Dinuba City Council
October 14, 2025

to Chapter 7 (Housing Plan) where some new action plans have been added. Key amendments to the Housing Plans are listed in Table 1 along with explanations (Attachment "B"). A complete list of all amendments to the Housing Element is in Table 2 (Attachment "C"). Attachment “D” is a copy of the complete Dinuba Housing Element (with edits in red)) and Attachment “E” is the complete Tulare County Regional Housing Element (also with edits in red)).

Planning Commission Action
The Planning Commission conducted a public hearing on October 7 to consider the amendments and voted unanimously to recommend approval. No members of the public spoke on the matter.

Staff recommends Council adopt Resolution No. 2025-56 (Attachment 'A') approving amendments to the draft Dinuba Housing Element.

FISCAL IMPACT:

None.

PUBLIC HEARING:

A public hearing notice was published in the Midvalley Times, ten days before the City Council's meeting.

ATTACHMENTS:

1. A. CC Res HE 10-14-25

2. B. Table 1

3. C. Table 2

4. D. 9-25-25 Redlined Housing Element

5. E. Tulare County Regional Housing Element 2023-2031 redline

ATTACHMENT “A”
RESOLUTION NO. 2025-56

BEFORE THE CITY COUNCIL

CITY OF DINUBA, COUNTY OF TULARE, STATE OF CALIFORNIA

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DINUBA
ADOPTING AMENDMENTS TO THE 2023-2031 DINUBA HOUSING ELEMENT

AND AN ADDENDUM TO THE FINAL ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE 2023 FOCUSED DINUBA GENERAL PLAN UPDATE.

WHEREAS, the City of Dinuba (the "City") has prepared an Update to the Dinuba Housing Element, consistent with Government Code Sections 65583 and 65588; and
WHEREAS, the Housing Element is a part of Dinuba’s General Plan and is the City’s policy document to ensure that safe and decent housing is available for all income groups in the community, and
WHEREAS, the City has conducted efforts to publicize input and comment on the Housing Element, and
WHEREAS, consistent with the California Environmental Quality Act (CEQA) the City has also prepared an Addendum to the Final Environmental Impact Report for the 2023 Focused Dinuba General Plan Update (State Clearinghouse No. 2006091107), which evaluated the Housing Element’s potential impacts on the environment. The Study found that adoption and implementation of the Housing Element would not have any impacts beyond those identified and acknowledged in the Final Environmental Impact Report, and WHEREAS, the City previously adopted the Housing Element on March 11, 2025 and submitted the adopted Housing Element to the State Department of Housing and Community Development for review. The State responded with several rounds of comments that were addressed by the City’s consultant. The State has now indicated the Housing Element revisions may proceed for adoption, and
WHEREAS, a public hearing was published ten days prior to the City Council’s public hearing on the Housing Element Update and Environmental Addendum, and
WHEREAS, the City Council accepted public testimony and reviewed the

Dinuba City Council
Resolution No. 2025-56
Dinuba Housing Element Update

Planning Department's staff report.

NOW, THEREFORE, BE IT RESOLVED by the City Council that the following findings are hereby considered and adopted regarding the Housing Element Update and Environmental Addendum.

1. The Housing Element will not have any significant impacts on the environment beyond those identified and acknowledged in the Final Environmental Impact Report prepared for the 2023 Focused Dinuba General Plan update (State Clearinghouse Number 2006091107).

2. A public hearing was held on the Housing Element Update and environmental finding by the Planning Commission.

3. The Housing Element Update will ensure that Dinuba meets its housing obligations as detailed in Government Code Section 65583.

BE IT FURTHER RESOLVED that the City Council hereby approves the revisions to the 2023-2031 Dinuba Housing Element (Attachments “B”), and Tulare County Regional Housing Element (Attachment “C”), and the associated environmental finding.

Dinuba City Council
Resolution No. 2025-56
Dinuba Housing Element Update

The foregoing resolution was adopted upon a motion of City Council member _______________ , second by City Council member
___________________ at a regular meeting of the Dinuba City Council on the 14th day of October, 2025, by the following role call vote:

AYES:

NOES:

ABSTAIN:

ABSENT:
_______________________________________
Rachel Nerio-Guerrero, Mayor
City of Dinuba
_______________________________________
Maria Alaniz, City Clerk
City of Dinuba

Table 1: Amendments to Housing Element Action Plans
Program 2: Adequate Sites for RHNA and Monitoring of No Net Loss (pp. A7-6 to A7-7) This amendment clarifies that:
• the City will provide technical assistance, incentives, and strategies (as appropriate) to facilitate the development of affordable housing.
• The City will endeavor to meet with property owners and developers to encourage the development of mixed income housing.
• If affordable housing is not being developed at the rate specified by the Housing Element, the City will identify additional incentives, strategies and tools to facilitate such housing.

Program 5: Accessory Dwelling Units (pp. A7-9 to A7-10) This amendment specifies that the City will support the development of at least 16 ADU’s over the planning time frame, incuding at least 10 ADU’s in northeast, northwest and southwest Dinuba during the planning period.

Program 8: Facilitating Affordable Housing Development (pp. A7-13 to A7-15) State law now requires cities to allow affordable housing at the site of churches and non-profit college campuses. This action program ensures the City will comply with this requirement.

This program also directs the City to facilitate the development of “missing middle” housing (duplexes, triplexes, fourplexes, townhouses, etc. in high-opportunity areas (generally northwest and north-central Dinuba).

Program 12: Community and Economic Development (pp. A7-19 to A7-20) Several new initiatives have been added to this program, including applying for grants to implement action plans of the South El Monte Neighborhood Revitalization Plan, complete the installation of Well 21, installation of additional sidewalks, and shade structures at Delgado and Roosevelt Parks, among others.

Program 13: Energy Conservation (p. A7-21)
New initiatives include updating energy efficiency information on the City’s website and providing this information to applicants during the development process and during code enforcement actions.

1 Table 2: Summary of Amendments to Dinuba Housing Element and Tulare County Regional Housing Element
Chapter 4: (Housing Resources and Site Inventory Analysis) A4-1: Title change
A4-2: Minor text change
A4-3: Change to Table A4-2 (change to list of pipeline projects) A4-5: Change to text and to Table A4-4 (Remaining units to be constructed) A4-6: Changes to text of analysis of Nonvacant sites
A4-7 Changes to text of Market conditions analysis
A4-8 to A4-9: Changes to text of Site Characteristics Analysis and Redevelopment Trends of Agricultural Sites
A4-11 to A4-13: Changes to analysis of Large Sites for Lower-Income Units.

A4-13 to A4-15: Amendments to analysis of development trends on large sites A4-17: Revisions to analysis of housing in south Dinuba A4-21: Revisions to analysis of sites in south Dinuba
A4-22: Revisions to analysis of sites to be rezoned.

A4-23: Revisions to Adequacy of Residential Site Inventory in Meeting the RHNA A4-25: Additional reference to Action Plan 13 (energy efficiency).

Chapter A-5: Affirmatively Furthering Fair Housing
A5-21 to A5-23: Revisions to analysis of Racially and Ethnically Concentrated Areas of Poverty A5-57 to A5-58: Revisions to Housing Site Inventory Analysis A5-63: Revisions to Sites by Income Population, Sites by Overcrowded Households and Sites by Overpayment by Renters.

A5-76: Revisions to Sites by Areas of Integration and Segregation, Sites by Communities Vulnerable to Displacement,
A5-89: Revisions to Segregation and Integration Patterns and Trends A5-91: Revision to Table A5-7: Site Inventory by Census Tract Characteristics A5-93: Revisions to Racially and Ethnically Concentrated Areas of Poverty and Disproportionate Housing Needs
A5-94: Revisions to Disparities in Access to Opportunities Chapter A-6: Review of Past Accomplishments
A6-5 to A6-6, A6-17: Amendments to results of past housing activities Chapter A-7: Housing Plan
A7-6 to A7-7: Revisions to Program 2: Adequate Sites for RHNA and Monitoring of No Net Loss.

A7-8: Revisions to Program 3: By-Right Approval
A7-10: Program 5: Revisions to Program 5: Accessory Dwelling Units A7-11 to A7-12: Revisions to Program 6: Zoning Code Amendments A7-13 to A7-15: Revisions to Program 8: Facilitating Affordable Housing Development A7-17 to A7-18: Revisions to Program 11: Lower-Income and Special Needs Housing

Table 2: Amendments to Dinuba Housing Element
2 A7-19 to A7-21 Revisions to Program 12: Community and Economic Development A7-21: Revisions to Program 13: Energy Conservation
A7-21 to A7-22: Revisions to Program 14: Fair Housing Outreach and Enforcement A7-24 to A7-36: This section summarizes those action plans related to goals that are associated with Affirmatively Furthering Fair Housing.

Amendments to Tulare County Regional Housing Element
The Housing Element also includes a regional component that pertains to the County as a whole.

This section has also had several amendments following the consultant’s coordination with the State.

Key amendments to the Regional Housing Element are as follows:

Chapter 1: Introduction and Public Participation
1-1. Chapter has been renamed
1-2 to 1-3: Revisions to discussion of Relationship to Other General Plan Elements 1-3 Revisions to discussion of Organization of the Element 1-12 to 1-13: Revisions to discussion of Public Engagement for the Revised Draft Housing Element Chapter 2: Regional Housing Needs Assessment
2-24 to 2-25: Amendments to Table 2-22 (Developmental Disability by Residence) 2-55: Revisions to discussion of Low and Moderate Income Asset Fund 2-56 and 2-62: Amendments to Table 2-50 (Inventory of Publicly Assisted Complexes) 2-63 to 2-65: Revisions to discussion of Acquisition/Rehabilitation Chapter 4: Regional Housing Resources
4-18 to 4-19: Amendment to information for City of Farmersville 4-22 to 4-23: Revisions to discussion of Density and Parcel Size 4-23: Revisions to discussion of Realistic Development Capacity 4-25: Revisions to discussion of Summary of Interviews with Development Community

City of Dinuba 2023-2031 Housing Element
Tulare County Regional Housing Element
prepared by
City of Dinuba
Planning Division
405 East El Monte Way
Dinuba, California 93618
Contact: Karl Schoettler, 4Creeks, Inc.
prepared with the assistance of
Rincon Consultants, Inc.
4589 North Marty Avenue, Suite 102
Fresno, California 93722
Adoption Draft, October 2025

City of Dinuba
Table of Contents
2023-2031 Housing Element A-i
Table of Contents
A1 Public Participation .........................................................................................................................A1-1 A1.1 Community Engagement.....................................................................................................A1-1 A1.1.1 Public Noticing ....................................................................................................A1-1 A1.1.2 City Council Presentation....................................................................................A1-1 A1.1.3 Community Workshops.......................................................................................A1-1 A1.1.4 Stakeholder Interviews.......................................................................................A1-2 A1.1.5 Public Comment Survey ......................................................................................A1-2 A1.1.6 Response to Community Input ...........................................................................A1-3 A1.1.7 Public Review of the Draft Housing Element......................................................A1-4 A1.1.8 Revised Draft Housing Element ..........................................................................A1-5 A2 Housing Needs Assessment ............................................................................................................A2-1 A2.1 Population Characteristics...................................................................................................A2-1 A2.2 Population Growth..............................................................................................................A2-1 A2.3 Age Characteristics..............................................................................................................A2-1 A2.4 Race and Ethnicity ...............................................................................................................A2-2 A2.5 Economic Characteristics ....................................................................................................A2-2 A2.6 Overpayment and Housing Cost Burdens ...........................................................................A2-8 A2.7 Household Characteristics...................................................................................................A2-9 A2.8 Large Households................................................................................................................A2-9 A2.9 Overcrowding ....................................................................................................................A2-10 A2.10 Special Needs Groups........................................................................................................A2-10 A2.11 Housing Stock Characteristics ...........................................................................................A2-23 A2.12 Housing Growth.................................................................................................................A2-23 A2.13 Housing Type and Tenure..................................................................................................A2-23 A2.14 Vacancy Rate .....................................................................................................................A2-25 A2.15 Housing Unit Size...............................................................................................................A2-27 A2.16 Age and Condition of Housing Stock .................................................................................A2-27 A2.17 Housing Costs....................................................................................................................A2-29 A2.18 Distribution of Owner-Occupied Units..............................................................................A2-31 A2.19 Housing Affordability.........................................................................................................A2-31 A2.20 Assisted Housing Units......................................................................................................A2-35 A3 Housing Constraints Analysis..........................................................................................................A3-1 A3.1 Summary of Local Housing Constraints...............................................................................A3-1 A3.2 Non-Governmental Constraints..........................................................................................A3-2 A3.2.1 Land Costs...........................................................................................................A3-2 A3.2.2 Construction Costs..............................................................................................A3-3

Tulare County Association of Governments
Tulare County Regional Housing Element
A-ii
A3.2.3 Availability of Financing ......................................................................................A3-3 A3.2.4 Requests for Lower Development Densities.......................................................A3-5 A3.3 Governmental Constraints..................................................................................................A3-5 A3.3.1 Land Use Controls...............................................................................................A3-5 A3.3.2 Residential Development Standards...................................................................A3-8 A3.3.3 Housing for Persons with Disabilities................................................................A3-22 A3.3.4 Planning and Development Fees.......................................................................A3-24 A3.3.5 Permit Types .....................................................................................................A3-26 A3.3.6 Permit Procedures and Processing Times.........................................................A3-32 A3.3.7 Short-Term Housing Rentals.............................................................................A3-34 A3.3.8 Code Enforcement ............................................................................................A3-34 A3.4 Environmental Constraints................................................................................................A3-36 A3.4.1 Floodplains........................................................................................................A3-36 A3.4.2 Seismic Zones....................................................................................................A3-37 A3.4.3 Wildfire..............................................................................................................A3-37 A3.4.4 Soil Contamination............................................................................................A3-37 A4 Housing Resources and Site Inventory Analysis..............................................................................A4-1 A4.1 Regional Housing Needs Allocation (RHNA)........................................................................A4-1 A4.2 Meeting the RHNA...............................................................................................................A4-2 A4.2.1 RHNA Credits.......................................................................................................A4-2 A4.3 Summary of RHNA Credits...................................................................................................A4-5 A4.4 Nonvacant Sites...................................................................................................................A4-6 A4.4.1 Market Conditions ..............................................................................................A4-7 A4.4.2 Site Characteristics..............................................................................................A4-8 A4.5 Development Trends...........................................................................................................A4-9 A4.5.1 Realistic Development Capacity........................................................................A4-10 A4.6 Large Sites for Lower-Income Units ..................................................................................A4-11 A4.7 Site Inventory ....................................................................................................................A4-15 A4.7.1 Downtown Dinuba ............................................................................................A4-15 A4.7.2 Northeast Dinuba..............................................................................................A4-16 A4.7.3 Northwest Dinuba.............................................................................................A4-16 A4.7.4 Southeast Dinuba..............................................................................................A4-16 A4.7.5 South Dinuba.....................................................................................................A4-17 A4.7.6 Rezone Sites......................................................................................................A4-22 A4.7.7 Sites Used in Previous Planning Periods...........................................................A4-22 A4.7.8 Adequacy of Residential Site Inventory in Meeting RHNA ...............................A4-23 A4.8 Availability of Infrastructure and Services ........................................................................A4-23 A4.8.1 Wastewater System..........................................................................................A4-23 A4.8.2 Potable Water System.......................................................................................A4-24

City of Dinuba
Table of Contents
2023-2031 Housing Element A-iii
A4.8.3 Storm Water and Drainage ...............................................................................A4-24 A4.8.4 Dry Utilities........................................................................................................A4-24 A4.9 Environmental Considerations..........................................................................................A4-24 A4.10 Opportunities for Energy Conservation ............................................................................A4-24 A5 Affirmatively Furthering Fair Housing Analysis...............................................................................A5-1 A5.1 Introduction.........................................................................................................................A5-1 A5.2 Methodology .......................................................................................................................A5-1 A5.2.1 Summary of AFFH Analysis Findings ...................................................................A5-3 A5.2.2 Data Sources .......................................................................................................A5-4 A5.2.3 Fair Housing Resources.......................................................................................A5-4 A5.2.4 Ability to Address Complaints.............................................................................A5-5 A5.2.5 Segregation and Integration Patterns and Trends..............................................A5-5 A5.2.6 Disparities in Access to Opportunities..............................................................A5-27 A5.2.7 Disproportionate Housing Needs......................................................................A5-39 A5.2.8 Local Area Knowledge.......................................................................................A5-48 A5.2.9 Other Relevant Factors .....................................................................................A5-49 A5.2.10 Subsidized Housing ...........................................................................................A5-51 A5.2.11 Housing Site Inventory Analysis........................................................................A5-56 A5.2.12 Contributing Factors and Meaningful Actions..................................................A5-90 A6 Review of Past Accomplishments...................................................................................................A6-1 A6.1 Overview of Accomplishments............................................................................................A6-1 A6.2 Effectiveness in Addressing Special Needs..........................................................................A6-1 A6.3 Quantified Objectives..........................................................................................................A6-4 A6.4 Review of Past Accomplishments........................................................................................A6-4 A7 Housing Plan....................................................................................................................................A7-1 A7.1 Goals and Policies................................................................................................................A7-1 A7.2 Implementing Programs......................................................................................................A7-3 A7.3 AFFH Actions Summary .....................................................................................................A7-23 A7.4 Quantified Objectives........................................................................................................A7-37 Tables
Table A2-1 Population Change (2000 - 2020)...................................................................................A2-1 Table A2-2 Population by Age Group (2020)....................................................................................A2-2 Table A2-3 Population by Race and Ethnicity...................................................................................A2-2 Table A2-4 Employment by Industry (2020).....................................................................................A2-3 Table A2-5 Major Employers in Tulare County (2024) .....................................................................A2-4 Table A2-6 Occupational Employment and Wages by Major Occupational Group, Visalia-Porterville Metropolitan Area (2023) .................................................................A2-5 Table A2-7 HUD Income Limits by Person per Household (dollars) .................................................A2-6 Table A2-8 State of California Income Categories............................................................................A2-7

Tulare County Association of Governments
Tulare County Regional Housing Element
A-iv
Table A2-9 Median Household Income by Race/Ethnicity (dollars).................................................A2-8 Table A2-10 Overpayment by Tenure.................................................................................................A2-8 Table A2-11 Cost Burdened Households............................................................................................A2-9 Table A2-12 Households by Type .......................................................................................................A2-9 Table A2-13 Large Households by Tenure ........................................................................................A2-10 Table A2-14 Overcrowding Severity by Tenure................................................................................A2-10 Table A2-15 Senior Households by Tenure.......................................................................................A2-11 Table A2-16 Housing Cost Burden by Elderly Family Type and Tenure............................................A2-11 Table A2-17 Inventory of Senior Housing.........................................................................................A2-12 Table A2-18 Senior Resource Centers (Dinuba)................................................................................A2-12 Table A2-19 Population by Number of Disabilities...........................................................................A2-13 Table A2-20 Disability by Age for the Total Population....................................................................A2-13 Table A2-21 Developmental Disability by Age..................................................................................A2-14 Table A2-22 Developmental Disability by Residence .......................................................................A2-14 Table A2-23 Inventory of Housing for People with Disabilities........................................................A2-15 Table A2-24 Housing Units for Large Families..................................................................................A2-15 Table A2-25 Single Female-Headed Households..............................................................................A2-16 Table A2-26 Female-Headed Family Households with No Spouse Present, by Poverty Status .......A2-16 Table A2-27 Female-Headed Family Households with No Spouse Present, by Poverty Status and Tenure, City of Dinuba..................................................................................................A2-16 Table A2-28 Single-Parent Resources...............................................................................................A2-17 Table A2-29 Extremely Low-Income Households by Tenure............................................................A2-17 Table A2-30 Extremely Low-Income Households Overpaying by Tenure ........................................A2-18 Table A2-31 Extremely Low-Income Households.............................................................................A2-18 Table A2-32 Inventory of Public Assisted Complexes, Dinuba .........................................................A2-18 Table A2-33 Extremely Low-Income Resources ...............................................................................A2-19 Table A2-34 Farmworker Population (2020) ....................................................................................A2-21 Table A2-35 Farmworkers in Tulare County by Days Worked (2022) ..............................................A2-21 Table A2-36 Homelessness by Type (2023)......................................................................................A2-22 Table A2-37 Total Housing Units Over Time (1980 to 2020)............................................................A2-23 Table A2-38 Total Housing Units by Type.........................................................................................A2-24 Table A2-39 Housing Units by Tenure ..............................................................................................A2-25 Table A2-40 Vacancy Status by Type for Total Vacant Units............................................................A2-26 Table A2-41 Housing Unit Size..........................................................................................................A2-27 Table A2-42 Total Occupied Housing Units by Year Built.................................................................A2-28 Table A2-43 Substandard Housing Units..........................................................................................A2-29 Table A2-44 Median Housing Value Over Time (1980 to 2020).......................................................A2-30 Table A2-45 Median Gross Rent, 2020 .............................................................................................A2-30 Table A2-46 Median Gross Rent Over Time, Dinuba........................................................................A2-30

City of Dinuba
Table of Contents
2023-2031 Housing Element A-v
Table A2-47 Median Rent by Number of Bedrooms ........................................................................A2-31 Table A2-48 Owner-Occupied Units by Race....................................................................................A2-31 Table A2-49 Housing Affordability Matrix – Dinuba (2022) .............................................................A2-32 Table A2-50 Cost Burdened Owner-Occupied Households Over Time ............................................A2-34 Table A2-51 Cost Burdened Renter-Occupied Households Over Time ............................................A2-34 Table A2-52 Cost Burden by Income and Tenure.............................................................................A2-35 Table A2-53 Inventory of Public Assisted Complexes – Dinuba .......................................................A2-38 Table A3-1 Listed Land Prices – Dinuba............................................................................................A3-2 Table A3-2 Sold Land Prices – Dinuba...............................................................................................A3-2 Table A3-3 Estimated Construction Cost..........................................................................................A3-3 Table A3-4 Site Area Per Dwelling Unit (RM) ...................................................................................A3-7 Table A3-5 Residential Development Standards..............................................................................A3-8 Table A3-6 Residential Parking Requirements ...............................................................................A3-10 Table A3-7 Active Recreation Area Requirements.........................................................................A3-10 Table A3-8 Residential Use Matrix..................................................................................................A3-14 Table A3-9 Emergency Shelter Capacity Analysis...........................................................................A3-19 Table A3-10 Residential Development Planning Fees......................................................................A3-24 Table A3-11 Residential Development Fees.....................................................................................A3-25 Table A3-12 Residential Development Fee Comparison ..................................................................A3-26 Table A3-13 Timelines for Permit Procedures..................................................................................A3-32 Table A3-14 Typical Processing Procedures by Project Type ...........................................................A3-33 Table A4-1 Dinuba 2023-2031 RHNA................................................................................................A4-1 Table A4-2 Pipeline Projects.............................................................................................................A4-3 Table A4-3 Accessory Dwelling Unit Production, City of Dinuba......................................................A4-5 Table A4-4 Remaining Share of RHNA..............................................................................................A4-5 Table A4-5 Redevelopment Trends on Sites with Operational Agriculture .....................................A4-9 Table A4-6 Dinuba Development Trends........................................................................................A4-10 Table A4-7 Realistic Capacity of Sites by Zoning District................................................................A4-11 Table A4-8 Large Sites with Lower-Income Units...........................................................................A4-11 Table A4-9 Recent Developments on Large Sites in San Joaquin Valley ........................................A4-13 Table A4-10 Dinuba Site Inventory...................................................................................................A4-19 Table A4-11 Realistic Capacity of Rezoned Sites..............................................................................A4-22 Table A4-12 Sites Used in Previous Planning Periods.......................................................................A4-22 Table A4-13 Adequacy of Residential Site Inventory........................................................................A4-23 Table A5-1 Population by Racial Group (City of Dinuba)..................................................................A5-6 Table A5-2 Tenure by Household Type and Presence of Children (City of Dinuba).......................A5-14 Table A5-3 Demographics of Area of High Segregation and Poverty.............................................A5-22 Table A5-4 Assistance Needs of Lower-Income Households, 2015-2019 (City of Dinuba) ............A5-40 Table A5-5 Mortgage Loans (County of Tulare)..............................................................................A5-51

Tulare County Association of Governments
Tulare County Regional Housing Element
A-vi
Table A5-6 Proposed Housing Units by Resource Area (Housing Opportunity Sties) ....................A5-57 Table A5-7 Site Inventory by Census Tract Characteristics ............................................................A5-91 Table A6-1 Quantified Housing Objective and Achieved Accomplishments (2015-2023) ...............A6-4 Table A6-2 RHNA Progress (2015-2023)...........................................................................................A6-4 Table A6-3 Review of Past Accomplishments...................................................................................A6-5 Table A7-1 Quantified Objectives 2023-2031.................................................................................A7-37 Figures
Figure A2-1 Median Household Income ............................................................................................A2-7 Figure A2-2 Homelessness by Type Over Time, Households, Kings/Tulare CoC..............................A2-22 Figure A4-1 Pipeline Projects.............................................................................................................A4-4 Figure A4-2 Dinuba Site Inventory...................................................................................................A4-18 Figure A5-1 Dinuba Neighborhoods...................................................................................................A5-2 Figure A5-2 Percent of Total Non-White Population (City of Dinuba)...............................................A5-8 Figure A5-3 Predominant Populations (City of Dinuba).....................................................................A5-9 Figure A5-4 Racial Segregation and Integration (City of Dinuba) ....................................................A5-10 Figure A5-5 Disability by Type (City of Dinuba) ...............................................................................A5-11 Figure A5-6 Percent of Population with a Disability and Residential Care Facilities (City of Dinuba).............................................................................................................A5-12 Figure A5-7 Percent of Population with a Disability (City of Dinuba)..............................................A5-13 Figure A5-8 Children in Female-Headed Households, No Spouse/Partner Present (City of Dinuba).............................................................................................................A5-15 Figure A5-9 Children in Married-Couple Households (City of Dinuba)............................................A5-16 Figure A5-10 Children in Female-Headed Households, No Spouse/Partner Present and Child Care Centers (City of Dinuba) ...............................................................................................A5-17 Figure A5-11 Median Household Income (City of Dinuba)................................................................A5-19 Figure A5-12 Low and Moderate Income Population (City of Dinuba)..............................................A5-20 Figure A5-13 Areas of High Segregation and Poverty (City of Dinuba)..............................................A5-25 Figure A5-14 Poverty Status (City of Dinuba) ....................................................................................A5-26 Figure A5-15 Racial Segregation and Integration (City of Dinuba) ....................................................A5-27 Figure A5-16 Subsidized Housing and Public Housing Buildings........................................................A5-28 Figure A5-17 Walkability Index (City of Dinuba)................................................................................A5-31 Figure A5-18 TCAC Opportunity Areas – Education Outcomes (City of Dinuba)...............................A5-33 Figure A5-19 TCAC Opportunity Areas – Economic (City of Dinuba).................................................A5-35 Figure A5-20 CalEnviroScreen 4.0 Percentile Scores (City of Dinuba)...............................................A5-37 Figure A5-21 TCAC Opportunity Areas - Environmental (City of Dinuba)..........................................A5-38 Figure A5-22 SB 35 Disadvantaged Communities (City of Dinuba)....................................................A5-39 Figure A5-23 Overpayment by Home Owners (City of Dinuba).........................................................A5-45 Figure A5-24 Overpayment by Renters (City of Dinuba) ...................................................................A5-46 Figure A5-25 Overcrowded Households (City of Dinuba)..................................................................A5-47

City of Dinuba
Table of Contents
2023-2031 Housing Element A-vii
Figure A5-26 Displacement Risk (City of Dinuba) ..............................................................................A5-48 Figure A5-27 Subsidized Housing (City of Dinuba).............................................................................A5-54 Figure A5-28 Public Housing (City of Dinuba)....................................................................................A5-55 Figure A5-29 Housing Choice Vouchers (City of Dinuba)...................................................................A5-56 Figure A5-30 Housing Opportunity Sites by TCAC Resource Area, Northeast Dinuba ......................A5-59 Figure A5-31 Housing Opportunity Sites by TCAC Resource Area, Northwest Dinuba .....................A5-60 Figure A5-32 Housing Opportunity Sites by TCAC Resource Area, South and Southwest Dinuba ....A5-61 Figure A5-33 Housing Opportunity Sites by TCAC Resource Area, Downtown and Southeast Dinuba ..........................................................................................................................A5-62 Figure A5-34 Housing Opportunity Sites by Income Population, Northeast Dinuba.........................A5-64 Figure A5-35 Housing Opportunity Sites by Income Population, Northwest Dinuba........................A5-65 Figure A5-36 Housing Opportunity Sites by Income Population, South and Southwest Dinuba ......A5-66 Figure A5-37 Housing Opportunity Sites by Income Population, Downtown and Southeast Dinuba ..........................................................................................................................A5-67 Figure A5-38 Housing Opportunity Sites by Overcrowding, Northeast Dinuba ................................A5-68 Figure A5-39 Housing Opportunity Sites by Overcrowding, Northwest Dinuba ...............................A5-69 Figure A5-40 Housing Opportunity Sites by Overcrowding, South and Southwest Dinuba ..............A5-70 Figure A5-41 Housing Opportunity Sites by Overcrowding, Downtown and Southeast Dinuba.......A5-71 Figure A5-42 Housing Opportunity Sites by Overpayment by Renters, Northeast Dinuba...............A5-72 Figure A5-43 Housing Opportunity Sites by Overpayment by Renters, Northwest Dinuba..............A5-73 Figure A5-44 Housing Opportunity Sites by Overpayment by Renters, South and Southwest Dinuba ..........................................................................................................................A5-74 Figure A5-45 Housing Opportunity Sites by Overpayment by Renters, Downtown and Southeast Dinuba ..........................................................................................................................A5-75 Figure A5-46 Housing Opportunity Sites by Total Non-White Population, Northeast Dinuba..........A5-77 Figure A5-47 Housing Opportunity Sites by Total Non-White Population, Northwest Dinuba.........A5-78 Figure A5 48 Housing Opportunity Sites by Total Non-White Population, South and Southwest Dinuba ..........................................................................................................................A5-79 Figure A5-49 Housing Opportunity Sites by Total Non-White Population, Downtown and Southeast Dinuba .........................................................................................................A5-80 Figure A5-50 Housing Opportunity Sites by Displacement Risk, Northeast Dinuba..........................A5-81 Figure A5-51 Housing Opportunity Sites by Displacement Risk, Northwest Dinuba.........................A5-82 Figure A5-52 Housing Opportunity Sites by Displacement Risk, South and Southwest Dinuba .......A5-83 Figure A5-53 Housing Opportunity Sites by Displacement Risk, Downtown and Southeast Dinuba ..........................................................................................................................A5-84 Figure A5-54 Housing Opportunity Sites by CalEnviroScreen Percentile Score, Northeast Dinuba..A5-85 Figure A5-55 Housing Opportunity Sites by CalEnviroScreen Percentile Score, Northwest Dinuba ..........................................................................................................................A5-86 Figure A5-56 Housing Opportunity Sites by CalEnviroScreen Percentile Score, South and Southwest Dinuba ........................................................................................................A5-87

Tulare County Association of Governments
Tulare County Regional Housing Element
A-viii
Figure A5-57 Housing Opportunity Sites by CalEnviroScreen Percentile Score, Downtown and Southeast Dinuba .........................................................................................................A5-88

City of Dinuba
Public Participation
2023-2031 Housing Element A1-1
A1 Public Participation
This section details the efforts made in Dinuba to inform the public of the Housing Element update and engage the community in the development of the Housing Element. Community engagement was also conducted at a regional level, these efforts are described in Chapter 1, Regional Introduction and Public Participation.

