Figure III-5: Farmer’s Market Pop-Up
Campbell’s Oktoberfest
Since 1994, the Chamber of Commerce has attracted almost one million people to its an nual Oktoberfest in historic downtown Campbell. On Saturday, October 16, 2022, City staff attended and hosted a booth at Campbell’s Oktoberfest. Campbell’s Plan for Housing postcard (Appendix III-B) and the General Plan Map were printed as posters for the community
15.b
Packet Pg. 734
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.III-14
to learn more about Campbell’s Plan for housing. The map allowed people to use colored pins to identify preferred locations to develop new housing in the city. Staff also provided games and prizes for anyone who stopped by the booth. Images of the event can be viewed in Appendix III-B.
Figure III-6: Oktoberfest Attendees
FOCUS GROUPS, INTERVIEWS , AND MEETINGS WITH CITY
STAFF
Detailed meeting summaries can be found in Appendix III -D, which is currently being developed.
Virtual Meetings with City Staff
Campbell’s Plan for Housing website provided a link for anyone to schedule a virtual meeting with City Staff to discuss the Housing Element and provide feedback. These meetings were intended for neighborhood groups and Property owners of Housing O pportunity sites. Meetings were arranged using Microsoft Bookings. Throughout the community engagement process, 15 individuals scheduled meetings with City staff using this service on the following dates:
15.b
Packet Pg. 735
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.III-15 CAMPBELL GENERAL PLAN | HOUSING
• November 5, 2021
• December 17, 2021
• January 7, 2022
• January 10, 2022
• January 11, 2022
• January 14, 2022
• January 17, 2022
• January 21, 2022
• March 11, 2022
• April 4, 2022
• April 5, 2022
• April 8, 2022
Figure III-7: Virtual Meeting Calendar
Affordable Housing Developer Roundtable
On November 22, 2021, the project team met with 18 affordable housing developers serving the City of Campbell and Santa Clara County. The purpose of this meeting was to gain insight on the barriers to building affordable housing in Campbell and what tools a city can adopt to facilitate affordable housing development.
15.b
Packet Pg. 736
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.III-16
On April 25, 2022, the project team held a second affordable housing developer's roundtable. Of the 90 invited, 18 affordable housing developers attended. The organizations in attendance were:
• Alta Housing
• Catalyze SV
• CRP Affordable
• Eden Housing
• MidPen Housing
• Palm Communities
• Reed Community Partners
• Related California Affordable
• ROEM Development Corporation
• Sacred Heart Community Service
• Santa Clara County Housing Authority
• UHC Communities
The City presented an update on the Plan for Housing’s timeline, housing opportunity sites, the special needs identified in the City, policy goals, and objectives, and then facilitated feedback on how City can support affordable housing development using the following programs and tools:
1. Inclusionary Housing Ordinances
2. Inclusionary Housing Examples or Suggestions
3. Affordable Housing Overlay Zone
o Locations, incentives, examples, and suggestions
4. Regulation of unit sizes
5. Incentives and Waivers
6. Reduction in Parking Standards
Market Rate Housing Developer Roundtables
On November 30, 2021, the project team met with 15 market rate housing developers. The purpose of this meeting was to identify the barriers to building housing in Campbell and understand how the City can cre ate a favorable environment to facilitate housing development.
On April 27, 2022, the project team held a second market -rate housing developer's roundtable. Of the 25 invited, nine market -rate housing developers attended the session. The private developer s in attendance were with the following organizations:
• Acquity Realty
• Granite Ridge Properties
• HMH
• KB Home
• Sares Regis Group of Northern California
• SummerHill Homes
15.b
Packet Pg. 737
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.III-17 CAMPBELL GENERAL PLAN | HOUSING
The City presented an update on the Plan for Housing’s timeline, housing opportunity sites, the special needs identified in the City, policy goals and objectives and then facilitated feedback on how the City can support housing developers in the development process as it relates to improving housing affordability in Campbell and removing government constraints to housing. The project team was specifically looking for feedback in the following three areas:
• Modifications to the Inclusionary Housing Ordinance
• Revisions to the City’s parking standards
• Potential regulation of maximum average unit size in projects
Property Owners: Potential Housing Opportunity Sites
On January 5, 2022, the project team met with property owners of identified Housing Opportunity sites via Zoom. The City informed property owners that their sites had been identified as potential housing opportunity sites The purpose of the meeting was to hear from property owners and their interest in building housing on their property. Their feedback allowed the City staff to better understand the feasibility of developing new housing in the community. Following the meeting, the City sent out a survey to gather input from property owners who were not able to attend.
Business Community
On November 23, 2021, the project team met with the Executive Director of Campbell’s Chamber of Commerce to facilitate feedback on Campbell’s housing needs . The Executive Director emphasized that affordability should be Campbell’s housing priority because restaurants and hotels struggle to find lower-wage service workers. Support for the development of affordable mixed-use development, condos, and townhomes was suggested.
Prior to the group discussion, the City presented an update on the Plan for Housing’s timeline, housing opportunity sites, the special needs identified in the City, policy goals and objectives. Attendees had the opportunity to ask questions throughout the presentation for clarification. Then, the City staff hosted a conversation about how the City can support housing developers in the development process as it relates to improving housing affordability in Campbell and removing government constraints to housing.
Service Providers
On March 29, 2 022, the project team met with housing service providers working in Campbell to gather feedback and recommendations on the potential policies and programs to support the populations they serve. Of
15.b
Packet Pg. 738
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.III-18
the 11 invited service providers, three attended with the addition of a housing developer.
The participants and organizations in attendance were:
• Housing Choices
• Pacific Clinics
• Rebuilding Together Silicon Valley
• Housing Developer of Uplift Family Services site
City staff presented a brief overview of Campbell’s Plan for Housing, its timeline and potential goals and policies and facilitated feedback. Service providers advocated for deeply affordable housing development, especially housing that will benefit high -priority population s, including people with physical and developmental disabilities, people experiencing homelessness, and seniors.
Faith Based Organizations / Ministries
On Tuesday, January 11, 2022, an in-person meeting was held in the City Council Chambers with eight to ten members of the public and representatives of faith -based organizations in attendance. There was a presentation by the mayor and attendance by City staff.
On Monday, April 4, 2022, the project team hosted a hybrid focus group session for ministries in the area to receive feedback on goals, policies, and programs. One ministry representative attended in person and engaged in discussion with the in-person team. Prior to the discussion, City staff presented a brief overview of Campbell’s Plan for Housing, its timeline, and potential goals and policies.
Due to the low attendance rate, City staff followed up with the invited ministries that were invited and shared a survey with the same questions asked at the focus group session. One respondent completed the survey and was supportive of affordable housing and policy strategies that can help to address homelessness in the City.
The Santa Clara Methodist Retirement Foundation
On April 8, 2022, members of the project team met with the Executive Director of the Santa Clara Methodist Retirement Foundation. The Foundation provides affordable housing and services to low -income seniors and persons with disabilities. They advocated for more affordable housing, Section 8, Tax credit funding, an overnight parking program, and mental health services to special needs populations.
Hybrid
meetings were held
throughout the
process to engage
with the community
online and in person
to reach as wide an
audience as possible
15.b
Packet Pg. 739
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.III-19 CAMPBELL GENERAL PLAN | HOUSING
Schools
On November 9, 2021, the project team met with Dr. Shelly Viramontez, Superintendent of Campbell Union School District . The discussion was made up of introducing Campbell’s Plan for housing and oppo rtunities for use of the School District lands for potential housing.
On November 16, 2021, City staff met with Dr. Robert Bravo , Superintendent of Campbell Union High School District. The purpose of the meeting was to introduce Campbell’s Plan for housin g and discuss opportunities for use of the school district lands for potential housing.
On January 6, 2022, City Staff and Councilwoman Liz Gibbons met with Dr. Clover Codd , Superintendent of Moreland School District . An introduction on Campbell’s plan for housing was presented, then there was a discussion of potential opportunities for use of the school district lands for potential housing.
On April 11, 2022, the project team met with Superintendent Dr. Robert Bravo of Campbell Unified High School District. The superintendent shared that the district is not interested in using lands under ownership for housing.
Nonetheless, there is an o verall need for increased housing options in Campbell. A majority of district staff do not live within the school district. and are commuting in from Santa Cruz, Gilroy and other outskirt cities. Few students and their families were said to be experiencing homelessness.
On April 19, 2022, City staff met with the Superintendent Dr. Shelly Viramontez of Campbell Union School District. The superintendent expressed that the district is facing declining enrollment due to the rising cost of housing and that workforce retention continues to present challenges due to long staff commutes and lack of affordable housing.
Rotary Club of Campbell
On April 26, 2022, the City met with the Rotary Club of Campbell to provide updates on Campbell’s Plan for Housing. An introduct ion to the Housing Element Update, its timeline, housing opportunity sites and potential policies were presented. Rotary club members were encouraged to provide feedback and get involved with the project through upcoming meetings and the public review draft period.
Veterans
On May 9, 2022, City staff met with four representatives of Campbell Veterans Memorial Foundation Board to discuss Campbell’s Plan for Housing and gain a better understanding of how the City can support veterans. Those in attendance ind icated support for veterans being separately identified as a special needs population and suggested the City
15.b
Packet Pg. 740
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.III-20
to consider the creation of a Veterans District. Services that support veterans were re cognized to be high quality and could have ongoing support for as policies and programs.
Santa Clara County
Housing Authority
On June 7, 2022, the project team met with the Housing Authority of Santa Clara County to gain a better understanding of the housing needs identified through their work with countless organizations and service providers in the County. They are the largest provider of affordable housing assistance in the county. They help make rental housing safe and affordable for low - income families and individuals through voucher programs and rental properties. Additionally, they provide information, referrals, incentives, and services that help their clients stabilize their lives and increase their capacity to be economically self -sufficient. Currently, the are assisting families with children, seniors, veterans, the disabled, and the formerly homeless. A vast majority of their client households are extremel y low - income (30% of area median income or less) with about half of the 19,000 assisted households made up of seniors.3
Office of Supportive Housing (OSH)
The Office of Supportive Housing’s mission is to “ increase the supply of housing and supportive hou sing that is affordable and available to extremely low income and /or special needs households. OSH supports the County mission of promoting a healthy, safe, and prosperous community by ending and preventing homelessness. ” Services offered in the County include:
• Bill Wilson Center
The Bill Wilson Center provides services to more than 5,000 children, youth, young adults and families in Santa Clara County through our various programs. Their programs focus on housing, education, counseling, and advocacy. Bill Wilson Center is committed to working with the community to ensure that every youth has access to the range of serv ices needed to grow to be healthy and self -sufficient adults. 4 Programs offered at BWC are listed below.
1. Centre for Living with Dying
2. Child Abuse Treatment Program
3. College Student Housing
3 Housing Authority of the County of Santa Clara. Housing Authority Facts. 4 Bill Wilson Center. About BWC and Services.
15.b
Packet Pg. 741
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.III-21 CAMPBELL GENERAL PLAN | HOUSING
4. Contact Cares
5. Critical Incident Stress Management
6. Drop-In Center
7. Family and Individual Counseling
8. Family Advocacy Services
9. Healing Heart
10. Here4You Call Center - Housing Hotline
11. IHOT / In-House Outreach Team
12. Independent Living Program - Foster/Probation Youth
13. LGBTQ Outreach
14. LGBTQ Transitional Living Program
15. Maternity Transitional Living Program
16. Medi-Cal Youth Services
17. Mental Health Services
18. Parent-Child Interaction Therapy
19. Parenting Class
20. Peacock Commons
21. Rapid Re-housing
22. Safe Place
23. Safety Net Shelter
24. Santa Cruz Host Homes
25. School Outreach Counseling
26. The HUB
27. Trafficked Minors - System of Care
28. Transition Age Youth Mental Health Services
29. Transitional Housing Placement Program
30. Transitional Housing Program
31. Volunteer Case Aide Program
32. Youth and Family Mental Health Services
• Here4You Hotline5
Here4You hotline was built to centralize referrals to temporary housing programs and serves singles, couples, and families. They match people to emergency shelters and provide transportation to the shelter, direct people seeking rental assistance to Homeless Prevention Service s and make referrals to other community resources.
• HomeFirst Services6
HomeFirst is a leading provider of services, shelter, and housing opportunities to the homeless and those at risk of homelessness in Santa Clara County. They serve more than 5,000 adults, veterans,
5 County of Santa Clara. Office of Supportive Housing.
6 HomeFirst Services. Programs.
15.b
Packet Pg. 742
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.III-22
families, and youth each year at seven locations. Their programs include:
1. Boccardo Reception Center (BRC)
2. Bridge Housing Communities (BHC)
3. Cold Weather Shelter Program (CWSP)
4. Emergency Interim Housing (EIH)
5. Family Living Centers
6. Outreach
7. Point In Time Count
8. Sunnyvale Family Shelter
9. Veterans Services
• Supportive Services for Veteran Families (SSVF)
SSVF programs provide case management, temporary financial assistance, and other services to help veterans get housed and stay housed.
• Urban County Program
“The Community Development Block Grant (CDBG) Program was created by the Housing and Community Development (HCD) Act of 1974. In the County of Santa Clara, the CDBG Program is operated by the Office of Supportive Housing. The County CDBG Program is federally funded by the United States Department of Housing and Urban Development (HUD) to assist lower -income and special needs persons to address housing and community development needs. The County of Santa Clara administers CDBG on behalf of the Unincorporated Areas of Santa Clara County and the Cities of Campbell, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga, also known as the Urban County Program. The Home Investment Partnerships Program ("HOME Program") is federally funded by the United States Department of Housing and Urban Development (HUD) to provide decent
affordable housing to lower -income households. The HOME Program is administered on behalf of the Urban County cities and the Cities of Cupertino, Gilroy, and Palo Alto.”7
• Bill Wilson Center
• South County Compassion Center
• HomeFirst
• LifeMoves
• PATH
• Sunnyvale Community Services
7 Urban County Program. Housing & Community Development. County of Santa Clara Office of Supportive Housing.
15.b
Packet Pg. 743
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.III-23 CAMPBELL GENERAL PLAN | HOUSING
DIGITAL OUTREACH MATERIALS
Email Notifications
The City used Mail Chimp to send email notifications and inform community members of project updates and events. Over 4,300 individuals were reached through email notifications sent by City staff.
Official City Website and Social Media
The City provided information on the City’s home webpage regarding Campbell’s Plan for Housing for all viewers, residents, and interested parties to access. Pre-existing social media accounts, including Facebook, LinkedIn, and Twitter, were used to more widely circulate project updates and upcoming meetings.
Figure III-8: Facebook Post
Virtual
appointments were
made available for
the public to
schedule a meeting
with staff to discuss
Campbell’s Plan for
Housing throughout
the update at their
own convenience
15.b
Packet Pg. 744
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.III-24
Campbell Recreation Guide
In Fall 2021 and Spring 2022, Campbell’s recreational department supported the project team’s efforts by including advertisements in their Recreation Guides. The advertisements consisted of City flyers and invitations to get involved with the project by at tending meetings and completing the community survey.
Campbell Press Newspaper
On May 5, 2022, the Campbell Press released an informational article on Campbell’s Plan for Housing updating its readers on the projects progress and timeline.
Figure III-9: Campbell Press Front Page (March 5, 2022)
15.b
Packet Pg. 745
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.III-25 CAMPBELL GENERAL PLAN | HOUSING
On July 5, 2022, the Campbell Press ran an article on the Public Review Draft of Campbell’s Plan for Housing updating its readers on the process and next steps.
Figure III-10: Campbell Press Front Page (July 5, 2022)
Mailers
On the week of October 11, 2021, City staff mailed a notice postcard to all Campbell addresses to inform the community of upcoming meetings on Campbell’s Plan for Housing and of plans for establishing City Council districts. The postcard was sent to over 18,000 postal addresses.
15.b
Packet Pg. 746
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.III-26
Figure III-1011: City Mailer
Letters
In December 2021, the City sent a letter to property owners to inform them that their site ha d been identified as a potential housing opportunity site.
Property owners were invited to the Property Owners focus group on January 5, 2022.
CITY COUNCIL, HOUSIN G COMMISSION , AND PLANNING
COMMISSION MEETINGS
Joint Planning Commission/City Council Meeting: October 19, 2021
On October 19, 2021, the City Council (“Council”) and Planning Commission (“Commission”) held a joint meeting to serve as an informational study session to provide a briefing on the process and requirements for Campbell to prepare the 2023-2031 Housing Element and Virtual
appointments were
made available for
the public to
schedule a meeting
with staff to discuss
Campbell’s Plan for
Housing throughout
the update at their
own convenience
15.b
Packet Pg. 747
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.III-27 CAMPBELL GENERAL PLAN | HOUSING
specifically the Housing Opportunity Sites Inventory, as required by State Law. The goal of the study session was to educate and inform the Council and Commission on the requirements in advance of the scheduled public meetings in November and December 2021, when staff presented Housing Sites Inventory maps for consideration and feedback.
Planning Commission Meeting: November 9, 2021
On November 9, 2021, the Planning Commission held a Study Session to review Campbell’s Plan for Housing - Housing Opportunity Site Methodology and Selection. At this meeting, City staff asked that they review and provide feedback on the Draft Methodology for the City’s Housing Opportunity Site Inventory.
City Council Meeting: November 17, 2021
On November 17, 2021, staff recommended that the City Council review the provided information and the recommendations of the Planning Commission and provide direction on policy options and the methodology used for selecting the City’s Housing Opportunity Site Inventory within the City’s Housing Element Update. The purpose of this study session was to obtain direction from the City Council on the preferred methodolo gy to identify Housing Opportunity Sites and related residential densities (herein after “Methodology”). Key factors considered as part of the methodology, included: 1) legal requirements; 2) mapping criteria and objectives; 3) the densities and type of housing that should be planned for in the community; and 4) feedback from the public received during the Outreach process on these factors. In addition, the meeting also addressed how the City can account for housing production from development that does not rely on Housing Opportunity Sites, including pending and approved projects (“pipeline projects”), Accessory Dwelling Unit production trends, and anticipated units resulting from the recent passage of Senate Bill 9.
Planning Commission Meeting: December 9, 2021
On December 9, 2021, the Commission met to provide feedback on provisions in both the Administrative Draft of the Envision Campbell General Plan and the updated Housing Element. Staff recommended that the Commission review and provide feedback on th e City’s Envision General Plan Update and the Draft Housing Opportunity Site Inventory for the City’s Housing Element Update (“Campbell’s Plan for Housing”).
15.b
Packet Pg. 748
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.III-28
City Council Meeting: December 16, 2021
On December 16, 2021, the City Council provided additional direction on certain provisions in the Administrative Draft of the Envision Campbell General Plan and the Housing Opportunity Sites Selection in Campbell’s Plan for Housing.
Planning Commission Meeting: Housing Opportunity Site
Selection: January 20, 2022
On January 20, 2022, the Commission review ed the prioritized Housing Opportunity Sites and provide a recommendation to the City Council on which sites should be included in “Campbell’s Plan for Housing “and the City’s Envision Campbell General Plan Update.
City Council Meeting (Hybrid): Housing Opportunity Site Selection: January 25, 2022
On January 25, 2022, the City Council review ed and determined which Housing Opportunity Sites should be included in Campbell’s Plan for Housing and the City’s Envision Campbell General Plan Update and provided feedback on key principals to guide which Housing Opportunity Sites should be designated for mixed-use development.
City Council Meeting (Hybrid): Engagement Plan & Policy Set Discussion: March 15, 2022
On March 15, 2022, the City Council provided feedback on the timeline and outreach strategy for the development of the Administrative Draft of the Envision Campbell General Plan and the Housing Opportunity Sites Selection in Campbell’s Plan for Housing.
Planning Commission Meeting (Hybrid): Policies and
Programs: March 22, 2022
On March 22, 2022, the Planning Commission received a report on the upcoming review of policies and programs for Campbell’s Housing Element Update. The purpose of this meeting was for the project team to provide a report and overview of next steps related to public outreach and stakeholder engagement, development of goals, policies, and strategies aimed at producing, protecting, and affirmatively furthering fair housing in Campbell and addressing key housing issues facing the community.
15.b
Packet Pg. 749
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.III-29 CAMPBELL GENERAL PLAN | HOUSING
Planning Commission Meeting: Housing Policies and
Programs Meeting #1: April 15, 2022
On April 12, 2022, the Planning Commission held a public hearing on draft Housing Policies and Programs to be included in Campbell’s Plan for Housing. The purpose of this meeting was to pro vide an overview of existing Housing Element policies, identify Campbell community housing challenges, and supply analysis of recommended goals, policies and programs to include in Campbell’s Plan for Housing, and to receive feedback for further consideration and refinement by staff prior to the next Planning Commission meeting on this topic.
City Council Meeting: Housing Policies and Programs Meeting #1: April 20, 2022
On April 20, 2022, the City Council held a public hearing on draft Housing Policies and Programs to be included in Campbell's Plan for Housing. The purpose of this meeting was to provide recommendations on the prioritized goals, policies, and programs to include in Campbell’s Plan for Housing.
Based on feedback from Council, Staff refined t he policies and programs that were subsequently reviewed by the Planning Commission at its second meeting on this topic, scheduled on May 4, 2022, and the City Council on May 9, 2022.
Planning Commission Meeting: Housing Policies and
Programs Meeting #2: May 4, 2022
On May 4, 2022, the project team met with the Planning Commission for a special meeting. This meeting was intended to facilitate feedback from the Planning Commission on the further development and refinement of Goals, Policies and Programs to include in Campbell’s Plan for Housing. As the Planning Commission’s second meeting on this topic, the report included staff’s initial recommended policies and programs, with feedback provided by the Planning Commission and the City Council at their April 12, and April 20, 2022, meetings, respectively.
City Council Meeting: Housing Policies and Programs Meeting #2: May 9, 2022
On May 9, 2022, the project team met with the City Council with the intent to facilitate feedback from on the further d evelopment and refinement of Goals, Policies, and Programs to include in Campbell’s Plan for Housing.
As the City Council’s second meeting on this topic, the report included staff’s initial recommended policies and programs, with feedback provided
15.b
Packet Pg. 750
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.III-30
by the Planning Commission and the City Council at their April 12, and April 20, 2022, meetings, respectively.
15.b
Packet Pg. 751
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
C A M P B E L L ' S
P L A N F O R
H O U S I N G
Site Inventory
Policies and Programs
(TRACK CHANGES)
15.b
Packet Pg. 752
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-1 CAMPBELL GENERAL PLAN | HOUSING
IV. CAMPBELL’S PLAN FOR
HOUSING
EXECUTIVE SUMMARY
The Site Inventory and Goals, Policies and Programs for Campbell’s 6 th Cycle Housing Element work together to meet the City’s Regional Housing Needs Allocation (RHNA) as well as provide opportunities for new housing and needed supportive services in the community.
The Site Inventory provides capacity for a mi nimum of 5,000 units and as many as 6,644 units, going well above the City’s RHNA of 2,977 units. This capacity is produced by increased densities provided by the City’s General Plan Update.
• Affordable housing production at all affordable levels (Very Low, Low, and Moderate Income)
• A policy framework that supports the development of new affordable housing
• Mitigating the contributing factors to fair housing issues, including:
• Staff Capacity
• Disproportionate Housing Needs
• Disparities in Access to Opportunities
• Limited Accessibility to Support Services
• Unique demands of special needs households, including supportive services
As described in Chapter II – Existing Housing Conditions and Challenges, there are numerous housing issues in Campbell. The primary housing needs identified in that chapter were:
The five Goals of the 6 th Cycle Housing Element provide a framework to not only produce opportunities for housing but also to point the City towards improving housing affordabil ity, preserving existing housing, removing governmental constraints, developing resilient housing policies as well as affirmatively furthering fair housing and addressing special needs groups in the City.
• This framework, along with the Site Inventory, provide the overarching strategies to increase housing and affordable 6,644
number of units
being studied for
environmental
impacts
Style Definition: Bullet List: Left, Position: Horizontal:
Left, Relative to: Column, Vertical: In line, Relative to:
Margin, Horizontal: 0"
Style Definition: pf1
Style Definition: pf0
Style Definition: Title1
Style Definition: TableText
Style Definition: TableTitle
Style Definition: Subtitle
Style Definition: main text
Style Definition: Block Quote
Style Definition: Balloon Text
Style Definition: Bullet
Style Definition: Figure Heading
Style Definition: Comment Text1
Style Definition: Table Paragraph
Style Definition: Table Title
Style Definition: Body Text 2
Style Definition: Footnote Text
Style Definition: TableHeading
Style Definition: Heading1
Style Definition: Body
Style Definition: List Paragraph: Check spelling and
grammar, Left, Bulleted + Level: 1 + Aligned at: 0.25" + Indent at: 0.5", Position: Horizontal: Left, Relative to:
Column, Vertical: In line, Relative to: Margin, Horizontal:
0", Wrap Around
Style Definition: Normal: Check spelling and grammar
Formatted: Position: Horizontal: Left, Relative to:
Column, Vertical: In line, Relative to: Margin
15.b
Packet Pg. 753
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.VIIV-2
Formatted Table
housing in Campbell: Increase densities from 27 to up to 75 units per acre.
• Disperse housing opportunity sites throughout the city, with concentrations around transit stations and social
amenities.
• Establish extensive outreach with the community, including property owners, residents, developers, and service
providers.
• Focus on increasing affordable housing programs,
including improvements to Inclusionary Housing
Ordinance, Commercial Linkage Fees, Housing
Opportunity Zones, and the use of public land for
affordable housing.
SITE INVENTORY AND ANALYSIS
The Site Inventory and Analysis section identifies the parcels used as potential housing opportunity sites in the 6th Cycle Housing Element. These are the sites that, at appropriate densities and affordability levels, can be used for housing development to meet Campbell's Regional Housing Needs Allocation (RHNA).
These sites make up the Site Inventory, available soon as Appendix IV-A which is currently being developed.
Executive Summary
The Site Inventory and Analysis section is a technical portion of the Housing Element that describes how the parcels chosen for the Site Inventory meet the requirements set forth by the California Department of Housing and Community Development (HCD) to meet RHNA.
The 6 th Cycle RHNA is approximately triple the 5 th Cycle allocations that Campbell did not meet. In addition, HCD has introduced new requirements concerning the Site Inventory such as rules for reuse of sites identified in previous housing elements and guidance that the Site Inventory as a whole must serve to Affirmatively Further Fair Housing.
15.b
Packet Pg. 754
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-3 CAMPBELL GENERAL PLAN | HOUSING
Figure IV-1: RHNA Allocation in the 5th and 6th Cycles
Campbell's 6th Cycle Housing Element is taking several steps to allow for more housing at all income levels and to meet HCD requirements.
1. Densities are increasing – in many cases doubling or tripling – in multi-family residential and mixed-use areas of the City.
