELL TECHNOLOGY PARK PY, CAMPBELL, CA, 9500895008 41229010 K Medium-High Density Mixed UseP-D 23 30 3.74 IND,MFG,RESEARCH AND DEVELOPMENTYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 76 8 0 84 CAMPBELL 635 CAMPBELL TECHNOLOGY PARK PY, CAMPBELL, CA, 9500895008 41229015 K Medium-High Density Mixed UseP-D 23 30 3.75 IND,MFG,RESEARCH AND DEVELOPMENTYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 77 8 0 85 CAMPBELL 655 CAMPBELL TECHNOLOGY PARK PY, CAMPBELL, CA, 9500895008 41229012 K Medium-High Density Mixed UseP-D 23 30 4.9 IND,MFG,RESEARCH AND DEVELOPMENTYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 92 18 0 110 CAMPBELL 1200 SMITH AV, CAMPBELL, CA 95008-455895008 40606009 H Neighborhood Mixed Use P-D 15 20 0.12 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 2 0 2 CAMPBELL 900 S SAN TOMAS AQUINO RD, CAMPBELL, CA 95008-442295008 40606093 H Neighborhood Mixed Use P-D 15 20 0.12 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 2 0 2 CAMPBELL 920 S SAN TOMAS AQUINO RD, CAMPBELL, CA 95008-442295008 40606007 H Neighborhood Mixed Use P-D 15 20 0.25 RES,SINGLE FAMILY RESIDENCEYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 4 0 4 CAMPBELL 1627 S BASCOM AV, CAMPBELL, CA 95008-060595008 28802007 L Transit Oriented Mixed UseP-D 56 75 0.23 PRO,OFFICES,BANKS AND CLINICSYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 0 11 13 CAMPBELL 1645 S BASCOM AV, CAMPBELL, CA 95008-063095008 28802009 L Transit Oriented Mixed UseP-D 56 75 0.35 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 0 16 20 CAMPBELL 1639 S BASCOM AV, CAMPBELL, CA 95008-060595008 28802008 L Transit Oriented Mixed UseP-D 56 75 0.32 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 0 14 18 CAMPBELL 116 RAILWAY AV, CAMPBELL, CA 95008-300795008 41209001 Commercial Corridor Mixed UseP-D 45 60 0.19 IND,NON-MFG,COMBO MFG & NON-MFGYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 7 8 CAMPBELL 90 RAILWAY AV, CAMPBELL, CA 95008-300795008 41209002 Commercial Corridor Mixed UseP-D 45 60 0.19 IND,NON-MFG,COMBO MFG & NON-MFGYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 7 8 CAMPBELL 86 RAILWAY AV, CAMPBELL, CA 95008-300795008 41209003 Commercial Corridor Mixed UseP-D 45 60 0.21 IND,NON-MFG,COMBO MFG & NON-MFGYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 0 8 10 CAMPBELL 70 RAILWAY AV, CAMPBELL, CA 95008-300795008 41209004 J Commercial Corridor Mixed UseP-D 45 60 0.09 RES,DUPLEX YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 3 4 CAMPBELL 64 RAILWAY AV, CAMPBELL, CA 95008-300795008 41209005 J Commercial Corridor Mixed UseP-D 45 60 0.18 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 7 8 CAMPBELL 48 RAILWAY AV, CAMPBELL, CA 95008-300795008 41209006 Q Commercial Corridor Mixed UseP-D 45 60 0.09 VACANT,URBAN YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 CAMPBELL 40 RAILWAY AV, CAMPBELL, CA 95008-300795008 41209007 Q Commercial Corridor Mixed UseP-D 45 60 0.1 VACANT,URBAN YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 4 5 CAMPBELL 36 RAILWAY AV, CAMPBELL, CA 95008-300795008 41209008 Q Commercial Corridor Mixed UseP-D 45 60 0.1 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 4 5 CAMPBELL 20 RAILWAY AV, CAMPBELL, CA 95008-300795008 41209009 Commercial Corridor Mixed UseP-D 45 60 0.19 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 7 8 Table A, 5
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Jurisdiction Name Site
Address/Intersection 5 Digit ZIP Code Assessor Parcel
Number
Consolidated
Sites
General Plan
Designation (Current)
Zoning
Designation
(Current)
Minimum Density
Allowed (units/acre)
Max Density
Allowed (units/acre) Parcel Size (Acres) Existing
Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity
Moderate
Income Capacity
Above Moderate
Income Capacity Total Capacity Optional
Information1
Optional
Information2
Optional
Information3
CAMPBELL 74 DILLON AV, CAMPBELL, CA 95008-300295008 41209025 Commercial Corridor Mixed UseP-D 45 60 0.2 IND,NON-MFG,COMBO MFG & NON-MFGYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 8 9 CAMPBELL 139 DILLON AV, CAMPBELL, CA 95008-300195008 41209020 Commercial Corridor Mixed UseP-D 45 60 0.25 PRO,OFFICES,BANKS AND CLINICSYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 0 9 11 CAMPBELL 89 DILLON AV, CAMPBELL, CA 95008-300195008 41209016 Commercial Corridor Mixed UseP-D 45 60 0.22 IND,NON-MFG,COMBO MFG & NON-MFGYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 0 8 10 CAMPBELL 61 DILLON AV, CAMPBELL, CA 95008-300195008 41209014 Commercial Corridor Mixed UseP-D 45 60 0.31 IND,WAREHOUSING,PUBLICYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 3 0 11 14 CAMPBELL 131 DILLON AV, CAMPBELL, CA 95008-300195008 41209019 R Commercial Corridor Mixed UseP-D 45 60 0.15 IND,MISC,NON-MFG & HEAVY COMM USEYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 0 5 7 CAMPBELL 457 SAM CAVA LN, CAMPBELL, CA 95008 95008 41209057 Commercial Corridor Mixed UseP-D 45 60 0.14 IND,NON-MFG,COMBO MFG & NON-MFGYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 5 6 CAMPBELL 126 DILLON AV, CAMPBELL, CA 95008-300295008 41209023 Commercial Corridor Mixed UseP-D 45 60 0.39 IND,MISC,NON-MFG & HEAVY COMM USEYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 3 0 14 17 CAMPBELL 88 DILLON AV, CAMPBELL, CA 95008-300295008 41209024 Commercial Corridor Mixed UseP-D 45 60 0.21 IND,NON-MFG,COMBO MFG & NON-MFGYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 0 8 10 CAMPBELL 132 DILLON AV, CAMPBELL, CA 95008-300295008 41209022 Commercial Corridor Mixed UseP-D 45 60 0.14 IND,MISC,NON-MFG & HEAVY COMM USEYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 5 6 CAMPBELL 103 DILLON AV, CAMPBELL, CA 95008-300195008 41209017 Commercial Corridor Mixed UseP-D 45 60 0.1 IND,MISC,NON-MFG & HEAVY COMM USEYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 4 5 CAMPBELL 60 DILLON AV, CAMPBELL, CA 95008-300295008 41209026 G Commercial Corridor Mixed UseP-D 45 60 0.2 IND,NON-MFG,COMBO MFG & NON-MFGYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 8 9 CAMPBELL 111 DILLON AV, CAMPBELL, CA 95008-300195008 41209018 R Commercial Corridor Mixed UseP-D 45 60 0.21 IND,MISC,NON-MFG & HEAVY COMM USEYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 0 8 10 CAMPBELL 75 DILLON AV, CAMPBELL, CA 95008-300195008 41209015 Commercial Corridor Mixed UseP-D 45 60 0.19 IND,MISC,NON-MFG & HEAVY COMM USEYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 7 8 CAMPBELL 1450 W CAMPBELL AV, CAMPBELL, CA 95008-161595008 40401002 High Density Mixed Use C-1 34 45 0.32 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 2 9 11 CAMPBELL 1380 W CAMPBELL AV, CAMPBELL, CA 95008-161595008 40401004 S High Density Mixed Use C-1 34 45 0.46 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 2 14 16 CAMPBELL 1400 W CAMPBELL AV, CAMPBELL, CA 95008-265295008 40401036 S High Density Mixed Use C-1 34 45 0.59 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 3 17 20 CAMPBELL 1470 W CAMPBELL AV, CAMPBELL, CA 95008-161595008 40401035 High Density Mixed Use C-1 34 45 0.49 PRO,OFFICES,BANKS