Dinuba City Council
March 11, 2025

City of Dinuba
Review of Past Accomplishments
2023-2031 Housing Element A6-3
persons with disabilities in the community by streamlining permitting and seeking funding for affordable housing development with prioritization of housing for special needs groups.

Large households face difficulties in securing affordable housing with a sufficient number of rooms which results in overcrowding. Chapter A2, Housing Needs Assessment, describes that there is a resource gap of 414 units with four or more bedrooms. There were no 5th cycle programs that specifically addressed the need for housing for large families. During the 6th cycle, the City will implement Housing Plan program 8 to support the development of affordable housing, prioritizing special needs housing including large housing units.

As noted in Chapter A2, Housing Needs Assessment, the majority of persons experiencing homelessness in the county were surveyed in Porterville, Tulare, or Visalia, with only 3 percent living elsewhere, including Dinuba. The 5th cycle housing element included Program 6.2.6, which directed the City to apply for Federal Emergency Shelter Grant funding to facilitate emergency shelters and other non-shelter assistance. There is one emergency shelter located in Dinuba offering short-term housing and basic amenities to those in need. Open Gate Ministries located on North K Street provides 34 beds, which is likely sufficient to provide shelter for unsheltered individuals in the city. The City has been successful in the provision of housing options and amenities and there are currently sufficient shelter beds in the city.

In order to continue to address the needs of the greater community, the City will implement programs 1 and 6 to support regional collaboration for homeless services and facilitate the development of more shelter housing beds. Program 13 introduces new actions for other supportive services for persons experiencing homelessness, including annual outreach and law enforcement training to better assist persons experiencing homelessness.

As described in Chapter A2, Housing Needs Assessment, farmworkers frequently experience high rates of poverty, barriers to securing housing, and often reside in overcrowded and poor housing conditions.

There are two income-based farmworker housing complexes operated by the Housing Authority of Tulare County and one privately owned housing project for 40 to 50 workers in Dinuba. There is a resource gap in available housing units for an estimated 926 farmworkers who reside in the city. The 5th cycle Housing Element included program 6.2.5, which directed the City to support housing for farmworkers through Community Development Block Grant and State HCD Farm Worker Housing Grant Employee housing program funds. Support for farmworker housing will continue into the 6th cycle, along with additional objectives and actions. Program 6 will remove constraints to development of employee housing in more zoning districts and program 8 directs the City to support the development of affordable housing, prioritizing special needs housing including farmworker housing.

In the 5th housing cycle, the City employed several programs to encourage the development of affordable housing units to address the needs of low- and extremely low-income (ELI) households. The 5th cycle housing programs included programs 6.2.1, 6.2.2, and 6.2.3 which reduced constraints to affordable housing through Zoning Code amendments and directed the City to apply for funding for development available to low- and very low-income households. However, there were very few units that were constructed for this income level during the 5th cycle, as described in Quantified Objectives below. As described in Chapter A2, there are currently 996 ELI households in Dinuba, and only 768 units affordable to those income levels in the city. Therefore, there is still an unmet need for affordable housing for lower-income and ELI households. To better meet the needs of ELI households, the City will implement new programs such as Housing Plan program 11 to connect ELI households with available housing assistance resources, including the HCV program. The City will also implement Housing Plan program 8 to support the development of affordable housing for residents with special needs, including ELI households, by implementing regulatory concessions and incentives that were not part of the 5th cycle such as expedited review, fee waivers, regulatory concessions, and local density bonuses.

Tulare County Association of Governments
Tulare County Regional Housing Element
A6-4
A6.3 Quantified Objectives
Table A6-1 summarizes the City’s progress toward meeting the 5th cycle Housing Element objectives to rehabilitate and conserve/preserve existing housing stock. The City did not meet the objectives made for housing rehabilitation. There were no units at risk of market rate conversion during the 5th housing cycle.

Table A6-1 Quantified Housing Objective and Achieved Accomplishments (2015-2023) Income Levels1
Rehabilitation Conservation/Preservation
Objectives Actual Objectives Actual
Very Low Income (<50% AMI) 30 1 – –
Low Income (50-80% AMI) – – – –
Moderate Income (80-120% AMI) – – – –
Above Moderate (>120% AMI) – – – –
Total 30 1 – –
1 Income levels are based on Area Median Income (AMI).

As shown in Table A6-2, the City did not reach its 5th cycle RHNA goals for any income category, but nearly achieved the RHNA target for moderate income group, with the least number of permits issued for low- and very low-income units.

Table A6-2 RHNA Progress (2015-2023)
Income Levels1 5th Cycle RHNA Permits Issued
Percent RHNA Progress
with Permits Issued
Very Low Income (<50% AMI) 106 50 47%
Low Income (50-80% AMI) 163 74 45%
Moderate Income (80-120% AMI) 121 119 98%
Above Moderate (>120% AMI) 470 332 71%
Total 860 575 67%
1 Income levels are based on Area Median Income (AMI).

The City’s shortfall on meeting RHNA requirements is largely attributed to private market forces, as the city had adequate land resources and utilities available to accommodate development.

A6.4 Review of Past Accomplishments
Table A6-3 provides a detailed program-level assessment of housing accomplishments during the 5th cycle Housing Element planning period.

City of Dinuba
Review of Past Accomplishments
2023-2031 Housing Element A6-5
Table A6-3 Review of Past Accomplishments
Program Description and Objectives Progress and Continued Appropriateness Goal 1: Assist in the development of adequate housing to meet the needs of extremely low-, very low-, low, and moderate-income households

1.1.1 The City will facilitate developers making application from FMHA Interest Subsidy programs, and will work with and assist those developers. The City will facilitate this by providing the necessary information for the application on the City’s website or in pamphlets, noticing and holding the required public hearing, and preparing a staff report to the City Council. The City also takes all actions necessary to expedite processing and approvals for such projects and will make available fee credits and density bonuses for developers agreeing to provide lower-income housing.

There have been no actions taken during the 5th cycle housing element for this program with no applications received. The City currently provides English language brochures on various housing programs from Self Help Enterprises on the City website and the Dinuba Public Works and City Hall offices.

Based on the action producing no outcomes for the 5th cycle, this program will not be continued into the 6th cycle.

1.1.2 HUD
Housing
Choice
Voucher
Program
The City will facilitate developers making application for HUD Housing Choice Voucher Program – New Construction allocations and assist those developers with gathering information. When a proposal for a new rental project is accepted, HUD enters a Housing Assistance Payment (HAP) contract with the owner, which guarantees rent assistance payments to qualified renters for a specified period up to 20 years.

There have been no actions taken during the 5th cycle housing element for this program with no applications received. The City currently provides English language brochures on various housing programs from Self Help Enterprises on the City website and the Dinuba Public Works and City Hall offices.

This program will be continued into the 6th cycle as Housing Plan Program 11 with new actions to facilitate educational workshops for property owners on the Housing Choice Voucher program and obtain input on challenges with the program.

1.1.3 The City will continue to facilitate developers making application to the California Tax Credit Allocation Committee, which issues bonds and provides tax credits to help fund development of multifamily development and rehabilitation. Developers are eligible to receive density bonuses if developers agree to provide certain levels of housing for special needs or lower-income groups. The City will facilitate developers by providing information needed for the application, noticing, and holding the required public hearing, and preparing a staff report to the City Council.

The Sierra Village affordable housing project was funded partially with tax credits issued through the California Tax Credit Allocation Committee. The second phase of this project was completed in early 2023 with a total of 107 units.

This program will be revised and continued into the 6th cycle as Housing Plan Program 8 as part of an umbrella program with additional actions to facilitate the development of housing for special needs populations and low-income households.

1.1.4 The City will continue to support and participate in any additional rental housing programs that are intended to provide non-market-rate housing in market rate rental projects. This project is seeking funding in part by bond monies from the California Tax Credit Allocation Committee. Further, this project will consist of 100 percent low-income units.

The City currently provides English language brochures on various housing programs for affordable rental housing through Self Help Enterprises on the City website and the Dinuba Public Works and City Hall offices.

Based on the action producing no outcomes for the 5th cycle, this program will not be continued into the 6th cycle.

Tulare County Association of Governments
Tulare County Regional Housing Element
A6-6
Program Description and Objectives Progress and Continued Appropriateness

1.1.5 The City will revise its permitting and recordkeeping process to better track the types of housing for which permits are sought. In particular, the City will record requests for permits for second units and other housing that will assist lower income groups, those in need of temporary housing, those with disabilities, and other special needs groups.

The City has primarily fielded requests for information and permitting for ADUs. In response, the City now offers floor plans for three different ADU designs, free of charge. In response to homelessness, the City partnered with Self Help Enterprises to construct 9 units for previously-unhoused individuals, within the Sierra Village affordable multi-family project.

Based on the on-going nature of this program, it will be carried over into the 6th housing cycle as Housing Plan Programs 2 and 6.

1.1.6 The City currently has no single-room occupancy (SRO) facilities, although the Zoning Ordinance permits boarding or renting rooms which are considered the equivalent of SRO units. SRO units are allowed in the RA, R and RM zoning districts. The City will prioritize appropriate funding sources to encourage the development of at least one SRO development within the planning department.

No developers have expressed interest in this program, and therefore no actions have been taken to complete this objective.

This program will be revised and continued into the 6th cycle as Housing Plan Program 6 as part of an umbrella program to facilitate the development of a variety of housing types.

1.2.1 Work closely with Self Help Enterprises and other partners to identify and apply for funding and locate appropriate lands identified in the Land Inventory for development of a variety of housing. Currently, the City and Self Help are coordinating on the Sierra Village project. In the past, the City has worked with Self Help Enterprises on the Viscaya Gardens and LincolnMcKinley Estates affordable housing projects.

The City maintains an inventory of available lands for multifamily residential housing development.

Based on the on-going nature of this program it will be carried over into the 6th housing cycle as Housing Plan Program 11.

1.2.2 The City has a close working relationship with Self-Help Enterprises (SHE) in Visalia, CA, which administrates the City’s HOME and CDBG Rehabilitation programs. If opportunities present themselves, the City will make efforts to secure reasonably priced land to purchase it, thereby lowering housing costs within grasp of affordable housing pricing. In the event opportunities present themselves, the City will engage SHE to construct a subdivision.

There were no opportunities to secure land during the planning period for a subdivision, however the City assisted SHE in securing land that was used to build the Sierra Village affordable multifamily housing project, which provided 107 units to extremely low- and low-income households, including farmworkers and formerly homeless individuals.

Based on the on-going nature of this program it will be carried over into the 6th housing cycle as Housing Plan Program 10.

City of Dinuba
Review of Past Accomplishments
2023-2031 Housing Element A6-7
Program Description and Objectives Progress and Continued Appropriateness

1.2.4 The City will coordinate with HCD to remove the restrictions of the HOME first-time homebuyer assistance program that currently do not allow homebuyers participating in a development program (i.e., mutual self-help housing) from utilizing HOME FTHB funding to purchase their homes. The City will work with HCD to remove this impediment and/or allow for a streamlined process of requesting an exception pursuant to 24 CFR

92.356(d) for projects/programs that will serve to further the purposes of the HOME Investment Partnerships Program and the effective and efficient administration of the City of Dinuba’s programs and/or projects.

While there has been no action related to removing restrictions, the City completed two first-time homebuyer loans during 2020 for qualified low-income families.

Based on the on-going nature of this program it will be carried over into the 6th housing cycle as Housing Plan Program 11.

Goal 2: Address and remove governmental and non-governmental constraints that limit the access to fair, affordable, and appropriate housing, including housing for those with disabilities.

2.1.1 Smart
Growth
“Smart growth” generally refers to development and planning standards that promote consolidation of services, convenient location of recreation and commercial facilities (“walk-ability”), and “new-urbanism,” which is essentially a return to planning principles from the mid-20th century. These principles include narrow residential streets that may or may not provide onstreet parking, reduced front setbacks, parking at the rear of buildings (primarily off of alleys), shared parks or common areas, wide sidewalks, and traditional architecture.

The City will consider revising its Zoning Ordinance to provide for “smart growth,” including housing density bonuses, reduced setbacks, and smaller lots located close to services, schools, and jobs. The City will allow at least one site zoned either R-M 2 or R-M 1.5 with a minimum 6,300 square feet site (which represents a 10 percent site area reduction as stated in the Zoning Ordinance Section 17.24.050) to accommodate new multiple-family residential development to meet the Low Income housing needs determined in the RHNA.

Completed. Adopted by the Dinuba City Council via Ordinance No. 2015-08.

This program has been completed. No further action is needed and the program is recommended for elimination.

2.1.2 The City will research alternative methods of financing for extremely-low, very low, and low-income and special needs households home ownership opportunities.

The City coordinates with Self Help Enterprises to administer housing programs. SHE continuously researches alternative methods of financing affordable housing.

This program will be revised and continued as Housing Plan Program 11 to coordinate with SHE with the additional action of annually researching funding opportunities and rehabilitation grants and to prioritize areas with greater concentrations of lower-income households.

Tulare County Association of Governments
Tulare County Regional Housing Element
A6-8
Program Description and Objectives Progress and Continued Appropriateness

2.1.2 The City will review its development standards in order to identify those areas that could result in impediments to the development of new housing opportunities.

In 2017, the City revised its Zoning Code, which included an update to manufactured housing standards. Amendments included
permitting placement of mobile homes as an accessory dwelling unit which expands opportunities for housing development throughout the city. The City has commenced a comprehensive update of the Zoning Code. Impediments to new housing
opportunities will be considered during this effort.

This program will be continued as Housing Plan Program 6 as part of an umbrella program to reduce constraints related to development standards.

2.1.3 The City will monitor site improvement standards, such as setbacks and square footage requirements, and formulate appropriate modifications, if required, that remove unnecessary constraints to development of affordable housing.

The City continues to monitor site improvement standards on an ongoing basis. No standards were considered constraints to the development of affordable housing in 2023. The City has commenced a comprehensive update of its Zoning Code whereupon site improvement standards will be revised to remove constraints, as necessary. The ordinance update is expected to be adopted mid2024.

This program will be continued into the 6th cycle as Housing Plan Program 6.

2.1.4 To encourage development of affordable housing in multifamily housing with units available to rent by lower income families, the City shall amend the Zoning Ordinance by reducing front, rear, and side setbacks, minimum distance between buildings for multistory units, and increasing total site area covered by roofed structures for multifamily dwelling units when a minimum of 10 percent of units developed to housing for households who earn 60 percent or less of the AMI. If a development proposal is adjacent to existing or future single-family residential uses, adequate and permanent screening in the form of landscaping shall be installed and maintained to ensure the privacy of single-family residents. Priority will be given to extremely low-income households. The zoning changes will be reviewed and adopted by the City.

The City has begun a comprehensive Zoning Code update.

Completion is expected in early 2025.

This program will be completed with the adoption of the Zoning Code update. No further action is needed and the program is recommended for elimination.

2.2.1 The City demonstrated its willingness to work with and assist developers for both homeowners and renters during the last planning period. The City will provide developers who are willing to construct extremely low-, very low-, and low-income rental housing with expedited processing and approvals for such projects. The City will also continue to endorse the use of bonds such as those issued in conjunction with the California Tax Credit Allocation Committee. Developers of low-, very low-, and extremely low-income units will also be eligible for the City’s density bonus, which will permit The City has implemented expedited processing for residential projects and does this through a program of strong communication between departments and with applicants. The City conducts a weekly staff meeting among all departments that are involved in the development review process. The City has also provided density bonuses, such as with the 10-unit Trevino project. The City maintains contact with affordable housing developers. For example, Self Help Enterprises administers some of the City’s housing

City of Dinuba
Review of Past Accomplishments
2023-2031 Housing Element A6-9
Program Description and Objectives Progress and Continued Appropriateness construction of additional units beyond code-specified maximums in exchange for providing those units at costs targeting lower- income households.
programs and is aware of development activities in the City. This provides an avenue for the City to maintain contact about development opportunities.

This program will be revised and continued into the 6th cycle as Housing Plan Program 8 as part of an umbrella program to facilitate affordable housing development.

2.2.2 The City has recently reviewed and will continue to review its development impact fees to ensure that they are not unintentional constraints to construction of lower income housing within the City. In addition, the City will consider and adopt the use of a portion of its CDBG allocation and/or tax increment to write down infrastructure improvements and/or land costs and will continue to use fee crediting to reduce development fees.

The City continues to review its development impact fees. No actions have been taken to complete the CDBG-related actions. The City is a non-entitlement community and does not receive annual CDBG allocations. CDBG monies must be applied for through a competitive process. The City used a CDBG grant to fund the installation of water and sewer lines and neighborhood park in the Alta/Griggs neighborhood. This recently annexed area is a lowincome disadvantaged neighborhood that previously relied on failing onsite wells and septic systems.

Based on the on-going nature of this program it will be carried over into the 6th housing cycle as Housing Plan Program 8.

2.2.3 The City will continue to grant density bonuses, which can amount to a 35 percent increase in the number of units permitted, and additional incentives for projects providing extremely-low, very-low and low-income and other special needs housing.

The City approved one density bonus during the planning period for the Trevino apartments project.

This program be replaced with Housing Plan Programs 6 and 8 to support affordable housing development.

2.2.4 The City will revise the definition of “Family” to be in compliance with State Fair Housing Law. The intent of this Action is to ensure that those seeking rental housing are not discriminated against because they are not related by blood or marriage to others living in a unit, and that household size is not limited. This includes the elimination of the “limit of six unrelated persons in a household” and instead, defining “family” as a “household unit of at least two persons. Family shall also not be limited to those persons related by blood or marriage.”
Completed in 2015 by a Zone Text Amendment (Ordinance 2015- 08).

This program has been completed and will not be continued into the 6th cycle.

2.2.5 Universal
Design
Element
The City will develop a Universal Design Element that will govern construction or modification of homes using design principles that allow individuals to remain in their homes as their physical needs and capabilities change. The City will refer to the HCD website to develop guidelines and a model ordinance consistent with the principles of universal design.

The City began a comprehensive Zoning Code update to incorporate these standards. Completion is expected in mid-2024.

Due to the ongoing nature of this program, it will be carried over into the next cycle as Housing Plan Program 6.

Tulare County Association of Governments
Tulare County Regional Housing Element
A6-10
Program Description and Objectives Progress and Continued Appropriateness

2.2.6 To reduce impact fees, especially System Development Charges (SDC), for the development of lower income housing, the City will promote infill housing development in areas annexed prior to 1990. SDCs were not applied to land before this date, and were applied only to buildings when 1) new construction occurred, 2) building additions exceeded 500 square feet, or 3) a structure was demolished, in which case the fee applied only to the square footage that exceeded that of the original building. These 61 parcels are identified in the land inventory, and this information will be made available to interested parties.

The City adopted an Infill Development program to reduce permit and impact fees for infill development projects. One applicant has taken advantage of this program during the planning period to construct one residential unit.

This program be continued as Housing Plan Program 8 as part of an umbrella program to support infill housing development with additional objectives to seek funding from HCD Infill Infrastructure Grant Program and to partner with an affordable housing developer on units for special needs groups.

Goal 3: Identify a variety of adequate sites for all income levels through appropriate zoning and development standards to meet the City of Dinuba’s 2023 RHNA.

3.1.1 General Plan
Update
Dinuba will update its 2007 General Plan as needed to account for changes in land use designations, General Plan amendments, and to be consistent with adopted Specific Plans. The 2007 General Plan, a 25-year plan, was adopted in October 2008, with the intention to review it periodically during that time.

More specifically, in order for the City to have a consistent range in density for residential development within the RM-2 zoning density and the Medium High Density Residential (MHR) General Plan designation, the City will amend the General Plan MHR designation to allow 7.6 – 20.0 units/gross acre, and will include all lands zoned as RM-2 under this MHR designation.

This amendment will allow the zoning and general plan designations to have the same range of density for development, and will allow the City to meet State density requirements for residential development.

The City has completed General Plan Amendments to ensure consistency with zone changes but due to a lack of staffing has not completed the amendment to increase density within the Medium High Density Residential land use category. However, the City commenced an update of the General Plan which was adopted in 2023.

This program is completed and will not be continued into the 6th cycle.

3.1.2 The City will continue to annually update an inventory that details the amount type, and size of vacant and underutilized parcels to assist developers in identifying land suitable for residential development and that also details the number of extremely low-, very low-, low-, and moderateincome units constructed annually. If the inventory indicates a shortage of available sites, the City shall rezone sufficient sites to accommodate the City’s RHNA. The City will develop and implement a formal ongoing (projectby-project) evaluation procedure by January 31, 2017 pursuant to GC Section 65863. Should an approval of development result in a reduction of capacity below the residential capacity needed to accommodate the remaining need for lower-income households, the City will identify and zone sufficient sites to accommodate the shortfall.

The City Planner evaluates rezoning applications on an ongoing basis to ensure there is no net loss of acreage zoned for affordable housing.

This program will be continued as Housing Plan Program 2 as part of a sites monitoring program.

City of Dinuba
Review of Past Accomplishments
2023-2031 Housing Element A6-11
Program Description and Objectives Progress and Continued Appropriateness

3.1.3 The City will continue to identify government-owned land within the City and its SOI for possible housing development. If appropriate sites are identified, the City will approach potential developers and funding agencies to facilitate development of the sites with assisted housing Housing Division staff actively track and identify government-owned land within the city.

Based on the recurring nature of this action, this program will be carried over into the 6th cycle as Housing Plan Program 2.

3.2.1 The City will continue to maintain and update its reference maps including zoning, infrastructure, and other thematic maps to provide information for review and analysis of proposed development and to assist developers in locating appropriate sites for housing.

Housing Division staff actively track and identify government-owned land within the city.

Based on the recurring nature of this action, this program will be carried over into the 6th cycle as Housing Plan Program 7.

3.2.2 The City will continue to provide site information and incentives for developers on urban infill projects that will provide extremely-low, very-low, low- and moderate-income housing opportunities. Almost all necessary infrastructure is accounted for on infill projects, greatly reducing the cost of development, subsequently resulting in a reduction of home prices. Further, the City can coordinate private development in conjunction with projects identified in the City’s Capital Investment Program, also potentially reducing the cost of housing development. The Development Services Department will continually update its maps showing all vacant land with the potential to accommodate infill housing. The maps will depict those sites with a minimum lot size that can accommodate at least one single family home.

The City has developed maps showing all vacant land in the city with the potential to accommodate infill housing. These maps have not been publicly released. Based on the recurring nature of this action, this program will be carried over into the 6th cycle as Housing Plan Program 8 as part of an umbrella program to facilitate the development of affordable housing, including infill sites.

3.3.1 The City shall consider and adopt a use permit for residential uses in future projects developed in the PO districts to further encourage mixed use in the downtown and neighborhood commercial areas, provide opportunities for residents to have immediate access to services, and encourage less automobile traffic in neighborhoods and the downtown areas.

The City Council adopted Ordinance 2022-03 on March 22, 2022, that allows conversion of offices to residential use with approval of a Conditional Use Permit in the PO zone. To date, one unit has received approval under this program.

This program will not be carried over into the 6th housing cycle as it was completed during the 5th cycle.

Goal 4: Conserve and improve the condition of the existing affordable housing stock and the quality of the existing neighborhoods

4.1.1 As a non-entitlement City, Dinuba will continue to apply for CDBG and HOME funds for housing rehabilitation and to actively participate in outreach efforts to inform city residents that these programs are available. Self-Help Enterprises (SHE) administers the City’s marketing and outreach for these programs. SHE receives administrative funds (grant start-up, environmental reviews, public hearings, guideline management, marketing, draw requests, reporting and closeout) through CDBG and HOME program grants; while the City provides funding to support the administration of the Cal-Home program. In addition, each program provides activity delivery funds as a part of the grant to the City that covers SHE’s time for program implementation (eligibility determination, verifications, loan processing, initial inspections, work write-ups, construction monitoring, pay releases, etc.) The City uses The City operates a housing rehabilitation program that is administered by Self Help Enterprises. One unit was completed during the planning period. From 2015 to 2023 the City provided funding for 10 home rehabilitations. Eight of those utilized CDBG funding. From 2015 to 2023 the City processed 33 demolitions of dilapidated single family homes. Five of these were funded through HUD funding sources.

Due to the continued appropriateness of this program, it will be carried over into the 6th cycle as Housing Plan Program 10.

Tulare County Association of Governments
Tulare County Regional Housing Element
A6-12
Program Description and Objectives Progress and Continued Appropriateness CDBG funding to provide grants up to $15,000 to assist homeowners with repairs such as roofing, windows, doors, electrical, and plumbing to meet the health and safety of the family and/or the community. These funds used to be utilized for “emergency” repairs, but are now usually designated for first-time homebuyers and rehabilitation of homes. During the HE planning period, the City will target a total of 25-30 units, depending upon the availability of funding and costs per unit.

4.1.2 The City has an existing Housing Rehabilitation Program through HUD, and will continue to support rehabilitation of housing through this program. The City will solicit proposals from owners who have units that do not meet minimum quality housing standards and are interested in putting their units in the program. If rehabilitation is deemed feasible, the City will work with property owners to have the rehabilitation project funded.

As mentioned under Program 4.1.1, the City continues to administer its housing rehabilitation program through Self Help Enterprises.

One unit has been rehabilitated through this program during the current Housing Element cycle.

This program will be carried over into the 6th cycle as Housing Plan Program 10.

4.1.3 The City will continue to review its policies relating to housing conservation and will adopt new policies and procedures where appropriate. This will include, but will not be limited to, new standards for apartment and mobile home park construction as well as conversions of apartments and mobile home parks into condominiums.

The City regularly reviews its Zoning Code to ensure its policies encourage conservation of existing housing units and updates and adds policies as needed.

Due to the ongoing nature of this program, it will be continued into the 6th cycle as Housing Plan Program 10.

4.1.4 The City will revise its recordkeeping process to better maintain an inventory of those units in need of repair or demolition. Whenever possible, the City will provide for the removal of all unsafe, substandard dwellings that cannot be economically repaired.

The City’s Code Enforcement Officer maintains a list of dwellings in need of significant repair or demolition. The City building inspectors and code enforcement personnel periodically send homeowners information on rehabilitation programs to solicit interest.

This program has been completed. The City will continue to administer code enforcement activities and will support rehabilitation of substandard housing through Housing Plan Program 10.

4.2.1 The City of Dinuba and Tulare County will continue to enforce the Housing Code, which provides minimum health and safety standards for the maintenance of the existing housing supply. These standards are intended to provide for safe and sanitary housing that are suitable for human habitation.

The Tulare County Health and Human Services Agency has the authority to enforce housing violations. Due to limited resources, the enforcement of the Housing Code is handled on a passive, complaint-response basis.

This program will not be continued in the 6th cycle as it is a regular function of Public Works staff, including Building officials and Code Enforcement.

City of Dinuba
Review of Past Accomplishments
2023-2031 Housing Element A6-13
Program Description and Objectives Progress and Continued Appropriateness

4.2.2 The City of Dinuba will ensure that utilities can be provided by the developers to areas recently annexed, as housing or other development projects are initiated. In compliance with SB 244, the City seeks to identify the infrastructure and service needs of unincorporated legacy communities in their general plans during the planning period (none were identified in 2015 when the housing element update occurred). An unincorporated legacy community is defined as a place meeting the following criteria:
 Contains 10 or greater dwelling units in close proximity to one another;  Is within a city Sphere of Influence (SOI), is an island within a city boundary, or is geographically isolated and has existed for greater than 50 years; and
 Has a median household income that is 80 percent or less than the statewide median household income.

No action has been taken as there are no unincorporated legacy communities defined in the City's planning area. However, the City extended sewer service along with new street paving, street lights and a neighborhood park to the “Griggs Road” neighborhood that was previously annexed from the County into the City. While not defined as a Disadvantaged Unincorporated Community, this neighborhood has a number of low-income dwellings. The City utilized CDBG funding and the project was completed in 2022.

The City will continue to support adequate infrastructure to meet housing opportunities through Housing Plan Program 13.

Goal 5: Conserve assisted housing development at-risk conversion to market rate

5.1.1 The City will continue to work with Self Help Enterprises and the Central Valley Coalition for Affordable Housing to address at-risk units should they become a concern, the City will communicate with HCD and managers of affordable housing, so that they will be informed when a property owner is considering converting housing to market risks.

Ongoing. The City continues to monitor for notices of conversion to market rate rents. No such notices were received during the planning period.

Due to the ongoing nature of this program, it will be carried over into the next housing cycle as Housing Plan Program 9.