A1.1 Community Engagement
Each participating jurisdiction deployed a diverse range of public outreach methods to solicit input from stakeholders and community members including interviews, surveys, a project-specific website, community events, and public meetings. The City of Dinuba collaborated with the other participating jurisdictions to compile a list of local stakeholders and organizations that provide affordable housing, market rate housing, homeless and other non-profit services, economic development services, and other community services in Dinuba. These entities were included in all notifications associated with the Housing Element update, including the project website, community events, housing survey, and release of the public draft Housing Element. Detailed information on the public engagement program and copies of community engagement materials are provided in Chapter 1, Regional Introduction and Public Participation.

A1.1.1 Public Noticing
In addition to the outreach conducted for the project described in Chapter 1, Regional Introduction and Public Participation, Dinuba utilized the following notification method during the Housing Element update process to engage a diverse array of community members:
 Posts to the City’s Facebook and the City’s website announcing the housing needs survey and availability of the draft Housing Element for public review.

A1.1.2 City Council Presentation
On February 28, 2023, City 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.

A1.1.3 Community Workshops
The City of Dinuba held a virtual workshop on May 30, 2023, to help inform the Housing Element and to introduce new Housing Element goals and requirements to the community. Information on the workshop content is available in Chapter 1, Regional Introduction and Public Participation.

Flyers advertising the workshop were posted on the City’s website. Two participants attended the workshop. Key findings from the workshops are as follows:
 Affordable housing for individuals with disabilities is crucial, particularly because their incomes are typically limited to Supplemental Security Income and must cover all expenses.  Housing must be in a safe and pleasant environment, allowing residents to take pride in their homes.

Tulare County Association of Governments
Tulare County Regional Housing Element
A1-2
 Working with city governments to adapt housing is challenging for persons with disabilities. Special needs and adaptations include wheelchair accessibility, ground-floor placement, ramps, elevators, accessible showers, and widened hallways.
 There is a high demand for single occupancy affordable housing options, as evidenced by frequent requests from case managers.
 The construction of a new high school in the industrial zone of the city at Kamm and Alta Avenues in fall 2024 may spur residential and community development.

A1.1.4 Stakeholder Interviews
A series of virtual stakeholder interviews were hosted on March 21, March 23, and April 4, 2023, via Zoom as part of community engagement efforts for the Multi-Jurisdictional Housing Element. During the stakeholder interviews, there was no discussion of housing issues specific to Dinuba. However, many of the issues discussed on a regional level are relevant to Dinuba. Information on the interviews is available in Chapter 1, Regional Introduction and Public Participation.

A1.1.5 Public Comment Survey
The City of Dinuba collaborated with the Tulare County Association of Governments and the other participating jurisdictions on the release of an online survey about housing needs to help inform the Housing Element. Information on the survey and input on a regional level is available in Chapter 1, Regional Introduction and Public Participation.

This section summarizes information collected from survey respondents who noted that they reside in Dinuba:
 Respondents selected “affordability,” “quality and size of housing,” and “close to work and/or school” as most important when seeking housing.
 Overall, most respondents selected “cost of quality housing” as the largest barrier to securing desirable housing. Respondents also identified the low supply of housing and lack of rent-restricted housing as barriers to housing.
 The most urgent housing issues are affordability of desired housing, availability of desired housing, and homelessness.
 The housing assistance programs most beneficial to Dinuba residents are homebuyer loan counseling services, rental assistance or housing choice vouchers (HCVs), and housing assistance for residents with special needs. Respondents also cited home rehabilitation assistance as a beneficial program to assist with housing needs.
 “Housing with three or more bedrooms” was ranked as most needed in the region followed by “housing with one or two bedrooms.”
 One-third of respondents were interested in developing Accessory Dwelling Units (ADUs) on their existing or future property. No respondents claimed to have an ADU on their property.  Respondents from all jurisdictions identified a need for supportive housing programs for individuals experiencing homelessness.
 Respondents across jurisdictions expressed the need for median-income housing, “higher end” housing, and non-low-income housing to keep families in the region.

City of Dinuba
Public Participation
2023-2031 Housing Element A1-3
A1.1.6 Response to Community Input
During community outreach, community members identified the following overarching themes regarding housing in the region. A summary of how the Housing Element addresses each theme is below.

Need for more housing options for both renters and buyers at all income levels.

How addressed: The City will encourage housing development and diversification of the City’s housing stock to create additional housing for households of all income levels through implementation of the following programs:
 Housing Plan Program 2 ensures that adequate sites at appropriate densities remain available during the planning period. This program directs the City to maintain an inventory of available vacant and prospective sites for housing development. Additionally, this program will support the City’s RHNA goals to support housing options for all income levels.  Housing Plan Program 5 directs the City to encourage the production of ADUs as an affordable housing option through permit streamlining, increasing awareness of available ADU resources, generating an ADU permitting checklist, and adopting pre-approved ADU plans. In addition, the City will prepare a report to identify strategies and implement a pilot program to advocate for ADUs as an affordable housing option for lower- and moderate-income households.  Housing Plan Program 6 requires the City to update its Zoning Code to facilitate a variety of housing types. The City will review and revise development standards, including those related to allowed land uses in various zones, parking, parkland dedication, development, and objective design standards. The City will also revise the Zoning Code to allow Single-Room Occupancy Housing (SRO) housing, streamline the permitting process, and ensure ministerial permitted processes for multifamily and affordable housing development. Additionally, the Zoning Code will be amended to comply with the state density bonus law and reasonable accommodation requirements and to comply with state law and remove barriers for the development of transitional and supportive housing, emergency shelters and low barrier navigation centers, employee housing for agricultural workers, and residential care facilities.

Need for financial assistance for low-income families who rent, including rental assistance, rent-restricted housing, and HCVs.

How addressed: The City will coordinate with local service providers and agencies that operate assistance programs for low-income households to spread awareness of available financial resources through implementation of the following programs:
 Housing Plan Program 11 directs the City to assist in the development of housing to meet the needs of extremely low, very low- and low-income households by connecting residents to HCVs, which grants voucher holders a fixed subsidy that the Housing Authority pays directly to the landlord, and to public housing, which provides assistance to low-income families and individuals. This program also offers support from Self-Help Enterprises, which expands funding for financial assistance programs.
 Housing Plan Program 14 directs the City to coordinate with Fair Housing Council of Central California (FHCCC) and other fair housing nonprofit organizations to provide fair housing and tenant/landlord services. Additionally, this program directs the City to coordinate with non-profit organizations, local community groups, and service organizations to increase awareness of available housing resources and fair housing assistance.

Tulare County Association of Governments
Tulare County Regional Housing Element
A1-4
Need for housing for special needs populations including people experiencing homelessness.

How addressed: The City will continue to work with local non-profit and private developers to pursue funding and facilitate the production of affordable and special needs housing through implementation of the following programs:
 Housing Plan Program 1 directs the City to collaborate with other jurisdictions in the region to address housing and homeless issues in Tulare County by pursuing funding opportunities partnering with the Kings/Tulare Homeless Alliance, and supporting development of emergency shelters, low barrier navigation centers, and transitional and supportive housing.  Housing Plan Program 6 directs the City to amend the Zoning Code to remove constraints for the development of SRO housing, ADUs, residential care facilities, and emergency shelters. Additionally, the Zoning Code will be amended to comply with state laws related to density bonus, and reasonable accommodation requirements, development of transitional and supportive housing, emergency shelters and low barrier navigation centers, employee housing for agricultural workers, and residential care facilities.
 Housing Plan Program 8 directs the City to expand housing opportunities for households of all income levels by removing constraints to the development of affordable housing and market-rate housing development, such as offering density bonus provisions, waiving development fees, and streamlining the permitting process. This program also encourages the City to pursue funding at the local, regional, state, and federal levels to support the development of affordable housing, housing for special needs, and support service projects.
 Housing Plan Program 11 directs the City to continue partnerships with community-based organizations and agencies including Self-Help Enterprises and the Tulare County Housing Authority to provide the community with information regarding financial assistance programs and connect low-income residents with housing assistance resources.

Need for housing rehabilitation services.

How addressed: The City will encourage the rehabilitation of housing units, utilizing various programs and community partnerships to support funding, and spread awareness of rehabilitation efforts through implementation of the following programs:
 Housing Plan Program 10 directs the City to coordinate with community-based organizations such as Self-Help Enterprises to fund rehabilitation efforts. Additionally, this program encourages the City to expand its Housing Rehabilitation Program by applying for additional funding for the Homebuyer Rehabilitation Program prioritizing Downtown, Southeast and Southwest Dinuba, as well as publishing resources on homeowner rehabilitation assistance on the City’s website.

A1.1.7 Public Review of the Draft Housing Element
The draft Housing Element was available for public review for 31 days from June 6 to July 7, 2024. The draft Housing Element was posted on the regional project website(https://tulareregionalhousingelement.rinconconsultants.com) and on the City’s website. The City publicized the availability of the draft Housing Element by posting on the City’s social media platforms and through an email blast to the project stakeholder list. Physical copies of the draft Housing Element were made available at City Hall and the Public Works Department. No public comments were received on the draft Housing Element.

City of Dinuba
Public Participation
2023-2031 Housing Element A1-5
A1.1.8 Revised Draft Housing Element
The draft Housing Element was submitted to HCD on July 29, 2024. The draft Housing Element was revised per HCD comment letter received October 24, 2024.

On December 13, 2024, prior to resubmitting a revised draft to HCD, the City conducted additional outreach to persons and organizations that develop affordable housing and/or serve lower-income and special needs groups in the city. The City sent a questionnaire to the following organizations:
 Housing Authority of Tulare County  FoodLink Tulare County  Self-Help Enterprises  Kings/Tulare Area Agency on Aging  Habitat for Humanity  Leadership Council for Justice and Accountability  The Pacific Companies  United Way of Tulare County/211  San Joaquin Valley Homes  Uplift Family Services
 Castlerock Communities  Pacific West Communities
 Smee Homes  Tulare Health and Human Services Agency
 D.R. Horton  Employment Development Department
 Landmark Builders Group, Inc.  County of Tulare Health and Human Services Agency
 Salt + Light Works  HUD - VASH
 Woodside Homes  Tulare County Public Defender
 Ennis Builders and Realtors  Tulare County HHSA Mental Health  HHSA TulareWORKs  Congressman David G. Valadao - 22nd District  Kings/Tulare Area Agency on Aging  Tulare County Veterans Service Officer  Kings/Tulare Homeless Alliance  Tulare County Special Education Local Plan Areas (SELPA)
 CASA Tulare County  LAFCo Tulare County
 Central California Environmental Justice
Network  Tulare County Regional Transit Agency
 Central Valley Air Quality Coalition
 Tulare County Economic Development
Corporation
 Central Valley Regional Center
 Valley Community Small Business Development
Center (SBDC)
 Community Services Employment
Training (CSET)
 County of Tulare Economic Development
Corporation
 Community Water Center - El Centro
Comunitario Por El Agua  Workforce Investment Board of Tulare County  Down Syndrome Association of Central
California  Proteus, Inc.

Tulare County Association of Governments
Tulare County Regional Housing Element
A1-6
 Fair Housing Council of Central California  Central Valley Health Network (CVHN)  Family Services of Tulare County  Kiwanis Bilingual Club of Dinuba  Dinuba Woman's Club  Dinuba Chamber of Commerce
The City also sent the questionnaire to the 25 individuals who signed up to receive updates and information on the Housing Element update via the project website. The City received feedback from Self-Help Enterprises (SHE), summarized in the points below:
 There is a long wait for households to obtain affordable housing, signifying a lack of affordable housing in the community.
 Household overcrowding is a major issue due to high rental and purchase housing and lack of available units to rent or own.
 There are homeless residents with few or no options for permanent supportive housing.  Some landlords are reluctant to rent to households with housing choice vouchers (HCVs).  People who work in Dinuba sometimes seek housing in other communities such as Cutler and Orosi due to lack of affordable housing and higher-wage employment in Dinuba.  Transportation options and parks are deficient in the city.  There is a lack of housing options in the city for housing in good condition and that is affordable for most city residents.
 The City should proactively work with SHE and other affordable housing developers to locate sites, streamline permitting and entitlements, and pursue funding designed to assist in the construction and management of affordable housing. However, it is acknowledged that the lack of staff resources to proactively seek resources to build new housing is a challenge.  The City should concentrate on locating properties that meet the HCD definition of “infill” (existing development on 75 percent of perimeter), are in “high opportunity areas” as defined by TCAC and HCD and are in close proximity to amenities and services. Increasingly, the primary funding streams to develop affordable rental housing, including the Low-Income Housing Tax Credit (LIHTC) and various programs of HCD, are providing competitive advantage to projects planned on “high or highest resource” sites.
 A significant portion of the available acreage in the adequate sites inventory should have minimum parcel sizes of 2.5 to 3 acres (and larger if onsite storm drainage is required.) Affordable housing projects generally require the development of 50 units or more to be financially feasible.  Important funding streams for affordable housing either require or competitively favor projects where the City is a co-applicant.
 The availability of sewer, water, and dry utilities proximate to the site is helpful for the development of affordable housing.

The City responded to this input regarding the need for more affordable housing by shortening the timeline for creation of the Housing Development Toolkit, outlined in Housing Plan Program 8, from December 2025 to August 2025. The Toolkit, which will be published on the City’s website, will outline 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. Publishing the Toolkit will provide information to housing developers who are interested in developing affordable housing in the city and provide more

City of Dinuba
Public Participation
2023-2031 Housing Element A1-7
certainty during initial steps. Moving up the deadline for this action will allow housing developers to be able to access this information more quickly.

Additionally in Housing Plan Program 8, the City added the action to annually coordinate 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 and pursue funding designed to assist in the affordable housing space.

In response to input received on affordable housing on large sites, the City added the following incentive in Housing Plan Program 2: offer expedited processing and fee deferrals, reductions, or waivers for affordable units in development on large sites identified in the sites inventory. The City also added several actions in Housing Plan Programs 9 and 11 to streamline and support the development of housing for lower-income and special housing needs groups, including farmworkers.

To address the input that transportation access in the city is limited, the City added the following action to Program 1 in the Housing Plan: 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.

Tulare County Association of Governments
Tulare County Regional Housing Element
A1-8
This page intentionally left blank.

City of Dinuba
Housing Needs Assessment
2023-2031 Housing Element A2-1
A2 Housing Needs Assessment
This chapter provides an individual assessment of housing needs for the City of Dinuba. This section summarizes demographic, employment, and housing characteristics. 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). This data is primarily sourced from the United States (U.S.) Census, the California Department of Finance (DoF), and American Community Survey (ACS) 2016-2020 5-year estimates. The data contained throughout this chapter may differ from the data included in Chapter A5, Affirmatively Furthering Fair Housing, due to the availability of data at the time of drafting. Tables and figures also include comparable data for Tulare County and the state where it is found most useful.

A2.1 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 the city of Dinuba’s population characteristics and trends.

A2.2 Population Growth
Table A2-1 analyzes population change from 2000 to 2020. Dinuba experienced an increase in population of 27.4 percent from 2000 to 2010, and 14.5 percent from 2010 to 2020. This was significantly higher than both countywide and statewide population growth during each time period.

Table A2-1 Population Change (2000 - 2020)
Jurisdiction 2000 2010 2020
Percent Change
2000-2010
Percent Change
2010-2020
Dinuba 16,844 21,453 24,563 27.4% 14.5%
Tulare County 368,021 442,179 463,955 20.2% 4.9%
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.

A2.3 Age Characteristics
Table A2-2 shows population by age group and each group’s percentage of the total population. The age groups include preschool (under five years), school-age students (five to 17 years), college-age students (18 to 24 years), young adults (25 to 44 years), middle-aged adults (45 to 64 years), and seniors (65 years and over). In Dinuba, the largest age group is the young adult category, representing 29.8 percent of the total population, which is similar to the county (26.9 percent) and state (24.9). The second largest age group in Dinuba is school-age students at 26.8 percent. The smallest population by age is seniors at 7.1 percent, which is lower than the county (11.4 percent) and the state (14.4 percent).

Tulare County Association of Governments
Tulare County Regional Housing Element
A2-2
Table A2-2 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
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%
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%
California 2,409,082 6,547,559 3,724,239 11,241,816 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.

A2.4 Race and Ethnicity
Table A2-3 shows race and ethnicity data for residents in Dinuba, Tulare County, and California. In Dinuba, a majority of the population identifies as Hispanic/Latino (any race) at 86.9 percent, considerably higher than countywide (65.1 percent) or across the state (39.1 percent). The second largest racial/ethnic group is white (not Hispanic) representing 9.8 percent of the total population in Dinuba. This percentage is lower than Tulare County (27.8 percent) and the state (36.5 percent).

Table A2-3 Population by Race and Ethnicity
Jurisdiction
Asian,
not Hispanic
Black, not
Hispanic
White, not
Hispanic
Other race,
not Hispanic*
Hispanic/ Latino
(any race)
Total
Population:

Dinuba 399 21,255 335 78 2,388 24,455
Percent of
Population

1.6% 86.9% 1.4% 0.3% 9.8%
Tulare County 11,505 301,919 15,857 5,923 128,751 463,955 Percent of
Population

2.5% 65.1% 3.4% 1.3% 27.8%
California 1,713,595 15,380,929 5,743,983 2,142,371 14,365,145 39,346,023 Percent of
Population

4.4% 39.1% 14.6% 5.4% 36.5%
*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.

A2.5 Economic Characteristics
Employment
Understanding employment and occupation patterns can provide insight into present housing needs.

Table A2-4 shows employment by industry. Agriculture, forestry, fishing and hunting, and mining are the most common industries in Dinuba, representing 20.9 percent of the jobs held by Dinuba residents. This is higher than the countywide total of 15.6 percent and the statewide total of 2.1 percent. The second largest industry in Dinuba is educational services, health care, and social assistance with 20.2 percent.

Countywide, the largest industry is educational services, health care, and social assistance with 21.6 percent.

City of Dinuba
Housing Needs Assessment
2023-2031 Housing Element A2-3
Table A2-4 Employment by Industry (2020)
Dinuba Percent
Tulare
County Percent California Percent
Agriculture, Forestry, Fishing And
Hunting, And Mining
2,022 20.9% 28,627 15.6% 394,290 2.1%
Educational Services, And Health
Care And Social Assistance
1,951 20.2% 39,809 21.6% 3,960,265 21.2%
Retail Trade 955 9.9% 20,382 11.1% 1,942,421 10.4%
Manufacturing 887 9.2% 15,074 8.2% 1,676,497 9.0%
Arts, Entertainment, And
Recreation, And Accommodation
And Food Services
768 7.9% 15,326 8.3% 1,894,858 10.2%
Wholesale Trade 636 6.6% 6,000 3.3% 514,234 2.8%
Transportation And
Warehousing, And Utilities
541 5.6% 9,021 4.9% 1,028,818 5.5%
Other Services, Except Public
Administration
443 4.6% 8,228 4.5% 952,302 5.1%
Professional, Scientific, And
Management, And
Administrative, And Waste
Management Services
386 4.0% 12,541 6.8% 2,581,266 13.8%
Public Administration 374 3.9% 10,691 5.8% 850,479 4.6% Construction 334 3.5% 10,863 5.9% 1,190,537 6.4%
Finance And Insurance, And Real
Estate, And Rental And Leasing
229 2.4% 5,252 2.9% 1,118,253 6.0%
Information 145 1.5% 2,062 1.1% 542,674 2.9%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C24050.

According to the California Bureau of Labor Statistics, the unemployment rate in Dinuba as of September 2024 is 10.2 percent, which is lower than the long-term average of 12.25 percent over the previous two years. Since 2020, Bureau data indicates that unemployment rates have decreased significantly in Dinuba and California. Dinuba’s unemployment rate is higher than Tulare County as a whole (9.3 percent) and is higher than the statewide average (5.3 percent).

Table A2-5 shows the major employers in Tulare County, the number of employees, and type of industry. The majority of large employers are located in the City of Visalia, which is the county’s largest city and the County seat. The largest employer in Dinuba is Valley Labor Svc Inc (500-999 employees), a staffing agency, specializing in providing temporary and permanent labor solutions for various industries. The City does not anticipate any significant changes in employment trends and is not aware of any new large-scale employers planning on relocating to Dinuba during the planning period.

Tulare County Association of Governments
Tulare County Regional Housing Element
A2-4
Table A2-5 Major Employers in Tulare County (2024)
Employer Name Number of Employees Location Industry
Adventist Health Tulare 250-499 Tulare Hospitals
Eagle Mountain Casino 500-999 Porterville Casinos
Kings Canyon National Park 250-499 Springville National Parks/Preserves Land O'Lakes Indl Cheese 250-499 Tulare Cheese Processors (mfrs) Latino Farm Labor Svc 500-999 Visalia Contractors
Monrovia Nursery Co 500-999 Woodlake Nurseries-Plants Trees & Etc-Wholesale Porterville Developmental Ctr 500-999 Porterville Hospitals Prima Wawona 500-999 Cutler Fruits & Vegetables-Growers & Shippers Saputo Cheese USA Inc 500-999 Tulare Cheese Processors (mfrs) Sierra View Medical Ctr 500-999 Porterville Hospitals
Solid Waste Collection 250-499 Tulare Public Works Department Sun Pacific 250-499 Exeter Fruits & Vegetables-Growers & Shippers Tulare City 500-999 Tulare General Government Support
Tulare County Child Care Prgm 500-999 Visalia Child Care Service Tulare County Lake Patrol 250-499 Visalia Government Offices-County Tulare County Ofc of Edu Sicon 1,000-4,999 Visalia Schools Tulare County Parks & Rec Dept 250-499 Visalia Parks
Tulare County Resource Mgmt 250-499 Visalia Government Offices-County Tulare Joint Union High Sch 500-999 Tulare Schools
Tulare Local Healthcare Dist 500-999 Tulare Health Care Management US Cotton Classing Office 250-499 Visalia Government Offices-Federal Valley Labor Svc Inc 500-999 Dinuba Services NEC
Visalia Public Works Admin 250-499 Visalia Public Works Department Walmart Distribution Ctr 1,000-4,999 Porterville Distribution Centers (whls) Yokuts Coffee House 500-999 Porterville Full-Service Restaurant Source: California Employment Development Department, Major Employers in Tulare County. Accessed 2024 https://labormarketinfo.edd.ca.gov/majorer/countymajorer.asp?CountyCode=000107 Table A2-6 shows the employment estimates, average hourly wage and average annual wage for employment industries in the Visalia-Porterville Metropolitan Statistical Area (MSA) as of May 2023 (latest available data). The occupations offering the lowest wages are food preparation and serving related, healthcare support, and farming, fishing, and forestry. Occupational groups offering the highest wages include management, legal, and healthcare practitioners, and technical.

The largest percentage of employed civilians in Dinuba are in the health care, agriculture and farming, fishing, and forestry, and retail industries. While healthcare practitioners have a higher average higher annual salary ($107,806) than the metropolitan area mean annual wage ($57,034), healthcare support worker average salary ($36,900) is approximately 65 percent of the mean annual wage, similar to the mean annual wage for those employed in farming, fishing, and forestry ($36,962) and food service ($36,192). Educational workers earn a mean annual wage of $75,358, which is higher than the metropolitan area mean annual wage.