AND CLINICSYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 3 14 17 CAMPBELL 930 S SAN TOMAS AQUINO RD, CAMPBELL, CA 95008-442295008 40606006 Neighborhood Mixed Use R-1-6 15 20 0.26 RES,SINGLE FAMILY RESIDENCEYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 4 0 4 CAMPBELL 1750 S WINCHESTER BL, CAMPBELL, CA 95008-110895008 27937007 M Commercial Corridor Mixed UseP-D 45 60 0.27 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 1 11 12 CAMPBELL 1740 S WINCHESTER BL, CAMPBELL, CA 95008-110895008 27937008 M Commercial Corridor Mixed UseP-D 45 60 0.21 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 2 8 10 CAMPBELL 1708 S WINCHESTER BL, CAMPBELL, CA 95008-110895008 27937009 M Commercial Corridor Mixed UseP-D 45 60 0.14 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 1 5 6 CAMPBELL 2050 S BASCOM AV, CAMPBELL, CA 95008-327095008 28808053 High Density Mixed Use C-2 34 45 0.34 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 1 10 11 CAMPBELL 2020 S BASCOM AV, CAMPBELL, CA 95008-326995008 28808079 High Density Mixed Use C-2 34 45 0.33 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 1 10 11 CAMPBELL 2075 S BASCOM AV, CAMPBELL, CA 95008-320395008 41210044 N Commercial Corridor Mixed UseC-2 45 60 0.21 PRO,OFFICES,BANKS AND CLINICSYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 2 8 10 CAMPBELL 2089 S BASCOM AV, CAMPBELL, CA 95008-320395008 41210045 N Commercial Corridor Mixed UseC-2 45 60 0.72 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 4 28 32 CAMPBELL 32 SUNNYSIDE AV, CAMPBELL, CA 95008-411795008 41204017 V High Density Mixed Use P-D 34 45 0.1 COM,RETAIL NOT IN SHOPPING CENTERYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 0 4 4 CAMPBELL 1500 E HAMILTON AV, CAMPBELL, CA 95008-080995008 28813095 Medium-High Density Mixed UseP-O 23 30 2.76 PRO,OFFICES,BANKS AND CLINICSYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 60 2 0 62 CAMPBELL 400 W CAMPBELL AV, CAMPBELL, CA 95008-193295008 30530009 Neighborhood Mixed Use P-F 15 20 2.94 SOC,CHURCHES YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 38 7 0 45 CAMPBELL 476 E CAMPBELL AV, CAMPBELL, CA 95008-210295008 41209065 Commercial Corridor Mixed UseP-D 45 60 0.32 PRO,OFFICES,BANKS AND CLINICSYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 3 0 11 14 CAMPBELL 486 E CAMPBELL AV, CAMPBELL, CA 95008-210295008 41209063 Commercial Corridor Mixed UseP-D 45 60 0.2 PRO,OFFICES,BANKS AND CLINICSYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 7 8 CAMPBELL 35 DILLON AV, CAMPBELL, CA 95008-300195008 41209013 Commercial Corridor Mixed UseP-D 45 60 0.1 PRO,OFFICES,BANKS AND CLINICSYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 0 3 4 CAMPBELL 318 W RINCON AV, CAMPBELL, CA 95008-281195008 30529007 Medium-High Density Mixed UseR-2 23 30 0.91 RES,SINGLE FAMILY RESIDENCEYES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 7 13 20 CAMPBELL 202 W Rincon Ave 95008 30533007 Medium Density ResidentialP-D 15 20 0.51 VACANT,URBAN YES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 0 0 9 9 CAMPBELL 600 E Campbell Ave 95008 41209028 B Medium-High Density Mixed UseC-PD 15 20 0.3 VACANT,URBAN YES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 9 0 50 59 All units allocated under one APN CAMPBELL 600 E Campbell Ave 95008 41209030 B Commercial Corridor Mixed UseC-PD 20 27 0.14 RES,SINGLE FAMILY RESIDENCEYES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 0 0 0 All units allocated under one APN CAMPBELL 600 E Campbell Ave 95008 41209031 B Commercial Corridor Mixed UseC-PD 20 27 0.28 RES,SINGLE FAMILY RESIDENCEYES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 0 0 0 All units allocated under one APN CAMPBELL 600 E Campbell Ave 95008 41209029 B Commercial Corridor Mixed UseC-PD 20 27 0.21 RES,SINGLE FAMILY RESIDENCEYES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 0 0 0 All units allocated under one APN CAMPBELL 1429 Westmont Ave 95008 40310116 C Low Density Residential P-D 1 6 0.63 VACANT,URBAN YES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 0 0 6 6 CAMPBELL 1443 Westmont Ave 95008 40310117 C Low Density Residential P-D 1 6 0.63 VACANT,URBAN YES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 0 0 0 All units allocated under one APN CAMPBELL 2575 S Winchester Blvd 95008 30539007 D Residential / Commercial / Professional OfficeP-D 34 45 0.19 RES,SINGLE FAMILY RESIDENCEYES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 2 0 13 15 CAMPBELL 2585 S Winchester Blvd 95008 30539008 D Residential / Commercial / Professional OfficeP-D 34 45 0.17 RES,SINGLE FAMILY RESIDENCEYES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 0 0 0 All units allocated under one APN CAMPBELL 601 Almarida Dr 95008 27930043 High Density Residential R-3 34 45 6.49 RES,5 OR MORE FAMILY UNITSYES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 20 0 40 60 CAMPBELL 523 Union Ave. 95008 41230045 High Density Residential R-3 34 45 0.26 RES,SINGLE FAMILY RESIDENCEYES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 0 1 6 7 CAMPBELL 16160 E Mozart Ave 95008 42406130 Low Density Residential R-1-6 1 6 0.87 RES,SINGLE FAMILY RESIDENCEYES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 0 1 3 4 CAMPBELL 16244 E Mozart Ave. 95008 42406122 Low Density Residential R-1-6 1 6 5.62 RES,SINGLE FAMILY RESIDENCEYES - Current NO - Privately-Owned Pending Project Not Used in Prior Housing Element 2 0 23 25 Table A, 5
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Table B: Candidate Sites Identified to be Rezoned to Accommodate Shortfall Housing Need, Table Starts in Cell A2 Jurisdiction
Name Site Address/Intersection 5 Digit ZIP Code Assessor Parcel Number
Very Low-
Income Low-Income Moderate-
Income
Above
Moderate-
Income
Type of Shortfall Parcel Size
(Acres)
Current General Plan
Designation Current Zoning
Proposed
General Plan
(GP)
Designation
Proposed
Zoning
Minimum
Density
Allowed
Maximum
Density Allowed Total Capacity Vacant/
Nonvacant
Description
of Existing
Uses
Optional
Information1
Optional
Information2
Optional
Information3
CAMPBELL
Table B, 5
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Table C: Land Use, Table Starts in A2
Zoning Designation
(From Table A, Column G) General Land Uses Allowed