5.1.2 The City will proactively seek funding resources and partnerships with nonprofit organizations to preserve units in danger of converting to market rates at their current levels. The City will also directly contact tenants of these developments and provide information regarding potential conversion dates, rental subsidies, and other assistance available through City of Dinuba and County of Tulare agencies as well as non-profit organizations. See discussion in Chapter 5, At Risk Units.

Ongoing. No notices of conversion were received during the planning period.

Due to the ongoing nature of this program, it will be carried over to the next housing cycle as Housing Plan Program 9.

5.1.3 When at-risk units and/or projects are identified through the monitoring program, the City, with assistance from Tulare County Housing Authority, will assist in the securing of grants or other sources of funding that can be used to maintain the low-rent status of the units and/or projects. The City participates in the HOME and CDBG programs annually and can use funds from these sources to provide security from conversion. See discussion in Chapter 5, At Risk Units.

Ongoing. No notices of conversion were received during the planning period.

Due to the ongoing nature of this program, it is recommended to be carried over to the next housing cycle as Housing Plan Program 9.

Tulare County Association of Governments
Tulare County Regional Housing Element
A6-14
Program Description and Objectives Progress and Continued Appropriateness Goal 6: Promote equal housing opportunities for all persons, including those in special needs groups

6.1.1 The City will assist renters seeking affordable housing by providing written information (in the form of brochures or flyers in English and Spanish) about rental programs available through the Tulare County Housing Authority and other non-profit organizations. Information will be available at the City Hall and the Development and Engineering counter.

The City currently provides English language brochures for various housing programs from Self Help Enterprises on the City website and the Dinuba Public Works and City Hall offices.

Due to the ongoing nature of this program, it will be revised and carried over to the next housing cycle as Housing Plan Programs 11 and 14 to spread awareness on available housing resources in both English and Spanish.

6.1.2 The City will direct residents with discrimination complaints to the State Department of Fair Employment and Housing (FEH). Commencing in 2015, the City will begin active advertisement of fair housing policy. This includes reference to such policies on the City’s website,
http://www.dinuba.ca.gov,posting of information at City Hall, the Parks and Community Services Recreation Center, the Dinuba Police Department, and other public locales. The City will also make available at City Hall pamphlets describing the mandates of FEH.

Ongoing. Brochures on how to report housing violations are provided at both the City Hall and Public Works offices. Information is also available on the City of Dinuba website (www.dinuba.org).

This program will be revised and continued into the 6th cycle as Housing Plan Programs 14.

6.1.3 The City will consider reducing appropriate development impact fees for affordable housing development in the parts of the City where this housing is most needed to avoid or reduce discrimination and/or better integrate the City’s diverse populations. In most cases, development or redevelopment of property in older parts of the City is exempt from most impact fees, especially SDCs. SDCs typically apply only on the additional square footage in excess of the original building when a demolition occurs, or on building additions greater than 500 square feet.

Most recently the City provided concessions for the Trevino apartments project in 2017 consisting of setback reductions.

This program will be revised and carried into the next cycle as Housing Plan Program 6 with further actions to reduce constraints to affordable housing development.

6.2.1 The City will continue to support the Housing Authority’s implementation of the conventional Public Housing Rental Program and Housing Choice Voucher Program, which provide rent subsidies directly to participants’ landlords, and will support that Authority’s attempts to secure additional funding for expanded programs, particularly for extremely low-income households.

While no specific actions have been taken as of yet to complete the objective, the City continues to support the efforts of the Housing Authority.

Due to the ongoing nature of this program, it will be carried over into the 6th cycle as Housing Plan Program 11.

6.2.2 The City will continue to work with the Housing Authority and seek an Article 34 approval within the City of Dinuba to facilitate the funding of housing for extremely low-, very low- and low-income families.

No actions have been taken; the Housing Authority has not expressed interest in developing new projects in Dinuba.

Due to the ongoing nature of this program, it will be carried over into the 6th cycle as Housing Plan Program 11.

City of Dinuba
Review of Past Accomplishments
2023-2031 Housing Element A6-15
Program Description and Objectives Progress and Continued Appropriateness

6.2.3 To further encourage housing for its extremely low- and very-low income households, the City will analyze recent changes in the General Plan and the Zoning Ordinance that allow manufactured homes (e.g., either mobile or manufactured home on permanent foundation) on single-family lots and continue to provide density bonuses for very low-, low- and moderateincome housing, allow secondary residential units on single- and multifamily lots; identify the impacts these changes may have on lower- and moderateincome housing availability and affordability; identify problems that limit these programs; and formulate proposed changes that would remove barriers that adversely affect the ability to meet housing needs. Priority will be given to extremely low-income households.

Ongoing. The City allows manufactured homes on lots zoned for single-family homes, has permitted density bonuses and adopted an accessory dwelling unit ordinance.

Due to the ongoing nature of this program, it will be revised and carried over as Housing Plan Programs 6 and 8 as part of umbrella programs for housing development and reduction of constraints.

6.2.4 The City will encourage non-profit sponsors to make application for HUD Section 202 allocations for construction of rental housing for seniors and those with disabilities by identifying available sites in the Site Inventory and communicating the information to the sponsors. The City will take all actions necessary to expedite processing and approval of such projects. In addition, should funding become available, the City will facilitate the project by assisting in locating appropriate sites and will consider the use of available resources to either write down the cost of the site or fund infrastructure improvements.

No developers have applied for this program during the planning period.

This program will be continued as part of umbrella Programs 8 and 11 for affordable and special needs housing development with additional actions and timelines.

6.2.5 The City, in cooperation with Tulare County, will apply to the State Department of Housing and Community Development for an HCD Farm Worker Housing Grant. Houses, to be funded with CDBG and with State HCD Farm Worker Housing Grant will be sold at a subsidized cost to eligible farm workers.

No activity occurred under this program in the 5th cycle. However, some units in Phase 2 of the Sierra Village apartments (currently under construction) are reserved for farmworkers.

This program will be carried over into the next housing cycle as Housing Plan Program 8.

6.2.6 The City will seek funding through the Federal Emergency Shelter Grant (ESG) program to assist service providers to expand available emergency shelter capacity to broaden the range of services available to clients who are either homeless or at risk of losing their permanent housing. ESG could fund activities such as conversion, renovation, and rehabilitation of facilities; operation of facilities; delivery of essential services; and homelessness prevention. ESG-funded entities may be either shelter or non-shelter providers. Non-shelter facilities and services can include sponsored health care and substance abuse treatment centers, served meals, or counseling.

Grantees, such as the City, are authorized to reallocate funds to either government or nonprofit agencies that may deliver services directly. While states are required to distribute their entire allotment to local government, local governments receiving entitlement funds may distribute all or a portion of their ESG funds to nonprofit homeless provider organizations.

No actions have been taken as of yet to complete the objective.

This program will be revised and carried over into the next housing cycle as Housing Plan Program 1 as part of an umbrella program to pursue funding opportunities to address housing for persons experiencing homelessness.

Tulare County Association of Governments
Tulare County Regional Housing Element
A6-16
Program Description and Objectives Progress and Continued Appropriateness

6.2.7 In compliance with SB 1802 and Health and Safety Code 17021.6, farm worker housing (farm employee housing), up to 36 beds in a group quarters or 12 units or spaces designated for use by a single family or household would be “an agricultural land use,” and this use must be permitted by right.

The current Zoning Ordinance allows farm worker housing by right for a maximum of six employees in the RA, R, and RM districts, and with a use permit in the AN district.

Additionally, current zoning allows farm worker housing for seven or more farm workers with a use permit only in the AN, RA, R, and RM districts. Farm employee housing incidental to a permitted or conditional use is permitted in the AN district.

Completed via Dinuba City Council Ordinance No. 2015-08.

The City will continue to amend the Zoning Code to ensure compliance with state law for farmworker and employee housing as part of Housing Plan Program 6.

6.2.8 The City will seek grant funding from sources such as SB 104, and will work with qualified nonprofit organizations, as appropriate, for providing housing rental related subsidies to persons who have become homeless or are at risk of becoming homeless due to unemployment, underemployment, or other economic hardship resulting from the drought conditions. Additionally, the City will consider applying for any available funds for the improvement of infrastructure, water supply, and water and energy efficiency when appropriate.

The City continues to collaborate with the Kings/Tulare Homeless Alliance to identify new ways to assist the homeless population in Dinuba. The City's code enforcement officer regularly distributes hygiene packs with blankets, toothbrushes, deodorant, and other toiletries.

This program will be revised and carried over into the next cycle as Housing Plan Programs 1 and 8 to pursue funding to address homelessness, and Housing Plan Program 11, t.

6.2.9 The City will amend the Zoning Ordinance within one year of adoption of the Housing Element to a) define “supportive housing” and b) permit supportive housing and transitional housing within residential zone districts. In compliance with Government Code Section 65583(D)(5) and (6), transitional housing and supportive housing shall be considered a residential use of property and shall be subject only to those restrictions that apply to other residential dwellings of the same type in the same zone. Additionally, the City shall identify the RM zone as one where emergency shelters are allowed as a permitted use without a conditional use or other discretionary permit.

Lot size may range from 2,000 square feet to 8,000 square feet. There is an estimated need for up to 6 persons per night. In addition, the City will develop written, objective standards for emergency shelters to regulate the following, as permitted under SB2:
 The maximum number of beds/persons permitted to be served nightly  Off-street parking based on demonstrated need, but not to exceed parking requirements for other residential or commercial uses in the same zone
 The size/location of exterior and interior onsite waiting and client intake areas
Adopted by City Council on September 8, 2015.

This program will not be carried over into the 6th housing cycle as it was accomplished during the 5th cycle.

City of Dinuba
Review of Past Accomplishments
2023-2031 Housing Element A6-17
Program Description and Objectives Progress and Continued Appropriateness  The provision of onsite management
 The proximity of other emergency shelters, if emergency shelters are not required to be more than 300 feet apart
 The length of stay
 Lighting
 Security during hours that the emergency shelter is in operation.

6.2.10 In compliance with GC 65583(5), the City must remove constraints or provide accommodations for housing for persons with disabilities, including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures.

These must be allowed by right. The City will review its Zoning Ordinances to ensure that definitions and uses for residential facilities not providing medical services, such as group homes and residential care facilities are allowed by right for those with disabilities. Any references to “handicapped” will be removed or changed to disabled.

The City will amend the Zoning Ordinance to provide reasonable accommodation for housing for persons with disabilities. Amendments will include, but not be limited to, construction of new or retrofitting existing access ramps, handrails, and appliances. The City will also modify and/or allow administrative level deviations from setback requirements and a reduction of parking spaces and maneuvering areas for disabled persons.

Other retrofit, maintenance, rehabilitation, improvements and developments, or other forms of improvements or accommodations for to existing or new homes for special needs persons will receive prioritized consideration and flexibility or relief from regular standards and will be determined at an administrative level by the Director and/or Building Official. The City will establish a written program for reasonable accommodation procedure in the zoning code for providing exception for housing for persons with disabilities in zoning and land use as a by-right use, without a conditional use permit or other restriction. The City will adopt a Reasonable Accommodations ordinance that will provide for not only strict compliance with all State and Federal statutes relating to people with disabilities, but that will outline standards for simplifying the process for developers and offering the disabled fair opportunity for housing of their choice. All necessary forms and applications will be made available at the Building and Planning counter.

This action to change references from “handicapped” to “disabled” has been completed. Dinuba does not provide a reasonable accommodation procedure.

This program will be carried over into the 6th housing cycle and incorporated into programs 6, 8, and 11.

Tulare County Association of Governments
Tulare County Regional Housing Element
A6-18
Program Description and Objectives Progress and Continued Appropriateness

6.2.11 The City will continue its efforts to install wheelchair ramps at all curb radii and complete the installation of sidewalks, curb, and gutters in older parts of the community that lack such facilities.

Ongoing. The City estimates it has retrofitted approximately 100 curb ramps during the planning period of the Housing Element.

This program will be continued as Housing Plan Program 13.

6.2.12 The City will amend its off-street parking requirements as specified in the Zoning Ordinance and will reduce off-street parking requirements for certain developments, including those designed and intended for special needs groups such as persons with disabilities, the elderly, or families with 4 or more persons, from 1.0 to 0.75 off-street parking spaces per dwelling unit.

Not completed, however, the City has commenced a comprehensive update of the Zoning Code where this objective will be
implemented within the updated Zoning Code. Completion is expected in2024.

Goal 7: Promote energy and water conservation in all residential neighborhoods

7.11 The City will strongly encourage the use of U.S. Green Building Council (USGBC) LEED® Programs and Services to promote residential development that is environmentally responsible, profitable and healthy places to live.

Among the techniques used to achieve energy efficiency and conservation are window glazing, landscaping, building design, cooling and heating systems, weatherization techniques (such as insulation, caulking, and weather-stripping), energy efficient appliances, and efficient use of lighting through the use of fluorescent bulb fixtures instead of incandescent bulbs in average fixtures. Projects containing LEED compliant components will receive expedited review to provide as quick turnaround/approval as possible.

The City continues to work with developers to increase energy efficiency in new developments. There are brochures and flyers with information on energy efficiency available at the Building Department and on the City's website.

This program will not be carried over into the 6th cycle. However, Housing Plan Program 6 commits the City to adopting the most recent California Building Code (2022) which includes updated standards for energy efficiency.

7.1.2 Better placement of and access to natural shading would benefit City residents of affordable, multifamily units. Shade trees in common areas allows tenants of affordable housing to conserve air conditioning usage by providing an option of spending time outdoors in a cool, shaded environment. This alternative to keeping cool would reduce household cooling costs by providing a minor cost reduction in the form of reduced energy consumption and subsequent energy use charges. The City shall consider alternative landscaping designs that allow more trees and shrubs in common areas, and fewer trees in parking areas and adjacent to streets, as is currently required by section 17.24.160 of the Zoning Ordinance.

Landscaping coverage of less than ten percent shall also be considered if the cost to landscape is proven to be a financial constraint to an otherwise affordable housing project. This does not preclude compliance with all new landscaping requirements of the State mandated Water Efficient Landscaping Ordinance adopted by the City and effective January 1, 2010, or with Executive Order directing statewide mandatory water reductions, as issued by Governor Brown on April 1, 2015.

In 2017 the City of Dinuba made minor changes (Ordinance No. 2017-03) to the Design Guidelines Ordinance to comply with MWELO standards. The City continues to encourage the planting of shade trees with each new development project to improve energy efficiency and aesthetics. Most recently the Castlerock and Montebella subdivisions were required to include parkways with street trees along all streets within each project.

As all projects must comply with state mandates for water restrictions and building codes, this project will not be continued into the 6th housing cycle.

City of Dinuba
Review of Past Accomplishments
2023-2031 Housing Element A6-19
Program Description and Objectives Progress and Continued Appropriateness

7.1.3 The City, in accordance with the Executive Order signed by Governor Brown in April 2015, will explore ways in which to reduce water use throughout the City. For example, the Governor has directed the creation of a rebate program to replace old appliances with more water and energy efficient models, and has prohibited new homes and developments from irrigating with potable water unless water-efficient drip irrigation systems are used.

The City’s efforts may include, but would not be limited to, reduction in water use for landscaping for existing, new, and rehabilitated housing; installation of low-flow toilets, shower heads, and appliances as required by revised State Building Code; better utilization of recycle water as appropriate; and encouraging retention of rainwater for residential use.

In 2017 the City made changes to its Design Guidelines Ordinance (Ordinance No. 2017-03) to further comply with MWELO. The City continues to implement this objective with each development project. The City has also adopted Landscape Design Guidelines that illustrate attractive, water-saving landscape design strategies.

This program will not be carried over into the 6th cycle. However, Housing Plan Program 6 commits the City to adopting the most recent California Building Code (2022) which includes updated water efficiency and conservation standards.

7.2.1 The City will encourage energy savings through a number of means with new construction, including encouraging infill, promoting construction that incorporates Energy Star appliances, and providing information on tax breaks, credits and other incentives for developers (for both low income and moderate/above moderate income levels). In addition, programs are available to encourage upgrades, weatherization, and replacement of highenergy consuming appliances in existing homes. The City will provide builders interested in construction of affordable housing a copy of the “Go Solar California: A Tool Kit for Affordable Home Developers,” as provided by the California Energy Commission’s New Solar Homes Partnership. This includes a guide to assist developers in including photovoltaic systems in their developments, and describes incentives, tax credits, funding, and application processes. The Tool Kit also provides information on calculating utility costs, so that better estimates can be made to determine the final cost of the “housing burden” (rent + utility costs), that cannot exceed 30 percent of each renter’s income. This will allow developers to determine how much can be spent per unit to realize a reasonable rate of return on their investment in energy efficiency and photovoltaic systems.

Implemented on a continuing basis with each development project.

Information is currently provided on energy conservation benefits and incentives at the City Hall and Public Works offices.

This program will be revised and carried over into the next housing cycle as Housing Plan Program 12 to encourage energy efficiency and weatherization improvements for housing.

7.2.2 The City will encourage all who apply for a building permit, including affordable housing developers, as well as other developers, construction managers, and individuals to apply for incentives for photovoltaic systems from utility companies and others by providing a list of potential sources for rebates, tax credits, reduced prices and installation costs, and other incentives.

Information on incentives is currently provided at the Public Works office at on the City website (www.dinuba.org).

As this is a routine function of the Public Works Department, this program will not be continued into the 6th cycle.

7.3.1 The City will support programs that promote residential energy conservation and public awareness by providing information at the Public Works Services Department and on the City’s website.

Information on energy conservation is currently provided at the Public Works office and the City website (www.dinuba.org).

Information will be updated as programs are updated. This program will be continued as Program 7.

Tulare County Association of Governments
Tulare County Regional Housing Element
A6-20
Program Description and Objectives Progress and Continued Appropriateness

7.3.2 The City will continue to provide information to residents regarding the availability of free or low-cost programs for weatherizing homes (including P&E program for free weatherization to eligible low-income home owners).

Information will be posted at appropriate locations (e.g., at City Hall, at the City Public Works Services Department, on the City’s website, etc.) Information on weatherization programs is currently provided at the City Hall and Public Works offices, as well as on the City website (www.dinuba.org). Information will be updated as necessary.

This program will be replaced in the 6th cycle with Housing Plan Program 11 to assist homeowners with implementing energy efficiency and weatherization improvements.

7.3.3 The City will encourage developers and individuals applying for building permits to consider electric appliances and windows with Energy Star ratings by providing website locations for Energy Star ratings, as well as utility companies offering rebates. The City will also encourage outside sources to contribute to the list (e.g., developers, energy providers, State agencies, etc.) Information on Energy Star appliances is provided at the Public Works office and City website. Information will be updated when warranted.

This program will not be continued in the 6th cycle as Housing Plan Program 6 directs the City to adopt the most recent California Building Code (2022) which includes updated energy efficiency standards that encourage the installation of appliances that meet or exceed ENERGY STAR Program requirements.

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-1
A7 Housing Plan
This eight-year Housing Plan (2023-2031) sets forth a strategy, including goals, policies, and programs, to address housing issues identified in the City of Dinuba.

A7.1 Goals and Policies
Goal 1: Regional Collaboration Work collaboratively with jurisdictions in the county to efficiently address housing issues and find regional solutions.

Policy 1.1 Proactively coordinate with cities, Tulare County, and other agencies and organizations to create effective policies and programs and respond to opportunities for achieving common housing goals.

Policy 1.2 Participate in, as appropriate, pursuit of state and federal housing funds to address regional housing issues.

Goal 2: Housing Development Provide an adequate supply and range of housing types to meet the diverse needs of residents.

Policy 2.1 Provide adequate sites for new housing development to accommodate the regional housing needs allocation (RHNA) throughout the planning period.

Policy 2.2 Facilitate a range of housing development that will meet the needs of all income levels including extremely low, very-low, low-, moderate- and above moderate households.

Policy 2.3 Encourage a range of housing types and sizes in large-scale development and annexations.

Policy 2.4 Promote infill development on vacant and underutilized sites within developed areas.

Policy 2.5 Encourage higher density and mixed use residential development along major transportation and transit corridors and/or near existing or planned community facilities and services.

Policy 2.6 Enact programs that facilitate well-designed, energy efficient development and flexible standards to encourage high quality projects.

Goal 3: Affordable Housing Options Facilitate the development of affordable housing and protect the existing supply of affordable housing to extremely low, very low-, low- and moderate-income households.

Policy 3.1 Provide a range of incentives and tools to encourage affordable housing for all lower-income levels, including extremely low-income.

Policy 3.2 Support the Housing Authority of Tulare County (HATC) by promoting Housing Choice Voucher (HCV) opportunities.

Policy 3.3 Ensure permit processing procedures to ensure streamlining is available for affordable housing development projects (SB 35).

Policy 3.4 Support the development of Accessory Dwelling Units (ADUs) as an affordable housing option.

Tulare County Association of Governments
Tulare County Regional Housing Element
A7-2
Policy 3.5 Promote home ownership for lower- and moderate- income households by pursuing grant funding for downpayment assistance and other homeownership loan programs.

Policy 3.6 Monitor existing affordable housing developments and pursue preservation strategies to maintain their affordability.

Goal 4: Housing and Neighborhood
Preservation
Maintain and improve the city’s existing housing stock.

Policy 4.1 Preserve existing residential neighborhoods by promoting balanced design and architecture.

Policy 4.2 Support code enforcement efforts to work with property owners with repairs and rehabilitation of housing to preserve existing housing stock.

Policy 4.3 Utilize Capital Improvement Programs for repairs and improvements of public infrastructure and facilities in existing neighborhoods.

Goal 5: Housing for Persons with
Special Needs
Support and provide housing and services for people with special needs in the community. People with special needs include, but are not limited to, seniors, families with children, people with disabilities, single-parent families, farmworkers, and people who are experiencing homelessness or at risk of becoming homeless.

Policy 5.1 Assist in local and regional efforts that address the housing needs of special needs residents.

Policy 5.2 Provide reasonable accommodation for individuals with disabilities to access housing opportunities.

Policy 5.3 Support the development of affordable housing units for farmworkers and farmworker families by encouraging the use of federal, state, and local resources.

Policy 5.4 Coordinate with regional agencies and local non-profit/private developers on housing options and services for people who are experiencing homelessness or at risk of becoming homeless.

Policy 5.5 Proactively apply for and utilize available resources to provide and maintain housing for special needs groups.

Goal 6: Resource Conservation and
Sustainable Development
Utilize energy conservation and sustainable measures for new and rehabilitated housing.

Policy 6.1 Support and, as appropriate, incentivize the use of green building techniques for new housing and rehabilitation.

Policy 6.2 Promote energy conservation and efficiency in residential developments.

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-3
Goal 7: Affirmatively Furthering Fair
Housing
Promote housing opportunities and access for residents
regardless of age, race, religion, sex, marital status, ancestry, national origin, color, disability, or economic level in compliance with local, state, and federal fair housing laws.

Policy 7.1 Promote meaningful and informed participation of residents, community groups, and governmental agencies in all local housing and community development activities.

Policy 7.2 Comply with federal, state, and local fair housing anti-discrimination laws ensuring equal access to housing regardless of circumstances as protected by fair housing laws.

Policy 7.3 Provide fair housing services to city residents and ensure that residents are aware of their fair housing rights.

Policy 7.4 Provide residents with housing mobility options by facilitating the development of a variety of housing types and expanding access to housing services.

Policy 7.5 Protect tenants from discriminatory housing practices and displacement.

Policy 7.6 Promote the integration of affordable and special needs housing in existing and planned neighborhoods.

A7.2 Implementing Programs
Program 1: Regional Collaboration
Collaborate with other jurisdictions in the region on housing efforts, including funding opportunities, best practices, and other efforts to address housing, transit, economic development, and homeless issues in Tulare County.

Regional collaboration efforts can include, but are not limited to:
 Affordable housing development opportunities
 Regional housing programs and outreach efforts
 Economic development opportunities
 Creation of a regional Housing Trust Fund
 Coordination on funding applications and administration  Transit opportunities and access near new and established residential areas  Environmental mitigation that can improve the quality of life for residents  Efforts for the development of emergency shelters, low barrier navigation centers, transitional and supportive housing as well as support services for persons experiencing homelessness or at risk of becoming homeless in the county, including participation in the Kings/Tulare Homeless Alliance

Tulare County Association of Governments
Tulare County Regional Housing Element
A7-4
Specific Actions, Objectives and Timelines  Starting in 2025, at least annually participate in regional meetings related to housing and homeless issues to pursue funding and coordination opportunities. Annually pursue funding opportunities for regional housing issues.
 Starting in 2025, at least annually partner with the Kings/Tulare Homeless Alliance to proactively address shelter, including emergency shelters, low barrier navigation centers, transitional and supportive housing, housing and support services for people experiencing homelessness.
 Tulare County Regional Transit Agency (TCRTA), Tulare County Area Transit (TCaT), and/or TCAG to prepare a study on transit and active transportation needs for Dinuba residents and identify actions to address those needs, focusing on connecting residents to job centers, and prioritizing residents in Downtown and Southeast Dinuba.  Hold at least two community workshops in Downtown and Southeast Dinuba by December 2026 to identify active transportation needs and apply for funding to implement projects by December 2027.  Collaborate with TCaT and/or TCAG on the 2023 Tulare County Coordinated Human Services Transportation Plan to identify ways to bridge the transit service gap for seniors, persons with disabilities and low income persons. Participate in the Coordinated Human Services Transportation Plan’s update scheduled for 2028.
 Starting in 2025, utilize the monthly TCAG Technical Advisory Committee (TAC) meetings to ensure the effective implementation of the Housing Element. Topics at these meetings can include resource sharing, implementation of planning strategies and joint efforts to address regional housing needs and achieve the goals in the Housing Element, including affirmatively furthering fair housing needs and farmworker needs.
 Annually, invite affordable housing developers, Community Based Organizations (CBOs), and other interested parties to discuss affordable housing production in the county.

Primary Responsible Departments Planning Department
Funding Sources General Fund; federal, state, and local grant funds Relevant Policies 1.1, 1.2
AFFH Themes  Outreach and Education
 Housing Mobility
 New Housing Opportunities in Areas of Higher Resources  Anti-Displacement and Tenant Protection
AFFH Geographic Targeting Citywide
AFFH Outcomes  Facilitate the development of 1,588 units over 8 years (387 very lowincome, 238 low-income, 238 moderate-income, and 695 above moderate-income units).
 Prepare a transit needs study by January 2026 to identify potential actions. Implement at least one of those actions by the end of 2028.  Implement at least two active transportation projects in Downtown and Southeast Dinuba by the end of the planning period.

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-5
Program 2: Adequate Sites for RHNA and Monitoring of No Net Loss For the 6th cycle Housing Element, Dinuba has been assigned a RHNA of 1,588 units, including:
 Very Low-Income: 387 units
 Low-Income: 238 units
 Moderate-Income: 238 units
 Above Moderate-Income: 695 units
The City is committed to ensuring that adequate sites at appropriate densities remain available during the planning period, as required by law. As of March 2024, the City has identified capacity for 316 units through projects under construction, approved, or permitted, that will be available during the RHNA projection period. The City also anticipates the construction of eight (8) ADUs over the eight-year planning period. Accounting for these units, the City has a remaining RHNA of 1,264 units (387 very lowincome, 238 low-income, 238 moderate-income, and 401 above moderate-income units) for which the City must identify adequate sites for potential development.

The City has identified vacant and nonvacant sites with potential for development/redevelopment, or adaptive reuse of existing uses over the next eight years. However, existing zoning for some of these properties may not be adequate to facilitate housing development. Under existing zoning, the City would have a shortfall of site capacity by 619 units (454 lower-income and 165 moderate income units).

To fully accommodate the remaining RHNA, the City has identified several sites that will be rezoned to facilitate additional residential development. The sites will be rezoned from light industrial to highdensity residential with a maximum density of 24 dwelling units per acre. These sites encompass 50 acres and can accommodate a total of 643 lower-income units and 360 moderate-income units for a total of 1,003 units (see Table A4-7in Housing Resources Section).