City of Dinuba
Housing Needs Assessment
2023-2031 Housing Element A2-5
Table A2-6 Occupational Employment and Wages by Major Occupational Group, VisaliaPorterville Metropolitan Area (2023) Major Occupational Group Mean Hourly Wage Mean Annual Wage Total, all occupations $27.42 $57,034
Management $57.62 $119,850
Business and financial operations $38.37 $79,810
Computer and mathematical $45.34 $94,307
Architecture and engineering $44.10 $91,728
Life, physical, and social science $36.30 $75,504
Community and social service $29.58 $61,526
Legal $55.64 $115,731
Educational instruction and library $36.23 $75,358
Arts, design, entertainment, sports, and media $28.97 $60,258 Healthcare practitioners and technical $56.44 $117,395
Healthcare support $17.99 $37,419
Protective service $31.43 $65,374
Food preparation and serving related $17.40 $36,192
Building and grounds cleaning and maintenance $19.96 $41,517 Personal care and service $19.33 $40,206
Sales and related $22.12 $46,010
Office and administrative support $23.98 $49,878
Farming, fishing, and forestry $17.77 $36,962
Construction and extraction $30.86 $64,189
Installation, maintenance, and repair $28.55 $59,384
Production $22.63 $47,070
Transportation and material moving $21.47 $44,658
Source: U.S. Bureau of Labor Statistics. Occupational Employment and Wages in Visalia-Porterville (May 2023) https://www.bls.gov/regions/west/news-release/occupationalemploymentandwages_visalia.htm A household with two income earners in the agricultural sector or food service sector may average an annual household income at or under $74,000. In a household of four persons, this household would be considered low-income according to the 2022 HUD guidelines. As discussed in Section A.2-19 Housing Affordability, a low-income household of four can afford to pay approximately $1,007 in monthly rent before it would be considered to be overpaying for housing. The median monthly rent for a threebedroom unit in Dinuba is $1,900. Therefore, it is likely that a household with two income earners employed in food service or agriculture would need subsidized housing. According to a 2024 report by the California Housing Partnership, renters in Tulare County need to earn 1.4 times the minimum wage to afford the average asking rent, equal to an annual income of $46,884. Medical assistants, retail salespersons, and farmworkers, which are common employee types in Dinuba, typically earn a salary that does not meet that threshold.1
1 California Housing Partnership. 2024. Tulare County 2024 Affordable Housing Needs Report. https://chpc.net/wpcontent/uploads/2024/05/Tulare_Housing_Report.pdf

Tulare County Association of Governments
Tulare County Regional Housing Element
A2-6
A household with one person employed in the education sector would earn an annual household income of around $75,000, which for a household of four would be considered low-income. With two earners, the household would be considered above-moderate income. Single-earner households in Dinuba, even with employment in a relatively higher annual wage industry, are likely to need subsidized housing. Special housing needs households such as single-parent households and farmworkers are likely to be unable to afford appropriately sized market-rate rental units in Dinuba.

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. The U.S. Department of Housing and Urban Development (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 A2-7). According to HUD, the AMI for a four-person household in Tulare County was $80,300 in 2022.

Table A2-7 HUD Income Limits by Person per Household (dollars) Household Size: 1 2 3 4 5 6 7 8
Acutely Low $8,450 $9,650 $10,850 $12,050 $13,000 $14,000 $14,950 $15,900 Extremely Low $16,350 $18,700 $23,030 $27,750 $32,470 $37,190 $41,910 $46,630 Very Low $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 $6,730 $72,300 $77,300 $82,250 Median Income $56,200 $64,250 $72,250 $80,300 $84,730 $93,150 $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 HCD uses the income categories shown in Table A2-8 to determine eligibility for state housing programs.

HCD’s methodology for calculating AMI is slightly different from HUD’s methodology, and therefore the AMI and income limits vary.

City of Dinuba
Housing Needs Assessment
2023-2031 Housing Element A2-7
Table A2-8 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 A2-1 shows median household income in Dinuba as reported by the 2016-2020 ACS. This median income is for all households, regardless of household size. The median household income in Dinuba was $46,163 in 2020, which was lower than in Tulare County ($52,534) and significantly lower than the statewide median household income ($78,672).

Figure A2-1 Median Household Income
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B19013.

Table A2-9 compares the median household income by race in 2020. In Dinuba, Asian American households had the highest median income at $71,058, followed by white at $67,706. Hispanic/Latino households had the third highest median income of $43,426, significantly lower than Asian American and white households. Black/African American households had the lowest median income across the state and county; however, data for this category is not available for Dinuba due to the low number of Black/African American households.
$46,163
$52,534
$78,672
$-
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
$70,000
$80,000
$90,000
City of Dinuba Tulare County California
Median Household Income

Tulare County Association of Governments
Tulare County Regional Housing Element
A2-8
Table A2-9 Median Household Income by Race/Ethnicity (dollars) Jurisdiction
White,
alone
Black or
African
American,
alone
American
Indian and
Alaskan
Native,
alone
Asian,
alone
Native
Hawaiian
and Other
Pacific
Islander,
alone
Some
Other
Race,
alone
Two or
More
Races,
alone
Hispanic
/Latino,
Any Race
Dinuba $69,706 N/A N/A $71,058 N/A $38,438 $32,457 $43,426 Tulare County $64,453 $44,708 $37,632 $67,396 N/A $47,520 $62,159 $46,063 California $90,496 $54,976 $60,182 $101,380 $81,682 $59,287 $76,733 $62,330 Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B19013.

A2.6 Overpayment and Housing Cost Burdens
Table A2-10 lists the number of households overpaying (spending more than 30 percent of income on housing) for housing by tenure. Generally, renters are more affected by overpayment than owners. As shown, 49.1 percent of renter-occupied households are overpaying in Dinuba, which is higher than the county average and lower than the state average.

Table A2-10 Overpayment by Tenure
Jurisdiction Owner-Occupied Overpaying Renter-Occupied Overpaying Total Overpaying Dinuba 1,049 1,464 2,513
Percent 31.1% 49.1%
Tulare County 23,773 28,894 52,667
Percent 30.0% 48.4%
California 2,237,292 3,019,235 5,256,527
Percent 31.0% 51.5%
Source: U.S. Census Bureau, ACS 06-10, 11-15, 16-20 (5-year Estimates), Table B25070 Comprehensive Housing Affordability Strategy (CHAS) data provided by HUD provides information on cost burden based on the HUD Area Median Family Income (HAMFI). This data is included in Table A2-11 below. While the totals do not align exactly with 2020 ACS data presented above, the CHAS data identifies the level at which cost burdened households are overpaying for housing. In Dinuba, 38.4 percent of households are cost burdened , similar to the county and state. Further, 16.8 percent of households are spending more than 50 percent of their income on housing (severe cost burden), which is less than in the county and state.

City of Dinuba
Housing Needs Assessment
2023-2031 Housing Element A2-9
Table A2-11 Cost Burdened Households
Jurisdiction
Cost Burden
<= 30%
Cost Burden
>30% to <=50%
Cost Burden
>50%
Cost Burden
Not Calculated
Total Occupied
Units
Dinuba 3,760 1,332 1,039 44 6,175
Percent 60.9% 21.6% 16.8% 0.7% 100.0%
Tulare County 84,225 27,570 24,864 1,581 138,240
Percent 60.9% 19.9% 18.0% 1.1% 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.

A2.7 Household Characteristics
Table A2-12 provides information on household types. Of the 6,354 households in Dinuba, 3,240 are married-couple households with or without children, and 413 are cohabitating couple households with or without children. Over half the total households in Dinuba and Tulare County are married-couple households.

Table A2-12 Households by Type
Jurisdiction
Married-Couple Household Cohabitating Couple Household Total Total Children No Children Total Children No Children Households 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%
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%
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 A2.8 Large Households
Table A2-13 provides information on large households (households with five or more people) by tenure.

As shown, 29 percent of households in Dinuba consist of five or more people, which is greater than both the county and state averages of 21.3 and 13.7 percent respectively. In Dinuba, renter-occupied 5- person households (7.7 percent of total households), renter-occupied 6-person households (7.2 percent) and owner-occupied 5-person households (6.6 percent) make up the largest percentage of large households, while renter-occupied 7-or-more person households make up the smallest percentage of large households. Additionally, both Dinuba and Tulare County have higher percentages of owneroccupied 6- and 7-person households than the California average of 13.7 percent.

Tulare County Association of Governments
Tulare County Regional Housing Element
A2-10
Table A2-13 Large Households by Tenure
Jurisdiction
Total Large
Households
Owner-Occupied Large Households Renter-Occupied Large Households 5-Person 6-Person
7-or-More
Person 5-Person 6-Person
7-or-More
Person
Dinuba 1,841 416 173 189 486 457 120
Percent 29.0% 6.6% 2.7% 3.0% 7.7% 7.2% 1.9%
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%
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 A2.9 Overcrowding
Table A2-14 provides information on overcrowding (more than one persons per room) by tenure in Dinuba. There are 952 overcrowded households in the city, of which 258 are owner-occupied households and 694 are renter-occupied.

Table A2-14 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 4.8% 2.9% 19.5% 3.8%
Source: U.S. Census Bureau, ACS 06-10, 11-15, 16-20 (5-year Estimates), Table B25014.

A2.10 Special Needs Groups
Special needs populations include individuals with a disability, elderly, large households, single-parent households, farmworkers, and individuals experiencing homelessness. These groups often have housing needs that can make it difficult for members of these groups to locate suitable housing. The following subsections identify and discuss these special housing needs groups.

Seniors
Table A2-15 identifies senior households in Dinuba, Tulare County, and California. The percentage row identifies the percent of the specified age range within the owner-occupied or renter-occupied categories. There are far more owner-occupied senior households in Dinuba (631 total), than renteroccupied senior households (260 total), which is similar to the county and state. As shown, 62.4 percent of senior owner-occupied households and 71.9 percent of senior renter-occupied households are comprised of seniors between the ages of 65 and 74.

City of Dinuba
Housing Needs Assessment
2023-2031 Housing Element A2-11
Table A2-15 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 Dinuba 394 132 105 187 51 22
Percent 62.4% 20.9% 16.6% 71.9% 19.6% 8.5%
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%
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 A2-16 shows the housing cost burdens by elderly family type and tenure in Dinuba based on data extracted through HUD’s CHAS (CHAS data defines senior or elderly as age 62 and over, as opposed to the American Community Survey that reports seniors as age 65 and older). Based on data in this table, of all elderly persons in lower-income categories (less than or equal to 80 percent HAMFI), approximately 20 percent of all senior-owner households and 60 percent of all senior-renter households in Dinuba are housing cost burdened.

Table A2-16 Housing Cost Burden by Elderly Family Type and Tenure Owners Renters
Elderly
Family
Elderly
Non- family
Elderly
Family
Elderly
Non- family Total
Household Income <= 30% HAMFI Extremely Low-Income
TOTAL HOUSEHOLDS <= 30% HAMFI 19 50 33 60 162
Number w/ Cost Burden <= 30% 4 10 4 25 43
Number w/ Cost Burden > 30% to <= 50% - 25 4 15 44
Number w/ Cost Burden > 50% 15 15 25 20 75
Percent with Cost Burden >30% HAMFI 79% 80% 88% 58% 73% Household Income > 30% to <= 50% HAMFI Very Low-Income
TOTAL HOUSEHOLDS > 30% to <= 50% HAMFI 40 60 90 40 230
Number w/ Cost Burden <= 30% 10 35 20 20 85
Number w/ Cost Burden > 30% to <= 50% 30 15 35 - 80
Number w/ Cost Burden > 50% - 10 35 20 65
Percent with Cost Burden >30% HAMFI 75% 42% 78% 50% 63% Household Income > 50% to <= 80% HAMFI Low-Income
TOTAL HOUSEHOLDS > 50% to <= 80% HAMFI 134 35 49 30 248 Number w/ Cost Burden <= 30% 95 35 15 30 175
Number w/ Cost Burden > 30% to <= 50% 35 - 4 - 39
Number w/ Cost Burden > 50% 4 - 30 - 34
Percent with Cost Burden >30% HAMFI 29% 0% 69% 0% 29%
Household Income > 80% to <= 100% HAMFI
TOTAL HOUSEHOLDS > 80% to <= 100% HAMFI 75 10 - - 85

Tulare County Association of Governments
Tulare County Regional Housing Element
A2-12
Owners Renters
Elderly
Family
Elderly
Non- family
Elderly
Family
Elderly
Non- family Total
Household Income > 100% HAMFI
TOTAL HOUSEHOLDS > 100% HAMFI 240 75 10 4 329
Total Income <80% HAMFI and Cost Burden > 30% 149 188 337 Percent Income <80% HAMFI and Cost Burden > 30% 20.2% 59.5% 32.0% GRAND TOTAL HOUSEHOLDS 508 230 182 134 1,054
Elderly family constitutes 2 persons with either or both age 62 and over.

HAMFI = HUD Area Median Family Income
Source: HUD Consolidated Planning / Comprehensive Housing Affordability Strategy (CHAS) database, 2015-2019 estimates, Table 7, accessed 2023. https://www.huduser.gov/portal/datasets/cp.html
Resources for Senior-Headed Households
Table A2-17 contains an inventory of the 168 senior rental units in Dinuba. As shown in Table A2-16, there are 314 total senior rental-occupied households, of which 188 are lower income. Based on this data, there is a 20-unit deficiency of available units for lower-income senior renter households.

Table A2-17 Inventory of Senior Housing
Housing
Development Address
Number
of Units Description
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.

Total units: 168
Source: Housing Authority of Tulare County, https://www.hatc.net/subsidized-housing-referral-listing.php, Accessed June 2023.

Table A2-18 provides information for Dinuba Senior Centers, which offers activities and programs for all seniors (age 55 and over). The organization offers luncheon events, private meeting room rentals, weekly activities, a local newsletter, and a broad range of senior resource information. The Cutler-Orosi Senior Center is a senior center in the nearby community of Cutler that offers a similar range of services and resources.

Table A2-18 Senior Resource Centers (Dinuba)
Organization Phone Address
Dinuba Senior Center 559.591.2450 437 N. Eaton Ave., Dinuba, CA 93618 Cutler-Orosi Senior Center 559.528.6108 12691 Ave 408, Cutler, CA 93615 Source: CSET.org, https://www.cset.org/senior-services?rq=senior%20centers accessed June 2023.

City of Dinuba
Housing Needs Assessment
2023-2031 Housing Element A2-13
Housing Plan Program 8 directs the City to support the development of affordable housing for residents with special needs, including seniors, by implementing permit streamlining and pursuing funding to facilitate affordable housing development for special needs populations.

Persons with Disabilities (including Developmental Disabilities) Table A2-19 identifies the number of residents with one or more disabilities. In Dinuba, 4.4 percent of the total population has one type of disability, while 3.8 percent report two or more disabilities. The total share of population with a disability is smaller in Dinuba than the county and state averages.

Among those with a disability, 53.9 percent have one disability, while 46.1 percent have two or more types of disability.

Table A2-19 Population by Number of Disabilities
Jurisdiction Total
With One Type
of Disability
With two or More
types of Disability No Disability
Dinuba 24,355 1,071 915 22,369
Percent 4.4% 3.8% 91.9%
Tulare County 459,748 28,405 25,355 405,988
Percent 6.2% 5.5% 88.3%
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 A2-20 summarizes the population with a disability by age. In Dinuba, residents 65 years and older make up the largest population of disabled individuals at 29.1 percent of the total population. This percentage is lower than the countywide average of 41.0 percent and the statewide average of 34.2 percent. Residents under 18 years old age account for the smallest percentage of those with a disability at 3.9 percent.

Table A2-20 Disability by Age for the Total Population
Jurisdiction Total Under 18 Years 18 to 64 Years 65 Years and Older Dinuba 24,355 345 1,160 481
Percent 3.9% 8.4% 29.1%
Tulare County 459,748 6,680 25,918 21,162
Percent 4.7% 9.8% 41.0%
California 38,838,726 306,806 1,944,580 1,895,565
Percent 3.4% 8.0% 34.2%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C18108 Table A2-21 identifies residents with a developmental disability by age. In Dinuba, the majority of residents with a developmental disability are under 18 years old, which is consistent with both the state and county.

Tulare County Association of Governments
Tulare County Regional Housing Element
A2-14
Table A2-21 Developmental Disability by Age
Jurisdiction Under 18 Years 18 Years and Older
Total Population with a
Developmental Disability
Dinuba 194 132 326
Tulare County 3,201 3,071 6,272
California 192,384 185,353 377,737
Source: DDS Quarterly Consumer Report, December 2021.

Table A2-22 includes data summarizing the housing location of residents with developmental disabilities. 385 residents with a developmental disability in Dinuba live in the home of a parent, family member, or guardian. An additional 47 residents live in an independent/supported living facility, 29 residents live in community care facilities, 11 residents live in intermediate care facilities, and fewer than 11 residents live in foster/family homes. Many individuals with a disability, including developmental disability, live on a small, fixed income, limiting their ability to pay for housing.

Individuals with mental, physical, and developmental disabilities need affordable, conveniently located housing that has been (or can be) specially adapted to address accessibility issues and include on- or offsite support services, including inpatient/outpatient day-treatment programs.2 Table A2-22 Developmental Disability by Residence
Residence Type City of Dinuba Tulare County California
Home of Parent/Family/Guardian 300 4,652 309,381
Independent/Supported Living 16 389 27,881
Community Care Facility <11 526 23,728
Intermediate Care Facility 0 93 6,188
Foster/Family Home <11 76 8,288
Other 0 27 4,792
Total >316 >5,763 380,258
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, provides monthly payments to people with disabilities and older adults who have little or no income or resources, and is a proxy for the number of persons with disabilities who may have housing needs because of their low incomes. As of December 2021, 14,228 SSI recipients in Tulare County were receiving benefits because they were blind or disabled3 .

Resources for Persons with Disabilities
Table A2-23 identifies 46 rental units for residents with a disability in Dinuba. There are 1,641 residents over 18 years old with a disability in the city (Table A2-20). Therefore, there is a need for additional housing for residents with a disability. Tulare County provides In-Home Supportive Services (IHSS) which 2 HCD. 2024. People with Disabilities, Including Developmental Disabilities. https://www.hcd.ca.gov/planning-and-communitydevelopment/housing-elements/building-blocks/people-disabilities-including-developmentaldisabilities#:~:text=Individuals%20with%20mental%2C%20physical%2C%20and,with%20HIV/AIDS%2C%20etc. 3 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.

City of Dinuba
Housing Needs Assessment
2023-2031 Housing Element A2-15
pays for services that enable aged, blind, and disabled individuals to continue living safely in their own homes and avoid or delay the need for nursing home care.4 Additionally, the Porterville Developmental Center (50 miles from Dinuba) provides residential services for individuals 18 years or older who have serious medical and/or behavior problems for which appropriate services are not currently available through community resources.5
Table A2-23 Inventory of Housing for People with Disabilities Housing
Development Address
Number
of Units Description
Euclid Village 600 N Euclid Ave, Dinuba, CA 93618 5 Handicap accessible units to serve disabled individuals and families
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.

Total Units 46
Source: Housing Authority of Tulare County, https://www.hatc.net/subsidized-housing-referral-listing.php, Accessed June 2023.

Housing Plan Program 8 directs the City to support the development of affordable housing for residents with special needs, including those with a disability, by implementing permit streamlining and pursuing funding to facilitate affordable housing development for special needs populations.

Large Households
Table A2-13 above provides information on large households by tenure, while Table A2-14 examines overcrowding severity by tenure. As shown in these tables, there are 1,841 large households in Dinuba,

57.7 percent of which are renter-occupied while 43.4 percent are owner-occupied.

Resources for Large Households
Table A2-24 compares the number of large households to the number of large units. Units with five or more rooms provide housing options for large households and reduce overcrowding. As shown, there are 40 units in Dinuba with five or more bedrooms but more than 1,841 large households, leaving a resource gap of more than 1,800 units. Extending the analysis to include units with four or more bedrooms (1,427), the remaining resource gap is 414 units.

Table A2-24 Housing Units for Large Families
Total Occupied
Housing Units
Total Large
Households
Renter-Occupied
Large
Households
Units with 4
Bedrooms
Units with 5 or more
Bedrooms
Total Units with 4 or
More Bedrooms
Dinuba 1,841 1,063 1,387 40 1,427
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Tables B25042, B25009.

Housing Plan Program 8 directs the City to support the development of affordable housing for residents with special needs, including large households, by implementing permit streamlining and pursuing funding to facilitate affordable housing development for special needs populations. 4 Tulare County. 2024. In-Home Supportive Services. https://tchhsa.org/eng/human-services/in-home-supportive-services-ihss/ 5 California Dept. of Developmental Services. 2024. https://www.dds.ca.gov/services/state-facilities/porterville-dc/

Tulare County Association of Governments
Tulare County Regional Housing Element
A2-16
Female-Headed Households
Table A2-25 identifies single female-headed households with their own children under age 18. The table values do not include female-headed households with unrelated dependents. Dinuba has 1,910 single female-headed households with their own children under 18, representing 30.1 percent of total households. This percentage is greater than in the county (24.3 percent) and the state (26.2 percent).

Table A2-25 Single Female-Headed Households
Jurisdiction Total Households Single Female-Headed Households* Percent Dinuba 6,354 1,910 30.1%
Tulare County 139,044 33,727 24.3%
California 13,103,114 3,430,426 26.2%
Notes: 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 A2-26 compares female-headed households with children by poverty status. In Dinuba,

43.2 percent of female-headed households earn an income below the poverty line. This percentage is higher than countywide (36.3 percent) and statewide (21.5 percent).

Table A2-26 Female-Headed Family Households with No Spouse Present, by Poverty Status City of Dinuba Percent Tulare County Percent California Percent Below Poverty Line 752 43.2% 8,689 36.3% 364,236 21.5%
Above Poverty Line 987 56.8% 15,222 63.7% 1,329,038 78.5% Total 1,739 23,911 1,693,274
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B17010.

Table A2-27 summarizes female-headed family households with no spouse present by poverty status and tenure in Dinuba. Of the 752 female-headed family households with incomes below the poverty level, the majority (614 households, 81.6 percent) are renters, while 138 own their home.

Table A2-27 Female-Headed Family Households with No Spouse Present, by Poverty Status and Tenure, City of Dinuba
Total Renter-Occupied Owner-Occupied
Below Poverty Line 752 614 138
Above Poverty Line 987 436 551
Total 1,739 1,050 689
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B17019.

Resources for Single-Parent and Female-Headed Households Lower-income female-headed households can access existing affordable housing options in the city and through the County’s Housing Choice Voucher (HCV) program. Tulare County Community Services Employment Training (CSET) operates family resource centers located in the city of Tulare and Earlimart that provide families with access to services ranging from nutrition and health education to housing and utility assistance to employment training. Each resource center has established partnerships and referral

City of Dinuba
Housing Needs Assessment
2023-2031 Housing Element A2-17
processes with local agencies, food pantries, and the faith-based community, to provide assistance quickly.

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.

Table A2-28 provides information on resources for single parents located throughout Tulare County and available to all Dinuba residents.

Table A2-28 Single-Parent Resources
Organization Phone Address
Tulare County Resource Center 559.684.1987 304 E. Tulare Ave., Tulare, CA 93274 Earlimart Family Resource Center 661.849.2960 176 N. Front St., Earlimart, CA 93219 CalWORKS Child Care Program 559.624.8100 1845 North Dinuba Boulevard, Visalia, CA Source: Tulare County CSET, https://www.cset.org/ accessed June 2023.

Tulare County Family Resource Center Network, http://www.tcfrcn.org/ accessed June 2023.

California Department of Social Services, CalWORKS Child Care Program, https://www.cdss.ca.gov/calworks-child-care accessed June 2023.

Housing Plan Program 8 directs the City to support the development of affordable housing for residents with special needs, including single-parent female-headed households, by pursuing funding to facilitate affordable housing development.

Extremely Low-Income Residents
Table A2-29 identifies extremely low-income households by tenure in Dinuba. Renter-occupied households make up a larger percentage of total extremely low-income households with 82.0 percent.

There are 996 extremely low-income households in Dinuba, comprising 15.7 percent of total households in the city.

Table A2-29 Extremely Low-Income Households by Tenure
Income <=30% HAMFI
Jurisdiction Owner-Occupied Renter-Occupied Total
Dinuba 179 817 996
Percent 18.0% 82.0% 15.7% of total households
Source: US Housing and Urban Development, CHAS 2015-19 (5-Year Estimates), Table 7.

Table A2-30 summarizes cost burdens among extremely low-income households in Dinuba. As shown, 150 of 179 extremely low-income owner-occupied households and 734 of 817 extremely low-income renter-occupied households are experiencing a housing cost burden of over 30 percent of the household income.

Tulare County Association of Governments
Tulare County Regional Housing Element
A2-18
Table A2-30 Extremely Low-Income Households Overpaying by Tenure Jurisdiction
Owner-Occupied Renter-Occupied
Cost
Burden
<30%
Cost Burden
30% - 50%
Cost
Burden>50%
Cost
Burden
<30%
Cost Burden
30% - 50%
Cost
Burden>50%
Total ELI
Households
Dinuba 29 25 125 83 184 550 996
Percent 2.9% 2.5% 12.6% 8.3% 18.5% 55.2% 100.0%
Source: US Housing and Urban Development, CHAS 2015-19 (5-Year Estimates), Table 7.

Analyzing the overlap between special needs groups and extremely low-income households can provide a deeper understanding of each population. The CHAS dataset used to analyze extremely low-income households above also provides data on senior households, householders with a disability and large households. Table A2-31 compares total extremely low-income households among the total population, seniors, and residents with a disability. As shown, among the 996 extremely low-income households, 162 are senior households, 385 are households where the householder has at least one disability, and 214 are large households.

Table A2-31 Extremely Low-Income Households
Total Senior Households Householders with a Disability Large Households Dinuba 996 162 385 214
Percent 100% 16.3% 38.7% 21.5%
Source: US Housing and Urban Development, CHAS 2015-15 (5-Year Estimates), Tables 6 and 7.

The CHAS dataset does not include data for female headed households; however, as shown in Table A2-27, there are 752 female-headed family households with incomes below the poverty line.

Resources for Extremely Low-Income Households
Table A2-32 includes an inventory of affordable housing in Dinuba. As shown, there are 768 affordable units in the city. These units serve households making less than 80 percent of the AMI. Based on the identified need (996 extremely low-income households) there is a need for additional units affordable to extremely low-income households in the city.

Table A2-32 Inventory of Public Assisted Complexes, Dinuba Name Address City Zip Affordable Units
College Park Apartments 1850 South College Avenue Dinuba 93618 53 Greene Street Townhomes 1600 S. Green Avenue Dinuba 93618 28 North Park Apartments 1655 North Crawford Avenue Dinuba 93618 79 Parkside Village Apartments 1151 N. Villa Avenue Dinuba 93618 75 North Park Apartments II 1435 North Crawford Avenue Dinuba 93618 80 Euclid Village 600 N. Euclid Avenue Dinuba 93618 56
Dinuba Senior Apartments 350 N. M Street Dinuba 93618 61 Viscaya Gardens 1000 Rosemary Avenue Dinuba 93618 47
El Monte West Apartments 999 West El Monte Way Dinuba 93618 39 Grace & Laughter Apartments 1051 N. Eaton Avenue Dinuba 93618 39

City of Dinuba
Housing Needs Assessment
2023-2031 Housing Element A2-19
Name Address City Zip Affordable Units
Sierra Village II 1375 N Crawford Ave Dinuba 93618 63
Garden Estates 1400 South Green Dinuba 93618 43
West Northway Apartments 245 W. Northway Dinuba 93618 38 Dinuba Manor 1333 South Greene Avenue Dinuba 93221 24
Dinuba Village 1375 N. Crawford Avenue Dinuba 93618 43
Source: California Housing Partnership, 2023.

To address the needs of extremely low-income households, the City will implement Housing Plan Program 8 to support affordable housing development and remove constraints to, and support the development of, housing types that may fit the needs of extremely low-income residents, such as supportive housing.

The Housing Authority of Tulare County (HATC) provides assistance to lower and moderate-income families in need of housing through the HCV program throughout the county. The HATC currently administers approximately 700 public housing units, 3,100 HCV units, and 860 units of local, nontraditional housing.6 According to the HATC, 122 households use HCVs in Dinuba. When accounting for both housing units affordable to low-income households and HCVs, there is a resource gap of 106 extremely low-income households in need of housing assistance in Dinuba.

Table A2-33 summarizes resources available for extremely low-income residents of Dinuba. The HATC offers rental assistance for low-income families. Open Gate Ministries provides rental and utility assistance to low-income Dinuba residents.