C-1 Permitted: ATMs and Banks, catering businesses, collection containers; dry cleaning; groceries; hardware; laundromats; libraries; light rail terminals; meat markets; offices; parking lots; personal services; pharmacies; photocopying; photography studios; consumer product repair; restaurants; retail public schools; shopping centers; travel agencies; public universities. Conditional: Alternate fuels and recharge; arcades; broadcast studios; commercial day care; commercial schools; community/recreational/cultural centers; convalescent homes; convenience markets; residential converted from commercial; live entertainment; emergency shelters; furniture stores; garden centers; gas stations; government offices; large groceries; large hardware; health/fitness; hotel; late night activities; liquor establishments; liquor stores; medical services; motel ;museums; pet stores; public utilities; recycling facilities; restaurants; private schools; large shopping centers; spa services; studios; tanning studios; transitional h C-2 Permitted: ambulance service; artisan production; ATMS; Banks; blueprinting; catering; dry cleaning; furniture stores; garden centers; grocery; handicraft; hardware; hotels; laundromats; libraries; light rail terminals; medical services; motels; offices; parking lots; personal services; pharmacies; photocopying; photography; consumer product repair; restaurants; retail; schools; shopping centers; travel agencies; colleges. Conditional: Adult day care; alternative fuels and recharigng; arcades; banquet facillities; bed and breakfasts; broadcast studios; caretaker/employee housing; cat and dog daycare/grooming; cat boarding; check cashing; commercial day care; commercial schools; community/cultural/recretaion centers; convalsecent homes; convenience markets; residential converted from commercial; live entertainment; department stores; drive-in theaters; emergenccy shelters; equipment rentals; gas stations; golf courses/driving ranges; government offices and facilities; large grocery stores; large hardware store C-2-O Permitted: ambulance service; artisan production; ATMS; Banks; blueprinting; catering; dry cleaning; furniture stores; garden centers; grocery; handicraft; hardware; hotels; laundromats; libraries; light rail terminals; medical services; motels; offices; parking lots; personal services; pharmacies; photocopying; photography; consumer product repair; restaurants; retail; schools; shopping centers; travel agencies; colleges. Conditional: Adult day care; alternative fuels and recharigng; arcades; banquet facillities; bed and breakfasts; broadcast studios; caretaker/employee housing; cat and dog daycare/grooming; cat boarding; check cashing; commercial day care; commercial schools; community/cultural/recretaion centers; convalsecent homes; convenience markets; residential converted from commercial; live entertainment; department stores; drive-in theaters; emergenccy shelters; equipment rentals; gas stations; golf courses/driving ranges; government offices and facilities; large grocery stores; large hardware store C-3 Permitted: ambulance service; artisan production; ATMS; Banks; blueprinting; catering; dry cleaning; furniture stores; garden centers; grocery; handicraft; hardware; hotels; laundromats; libraries; light rail terminals; medical services; motels; offices; parking lots; personal services; pharmacies; photocopying; photography; consumer product repair; restaurants; retail; schools; shopping centers; travel agencies; colleges. Conditional: Adult day care; alternative fuels and recharigng; arcades; banquet facillities; bed and breakfasts; broadcast studios; caretaker/employee housing; cat and dog daycare/grooming; cat boarding; check cashing; commercial day care; commercial schools; community/cultural/recretaion centers; convalsecent homes; convenience markets; residential converted from commercial; live entertainment; department stores; drive-in theaters; emergenccy shelters; equipment rentals; gas stations; golf courses/driving ranges; government offices and facilities; large grocery stores; large hardware store C-PD Permitted: Condominiums
P-D Any use or development that is determined to be consistent with the General Plan of the city may be approved in the planned development zoning district. Development plans shall be approved either through an administrative planned development permit or by City Council resolution or ordinance, except for constructions of accessory dwelling units.
P-F Permitted: Structures and facilities owned, leased, or operated by the city, county, state, federal government, public school district, or any other public district. Conditional: caretaker or employee housing; electric substations; hospitals; public assembly; public service structures; public utility structures; schools.
PF/OS Permittted: conservation, enjoyment of scenic beauty; groundwater recharge; production of food or fiber; protection of man and his artifacts; public recreation P-O Permitted: Offices; public schools; tutoring centers. Conditional: Broadcast studios; commercial day care; community/cultural/recreational centers; residential converted from commercial; government offices; health centers; late night activities; libraries; massage; medical services; membership organization; parking lots; private schools and universities R-1-10 Permitted: accessory dwelling units, small child day cares, groundwater recharge, hobby car restoration, home occupation, manufactured housing, parks, residential care homes, residential service facilities, public schools; single-family dwellings; supportive housing; transitional housing. Conditional: large child day cares; government offices and facilities; public utility structures and services; residential care homes; residential recreational facilities; private schools R-1-6 Permitted: accessory dwelling units, small child day cares, groundwater recharge, hobby car restoration, home occupation, manufactured housing, parks, residential care homes, residential service facilities, public schools; single-family dwellings; supportive housing; transitional housing. Conditional: large child day cares; government offices and facilities; public utility structures and services; residential care homes; residential recreational facilities; private schools R-2 Permitted: accessory dwelling units, apartments; duplexes; small child day cares, groundwater recharge, hobby car restoration, home occupation, manufactured housing, parks, residential care homes, residential service facilities, public schools; single-family dwellings; supportive housing; transitional housing. Conditional: bed and breakfasts; convalescent homes; emergency shelters; large child day cares; government offices and facilities; monasteries; public utility structures and services; residential care homes; rooming and boarding houses; residential recreational facilities; single-room occupancy facilities; private schools R-3 Permitted: accessory dwelling units, apartments; duplexes; small child day cares, groundwater recharge, hobby car restoration, home occupation, libraries, manufactured housing, parks, residential care homes, residential service facilities, public schools; single-family dwellings; supportive housing; transitional housing. Conditional: assisted living facilities, bed and breakfasts; convalescent homes; emergency shelters; large child day cares; government offices and facilities; monasteries; public utility structures and services; residential care homes; rooming and boarding houses; residential recreational facilities; single-room occupancy facilities; private schools R-M Permitted: accessory dwelling units, apartments; duplexes; small child day cares, groundwater recharge, hobby car restoration, home occupation, manufactured housing, parks, residential care homes, residential service facilities, public schools; single-family dwellings; supportive housing; transitional housing. Conditional: bed and breakfasts;community/cultural/recreation center; convalescent homes; emergency shelters; large child day cares; government offices and facilities; monasteries; public utility structures and services; residential care homes; rooming and boarding houses; residential recreational facilities; single-room occupancy facilities; private schools Table C, 5