Government Code Section 65583.2 requires local governments to identify sites with appropriate zoning and development standards to accommodate their RHNA. Local governments may identify sites that will be rezoned to accommodate residential development in order to meet their RHNA. The timing of rezoning required as part of the jurisdiction’s site inventory is regulated by Government Code §65583c)(1)(A, which requires that local jurisdictions that have not adopted a Housing Element certified by HCD by the statutory deadline (December 31, 2023), such as Dinuba, have one year after the deadline to complete rezoning (December 31, 2024). Housing Plan Program 2 describes the actions the City will take to ensure that adequate sites are designated consistent with Government Code Section 65583(c)(1)(A) and 65583.2. The rezoned sites shall include the following components pursuant to Government Code Section 65583.2(i):
 Permit owner-occupied and rental multi-family uses by-right for developments in which 20 percent or more of the units are affordable to lower-income households. By-right means approval without discretionary review.
 Permit the development of at least 16 units per site.  Establish a minimum density of 20 units per acre and a maximum density of at least 20 units per acre for all rezone sites to accommodate lower income RHNA.  Ensure that either: a) at least 50 percent of the shortfall of low- and very-low-income regional housing need can be accommodated on sites designated for exclusively residential uses; or b) if accommodating more than 50 percent of the low- and very-low-income regional housing need on sites designated for mixed uses, all sites designated for mixed uses must allow 100 percent

Tulare County Association of Governments
Tulare County Regional Housing Element
A7-6
residential use and require that residential uses occupy at least 50 percent of the floor area in a mixed-use project.

To ensure that the City complies with SB 166 (No Net Loss), staff will monitor the consumption of residential and mixed-use acreage to ensure an adequate inventory is available to meet RHNA obligations. To ensure sufficient residential capacity is maintained to accommodate the RHNA, the City will develop and implement a formal ongoing (project-by-project) evaluation procedure pursuant to Government Code Section 65863. Should an approval of development result in a reduction in capacity below the residential capacity needed to accommodate the remaining need for lower and moderateincome households, the City will identify and if necessary, rezone sufficient sites to accommodate the shortfall and ensure “no net loss” in capacity to accommodate the RHNA.

The City of Dinuba is the provider of water and sewer services within city limits. The City confirms that adequate water and sewer services are available to fully accommodate the RHNA.

Pursuant to SB 1087, as the City’s water and sewer service provider, the City has not adopted a policy to prioritize the allocation of water/sewer services to affordable housing projects.

The Site Inventory identifies large sites (larger than 10 acres) that are expected to offer affordable housing opportunities for lower income households. To facilitate the development of these large sites, the City will:
 Provide technical assistance, incentives, and strategies as appropriate to facilitate development of affordable housing, including parceling at appropriate sizes or other site planning tools such as clustered development, allowing flexibility for the transferring of densities within the property.  Promote the potential subdivision of large sites into multiple parcels for future development through technical assistance, incentives, and strategies during the development phases and when applications come into the City for the identified parcels.  Annually meet with property owners and developers to encourage the development of mixed income housing with a mix of unit sizes, types, and prices.  Promote the development of large sites at the densities and affordability levels identified within the housing element.
 Allow the development in phases within 8 years of the Housing Element planning period.

Specific Actions, Objectives and Timelines  Concurrent with the adoption of the Housing Element, rezone properties as outlined above and detailed in the Housing Resources section of this Housing Element to fully accommodate the remaining RHNA of 1,264 units and specifically a RHNA shortfall of 619 units (454 lower-income and 165 moderate-income units). As part of the rezoning, establish appropriate development standards (including parking, height, setback, lot coverage, etc.) to ensure maximum allowable densities at the respective zones can be achieved.
 Maintain an inventory of available vacant and prospective sites that can accommodate new housing; update annually. Make this inventory available to the public and interested developers on the City website.  Offer expedited processing and fee deferrals, reductions, or waivers for affordable units in development on large sites identified in the Site Inventory
 Annually meet with property owners and interested developers to pursue housing development in the city.
 Concurrent with the adoption of the Housing Element, develop a formal procedure to monitor no net loss in capacity pursuant to SB 166.

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-7
 By 2026, complete update to water master plans.
 Concurrent with the adoption of the Housing Element, adopt a policy to prioritize the allocation of water and sewer services to affordable housing projects (SB 1087).
 Within one week of adoption, City will provide a copy of the adopted 2023-2031 Housing Element to the City’s Public Works Department Division, pursuant to Government Code Section 65589.7.
 In 2027, the City will evaluate the progress of pending projects counted toward the RHNA to ensure that development of housing units is occurring as projected. If it is determined after consultation with developers that the projects are not proceeding as planned and would result in a shortfall in RHNA sites, the City will identify alternative sites strategies (including potential rezoning) within six months.

Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.1, 2.2, 2.4, 3.1
AFFH Themes  Housing Mobility
 New Housing Opportunities in Areas of Higher Resources Geographic Targeting N/A
AFFH Outcomes  Facilitate the development of 1,588 units over 8 years (387 very lowincome, 238 low-income, 238 moderate-income, and 695 above moderate-income units).
 Facilitate the development of 678 units, including 300 affordable to lower income households, on large sites.

Program 3: By-Right Approval
Pursuant to Government Code Section 65583.2, reusing the following types of sites in the City’s site inventory for lower-income RHNA are subject to by-right approval exempt from CEQA and subject only to design review based on objective standards when a project includes 20 percent of the units affordable to lower-income households and no subdivision is proposed:
 Reuse Sites (No Rezoning Required):
 Vacant sites that were identified in the City’s 4th and 5th cycles Housing Element as sites for lower income RHNA; and
 Nonvacant sites that were identified in the City’s 5th cycle Housing Element as sites for lowerincome RHNA.

The by-right approval requirement of reuse sites is effective December 31, 2023. Rezoning of sites past the statutory deadline of the Housing Element to meet the lower-income RHNA are subject to the byright approval requirement. The by-right approval requirement of rezone sites is triggered by the rezoning. By-right shall mean the local government’s review shall not require:
 A conditional use permit
 A planned unit development permit
 Other discretionary, local-government review or approval that would constitute a “project” as defined in Section 21100 of the Public Resources Code.

This provision does not preclude local planning agencies from imposing design review standards.

However, the review and approval process must remain ministerial, and the design review must not constitute a “project” as defined in Section 21100 of the Public Resources Code.

Tulare County Association of Governments
Tulare County Regional Housing Element
A7-8
Parcels that are subject to by-right approval pursuant to state law are identified in Table A4-9 in Appendix A4, Housing Resources.

Specific Actions, Objectives and Timelines Concurrent with the Housing Element adoption and Development Code update to provide adequate sites for the RHNA (see Program 2), update the Development Code to address the by-right approval requirements. The zoning code will be amended to address the by right approval requirements for lower-income sites included in the site inventory with a proposed zoning change, as well as vacant sites identified in two previous housing elements and non-vacant sites identified in the previous housing element, in compliance with Government Code Section 65583.2(h) and (i), to permit owner-occupied and rental multifamily uses by-right (without discretionary approval) for developments in which 20 percent or more of the units are affordable to lower-income households. Any subdivision of the sites shall be subject to all laws, including, but not limited to, the local government ordinance implementing the Subdivision Map Act.

Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.1, 2.2, 3.1
AFFH Themes  Housing Mobility
 New Housing Opportunities in Areas of Higher Resources Geographic Targeting Citywide
AFFH Outcomes  Facilitate the development of 1,588 units over 8 years (387 very lowincome, 238 low-income, 238 moderate-income, and 695 above moderate-income units).

Program 4: Replacement Housing
Development on nonvacant sites with existing residential units is subject to replacement requirements, pursuant to AB 1397. Specifically, AB 1397 applies to sites with a residential use within the last five years, and requires 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 state Density Bonus Law.

Specific Actions, Objectives and Timelines Concurrent with Housing Element adoption, amend the Zoning Code to address the replacement housing requirements.

Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.2, 3.6
AFFH Themes  Housing Mobility
 New Housing Opportunities in Areas of Higher Resources  Anti-Displacement and Tenant Protection
Geographic Targeting Citywide
AFFH Outcomes  Replace all units as required pursuant to AB 1397.

Program 5: Accessory Dwelling Units
ADUs provide an important affordable housing option in the city. The City’s second dwelling ordinance does not presently comply with all current provisions of housing legislation. Dinuba will amend the Zoning Code in compliance with state laws.

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-9
The City will continue to encourage the production of ADUs and work to provide affordable units for lower-income households.

Specific Actions, Objectives and Timelines  Amend the Zoning Code for compliance with state law by July 2025.  Beginning in January 2025, facilitate the production of ADUs through efforts including, but not limited to:
 Update ADU webpage to include available resources for ADU production, such as grants for pre-development costs available to lower-income homeowners through California Finance Agency (CalHFA).
 Offering expedited reviews for ADU applications.
 Promote the development of ADUs, prioritizing Northeast, Northwest, and Southwest Dinuba.
 Conduct three educational workshops, campaigns, or outreach events to promote ADU development in the city to residents, with at least two events targeted to residents and developers in Northeast, Northwest, and Southwest Dinuba, by the end of the planning period.  Implement strategies to streamline the ADU permitting process.  Develop an ADU application checklist and publish the checklist on the City’s website by December 2025.
 Add information on the ADU permitting process, as well as available resources and incentives, on the City’s website by December 2025.  Adopt pre-approved ADU plans, potentially using SJV REAP’s Template ADU Program and SJV REAP Tool: Pre-Reviewed Plan Set, by January 2026, and publish on the City’s website.
 Determine and implement strategy to promote ADUs for moderate- and lower-income households.
 Prepare a report on potential strategies to encourage affordability of ADUs for moderate and lower-income households, including but not limited to, promoting the use of HCVs or development of cost incentive programs or no-interest loan program for ADU developers in exchange for income restrictions. Prepare report by January 2026 and present to City Council for adoption by August 2026. If adopted, implement pilot program by January 2027.

Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.2, 2.3, 3.1, 3.4
AFFH Themes  Outreach and Education
 Housing Mobility
 New Housing Opportunities in Areas of Higher Resources Geographic Targeting Northeast, Northwest, and Southwest Dinuba.

AFFH Outcomes  Support the development of at least five ADUs in Northeast, Northwest, and Southwest Dinuba during the planning period.

Program 6: Zoning Code Amendments
In order to facilitate a variety of housing types, especially housing for lower-income households and those with special needs, the City will remove constraints to housing development by amending the Zoning Code.

Tulare County Association of Governments
Tulare County Regional Housing Element
A7-10
Specific Actions, Objectives and Timelines Include the following Zoning Code Amendments by the end of 2025, unless otherwise indicated:
 Development Impact Fees: Review and revise the City’s development impact fees to be competitive with other cities in the same county.  Parking Standards: Revise parking requirements related to studios and one-bedroom multifamily units, and affordable multifamily units, to require no more than one space per unit.
 Open Space and Park Requirements: Adjust open space requirements for multifamily developments to provide a wider array of acceptable active recreation area types and reduce the amount of open space required to provide options for housing developers to meet the needs of their intended users.
 Density Bonus: Revise the zoning code to be consistent with state density bonus legislation and provide additional density bonuses under the criteria set forth by AB 1287.
 Manufactured homes: Revise the Zoning Code to allow manufactured housing without an administrative use permit in the RM zones.  ADUs: Revise the Zoning Code for compliance with state law.  Multi-Family: Concurrent with Housing Element adoption, amend the Zoning Code provisions for RM districts to prohibit single-family uses.  Residential Care Facilities: Revise the Zoning Code to allow care facilities of seven or more residents by-right in all zones that permit residential uses, approved with objectivity and certainty, and subject only to the requirements of residential uses of similar type and form.  Emergency Shelters: Concurrent with the Housing Element adoption, amend Zoning Code to address recent changes:
 Revise the emergency shelter definition in the Zoning Code to increase the limit of persons for emergency shelters in the C-2 zone and increase the maximum stay requirements to be consistent with State law.
 Revise the Zoning Code to be consistent with AB 2339, expanding the definition of emergency shelters to include other interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care as well as ensuring emergency shelters are only subject to objective development standards that apply to residential to commercial development within the same zone, and revise parking standards for emergency shelters in order to comply with AB 2339.
 Low Barrier Navigation Centers (LBNC): AB 101 requires a Low Barrier Navigation Center be permitted by-right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements. Amend Zoning Code to explicitly allow the development of Low-Barrier Navigation Centers, by right, in mixed-use zones, as well as nonresidential zones permitting multifamily uses.
 Farmworker Housing: Review and revise the Zoning Code to ensure compliance with the Employee Housing Act (H&S Code Section 17021.6 and 17021.8), which requires that any farmworker housing consisting of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single family or household shall be deemed an agricultural land use for the purposes of this section. For the purpose of all local ordinances, farmworker housing shall not be deemed a use that implies that the farmworker housing is an activity that differs in any other way from an agricultural use. No conditional use permit, zoning variance, or other zoning clearance shall be required of this farmworker housing that is not required of any other agricultural activity in the same zone. The

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-11
permitted occupancy in farmworker housing in a zone allowing agricultural uses shall include agricultural employees who do not work on the property where the farmworker housing is located.  Employee Housing: Review and revise the Zoning Code to ensure compliance with the Employee Housing Act (H&S Code Section 17021.5), which requires that housing provided by an employer for up to six employees is considered a residential use, subject to the same standards as single-family residences. Also revise the Zoning Code to ensure compliance with H&S Code Section 17021.8, which permits proposed projects on agricultural land to be allowed a streamlined review process (if certain criteria are met).
 Supportive Housing: Revise the Zoning Code to comply with AB 2162 to permit by-right permanent supportive housing without discretionary action in zones allowing multi-family uses pursuant to Government Code 65651. For such supportive housing locating within half-mile from a public transit stop, no minimum parking can be required.  Single-Room Occupancy (SRO) Housing: Define SRO housing and revise the Zoning Code to allow the development of SROs in residential zones allowing multifamily uses and/or commercial zones allowing hotel and motel uses. Also, establish a procedure to encourage and facilitate SRO development in the allowable zoning district(s), including development standards.
 Reasonable Accommodation: Revise the Zoning Code to include a reasonable accommodation procedure that allows for modifications on the basis of access for persons with physical and non-physical disabilities without any discretionary application requirements.
 Objective Design Standards: Revise the City’s Design Guidelines to remove the guideline for multifamily development to “integrate architectural elements and building articulation that is similar to the surrounding neighborhood” and revise findings for discretionary permits to be objective.
 SB 35 and SB 330 Procedures: Concurrent with the Housing Element adoption, amend the Zoning Code to provide a clear permitting process for SB 35 eligible projects and create an SB 35 application checklist.

Establish written procedures for the processing of SB 35 and SB 330 projects pursuant to state law.
 Building Code: Adopt by reference the most current edition of the California Building Code.

Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.2, 3.1, 3.4, 5.2, 5.3, 7.4
AFFH Themes  Housing Mobility
 New Housing Opportunities in Areas of Higher Resources  Anti-Displacement and Tenant Protection
Geographic Targeting Citywide
AFFH Outcomes  Facilitate the development of 20 units for special needs populations during the planning period.

Tulare County Association of Governments
Tulare County Regional Housing Element
A7-12
Program 7: Transparency in Government
To increase transparency in the development process, the City’s website publishes resources that help developers and homeowners navigate the residential development and home improvement processes.

The City’s Planning and Development Services Department webpage (https://www.dinuba.org/departments/planning-development) provides links to planning and building permit resources, including the City’s zoning and land use maps, permit application forms, a residential plan review checklist, rate and fee schedule, and staff contacts. However, links to the Zoning Code and zoning map connect to PDF versions of the documents that are outdated. The most recent Zoning Code and map, both in dynamic refresh form, can be found on the City’s website as well but are not linked on the Planning and Development Services Department webpage.

Specific Actions, Objectives and Timelines  Evaluate the City’s compliance with the new transparency requirements per Government Code Section 65940.1(a)(1) and make changes as necessary by December 2025.
 Update links on the City’s Planning and Development Services Department webpage to connect to the most recent versions of each resource and document by July 2025.

Primary Responsible Departments Planning and Development Department Funding Sources General Fund
AFFH Outreach and Education
Relevant Policies 2.2; 2.4; 2.6
AFFH Themes  Outreach and Education
AFFH Geographic Targeting Citywide
AFFH Outcomes N/A
Program 8: Facilitating Affordable Housing Development
The City is committed to expanding affordable housing options for households of all income levels using development tools such as density bonus provisions, waiving development fees and streamlining the application process. The City will contact local non-profit and private developers to facilitate the production of this housing as well as pursue funding opportunities available at the local, regional, state and federal levels.

On a case-by-case basis, the City will facilitate affordable housing by public, private and non-profit groups by coordinating off-site improvements and physical infrastructure as Capital Improvement Projects. Assistance provided by the City may include traffic, street and sewer upgrades as well as pedestrian and mobility improvements.

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-13
Specific Actions, Objectives and Timelines  In annual coordination with Self-Help Enterprises, proactively work with Self-Help and other housing developers to locate sites and housing opportunities in infill sites in high opportunity areas. Pursue funding designed to assist affordable housing developments.
 Starting in 2025, annually pursue funding at the local, regional, state, and federal levels such as State CDBG, CalHome, PLHA, and Project Homekey funds.
 Work with other jurisdictions in Tulare County to create a regional list of affordable housing developers by 2026. Annually conduct outreach to these developers with information on potential sites, available regulatory concessions and incentives, and potential funding opportunities.  By December 2025, revise the Density Bonus Ordinance in compliance with state law (Government Code §65915) to equally provide for density bonuses in all zoning districts where residential uses are permitted and to include provisions relative to density bonuses, incentives, and concessions as required by state law.
 Starting in 2025, facilitate the development of affordable housing through the provision of the following regulatory concessions and incentives:
 Density increases under the City’s Density Bonus Ordinance.  Expedited and streamlined project application review involving any of the following housing categories: very low-income households; large families; persons with disabilities or developmental disabilities; and farmworkers.
 Potential fee waivers/reductions/deferrals.
 Develop a web-based Housing Development Toolkit that outlines a stepby-step process for residential development, including identifying steps in the entitlement and building permit process, detailed information on development incentives, and funding programs and resources for affordable housing development. Publish the Housing Development Toolkit on the City’s website by August 2025.
 Review the General Plan, applicable Specific Plans, and Zoning Code and Zoning Map to evaluate opportunities for removing barriers to housing production, adding housing capacity, and accommodating a greater mix of dwelling types and sizes households (e.g., duplexes, triplexes, fourplexes, townhouses, courtyard buildings), prioritizing opportunities and sites particularly in Northwest Dinuba and the northern part of Northeast Dinuba (Census Tract 06107000401). Review General Plan, Specific Plans, and Zoning Code and Zoning Map by January 2026 and implement any changes by January 2027 (see Program 6).
 Acquire funds from the state and federal grant opportunities, including the HCD Infill Infrastructure Grant Program, to support the development of affordable housing, housing for special needs, and support service projects. Leverage City funding to partner with affordable housing developer on new affordable housing developments in the city. Prioritize subsidies for financing for rental housing units affordable to extremely low-income households, senior households, farmworkers, persons with disabilities, veterans, large households, and other households with special needs.
 Apply for state and federal funds in 2025 and annually thereafter to facilitate the development of affordable housing, including housing for extremely low-income households and those with special housing needs.

Partner with nonprofit housing developers to support the entitlement of at least 100 subsidized housing units affordable to extremely low-, very low-, and low-income households in the city during the planning period, including at least 30 percent of units outside of areas of high segregation and poverty or near public transit and services.

Tulare County Association of Governments
Tulare County Regional Housing Element
A7-14
Primary Responsible Departments Planning Department
Funding Sources Local, state and federal resources, General Fund, CDBG Relevant Policies 2.1, 2.2, 2.3, 3.1, 4.1, 4.3, 7.4
AFFH Themes  Housing Mobility
 New Housing Opportunities in Areas of Higher Resources Geographic Targeting Citywide with emphasis on moderate and high resource census tracts.

AFFH Outcomes  Increase the percent of the city’s housing stock that is multifamily from 25 percent to 28 percent by December 2030, using 2020 Census data as a baseline.
 Eliminate disparity between census tracts in Downtown/Southeast Dinuba and the rest of the city based on median income level and percent of households in poverty.

Program 9: Preservation of At-Risk Housing
The City has 768 housing units that are deed-restricted as affordable housing for lower-income households. No units are considered at risk of conversion during this Housing Element planning period.

Nevertheless, the City will work to preserve these units and will proactively monitor all other units to encourage continued affordability beyond existing covenants and work proactively with owners of affordable units to assist in rehabilitation needs.

Specific Actions, Objectives and Timelines  Monitor affordable units during the planning period.  Maintain annual contact with property owners of affordable housing regarding any change in status/intent or need for assistance, such as rehabilitation assistance.
 Maintain the AB 987 database to include detailed information on all subsidized units, including those that have affordability covenants.

Update annually.
 Ensure tenants are properly noticed by the property owners should a Notice of Intent to opt out of low-income use is filed. Notices must be filed three years, one year, and six months in advance of conversion.

Additionally, the City shall provide tenants with information about available resources and their tenant rights during the Notice of Intent period.
 In the event of potential conversion, conduct outreach to other nonprofit housing providers to acquire projects opting out of low-income use. As funding permits, assist in funding the acquisition or support funding applications by nonprofit providers.

Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 3.6, 5.5
AFFH Themes  Anti-Displacement and Tenant Protection
Geographic Targeting Citywide
AFFH Outcomes  Preserve all 768 affordable housing units.

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-15
Program 10: Housing Preservation and Rehabilitation
More than 51 percent of the housing stock in Dinuba is more than 40 years old. The City actively seeks and encourages the rehabilitation of housing units, utilizing various programs and community partnerships. Self-Help Enterprises is a community development organization that offers a variety of programs for low-income families in the region. This includes deferred payment loans available to qualified homeowners for essential health and safety repairs such as roofing, plumbing, electrical, heating/cooling, foundation, windows, and handicap accessible modifications. The loan is due and payable upon sale, change of title or change of use.

Specific Actions, Objectives and Timelines  Coordinate with Self-Help Enterprises to fund rehabilitation efforts in the city. Annually research funding opportunities, such as CHAFA, for rehabilitation grants.
 Advertise available rehabilitation grant programs on the City’s website.

Ensure that Code Enforcement has the information when addressing enforcement cases.
 Expand the City’s Housing Rehabilitation Program.
 Apply for additional funding for the Homebuyer Rehabilitation Program by 2025 to serve at least 12 households by the end of the planning period. Prioritize Downtown/ Southeast Dinuba and Southwest Dinuba (areas of greatest need).
 Publish resources on homeowner rehabilitation assistance on the City’s website by July 2025.
 Pursue/provide rehabilitation assistance that includes energy conservation and weatherization improvements as eligible activities.

Primary Responsible Departments Planning Department, Code Enforcement Funding Sources General Fund
Relevant Policies 3.6, 4.1, 4.2, 4.3, 5.5
AFFH Themes  Outreach and Education
 Place-Based Strategy for Neighborhood Improvements
Geographic Targeting Downtown/ Southeast Dinuba and Southwest Dinuba AFFH Outcomes  Assist with at least 12 rehabilitation projects over 8 years.

Program 11: Lower-Income and Special Needs Housing
To assist in the development of housing to meet the needs of extremely low, very low- and low-income households, the HATC offers the following programs:
 Housing Choice Vouchers (HCVs): The Housing Choice Voucher (HCV) Program (sometimes referred to as “Section 8 Housing”) is a federal program offered through the United States Department of Housing and Urban Development (HUD) that provides financial assistance to very low-income, elderly, and disabled households. The HATC receives funds directly from HUD and facilitates the HCV Program in Tulare County. Under the HCV Program, participants are free to choose housing that meets the requirements of the program. Participants receive a fixed subsidy, which is paid directly to the landlord by the HATC, and the remaining rent is paid by the participant. In most cases, there is a five-year time limit to this type of rental assistance because the fixed subsidy is designed to help families stabilize their housing costs in order to achieve self-sufficiency and save for other housing opportunities. The HATC maintains a list of rental units in Dinuba in which the landlord has indicated they are willing to participate in the HCV Program. As of December 2023, there are several rental complexes in the city currently accepting applications (https://www.hatc.net/unit-referralPage 320 of 838 Tulare County Association of Governments
Tulare County Regional Housing Element
A7-16
listing.php?city=DINUBA). Furthermore, in 2020, the State passed SB 222 and SB 329 that identify public assistance as a legitimate source of income for housing payments. Landlords are no longer permitted to reject HCV recipients.
 Public Housing: Provides rental assistance to low -income families and individuals. The HATC owns and manages all rental units offered under this program, which are located in communities throughout Tulare County.

The City will continue to work with the HATC to obtain HCVs and provide the community with information about the HATC’s other available programs. Additionally, Self-Help Enterprises is a community development organization that offers a variety of programs for low-income families in the region, including the Downpayment Assistance program and Home Ownership Education program.

Please also refer to Program 1, Regional Collaboration, to see the efforts underway to help with transportation needs for persons with special needs (including persons with disabilities, seniors and low income persons).

Specific Actions, Objectives and Timelines  Assist 122 Dinuba households through HCVs  Contract with Self-Help Enterprises to provide financial assistance programs to low-income households, including the Homebuyer Assistance Program.
 Collaborate with Self-Help Enterprises to pursue HOME and CDBG grant opportunities to expand funding for financial assistance programs.
 Expand program awareness and participation to low-income households throughout the city.
 Annually conduct one workshop for prospective low-income homebuyers, starting in 2025, for a total of seven workshops during the planning period.
 Over the 8-year planning period, after each Point-in-Time Count, conduct workshops for the Planning Commission and City Council to share the data from the count. Invite the Kings/Tulare Homeless Alliance to attend.  Identify potential programs to aid low- and moderate-income homeownership opportunities and develop a list of resources by July 2025. Apply for feasible funding opportunities by December 2025.  Connect low-income residents with housing assistance resources, including the HCV program.
 Add information on the HCV Program and Self-Help Enterprises’ financial assistance programs to the City’s website by January 2025.  Promote the availability of assistance programs through all City’s social media pages.
 Attend at least two community events to spread awareness and distribute fact sheets on available financial assistance programs.  In collaboration with the Housing Authority, provide education to property owners and managers to expand awareness of the HCV program to increase acceptance of tenant-based HCVs and to facilitate mobility and provide choices for lower-income households throughout the city.

Identify and address challenges that property owners/managers have with existing or prospective HCV holders.
 In collaboration with the Tulare County Housing Authority, organize one workshop for landlords on the HCV program at least twice during the planning period, for a total of two workshops during the planning period.

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-17
 Review the General Plan, applicable Specific Plans, and Zoning Code and Zoning Map to evaluate opportunities for removing barriers to development of emergency shelters and identify additional zoning districts where emergency shelters may be permitted. Review General Plan, Specific Plans, and Zoning Code and Zoning Map by January 2026 and implement any changes by January 2027.
 Consistent with State law that mandates the provision of housing for ELI households, the City will prioritize processing and funding allocation for projects that include units for ELI households, especially farmworker housing.
 Consistent with State law that mandates the provision of housing for special needs households, the City will prioritize processing and funding allocation for projects that include units for special needs households.  Beginning in 2025 and annually thereafter, work with developers to pursue funding available at the State and Federal levels for affordable housing development. Specifically, pursue funding programs that target the needs of extremely low and very low income households.  Provide letters of support to funding applications by developers if the proposed projects are consistent with the goals and objectives of this Housing Element, as requested.
 The City, County, and Tulare area collaboration partners will pursue a variety of strategies and funding to encourage the development, rehabilitation and conservation of housing for farmworkers such as funding development, integrating housing for farmworkers into development, developer identification, maintaining an inventory of suitable sites, site development, ensure zoning and development standards facilitate a variety of housing types for farmworker housing needs. The City and collaborative partners will make a specific and at least annual effort to assist in the development of housing for farmworkers and conserve and improve the existing housing stock for farmworkers, including but not limited to:
 Contacting nonprofit developers at least every other year to identify opportunities for the development or improvement of housing for farmworkers.
 Coordinating and participating with regional organizations, including non-profit, academic, and employers, to raise awareness, share and employ strategies, or target new resources.
 Coordinating annually with organizations that represent or serve farmworkers.
 Providing incentives and other strategies beyond state density bonus law to encourage housing for farmworkers, including setting aside housing for farmworkers within developments, supporting funding applications, prioritizing entitlements and establishing appropriate zoning and development standards.
 Target code enforcement and other resources to the existing housing stock with the most need for rehabilitation and sanitary conditions that could be more likely to house farmworkers and work with regional or other organizations to improve living conditions for farmworkers.

Primary Responsible Departments Planning Department
Funding Sources HUD, Self-Help Enterprise funding sources Relevant Policies 3.2, 5.1, 5.4, 5.5, 7.4
AFFH Themes  Outreach and Education
 Housing Mobility
 New Housing Opportunities in Areas of High Resources
 Anti-Displacement and Tenant Protection

Tulare County Association of Governments
Tulare County Regional Housing Element
A7-18
Geographic Targeting Citywide; Moderate and High Resource Tracts, especially Northwest Dinuba AFFH Outcomes  Promote with the goal of expanding the use of HCVs in the city by 10 percent by December 2030, using 2023 data as baseline
Program 12: Community and Economic Development
Well-maintained infrastructure creates a safe and accessible urban environment, fostering a sense of community and belonging. Moreover, investing in such improvements attracts businesses and investments, contributing to economic growth and ensuring equal access to essential services. The City will implement the following actions to expand community and economic development citywide.

