Dinuba City Council
October 14, 2025

City of Dinuba
Dinuba Housing Resources and Site Inventory Analysis
2023-2031 Housing Element A4-7
communities, results in a much less water intensive use of land than cropland.1 Counties throughout the San Joaquin Valley have noticed decreasing property values for agricultural lands in response to limited water supply.2 Between 2016 and 2018, 74,641 acres of farmland and grazing lands were converted to other uses in California, including 37,583 acres of land that were urbanized.3 Approximately 44,942 acres were urbanized between 2014 and 2016.4
In Tulare County, 4,300 acres of land were urbanized between 2010 and 2020.5 California Department of Conservation data from 1984 to 2022 shows land classified as farmland around Dinuba city limits has been converted to urban and built-up landuses, primarily in Southeast Dinuba and in the western edges of the city.6 Trends illustrating local conversion of farmland to urban uses are further supported by recent development throughout Dinuba and the region, where properties previously used for agricultural purposes were redeveloped with housing, as detailed in Redevelopment Trends on Agriculture Sites, below.

A4.4.1 Market Conditions
Demand for residential development of 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 landowners in groundwater sustainability basins to reduce their groundwater use, which could result in the fallowing of 500,000 to 900,000 acres of cropland in the San Joaquin Valley. Residential development is a much less water intensive use than cropland.7 Counties throughout the San Joaquin Valley have noticed decreasing property values for agricultural lands in response to limited water supply.8 Between 2016 and 2018, 74,641 acres of farmland and grazing lands were converted to other uses in California, including 37,583 acres of land that were urbanized.9 Approximately 44,942 acres were urbanized between 2014 and 2016.10 In Tulare County, 4,300 acres of land were urbanized between 2010 and 2020.11 California Department of Conservation data from 1984 to 2022 shows land classified as farmland around Dinuba has been converted to urban uses, primarily in Southeast Dinuba and in the western edges of the city.12 Trends 1 Hanak, Ellen, et al. 2023. Managing Water and Farmland Transitions in the San Joaquin Valley. Public Policy Institute of California. https://www.ppic.org/publication/managing-water-and-farmland-transitions-in-the-san-joaquin-valley/ 2 Willis, Natalie. 2024. SGMA Breakdown of the 2024 Trends in Agricultural Land and Lease Values. https://www.valleyagvoice.com/asfmraconference-unveils-insights-into-agricultural-land-values/ 3 California Department of Conservation. 2023. California Farmland Conversion Report 2016-2018. https://www.conservation.ca.gov/dlrp/fmmp/Documents/fmmp/pubs/2016-2018/FCR/FCR_1618_Report.pdf 4 California Department of Conservation. California Farmland Conversion Report 2014-2016. https://www.conservation.ca.gov/dlrp/fmmp/Pages/2012-2014_Farmland_Conversion_Report.aspx 5 California Department of Conservation. Tulare County Important Farmland Data Availability, Historic Land Use Conversion. 2020. https://www.conservation.ca.gov/dlrp/fmmp/Pages/Tulare.aspx 6 California Department of Conservation. 2022. California Important Farmland: 1984-2022. https://maps.conservation.ca.gov/dlrp/ciftimeseries/
7 Hanak, Ellen, et al. 2023. Managing Water and Farmland Transitions in the San Joaquin Valley. Public Policy Institute of California. https://www.ppic.org/publication/managing-water-and-farmland-transitions-in-the-san-joaquin-valley/ 8 Willis, Natalie. 2024. SGMA Breakdown of the 2024 Trends in Agricultural Land and Lease Values. https://www.valleyagvoice.com/asfmraconference-unveils-insights-into-agricultural-land-values/ 9 California Department of Conservation. 2023. California Farmland Conversion Report 2016-2018. https://www.conservation.ca.gov/dlrp/fmmp/Documents/fmmp/pubs/2016-2018/FCR/FCR_1618_Report.pdf 10 California Department of Conservation. California Farmland Conversion Report 2014-2016. https://www.conservation.ca.gov/dlrp/fmmp/Pages/2012-2014_Farmland_Conversion_Report.aspx 11 California Department of Conservation. Tulare County Important Farmland Data Availability, Historic Land Use Conversion. 2020. https://www.conservation.ca.gov/dlrp/fmmp/Pages/Tulare.aspx 12 California Department of Conservation. 2022. California Important Farmland: 1984-2022. https://maps.conservation.ca.gov/dlrp/ciftimeseries/