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Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) APN Address Typology GP Designation Mixed Use Max Density Max Units Max VLI Max LI Max MI Max AMI Min Density Min Units Min VLI Min LI Min MI Min AMI 28804027 1901 S BASCOM AV, CAMPBELL, CA 95008-2310 Landowner Interest Transit Oriented Mixed Use Proposed 75 150 100 35 15 0 56 113 75 26 12 0 41207019 S 1ST ST, CAMPBELL, CA 95008-0029 City Transit Oriented Mixed Use Existing 75 101 20 71 10 0 56 76 15 53 8 0 28824059 1980 HAMILTON AV, CAMPBELL, CA 95008 Non-Profit Medium-High Density Mixed Use Proposed 30 30 30 0 0 0 23 23 23 0 0 0 30536012 2365 WINCHESTER BL, CAMPBELL, CA 95008 Underutilized Commerical/Office Transit Oriented Mixed Use Existing 75 75 0 15 0 60 56 56 0 11 0 45 40619036 700 HACIENDA AV, CAMPBELL, CA 95008-6814 Vacant Neighborhood Mixed Use Proposed 20 10 0 0 10 0 15 8 0 0 8 0 40401031 60 S SAN TOMAS AQUINO RD, CAMPBELL, CA 95008-2515 Underutilized Commerical/Office High Density Mixed Use Proposed 45 37 0 0 6 31 34 28 0 0 5 23 27933009 210 HARRISON AV, CAMPBELL, CA 95008-1410 Underutilized Commerical/Office High Density Mixed Use Existing 45 30 3 3 0 24 34 23 2 2 0 19 28804028 1875 S BASCOM AV, CAMPBELL, CA 95008-2310 Underutilized Commerical/Office Commercial Corridor Mixed Use Proposed 60 60 0 0 60 0 45 45 0 0 45 0 40616041 1226 HACIENDA AV, CAMPBELL, CA 95008 Landowner Interest Neighborhood Mixed Use Proposed 20 4 0 0 4 0 15 3 0 0 3 0 27946011 621 E CAMPBELL AV, CAMPBELL, CA 95008-2126 Underutilized Commerical/Office High Density Mixed Use Existing 45 29 3 3 0 23 34 22 2 2 0 18 27946012 621 E CAMPBELL AV, CAMPBELL, CA 95008-2126 Underutilized Commerical/Office High Density Mixed Use Existing 45 43 0 9 0 34 34 32 0 7 0 25 27943055 471 E CAMPBELL AV, CAMPBELL, CA 95008-2128 Underutilized Commerical/Office High Density Mixed Use Existing 45 30 3 3 0 24 34 23 2 2 0 19 40616042 1216 HACIENDA AV, CAMPBELL, CA 95008-6322 Landowner Interest Neighborhood Mixed Use Proposed 20 10 0 0 10 0 15 8 0 0 8 0 27946049 573 E CAMPBELL AV, CAMPBELL, CA 95008-2103 Underutilized Commerical/Office High Density Mixed Use Existing 45 5 1 0 0 4 34 4 1 0 0 3 40316096 1265 BURROWS RD, CAMPBELL, CA 95008-6301 Landowner Interest Neighborhood Mixed Use Proposed 20 12 0 0 12 0 15 9 0 0 9 0 27943020 56 FOOTE ST, CAMPBELL, CA 95008-2115 Underutilized Commerical/Office High Density Mixed Use Existing 45 64 5 8 0 51 34 48 4 6 0 38 40616083 1236 HACIENDA AV, CAMPBELL, CA 95008-6322 Landowner Interest Neighborhood Mixed Use Proposed 20 6 0 0 6 0 15 5 0 0 5 0 41202001 2470 S WINCHESTER BL, CAMPBELL, CA 95008-4807 Underutilized Commerical/Office Transit Oriented Mixed Use Existing 75 46 3 6 0 37 56 35 2 5 0 28 41202006 2290 S WINCHESTER BL, CAMPBELL, CA 95008-3429 Underutilized Commerical/Office High Density Mixed Use Existing 45 28 0 0 4 24 34 21 0 0 3 18 41202032 2460 S WINCHESTER BL, CAMPBELL, CA 95008 Underutilized Commerical/Office Transit Oriented Mixed Use Existing 75 179 36 0 0 143 56 134 27 0 0 107 27946048 579 E CAMPBELL AV, CAMPBELL, CA 95008-2103 Underutilized Commerical/Office High Density Mixed Use Existing 45 6 0 1 0 5 34 5 0 1 0 4 27933052 500 E HAMILTON AV, CAMPBELL, CA 95008-0210 Landowner Interest Transit Oriented Mixed Use Proposed 75 140 90 35 15 0 56 105 68 26 11 0 41204016 2240 S WINCHESTER BL, CAMPBELL, CA 95008-3424 Landowner Interest High Density Mixed Use Existing 45 7 0 0 1 6 34 5 0 0 0 5 41205047 2120 S WINCHESTER BL, CAMPBELL, CA 95008-3427 Landowner Interest High Density Mixed Use Existing 45 15 0 0 2 13 34 11 0 0 2 9 40407033 320 VIRGINIA AV, CAMPBELL, CA 95008-3910 Underutilized Commerical/Office Medium Density Residential No 20 43 0 0 6 37 15 32 0 0 5 27 30739037 700 W HAMILTON AV, CAMPBELL, CA 95008-0403 Underutilized Commerical/Office Commercial Corridor Mixed Use Proposed 60 234 0 0 35 199 45 176 0 0 26 150 27935002 262 - 282 E HAMILTON AV, CAMPBELL, CA 95008-0238 Underutilized Commerical/Office Commercial Corridor Mixed Use Proposed 60 215 0 0 32 183 45 161 0 0 24 137 41208047 176 GILMAN AV, CAMPBELL, CA 95008-3006 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 24 2 3 0 19 45 18 2 2 0 14 41208048 150 GILMAN AV, CAMPBELL, CA 95008-3006 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 29 3 3 0 23 45 22 2 2 0 18 41209032 57 GILMAN AV, CAMPBELL, CA 95008-3005 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 6 1 0 0 5 45 5 1 0 0 4 41209033 63 GILMAN AV, CAMPBELL, CA 95008-3005 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 12 2 0 0 10 45 9 1 0 0 8 41209034 71 GILMAN AV, CAMPBELL, CA 95008-3005 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 18 1 3 0 14 45 14 1 2 0 11 41209035 85 GILMAN AV, CAMPBELL, CA 95008-3005 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 11 0 2 0 9 45 8 0 1 0 7 41209036 101 GILMAN AV, CAMPBELL, CA 95008-3005 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 11 0 2 0 9 45 8 0 1 0 7 41209040 136 GILMAN AV, CAMPBELL, CA 95008-3006 Vacant Commercial Corridor Mixed Use Existing 60 17 3 0 0 14 45 13 2 0 0 11 41209041 130 GILMAN AV, CAMPBELL, CA 95008-3006 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 17 3 0 0 14 45 13 2 0 0 11 41209042 100 GILMAN AV, CAMPBELL, CA 95008-3006 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 17 3 0 0 14 45 13 2 0 0 11 41209043 90 GILMAN AV, CAMPBELL, CA 95008-3006 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 13 3 0 0 10 45 10 2 0 0 8 41209044 80 GILMAN AV, CAMPBELL, CA 95008-3013 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 22 2 2 0 18 45 17 1 2 0 14 41209058 140 GILMAN AV, CAMPBELL, CA 95008-3006 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 13 0 3 0 10 45 10 0 2 0 8 41210042 2029 S BASCOM AV, CAMPBELL, CA 95008-3203 Landowner Interest Commercial Corridor Mixed Use Proposed 60 44 0 0 7 37 45 33 0 0 5 28 41210062 980 E CAMPBELL AV, CAMPBELL, CA 95008-2303 Underutilized Commerical/Office Commercial Corridor Mixed Use Proposed 60 55 40 10 5 0 45 41 29 8 4 0 41210063 2045 S BASCOM AV, CAMPBELL, CA 95008-3203 Underutilized Commerical/Office Commercial Corridor Mixed Use Proposed 60 45 0 0 7 38 45 34 0 0 5 29 28224011 1475 S BASCOM AV, CAMPBELL, CA 95008-0624 Underutilized Commerical/Office Commercial Corridor Mixed Use Proposed 60 213 0 0 32 181 45 160 0 0 24 136 41204014 2260 S WINCHESTER BL, CAMPBELL, CA 95008-3424 Underutilized Commerical/Office High Density Mixed Use Existing 45 23 0 0 3 20 34 17 0 0 2 15 30536013 2375 S WINCHESTER BL, CAMPBELL, CA 95008 Underutilized Commerical/Office Transit Oriented Mixed Use Existing 75 