Specific Actions, Objectives and Timelines  Annually coordinate with the Workforce Investment Board (WIB) of Tulare County to carry out the WIB’s Local Plan, including identified workforce priorities that will benefit the residents of Dinuba.  Annually coordinate with the Public Works Department to review the City’s Capital Improvement Projects (CIP) to ensure public facilities and infrastructure are supportive of the needs of underserved communities.  As part of the annual CIP program updates, evaluate public improvement needs in Downtown and Southeast Dinuba and
prioritize improvements on sites that accommodate the City’s lowerincome RHNA.  At least annually collaborate with the Tulare County Economic Development Office to attract new businesses and jobs to Dinuba.  On an ongoing basis, connect local business owners and interested parties to the Tulare County Economic Development Office to receive assistance on starting a business, including assistance with permitting, applying for incentives, and finding site locations. Connect at least five potential business owners with the Tulare County Economic Development Office.
 Starting in 2025 and annually thereafter, partner with the local employment organizations to connect Dinuba residents with job opportunities and workforce training program opportunities.  By the end of 2026, partner with the Tulare County Workforce Investment Board and Employment Connection to host an annual job fair and workforce training event in Dinuba.
 Annually work with TCaT and the Fresno County Rural Transit Agency to provide free bus passes to residents attending job fairs and interviews.  By 2026, partner with the Chamber of Commerce, local business owners, and potential businesses to identify planning and infrastructure needs to support business development in Dinuba.
 As part of a regional effort and/or individually, develop a report on planning and infrastructure needs for business development by January 2025 and present to City Council. If adopted, implement at least 50 percent of the recommendations in the report by the end of the planning period.
 At least every other year, coordinate with Tulare County and the San Joaquin Valley Air Pollution Control District to develop and implement a plan to reduce pollution burden throughout the city, targeting air quality, water quality, and pesticide use. Implement Environmental Justice policies adopted as part of General Plan Update in August 2023 to address pollution burden in Downtown and Southeast Dinuba.  By 2025, complete the South El Monte Revitalization Plan which covers the southern part of Southeast Dinuba. The Plan includes analysis of:

Community Beautification and Landscaping, Public Facilities (sidewalks,

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-19
parks, streets, etc.), Community Lighting, Housing Rehabilitation, Infrastructure, Economic Development, and Crime Prevention and Public Safety.
 Use the South El Monte Revitalization Plan to leverage funds to implement the actions and goals of the Plan.
 Complete programmed improvements around the new Dinuba High School located in Southeast Dinuba and surrounding planned residential neighborhoods, including bike lanes, new walkways, new parks.

Construction of the High School is expected August 2024.

Primary Responsible Departments Planning Department
Funding Sources General Funds
Relevant Policies 3.1, 4.4
AFFH Themes  Place-based Strategies for Neighborhood Improvement Geographic Targeting Downtown and Southeast Dinuba, and tracts with sites that can accommodate lower-income housing
AFFH Outcomes  Complete 5 CIP projects during the planning period.

Program 13: Fair Housing Outreach and Enforcement
The City of Dinuba partners with the Fair Housing Council of Central California (FHCCC) to provide fair housing information and resources to residents and housing providers. The FHCCC is a nonprofit organization that investigates complaints involving housing discrimination and predatory lending practices to ensure compliance with federal and state housing laws. The City also works with the HATC to ensure compliance with fair housing laws and to address complaints.

The City does not have the capacity to address fair housing complaints internally. The City refers fair housing issues and complaints to Fair Housing Council of Central California (FHCCC) and the State Department of Fair Employment and Housing. The Department of Fair Employment and Housing (DFEH) maintains a record of housing discrimination complaints filed in local jurisdictions.

The HATC refers fair housing issues and complaints to the U.S. Department of Housing and Urban Development (HUD). HUD’s Office of Fair Housing and Equal Opportunity (FHEO).

Tulare County Association of Governments
Tulare County Regional Housing Element
A7-20
Specific Actions, Objectives and Timelines  Coordinate with FHCCC/other fair housing nonprofit organizations to provide fair housing and tenant/landlord services, including investigation of discrimination complaints, fair housing counseling and education, fair housing testing, and tenant/landlord counseling and mediation.  Coordinate with non-profit organizations, local community groups, and service organizations to increase awareness of and access to housing resources and fair housing assistance.
 Beginning in 2025, release educational program about housing rights and resources to be conducted annually, in English and Spanish. The educational program will include a variety of media outlets, including but not limited to, social media, print media, newspaper, radio, and/or television.
 Update the City’s website to include fair housing rights and responsibilities for landlords and lenders. Add a language translation feature to the City’s website. Complete updates by January 2025.  Coordinate with TCAG to offer outreach on housing services and opportunities in conjunction with other regional planning efforts.

Organize one workshop in Dinuba to provide information on housing services and programs in 2025.
 Continue to provide Spanish translation services for all public meetings and outreach events.
 Develop a Fair Housing factsheet to be included with the ADU application packet to inform property owners of their responsibility with state and federal fair housing laws. Publish fair housing guide with ADU applications on or before January 2025.
 Provide annual trainings for City staff on how to refer residents for fair housing complaints. Beginning in 2025, provide annual training to City staff on how to refer residents for fair housing complaints.  Conduct outreach to homeless individuals to identify needs of the city’s homeless population and connect individuals with available resources and services.
 Provide annual trainings to the City’s Police Department staff on how to engage with the city’s homeless population and how to connect them with resources. Starting in 2025, provide annual trainings to City staff on engaging with the homeless population.
 Work with TCaT and the Fresno County Rural Transit Agency to provide free transit passes to homeless individuals receiving assistance.
 Annually, conduct outreach and education on energy efficiency and water conservation measure through a social media campaign.

Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 3.1, 4.4
AFFH Themes  Enforcement and Outreach
Geographic Targeting Downtown and Southeast Dinuba
AFFH Outcomes  Assist at least 15 residents and landlords with fair housing services annually, throughout planning period.

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-21
A7.3 AFFH Actions Summary
Government Code §8899.50 requires “meaningful actions” well beyond combating discrimination to overcome patterns of segregation and foster inclusive communities. Actions to affirmatively further fair housing include:
 Enhancing housing mobility strategies
 Encouraging development of new affordable housing in high resource areas  Increasing fair housing enforcement and fair housing outreach capacity  Improving place-based strategies to encourage community conservation and revitalization, including preservation of existing affordable housing
 Protecting existing residents from displacement
Actions to affirmatively furthering fair housing are summarized below.

Tulare County Association of Governments
Tulare County Regional Housing Element
A7-22
Affirmatively Furthering Fair Housing Action Matrix
Program Specific Commitment Timeline Geographic Targeting Eight-Year Metrics Fair Housing Enforcement and Outreach
Program 13: Fair Housing
Outreach and
Enforcement
 Coordinate with FHCCC/other fair housing nonprofit organizations to provide fair housing and tenant/landlord services, including investigation of discrimination complaints, fair housing counseling and education, fair housing testing, and tenant/landlord counseling and mediation.
 Coordinate with non-profit organizations, local community groups, and service organizations to increase awareness of and access to housing resources and fair housing assistance. Starting in 2025:
 Release educational program about housing rights and
resources to be conducted annually, in English and Spanish.

The educational program will include a variety of media outlets, including but not limited to, social media, print media, newspaper, radio, and/or television.
 Update the City’s website to include fair housing rights and responsibilities for landlords and lenders. Add a language translation feature to the City’s website. Complete updates by January 2025.
 Coordinate with TCAG to offer outreach on housing services and opportunities in conjunction with other regional planning efforts.

Organize one workshop in Dinuba to provide information on housing services and programs in 2025.
 Provide Spanish translation services for all public meetings and outreach events.
 Develop a Fair Housing factsheet to be included with the ADU application packet to inform property owners of their
responsibility with state and federal fair housing laws. Publish fair housing guide with ADU applications on or before January 2025.  Beginning 2025, provide annual trainings for City staff on how to refer residents for fair housing complaints. Beginning in 2025, provide annual training to City staff on how to refer residents for fair housing complaints.
 Annually, conduct outreach and education on energy efficiency and water conservation measure through a social media
campaign.
2024-2032
Starting 2025,
then ongoing
January 2025
Citywide with emphasis
on Downtown and
Southeast Dinuba
Assist at least 15 residents
and landlords with fair
housing services annually,
throughout planning period.

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-23
Program Specific Commitment Timeline Geographic Targeting Eight-Year Metrics  Beginning 2025, provide annual trainings to the City’s Police Department staff on how to engage with the city’s homeless population and how to connect them with resources.
 By the end of 2028, conduct outreach to homeless individuals to identify needs of the city’s homeless population and connect individuals with available resources and services.
 Work with TCaT and the Fresno County Rural Transit Agency to provide free transit passes to homeless individuals receiving assistance. Initiate discussions with TCaT and the Fresno County Rural Transit Agency by the end of 2026. If feasible, implement by the end of 2027.
 Collaborate with TCAG and other jurisdictions to pursue regional, state, and federal funding opportunities for disadvantaged communities, such as the California Strategic Growth Council grant programs, EPA Environmental Justice Grants, and
Greenhouse Gas Reduction Fund.

By the end of 2028
Initiate by the end
of 2026, implement
by the end of 2027.

Housing Mobility
Program 1: Regional
Collaboration
 Participate in regional meetings related to housing and homeless issues to pursue funding and coordination opportunities.  Collaborate with TCaT and/or TCAG to prepare a study on transit and active transportation needs for Dinuba residents and identify actions to address those needs, focusing on connecting residents to job centers, and prioritizing residents in Downtown and Southeast Dinuba.
2024-2032
Annually
Study by 2026,
implementation by
2028
Downtown and
Southeast Dinuba
Annually pursue funding
opportunities for regional
housing issues.

Prepare a transit needs
study by January 2026 to
identify potential actions.

Implement at least one of
those actions by the end of
2028.

Program 2: Adequate
Sites for RHNA and
Monitoring of No Net
Loss
 Offer expedited processing and fee deferrals, reductions, or waivers for affordable units in development on large sites identified in the sites inventory.

Beginning in 2025 South Dinuba Facilitate the development of 678 units, including 300
affordable to lower income
households, on large sites.

Tulare County Association of Governments
Tulare County Regional Housing Element
A7-24
Program Specific Commitment Timeline Geographic Targeting Eight-Year Metrics Program 5: Accessory
Dwelling Units
 Amend the Zoning Code in compliance with state law by July 2025.
 Beginning in 2025, facilitate the production of ADUs through efforts including, but not limited to:
 Updating ADU webpage to include available resources for ADU production, such as grants for pre-development costs available to lower-income homeowners through California Finance Agency (CalHFA).
 Offering expedited reviews for ADU applications.
 Promote the development of ADUs, prioritizing Northeast, Northwest, and Southwest Dinuba.
 Conduct three educational workshops, campaigns, or
outreach events to promote ADU development in the city to residents, with at least two events targeted to residents and developers in Northeast, Northwest, and Southwest Dinuba, by the end of the planning period.
 Implement strategies to streamline the ADU permitting process.  Develop an ADU application checklist and publish the checklist on the City’s website by December 2025.
 Add information on the ADU permitting process, as well as available resources and incentives, on the City’s website by December 2025.
 Adopt pre-approved ADU plans, potentially using SJV REAP’s Template ADU Program and SJV REAP Tool: Pre-Reviewed Plan Set, by January 2026, and publish on the City’s website.  Determine and implement strategy to promote ADUs for
moderate- and lower-income households.
 Prepare a report on potential strategies to encourage affordability of ADUs for moderate and lower-income
households, including but not limited to, promoting the use of HCVs or development of cost incentive programs or nointerest loan program for ADU developers in exchange for income restrictions. Prepare report by January 2026 and present to City Council for adoption by August 2026. If adopted, implement pilot program by January 2027.

July 2025
Beginning in 2025
December 2025
January 2026
January 2026/
January 2027
Northeast, Northwest,
and Southwest Dinuba
Support the development of
at least five ADUs in
Northeast, Northwest, and
Southwest Dinuba during
the planning period.

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-25
Program Specific Commitment Timeline Geographic Targeting Eight-Year Metrics Program 11: Lower
Income and Special
Needs Housing
 Contract with Self-Help Enterprises to provide financial assistance programs to low-income households, including the Homebuyer Assistance Program.
 Collaborate with Self-Help Enterprises to pursue HOME and CDBG grant opportunities to expand funding for financial assistance programs.
 Expand program awareness and participation to low-income households throughout the city.
 Annually conduct one workshop for prospective low-income homebuyers, starting in 2025, for a total of seven workshops during the planning period.
 Over the 8-year planning period, after each Point-in-Time Count, conduct workshops for the Planning Commission and City Council to share the data from the count. Invite the Kings/Tulare Homeless Alliance to attend.
 Identify potential programs to aid moderate-income
homeownership opportunities and develop a list of resources by July 2025. Apply for feasible funding opportunities by December 2025.
 Connect low-income residents with housing assistance resources, including the HCV program.
 Add information on the HCV Program and Self-Help
Enterprises’ financial assistance programs to the City’s website by January 2025.
 Promote the availability of assistance programs through all City’s social media pages.
 Attend at least two community events to spread awareness and distribute fact sheets on available financial assistance programs.
 In collaboration with the Housing Authority, provide education to property owners and managers to expand awareness of the HCV program to increase acceptance of tenant-based HCVs and to facilitate mobility and provide choices for lower-income households throughout the city. Identify and address challenges that property owners/managers have with existing or prospective HCV holders.

Annually
January 2025,
then annually
2024-2032
July 2025/
December 2025
By January 2025,
then ongoing
Citywide; Moderate and
High Resource Tracts,
especially Northwest
Dinuba
Assist 122 Dinuba
households through HCVs
Promote with the goal of
expanding the use of HCVs
in the city by 10 percent by
December 2030, using 2023
data as baseline.

Tulare County Association of Governments
Tulare County Regional Housing Element
A7-26
Program Specific Commitment Timeline Geographic Targeting Eight-Year Metrics  In collaboration with the Tulare County Housing Authority, organize one workshop for landlords on the HCV program at least twice during the planning period, for a total of two workshops during the planning period.
 Review the General Plan, applicable Specific Plans, and Zoning Code and Zoning Map to evaluate opportunities for removing barriers to development of emergency shelters and identify additional zoning districts where emergency shelters may be permitted. Review General Plan, Specific Plans, and Zoning Code and Zoning Map by January 2026 and implement any changes by January 2027.
 Beginning in 2025 and annually thereafter, pursue funding available at the State and Federal levels for affordable housing development. Specifically, pursue funding programs that target the needs of extremely low and very low income households.  The City and collaborative partners will make a specific and at least annual effort to assist in the development of housing for farmworkers and conserve and improve the existing housing stock for farmworkers.

January 2026/
January 2027
Beginning 2025 and
annually thereafter
Annually
New Housing Opportunities in Higher Opportunity Areas
Program 2: Adequate
Sites for RHNA
 Concurrent with adoption of the Housing Element, rezone properties as outlined above and detailed in the Housing Resources section of this Housing Element to fully accommodate the remaining RHNA of 1,283 units and specifically a RHNA shortfall of 381 units (216 lower income and 165 moderate income units). As part of the rezoning, establish appropriate development standards (including parking, height, setback, lot coverage, etc.) to ensure maximum allowable densities at the respective zones can be achieved.
 Concurrent with the adoption of the Housing Element, develop a formal procedure to monitor no net loss in capacity pursuant to SB 166.
 By 2026, complete update to water and sewer master plans.  Concurrent with the adoption of the Housing Element, adopt a policy to prioritize the allocation of water and sewer services to affordable housing projects (SB 1087)
Concurrent with
Housing Element
adoption
Citywide Facilitate the development
of 1,588 units over 8 years
(387 very low-income, 238
low-income, 238 moderateincome, and 695 above
moderate-income units).

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-27
Program Specific Commitment Timeline Geographic Targeting Eight-Year Metrics  Maintain an inventory of available vacant and prospective sites that can accommodate new housing; update annually. Make this inventory available to the public and interested developers on the City website.
 Annually meet with property owners and interested developers to pursue housing development in the city.

Program 3: By Right
Approval
 Concurrent with the Housing Element adoption and Development Code update to provide adequate sites for the RHNA (see Program 2), update the Development Code to address the byright approval requirements. Lower-income sites included in the site inventory with a proposed zoning change, as well as vacant sites identified in two previous housing elements and non-vacant sites identified in the previous housing element, will be rezoned, in compliance with Government Code Section 65583.2(h) and (i), to permit owner-occupied and rental multifamily uses by-right (without discretionary approval) for developments in which 20 percent or more of the units are affordable to lower-income households. Any subdivision of the sites shall be subject to all laws, including, but not limited to, the local government ordinance implementing the Subdivision Map Act.

Concurrent with
Housing Element
adoption
Citywide Facilitate the development
of 1,588 units over 8 years
(387 very low-income, 238
low-income, 238 moderateincome, and 695 above
moderate-income units).

Program 6: Zoning Code
Amendments
 Complete Zoning Code Amendments outlined in Program 6 to facilitate the development and remove constraints to the development of housing for special needs populations.

By the end of 2025
or concurrent with
Housing Element
adoption (see
Program 6)
Citywide Facilitate the development
of 20 units for special needs
populations during the
planning period.

Program 7: Transparency
in Government
 Evaluate the City’s compliance with the new transparency requirements per Government Code Section 65940.1(a)(1) and make changes as necessary by December 2025.
 Update links on the City’s Planning and Development Services Department webpage to connect to the most recent versions of each resource and document.

December 2025
By July 2025
Citywide Facilitate the development
of 1,588 units over 8 years
(387 very low-income, 238
low-income, 238 moderateincome, and 695 above
moderate-income units).

Tulare County Association of Governments
Tulare County Regional Housing Element
A7-28
Program Specific Commitment Timeline Geographic Targeting Eight-Year Metrics Program 8: Facilitating
Affordable Housing
Development
 In annual coordination with Self-Help Enterprises, proactively work with Self-Help and other housing developers to locate sites and housing opportunities in infill sites in high opportunity areas.

Pursue funding designed to assist in the affordable housing space.  Annually pursue funding at the local, regional, state, and federal levels such as State CDBG, CalHome, PLHA, and Project Homekey funds.
 Work with other jurisdictions in Tulare County to create a regional list of affordable housing developers. Annually conduct outreach to these developers with information on potential sites, available regulatory concessions and incentives, and potential funding opportunities.
 By December 31, 2025, revise the Density Bonus Ordinance in compliance with State law (Government Code §65915) to equally provide for density bonuses in all zoning districts where residential uses are permitted and to include provisions relative to density bonuses, incentives, and concessions as required by State law.
 Facilitate the development of affordable housing through the provision of the following regulatory concessions and incentives:
 Density increases under the City’s Density Bonus Ordinance.  Expedited and streamlined project application review
involving any of the following housing categories: abovemoderate-income households; very low-income households; large families; persons with disabilities or developmental disabilities; and farmworkers.
 Potential fee waivers/reductions/deferrals.
 Develop a web-based Housing Development Toolkit that outlines a step-by-step process for residential development, including identifying steps in the entitlement and building permit process, detailed information on development incentives, and funding programs and resources for affordable housing development.

Publish the Housing Development Toolkit on the City’s website by August 2025.

Starting in 2025 and
annually thereafter
December 31, 2025
Starting 2025
August 2025
Citywide with emphasis
on moderate and high
resource census tracts.

Increase the percent of the
city’s housing stock that is
multifamily from 25 percent
to 28 percent by December
2030, using 2020 Census
data as a baseline.

Eliminate disparity between
census tracts in
Downtown/Southeast
Dinuba and the rest of the
city based on median
income level and percent of
households in poverty.

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-29
Program Specific Commitment Timeline Geographic Targeting Eight-Year Metrics  Review the General Plan, applicable Specific Plans, and Zoning Code and Zoning Map to evaluate opportunities for removing barriers to housing production, adding housing capacity, and accommodating a greater mix of dwelling types and sizes households (e.g., duplexes, triplexes, fourplexes, townhouses, courtyard buildings), prioritizing opportunities and sites particularly in Northwest Dinuba and the northern part of Northeast Dinuba (Census Tract 06107000401).
 Review General Plan, Specific Plans, and Zoning Code and Zoning Map by January 2026 and implement any changes by January 2027 (see Program 6).
 Acquire funds from the state and federal grant opportunities, including the HCD Infill Infrastructure Grant Program, to support the development of affordable housing, housing for special needs, and support service projects. Leverage City funding to partner with affordable housing developer on new affordable housing developments in the city. Prioritize subsidies for financing for rental housing units affordable to extremely low-income households, senior households, farmworkers, persons with disabilities, veterans, large households, and other households with special needs.
 Apply for state and federal funds in 2025 and annually thereafter to facilitate the development of affordable housing, including housing for extremely low-income households and those with special housing needs. Partner with nonprofit housing developers to support the entitlement of at least 100 subsidized housing units affordable to extremely low-, very low-, and low-income households in the city during the planning period, including at least 30 percent of units outside of areas of high segregation and poverty or near public transit and services
January 2026/
January 2027
In 2025, then as
funding becomes
available

Tulare County Association of Governments
Tulare County Regional Housing Element
A7-30
Program Specific Commitment Timeline Geographic Targeting Eight-Year Metrics Place-based Strategies for Neighborhood Revitalization
Program 1: Regional
Collaboration
 Hold at least two community workshops in Downtown and Southeast Dinuba by December 2026 to identify active
transportation needs and apply for funding to implement projects by December 2027.
 Participate in the Coordinated Human Services Transportation Plan’s update scheduled for 2028.
2024-2032
December 2026/
December 2027
Downtown and
Southeast Dinuba
Implement at least two
active transportation
projects in Downtown and
Southeast Dinuba by the end
of the planning period.
 Invite affordable housing developers, Community Based Organizations (CBOs), and other interested parties to discuss affordable housing production in the County.

Annually Citywide with emphasis
on Downtown and
Southeast Dinuba
Utilize monthly TCAG TAC
meetings to identify at least
one resource-sharing effort
or planning strategy
annually.

Program 10: Housing
Preservation and
Rehabilitation
 Coordinate with Self-Help Enterprises to fund rehabilitation efforts in the city. Annually research funding opportunities, such as CHAFA, for rehabilitation grants.
 Advertise available rehabilitation grant programs on the City’s website. Ensure that Code Enforcement has the information when addressing enforcement cases.
 Expand the City’s Housing Rehabilitation Program.
 Apply for additional funding for the Homebuyer Rehabilitation Program by 2025 to serve at least 12 households by the end of the planning period. Prioritize Downtown/ Southeast Dinuba and Southwest Dinuba (areas of greatest need).
 Publish resources on homeowner rehabilitation assistance on the City’s website by July 2025.

Annually
By July 2025
By 2025
By July 2025
Downtown/ Southeast
Dinuba and Southwest
Dinuba
Assist with at least 12
rehabilitation projects over 8
years.

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-31
Program Specific Commitment Timeline Geographic Targeting Eight-Year Metrics Program 12: Community
and Economic
Development
 Annually coordinate with the Workforce Investment Board (WIB) of Tulare County to carry out the WIB’s Local Plan, including identified workforce priorities that will benefit the residents of Dinuba.
 Annually coordinate with the Public Works Department to review the City’s Capital Improvement Projects (CIP) to ensure public facilities and infrastructure are supportive of the needs of underserved communities.
 As part of the annual CIP program updates, evaluate public improvement needs in Downtown and Southeast Dinuba and
prioritize improvements on sites that accommodate the City’s lower income RHNA.
 At least annually, collaborate with the Tulare County Economic Development Office to attract new businesses and jobs to Dinuba.
 Connect local business owners and interested parties to the Tulare County Economic Development Office to receive
assistance on starting a business, including assistance with permitting, applying for incentives, and finding site locations.

Connect at least five potential business owners with the Tulare County Economic Development Office.
 Partner with the local employment organizations to connect Dinuba residents with job opportunities and workforce
training program opportunities.
 By the end of 2026, partner with the Tulare County Workforce Investment Board and Employment Connection to host an annual job fair and workforce training event in Dinuba.
 Work with TCaT and the Fresno County Rural Transit Agency to provide free bus passes to residents attending job fairs and interviews.
 By 2026, partner with the Chamber of Commerce, local business owners, and potential businesses to identify planning and infrastructure needs to support business development in Dinuba.  As part of a regional effort and/or individually, develop a report on planning and infrastructure needs for business development by January 2025 and present to City Council. If adopted, implement at least 50 percent of the
Annually
Annually
Annually
By the end of 2026
By 2026
Downtown and
Southeast Dinuba, and
tracts with sites that
can accommodate
lower-income housing
Complete 5 CIP projects
during the planning period.

Tulare County Association of Governments
Tulare County Regional Housing Element
A7-32
Program Specific Commitment Timeline Geographic Targeting Eight-Year Metrics recommendations in the report by the end of the planning period.
 Coordinate with Tulare County and the San Joaquin Valley Air Pollution Control District to develop and implement a plan to reduce pollution burden throughout the city, targeting air quality, water quality, and pesticide use. Assess pollution burden in Downtown and Southeast Dinuba and create an action plan to reduce pollution burden in these neighborhoods, as well as addressing proper remediation plans for cleanup sites and hazardous waste sites.
 Regularly assess and monitor pollution burden in each census tract, using tools such as CalEnviroScreen and identify major sources of pollution. Develop a pollution burden reduction strategy for the city and for Downtown and Southeast Dinuba by 2026 with metrics and timelines.
 Complete the South El Monte Revitalization Plan which covers the southern part of Southeast Dinuba. The Plan includes analysis of:

Community Beautification and Landscaping, Public Facilities (sidewalks, parks, streets, etc.), Community Lighting, Housing Rehabilitation, Infrastructure, Economic Development, and Crime Prevention and Public Safety. The Plan is expected to be completed by the end of 2024.
 Use the South El Monte Revitalization Plan to leverage funds to implement the actions and goals of the Plan.
 Complete programmed improvements around the new Dinuba High School located in Southeast Dinuba and surrounding planned residential neighborhoods, including bike lanes, new walkways, new parks. Construction of the High School is expected August 2024.

At least every other
year
Beginning in 2025
and every two years
thereafter
By the end of 2025

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-33
Program Specific Commitment Timeline Geographic Targeting Eight-Year Metrics Tenant Protection and Anti-displacement
Program 1: Regional
Collaboration
 Partner with the Kings/Tulare Homeless Alliance to proactively address shelter, including emergency shelters, low barrier navigation centers, transitional and supportive housing, housing and support services for people experiencing homelessness.

Starting in 2025 and
annually thereafter
Citywide Annually coordinate
meetings with the
Kings/Tulare Homeless
Alliance to address need in
Dinuba.

Program 4: Replacement
Housing
 Amend the Zoning Code to address the replacement housing requirements.

Concurrent with
Housing Element
adoption
N/A Replace all units as required
pursuant to AB 1397.

Program 9: Preservation
of At-Risk Housing
 Monitor affordable units during the planning period.
 Maintain annual contact with property owners of affordable housing regarding any change in status/intent or need for assistance, such as rehabilitation assistance.
 Maintain the AB 987 database to include detailed information on all subsidized units, including those that have affordability covenants. Update annually.
 Ensure tenants are properly noticed by the property owners should a Notice of Intent to opt out of low-income use is filed.

Notices must be filed three years, one year, and six months in advance of conversion. Additionally, the City shall provide tenants with information about available resources and their tenant rights during the Notice of Intent period.
 In the event of potential conversion, conduct outreach to other nonprofit housing providers to acquire projects opting out of lowincome use. As funding permits, assist in funding the acquisition or support funding applications by nonprofit providers.

Annually Citywide Preserve all 768 affordable
housing units.

Tulare County Association of Governments
Tulare County Regional Housing Element
A7-34
A7.4 Quantified Objectives
Dinuba has established quantified objectives for housing production and rehabilitation for the Housing Element. These objectives are based upon expected availability of resources to address the City’s housing needs, expectations regarding future housing development, as well as prior objectives established in earlier housing plans. Table A7-1 below summarizes the City’s quantified objectives for implementing its various programs and actions outlined above.

