Starter Home Projects

General Requirements

The following general requirements apply to starter home projects.

• Average Living Area. The average living area of a project may not exceed 1,750 square feet, calculated by dividing the total living area of all units (including the living area of any JADUs) by the total number of dwelling units, excluding any JADUs. Living area does not include parking areas, unfinished attics and basements, or half-stories.
• Affordable Housing. Starter home projects with 5 or more units are subject to the City’s 15% inclusionary housing requirement, in accordance with CMC Section 21.24.040, as amended by Ordinance No. 2337. Projects with 5-9 units may pay a fee to satisfy any whole or fractional affordable unit obligation. Projects with ten units must construct two affordable units. Please see the calculator on this webpage for an estimate of your affordable housing obligation.
• Accessory Dwelling Units (ADUs).  Only JADUs are allowed within a starter home project. Standard ADUs are prohibited. 
• Minimum Lot Size. All lots within the subdivision, excluding common lots, must have a minimum net area of 1,200 square feet in single-family (R-1) zones and 600 square feet in all other zones.
• Subdivision Standards. Subdivisions must generally take the form of standard fee simple lots or common interest developments (e.g., condominiums). No subdivision shall divide existing dwelling units into separate ownership or allow them to be sold individually (e.g., converting existing rentals into condominiums or splitting a triplex into separate saleable units). Please also review interim Chapter 20.13 (Subdivision Standards) and the interim revisions to Section 20.16.030 (Action on tentative parcel maps), as adopted by Interim Ordinance No. 2313 (which were incorporated by reference into Interim Ordinance No. 2321).
• Public improvements. The City may require construction of public improvements (e.g., sidewalk, curb, gutter, etc.) and dedication of additional right-of-way. Please contact our Land Development Engineering team at (408) 866-2150 or publicworks@campbellca.gov for further information.
• Refuse Management. Starter home projects must plan for the storage and staging of refuse, organics, and recycling receptacles, as provided by West Valley Recycles, the City's refuse hauler. 
• Parking. One parking stall (covered or uncovered) is required per unit, except for properties exempt from parking by Government Code § 65863.2, as as shown on the City's AB 2097 Map. Parking stalls must satisfy the requirements of MFDDS Section 4.040 (Parking and Loading).
• Site Improvements. Site improvements, including landscaping, lighting, and fencing is subject to MFDDS § 4.020 (Screening) and MFDDS § 4.030 (Landscaping and Lighting).
• Stormwater Management. On-site and off-site stormwater management shall comply with all applicable City requirements. If no homeowner’s association (HOA) is proposed to maintain stormwater improvements, the project must be developed entirely with impervious surface improvements (e.g., roadways, walkways, and other paved areas) and annexed into the City’s Community Facilities District (CFD), as specified by Interim Ordinance No. 2313.
• Architectural/Design Requirements. The design and architectural requirements of the Multi-Family Development and Design Standards (MFDDS) do not apply to starter home projects, except for the bird-safe window treatment requirement specified in MFDDS § 7.080 (Bird Safety), excluding subsection 1.B. 
• Technical Studies. An air quality report and an acoustical study are required but are typically deferred to the building permit review stage.
• Accessibility. Starter home projects with three or more units must comply with California Building Code Chapter 11A, including providing accessible paths, parking, and adaptable ground-floor units with features to support future accessibility upgrades.

Objective Standards

The following objective standards apply to all starter home projects based on the parcel's form-based zone (FBZ). Check your FBZ designation using our GIS Mapping Service.

APPLICATION PROCESS 

An application for a starter home project takes the form of a concurrent application for a Zoning Clearance and tentative map through the Planning Division, in compliance with the Housing Development Projects Application Checklist. This process incorporates both architectural and subdivision review of the starter home project. Applications are accepted electronically through the City's application center. The following illustrates the review process. 

Frequently Asked Questions. 

The following answers address common questions about eligibility, process, costs, and requirements for starter home projects.

Project Eligibility Questions 

• What’s the form-based zone of an (R-1) single-family residential property? In accordance with MFDDS § 2.040 (Relationship Between Zones and General Plan Land Use Designations), parcels within the Single-Family (R-1) Residential zoning district are assigned a presumed form-based zone designation of T3 Neighborhood (T3N).
  