To meet the needs of extremely low-income households, the City will implement Housing Plan Program 11 to connect extremely low-income 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 extremely low-income households, by implementing permit streamlining, offering regulatory concessions and incentives for affordable housing for extremely low-income households, and pursuing funding to facilitate affordable housing development.

Table A2-33 Extremely Low-Income Resources
Organization Phone Address
Housing Authority of Tulare County: Dinuba 559.591.4286 1435 College Avenue Dinuba, CA Open Gate Ministries 559.734.7921 511 N. K Street Dinuba, CA Source: Housing Authority of Tulare County, https://www.hatc.net/contact.php accessed June 2023.

Open Gate Ministries, https://opengatedinuba.com/ accessed June 2023.

Farmworkers
Farmworkers and day laborers are an essential component of California’s agriculture industry. Farmers and farmworkers are the cornerstone of the larger food sector, which includes the industries that provide farmers with fertilizer and equipment; farms to produce crops and livestock; and industries that process, transport, and distribute food to consumers. Farmworker households are often compromised 6 U.S. Department of Housing and Urban Development, Housing Authority of Tulare County, https://www.hud.gov/program_offices/public_indian_housing/programs/ph/mtw/tulare accessed June 2023.

Tulare County Association of Governments
Tulare County Regional Housing Element
A2-20
of extended family members or single male workers. Farmworkers make up the majority of the agricultural labor sector and include individuals whose primary income is earned through either seasonal or permanent agricultural labor.

Migrant farmworkers as a group consist of individuals who travel not only across county lines but also from one major geographic region of California to another to find work. Travel for work prevents them from returning to their primary residence every evening. Many migrant farmworkers are single males, most of whom are married and migrate alone to support their families who live at home base. However, there are many migrant families who have more than one employed member.

When workloads increase during harvest periods, the labor force is supplemented by seasonal labor, often supplied by a labor contractor. Non-migrant seasonal farmworkers consist of individuals who work only during a harvest season, and are able to return to their primary residence every evening. This group, which includes cannery workers, is fairly significant, and includes more than half of all farmworkers in the state. Permanent farmworkers comprise the smallest group of individuals employed in agriculture. Permanent farmworkers are employed year-round, usually by one employer in the agricultural industry. This group generally lives in rural areas in permanent housing provided by the grower. Providing migratory or seasonal farmworkers with affordable shelter has long presented a problem. Traditionally, growers offered some level of shelter to workers, yet the availability of groweroffered housing has dramatically decreased over the last twenty years. While housing for farmworkers is most convenient when located on or adjacent to farms, housing affordable at very low-income levels tends to be more feasible in cities. Housing in cities, with services located nearby, may also be more suitable for seasonal farmworkers whose families live with them. Increasingly, farmworkers are living in cities on a year-round basis, especially in existing single family rental units in older neighborhoods that offer relatively low-cost housing and its central location in relation to farmland.

According to a study conducted by the University of California, Merced, farmworker households frequently experience high poverty rates, severe overcrowding, and poor housing conditions, with a majority renting and living in substandard environments due to their typically lower incomes and face a disproportionate need for more affordable housing. These housing issues, combined with the demanding and poorly compensated nature of farmwork, often lead to negative health outcomes and exacerbate respiratory and infectious diseases.7
In Tulare County, the average wage for persons employed as farmworkers in 2024 is $17.42 per hour, or $36,228 annually.8 As discussed in Section A2.5, this salary is considered low-income and insufficient to afford the average asking market rent in Dinuba without incurring a housing cost burden.

The U.S. Department of Agriculture (USDA) provides countywide farmworker population data generated through the Census of Agriculture. The most recent Census of Agriculture data (2017) identified 23,233 farmworkers in the county.9
Table A2-34 provides ACS data for the total farmworker population in Dinuba and Tulare County in 2020.

Dinuba had 2,022 farm workers in 2020, representing 7.1 percent of the total farmworker population in the county.
7 Farmworker Health in California. UC Merced. August 2022. https://clc.ucmerced.edu/sites/clc.ucmerced.edu/files/page/documents/fwhs_report_2.2.2383.pdf?_gl=1*1rg0e9w*_ga*MTU3Njc2MDMzNS4 xNzA4OTk2Nzgx*_ga_TSE2LSBDQZ*MTcwODk5Njc4MC4xLjAuMTcwODk5Njc4MC42MC4wLjA. 8 8 California Housing Partnership. 2024. Tulare County 2024 Affordable Housing Needs Report. https://chpc.net/wpcontent/uploads/2024/05/Tulare_Housing_Report.pdf 9 U.S. Department of Agriculture, 2017 Census of Agriculture, https://www.nass.usda.gov/AgCensus/ accessed June 2023.

City of Dinuba
Housing Needs Assessment
2023-2031 Housing Element A2-21
Table A2-34 Farmworker Population (2020)
Jurisdiction Farmworkers
Dinuba 2,022
Percent 7.1%
Total Tulare County 28,627
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C24050.

The USDA Census of Agriculture reported the presence of 1,800 farms with a total of 20,531 workers in Tulare County in 2017 (see Table A2-35). The majority of the farmworkers were seasonal, working fewer than 150 days per year.

Table A2-35 Farmworkers in Tulare County by Days Worked (2022) Farm Type Number of Farms Number of Workers
150 Days or More (Year-Round)
Small Farms (fewer than 10 workers per farm 941 2,628
Large Farms (10 or more workers per farm) 395 9,812
Subtotal 1,336 12,440
Fewer than 150 Days (Seasonal)
Small Farms (fewer than 10 workers per farm) 810 2,216
Large Farms (10 or more workers per farm) 195 5,875
Subtotal 1,005 8,091
Total 2,341 20,531
Source: USDA. 2022 Census of Agriculture - County Data. https://www.nass.usda.gov/Publications/AgCensus/2022/Full_Report/Volume_1,_Chapter_2_County_Level/California/st06_2_007_007.pdf Resources for Farmworkers
A privately-operated farm worker housing project called Collegeville Farm Workers provides housing for approximately 40 to 50 workers in the city. Additionally, the HATC operates 191 housing units at the Linnel Farm Labor Center, located on Walnut Avenue and Road 156, about 20 miles from Dinuba. La Puente apartments is located on North Bridge Street in Visalia and provides an additional 15 units for farmworkers. The HATC requires low-income farm worker families to pay 30 percent of their adjusted gross income towards rent. Any additional rent is paid for by the USDA Rural Development program. As reported in Table A2-34 above, there were more than 2,000 farmworkers living in Dinuba in 2020.

Accounting for affordable housing units, HCVs, and nearby farmworker housing, there is a resource gap of 926 units affordable to farmworkers in Dinuba. Additionally, farmworkers often face access barriers to housing and assistance programs due to language differences.

Currently, farm employee housing with six or fewer employees is allowed in the AN, RA, R, and RM zoning districts, and farm employee housing up to 36 beds in group quarters or up to twelve units or spaces designed for use by a single family or household is allowed in the AN zone.

To address the needs of farmworkers, the City will implement Housing Plan Programs 6 and 8 to support affordable housing development and remove constraints to development of housing types that may fit the needs of farmworkers, such as employee housing.

Tulare County Association of Governments
Tulare County Regional Housing Element
A2-22
Persons Experiencing Homelessness
Figure A2-2 shows total households experiencing homelessness by living situation between 2005 to 2022. As shown, 2005 had the highest reported number of households (3,793) within the Continuum of Care (CoC), the majority of which were unsheltered. Data for 2022 indicates that 1,082 households were experiencing homelessness, including 773 that were reported as unsheltered.

Figure A2-2 Homelessness by Type Over Time, Households, Kings/Tulare CoC Source: U.S. HUD, CoC Homeless Populations and Subpopulations Reports (2005, 2010, 2015, 2020, 2022).

CoC data identifies persons experiencing homelessness by type and race across the regions CoC for the year 2020. Among those counted, 92 percent identified as white, nine percent as Black/African American, and seven percent as American Indian or Alaska Native. Regarding ethnicity, 45 percent identify as Hispanic/ Latino (of any race).

The Kings Tulare Homeless Alliance conducted a Point-in-Time count in 2023. Data from the Point-inTime count is reported for Porterville, Visalia, Tulare, and the balance of the county. Among those counted, there were a total of 1,053 people experiencing homelessness. Approximately 97 percent of this population lives in either Porterville, Tulare, or Visalia, while the remaining three percent (36 residents) live throughout all other jurisdictions, including Dinuba. Table A2-36 identifies those counted in 2023.

Table A2-36 Homelessness by Type (2023)
Jurisdiction Emergency Shelter Transitional Housing Unsheltered Total Balance of County, including Dinuba 5 0 31 36
Porterville 56 16 227 299
Tulare 21 36 227 284
Visalia 83 57 294 434
Source: Kings/Tulare Homeless Alliance, 2023 Point in Time Report, July 7, 2023. 95 110 123 143 207 138 184 206 125 102
3560
414
413 837 773
0 500
1000
1500
2000
2500
3000
3500
4000
2005 2010 2015 2020 2022
Emergency Shelter Transitional Housing Unsheltered

City of Dinuba
Housing Needs Assessment
2023-2031 Housing Element A2-23
Resources for Persons Experiencing Homelessness
Emergency shelters for up to six persons are currently a permitted use in Dinuba in the C-2 zone.

Emergency shelters are also allowed by use permit in the RM zone.

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. Additional shelters are available in Visalia about 20 miles south of Dinuba. Visalia Rescue Mission provides 50 beds to men 18 years and older and 40 beds to women and children. The City partnered with Self-Help Enterprises to develop Sierra Village II, an affordable multifamily housing development with 64 units, including nine permanent supportive housing units.

To address the needs of homeless individuals, the City will implement Housing Plan Programs 1 and 6 to support the development of shelter housing and supportive services for people experiencing homelessness.

A2.11 Housing Stock Characteristics
A community’s housing stock is defined as the collection of all housing units located within the jurisdiction. The characteristics of the housing stock, including growth, type, age, condition, tenure, vacancy rates, housing costs, and affordability are important in determining the housing needs for the community. The following sections detail the housing stock characteristics of Dinuba to identify how well the current housing stock meets the needs of current and future residents.

A2.12 Housing Growth
Table A2-37 summarizes the growth in the housing stock in Dinuba by providing the total number of units constructed each decade from 1980 and 2020. The largest growth rate occurred between 2000 and 2010 with a 25.7 percent change during this 10-year period. Between 1980 and 2010, the housing stock grew by at least 20 percent each decade. Between 2010 and 2020, however, production slowed.

During this time, the number of housing units in the city grew by 11.7 percent.

Table A2-37 Total Housing Units Over Time (1980 to 2020) Jurisdiction 1980 1990 2000 2010 2020
Dinuba 3,182 3,836 4,670 5,868 6,552
Percent Change +20.6% +21.7% +25.7% +11.7%
Source: U.S. Census Bureau, Census 1980(STF1:T65), 1990(STF1:H1), 2000(SF1:H1); ACS 16-20 (5-year Estimates), Table B25001.

A2.13 Housing Type and Tenure
Table A2-38 identifies the total housing units by type in Dinuba, Tulare County, and California. In Dinuba, single-family detached homes comprise the majority of the housing stock, with 69.8 percent of total units. This percentage is less than the county average (75.0 percent) but more than the statewide average (57.7 percent). The second most common housing type are 5-to-9-unit complexes, providing 9.0 percent of the total units in the city.

Tulare County Association of Governments
Tulare County Regional Housing Element
A2-24
Table A2-38 Total Housing Units by Type
Jurisdiction Total
1 unit,
Detached
1 unit,
Attached 2 units 3 or 4 units 5 to 9 units
10 to 19
units
20 to 49
units
50 or more
units
Mobile
Home
Boat, RV,
Van, etc.

Tulare
County
6,552 4,571 152 200 367 589 354 54 80 180 5
Percent 69.8% 2.3% 3.1% 5.6% 9.0% 5.4% 0.8% 1.2% 2.8% 0.1% Dinuba 150,079 112,528 4,416 3,704 7,936 4,077 2,262 2,362 3,535 9,096 163 Percent 75.0% 2.9% 2.5% 5.3% 2.7% 1.5% 1.6% 2.4% 6.1% 0.1% California 14,210,945 8,206,621 1,009,488 339,846 773,994 840,296 721,132 705,450 1,083,247 515,666 15,205 Percent 57.7% 7.1% 2.4% 5.4% 5.9% 5.1% 5.0% 7.6% 3.6% 0.1% Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C24050.

City of Dinuba
Housing Needs Assessment
2023-2031 Housing Element A2-25
Table A2-39 indicates housing units by tenure. In Dinuba, 53.1 percent of units are owner-occupied compared to 46.9 percent renter-occupied. This percentage is similar to the county (57.1 percent owner-occupied) and the statewide average (55.3 percent).

Table A2-39 Housing Units by Tenure
Jurisdiction Total Owner-Occupied Renter-Occupied
Dinuba 6,354 3,375 2,979
Percent 53.1% 46.9%
Tulare County 139,044 79,353 59,691
Percent 57.1% 42.9%
California 13,103,114 7,241,318 5,861,796
Percent 55.3% 44.7%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25042 A2.14 Vacancy Rate
Table A2-40 provides data on vacancy status by type for all vacant units. Vacant units comprise approximately three percent of total units. Of the total vacant units in Dinuba, units for rent make up the largest percentage of total vacant units. These units make up 46 percent of total vacant units in the city, greater than both the county average (14 percent) and statewide average (20.6 percent). Compared to the county and state, the city has far fewer vacant units for seasonal, recreational, or occasional use.

In Dinuba, 5.6 percent of vacant units fall within this category, compared to 27.2 percent in the county and 34.1 percent statewide.

Tulare County Association of Governments
Tulare County Regional Housing Element
A2-26
Table A2-40 Vacancy Status by Type for Total Vacant Units Jurisdiction Total For Rent
Rented, Not
Occupied For Sale Only
Sold, Not
Occupied
For Seasonal,
Recreational, or
Occasional Use
For Migrant
Workers Other Vacant
Dinuba 198 91 - 35 - 11 - 61
Percent 46.0% 0.0% 17.7% 0.0% 5.6% 0.0% 30.8%
Tulare County 11,035 1,542 449 901 398 3,004 39 4,702
Percent 14.0% 4.1% 8.2% 3.6% 27.2% 0.4% 42.6%
California 1,107,831 227,993 54,898 77,702 53,437 378,023 3,326 312,452 Percent 20.6% 5.0% 7.0% 4.8% 34.1% 0.3% 28.2%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25004

City of Dinuba
Housing Needs Assessment
2023-2031 Housing Element A2-27
A2.15 Housing Unit Size
Table A2-41 provides housing unit size data for Dinuba, Tulare County, and California. In Dinuba, threebedroom units (49.2 percent) are the most common housing type, followed by two-bedroom (22.0 percent) and four-bedroom units (21.8 percent). This is similar to the statewide housing unit size trend; however, there is a notably larger percentage of three-bedroom units in Dinuba and Tulare County when compared to the state.

Table A2-41 Housing Unit Size
Jurisdiction Total Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5 or more
Bedrooms
Dinuba 6,354 122 277 1,399 3,129 1,387 40
Percent 1.9% 4.4% 22.0% 49.2% 21.8% 0.6%
Tulare County 139,044 2,322 7,462 33,867 67,094 25,533 2,766 Percent 1.7% 5.4% 24.4% 48.3% 18.4% 2.0%
California 13,103,114 547,466 1,686,731 3,527,970 4,418,085 2,336,619 586,243 Percent 4.2% 12.8% 26.9% 33.7% 17.8% 4.4%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25042 A2.16 Age and Condition of Housing Stock
Table A2-42 provides data on the total occupied housing units by year built. Dinuba saw the most growth between 1970 and 1979. During this period, 1,289 units were constructed, representing 20.3 percent of the housing stock. Similarly, growth trends for Tulare County and California indicate that the largest percentage of units were constructed in the 1970s, with 20.3 percent in Tulare County and 17.5 percent in California. Notably, more than half (51.6 percent) of the housing stock in Dinuba was built prior to 1980 and is more than 40 years old.

Tulare County Association of Governments
Tulare County Regional Housing Element
A2-28
Table A2-42 Total Occupied Housing Units by Year Built
Jurisdiction Total
2014 or
later
2010 to
2013
2000 to
2009
1990 to
1999
1980 to
1989
1970 to
1979
1960 to
1969
1950 to
1959
1940 to
1949
1939 or
earlier
Dinuba 6,354 316 454 884 885 538 1,289 469 643 470 406
Percent 5.0% 7.2% 13.9% 13.9% 8.5% 20.3% 7.4% 10.1% 7.4% 6.4% Tulare County 139,044 5,070 4,655 22,770 20,677 20,078 25,486 13,063 12,537 7,205 7,503 Percent 5.0% 7.2% 13.9% 13.9% 8.5% 20.3% 7.4% 10.1% 7.4% 6.4% California 13,103,114 294,667 234,646 1,432,955 1,448,367 1,967,306 2,290,081 1,740,922 1,767,353 763,029 1,163,788 Percent 2.2% 1.8% 11.0% 11.1% 15.1% 17.5% 13.3% 13.5% 5.8% 8.9% Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25036

City of Dinuba
Housing Needs Assessment
2023-2031 Housing Element A2-29
Table A2-43 provides information on substandard housing units. In Dinuba, there is a larger percentage of units lacking kitchen facilities (0.4 percent of total units) compared to units lacking plumbing facilities (0.2 percent). This is similar to both the state and county. By comparison, Dinuba substandard housing units comprise a lower percent of total units (0.6 percent) compared to the county average (1.1 percent) and statewide average (1.6 percent).

The City’s Planning and Code Enforcement divisions estimate that five percent of housing units (318 units) are dilapidated, 12 percent (762 units) are in need of major repair, and 20 percent (1,272 units) in need of minor repairs. Concentrated areas of substandard housing in the city are in southeast and southern portions of the city, which are older neighborhoods closest to the downtown core area.

Enforcement staff regularly distribute information about the City’s home rehabilitation program to property owners undergoing enforcement.

Table A2-43 Substandard Housing Units
Jurisdiction Total Housing Units Lacking Plumbing Facilities Lacking Kitchen Facilities Dinuba 6,354 15 27
Percent 0.2% 0.4%
Tulare County 139,044 481 971
Percent 0.4% 0.7%
California 13,103,114 54,342 151,660
Percent 0.4% 1.2%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25049 As described in Chapter A7, Program 10, the City will continue to support housing assistance providers that offer housing rehabilitation assistance for owner-occupied households by applying for funding opportunities and expanding awareness of available rehabilitation programs.

A2.17 Housing Costs
Median Home Sale Price
Table A2-44 provides information on the median housing value in Dinuba and comparable jurisdictions from 1980 to 2020. As shown, prices rose steadily from 1980 to 2000, before experiencing a large increase in value from 2000 to 2010. Median home values increased by 105.2 percent during this period.

Increases in value have slowed since 2010, with growth between 2010 and 2020 at 7.0 percent. Each jurisdiction listed in the table experienced a similar pattern of growth in home values, including an extreme spike in value between 2000 and 2010. Porterville is the only jurisdiction listed that saw a decrease in value during any decade (0.6 percent decrease between 2010 and 2020). According to Zillow analytics, the typical value for single-family homes in Dinuba (within the 65th to 95th percentile range) as of October 2024 (latest available data) is $340,461. 10 No information was available for condos.
10 Zillow.com. 2024. Housing Data. https://www.zillow.com/research/data/

Tulare County Association of Governments
Tulare County Regional Housing Element
A2-30
Table A2-44 Median Housing Value Over Time (1980 to 2020) Jurisdiction 1980 1990 2000 2010 2020
Dinuba 46,400 67,200 95,700 196,400 210,100
Percent Change 44.8% 42.4% 105.2% 7.0%
Exeter 44,300 67,900 94,800 211,400 224,000
Percent Change 53.3% 39.6% 123.0% 6.0%
Farmersville 36,000 49,100 77,600 151,300 173,800
Percent Change 36.4% 58.0% 95.0% 14.9%
Lindsay 38,600 56,300 78,000 162,100 189,700
Percent Change 45.9% 38.5% 107.8% 17.0%
Porterville 52,300 70,800 92,200 183,200 182,100
Percent Change 35.4% 30.2% 98.7% -0.6%
Note: Data are not inflation-adjusted to current 2022 dollars.

Source: U.S. Census Bureau, Census 1980(ORG STF1), 1990(STF3), 2000(SF3); ACS 06-10, 16-20 (5-year Estimates), Table B25077.

Housing Rents
According to the 2016-2020 ACS, the median gross rent in Dinuba was $963 per month (Table A2-45) This was slightly lower than the median for the county at $974 and significantly lower than the state average of $1,586.

Table A2-45 Median Gross Rent, 2020
City of Dinuba Tulare County City % of County California City % of State Median Gross Rent $963 $974 98.9% $1,586 60.7%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25064.

Table A2-46 below provides data on median gross rent from 1980 to 2020. Median gross rent has grown from $214 per month in 1980 to $963 in 2020. Between 2000 and 2010, rents in the city grew by 57.2 percent. From 2010 to 2020, rents grew at a slower rate of 25.6 percent.

Table A2-46 Median Gross Rent Over Time, Dinuba
1980 1990 2000 2010 2020
Median Gross Rent $214 $376 $488 $767 $963
Percent Change 75.7% 29.8% 57.2% 25.6%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25064.

Table A2-47 provides an overview of median rent for rental housing by number of bedrooms. The median rent data provided by Zumper shows the estimated rent for 2022 and 2023 in Dinuba. Rental prices for 1-2-bedroom units were lower in Dinuba than the county average but higher for 3-4-bedroom units.

City of Dinuba
Housing Needs Assessment
2023-2031 Housing Element A2-31
Table A2-47 Median Rent by Number of Bedrooms
Jurisdiction Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Dinuba N/A $795 $1,000 $1,900 $2,200
Tulare County $660 $850 $1,425 $1,800 $1,995
California $1,643 $1,964 $1,996 $2,349 $2,785
Source: Zumper.com, Rental data, 2022 and 2023, accessed June 2023.

A2.18 Distribution of Owner-Occupied Units
Table A2-48 compares data on the number of owner-occupied housing units by race in Dinuba, Tulare County, and California. In Dinuba, most owner-occupied units are occupied by residents that identify as white (67.6). This rate is lower than in Tulare County (73.6 percent) and slightly higher than in California (66.7 percent).

Considering ethnicity, 79 percent of owner-occupied units are occupied by Hispanic/Latino residents of any race. This percentage is higher than in Tulare County (48.8 percent) and California (24.0 percent).

Table A2-48 Owner-Occupied Units by Race
Jurisdiction White Black
American
Indian and
Alaska
Native Asian
Native
Hawaiian
and Other
Pacific
Islander
Some
Other
Race
Two or
More
Races
Hispanic/
Latino of
any Race
Dinuba 2,281 8 45 68 4 561 408 2,665
Percent 67.6% 0.2% 1.3% 2.0% 0.1% 16.6% 12.1% 79.0%
Tulare
County
58,375 710 784 2,682 45 10,916 5,841 38,702
Percent 73.6% 0.9% 1.0% 3.4% 0.1% 13.8% 7.4% 48.8%
California 4,831,347 286,043 48,100 1,111,582 18,182 576,852 369,212 1,741,159 Percent 66.7% 4.0% 0.7% 15.4% 0.3% 8.0% 5.1% 24.0%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25003.

A2.19 Housing Affordability
Table A2-49 shows the maximum amount that a household can pay for housing each month without incurring a cost burden (overpayment) for Dinuba. A summary of each income category’s ability to pay for housing is provided below the table.

Tulare County Association of Governments
Tulare County Regional Housing Element
A2-32
Table A2-49 Housing Affordability Matrix – Dinuba (2022) Annual
Income
Limits
Affordable
Monthly
Housing Costs
Rental Utility
Allowance
(2020)
Taxes, Insurance,
Homeowners
Association Fees
Affordable
Rent
Affordable
Home Price
Extremely Low Income (0-30% AMI)
1-Person (Studio) $13,849 $346 $181 $121 $165 $61,306
2-Person (1 BR) $15,584 $390 $202 $136 $188 $68,382
3-Person (2 BR) $17,310 $433 $227 $151 $206 $75,436
4-Person (3 BR) $19,045 $476 $263 $167 $213 $82,512
5-Person (4 BR) $24,548 $614 $298 $215 $316 $103,393
Very Low Income (30-50% AMI)
1-Person $23,082 $577 $181 $202 $396 $102,177
2-Person $25,973 $649 $202 $227 $447 $113,971
3-Person $28,849 $721 $227 $252 $494 $125,727
4-Person $31,741 $794 $263 $278 $531 $137,520
5-Person $34,094 $852 $298 $298 $554 $143,601
Low Income (50-80% AMI)
1-Person $36,930 $923 $181 $323 $742 $163,483
2-Person $41,557 $1,039 $202 $364 $837 $182,353
3-Person $46,159 $1,154 $227 $404 $927 $201,164
4-Person $50,786 $1,270 $263 $444 $1,007 $220,032
5-Person $54,551 $1,364 $298 $477 $1,066 $229,762
Median Income (80-100% AMI)
1-Person $46,163 $1,154 $181 $404 $973 $204,354
2-Person $51,946 $1,299 $202 $455 $1,097 $227,941
3-Person $57,699 $1,442 $227 $505 $1,215 $251,455
4-Person $63,483 $1,587 $263 $555 $1,324 $275,040
5-Person $68,189 $1,705 $298 $597 $1,407 $287,203
Moderate Income (100-120% AMI)
1-Person $55,396 $1,385 $181 $485 $1,204 $245,225
2-Person $62,335 $1,558 $202 $545 $1,356 $273,529
3-Person $69,239 $1,731 $227 $606 $1,504 $301,746
4-Person $76,179 $1,904 $263 $667 $1,641 $330,048
5-Person $81,827 $2,046 $298 $716 $1,748 $344,643
Assumptions:

1. Income limits are the 2021 HCD limits for Tulare County.

2. Affordable housing costs are 30 percent of gross household income.

3. Utility costs are based on Tulare County Housing Authority Utility Allowance Schedule for 2022.

4. Taxes, insurance, private mortgage insurance, and homeowners’ association dues are calculated at 35 percent of monthly affordable cost.

5. Affordable home price assumes a 30-year fixed mortgage with a 7 percent interest rate and 10 percent down payment.

6. Taxes and insurance costs apply to owners only.

Sources: 2022 HCD Income Limits, Tulare County Housing Authority Utility Allowance Schedule, 2022.

City of Dinuba
Housing Needs Assessment
2023-2031 Housing Element A2-33
Extremely Low-income Households
Extremely low-income households earn 30 percent or less of the county AMI. Extremely low-income households have an annual income of $13,849 or below for a one-person household and $24,548 or below for a five-person household. Extremely low-income households cannot afford market-rate rental or ownership housing in Dinuba. After deductions for utilities, an extremely low-income household can afford to pay approximately $165 to $316 in monthly rent. Given the cost of housing, extremely lowincome households could not afford to purchase a home, as the affordable home price for extremely low-income households ranges from $61,306 to $103,393 depending on household size.

Very Low-income Households
Very low-income households earn between 31 and 50 percent of the county AMI – up to $23,082 for a one-person household and up to $34,094 for a five-person household in 2022. A very low-income household can generally afford homes offered at prices between $102,177 and $143,601, adjusting for household size. After deductions for utilities, a very low-income household can afford to pay approximately $396 to $554 in monthly rent, depending on household size. Given the cost of housing in Dinuba, very low-income households could not afford to purchase a home or rent an adequately sized unit.

Low-income Households
Low-income households earn between 51 and 80 percent of the county AMI – up to $36,930 for a oneperson household and up to $54,551 for a five-person household in 2022. A low-income household can generally afford homes offered at prices between $163,483 and $229,762, adjusting for household size.