38 2 6 0 30 56 29 2 4 0 23 41208072 290 DILLON AVE, CAMPBELL, CA 95008 City Transit Oriented Mixed Use Proposed 75 207 150 32 25 0 56 155 112 24 19 0 28225001 971 E HAMILTON AV, CAMPBELL, CA 95008-0614 Underutilized Commerical/Office Transit Oriented Mixed Use Proposed 75 86 20 66 0 0 56 65 15 50 0 0 28225002 877 E HAMILTON AV, CAMPBELL, CA 95008-0614 Underutilized Commerical/Office Transit Oriented Mixed Use Proposed 75 90 70 20 0 0 56 68 53 15 0 0 27938087 45 3RD ST, CAMPBELL, CA 95008 Landowner Interest High Density Mixed Use Existing 45 29 0 0 25 4 34 22 0 0 19 3 28802011 1661 S BASCOM AV, CAMPBELL, CA 95008-0605 Underutilized Commerical/Office Transit Oriented Mixed Use Existing 75 42 2 6 0 34 56 32 2 4 0 26 28802018 1657 S BASCOM AV, CAMPBELL, CA 95008-0605 Underutilized Commerical/Office Transit Oriented Mixed Use Existing 75 26 0 5 0 21 56 20 0 4 0 16 28802030 1777 S BASCOM AV, CAMPBELL, CA 95008-0635 Underutilized Commerical/Office Commercial Corridor Mixed Use Existing 60 80 20 60 0 0 45 60 15 45 0 0 28803015 1825 S BASCOM AV, CAMPBELL, CA 95008-2309 Underutilized Commerical/Office Commercial Corridor Mixed Use Existing 60 38 0 0 6 32 45 29 0 0 5 24 28808073 2060 S BASCOM AV, CAMPBELL, CA 95008-3207 Underutilized Commerical/Office High Density Mixed Use Proposed 45 50 15 35 0 0 34 38 11 27 0 0 28809096 1970 S BASCOM AV, CAMPBELL, CA 95008-2307 Underutilized Commerical/Office High Density Mixed Use Proposed 45 23 0 0 3 20 34 17 0 0 2 15 27930051 499 E HAMILTON AVE, CAMPBELL, CA 95008-0208 Vacant Transit Oriented Mixed Use Proposed 75 93 30 55 8 0 56 70 23 21 26 0 30517017 251 LLEWELLYN AV, CAMPBELL, CA 95008-1940 Non-Profit Medium Density Residential No 20 111 30 10 71 0 15 83 23 8 52 0 30521003 60 W HAMILTON AV, CAMPBELL, CA 95008-0505 Underutilized Commerical/Office Commercial Corridor Mixed Use Proposed 60 73 68 0 5 0 45 55 51 0 4 0 30521012 1769 S WINCHESTER BL, CAMPBELL, CA 95008-1107 Non-Profit Commercial Corridor Mixed Use Existing 60 90 60 30 0 0 45 68 45 23 0 0 30521022 1763 S WINCHESTER BL, CAMPBELL, CA 95008-1107 Non-Profit Commercial Corridor Mixed Use Existing 60 90 60 30 0 0 45 68 45 23 0 0 41202003 2400 S WINCHESTER BL, CAMPBELL, CA 95008 Landowner Interest Transit Oriented Mixed Use Existing 75 113 30 83 0 0 56 85 23 62 0 0 27931006 525 E HAMILTON AV, CAMPBELL, CA 95008-0211 Underutilized Commerical/Office High Density Mixed Use Proposed 45 67 62 0 5 0 34 50 46 0 4 0 30533017 54 W RINCON AV, CAMPBELL, CA 95008-2808 Landowner Interest Neighborhood Mixed Use Proposed 20 4 0 0 0 4 15 3 0 0 0 3 27932006 535 SALMAR AV, CAMPBELL, CA 95008-1400 Underutilized Commerical/Office High Density Mixed Use Existing 45 36 2 5 0 29 34 27 2 3 0 22 30534006 2325 S WINCHESTER BL, CAMPBELL, CA 95008-4058 Underutilized Commerical/Office High Density Mixed Use Existing 45 24 2 3 0 19 34 18 2 2 0 14 30536004 2507 S WINCHESTER BL, CAMPBELL, CA 95008-5311 Underutilized Commerical/Office Transit Oriented Mixed Use Existing 75 117 13 10 0 94 56 88 10 7 0 71 30536005 2523 S WINCHESTER BL, #A-#G CAMPBELL, CA 95008-5337 Underutilized Commerical/Office Transit Oriented Mixed Use Existing 75 52 2 8 0 42 56 39 2 5 0 32 30539050 2565 S WINCHESTER BL, CAMPBELL, CA 95008 Underutilized Commerical/Office Transit Oriented Mixed Use Existing 75 129 10 16 0 103 56 97 8 12 0 77 30536008 2415 WINCHESTER BL, CAMPBELL, CA 95008-4801 Underutilized Commerical/Office Transit Oriented Mixed Use Existing 75 75 5 10 0 60 56 56 4 7 0 45 30536011 2345 WINCHESTER BL, CAMPBELL, CA 95008 Underutilized Commerical/Office Transit Oriented Mixed Use Existing 75 23 3 2 0 18 56 17 2 1 0 14 30739030 750 W HAMILTON AV, CAMPBELL, CA 95008-0403 Landowner Interest Commercial Corridor Mixed Use Proposed 60 42 0 0 6 36 45 32 0 0 5 27 27932010 600 E HAMILTON AV, CAMPBELL, CA 95008-0233 Landowner Interest Transit Oriented Mixed Use Proposed 75 290 0 0 44 246 56 218 0 0 33 185 27932012 600 E HAMILTON AV, CAMPBELL, CA 95008-0233 Landowner Interest Transit Oriented Mixed Use Proposed 75 256 0 0 38 218 56 192 0 0 28 164 30740040 816 W HAMILTON AV, CAMPBELL, CA 95008-0404 Underutilized Commerical/Office Commercial Corridor Mixed Use Existing 60 62 40 22 0 0 45 47 30 17 0 0 30740041 780 W HAMILTON AV, CAMPBELL, CA 95008-0404 Underutilized Commerical/Office Commercial Corridor Mixed Use Existing 60 55 10 45 0 0 45 41 8 33 0 0 30750083 100 N SAN TOMAS AQUINO RD, CAMPBELL, CA 95008-1620 Underutilized Commerical/Office Commercial Corridor Mixed Use Proposed 60 553 0 0 83 470 45 415 0 0 62 353 40310070 1440 ELAM AV, CAMPBELL, CA 95008 Vacant Neighborhood Mixed Use Proposed 20 43 0 0 6 37 15 32 0 0 5 27 27933007 479 SALMAR AV, CAMPBELL, CA 95008-1413 Underutilized Commerical/Office High Density Mixed Use Existing 45 42 3 5 0 34 34 32 2 4 0 26 27933008 423 SALMAR AV, CAMPBELL, CA 95008-1413 Underutilized Commerical/Office High Density Mixed Use Existing 45 35 2 5 0 28 34 26 2 4 0 20 41229011 675 CAMPBELL TECHNOLOGY PARK PY, CAMPBELL, CA, 95008 Landowner Interest Medium-High Density Mixed Use Proposed 30 150 100 35 15 0 23 113 75 27 11 0 41229010 695 CAMPBELL TECHNOLOGY PARK PY, CAMPBELL, CA, 95008 Landowner Interest Medium-High Density Mixed Use Proposed 30 112 0 102 10 0 23 84 0 76 8 0 41229015 635 CAMPBELL TECHNOLOGY PARK PY, CAMPBELL, CA, 95008 Landowner Interest Medium-High Density Mixed Use Proposed 30 113 0 103 10 0 23 85 0 77 8 0 41229012 655 CAMPBELL TECHNOLOGY PARK PY, CAMPBELL, CA, 95008 Landowner Interest Medium-High Density Mixed Use Proposed 30 147 122 0 25 0 23 110 92 0 18 0 40606009 1200 SMITH AV, CAMPBELL, CA 95008-4558 Landowner Interest Neighborhood Mixed Use Proposed 20 2 0 0 2 0 15 2 0 0 2 0 40606093 900 S SAN TOMAS AQUINO RD, CAMPBELL, CA 95008-4422 Landowner Interest Neighborhood Mixed Use Proposed 20 2 0 0 2 0 15 2 0 0 2 0 40606007 920 S SAN TOMAS AQUINO RD, CAMPBELL, CA 95008-4422 Landowner Interest Neighborhood Mixed Use Proposed 20 5 0 0 5 0 15 4 0 0 4 0 28802007 1627 S BASCOM AV, CAMPBELL, CA 95008-0605 Underutilized Commerical/Office Transit Oriented Mixed Use Existing 75 17 2 1 0 14 56 13 1 1 0 11 28802009 1645 S BASCOM AV, CAMPBELL, CA 95008-0630 Underutilized Commerical/Office Transit Oriented Mixed Use Existing 75 26 2 3 0 21 56 20 2 2 0 16 28802008 1639 S BASCOM AV, CAMPBELL, CA 95008-0605 Underutilized Commerical/Office Transit Oriented Mixed Use Existing 75 24 2 3 0 19 56 18 2 2 0 14 41209001 116 RAILWAY AV, CAMPBELL, CA 95008-3007 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 11 0 2 0 9 45 8 0 1 0 7 41209002 90 RAILWAY AV, CAMPBELL, CA 95008-3007 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 11 2 0 0 9 45 8 1 0 0 7 41209003 86 RAILWAY AV, CAMPBELL, CA 95008-3007 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 13 1 2 0 10 45 10 0 2 0 8 41209004 70 RAILWAY AV, CAMPBELL, CA 95008-3007 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 5 0 1 0 4 45 4 0 1 0 3 41209005 64 RAILWAY AV, CAMPBELL, CA 95008-3007 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 11 2 0 0 9 45 8 1 0 0 7 41209006 48 RAILWAY AV, CAMPBELL, CA 