Tulare County Association of Governments
Tulare County Regional Housing Element
A4-8
illustrating local conversion of farmland to urban uses are further supported by recent development throughout Dinuba and the region, where properties previously used for agricultural purposes were redeveloped with housing, as detailed in Redevelopment Trends on Agriculture Sites, below.

A4.4.2 Site CharacteristicsAdequacy of Nonvacant Sites
In considering sites, the City identified agricultural land with current or proposed residential zoning to facilitate the development of a variety of housing types. The nonvacant sites are currently zoned R-1-6, R-1-7.5, and R-1-10.

All identified nonvacant sites were selected for high potential for redevelopment with residential usesare currently used for agricultural production. Regional trends indicate a high likelihood of redevelopment of sites with agricultural uses to residential development. Based on development and economic trends, the City anticipates that existing agricultural uses will cease during the planning period, freeing the sites for residential development. This is consistent with the redevelopment trends and all pipeline projects with existing agricultural uses outlined below in Redevelopment Trends on Agriculture Sites. In considering future residential development, the City determined that the nonvacant sites currently used for agricultural purposes could facilitate the development of a variety of housing types given redevelopment potential and the high probability of turnover.Based on development and economic trends, the City anticipates that existing agricultural uses will cease during the planning period, freeing the sites for residential development. This is consistent with the redevelopment trends and all pipeline projects with existing agricultural uses outlined below in Redevelopment Trends on Agriculture Sites. In considering future residential development, the City determined that the nonvacant sites currently used for agricultural purposes could facilitate the development of a variety of housing types given redevelopment potential and the high probability of turnover.

Redevelopment Trends on Agriculture Sites
The San Joaquin Valley region has primarily experienced redevelopment of previously vacant sites and on parcels that have required the conversion of agricultural uses to residential development. Examples of these types of projects developed within the previous planning period are listed on Table A4-5. While none of these projects are located in Dinuba, one can assume that future redevelopment in the City will fall in line with regional trends.

Sixteen sites in the Dinuba Site Inventory are currently utilized for active agricultural operations. These sites range in size from less than five acres to over 38 acres, with an average size of approximately 17 acres. Sites 7, 8, 11, 12, 30, and 31 are active orchards, sites 9, 10, 18, 20, and 25 contain orchards, and sites 21, 22, 23, 25, 29, and 30 are used for hay production. These sites are not under a Williamson Act Contract, and there are no conditions that would impede residential development. Existing uses such as vineyards, orchards, and hay production can be easily ceased, and it is easy to clear the land and repurpose it for development. Unlike agricultural processing or dairy uses, vineyards, orchards and hay production do not typically require extensive infrastructure or investment. These sites are located in a prime location for residential development and are adjacent to existing multi-family uses, residential subdivisions, and community resources.

The sites have similar predevelopment characteristics that match observed the regional trends of redeveloped sites. The largest site is approximately the same acreage as the recently developed Westbrook development in Los Banos. Five of the sites are under 10 acres, similar to Village at Shannon Parkway Apartments in Visalia and Stocking Street in Dos Palos. Many of the sites border existing residential uses.

City of Dinuba
Dinuba Housing Resources and Site Inventory Analysis
2023-2031 Housing Element A4-9
Table A4-5 Redevelopment Trends on Sites with Operational Agriculture Jurisdiction Project Name Parcel Size (acres) Total Units Achieved Density (du/ac) Tulare County
Woodlake Hillside Estates 28.5 75 2.2
Visalia Village at Shannon Parkway
Apartments

9.24 216 23.38
Merced County
Dos Palos Stocking Street 9.83 44 4.48
Livingston Manzanita 51.33 213 4.15
Livingston Sundance Village 21.63 97 4.48
Los Banos The Villas 58.95 231 3.92
Los Banos Westbrook 37.81 162 4.28
Given the redevelopment trends on sites used for agricultural production, the City does not anticipate that existing operational agricultural uses will impede conversion from agricultural land to residential development on the sites included in the Site Inventoryagricultural land.