After deductions for utilities, a low-income household can afford to pay approximately $742 to $1,066 in monthly rent, depending on household size. Finding appropriately sized market-rate rental housing can be challenging to households in this income group.

Median-Income Households
Median-income households earn between 80 and 100 percent of the county’s AMI – up to $46,163 for a one-person household and up to $68,189 for a five-person household in 2022. The affordable home price for a moderate-income household range from $204,354 to $287,203. After deductions for utilities, a one-person median-income household could afford to pay up to $973 in rent per month and a fiveperson low-income household could afford to pay as much as $1,407. Finding appropriately sized market-rate rental housing can be challenging to households in this income group.

Moderate-Income Households
Moderate-income households earn between 100 and 120 percent of the county’s AMI – up to $55,396 for a one-person household and up to $81,827 for a five-person household in 2022. The maximum affordable home price for a moderate-income household is $245,225 for a one-person household and $344,643 for a five-person family. Moderate-income households in Tulare County could afford to purchase a median priced home; however, finding an affordable adequately sized home could present a challenge for households earning incomes at the lower end of the moderate-income category. The maximum affordable rent payment for moderate-income households is between $1,204 and $1,748 per month. Appropriately sized market-rate rental housing is generally affordable to households in this income group.

Tulare County Association of Governments
Tulare County Regional Housing Element
A2-34
Workforce Housing
Federal guidelines define workforce housing as housing that is affordable to households earning incomes within the range of 60 to 120 percent of the AMI (Tulare County, that range is $50,580 to $101,160). A broader definition of workforce housing is housing that is affordable to people who work in the county. A four-person household with an annual income of $84,300 could afford monthly rent of $1,845 for a three-bedroom housing unit and a home purchase price of $304,998 without being burdened by housing costs. As noted in Table A2-48, the average monthly rental price for a threebedroom unit is $1,720, just below the affordable rent for the AMI for the county.

As noted in Table A2-4, the salary for the largest number of workers located in Tulare County (educational services, healthcare and social assistance) receives an annual median income of approximately $52,534. At this median income level, a household of two would be considered lowincome; if there were two children or dependents, then that household would be considered a lowincome household.

Cost Burden
Table A2-50 and Table A2-51 identify cost-burdened households by tenure overtime in Dinuba. There has been a decrease in the number of owner-occupied cost-burdened households from 974 households in 2010 to 611 in 2020. Cost-burdened renter-occupied households show different results, indicating noticeable increases during the same time period, from 914 in 2010 to 1,277 in 2020.

Table A2-50 Cost Burdened Owner-Occupied Households Over Time Jurisdiction 1980 1990 2000 2010 2020
Dinuba 211 254 546 974 611
Percent 20.4% 115.0% 78.4% -37.3%
Note: Data are not inflation-adjusted to current 2023 dollars.

Source: U.S. Census Bureau, Census 1980 (ORG STF1), 1990 (STF3), 2000 (SF3); ACS 06-10, 16-20 (5-year Estimates), Table B25077.

Table A2-51 Cost Burdened Renter-Occupied Households Over Time Jurisdiction 1980 1990 2000 2010 2020
Dinuba 293 563 560 914 1,277
Percent 92.2% -0.5% 63.2% 39.7%
Note: Data are not inflation-adjusted to current 2022 dollars.

Source: U.S. Census Bureau, Census 1980(ORG STF1), 1990(STF3), 2000(SF3); ACS 06-10, 16-20 (5-year Estimates), Table B25077.

CHAS data provided by HUD provides information on cost burden by income category based on the HAMFI. This data is included in Table A2-52 below. While the totals do not align exactly with 2020 ACS data presented above, the CHAS data gives insight into which income categories are currently experiencing costs burdens in the city. As shown, households with income less than 50 percent of HAMFI experience a high rate of cost burden, including 874 of 996 extremely low-income households and 910 of 1,230 very low-income households. Most of the extremely low- and very low-income households experiencing cost burden are renters. However, low-income, median-income, and moderate-income households with cost burdens are more likely to own their home.

City of Dinuba
Housing Needs Assessment
2023-2031 Housing Element A2-35
Table A2-52 Cost Burden by Income and Tenure
Row Labels
OwneroccupiedRenteroccupiedGrand
Total
Household income is <= to 30% of HAMFI (extremely low income) 179 817 996 Housing cost burden is <= to 30% 29 83 112
Housing cost burden > 30% but <= to 50% 25 184 209
Housing cost burden is > 50% 125 550 675
Income is greater than 30% but <= to 50% of HAMFI (very low income) 490 740 1,230 Housing cost burden is <= to 30% 170 150 320
Housing cost burden is > 30% but <= to 50% 165 440 605
Housing cost burden is > 50% 155 150 305
Income is > 50% but <= to 80% of HAMFI (low income) 748 649 1,397 Housing cost burden is <= to 30% 484 450 934
Housing cost burden is > 30% but <= to 50% 250 169 419
Housing cost burden is > 50% 14 30 44
Income is > 80% <= to 100% of HAMFI (median income) 280 225 505 Housing cost burden is <= to 30% 215 225 440
Housing cost burden is > 30% but <= to 50% 65 0 65
Housing cost burden is > 50% 0 0 0
Income is greater than 100% of HAMFI (moderate income) 1,555 448 2,003 Housing cost burden is <= to 30% 1,525 429 1,954
Housing cost burden is > 30% but <= to 50% 30 4 34
Housing cost burden is > 50% 0 15 15
Grand Total 3,252 2,879 6,131
US Housing and Urban Development, CHAS 2015-19 (5-Year Estimates), Table 7.

A2.20 Assisted Housing Units
Assisted housing units are those that are restricted for use by occupants with limited household incomes. These units are assisted under federal, State, and/or local programs, including HUD programs, State and local bond programs, former redevelopment agency (RDA) programs, density bonus, or direct assistance programs.

At-Risk Housing Units
The California Housing Partnership maintains an affordable housing database to monitor changes in affordable housing and to identify units or housing developments that are at risk of converting to market-rate uses. Assisted units in the preservation database are classified by the following risk categories:
 Low Risk: affordable housing units that are at risk of converting to market rate in 10+ years and/or are owned by a large/stable non-profit, mission-driven developer.  Moderate Risk: affordable housing units that are at risk of converting to market rate in the next 5- 10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.

Tulare County Association of Governments
Tulare County Regional Housing Element
A2-36
 High Risk: affordable housing units that are at risk of converting to market rate in the next 1-5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.

Table A2-53 shows assisted units in Dinuba by estimated affordability end date. As shown, there are 768 assisted units in the city, and none are at risk of conversation by 2033. The USDA verified that the 38 units in West Northway Apartments have an affordability covenant as a stipulation of a loan that expires in 2035. Since 2035 is close to the 10-year analysis timeframe required by HCD, and it is uncertain that the affordability covenant will be extended after the expiration of the loan, a fiscal analysis for replacement or preservation of these units is provided below.

Costs of Replacement Versus Preservation
To understand the significance if these 38 at-risk units are lost from the supply of affordable housing, it is critical to identify the cost of construction of new regulated housing to replace these at-risk units if they are converted to market-rate units, as well as to compare this cost to the potential costs to preserve these units. The cost of developing housing depends upon a variety of factors, including density, size of the units (i.e., square footage and number of bedrooms), location, land costs, and type of construction, as discussed in Chapter A3, Housing Constraints. The typical cost of construction for below market-rate housing in Tulare County in 2022 was $337,540 per unit. Based on this per unit cost, the total cost to replace the 38 high-risk affordable units with new construction would be approximately $12.8 million.

Another option to preserve the units at risk is to transfer the units to nonprofit ownership. Transferring ownership of an at-risk project to a non-profit housing provider is one of the least costly ways to ensure that the at-risk units remain affordable for the long term. By transferring property ownership to a nonprofit organization, low-income restrictions can be secured, and the project would become potentially eligible for a greater range of governmental subsidies. Under AB 1521, there are prescribed steps for owners of deed-restricted properties to take prior to the expiration of those affordability requirements.

This law requires that the owner consider an offer to purchase the deed-restricted units.

Nonprofit organizations are usually committed to maintaining the long-term affordability of low-income housing and may be eligible for a variety of affordable housing programs. A list of qualified entities is provided in Chapter 2, Regional Housing Needs Assessment. The feasibility of this option depends largely on the willingness of property owners to sell. Transferring ownership would also involve the projects in their entirety, not just the at-risk units. A cursory survey of older apartment buildings sold in Dinuba and similar nearby cities conducted in November 2024 indicates a price range of $63,545 to $230,835 per unit, with an average sales price of $131,229 per unit.11 At this sales price, the cost for the 38 at-risk units would be approximately $5 million.

The cost of preserving these units is much less than the cost of new construction. As shown in Table Table A2-49, the amount a lower-income household of four can afford to pay for housing annually without a housing cost burden is $1,066 per month. The median market rent for a three-bedroom unit in the city is $1,900 monthly. Based on the difference between the affordable rent and current market rate, the cost of preserving such a unit is approximately $834 per month, or $10,008 per year. Using this total, the cost of preserving the 38 units would be approximately $308,304 per year. However, the City does not have a program to provide such subsidies.
11 Homes.com. 2024. https://www.homes.com/tulare-county-ca/multi-family-homes-for-sale/

City of Dinuba
Housing Needs Assessment
2023-2031 Housing Element A2-37
The City will implement Program 9 to preserve restricted affordable housing developments that are at risk of converting to market-rate uses during the planning period. The City will monitor all regulated affordable units and maintain annual contact with property owners regarding the status of these units.

Funding Sources for Assisted Housing
There are a variety of funding sources for affordable housing, preservation, and rehabilitation from federal, state, and local sources. HCD and HUD administers grants which can assist developers, local governments, and non-profits in constructing housing units. Local resources that support affordable housing are described in the Housing Constraints analysis.

Permanent Local Housing Allocation (State)
The 2017-18 Regular Session of the California State Legislature passed one bill (of many other housingrelated legislation) sought to generate, and distribute directly to cities, funds for new affordable housing production. The Building Homes and Jobs Act (Senate Bill 2, Atkins 2017) established a permanent source of funding for affordable housing through a $75 fee on real estate document filings. In 2023, the City received an entitlement from the resulting program “Permanent Local Housing Allocation” in the amount of just under $230,897 from filing fees during calendar year 2022.

Affordable Housing and Sustainable Communities Program (State) The statewide Greenhouse Gas Reduction Fund’s Affordable Housing and Sustainable Communities program is a competitive funding program that encourages collaboration between affordable housing developers, jurisdictions, and transit agencies to fund affordable housing development and transportation infrastructure and amenities. City planning staff will continue to work with their colleagues in various departments to best position affordable housing and sustainable infrastructure planning to align with this program. Additionally, staff will continue seeking partnerships with area technical assistance programs, affordable housing developers, and area transit agencies to collaborate in an application for funding when a viable and competitive housing and transportation development is ready to move forward.

State Low Income Housing Tax Credits (State)
The federal government through the Internal Revenue Service enacted the Low Income Housing Tax Credit Program in 1986. This program has been the largest producer of affordable multifamily rental housing since its inception. Each state has a financing agency that administers the LIHTC Program, and in California that is the Tax Credit Allocation Committee (TCAC). Institutional investors or syndicates are incentivized to invest in long term affordable rental housing projects to receive tax credits. Nonprofit and private developers are eligible to apply for State LIHTC for acquisition, new construction and/or rehabilitation of affordable rental housing.

Tulare County Association of Governments
Tulare County Regional Housing Element
A2-38
Table A2-53 Inventory of Public Assisted Complexes – Dinuba Name Address City Zip
Affordable
Units
Total
Units
Active Funding
Source(s)
Estimated
Affordability
End Year/Date Risk Level
College Park Apartments 1850 South College Avenue Dinuba 93618 53 54 LIHTC1 2052 Low Greene Street Townhomes 1600 S. Green Avenue Dinuba 93618 28 36 LIHTC 2055 Low North Park Apartments 1655 North Crawford Avenue Dinuba 93618 79 80 LIHTC; HCD 2058 Low Parkside Village Apartments 1151 N. Villa Avenue Dinuba 93618 75 76 LIHTC; HUD; USDA 2059 Low North Park Apartments II 1435 North Crawford Avenue Dinuba 93618 80 81 LIHTC; HCD 2062 Low Euclid Village 600 N. Euclid Avenue Dinuba 93618 56 57 LIHTC; USDA 2064 Low Dinuba Senior Apartments 350 N. M Street Dinuba 93618 61 62 LIHTC; HCD 2067 Low Viscaya Gardens 1000 Rosemary Avenue Dinuba 93618 47 48 LIHTC; HCD 2067 Low El Monte West Apartments 999 West El Monte Way Dinuba 93618 39 40 LIHTC; USDA 2069 Low Grace & Laughter Apartments 1051 N. Eaton Avenue Dinuba 93618 39 40 LIHTC; HUD 2072 Low Sierra Village II 1375 N Crawford Ave Dinuba 93618 63 64 LIHTC 2075 Low Garden Estates 1400 South Green Dinuba 93618 43 44 LIHTC; USDA 2076 Low West Northway Apartments 245 W. Northway Dinuba 93618 38 38 USDA 2035* Moderate Dinuba Manor 1333 South Greene Avenue Dinuba 93221 24 24 LIHTC; HCD 12/10/2047 Low Dinuba Village 1375 N. Crawford Avenue Dinuba 93618 43 44 LIHTC; HCD 6/5/2074 Low Note: All locally assisted or restricted developments may not be included in this list. 1 Low-Income Housing Tax Credit (LIHTC) program
*Although the California Housing Partnership records indicate that the affordability end year is 2039, the USDA verified that the affordability covenant stipulated by the USDA loan will expire in 2035.

Source: California Housing Partnership, 2023.

City of Dinuba
Housing Needs Assessment
2023-2031 Housing Element A2-39
HOME
The HOME program was created under Title II of the Cranston-Gonzales National Affordable Housing Act enacted on November 28, 1990. For Dinuba, HOME funds are made available on an annual, competitive basis through HCD’s HOME Investment Partnerships Program. Approximately $1,000,000 or more is available to develop and support affordable multifamily rental housing, owner-occupied housing rehabilitation, and home ownership affordability. Dinuba uses HOME funds primarily for first-time homebuyers (down payment assistance), owner-occupied rehabilitation, and rental-rehabilitation. The City has also done some multifamily acquisition/rehabilitation.

CDBG Funding (Locally controlled federal funds)
The City is considered a non-entitlement city, as it has a population of under 50,000, a criterion defined by HUD for agencies seeking assistance with CDBG funds. The City was awarded approximately $1,000,000 from the State administered HUD funds in 2022. Dinuba utilizes CDBG funds for rental and owner housing rehabilitation activities, infrastructure, public facilities and public services. Proceeds from those activities are deposited into a revolving loan fund established from low interest loans for rehabilitation and could be a resource for preservation activities.

Additionally, CDBG funds support public facilities and infrastructure including $250,000 for the South El Monte neighborhood Revitalization Plan in 2021, $3.5 million for the North Dinuba Infrastructure Improvements Project in 2020, and $3.0 million for the Kern Street Storm Drain Project in 2019.

Homebuyer Assistance Program (Local)
The City of Dinuba’s Homebuyer Assistance Program offers affordable secondary mortgage financing to first-time homebuyers. The Program is designed to provide the additional financing needed to keep a first mortgage payment affordable. The program provides a zero percent deferred loan payment, due after the term of the primary loan years, plus an additional 15 years, and requires a minimal one percent down payment. Participation in the program requires completion of a free homebuyer education course and that the household income falls below annual income thresholds.

Tulare County Association of Governments
Tulare County Regional Housing Element
A2-40
This page intentionally left blank.

City of Dinuba
Housing Constraints Analysis
2023-2031 Housing Element A3-1
A3 Housing Constraints Analysis
Constraints to the development of adequate and affordable housing include market, governmental, infrastructure, and environmental factors. These constraints may result in housing that is not affordable to low- and moderate-income households and may render residential construction economically infeasible for developers. Constraints to housing production significantly impact households with low and moderate incomes and special needs.

According to Government Code Section 65583, local governments are required to analyze governmental and non-governmental constraints to the production, maintenance, and improvement of housing for persons of all income levels and those with special needs and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing as part of the housing elements update. Where constraints to housing production are related to the City’s regulations or land use controls, the City must identify appropriate programs to mitigate these constraints, particularly ones that impact the production of affordable housing or housing for special needs populations.

The following chapter outlines non-governmental, governmental, environmental, and infrastructure constraints and was used in the development of specific policies and actions included in the Housing Plan to remove barriers to housing and to incentivize housing production, specifically targeting housing production at all income levels and housing for persons with special needs.

A3.1 Summary of Local Housing Constraints
 The costs of developing housing, including land costs and construction costs, are rising rapidly. There is a lack of federal, state, and local funding, and the funding that is available is increasingly competitive. The time and effort needed to identify, compete for, and incorporate affordable housing funds is a major constraint to development of affordable housing.  Loan denial rates in Tulare County were higher for Hispanic/Latino applicants (18 percent) compared to non-Hispanic/Latino applicants (16 percent). Although discrimination in mortgage lending is prohibited by the federal Fair Housing Act, other factors may contribute to a potential homebuyer’s ability to secure safe financing, such as credit history, savings, and education regarding the homebuying process. The higher denial rate for Hispanic/Latino applicants indicates a financial constraint to purchasing a home which puts higher pressure on the rental markets.  Although Dinuba’s development regulations allow for a variety of densities throughout the city, development standards are not sufficiently flexible. Residential parking requirements, open space requirements for multifamily developments, and zoning code provisions allowing single-family residences by-right in multifamily zones potentially constrain the development of a variety of housing types.
 Use permit regulations for small group homes in certain zoning districts could pose a constraint to housing for individuals with special needs, and use permit regulations for emergency shelters in certain zoning districts constraints housing access for unsheltered individuals.  Dinuba’s development review and impact fees are higher than in other small cities in the region, which may be a constraint to development.

Tulare County Association of Governments
Tulare County Regional Housing Element
A3-2
A3.2 Non-Governmental Constraints
The availability of housing is affected by a complex set of interrelated market factors, including but limited to, cost of land, cost of construction, and availability of financing. These factors contribute to determining a new home’s sale price or the rents required to make a project feasible. Nongovernmental constraints include factors outside of direct governmental control that directly impact housing prices. The cost of construction and the availability of financing contribute to the cost of housing and can hinder the production of affordable housing. The following analysis accounts for these non-governmental constraints.

A3.2.1 Land Costs
The cost of land can impede the production of affordable housing. Land costs are influenced by many variables, including land scarcity and developable density (both of which are indirectly controlled through governmental land use regulations), location, site constraints, and the availability of public utilities.

Table A3-1 provides the average price per acre for land listed for sale throughout Dinuba in June 2023.

The average price per acre is significantly higher for smaller lots, most of which are in non-agricultural zones. The average price per acre for all plots is $152,631. The price per acre is less for larger lots, which average $29,492. Most of these larger properties are in agricultural zones.

Table A3-1 Listed Land Prices – Dinuba
Lot Size Average Price per Acre (Listed)
Less than 10 acres $275,769.88
10 or more acres $29,492.54
Average $/acre $152,631.21
Source: Zillow, Inc., 2023.

Table A3-2 provides the average price per acre for land sold in 2022 in Dinuba. The average price per acre for all land sales across Dinuba is $154,520, slightly higher than the average list price. The average sales price per acre for larger lots was $34,585, which is lower than the total average per acre price for all sales, but higher than the average price per acre for currently listed properties. Most of these larger properties are in agricultural zones.

Table A3-2 Sold Land Prices – Dinuba
Lot Size Average Price per Acre (Listed)
Less than 10 acres $274,455.10
10 or more acres $34,585.72
Average $/acre $154,520.41
Source: Zillow, Inc., 2023.

Conclusion
Land costs in Dinuba are consistent with neighboring cities and are not considered a constraint to development.

City of Dinuba
Housing Constraints Analysis
2023-2031 Housing Element A3-3
Recommended Action
None required.

A3.2.2 Construction Costs
Construction costs can be broken down into two primary categories: materials and labor. A major component of the cost of housing is the cost of building materials, including wood and wood-based products, cement, asphalt, roofing materials, and pipe. The availability and demand for such materials affect prices for these goods.

Another major cost component of new housing is labor. The cost of labor in Tulare County is comparatively low because the area’s cost of living is relatively low compared to other areas in California. However, labor for government subsidized housing work is additionally costly for the Central Valley, as wages are rooted in the required State Labor Standards based on higher northern and southern California prevailing wages.

Table A3-3 shows the estimated cost of constructing a basic 2,000 square foot single-family home in Tulare County to be around $337,540. The estimate includes direct and indirect (e.g., insurance, permits, utilities, plans) construction costs, including material, labor, and equipment costs, but does not include the price of land or development impact fees.

Table A3-3 Estimated Construction Cost
Item Cost
Material $204,226
Labor $126,001
Equipment $7,313
Total $337,540
Source: Promatcher.com, 2023.

There is little that municipalities can do to mitigate the impacts of high construction costs except by avoiding local amendments to uniform building codes that unnecessarily increase construction costs without significantly adding to health, safety, or construction quality. Although the cost of construction constrains affordable housing development, construction costs are similar across jurisdictions in Tulare County, illustrating that the constraints are market driven rather than an impact of local policy.

A3.2.3 Availability of Financing
Mortgage interest rates have a large influence over housing 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 lower costs and lower monthly payments for the homebuyer.

When interest rates rise, housing prices typically fall to compensate. Similarly, when interest rates decrease, housing prices begin to rise. There is often a lag in the market, causing housing prices to remain high when interest rates rise until the market catches up. Lower-income households often find it most difficult to purchase a home during this time period.

Where financing is available, construction capital seems to be directed at the transactions – those with large, established, and well-capitalized sponsors. Given recent trends of increasing interest rates, the

Tulare County Association of Governments
Tulare County Regional Housing Element
A3-4
availability of financing is likely to be more of a constraint on new housing construction during this Housing Element planning period than it has been in the recent past.

Market-Rate Development Financing
As discussed in Land Costs and Construction Costs above, market-rate development is generally financed by investors, and the cost to build a residential project must be recovered by revenue from sales or rents. Rent or sales prices of new housing rises as the component costs for developers increase. A market in which housing supply is limited and demand is high can support higher housing prices, but lower-income segments of the community are priced out. Therefore, it is difficult for the private sector, for-profit developers, and market-rate housing supply to meet the housing needs of all community members.

Affordable Housing Financing
A description of available funding sources for affordable development is provided in Chapter A2, Housing Needs Assessment.

Mortgage and Rehabilitation Financing
The availability of financing affects the ability of residents to purchase or improve a home. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants. The primary purpose of reviewing the lending activity is to determine whether home financing is available to city residents. The data presented in this section includes the disposition of loan applications submitted to financial institutions for home mortgages, home improvement, and refinance loans.

Lending activity data provides information regarding home financing availability for city residents. The most recent data set available for the County of Tulare from 2022 shows that 18,154 households applied for a home financing loan, which includes loans for home purchase, home improvement, and refinancing. As discussed in Chapter 3, Regional Housing Constraints Analysis, of the total applications received for home purchase, 54 percent of the loans originated while 5.9 percent were denied.

Conventional loans are made by the private sector (banks, mortgage companies, etc.) and are not guaranteed or insured by the U.S. government. Conversely, government-backed loans, such as those issued by the Federal Housing Administration, Department of Veterans Affairs, and the Rural Housing Services/Farm Service Agency, are completely or partially insured by the U.S. government. Within the county, 12,849 of the applications received were for conventional loans and 5,305 were for government backed loans. As discussed in Chapter 3, Regional Housing Constraints Analysis, 49 percent of the conventional loans were originated, and 18 percent of the applications were denied. Additionally, 43 percent of the government backed loans originated and 10 percent of the applications were denied.

County data shows that the white racial group had the highest number of loan applications with 5,463 applications. Per racial group, white applicants also had the highest percentage of loans originated out of applications received (56 percent). In terms of ethnicity, Hispanic/Latino applicants comprised 38 percent of the total number of loan applications while non-Hispanic or Latino residents comprised 29 percent. However, of the loan applications made by Hispanic/Latino applicants, only 53 percent of loans originated compared to 56 percent for non-Hispanic/Latino applicants. Hispanic/Latino applicants also had a higher loan denial rate (18 percent) compared to non-Hispanic/Latino applicants (15.5 percent).

City of Dinuba
Housing Constraints Analysis
2023-2031 Housing Element A3-5
Construction Financing Timing
The timing between project approval and requests for building permits affects project viability. Project delays may result from developers’ inability to secure financing for construction. In Dinuba, the average time between project approval and request for building permit is typically three to nine months but varies by type of project. Some projects take years to pull building permits and secure financing. Singlefamily homes usually experience the least delay (three to nine months). Multifamily housing construction tends to be more complex and usually involves more time between entitlement and building permit issuance (six to nine months).

Conclusion
Although discrimination in mortgage lending is prohibited by the federal Fair Housing Act, other factors may contribute to a potential homebuyer’s ability to secure safe financing, such as credit history, savings, and education regarding the home-buying process. Federal Financial Institutions Examination Council (FFIEC) HMDA data, by itself, does not provide insight into these other factors. Therefore, it is important that the City supports housing education and opportunities for all residents.

Recommended Action
The City shall implement goals and policies to support homeownership opportunities and home-buying education, particularly for racial and ethnic groups underrepresented in the homebuying market. The City will implement Housing Plan Program 11 to expand awareness of homebuyer education programs.

A3.2.4 Requests for Lower Development Densities
In Dinuba, four recent developments, including Castlerock Subdivision and Montebella 2/3, have developed at densities lower than allowed by the zoning of the site. Three of these developments were subdivisions in the R-1-6 zone, and achieved 63 percent, 58 percent, and 87 percent of allowable density. The other project was a multifamily development in the RM-1.5 zone which achieved 82 percent of allowable density. Both the Castlerock Subdivision and Montebella 2/3 projects were required to dedicate land for park and stormwater ponding basins, which lowered the overall site density. Program 2 requires the City to identify alternative sites if requests for lower development densities would result in a shortfall in RHNA sites,
A3.3 Governmental Constraints
Although local governments have little influence on market factors such as interest rates, local policies and regulations can impact where, how much, and what type of residential development is built. Land use controls, site improvement requirements, fees and exactions, and permit processing procedures, among other policies and regulations, may constrain the maintenance, development, and improvement of housing.

A3.3.1 Land Use Controls
Land use controls provided in the General Plan and the zoning code influence housing production in several ways. The permitted and conditionally permitted uses in each district guide new development and provide both developers and the public with an understanding of how vacant land will develop in the future. This includes the density of development that will occur within a particular zone, the

Tulare County Association of Governments
Tulare County Regional Housing Element
A3-6
compatibility of planned uses in each area, and the range and type of buildings and uses that will be located throughout Dinuba.

A3.3.1.1 General Plan
Dinuba adopted its current General Plan in 2008 to guide development in the city. The Land Use Element of the City’s General Plan sets forth the vision, goals, and policies for the city’s urban form and land use patterns, including residential development. The General Plan Land Use Element establishes land use categories that define the allowable uses and building densities/intensities throughout the city.

The various types of housing units allowed in the city include single-family dwellings, multifamily dwellings, townhomes, condominiums, and mobile homes. Residential densities in Dinuba cover a wide spectrum that promotes the development of various housing types.

The Dinuba General Plan contains the following residential land use designations:
 Low Density Residential: 0 to 2.0 units per acre.
 Medium Low Density Residential: 2.1 to 4.5 units per acre.  Medium Density Residential: 4.6 to 7.5 units per acre  Medium High Density Residential: 7.6 to 15.0 units per acre.  High Density Residential: 15.1 to 24 units per acre
In addition, the Community Commercial land use designation allows mixed use development with approval of a Conditional Use Permit (CUP) in conformance with the Downtown Residential Overlay District, with an allowable maximum density of 24 units per acre.