The 6th Cycle Housing Element is adopted concurrently with Envision Campbell, a General Plan update that intensifies land uses throughout much of the City.
2. Density increases are backed up by minimum density
requirements. Policy H-1.4 requires that all sites in the Site Inventory achieve at least 75 percent of the maximum General Plan Land Use density.
3. Many sites have active landowner interest. Of the 131 parcels in the Site Inventory, 31 (24 percent) have active landowner interest in new multifamily residential uses on their property.
4. The Site Inventory is supported by a rigorous policy framework. Housing development is eased by policies and programs that support reduced parking requirements, ministerial review on certain parcels, an Affordable Housing Overlay Zone, objective design standards, and a revamped inclusionary housing approach.
0 500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
Very Low Low Moderate Above Moderate
5th Cycle Allocation 5th Cycle Through 2020
6th Cycle Allocation 6th Cycle Realistic Capacity
6th Cycle Maximum Capacity
ADUs
accessory dwelling
units, also known as
“granny units” create
housing
opportunities in
established
residential
neighborhoods
15.b
Packet Pg. 755
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.VIIV-4
Formatted Table
Introduction
This chapter begins by introducing the RHNA for the 6 th Cycle and how it will use prior identified sites ("Pipeline Projects"), accessory dwelling units (“ADUs", which is inclusive of Junior Accessory Dwelling Units or "JADUs"), and the Site Inventory in o rder to meet its RHNA obligations. It will then describe the methodology for determining unit counts from Pipeline Projects and ADUs to establish Campbell's Credit towards RHNA.
The chapter then introduces the Sites Inventory, first by establishing how Affirmatively Furthering Fair Housing was used to identify sites in the Site Inventory and then describing how site capacity was determined. Finally, a non-vacant site analysis that includes potential findings for how residential development could occur on si tes that currently have other uses demonstrates how the required development could occur in Campbell.
The Site Inventory includes 131 sites in order to have enough capacity for the RHNA and recommended buffer. These sites have a maximum capacity of 6,644 u nits. Using the minimum density approach that HCD suggests in order to determine Realistic Capacity, the Site Inventory has a capacity of 5,000 units.
6th Cycle RHNA
The City received its RHNA of 2,977 units for the 6th Cycle Housing Element from 2023 -2031 on December 16, 2021. 1 As recommended by the California Department of Housing and Community Development (HCD), Campbell created a buffer of 30 percent capacity to ensure that sufficient capacity exists throughout the planning period. This resulted in a total of 3,870 units. Of these, 2,191 are affordable for households on very low (0 - 50 percent of Area Median Income, or AMI), low (50-80 percent of AMI) or moderate (80-120 percent of AMI) incomes.
1 https://abag.ca.gov/our-work/housing/rhna-regional-housing-needs-allocation
15.b
Packet Pg. 756
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-5 CAMPBELL GENERAL PLAN | HOUSING
Table IV-1: RHNA Allocation
Very
Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
Units
Total
Affordable
0-50%
AMI
51-80%
AMI
81-120%
AMI
>120%
AMI
6th
Cycle
RHNA
752 434 499 1,292 2,977 1,685
30%
Buffer 226 130 150 388 894 506
Total 978 564 649 1,680 3,871 2,191
POTENTIAL FOR FUTURE HOUSING
This unit allocation is being met by Campbell from three sources:
• Housing projects under review ("Pipeline Projects")
• Accessory Dwelling Units and Junior Accessory Dwelling Units ("ADUs")
• Site Inventory at Minimum Density
The Site Inventory consists of 131 sites with a maximum unit capacity of 6,644 units. HCD requires this maximum unit capacity to be modified by one of two approaches:
1. Considerations of existing development trends; approved residential developments at similar affordability levels in the jurisdiction; the cumulative impact of development standards (such as lot coverage, height, open space requirements, parking, and floor-to-area ratio or FAR); and infrastructure availability.
2. Minimum density requirements that explicitly prohibit residential development below minimum density on a given site.
Campbell's Housing Element includes a policy, H-1.4: Planned for Densities, which states that "All housing opportunity sites shall achieve 75 percent of the maximum General Plan Land Use density. " This policy produces a minimum density floor that allows Campbell to take advantage of the second approach, which provides 5,000 units instead of 6,644 – still more than sufficient to meet the City's RHNA requirements.
The Pipeline Proje cts, ADUs, and Site Inventory provide a total of 5,465 units (2,712 of which are affordable). This will provide sufficient site capacity to meet Campbell's RHNA and an additional 30 percent buffer.
ADUs
accessory dwelling
units, also known as
“granny units” create
housing
opportunities in
established
residential
neighborhoods
Pipeline
Projects
Housing
developments that
will be approved,
permitted, or receive
a certificate of
occupancy since the
beginning of the
planning period can
be counted as
“Pipeline Projects”
15.b
Packet Pg. 757
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.VIIV-6
Formatted Table
Table IV-2: Projected Housing Units
Total Units Affordable Units
Pipeline Units 185 35
Accessory
Dwelling Units 280 252
Site Inventory 5,000 2,434
Total 5,465 2,721
RHNA +
Buffer 3,870 2,191
This chapter details these sources by describing the Pipeline Projects included in the assessment, providing the methodology for inclusion of ADUs, and presenting an analysis of the Site Inventory. This chapter also includes a summary of the quantified objectives for the sites analysis.
Figure IV-2: Map of Site Inventory and Pipeline Projects
Pipeline
Projects
Housing
developments that
will be approved,
permitted, or receive
a certificate of
occupancy since the
beginning of the
planning period can
be counted as
“Pipeline Projects”
15.b
Packet Pg. 758
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-7 CAMPBELL GENERAL PLAN | HOUSING
SITES INVENTORY FORM LISTING
The sites inventory form can soon be found in Appen dix IV-A which is currently being developed. This form was developed using the ABAG/MTC Housing Element Site Selection (HESS) Tool.
Credit Towards RHNA
Campbell will meet its RHNA with sites from eight Pipeline Projects that are currently underway, 280 ADUs, and 131 parcels included in the Site Inventory.
PIPELINE PROJECTS
The RHNA "pipeline" of underway residential developments consist of seven residential projects that make up 185 units, 35 of which are below market rate:
15.b
Packet Pg. 759
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.VIIV-8
Formatted Table
15.b
Packet Pg. 760
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-9 CAMPBELL GENERAL PLAN | HOUSING
Table IV-3: Pipeline Projects
Label Address (Name) Total Net
New Units
Total
Market-
Rate Units
Total
BMR
Units
Very Low
Income
BMR Units
Low Income
BMR Units
Moderate
Income BMR
Units
A 202 W Rincon
Ave. 9 9 0 0 0 0
B
600 E Campbell
Ave. (Cresleigh
Homes Park
View)
59 50 9 5 4 0
C 1429 and 1446
Westmont Ave. 6 6 0 0 0 0
D 2575 and 2585 S
Winchester Blvd. 15 13 2 2 0 0
E
601 Almarida Dr.
(The Franciscan
Campbell
Apartments)
60 40 20 20 0 0
F
523 Union Ave.
(Union
Townhomes)
7 6 1 0 0 1
G
16160 E Mozart
Ave. (Mozart
Parcel Map)
4 3 1 0 0 1
Mozart (Oak Tree
Circle) 25 23 2 2 0 0
Total 185 150 35 29 4 2
Formatted Table
Formatted Table
Formatted Table
Formatted Table
Formatted Table
15.b
Packet Pg. 761
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.VIIV-10
Formatted Table
Figure IV-3: Pipeline Projects
POTENTIAL ADUS
Campbell bases its ADU production on the "safe harbor " option provided by HCD ,2 looking at ADU production from 2018 -2021. For these years, there was an average of 34.75 ADUs permitted.
2 "Use the trends in ADU construction since January 2018 to estimate new production. This is a conservative option to only account for the effect of the new laws without local promotional efforts or incentives (safe harbor option)." In HCD Memo "Housing Element Site Inventory Guidebook Government Code Section 65583.2" (June 10, 2020).
15.b
Packet Pg. 762
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-11 CAMPBELL GENERAL PLAN | HOUSING
Table IV-4: ADU Permits
Year ADUs Receiving
Building Permit
2018 4
2019 19
2020 77
2021 39
Average 34.75
The 6th Cycle Housing Element includes policies that ease ADU production, including publishing a list of pre-approved ADU designs. This new program (Program H-1e), as well as the comparatively large number of ADUs built in the most recent year on record, are evidence that the number of ADUs built annually during the 6th Cycle Housing Element can be rounded up from
34.75 to 35 ADUs annually . Based on this rate of production , 280 ADUs will be projected for completion over the eight-year planning period.
Following ABAG/MTC guidance, these 280 ADUs can be distributed across affordability levels as shown in the following table:
Table IV-5: Projected ADUs
Very
Low Low Moderate Above
Moderate Total
Proportion 30% 30% 30% 10% 100%
ADUs 84 84 84 28 280
REMAINING RHNA
The 185 Pipeline units and 280 ADUs are subtracted from the RHNA with its 30-percent buffer. This leaves the City with an allocation of 3,406 units to meet: 1,904 affordable and 1,502 above-moderate.
Table IV-6: Sites Target
Very
Low Low Moderate Above
Moderate Total
RHNA 752 434 499 1,292 2,977
+ 30% Buffer 226 130 150 388 894
= Targets 978 564 649 1,680 3,871
- Pipeline -29 -4 -2 -150 -185
- ADUs -84 -84 -84 -28 -280
35 Number of ADU’s
anticipated to be
built each year
between 2023 and
2031 based on past
production and the
6th Cycle’s policy
framework
35 Number of ADU’s
anticipated to be
built each year
between 2023 and
2031 based on past
production and the
6th Cycle’s policy
framework
15.b
Packet Pg. 763
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.VIIV-12
Formatted Table
= Sites Target 865 476 563 1,502 3,406
AFFIRMATIVELY FURTHERING FAIR HOUSING THROUGH
SITE SELECTION
State law requires a Site Inventory to identify sites throughout the jurisdiction consistent with its duty to affirmatively further fair housing.3 The housing element must demonstrate that there are adequate sites zoned for the development of housing for households at each income level sufficient to accommodate the number of new housing units needed at each income level as identified in the RHNA. Assembly Bill (AB) 686 requires that a jurisdiction identify sites throughout the community in a ma nner that is consistent with its duty to affirmatively further fair housing (AFFH) and the findings of its assessment of fair housing, pursuant to Government Code section 65583, subdivision (c)(10)(A).
In the context of AFFH, the site identification requirement involves not only an analysis of site capacity to accommodate the RHNA, but also whether the identified sites serve the purpose of replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethn ically concentrated areas of poverty into areas of opportunity. Chapter IV: Campbell’s Plan for Housing provides an analysis of how fair housing was integrated into site selection.4 Campbell has chosen to distribute its housing opportunity sites throughout the City, with focuses in the higher -density areas near transit, in order to distribute affordable housing while leveraging the assets existing in transit corridors.
This affirmatively furthers fair housing by avoiding concentrations of affordable housing in any one or few particular areas of the City. It also encourages affordable housing near amenities. The location of units suitable for lower -income households, particularly for very low -income households, are focused in transit corridors because the d ensities and walkability of these areas are best suited for multi -family developments whose residents may not desire or require car transportation.
This strategy was based in a series of parcel -by-parcel mapping analyses that produced a "scoring" metric fo r parcels considered for the Site
3 Gov. Code, §§ 65583.2, 65583, subd. (c)(10)(A), 8899.50 4 California Department of Housing and Community Development (2021). Affirmatively Furthering Fair Housing.
15.b
Packet Pg. 764
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-13 CAMPBELL GENERAL PLAN | HOUSING
Inventory. This geographic emphasis grounded the Site Inventory in the duty to affirmatively further fair housing.
According to this scoring metric, parcels received one point if they were within a 15-minute walk of:
• Public transit
• Groceries
• Parks
• Schools
• Employment centers
Parcels had a point removed if they fell within a low -income or high - overcrowding census block.
These points were consolidated into an "Access Score" that demonstrated which sites were in the most amenity-rich areas. These areas could be considered more suitable for lower-income housing.
Figure IV-4: Campbell Access Score Map
15.b
Packet Pg. 765
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.VIIV-14
Formatted Table
In addition, sites are prioritized for low -income housing tax credits by the Tax Credit Allocation Committee (TCAC) if the y fall within "High" or "Highest" Resource Areas. Generally, sites in Campbell west of San Tomas Expressway or west of Winchester Boulevard south of Hamilton Avenue fall within a "High" Resource Area, as do sites east of CA -17 and south of Hamilton Avenue. The rest of the City is in a "Moderate" Resource Area that is not prioritized by TCAC.
Figure IV-5: Campbell TCAC Map
In addition, the 31 parcels that had identified landowner interest received an additional point in the scoring metric.
This system all owed Campbell to prioritize sites for low -income housing and distribute housing throughout the City. This minimized exacerbated concentrations of poverty and wealth due to allocation of units in the Site Inventory.
15.b
Packet Pg. 766
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-15 CAMPBELL GENERAL PLAN | HOUSING
Comparing Figures IV -4 and IV -5, it becom es clear that Campbell’s amenity-rich areas are different from – often seemingly the opposite of – the areas that TCAC des ignates as High Resource or Highest Resource.
Generally speaking, the fine-grained analysis provided in the Access Score map serves as the basis for the Site Inventory’s AFFH analysis.To balance policy goals, the Access Score map serves as the basis for the Site Inventory’s AFFH analysis. Potential sites were also placed throughout the city to disperse opportunity sites rather than concentrating sites in specific areas. Also the dispersion of sites , particularly in the high acces s score areas, provide walking access to amenities. As transportation costs have a higher impact on living expenses for lower income populations, placing housing near amenities was intended to provide greater equity access to resources while limiting the cost burd en to access these resou rces. The Site Inventory also leverages affordable housing in sites that are both near amenities and in High/Highest Resource Areas – particularly along Winchester Boulevard and Bascom Avenue, while identifying some sites suitable for housing in the San Tomas area of southwest Campbell.
Fair Housing and Site Size Limitations
The housing element's overall fair housing strategy is to increase integration and equity by dispersing lower income, moderate income, and above-moderate income housing sites throughout the City while prioritizing access to transit and other amenities. This strategy is supported by focusing lower income housing in high resource areas where possible. This policy also mitigates displacement risk by focusing new housing units in the moderate- and higher income areas of the City.
HCD recommends that only sites between 0.5 to 10 acres in size be used to support low -income housing. There are 121 site that fit this size requirement in the Site Inventory.
Sites less than 0.5 acres in size can be used for moderate income or market-rate housing. There are 20 sites in the Site Inventory that provide moderate-income and above moderate -income units. These units also serve to avoid overconcentration of the low-income units in any area of the City.
The focus on developing low -income housing in high -resource areas is supported by input given by affordable housing developers. The draft sites inventory w as refined after these developers described ideal sites for affordable housing, which included emphases o n proximity to amenities and to transit.
15.b
Packet Pg. 767
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.VIIV-16
Formatted Table
RESIDENTIAL SITES INVENTORY
Campbell will achieve this allocation with a sites strategy that projects 5,000 units developed in the 2023 -2031 planning period: 2,434 affordable units and 2,566 market -rate units for households with above -moderate incomes. These units are identified on 131 sites.
The Site Inventory was developed by initially viewing Campbell through a framework of Affirmatively Furthering Fair Housing, as discussed in the "Affirmatively Furthering Fair Housing Through Site Selection" section. The resultant sites were sorted into six different typologies: Vacant, City - Owned, Non -Profit-Owned, Landowner Interest, Downtown/East of Light Rail, and Underutilized Commercial/Office. Some sites that are Vacant or were Underutilized Commercial/Office, as well as all of the sites in the Downtown/East of Light Rail typology, were reused from previous housing elements. These sites have development standards modified by Program H-3.e, which allows them to be developed through ministerial review if they are developed with 20% set-asides for lower-income units.
Table IV-7: Site Inventory Typologies
Typology Sites Reuse
Sites
Vacant 5 1
City-Owned 2 0
Non-Profit-Owned 5 0
Landowner Interest 31 0
Downtown / East of
Light Rail 37 37
Underutilized
Commercial/Office 51 26
Total 131 64
REALISTIC CAPACITY
HCD requires jurisdictions to determine realistic capacity, or the number of units that are likely to be developed on a site. This realistic capacity can be determined through one of two options:
1. Site Acreage multiplied by Minimum Density; or
2. Site Acreage multiplied by Maximum Density multiplied by Adjustment Factors, which are described as follows:
• Zoning Adjustments (based on historic trends for the site's zoning type)
75%
Of the maximum
general plan density
will be required for
all housing
opportunity sites,
meaning, a site with
a planned density of
75 units per acre will
need to achieve a
15.b
Packet Pg. 768
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-17 CAMPBELL GENERAL PLAN | HOUSING
• Affordability Adjustments (based on typical densities of existing or approved developments at a similar affordability level) • Infrastructure Adjustments (based on the current or planned availability and accessibility of sufficient water, sewer, and dry utilities)
• Environmental Adjustments (based on site-specific environmental conditions that may impact realistic buildout capacity) • Nonresidential/Nonvacant Adjustments (based on capacity limits for sites that have potential to be developed with nonresidential uses, require redevelopment, or have an overlay zone allowing the underlying zoning to be utilized for residential units) The Housing Element contains Policy H-1.4: Planned for Densities, which states that "All housing opportunity sites shall achieve 75 percent of the maximum General Plan Land Use density. " Relying on this policy, Campbell can determine realistic capacity under Option 1 to meet RHNA requirements. Table IV-8 displays the unit capacity under Maximum Density and Realistic Capacity (i.e., minimum density) per site typology.
The Realistic Capacity reflects how the sites would develop if each was developed at its minimum allowable density, which is 75 percent of its maximum density. Note that these numbers are not precisely 75 percent of the numbers in “Maximum Density” due to density rounding requirements in the City's Municipal Code.
15.b
Packet Pg. 769
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.IV-18
Table IV-8: Site Inventory Typologies under Maximum Density and Realistic Capacity Typology Sites Very Low Income Low Income Moderate Income Above Moderate Income Total
Maximum
Density
Realistic
Capacity
Maximum
Density
Realistic
Capacity
Maximum
Density
Realistic
Capacity
Maximum
Density
Realistic
Capacity
Maximum
Density
Realistic
Capacity
Vacant 5 33 25 55 21 24 39* 56 42 168 127
City-Owned 2 170 127 103 77 35 27 0 0 308 231
Non-Profit-Owned 5 180 136 120 92 81 59 0 0 381 287
Landowner
Interest 31 462 348 453 339 279 211 670 504 1,864 1,402 Downtown / East
of Light Rail 37 36 23 57 39 10 7 388 302 491 371
Underutilized
Commercial/Office 51 451 341 394 293 304 230 2,283 1,718 3,432 2,582 Total 131 1,332 1,000 1,182 861 733 573 3,397 2,566 6,644 5,000 Site Targets** 865 476 563 1,502 3,406
*Due to the constraints on sites used for lower-income units put in place by HCD, some units were re-allocated from "Low Income" to "Moderate Income" on Site #159 when Realistic Capacity is applied. **Site Targets are defined as Campbell's RHNA, plus a 30-percent buffer and minus the units allocated in Pipeline Projects and ADUs. See Table IV-6.
15.b
Packet Pg. 770
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-19 CAMPBELL GENERAL PLAN | HOUSING
REQUIRED FINDINGS
For housing elements that rely on nonvacant sites to accommodate 50 percent or more of their RHNA for lower income units, such as this one, HCD requires findings based on substantial evidence that uses will likely be discontinued during the 2023-2031 planning period.
In the “Site Typologies” section below, potential findings for Council that the land uses in these typologies will likely be discontinued during the planning are provided for each typology except for Vacant.
The findings determined by the Campbell City Council are included following the type-by-type analyses.
SITE TYPOLOGIES
For each of these typologies, a description of the sites and the number of sites and reuse sites is provided. This is following b y a description of the realistic unit capacity of the sites under the typology. Except for the Vacant category, potential findings for Council that the uses in these typologies will likely be discontinued during the planning are provided.
Vacant Sites
There are 5 vacant sites that are not occupied by a building or an easement, including 1 reuse site identified in prior housing elements. The five vacant sites are:
• Site #6 – 700 Hacienda Avenue
• Site #93.1 (Reuse Site) – 136 Gilman Avenue
• Site #159 – 499 E. Hamilton Avenue
• Site #209 – 1440 Elam Avenue
• Site #243 – 48 Railway Avenue
Under Program H -3.e, reuse sites can be developed through ministerial review if they are developed with 20% set-asides for lower-income units.
Realistic Capacity
On vacant sites, 168 units are projected using the maximum capacity, this would result in 112 affordable units and 56 market-rate units.
Realistic
Capacity
number of units
which can be
anticipated to be
built on a site
after applying
adjustments
Realistic
Capacity
number of units
which can be
anticipated to be
built on a site
after applying
adjustments
15.b
Packet Pg. 771
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.IV-20
Formatted Table
Using the realistic capacity, 127 units are projected, which would include 85 affordable units and 42 market-rate units.
City-Owned
There are two sites (zero reuse sites identified in prior housing elements) that are owned by the City of Campbell and slated for redevelopment into housing:
• Site #3 – First Street Garage
• Site #132 – 290 Dillon Avenue (Corp Yard)
Alternative uses of the First Street Garage is currently being considered by the City. The Corp Yard currently is on a cul -de-sac surrounded by residential uses; the City is currently evaluating alternative locations for relocation of the Corp Yard. One identified location may be relocation to an area at the Campbell Technology Park, also identified as a housing opportunity si te, pending further discussion and negotiation with the property owner.
Realistic Capacity
On City-Owned sites, 308 units are projected, all of which are affordable units. Using Realistic Capacity, 231 units are projected, all of which are affordable units.
Potential Findings (Non-Vacant Sites)
The City can potentially make the following findings to determine that the existing use on City-owned sites is likely to be discontinued:
• The City of Campbell owns these sites and can offer the use of these sites for development of affordable housing.
• The value of the land as residential and the opportunity for new affordable housing near downtown Campbell provides a public benefit that may be found to exceed the value of current uses.
Evidence for these findings includes similar developments in neighboring jurisdictions.
15.b
Packet Pg. 772
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-21 CAMPBELL GENERAL PLAN | HOUSING
Non-Profit-Owned
There are five sites (zero reuse sites) in the Site Inventory owned by non - profits:
• Site #4 – 1980 Hamilton Avenue (First Congregationa l Church of San Jose)
• Site #162 – 251 Llewellyn Avenue (Uplift Family Services) • Site #165 – 1769 Winchester Boulevard (The Home Church) • Site #167 – 1763 Winchester Boulevard (The Home Church) • Site #284 – 400 West Campbell Avenue (United Church in Christ)
All five of these parcels are owned by landowners who have expressed interest in developing housing on at least a portion of their sites. These landowners would be able to maintain existing uses on the site by either retaining the existing buildings or including their offices and services in the redeveloped parcel.
Non-profit landowners have unique opportunities to develop housing on their parcels. This is because land acquisition costs for a housing developer are lower and because the land is already not p roducing tax revenues for the City.
Realistic Capacity
On Non -Profit-Owned sites, 381 units are projected, all of which are affordable units. Using Realistic Capacity, 287 units are projected, all of which are affordable units.
Potential Findings (Non-Vacant Sites)
The City can potentially make the following findings to determine that the existing use on non-profit-owned sites is likely to be discontinued:
• The landowners are interested in developing at least a portion of the site with affordable housing.
• The value of these parcels to the landowner is mostly in the land, and residential uses will increase the value without substantially affecting improvement value.
Evidence for these findings includes similar developments in neighboring jurisdictions.
15.b
Packet Pg. 773
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.IV-22
Formatted Table
Sites with Landowner Interest
There are 31 sites with landowner interest. None of these sites are reuse sites identified in prior housing elements.
During the outr each for the 6 th Cycle Housing Element, the owners of 31 parcels expressed interest in developing housing on the parcels they owned. Some owners own more than one parcel, and many of these are contiguous. The full list of parcels is available in the sectio n "Sites with Expressed Landowner Interest" in Appendix IV-B.
These sites will be rezoned as part of the conte mporary General Plan Update, allowing higher residential densities than were allowed in the 5 th Cycle Housing Element.
Realistic Capacity
On Sites with Landowner Interest, 1,864 units are projected: 1,194 affordable units and 670 market-rate.
Using realistic capacity, 1,402 units are projected: 898 affordable units and 504 market-rate units.
Potential Findings (Non-Vacant Sites)
The City can potentially make the following findings to determine that the existing use on sites with expressed landowner interest i s likely to be discontinued:
• The landowners are interested in developing at least a portion of the site with affordable housing.
• The land use designations for these sites are updated in the General Plan Update, and the higher residential densities newly allowed will incentivize redevelopment of the sites.
• Adding a potential new use increases the land value of the property.
Evidence for these findings includes similar developments in neighboring jurisdictions after general plan land use changes.
Sites Downtown/East of Light Rail
There are 37 sites in the area of Campbell bordered by Railway Avenue, Campbell Avenue, Los Gatos Cree k, and the Los Gatos Creek Trail trailhead on Railway Avenue, all of which 37 reuse sites identified in prior housing elements.
15.b
Packet Pg. 774
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-23 CAMPBELL GENERAL PLAN | HOUSING
Under program H-3.e, reuse sites can be developed ministerial review if they are developed with 20% set-asides for lower-income units.
This area is comprised of small parcels originally serving a portion of the South Pacific Coast Railroad, which is now the VTA Light Rail line connecting Campbell to San Jose. Segments of this area were redeveloped into residential use dur ing the 5 th Cycle Housing Element, leveraging the location near transit, downtown Campbell, and the natural amenity of the Los Gatos Creek Trail. There are 37 parcels that could be redeveloped to include residential uses. The full list of parcels is availa ble in the section "Sites Downtown/East of Light Rail" in Appendix IV-B.
With the exception of Site #286, all the sites are less than 0.5 acres in size.
However, these parcels can be aggregated as was done in the portion of the area south of Sam Cava Lane during the 5 th Cycle Housing Element.
Increased residential densities and allowed mixed use allows for greater opportunities for housing in this area during the 6th Cycle.
Realistic Capacity
On Sites Downtown/East of Light Rail, 491 units are projected: 1 03 affordable units and 388 market-rate.
Using Realistic Capacity, 371 units are projected: 69 affordable units and 302 market-rate units.
Potential Findings (Non-Vacant Sites)
The City can potentially make the following findings to determine that the existing use on sites in the Downtown/East of Light Rail i s likely to be discontinued:
• The value of these parcels to the landowner is mostly in the land, and residential uses will increase the value without substantially affecting improvement value.