Table A7-1 Quantified Objectives 2023-2031
Target Income and Affordability Level New Construction Rehabilitation Conservation Extremely Low 178 3 256
Very Low 209 3 256
Low 238 3 256
Moderate 268 3 0
Above Moderate 401 0 0
Total 1,588 12 768

Tulare County Regional Housing Element
2023-2031 Housing Element
prepared by
Tulare County Association of Governments
Planning Division, Department of Community Development
210 North Church Street B
Visalia, California 93291
Contact: Ted Smalley, Executive Director
prepared with the assistance of
Rincon Consultants, Inc.
706 South Hill Street, Suite 1200
Los Angeles, California 90014
Public Review Draft, February 2025

Table of Contents
2023-2031 Housing Element i
Table of Contents
1 Introduction and Public Participation ............................................................................................... 1-1

1.1 Housing Element Purpose and Content ................................................................................ 1-1

1.2 Relationship to Other General Plan Elements....................................................................... 1-2

1.3 Organization of the Housing Element ................................................................................... 1-3

1.4 Data Sources and Methods................................................................................................... 1-3

1.5 Regional Collaboration .......................................................................................................... 1-4

1.5.1 Regional Challenges and Opportunities................................................................ 1-4

1.5.2 Regional Planning Efforts...................................................................................... 1-5

1.5.3 Opportunities for Regional Collaboration............................................................. 1-5

1.6 Community Engagement....................................................................................................... 1-6

1.6.1 Public Noticing ...................................................................................................... 1-6

1.6.2 Project Website..................................................................................................... 1-6

1.6.3 City Council Presentations .................................................................................... 1-7

1.6.4 Community Workshops......................................................................................... 1-7

1.6.5 Stakeholder Interviews ......................................................................................... 1-8

1.6.6 Housing Needs Survey......................................................................................... 1-10

1.6.7 Public Comment Letters...................................................................................... 1-10

1.6.8 Public Review of the Draft Housing Element...................................................... 1-11

1.6.9 Public Engagement for the Revised Draft Housing Element............................... 1-11

1.6.10 Response to Community Input ........................................................................... 1-12 2 Regional Housing Needs Assessment................................................................................................ 2-1

2.1 Population Characteristics..................................................................................................... 2-1

2.2 Population Growth ................................................................................................................ 2-1

2.3 Age Characteristics................................................................................................................ 2-2

2.4 Race and Ethnicity ................................................................................................................. 2-3

2.5 Economic Characteristics ...................................................................................................... 2-4

2.5.1 Employment.......................................................................................................... 2-4

2.5.2 Income Definitions and Income Limits.................................................................. 2-8

2.6 Household Characteristics................................................................................................... 2-13

2.7 Large Households................................................................................................................ 2-14

2.8 Overcrowding ...................................................................................................................... 2-15

2.9 Special Needs Groups.......................................................................................................... 2-16

2.9.1 Seniors................................................................................................................. 2-16

2.9.2 Persons with Disabilities (including Developmental Disabilities) ....................... 2-21

2.9.3 Large Households................................................................................................ 2-28

2.9.4 Female-Headed Households............................................................................... 2-29

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2.9.5 Extremely Low-Income Residents....................................................................... 2-31

2.9.6 Farmworkers....................................................................................................... 2-33

2.9.7 Persons Experiencing Homelessness .................................................................. 2-36

2.10 Housing Stock Characteristics ............................................................................................. 2-40

2.11 Housing Growth................................................................................................................... 2-40

2.12 Housing Type and Tenure.................................................................................................... 2-40

2.13 Vacancy Rate ....................................................................................................................... 2-42

2.14 Housing Unit Size................................................................................................................. 2-43

2.15 Age and Condition of Housing Stock ................................................................................... 2-43

2.16 Housing Costs...................................................................................................................... 2-46

2.16.1 Median Home Sale Price ..................................................................................... 2-46

2.17 Distribution of Owner-Occupied Units................................................................................ 2-47

2.18 Housing Rents...................................................................................................................... 2-49

2.19 Housing Affordability........................................................................................................... 2-50

2.19.1 Workforce Housing ............................................................................................. 2-52

2.19.2 Cost Burden......................................................................................................... 2-52

2.20 Assisted Housing Units........................................................................................................ 2-53

2.20.1 Funding Sources for Assisted Housing ................................................................ 2-54 3 Regional Housing Constraints Analysis ............................................................................................. 3-1

3.1 Non-Governmental Constraints............................................................................................ 3-1

3.1.1 Land Costs............................................................................................................. 3-1

3.1.2 Construction Costs................................................................................................ 3-3

3.1.3 Availability of Financing ........................................................................................ 3-3

3.1.4 Mortgage and Rehabilitation Financing................................................................ 3-4

3.2 Governmental Constraints.................................................................................................... 3-6

3.2.1 Land Use Controls................................................................................................. 3-6

3.2.2 Residential Development Standards..................................................................... 3-7

3.2.3 Housing for Persons with Disabilities.................................................................. 3-12

3.2.4 Planning and Development Fees......................................................................... 3-13

3.2.5 Inclusionary Housing Ordinance ......................................................................... 3-14

3.2.6 Permit Procedures and Processing Times........................................................... 3-14

3.2.7 Short-Term Housing Rentals............................................................................... 3-14

3.2.8 Code Enforcement .............................................................................................. 3-15

3.3 Environmental Constraints.................................................................................................. 3-15

3.3.1 Floodplains.......................................................................................................... 3-15

3.3.2 Seismic Zones...................................................................................................... 3-15

3.3.3 Wildland/Urban Fire Hazards.............................................................................. 3-16

3.3.4 Soil Contamination.............................................................................................. 3-16

Table of Contents
2023-2031 Housing Element iii
4 Regional Housing Resources............................................................................................................. 4-1

4.1 Introduction........................................................................................................................... 4-1

4.2 Future Housing Needs........................................................................................................... 4-1

4.2.1 Regional Housing Needs Allocation (RHNA) ......................................................... 4-1

4.3 Meeting the RHNA................................................................................................................. 4-2

4.4 Development Trends............................................................................................................. 4-3

4.4.1 Summary of Development Trends...................................................................... 4-16

4.4.2 Pipeline Projects by Jurisdiction.......................................................................... 4-17

4.5 Site Selection Criteria .......................................................................................................... 4-21

4.5.1 Density and Parcel Size ....................................................................................... 4-22

4.6 Realistic Development Capacity .......................................................................................... 4-23

4.7 Affirmatively Furthering Fair Housing ................................................................................. 4-24

4.8 Supporting Information....................................................................................................... 4-24

4.8.1 Summary of Interviews with Development Community .................................... 4-24

4.9 Financial Resources for Affordable Housing ....................................................................... 4-24

4.10 Administrative Resources.................................................................................................... 4-26

4.10.1 San Joaquin Valley Regional Planning Agencies Policy Council .......................... 4-26

4.10.2 Non-Profit Organizations .................................................................................... 4-26 5 Regional Affirmatively Furthering Fair Housing Analysis.................................................................. 5-1

5.1 Introduction and Overview ................................................................................................... 5-1

5.1.1 Methodology......................................................................................................... 5-1

5.2 Data Sources.......................................................................................................................... 5-3

5.2.1 HCD AFFH Data Viewer ......................................................................................... 5-3

5.2.2 Urban Displacement Project................................................................................. 5-3

5.2.3 CalEnviroScreen .................................................................................................... 5-3

5.2.4 TCAC/HCD Opportunity Maps............................................................................... 5-4

5.2.5 HUD Comprehensive Housing Affordability Strategy (CHAS) Data....................... 5-4

5.2.6 U.S. Census American Community Survey (ACS) .................................................. 5-4

5.2.7 AllTransit ............................................................................................................... 5-5

5.3 Fair Housing Resources ......................................................................................................... 5-5

5.3.1 Enforcement and Outreach Capacity.................................................................... 5-5

5.4 Ability to Address Complaints............................................................................................... 5-5

5.5 Segregation and Integration Patterns and Trends................................................................ 5-6

5.5.1 Race and Ethnicity................................................................................................. 5-7

5.5.2 Persons with Disabilities ....................................................................................... 5-7

5.5.3 Familial Status..................................................................................................... 5-12

5.5.4 Household Income .............................................................................................. 5-14

5.5.5 Poverty and Segregation..................................................................................... 5-17

5.5.6 Concentrated Areas of Affluence........................................................................ 5-21

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5.6 Disparities in Access to Opportunities ................................................................................ 5-21

5.6.1 Transit Access and Walkability............................................................................ 5-21

5.6.2 Access to Quality Education................................................................................ 5-25

5.6.3 Economic Outcomes ........................................................................................... 5-27

5.6.4 Healthy and Safe Housing Environment ............................................................. 5-30

5.7 Disproportionate Housing Needs........................................................................................ 5-34

5.7.1 Housing Cost Burden........................................................................................... 5-34

5.7.2 Overcrowding...................................................................................................... 5-34

5.7.3 Housing Problems............................................................................................... 5-37

5.7.4 Persons Experiencing Homelessness .................................................................. 5-39

5.7.5 Farmworkers....................................................................................................... 5-40

5.7.6 Displacement ...................................................................................................... 5-41

5.8 Local Area Knowledge ......................................................................................................... 5-41

5.8.1 Historic Patterns of Segregation ......................................................................... 5-41

5.8.2 Community and Stakeholder Input..................................................................... 5-44 Tables
Table 2-1 Population Change (2000 - 2020)..................................................................................... 2-2 Table 2-2 Population by Age Group (2020)...................................................................................... 2-3 Table 2-3 Population by Race........................................................................................................... 2-4 Table 2-4 Major Employers .............................................................................................................. 2-5 Table 2-5 Employment by Industry (2020)....................................................................................... 2-6 Table 2-6 HUD Income Limits by Person per Household (dollars) ................................................... 2-8 Table 2-7 State of California Income Categories.............................................................................. 2-8 Table 2-8 Median Household Income by Race/Ethnicity (dollars)................................................. 2-10 Table 2-9 Overpayment by Tenure................................................................................................. 2-11 Table 2-10 Overpayment by Tenure for Low-Income Households.................................................. 2-12 Table 2-11 Cost Burdened Households............................................................................................ 2-13 Table 2-12 Households by Type ....................................................................................................... 2-14 Table 2-13 Large Households by Tenure .......................................................................................... 2-15 Table 2-14 Overcrowding Severity by Tenure .................................................................................. 2-16 Table 2-15 Senior Households by Tenure......................................................................................... 2-17 Table 2-16 Overpayment by Tenure among Senior Households, Tulare County............................. 2-18 Table 2-17 Cost Burdened Senior Households................................................................................. 2-19 Table 2-18 Inventory of Senior Housing........................................................................................... 2-20 Table 2-19 Population by Number of Disabilities............................................................................. 2-22 Table 2-20 Disability by Age for the Total Population...................................................................... 2-23 Table 2-21 Developmental Disability by Age.................................................................................... 2-24 Table 2 22 Developmental Disability by Residence ......................................................................... 2-24 Table 2-23 Inventory of Housing for People with Disabilities.......................................................... 2-25

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2023-2031 Housing Element v
Table 2-24 Services for Persons with Disabilities............................................................................. 2-27 Table 2-25 Large Households by Tenure .......................................................................................... 2-28 Table 2-26 Large Households and Units........................................................................................... 2-28 Table 2-27 Single Female-Headed Households with own Children ................................................. 2-29 Table 2-28 Single Female-Headed Households by Tenure............................................................... 2-30 Table 2-29 Extremely Low-Income Households by Tenure.............................................................. 2-31 Table 2-30 Extremely Low-Income Households by Tenure and Cost Burden .................................. 2-32 Table 2-31 Extremely Low-Income Resources ................................................................................. 2-33 Table 2-32 Farmworker Population.................................................................................................. 2-34 Table 2-33 Farmworker Population Overtime (Tulare County) ....................................................... 2-35 Table 2-34 Resources for Farmworkers............................................................................................ 2-35 Table 2-35 Homelessness by Type (2023)........................................................................................ 2-38 Table 2-36 Resources for Persons Experiencing Homelessness....................................................... 2-39 Table 2-37 Total Housing Units Over Time (1980 to 2020).............................................................. 2-40 Table 2-38 Total Housing Units by Type........................................................................................... 2-41 Table 2-39 Housing Units by Tenure ................................................................................................ 2-42 Table 2-40 Vacancy Status by Type for Total Vacant Units.............................................................. 2-42 Table 2-41 Housing Unit Size............................................................................................................ 2-44 Table 2-42 Total Occupied Housing Units by Year Built................................................................... 2-45 Table 2-43 Substandard Housing Units............................................................................................ 2-46 Table 2-44 Median Housing Value Over Time (1980 to 2020) ......................................................... 2-47 Table 2-45 Owner Occupied Units by Race ...................................................................................... 2-48 Table 2-46 Median Rent by Number of Bedrooms .......................................................................... 2-49 Table 2-47 Housing Affordability Matrix – Tulare County (2021) .................................................... 2-50 Table 2-48 Cost Burdened Owner-Occupied Households Over Time .............................................. 2-52 Table 2-49 Cost Burdened Renter-Occupied Households Over Time .............................................. 2-53 Table 2-50 Inventory of Public Assisted Complexes......................................................................... 2-56 Table 3-1 Listed Land Prices – Tulare County................................................................................... 3-2 Table 3-2 Sold Land Prices – Tulare County ..................................................................................... 3-2 Table 3-3 Listed and Sold Land Prices .............................................................................................. 3-2 Table 3-4 Estimated Construction Cost............................................................................................ 3-3 Table 3-5 Race and Loan Action ....................................................................................................... 3-5 Table 3-6 Loan Action and Loan Type .............................................................................................. 3-5 Table 3-7 Race and Loan Action ....................................................................................................... 3-5 Table 3-8 Ethnicity and Loan Action................................................................................................. 3-6 Table 3-9 Statewide Density Bonus Parking Standards.................................................................... 3-8 Table 4-1 Tulare County Regional Housing Needs Determination Allocation.................................. 4-2 Table 4-2 Regional Development Trends....................................................................................... 4-17 Table 4-3 Dinuba Pipeline Projects................................................................................................. 4-18 Table 4-4 Exeter Pipeline Projects.................................................................................................. 4-18

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Table 4-5 Farmersville Pipeline Projects ........................................................................................ 4-19 Table 4-6 Lindsay Pipeline Projects................................................................................................ 4-19 Table 4-7 Porterville Pipeline Projects ........................................................................................... 4-20 Table 4-8 Tulare Pipeline Projects.................................................................................................. 4-20 Table 4-9 Woodlake Pipeline Projects............................................................................................ 4-21 Table 4-10 Recent Developments on Large Sites in San Joaquin Valley .......................................... 4-22 Table 5-1 Domains and List of Indicators for Opportunity Maps..................................................... 5-4 Table 5-2 HUD Certified Fair Housing Providers Active in the Tulare County.................................. 5-5 Table 5-3 Tulare County Fair Housing Complaints (2006-2020) ...................................................... 5-6 Table 5-4 Employment Status by Disability Status (Tulare County)............................................... 5-10 Table 5-5 Tenure by Household Type and Presence of Children (Tulare County) ......................... 5-12 Table 5-6 Mean Salary by Occupation (Tulare County).................................................................. 5-28 Figures
Figure 2-1 Median Household Income .............................................................................................. 2-9 Figure 2-2 Homelessness by Type Over Time, Households, Kings/Tulare County CoC ................... 2-37 Figure 2-3 Median Contract Rent .................................................................................................... 2-49 Figure 3-1 Historical Mortgage Rates in the United States (2013-2023) .......................................... 3-4 Figure 5-1 Percent of Total Non-White Population (Tulare County)................................................. 5-8 Figure 5-2 Predominant Populations (Tulare County)....................................................................... 5-9 Figure 5-3 Disability by Type (Tulare County).................................................................................. 5-10 Figure 5-4 Percent of Population with a Disability (Tulare County)................................................ 5-11 Figure 5-5 Female-Headed Households with Children Present, No Spouse/Partner Present (Tulare County)............................................................................................................... 5-13 Figure 5-6 Median Household Income (Tulare County) .................................................................. 5-15 Figure 5-7 Percent of Low- to Moderate-Income (LMI) Population (Tulare County)...................... 5-16 Figure 5-8 Poverty Status (Tulare County)....................................................................................... 5-18 Figure 5-9 Areas of High Segregation and Poverty (Tulare County)................................................ 5-19 Figure 5-10 Racial Segregation and Integration (Tulare County) ...................................................... 5-20 Figure 5-11 Racially Concentrated Areas of Affluence (Tulare County)............................................ 5-22 Figure 5-12 TCAC Opportunity Areas – Education Outcomes (Tulare County) ................................. 5-26 Figure 5-13 TCAC Opportunity Areas - Economic (Tulare County).................................................... 5-29 Figure 5-14 CalEnviroScreen 4.0 Percentile Scores (Tulare County) ................................................. 5-31 Figure 5-15 TCAC Opportunity Areas - Environmental (Tulare County)............................................ 5-32 Figure 5-16 SB 535 Disadvantaged Communities (Tulare County).................................................... 5-33 Figure 5-17 Overpayment by Home Owners (Tulare County)........................................................... 5-35 Figure 5-18 Overpayment by Renters (Tulare County)...................................................................... 5-36 Figure 5-19 Overcrowded Households (Tulare County).................................................................... 5-38 Figure 5-20 Displacement Risk (Tulare County)................................................................................. 5-42

Introduction and Public Participation
2023-2031 Housing Element 1-1
1 Introduction and Public Participation
California Housing Element law requires every jurisdiction to prepare and adopt a housing element as part of its general plan. The cites of Dinuba, Exeter, Farmersville, Lindsay, Porterville, Tulare, and Woodlake, with the support of the Tulare County Association of Governments (TCAG), have prepared a Regional Housing Element for the 6th housing element cycle.

The Tulare County Regional Housing Element (referred to as the "Housing Element”) represents an innovative approach to meeting State Housing Element law and coordinating resources to address the region’s housing needs. Each participating jurisdiction will adopt the Housing Element separately, and the California Department of Housing and Community Development (HCD) will certify the Housing Element separately for each jurisdiction. On a regional level, the Housing Element provides the opportunity for the participating jurisdictions to respond to countywide housing issues and work together to accommodate the region’s share of housing need (known as the Regional Housing Needs Allocation, or RHNA).

1.1 Housing Element Purpose and Content
The State of California has stated that the availability of decent and suitable housing for every California family is “a priority of the highest order.” This objective has become increasingly urgent in recent years as communities across the state struggle to meet the housing needs of all their residents. The housing element is the primary tool used by cities and counties in meeting their housing goals. The housing element is a comprehensive strategy for encouraging the development of safe, decent, and affordable housing for all residents and preventing housing loss.

The California Government Code, Sections 65580 through 65589, Chapter 1143, Article 10.6 outlines state housing element requirements. HCD administers the law by reviewing housing elements for compliance with state law and by reporting its written findings to the local jurisdiction. Although state law allows local governments to decide when to update their general plans, state housing element law mandates that housing elements be updated every eight years. This Housing Element covers the planning period of December 31, 2023, through December 31, 2031.

In accordance with Government Code 65583, the Housing Element must include:

1. An identification and analysis of existing and projected housing needs, available housing resources, and potential constraints to the maintenance and development of housing.

2. A statement of goals, policies, quantified objectives, and scheduled programs for preservation, improvement, and development of housing.

The communities of the Tulare County region have a long history of supporting housing and have done a great job providing it. We look forward to continuing the delivery of projects and programs that deliver the housing that our residents need. - Benjamin Kimball, Deputy Executive Director, TCAG

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3. An inventory of land suitable for residential development showing adequate sites to meet housing needs.

4. An assessment of local fair housing issues and meaningful actions to address disparities in housing needs and access to opportunities.

5. Adequate provision for existing and projected needs of all economic segments of the community.

The Housing Element assists the seven participating jurisdictions in determining how to address existing and future housing needs and plan for growth. Housing policies and actions contained in the Housing Element do not commit the jurisdictions to construct new housing units but identify ways in which each jurisdiction will encourage development of housing intended to meet the housing needs of residents during the housing element update cycle.

In addition to ensuring compliance with state law, a jurisdiction’s housing element status affects eligibility to receive state funding for a variety of transportation, infrastructure, and housing programs.

Funding through these programs is competitive and can be essential for jurisdictions to develop and maintain transportation, infrastructure, and affordable housing assets.

Housing and transportation needs at the regional scale are outlined in TCAG’s 2022 Regional Transportation Plan & Sustainable Communities Strategy (RTP/SCS). The Housing Element supports implementation of TCAG’s 2022 RTP/SCS, which promotes regional collaboration and planning efforts.

1.2 Relationship to Other General Plan Elements
Per state law, the housing element is one of the eight required elements of each local jurisdiction’s general plan and must be consistent with all other elements of the general plan. Other optional elements can be added, and some subject areas can be combined. Pursuant to Government Code section 65302, the other subjects or “Elements” that a general plan must contain are Land Use, Circulation, Conservation, Open Space, Noise, Safety, and for some jurisdictions, Environmental Justice.

Cities and counties in the San Joaquin Air Pollution Control District, which includes all cities in Tulare County, must also address air quality in their general plans.

Government Code section 65302.10(a) requires that each city and county review and update the Land Use Element of its general plan, based on available data, including, but not limited to, the data and analysis developed pursuant to Government Code section 56430, of unincorporated island, fringe, or legacy communities inside or near its boundaries. Pursuant to Government Code section 65588, on or before the due date for each subsequent revision of its housing element, each city must review, and if necessary, amend, its general plan to update the analysis regarding these communities identified within the city’s sphere of influence.

Each jurisdiction is mandated by Government Code Section 65302(g)(3) to update its Safety Element in conjunction with any Housing Element update, or upon the update of the next Hazard Mitigation Plan.

Additionally, jurisdictions must incorporate environmental justice policies into their general plans, either in a separate Environmental Justice element or by integrating related goals, policies, and objectives throughout the other elements. This update must happen upon the adoption or next revision of two or more elements. Therefore, if a jurisdiction updates the Safety Element concurrently with the Housing Element, the jurisdiction must also update environmental justice policies or the Environmental Justice Element.

To the extent possible, the policies and implementation programs in this Housing Element for Dinuba, Exeter, Farmersville, Lindsay, Porterville, Tulare, and Woodlake are consistent with the policies and

Introduction and Public Participation
2023-2031 Housing Element 1-3
implementation programs in the other elements of the corresponding jurisdiction’s general plan. As elements of the jurisdictions’ general plans are amended in the future, each local government will review and revise as necessary to ensure internal consistency is maintained.

1.3 Organization of the Housing Element
The Housing Element employs regional and local scale analyses to comprehend the complexities of the region’s housing needs and challenges. As such, the Housing Element contains a regional component, comprised of the five chapters in the Housing Element, and jurisdiction-specific components, included as individual appendices with one dedicated appendix for each participating jurisdiction.

1. Chapter 1: Introduction and Community Engagement: This section provides an introduction, review of the purpose, process, and scope of the Housing Element, and highlights the public outreach methods employed and community input received for the Housing Element.

2. Chapter 2: Regional Housing Needs Assessment: This section reviews the existing and projected housing needs of the region. The assessment profiles socio-demographic information, such as population characteristics, household information, housing stock, tenure, and housing affordability.

The assessment also considers local special housing needs, such as extremely low-income households, seniors, farmworkers, homeless individuals, large households, and female-headed households with children.

3. Chapter 3: Regional Housing Constraints Analysis: This section identifies and analyzes impediments to housing production, maintenance, and improvements at the regional level across all income levels. The analysis examines government constraints (including land use controls, permit processing procedures, and governmental fees) as well as non-governmental constraints such as the availability of financing, cost of land and construction, and environmental constraints.

4. Chapter 4: Regional Housing Resources: This section describes recent development trends, infrastructure capacity, and other factors to inform the development potential of sites in each city.

5. Chapter 5: Regional Affirmatively Furthering Fair Housing Analysis: This section identifies geographic disparities between populations in the region based on socioeconomic characteristics and the potential factors that perpetuate differences in access to opportunities.

The lettered appendices for each of the participating jurisdictions evaluates the localized housing needs, includes a summary of community-specific engagement efforts and input, an analysis of constraints to housing development, an inventory of suitable land to accommodate their share of the RHNA, an assessment of fair housing, and an evaluation of accomplishments during the previous housing cycle.

Each appendix includes the jurisdiction’s individual Housing Plan, which includes goals, policies, and objectives designed to preserve, improve, and develop housing.

1.4 Data Sources and Methods
Data from a variety of sources is used to complete the Housing Element. The most cited source is the U.S. Census, which provides consistent demographic characteristics that are widely accepted. The American Community Survey is a feature offered by the U.S. Census and includes five-year estimates on population and demographic characteristics. Other data sources include the following:
 U.S. Census and the American Community Survey (ACS)
 California Department of Finance (DOF)

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 California Department of Housing and Community Development (HCD)  California Housing Finance Agency
 California Tax Credit Allocation Committee (TCAC)
 Tulare County Association of Governments (TCAG)
 Home Mortgage Disclosure Act (HMDA) lending data
 Regional Homeless Point-in-Time (PIT) Count
 State Employment Development Department (EDD)
 Comprehensive Housing Affordability Strategy (CHAS)
 United States Department of Housing and Urban Development (HUD)  Jurisdiction staff
 Local housing organizations

1.5 Regional Collaboration
In recent years, jurisdictions in Tulare County have collaborated on regional issues including housing, infrastructure, and transportation. The seven participating jurisdictions, in conjunction with TCAG, conducted a collaborative effort to develop the Housing Element, with the acknowledgement that a coordinated strategy for addressing the housing needs of communities throughout the region would be the most effective approach.

1.5.1 Regional Challenges and Opportunities
Tulare County features unique regional qualities that
create a significant need and distinct challenges for
housing. The anticipated population growth is
expected to be one of the highest (per capita) of any
region in the state. This growth is driven in part by
the flight of urban residents from the state’s larger
cities toward rural areas like Tulare County due to
relatively lower cost of living, economic
opportunities, as well as higher birthrates than other
parts of the state. Tulare County is consistently in the top three counties in the nation for agricultural
production. The county also has a healthy tourism
industry due to proximity to Sequoia National Park,
Kings Canyon National Park, the Sequoia National Monument, and other natural and recreational attractions.

The region also faces unique challenges that affect the future of housing throughout the county. Tulare County suffers from high poverty rates and lack of adequate services, facilities, and public funding.

Development trends in the region indicate that most residential projects developed, or will develop, on vacant land or land zoned for agricultural use, creating a need for infrastructure such as roads, sewers, and water supply to serve new development.

Recent trends in the housing market reflect similar outcomes as the rest of the state, with increasingly unaffordable housing costs and difficulty obtaining housing among households of all income levels in the county. Fluctuations in mortgage interest rates in recent years have had a large impact on housing

Introduction and Public Participation
2023-2031 Housing Element 1-5
affordability. Higher interest rates increase a homebuyer’s monthly payment and decrease the range of housing that a household can afford. Lower interest rates result in a lower cost and lower monthly payments for the homebuyer. Mortgage rates in 2023 were significantly higher compared to rates during the past 10 years, making it difficult for households to purchase a home.

Environmental conditions throughout the region pose a potential risk to existing and future residents if not properly planned for and addressed. Tulare County is in the most polluted air basin in the country due to a combination of geographical, climate, and anthropogenic variables. Environmental concerns such as flooding, ground water depletion, and land subsidence present other challenges in Tulare County.

1.5.2 Regional Planning Efforts
Jurisdictions in Tulare County collaborate with regional agencies and organizations to address the county’s challenges and provide opportunities. The RTP/SCS, developed with input from each jurisdiction in the county, serves as a blueprint for sustainable development and transportation solutions within the county and with neighboring counties. The RTP/SCS aims to create a more interconnected and environmentally friendly transportation network for the region’s residents. In 2021, the Tulare County Regional Transit Agency, Visalia Transit, and the San Joaquin Joint Powers Authority executed an agreement to develop an operation plan for the Cross Valley Corridor that will serve the planned Kings/Tulare High Speed Rail Station in Hanford. The rail plan will connect communities within Tulare County to major urban centers, fostering economic growth and mobility for residents and businesses.

A multitude of regional efforts address the growing prevalence of homelessness throughout the region.

The Kings/Tulare Homeless Alliance is a partnership between homeless service providers, advocacy groups, government agencies and homeless individuals working to support the needs of the homeless population with the goal of preventing and reducing homelessness. The Kings/Tulare Homeless Alliance carries out the region’s long range planning regarding homelessness and implements various programs to provide temporary and permanent housing and basic services for those in need. Tulare County has also convened a Task force on homelessness to develop and implement innovative strategies to address homelessness in the county and coordinate local services and programs. The Task force consists of appointed and voluntary representatives from various government agencies including the cities of Porterville, Farmersville, Dinuba, Tulare, and Visalia, and community organizations.