The City of Dinuba is currently in the process of developing a Focused 2023 General Plan Update to the existing 2008 General Plan. The update is titled “focused” since it is not a comprehensive update of all elements of the General Plan, but rather a focused analysis of a few growth areas and community topics that are discussed in the Land Use and Circulation Elements of the General Plan. The Focused General Plan Update includes the provision of new residential neighborhoods, the development of policies that encourage mixed-use development in the downtown area and commercial areas, Zoning Code updates to accommodate residential and commercial areas, implementation of road safety measures, and the addition of an Environmental Justice element.

Conclusion
The General Plan includes five residential land use designations with a density range from less than one to 25 dwelling units per acre. The densities ranges are sufficiently high to allow the development of affordable housing for all income levels.

Recommended Action
None required.

A3.3.1.2 Zoning Code
The City regulates the type, location, density, and scale of residential development primarily through the Zoning Code, as well as specific plan development codes. A zoning district is assigned to every parcel in the city and the Zoning Code identifies compatible uses. In general, the City’s zoning regulations are designed to balance the goal of providing a mix of residential and commercial land use types while protecting the health and safety of residents and preserving the character of existing neighborhoods.

City of Dinuba
Housing Constraints Analysis
2023-2031 Housing Element A3-7
Additionally, development standards such as setbacks, height limits, lot coverage, open space requirements, and parking identified for each zoning district. Some zoning districts may allow similar uses but have different development standards. Development standards may be considered a constraint to the development of housing units if they are too restrictive or reduce the development potential on a specific parcel.

The City’s Zoning Code allows residential uses in the following districts: Development beyond 24 units per gross acre is permitted by CUP. The City’s Zoning Code provides for the following residential districts.
 Agriculture (AN): The AN district is intended to preserve lands best suited for agriculture from the encroachment of incompatible uses; to protect lands designated for eventual urban development to ensure the orderly and beneficial conversion of these lands to nonagricultural use. The AN district does allow for rural residential development, specifically for single family dwellings. The minimum site area is ten (10) acres for all permitted uses. Each site has no less than five (5) acres for each dwelling unit located on the site, subject to the exception that employee housing may be located on a site with a lesser area for each dwelling unit.
 Residential Acreage (RA): The RA district is intended to provide living areas within the city limited to a very low-density concentration of one-family dwellings. The minimum site area is twenty thousand (20,000) square feet for a permitted use. No more than one (1) unit is allowed on each site in the RA district.
 One Family Residential (R): The R district is intended primarily to provide living areas at locations designated by the General Plan for medium low and medium density, involving single-family dwellings. In the R district, no more than one (1) dwelling unit is allowed on each site, except as provided under Sections 17.26.030.
 Multifamily Residential (RM): The multifamily residential districts are intended primarily for the development of multifamily residential structures at densities consistent with policies of the General Plan.
 Downtown Commercial District (C-2): The C-2 zone allows mixed use development, including residential uses, in the Downtown Residential Overlay District with a CUP.

In Dinuba, minimum residential lot sizes are required in some zones. Table A3-4 provides the minimum lot area per dwelling unit standard by zoning district.

Table A3-4 Site Area Per Dwelling Unit (RM)
District Lot Area
RM-3 3,000 square feet (14.54 units/gross acre)
RM-2 2,000 square feet (21.78 units/gross acre)
RM-1.5 1,500 square feet (Conditional Use Permit [CUP] required over 24 units/gross acre) Downtown Residential Overlay 1,875 square feet (24.0 units/gross acre) Source: Dinuba Zoning Code, Adopted September 2022.

Downtown Residential Overlay District
The Downtown Residential Overlay allows residential development as part of a mixed use development throughout the downtown area. Only parcels classified as C-2 within the Downtown Residential Overlay District allow mixed use development subject to approval of a CUP. Mixed use projects allow residential uses on the second and third floor or limited residential use on the ground floor if compatibility is

Tulare County Association of Governments
Tulare County Regional Housing Element
A3-8
determined with the neighborhood or other commercial development. Residential uses must include at least two studio units, two one-bedroom units, and two two-bedroom units.

Conclusion
The City’s Zoning Code provides for a range of densities and is consistent with the General Plan land use designations.

Recommended Action
None required.

A3.3.2 Residential Development Standards
Table A3-5 shows the development standards for residential zones. The minimum parcel area for residential zones ranges from 6,000 square feet to five acres. Maximum site coverage ranges from 35 percent to 60 percent of the lot area.

The front setback requirement is 15 feet for all R and RM districts and 35 feet for AN and RA districts.

The side setback requirement is 15 feet for AN and RA districts, 10 feet for R-1-10, and five feet for the remaining three R districts as well as all RM districts. Rear setback requirement is 15 feet for AN and RA districts, 20 feet for R districts, and 15 feet for RM districts.

Maximum height requirements are 35 feet for AN district, 30 for RA districts, 25 for R districts, and 35 for RM districts. In the RA district, maximum height may be increased to 50 feet with a CUP. In RM districts, buildings within 50 feet of the boundary of an RA or R district may not exceed one story and buildings within 100 feet of the boundary of an RA or R district may not exceed two stories. Height requirements for ADUs are 35 feet for AN district, 35 for RA districts, and 15 feet for all other districts.

Maximum density ranges from 0.2 units per acre in the AN district to 24 units per gross acre in the RM1.5 districts. The City’s maximum height requirement for accessory structures requires a CUP for accessory structures over one story in the RA, R, and RM districts. The height requirement of 35 feet in the AN, RA, and RM zones does not constrain the development of three-story buildings in Dinuba. The City is currently processing an application for a three story multi-family project (El Monte Village) within the 35-foot height limit.

Table A3-5 Residential Development Standards
Zoning
District
Minimum
Parcel Area
Minimum Setback (in feet)
Maximum
Height
(feet)
Maximum
Height
(Accessory
Structure)
Maximum
Site
Coverage
(percent
of lot)
Maximum
Density
(du/acre)
Front
(feet)
Side
(feet)
Rear
(feet)
AN 10 acres 35 15 15 35 35 10 0.2
RA 20,000 sq. ft. 35 15 15 30 (50
with CUP)
35 25 2
R-1-10 10,000 sq. ft. 15 10 20 25 25 40 4
R-1-7.5 7,500 sq. ft. 15 15 20 25 25 40 5.7
R-1-6 6,000 sq. ft. 15 5 20 25 25 40 7.2
RM-3 7,000 sq. ft. 20 5 15 35 35 50 14.54
RM-2 7,000 sq. ft. 20 5 15 35 35 55 21.78
RM-1.5 7,000 sq. ft. 20 5 15 35 35 60 24

City of Dinuba
Housing Constraints Analysis
2023-2031 Housing Element A3-9
Zoning
District
Minimum
Parcel Area
Minimum Setback (in feet)
Maximum
Height
(feet)
Maximum
Height
(Accessory
Structure)
Maximum
Site
Coverage
(percent
of lot)
Maximum
Density
(du/acre)
Front
(feet)
Side
(feet)
Rear
(feet)
Downtown
Residential
Overlay
3,750 sq. Ft. 0 (15 if
abutting
residential
district)
0 (10 to 15
if abutting
residential
district)
0 (10 if
abutting
residential
district)
40 N/A N/A 24.0
Notes:

The sum of the two side yards for the R-1-7.5 zone shall be 15 feet and each lot may have one five-foot minimum side yard.

Source: Dinuba Zoning Code, Adopted September 2022.

The City has recently received requests for reduced setbacks to adapt to site-specific constraints. These requests are currently accommodated through the Planned Unit Development process. The City is reviewing setback requirements as part of the comprehensive Zoning Code update that is currently underway.

Conclusion
Development standards related to parcel area, setbacks, height of primary structures, site coverage, and density do not constrain residential development.

Recommended Action
None required.

A3.3.2.1 Parking
According to the Terner Center for Housing Innovation at UC Berkeley, parking can cost $25,000 to $75,000 per space to construct. However, given the age of data and the increased cost of land and construction costs discussed above, the costs per parking space are likely much higher.1 Parking provided in underground or structured parking facilities, or if required to be covered or enclosed, can significantly increase the cost of housing and could affect the feasibility of various housing projects in the city. In addition, requirements for parking space locations and maximum distances from dwelling units may also increase the cost of housing and affect the feasibility of housing projects. Requiring less parking not only reduces the project budget but can allow for more space to build additional housing units.

Table A3-6 provides the residential parking requirements in Dinuba. 1 Terner Center for Housing Innovation at UC Berkeley, 2016. Available at: http://ternercenter2.berkeley.edu/proforma/

Tulare County Association of Governments
Tulare County Regional Housing Element
A3-10
Table A3-6 Residential Parking Requirements
Residential Use Required Parking Spaces
Single-family units 2.0 per unit
Multifamily units Studio 1.5 per unit + 1 guest space/5 units 1 Bedroom 2.0 per unit + 1 guest space/5 units
2 or more Bedrooms 2.0 per unit + 1 guest space/5 units Mixed Use Projects
(residential portion)
Studio 1.0 per unit
1 Bedroom 1.0 per unit
2 Bedrooms 2.0 per unit
Senior residential units 1.0 per unit
Spaces for single family units require a garage or carport.

Multifamily units require one guest parking space per five dwelling units.

Source: Dinuba Zoning Code, Adopted September 2022.

Conclusion
Residential parking requirements for studios (1.5 spaces per unit, plus one guest space per 5 units) and one-bedroom multifamily units (2.0 spaces per unit, plus one guest space per five units) pose a potential constraint due to the requirement of more than one parking space per unit, which can be cost prohibitive to the development of such units.

Recommended Action
Revise parking requirements related to studios and one-bedroom multifamily units to require no more than one space per unit. The City will implement Housing Plan Program 6 to amend the Zoning Code to revise parking requirements for studio and one-bedroom multifamily units to not more than one space per unit.

A3.3.2.2 Open Space and Park Requirements
The Zoning Code establishes open space requirements for the RM districts. In these zones, each building site must provide landscaped and usable recreational and leisure areas equaling at least 350 square feet per dwelling unit. This area should be conveniently located and readily accessible to each dwelling unit.

Of this area, at least 25 percent must be designed as recreation area dedicated to promoting athletics and physical activity and at least another 25 percent must be designed as leisure area. Developments with five or more units are required to provide barbecue/picnic areas and children’s play areas.

Table A3-7 provides requirements for barbecue/picnic areas and children’s play areas.

Table A3-7 Active Recreation Area Requirements
Number of Units Required Play Areas Required Barbecue/Picnic Areas 5 to 50 units 1 1
51 to 99 units 2 2
100 to 149 units 3 3
150 to 199 units 4 4
200 to 249 units 5 5
Source: Dinuba Zoning Code, Adopted September 2022.

City of Dinuba
Housing Constraints Analysis
2023-2031 Housing Element A3-11
Conclusion
The requirement of children’s play areas and barbecue/picnic areas for all developments with five or more units without any consideration of the target population can result in underutilized active recreation areas in some developments. This is an issue when considering children’s play areas due to the greater area requirement for these spaces. Additionally, these spaces are targeted towards a specific age group that may not be present in all multifamily developments.

Recommended Action
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. The City will implement Housing Plan Program 6 to amend the Zoning Code to reduce open space requirements for multifamily developments.

A3.3.2.3 Density Bonus
Chapter 17.84 of the Dinuba Municipal Code establishes the City’s density bonus policy. The city provides a density bonus and other incentives or concessions to applicants for residential projects who agree to provide affordable or senior housing pursuant to the provisions of Government Code Sections 65915 through 65918 or successor statute. The City provides an additional density bonus or other incentives or concessions to applicants for residential projects who agree to donate land for affordable housing development and/or provide a childcare facility pursuant to the provisions of state law.

Allowed Density Bonuses
The amount of the density bonus granted shall be determined pursuant to state law. The City may choose to grant a density bonus greater than provided in the provisions of Government Code Sections 65915 through 65918 or successor statute for a development that exceeds the requirements of state law. The granting of a density bonus shall not be interpreted, in and of itself, to require a General Plan amendment, zoning change, or other discretionary approval separate from the discretionary approval otherwise required for the project.

Types of Incentives
Incentives or concessions include any of the following:

1. A modification of development standards pertaining to building height, open space, lot size requirements, street access, off-street parking, landscaping, fencing, a reduction in setback and square footage requirements or off-site improvements. Such reduction or modification requirements must exceed the minimum building standards approved by the California Building Standards Commission in compliance with Health and Safety Code Section 18901 et seq.;

2. Approval of mixed use zoning in conjunction with the housing project if commercial, office, industrial or other land uses will reduce the cost of the housing development and if such nonresidential uses are compatible with the housing project and the existing or planned development in the area where the housing project will be located;

3. Other regulatory incentives or concessions proposed by the developer or the City which result in identifiable cost reductions; and

Tulare County Association of Governments
Tulare County Regional Housing Element
A3-12

4. Direct financial incentives which include, in order of City priority:
a. Financial contributions or mortgage financing from the redevelopment agency’s twenty percent set aside for low and moderate income housing (as available); b. Modification of dedication requirements;
c. Waiver or reduction of fees (not including connection charges); d. Provision of publicly owned land.

Processing of Density Bonus and Incentive Request
Within thirty days of receipt of a complete written proposal, the director shall notify the applicant in writing of: the types of incentives which may be recommended to comply with Chapter 17.84; and whether staff may support the granting of a density bonus on the basis of required development standards and findings. The target units must be compatible in floor plan, furnishings, and exterior design to non-designated units. Further, the target units must be reasonably dispersed throughout the development. Each density bonus project shall record an affordable housing agreement and resale and/or rental restrictive covenant, or other equivalent document approved as to form by the City Attorney.

Assembly Bill 1287 Additional Density Bonus for Very Low- to Moderate-Income Units
California Assembly Bill 1287, signed into law on June 21, 2023, requires that a city, county, or city and county grant an additional density bonus. Additional density bonuses are to be administered when housing development conforms to specified requirements and provides 24 percent of the total units to lower income households, conforms to specified requirements and provides 15 percent of the total units to very low households, or conforms to specified requirements and provides 44 percent of the total units to moderate-income units.

The Density Bonus Law prohibits a local government from conditioning the submission, review, or approval of an application pursuant to the Density Bonus Law on the preparation of an additional report or study that is not otherwise required by state law, but provides that this provision does not prohibit a local government from requiring an applicant to provide reasonable documentation to establish eligibility for a requested density bonus, incentives or concessions, waivers or reductions of development standards, and parking rations, as specified.

Conclusion
The City of Dinuba is not in compliance with AB 1287 as it does not provide additional density bonuses for compliance with the criteria set forth by the bill.

Recommended Action
Revise the zoning code to provide additional density bonuses under the criteria set forth by AB 1287. The City will implement Housing Plan Programs 6 and 8 to revise the Density Bonus Ordinance to comply with state law.

A3.3.2.4 On/Off Site Improvement Standards
The typical improvements required by the City for development of property include curb, gutter, sidewalk, and street improvements. Extension of necessary utilities is also generally required as new

City of Dinuba
Housing Constraints Analysis
2023-2031 Housing Element A3-13
subdivisions are developed. As stated in U.S. Department of Housing and Urban Development’s (HUD) study of Subdivision Requirements as a Regulatory Barrier, such requirements can reasonably be considered regulatory barriers to affordable housing if the requirements are greater (and hence, more costly) than those necessary to achieve health and safety requirements in the community.2 If a development borders or is traversed by an existing street, the applicant may be required to:

1. Dedicate all necessary rights-of-way to widen a bordering minor or collector street to the extent of one-half the ultimate width established by the City as the standard for such minor or collector street, or the full extent required for a frontage road.

2. Dedicate all necessary rights-of-way to widen a traversing minor or collector street to its ultimate width established as the standard for such minor or collector street.

3. Dedicate all necessary rights-of-way to widen a bordering or traversing arterial street to the standards of width established by the City.

4. Set back all facilities the required distance from ultimate property lines along an arterial or collector street as shown on any master, official, or precise plan of streets and highways, or by the City’s General Plan.

5. Install curbs, gutters, sidewalks, street signs, streetlights, and street trees along one side of a bordering or along both sides of a traversing minor, collector, or arterial street.

6. Install utilities and drainage facilities to the full extent of the service requirements generated by the development.

Improvement Standards
Public improvement standards and approximate values are listed below.  Local Street – 60-foot right-of-way, including 36 feet of pavement with two travel lanes and two parking lanes. Two inches asphalt concrete over 6 inches compacted aggregate. Value: range between $4.00 to $6.00/sf.
 Curb and Gutter – 30 inches from asphalt pavement to back of curb, 7 ½ inches concrete over compacted native soil. Value: $12 to $15 per linear foot, dependent upon method of construction.  Sidewalk – 60 inches from back of curb, 4 inches concrete over compacted native soil. Value: range between $4.50 to $6.00/sf.
 Sewer Lateral – 4-inch PVC (dependent upon depth) with minimum slope of ¼-inch per foot. Value:
range between $3,000 to $4,000/ea.
 1-inch Water Service – 1 inch CTS polyethylene pipe, meter boxes, bronze saddles, straps, and bolts.

Value: range between $2,000 to $4,000/ea.

Total development costs for a recent 64-unit multifamily development, Sierra Village II, was approximately $21 million. Off-site improvement costs were $429,200, or about $6,700 per unit and approximately 2 percent of the overall development costs. On average, off-site improvement costs for single-family home developments are similar to that of Tulare County, which range from $2,500 to $30,000 per unit for development in an existing service district.3 2 U.S. HUD. 2007. Study of Subdivision Requirements as a Regulatory Barrier. https://www.huduser.gov/portal/publications/commdevl/subdiv_report.html 3 County of Tulare. 2023. Tulare County Housing Element. https://tularecounty.ca.gov/rma/planning-building/tulare-county-housingelement/tulare-county-housing-element-2023-2031-update/

Tulare County Association of Governments
Tulare County Regional Housing Element
A3-14
Conclusion
On/off site improvement standards for the City of Dinuba are typical of small cities and comparable to surrounding jurisdictions. Once the improvements are completed, they are typically granted to the City, which will be responsible for operating, maintaining, repairing, and replacing the improvements in perpetuity. The City does not consider the requirements to be greater than those necessary to achieve health and safety requirements.

Recommended Action
None required.

A3.3.2.5 Provision of a Variety of Housing Types
Housing Element law specifies that jurisdictions must identify adequate sites that are zoned to encourage the development of a variety of housing types available to all economic segments of the population. Persons and households of different ages, types, incomes, and lifestyles have a variety of housing needs and preferences that evolve over time and in response to changing life circumstances.

This includes single-family homes, multifamily housing, accessory dwelling units, mobile homes, agricultural employee housing, homeless shelters, and transitional housing, among others. Table A3-8 summarizes the housing types permitted and conditionally permitted for the City of Dinuba.

Table A3-8 Residential Use Matrix
Residential Use AN RA R RM C-2
Single Family (1 per lot) P P P
Multifamily P
Manufactured Housing P P A
Mobilehome Park U U U U
Farm Employee Housing (6 or fewer) P P P P
Farm Employee Housing (7 or more) P U U U
Emergency Shelters U P
Transitional Housing (6 or fewer) P P P P
Transitional Housing (7 or more) P P P P
Supportive Housing (6 or fewer) P P P P U
Supportive Housing (7 or more) P P P P U
Single Room Occupancy
Residential Care Facility (6 or fewer) P P P P
Residential Care Facility (7 or more)
Accessory Dwelling Unit P P P P
Mixed Use
P = permitted; A = Administrative Site Plan is required; U = Use Permit required Source: Dinuba Municipal Code, Adopted September 2022.

Manufactured Housing
Manufactured homes that are built on a permanent foundation must be allowed in the same manner and in the same zones as single-family dwellings. Manufactured housing is permitted by-right in the RA,

City of Dinuba
Housing Constraints Analysis
2023-2031 Housing Element A3-15
R-1-10, R-1-7, and R-1-6 zones and can also be used as second units. Manufactured housing development requires an administrative use permit in the RM-3, RM-2, and RM-1.5 zones.

Conclusion
Manufactured housing requirements are a constraint to development of this housing type since manufactured housing development is subject to an administrative use permit in the RM zones but is not required for single-family dwellings.

Recommended Action
Revise the Zoning Code to comply with state law. Through implementation of Program 6, the City will revise the Zoning Code to allow manufactured housing without an administrative use permit in the RM zones.

Accessory Dwelling Units
In recent years, several bills have added requirements for local governments related to accessory dwelling unit (ADU) regulation. Updates to state law in 2016 and 2017 included changes pertaining to the allowed size of ADUs, permitting ADUs by-right in at least some areas of a jurisdiction, and reduced parking requirements related to ADUs. More recent bills reduce the time to review and approve ADU applications to 60 days and remove lot size and replacement parking space requirements. AB 68 allows an ADU and a junior ADU (JADU) to be built on a single-family lot, if certain conditions are met. The State has also removed owner-occupancy requirements for ADUs, created a tiered permit fee structure for ADUs based on their size and location, and prohibits fees on units of less than 750 square feet. In addition, AB 671 requires the Housing Element to include plans to incentivize and encourage affordable ADU rentals.

In 2022, two laws were passed that affect ADU law and came into effect in 2023. SB 897 increases the existing height limit for attached and detached ADUs that meet certain conditions. AB 2221 clarifies existing ADU law to close procedural and permitting loopholes for approving ADUs, including the requirement for approving or denying applications within 60 days of application submittal and providing a full set of comments and remedies to applicants with denied applications. Additionally, AB 2221 adds front setbacks to the list of local development standards that local governments cannot impose if they would preclude construction of an attached or detached ADU of at least 800 square feet, that is at least 16 feet in height and that has at least four-foot side and rear yard setbacks.

ADUs are permitted by-right in all AN, RA, R, and RM districts subject to development standards and conditions outlined in Section 17.70.024 of the City’s Zoning Code and included below.

A. An accessory dwelling unit shall be either attached to the existing single-family dwelling or be separated from the existing single-family detached residence by not less than ten feet or the separation as allowed by the Uniform Building Code, whichever is less.

B. Height. A conditional use permit shall be required for all accessory dwelling units constructed over one story in all RA, R and RM districts.

C. Number of Units. Only one accessory dwelling unit shall be permitted on any parcel.

D. Facilities. The accessory dwelling unit shall contain separate living, kitchen, and bathroom facilities.

E. Construction. All accessory dwelling units shall be constructed so as to be compatible with the existing primary residence and existing residences within the neighborhood.

Tulare County Association of Governments
Tulare County Regional Housing Element
A3-16
F. Screening. All detached accessory dwelling units shall be appropriately screened so as not to be visible from the front street.

G. Construction within the Rear or Side Yard. Any attached or detached accessory dwelling unit may be constructed within the rear or the side yard of the existing single-family residence.

H. Mobile Homes. Mobile homes shall not be permitted as an accessory dwelling unit.

I. Manufactured Homes. Manufactured homes shall be allowed as a detached accessory dwelling unit provided the manufactured unit complies to standards and conditions of this chapter.

J. Existing Unit. A residential unit shall exist on a parcel before an accessory dwelling unit may be authorized unless approved by the director.

K. Rental. The accessory dwelling unit may be rented as a one-family unit.

L. One Family. The accessory dwelling unit shall provide complete independent sleeping, kitchen and bathroom facilities for one family.

M. Access. The front entrance established for the accessory dwelling unit shall not be located on the same street frontage of the primary residence.

N. Floor Area. Total floor area of the accessory dwelling unit shall be not less than one hundred fifty square feet. An accessory dwelling unit shall not exceed one thousand two hundred square feet of floor area if separated from the existing single-family dwelling. If attached to the existing singlefamily residence, the floor area of the second unit shall not exceed fifty percent of the existing living area of the existing single-family dwelling. A manufactured home shall not be less than eight feet wide by forty feet long and three hundred twenty square feet in floor area. An efficiency unit shall not be less than one hundred square feet in floor area and meet all space and occupancy standards of Chapter 5 of the Uniform Housing Code.

O. Address. Address standards for the accessory dwelling unit shall be the same as established for the existing district; one address per parcel.

P. Mailboxes. Mailboxes for the accessory dwelling unit shall be the same as for the existing residential unit.

Q. Trash Disposal. Trash disposal services for accessory dwelling units shall be the same as for those established in the existing zoning district.

R. Finish Floor Elevation. All accessory dwelling units shall be constructed on a foundation at the same level of the primary residence or compatible to existing standards established within the block and comply with all standards of the Uniform Building Code and flood zone district.

S. Roof Pitch. All accessory dwelling units shall have a roof pitch equal to the primary residence and not less than what is consistent to be compatible within the block.

T. Roof Material. All accessory dwelling units shall have roofing material consisting of shingles or other material customarily used for residential units; compatible with the roof of the primary residence and not less than what is consistent to be compatible within the block.

U. Roof Overhangs. All accessory dwelling units shall have a roof overhang similar and compatible with the primary residence or what is consistent to be compatible within the block.

V. Exterior. All accessory dwelling units shall have exterior materials compatible with the primary residence or what is consistent to be compatible within the block.

W. Design. The accessory dwelling unit shall be clearly subordinate to the principal residential unit on the parcel by size, location and appearance.

X. Utilities. Accessory dwelling units shall be provided with water, sewer and other utilities as determined by the building official.

City of Dinuba
Housing Constraints Analysis
2023-2031 Housing Element A3-17
Y. Fees. All accessory dwelling units shall be subject to all fees required for new construction as adopted by the City.

Z. An application for an accessory dwelling unit shall not be denied solely based on any maximum density requirements or standard.

Conclusion
The City of Dinuba's ADU Ordinance was last updated in 2017 and is not in compliance with state legislation passed since 2017.4
Recommended Action
Revise the Zoning Code to comply with state law. The City will facilitate the development of ADUs through implementation of Housing Plan Program 5, which directs the City to amend the Zoning Code in compliance with state ADU law and implement strategies to streamline the ADU permitting process, such as adopting pre-approved ADU plans.

Multifamily
Multifamily housing is permitted by-right in all zones allowing multifamily uses, including the RM-3, RM2, and RM-1.5 zones. Multifamily development is not permitted in any other zoning district but can be incorporated into a mixed-use development within the Downtown Residential Overlay District subject to approval of a CUP.

Conclusion
Multifamily development requirements are not a constraint to residential development. However, allowing single-family residences by-right in multifamily zones potentially constrains the development of multifamily housing.

Recommended Action
Amend the Zoning Code provisions for RM districts to prohibit single-family uses. The City will implement Housing Plan Program 6 to reflect this change.

Group Homes/Residential Care Facilities
Group homes with six or fewer residents are permitted by-right in all residential districts, which is in accordance with state law. The City currently has no provisions in the Zoning Code to allow the development of group homes with seven or more residents.

State law requires residential care facilities with six or fewer persons to be allowed by-right in all zones that allow residential uses in zones where single-family residential uses are allowed. The City of Dinuba allows residential care facilities by-right in the following zones: AN, RA, R, and RM. In commercial, mixed-use, office and industrial zones, residential care facilities of any size are not permitted.

Residential care facilities with seven or more persons are not permitted in any zoning district, which is considered a constraint to development.
4 State laws governing ADUs since 2017: Assembly Bill 494 (2017), Senate Bill 229 (2017), Assembly Bill 68 (2019), Assembly Bill 881 (2019), Assembly Bill 587 (2019), Senate Bill 13 (2019), and Assembly Bill 671 (2019), Assembly Bill 3182 (2020), Assembly Bill 345 (2021), Assembly Bill 2221 (2022), Senate Bill 897 (2022), Assembly Bill 345 (2022).

Tulare County Association of Governments
Tulare County Regional Housing Element
A3-18
The City requires one covered parking space per every three beds in group care facilities, including residential care facilities. This is reduced from the two parking spaces required for single-family residential and 1.5 spaces for multifamily residential. The parking requirements in place for residential care facilities are similar to, or reduced from, that of other residential uses and do not pose an undue constraint on housing development for persons with disabilities.