A4.5 Development Trends
As discussed in detail in Chapter 4.4, Regional Housing Resources, Development Trends, the development characteristics in the region indicate that most of the recently developed residential projects, or projects that are planned to be developed, are on vacant land or land zoned for agricultural use. Approximately one-third of the development trend projects include housing affordable to very lowand low-income households. The densities of these projects range from 2.63 to 60.00 dwelling units per acre due to the various zoning requirements per jurisdiction and use of state density bonus. The average density of projects is approximately 16 dwelling units per acre, with 99 percent density achieved.

Projects located in low density residential zones averaged 92 percent density achieved, projects located in medium density residential zones averaged 96 percent density achieved, and projects high density residential zones achieved 105 percent of allowable density.

Of the projects discussed in Chapter 4.4, Regional Housing Resources, Development Trends, five of the recently approved residential developments in the region are in Dinuba: Castlerock Subdivision, Montebella (will be annexed to Dinuba), Vineyard Estates, Sequoia Apartments, Sierra Village, and Merced Street. Sierra Village is an affordable multifamily housing complex, and the remaining five projects consist of units rented or sold at market rate. These six projects have an average density of approximately 14 units per acre with an average achieved density of 96 percent of the maximum density allowed by the zoning district, as shown in Table A4-6.

Tulare County Association of Governments
Tulare County Regional Housing Element
A4-10
Table A4-6 Dinuba Development Trends
Project Name
Total
Units Acreage Density
Zoning
District
Zoning District
Density (du/ac)
Number of Units
Allowed
Percent Density
Achieved
Castlerock
Subdivision
71 15.44 4.49 R-1-6 7.26 112 63%
Montebella 2/3 121 29.15 4.20 R-1-6 7.26 209 58%
Vineyard Estates 63 10 6.30 R-1-6 7.26 72 87%
Sequoia
Apartments
61 2.56 29.05 RM-1.5 29.04 74 82%
Sierra Village 108 5.50 19.64 RM-2 14.54 80 135%
Merced Street 10 0.46 21.74 RM-2 14.54 6 150%
Dinuba Average 14.24 96%
Regional Average 16.18 99%
A4.5.1 Realistic Development Capacity
Factors such as site-specific conditions, and development standards such as open space or parking requirements, may limit the development capacity of a given site. To account for this, the City assumes that the development capacity on each site will be less than the full development capacity allowed by the parcel's zoning or land use designation. To determine a realistic development capacity on the sites in the inventory, the City reviewed the development achievement of pipeline and recently developed projects in the region. On average, the pipeline projects in Dinuba, as shown in Table A4-2, achieved an average density of 96 percent of the maximum density allowed on the site based on the site’s zoning and development standards. As discussed in Chapter 4.4, Regional Housing Resources, Development Trends, the average density achieved for projects collectively in the region is 99 percent. Based on the local and regional trends, the City conservatively assumes the realistic capacity of each site would be 75 percent of the maximum density allowed under the applicable zoning or general plan designation.

The Site Inventory includes parcels in five residential zoning districts with varying allowable densities and development standards. The City’s Zoning Code classifies each site into the following zones:
 One-Family Residential (R-1-10): This district allows for single-family residential uses with one unit per 10,000 square feet of lot area, equal to a maximum residential density of 4.36 dwelling units per acre.
 One-Family Residential (R-1-7.5): This district allows for single-family residential uses with one unit per 7,500 square feet of lot area, equal to a maximum residential density of 5.8 dwelling units per acre.
 One-Family Residential (R-1-6): This district allows for single-family residential uses with one unit per 6,000 square feet of lot area, equal to a maximum residential density of 7.26 dwelling units per acre.  Multifamily Residential (RM-3): This district allows for a variety of housing types with a maximum residential density of 14.54 units per acre.
 Multifamily Residential (RM-2): This district allows for a variety of housing types with a maximum residential density of 21.78 units per acre.
 Multifamily Residential (RM-1.5): This district allows for a variety of housing types with one unit per 1,500 square feet of lot area, equal to a maximum residential density of 29 dwelling units per acre.