95008-3007 Vacant Commercial Corridor Mixed Use Existing 60 5 0 0 0 5 45 4 0 0 0 4 41209007 40 RAILWAY AV, CAMPBELL, CA 95008-3007 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 6 1 0 0 5 45 5 1 0 0 4 41209008 36 RAILWAY AV, CAMPBELL, CA 95008-3007 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 6 0 1 0 5 45 5 0 1 0 4 41209009 20 RAILWAY AV, CAMPBELL, CA 95008-3007 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 11 0 2 0 9 45 8 0 1 0 7 41209025 74 DILLON AV, CAMPBELL, CA 95008-3002 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 12 0 2 0 10 45 9 0 1 0 8 41209020 139 DILLON AV, CAMPBELL, CA 95008-3001 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 15 2 1 0 12 45 11 2 0 0 9 41209016 89 DILLON AV, CAMPBELL, CA 95008-3001 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 13 1 2 0 10 45 10 0 2 0 8 41209014 61 DILLON AV, CAMPBELL, CA 95008-3001 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 19 0 4 0 15 45 14 0 3 0 11 41209019 131 DILLON AV, CAMPBELL, CA 95008-3001 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 9 0 2 0 7 45 7 0 2 0 5 Appendix IV-B
IV.B-1
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Packet Pg. 557
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) APN Address Typology GP Designation Mixed Use Max Density Max Units Max VLI Max LI Max MI Max AMI Min Density Min Units Min VLI Min LI Min MI Min AMI 41209057 457 SAM CAVA LN, CAMPBELL, CA 95008 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 8 0 2 0 6 45 6 0 1 0 5 41209023 126 DILLON AV, CAMPBELL, CA 95008-3002 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 23 3 2 0 18 45 17 1 2 0 14 41209024 88 DILLON AV, CAMPBELL, CA 95008-3002 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 13 0 3 0 10 45 10 0 2 0 8 41209022 132 DILLON AV, CAMPBELL, CA 95008-3002 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 8 0 2 0 6 45 6 0 1 0 5 41209017 103 DILLON AV, CAMPBELL, CA 95008-3001 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 6 1 0 0 5 45 5 1 0 0 4 41209026 60 DILLON AV, CAMPBELL, CA 95008-3002 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 12 0 2 0 10 45 9 0 1 0 8 41209018 111 DILLON AV, CAMPBELL, CA 95008-3001 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 13 0 3 0 10 45 10 0 2 0 8 41209015 75 DILLON AV, CAMPBELL, CA 95008-3001 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 11 0 2 0 9 45 8 0 1 0 7 40401002 1450 W CAMPBELL AV, CAMPBELL, CA 95008-1615 Underutilized Commerical/Office High Density Mixed Use Proposed 45 14 0 0 2 12 34 11 0 0 2 9 40401004 1380 W CAMPBELL AV, CAMPBELL, CA 95008-1615 Underutilized Commerical/Office High Density Mixed Use Proposed 45 21 0 0 3 18 34 16 0 0 2 14 40401036 1400 W CAMPBELL AV, CAMPBELL, CA 95008-2652 Underutilized Commerical/Office High Density Mixed Use Proposed 45 27 0 0 4 23 34 20 0 0 3 17 40401035 1470 W CAMPBELL AV, CAMPBELL, CA 95008-1615 Underutilized Commerical/Office High Density Mixed Use Proposed 45 22 0 0 3 19 34 17 0 0 3 14 40606006 930 S SAN TOMAS AQUINO RD, CAMPBELL, CA 95008-4422 Landowner Interest Neighborhood Mixed Use Proposed 20 5 0 0 5 0 15 4 0 0 4 0 27937007 1750 S WINCHESTER BL, CAMPBELL, CA 95008-1108 Landowner Interest Commercial Corridor Mixed Use Existing 60 16 0 0 2 14 45 12 0 0 1 11 27937008 1740 S WINCHESTER BL, CAMPBELL, CA 95008-1108 Landowner Interest Commercial Corridor Mixed Use Existing 60 13 0 0 2 11 45 10 0 0 2 8 27937009 1708 S WINCHESTER BL, CAMPBELL, CA 95008-1108 Landowner Interest Commercial Corridor Mixed Use Existing 60 8 0 0 1 7 45 6 0 0 1 5 28808053 2050 S BASCOM AV, CAMPBELL, CA 95008-3270 Landowner Interest High Density Mixed Use Proposed 45 15 0 0 2 13 34 11 0 0 1 10 28808079 2020 S BASCOM AV, CAMPBELL, CA 95008-3269 Landowner Interest High Density Mixed Use Proposed 45 15 0 0 2 13 34 11 0 0 1 10 41210044 2075 S BASCOM AV, CAMPBELL, CA 95008-3203 Landowner Interest Commercial Corridor Mixed Use Proposed 60 13 0 0 2 11 45 10 0 0 2 8 41210045 2089 S BASCOM AV, CAMPBELL, CA 95008-3203 Landowner Interest Commercial Corridor Mixed Use Proposed 60 43 0 0 6 37 45 32 0 0 4 28 41204017 32 SUNNYSIDE AV, CAMPBELL, CA 95008-4117 Underutilized Commerical/Office High Density Mixed Use Existing 45 5 0 0 0 5 34 4 0 0 0 4 28813095 1500 E HAMILTON AV, CAMPBELL, CA 95008-0809 Landowner Interest Medium-High Density Mixed Use Proposed 30 83 20 60 3 0 23 62 15 45 2 0 30530009 400 W CAMPBELL AV, CAMPBELL, CA 95008-1932 Non-Profit Neighborhood Mixed Use Proposed 20 60 0 50 10 0 15 45 0 38 7 0 41209065 476 E CAMPBELL AV, CAMPBELL, CA 95008-2102 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 19 3 1 0 15 45 14 2 1 0 11 41209063 486 E CAMPBELL AV, CAMPBELL, CA 95008-2102 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 11 0 2 0 9 45 8 0 1 0 7 41209013 35 DILLON AV, CAMPBELL, CA 95008-3001 Downtown/East of Light Rail Commercial Corridor Mixed Use Existing 60 5 0 1 0 4 45 4 0 1 0 3 30529007 318 W RINCON AV, CAMPBELL, CA 95008-2811 Downtown/East of Light Rail Medium-High Density Mixed Use Proposed 30 27 0 0 10 17 23 20 0 0 7 13 Appendix IV-B
IV.B-2
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Packet Pg. 558
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing)
SUMMARY TABLE
EXAMPLES OF 100% AFFORDABLE HOUSING
Examples of 100% Affordable Projects
6th Cycle Housing Element
2023-2031
City Project Status Type/Average Unit Size Units Acres Density DU/AC FAR Build.
Height
Parking
spaces
per unit
Belmont Firehouse
Square
Under
Construction
Family Housing
Average Unit Size: 735 s.f. 66 .72 92 2.44
4 stories
53 ft.
.71
Burlingame The Village Under
Construction
Workforce & Senior
Average Unit Size: 647 s.f. 132 .84 132 3.75
5 stories
61 ft.
1.1 Foster City Alma Point Complete
2016
Seniors up to 50% AMI
Average Unit size: 588 s.f. 66 .52 127 3.05
4 stories
60 ft.
.59
Mountain
View
1701 W. El
Camino Real
Under
Construction
Up to 60% AMI +
Veterans
Aver. Unit size: 430 s.f.
67 .49 137 2.31
5 stories
55 ft.
.46
Palo Alto Wilton Court Under
Construction
30-60% AMI + adults with
developmental disabilities
Aver. Unit Size: 367 s.f.
59 .46 127 2.0 4
stories .69
Redwood
City
Arroyo
Green
Complete
2021
Seniors up to 50% AMI
Average Unit Size: 559 s.f. 117 1.36 86 2.36
4 stories
81 ft. 6
in.
.50
San Mateo Kiku
Crossing Approved Family up to 80% AMI
Average Unit size: 820 s.f. 225 2.41 93 4.2
7 stories
74 ft.
.73
San Mateo Peninsula
Station
Complete
2010
Individuals & Families: 30
to 50% AMI
Average Unit Size: 996 s.f.
68 1.0 68 1.95
4 stories
62 ft.
1.7 Sunnyvale 1178 Sonora
Court Pending
Family up to 80% AMI
Average Unit Size: not
available
176 1.26 140 3.9
7 stories
75 ft. 5
in.
Appendix IV-C
IV.C-1
15.a
Packet Pg. 559
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) EXAMPLES OF 100% AFFORDABLE HOUSING
Examples of 100% Affordable Projects
6th Cycle Housing Element
2023-2031
2 City Project Status
Type
Units Acres Density
DU/AC FAR Build.
Height
Parking
Spaces
Per Unit Average Unit Size
Belmont Firehouse
Square Under Construction Family Housing 66 .72 92 2.44 4 stories 53 ft. .71
Avg. Unit Size: 735 s.f.