1.5.3 Opportunities for Regional Collaboration
To promote regional collaboration, Program 1 of each Housing Plan directs the jurisdiction to partner with the other jurisdictions throughout the region to collectively address challenges related to housing, transit, economic development, and homelessness.

Opportunities for collaboration during the planning period include:
 Regional meetings related to housing and homeless issues to pursue funding and coordination opportunities.
 Cooperating with the Kings/Tulare Homeless Alliance to proactively address shelter, housing and support services for people experiencing homelessness.
 Collaboration with transit agencies to prepare a study on transit and active transportation needs for residents of the project jurisdictions.

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1.6 Community Engagement
The Housing Element must reflect the values and preferences of the community. Accordingly, community participation is an important component of the development of this Housing Element.

Government Code Section 65583(c)(9) states that the local government must make “a diligent effort…to achieve public participation of all economic segments of the community in the development of the housing element.”
An email list of 127 individuals and organizations
representing affordable and market-rate housing
developers, community and advocacy groups, non-profits, faith-based organizations, school-based organizations,
disability advocates, and neighborhood groups was
maintained to conduct outreach for the project and
provide noticing. Input on the Housing Element was
solicited through interviews, surveys, a project-specific website, community events, and public meetings. A
summary of the community engagement is detailed below.

Copies of community engagement materials are provided
in this chapter.

1.6.1 Public Noticing
To reach the largest and broadest spectrum of community members, each jurisdiction utilized the following notification methods throughout the Housing Element engagement process to introduce the project, survey, public workshops and meetings, and release of the Draft Housing Element for public review:
 Website updates
 Posts to the Cities’ social media accounts
 Email blasts
 Flyers in English and Spanish posted at government facilities, community centers, and in public areas

1.6.2 Project Website
To facilitate the distribution and gathering of information, a project website dedicated to the Housing Element update was created (https://tulareregionalhousingelement.rinconconsultants.com/).

The website could be translated into Spanish through an automatic translation widget. The project website provided detailed background information on the Housing Element, answers to frequently asked questions, upcoming events, and past event materials. Bilingual flyers were available on the project website to inform residents about the Housing Element, the need for adequate housing, how to plan for new housing, types of housing, a project schedule, and contact information.

Project materials associated with the Housing Element update were regularly posted on the project website, including documents available for public review, the site

Introduction and Public Participation
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inventories for each city, information for upcoming events, and workshop PowerPoint presentations.

The project website displayed the draft site inventories for each of the participating jurisdictions with options for submitting public input on the sites. A link on the website enabled people to sign up for project email updates and provide comments at any time throughout the project process. No comments on the Housing Element were received via the project website.

1.6.3 City Council Presentations
In February and March 2023, each City’s staff presented at a City Council meeting that was open to the public. City staff presented an introduction to the Housing Element, the RHNA, state legislation, and the project timeline.

1.6.4 Community Workshops
Community workshops were held for each of the seven participating jurisdictions in May and June 2023 to help inform the Housing Element. The workshops aimed to educate the community on housing element requirements and assess participants’ housing needs, priorities, and concerns in their community. The workshops also obtained feedback from participants about housing needs in the community, their experience finding housing, potential programs to address housing needs, and input on the housing opportunity sites.

In-person workshops were hosted in Tulare,
Porterville, Woodlake, and Exeter, on May 22,
May 23, May 24, and May 25, 2023,
respectively. Virtual workshops were held for
Dinuba, Farmersville, and Lindsay on May 30,
May 31, and June 1, 2023, respectively. Each
workshop presented an informative
PowerPoint presentation and provided
opportunities for the public to provide input
on the proposed housing opportunity sites,
priority housing needs, and fair housing
concerns through written comments and
sticker dots at in-person workshops, and
through discussion at virtual workshops.

Workshop participants were encouraged to complete comment cards, the housing needs survey and a questionnaire about the proposed sites that was also available on the project website. The PowerPoint presentation was written in both English and Spanish. Live Spanish translation was available upon request for both in-person and virtual workshops. Each workshop also had a Q&A and public discussion period.

In total, 19 participants attended the workshops: two in Dinuba, one in Exeter, three in Lindsay, two in Porterville, four in Tulare, and seven in Woodlake. No participants attended the virtual workshop in Farmersville due to a technical issue, but a recording of the presentation was posted on the City’s website.

Input from the workshops is summarized as follows:
 Important aspects when looking for housing include quality and size of housing, affordability, and proximity to work or school.

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 The largest barriers to affording desirable housing include cost and quality of housing, low supply, and lack of rent restricted housing.
 The most urgent housing issues in the region include affordability and availability of housing and homelessness.
 The most beneficial programs to assist residents with housing needs are rental assistance, special needs housing, homebuyer loan counseling services, home rehabilitation, and assistance for people experiencing homelessness.

1.6.5 Stakeholder Interviews
A series of stakeholder interviews were hosted on March 21, March 23, and April 4, 2023, via Zoom. The meetings presented an opportunity to discuss key issues with representatives of community organizations and affordable and market-rate housing providers. Stakeholder meetings were organized by topic: market-rate housing developers, affordable housing developers, and service providers and community organizations. An email was sent to the project contact list developed by TCAG and the participating jurisdictions inviting participants to the meetings.

Three attendees participated in the Market Rate Developer meeting on March 21, 2023. Twenty-two attendees participated in the Service Provider and Community Organization meeting on March 23, 2023.

Since only one affordable housing developer attended the March 23 meeting, a questionnaire was sent to all affordable housing provider contacts via email on April 4, 2023. No responses were received from the questionnaire.

Market Rate Housing Developers: Key Findings
Three market Rate Housing Developers participated in the March 21, 2023, meeting: Bravo Development, LLC, Smee Homes, and Yanez Construction. Input from the meeting is summarized as follows:
 Parking requirements were cited as an expensive barrier to developing housing at higher densities.

Fee reductions or cost reductions were cited as ways to incentivize multifamily development in cities’ downtowns.
 Construction costs for projects have increased, so any reduction on soft fees would help development.
 Commercial retail development is considered easier than residential development projects as state residential requirements constantly change.
 Developers have had to submit conditional use permits to overcome high parking requirements which add delays and costs (although this was discussed as a greater issue in cities outside the Tulare region).
 The environmental review (California Environmental Quality Act) process was identified as expensive and time consuming.

Affordable Housing Developers: Key Findings
Two affordable housing developers that participated in the meeting on March 23, 2023: Linc Housing and Habitat for Humanity. Input from the meeting is summarized as follows:
 The most pressing housing issue is finding landlords willing to accept Housing Choice Vouchers/supportive housing for formerly homeless residents.

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2023-2031 Housing Element 1-9
 Maintaining housing habitability can be difficult, especially for issues with flooding. Some homeowners cannot afford flood insurance but then encounter flood damage. Cities need adequate infrastructure to help flooding issues. Some state grants may be available to assist the cities with flooding concerns.
 The Point-In-Time Count (a count of sheltered and unsheltered people experiencing homelessness) does not include people staying with friends or living in trailers. Many families and children in Tulare County live in these conditions.
 Cities can support affordable housing by employing staff who are familiar and knowledgeable on grant guidelines such as CalHOME to help residents navigate the requirements and application process. City Council support is crucial; therefore, a functional Housing Element substantially assists and can potentially encourage the council members’ support for affordable housing. In addition, Cities should develop strong relationships with affordable housing providers, in particular, those with who are familiar with grant requirements and guidelines such as Self-Help Enterprises. The United States Department of Agriculture (USDA) Rural Development offers a variety of programs to assist local jurisdictions in developing and preserving affordable housing and provide financial support to individuals and families in obtaining affordable housing. Some cities in Tulare County are eligible to receive USDA funds while others are not eligible.  There is a need for more affordable housing options throughout the county.  The cost of building houses has increased, and these costs are passed down to the owner. GRID Alternatives, a national nonprofit organization that installs solar power systems in underserved communities, used to provide solar for free to meet solar requirements, now it’s a cost up front.

Service Providers and Community Organizations: Key Findings Seventeen service Providers and Community Organizations participated in the March 21, 2023 meeting:

Altura Centers for Health, BAART Methadone Clinic, CSET, CVRC, Family Crisis Center, Family Services of Tulare County, Health & Human Services Agency, Leadership Council for Justice and Accountability, Housing Support Program, Kings/Tulare Homeless Alliance, Proteus, Inc., Sequoia Family Medical Center, Sierra View Medical Center, Tulare County Economic Development Corporation, Tulare County Regional Transit Agency, United Way Tulare County/211 Tulare, and Valley Center for the Blind. Input from the meeting is summarized as follows:
 There is a lack of housing options near grocery and commercial stores, medical facilities, and public transportation is a limitation to residents.
 There is a need for affordable housing and housing near medical services and public transportation across Tulare County as most clients don’t have a vehicle and rely on public transportation to reach medical appointments and other services.
 There is a lack of walkable communities in addition to lack of affordable housing near transit.  Communities are facing issues with aging housing stock which creates additional expenses (money for repairs).
 There are significant disparities between available amenities in cities and smaller rural areas.  Farmworkers need more affordable housing options. Many farmworkers have been displaced from labor camps due to lack of required documentation or rent doubling/tripling in cost despite a lack of updates.
 Cities need to address people living in their cars as there are no safe parking lots in the region.

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1.6.6 Housing Needs Survey
An online survey solicited input on housing needs and preferences. The survey was available in English and Spanish on the Housing Element website from February 6 to March 16, 2023, and 129 responses were received (125 in English and four in Spanish). The overall input from the survey is summarized in this chapter. Input specific to each jurisdiction is discussed in each jurisdiction-specific appendix.

The following themes were collected from the survey:
 Respondents selected “quality and size of housing,” “affordability,” and “close to work and/or school” as most important when looking for housing.
 Respondents selected “cost of quality housing” as the largest barrier to affording desirable housing.

Respondents also identified the low supply of housing and lack of rent-restricted housing as barriers to affording housing.
 The three most selected urgent housing issues were affordability of desired housing, availability of desired housing, and homelessness.
 The three most selected beneficial programs to assist residents with housing needs were rental assistance or housing vouchers, homebuyer loan counseling services, and housing assistance for residents with special needs. Respondents also cited pathways to homeownership and programs for first-time homeowners as beneficial programs to assist with housing needs. More than 20 percent of respondents identified home rehabilitation assistance and landlord/tenant mediation services as beneficial programs.
 “Housing with three or more bedrooms” was ranked as most needed in the region followed by “housing with 1-2 bedrooms.”
 Almost 30 percent of respondents were interested in developing ADUs on their existing or future property. No respondents already had an ADU on their property.  Respondents from all jurisdictions identified a need for supportive housing programs for individuals experiencing homelessness.
 Respondents from all jurisdictions expressed the need for median-income housing and “higher end” housing to keep families in the region.
 Respondents from across jurisdictions made requests for rezoning and higher density zoning.

1.6.7 Public Comment Letters
One public comment letter was submitted via email from Self-Help Enterprises on October 20, 2023. The following list summarizes the comments contained in the letter:
 Regarding Affirmatively Furthering Fair Housing, the ratio of housing opportunity sites in high- /highest-resource areas to low-resource areas should be 1:1. The housing opportunity sites should be overlaid with the 2023 California Tax Credit Allocation Committee Opportunity maps.  The jurisdictions should adopt a program to review all surplus property within one year of adoption of the Housing Element and make those sites available for the development of affordable housing, in compliance with the Surplus Land Act.
 Regarding the entitlement process, jurisdictions should ensure their Municipal Code and local practices do not conflict with streamlining processes for affordable housing development, including “by right” pathways to project approvals through State Density Bonus law, Senate Bill 35 permit streamlining, and the Housing Accountability Act.

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2023-2031 Housing Element 1-11
 Suitable sites for housing must include sewer, water, dry utilities, reasonable density of 20 to 50 units per acre, and access to quality transit. At least 50 percent of the acreage in the Site Inventory should have a minimum parcel size of 2.5 to 3.0 acres.
 The jurisdictions should consider adding a program to allow manufactured homes on a permanent foundation in all zones that allow single-family housing.  The jurisdictions should consider adding a program for housing projects that include 100 percent affordable housing serving low-income households to waive permitting fees or defer permitting fees for up to 30 years for affordable single-family housing developments and 55 years for affordable multi-family housing development.

1.6.8 Public Review of the Draft Housing Element
The draft Tulare County Regional Housing Element was available for public review for 31 days from June 6 to July 7, 2024. On June 6, TCAG and all Cities participating in the project sent an email to the project stakeholder list notifying interested parties of the availability of the draft Housing Element with instructions for review and comment. TCAG posted a physical flyer to advertise the draft Housing Element on the TCAG public display board and provided printed copies of the draft Housing Element at the TCAG office at 210 N Church Street in Visalia. Digital notifications of the availability of the draft Housing Element were posted on the TCAG website and TCAG social media accounts and sent to TCAG email contact lists. TCAG also coordinated with community organizations that serve low-income and special housing needs populations, including Food Link, Community Services Employment Training, and Self-Help Enterprises, to send notices to these organizations’ membership and contacts. The draft Housing Element was posted on the project website
(https://tulareregionalhousingelement.rinconconsultants.com/). In addition, most of the participating Cities publicized the draft Housing Element on their website and through their social media platforms and provided physical copies of the document at their City Hall locations. Details of how each City notified residents and interested parties of the draft Housing Element are included in the Introduction and Public Participation chapters of each jurisdiction-specific appendix.

1.6.9 Public Engagement for the Revised Draft Housing Element The draft Tulare County Regional Housing Element was submitted to HCD on July 29, 2024. The draft Housing Element was revised per the HCD comment letters received for each City in the project in October 2024. Prior to resubmitting the draft Housing Element to HCD, the Cities conducted additional public engagement to inform the Housing Element.

Housing Developer Outreach
The City of Porterville led a discussion with local and regional housing developers on December 10, 2024. The meeting was part of the City’s regular meeting to coordinate with developers, but invited discussion on conditions in all Tulare County jurisdictions participating in the Regional Housing Element Update effort. The City contacted approximately 30 housing developers and the following individuals, companies, and organizations attended:
 The Building Industry Association of Tulare/Kings Counties  Ennis Builders & Realtors
 Phil O’Sullivan
The housing developers provided the following input:

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 Cumulative state and local requirements may hinder the ability to develop projects to the maximum density allowed by a city’s zoning code. State requirements such as those for trash enclosures may limit buildable space for multifamily projects. Locally, parking requirements for multifamily projects may also limit buildable space. Alternatives to surface parking lots, such as underground or stacked parking, may present challenges with meeting accessibility compliance standards.  Current and foreseeable market demand for housing products includes larger (three or more stories) rental housing complexes and smaller single-family homes/small lot development. There is high demand for both rental and for-sale single-family homes, but there is a market for for-sale single-family homes that are made relatively more affordable due to smaller unit size, no garage, and smaller lot compared to traditional development.
 Inclusionary zoning policies hinder housing production. If a jurisdiction allows flexibility in its development standards, the building industry can produce innovative housing types that respond to market demand, including housing affordable to lower-income households. Local regulation that adds cost or does not provide flexibility will make development too costly.

Outreach to Lower-Income and Special Housing Needs Groups Participating cities conducted additional outreach to persons and organizations that serve lower-income and special needs groups in each city. Details of how each City notified residents and interested parties of the draft Housing Element are included in the Introduction and Public Participation chapters of each jurisdiction-specific appendix.

1.6.10 Response to Community Input
The Introduction and Community Engagement chapter of each appendix details how input received from community engagement was incorporated into each jurisdiction’s housing site selection process and housing goals, policies, and programs.

Regional Housing Needs Assessment
2023-2031 Housing Element 2-1
2 Regional Housing Needs Assessment
This section provides a comprehensive assessment of the region’s housing needs as the basis for preparing responsive policies and implementation programs. This section summarizes demographic, employment, and housing characteristics for the jurisdictions in Tulare County. The main source of the information is the pre-approved data package for jurisdictions approved by the California Department of Housing and Community Development (HCD), which is noted in the sources for the data tables in this section. The pre-approved data package uses several data sources, including the 2020 U.S. Census, American Community Survey (ACS), and the California Department of Finance (DOF). Other sources of information in this section include the following: U.S. Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS) data, the California Employment Development Department (EDD), the U.S. Department of Housing and Urban Development (HUD), the U.S. Department of Agriculture (USDA), and local economic data (e.g., home sales prices, rents, wages).

It is important to note that the ACS data is a multi-year estimate based on sample data and has a large margin of error, especially for smaller cities. Two jurisdictions (Tulare County and Visalia) did not participate in the multi-jurisdictional housing element but are still presented in the tables analysis to provide comparisons. City-specific assessments of housing needs for the cities participating in this regional Housing Element are provided in Appendices A through G.

2.1 Population Characteristics
Population characteristics, such as growth rate, age, and income levels, affect the type and amount of housing needed in a community. Residents’ age and income, employment trends, and other factors influence the type of housing needed and the community’s ability to afford housing. The following section analyzes Tulare County’s population characteristics and trends. At the time of the preparation of this document, limited data from the 2021 Census was available and is used where applicable; therefore, this information presented on population characteristics mainly relies on the 2016-2020 American Community Survey (ACS) estimates.

2.2 Population Growth
U.S. Census Bureau population estimates for each county jurisdiction are shown in Table 2-1. Analyzing population change can help assess where there may be a need for new housing and services.

Tulare County had a total population of 463,955 in 2020. About one-third of the countywide population resides in the city of Visalia. The unincorporated county has the next largest population of 134,876, followed by the cities of Tulare and Porterville, with 68,875 and 62,623 residents, respectively. The remaining cities have populations of about 25,000 or less.

Countywide population grew by over twenty percent from 2000-2010, with Porterville, Visalia, and Tulare having the highest growth rates, respectively. None of the jurisdictions in the region experienced a decline in population during this time. During the next decade, from 2010 to 2020, the countywide population grew by 4.9 percent, with the cities of Porterville, Tulare, and Dinuba having the highest growth rates. Farmersville, Exeter, and the unincorporated county jurisdictions experienced decreases in population during this decade. The county’s 4.9 percent change from 2010-2020 was slightly less than the statewide percent change of 5.6 percent.

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Table 2-1 Population Change (2000 - 2020)
Jurisdiction 2000 2010 2020
Percent Change
2000-2010
Percent Change
2010-2020
Tulare County 368,021 442,179 463,955 20.2% 4.9%
Dinuba 16,844 21,453 24,563 27.4% 14.5%
Exeter 9,168 10,334 10,321 12.7% -0.1%
Farmersville 8,737 10,588 10,397 21.2% -1.8%
Lindsay 10,297 11,768 12,659 14.3% 7.6%
Porterville 39,615 54,165 62,623 36.7% 15.6%
Tulare 43,994 59,278 68,875 34.7% 16.2%
Visalia 91,565 124,442 141,384 35.9% 13.6%
Woodlake 6,651 7,279 7,419 9.4% 1.9%
Unincorporated County 141,150 142,872 134,876 1.2% -5.6% California 33,971,648 37,253,956 39,346,023 9.7% 5.6%
Source: U.S. Census Bureau, Census 2000, 2010; Social Explorer tables for Census 2020.

2.3 Age Characteristics
Although population growth strongly affects total demand for new housing, housing needs are also influenced by age characteristics. Typically, different age groups have distinct lifestyles, family characteristics, and incomes. As people move through each stage of life, their housing needs and preferences also change. Age characteristics are, therefore, important in planning for the changing housing needs of residents.

Table 2-2 shows a breakdown of each jurisdiction’s population by age group and each group’s percentage of the total population. The age groups include preschool (under 5 years), school-age students (5 to 17 years), college-age students (18 to 24 years), young adults (25 to 44), middle-aged adults (45 to 64), and seniors (65 and over). A population with a large percentage of seniors may require unique housing, located near health care, transit, and other services. College students may need smaller and more affordable homes. Young adults and middle-aged adults, which make up the workforce, may need homes located near employment or transit centers.

The regional population tends to be younger than the statewide average. All jurisdictions in the region have a lower share of the population that is middle-aged (45 to 64 years old) and senior (ages 65 and older) compared to the statewide average. Conversely, all jurisdictions have a higher share of the population that are school-age students (five to 17 years) than the statewide average. All jurisdictions except Lindsay have a share of young children (under five years of age) that is higher than the statewide average. Exeter, Porterville, and Visalia have the largest senior populations, comprising 12 or 13 percent of the cities’ populations. Young adults (ages 25 to 44) make up the largest proportion of the population in each city, varying between 24 and 29 percent. Farmersville has the highest college-age student population, accounting for 12.3 percent of its population, while Woodlake has the smallest college-age student population, accounting for 7.8 percent.

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Table 2-2 Population by Age Group (2020)
Jurisdiction
Under 5
years
(Preschool)
5 to 17
years
(School-age
Students)
18 to 24
years
(College-age
Students)
25 to 44
(Young
Adults)
45 to 64
(Middleaged
Adults)
65 years
and over
(Seniors)
Total
Population
Tulare County 36,942 105,835 46,977 124,822 96,553 52,826 463,955 Percent 8.0% 22.8% 10.1% 26.9% 20.8% 11.4%
Dinuba 2,282 6,561 2,501 7,288 4,099 1,724 24,455
Percent 9.3% 26.8% 10.2% 29.8% 16.8% 7.1%
Exeter 806 2,413 925 2,630 2,317 1,342 10,433
Percent 7.7% 23.1% 8.9% 25.2% 22.2% 12.9%
Farmersville 877 2,470 1,331 3,024 2,433 707 10,842
Percent 8.1% 22.8% 12.3% 27.9% 22.4% 6.5%
Lindsay 759 3,012 1,411 3,087 3,071 1,453 12,793
Percent 5.9% 23.5% 11.0% 24.1% 24.0% 11.4%
Porterville 4,188 13,683 6,364 15,959 11,567 7,295 59,056 Percent 7.1% 23.2% 10.8% 27.0% 19.6% 12.4%
Tulare 5,826 16,244 7,427 17,070 12,692 5,287 64,546
Percent 9.0% 25.2% 11.5% 26.5% 19.7% 8.2%
Visalia 11,221 27,393 12,318 37,541 27,115 17,512 133,100 Percent 8.4% 20.6% 9.3% 28.2% 20.4% 13.2%
Woodlake 845 1,842 604 2,256 1,342 819 7,708
Percent 11.0% 23.9% 7.8% 29.3% 17.4% 10.6%
Unincorporated
County
10,138 32,217 14,096 35,967 31,917 16,687 141,022
Percent 7.2% 22.9% 10.0% 25.5% 22.6% 11.8%
California 2,409,082 6,547,559 3,724,239 1,241,816 9,778,830 5,644,497 39,346,023 Percent 6.1% 16.6% 9.5% 28.6% 24.9% 14.4%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B01001.

2.4 Race and Ethnicity
Table 2-3 shows race and ethnicity of residents in county jurisdictions. The majority of the population in all jurisdictions – except for Exeter – is Hispanic/Latino (any race). Countywide, 65 percent of the population identified as being of Hispanic/Latino origin. The populations of Dinuba, Farmersville, Lindsay, and Woodlake are all more than 86 percent Hispanic/Latino. Exeter has the lowest percentage at 47 percent. The second largest population group is white (not Hispanic) with a high of 46 percent in Exeter. The Hispanic/Latino populations across county jurisdictions are significantly higher than the statewide rate of 39 percent.

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Table 2-3 Population by Race
Jurisdiction
Asian, not
Hispanic
Black, not
Hispanic
White, not
Hispanic
Other race,
not Hispanic*
Hispanic/ Latino
(any race)
Total
Population
Tulare County 15,857 5,923 128,751 11,505 301,919 463,955 Percent 3.4% 1.3% 27.8% 2.5% 65.1%
Dinuba 335 78 2,388 399 21,255 24,455
Percent 1.4% 0.3% 9.8% 1.6% 86.9%
Exeter 320 81 4,846 270 4,916 10,433
Percent 3.1% 0.8% 46.5% 2.6% 47.1%
Farmersville 14 86 1,014 115 9,613 10,842
Percent 0.1% 0.8% 9.4% 1.1% 88.7%
Lindsay 114 47 1,574 47 11,011 12,793
Percent 0.9% 0.4% 12.3% 0.4% 86.1%
Porterville 2,752 200 13,423 2,187 40,494 59,056
Percent 4.7% 0.3% 22.7% 3.7% 68.6%
Tulare 1,437 1,913 18,096 2,038 41,062 64,546
Percent 2.2% 3.0% 28.0% 3.2% 63.6%
Visalia 7,574 2,877 50,565 2,977 69,107 133,100
Percent 5.7% 2.2% 38.0% 2.2% 51.9%
Woodlake 174 - 487 79 6,968 7,708
Percent 2.3% 0.0% 6.3% 1.0% 90.4%
Unincorporated County 3,137 641 36,358 3,393 97,493 141,022 Percent 2.2% 0.5% 25.8% 2.4% 69.1%
California 5,743,983 2,142,371 14,365,145 1,713,595 15,380,929 39,346,023 Percent 14.6% 5.4% 36.5% 4.4% 39.1%
*Note: Other race includes American Indian and Alaskan Native, Native Hawaiian and Pacific Islander, Two or More Races, and Some Other Race.

Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B01001.

2.5 Economic Characteristics

2.5.1 Employment
Occupations held by residents determine the income earned by a household and their corresponding ability to afford housing. Higher-paying jobs provide broader housing opportunities for residents, while lower-paying jobs limit housing options. Understanding employment and occupation patterns can provide insight into present housing needs. Table 2-4 shows the largest employers in the region.

The largest employers in the county are located in the cities of Visalia and Porterville. Other major employers include Kaweah Delta Hospital, Visalia Unified School District, City of Visalia, College of the Sequoias, and industrial businesses in Visalia.

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Table 2-4 Major Employers
Employer Location Number of Employees
Walmart Distribution Center Porterville 1,000-4,999
Tulare County Office of Education Visalia 1,000-4,999
Valley Labor Services Inc. Dinuba 500-999
Tulare Local Healthcare District Tulare 500-999
Tulare Joint Union High School Tulare 500-999
Tulare County Child Care Program Visalia 500-999
Tulare City Tulare 500-999
Sierra View Medical Center Porterville 500-999
Saputo Cheese USA Inc. Tulare 500-999
Prima Wawona Cutler 500-999
Monrovia Nursery Co. Woodlake 500-999
Eagle Mountain Casino Porterville 500-999
Porterville Developmental Center Porterville 500-999
Latino Farm Labor Service Visalia 500-999
Source: California Employment Development Department
Table 2-5 shows employment by industry for each jurisdiction. In Tulare County, the most common industry is “educational services, and health care and social assistance” with 21.6 percent of employed residents. This industry is also the most common in Exeter, Farmersville, Porterville, Visalia, and Woodlake.
“Agriculture, forestry, fishing and hunting, and mining” is the most common industry in Dinuba, Lindsay, and the unincorporated county, ranging from 20 to 30 percent of total industry, which is higher than the countywide total of 15.6 percent and the statewide total of 2.1 percent.

