Background
Starter Homes explained
Campbell describes Starter Home projects under SB 1123 as developments of up to 10 housing units created with a tentative map for 10 or fewer lots and reviewed through a streamlined ministerial process under state law. For qualifying projects, the City applies statutory requirements and objective standards rather than discretionary land-use review.
Starter Homes are not necessarily affordable homes
“Starter Home” describes a state-law development and approval pathway—not a guarantee of below-market prices. Qualifying homes may be sold at market rates without income eligibility or resale-price restrictions. By contrast, legally designated affordable homes generally have income and price or rent restrictions.
Campbell's inclusionary housing rules require qualifying Starter Home projects with five or more units to address an affordable-housing obligation. According to the City, five- to nine-unit projects may satisfy their obligation by paying a fee instead of providing affordable units on site; ten-unit projects must provide two affordable units. A six-unit Starter Home project could therefore contain only market-rate homes while satisfying the City's inclusionary requirements through a fee.
For White Oaks Manor: A development described as “Starter Homes” should not be called “affordable housing” unless its actual plans and affordability commitments establish that it will provide income-restricted units. See Campbell's Starter Home requirements →
What “ministerial” means here
The review focuses on whether an application satisfies applicable state-law eligibility requirements and objective local standards, rather than the discretionary approval process used for many traditional development applications.
Single-family parcels and vacancy
Campbell currently requires a qualifying R-1 single-family parcel to be vacant on the day the formal Starter Home application is filed. A property with an existing habitable house generally must therefore be demolished before the application can be submitted and reviewed, even though there may be no approved replacement project. This application-date deadline is expressly written into Section 2 of Interim Ordinance No. 26-2347, amending Section 4(C) of Ordinance No. 2334.
Application process
Campbell states that a Starter Home application is submitted as a concurrent Zoning Clearance and tentative-map application through the Planning Division. The project must satisfy the state-law framework and the City’s applicable objective requirements.
Starter Homes and SB 9 are different pathways
Starter Home projects can combine housing construction with a subdivision of up to 10 lots and up to 10 housing units. Qualifying projects are reviewed ministerially. Campbell’s Starter Home rules implement the SB 684/SB 1123 framework.
SB 9 urban lot splits are a separate pathway for qualifying single-family parcels. Campbell’s local SB 9 rules are addressed separately from its Starter Home rules.
Common questions
Starter Home FAQ
What is a Starter Home project?
A qualifying small-scale housing development reviewed under the state Starter Home framework, generally involving a subdivision and up to 10 housing units.
Are Starter Homes the same as affordable homes?
No. Starter Home status concerns eligibility for streamlined approval, not the eventual sale price or buyer income. Campbell requires Starter Home projects of five or more units to meet its 15% inclusionary housing requirement (City of Campbell, Starter Home Projects page, “General Requirements”). Projects with five to nine units may pay a fee instead of providing affordable units; ten-unit projects must provide two affordable units on site. Campbell's official guidance →
Is a Starter Home project the same as SB 9?
No. They are separate legal pathways with different eligibility and subdivision rules.
Does a demolition permit mean a Starter Home project is coming?
No. A demolition permit authorizes demolition. It does not establish which development application, if any, will follow. Navigating Vacancy and Demolition Rules →
Why was the 1124 Holmes application withdrawn?
The City issued an incompleteness review and the applicant later withdrew PLN-2026-53. The site documents that chronology but does not assign a motive beyond what the records establish. See the City incompleteness review and Version 1 deficiencies →
Will neighbors get a public hearing on a qualifying Starter Home application?
Starter Home review is ministerial rather than discretionary. Campbell’s official guidance should be consulted for the current notice and hearing rules that apply to a particular filing.
What demolition safeguards are neighbors asking Campbell to consider?
The proposed October 20 Council presentation outlines early eligibility screening, occupancy-history checks, vacant-lot safeguards and advance notice. These are neighborhood proposals, not current law. Read the proposals →
How can I find out when something changes?
Use the site update alerts, the City permit map, and the property pages on this site.