Conclusion
Group homes/residential care facility requirements are not a constraint to development of facilities with six or fewer residents. Facilities with seven or more residents should be allowed 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.

Recommended Action
Revise the Zoning Code to regulate residential care facilities in the same manner as similar uses in the same zone, regardless of the number of residents. 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. The City will implement Housing Plan Program 6 to amend the Zoning Code to reflect this change.

Emergency Shelters
The City of Dinuba allows emergency shelters by-right in the C-2 zone with a maximum capacity of six persons and emergency shelters with no capacity limitation are allowed with a CUP in RM zones. The maximum stay for any person is limited to six months. The City’s zoning code dictates that charitable and religious institutions providing sleeping accommodations must provide one space for each employee and one space for each three beds. AB 2339 requires cities to only require sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone.

In 2019, AB 101 was passed requiring that a Low Barrier Navigation Center development be a use byright in mixed-use zones and nonresidential zones permitting multifamily uses. A Low Barrier Navigation Center is a low barrier, temporary, service-enriched shelter that helps homeless individuals and families obtain permanent housing. The City will need to amend its 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.

AB 2339 was passed in 2022 and went into effect January 1, 2023. AB 2339 requires that jurisdictions identify zoning designations where emergency shelters are allowed to include sites that meet at least one of the following:
 Vacant and zoned for residential use;
 Vacant and zoned for nonresidential use and located near amenities and services for homeless individuals;
 Nonvacant and is suitable for use as a shelter in the current planning period.

Zoning designations identified to allow emergency shelters as a permitted use without a discretionary permit must also allow residential uses. The City permits emergency shelters by-right and without discretion in the C-2 zone. The C-2 zone permits mixed use development with residential uses, which satisfies that requirement of AB 2339.

City of Dinuba
Housing Constraints Analysis
2023-2031 Housing Element A3-19
Identified sites with the C-2 zone must also have a minimum area of 200 square feet per unsheltered person to accommodate the number of people experiencing homelessness. Additionally, AB 2339 requires that emergency shelters can only be subject to parking requirements such that the jurisdiction can require sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone.

The Kings/Tulare County Point-in-time count estimated that 1,053 people experienced homelessness in Tulare County in 2023, including 299 in Porterville, 284 in Tulare, and 434 in Visalia and 36 in the remainder of the county areas including Dinuba. Pursuant to AB 2339, 7,200 square feet or 0.17 acres of land is required to shelter the 36 unsheltered individuals from the 2023 PIT using 200 square feet per person.

As shown on Table A3-9, the C-2 zone has potential capacity for more than 36 individuals in emergency shelters. Smaller parcels (five acres or less) and vacant parcels are more likely to be developed with a shelter than large or nonvacant parcels; therefore, this table only includes vacant parcels less than five acres. While there is more than 0.17 acres of land available to shelter unsheltered individuals, the limit of six persons per emergency shelter in the C-2 zone could be a constraint due to the need to build up to five emergency shelters to house 36 individuals. The parcels identified in Table A3-9 are within a short walking distance to the Dinuba Transit Center, which provides residents with local bus circulation between Dinuba, Delft Colony, London, and Traver, and the Tulare County Area Transit (TCaT) North County service between Visalia, Yettem, Seville, Cutler, Orosi, East Orosi, Sultana, Dinuba, Justice Complex, and Patterson Tract. These parcels are also within a 10-minute walking distance of Open Gate Ministries, which provides shelter and food distribution to residents experiencing homelessness.

Table A3-9 Emergency Shelter Capacity Analysis
APN Acreage Realistic Capacity (beds) Vacant/Non-Vacant 17182016 0.18 39 Vacant
17173006 0.69 150 Vacant
17171009 0.16 36 Vacant
Total 1.03 90
Source: City of Dinuba and Tulare County, 2023
Conclusion
The limit of six persons per emergency shelter in the C-2 Zone poses a constraint on housing access for unsheltered individuals. Maximum stay requirements pose a constraint to housing access for residents experiencing homelessness. Additionally, the City’s parking requirements for emergency shelters do not align with the requirements of AB 2339 which poses a constraint to the development of emergency shelters.

Recommended Action
Revise the emergency shelter definition in the Zoning Code to remove the limit of six persons for emergency shelters in the C-2 zone and the maximum stay requirements.

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, ensuring emergency shelters are only subject to objective

Tulare County Association of Governments
Tulare County Regional Housing Element
A3-20
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.

Revise the 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, consistent with AB 101.

Housing Plan Program 6 directs the City to amend the Zoning Code to increase capacity limits and maximum stay requirements for emergency shelters, revise the definition of emergency shelter and parking requirements to be consistent with the requirements of AB 2339, and permit Low-Barrier Navigation Centers, by-right, in mixed-use zones and nonresidential zones permitting multifamily uses.

Transitional and Supportive Housing
“Transitional housing” is defined as buildings configured as rental housing operating under program requirements that require the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months from the beginning of the assistance. Transitional housing units are residential uses subject only to those requirements and restrictions that apply to other residential uses of the same type in the same zone.
“Supportive housing” is defined as housing with no limit on length of stay that is occupied by the target population and that is linked to on-site or off-site services that assist the supportive housing resident in retaining permanent housing, health services, and employment, as needed. Supportive housing units are residential uses subject only to those requirements and restrictions that apply to other residential uses of the same type in the same zone. AB 2162, which went into effect on January 1, 2019, requires that cities allow supportive housing with up to 50 units by-right in multifamily and mixed-use zones and precludes cities from imposing parking requirements on supportive housing developments located within 0.5-mile of a public transit stop.

The Zoning Code defines supportive housing as “housing with no limit of stay, that is occupied by the target population, and that is linked on an on-site or off-site service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.”
The Zoning Code defines transitional housing as “buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculation of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance.” Transitional housing Transitional and supportive housing is allowed as permitted use in the AN, RA, R, and RM zones and by CUP in the C-2 zone.

Conclusion
The City’s Zoning Code is not consistent with the requirements of AB 2126.

Recommended Action
Revise the Zoning Code to comply with AB 2162 to permit by-right permanent supportive housing without discretionary action in zones allowing multifamily uses pursuant to Government Code 65651.

For such supportive housing locating within half-mile from a public transit, no minimum parking can be required. Housing Plan Program 6 directs the City to amend the Zoning Code to reflect this change.

City of Dinuba
Housing Constraints Analysis
2023-2031 Housing Element A3-21
Farmworker Housing/Employee Housing
The Employee Housing Act regulates the use and occupancy of employee housing, which consists of privately-owned housing for five or more employees. Employee housing for six or fewer persons is to be treated as a single-family structure and residential use and shall be considered a use of property by a single household (Health & Safety Code Section 17021.5). No conditional-use permit, zoning variance, or other zoning clearance shall be required for this type of employee housing that is not required of a family dwelling of the same type in the same zone. In addition, employee 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 (Health & Safety Code Section 17021.6). For the purpose of all local ordinances, employee housing shall not be deemed a use that implies that the employee housing is an activity that differs in any other way from an agricultural use. No CUP, zoning variance, or other zoning clearance shall be required of employee housing that is not required of any other agricultural activity in the same zone. The permitted occupancy in employee housing in a zone allowing agricultural uses shall include agricultural employees who do not work on the property where the employee housing is located.

In Dinuba, farmworker/employee housing for six or fewer residents is permitted by-right in the AN, RA, R, and RM zones in accordance with the Employee Housing Act. Farmworker/employee housing for six or fewer residents requires a CUP in the AR (Agriculture) zone, which does not comply with the Employee Housing Act.

Employee housing for seven or more residents, up to 36 beds in group quarters, or up to 12 units or spaces designed for use by a single family or household, is permitted in the AN zone and allowed by use permit in the RA, R, and RM zones. However, these uses are not allowed in the AR (Agriculture) zone.

Conclusion
The City’s Zoning Code does not comply with state law regarding employee housing for seven or more residents or 36 beds.

Recommended Action
Revise the Zoning Code to ensure compliance with the Employee Housing Act (Health & Safety Code Section 17021.6). Housing Plan Program 6 directs the City to make this amendment to the Zoning Code.

Single Room Occupancy Units (SROs)
SROs are defined as a living or efficiency unit by California Health and Safety Code section 17958.1, intended or designed to be used as a primary residence by not more than two persons for a period of more than 30 consecutive days and having either individual bathrooms and kitchens or shared bathrooms and/or kitchens. Single-room occupancy (SRO) units are not specifically enumerated land use in the Zoning Code.

Conclusion
The Zoning Code does not specifically allow the development of SROs, which constrains the development of these uses.

Tulare County Association of Governments
Tulare County Regional Housing Element
A3-22
Recommended Action
Revise the Zoning Code to define SROs and allow the development of SROs in residential zones allowing multifamily uses and/or commercial zones allowing hotel and motel uses. Housing Plan Program 6 directs the City to amend the Zoning Code to reflect this change A3.3.3 Housing for Persons with Disabilities
California Government Code Section 65583 requires local jurisdictions to analyze potential and actual government constraints on the maintenance, improvement, and development of housing for people with disabilities. This is to ensure that persons with either physical or mental disabilities are provided reasonable accommodation for access to and the enjoyment of all facilities, including housing.

Government Code Section 65583(c)(3) also requires housing elements to provide a program to “…address, and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing for persons with disabilities.” This section analyzes if the zoning policies and permitting procedures in Dinuba impose any constraints on persons with disabilities accessing appropriate and adequate housing in the city.

A3.3.3.1 Definition of Family
Local jurisdictions may restrict access to housing for households that do not meet the jurisdiction’s definition for “family.” A restrictive definition of “family” that limits the number of individuals living together may illegally limit the development and siting of group homes for persons with disabilities, but not for housing families that are similarly sized or situated. The City of Dinuba’s definition of family is as follows:
“Family” or “household” means all those persons, related and unrelated, who occupy a single housing unit.

Conclusion
The City’s definition of “family” is not restrictive.

Recommended Action
None required.

A3.3.3.2 Reasonable Accommodation Procedures
The federal Fair Housing Act and the California Fair Employment and Housing Act require that cities and counties provide reasonable accommodation where such accommodation may be necessary to afford individuals with disabilities equal housing opportunities. Cities and counties must also consider requests for accommodations related to housing for people with disabilities and provide the accommodation when it is determined to be “reasonable” based on fair housing laws and the case law interpreting the statutes.

Reasonable accommodation is one of the tools intended to further housing opportunities for people with disabilities. These accommodations require that local jurisdictions make modifications or exceptions in their zoning laws and other land-use regulations when accommodations are necessary to afford individuals with disabilities an equal opportunity to use and enjoy a dwelling. For example, it may be a reasonable accommodation to waive a setback requirement so that a paved path of travel can be provided to residents with mobility impairments.

City of Dinuba
Housing Constraints Analysis
2023-2031 Housing Element A3-23
Reasonable accommodation enables developers and providers of housing for people with disabilities a means of requesting from the local government flexibility in the application of land use and zoning regulations or, in some instances, even a waiver of certain restrictions or requirements because it is necessary to achieve equal access to housing.

The City’s Zoning Code requires that the alteration of any building, structure, or land may take place only after review and approval by the Director of Development Services after applying all the necessary permits and licenses. Site plan review is necessary to ensure that all improvements, including, without limitation, structures, parking areas, walks, refuse containers, landscaping, and street improvements, are properly related to the site and surrounding sites and structures.

The following development types shall be submitted to the Director of Development Services for review:

1. All new multifamily residences.

2. All additions to existing multifamily residences.

3. All renovations to multifamily residences which involve façade or exterior work.

4. All new or exterior renovations to commercial buildings.

5. All new or exterior renovations to industrial buildings.

Dinuba does not provide a reasonable accommodation procedure; however, it does provide an accelerated approval process for minor modifications to approved plans or building details of an approved CUP. The City is currently preparing a comprehensive update of the Zoning Code that will include a reasonable accommodations ordinance, anticipated summer 2024.

Conclusion
Dinuba’s lack of a reasonable accommodation procedure, and the requirement of a discretionary permit for modifications that facilitate access to a building for persons with physical and non-physical disabilities, limits housing opportunities for people with disabilities.

Recommended Action
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. Housing Plan Program 6 directs the City to amend the Zoning Code to include a reasonable accommodation procedure.

A3.3.4 Planning and Development Fees
The city charges various fees and assessments to cover the cost of processing permits and providing certain services and utilities.

Dinuba’s fees for a CUP, variance, and zone change are lower than those in nearby, similarly sized cities, such as Farmersville and Lindsay. Fees for other permit and plan review categories fall within the middle range of similar cities in the county. Table A3-10 describes residential development planning fees for both single-family and multifamily development.

Tulare County Association of Governments
Tulare County Regional Housing Element
A3-24
Table A3-10 Residential Development Planning Fees
Fee Title Amount
Annexation Process $5,192
Lot Line Adjustment $413 + actual costs
Tentative Subdivision Map Review $1,515 + $29/lot
Final Subdivision Map Review $601 + $30/lot
Tentative Parcel Map $2,838 + actual costs
Final Parcel Map $1,455 + actual costs
Final Tract Map $1,259 + actual costs
Planned/Smart Development $785
Preliminary Plan Review $1,455 + actual costs
Site Plan Review-Major $1,249
General Plan Amendment $2,712
Rezoning Review $1,536
Negative Declaration $769 + County Fees
Categorical Exemption $198 + County Fees
Lighting and Landscape Fee $2,362
Landscape Plan Check/Inspection $225
Conditional Use Permit $1,301
Variance Review $781
Source: Dinuba Zoning Code, Adopted September 2022.

Table A3-11 shows development impact and permit fees for single-family and multifamily prototype developments. The single-family prototype is representative of a single-family detached residential dwelling unit with 1,500 square feet of living area in the R-1-6 zoning district. It assumes a 10-acre parcel subdivided into 60 single-family units occupying 360,000 square feet in area (assumes each lot contains 6,000 square feet in area) with an estimated price of $322,000, based on Zillow’s average home value for single-family homes in Dinuba.
5 Single-family residential development fees range from $37,059 to $38,888 per unit and account for approximately 11 percent of the home price.

Estimated multifamily fees are based on a 108-unit multifamily development in the RM-2 zoning district.

It assumes a five-acre parcel, 2.2 parking spaces per unit, a single 30-foot-wide travel lane, 350 square feet of open space per unit, and 1,011 square feet per unit. Multifamily residential development fees range from $32,796 to $33,962 per unit, approximately 8 percent of the cost of development. 5 Zillow. Dinuba Home Values. 2023. https://www.zillow.com/home-values/118558/tokay-dinuba-ca/

City of Dinuba
Housing Constraints Analysis
2023-2031 Housing Element A3-25
Table A3-11 Residential Development Fees
Number of Units
Cost Per Unit
Multifamily Single Family
Land System Development Charges
Water $1,317 $3,918
Sewer $1,127 $3,342
Transportation $2,140 $6,366
Storm Drainage Master Plan $148 to $657 $535 to $2,364
Park Master Plan $3 $9.25
Park Land Dedication In-Lieu $1,392 $1,749
Fire Protection Facilities $758 $890
Subtotal $6,885 to $7,542 $16,809 to $19,173
Building System Development Charges
Water $1,171 $1,737
Sewer $1,471 $2,183
Transportation $2,283 $3,387
Subtotal $4,926 $7,307
Building and Other Fees
Building Permit $860 $1,425
Strong Motion Instrument Fee $9 $13
Building Standards $3 $4
Water Meter Service $4 $449
Construction Water Payment $1 $100
General Plan Maintenance $40 $60
Subtotal $916 $2,051
Dinuba Unified School District Fee $7,342 $10,890
Total $32,796 to $33,962 $37,059 to $38,888
Source: Dinuba Zoning Code, Adopted September 2022.

According to a 2019 National Impact Fees Survey of 37 jurisdictions in California, the average impact fees are $37,471 per single family unit and $21,703 per multifamily unit. Dinuba’s fees for a single-family unit are less than the survey average; however, the City’s fees are much higher than the average for multifamily units. The Terner Center for Housing conducted a study of the amount and effects of development and impact fees in six California cities: Los Angeles, Sacramento, Roseville, Oakland, Irvine, and Fremont6
. Fees in Fremont and Irvine were calculated at over $60,000 per multifamily unit while Roseville, Sacramento, and Los Angeles were calculated to be under $20,000 per multifamily unit.

Dinuba’s fees are higher than some of the studied cities but less than others.

Single-family development fees in Dinuba are much higher than for similarly sized cities in the same county. Fees for a single-family unit range from $37,059 to $38,888 in Dinuba but range from $12,009 to $19,269 in the cities of Exeter, Lindsay, Farmersville, and Woodlake. Similarly, fees for a multifamily unit range from $32,796 to $33,962 per multifamily unit in Dinuba and range from $10,495 to $16,400 per 6 Terner Center for Housing Innovation at UC Berkley, 2018. Available at, It https://ternercenter.berkeley.edu/blog/it-all-adds-up-the-cost-ofhousing-development-fees-in-seven-california-cities/

Tulare County Association of Governments
Tulare County Regional Housing Element
A3-26
unit in other cities. Table A3-12 shows a comparison of development fees in other Tulare County jurisdictions.

Table A3-12 Residential Development Fee Comparison
Jurisdiction
Total Cost Per Unit
Multifamily Single-Family
Dinuba $32,796 to $33,962 $37,059 to $38,888
Exeter $10,495.25 $16,482
Farmersville $16,400.00 $19,269
Lindsay $40,342.88 $12,009
Porterville $12,000 to $14,500 $17,000 to $20,000
Tulare $17,781 $18,677
Woodlake $11,477.88 $14,606.67
Conclusion
Given that planning and development fees are much higher in Dinuba than in other small cities in the region, planning and development fees may be a constraint to development.

Recommended Action
Review the City’s development impact fees and revise to be competitive with other cities in the same county. Program 6 directs the City to review and revise the City’s development impact fees.

A3.3.5 Permit Types
The City of Dinuba provides the full range of services relating to the development of property within its city boundaries and Sphere of Influence. Subdivision maps, parcel maps, CUPs, and building plans are all processed by the City.

The City’s Development Review Committee (DRC) process is intended to ensure that all City departments have an opportunity to review and discuss development proposals, including all subdivision maps. This process involves staff from public works (e.g., sanitary sewer, potable water, storm water drainage, and streets), parks and community services, the police, and fire departments.

Staff meet and discuss any site concerns or issues they may have pertinent to their areas of responsibility. Alta Irrigation District, Dinuba Unified School District, and Pena’s Disposal also participate in the DRC as these agencies may be impacted by development. The City believes this process provides an opportunity to give feedback to a developer prior to submittal of a formal application. The developer is given an opportunity to address any issues or concerns prior to investing in design costs of a subdivision. Thus, when the project is ready for consideration by the Planning Commission, any outstanding design issues should have been addressed and resolved at an informal level.

The initiation of a development proposal begins with the filing of an application and payment of appropriate fees. The application is reviewed by City staff and the environmental review process under CEQA is initiated. The project is evaluated for potentially adverse environmental impacts to determine which level of environmental review is necessary. Depending upon potential effect, City staff determines if a categorical exemption, negative declaration, mitigated negative declaration or environmental impact report (EIR) is appropriate. Should the project fit into any of several pre-defined exempt categories, a

City of Dinuba
Housing Constraints Analysis
2023-2031 Housing Element A3-27
notice of exemption may be filed which subsequently expedites project clearance of environmental concerns allowing the project to move forward to construction.

Site Plan Review
For projects subject to Site Plan Review, projects may only be denied if the project does not comply with City codes, standards, policies, or California Environmental Quality Act (CEQA) requirements. The Site Plan Review process follows objective approval standards and is not considered a constraint to development. New multifamily development, additions to existing multifamily development, and renovations to multifamily residences which involve façade or exterior work require Site Plan Review.

The Planning Director reviews the site plan within 60 days of submission to determine compliance, and makes a decision within 30 days of acceptance of the site plan. The findings for Site Plan Review are as follows:
 The proposed project is consistent with the Dinuba General Plan and the purpose and standards of the site zoning.
 The proposed project will not have an adverse impact on the public health, safety or welfare.  The approval of the permit application is in compliance with the requirements of the California Environmental Quality Act.

The director’s decision shall be final unless appealed to the Planning Commission. Current City procedure states that when, in the opinion of the director, the site plan submitted is of such consequence, magnitude or involves potential public controversy, the director may refer such to the planning commission for public hearing. The City will remove this provision concurrently with updates to the City’s Zoning Code, as directed by Housing Plan Program 6.

Design Review
The City’s design review process consists of an assessment of conformance with Chapter 17.82, Design Guidelines, of the Zoning Code and consistency with the City’s Residential Design Guidelines. In addition to Chapter 17.82, the City adopted the Residential Design Guidelines in June 2023. Many design requirements include objective measures for compliance; however, some of the guidelines for neighborhood, single-family, and multifamily development are subject may be restrictive to development. For example, the guideline that “the project should be designed to harmonize with surrounding development in terms of scale, setbacks, location of buildings on the parcel, etc.” may limit larger residential developments. This requirement is subjective in that determination of compliance would require judgement on whether or not the project harmonizes with surrounding development.

Chapter 17.82 includes the following subjective design standards:

A. The site should be designed so as to create a development which is pleasant in character, human in scale and facilitates on-site circulation.

1. Existing natural features such as trees, other native vegetation, natural ground forms, water and view shall be retained to the maximum extent feasible.

2. The visual impact and presence of vehicles shall be minimized by generally siting parking areas to the rear or side of the property rather than along street frontages, and screening parking areas from view, both interior and exterior to the site.

3. Where appropriate due to the nature of the project, bicycle parking with access from adjacent streets, driveways or paths shall be provided.

4. Traffic congestion or impairment of traffic visibility shall be avoided.

Tulare County Association of Governments
Tulare County Regional Housing Element
A3-28

5. Pedestrian safety and welfare shall be protected.

B. There is no single architectural style and design theme for Dinuba. Good architectural style and design should reflect compatibility with the character of the area. Compatibility includes building style, size, setback, form, color and material considerations.

1. The architectural style and design shall enhance the neighborhood and contribute beneficially to the overall design quality and visual character of the community, and maintain a stable, desirable character.

2. A consistent color scheme should be used throughout a project and the scheme(s) should not contrast negatively with the character of the area.

3. The design of projects containing many buildings should provide variety in building size and massing. A mixture of single and multistory buildings should be used.

4. The architectural scheme (form, materials, color and detailing) of a building should be carried throughout all exterior elevations to achieve design, harmony and continuity.

5. Coordinate roof shape, color and texture with the overall building design.

6. Continue on all elevations the architectural character established for the street facing elevations to the extent possible.

7. Mechanical equipment and utilities, with the exception of solar heating panels, shall be architecturally screened from view. Rooftop mechanical and electrical equipment and appurtenances to be used in the operation and maintenance of a building shall be installed so as not to be visible from any point at or below the roof level of the subject building. This requirement shall apply in construction of new buildings, and in any alteration of mechanical systems of existing buildings that results in significant changes in such rooftop equipment and appurtenances. The features so regulated shall, in all cases, be either enclosed by out building walls or parapets, or grouped and screened in a manner architecturally compatible with the building. Minor features not exceeding one foot in height shall be exempted from this requirement, except that such minor features shall be of a color that minimizes glare and blends with the building. Ground- or interior-mounted mechanical equipment is strongly recommended.

8. Ensure that the physical proportions of the project and the manner in which the project is designed are appropriate in relation to the size, shape and topography of the site and adjacent developments.

9. Buildings with box-like appearances, lacking architectural variation on all elevations, are discouraged. Architectural variation can be achieved through a variety of design techniques, including but not limited to:
a. Off-setting or varying building setbacks;
b. Providing covered porches, balconies and entries;
c. Combining single-story and two-story construction in a single building, with single-story nearest property lines;
d. Varying roof lines, height and type and building elevations; e. Providing meandering sidewalks.

10. Each project shall contain a sufficient number of trash enclosures to adequately serve the use.

Said enclosures shall be constructed to City standard specifications.

City of Dinuba
Housing Constraints Analysis
2023-2031 Housing Element A3-29

11. Screen exterior trash and storage areas, service yards, loading docks and utility services from view of all nearby streets and adjacent structures in a manner that is compatible with building and site design.

12. All sides of commercial buildings shall be architecturally treated to produce an aesthetically pleasing facade which is of a design compatible with surrounding commercial buildings and the character of the community.

13. Signage should be compatible with the architectural style and design of the building and should contribute beneficially to the overall design quality and visual character of the community.

Chapter 17.71, Special Provisions and Development Standards, includes design standards for landscaping that applies to all projects that require landscaping, including residential development. Some of the landscaping standards are subjective in nature. The City’s Landscape Design Guidelines, last updated in 2021, also contain subjective requirements that apply to residential development. For instance, the requirement that “plant materials should reflect the approved architectural theme” is subjective and would require judgement to determine compliance. Section 17.71.130 of the Zoning Code includes the following subjective landscape design standards:

1. All vegetation shall be maintained free of physical damage or injury from lack of water, excess chemical fertilizer or other toxic chemical, or disease, and any such vegetation which shows signs of such damage or injury shall be replaced by the same or similar vegetation of a size and character which will be comparable at full growth.

2. Landscaping shall be kept free from weeds and undesirable grasses.

Chapter 17.61 of the Zoning Code regulates the Downtown Residential Overlay District and encourages the development of mixed-use development. This Chapter establishes a subjective standard regulating the design of mixed-use development, “The overall exterior appearance of mixed land use projects shall favor a commercial architectural design.”
The Development Review Committee (DRC) reviews and provides comments on applicable projects. The DRC is composed of staff from the departments of Planning and Development, City Manager’s Office, Public Works, Police, Parks and Recreation, Fire and other outside agencies. This process is concurrent with the rest of the entitlement review. All residential projects in the city require the same level of design review.

Conditional Use Permits
The CUP review process consists of an analysis to verify consistency of the project with the City’s Zoning Code and General Plan, and requirements of CEQA. A conditional use permit requires a public hearing and approval by the City’s Planning Commission. The Planning Commission may impose reasonable conditions upon a project, subject to appeal to the City Council.

The following findings shall be made by the approving authority prior to the approval of any discretionary permit:

1. General Plan. The use or project proposed is consistent with the General Plan.

2. Zoning Code. The use, activity or improvement(s) proposed is consistent with the provisions of the zoning code.

3. CEQA. The approval of the permit application is in compliance with the requirements of the California Environmental Quality Act.

Tulare County Association of Governments
Tulare County Regional Housing Element
A3-30

4. Compatibility. The location, size, design and operating characteristics of the proposed use will not create conditions or situations that may be incompatible with other permitted uses in the vicinity.

5. General Welfare. The approval of the permit application will not result in conditions or circumstances contrary to the public health and safety and the general welfare.

6. Site Characteristics. That the site for the proposed use is adequate in size and shape to accommodate such use and all yards, spaces, walls and fences, parking, loading, landscaping and other features required by the Municipal Code to adjust such use with the land and uses in the neighborhood.

7. That the site for the proposed use relates to streets and highways adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use.

8. That the proposed use will not be detrimental to the character of the development in the immediate neighborhood.

9. That the conditions stated in the resolution are deemed necessary to protect the public health, safety and general welfare. Such conditions may include:
a. Special yards, spaces and buffers;
b. Fences and walls;
c. Surfacing of parking areas subject to specifications; d. Requiring street dedications and improvements (or bonds) subject to the provisions of the site plan review of this title, including service roads or alleys when practical; e. Regulation of points of vehicular ingress and egress; f. Regulation of signs;
g. Requiring landscaping and the maintenance thereof;
h. Requiring the maintenance of the grounds;
i. Regulation of noise, vibration and odors;
j. Regulation of time for certain activities;
k. A bond for the removal of such use within a specified period of time; l. Such other conditions as will make possible development in an orderly and efficient manner; and
m. Authorization for staff to bring back discretionary permits for a planning commission review after a specified period of time.