City of Dinuba
Dinuba Housing Resources and Site Inventory Analysis
2023-2031 Housing Element A4-11
Recent development trends show that when projects are unlikely to achieve the maximum zoned density allowed on a given parcel, it is likely due to market-driven factors such as preference for additional residential amenities. To address this constraint to developing at maximum density, the City will implement Housing Plan Program 6 to amend the Zoning Code to provide additional density bonuses under the criteria set forth by AB 1287.

Table A4-7 details the realistic capacity of available sites by zoning district.

Table A4-7 Realistic Capacity of Sites by Zoning District Zoning
District
Total
Acreage
Maximum
Density
Realistic
Density
LowerIncome Units Moderate
Income- Units
Above
ModerateIncome Units Total Units
RM-2 12.94 21.78 16.34 206 3 0 209
RM-3 7.34 14.54 10.91 0 78 0 78
R-1-6 75.74 7.26 5.45 0 0 421 421
R-1-7.5 138.36 5.80 4.35 0 0 599 599
R-1-10 81.93 4.36 3.27 0 0 264 264
Total 316.31 206 81 1,284 1,571
A4.6 Large Sites for Lower-Income Units
The Site Inventory identifies two large sites (defined as sites that are larger than 10 acres) that are assumed to accommodate lower-income units. These large sites are 21.922.5 and 12.010.6 acres, respectively, and could accommodate 438 450 and 240 212 housing units based on the minimum allowed density of 20 units per acre. Table A4-8 shows the characteristics of the two large parcels that are suitable for lower-income units.

Table A4-8 Large Sites with Lower-Income Units
Address APN Zone Acres Existing Use
LowerIncome ModerateIncome Above ModerateIncome Total Units
Kamm Ave &
Avenue 408
017-020-015 RM-1.5 22.5 Agricultural/
open space
150 150 150 450
Kamm Ave &
S Alta Ave
017-020-060 RM-1.5 10.6 Agricultural/
open space
150 31 31 212
Typically, development on large sites supports market-rate development, while the development of affordable units more often occurs on smaller parcels. Based on these trends, . Housing Element law considers sites larger than 10 acres to be unlikely to develop with affordable housing. Consequently, the City assumes that only a portion of these sites (10 acres or less) would be developed with units affordable to lower-income households, rather than the entire site. Rent-restricted affordable housing developments that use state and federal funds typically develop with no more than 150 units.

Therefore, the City assumes that 150 units affordable to lower-income households would be developed on each of these large sites. Additionally, the realistic density assumptions of these sites range from 50 percent to 60 percent of the allowable maximum density, which is lower than the 70 percent standard used for other sites with appropriate parcel sizes.given Additionally, the realistic density assumptions of these sites range from 50 percent to 60 percent of the allowable maximum density, which is lower than the 70 percent standard used for other sites with appropriate parcel sizes. The City assumes that both

Tulare County Association of Governments
Tulare County Regional Housing Element
A4-12
sites will accommodate the development of a variety of housing types to support a mix of lower-, moderate-, and above moderate-income development given to the minimum density requirements (20 units per acre) and market trends.

Development trends, described below, support these assumptions.

Table A4-8 shows the characteristics of the two large parcels that are suitable for lower-income units. It is assumed that bBoth sites would likely need to be subdivided into appropriately sized parcels (e.g., one to 10 acres) to accommodate residential projects that are the size of most subsidized (incomerestricted) developments typical affordable housing developments (e.g., 50 to 150 units). In order for the parcels to be subdivided, project sponsors would submit applications for subdivisions, proposing to divide the land into smaller parcels. The Subdivision Map Review process is described in Chapter A3, Constraints, and the estimated processing time described in that section is eight months. A specific plan could be developed for large sites, but is not necessary for development of these sites. The City assumes that both sites will accommodate the development of a variety of housing types to support a mix of lower, moderate, and above moderate affordability levels due to the minimum density requirements (20 units per acre) and market trends.