• Adding a potential new use increases the land value of the property. • The buildings in this area will all be at least 35 years old at time of 6th Cycle Housing Element adoption, with 34 sites containing buildings over 40 years old.
• The land use designations for these sites are updated in the General Plan Update, and the higher residential densities newly allowed will incentivize redevelopment of the sites.
15.b
Packet Pg. 775
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.IV-24
Formatted Table
Evidence for these findings include the large amount of redevelopment in the area during the 5 th Cycle Housing Element and similar developments in neighboring jurisdictions after general plan land use changes.
Underutilized Commercial/Office Sites
There are 51 sites in underutilized commercial/office areas, including 26 reuse sites identified in prior housing elements. Under program H-3.e reuse sites can be developed ministerial review if they are developed with 20% set-asides for lower-income units.
Campbell's major arterials are generally flanked by older, underutilized commercial and office uses, often in "strip" style buildings with low floor-to- land-area ratio (FAR). Many of these uses are on parcels that can be redeveloped with residential uses, either in 100-percent residential uses or in mixed use that would retain commercial or office use. There are 51 parcels in the Site Inventory that are identified as containing underutilized commercial or office uses. The full list of parcels is available in the section "Sites with Underutilized Commercial/Office in Appendix IV-B.
Of the parcels, 5 will have only a portion of the site carved out for redevelopment with the existing use and buildings remaining on the parcel.
This includes the only parcel with a building built in the last 30 years, Site #170 (the Kohl's at 525 East Hamilton Avenue). These "carveouts" are projected to have housing built on the parking lot or unutilized portion of the parcel, taking advantage of the low FAR required by existing zoning to find room for new housing development.
Realistic Capacity
On Underutilized Commercial/Office Sites, 3,432 units are projected: 1,149 affordable units and 3,432 market-rate.
Using Realistic Capacity, 2,582 units are projected: 864 affordable units and 2,582 market-rate units.
Potential Findings (Non-Vacant Sites)
The City can potentially make the following findings to determine that the existing use on sites with underutilized commercial/office i s likely to be discontinued:
• The value of these parcels to the landowner is mostly in the land, and residential uses will increase the value without substantially affecting improvement value.
15.b
Packet Pg. 776
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-25 CAMPBELL GENERAL PLAN | HOUSING
• The buildings that will be demolished for new housing will all be at least 30 years old at time of 6 th Cycle Housing Element adoption, with 45 sites containing buildings over 40 years old.
• The land use designations for these sites are updated in the General Plan Update, and the higher residential densities newly allowed will incentivize redevelopment of the sites.
• Adding a potential new use increases the land value of the property.
Evidence for these findings include similar developments in nearby jurisdictions after general plan land use changes. The City of Santa Clara’s 2010 General Plan provided for d ensities that keyed many new medium - density and high-density projects. In Sunnyvale, a general plan adopted in 2011 incentivized the development of high-density housing, which has led to an increase in high-density developments in the jurisdiction.
ADOPTED FINDINGS
On [Pending - Month, Date, 2022 ], Campbell City Council adopted the Housing Element and included the following findings.
The City Council finds that, as result of the high demand for housing in the City, as well as obsolescent buildings,
declining uses, low existing floor area ratio, the significant impact of the Covid-19 pandemic and related shifts in the commercial and residential real estate markets and
development expectations, and as further evidenced by
recent site development inquiries, each as further specified on a categorical and site -by-site basis in the 2023 -2031 Housing Element Update, that the existing uses on each
existing, nonvacant site identified for inclusion within the Site Inventory , and thereby zoned to accommodate the
City’s needed lower income housing needs, as noted in the Site Inventory (Appendix IV-A), and thereby the fact that these sites are not currently vacant is not an impediment to additional residential development during the planning
period for the 2023-2031 Housing Element.
These findings are supported by the following table that shows the potential findings by development category:
15.b
Packet Pg. 777
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.IV-26
Formatted Table
Table IV-9: Potential Findings by Site Category
Potential
Finding
City-
Owned
Sites
Non-
Profit-
Owned
Sites
Sites with
Expressed
Landowner
Interest
Downtown/
East of
Light Rail
Underutilized
Commercial/
Office
Landowner
Interest (incl.
City, non-
profit, or other
public
landowner).
X X X X
The value of
the land as
residential
outstrips its
existing use.
X X X
Existing
buildings are
old and/or
obsolete
X X
Adding a
potential new
use increases
the land value
of the
property
X X X
Increased
density
allowances
will increase
financial
feasibility of
housing
development
X X
Capacity Analysis
The Site Inventory has sufficient capacity to meet RHNA. This can be demonstrated through analysis of the sites that meet the appropriate density, or "Default" density, established by HCD in order to be suitable for lower-income housing.
A more in -depth ap proach using Non -Vacant Sites Analysis that incorporates the policy framework is also provided in order to demonstrate how Campbell can rely on the potential for new residential development on non-vacant sites.
15.b
Packet Pg. 778
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-27 CAMPBELL GENERAL PLAN | HOUSING
APPROPRIATE DENSITY / "DEFAULT" DENSITY
As a jurisdiction within a Metropolitan Statis tical Area of over 2 million , Campbell's "default" density that can be assumed to accommodate lower- income households is 30 dwelling units per acre (du/ac). 5 The following land use designations allow at least 30 du/ac within Campbell:
• High Density Residential: Up to 45 du/ac
• Medium-High Density Mixed Use: 26-33 du/ac
• High Density Mixed-Use: Up to 45 du/ac
• Commercial Corridor Mixed-Use: Up to 60 du/ac
• Transit-Oriented Mixed Use: Up to 75 du/ac
Sufficient sites in the site inventory are an appropriate size for lower - income units (between 0.5 and 10 acres) and allow for a minimum of 30 du/ac as part of the Envision Campbell General Plan Update, so the City does not require a rezoning.
Under default density, there are 5,550 units that fall in this category, the other 1,144 are not part of this capacity. Although these 5,550 units could theoretically support lower-income housing, only a portion of this number would realistically develop as lower-income units.
Table IV-10: Site Inventory by Allowed Density
Category # of Sites Acreage Unit Capacity
< 30 du/ac 14 15.91 317
> 30 du/ac 117 112.52 6,327
Between 0.5-10 acres 60 99.27 5,550
Not Appropriate Size 57 13.25 777
Total 131 128.43 6,644
This high-level analysis serves as a baseline, ensuring that sufficient unit capacity exists in the Site Inventory that can be further refined by appropriateness for Affirmatively Furthering Fair Housing and application of Housing Element policies and programs.
During Council discussions in the initial outreach undertaken for the 6 th Cycle Housing Element, Council expressed an interest in going beyond the theoretical approach provided by "default" density calculations and instead
5https://www.hcd.ca.gov/community-development/housing-element/housing-element- memos/docs/default_2010census_update.pdf
15.b
Packet Pg. 779
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.IV-28
Formatted Table
identify an approach that would be closer to realistic implementation that incentivized production of affordable housing.
This approach is developed through the policy framework that provides affordable housing incentives, including density incentives for 100% affordable housing development. Based on careful review of the capacity on the 131 sites, including their size, land use designation, geographic location, and whether they were identified in previous housing elements, there are 86 sites that have some potential for low -income housing in Campbell. A further 45 sites support housing for moderate income and above-moderate income households.
Under the realistic capacity approach, sites in the site inventory have capacity for 6,644 units, including 3,053 affordable units and 3,591 market- rate units. Some of the sites consist of contiguous parcels under common ownership.
NON-VACANT SITES ANALYSIS
The California Department of Housing and Community Development (HCD) states that jurisdictions with limited vacant land may rely on the potential for new residential development on nonvacant sites. They require the Housing Element to describe:
• The realistic potential of each site
• The extent that the existing uses impede additional residential development,
• The jurisdiction's past experience co nverting existing uses to higher-density residential development
• Region-wide market trends and conditions
• Regulatory or other incentives or standards that encourage additional housing development on nonvacant sites.
This section begins by quantifying the proportion of RHNA met with nonvacant sites. It will then review the development context of high-density housing development on nonvacant sites in Campbell and the region.
Then, it will analyze categories of nonvacant sites and provide potential findings b efore concluding with findings determined by Council at their [Pending - Month, Date, 2022] meeting.
15.b
Packet Pg. 780
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-29 CAMPBELL GENERAL PLAN | HOUSING
Non-Vacant Capacity Calculations
The City is relying on non -vacant sites to accommodate more than 50 percent of the RHNA for lower-income households:
Table IV-11: RHNA Capacity by Typology
There are 1,341 lower-income units needed from the site inventory. The site inventory is designed to develop these units as part of a total development of at least 5,000 units during the 6th Cycle Planning Period (2023-2031).
Of these 2,053 lower -income units allocated in the Sixth C ycle Housing Element, 87 percent will be allocated to nonvacant sites (1,776 units).
Table IV-12: Lower-Income RHNA Capacity by Typology
Parcels Acreage
Lower-
Income
Units
Allocated
Lower-
Income
Site
Capacity
Lower-
Income
RHNA
Capacity
Nonvacant
Site
Capacity
126 124.16 1,861 95% 87%
Vacant
Site
Capacity
5 0.85 85 5% 4%
ADU and
Pipeline
Capacity
N/A N/A 201 N/A 9%
Lower-
Income
Moderate
Income
Above
Moderate
Income
Total New
Housing
Units
6th Cycle RHNA 1,186 499 1,292 2,977
+ 30% Buffer 356 150 388 894
- Accessory
Dwelling Unit
Capacity [RHNA
Capacity]
168 84 28 280
- Pipeline Project
Capacity [RHNA
Capacity]
33 2 150 185
= Site Capacity
Needed 1,341 563 1,502 3,406
15.b
Packet Pg. 781
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.IV-30
Formatted Table
Nonvacant sites will provide 87 percent of the lower-income RHNA. Since more than 50 percent of the lower-income RHNA is met by nonvacant sites, this section will be required to demonstrate per Government Code Section 65583.2(g)(2) that existing uses are not impediments to additional development.
This demonstration includes a description of recent residential development on nonvacant sites in Campbell, recent 100 percent affordable residential development throughout the region, and a category- by-category analysis of nonvacant sites that includes potential findings for Campbell City Council, as required by HCD.
Realistic Site Capacity
Sites are expected to develop to maximum capacity due to policies in the Housing Element, the region's recent history of residential development on nonvacant sites, and region-wide examples of affordable housing projects.
However, the Housing Element relies on the sites' minimum densities in order to meet RHNA, as shown in Table IV-8. Although minimum densities are sufficient to meet RHNA, Campbell encourages housing developments to achieve target densities (see Program H-4k). The City's housing policies, as well as recent history of residential develop ments on nonvacant sites and region-wide affordable housing development, point towards achieving maximum densities even if minimum densities are sufficient to meet RHNA.
Housing Policy
The Housing Element con tains policies and programs to incentivize maximum development of parcel capacity, such as Policy H -1.4, which requires that all sites in the Site Inventory achieve at least 75 percent of the maximum General Plan Land Use density, and other policies and programs surrounding objective design standards, reaching maximum densities, and reducing parking requirements.
The policy framework supports meeting general plan maximum densities in order to provide substantial numbers of housing units per site.
Region-Wide Affordable Housing Projects
There have been many affordable housing projects, including 100 percent affordable projects, built on non -vacant lots in San ta Clara County and neighboring San Mateo County the past several years. Campbell's 6 th Cycle Housing Elemen t includes policies on the production of affordable housing, particularly 100 percent affordable housing, as a response to community outreach and as a method to produce and affirmativ ely further fair housing in the City. The incentives for 100 percent affordable housing
15.b
Packet Pg. 782
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-31 CAMPBELL GENERAL PLAN | HOUSING
involve density bonuses as well as fee and development requirement waivers. These incentives were designed as a response to input from city residents, affordable housing residents, and affordable housing developers input.
Appendix IV-C includes a list of 18 projects in the area . These projects range from 37 to 213 du/ac in density and four to eight stories in height.
Non-Residential Uses
Of the 131 housing opportunity sites, there are 2 that are designated to only allow residential uses:
• Site #49: 320 Virginia Avenue
• Site #162: 251 Llewellyn Avenue
The remaining 129 sites are being studied in the General Plan update as mixed use, designated to allow commercial uses as well as residential uses. However residential uses are required as part of development in all of these parcels. In addition, there is a strong likelihood of development on these 129 other sites. This is demonstrated by the recently-developed and underway residential projects in Campbell and the several residential projects in adjoining jurisdictions that are developed in mixed -use areas, fitting a similar profile to the projected developments in Campbell's site inventory.
Small and Large Sites
In order to achieve financial feasibility, HCD recommends sites between a half-acre and 10 acres in size as suitable for developing lowe r-income housing. Of the 131 sites in the site inventory, 64 are less than 0.5 acres and 66 are between 0.5 and 10 acres in size. There is one site larger than 10 acres, site #17, but only a 1 -acre portion of that site will be developed with housing. Therefore, it will be counted as a site between 0.5 and 10 acres in size.
Some sites include consolidation of adjacen t parcels under common ownership in order to qualify as a "suitable size" site. These include the Milk Farm parcels in southwest Campbell's San Tomas area, the sites between Railway Avenue and Campbell Avenue near the downtown Campbell VTA Light Rail stati on, and the Bel Gato strip commercial development in northeast Campbell.
In order to develop affordable housing on some of the larger sites in Campbell, the Housing Element recommends a strategy of using
15.b
Packet Pg. 783
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.IV-32
Formatted Table
"carveouts" ranging from one-half to two acres that would allow residential development in non -residential areas. These carveouts are intended to make land costs manageable for residential developers, particularly affordable housing developers, and to complement the existing uses while allowing them to remain on-site. In many sites, these carveouts came out of consultation with the property owner. There are 11 carveout sites in the site inventory, one of which (Site # 17) is on a site larger than 10 acres in size.
Other Analyses
To conclude the Residential Site Inventory section, there are three short sections on other analyses required by HCD:
• Nonvacant Sites That Include Residential Units: Site 126, 251 Llewellyn Avenue, includes an existing affordable unit that necessitates program H-2l, requiring replacement when any new development occurs.
• AB 725 (Wicks): Noting that all sites allow four or more residential units.
• AB 1233: 5th Cycle Shortfall Review: Noting that no rezoning due to 5th Cycle Shortfall is required.
NONVACANT SITES THAT INCLUDE RESIDENTIAL UNITS
Government Code Section 65583.2(g)(3) necessitates a program requiring the replacement of units affordable to the same or lower income level as a condition of any development on a nonvacant site consistent with those requirements set forth in Density Bonus Law.
Site #126 at 251 Llewellyn Avenue includes one below -market-rate unit.
Program H-2l, the Replacement Unit Program , requires replacement housing units on sites identified in the site inventory when any new development occurs on the site.
AB 725 (WICKS)
AB 725 requires a jurisdiction to plan for at least 25 percent of moderate - income units to be located in areas zoned for at least four units per parcel (but not more than 100 units per acre) and at least 25 percent of above- moderate income unites to be located in areas zoned for at least for units per parcel.
All of the sites in the Sites Inventory are in areas zoned for at least fo ur units of housing per parcel, complying with AB 725.
15.b
Packet Pg. 784
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-33 CAMPBELL GENERAL PLAN | HOUSING
The proposed General Plan land use changes allow for densities of at least 18-25 du/ac, which would allow more than four units on each site. The highest density permitted is 75 du/ac.
There are two sites in the site inventory, Site #218.1 and Site #218.2, that allow 2 units each but are part of a larger assemblage of parcels that also includes Site #218.3. This site would allow a combined 9 units.
AB 1233: 5TH CYCLE SHORTFALL REVIEW
Campbell had adequate sites available in its previous Housing Element cycle and is not required to accomm odate any unaccommodated need.
There is no rezoning necessary as per Government Code section 65584.09.
Summary of Quantified Objectives
Many programs and policies reduce barriers and create opportunities for a balanced community. These goals are essential to meeting the City’s housing needs, but are more qualitative in general. Campbell reasonably expects that a total of 5,465 units will be developed, as described by the tables below:
Table IV-13: Projected Housing Summary
Category
6th Cycle
Opportunity
Sites
Accessory
Dwelling Units
Pipeline
Projects Rehabilitation Conservation/
Preservation
Very Low
Income 1,000 84 29 0 0
Low
Income 861 84 4 0 0
Moderate
Income 573 84 2 0 0
Above
Moderate
Income
2,566 28 150 0 0
Sub-
Totals 5,000 280 185 0 0
Total 5,465 units
Campbell's 6th Cycle Housing Elem ent does not use rehabilitated, converted, or preserved existing affordable residential units nor other alternative methods to meet its RHNA obligations.
Formatted Table
Formatted: Indent: Left: 0.87", Right: -1.17"
15.b
Packet Pg. 785
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.IV-34
Formatted Table
15.b
Packet Pg. 786
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-35 CAMPBELL GENERAL PLAN | HOUSING
Table IV-14: New Housing Units by Affordability
Type of Unit Number of Units
New Affordable Units 2,721
New Market Rate Units 2,744
Total Units 5,465
Infrastructure:
WATER:
[To completed with environmental analysis within the Draft EIR for the General Plan and Housing Element Update]
SEWER:
[To completed with environmental analysis]
DRY UTILITIES:
[To completed with environmental analysis]
ENVIRONMENTAL CONSTRAINTS
[To completed with environmental analysis]
GOALS, POLICIES AND PROGRAMS
This Housing Element contains five housing goals that provide overarching housing guidance for the City to strive towards. Within each goal are policies that describe the approach or behavior that will move the City towards the respective goals. These poli cies and goals will be realized through housing programs, which detail actionable implementation steps that the City will take throughout the planning period. Each housing program includes the responsible party for implementation, funding source, measurable goal, and timeframe for implementing the program.
The City has the following five housing goals for the 2023 -2031 Housing Element, which are described in more detail within the table below, bolstered by policies and programs:
15.b
Packet Pg. 787
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.IV-36
Formatted Table
1. Improve Housing Affordability in Campbell – Encourage the Production of Affordable Housing
2. Preserve Existing Housing / Affordable Housing Stock
3. Remove Government Constraints to Housing
4. Resilient Housing Policies
5. Affirmatively Furthering Fair Housing and addressing special needs groups
The Housing Element's 5 goals, 31 policies, and 5 9 programs create a framework that will promote the development of new residential units at all affordability levels, as well as maintain existing affordable units and focus on special housing needs.
This policy framework was developed in a multi-step process that focused on fair housing issues and built off of extensive community outreach.
Policy and Program Development
Campbell's approach to affirmatively furthering fair housing is integrated in the goals, policies, and programs of the Housing Element.
In addition, the City took a site allocation approach that distributed housing opportunity sites throughout the City, with focuses in the higher -density areas near transit, in order to distribute affordable housing while leveraging the assets existing in transit corridors. The Affordable Housing Overlay and related policies and programs considers strategies to develo p more affordable housing, particularly near transit and amenities. The approach described in the policies and programs would encourage more affordable housing in high -resource areas throughout the City. The policies and programs reinforce and promote the development of affordable housing while encouraging equitable dispersion of affordable housing throughout the City and avoiding further concentration of opportunity and poverty.
The housing policies and programs were also developed based on an extensive community outreach process. Some of the policies and programs were directly adapted from outreach suggestions on policy updates. The community identified strategies for addressing the needs of special needs populations and emphasized the importance of expanding opportunities for affordable housing. A full summary of the findings from the community outreach is discussed in Chapter III. The policies and programs contained in this chapter reinforce housing equity by responding to the concerns and priorities identified by the community.
15.b
Packet Pg. 788
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-37 CAMPBELL GENERAL PLAN | HOUSING
Contributing Factors and Policy Development
In Chapter II, the “Contributing Factors” section identifies four overarching issues that are contributing factors to housing issues in the City:
• Staff Capacity
• Disproportionate Housing Needs
• Disparities in Access to Opportunities
• Disproportionate Housing Needs
• Staff Capacity
• Limited Accessibility to Support Services Available
Policy responses to these contributing factors are contained in Table IV- 15, below. The contributing factors are ranked by priority, with " Staff CapacityDisparities in Access to Opportunities " the highest priority and "Limited Accessibility to Support Services Available" the lowest priority of the four.
15.b
Packet Pg. 789
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.IV-38
Formatted Table
Table IV-15: Contributing Factors and Potential Strategies Contributing
Factor Priority Policies and Implementing Programs
Disparities in
Access to
OpportunitiesStaff
Capacity
MediumHigh
Program H-1a: Inclusionary Housing Ordinance
Implementation
Program H-5r: Low Barrier Navigation Centers
Program H-2e: Housing Rehabilitation Loan Program
Program H-5c: Multilingual Housing Information
Policy H-3.1: Institutional Capacity
Program H-3b: Housing Program Staffing
Program H-5b: Equity Trainings
Program H-5m: Coordination with Affordable Housing
Providers
Disproportionate
Housing Needs High
Policy H-1.1: Inclusionary Housing
Policy H-1.6: Emphasis on Affordable Housing
Policy H-5.1: Renter Protections
Policy H-5.2: Special Needs Housing
Policy H-5.8: Incentives for Special Needs Housing
Program H-5e: Homeless Assistance/Shelter
Provisions
Program H-5f: Persons with Disabilities
Program H-5h: Fair Housing Program
Program H-5r: Low Barrier Navigation Centers
Program H-5y: Units for Special Needs
Staff
CapacityDisparities
in Access to
Opportunities
HighMedium
Program H-1a: Inclusionary Housing Ordinance
Implementation
Program H-5r: Low Barrier Navigation Centers
Program H-2e: Housing Rehabilitation Loan Program
Program H-5c: Multilingual Housing Information
Policy H-3.1: Institutional Capacity
Program H-3b: Housing Program Staffing
Program H-5b: Equity Trainings
Program H-5m: Coordination with Affordable Housing
Providers
Limited
Accessibility to
Support Services
Medium
Program H-5c: Multilingual Housing Information
Program H-5d: Shared Housing Program
Program H-5h: Fair Housing Program
Program H-5r: Low Barrier Navigation Centers
Program H-5t: Employee Housing
Program H-5w: Know Your Rights Flyers
15.b
Packet Pg. 790
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-39 CAMPBELL GENERAL PLAN | HOUSING
Special Needs Groups and Policy Development
Policies and programs identified to specifically address the housing and supportive service needs of special needs groups are identified below:
SENIOR HOUSEHOLDS
The following policies and programs will address the housing needs of older residents in Campbell:
Table IV-16 Senior Policies and Programs
Policies Programs
• Policy H-1.1: Inclusionary
Housing
• Policy H-1.6: Emphasis on
Affordable Housing
• Policy H-5.2: Special Needs
Housing
• Policy H-5.8: Incentives for
Special Needs Housing
• Policy H-5.9:
Adaptable/Accessible Units for
People with Disabilities
• Policy H-5.11: Integrated
Services
• Program H-2k: Senior
Home Rehabilitation
• Program H-5c: Multilingual
Housing Information
• Program H-5f: Persons with
Disabilities
• Program H-5g: Reasonable
Accommodation
• Program H-5h: Fair
Housing Program
• Program H-5y: Units for
Special Needs
Contributing
Factor Priority Policies and Implementing Programs
Policy H-5.3: Housing Accessibility
Policy H-5.11: Integrated Services
15.b
Packet Pg. 791
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.IV-40
Formatted Table
PERSONS WITH DISABILITIES AND
DEVELOPMENTAL DISABILITIES
The following policies and programs will address the housing needs of people with disabilities in Campbell:
Table IV-17: People with Disabilities Policies and Programs Policies Programs
• Policy H-1.1: Inclusionary
Housing
• Policy H-1.6: Emphasis on
Affordable Housing
• Policy H-5.1: Renter
Protections
• Policy H-5.2: Special Needs
Housing
• Policy H-5.8: Incentives for
Special Needs Housing
• Policy H-5.9:
Adaptable/Accessible Units for
People with Disabilities
• Program H-5c: Multilingual
Housing Information
• Program H-5f: Persons with
Disabilities
• Program H-5g: Reasonable
Accommodation
• Program H-5h: Fair
Housing Program
• Program H-5m:
Coordination with
Affordable Housing
Providers
• Program H-5p: Housing
Proposal Selection Process
• Program H-5v: Community
Outreach for Implementing
Housing Element Programs
• Program H-5y: Units for
Special Needs
15.b
Packet Pg. 792
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-41 CAMPBELL GENERAL PLAN | HOUSING
LARGE HOUSEHOLDS
The following policies and programs will address the housing needs of large families in Campbell by incentivizing the development of housing types that meet the needs of large families and ensuring that this population is aware of available housing services:
Table IV-18: Large Families Policies and Programs
Policies Programs
• Policy H-1.1: Inclusionary
Housing
• Policy H-1.6: Emphasis on
Affordable Housing
• Policy H-5.1: Renter
Protections
• Policy H-5.2: Special Needs
Housing
• Policy H-5.8: Incentives for
Special Needs Housing
• Program H-1a: Inclusionary
Housing Ordinance
Implementation
• Program H-5c: Multilingual
Housing Information
• Program H-5h: Fair Housing
Program
• Program H-5y: Units for
Special Needs
15.b
Packet Pg. 793
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.IV-42
Formatted Table
FEMALE-HEADED HOUSEHOLDS
The following policies and programs will address the housing needs of female-headed households in Campbell:
Table IV-19: Female-Headed Households Policies and Programs Policies Programs
• Policy H-1.1: Inclusionary
Housing
• Policy H-1.6: Emphasis on
Affordable Housing
• Policy H-5.1: Renter
Protections
• Policy H-5.2: Special Needs
Housing
• Policy H-5.8: Incentives for
Special Needs Housing
• Program H-5c: Multilingual
Housing Information
• Program H-5d: Shared
Housing Program
• Program H-5h: Fair Housing
Program
• Program H-5y: Units for
Special Needs
15.b
Packet Pg. 794
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-43 CAMPBELL GENERAL PLAN | HOUSING
PEOPLE EXPERIENCING HOMELESSNESS
The following policies and programs will address the housing needs of people experiencing homelessness in Campbell:
Table IV-20: People Experiencing Homelessness Policies and Programs Policies Programs
• Policy H-5.2: Special Needs
Housing
• Policy H-5.8: Incentives for
Special Needs Housing
• Policy H-5.10: Address
Homelessness
• Policy H-5.11: Integrated
Services
• Program H-1a: Inclusionary
Housing Ordinance
Implementation
• Program H-5c: Multilingual
Housing Information
• Program H-5e: Homeless
Assistance/Shelter Provisions
• Program H-5f: Persons with
Disabilities
• Program H-5h: Fair Housing
Program
• Program H-5r: Low Barrier
Navigation Centers
• Program H-5y: Units for
Special Needs
FARMWORKERS
Although there are no farmworkers in Campbell, the City will coordinate with regional partners to address regional housing issues to meet the needs of farmworkers. Santa Clara County is taking the lead on developing a “Bay Area Regional Agricultural Plan”. Launching in 2022, the Plan will undertake the following ini tiatives: explore regional strategies for the conservation of agricultural land (joint powers authority, financing mechanisms, land trust) , thus reducing the greenhouse gas emissions associated with urbanization; help local governments plan land -use strategies to protect agricultural land that might otherwise be developed”; and explore farmworker housing including programs, policies, and legislation. Additionally, future farmworkers will benefit from varied housing types, such as affordable multifamily developments and SROs.