Requirements related to neighborhood character are subjective.

Variances
An applicant must request a variance when seeking an exception to specific requirements of the Zoning Code, Parking Regulations, and Sign Regulations, if those requirements would result in a hardship due to the physical conditions of a property. The Planning Director or the Planning Commission acts on variance requests. Administrative action on a variance request takes place two to four weeks after the application is deemed complete; additional time is necessary if Planning Commission review is required.

City of Dinuba
Housing Constraints Analysis
2023-2031 Housing Element A3-31
General Plan Amendment and Zone Change
Projects that are not consistent with the General Plan or Zoning Code may require approval of a General Plan Amendment or a Zone Change. Approval of these types of proposals is discretionary, subject to CEQA, and requires public hearings before the Planning Commission and City Council.

Subdivision Map Review
All tentative subdivision maps are reviewed by the Subdivision Review Committee prior to the submission of the map to the Planning Commission. The Subdivision Review Committee review the completeness and accuracy of the tentative map and the suitability of the land for purposes of subdivision, conformity of the overall design of the subdivision to the General Plan and other City plans, the provisions for and adequacy of street improvements and utilities, and provisions for public areas and services. The Subdivision Review Committee may deem it advisable to recommend additional improvements, easements, dedications, etc., to be included, in which case the subdivider is informed of the nature of the recommendations following the Committee meeting. Within 50 days after the tentative map has been filed with the City Planner or at such later date as may be required to concurrently process the appurtenant environmental impact review documents required by CEQA, the Planning Commission shall conduct a public hearing on the tentative parcel map. The City Council may overrule or modify any ruling or determination of the Planning Commission regarding a tentative map and may make conditional exceptions if special circumstances pertaining to the property involved justify a variance.

Parcel Map
All tentative parcel maps are reviewed by the Subdivision Review Committee prior to the submission of the map to the Planning Commission. The Subdivision Review Committee review the completeness and accuracy of the tentative map and the suitability of the land for purposes of subdivision, conformity of the overall design of the subdivision to the General Plan and other City plans, the provisions for and adequacy of street improvements and utilities, and provisions for public areas and services. The Subdivision Review Committee may deem it advisable to recommend additional improvements, easements, dedications, etc., to be included, in which case the subdivider is informed of the nature of the recommendations following the Committee meeting. Within 30 days after the tentative map has been filed with the City Planner or at such later date as may be required to concurrently process the appurtenant environmental impact review documents required by CEQA, the Planning Commission shall conduct a public hearing on the tentative parcel map. If the applicant is dissatisfied with the decision of the Planning Commission, an appeal in writing to the City Council for a hearing can occur within 15 days after the decision of the Commission.

Conclusion
Site Plan Review findings are objective. The Design Guidelines contain guidelines for multifamily housing to “integrate architectural elements and building articulation that is similar to the surrounding neighborhood,” which are restrictive to multifamily development. Additionally, findings for discretionary permits regarding neighborhood character are subjective.

Recommended Action
Revise the City’s Design Guidelines Ordinance, Residential Design Guidelines, and Landscape 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

Tulare County Association of Governments
Tulare County Regional Housing Element
A3-32
discretionary permits to be objective. Housing Plan Program 6 directs the City to amend the Zoning Code to remove restrictions on design standards and revise findings for discretionary permits to be objective.

A3.3.6 Permit Procedures and Processing Times
The time required to process a project varies greatly from one project to another and is directly related to the size and complexity of the proposal and the number of actions or approvals needed to complete the process. Table A3-13 identifies the typical processing time for various entitlement applications. It should be noted that each project does not necessarily have to complete each step in the process (i.e., small scale projects consistent with General Plan and zoning designations do not generally require EIRs, General Plan Amendments, Rezones, or Variances).

Also, certain review and approval procedures may run concurrently. For example, a ministerial review for a single-family home would be processed concurrently with the design review. Since the majority of CEQA documents (i.e., EIRs and Negative Declarations) are prepared in response to a General Plan Amendment request, they are typically processed simultaneously. The City also encourages the joint processing of related applications for a single project. As an example, a rezone petition may be reviewed in conjunction with the required site plan, a tentative tract map, and any necessary variances.

The average number of days from entitlement to building permit is three to six months, based on a review of projects from the past 18 months.

Table A3-13 Timelines for Permit Procedures
Type of Approval or Permit Typical Processing Time Approval Body Site Plan Review/Design Plan Review 4 - 6 weeks Community Development Dir.

Minor Modifications 1 - 2 weeks City Staff
Conditional Use Permit 4 - 8 weeks PC
Variance 4 - 8 weeks PC
Zone Change 4 - 5 months PC and City Council (CC)
General Plan Amendment 4 - 5 months PC and CC
Development/Design Review 2 - 4 weeks City Staff Dev. Review Comm.

Tentative Subdivision Map 3 - 5 months PC, CC if easements Final Subdivision Map 6-12 weeks CC
Tentative Parcel Map 4 - 8 weeks PC, CC if easements
Final Parcel Map 4 - 6 weeks CC
Negative Declaration 2 months PC and CC
Environmental Impact Report 4 - 6 months PC and CC
Single Family Unit/Bldg. Permit Review 3 - 4 weeks Building Official Source: Dinuba Zoning Code, Adopted September 2022.

Table A3-14 shows the typical processing procedures by project type for Dinuba. As shown, single-family units have the shortest estimated processing times (one week) while planned unit development has the longest (3-4 months). Dinuba’s permit process times are consistent with typical permit processing times for cities in Tulare County.

City of Dinuba
Housing Constraints Analysis
2023-2031 Housing Element A3-33
Table A3-14 Typical Processing Procedures by Project Type One SingleFamily Unit Subdivision Multifamily UnitsPlanned Unit Development
Site Plan Site Plan Review Site Plan Review Site Plan Review Tentative Map Conditional Use Permit Conditional Use Permit Environmental
Assessment
Environmental
Assessment
Environmental
Assessment
Final Map
Final Map
Estimated Processing Time 1 week 2 - 3 months 2 months 3 - 4 months Source: Dinuba Zoning Code, Adopted September 2022.

Building Permits
Building permit review timelines for all projects are as follows depending on complexity and scope of work:
 First review: 1 to 20 working days
 Second review: 1 to 15 working days
 Third review: 1 to 15 working days
 Fourth review: 1 to 10 working days
 Fifth review: 1 to 10 working days
State Streamlining (SB 35)
Under the 5th Cycle Housing Element reporting period (2015-2023), the City of Dinuba has made insufficient progress toward its lower-income RHNA and is subject to SB 35 streamlining provisions for projects that include at least 50 percent affordability. SB 35 requires that eligible projects be reviewed for compliance and consistency with the City’s objective standards and are not subject to discretionary processes, such as CEQA environmental review and public hearings. Eligible projects with 150 units or fewer must be approved within 90 days and projects with more than 150 units must be approved within 180 days. In addition, AB 1397 requires that 5th cycle opportunity sites re-used in the 6th cycle and identified to accommodate lower income units (very low-income and low-income) be subject to by-right approval if projects include 20 percent affordable units for lower income households on-site. No SB 35 project applications have been received by the City. The City has not adopted procedures for processing SB 35 applications and has not created a checklist for SB 35 applications.

Conclusion
The lack of permit procedures and resources for SB 35 applicants is a constraint to development.

Recommended Action
Amend the Zoning Code to provide a clear permitting process for SB 35 eligible projects and create an SB 35 application checklist. Housing Plan Program 6 directs the City to amend the Zoning Code to reflect this change.

Tulare County Association of Governments
Tulare County Regional Housing Element
A3-34
Permit Streamlining Act
The Permit Streamlining Act sets forth various time limits within which state and local government agencies must either approve or disapprove permits and provides that these time limits may be extended once by agreement between the parties. The City currently meets the timelines below and complies with the Permit Streamlining Act including streamlining determinate with 30-day CEQA determination:
 30 days to deem application complete/incomplete
 30-day period restarts with each resubmittal on an incomplete application.  30 days to make environmental determination after an application is deemed complete  60 days after the environmental determination, including a finding that the project is exempt from CEQA, the City must take action to approve or disapprove the project. Applicants can agree to an additional 90 days to take action.

Conclusion
The City complies with the Permit Streamlining Act.

Recommended Action
None required.

A3.3.7 Short-Term Housing Rentals
Dinuba does not currently have a short-term housing rental program that regulates short-term vacation rentals in the jurisdiction. As of July 2023, there were two active VRBO and Airbnb rentals in the city.

Both listings rented the entire house and located in Northwest Dinuba. 7 Conclusion
The low number of short-term rentals in the city indicates short-term rentals are not a constraint to long-term rental housing supply.

Recommended Action
None Required.

A3.3.8 Code Enforcement
The City of Dinuba implements the California Building Code (CBC), 2016 Edition, which is based on the 2015 International Building Code and is published by the California Building Standards Commission as Part 2 of Title 24 of the California Code of Regulations. The 2016 California Building Code is set forth to regulate and govern the conditions and maintenance of all property, buildings, and structures within the city by providing the standards for supplied utilities and facilities and other physical things and conditions essential to ensure that structures are safe, sanitary, and fit for occupation and use and providing for the condemnation and demolition of buildings and structures that are unfit for human occupancy and use. Investigation of violations is complaint-based.

The City has included two local amendments to the CBC: (1) no permits shall be issued for the improvement of, or the construction, installation, or placement of any building or structure on any lot or 7 AirDNA. 2023. https://www.airdna.co/vacation-rental-data/app/th/default/bangkok/din-daeng_huai-khwang/overview

City of Dinuba
Housing Constraints Analysis
2023-2031 Housing Element A3-35
parcel of land resulting from a subdivision of land contrary to the provisions of Ordinance No. 424 of the City of Dinuba; (2) no permit shall be issued in connection with any building or structure erected, constructed, altered, enlarged, converted, move or maintained, or for the use of land in a manner contrary to the provisions of Ordinance No. 376. Ordinance No. 424 consists of Chapter 16.04 of the Zoning Code, adopted pursuant to the Subdivision Map Act and Ordinance No. 376 consists of Title 17, the Zoning Code. Neither ordinance poses a constraint to development.

The City has the power to inspect and declare unsafe any structure or piece of equipment, be it existing or under construction, that does not meet specific Municipal Code standards. These include, but are not limited to, structures with insufficient modes of egress; structures that are unsafe or that have been made structurally unsound due to fire, earthquake, or other natural disaster; buildings that are deemed a public nuisance; and buildings that have been constructed or maintained in violation of local or state law. Once a building has been declared unsafe, the building official may issue notice that the structure be repaired, vacated, or demolished within a reasonable amount of time and with the appropriate permits.

The enforcement of building codes in the city is centered on the inspection of new construction and remodels or renovations requiring building permits. However, for existing structures, City staff prioritizes code enforcement complaints according to the severity of the violation on the community and individuals. Situations that appear to pose a serious risk to health and safety are given top priority; others are pursued in the order in which they are received, as resources are available. In most cases for non-emergency complaints, a warning letter or courtesy notice is sent to the alleged violator to verify the status of the potential compliant and to obtain compliance.

Dinuba’s code enforcement program is complaint based. A summary of the process as provided by the code enforcement officer is as follows:
 Complaint is submitted
 City inspects and attempts to make contact with the occupant/owner and provide a verbal warning with a deadline date for compliance. A written notice is also sent.  If compliance does not occur, then second and third notices are sent. If compliance is still not achieved then the City can levy fines as follows:

1. First administrative citation—one hundred dollars;

2. Second administrative citation—two hundred dollars;

3. Third administrative citation—five hundred dollars.

If it becomes an ongoing issue and the occupant/owner is not responding to administrative citations, the City has the option to cite as a misdemeanor if the City Attorney sees fit.

Conclusion
The City has yet to adopt the most recent (2022) California Building Code.

Recommended Action
Adopt by reference the 2022 edition of the California Building Code. Housing Plan Program 6 directs the City to amend the Zoning Code to adopt the most current edition of the California Building Code. The City will implement Housing Plan Program 10 to advertise available rehabilitation grant programs on the City’s website and ensure that Code Enforcement has the information when addressing enforcement cases.

Tulare County Association of Governments
Tulare County Regional Housing Element
A3-36
Transparency in the Development Process
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.

Conclusion
While the City’s website provides information on permit processing and zoning, links to these resources are outdated.

Recommended Action
The City should evaluate its compliance with the new transparency requirements per Government Code Section 65940.1(a)(1) and make changes as necessary. Update links on the City’s Planning and Development Services Department webpage to connect to the most recent versions of each resource and document. Housing Plan Program 7 directs the City to comply with new transparency requirements and update links to the most recent version of each resource and documents on the Planning and Development Services webpage.

A3.3.8.1 Cumulative Impact of Development Standards
The Housing Element must analyze the cumulative effect of development standards on the development of housing and/or achieving densities after considering how all standards and/or ordinances relate to each other. In Dinuba, overly restrictive parking requirements, and recreation area/open space requirements, together with comparably high development impact fees, may constrain development of multifamily housing. Dinuba will amend its Zoning Code by summer 2024 to reduce and remove constraints to housing development.

A3.4 Environmental Constraints
A community’s environmental setting affects the feasibility and cost of developing housing.

Environmental issues range from the availability of water to the suitability of land for development due to potential exposure to seismic, flooding, wildfire, and other hazards. If not properly recognized and accommodated in residential design, these environmental features could potentially endanger lives and property. This section summarizes environmental constraints to housing development in the city.

A3.4.1 Floodplains
There are multiple floodplains in Dinuba affecting roughly 63 percent of all properties in Dinuba.8 Principal flooding problems exist in the western portion of the city, as identified by FEMA. Parcels in the western half of the city are primarily comprised of R zoning districts, general commercial zones, light industrial zones, and resource conservation in the southwestern portion of the city. Development within 8Risk Factor, Dinuba, California, https://riskfactor.com/city/dinuba/619318_fsid/flood accessed April 2023.

City of Dinuba
Housing Constraints Analysis
2023-2031 Housing Element A3-37
a flood zone typically is required to be protected against flood damage. FEMA recommends developers to obtain a flood zone elevation certificate when development is to occur on parcels in the flood zone, as it can also be used by the property owner to obtain flood insurance. These certificates require elevating the developed area (i.e., house pad) above the known flood level of that flood zone. Flood zone elevation certificates increase the cost of development by a small amount ($67) but are necessary to ensure protection against flood risks.

The Site Inventory identifies parcel-specific environmental constraints, including whether the site is within the FEMA 100-year flood zone. Several sites in the Site Inventory are located in Zone X (500-year flood zone) and Zone AO (100-year flood zone); however, the flood zone is not a constraint to development.

A3.4.2 Seismic Zones
While Dinuba is in proximity to major California fault lines, there is no specific threat or hazard from seismic ground shaking to residential development within Tulare County and all new construction must comply with current State building code requirements related to seismic retrofitting. Due to the minimal historical hazard of earthquakes in the city and the use of the most current building codes and construction techniques, seismic faults do not pose a constraint to residential development.

A3.4.3 Wildfire
The California Department of Forestry and Fire Prevention (CALFIRE) has designated the entire city of Dinuba and surrounding area as “Local Responsibility Area Unzoned.” The City of Dinuba Fire Department is responsible for wildfire prevention activities in the city. While there are no fire severity zones within the city boundaries, the City ensures that developments comply with California Fire and Building Code requirements for health and safety though the City’s site plan review process.

A3.4.4 Soil Contamination
Agricultural uses may contaminate sites due to the use of pesticides and other chemicals. Soil contamination may be a concern if a Phase One Environmental Site Assessment determines there is a potential for soil contamination and contamination is substantiated by a Phase Two study. The City ensures that the necessary steps are taken to clean up residual hazardous wastes on any contaminated sites proposed for redevelopment or reuse. Soil evaluations are required as needed to ensure that risks are assessed, and appropriate remediation is provided. Developing housing on these sites can involve costs to remediate contaminated soil or groundwater. The remediation cost would typically be on the developer to address the clean-up and potential site contamination is not considered a constraint.

Conclusion
Environmental conditions in Dinuba are not considered a constraint to development.

Recommended Action
None required.

Tulare County Association of Governments
Tulare County Regional Housing Element
A3-38
This page intentionally left blank.

City of Dinuba
Dinuba Housing Resources and Site Inventory Analysis
2023-2031 Housing Element A4-1
A4 Dinuba Housing Resources and Site
Inventory Analysis
This section documents the methodology and results of the Site Inventory analysis conducted to demonstrate the City of Dinuba’s ability to meet the 6th cycle Regional Housing Needs Allocation (RHNA).

Infrastructure, services, and financial and administrative resources that are available for the development, rehabilitation, and preservation of housing in the city of Dinuba are also discussed in this chapter. Background information on regional development trends and analysis are included in Chapter 4, Regional Housing Resources.

The Site Inventory was developed through the analysis of development trends, the identification of vacant land, and community input. Community engagement events included an online, interactive community survey, where residents identified areas for potential future residential development throughout Dinuba, and a virtual community workshop held on May 30, 2023.

A4.1 Regional Housing Needs Allocation (RHNA)
This Housing Element covers the planning period of December 2023 through December 2031 (also referred to as the 6th housing cycle). The Tulare County Association of Governments (TCAG), as the Metropolitan Planning Agency for the Tulare County region, is responsible for preparing the RHNA for the region based on recent growth trends, income distribution, and capacity for future growth. This methodology must align with state objectives, including but not limited to:
 Promoting infill, equity, and environmental protection  Ensuring jobs-housing balance
 Affirmatively furthering fair housing
Dinuba must identify adequate land with appropriate zoning and development standards to accommodate its RHNA or its assigned share of the region’s housing need. Dinuba’s RHNA is 1,588 units, which is distributed among five income categories, as shown in Table A4-1.

Table A4-1 Dinuba 2023-2031 RHNA
Income Category (Percent of Tulare
County Area Median Income [AMI]) Number of Units Percent of Total Units Extremely Low (< 30% of AMI)* 178 11.2%
Very Low (30 to 50% of AMI) 209 13.2%
Low (51 to 80% of AMI) 238 15.0%
Moderate (81% to 120% of AMI) 268 16.9%
Above Moderate (> 120% of AMI) 695 43.7%
Total 1,588 100.0%
* The RHNA does not project the need for extremely low-income units, but pursuant to state law (Assembly Bill (AB) 2634), the City must project its extremely low-income housing needs based on Census income distribution or assume 50 percent of the very low-income units required by the RHNA as extremely low-income units. The City’s very low-income requirement is 387 units. The number of extremely lowincome units that the City must plan for shown here was projected using Census data. According to the Comprehensive Housing Affordability Strategy (CHAS), data developed by the United States Department of Housing and Urban Development, 37.2 percent of households in the city earned less than 50 percent of the AMI. Among these households, 45.9 percent earned incomes below 30 percent (extremely low-income). Therefore, the City’s RHNA allocation of 387 very low-income units was distributed as 178 extremely low (46 percent of the 387 very low-income units required by the RHNA) and 209 very low-income units. However, for purposes of identifying adequate sites for the RHNA allocation, state law does not mandate the separate accounting for the extremely low-income category.

Source: TCAG, 2022. Final Regional Housing Needs Plan.

Tulare County Association of Governments
Tulare County Regional Housing Element
A4-2
A4.2 Meeting the RHNA
Each jurisdiction must identify adequate land with appropriate zoning and development standards to fulfill its required RHNA. Jurisdictions can use planned and/or approved projects, estimated accessory dwelling unit (ADU) production, and vacant and/or underutilized sites to accommodate the RHNA. In some cases, rezoning must occur to ready sites for future residential development.

Once the City demonstrates in the Housing Element that it has the development capacity to accommodate the RHNA, it has two implementation-related obligations during the planning period:

Maintain a “no net loss” policy of its residential development capacity over the housing element planning period, meaning that sites listed in the adopted Housing Element land inventory may not be down-zoned to a lower-density residential zone or rezoned to a nonresidential zone, unless the City up-zones or rezones alternative sites prior to the density reduction or rezone on the inventoried site.

Continue to allocate funding resources to and facilitate the development of affordable housing.

A4.2.1 RHNA Credits
The City may use units in approved and/or permitted residential developments which will be completed within the planning period, and anticipated ADU production, as credit towards fulfillment of its RHNA.

Planned and Approved Projects
Residential developments approved and permitted, but not yet built (also called “pipeline projects”) can be credited towards the City’s RHNA provided it can be demonstrated that the units can be built by the end of the 6th cycle planning period. Similarly, units that have not yet received a building permit as of June 30, 2023, can also be credited towards the RHNA. Affordability (the income category in which the units are counted) is based on the actual or projected sale prices, rent levels, or other mechanisms establishing affordability of the units within the project. Pipeline projects that can count toward the City’s 6th cycle RHNA are listed in Table A4-2.

Figure A4-1 shows the locations of pipeline projects. For the purposes of this analysis, the city is divided into six neighborhoods: Downtown Dinuba, Northeast Dinuba, Northwest Dinuba, South Dinuba, Southeast Dinuba, and Southwest Dinuba. These pipeline projects are mostly concentrated in Northeast and Northwest Dinuba and consist of single-family and multifamily projects. The average number of days from entitlement to building permit is three to six months, based on a review of projects from the past 18 months. The City typically processes a single-family building permit in one week while the process takes three to four months for a planned unit development. Very few approvals result in expired entitlements, and the City provides extensions for projects to the extent possible. Considering the City’s past trends of project approvals and the current status of these projects, all units are expected to receive Certificates of Occupancy by 2027, well before the end of the 2023-2031 planning period. There are no known barriers that would preclude development of these projects. The City will monitor these projects through Housing Plan Program 2 and identify alternative sites if projects do not appear on track for development.

City of Dinuba
Dinuba Housing Resources and Site Inventory Analysis
2023-2031 Housing Element A4-3
Table A4-2 Pipeline Projects
Map
ID Project Name
Assessor’s Parcel
Number (APN)1
Very LowIncome Units Low-Income
Units
ModerateIncome Units Above ModerateIncome Units Total Units Status
1 Castlerock Subdivision 18180031 0 0 0 71 71 Tentative map and zone change approved.

Construction expected to
being in 2024 and be
completed by October 2026.
21 Montebella 2/3 12272013 0 0 0 121 121 All but final map approved.

Annexation is expected upon
the completion of the project.

Homes under construction.

Construction complete on
about 1/3 of lots.Construction
is currently underway and
expected to be completed by
November 2025.
32 Vineyard Estates 14013007 0 0 0 63 63 Final map is in process.

Homes under construction
and approximately 50%
complete.Construction is
currently underway and
expected to be completed by
April 2026.
43 Sequoia Apartments 14450003 0 0 61 61 Project in plan check review.Approved
Total 0 0 0 316245 316245
1An assessor's parcel number is a series of digits used to identify property. Each parcel is assigned an APN that corresponds to a location on a page in a book of maps maintained by the County Assessor's Office.

Tulare County Association of Governments
Tulare County Regional Housing Element
A4-4
Figure A4-1 Pipeline Projects

City of Dinuba
Dinuba Housing Resources and Site Inventory Analysis
2023-2031 Housing Element A4-5
Accessory Dwelling Units
The City issued an average of one ADU building permit per year during the last five years. Extrapolated over the 2023-2031 Housing Element planning period, the City can assume the production of eight ADUs. ADUs permitted in previous years have been reported in the very low and low-income categories without deed restrictions. While it is likely that some ADUs may be affordable to lower- or moderateincome households, due to the relatively small sample size of permitted ADUs, all anticipated ADUs were conservatively assigned to the above moderate-income category.

Table A4-3 shows the recent history of ADU permit issuance.

Table A4-3 Accessory Dwelling Unit Production, City of Dinuba Reporting Year ADU Building Permits Issued
2018 1
2019 0
2020 0
2021 2
2022 3
Total 6
Annual Average 1
A4.3 Summary of RHNA Credits
The City can satisfy 19 16 percent of its RHNA requirement with planned and approved units and projected ADU development. To achieve the remaining RHNA after accounting for planned and approved projects and ADUs, the City must demonstrate the availability of sites with appropriate zoning and development standards that allow and encourage the development of 1,264 1,335 units. The City will implement Housing Plan Program 6 to amend the Zoning Code to remove constraints to housing development, including restricting single-family use development in RM districts and complying with state law for ADU development. This unit count is sorted by household income level. As shown on Table A4-4, Dinuba has a remaining RHNA of 387 units affordable to very low-income households, 238 units affordable to low-income households, 268 units affordable to moderate-income households, and 371 442 units affordable to above moderate-income households.

Table A4-4 Remaining Share of RHNA
Affordability Category
(Percent of AMI) RHNA Allocation
Units Pending or Approved
or under Construction Estimated ADUs Remaining RHNA
Very-Low 387 0 0 387
Low 238 0 0 238
Moderate 268 0 0 268
Above Moderate 695 316245 8 371442
Total 1,588 316245 8 1,2641,335

Tulare County Association of Governments
Tulare County Regional Housing Element
A4-6
A4.4 Nonvacant Sites
The Housing Element must analyze the extent to which existing uses may impede additional residential development on nonvacant inventory sites. The City’s Site Inventory accommodates approximately 35 percent of its lower-income RHNA, 26 percent of its moderate-income RHNA, and 25 percent of its above moderate-income RHNA on vacant sites. The remaining 65 percent of lower-income RHNA, 74 percent of moderate-income RHNA, and 75 percent of above moderate-income RHNA can be accommodated on sites currently used for agriculture.

Nonvacant sites included on the Site Inventory have comparable predevelopment characteristics to developed residential projects in the region. As discussed in Chapter 4, Regional Development Trends, residential development in Tulare County has occurred primarily on vacant sites and sites used for agriculture. Each site is located in a residential zone and would not require rezoning to allow for housing development. Market conditions, site characteristics, and regional trends indicate a high likelihood of redevelopment of nonvacant sites.

The housing element must analyze the extent to which existing uses may impede additional residential development. The City’s Site Inventory accommodates approximately 35 percent of its lower-income RHNA, 26 percent of its moderate-income RHNA, and 25 percent of its above moderate-income RHNA on vacant sites. The remaining 65 percent of lower-income RHNA, 74 percent of moderate-income RHNA, and 75 percent of above moderate-income RHNA are proposed on sites currently used for agriculture.

A4.4.1 Redevelopment of Existing Uses
Of the 32 sites included in the City’s Site Inventory, 15 are vacant and 17 are on sites with currently operational agricultural uses (nonvacant sites). Of the 17 nonvacant sites, 13 sites are currently zoned for residential use and three sites are proposed for rezone from light industrial to medium-density residential. Since these sites are not currently zoned for agricultural use, the sites are not subject to the Williamson Act. The City anticipates development of the 13 nonvacant sites zoned for residential use to accommodate medium low- and medium high-density residential uses. The City does not consider existing uses on these sites to impede housing development as these sites are all residentially zoned (R1-6, R-1-7.5, and R-1-10) which permit single-family residences by-right. The four sites that are currently zoned light industrial also currently have agricultural uses. The City will implement Housing Plan Program 2 to complete the rezoning of the three industrial zoned sites to residential use (RM-2) to ensure that they are available for the development of housing. Further discussion on rezone sites is provided in Section A4.6.6.

Market DemandConditions
Demand for residential development of formerly agricultural land in the San Joaquin Valley is high, and driven by the critical need for more housing, necessity for less water-intensive land use, and the declining property values of agricultural lands due to constrained water resources. The Sustainable Groundwater Management Act (SGMA) has significantly impacted agricultural land use throughout California. Groundwater sustainability plans now require reductions inlandowners in groundwater sustainability basins to reduce their groundwater use, which could result in the fallowing of between 500,000 and to 900,000 acres of cropland in the San Joaquin Valley. Residential development is The conversion of agricultural land to urban development, which primarily occurs around existing