• My (R-1) single-family residential property has an existing home I plan to demolish. Can I still apply? Yes. You may submit an application even if the existing home has not yet been demolished. Under the City’s implementing ordinance, a starter home project that includes demolition of an existing dwelling may qualify as “vacant” for eligibility purposes. However, the structure must be demolished prior to issuance of a building permit or recordation of the final map, as applicable. This requirement will be included as a condition of approval.
• What is the minimum number of units for a standard 6,000 square-foot (R-1) single-family residential property? Three units. An R-1 parcel typically has a Low Density Residential General Plan designation, which requires a minimum density of 19.8 units per acre. To meet this threshold, the project must propose at least three units: 3 × 43,560 (sq ft per acre) ÷ 6,000 (lot size) = 21.78 units/acre > 19.8 units/acre (minimum required).
• Can I file an "SB 330" pre-application for a starter home project? Yes. Starter home projects qualify, and filing a pre-application locks in development standards and fees. You must submit a full application within 180 days to preserve vesting rights. If the City determines your application is incomplete, you must provide the missing information within 90 days or the vesting protections will expire.
• How is minimum lot size calculated? Minimum lot size includes areas encumbered by easements for roads, utilities, and other common improvements, but excludes common lots governed by a homeowners’ association (HOA). In condominium or other common interest developments, only the lot on which the residential buildings are situated must meet the minimum size; the requirement does not apply to individual condominium (“airspace”) units.
• What is a remainder parcel? A remainder parcel is the portion of an existing lot that is not included in, and not exclusively dedicated to serving, the starter home project. It retains existing land uses or structures, is not proposed for new residential development, and is designated as a remainder pursuant to Government Code Section 66424.6. The lot area of a remainder parcel is excluded when calculating the number of units allowed under the applicable density.
• Can an existing single-family home remain on a remainder parcel? Yes. State law allows a remainder parcel to include an existing single-family residence or other lawful use. HCD has clarified that placing the existing home on the remainder does not affect eligibility for a starter home subdivision. The area outside the remainder may still be treated as “vacant” for purposes of meeting the lot-eligibility criteria, so long as all other requirements of the statute are met.
• Do local minimum lot size or density standards apply to a remainder parcel? No. A remainder parcel is not treated as a newly created lot and is not subject to local minimum parcel sizes or density requirements. State law requires that remainders retain existing uses, contain no new residential units, and not be exclusively dedicated to serving the project. The size and configuration of a remainder parcel are determined by the applicant, and the remainder is excluded from both the ten-parcel cap and the density calculation.
• Can I use Density Bonus Law? Yes, but the total number of units—including any density bonus units—must not exceed 10. You may request waivers or concessions under Density Bonus Law, including to exceed development standards such as height, subject to the limitations and procedures in Government Code Section 65915. 
• Can I count a JADU toward the unit limit or density? No. Junior ADUs (JADUs) do not count toward the 10-unit limit or the minimum density required for a starter home project. However, a JADU may count toward the total number of units for purposes of qualifying a project for State Density Bonus Law, which requires at least five total units before any bonus can be requested per the HCD Accessory Dwelling Unit Handbook, January 2025. 

Development Standard Questions

• Can I seek an exception to a standard? Yes. If an objective standard would physically prevent your project from achieving up to 30 dwelling units per gross acre, you may request an exception. The request must be included with your application and may only be granted to the minimum extent necessary to remove the constraint, without requiring a change to the proposed building type or reduction to the allowed average living area (1,750 square feet). However, consistent with state law, exceptions cannot be used to exceed the maximum height or number of stories.
• Can I remove a protected tree? Yes, with limitations. Trees with a diameter of 24 inches or less are exempt from the City’s tree protection regulations. Removal of larger trees is generally prohibited unless their preservation would prevent the project from achieving the allowed minimum density. In such cases, the project may be eligible for an exception, as discussed above.
• Is there a maximum floor area ratio (FAR) or lot coverage? No. Starter home projects are not subject to FAR or lot coverage standards.
• Can my project use 20-foot interior roadways? Yes, provided each unit has a 5-foot driveway to meet the minimum 25-foot vehicle backup requirement. In addition, the project must not trigger Fire Department “aerial access” requirements under Appendix D of the California Fire Code, as amended by the Santa Clara County Fire District (SCCFD). See the SCCFD Standards and Specifications website for details.
• Can air conditioners or heat pumps be located within required setbacks? No. Per MFDDS § 4.020.5.B.2(c), all equipment shall "be in compliance with the setbacks of the zone."
• What are the trash, recycling, and organics requirements? Each unit in a townhouse-style development must be provided with individual containers for trash, recycling, and organics. For stacked-unit projects, a shared trash enclosure or integrated waste storage room is required. Project designs must accommodate container staging and collection access. Please contact West Valley Recycles for specific service and design requirements.