15.b
Packet Pg. 795
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
CAMPBELL GENERAL PLAN | HOUSING H.IV-44
Formatted Table
Table IV-21: Farmworkers Policies and Programs
Policies Programs
• Policy H-1.1: Inclusionary
Housing
• Policy H-1.6: Emphasis
on Affordable Housing
• Policy H-5.1: Renter
Protections
• Policy H-5.2: Special
Needs Housing
• Policy H-5.8: Incentives for
Special Needs Housing
• Program H-5h: Fair Housing
Program
• Program H-5y: Units for
Special Needs
VETERANS
The following policies and programs will address the housing needs of veterans in Campbell.
Table IV-22: Veterans Policies and Programs
Policies Programs
• Policy H-1.1: Inclusionary
Housing
• Policy H-1.6: Emphasis
on Affordable Housing
• Policy H-5.1: Renter
Protections
• Policy H-5.2: Special
Needs Housing
• Policy H-5.8: Incentives
for Special Needs
Housing
• Policy H-5.11: Integrated
Services
• Policy H-5.13: Veterans
Housing
• Program H-5g: Reasonable
Accommodation
• Program H-5h: Fair Housing
Program
• Program H-5y: Units for
Special Needs
• Program H-5x: Veterans'
Needs
Formatted: Font: 11 pt
Formatted: No bullets or numbering
Formatted: Font: 11 pt
Formatted: No bullets or numbering
15.b
Packet Pg. 796
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-45 CAMPBELL GENERAL PLAN | HOUSING
Goals, Policies and Programs Table
Table IV-23 includes Campbell’s 6th Cycle Housing Element Goals, Policies and Programs.
15.b
Packet Pg. 797
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for Housing)
H.IV-46 CAMPBELL GENERAL PLAN | HOUSING
Table IV-23: Housing Element Goals, Policies and Programs
Goal/Policy/Program
Implementing
Action Target Responsible
Party Funding Timeframe
Goal 1: Improve Housing Affordability in Campbell – Encourage the Production of Affordable Housing Policies:
Policy H -1.1: Inclusionary Housing: Ensure that new residential development in Campbell integrates units affordable to very low-, low-, and moderate-income households, or contributes funds to support the development of affordable housing.
Policy H-1.2: Residential Sites: Assist developers in identifying sites suitable for residential and mixed -use development and facilitate development through the provision of financial and regulatory incentives, as appropriate.
Policy H -1.3: Mixed-Use Development : Promote mixed -use development where housing is located near jobs, services, shopping, schools, and public transportation.
Policy H-1.4: Planned for Densities: All housing opportunity sites shall achieve 75 percent of the maximum General Plan Land Use density.
Policy H-1.5: Accessory Dwelling Units (ADUs): Provide for the infill of modestly priced rental housing by encouraging accessory dwelling units in residential neighborhoods.
Policy H -1.6: Emphasis on Affordable Housing: Support the development of additional affordable housing by non-profit and for-profit developers through financial assistance and/or regulatory incentives.
Policy H-1.7: Workforce Housing: Incentivize workforce housing that is affordable to middle -income households that are making 80 to 120 percent of area median income.
Policy H -1.8: Housing Types: Support a range of housing types, densities, and affordability levels distributed throughout the City.
15.b
Packet Pg. 798
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-47 CAMPBELL GENERAL PLAN | HOUSING
Programs:
Program H -1a: Inclusionary Housing Ordinance Implementation:
Amend the Inclusionary Housing Ordinance to offer developers a menu of options for achieving affordability, adjusting the percentage of units required to be affordable depending on the degree of affordability achieved (i.e., moderate-, low-, very low-, and extremely low-income).
These amendments could also include:
• Initiating a nexus study to reevaluate increasing the affordable housing in-lieu fee.
• Updating the inclusionary ordinance to require for-sale projects to provide the same allocation of units available to lower - income and very low -income units that is required for rental projects. Modifying the In -Lieu Fee threshold to apply only to developments of 5 -9 units. Housing developments of 10 or more units w ould not be allowed to substitute affordable units with in-lieu fees.
The City shall
update inclusionary
housing ordinance
to allow for
development
flexibility for
affordable housing.
City staff will
conduct workshops
to obtain comments
and suggestions for
this revision to the
inclusionary
ordinance.
_Conduct
workshops to
obtain comments
and suggestions
for revision
_City shall prepare
a nexus study
_Update
Inclusionary
Housing
Ordinance for
adoption by the
State
_Modify In-Lieu
Fee Ordinance
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
Nexus study to
be completed
by end of
December
2023.
Consequent
amendments to
the affordable
housing in-lieu
fee to be
adopted by
June 2024.
Program H -1b: Commercial Linkage Fee: Establish an affordable housing impact fee that will apply to non-residential development.
Amend the
Municipal Code to
include a
commercial linkage
fee. A nexus study
will be required to
determine the fee
schedule.
_Conduct nexus
study
_Amend municipal
code to include
linkage fee (if
appropriate)
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
Complete nexus
study by end of
December 2023
Program H-1c: Affordable Housing Overlay Zone (AHOZ): Establish an Affordable Housing O verlay Zone to incentivize the development of housing meeting priorities. Incentives may include:
• Allowing an increase in density over that otherwise allowed under State Density Bonus Law.
• Allowing a reduction in parking standards consistent with those provided under State Density Bonus Law
• Providing for Ministerial Review.
Establish new
AHOZ in Zoning
Ordinance
_Establish new
AHOZ in Zoning
Ordinance
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
By end of
January 2024
15.b
Packet Pg. 799
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-48 CAMPBELL GENERAL PLAN | HOUSING
• Providing for building, planning, and/or impact fee reductions or waivers.
• Providing for City funding support of frontage improvements.
Program H -1d: Maximum Average Unit Size: Establish an average maximum unit size of 1,250 square feet for projects with a density over 45 dwelling units per acre. This limit could also consider a cap on the total number of bedrooms allowed in the project, in order to promote a range of unit sizes in units that are affordable by design.
Modify Zoning
Ordinance to
include maximum
unit size/FAR for
buildings over a
certain density or
height.
_Modify Zoning
Ordinance
concurrent with
adoption of
Objective
Standards
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
Adopt by June
2023
Program H-1e: Pre-Approved ADU Plans: Collaborate with countywide efforts to develop pre -approved ADU plans su itable for Campbell, including designs that are ADA accessible.
Publish pre-
approved ADU
plans including
plans that are ADA-
compliant, which
shall be posted on
the City’s website.
_Publish pre-
approved ADU
plans, including
designs that
address ADA and
senior housing
needs
_Post plans on
City website
_Use at least
three of the
following channels
to distribute
information: social
media campaign,
website, local
press, Council
announcements,
utility mailers
Housing
Division, Santa
Clara County
Housing
Collaborative
Community
Development
Budget
By end of
December 2026
Program H-1f: Objective Design Standards: Adopt residential objective design standards, which will be applied to all residential and residential mixed-use projects that are eligible for ministerial review.
Establish objective
design standards.
_Publish Objective
Design Standards
_Modify municipal
code as necessary
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
Adopt by June
2023
15.b
Packet Pg. 800
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-49 CAMPBELL GENERAL PLAN | HOUSING
Program H-1g: SB 10 Ordinance: Adopt a SB 10 Ordinance that would establish an overlay zone where SB 10 could be implemented on smaller residential lots throughout the City, particularly close to transit stations. Parcels within the overlay zone would be permitted to develop up to 10 units per parcel. This ordinance would include standards to determine the maximum number of units per lot when meeting specific locational requirements and objective design standards within the overlay zone.
Encourage
increased housing
production on
smaller residential
lots within the
overlay zone.
_Establish SB 10
Ordinance
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
By end of
December 2024
Program H -1h: Periodic Ordinance Amendments: Update the Municipal Code as needed to comply with changes to State Law and local conditions/needs.
Initiate and
complete the
amendment
process to comply
with the new
requirements within
12 months of being
notified of the
requirement.
_Amend municipal
code as
necessary, with 12
months of being
notified of the
requirement.
Housing Division
Community
Development
Budget
By end of the
planning period
(2031)
Program H -1i: Housing Opportunity Site Inventory: As part of the update to the Housing Element, a parcel-specific analysis of vacant and underutilized sites was conducted to identify Opportunity Sites for development within the 2023 -2031 planning period. In order to specifically encourage and facilitate development on these Opportunity Sites, Campbell will undertake the following actions:
• Conduct annual outreach to developers
• Publish the City’s Housing Opportunity Sites on website • Inform potential developers of Housing Opportunity Sites • Update the list of potential/remaining Housing Opportunity Sites on an annual basis in conjunction with the Annual Progress Report • Housing Opportunity Site Developer Support: Support potential developers of Housing Opportunity Sites by:
o Providing technical assistance to property owners and developers, including assessor parcel data and information on density and design incentives
Publish and
distribute to market
rate and affordable
housing developers
the site inventory
_Establish Site
Inventory and
make related
modifications to
municipal code
_Publish Site
Inventory on City
website and as
handout
_Send list to local
affordable housing
developers
_Update Site
Inventory on City
website annually
_When developer
expresses interest
in site, follow up
within 30 days
Housing Division
Community
Development
Budget
Annually /
Ongoing
15.b
Packet Pg. 801
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-50 CAMPBELL GENERAL PLAN | HOUSING
o Assisting developers in completing funding applications in support of development, and as appropriate, provide local funds and/or land as leverage if available.
with offers of
assistance
Program H -1j: Mixed-Use Development: The maximization of residential uses in new mixed -use developments will be encouraged through the use of incentives such as reduced parking requirements and allowing shared parking between commercial and residential uses.
The City will ensure that residential development is included in mixed - use projects on Housing Opportunity Sites in order to address the City’s Regional Housing Needs Allocation (RHNA) requirements. Objective Design Standards (Program H -1i) will support this maximiz ation while considering open space, landscaping, and other requirements. The Objective Development Standards will also allow the reside ntial component of mixed -use projects to not count against the allowable FAR.
Modify Zoning
Ordinance to
incentivize
residential
development on
parcels with mixed-
use land use
designations as
part of the
Objective Design
Standards update.
_Modify zoning
ordinance
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
Spring 2023
Program H -1k: Achieve Target Densities: The City will incentivize maximizing the densit ies established in land use regulations by modifying development standards that impinge on density. This could be supported by Objective Development Standards (Program H -1i).
Modify Zoning
Ordinance to
maximize density
per land use
designation as part
of the Objective
Design Standards
update.
_Modify zoning
ordinance
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
Spring 2023
Program H -1l: Strategically Interface with the State Legislature: The City will review and comment on key state housing legislation in an effort to achieve City goals and Regional Housing Needs Allocation.
Contact elected
representatives
about housing
legislation as
appropriate.
_Subcommittee to
meet (including
virtual meetings)
with state
legislature in an
ongoing manner
Housing
Division,
Planning
Commission,
City Attorney,
City Manager’s
Office, City
Council
Community
Development
Budget,
General Fund
Annually /
Ongoing
Program H-1m: Consider the establishment of a program that allows for increases in residential densities for projects that construct micro - units, tiny housing, co -housing, live -work units, and/or other creative housing products that provide for lower-cost housing choices in Modify Zoning
Ordinance to allow
_Modify zoning
ordinance
Housing
Division,
Planning
Community
Development
Budget
Adopt by June
2024
15.b
Packet Pg. 802
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-51 CAMPBELL GENERAL PLAN | HOUSING
Campbell. The program may include a formula to establish Small Efficiency Dwelling Unit (SEDU) equivalents, wherein housing units below a certain size threshold count as partial units towards the overall density allowances established by the General Plan.
for the various
housing types.
Commission,
City Council
Goal 2: Preserve Existing Housing / Affordable Housing Stock Policies:
Policy H-2.1: Property Maintenance: Encourage the maintenance and preservation of the City’s existing housing stock.
Policy H-2.2: Preservation of Affordable Housing: Work with property owners, tenants, and non-profit purchasers to facilitate the preservation of assisted rental housing.
Programs:
Program H-2a: Below-Market Rate Housing Rent Control Ordinance:
Establish a limited Rent Control Ordinance to cap the yearly rent increases to units in the City’s Below Market Rate (BMR) housing unit program to 5% plus the percent change in the Consumer Price Index (CPI) or 10%, whichever is lower.
Pass rent control
ordinance to
establish
protections for units
in the City's Below-
Market Rate (BMR)
housing
_Pass ordinance
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
End of
December 2023
Program H -2b: Preservation of Mobile Home Park Units: Develop General Plan policy to preserve mobile home parks, outright, and to prohibit their conversion.
Develop a General
Plan policy that
preserves mobile
home parks,
outright, and
prohibits their
conversion. Any
rent control
measures can be
achieved by AB
1482 until it
sunsets on January
1, 2030.
_Adopt General
Plan Housing Division
Community
Development
Budget
Concurrent with
Housing
Element
Adoption
15.b
Packet Pg. 803
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-52 CAMPBELL GENERAL PLAN | HOUSING
Program H -2c: Short-Term Vacation Rental Ordinance: Conduct a study on the budget implications of taxing short -term rentals and enforcing a short -term vacation rental ordinance. If determined to be cost effective, pass an ordinance to manage the appropriate levels of short-term vacation rentals in the City.
Study relationship
of short-term
rentals and housing
stock to determine
if enhanced code
enforcement and/or
a permitting
program is
appropriate.
_Publish study
_If appropriate,
pass ordinance for
enhanced
enforcement
and/or short-term
vacation rental
permitting
program.
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
Complete study
by end of
December 2029
Program H-2d: Workforce Housing: Consider adoption of a resolution to authorize Workforce y Housing opportunities within Campbell.
Through this resolution, organizations will be allowed to use tax-exempt bonds to acquire market -rate apartment buildings and convert them to affordable housing projects for workforce housing.
Increase number of
workforce housing
units.
_Present
Resolutions to City
Council for review
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget
By end of
January 2024
Program H-2e: Housing Rehabilitation Loan Program: Work with Santa Clara County and regional non-profits to ensure that Campbell residents have access to countywide housing rehabilitation programs, including continuing to refer eligible households to Rebuildi ng Together Silicon Valley’s home repair program.
The City will
maintain programs
to inform residents
about Countywide
housing programs
available, including
the County’s
Housing
Rehabilitation Loan
Program. This will
include publishing
information on the
City's website,
developing
informational
brochures, and
conducting
outreach at
community events
at least once a
year.
_Publish
information on
website.
_Use at least
three of the
following channels
to distribute
information: social
media campaign,
website, local
press, Council
announcements,
utility mailers
_Conduct one
outreach event a
year.
Housing Division
Community
Development
Budget
Ongoing
15.b
Packet Pg. 804
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-53 CAMPBELL GENERAL PLAN | HOUSING
Program H -2f: Code Enforcement: Continue to administer the Code Enforcement Program to identify housing units in need of rehabilitation and repair, providing referrals to Housing Division. Through this program, connect property owners to rehabilitation assistance programs offered by the County or non-profit partners, if applicable.
Respond to code
complaints and
citations in a
prompt manner
_Conduct regular
code enforcement
trips
_Respond to code
issues within 90
days
_Include as
resource in
citations
information on
program H-1a:
Housing
Rehabilitation
Loan Program
_Include in City's
Community
Restitution Fund
funding for home
repair projects.
Building Division
Community
Development
Budget
Ongoing
Program H-2g: Preservation of Assisted Housing: The City will take the following actions to facilitate long -term preservation of affordable housing units that are at -risk of converting to market -rate:
a. Monitor the at-risk units by continuing to maintain close contact with property owners regarding their long -term plans for their properties. b. Participate in the preservation of at -risk units by providing financial and/or technical assistance (as may be available) to existing property owners and/or other organizations interested in purchasing and maintaining the properties should the owners be interested in selling.
The City will
maintain a log of
contacts with the
owners of the at-
risk properties, and
provide financial (if
available) or other
assistance as
necessary to
maintain the
affordability of
these at risk units.
Conduct outreach
to owners of at-risk
units at least once
a year.
_Maintain log of all
deed-restricted
affordable housing
units and their
time restrictions by
2027
_Reach out to
owners of at-risk
properties
annually, offering
assistance to
maintain
affordability.
_Inform owners of
legal requirements
regarding rent
increases (e.g.,
AB 1482 (2019),
Housing Division
Community
Development
Budget
Yearly
15.b
Packet Pg. 805
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-54 CAMPBELL GENERAL PLAN | HOUSING
AB 1110 (2019),
CMC 6.09.040 -
Rental Notices)
Program H -2h: Monitor Lower Income Household Displacement:
Consider the impacts of new housing development on the existing supply of affordable housing during the development review process.
Monitor housing
affordability by
considering the
impacts of new
housing
development on the
existing supply of
affordable housing
during the
development
review process and
developing
strategies to
address local
displacement
issues as they are
identified.
_In demolition
permits, to gather
information on
affordable units,
provide right of
first refusal and
other rights of
tenants where
applicable as per
SB 8 (2021).
Housing Division
Community
Development
Budget
Ongoing during
the
development
review process
Program H -2i: Tenant Notification: Educate tenants of affordable housing units at risk of converting to market-rate of their rights and other assistance.
Notify tenants at
least one year prior
to potential
conversion to
market-rate
housing. As part of
this notification
process: A) Provide
information
regarding tenant
rights and
conversion
procedures should
an owner decide to
convert their
property to non-
low-income use.
_ Notify tenants at
least one year
prior to potential
conversion to
market-rate
housing.
Notification should
include details on
their rights and
resources
available,
including below.
_ Offer tenants
information
regarding Project
Sentinel, Section 8
rental subsidies,
Housing Division
Community
Development
Budget
Yearly
15.b
Packet Pg. 806
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-55 CAMPBELL GENERAL PLAN | HOUSING
B) Offer tenants
information
regarding Section 8
rental subsidies
and other available
assistance through
City and County
agencies as well as
non-profit
organizations.
and other
available
assistance
through City and
County agencies
as well as non-
profit
organizations.
Program H -2j: Weatherization and Retrofitting: Inform residenti al property owners and renters of funding programs at the state and federal level for weatherization and other retrofitting actions that can save on monthly housing costs. If necessary, provide funding matches to incentivize use of these programs.
Conduct internal
study of existing
weatherization and
retrofitting
programs and how
matching funds
might be
implemented.
Publicize programs
once study is
complete.
_Conduct study
_Publicize
weatherization /
retrofitting on at
least three of the
following
channels: social
media campaign,
website, local
press, Council
announcements,
utility mailers
Housing
Division,
Planning
Commission,
City Council
Community
Development
Budget,
General Fund
Study complete
by end of
December 2028
Program H-2k: Senior Home Rehabilitation: Establish a fund to support the repair and upkeep for homes owned or rented by seniors. This could be done as part of the Home Loan Rehabilitation Program. Outreach could be initiated through the Campbell Adult Center.
Identify funding
sources and
develop outreach
methods for senior
home rehabilitation
program.
_Establish fund,
potentially through
Code Enforcement
Community
Restitution Fund
_Publish fund
information on
website
_Use at least
three of the
following channels
to distribute
information: social
media campaign,
Housing Division
Community
Restitution
Fund
By end of
December 2025
15.b
Packet Pg. 807
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-56 CAMPBELL GENERAL PLAN | HOUSING
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 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 Formatted: Font: 11 pt
Formatted: Position: Horizontal: -0.32", Relative to:
Column, Vertical: 0", Relative to: Paragraph, Horizontal:
0.13", Wrap Around
15.b
Packet Pg. 808
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-57 CAMPBELL GENERAL PLAN | HOUSING
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: Reduce Parking Standards. Consider updating Update the Municipal Code to allow the 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
_Hire Housing
Program Manager
Housing Division
Community
Development
Budget
Acquire funding
sources by the
start of 2024;
Hire a Housing
Program
Manager by
mid-2024
Formatted: Space Before: 0 pt, After: 0 pt
Formatted: Font color: Auto
Formatted: Font color: Auto
Formatted: Font color: Auto
Formatted: Font color: Auto
Formatted: Font: Calibri, Font color: Auto
Formatted: Space Before: 0 pt, After: 0 pt, No bullets or numbering, Tab stops: Not at 0.25"
Formatted: Font color: Auto
Formatted: Font: Not Bold
Formatted: Font: 11 pt, Not Bold
15.b
Packet Pg. 809
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-58 CAMPBELL GENERAL PLAN | HOUSING
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
_Evaluate
potential below-
market rate
housing
Housing Division General Fund
Annual
evaluation of
potential below-
market rate
housing
15.b
Packet Pg. 810
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-59 CAMPBELL GENERAL PLAN | HOUSING
portal for below-
market rate
housing units
administered at a
state, county, or
regional scale.
application portals
for viability
_If a viable below-
market rate
housing
application portal
is in development,
contribute funding
to support it
application
portals, funding
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
_Include
sustainable
building design
standards in
Housing
Division,
Planning
Community
Development
Budget
By end of
December 2023
15.b
Packet Pg. 811
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-60 CAMPBELL GENERAL PLAN | HOUSING
ensure sustainable
building design
Objective Design
Standards
Commission,
City Council
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
15.b
Packet Pg. 812
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-61 CAMPBELL GENERAL PLAN | HOUSING
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
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.
15.b
Packet Pg. 813
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-62 CAMPBELL GENERAL PLAN | HOUSING
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 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
15.b
Packet Pg. 814
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-63 CAMPBELL GENERAL PLAN | HOUSING
Experiencing Homelessness, Large Families and Female -Headed Households, and Farmworkers).
15.b
Packet Pg. 815
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-64 CAMPBELL GENERAL PLAN | HOUSING
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
_Conduct internal
Equity Trainings
every two years
City Manager's
Office, Human
Resources
General Fund
By end of
December
2028, then
every 2 years
15.b
Packet Pg. 816
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-65 CAMPBELL GENERAL PLAN | HOUSING
injustices have
affected society
today in order to
increase education
and awareness
about the future of
the City. Invite local
non-profit
organizations to
host workshops
and discussions on
the topics of
housing equity,
diversity, and
inclusion.
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
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)
Housing Division
Community
Development
Budget
Website shall
be updated by
June 2024 and
updated
annually
thereafter.
15.b
Packet Pg. 817
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-66 CAMPBELL GENERAL PLAN | HOUSING
J. Special needs housing programs and services
The city shall also conduct a rental survey that includes changes to tenancies, change in rents, etc.
_Conduct one
outreach event a
year.
_Work with
community
organizations to
identify what City
documents and
outreach avenues
should be
translated, and
translate as
appropriate
Program H -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
_Publish list of
homelessness
services on
website
_Use at least
three of the
following channels
to distribute
information: social
Housing
Division, Police
Department
Community
Development
Budget
Ongoing
Formatted: Font: Not Bold, Not Italic, Not Highlight
15.b
Packet Pg. 818
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-67 CAMPBELL GENERAL PLAN | HOUSING
unhoused
population.
media campaign,
website, local
press, Council
announcements,
utility mailers
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:
• Work with agenc ies 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.
Refer individuals to
housing and
services for
disabled persons.
_Publish list of
agencies and
organizations on
website
_Use at least
three of the
following channels
to distribute
information: social
media campaign,
website, local
press, Council
announcements,
utility mailers
Housing Division
Community
Development
Budget
Update the
City’s website
with resources
for people with
disabilities on a
yearly basis
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
_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
15.b
Packet Pg. 819
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-68 CAMPBELL GENERAL PLAN | HOUSING
on this annual
evaluation.
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
announcements,
utility mailers
Housing
Division, City
Council
Business
License Fees Yearly
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
Housing
Division, Finance
Department
Community
Development
Budget,
Finance
Department
Budget
Yearly
15.b
Packet Pg. 820
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-69 CAMPBELL GENERAL PLAN | HOUSING
rights and
responsibilities
and fair housing
services upon new
application and
through City's
business licensing
renewal process
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
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 Provide direct links
to relevant
agencies that
provide foreclosure
_Publish list of
foreclosure
intervention
Housing Division
Community
Development
Budget
Website shall
be updated by
the end of
December 2023
15.b
Packet Pg. 821
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-70 CAMPBELL GENERAL PLAN | HOUSING
Sentinel to provide residents with the education and resources to help reduce foreclosures.
intervention
services on the
City’s website.
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
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.
_By end of 2024,
prioritize City's list
of below-market-
rate units for
developmentally
disabled
individuals.
Housing Division
Community
Development
Budget
Yearly
Program H-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
_Approve plans
for 45 new
extremely low-
income housing
Housing
Division,
Planning
Commission,
City Council
In-Lieu Fees
and Linkage
Fees
By end of
December 2031
15.b
Packet Pg. 822
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-71 CAMPBELL GENERAL PLAN | HOUSING
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.
units by end of
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 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.
The City shall
develop RFP
requirements that
support housing for
people at low
income levels with
special needs.
_Develop RFP
scoring
requirement
process
_Use RFP
process on new
housing
developments that
meet criteria
Housing Division
Community
Development
Budget
By end of
December 2025
Program H-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
15.b
Packet Pg. 823
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-72 CAMPBELL GENERAL PLAN | HOUSING
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
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
Housing Division
Community
Development
Budget
Survey should
be complete by
end of
December
2026. Study by
end of July
2028.
15.b
Packet Pg. 824
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-73 CAMPBELL GENERAL PLAN | HOUSING
_Make
modifications to
municipal code as
appropriate
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 Spanish and English and available online as well as at community events.
Publish "Know Your
Rights" fliers that
inform tenants of
their rights and
local service
providers.
_Develop and
publish flyer.
_Distribute fliers
online and at
community events
Housing Division
Community
Development
Budget
By end of 2023,
and updated
years
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
15.b
Packet Pg. 825
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for
H.IV-74 CAMPBELL GENERAL PLAN | HOUSING
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
15.b
Packet Pg. 826
Attachment: Redlined Public Review Draft (Review Proposed Modifications to Campbell's Plan for 1 Stephen Rose
From: Heidi Frederick <[email protected]>
Sent: Saturday, June 11, 2022 4:19 PM
To: Stephen Rose; [email protected]
Subject: Feedback on the Public Review Draft of the 2023-2031 Housing Element Hello,
I have lived at 195 West Rincon, Apt A
since 1994. The property was purchased around 2012 by Stoa International. They told me I had about a year before they would redevelop. I have been asking every year what is going on and keep being told, one more year. I love
Campbell and keep hanging on but it’s hard to live under threat of losing my home. This week their reply was a year and a half. I browsed through this report and don’t see 175/195 (the property they own) on the any lists.