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Table 2-5 Employment by Industry (2020) Agriculture, Forestry, Fishing And Hunting, And Mining Construction Manufacturing Wholesale TradeRetail TradeTransportation And Warehousing, And UtilitiesInformationFinance And Insurance, And Real Estate, And Rental And LeasingProfessional, Scientific, And Management, And Administrative, And Waste Management ServicesEducational Services, And Health Care And Social AssistanceArts, Entertainment, And Recreation, And Accommodation And Food ServicesOther Services, Except Public AdministrationPublic Administration Tulare County 28,627 10,863 15,074 6,000 20,382 9,021 2,062 5,252 12,541 39,809 15,326 8,228 10,691 Percent 15.6% 5.9% 8.2% 3.3% 11.1% 4.9% 1.1% 2.9% 6.8% 21.6% 8.3% 4.5% 5.8% Dinuba 2,022 334 887 636 955 541 145 229 386 1,951 768 443 374 Percent 20.9% 3.5% 9.2% 6.6% 9.9% 5.6% 1.5% 2.4% 4.0% 20.2% 7.9% 4.6% 3.9% Exeter 285 316 358 73 352 185 52 144 333 1,034 224 122 229 Percent 7.7% 8.5% 9.7% 2.0% 9.5% 5.0% 1.4% 3.9% 9.0% 27.9% 6.0% 3.3% 6.2% Farmersville 730 144 345 274 528 259 0 39 210 840 678 186 188 Percent 16.5% 3.3% 7.8% 6.2% 11.9% 5.9% 0.0% 0.9% 4.8% 19.0% 15.3% 4.2% 4.3% Lindsay 1,052 300 408 102 507 43 12 165 440 583 502 182 244 Percent 23.2% 6.6% 9.0% 2.2% 11.2% 0.9% 0.3% 3.6% 9.7% 12.8% 11.1% 4.0% 5.4% Porterville 3,419 961 1,306 369 3,411 1,045 305 566 1,340 5,246 2,417 1,385 1,516 Percent 14.7% 4.1% 5.6% 1.6% 14.6% 4.5% 1.3% 2.4% 5.8% 22.5% 10.4% 5.9% 6.5% Tulare 2,673 1,429 2,661 977 3,647 1,543 146 616 1,857 5,866 2,264 775 1,733 Percent 10.2% 5.5% 10.2% 3.7% 13.9% 5.9% 0.6% 2.4% 7.1% 22.4% 8.7% 3% 6.6% Visalia 2,481 3,784 5,083 1,268 6,265 2,928 1,119 2,384 4,612 16,007 4,486 3,253 4,148 Percent 4.3% 6.5% 8.8% 2.2% 10.8% 5.1% 1.9% 4.1% 8.0% 27.7% 7.8% 5.6% 7.2%

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2023-2031 Housing Element 2-7 Agriculture, Forestry, Fishing And Hunting, And Mining Construction Manufacturing Wholesale Trade Retail Trade Transportation And Warehousing, And Utilities Information Finance And Insurance, And Real Estate, And Rental And Leasing Professional, Scientific, And Management, And Administrative, And Waste Management Services Educational Services, And Health Care And Social Assistance Arts, Entertainment, And Recreation, And Accommodation And Food Services Other Services, Except Public Administration Public Administration Woodlake 425 235 239 123 306 231 50 59 247 524 325 144 91 Percent 14.2% 7.8% 8.0% 4.1% 10.2% 7.7% 1.7% 2.0% 8.2% 17.5% 10.8% 4.8% 3.0% Unincorporated
County
15,540 3,360 3,787 2,178 4,411 2,246 233 1,050 3,116 7,758 3,662 1,738 2,168 Percent 30.3% 6.6% 7.4% 4.3% 8.6% 4.4% 0.5% 2.0% 6.1% 15.1% 7.1% 3.4% 4.2% California 394,290 1,190,537 1,676,497 514,234 1,942,421 1,028,818 542,674 1,118,253 2,581,266 3,960,265 1,894,858 952,302 850,479 Percent 2.1% 6.4% 9.0% 2.8% 10.4% 5.5% 2.9% 6.0% 13.8% 21.2% 10.2% 5.1% 4.6% Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C24050.

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2.5.2 Income Definitions and Income Limits
The State and Federal governments classify household income into several categories based upon the relationship to the county area median income (AMI), adjusted for household size. HUD estimate of AMI is used to set income limits for eligibility in Federal housing programs. The income categories include:
 Acutely low-income households, which earn up to 15 percent AMI;  Extremely low-income households, which earn up to 30 percent AMI;  Very low-income households, which earn between 31 and 50 percent AMI;  Low-income households, which earn between 51 and 80 percent AMI; and  Moderate income households, which earn between 80 and 120 percent AMI.

For all income categories, income limits are defined for various household sizes based on a four-person household as a reference point. Income limits for larger or smaller households are calculated by HUD (See Table 2-6). According to HUD, the AMI for a four-person household in Tulare County was $80,300 in 2022.

Table 2-6 HUD Income Limits by Person per Household (dollars) Household Size: 1 2 3 4 5 6 7 8
Extremely Low-Income 16,350 18,700 23,030 27,750 32,470 37,190 41,910 46,630 Very Low-Income 27,300 31,200 35,100 38,950 42,100 45,200 48,300 51,450 Low-Income 43,650 49,850 56,100 62,300 67,300 72,300 77,300 82,250 Median-Income 56,200 64,250 72,250 80,300 847,300 931,500 99,550 106,000 Moderate-Income 67,450 77,100 89,700 96,350 104,050 111,750 119,450 127,200 Source: U.S. Department of Housing and Urban Development (HUD), 2022.

The State of California uses the income categories shown in Table 2-7 to determine eligibility for state housing programs. The State’s methodology for calculating AMI is slightly different from HUD’s methodology, and therefore the AMI and income limits vary.

Table 2-7 State of California Income Categories
Income Category Percent of County Area Median Income (AMI) Extremely Low 0-30% AMI
Very Low 31%-50% AMI
Low 51%-80% AMI
Moderate 81%-120% AMI
Above Moderate 120% AMI or greater
Source: Section 50093 of the California Health and Safety Code.

Figure 2-1 shows actual median household income for the jurisdictions in Tulare County as reported by the 2016-2020 ACS. This median income is for all households, regardless of household size. The median household income in California was $78,672 in 2020, higher than the Tulare County median of $52,534.

The city with the highest median household income in 2020 was Visalia with $66,668. The city with the lowest household median income was Lindsay with $37,073.

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2023-2031 Housing Element 2-9
Figure 2-1 Median Household Income
Note: Data not available for unincorporated area.

Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B19013.

Table 2-8 shows the median household income for all county jurisdictions by race in 2020. Asian American households had the highest median income across all jurisdictions except Exeter and Visalia, where white (alone) had the highest median income. Hispanic/Latino households generally had lower median incomes than white alone households, except in Farmersville, Lindsay, and Woodlake. $52,534
$46,163 $48,605 $44,286
$37,073
$44,095
$56,024
$66,668
$44,483
$78,672
$-
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
$70,000
$80,000
$90,000
Median Household Income

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Table 2-8 Median Household Income by Race/Ethnicity (dollars) Jurisdiction White, alone
Black/African
American, alone
American Indian
and Alaskan
Native, alone
Asian
American,
alone
Native Hawaiian
and Other Pacific
Islander, alone
Some Other
Race, alone
Two or More
Races, alone
Hispanic/ Latino,
Any Race
Tulare County 64,453 44,708 37,632 67,396 N/A 47,520 62,159 46,063 Dinuba 69,706 N/A N/A 71,058 N/A 38,438 32,457 43,426
Exeter 59,318 N/A 59,792 48,578 N/A 32,292 N/A 40,156
Farmersville 35,417 N/A N/A N/A N/A 55,299 N/A 46,346
Lindsay 23,504 N/A N/A N/A N/A 36,125 N/A 39,977
Porterville 46,500 N/A 31,912 52,350 N/A 47,297 56,765 42,788 Tulare 61,888 N/A N/A 82,120 85,859 48,966 65,482 53,319 Visalia 71,733 N/A 59,528 70,250 N/A 60,547 71,544 64,465 Woodlake 34,659 N/A N/A N/A N/A 43,456 60,799 44,675
California 90,496 54,976 60,182 101,380 81,682 59,287 76,733 62,330 Note: Data not available for Unincorporated County
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B19013.

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2023-2031 Housing Element 2-11
State and federal housing law defines overpayment (also known as cost burden) as a household paying more than 30 percent of gross income for housing expenses. Table 2-9 examines overpayment among owner-occupied and renter-occupied units based on the most-recent data provided by CHAS. Among overpaying households, Farmersville has the highest owner-occupied percentage (52.6 percent of those overpaying), and Lindsay has the highest renter-occupied percentage (71.0 percent of those overpaying). In all areas of the county, renters account for a higher percentage of overpaying households. Compared to total households, Lindsay has the largest percentage of overpaying households (47.0 percent), while Woodlake has the lowest (33.4 percent). Countywide, 37.9 percent of households are overpaying for housing, slightly lower than the statewide average.

Table 2-9 Overpayment by Tenure
Jurisdiction
Owner-Occupied
Overpaying
Renter-Occupied
Overpaying
Total
Overpaying
Total
Occupied Units
Tulare County 22,694 29,740 52,434 138,240
Percent 16.4% 21.5% 37.9%
Dinuba 829 1,542 2,371 6,175
Percent 13.4% 25.0% 38.4%
Exeter 616 668 1,284 3,425
Percent 18.0% 19.5% 37.5%
Farmersville 519 468 987 2,855
Percent 18.2% 16.4% 34.6%
Lindsay 508 1,244 1,752 3,750
Percent 13.5% 33.2% 46.7%
Porterville 2,749 4,438 7,187 17,225
Percent 16.0% 25.8% 41.7%
Tulare 3,148 3,954 7,102 18,420
Percent 17.1% 21.5% 38.6%
Visalia 6,305 8,159 14,464 43,250
Percent 14.6% 18.9% 33.4%
Woodlake 269 411 680 2,120
Percent 12.7% 19.4% 32.1%
Unincorporated County 7,751 8,856 16,607 41,020
Percent 18.9% 21.6% 40.5%
California 2,112,710 2,947,155 5,059,865 13,044,265
Percent 16.2% 22.6% 38.8%
Source: U.S. Department of Housing and Urban Development, CHAS 2015-19 (5-Year Estimates), Table 7.

Low-income households, especially low-income renter households, are more likely to experience overpayment compared to households of all income levels. In jurisdictions across Tulare County, between 48 and 70 percent of low-income households are experiencing overpayment, which is significantly higher than the 32 to 42 percent of households of all income levels that are experiencing cost burden, as shown in Table 2-10. The city of Tulare has the highest rate of overpayment among lowincome households (75 percent) and Woodlake has the lowest rate (48 percent).

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In California and throughout Tulare County, low-income renter households have a higher rate of overpayment than low-income owner households. The city of Lindsay has the greatest difference in the percent of low-income renters experiencing overpayment (72 percent) compared to low-income owners (48 percent), with a 24 percent difference. Other cities with a large gap between the percent of lowincome renters and low-income owners experiencing overpayment, include Dinuba, Exeter, Farmersville, and Visalia. The cities of Porterville and Tulare have a more even distribution of lowincome renters and owners experiencing displacement.

Table 2-10 Overpayment by Tenure for Low-Income Households Jurisdiction
Low-Income OwnerOccupied Overpaying Low-Income RenterOccupied OverpayingTotal Low-Income Overpaying
Total Low-Income
Occupied Units
Tulare County 18,065 28,385 46,450 72,425
Percent 59.4% 67.5% 64.1%
Dinuba 730 1,510 2,240 3,665
Percent 51.8% 67.0% 61.1%
Exeter 470 654 1,124 1,945
Percent 50.0% 65.1% 57.8%
Farmersville 515 470 985 1,915
Percent 44.4% 62.3% 51.4%
Lindsay 515 1,200 1,715 2,730
Percent 48.1% 72.3% 62.8%
Porterville 2,425 4,305 6,730 9,910
Percent 64.9% 69.7% 67.9%
Tulare 2,140 3,850 6,730 8,950
Percent 63.0% 69.3% 75.2%
Visalia 4,885 7,250 12,135 17,460
Percent 64.0% 73.8% 69.5%
Woodlake 430 245 670 1,395
Percent 44.6% 57.0% 48.0%
California 1,396,865 2,688,975 4,085,840 6,203,065
Percent 57.3% 71.4% 65.9%
Source: U.S. Department of Housing and Urban Development, CHAS 2015-19 (5-Year Estimates), Table 7.

Table 2-11 identifies the rate at which households are overpaying for housing. Lindsay, Porterville, and the unincorporated county have the highest percentages of households spending more than 50 percent of their income on housing. The cities of Tulare, Dinuba, and Exeter have the highest percentages of households paying between 30 and 50 percent of their income on housing (known as severe housing cost burden). Countywide, 37.9 percent of households have a housing cost burden, which is slightly lower than statewide (38.8 percent).

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Table 2-11 Cost Burdened Households
Jurisdiction
No Cost Burden
<= 30%
Cost Burden
>30% to <=50%
Severe Cost
Burden >50%
Cost Burden
Not Calculated
Total Occupied
Units
Tulare County 84,225 27,570 24,864 1,581 138,240
Percent 60.9% 19.9% 18.0% 1.1% 100.0%
Dinuba 3,760 1,332 1,039 44 6,175
Percent 60.9% 21.6% 16.8% 0.7% 100.0%
Exeter 2,083 742 542 58 3,425
Percent 60.8% 21.7% 15.8% 1.7% 100.0%
Farmersville 1,868 549 438 - 2,855
Percent 65.4% 19.2% 15.3% 0.0% 100.0%
Lindsay 1,972 764 988 - 3,724
Percent 53.0% 20.5% 26.5% 0.0% 100.0%
Porterville 9,899 3,313 3,874 139 17,225
Percent 57.5% 19.2% 22.5% 0.8% 100.0%
Tulare 11,083 4,083 3,019 235 18,420
Percent 60.2% 22.2% 16.4% 1.3% 100.0%
Visalia 28,458 8,525 5,939 328 43,250
Percent 65.8% 19.7% 13.7% 0.8% 100.0%
Woodlake 1,357 412 268 83 2,120
Percent 64.0% 19.4% 12.6% 3.9% 100.0%
Unincorporated
County
23,745 7,850 8,757 668 41,020
Percent 57.9% 19.1% 21.3% 1.6% 100.0%
California 7,807,275 2,632,205 2,427,660 177,125 13,044,265 Percent 59.9% 20.2% 18.6% 1.4% 100.0%
Source: U.S. Department of Housing and Urban Development, CHAS 2015-19 (5-Year Estimates), Table 7.

2.6 Household Characteristics
A household refers to the people occupying a home, such as a family, a single person, or unrelated persons living together. This estimate does not include people living in group homes. Families with children often prefer single-family homes, while couples without children or single persons may need or prefer apartments or condominiums.

Table 2-12 provides information on households with couples across all jurisdictions in the county. There are 139,044 households in Tulare County, of which 41,830 (30.1 percent) are married or cohabitating couples with children, higher than the statewide average of 23.7 percent. Lindsay, Tulare, and Woodlake have the highest percentage of total households that are comprised of married-couple households with children.

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Table 2-12 Households by Type
Jurisdiction
Married-Couple Household Cohabitating Couple Household Total Total Children No Children Total Children No Children Households Tulare County 73,140 35,234 37,906 10,809 6,596 4,213 139,044 Percent 52.6% 25.3% 27.3% 7.8% 4.7% 3.0%
Dinuba 3,240 1,686 1,554 413 305 108 6,354
Percent 51.0% 26.5% 24.5% 6.5% 4.8% 1.7%
Exeter 1,637 706 931 150 98 52 3,295
Percent 49.7% 21.4% 28.3% 4.6% 3.0% 1.6%
Farmersville 1,408 590 818 230 151 79 2,862
Percent 49.2% 20.6% 28.6% 8.0% 5.3% 2.8%
Lindsay 2,077 1,065 1,012 285 115 170 3,866
Percent 53.7% 27.6% 26.2% 7.4% 3.0% 4.4%
Porterville 8,386 4,267 4,119 1,612 926 686 17,649
Percent 47.5% 24.2% 23.3% 9.1% 5.3% 3.9%
Tulare 9,733 5,371 4,362 1,875 1,278 597 18,381
Percent 53.0% 29.2% 23.7% 10.2% 7.0% 3.3%
Visalia 22,392 10,463 11,929 3,163 1,909 1,254 43,867
Percent 51.1% 23.9% 27.2% 7.2% 4.4% 2.9%
Woodlake 1,351 699 652 221 153 68 2,184
Percent 61.9% 32.0% 29.9% 10.1% 7.0% 3.1%
Unincorporated
County
22,916 10,387 12,529 2,860 1,661 1,199 40,586
Percent 56.5% 25.6% 30.9% 7.1% 4.1% 3.0%
California 6,510,580 2,784,123 3,726,457 896,192 327,712 568,480 13,103,114 Percent 49.7% 21.2% 28.4% 6.8% 2.5% 4.3%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B11012.

2.7 Large Households
A large household is defined as any household with five or more occupants. Table 2-13 provides information on large households by tenure across all county jurisdictions. Countywide, there is a higher percentage of households that are large households than the statewide average. Dinuba, Farmersville, and Lindsay have the highest percentage of large households, ranging from 26.3 to 29.9 percent of all households. Exeter and Visalia have the lowest percentage of large households. The difference in percentage of owner-occupied large households to renter-occupied varies across each jurisdiction.

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Table 2-13 Large Households by Tenure
Jurisdiction Total
Owner-Occupied
Large Households
Renter-Occupied
Large Households
5-Person 6-Person 7-or-More Person 5-Person 6-Person 7-or-More Person Tulare County 29,599 8,116 4,101 3,237 7,507 3,896 2,742 Percent 21.3% 5.8% 3.0% 2.3% 5.4% 2.8% 2.0%
Dinuba 1,841 416 173 189 486 457 120
Percent 29.0% 6.6% 2.7% 3.0% 7.7% 7.2% 1.9%
Exeter 597 153 110 42 120 143 29
Percent 18.1% 4.6% 3.3% 1.3% 3.6% 4.3% 0.9%
Farmersville 857 312 253 82 149 - 61
Percent 29.9% 10.9% 8.8% 2.9% 5.2% 0.0% 2.1%
Lindsay 1,016 301 126 94 315 95 85
Percent 26.3% 7.8% 3.3% 2.4% 8.2% 2.5% 2.2%
Porterville 3,582 886 390 615 941 365 385
Percent 20.3% 5.0% 2.2% 3.5% 5.3% 2.1% 2.2%
Tulare 4,360 1,346 622 341 952 769 330
Percent 23.7% 7.3% 3.4% 1.9% 5.2% 4.2% 1.8%
Visalia 6,983 2,070 891 647 1,918 835 622
Percent 15.9% 4.7% 2.0% 1.5% 4.4% 1.9% 1.4%
Woodlake 449 114 98 17 129 45 46
Percent 20.6% 5.2% 4.5% 0.8% 5.9% 2.1% 2.1%
Unincorporated
County
9,914 2,518 1,438 1,210 2,497 1,187 1,064
Percent 24.4% 6.2% 3.5% 3.0% 6.2% 2.9% 2.6%
California 1,809,518 567,528 238,866 195,326 458,328 201,263 148,207 Percent 13.7% 4.3% 1.8% 1.5% 3.5% 1.5% 1.1%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25009.

2.8 Overcrowding
HCD defines an overcrowded unit as one occupied by one person or more per room (excluding bathrooms and kitchens). Units with more than 1.5 persons per room are considered severely overcrowded. A typical home might have a total of five rooms, excluding the kitchen (three bedrooms, living room, and dining room). If more than five people were living in that typical home, it would be considered overcrowded. Overcrowding is strongly related to household size, particularly for large households, and the availability of suitably sized housing. Overcrowding in households typically results from either a lack of affordable housing (which forces more than one household to live together) and/or a lack of available housing units of adequate size. Overcrowding increases health and safety concerns and stresses the condition of the housing stock and infrastructure. Overcrowding impacts both owners and renters; however, renters are generally more significantly impacted.

While family size and tenure are critical determinants in overcrowding, household income also plays a strong role in the incidence of overcrowding. Generally, overcrowding levels tend to decrease as income rises, especially for renters.

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Table 2-14 provides information on overcrowding by tenure across all jurisdictions. The cities with the highest rates of overcrowding include Exeter with a total of 63.1 percent of households overcrowded, Farmersville with 66.0 percent of households, and Visalia with 59.6 percent of households.

Table 2-14 Overcrowding Severity by Tenure
Jurisdiction
Owner-Occupied Renter-Occupied
Total

1.0 to 1.5
Occupants
per Room
More than 1.5
Occupants per
Room Total

1.0 to 1.5
Occupants per
Room
More than 1.5
Occupants per
Room
Dinuba 3,375 161 97 2,979 580 114
Percent 53.1% 4.8% 2.9% 46.9% 19.5% 3.8%
Exeter 2,079 23 8 1,216 189 -
Percent 63.1% 1.1% 0.4% 36.9% 15.5% 0.0%
Farmersville 1,888 119 41 974 145 136
Percent 66.0% 6.3% 2.2% 34.0% 14.9% 14.0%
Lindsay 1,999 83 34 1,867 328 44
Percent 51.7% 4.2% 1.7% 48.3% 17.6% 2.4%
Porterville 8,900 608 208 8,749 730 284
Percent 50.4% 6.8% 2.3% 49.6% 8.3% 3.3%
Tulare 10,512 688 70 7,869 905 271
Percent 57.2% 6.5% 0.7% 42.8% 11.5% 3.4%
Visalia 25,950 587 267 17,917 1,676 507
Percent 59.2% 2.3% 1.0% 40.8% 9.4% 2.8%
Woodlake 1,122 58 - 1,062 114 11
Percent 51.4% 5.2% 0.0% 48.6% 10.7% 1.0%
Unincorporated County 23,528 1,662 568 17,058 2,242 643 Percent 58.0% 7.1% 2.4% 42.0% 13.1% 3.8%
Source: U.S. Census Bureau, ACS 06-10, 11-15, 16-20 (5-year Estimates), Table B25014.

2.9 Special Needs Groups
Within the general population there are several groups of people who have special housing needs.

These needs can make it difficult for members of these groups to locate suitable housing. The following subsections discuss these special housing needs of six groups identified in State Housing Element Law (Government Code, Section 65583(a)(7): elderly, persons with disabilities (including developmental disabilities), large households, farmworkers, families with single-headed households, and families and persons in need of emergency shelter. This section also describes the needs of extremely low-income households. Where possible, estimates of the population or number of households in Tulare County belonging to each group are shown.

2.9.1 Seniors
Table 2-15 identifies senior households by tenure across all county jurisdictions. The percentage row identifies the percent of the specified age range within the owner-occupied or renter-occupied tenure.

There is a larger number of owner-occupied senior households across each jurisdiction when compared to renter-occupied senior households. In Tulare County, there are 29,976 senior households, 22,482 (75

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2023-2031 Housing Element 2-17
percent) of which own their homes and 7,494 (25 percent) of which rent their homes. Homeownership among senior households is slightly greater in Tulare County than statewide, where approximately 72 percent of senior households own their homes.

Table 2-15 Senior Households by Tenure
Jurisdiction
Owner-Occupied Renter-Occupied
65 to 74 75 to 84 85 and over 65 to 74 75 to 84 85 and over Tulare County 12,787 6,686 3,009 4,613 1,643 1,238
Percent 56.9% 29.7% 13.4% 61.6% 21.9% 16.5%
Dinuba 394 132 105 187 51 22
Percent 62.4% 20.9% 16.6% 71.9% 19.6% 8.5%
Exeter 449 231 65 78 48 25
Percent 60.3% 31.0% 8.7% 51.7% 31.8% 16.6%
Farmersville 183 144 8 45 41 7
Percent 54.6% 43.0% 2.4% 48.4% 44.1% 7.5%
Lindsay 247 104 61 218 57 12
Percent 60.0% 25.2% 14.8% 76.0% 19.9% 4.2%
Porterville 1,284 928 301 968 294 117
Percent 51.1% 36.9% 12.0% 70.2% 21.3% 8.5%
Tulare 1,319 553 273 510 110 122
Percent 61.5% 25.8% 12.7% 68.7% 14.8% 16.4%
Visalia 4,297 2,320 1,199 1,455 599 693
Percent 55.0% 29.7% 15.3% 53.0% 21.8% 25.2%
Woodlake 134 136 - 63 74 21
Percent 49.6% 50.4% 0.0% 39.9% 46.8% 13.3%
Unincorporated
County
4,480 2,138 997 1,089 369 219
Percent 58.8% 28.1% 13.1% 64.9% 22.0% 13.1%
California 1,350,393 688,443 301,853 484,266 234,067 139,828 Percent 57.7% 29.4% 12.9% 56.4% 27.3% 16.3%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B25007.

Table 2-16 shows housing cost burden data for senior households by income level in Tulare County based on data extracted through the CHAS database. As shown, 54 percent of all senior households countywide are considered lower-income by the Household Area Median Family Income. Among owneroccupied units, 45.1 percent of households are lower-income, compared to 78.5 percent of households in renter-occupied units. Additionally, in all lower-income categories, senior households that rent experience significantly higher rates of cost burden than seniors households that own their home.

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Table 2-16 Overpayment by Tenure among Senior Households, Tulare County Owner occupied Renter occupied
Grand
Total
Elderly
Family
Elderly
NonFamily Total %
Elderly
Family
Elderly
NonFamily Total % %
Household Income <= 30% HAMFI Extremely Low-Income 950 2,115 3,065 13.6% 840 1,915 2,755 33.6% 5,820 18.9% Number w/ Cost Burden <= 30% 160 575 735 3.3% 105 515 620 7.6% 1,355 4.4% Number w/ Cost Burden > 30% to <= 50% 125 240 365 1.6% 125 445 570 6.9% 935 3.0% Number w/ Cost Burden > 50% 665 1,300 1,965 8.7% 610 955 1,565 19.1% 3,530 11.5% Household Income > 30% to <= 50% HAMFI Very Low-Income 1,620 1,850 3,470 15.4% 720 1,370 2,090 25.5% 5,560 18.1% Number w/ Cost Burden <= 30% 640 960 1,600 7.1% 215 510 725 8.8% 2,325 7.6% Number w/ Cost Burden > 30% to <= 50% 490 395 885 3.9% 370 455 825 10.1% 1,710 5.6% Number w/ Cost Burden > 50% 490 495 985 4.4% 135 405 540 6.6% 1,525 5.0% Household Income > 50% to <= 80% HAMFI Low-Income 2,045 1,575 3,620 16.1% 935 660 1,595 19.4% 5,215 17.0% Number w/ Cost Burden <= 30% 1,290 960 2,250 10.0% 520 375 895 10.9% 3,145 10.2% Number w/ Cost Burden > 30% to <= 50% 480 400 880 3.9% 280 130 410 5.0% 1,290 4.2% Number w/ Cost Burden > 50% 275 215 490 2.2% 135 155 290 3.5% 780 2.5% Subtotal Lower Income (<= 80% HAMFI) 4,615 5,540 10,155 45.1% 2,495 3,945 6,440 78.5% 16,595 54.0% Household Income > 80% to <= 100% HAMFI 1,485 915 2,400 10.7% 275 265 540 6.6% 2,940 9.6% Household Income > 100% HAMFI 7,295 2,680 9,975 44.3% 560 665 1,225 14.9% 11,200 36.4% Total 13,395 9,135 22,530 100.0% 3,330 4,875 8,205 100.0% 30,735 100.0% HAMFI = HUD Area Median Family Income
Source: HUD Consolidated Planning, CHAS database, 2015-2019, accessed 2023. https://www.huduser.gov/portal/datasets/cp.html

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2023-2031 Housing Element 2-19
Table 2-17 summarizes cost burden data for units occupied by senior households. Countywide,

36.6 percent of all senior households are overpaying for housing, including 16.9 percent with a cost burden between 30 and 50 percent, and 19.7 percent with a cost burden greater than 50 percent (severe housing cost burden). Compared to total households, the percentage of cost burdened senior households is lower than the percentage of all cost burdened households countywide, where 19.9 percent experience a cost burden between 30 and 50 percent and 18.0 percent experience a cost burden greater than 50 percent.

Table 2-17 Cost Burdened Senior Households
Jurisdiction
Cost Burden
<= 30%
Cost Burden >30% to
<=50% Cost Burden >50% Total Occupied Units
Tulare County 19,485 5,180 6,070 30,735
Percent 63.4% 16.9% 19.7% 100.0%
Dinuba 697 183 174 1,054
Percent 66.1% 17.4% 16.5% 100.0%
Exeter 624 223 102 949
Percent 65.8% 23.5% 10.7% 100.0%
Farmersville 208 105 99 412
Percent 50.5% 25.5% 24.0% 100.0%
Lindsay 385 145 95 625
Percent 61.6% 23.2% 15.2% 100.0%
Porterville 2,150 765 834 3,749
Percent 57.3% 20.4% 22.2% 100.0%
Tulare 1,888 734 610 3,232
Percent 58.4% 22.7% 18.9% 100.0%
Visalia 6,950 1,445 2,014 10,409
Percent 66.8% 13.9% 19.3% 100.0%
Woodlake 198 44 69 311
Percent 63.7% 14.1% 22.2% 100.0%
Unincorporated
County
6,385 1,536 2,073 9,994
Percent 63.9% 15.4% 20.7% 100.0%
California 1,963,195 620,335 736,510 3,320,040
Percent 59.1% 18.7% 22.2% 100.0%
Source: U.S. Department of Housing and Urban Development, CHAS 2015-19 (5-Year Estimates), Table 7.

Resources for Senior-Headed Households
Table 2-18 includes an inventory of senior rental units countywide. As shown, there are 1,601 rental units intended for seniors in the county, including units available to very low-, low-, and moderateincome households. As identified in Table 2-16 above, there are 6,440 lower-income senior households in renter-occupied housing units. Due to the high rate of cost burden among households in renteroccupied and significant gap between the number of lower-income senior households and affordable senior rental units, it can be concluded that senior housing is a significant need in the county. United Way of Tulare County’s program, 211 Tulare County, connects members of the community with a broad range of additional resources, services, and opportunities including resources for seniors.