To encourage housing development on these sites, the City will annually meet with property owners and interested developers, as described in Housing Plan Program 2. The City will also support the production of affordable housing on these sites by providing technical assistance; expedited and streamlined project application review; and potential fee waivers, reductions, or deferrals; as described in Housing Plan Program 8.

Table A4-8 Large Sites with Lower-Income Units
Address APN Zone Acres Existing Use
LowerIncome ModerateIncome
Above
ModerateIncome
Total
Units
Kamm Ave &
Avenue 408
017-020-015 RM-1.5 21.9022.5 Agricultural/
open space
150 144150 144150 438450
Kamm Ave &
S Alta AveS
Alta Ave &
Avenue 408
017-020-
060017-020-
059
RM-1.5 12.0010.6 Agricultural/
open space
150 3145 3145 240212
,,To facilitate and incentivize affordability units on these large sites, the City will implement Program 2 through the following actions:
 Facilitate the development of large sites with affordable housing:
 Provide technical assistance, incentives, and strategies as appropriate to facilitate development of affordable housing, including parceling at appropriate sizes or other site planning tools such as clustered development, allowing flexibility for the transferring of densities within the property.  Promote the potential subdivision of large sites into multiple parcels for future development through technical assistance, incentives, and strategies during the development phases and when applications come into the City for the identified parcels.  Annually meet with property owners and developers to encourage the development of mixed income housing with a mix of unit sizes, types, and prices.  Allow the development in phases within the Housing Element planning period.

City of Dinuba
Dinuba Housing Resources and Site Inventory Analysis
2023-2031 Housing Element A4-13
 Offer expedited processing and fee deferrals, reductions, or waivers for affordable units in development on large sites identified in the Site Inventory.  By the end of 2027, if development of housing affordable to lower-income households (as assumed in the inventory) is not feasible on these large sites or sites are not parceled at appropriate sizes (e.g., one to 10 acres), within six months (by July 2028) the City will identify additional incentives and planning tools or alternative strategies if necessary to ensure adequate capacity at appropriate sizes for the RHNA.

The City will also support the production of affordable housing on these sites by providing technical assistance, expedited and streamlined project application review, and potential fee waivers, reductions, or deferrals, as described in Housing Plan Program 8.

Development Trends on Large Sites
As discussed in Chapter 4, Regional Housing Resources, Tulare County and the broader San Joaquin Valley region have a strong trend of residential development on large sites. The capacity assumptions for lower-income units for the two large sites listed in are consistent with, or more conservative than, the actual yield of recent developments on similar-sized sites in the region.

A list of recent developments on large sites in the San Joaquin Valley is shown in Table A4-9. Large sites in Merced County have generally been developed with market-rate units, but there have been deedrestricted projects developed on large sites in Tulare County and Fresno County. For projects included in Table A4-9, the sites range from 12 to 58 acres and the projects average 188 units. Projects with deedrestricted units have been developed on sites that range from 10 to 120 acres and average 291 units (with an average of 109 deed-restricted units).

A comparison of the two sites in Table A4-8 with similarly sized sites in Table A4-9 shows that the capacity assumptions for the two sites are realistic and achievable. The Ben Maddox-K property developed 292 deed-restricted (affordable) units on 10.8 acres (27 units per acre), and the LoversCaldwell property developed 342 lower-income units on 11.4 acres (30 units per acre). These projects are similar to the type of development expected on portions of the identified sites in Dinuba, yet yielded significantly more deed-restricted units and a higher density than what is assumed by the Site Inventory for the two sites in Table A4-8. Additionally, the Parc Grove Commons project in Fresno County, which is on a 24-acre site (similar to the 21.9 acre-acre site in Dinuba), yielded 213 affordable units, more than the assumed 150 units of affordable housing identified in the Site Inventory. Given the wide range of development trends on large sites in the region, the City anticipates that the assumed capacities on the four large sites are realistic.