Is there any way to know for sure what is happening with our property. Many of us have lived here from 15‐35 years.
I’m all for affordable housing but being under threat of eviction for 10 years is a lot.
Likely I won’t be able to afford Campbell when that day comes.
Also, I’d love
to know what will be done for tenants who will be evicted?
Respectfully,
Heidi
Campbell Resident since 1992
Sent from AT&T Yahoo Mail for iPhone
15.c
Packet Pg. 827
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) 1 Stephen Rose
From: Joseph Gemignani
Sent: Friday, June 10, 2022 7:05 PM
To: Stephen Rose
Subject: Feedback on the Public Review Draft of the 2023-2031 Housing Element I’d like the city to consider redeveloping some of the older industrial / commercial properties as they become available into multi‐story housing. As more workers work remotely there should be some excess sites available. Instead of this cycle of growth in jobs creating more need for housing we should look at ways to avoid crea ting more jobs until the jobs / housing imbalance improves.
Joseph (amateur weatherman)
15.c
Packet Pg. 828
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) 1 Stephen Rose
From: Joseph Gemignani
Sent: Saturday, June 11, 2022 5:36 PM
To: Stephen Rose
Subject: Feedback on the Public Review Draft of the 2023-2031 Housing Element
I’m worried about comments on page 263. Projects might get architectural design requirements exceptions. That will certainly be exploited so that costs can be reduced. I would not put that wording in the final draft. We will end up getting cookie cutter buildings the likes of which are going up all over the Bay Are a.
The city worked hard on the Winchester master plan and it’s paying off on nice recent additions. Also, much time, thought and money went into the East Campbell avenue area. We don’t want that to go to waste with ugly, thoughtless buildings that lack local character and traditions.
Thanks, Jose
ph
15.c
Packet Pg. 829
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) 1 Stephen Rose
From: Alison Cingolani <[email protected]> Sent: Tuesday, June 14, 2022 4:54 PM
To: Stephen Rose
Cc: Christabel Soria Mendoza
Subject: RE: Campbell's Plan for Housing | Public Review Draft Now Available! Hi Stephen,
Thanks for reaching out! Our housing element team will be reviewing the draft, and are happy to share feedback with you.
Warm regards,
Alison Cingolani
Policy & Research Senior Associate|SV@Home
408.785.0531 I [email protected]
Silicon Valley Is Home. Join our Houser Movement. Become a member! 350 W Julian St. #5, San José, CA 95110
Website Facebook LinkedIn Twitter
From: Stephen Rose <[email protected]>
Sent: Monday, June 13, 2022 2:51 PM
To: Alison Cingolani <[email protected]>
Cc: Christabel Soria Mendoza <csoriamendoza@m‐group.us> Subject: Campbell's Plan for Housing | Public Review Draft Now Available!
Hi Alison,
The City of Campbell is pleased to announce the release of the Public Review Draft of our Plan for Housing (2023‐2031
Housing Element Update). We would greatly appreciate any input or feedback that SV@Home has to offer.
A link to our email campaign materials may be found as follows:
https://mailchi.mp/aa4ef819e774/campbells‐plan‐for‐housing‐9079650
I also placed this in your ‘contact us’ box on your website.
Best regards,
15.c
Packet Pg. 830
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) 2 Stephen Rose
Senior Planner, Housing Coordinator
City of Campbell | Community Development Department
(408) 866-2142 (call or text)
Book an Appointment with a Planner here.
Apply for Planning and Building Permits here.
15.c
Packet Pg. 831
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) 1 Stephen Rose
From: Emily Ramos <[email protected]>
Sent: Tuesday, June 21, 2022 6:55 PM
To: Paul Resnikoff; Anne Bybee; Liz Gibbons; Susan M. Landry; Sergio Lopez; Stephen Rose Cc: Mathew Reed
Subject: Housing Element – Anti-displacement policies to Affirmatively Further Fair Housing Attachments: SVH Letter RE - Housing Element Anti-Displacement AFFH [6-21-2022].pdf Dear Mayor Resnikoff, Vice Mayor Bybee, and Councilmembers Gibbons, Landry, and Lopez:
On behalf of SV@Home, please see the attached letter about anti‐displacement policies to affirmatively further fair housing in the housing element.
Kind regards,
Emily Ann Ramos
Preservation and Protection Associate, SV@Home
650.468.0493 I [email protected]
350 W Julian St. #5, San José, CA 95110
Website Facebook LinkedIn Twitter Become a Member
15.c
Packet Pg. 832
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing)
350 W. Julian Street, Building 5, San José, CA 95110
408.780.8411 • www.svathome.org • [email protected]
June 21, 2022
Submitted via email
Mayor Resnikoff and Councilmembers
City of Campbell
70 N. First St.
Campbell, CA 95008
Dear Mayor Resnikoff, Vice Mayor Bybee, and Councilmembers Gibbons, Landry, and Lopez:
RE: Housing Element – Anti-displacement policies to Affirmatively Further Fair Housing
For much of the Housing Element Update process, the focus has been on the scale of the Regional Housing Needs Allocation (RHNA) and the planning process of identifying potential housing opportunity sites to meet these requirements. What we have observed through this process is that there is relatively less understanding and attention to the broader Housing Element requirements under Affirmatively Further Fair Housing (AFFH).
Through state law, AFFH not only requires that the city plan and implement policies that give low-income families the opportunity to live in high resource and affluent areas, but also to adopt policies that address disproportionate housing needs, including displacement risks, of protected classes. In every jurisdiction in the County lower-income renters - disproportionately working families of color, and people on fixed incomes including seniors and people with disabilities - struggle with housing instability due to extreme rent burden and/or overcrowding. In nearly all jurisdictions the impact of displacement can be tracked through changing demographics over time.
The California Department of Housing and Community Development (HCD) issued guidelines and examples of policies to Affirmatively Further Fair Housing . We know that
many jurisdictions throughout the County have been looking at policy options to respond to these requirements. Over the last 36 months the City of Palo Alto, in partnership with SV@Home, explored and adopted a number of creative policies designed to protect renters and stabilize families and communities. While the research and policy making process in Palo Alto was pretty extensive, we believe that the Assessment of Fair Housing, and the targeted outreach through the needs assessment, and program/policy development process, likely provide evidence that tenant protections policies are needed, where few policies existed before.
When the policy process began in Palo Alto, the City already had a right to a one-year lease and voluntary landlord/tenant mediation programs. These programs were valuable in some cases, but research and community engagement found that their reach was very limited and the effective enforcement was difficult to assess. However, a number of policies that alone address only a small piece of the need, were actually determined to be complimentary, and together were more likely to have real impact.
Board of Directors
Kevin Zwick, Chair
United Way Bay Area
Gina Dalma, Vice Chair
Silicon Valley Community
Foundation
Candice Gonzalez, Secretary
Sand Hill Property Company
Andrea Osgood, Treasurer
Eden Housing
Shiloh Ballard
Silicon Valley Bicycle Coalition
Bob Brownstein
Working Partnerships USA
Amie Fishman
Non-Profit Housing
Association of Northern CA
Ron Gonzales
Hispanic Foundation
of Silicon Valley
Javier Gonzalez
Google
Poncho Guevara
Sacred Heart Community
Service
Janice Jensen
Habitat for Humanity
East Bay/Silicon Valley
Janikke Klem
Jan LIndenthal
MidPen Housing
Jennifer Loving
Destination: Home
Mary Murtagh
EAH Housing
Chris Neale
The Core Companies
Kelly Snider
Kelly Snider Consulting
Jennifer Van Every
The Van Every Group
STAFF
Leslye Corsiglia
Executive Director
15.c
Packet Pg. 833
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) June 21, 2022
RE: Housing Element – Anti-displacement policies to Affirmatively Further Fair Housing
350 W. Julian Street, Building 5, San José, CA 95110
408.780.8411 • www.svathome.org • [email protected] Based on the work in Palo Alto, and a number of other cities, below are a number of policies that the City of Campbell Hill should consider, or build upon, to further the community’s anti-displacement goals by addressing housing instability.
1) Rental Survey Program
Rental survey systems collect basic information on rental housing – changes to tenancies, changes to rents - to empower cities to better understand the challenges faced by renters, and the effectiveness of state and local renter protections.
2) Tenant Relocation Assistance
When tenants are displaced due to redevelopment of an existing rental property, or the conversion of that property to another use, this policy would require the property owner to provide assistance to the tenant to help them relocate to another home.
3) Eviction Reduction Program
This expands on existing state law (AB 1482: The Tenant Protection Act of 2019), which limits the reasons a landlord can evict a tenant, to additional types of rental properties otherwise not covered by the state. Local jurisdictions can determine which loopholes they would like to close. Currently, state law exempts:
a) Single family homes not owned by a corporation
b) Rental property built within the past 15 years, including accessory dwelling units. c) Any duplex where the owner occupied the unit before the other unit’s tenancy and continues to occupy the unit.
d) Housing restricted by a deed, regulatory restrictions, or other recorded document limiting the affordability to low or moderate income households.
e) Mobile homes.
f) Rental property subject to local ordinances that restrict rent increases to less than 5% plus CPI. g) Single family homes where the owner occupies and rents at least 2 bedrooms or units (ADUs and JADUs). h) Owner occupied rental properties where the tenant shares bathroom or kitchen facilities with the owner. i) Hotels
j) Rental property provided by non-profit hospitals, organizations such as churches, extended care for the elderly, adult care facilities etc.
4) Anti Rent-Gouging Policy
This policy also expands on existing state law (AB 1482: The Tenant Protection Act of 2019), which limits annual rent increases to 5% plus the Consumer Price Index (CPI), by including additional units exempted by state law.
Each city can determine which loopholes they would like to close. They can also adopt lower thresholds for maximum increases like San Jose (5%) and Mountain View (CPI). Currently, state law exempts:
a) Single Family homes not owned by a corporation
b) Rental property built within the past 15 years, including accessory dwelling units. c) Any duplex where the owner occupied the unit before the other unit’s tenancy and continues to occupy the unit.
d) Housing restricted by a deed, regulatory restrictions, or other recorded document limiting the affordability to low or moderate income households.
e) Mobile homes.
f) Hotels
15.c
Packet Pg. 834
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) June 21, 2022
RE: Housing Element – Anti-displacement policies to Affirmatively Further Fair Housing
350 W. Julian Street, Building 5, San José, CA 95110
408.780.8411 • www.svathome.org • [email protected] 5) Security Deposit Limit
This policy would limit the amount that can be charged for security deposits to 1.5 times the monthly rent, and help reduce the financial obstacles to entry for low-income households.
6) Fair Chance Ordinance
This ordinance would limit landlords' ability to ask applicants about their history of interaction with the criminal justice system, which disproportionately impacts Black and brown households. The policy would not make it illegal for landlords to run background checks on tenants, but would make it illegal to include these questions on the initial rental application.
7) Right to Counsel
This program would provide tenants with legal assistance in eviction cases. Tenants experiencing housing instability will be better able to enjoy the rights they have, feel more empowered to exercise those rights, and be more likely to stay housed more often.
8) Tenant/Community Opportunity to Purchase (TOPA/COPA) The local jurisdiction could provide tenants and/or community-based organizations notice of intended sale of rented property, and provide a specific time period during which the tenants and/or organization have the opportunity to purchase the property. Tenants at risk of being displaced through the sale of a building would be provided with another option to potentially stay in their home. A version of this policy is actively being explored and studied in the City of San Jose.
9) Proactive Rental Inspection
This establishes a program for code enforcement officers to routinely inspect the rental housing inventory.
Through these programs tenants are more likely to be protected from living in substandard housing, and local jurisdictions may catch habitability issues before they become so large that they require “red tag” evictions.
10) Tenant Resource Center
As a response to the pandemic, the cities of San Jose and Mountain View created Eviction Help Centers where tenants and landlords could receive information on local laws, assistance to apply for rent relief and legal aid.
These cities are now looking at making the centers a permanent tenant/housing resource center post-pandemic.
11) City-wide Affordable Rent Portals
A portal for submitting a common application for affordable housing would save the tremendous amount of time and energy it currently takes to submit the same information on separate applications for each affordable property. A clearinghouse of affordable housing opportunities would also allow the city or county to affirmatively market to vulnerable and hard to reach populations. Current examples of these portals include San Jose Doorways
and Dalia in San Francisco.
12) Increase Multi-lingual engagement with city services and housing opportunities Language barriers can keep many communities from accessing the housing opportunities and services they need.
Taking steps to increase the city’s capacity to engage under multiple languages can improve those outcomes.
13) Net-loss policy
SB 330 (The Housing Crisis Act of 2019) requires that protected units are replaced one-for-one in cases of the redevelopment of a rental property. These provisions are currently mandated by state law, but local jurisdictions
15.c
Packet Pg. 835
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) June 21, 2022
RE: Housing Element – Anti-displacement policies to Affirmatively Further Fair Housing
350 W. Julian Street, Building 5, San José, CA 95110
408.780.8411 • www.svathome.org • [email protected] can adopt permanent no-net-loss ordinances. This policy would protect critical sources of housing affordable to lower-income families, and incentivize higher-density infill redevelopment when paired with land use policies to support the feasibility of this redevelopment.
These policies have been developed with consideration of some of the major barriers to housing stability, and causes of displacement, which have been identified through an extensive research and engagement process in Palo Alto, and a few other jurisdictions in the county. Through the housing element, these anti-displacement policies should be considered a comprehensive package of responses to address the complexity of the challenges faced by renters in Campbell. For further information and if you have any questions, please feel free to reach out to our Preservation and Protection Associate, Emily Ann Ramos at [email protected] .
Thank you for considering anti-displacement and tenant protections solutions to affirmatively further fair housing.
Sincerely,
Mathew Reed
Policy Director
15.c
Packet Pg. 836
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) 1 Stephen Rose
From: Nancy Tepperman
Sent: Wednesday, June 29, 2022 8:33 AM
To: Stephen Rose
Subject: Feedback on the Public Review Draft of the 2023-2031 Housing Element What a huge and impressive project.
Here are a few reflections. No response needed, just wanted to put them out there in case it is helpful.
Wonder why we lost this:
Because of the loss of Redevelopment Agency (RDA) funding in 2012, the City of Campbell no longer administers the federal Com munity 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 implemented many of the City’s housing programs
P. 44 what is the difference between no valid issue and no valid basis (for complaints)?
Typos notice
d 74 didn’t, 75 median (maybe copy/pasted from their report so can’t be corrected)
P. 87. Not sure what it means, “the slower growth of adults” Although more Campbell adults with developmental disabilities have been able to transition out of their family’s home than in th e County overall, the slower growth of
adults in Campbell compared to the County seems to indicate that there are greater barriers to adults and their families living i
Female‐headed households….maybe next go‐round (2030?) consider changing that to single parent households?
101 typo In recent years, fai
r housing concerns have been raised to due to the lack
102 misplaced comma: groups including, people with disabilities and seniors,
106: (H‐11‐90)whether they my place
110. (Why?) NOCA….As part of the Envision Campbell General Plan update, which is anticipated to be adopted with the Housing Element, this area plan has bee
n identified for removal. Same for SOCA ‐ why is this plan identified for removal
Why is SW Campbell being left untouched
121 address this constraint by reducing parking requirements in for affordable
I haven’t finished….hope I can!
*******
Skipped to page 181 because I want to get to th
e meat of the issue and review it!
15.c
Packet Pg. 837
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) 2 Sent from Yahoo for iPad
15.c
Packet Pg. 838
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) 1 Stephen Rose
From: Elliot Scozzola
Sent: Wednesday, June 29, 2022 12:11 PM
To: Stephen Rose
Subject: Feedback on the Public Review Draft of the 2023-2031 Housing Element Hi there!
I believe that the majority of new housing should be built around the Hamilton 880 corridor near the lightrail station. Since there already are many tall buildings around there, I believe that it would not greatly affect the small town neighborhood feel that is the majority of our community. This would also maximiz e units with a minimal footprint, and really help to preserve already established neighborhoods that don't want an increase in traffic on their streets, nor shadows of tall buildings over their homes. A high rise with below ground parking for residents at the former sight of Elephant Bar, as well as the former Fry's Elect ronics building, and several other locations around there may be perfect for such projects. I'd also suggest that our tallest building located at the Pruneyard be converted from office space to housing, or at least a significant proportion of them. I myself would love to have a view from tha t building and easy walkable access to the lightrail and many shops and restaurants available at the Pruneyard and downtown.
‐Elliot Scozzola
Sent from Outlook
15.c
Packet Pg. 839
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) 1 Stephen Rose
From: Kathy Betts <[email protected]>
Sent: Friday, July 1, 2022 7:22 AM
To: Stephen Rose; Planning Division
Cc: Priscilla Haynes; Lisa Flohr
Subject: Feedback/Comments on the Draft 2023-2031 Housing Element - City of Campbell Dear Stephen,
Re: Feedback on the Public Review Draft of the 2023‐2031 Housing Element
Thank you for the opportunity to review the draft 2023‐2031 Housing Element for the City of Campbell. We appreciate your efforts in preparing this essential document. After reviewing the key elements, please find our questions below:
Proposed GP designation is Commercial Corridor Mixed Use:
1) Is there a definition of this designation that provides information on design requirements/standards like FARs, building heights etc.?
2) The designation implies that there may be a commercial component that is required along with the residential. Is this correct?
3) If 2 above is correct, is their specified amount and expectation re they type of commercial use? 4) If 2 above is correct, can the office/community spaces in a residential use fulfill the commercial requirement? 5) Although there is a max. density, can state density bonus law be used to increase the max. density? 6) Once the GP/Zoning are updated per this Housing Element process, developers proposing to build 100% affordable developments will be eligible to use the ministerial entitlement processes, like SB35 or AB2162 assuming the other objective standards can be met? Please confirm.
Thank you again.
Kathy for
Priscilla Haynes
Santa Clara Methodist Retirement Foundation, Inc.
Wesley Manor
(408) 374‐9511
The information contained in this transmission may contain privileged and confidential information, including patient information protected by federal and state privacy laws. It is intended only for the use of the person(s) named above. If you are not the intended recipient, you are hereby notified that any review, dissemination, distribution, or duplication of this communication is strictly prohibited. If you are not the intended recipient, please contact the sender by reply email and destroy all copies of the original message.
15.c
Packet Pg. 840
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) Subject: Campbell’s Draft Sixth Cycle Housing ElementFrom: Adam BuchbinderTo:[email protected]:[email protected],[email protected],[email protected] July 5, 2022
To whom it may concern:
TheCampaignfor Fair HousingElementsisacoalitiondedicatedtoensuringthat everycityinCalifornia produces a Housing Element which complies with the California Department ofHousing and Community Development’s requirements. We have reviewed Campbell’s DraftHousing Element as of July 2 1 .
We appreciate Campbell’s robust site inventory, community outreach, and commitment tosignificantly increasing density. However, we have concerns about the City’s constraintsanalysis and proposed programs, and suggest the following six improvements:● First, the City should commit to, rather than consider, reducing its minimum-parkingconstraints.● Second, the City must finally execute its 21-year-old General Planprogramto“allow[]higher FARs,” i.e., floor-area ratios.● Third, the City must recognize that its current approval process for missing-middlehousing has been a failure, and streamline that process so as not to requirediscretionary approval.● Fourth, the city must establish zones for mixed-usedevelopment, soasnot torequirediscretionary approval.● Fifth, the city should ensure that tenants’ rightsareeffectivelycommunicatedtothem,via conspicuous public postings or directly.● Sixth, thecitymust rewriteoverly-complexregulationswhichcannotbemodifiedintheircurrent state, and which require spurious variances and discretionary approvals.
Parking Requirements
State law requires the City to “remove governmental constraints to the maintenance,improvement, anddevelopment” of homeconstruction“whereappropriateandlegallypossible.”(Gov. Code § 65583.2(c)(3).) As HCD explains on its Building Blocks website, 2 this requires“specific action” rather than meaningless commitments to consider specific action. HCD’sexampleprogramsall start withactionverbssuchas“[a]llow,”“[r]elax,”and,mostrelevanthere, 2 https://www.hcd.ca.gov/building-blocks
1 https://campbell.generalplan.org/s/Campbell-6th-Cycle-PRD-4_202206091753544002.pdf.Pagereferences are to PDF pages and marked pages, e.g, “page 175/H.III-28”.
15.c
Packet Pg. 841
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) “[r]educe parking requirements.”
3 None of HCD’s model programs begin with the word“consider.” Inconsistent with HCD’s guidance, Campbell’s Program H-3a states: “Reduce ParkingStandards. Consider updating the Municipal Code to allow the following parking reductionstrategies…” (p. 231/H.IV-54 [emphasis added]). This program commits to nothing, and“Consider updating” should be replaced with “Update.” HCD often rejects draft housingelementsfor failuretomake“specificcommitment[s]anddiscretetimelinesforimplementation,”as it did in a May letter to the City of South Lake Tahoe. 4 Perhaps worse, Program H-3a only promises to “consider” reducing parking minimums: “inareas …which will not present impactstoresidential neighborhoods:” Thisundercutstheverypurpose of a housing element, which is to plan for more housing in, among other places,“residential neighborhoods.” Residential parking requirements must be reduced too.
Next, “[r]educingtheparkingrequirementstorequirenomorethantwoparkingspacesperunit”isanemptycommitment. Campbell alreadyrequirestwoparkingspacesforall homes,studios,andone-bedroomapartmentsoutsideoftransit-orienteddevelopments (seep.118/H.II-102).Tomakeadifference, ProgramH-3ashouldabolishparkingminimums, or at least reducethemtoonerequired space per unit.
Thecity’sparkingrequirementsareexplicitlypretextual
5 ,thatis,intendedasanegotiatingtacticrather than for any practical reason. This was affirmed by city staff in a written presentation 6 (emphasis added):
As with the recently approved industrial building on Florence Way, this comparisonconfirms that the City's parking standard exceeds the actual parking demandfor mostindustrial activities. This divergence between the City's standards and ITE rates wasrecognized in the past when the City updated the Parking andLoadingOrdinancetenyears ago. However, having higher baseline parking standards was seen as putting theCity in a stronger position to negotiate for design improvements and/or other projectrevisions, in exchange for parking reductions, when appropriate.
And in responses to questions fromthe Planning Commission in a publichearing 7 (emphasisadded):
As we discussed in the staff report, as well as the recent Florence project, the city'sstandardsarerather high. Andthat wassomewhat part indesign; it doesprovidesomegreaterleverageonthecity'spartwhenanapplicant'srequest[...]areductioninparking, 7 https://youtu.be/q2Kblz1jpo8?t=1966
6 https://www.campbellca.gov/AgendaCenter/ViewFile/Agenda/_12082020-2199#page=37 5 Seehttps://slate.com/business/2021/05/california-parking-minumums-planners-housing-ab1401.html. 4 https://www.hcd.ca.gov/community-development/housing-element/docs/eldsouthlaketahoedraftout0523.pdf, p.3. 3 https://www.hcd.ca.gov/address-and-remove-or-mitigate-constraints[emphasis added].
15.c
Packet Pg. 842
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) to use that as leverage to gain other exactions or improvements toaproject, whichissometimes necessary.
Parking requirements should not be used as leverage; doing so leads to overparking,discourages development in general, and undermines the city’s legitimacy. Campbell shouldcommit to meaningful parking reform. We recommend this text instead:
Reduce Parking Standards. Update the Municipal Code to allowthe following parkingreduction strategies throughout the City:● Reducetheparkingrequirementstorequirenomorethanoneparkingspaceperresidential unit● Remove guest parking requirements● Allow parking to be partially or entirely unbundled from residential units FAR Reform
Campbell’s current General Plan, from 2001, includes Strategy LUT-1.5d on page 69/LUT-42 8 :
Higher Floor Area Ratios (FARs): Develop provisions for allowing higher FARs innewprojectsthatprovideamixofuses,maintainajobs/housingbalanceorarelocatedwithinproximity to Light Rail.
Asof 2022, thishasnotbeendone;infact,in2004thecityaddedFARrestrictions.Fromastaffreport this year 9 :
The requirement to limit the FAR to 0.45 for R-1 zoned properties with additionalallowances to 0.50 FARwith a discretionary Site andArchitectural ReviewPermit wasadded to the zoning ordinance in 2004[.] Campbell’s highest-density residential zone, R-3, hasamaximumFARof only0.55 10 . Thecityshould add a program to raise or remove Floor Area Ratio limitations on residentialdevelopment. We recommend:
ReformFloor AreaRatios. UpdatetheMunicipal Codetorepeal FARlimitsinR-M,R-2,and R-3 zones.
Failing this, the city should raise FAR maximums in R-M, R-2, and R-3 zones to at least 1.25. 10 https://library.municode.com/ca/campbell/codes/code_of_ordinances?nodeId=TIT21ZO_CH21.08REDI_21.08.070MUMIZODI.SB 478 has preempted this issuefor two- to ten-unit developments by requiring aminimum FAR of 1.0–1.25, but this doesn’t apply to larger projects. 9 https://www.campbellca.gov/AgendaCenter/ViewFile/Agenda/_06282022-2550#page=17 8 https://www.campbellca.gov/DocumentCenter/View/2664/General-Plan-2015#page=69
15.c
Packet Pg. 843
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) Missing Middle and P-D Zoning
Thecity’szonespurportedlysupport“missingmiddle”-typehousing:triplexes,townhomes,smallapartment buildings. However, inpractice, everymulti-familyhousingprojectweexaminedoverthe past five years has used P-D (“Planned Development”) zoning, an expensive andtime-wasting zoning change which requires at least $12,000 in additional fees 11 anddiscretionaryapproval. Thisshowsthat infact, thecity’shigher-densityresidential zonesdonotsupport missing-middle development. If the City is to honor its commitment tomissing-middlehousing, it should allow such housing by right.
An analysis is attached, detailing idealized missing-middle forms as described atmissingmiddlehousing.org, andlistingsome, butnotall,ofthewaysinwhichCampbell prohibitsthemeven in our high-density zones. Parking, FAR, and minimumlot sizesweretheclearestproblems. WerecommendaddingunderGoal 1,possiblyincombinationwithProgramH-1g(SB10 implementation):
Missing Middle: UpdatetheMunicipal Codesuchthat idealizedmissing-middlehousingtypes as described at missingmiddlehousing.org are allowable without variance orrezoning, as follows:● Duplexes (stacked 12 or side-by-side
13 ) in R-D zones.● Triplexes
14 in R-M zones.● Fourplexes
15 in R-2 zones.● Townhouses
16 in R-3 zones.