Burlingame The Village Under Construction Workforce & Senior 132 .84 132 3.75 5 stories 61 ft. 1.1
Avg. Unit Size: 647 s.f.
Conversion of public parking lot into affordable housing.
Appendix IV-C
IV.C-2
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Packet Pg. 560
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Examples of 100% Affordable Projects
6th Cycle Housing Element
2023-2031
3 City Project Status
Type
Units Acres Density
DU/AC FAR Build.
Height
Parking
Spaces
Per Unit Average Unit Size
Foster City Alma Point Complete
Senior Housing
66 .52 127 3.05 4 stories
60 ft. .59
Avg. Unit Size: 588 s.f.
Mountain
View
1701 W. El
Camino
Real
Under Construction
Up to 60% AMI +
Veterans 67 .49 137 2.31 5 stories
55 ft. .46
Avg. Unit Size: 430 s.f.
Appendix IV-C
IV.C-3
15.a
Packet Pg. 561
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Examples of 100% Affordable Projects
6th Cycle Housing Element
2023-2031
4 City Project Status
Type
Units Acres Density
DU/AC FAR Build.
Height
Parking
Spaces
Per Unit Average Unit Size
Palo Alto Wilton
Court Under Construction
30-60% AMI + adults with
developmental disabilities 59 .46 127 2.0 4 stories .69 Avg. Unit Size: 367 s.f.
Redwood
City
Arroyo
Green
Complete
2021
Senior Housing
117 1.36 86 2.36 4 stories
81 ft. 6 in. .50 Avg. Unit Size: 559 s.f.
Appendix IV-C
IV.C-4
15.a
Packet Pg. 562
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Examples of 100% Affordable Projects
6th Cycle Housing Element
2023-2031
5 City Project Status
Type
Units Acres Density
DU/AC FAR Build.
Height
Parking
Spaces
Per Unit Average Unit Size
San Mateo Kiku
Crossing Approved
Family up to 80% AMI
225 2.41 93 4.2 7 stories
74 ft. .73
Avg. Unit Size: 820 s.f.
San Mateo Peninsula
Station
Complete
2010
Family Housing 68 1.0 68 1.95 4 stories
62 ft. 1.7
Avg. Unit Size: 996 s.f.
Appendix IV-C
IV.C-5
15.a
Packet Pg. 563
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) Examples of 100% Affordable Projects
6th Cycle Housing Element
2023-2031
6 City Project Status
Type
Units Acres Density
DU/AC FAR Build.
Height
Parking
Spaces
Per Unit Average Unit Size
Sunnyvale
1178
Sonora
Court
Pending
Family up to 80% AMI
176 1.26 140 3.9 7 stories
75 ft. 5 in. Not available
Appendix IV-C
IV.C-6
15.a
Packet Pg. 564
Attachment: HCD Draft of Campbell's Plan for Housing (Review Proposed Modifications to Campbell's Plan for Housing) 6TH CYCLE 2 023-2031
HOUSING ELEMENT
HCD DRAFT
Initial Review Period
Track Changes from
Public Review Draft
CITY OF CAMPBELL
CALIFORNIA
Prepared by M-Group
July 2022
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I NTRODUC T I ON
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H.I-1 CAMPBELL GENERAL PLAN | HOUSING
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
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.
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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H.I-3 CAMPBELL GENERAL PLAN | HOUSING
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
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.
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:
I.• Provide a Housing Action Plan with goals, policies, and quantified objectives and scheduled programs to preserve, improve, and develop housing.
II.• 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.
III.• Include a summary of community outreach efforts and input received from the community.
IV.• Evaluate progress on the policies and programs from the previous Housing Element cycle (2015-2023).
V.• Affirmatively further fair housing and include policies and programs that address fair housing.
VI.• Identify adequate sites that will be rezoned and ava ilable within the Housing Element planning period (2023 -2031) to meet the City’s share of regional housing needs at all income levels.
VII.• Identify and analy ze governmental and nongovernmental constraints to the development of housing.
VIII.• 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.
IX.• Provide a Site Inventory of housing opportunity sites.
X.• 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
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:
XI.• Identify adequate residential sites available for a variety of housing types for all income levels.
XII.• Focus on the provision of adequate housing to meet the needs of lower and moderate-income households.
XIII.• Address potential go vernmental constraints to the maintenance, improvement, and development of housing.
XIV.• Conserve and improve the condition of the existing affordable housing stock.
XV.• 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 tripl ing the 5th Cycle numbers from 933 units to 2,977 units. There are acute needs for affordable housing, particlularlyparticularly 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
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
Outreach Overview
V. Mailed postcards to all postal addresses in Campbell ( over 18,000)
VI. Email notifications to over 4,000 recipients alerting them of key events and upcoming meetings
VII. Distribution of flyers in English and Spanish
VIII. Online Housing Survey completed by over 425 persons IX. Booths at Weekly Farmers Market and Community Festivals X. 5 Community Outreach meetings
XI. 8 Meetings with Community Groups and Service Providers XII. 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 outre ach conducted as part of the 6 th Cycle Housing Element update process.
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IV. Campbell’s Plan Forfor 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
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
Housing 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 OpportuntiesOpportunities
• Limited Accessibility to Support Services
High
Opportunity
Areas
are places that
currently have strong
economic,
environmental and
educational outcomes
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.
Parking
requirements were
frequently cited as
the top government
constraint by
affordable and
market-rate
developers in
community
workshops
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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
7.7%
Population growth in
Campbell, though
slower than the
county or region, has
outpaced housing
production in the city
Formatted Table
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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
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) Formatted Table
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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 can be expected to 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
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
Gradual
changes in the racial
and ethnic
composition have led
to greater diversity in
Campbell from 2000
to 2019
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Campbell, like many Bay Area communities, has also experienced gradual changes in the racial and ethnic composition of its population. Over the past two decades, the White population has decreased by the same percentage points as all other races and ethnicies have increased . 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
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
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-56 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-56: 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
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.
Table II-56: 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 accomodated in
Santa Clara County
making new housing
production in the City
of Campbell essential
to meet anticipated
demands
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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 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-67: 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-67 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
Covid-19
resulted in a sharp
rise in
unemployment rates
for the City of
Campbell in 2020
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Table II-67: 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
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-78 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-78: Workers by Earnings
Source: U.S. Census Bureau, American Community Survey 5-Year Data 2015-2019
5 ABAG/MTC Data Packets (2021).
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Within Campbell, jobs are concentrated in the downtown commercial area. This concentration is shown in the Jobs Proximity Index published by HUD.
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
49/51 split
between renters and
owners, the City of
Campbell has as
lower
homeownership rate
than the County and
Bay Area
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Figure II-810: 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-911: 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.
Younger
households in
Campbell are more
likely to be renters
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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-1012: 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
31%
of households in
Campbell had
children in 2019
indicating an
ongoing need to plan
for families and large
households in
housing
development
projects
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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-78: 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
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-1113: Household Income
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 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-89: 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.
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.
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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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 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.
Housing
Production
has not kept up with
demand for several
decades resulting in a
housing crisis for the
region and state
1960 - 1979
were the years that
the largest
proportion of
Campbell’s housing
stock was built
despite demand
being greater today
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This is a contributing factor to the limited access to affordable housing.
Table II-910: 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-1215: Age of Housing Stock
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
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 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
Repairs
are required for
orhousing units in
Campbell are over 30
years old –
representing the
majority of housing
Campbell - to
maintain their
quality
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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 types may create more options across incomes and tenure, from young households seeking homeownership options to seniors looking to downsize and age-in-place.
8 ABAG/MTC Data Packets (2021). Substandard Housing.
15 homes
in Campbell are
dilapidated or in a
state of disrepair
15 homes
in Campbell are
dilapidated or in a
state of disrepair
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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-1315: 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 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
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
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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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-1011: 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 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 Formatted Table
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increased 176.9 percent in Campbell from $511,970 to $1,417,570 (Figure II-14). 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 -1417). 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-1416: Typical Home Values, 2003-2021
Source: Zillow, Zillow Home Value Index (ZHVI)
Figure II-1517: 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
$1.4 million
average home prices
in Campbell are
higher than the 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-1618).9
Figure II-16:18: 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 -1719). 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
$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-1719: 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
35%
Maximum
percentage of a
household income
that can be spent on
housing before it is
no longer considered
affordable
$151,300
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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-1112: 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-1213 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
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-12: At-Risk Affordable Housing
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-1213, 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 ra te 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
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-1314 shows the incidence of overcrowding in Campbell by tenure as estimated by the Bureau of Census. The prevalence of overcrowding higher among h ouseholds that rent. In Campbell, 10.8 percent of renters experience overcrowding, compared to 1.1 percent for those who own.