Table A4-9 Recent Developments on Large Sites in San Joaquin Valley Project Acres Deed-Restricted Units Market Rate Units Total Units Merced County
Bell Crossing 40.43 0 188 188
Nebela Drive 28.34 0 127 127
Sandstone Way 30.85 0 122 122
Manzanita 51.33 0 213 213
Sundance Village 21.63 0 97 97
The Villas 58.95 0 231 231
Westbrook 37.81 0 162 162

Tulare County Association of Governments
Tulare County Regional Housing Element
A4-14
Project Acres Deed-Restricted Units Market Rate Units Total Units Stoneridge South 29.75 0 160 160
Average 37.39 0 163 163
Tulare County
The Ben Maddox-K 10.8 292 3 295
Lovers-Caldwell 11.4 342 4 346
Cambria 12.8 0 144 144
Hillside Estates 28.5 0 75 75
Average 15.88 159 57 215
Fresno County
Fancher Creek Town Center 91.0 420 240 660
The Vineyards 38.9 158 0 158
West Creek Village 120.0 120 135 255
Parc Grove Commons 24.0 213 2 215
Campus Pointe 27.5 0 550 550
Avalon Commons 17.8 104 1 105
Average 53.20 169 155 324
Regional Average 35.49 109 125 234
To facilitate and incentivize affordability units on these large sites, the City will implement Program 2 through the following actions:

Provide technical assistance, incentives, and strategies as appropriate to facilitate development of affordable housing, including parceling at appropriate sizes or other site planning tools such as clustered development, allowing flexibility for the transferring of densities within the property.

Promote the potential subdivision of large sites into multiple parcels for future development through technical assistance, incentives, and strategies during the development phases and when applications are submitted to the City for the identified parcels.

Annually meet with property owners and developers to encourage the development of mixedincome housing with a mix of unit sizes, types, and prices.

Promote the development of large sites at the densities and affordability levels identified within the housing element.

Allow the development in phases within eight years of the Housing Element planning period.

Offer expedited processing and fee deferrals, reductions, or waivers for affordable units in development on large sites identified in the Site Inventory.

Program 2 will promote and incentivize the subdivision of large sites to create parcels at appropriate sizes to support affordable housing projects. Incentives would potentially include expedited approval of lot splits or creation of new parcels; waiving of the public hearing requirement related to parcel maps; waiving of the public hearing requirement related to approval of large multifamily uses (provided the project is affordable by deed-restriction), additional density bonus, lot coverage, or allowable height; and fee waivers, reductions, or deferral. By the end of 2027, if development of housing affordable to lower-income households (as assumed in the inventory) is not feasible on these large sites or sites are not parceled at appropriate sizes (e.g., 1-10 acres), within six months

City of Dinuba
Dinuba Housing Resources and Site Inventory Analysis
2023-2031 Housing Element A4-15
(by July 2028) the City will identify additional incentives and planning tools or alternative strategies if necessary to ensure adequate capacity at appropriate sizes for the RHNA.

The City will also support the production of affordable housing on these sites by providing technical assistance; expedited and streamlined project application review; and potential fee waivers, reductions, or deferrals; as described in Housing Plan Program 8.

A4.7 Site Inventory
A description of development capacity by neighborhood is provided below. Sites are listed in Table A4-10 and Table A4-11 and shown geographically on Figure A4-2.

The table of sites includes the following items in the column heading order from left to right:
 Map Identification number (a unique reference number assigned by the City to reference the parcel on each map)
 Address or nearest cross street
 APN (Government Code Section 65583.2(b)1))
 Size in acres (Government Code Section 65583.2(b)(2))  General Plan land use designation (Government Code Section 65583.2(b)(2))  Zoning designation (Government Code Section 65583.2(b)(2))  Description of existing uses (Government Code Section 65583.2(b)(3))  Minimum allowable density by zone
 Maximum allowable density by zone
 Inventoried income level (units appropriate for lower-, moderate-, above moderate-income households) (Government Code Section 65583.2(c))
 Total number of units realistically assumed on the site  Opportunity category as designated by the California Tax Credit Allocation Committee (TCAC)13 A4.7.1 Downtown Dinuba
Downtown Dinuba is bounded by El Monte Way to the north, Vassar Avenue to the south, College Avenue/Dinuba High School to the east, and Alta Avenue to the west. This area primarily consists of commercial, office, and one-family and multifamily residential zones. Downtown Dinuba is in an Urban Unzoned Fire Hazard14 and in an area of minimal flood hazard15. This neighborhood can accommodate three sites with an assumed capacity of 11 lower-income units and two moderate-income units.