Mixed-Use Zoning
ThepreviousHousingElement includedProgramH-4.2a(p.260/III.A-10)topromotemixed-usedevelopment, the implementation of which is described as “The City continues to allowresidential usesinmixed-useprojects.” Noneof thecity’szonesallowmixeduses; asaresult,all mixed-usedevelopmentsrequirediscretionaryPlannedDevelopment zoning, andcannotbedeveloped by right.
In the Sixth Cycle, Policy H-1.3 and ProgramH-1j (pages and 221/H.IV-44 and 224/H.IV-47)relate to mixed-use development, but only to “promote” or “incentivize” it. In Program H-1j,“incentivize residential development” shouldbechangedto“permit mixed-usedevelopment byright”, so that the Implementing Action reads:
Modify Zoning Ordinance to permit mixed-use development by right on parcels withmixed use land use designations as part of the Objective Design Standards update. 16 https://missingmiddlehousing.com/types/townhouse#idealized 15 https://missingmiddlehousing.com/types/fourplex#idealized 14 https://missingmiddlehousing.com/types/triplex#idealized 13 https://missingmiddlehousing.com/types/duplex-stacked#idealized 12 https://missingmiddlehousing.com/types/duplex-side-by-side#idealized 11 https://www.campbellca.gov/DocumentCenter/View/18139/User-Fees---Effective-July-1-2021#page=4
15.c
Packet Pg. 844
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) Tenants’ Rights
Program H-5w will create “KnowYour Rights” flyers to educate tenants on their rights understateandlocal laws. Toensurethat thesemaketheir waytotenants,wesuggestrequiringthatall landlords either post these flyers in the complex office, or deliver them directly to theirtenants.
Unmaintainable Regulations
At the June 28 Planning Commission meeting, Staff cited the city’s utility undergroundingregulations 17 asbeingunmaintainable, inthecontextofunintendedrequirementsfordevelopinga flag lot which require a variance, and are therefore discretionary 18 :
So, tobequitefrank, thissectionofcodeisprobablyoneoftheworst,andit’snoteasilytailoredwhenit’sthat bad. Onceyoutrytobreakitopen,itmostlikelystartstocollapse,and it really requires a comprehensiveupdate. Becausethemoreyouaddexceptions,you add more complexity. Unfortunately, I believe we do have at least two additionalapplicationsthat will bereachingtheCommissionat somepointthisyearthatalsohavecomparablevariances. [...] Thisisnotthefirstofthistypeofvariance,anditwon’tbethelast, but again it does speak to a need to do a broader revamp of the whole codesection.
Staff plans to fix this as part of the upcoming Objective Standards update (mentioned inPrograms H-1d and H-3a), but is not committing to it. We recommend explicitly including aprogram to fix this:
Modify Zoning Ordinance to rewrite and simplify utility undergrounding code to avoidrequiring variances for flag lots, and enable future modifications.
For any other unmaintainable code sections, we recommend similar programs.
Thank you for your time and consideration. We look forward to seeing your revisions toCampbell’s Housing Element.
Adam BuchbinderCampaign for Fair Housing Elements
18 https://youtu.be/Ffpyoj3W8Fc?t=5398
17 https://library.municode.com/ca/campbell/codes/code_of_ordinances?nodeId=TIT21ZO_CH21.18SIDEST_21.18.140UNUT
15.c
Packet Pg. 845
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) Missing Middle in Campbell
Adam Buchbinder, Matt Kamkar
15.c
Packet Pg. 846
Attachment: Public Comments (Review Proposed
Context
● “Missing Middle” between single-family homes and
high-rises.
● Ten “types” at missingmiddlehousing.org.
● All prohibited here based on objective standards.
● Examined: Parking, Density, Minimum Lot Size,
Minimum Lot Width, and FAR.
15.c
Packet Pg. 847
Attachment: Public Comments (Review Proposed
Eleven Missing Middle Types
A. Duplex, Side by Side, Alley Loaded
B. Duplex, Side by Side, Front Loaded
C. Duplex, Stacked, Alley Loaded
D. Duplex, Stacked, Front Loaded
E. Triplex, Alley Loaded
F. Triplex, Front Loaded
G. Fourplex, Alley Loaded
H. Fourplex, Front Loaded
I. Multiplex, Alley Loaded
J. Multiplex, Front Loaded
K. Townhouse
15.c
Packet Pg. 848
Attachment: Public Comments (Review Proposed
Format
● Each form is evaluated in a particular zoning district. (For example, duplexes in R-D.)
● Each form is checked for five factors: Parking, Density, Lot Size, Lot Width, and FAR.
● If the zone does not permit the form due to a particular factor, it’s highlighted in red; if it’s permitted, it’s in black.
● For example, the alley-loaded side-by-side duplex provides two off-street parking spaces, but we require four: “Parking (2 < 4)”
● On the other hand, the alley-loaded side-by-side duplex has a density of 12 gross du/ac, and we have a maximum of 13 in R-2, so: “Density (12 < 13)”
15.c
Packet Pg. 849
Attachment: Public Comments (Review Proposed
Caveats
● This doesn’t include everything. (For example, setback or open space standards.)
● The FAR restrictions here are non-enforceable for projects between three and ten units per parcel. (Minimum 1.0 for 3-7 units, 1.25 8-10.)
● Duplexes are generally legalized in R-1 and R-2 zones by SB 9, but can only be developed one-by-each.
● Lot sizes and widths are mostly irrelevant, as lots already exist.
15.c
Packet Pg. 850
Attachment: Public Comments (Review Proposed
A. Duplex, Side-by-side, Alley-loaded (R-D)
● Parking (2 < 4 stalls)
● Density (12 < 13 du/ac)
● Lot Size (5k < 6k ft2)
● Lot Width (50 < 60 ft)
● FAR (0.24 < 0.45)
15.c
Packet Pg. 851
Attachment: Public Comments (Review Proposed
B. Duplex, Side-by-side, Front-loaded (R-D)
● Parking (2 < 4 stalls)
● Density (11 < 13 du/ac)
● Lot Size (6.05k > 6k ft2)
● Lot Width (55 < 60 ft)
● FAR (0.20 < 0.45)
15.c
Packet Pg. 852
Attachment: Public Comments (Review Proposed
C. Duplex, Stacked, Alley-loaded (R-D)
● Parking (2 < 4 stalls)
● Density (18 > 13 du/ac)
● Lot Size (3.5k < 6k ft2)
● Lot Width (35 < 60 ft)
● FAR (0.58 > 0.45)
15.c
Packet Pg. 853
Attachment: Public Comments (Review Proposed
D. Duplex, Stacked, Front-loaded (R-D)
● Parking (2 < 4 stalls)
● Density (18 > 13 du/ac)
● Lot Size (5.6k < 6k ft2)
● Lot Width (45 < 60 ft)
● FAR (0.36 < 0.45)
15.c
Packet Pg. 854
Attachment: Public Comments (Review Proposed
E. Triplex, Alley Loaded (R-M)
● Parking (3 < 6 stalls)
● Density (23 > 13 du/ac)
● Lot Size (4.2k < 9k ft2)
● Lot Width (40 < 60 ft)
● FAR (0.72 > 0.50)
15.c
Packet Pg. 855
Attachment: Public Comments (Review Proposed
F. Triplex, Front Loaded (R-M)
● Parking (3 < 6 stalls)
● Density (20 > 13 du/ac)
● Lot Size (4.2k < 9k ft2)
● Lot Width (45 < 60 ft)
● FAR (0.58 > 0.50)
15.c
Packet Pg. 856
Attachment: Public Comments (Review Proposed
G. Fourplex, Alley Loaded (R-2)
● Parking (4 < 8 stalls)
● Density (22 > 20 du/ac)
● Lot Size (6k < 8k ft2)
● Lot Width (50 < 60 ft)
● FAR (0.80 > 0.55)
15.c
Packet Pg. 857
Attachment: Public Comments (Review Proposed
H. Fourplex, Front Loaded (R-2)
● Parking (4 < 8 stalls)
● Density (18 < 20 du/ac)
● Lot Size (7.8k < 8k ft2)
● Lot Width (60 = 60 ft)
● FAR (0.62 > 0.55)
15.c
Packet Pg. 858
Attachment: Public Comments (Review Proposed
I. Multiplex, Alley Loaded (R-3)
● Parking (9 < 30 stalls)
● Density (35 > 27 du/ac)
● Lot Size (10.9k < 21k ft2)
● Lot Width (95 > 60 ft)
● FAR (0.84 > 0.55)
15.c
Packet Pg. 859
Attachment: Public Comments (Review Proposed
J. Multiplex, Front Loaded (R-3)
● Parking (12 < 30 stalls)
● Density (30 > 27 du/ac)
● Lot Size (14.2k < 21k ft2)
● Lot Width (105 > 60 ft)
● FAR (0.65 > 0.55)
15.c
Packet Pg. 860
Attachment: Public Comments (Review Proposed
K. Townhouse (R-3)
● Parking (2 = 2 stalls)
● Density (12 < 27 du/ac)
● Lot Size (2.7k < 6k ft2)
● Lot Width (25 < 60 ft)
● FAR (0.64 > 0.55)
15.c
Packet Pg. 861
Attachment: Public Comments (Review Proposed
Parking Density Lot
Size
Lot
Width
FAR
A. Duplex, Side by Side, Alley Loaded (R-D) FAIL PASS FAIL FAIL PASS B. Duplex, Side by Side, Front Loaded (R-D) FAIL PASS PASS FAIL PASS C. Duplex, Stacked, Alley-loaded (R-D) FAIL FAIL FAIL FAIL FAIL D. Duplex, Stacked, Front Loaded (R-D) FAIL FAIL FAIL FAIL PASS E. Triplex, Alley Loaded (R-M) FAIL FAIL FAIL FAIL FAIL F. Triplex, Front Loaded (R-M) FAIL FAIL FAIL FAIL FAIL G. Fourplex, Alley Loaded (R-2) FAIL FAIL FAIL FAIL FAIL H. Fourplex, Front Loaded (R-2) FAIL PASS FAIL PASS FAIL I. Multiplex, Alley Loaded (R-3) FAIL FAIL FAIL PASS FAIL J. Multiplex, Front Loaded (R-3) FAIL FAIL FAIL PASS FAIL K. Townhouse (R-3) PASS PASS FAIL FAIL FAIL
15.c
Packet Pg. 862
Attachment: Public Comments (Review Proposed
From: Lisa Brancatelli
To: Stephen Rose
Subject: Feedback on the Public Review Draft of the 2023-2031 Housing Element Date: Wednesday, July 6, 2022 10:18:31 AM
Attachments: image001.png
MWENDO_Overview_for_Campbell.pdf
Hello Stephen,
Thank you for the opportunity to review and provide comment on Campbell’s Plan for Housing. In preparing to meet future housing needs, Valley Water encourages the City to adopt the Model Water Efficient New Development Ordinance to maximize water efficiency and help ensure that water supply is capable of reliably satisfying demand while withstanding population growth and drought conditions. The attached statement has been prepared for the City’s reference.
Thank you,
LISA BRANCATELLI
ASSISTANT ENGINEER II (CIVIL)
Community Projects Review Unit
[email protected]
Tel. (408) 630-2479 / Cell. (408) 691-1247
CPRU Hotline: (408) 630-2650
Santa Clara Valley Water District is now known as:
Clean Water • Healthy Environment • Flood Protection
5750 Almaden Expressway, San Jose CA 95118
www.valleywater.org
15.c
Packet Pg. 863
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) /g7/g10/g17/g22/g10/g1/g3/g15/g10/g20/g10/g1/g8/g10/g15/g15/g13/g25/g1/g9/g10/g22/g13/g20/g1/g4/g14/g21/g22/g20/g14/g11/g22/g1/g1/g27/g1/g1/g38/g40/g38/g33/g1/g2/g15/g16/g10/g12/g13/g17/g1/g5/g24/g19/g20/g13/g21/g21/g23/g10/g25/g26/g1/g7/g10/g17/g1/g6/g18/g21/g13/g26/g1/g3/g2/g1/g1/g42/g38/g34/g34/g41/g28/g36/g39/g41/g39/g1/g1/g27/g1/g1/g29/g37/g33/g41/g30/g1/g35/g39/g38/g28/g35/g39/g33/g33/g1/g1/g27/g1/g1/g9/g9/g9/g11/g8/g1/g4/g4/g2/g10/g9/g1/g7/g2/g6/g11/g5/g6/g3 /g2/g14/g11/g8/g16/g1/g7/g8/g19/g11/g18/g1/g22/g1/g5/g11/g8/g14/g19/g12/g21/g1/g3/g16/g20/g13/g18/g17/g16/g15/g11/g16/g19/g1/g22/g1/g4/g14/g17/g17/g10/g1/g6/g18/g17/g19/g11/g9/g19/g13/g17/g16 /g1
/g4/g17/g10/g11/g14/g1/g7/g8/g20/g11/g19/g1/g3/g12/g12/g13/g9/g13/g11/g16/g20/g1/g5/g11/g22/g1/g2/g11/g21/g11/g14/g17/g18/g15/g11/g16/g20/g1/g6/g19/g10/g13/g16/g8/g16/g9/g11 /g4/g7/g5/g9
/g35/g37/g48/g48/g41/g61/g1/g36/g37/g56/g41/g54/g1/g37/g50/g40/g1/g37/g1/g40/g45/g58/g41/g54/g55/g41/g1/g43/g54/g51/g57/g52/g1/g51/g42/g1/g55/g56/g37/g47/g41/g44/g51/g48/g40/g41/g54/g55/g1/g40/g41/g58/g41/g48/g51/g52/g41/g40/g1/g56/g44/g41/g1/g27/g51/g40/g41/g48/g1/g36/g37/g56/g41/g54/g1/g21/g42/g42/g45/g39/g45/g41/g50/g56/g1/g28/g41/g59/g1 /g20/g41/g58/g41/g48/g51/g52/g49/g41/g50/g56/g1/g29/g54/g40/g45/g50/g37/g50/g39/g41/g1/g4/g27/g36/g21/g28/g20/g29/g5/g1/g55/g52/g41/g39/g45/g42/g45/g39/g37/g48/g48/g61/g1/g42/g51/g54/g1/g46/g57/g54/g45/g55/g40/g45/g39/g56/g45/g51/g50/g55/g1/g45/g50/g1/g32/g37/g50/g56/g37/g1/g19/g48/g37/g54/g37/g1/g19/g51/g57/g50/g56/g61/g8/g1/g33/g44/g45/g55/g1/g49/g51/g40/g41/g48/g1 /g51/g54/g40/g45/g50/g37/g50/g39/g41/g1/g41/g55/g56/g37/g38/g48/g45/g55/g44/g41/g55/g1/g54/g41/g53/g57/g45/g54/g41/g49/g41/g50/g56/g55/g1/g42/g51/g54/g1/g50/g41/g59/g1/g40/g41/g58/g41/g48/g51/g52/g49/g41/g50/g56/g55 /g52/g54/g51/g49/g51/g56/g45/g50/g43 /g59/g37/g56/g41/g54 /g57/g55/g41/g1/g41/g42/g42/g45/g39/g45/g41/g50/g39/g61/g1/g37/g50/g40/g1/g37/g48/g56/g41/g54/g50/g37/g56/g41/g1 /g55/g51/g57/g54/g39/g41/g55/g1/g51/g42/g1/g59/g37/g56/g41/g54/g1/g55/g57/g52/g52/g48/g61/g8/g1/g33/g44/g41/g1/g27/g36/g21/g28/g20/g29/g1/g45/g55/g1/g37/g48/g55/g51/g1/g37/g50/g1/g41/g50/g41/g54/g43/g61/g1/g41/g42/g42/g45/g39/g45/g41/g50/g39/g61/g1/g54/g41/g37/g39/g44/g1/g39/g51/g40/g41/g6/g1/g37/g55/g1/g45/g56/g1/g45/g50/g39/g48/g57/g40/g41/g55/g1 /g54/g41/g53/g57/g45/g54/g41/g49/g41/g50/g56/g55/g1/g37/g56/g1/g56/g44/g41/g1/g59/g37/g56/g41/g54/g7/g41/g50/g41/g54/g43/g61/g1/g50/g41/g60/g57/g55/g1/g56/g44/g37/g56/g1/g55/g45/g49/g57/g48/g56/g37/g50/g41/g51/g57/g55/g48/g61/g1/g54/g41/g40/g57/g39/g41/g1/g38/g51/g56/g44/g1/g59/g37/g56/g41/g54/g1/g37/g50/g40/g1/g41/g50/g41/g54/g43/g61/g1/g57/g55/g41/g8 /g33/g44/g41/g1 /g27/g36/g21/g28/g20/g29/g1/g59/g37/g55/g1/g40/g41/g58/g41/g48/g51/g52/g41/g40/g1/g38/g37/g55/g41/g40/g1/g51/g50/g1/g55/g45/g43/g50/g45/g42/g45/g39/g37/g50/g56/g1/g54/g41/g55/g41/g37/g54/g39/g44/g1/g37/g50/g40/g1/g37/g50/g37/g48/g61/g55/g45/g55/g1/g51/g42/g1/g55/g45/g49/g45/g48/g37/g54/g1/g51/g54/g40/g45/g50/g37/g50/g39/g41/g55/g1/g37/g48/g54/g41/g37/g40/g61/g1 /g37/g40/g51/g52/g56/g41/g40/g1/g38/g61/g1/g45/g50/g50/g51/g58/g37/g56/g45/g58/g41/g1/g46/g57/g54/g45/g55/g40/g45/g39/g56/g45/g51/g50/g55/g8 /g2/g8/g10
/g33/g44/g41/g1/g27/g36/g21/g28/g20/g29/g1/g39/g51/g58/g41/g54/g55/g1/g37/g1/g58/g37/g54/g45/g41/g56/g61/g1/g51/g42/g1/g56/g51/g52/g45/g39/g55/g6/g1/g45/g50/g39/g48/g57/g40/g45/g50/g43/g16 • /g24/g51/g56/g1/g59/g37/g56/g41/g54/g1/g54/g41/g39/g45/g54/g39/g57/g48/g37/g56/g45/g51/g50/g1/g55/g61/g55/g56/g41/g49/g55 • /g23/g54/g37/g61/g59/g37/g56/g41/g54/g1/g40/g57/g37/g48 /g40/g45/g55/g56/g54/g45/g38/g57/g56/g45/g51/g50/g1/g52/g48/g57/g49/g38/g45/g50/g43 • /g17/g48/g56/g41/g54/g50/g37/g56/g41/g1/g59/g37/g56/g41/g54/g1/g55/g51/g57/g54/g39/g41/g55/g1/g37/g50/g40/g1/g54/g41/g39/g61/g39/g48/g41/g40/g1/g59/g37/g56/g41/g54 • /g29/g50/g55/g45/g56/g41/g1/g56/g54/g41/g37/g56/g41/g40/g1/g50/g51/g50/g52/g51/g56/g37/g38/g48/g41/g1/g59/g37/g56/g41/g54/g1/g55/g61/g55/g56/g41/g49/g55 • /g19/g51/g51/g48/g45/g50/g43/g1/g56/g51/g59/g41/g54/g55 • /g36/g37/g56/g41/g54/g1/g49/g41/g56/g41/g54/g55/g6/g1/g39/g51/g49/g49/g41/g54/g39/g45/g37/g48/g1/g47/g45/g56/g39/g44/g41/g50/g55/g6/g1/g52/g51/g51/g48/g9/g55/g52/g37/g1/g39/g51/g58/g41/g54/g55 • /g17/g50/g40/g1/g49/g51/g54/g41/g2
/g35/g37/g48/g48/g41/g61/g1/g36/g37/g56/g41/g54/g1/g44/g37/g55/g1/g37/g48/g55/g51/g1/g40/g41/g58/g41/g48/g51/g52/g41/g40/g16 • /g17 /g49/g51/g40/g41/g48/g1/g55/g56/g37/g42/g42/g1/g54/g41/g52/g51/g54/g56/g1/g9/g1/g39/g51/g57/g50/g39/g45/g48/g1/g37/g43/g41/g50/g40/g37/g1/g54/g41/g52/g51/g54/g56 • /g17/g1/g39/g51/g55/g56/g7/g41/g42/g42/g41/g39/g56/g45/g58/g41/g50/g41/g55/g55/g1/g55/g56/g57/g40/g61/g6/g1/g37/g50/g40 • /g25/g50/g55/g56/g54/g57/g39/g56/g45/g51/g50/g55/g1/g42/g51/g54/g1/g42/g45/g48/g45/g50/g43/g1/g59/g45/g56/g44/g1/g56/g44/g41/g1/g19/g18/g32/g19/g1/g37/g50/g40/g1/g19/g21/g19 /g4/g7/g12
/g25/g56/g1/g45/g55/g1/g50/g41/g39/g41/g55/g55/g37/g54/g61/g1/g56/g51/g1/g49/g37/g60/g45/g49/g45/g62/g41/g1/g59/g37/g56/g41/g54/g1/g41/g42/g42/g45/g39/g45/g41/g50/g39/g61/g1/g37/g50/g40/g1/g49/g45/g50/g45/g49/g45/g62/g41/g1/g52/g51/g56/g37/g38/g48/g41/g1/g59/g37/g56/g41/g54 /g57/g55/g41 /g45/g50/g1/g51/g54/g40/g41/g54/g1/g56/g51/g1/g44/g41/g48/g52/g1/g41/g50/g55/g57/g54/g41/g1/g56/g44/g37/g56/g1 /g59/g37/g56/g41/g54/g1/g55/g57/g52/g52/g48/g61/g1/g45/g55/g1/g39/g37/g52/g37/g38/g48/g41/g1/g51/g42/g1/g54/g41/g48/g45/g37/g38/g48/g61/g1/g55/g37/g56/g45/g55/g42/g61/g45/g50/g43/g1/g40/g41/g49/g37/g50/g40/g1/g59/g44/g45/g48/g41/g1/g59/g45/g56/g44/g55/g56/g37/g50/g40/g45/g50/g43/g1/g52/g51/g52/g57/g48/g37/g56/g45/g51/g50/g1/g43/g54/g51/g59/g56/g44/g1/g37/g50/g40/g1/g40/g54/g51/g57/g43/g44/g56 /g39/g51/g50/g40/g45/g56/g45/g51/g50/g55/g8/g1/g33/g44/g41/g1/g38/g41/g55/g56/g1/g56/g45/g49/g41/g1/g56/g51/g1/g45/g49/g52/g48/g41/g49/g41/g50/g56/g1/g56/g44/g41/g55/g41/g1/g55/g56/g54/g37/g56/g41/g43/g45/g41/g55/g1/g45/g55/g1/g40/g57/g54/g45/g50/g43/g1/g56/g44/g41/g1/g40/g41/g55/g45/g43/g50/g1/g37/g50/g40/g1/g39/g51/g50/g55/g56/g54/g57/g39/g56/g45/g51/g50/g1/g51/g42/g1/g50/g41/g59/g1 /g40/g41/g58/g41/g48/g51/g52/g49/g41/g50/g56/g55/g6/g1/g59/g44/g45/g39/g44/g1/g59/g45/g48/g48 /g44/g41/g48/g52/g1/g49/g45/g50/g45/g49/g45/g62/g41/g1/g56/g44/g41/g1/g55/g56/g54/g37/g45/g50/g1/g55/g57/g39/g44 /g40/g41/g58/g41/g48/g51/g52/g49/g41/g50/g56/g55/g1/g52/g48/g37/g39/g41/g1/g51/g50/g1/g52/g51/g56/g37/g38/g48/g41/g1/g59/g37/g56/g41/g54/g1/g55/g57/g52/g52/g48/g45/g41/g55/g1 /g42/g51/g54/g1/g56/g44/g41/g45/g54 /g42/g57/g48/g48/g1/g48/g45/g42/g41 /g37/g50/g40/g1/g54/g41/g40/g57/g39/g41/g1/g56/g44/g41/g1/g50/g41/g41/g40/g1/g42/g51/g54/g1/g39/g51/g55/g56/g48/g61/g1/g37/g48/g56/g41/g54/g37/g56/g45/g51/g50/g55/g1/g37/g42/g56/g41/g54/g1/g56/g44/g41/g1/g40/g41/g58/g41/g48/g51/g52/g49/g41/g50/g56/g55/g1/g37/g54/g41/g1/g38/g57/g45/g48/g56/g8/g1 /g13/g23/g20/g1/g10/g15/g8/g11/g7/g12/g1/g30/g20/g29/g30/g20/g31/g20/g27/g32/g31/g1/g16/g27/g1/g24/g26/g29/g28/g30/g32/g16/g27/g32/g1/g31/g32/g20/g29/g1/g32/g28/g35/g16/g30/g19/g1/g26/g20/g20/g32/g24/g27/g22/g1/g22/g28/g16/g25/g31 /g16/g27/g19/g1/g29/g28/g25/g24/g18/g24/g20/g31/g1/g16/g25/g30/g20/g16/g19/g36/g1/g16/g19/g28/g29/g32/g20/g19/g1 /g17/g36/g1/g32/g23/g20/g1/g6/g24/g32/g36/g1/g28/g21/g1/g6/g16/g26/g29/g17/g20/g25/g25/g2/g1/g24/g27/g18/g25/g33/g19/g24/g27/g22/g4 • /g32/g56/g37/g56/g41/g49/g41/g50/g56/g1/g51/g42/g1/g35/g37/g48/g57/g41/g55 o /g63/g25/g1/g37/g49/g1/g37/g1/g55/g56/g41/g59/g37/g54/g40/g1/g42/g51/g54/g1/g56/g44/g41/g1/g39/g51/g49/g49/g57/g50/g45/g56/g61/g65/g55/g1/g41/g39/g51/g50/g51/g49/g61/g6/g1/g41/g50/g58/g45/g54/g51/g50/g49/g41/g50/g56/g6/g1/g39/g57/g48/g56/g57/g54/g41/g1/g37/g50/g40/g1/g55/g37/g42/g41/g56/g61/g64 • /g23/g41/g50/g41/g54/g37/g48/g1/g30/g48/g37/g50/g1/g12/g10/g13/g10/g1/g4/g21/g50/g58/g45/g55/g45/g51/g50/g1/g19/g37/g49/g52/g38/g41/g48/g48/g1/g23/g41/g50/g41/g54/g37/g48/g1/g30/g48/g37/g50/g1/g34/g52/g40/g37/g56/g41/g1/g45/g50/g1/g52/g54/g51/g43/g54/g41/g55/g55/g5 o /g23/g57/g45/g40/g45/g50/g43/g1/g30/g54/g45/g50/g39/g45/g52/g48/g41/g55 /square4/g63/g21/g49/g52/g44/g37/g55/g45/g62/g41/g1/g55/g57/g55/g56/g37/g45/g50/g37/g38/g45/g48/g45/g56/g61/g1/g37/g50/g40/g1/g41/g50/g58/g45/g54/g51/g50/g49/g41/g50/g56/g37/g48/g1/g55/g56/g41/g59/g37/g54/g40/g55/g44/g45/g52/g1/g45/g50/g1/g42/g57/g56/g57/g54/g41/g1/g52/g48/g37/g50/g50/g45/g50/g43/g1 /g40/g41/g39/g45/g55/g45/g51/g50/g55/g64
o /g19/g51/g50/g55/g41/g54/g58/g37/g56/g45/g51/g50/g1/g3/g1/g29/g52/g41/g50/g1/g32/g52/g37/g39/g41/g1/g21/g48/g41/g49/g41/g50/g56
15.c
Packet Pg. 864
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) /g1
/g1
/square4/g1 /g23/g51/g37/g48/g1/g29/g32/g19/g1/g15/g16/g1/g63/g19/g51/g50/g55/g41/g54/g58/g41/g1/g21/g50/g41/g54/g43/g61/g1/g37/g50/g40/g1/g29/g56/g44/g41/g54/g1/g28/g37/g56/g57/g54/g37/g48/g1/g31/g41/g55/g51/g57/g54/g39/g41/g55/g1/g56/g44/g54/g51/g57/g43/g44/g1 /g19/g51/g50/g55/g57/g49/g52/g56/g45/g51/g50/g1/g31/g41/g40/g57/g39/g56/g45/g51/g50/g1/g30/g54/g51/g43/g54/g37/g49/g55/g1/g37/g50/g40/g1/g56/g44/g41/g1/g27/g37/g60/g45/g49/g57/g49/g1/g34/g55/g41/g1/g51/g42/g1/g31/g41/g50/g41/g59/g37/g38/g48/g41/g1 /g31/g41/g55/g51/g57/g54/g39/g41/g55/g64/g1
•/g1 /g30/g51/g48/g45/g39/g61/g1/g29/g32/g19/g1/g15/g7/g14/g16/g1/g63/g21/g60/g52/g37/g50/g40/g1/g59/g37/g56/g41/g54/g1/g39/g51/g50/g55/g41/g54/g58/g37/g56/g45/g51/g50/g6/g1/g54/g41/g57/g55/g41/g6/g1/g37/g50/g40/g1/g54/g41/g39/g61/g39/g48/g45/g50/g43/g1/g41/g42/g42/g51/g54/g56/g55/g1 /g56/g44/g54/g51/g57/g43/g44/g51/g57/g56/g1/g56/g44/g41/g1/g19/g45/g56/g61/g1/g45/g50/g1/g51/g54/g40/g41/g54/g1/g56/g51/g1/g49/g41/g41/g56/g1/g56/g44/g41/g1/g39/g51/g50/g55/g41/g54/g58/g37/g56/g45/g51/g50/g1/g43/g51/g37/g48/g55/g1/g41/g55/g56/g37/g38/g48/g45/g55/g44/g41/g40/g1/g38/g61/g1 /g56/g44/g41/g1/g32/g37/g50/g1/g26/g51/g55/g41/g1/g36/g37/g56/g41/g54/g1/g19/g51/g49/g52/g37/g50/g61/g65/g55/g1/g37/g40/g51/g52/g56/g41/g40/g1/g34/g54/g38/g37/g50/g1/g36/g37/g56/g41/g54/g1/g27/g37/g50/g37/g43/g41/g49/g41/g50/g56/g1/g30/g48/g37/g50/g1 /g37/g50/g40/g1/g56/g44/g41/g1/g19/g37/g49/g52/g38/g41/g48/g48/g1/g19/g48/g45/g49/g37/g56/g41/g1/g17/g39/g56/g45/g51/g50/g1/g30/g48/g37/g50/g8/g64/g1 •/g1 /g30/g51/g48/g45/g39/g61/g1/g29/g32/g19/g1/g15/g7/g15/g16/g1/g63/g21/g50/g39/g51/g57/g54/g37/g43/g41/g1/g37/g48/g48/g1/g52/g57/g38/g48/g45/g39/g1/g37/g50/g40/g1/g52/g54/g45/g58/g37/g56/g41/g1/g48/g37/g50/g40/g55/g39/g37/g52/g45/g50/g43/g1/g45/g50/g1/g50/g41/g59/g1 /g40/g41/g58/g41/g48/g51/g52/g49/g41/g50/g56/g1/g37/g50/g40/g1/g54/g41/g50/g51/g58/g37/g56/g45/g51/g50/g1/g52/g54/g51/g46/g41/g39/g56/g55/g1/g56/g51/g1/g38/g41/g1/g40/g41/g55/g45/g43/g50/g41/g40/g1/g56/g51/g1/g54/g41/g40/g57/g39/g41/g1/g59/g37/g56/g41/g54/g1 /g40/g41/g49/g37/g50/g40/g6/g1/g52/g54/g41/g58/g41/g50/g56/g1/g54/g57/g50/g51/g42/g42/g6/g1/g40/g41/g39/g54/g41/g37/g55/g41/g1/g42/g48/g51/g51/g40/g45/g50/g43/g6/g1/g37/g50/g40/g1/g54/g41/g39/g44/g37/g54/g43/g41/g1/g43/g54/g51/g57/g50/g40/g59/g37/g56/g41/g54/g1 /g56/g44/g54/g51/g57/g43/g44/g1/g56/g44/g41/g1/g45/g50/g55/g56/g37/g48/g48/g37/g56/g45/g51/g50/g1/g51/g42/g1/g45/g54/g54/g45/g43/g37/g56/g45/g51/g50/g1/g55/g61/g55/g56/g41/g49/g55/g6/g1/g56/g44/g41/g1/g55/g41/g48/g41/g39/g56/g45/g51/g50/g1/g51/g42/g1/g37/g52/g52/g54/g51/g52/g54/g45/g37/g56/g41/g1 /g52/g48/g37/g50/g56/g1/g49/g37/g56/g41/g54/g45/g37/g48/g6/g1/g37/g50/g40/g1/g52/g54/g51/g52/g41/g54/g1/g55/g51/g45/g48/g1/g52/g54/g41/g52/g37/g54/g37/g56/g45/g51/g50/g8/g64/g1 •/g1 /g30/g51/g48/g45/g39/g61/g1/g29/g32/g19/g1/g15/g7/g11/g10/g16/g1/g63/g32/g57/g52/g52/g51/g54/g56/g1/g56/g44/g41/g1/g57/g55/g41/g1/g51/g42/g1/g51/g50/g7/g55/g45/g56/g41/g1/g54/g37/g45/g50/g59/g37/g56/g41/g54/g1 /g44/g37/g54/g58/g41/g55/g56/g45/g50/g43/g9/g39/g37/g56/g39/g44/g49/g41/g50/g56/g1/g55/g61/g55/g56/g41/g49/g55/g1/g37/g50/g40/g1/g55/g49/g37/g48/g48/g7/g55/g39/g37/g48/g41/g1/g54/g41/g39/g61/g39/g48/g41/g40/g1/g59/g37/g56/g41/g54/g1/g55/g61/g55/g56/g41/g49/g55/g1 /g42/g51/g54/g1/g50/g41/g59/g1/g37/g50/g40/g1/g41/g60/g45/g55/g56/g45/g50/g43/g1/g40/g41/g58/g41/g48/g51/g52/g49/g41/g50/g56/g8/g64/g1 •/g1 /g30/g51/g48/g45/g39/g61/g1/g29/g32/g19/g1/g15/g7/g11/g11/g16/g1/g63/g32/g57/g52/g52/g51/g54/g56/g1/g56/g44/g41/g1/g57/g55/g41/g1/g37/g50/g40/g1/g45/g50/g55/g56/g37/g48/g48/g37/g56/g45/g51/g50/g1/g51/g42/g1/g51/g50/g7/g55/g45/g56/g41/g1/g43/g54/g41/g61/g1/g59/g37/g56/g41/g54/g1 /g54/g41/g57/g55/g41/g1/g55/g61/g55/g56/g41/g49/g55/g8/g64/g1 /g4/g7/g5/g9/g1/g3/g6/g11/g9/g13/g1