Table II-1314: 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 -1820).
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-1921).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
4.7%
of rental households
in Campbell are
experiencing severe
overcrowding
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Figure II-1820: 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-1921: 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-2023: 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
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-2124: 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-2225: 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
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-1415. 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)
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-1415: 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)
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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 combattingcombating discrimination, that overcome pa tterns 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
• 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
12 Affirmatively Furthering Fair Housing, 80 Fed. Reg. 42,272 (July 16, 2015). 13 Gov. Code § 8899.50 (a)(1).
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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 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.
14 The act of observing and recording characteristics of the land or area to build and create maps of its physical layout.
$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
$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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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 compainescompanies, 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-1516 for a detailed breakdown.
15 U.S. Census Bureau.
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Table II-1516: 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
6.35 mi2
Size of Campbell
42,888
Campbell’s 2021
population
Formatted Table
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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 Figure II-23 shows a map of household incomes in the City.. 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-2326: 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-810). 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-2427: 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-1618: 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-2528, 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-2528: 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
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-2629: 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.
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Campbell is less racially diverse than Santa Clara County. The population distribution by race and ethnicity, shown in Figure II -2730, shows the largest 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 th e population for children younger than 18 years old.20
Figure II-2730: 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,
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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while the region shows a generally stronger declining trend for this group, making up less than one-third of the total population in 2020.
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-2831: Racial Distribution in Campbell: White
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Figure II-2932: Racial Distribution in Campbell: Black
Figure II-3033: Racial Distribution in Campbell: Latinx
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Figure II-3134: 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.
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.
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.
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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.
Figure II-35: Senior Population in Campbell
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019)
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Figure II-36: Population of Persons with Disabilities in Campbell
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-1719 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
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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-1819 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.
Table II-1719: 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.
White
Population
is the most isolated
racial group in
Campbell
Non-
Hispanic
Whites
are the most isolated
racial group in
Campbell
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• 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.
Table II-1820: 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
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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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.
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-1820 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-3237 and II-3338 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 -whiteWhite group representation, meaning that the whiteWhite population in Campbell holds a high concentration in most neighborhoods excluding some in the northwest area of the City.
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Figure II-3237: Census Block Groups by Percent Non-White, Campbell Source: U.S. Census Bureau, 2020 Decennial Census
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Figure II-3338: 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 Formatted: FigureHeading, Indent: Left: 0.5"
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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
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-3441 reports the prevalence of poverty by race and ethnicity in the City between 2015 and 2019.
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Figure II-3441: 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-1416 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- 56 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 FigureTable II-3521.
FigureTable II-3521: Criteria by Classification Type
Modified Types Criteria
Low-
Income/SusceptibeSusceptible
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
Ddin’tDidn’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
GentrifedGentrified in 1990-2000 or
2000-2018
AdvangedAdvanced
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 incraeseincrease in
housing costs OR above regional
medainmedian change in Zillow home
or rental values between 2012-2018
Marginal change, increase, or rapid
increase in houinghousing costs
GentrifedGentrified 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
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Modified Types Criteria
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
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
MedainMedian 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-3642 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
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Figure II-3642: Gentrification and Displacement in Campbell
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 Fig ure II-3643 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.
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Figure II-3743: 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.
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
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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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-3843: 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 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 Citycity, making the Citycity 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
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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, 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 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
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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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 experiencing homlelessnesshomelessness is relatively low in the city, the Housing Element focu ses 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 - 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
29 U.S. Census Bureau, American Community Survey 5-Year data (2016-2020), Table B21002. 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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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.
Figure II-3944: 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
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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
Figure II-4045: 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
31 ABAG/MTC Housing Needs Workbook.
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
Senior
Nutrition
is provided at the
Campbell
Community center
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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.
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.
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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 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-4146 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-4146: 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-1921: 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 the ir family’s home than in the County overall, the slowerlower 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-4247: 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-4348: 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-4449). These households are a vulnerable g roup because the Over-
Crowding
may occur when
the City’s housing
stock does not
accommodate large
households
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-4449: 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 Affordable
Childcare
healthcare, and
housing options are
critical to ensuring
housing security for
female headed
households
Affordable
Childcare
healthcare, and
housing options are
critical to ensuring
housing security for
female headed
households
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developments to be managed, owned and sponsored by non-profit housing 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-2022).
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
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-2022: 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-2123: 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-2225: 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-2326: 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 Formatted Table
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percent decrease in the number of migrant worker students since the 2016- 17 school year.
Table II-2427: 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-4550: 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-1011.
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:
• Staff Capacity
• Limited Accessibility to Support Services
• 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
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such services and have been said to not be directly accessible, potentially due to staff capacity and the overwhelming number of requests.
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.
STAFF CAPACITY
In recent years, fair housing concerns have been raised to 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.
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.
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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 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.
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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.
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.
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.
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 virtuiousvirtuous cycle where a larger number of supportive services can establish themselves where many potential clients reside.
Increasing accessibility to support services must be bal anced 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
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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
1)Disparities in Access to Opportunities
Disproportionate Housing Needs
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 encourage the development of affordable housing and housing that can accommodate special needs populations.
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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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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 mymay 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-2528: 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-2629 below.
Table II-2629: 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
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The Downtown Development Plan generally covers Campbell Avenue from the Community Center in the west to Bascom Avenue in the east. The 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
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there is not a specialized need for farmworker housing beyond the general need for affordable housing units. Many of these housing types are allowed 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
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eligible program recipient at a predetermined future point in time that shall 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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Formatted: Right
Formatted: Font color: Text 1
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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Formatted Table
Formatted: Indent: First line: 0.01", Right: -0.08"
Table II-2730: 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
Formatted: Footer distance from edge: 0.06"
Formatted Table
Formatted Table
Formatted Table
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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.
Formatted Table
Formatted Table
Formatted Table
Formatted Table
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Table II-2831 provides residential development standards for mixed -use buildings in the C-3 zoning district.
Table II-28: 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.
Formatted
Formatted Table
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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-2932: 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 Formatted Table
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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.
Formatted: Bulleted + Level: 1 + Aligned at: 0.75" +
Indent at: 1"
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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-3033 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.
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Table II-3033: 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 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.
Formatted Table
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Table II-3134: 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 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.
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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;
• 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
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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.
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.
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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.
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,
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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.
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Table II-3235: 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
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
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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
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.
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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 -3336.
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-3336: 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 Formatted Table
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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 bonafidebona 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 fun ding 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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PREPARAT I ON OF
CAMPBE L L ' S P L AN
FOR HOUS I NG
Evaluation of 5th Cycle Housing Element
Summary of Engagement and Outreach
(TRACK CHANGES)
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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 Citycity.
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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 and 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 cycl e, 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 t he 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 resp ect 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 Element focused on maintaining and enhancing th e 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 meeting 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 Income 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 referred 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 prot ections. Campbell’s Code Enforcement Program preserves and maintains the livability and quality of neighborhoods (H -2f), and the Rental Increase Dispute Resolution 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 r ental 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 did not result in the City meeting their RHNA goals for affordable housing production (Table III -1). Th e 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 developm ent much more attractive in Campbell.
SPECIAL NEEDS POPULATIONS
In the 5 th Cycle Housing Element, Campbell provides services and facilitates housing for special needs populations such as seniors, single parents with children, persons with disabilities, peo ple experiencing homelessness, and those at risk of becoming homeless (Policy H-5.2). To encourage this, the City provides resources to the community through 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 continues 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 continu ed 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 in 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 fo rmer Zoning 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 el ement to 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 ensure 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 an d Market Rate 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, proje ct 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 public 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 community’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 staff 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 2:00pm. 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 and 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 Ele ment. There were two in person attendees and close to 30 virtual attendees 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 speak to City staff and learn more about the project and opportunities to get involved.