Approval Process Questions

• Can I get a building permit before recording the final map? Yes. However, you must first execute and record a covenant and agreement that stipulates the conditions of early building permit issuance. In addition, you are required to provide security—such as a bond or letter of credit—for any required right-of-way improvements or dedications. For details, refer to Section 11 of the interim ordinance.
• How long does it take to obtain an approval? Typically, a conforming project can expect approval in 3 to 4 months, assuming two rounds of review. 
• Are there any public hearings or notices? No. Starter home projects are reviewed ministerially and are not subject to public hearings or discretionary approval. Public notice is not required.
• How much does it cost to apply? Smaller projects, typically with four or fewer units, have an application cost of approximately $15,000. Projects with five to ten units generally cost around $20,000.
• Where can I find recorded survey or subdivision maps? Survey maps, including records of survey, parcel maps, and final maps, are available through the Santa Clara County Surveyor Record Index, which provides an interactive viewer of recorded mapping documents.
• How long is an approval valid? A starter home approval is valid for 24 months. Within this period, either a final map must be recorded or a building permit must be issued, or the approval will expire.
• How does a starter home project differ from an urban lot split (SB 9 / SB 450)? Starter home projects under SB 1123 allow up to 10 units, must meet minimum density requirements, and may be located in multifamily, mixed-use, or single-family zones (if vacant). In contrast, urban lot splits under SB 9 are limited to two lots and up to two units per lot (4 units total), with no minimum density and only apply to parcels in single-family zones. However, SB 9 does not impose minimum lot sizes or unit areas; units are limited only by applicable floor area ratio (FAR) and objective zoning standards.

State Law and City Review Questions

• Can a project request waivers or concessions under State Density Bonus Law, and how does that affect local development standards? Yes. Under Government Code Section 65915, a project may request waivers of development standards, and the City must grant a waiver if a standard would physically preclude the project from achieving the permitted density. This may include standards such as setbacks, height, lot coverage, or similar requirements. Courts have interpreted this requirement broadly. In Bankers Hill 150 v. City of San Diego, the court held that a waiver must be granted to allow the project as designed, even if the project could be redesigned to comply with the standard.
• Can the City deny a housing development project that complies with applicable standards? No. Under the California Housing Accountability Act, the City may not deny or reduce the density of a housing development project that complies with applicable objective standards, including as modified through any exceptions, waivers, or concessions permitted under applicable state housing laws, such as the Starter Home Revitalization Act and State Density Bonus Law. Denial is only permitted if the City makes the required findings of a “specific, adverse impact” on public health or safety, as defined above.
• What qualifies as a “specific, adverse impact on public health or safety” that could justify denial of a housing project? Under the California Housing Accountability Act, a “specific, adverse impact” is a significant, quantifiable, direct, and unavoidable impact on public health or safety, based on objective, written standards in effect at the time the application is deemed complete. In practice, this generally involves a violation of building, fire, or other life-safety codes that cannot be mitigated. Generalized concerns or impacts that can be addressed through conditions do not meet this standard.
• If SB 1123 does not allow exceptions to height limits, how can a project exceed height standards? While SB 1123 does not authorize exceptions to height or number of stories, a project may still request a waiver or concession under California Density Bonus Law. If the project qualifies and demonstrates that a height limit would physically preclude achieving the permitted density, the City must grant the waiver. As a result, height may be increased through State Density Bonus Law, even though it is not modified through the SB 1123 exception provisions.
• Can the City require a public hearing or discretionary review for a starter home project? No. Starter home projects are subject to ministerial approval under state law. If a project meets all applicable objective standards and statutory requirements, the City must approve it without a public hearing or discretionary review.
• Are nearby property owners or residents notified of a starter home project? No. Starter home projects are subject to ministerial review under state law and are not required to provide public notice. Because the City’s review is limited to objective standards and does not involve discretionary decision-making, mailed notice and public hearings are not part of the process.
• Can neighbors appeal or request reconsideration of a starter home project? No. Because the approval is ministerial, there is no appeal process or discretionary reconsideration. The City’s role is limited to verifying compliance with objective standards and state law.
• Does the City have discretion to modify or condition a project beyond objective standards? No. The City may impose conditions only to ensure compliance with objective requirements (e.g., infrastructure, safety, or code compliance). It cannot impose discretionary design changes or reduce project intensity if the project complies with state law.
• Can the City delay approval to allow additional review or community input? No. State law establishes strict timelines and requires prompt ministerial review. The City cannot delay a qualifying project to conduct discretionary review or solicit additional public input.

• Can the City deny a starter home project based on neighborhood compatibility or community concerns? No. Subjective considerations such as neighborhood character, compatibility, or community opposition cannot be used as a basis for denial. Only objective, measurable standards may be applied.

Still Have Questions?

Please contact a planner at (408) 866-2140 or planning@campbellca.gov or visit us at City Hall.