/g63/g22/g45/g48/g48/g1/g45/g50/g1/g56/g44/g41/g1/g38/g48/g37/g50/g47/g55/g64/g1/g51/g42/g1/g56/g44/g41/g1/g27/g36/g21/g28/g20/g29/g1/g37/g50/g40/g1/g39/g57/g55/g56/g51/g49/g45/g62/g41/g1/g45/g56/g1/g42/g51/g54/g1/g19/g37/g49/g52/g38/g41/g48/g48/g6/g1/g56/g44/g41/g50/g1/g37/g40/g51/g52/g56/g1/g37/g50/g40/g1/g45/g49/g52/g48/g41/g49/g41/g50/g56/g1/g45/g56/g1/g38/g37/g55/g41/g40/g1 /g51/g50/g1/g56/g44/g41/g1/g45/g50/g39/g48/g57/g40/g41/g40/g1/g43/g57/g45/g40/g37/g50/g39/g41/g8/g1/g9/g28/g30/g1/g16/g1/g25/g24/g26/g24/g32/g20/g19/g1/g32/g24/g26/g20/g2/g1/g14/g16/g25/g25/g20/g36/g1/g15/g16/g32/g20/g30/g1/g24/g31/g1/g28/g21/g21/g20/g30/g24/g27/g22/g1/g30/g20/g31/g28/g33/g30/g18/g20/g31/g1/g32/g28/g1/g16/g31/g31/g24/g31/g32/g3/g1/g6/g28/g27/g32/g16/g18/g32/g4/g1 /g7/g28/g26/g24/g27/g22/g28/g1/g6/g16/g27/g19/g20/g25/g16/g31/g2/g1/g19/g18/g16/g27/g19/g20/g25/g16/g31/g5/g34/g16/g25/g25/g20/g36/g35/g16/g32/g20/g30/g3/g28/g30/g22/g3/g1
15.c
Packet Pg. 865
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing)
15.c
Packet Pg. 866
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing)
15.c
Packet Pg. 867
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing)
15.c
Packet Pg. 868
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing)
15.c
Packet Pg. 869
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing)
15.c
Packet Pg. 870
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) From: Dave Hopkins
To: Stephen Rose
Cc: Rob Eastwood
Subject: Comment on 6th Cycle Draft Housing Element
Date: Monday, July 11, 2022 11:21:07 AM
Importance: High
Dear Stephen,
We are currently working on a plan to redevelop an existing, obsolete office building at 1475 Bascom Ave into a new, mixed-income 100% residential community which fits within the existing site conditions and places higher density homes within a short walk to the Hamilton light-rail station.
This property is currently identified as an opportunity site within the Draft 6th Cycle Housing Element, with an allocation of up to 60 units per acre.
The 1475 Bascom Ave property is uniquely positioned for high density residential development for the following reasons:
1. The property is near higher density zoning in San Jose, as well as existing high-density buildings in Campbell on the other side of Hamilton Ave.
2. The property is large at 3.5 acres, allowing for efficient use of land without exceeding heights of about 75 feet, yet while respecting the public trail and existing sensitive habitat along Los Gatos Creek.
3. Adjacent properties are commercial, therefore there would not be direct impacts to lower density neighborhoods.
4. The property is within a 5-minute walk to the Hamilton light rail station, and directly adjacent to the Creek Trail and Basom Ave, which offer convenient, safe pedestrian walkability.
5. The property is proximate to jobs and shops along the Bascom Ave corridor, minimizing travel distances by residents using a car.
1475 Bascom Ave is an appropriate location for the highest densities that would be allowed within the housing element. We respectfully request that the City adjust the 1475 Bascom Ave property on the opportunity site list to allow for up to 75 units per acre, as this density would provide much needed housing towards the City’s RHNA allocation by optimizing land located in an appropriate location for density.
We look forward to having the opportunity to meet and present our initial thoughts for the site.
Sincerely,
Dave Hopkins
David N.P. Hopkins
Chief Operating Officer, Development
901 Mariners Island Boulevard, Suite 700
San Mateo, CA 94404
(650) 377-5712
www.srgnc.com
15.c
Packet Pg. 871
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing)
15.c
Packet Pg. 872
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) July 21, 2022
Campbell Planning Division70 N. First StreetCampbell, CA 95008 Re: Campbell needs transformative parking measures to eliminate development constraints Dear City of Campbell Planning Division,
TransForm is a regional non-profit focused on creating connected and healthy communities thatcan meet climate goals, reduce traffic, and include housing affordable to everyone.
We applaud Campbell’s work to date on the Draft Housing Element. However, to meet housing,transportation, and climate goals, Campbell needs to expand on its successful programs andinitiate some new ones.
In particular, there will need to be an effective mix of:● Planning for growth in walkable areas near transit● Reducing the amount of parking mandated for housing and providing incentives andprograms to drive less (Transportation Demand Management or TDM)● Developing sufficient programs to meet affordable home targets of RHNA We appreciate that Campbell considers parking as a massive constraint on developmentthroughout the draft Housing Element, especially related to meeting RHNA requirements.Campbell currently requires 2 or more spaces per unit in almost all zoning districts, and withoutany clear commitment to considerably reducing required parking, we see a disconnect betweenunderstanding parking as a constraint and taking action.
Program H-3a, which proposes to consider reducing parking standards in areas near transit, isan important first step in reducing parking as a development constraint. However the programcurrently lacks any solid commitment to specific policies, only a promise to consider them. Asthis program is a holdover from a previous housing element, we believe Campbell needs abetter defined plan for reforming outdated parking standards this cycle. 560 14TH STREET, SUITE 400, OAKLAND, CA 94612 | T: 510.740.3150 | WWW.TRANSFORMCA.ORG 1 15.c
Packet Pg. 873
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) The need to eliminate or greatly reduce parking minimums is more important than ever.Eachnew parking space costs $30,000-$80,000. 1 With inflationdriving up construction costs sincethese estimates, two spaces may now cost up to $200,000. Beyond construction costs, parkingtakes up essential space that could provide more homes, services, or community amenities.
TransForm recommends that Campbell consider the following policies in the Housing Element:1. Funding a dedicated study of parking reforms, particularly how smart parking policiescould positively impact housing, transportation and other goals.2. Requiring unbundled parking for certain developments in the Transit Station OverlayDistrict. This is easier for building managers to implement now with new parking techtools likeParkade.3. Expanding Transportation Demand Management program by requiring provision of VTASmartPass memberships to each resident.
To show the tremendous transportation and climate benefits of these policies, as well as someof the financial savings for residents and reduced costs for development, we have used ourGreenTRIP Connect tool tocreate scenariosfor a potential future development site at 500 E.Hamilton Ave. This site is identified in Campbell’s draft Housing Element Site Inventory as being“Transit Oriented Mixed Use” and the landowner has interest in re-developing the site ashousing. This also means this development would be allowed to provide slightly fewer parkingspaces based on its proximity to transit. TheCaliforniaOffice of Planning and Researchrecommends GreenTRIP Connect as a tool to use while developing General Plans and isespecially useful during the development of Housing Elements (the tool is free to use andsupports better planning at the site and city-wide level).
By implementing the strategies above at 500 E. Hamilton Avenue, GreenTRIP Connect predicts:
1. With unbundling and providing transit passes at this site, we saw a 27% decrease inparking and resident transportation savings of $4,464 per year.2. With right-sized parking, incorporating the benefits of good location, unbundled parkingand free transit passes, the development would cost $11,337,500 less to build relative tocurrent parking standards.3. When combined with 100% affordable housing these strategies resulted in an incredible61% reduction in driving and greenhouse gas emissions for the site, compared to the cityaverage.4. If an affordable development with smart parking strategies were built on this site eachhousehold would drive 6,508 less miles per year creating a greener and safercommunity. 1 https://www.shoupdogg.com/wp-content/uploads/sites/10/2016/05/Cutting-the-Cost-of-Parking-Requirements.pdf 2560 14TH STREET, SUITE 400, OAKLAND, CA 94612 | T: 510.740.3150 | WWW.TRANSFORMCA.ORG
15.c
Packet Pg. 874
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) By reducing the number of community members that face extreme housing cost burdens,getting priced out of their community, and/or becoming unsheltered. Residents, new and oldalike, will greatly benefit from the reduction in vehicle traffic and associated air pollution (seescenarioshere).
In addition to parking and transportation strategies, we applaud some of the proposed strategiesto support more affordable homes, since these would have such tremendous benefits as notedin the GreenTRIP scenario. One of the most important is Program H-1c which outlines an“Affordable Housing Overlay Zone” to allow for greater density and streamlined review ofaffordable developments. This program is a cost-effective complement to strategies focused onhousing production.
The GreenTRIP scenarios and the chart on the final page of our Scenario document also showthe imperative of programs to accelerate development of affordable homes, like Program H-1c.Not only do lower-income households use transit more and drive much less than average, butsuccess in this area can help provide homes for unsheltered individuals and families. Acommitment to these programs will show that Campbell is committed to planning for all levels ofthe 1,685 RHNA BMR units anticipated in this cycle.
Please let me know if you have any questions. TransForm hopes this information explains whyCampbell should make parking reform a priority in the Housing Element update.
Sincerely,Kendra MaHousing Policy [email protected] 3560 14TH STREET, SUITE 400, OAKLAND, CA 94612 | T: 510.740.3150 | WWW.TRANSFORMCA.ORG
15.c
Packet Pg. 875
Attachment: Public Comments (Review Proposed Modifications to Campbell's Plan for Housing) # Comment Source Comments Details Response Housing Element Modification 1 2022.06.11 ‐ Heidi Frederick
Concerns/questions regarding redevelopment of
175 W. Rincon Avenue and housing
policies/programs that will be assist tenants that
are evicted.
Staff informed resident that there are no active permits under review for 175 W. Rincon Avenue. Permits under review by the City may be found using the City's Interactive GIS Permit Center available online as follows:
https://www.campbellca.gov/1279/Public‐Records or by creating an account and researching a specific address at MyGovernmentOnline.org. Several policies are targeted at assisting renters and tenants including, but not limited to, the following: Policy H‐5.1: Renter Protections; Program H‐5a: Education on Fair Housing Laws; Program H‐5w: Know Your Rights Flyers; Program H‐5u: Renter Support.
None required.
2 2022.06.11 ‐ Joseph
Gemignani (part 1)
Recommendation to redevelop older
industrial/commercial properties into housing and
look for ways to avoid creating jobs to improve
job/housing balance.
The Housing Opportunities Sites identified by the City Council include a number of older industrial/commercial properties. While the Council may consider adopting policies to discourage job creation, staff would advise against inclusion of such policies in the Housing Element which is intended to focus on the preservation, protection, and development of housing meeting the needs of the community.
None required.
3 2022.06.11 ‐ Joseph
Gemignani (part 2)
Concerns regarding state density bonus law
concessions and waivers to architectural design
requirements outlined on page 263 of the PDF
(page III.A‐13 in the document).
State density bonus law provides concessions and waivers which allow developers to deviate from development standards. The reference point indicated on page 263 refers to a review of the City's 5th Cycle Housing Element (not the 6th Cycle Housing Element Programs).
Added a bookmark to direct readers to the 6th Cycle Housing Element Policies and Programs.
4 2022.06.14 ‐ Alison Cingolani Acknowledgement of receipt of draft Housing Element. No response required. None required.
5 2022.06.21 ‐ Emily Ann
Ramos ‐ SV@Home
Suggestion on a number of policies that the City
may consider adding/adapting into the Housing
Element.
In response to recommendations from SV@Home: 1) added rental survey to Program H‐5c , 2) requiring tenant relocation assistance by property owner was not added as a program. Program H‐2i notes offering tenants information regarding relocation assistance , 3) No additional eviction protections were added, 4) Rent control was added to BMR units which mirrors AB 1482 no other housing types were added, 5) no program was set to limit security deposits, 6) Fair chance ordinance was not a high priority of the PC/CC and therefore not revisited for discussion, 7) Program H‐5.i provides for meditation assistance rather than legal counsel, 8) Program H‐2i provides for notification of conversion, 9) Rental inspections will be too costly for city staff to administer, program added to indicate financial support for a state or regional program, 10) Programs H‐5a, H‐5b, H‐5c, and H‐5l focus on education. An education center is not proposed, 11) A rental application portal would be too much for the City to administer 12) Program H‐5c provides for multilingual information, 13) No additional ordinance to extend state timelines are proposed as state law may change.
Program H‐5c edited to add a rental survey program and H‐1k added to include support for a common rental application portal.
6 2022.06.28 ‐ Nancy
Tepperman
Questions why the City lost the Housing Program
Coordinator position, the difference between no
valid issue and no valid basis for complaints on page
60 of the PDF (page H.II‐44 in the document),
questions use of female‐headed households (vs.
single parent households), and identifies various
typos in the document. Further, questions why
NOCA and SOCA have been identified for removal,
why the southwest section of Campbell is being left
untouched. Recommends the City to reduce parking
requirements for affordable housing.
The City's Housing Program Coodinator position was eliminated as a cost savings measure. Added definitions for "no valid issue" and "no valid basis". Retained use of the term 'female‐headed' household as a requirement from the state. Typographical changes made in response to comments. The NOCA and SOCA plans have been identified for removal as they contain antiquated provisions that will be addressesed as part of the City's related Objective Standards update. The southwest section of the City of Campbell (i.e., San Tomas Area Neighborhood) was reviewed for housing opportunities but did not have sites that scored highly enough to be included as housing opportunity sites. Separately, redevelopment of the San Tomas Area Neighborhood is anticipated as a result of SB9 and SB10 development as provided for by Program H‐1g: SB 10 Ordinance. The City is exploring reduced parking requirements as part of the following policies Program H‐1c, H‐1j, and H‐3a.
Typos corrected; added definitions for "no valid issue" and "valid basis". 7 2022.06.29 ‐ Elliot Scozzola
Recommends that new housing be built around the
Hamilton 880 corridor near the lightrail station, the
former Fry's Electronics and Elephant Bar, and
within the tallest building at the Pruneyard.
The Housing Opportunities Sites inventory includes opportunity housing sites around the Hamilton Light Rail Station, former Elephant Bar, Fry's Electronics, and within the Pruneyard. None required. 8 2022.07.01 ‐ Kathie Betts
1. Is there a definition of this designation that
provides information on design
requirements/standards like FARs, building heights
etc.?
The following description is included in the Draft General Plan: Commercial‐Corridor Mixed‐Use (CC‐MU): This designation generally consists of higher density residential, and mixed‐use development that is generally located along Class I and Class II Arterial Roadways, such as Bascom Avenue, Hamilton Avenue, Winchester Boulevard, and parts of Campbell Avenue. Mixed‐use residential projects are strongly encouraged within this designation but are not required. Allowable Density: Up to 60 dwelling units per gross acre. Allowable FAR: 1.0.
2. The designation implies that there may be a
commercial component that is required along with
the residential. Is this correct?
The potential for mixed‐use is being studied. Whether mixed‐use development will be required, optional, or even allowed at the planned for densities or floor area ratio is also subject to change.
3. If 2 above is correct, is their specified amount
and expectation re they type of commercial use?
We’ll be revisiting the land use designations and assumptions later this year as well as working on the adoption of objective standards.
4. If 2 above is correct, can the office/community
spaces in a residential use fulfill the commercial
requirement?
See response to question 3. None required.
15.d
Packet Pg. 876
Attachment: Public Comment Matrix (Review Proposed Modifications to Campbell's Plan for Housing) # Comment Source Comments Details Response Housing Element Modification
5. Although there is a max. density, can state
density bonus law be used to increase the max.
density?
Yes, but the maximum allowable 'base/conforming' density may be reduced prior to adoption.
6. Once the GP/Zoning are updated per this Housing
Element process, developers proposing to build
100% affordable developments will be eligible to
use the ministerial entitlement processes, like SB35
or AB2162 assuming the other objective standards
can be met? Please confirm.
Pending adoption of local ordinances to implement and zoning districts to implement land use designations called for by the General Plan and Housing Element update. The City seeks to have objective standards in place before that date as well.
9 2022.07.05 ‐ Adam
Buchbinder ‐ Campaign
Identified six areas of concern as follows:
1) First, the City should commit to, rather than
consider, reducing its minimum‐parking
constraints.
2) Second, the City must finally execute its 21‐year‐
old General Plan program to “allow[]
higher FARs,” i.e., floor‐area ratios.
3) Third, the City must recognize that its current
approval process for missing‐middle
housing has been a failure, and streamline that
process so as not to require
discretionary approval.
4) Fourth, the city must establish zones for mixed‐
use development, so as not to require
discretionary approval.
5) Fifth, the city should ensure that tenants’ rights
are effectively communicated to them,
via conspicuous public postings or directly.
6) Sixth, the city must rewrite overly‐complex
regulations which cannot be modified in their
current state, and which require spurious variances
and discretionary approvals.
1) Parking reductions will need to be studied before making changes. It is anticipated that some level of parking reductions will be adopted. 2) Density increases are proposed in Program H‐1c, H‐1K, H‐5s, H‐5t, 3) Program H‐ 2d addresses missing middle. 4) Program H‐1f and H‐1j address mixed use development. Programs H‐1c, H‐3d, and H‐3e provide for different types of ministerial review, 5) Program H‐2i & H‐5w discusses education of tenant rights. 6) Policies and programs in the housing element are intended to make housing development easier.
Updated Program H‐3a: Reduce Parking Standards to address a lack of commitment to reduce parking standards.
10 2022.07.06 ‐ Lisa Brancatelli ‐
Valley Water
Encourages inclusion of various policies aimed at
maximizing water efficiency to help ensure that
water supply is capable of reliably satisfying
demand.
Staff intends to include policies responsive to recommendations as part of General Plan update. None required as part of Housing Element ‐ to be addressed as part of General Plan. 11 2022.07.11 ‐ Ken Hoffman
and Joseph Zegler
Indicates that they have no intention to redevelop
their properties during the 2023‐2031 planning
period and expresses concern with the impact to
the leasing of their buildings as a legal non‐
conforming use.
The City has identified the subject properties as potential housing opportunity sites where there is no requirement for the owner to have an expressed interest in redevelopment for such inclusion. The sites are already designated for mixed‐use development and would be considered for higher density mixed‐use development under the plan. Any legal non‐conforming use of the properties in question would be governed by Campbell Municipal Code Section 21.58 ‐ Nonconforming Uses and Structures.
None required.
12 2022.07.12 ‐ Dave Hopkins
Expresses interest for the base density of 1475 S.
Bascom Avenue (a housing opportunity site) to be
increased to 75‐units per acre, where presently
studied at a maximum density of 60‐units per acre.
While the allowable densities may be reduced, any proposal to increase density would require Council authorization and would not be covered by the General Plan, Housing Element, or related Environmental Impact Report (EIR). Greater densities may be allowed in accordance with state density bonus law, the City's AHOZ (Affordable Housing Overlay Zone) if and when adopted, or by pursuing authorization from the City Council to pursue a General Plan map amendment.
None required.