Tulare County Association of Governments
Tulare County Regional Housing Element
2-20
Table 2-18 Inventory of Senior Housing
Housing
Development Address Number of Units Description
Cypress Cove 1501 E Cypress Ave, Tulare, CA 93274 53 Rental units for low- and moderateincome seniors.

Kimball Court 303 W Kimball Ave, Visalia, CA 93277 94 Rental units for seniors.

Linmar
Apartments
2395 14th Ave, Kingsburg, CA 93631 48 Very low-, low-, and moderate-income seniors.

Santa Fe Plaza 250 N 3rd St, Porterville, CA 93257 105 Rental units for low-income seniors.

Visalia Garden
Villas
4901 W Crenshaw Dr, Visalia, CA 93277 60 Rental units for low- and moderateincome seniors.

Westport Village 3123 S Avocado St, Visalia, CA 93277 25 Rental units for seniors at or below 60 percent of AMI.

Village Grove
Apartments
675 S Farmersville Blvd, Farmersville, CA 93223 48 Rental units for seniors or individuals 55 and older with a disability.

Palomar Court
Apartments
833 S Farmersville Blvd, Farmersville, CA 93223 40 Rental units for seniors or individuals 55 and older with a disability.

Haden
Apartments
315 E Tulare St, Dinuba, CA 93618 24 Rental units for seniors or individuals 55 and older with a disability.

Euclid Village 600 N Euclid Ave, Dinuba, CA 93618 5 Handicap accessible units to serve disabled individuals and families
El Monte West
Apartments
999 W El Monte Way, Dinuba, CA 93618 40 Family and Senior housing.

Emperor Estates
Senior
Apartments
350 North M St, Dinuba, CA 93618 61 Rental units for residents 55 years and older
West Northway
Apartments
245 W Northway, Dinuba, CA 93618 38 Rental units for seniors disabled individuals.

Earlimart Senior
Apartments
1094 E Washington, Earlimart, CA 93291 35 Rental units for seniors disabled individuals.

Exeter Senior
Villa
655 Vine, #45, Exeter, CA 93221 40 Rental units for seniors disabled individuals.

Lindsay Senior
Villa
1127 Fresno, Lindsay, CA 93247 38 Rental units for seniors and disabled individuals.

Mt Whitney
Place
Apartments
181 E Honolulu St. Lindsay, CA 93247 29 Rental units for seniors Sequia View
Apartments
41334 Road 127, Orosi, CA 93647 42 Rental units for families and seniors.

Porterville
Gardens
Apartments
1585 W Putnam, Porterville, CA 93257 56 Rental units for seniors and disabled individuals.

Sierra Hills 2500 W. Henderson Ave., Porterville, CA 121 Rental units for seniors.

Sequoia Dawn 35800 Highway 190, Springville, CA 93265 118 Rental units for seniors and disabled individuals.

Silvercrest
Apartments
350 N L Street, Tulare, CA 93274 55 Rental units for seniors 62 and older or disabled individuals.

Regional Housing Needs Assessment
2023-2031 Housing Element 2-21
Housing
Development Address Number of Units Description
Tulare Gardens
Apartments
498 S Blackstone, Tulare, CA 93274 60 Rental units for seniors 62 and older or disabled individuals.

Sierra Meadows 1120 E Tulare Ave, Visalia, CA 93291 42 Rental units for seniors 62 or older.

The Meadows 3900 W Tulare Ave, Visalia, CA 93277 99 Rental units for seniors.

Town Meadows 115 W Murry, Visalia, CA 93291 90 Rental units for seniors and disabled individuals.

Valencia House 248 N Valencia Blvd, Woodlake, CA 93286 46 Rental units for seniors and disabled individuals.

Woodlake
Manor
200 E Sierra Ave, Woodlake, CA 93286 44 Rental units for seniors and disabled individuals.

Total units: 1,601
Source: Housing Authority of Tulare County, https://www.hatc.net/subsidized-housing-referral-listing.php, Accessed June 2023.

2.9.2 Persons with Disabilities (including Developmental Disabilities) Persons with disabilities typically have special housing needs because of their physical and/or developmental capabilities, fixed or limited incomes, and higher health costs associated with their disabilities. A disability is defined broadly by the Census Bureau as a physical, mental, or emotional condition that lasts over a long period of time and makes it difficult to live independently. The Census Bureau defines six disabilities: hearing, vision, cognitive, ambulatory, self-care, or independent living disabilities.

Persons with disabilities have different housing needs depending on the nature and severity of the disability. Physically disabled persons generally require modifications to their housing units, such as wheelchair ramps, elevators or lifts, wide doorways, accessible cabinetry, and modified fixtures and appliances. Special design and other considerations for persons with disabilities include single-level units, availability of services, group living opportunities, and proximity to transit. While regulations adopted by the State require all ground floor units of new apartment complexes with five or more units to be accessible to persons with disabilities, single family units have no accessibility requirements. If a disability prevents a person from operating a vehicle, then proximity to services and access to public transportation are particularly important. If a disability prevents an individual from working or limits income, then the cost of housing and the costs of modifications are likely to be even more challenging.

Those with severe physical or mental disabilities may also require supportive housing, nursing facilities, or care facilities. In addition, many disabled people rely solely on Supplemental Security Income (SSI), which is insufficient for market rate housing.

Table 2-19 identifies the populations of each county jurisdiction by number of disabilities. Farmersville, Lindsay, and Porterville are the only three jurisdictions with a larger percentage of their populations having two or more disabilities than a single disability. Exeter has the highest percentage of persons with disabilities among all other jurisdictions, while Dinuba and Woodlake have the lowest.

Tulare County Association of Governments
Tulare County Regional Housing Element
2-22
Table 2-19 Population by Number of Disabilities
Jurisdiction Total
With One Type
of Disability
With two or More
types of Disability No Disability
Tulare County 459,748 28,405 25,355 405,988
Percent 6.2% 5.5% 88.3%
Dinuba 24,355 1,071 915 22,369
Percent 4.4% 3.8% 91.9%
Exeter 10,404 787 675 8,942
Percent 7.6% 6.5% 86.0%
Farmersville 10,842 638 767 9,437
Percent 5.9% 7.1% 87.0%
Lindsay 12,701 715 872 11,114
Percent 5.6% 6.9% 87.5%
Porterville 58,174 3,217 3,325 51,632
Percent 5.5% 5.7% 88.8%
Tulare 64,166 4,219 3,291 56,656
Percent 6.6% 5.1% 88.3%
Visalia 131,663 8,659 7,183 115,821
Percent 6.6% 5.5% 88.0%
Woodlake 7,708 374 259 7,075
Percent 4.9% 3.4% 91.8%
Unincorporated County 139,735 8,725 8,068 122,942
Percent 6.2% 5.8% 88.0%
California 38,838,726 2,089,065 2,057,886 34,691,775
Percent 5.4% 5.3% 89.3%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C18108.

Table 2-20 summarizes residents with a disability by age categories for each jurisdiction. Countywide, 6,680 residents under the age of 18 have at least one disability. These residents account for 1.5 percent of the population countywide, which is higher than the proportion of residents under 18 with a disability statewide (0.8 percent). Similarly, the percentage of residents 18 to 64 with a disability is higher in the county (5.6 percent) compared to the state (5.0 percent). Residents 65 years or older with at least one disability account for a smaller percentage of the total population in the county (4.6 percent) than in California (4.9 percent).

Regional Housing Needs Assessment
2023-2031 Housing Element 2-23
Table 2-20 Disability by Age for the Total Population
Jurisdiction Total Population
Under 18 Years
with one or
more Disability
18 to 64 Years
with one or
more Disability
65 Years and Older
with one or
more Disability
Tulare County 459,748 6,680 25,918 21,162
Percent 100.0% 1.5% 5.6% 4.6%
Dinuba 24,355 345 1,160 481
Percent 100.0% 1.4% 4.8% 2.0%
Exeter 10,404 161 703 598
Percent 100.0% 1.5% 6.8% 5.7%
Farmersville 459,748 6,680 25,918 21,162
Percent 100.0% 1.5% 5.6% 4.6%
Lindsay 12,701 82 726 779
Percent 100.0% 0.6% 5.7% 6.1%
Porterville 58,174 627 3,300 2,615
Percent 100.0% 1.1% 5.7% 4.5%
Tulare 64,166 1,205 3,808 2,497
Percent 100.0% 1.9% 5.9% 3.9%
Visalia 131,663 2,060 7,549 6,233
Percent 100.0% 1.6% 5.7% 4.7%
Woodlake 7,708 41 292 300
Percent 100.0% 0.5% 3.8% 3.9%
Unincorporated County 139,735 1,902 7,634 7,257
Percent 100.0% 1.4% 5.5% 5.2%
California 38,838,726 306,806 1,944,580 1,895,565
Percent 100.0% 0.8% 5.0% 4.9%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C18108.

Table 2-21 shows data for residents with a developmental disability. The Centers for Disease Control and Prevention (CDC) defines developmental disabilities as a group of conditions due to an impairment in physical, learning, language, or behavior areas. These conditions begin during the developmental period, may impact day-to-day functioning, and usually last throughout a person’s lifetime. Countywide, there are 6,272 residents with a developmental disability, more than half of these residents are under the age of 18 (3,201 residents) and 3,071 residents 18 years old or older, a trend that mirrors the statewide average. In Porterville, Farmersville, and Woodlake, there are more residents with a developmental disability who are 18 years old and older than those who are younger than 18.

Tulare County Association of Governments
Tulare County Regional Housing Element
2-24
Table 2-21 Developmental Disability by Age
Jurisdiction Under 18 Years 18 Years and Older
Total Population with a
Development Disability
Tulare County 3,201 3,071 6,272
Dinuba 194 132 326
Exeter 100 96 196
Farmersville 60 64 124
Lindsay 118 88 206
Porterville 541 707 1,248
City of Tulare 584 486 1,070
Visalia 1,039 973 2,012
Woodlake 55 58 113
Unincorporated County 358 346 704
California 192,384 185,353 377,737
Source: California Department of Developmental Services, Quarterly Consumer Report, December 2021.

Table 2-22 includes data summarizing the housing location of residents with developmental disabilities. 445 residents with a developmental disability in Tulare County live in the home of a parent, family member, or guardian, as is common throughout the region and the state. An additional 12 residents live in community care facilities.

Table 2-22 Developmental Disability by Residence
Jurisdiction
Residence Type
Total
Residents
Home of
Parent /
Family /
Guardian
Independent /
Supported
Living
Community
Care Facility
Intermediate
Care Facility
Foster /
Family
Home Other
Tulare County >5,763 4,652 389 526 93 76 27
Dinuba >316 300 16 <11 0 <11 0
Exeter >176 165 <11 <11 11 <11 0
Farmersville >115 102 <11 0 13 <11 <11
Lindsay >193 181 12 <11 <11 <11 <11
Porterville >1,003 831 126 257 17 14 15
City of Tulare >1,068 870 66 73 29 30 <11
Visalia >2,083 1,660 169 184 23 47 <11
Woodlake >98 98 <11 <11 0 <11 <11
Unincorporated County >469 445 0 12 0 0 12
California 380,258 309,381 27,881 23,728 6,188 8,288 4,792 Source: California Department of Developmental Services, DDS Quarterly Consumer Report, January 2022.

The Supplemental Security Income (SSI) program, administered by the U.S. Social security Administration, shows the number of persons with disabilities who may have housing needs because of

Regional Housing Needs Assessment
2023-2031 Housing Element 2-25
their low incomes. As of December 2021, 14,228 SSI recipients in Tulare County were receiving benefits because they were blind or disabled1
.

Resources for Persons with Disabilities
Table 2-23 identifies 576 rental units for residents with a disability countywide. Additionally, according to the State of California Department of Developmental Services data, 5,449 Tulare County residents with a developmental disability live with family or a guardian.2 Despite these housing opportunities, with 53,760 residents with a disability countywide (Table 2-19), the gap between residents with a disability and housing resources is considerable. United Way of Tulare County’s program, 211 Tulare County, connects members of the community with a broad range of additional resources, services, and opportunities including resources for people with disabilities.

Table 2-23 Inventory of Housing for People with Disabilities Housing
Development Address
Number
of Units Description
Village Grove
Apartments
675 S Farmersville Blvd, Farmersville, CA 93223 48 Rental units for individuals 55 and older with a disability.

Palomar Court
Apartments
833 S Farmersville Blvd, Farmersville, CA 93223 40 Rental units for individuals 55 and older with a disability.

Euclid Village 600 N Euclid Ave, Dinuba, CA 93618 5 Handicap accessible units to serve disabled individuals and families
Robinwood
Court
5738 W Robin Wood Ct, Visalia, CA 93291 10 Rental units for disabled individuals.

Tule Vista 612 S D St, Tulare, CA 93274 3 Rental units for disabled individuals.

North Park
Apartments
1655 N Crawford Ave, Dinuba, CA 93618 3 Rental units for disabled individuals.

West Northway
Apartments
245 W Northway, Dinuba, CA 93618 38 Rental units for disabled individuals.

Earlimart Senior
Apartments
1094 E Washington, Earlimart, CA 93291 2 Rental units for disabled individuals.

Westwood
Manor
211 S Ash, Earlimart, CA 93219 2 one-bedroom units for disabled individuals.

Exeter
Apartments
855 W Visalia Rd, Exeter, CA 93221 3 Rental units for disabled individuals.

Exeter Senior
Villa
655 Vine, #45, Exeter, CA 93221 4 Rental units for seniors disabled individuals.

Jacob Square 301 Jacob, Exeter, CA 93221 3 Two-bedroom handicap units.

Oakwood
Apartments
15753 Avenue 327, Ivanhoe, CA 93235 5 Rental units for disabled individuals.

Delta Vista
Manor
701 N Ash, Lindsay, CA 93247 2 Two-bedroom handicap units. 1 Source: U.S. Social Security administration. SSI Recipients by State and County, 2021. https://www.ssa.gov/policy/docs/statcomps/ssi_sc/2021/ca.html Note: Although these figures can give a sense of the proportion of the population with different types of disabilities, a much smaller proportion of the population may actually require specially adapted housing to accommodate disabilities.) 2 U.S. Department of Developmental Services, Quarterly Consumer Report by Age and Residence Type, January 2022.

Tulare County Association of Governments
Tulare County Regional Housing Element
2-26
Housing
Development Address
Number
of Units Description
Lindsay Senior
Villa
1127 Fresno, Lindsay, CA 93247 4 Rental units for seniors and disabled individuals.

Monte Vista
Manor
901 W Tulare, Lindsay, CA 93247 1 Two-bedroom handicap unit.

Alta Vista
Apartments
41730 Road 128, Orosi, CA 93647 42 Rental units for disabled individuals.

Orchard Manor
Apartments
12495 Avenue 416, Orosi, CA 93647 3 Rental units for disabled individuals.

Pixley
Apartments
735 E Terra Bella Ave, Pixley, CA 93256 2 Rental units for disabled individuals.

Carolita
Apartments
1055 W. Pioneer Ave., Porterville, CA 93257 8 Rental units for disabled individuals Alder
Apartments
45 N Salisbury, Porterville, CA 93257 64 Rental units for disabled individuals.

Evergreen
Apartments
65 N Salisbury, Porterville, CA 93257 4 Rental units for disabled individuals.

Mountain View
Apartments
870 N Plano St, Porterville, CA 93257 2 Two-bedroom handicap units.

Porterville
Gardens
Apartments
1585 W Putnam, Porterville, CA 93257 6 Rental units for seniors and disabled individuals.

Sequoia Village
at Rivers Edge
424 South E Street, Porterville, CA 93257 2 Rental units for disabled individuals.

Villa Siena
Apartments
200 North E Street, Porterville, CA 93257 4 Rental units for disabled individuals.

Villas Robles
Apartments
450 W Springville Dr, Porterville, CA 93257 4 Rental units for disabled individuals.

Porterville
Family
Apartments
93 E. Date Ave., Porterville, CA 93257 4 Rental units for disabled individuals.

Sequoia Dawn 35800 Highway 190, Springville, CA 93265 118 Rental units for seniors and disabled individuals.

Strathmore Villa
Apartments
19734 Road 231 Unit B, Strathmore, CA 93267 2 Rental units for disabled individuals.

Tipton Terrace 584 N Thompson Rd, Tipton, CA 93272 2 Rental units for disabled individuals.

Parkwood
Manor
414 - 430 Meadow Drive, Tulare, CA 93274 10 Rental units for disabled individuals.

Silvercrest
Apartments
350 N L Street, Tulare, CA 93274 4 Rental units for disabled individuals.

Tulare
Apartments
1101 S Irwin, Tulare, CA 93274 8 Rental units for disabled individuals.

Tulare Gardens
Apartments
498 S Blackstone, Tulare, CA 93274 4 Rental units for seniors 62 and older or disabled individuals.

Westside Palm
Village
900 W Pleasant, Tulare, CA 93274 2 Rental units for disabled individuals.

Goshen Village 30940 Road 72, Visalia, CA 93291 6 Rental units for disabled individuals.

Regional Housing Needs Assessment
2023-2031 Housing Element 2-27
Housing
Development Address
Number
of Units Description
Town Meadows 115 W Murry, Visalia, CA 93291 9 Rental units for seniors and disabled individuals.

Valencia House 248 N Valencia Blvd, Woodlake, CA 93286 46 Rental units for seniors and disabled individuals.

Woodlake
Garden
Apartments
705 W Sequoia, Woodlake, CA 93286 3 Rental units for disabled individuals.

Woodlake
Manor
200 E Sierra Ave, Woodlake, CA 93286 44 Rental units for seniors and disabled individuals.

Total Units 576
Source: Housing Authority of Tulare County, https://www.hatc.net/subsidized-housing-referral-listing.php, Accessed June 2023.

Several local agencies provide services for residents with a disability. Table 2-24 provides a list of disability resource contacts throughout the county.

Table 2-24 Services for Persons with Disabilities
Organization Phone Address
Behavioral Health Centers:

Lindsay 559.592.7300 831 N. Sequoia Ave., Lindsay, CA
Exeter 559.592.7300 1014 San Juan Ave., Exeter, CA
Visalia 559.624.3300 1100 S. Akers, Visalia, CA
Tulare County Mental Health Department 559.623.0900 520 E. Tulare Street, Visalia, CA Tulare County Mental Health Hillman Center 559.684.4530 1062 South ‘K’ St, Tulare, CA Porterville Adult Mental Health Clinic 559.781.1200 1055 W. Henderson Ave., Porterville, CA Hope Horizon Porterville 559.781.0649 837 N. Main Street #C, Porterville, CA Porterville Wellness Center 599.570.5000 333 W. Henderson Ave., Porterville, CA Hope Horizon Mental Health 559.688.2043 327 South ‘K’ Street, Tulare, CA Kingsview 559.687.0929 201 North ‘K’ Street, Tulare, CA Blind Services:

California Council of the Blind 800.221.6359 2143 Hurley Way, Suite 250, Sacramento, CA Valley Center for the Blind 559.222.4447 3417 W. Shaw Ave., Fresno, CA Deaf Services:

Deaf and Hard of Hearing Service Center 559.334.0134 113 N Church St. #222, Visalia, CA Fox Interpreting Sign Language Services 559.636.3294 1105 W Center Ave, Visalia, CA Veteran Services:

Tulare Veterans' Clinic 559.684.8703 10550 N Cherry St, Tulare, CA Veterans' Medical Center 559.225.6100 2615 E Clinton Ave, Fresno, CA Source: Tulare County CSET, https://www.cset.org/ accessed June 2023.

Tulare County Association of Governments
Tulare County Regional Housing Element
2-28

2.9.3 Large Households
Table 2-25, below, quantifies large households in the county. Countywide, 29,599 households contain more than five people. These households account for 21.3 percent of total households. Of these households, 14,145 (10.2 percent of total households and 47.8 percent of all large households) are renter-occupied households.

Table 2-25 Large Households by Tenure
Jurisdiction Total
Owner-Occupied
Large Households
Renter-Occupied
Large Households
5-Person 6-Person
7-or-More
Person 5-Person 6-Person
7-or-More
Person
Tulare County 29,599 8,116 4,101 3,237 7,507 3,896 2,742 Percent 21.3% 5.8% 3.0% 2.3% 5.4% 2.8% 2.0%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25009.

Resources for Large Households
Table 2-26 compares the number of households with five or more people to the number of units with five or more bedrooms. As shown, there are a total of 150,079 housing units in the county, including 2,820 units with five or more bedrooms. These large housing units represent 1.9 percent of the countywide housing stock, significantly less than the percentage statewide (4.3 percent). Compared to the number of large households (29,599) there is a considerable resource gap in the county of more than 20,000 units appropriate for large households. United Way of Tulare County’s program, 211 Tulare County, connects members of the community with a broad range of additional resources, services, and opportunities including resources for large households.

Table 2-26 Large Households and Units
Jurisdiction Total Households
Large Households
(5 or more persons) Total Units
Large Units
(5 or more bedrooms)
Tulare County 139,044 29,599 150,079 2,820
Percent 100% 21.3% 100% 1.9%
Dinuba 6,354 1,841 6,552 40
Percent 100% 29.0% 100% 0.6%
Exeter 3,295 597 3,620 72
Percent 100% 18.1% 100% 2.0%
Farmersville 2,862 857 2,921 5
Percent 100% 29.9% 100% 0.2%
Lindsay 3,866 1,016 3,979 72
Percent 100% 26.3% 100% 1.8%
Porterville 17,649 3,582 18,654 186
Percent 100% 20.3% 100% 1.0%
Tulare 18,381 4,360 19,526 399
Percent 100% 23.7% 100% 2.0%
Visalia 43,867 6,983 46,139 1,218
Percent 100% 15.9% 100% 2.6%

Regional Housing Needs Assessment
2023-2031 Housing Element 2-29
Jurisdiction Total Households
Large Households
(5 or more persons) Total Units
Large Units
(5 or more bedrooms)
Woodlake 2,184 449 2,285 27
Percent 100% 20.6% 100% 1.2%
Unincorporated County 40,586 9,914 46,403 801
Percent 100% 24.4% 100% 1.7%
California 13,103,114 1,809,518 14,210,945 617,193
Percent 100% 13.7% 100% 4.3%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C18108, Table B24024.

2.9.4 Female-Headed Households
According to the U.S. Census Bureau, a single-headed household contains a household head and at least one dependent, which could include a related or unrelated child, or an elderly parent. Female-headed households have special housing needs because they are often either single parents or single elderly adults living on low- or poverty level incomes. Single-parent households with children often require special consideration and assistance because of their greater need for affordable housing, accessible day care, health care, and a variety of other supportive services. Moreover, because of their relatively lower household incomes, single-parent households are more likely to experience difficulties in finding affordable, decent, and safe housing.

Table 2-27 identifies all single female-headed householders residing with their own children under age

18. The table values do not include female-headed households with unrelated dependents. Dinuba, Exeter, and Porterville have the highest percent of single female-headed households, while Lindsay, Woodlake, and unincorporated county have the lowest percent. The countywide average is 7.7 percent which is considerably higher than the statewide average of 4.7 percent.

Table 2-27 Single Female-Headed Households with own Children Jurisdiction Total Households Single Female-Headed Households* Percent Tulare County 139,044 10,655 7.7%
Dinuba 6,354 1,036 16.3%
Exeter 3,295 346 10.5%
Farmersville 2,862 222 7.8%
Lindsay 3,866 207 5.4%
Porterville 17,649 1,756 9.9%
City of Tulare 18,381 1,614 8.8%
Visalia 43,867 2,833 6.5%
Woodlake 2,184 205 9.4%
Unincorporated County 40,568 2,436 6.0%
California 13,103,114 615,734 4.7%
* Single Female-Headed Households with own children under age 18, does not include unrelated dependents.

Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B11012.

Table 2-28 provides data on all single female-headed households by tenure. Countywide there are 23,911 single-female headed households, including 8,979 owner-occupied households and 14,932 renter-occupied households. Across all areas of the county, renter-occupied households account for a

Tulare County Association of Governments
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2-30
larger proportion of single female-headed households than owner-occupied households. Porterville, Woodlake, and Tulare have the largest percentage of single female-headed households that rent. The proportion of single female-headed households that rent in the county (62.4 percent) is higher than the proportion statewide (58.5 percent).

Table 2-28 Single Female-Headed Households by Tenure
Jurisdiction Owner-Occupied Renter-Occupied Total
Tulare County 8,979 14,932 23,911
Percent 37.6% 62.4% 100.0%
Dinuba 689 1,050 1,739
Percent 39.6% 60.4% 100.0%
Exeter 287 309 596
Percent 48.2% 51.8% 100.0%
Farmersville 295 316 611
Percent 48.3% 51.7% 100.0%
Lindsay 185 348 533
Percent 34.7% 65.3% 100.0%
Porterville 1,083 2,609 3,692
Percent 29.3% 70.7% 100.0%
Tulare 1,224 2,334 3,558
Percent 34.4% 65.6% 100.0%
Visalia 2,642 4,359 7,001
Percent 37.7% 62.3% 100.0%
Woodlake 125 262 387
Percent 32.3% 67.7% 100.0%
California 702,489 990,785 1,693,274
Percent 41.5% 58.5% 100.0%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B25011.

Resources for Single-Parent and Female-Headed Households Tulare County Community Services Employment Training (CSET) Resource Centers Tulare County CSET provides families with access to services including nutrition and health education, housing and utility assistance, and employment training. Each Resource Center has established partnerships and referral processes with local agencies, food pantries, and the faith-based community to be able to provide assistance quickly and smoothly. Tulare County CSET operates offices family resource centers in Tulare and Earlimart.3

Tulare County Family Resource Network
The core services of the Tulare County Family Resource Network include family advocacy, parenting education, ongoing intensive family support services, resource and referrals to partner agencies, family health and wellness, home visitation and child development services. The organization connects special 3 Tulare County CSET, https://www.cset.org/ accessed June 2023.

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needs groups, including single female-headed households, to the Housing Authority of Tulare County for rental assistance. The Tulare County Family Resource Networks operates Family Resources Centers in the community of Orosi, Lindsay, and Visalia, Porterville and Woodlake.4

2.9.5 Extremely Low-Income Residents
Extremely low-income households are defined as those households with incomes under 30 percent of the county’s median income. Extremely low-income households typically consist of minimum wage workers, seniors on fixed incomes, people with disabilities, and farmworkers. This group of households has specific housing needs that require greater government subsidies and assistance, housing with supportive services, single room occupancy (SRO) and/or shared housing, and/or rental subsidies or vouchers. This income group is likely to live in overcrowded and substandard housing conditions. In recent years rising rents, higher income and credit standards imposed by landlords, and insufficient government assistance has exacerbated the problem. Without adequate assistance this group has a high risk of homelessness.

Table 2-29 identifies extremely low-income households by tenure for all county jurisdictions. Renteroccupied households make up a larger percentage of total extremely low-income households in every jurisdiction. Lindsay has the highest percentage of extremely low-income households compared to total households at 26.9 percent, followed by Porterville with 21.3 percent, and the unincorporated county at

20.8 percent. Visalia and Tulare have the lowest percentage of extremely low-income households at

11.2 percent and 12.9 percent, respectively.

Table 2-29 Extremely Low-Income Households by Tenure
Jurisdiction
Extremely Low-Income Households (Income <=30% HAMFI)
Owner-Occupied Renter-Occupied Total Households
Total Extremely LowIncome Households
Tulare County 6,940 16,145 23,085 139,044
Percent 5.0% 11.6% 16.6% 100.0%
Dinuba 179 817 996 6,354
Percent 2.8% 12.9% 15.7% 100.0%
Exeter 215 395 610 3,295
Percent 6.5% 12.0% 18.5% 100.0%
Farmersville 245 303 548 2,862
Percent 8.6% 10.6% 19.1% 100.0%
Lindsay 252 789 1,041 3,866
Percent 6.5% 20.4% 26.9% 100.0%
Porterville 994 2,765 3,759 17,649
Percent 5.6% 15.7% 21.3% 100.0%
Tulare 548 1,820 2,368 18,381
Percent 3.0% 9.9% 12.9% 100.0%
Visalia 1,654 3,255 4,909 43,867
Percent 3.8% 7.4% 11.2% 100.0%
Woodlake 104 314 418 2,184
Percent 4.8% 14.4% 19.1% 100.0%
4 Tulare County Family Resource Center Network, http://www.tcfrcn.org/ accessed June 2023.