13 2022.07.21 ‐ Kendra Ma ‐
TransForm
Expresses interest in Smart Parking Policies and VTA
Smartpass Membership Programs
Program H‐3a will include a study of parking standards; through the preparation of the environmental impact report the City intends to establish clear standards/thresholds of significance to trigger a transportation demand study which will include VTA Smartpass Membership programs as a consideration where appropriate.
None required.
15.d
Packet Pg. 877
Attachment: Public Comment Matrix (Review Proposed Modifications to Campbell's Plan for Housing)
CITY OF CAMPBELL
City Manager’s Office
August 5, 2022
Paul McDougal, Senior Program Manager
State Department of Housing and Community Development
C/O Land Use and Planning Unit
2020 W. El Camino Ave., Suite 500
Sacramento, CA 95833
[email protected]
RE: HCD Submittal Draft of Campbell’s Plan for Housing (2023-2031 Housing Element)
Dear Mr. McDougal,
This letter serves to transmit the City of Campbell’s draft sixth cycle Housing Element (“Campbell’s Plan for Housing”) that encompasses the 2023-2031 planning period.
As an introduction to the document, we wanted to emphasize several guiding principles and focus areas within Campbell’s Plan for Housing that we believe are important for Housing and Community Development’s (HCD’s) review and consideration.
First, we want to assure HCD that Campbell has recognized the housing challenges that currently exist within California that are acutely prevalent within the San Francisco Bay Area and within Santa Clara County. As Campbell currently has a jobs / housing ratio of 1.62 (number of jobs per housing units), and a median home price which is over $1.4 million, we acknowledge the need to intentionally implement land use changes, programs, and policies to address housing affordability challenges and provide the tools necessary to exceed the City’s R egional Housing Needs Allocation (RHNA). In addition, Campbell has embraced the need to implement housing policies that affirmatively further fair housing by increasing outreach to all members of the community and implementing programs that allow equitable access to housing an d resources among different populations while addressing legacy issues associated with concentrations of affluence and poverty.
The following key areas of the update process have represented this focus:
• Outreach – Campbell conducted an extensive public outreach effort to facilitate broad stakeholder engagement as part of “Campbell’s Plan for Housing”, which includes
15.e
Packet Pg. 878
Attachment: HCD Cover Letter (Review Proposed Modifications to Campbell's Plan for Housing) Campbell’s Plan for Housing (2023-2031 Housing Element Update) Page 2 of 3
o Postcard mailings to all addresses in Campbell.
o Advertisements on the front page of Campbell’s newspaper (The Campbell Press) over a two-month period and within the Campbell Recreation Guide which is distributed to every household in Campbell.
o Pop-up booths at Campbell’s Farmer’s Market and seasonal festivals (Octoberfest) that included engaging mapping exercises for the community to participate in. o Distribution of flyers in English and Spanish.
o Creation of an Online Housing Survey completed by over 425 persons. o Targeted email messaging campaign (with opt in lists) that sent email updates to over 4,000 contacts.
o Five Community Outreach meetings, eight Meetings with Community Groups and Service Providers, and four Roundtable meetings with Affordable and Market Rate Developers.
o Facilitation of over 20 meetings with the public and developers through an advertised online appointment system.
• Residential Density – Recognizing that sufficient affordable housing can only be achieved through higher density development, Campbell has significantly increased its residential densities. Prior to this Housing Element, Campbell’s high density residential districts were planned for 27 dwelling units per acre. Under Campbell’s Plan for Housing, Campbell has created three new high density residential districts, including the new Transit Oriented (75 du/acre), Commercial Corridor (60 du/acre), and High Density (45 du/acre) districts.
Campbell’s Transit Oriented designation surrounds the three light rail stations in the city and aligns with regional and state principles regarding Transit Oriented Development.
• Housing Opportunity Site Buffer – Campbell’s assigned RHNA for the 2023-2031 cycle is 2,977 units. As an initial target, Campbell has identified housing opportunity sites and identified residential densities that would allow for the development of up to 6,640 units, a target that is over two times higher than the City’s RHNA. As identified further below, Campbell intends to evaluate further reductions in this target and would appreciate HCD’s assistance during this process.
• Affirmatively Furthering Fair Housing (AFFH) and Housing Opportunity Sites – Campbell wants to ensure that residents of new housing development planned under the Housing Element have equal access to resources (schools, transportation, shopping, parks).
For this, Campbell conducted extensi ve AFFH mapping of these resources to guide the placement of housing opportunity sites in the City.
• Close Engagement with Service Providers – Campbell staff conducted multiple meetings with known service providers in the city to identify the needs of special needs populations and under-represented groups, in order to ensure that new housing and housing policies to be implemented under Campbell’s Plan for Housing meet the needs of these groups.
15.e
Packet Pg. 879
Attachment: HCD Cover Letter (Review Proposed Modifications to Campbell's Plan for Housing) Campbell’s Plan for Housing (2023-2031 Housing Element Update) Page 3 of 3
Coordination with HCD Staff and Feedback
Prior to submitting Campbell’s Plan for Housing to HCD for review, Campbell staff proactively contacted HCD staff several times for initial feedback and direction on key elements of the Housing Element, This include d a v ideo-conference meeting and subsequent emails between Campbell and HCD staff . HCD staff was very responsive and constructive in providing feedback, including a reference of other Housing Elements as case studies. We deeply appreciate this initial guidance and have incorporated this feedback into Campbell’s Plan for Housing.
Public Review and Revisions
Consistent with State Law, the City distributed Campbell’s Plan for Housing for a 30-day public review between June 9, 2022 and July 11, 2022. Public notification including social media posting, notifications to over 4,000 individuals through emails, and notices on the front page of Campbell’s local newspaper (The Campbell Press).
The City received thirteen (13) comments with feedback on areas such as enhanced renter protections, modifications to parking standards, and individual housing opportunity sites. At its meeting of August 2, 2022, the City Council reviewed these comments closely and made several modifications to the Housing Element in response, including the creation of new p rograms and modifications to proposed programs and actions.
HCD Review and Next Steps
We look forward to working closely with your staff on their review of Campbell’s Plan for Housing to ensure that Campbell exceeds HCD’s expectations and standards.
As noted above, Campbell intends to further evaluate the Housing Opportunity sites to be included in the Final Campbell’s Plan for Housing document. As the initial list of Opportunity sites provides for residential development that is double the City’s assigned RHNA, we intend to further evaluate any necessary reductions, based on public feedback, further technical analysis of site development feasibility, and environmental issues as identified in the Environmental Impact Report (EIR) that is currently under preparation . The City anticipates conducting this review in the fall and winter of this year, following completion of the EIR process and after receiving HCD’s feedback from this initial 90 day review.
The City would appreciate any direction and feedback from HCD that would assist the City in this evaluation and decision making process.
On behalf of the City of Campbell, thank you for the review of this draft Housing Element. We look forward to receiving your feedback.
Sincerely,
Brian Loventhal
City Manager
City of Campbell
15.e
Packet Pg. 880
Attachment: HCD Cover Letter (Review Proposed Modifications to Campbell's Plan for Housing) Tentative Project Schedule
June July August September October November December January February March April May Administrative Draft Review Draft General Plan Published w/ EIR Final General Plan Review General Plan Adoption CC Meeting (Aug. 2 // Subject Meeting) Review/Response to HCD Feedback (Late Nov.) Final Housing Element Review Housing Element Adopted
HCD Submittal Due: January 31st HCD Adoption Deadline: May 31 EIR Administrative Draft Review EIR Published w/ General Plan EIR Reponse to Comments EIR Certified Project Kick‐Off Objective Standards Adopted
CC Meeting #1 CC Meeting #2 CC Meeting #3 CC Meeting #4 & 5 PC Meeting #1 PC Meeting #2 PC Meeting #3 & 4
Public Meetings Series #1 Public Meeting Series #2 Public Meeting Series #3 Phase 1: Kick‐Off / Community Outreach & Education Phase 2: Preparation/Review of Administrative Draft Standards Phase 3: Objective Standards Finalized EIR Public Comment
Community Survey Comment Period (August 1st to October 17th ) 2022
Objective Standards
2023
General Plan PC/CC Meetings: Community Design Element Review, Land Use Refinements Housing Element
Public Comment Period (Jun. 9 to Jul. 11)
HCD Submittal #1 (Aug. 5 to Nov. 3 // 90‐day review) HCD Submittal #2 (Dec. 23 to Feb. 21 // 60 day review) PC/CC Meetings: Housing Opportunity Site Refinement
15.f
Packet Pg. 881
Attachment: Project Schedule (Review Proposed Modifications to Campbell's Plan for Housing)
City
Council
Report
TITLE: Council Committee Reports
RECOMMENDED ACTION
That the City Council report on activities from their committee assignments.
DISCUSSION
This is the section of the City Council Agenda that allows the City Councilmembers to report on items of interest and the work of City Council Subcommittees.
MAYOR RESNIKOFF:
City Attorney Performance/Compensation Subcommittee
City Clerk Performance/Compensation Subcommittee
City Manager Performance/Compensation Subcommittee
Silicon Valley Animal Control Authority Board (SVACA)
West Valley Clean Water JPA
West Valley Mayors and Managers
West Valley Sanitation District
West Valley Solid Waste Authority JPA
VICE MAYOR BYBEE
Advisory Commissioner Appointment Interview Subcommittee City Attorney Performance/Compensation Subcommittee
City Clerk Performance/Compensation Subcommittee
City Manager Performance/Compensation Subcommittee
Cities Association of SCC Representative
Downtown Subcommittee
Finance Subcommittee
Friends of the Heritage Theater Liaison
Association of Bay Area Governments (Alt.)
Cities Association Selection Committee & Legislative Action Committee (Alt.) Silicon Valley Animal Control Authority Board (SVACA) (Alt.) Valley Transportation Authority Policy Advisory Committee (Alt.) West Valley Mayors and Managers (Alt.)
COUNCILMEMBER GIBBONS:
Association of Bay Area Governments Executive Committee** Item: 16
Category: COUNCIL COMMITTEE
REPORTS
Meeting Date: August 2, 2022
16 Packet Pg. 882
Council Committee Reports Page 2 of 3
Campbell Historical Museum & Ainsley House Foundation Liaison Cities Association of SCC Selection Committee & Legislative Action Committee Education Subcommittee
Legislative Subcommittee
Silicon Valley Clean Energy JPA Board of Directors & Executive Committee (SVCE)
County Library District JPA Board of Directors (Alt.)
SCC Housing and Community Development Advisory Committee (Alt.)
COUNCILWOMAN LANDRY
Advisory Commissioner Appointment Interview Subcommittee County Library District JPA Board of Directors
Downtown Subcommittee
Education Subcommittee
Economic Development Subcommittee
Recycling and Waste Reduction Commission of SCC**
Santa Clara Valley Water District: County Water Commission
Cities Association of Santa Clara County Representative (Alt.) State Route (SR) 85 Corridor Policy Advisory Board (Alt.) West Valley Solid Waste Authority JPA (Alt.)
West Valley Clean Water JPA (Alt.)
COUNCILMEMBER LOPEZ:
Association of Bay Area Governments
Economic Development Subcommittee
Finance Subcommittee
Legislative Subcommittee
SCC Housing and Community Development Advisory Committee State Route (SR) 85 Corridor Policy Advisory Board
Valley Transportation Authority Policy Advisory Committee
Campbell Historical Museum & Ainsley House Foundation Liaison (Alt.) Friends of the Heritage Theater Liaison (Alt.)
Santa Clara Valley Water District: County Water Commission (Alt.) Silicon Valley Clean Energy JPA Board of Directors Executive Committee (Alt.) West Valley Sanitation District (Alt.)
**appointed by other agencies
Prepared by:
Andrea Sanders, Interim City Clerk
16 Packet Pg. 883
To: Honorable Mayor and City Council
Date: August 1, 2022
From: Andrea Sanders, Deputy City Clerk
Via: Brian Loventhal, City Manager
Subject: Desk Item 12 – City Clerk Job Description
Please see attached the revised C ity Clerk Employment Agreement to include the referenced City Clerk Job Description.
This desk item will be added to the public agenda packet online.
City of Campbell
MEMORANDUM
City Clerk’s Office
CITY OF CAMPBELL
CITY CLERK EMPLOYMENT AGREEMENT
This Agreement is between the City of Campbell, a municipal corporation and general law City ("City") and Andrea Sanders ("City Clerk"). It is effective August 2, 2022.
WHEREAS, Campbell voters approved the conversion of the office of City Clerk from an elected to appointed position at the November 2, 2012 General Municipal Election;
WHEREAS, the City Council will appoint the City Clerk pursuant to Government Code Section 36510;
WHEREAS, Andrea Sanders desires to be employed by the City as its appointed City Clerk; and
WHEREAS, the City desires to provide certain benefits, establish certain conditions of employment, and to set working conditions of the City Clerk.
NOW, THEREFORE, for and in consideration of each others' mutual promises, the undersigned parties agree as follows:
1. DUTIES: City Clerk agrees to perform the function and duties of the City Clerk as set forth in applicable State or local laws, ordinances, resolutions and policies, including the duties as outlined in the attached Job Description.
2. PAYMENT: During the term of her employment, commencing on August 2, 2022, City agrees to pay City Clerk for services rendered pursuant to this Agreement an annual base salary within the range adopted by the City Council for the position of City Clerk. The compensation for City Clerk as of the 2nd day of August, 2022, is Sixty-Five Dollars and Sixteen cents ($65.16) per hour and which amount may be adjusted from time to time. The compensation shall be payable in bi -weekly installments at the same time as other employees of City are paid. Compensation will be evaluated at least annually. This evaluation will include consideration of the salary range for the p osition; City's willingness/ability to grant increases, as well as merit increases; "across -the-board" increases; and such one-time payments and/or bonuses available or provided to management employees. Salary adjustments can be made by Resolution. The City Clerk shall be entitled to receive holidays, sick leave, disability, retirement, health, life and other insurance, and other benefits and compensation, including car allowance and City contributions toward deferred compensation plan, as provided to other City classified management employees. The annual base salary may be increased consistent with annual increases afforded classified management employees as adopted by Council resolution.
3. CONTINUING EDUCATION: During the term of this employment contract, continuing education shall be maintained toward achieving Master Municipal Clerk Designation, and such other continuing education as is annually approved by the City Council.
4. EVALUATION: The City Council shall review and evaluate the City Clerk upon the first six months of service and annually thereafter during the month of August. As part of the review process, a subcommittee of the Council may conduct a review and make recommendations to the Council. The City Clerk may also be reviewed and evaluated at any other times the City Council deems necessary and appropriate.
5. TERM: This Agreement shall remain in effect from year to year until terminated.
6. TERMINATION: Because an intimate and confidential relationship is necessary between the City Clerk and the City, the City Clerk understands and agrees that City Clerk serves at the pleasure of City, and may be terminated at the will of the City Council at any time and without prior notice, and without statement of reasons of grounds therefore. The City may terminate this Agreement at any time, provided City continues City Clerk's salary and benefits for a period of three (3) months from the date city Clerk vacates the position of City Clerk. The City Clerk shall not be removed during the sixty (60) day period following any change in membership of the Council except upon a vote of at least four/fifths of the City Council.
7. RESIGNATION: In the event City Clerk voluntarily c hooses to resign her employment, City Clerk shall give the City at least thirty (30) day's written notice so the City may undertake a reasonable effort to find a successor.
8. BONDS: City shall bear the full cost of any fidelity or other bonds required of Cit y Clerk under any law or ordinance.
9. NON-WAIVER: City's waiver of any term, condition or covenant, or breach of any term, condition or covenant shall not be construed as the waiver of any term, condition or covenant or waiver of the breach of any other term , condition or covenant.
1 0. ENTIRE AGREEMENT: This Agreement contains the entire Agreement between the City and the City Clerk relating to the matters contained herein. Any prior agreements, promises, negotiations, or representations not expressly set forth in this Agreement are of no force or effect. Subsequent modifications to this Agreement shall be in writing and signed by both City and City Clerk. 1 1 . SEVERABILITY: If any term, condition or covenant of this Agreement is held by a court of competent jurisdiction to be invalid, void, or unenforceable, the remaining provisions of this Agreement shall be valid and binding on the City and City Clerk.
12. GOVERNING LAW : This Agreement shall be governed and construed in accordance with the laws of the State of California.
13. EXECUTION: This Agreement may be executed in counterparts and will be binding as so executed.
The undersigned parties having read and understood the foregoing terms and conditions of this Agreement hereby agree to be bound thereby.
Dated: __________________ ___________________________ Andrea Sanders
City of Campbell:
Dated: __________________ by_________________________ Paul Resnikoff, Mayor
CITY OF CAMPBELL
CITY CLERK
DEFINITION
Under administrative direction of the City Council, plan, direct, supervise and coordinate all activities of the City Clerk’s Offic e; to provide information and maintain official City records; to conduct municipal elections as required; and other supplemental duties and related work as required.
TYPICAL DUTIES
Serve as Clerk to the City Council; serve as a memb er of the Executive Team; prepare City Council documents, postings and agenda s, ensuring compliance with the Brown Act, Political Reform Act, and all federa l, state and local laws pertaining to clerk operations and records; record and certify all ordinances and resolutions; conduct municipal elections in cooperation with the County of Santa Clara; serve as a filing officer for Economic Interest and Campa ign Disclosure statements; serve as custodian of the official City records; pl an and direct the maintenance, filing and safekeeping of all official municipal do cuments and maintain custody of the City seal; supervise the preparation, organizat ion, printing and distribution of the agenda for City Council meetings; manage annual recruitment of various City boards and commissions; attend and take minutes at all Council meetings; accept and process subpoenas, Appeals, and Claims; publish legal notices as required by government and municipal codes; Oversees the City’s bidding process by ensuring compliance with bidding procedures, schedu ling bid openings, processing bids that have been submitted, opening b ids, and notifying successful bidders of awarded contracts; administer requiremen ts of AB1234 and Campbell’s Statement of Values; develop and implement office s ystems and procedures; provide notary service for City related documents; administer Oaths of Office to elected and appointed City officials, department he ads, and City employees; prepare and administer the Clerk division budget; p articipate on special committees and assignments as required; perform adm inistrative research analysis and report writing; review Council reports and work procedures and recommend changes; assist the public and City staff by providing information and research assistance; maintain the City’s Municipal Code; build and maintain positive working relationships with the public and other City employees using principles of exceptional customer service, and per form other related duties as assigned.
EMPLOYMENT STANDARDS
Education and Experience: Equivalent to completion of a Bachelor’s Degree from an accredited college or university with major cour se
work in public or business administration or closel y
related field, plus three years increasingly respon sible experience in relevant and complex office
administration, (Possession of an AA degree plus si x
years experience may be substituted for a Bachelor’ s
Degree and three years experience)
Knowledge of: Applicable federal, state, and munici pal laws and procedures; election laws and procedures; political
reform requirements; business English, spelling and
arithmetic; budget principles; modern office practi ces, procedures, and equipment; principles of supervisio n,
training and performance evaluation.
Ability to: Provide information and organize materi al in compliance with laws, regulations and policies;
interpret and apply rules, laws and policies and
procedures and effectively apply them; meet the
public to understand their questions and provide
information; gather and analyze data and maintain
records; communicate effectively, both orally and i n
writing; maintain effective working relationships w ith those contacted in the course of work; work
independently and use good judgment when dealing
with sensitive issues; select, supervise, train an d
evaluate assigned staff; operate standard office
equipment, including a personal computer; work in a
standard office environment with some ability to si t for long periods of time, with prolonged exposure to a
computer screen and extensive public contact; atten d
meetings outside normal work hours; and travel to
various locations within and outside the City of
Campbell.
Possession of: Certification as a Municipal Clerk; a notary Public Commission and a Valid California Driver's License.
Est. 6/10
Rev. 6/20
To: Honorable Mayor and City Council
Date: August 2, 2022
From: Andrea Sanders, Deputy City Clerk
Via: Brian Loventhal, City Manager
Subject: Desk Item 15 – Public Comment
The attached public comm ent was re ceived in relation to I tem 15 Campbell ’s Plan for Housing.
This desk item will be added to the public agenda packet online.
City of Campbell
MEMORANDUM
City Clerk’s Office
Subject: FOR PUBLIC COMMENT: Campbell’s Draft Sixth Cycle Housing ElementFrom: Adam BuchbinderTo:[email protected],[email protected]:[email protected],[email protected],[email protected] August 1, 2022
To whom it may concern:
TheCampaignfor Fair HousingElementsisacoalitiondedicatedtoensuringthat everycityinCalifornia produces a Housing Element which complies with the California Department ofHousing and Community Development’s requirements. We have reviewed Campbell’s DraftHousing Element as of July 2 1 , as well as staff’scomments
2 on our previous letter
3 .
We appreciate staff responding to our questions point-by-point, and the edit that our letterprompted. We do not doubt the city’s desire to fulfill its legal and ethical obligations, but theHousing Element process is intended to bind the citytofutureconcreteactions. Westill haveconcerns with the revised language, and with the replies from the city. To recap, the issues are:
1. Parking requirements. The proposed programs are onlyto “consider” specific actions.2. Higher FARs. The proposed programs only address density or unspecified“development standards”, not FARs.3. Missing Middle. The proposed programs do not concernthe production of new housing.4. Mixed-use Zoning. The proposed programs do not commit the city to establishingmixed-use zones.5. Tenants’ Rights. The proposed programs do not ensure that tenants are informed oftheir rights.6. Regulations. Theproposedprogramsdonot explicitlyenumeratetheregulationswhichare unmaintainable and commit to reforming them.
Parking Requirements
First, “the City should commit to, rather than consider, reducing its minimum-parkingconstraints.” The city’s response here:
1) Parking reductions will need to be studied before making changes. It is anticipatedthat some level of parking reductions will be adopted.
It isunclear whether thisstudywill becompletedbeforetheFinal HousingElementissubmittedto HCD. As shown in the previous letter, thecity’sparkingrequirementsarenot basedonour 3 https://www.campbellca.gov/AgendaCenter/ViewFile/Agenda/_08022022-2563#page=841 2 https://www.campbellca.gov/AgendaCenter/ViewFile/Agenda/_08022022-2563#page=876 1 https://campbell.generalplan.org/s/Campbell-6th-Cycle-PRD-4_202206091753544002.pdf residents’ needsinthefirst place. It isunclear what wouldneedtobestudiedinordertojustifyreversing them.
Theedit (“UpdatedProgramH ‐ 3a:ReduceParkingStandardstoaddressalackofcommitmentto reduce parking standards”) changed this:
ReduceParkingStandards. Consider updatingtheMunicipal Codetoallowthefollowingparking reduction strategies in areas adjacent to light rail, and other parts of the Citywhich will not present impacts to residential neighborhoods To:
Update the Municipal Code to reduce parking requirements. The following parkingreduction strategies in areasadjacent tolight rail, andother partsof theCitywhichwillnot present impacts to residential neighborhoods, shall be considered Thecityisstill not makingaconcretecommitment toaparticular policy. Thisprogramcouldbefulfilled by considering, and then deciding not to followthrough on, any parking requirementreduction strategy. (Additionally, it appears that the city is considering to consider allowing acombination of unbundled and assigned parking.) ABAG has reviewed thirty-three letters sent by HCDto SCAG, SACOG, and SANDAG, andwarns 4 :
Generally, aprogramtostudyanissuewill receiveacommentaskingformoreconcreteactions. Vague language will likely be rejected, especially if a program is tied to aconstraint.
Higher FARs
Next, “the City must finally execute its 21-year-old General Plan program to “allow[] higherFARs,” i.e., floor-area ratios.” The city’s response:
2) Density increases are proposed in Program H ‐ 1c, H ‐ 1K, H ‐ 5s, H ‐ 5t.
ProgramsH-1c(establishanAffordableHousingOverlayZone),H-5s(local densitybonus),andH-5t (density bonus for employee housing) mention density, but not FAR; this is a separaterestriction. Densityrestrictsthenumber of homesinagivenarea;FARrestrictsthebuiltvolumein a given area. It’s possible to have permissive density and restrictive FARs; the result isrestrictive. 4 https://abag.ca.gov/sites/default/files/documents/2022-05/Summary_of_Housing_Element_Review_Letters_V6.pdf#page=4 ProgramH-1kdoesnot specificallymentionFARs, only“modifyingdevelopmentstandardsthatimpingeondensity”; if increasingFARstoexecutetheexistingGeneral Planprogramispartofthat program, it should be explicit.
Missing Middle
Next, “theCitymust recognizethat itscurrent approval processformissing-middlehousinghasbeen a failure, and streamline that process so as not to require discretionary approval”. Thecity’s response:
3) Program H ‐ 2d addresses missing middle.
Program H-2d concerns workforce housing, specifically the conversion of existing apartmentbuildings to below-market-rate, and has nothing to do with the approval of new housing.
Mixed-use Zoning
Next, “the city must establish zones for mixed-use development, so as not to requirediscretionary approval.” The city’s response:
4) ProgramH ‐ 1f andH ‐ 1j addressmixedusedevelopment.ProgramsH ‐ 1c,H ‐ 3d,andH ‐ 3e provide for different types of ministerial review While Programs H-1f andH-1j mentionmixed-usezoning, neither explicitlycommitsthecitytoestablishing mixed-use zones. Similarly, Programs H-1c, H-3d, and H-3e mention ministerialreview,butdonotmentionmixed-usezoning.TheHousingElementasitexistsdoesnotcommitthe city to establishmixed-usezones; it isentirelypossiblefor thecitytoexecutetheHousingElement as it exists, and still require discretionary approval of every mixed-use project.
Tenants’ Rights
Next, “the city should ensure that tenants’ rights are effectively communicated to them, viaconspicuous public postings or directly.” The city’s response:
5) Program H ‐ 2i & H ‐ 5w discusses education of tenant rights ProgramH-2i only concerns notification of tenants in below-market-rate apartments, but mosttenantsinCampbell liveinmarket-ratehousing. ProgramH-5wdiscussestenants’ rightsflyers,but not how to ensure that tenants reliably receive them. We encourage the city to requirelandlords to post or distribute those flyers.
Regulations
Lastly, “the city must rewrite overly-complex regulations which cannot be modified in theircurrent state, and which require spurious variances and discretionary approvals”. The city’sresponse:
6) Policies and programs in the housing element are intended to make housingdevelopment easier As above, we do not doubt the city’s intent, only the specificity of thecity’scommitments. AsABAGsummarized, “Vaguelanguagewill likelyberejected, especiallyif aprogramistiedtoaconstraint.” The Housing Element process can be intimidating, evenwhencitiesgointoit withthebest ofintentions. Webelievethat Campbell isdoingitsbest, andwewant tomakesurethatthecity’sHousing Element reflects its ambitions, and that HCDwill see that. Thank youagainfor yourtime and consideration.
Adam BuchbinderCampaign for Fair Housing Elements