Downtown Dinuba is suitable for the development of lower- and moderate-income units due to its proximity to shopping, services, transit, employment, and Felix Delgado Park. All sites identified in this area are currently vacant. All sites are in areas with a TCAC designation of Areas of High Segregation and Poverty.
13 Resource levels designated by TCAC/HCD denote access to economic and educational opportunities such as low-cost transportation, jobs, and high-quality schools and the quality of environmental factors in the area such as proximity to hazards and air quality. TCAC has a composite opportunity score for each census tract. Source: https://www.treasurer.ca.gov/ctcac/opportunity/2023/methodology.pdf 14 The Urban Unzoned Fire Hazard is defined as an urban area that does not have a severity assigned because it does not have the same degree of risk for wildfire than other zones fire hazard areas. https://osfm.fire.ca.gov/divisions/community-wildfire-preparedness-andmitigation/wildfire-preparedness/fire-hazard-severity-zones/ 15 The City has the Flood Hazard designation of “X”. Zone X is the area determined to be outside the 500-year flood and protected by levee from 100- year flood.

Tulare County Association of Governments
Tulare County Regional Housing Element
A4-16
A4.7.2 Northeast Dinuba
Northeast Dinuba is bounded by city boundaries to the north and east, Alta Avenue to the west, and El Monte Way to the south. This area primarily consists of land designated as a one-family residential zone.

Northeast Dinuba is in an Urban Unzoned and Non-Wildland/Non-Urban Fire Hazard and in an area of minimal flood hazard. Northeast Dinuba can accommodate eight sites with an assumed capacity of 146 lower-income and 792 above moderate-income units. Based on community input, a residentially zoned portion of parcel 013-090-037 (shown as Site 5 in Figure A4-2) in northeast Dinuba has been included in the Site Inventory. All sites identified in this area are currently vacant or agricultural open space. All sites are in areas with a TCAC designation of High Resource.

A4.7.3 Northwest Dinuba
Northwest Dinuba is bounded by city boundaries to the north and west, Alta Avenue to the east, and El Monte Way to the south. This neighborhood primarily consists of one-family residential zone and commercial space. Northwest Dinuba is in an Urban Unzoned and Non-Wildland/Non-Urban Fire Hazard and in an area of minimal flood hazard. Based on community input highlighting the opportunity for housing development between Englehart Avenue and Road 70, residentially zoned portions of parcels 012-282-038, -035, and -036 (shown as Sites 16, 17, and 18 respectively in Figure A4-2) in Northwest Dinuba have been included in the Site Inventory. Northwest Dinuba can accommodate 12 sites with an assumed capacity of 76 moderate-income units and 376 above moderate-income units. All sites identified in this area are currently vacant or agricultural open space. All sites are in areas with a TCAC designation of High Resource.

A4.7.4 Southeast Dinuba
Southeast Dinuba is bounded by city boundaries to the south and east, El Monte Way to the north, and Alta Avenue and Downtown Dinuba to the west. This neighborhood primarily consists of resource conservation and one-family residential. Southeast Dinuba is in an Urban Unzoned and NonWildland/Non-Urban Fire Hazard and in an area of minimal flood hazard. Southeast Dinuba can accommodate four sites with an assumed capacity of 49 lower-income units, three moderate-income units, and 116 above moderate-income units. All sites identified in this area are currently vacant or agricultural open space. All sites identified for the development of lower income units are in areas with a TCAC designation of High Resource or Areas of High Segregation and Poverty, but are located near shopping and employment in Downtown, Dinuba High School, and Felix Delgado Park.

Dinuba is preparing a revitalization plan for the entire southeast part of the community, including Downtown and Southeast Dinuba, called the South El Monte Revitalization Plan. This study is intended to guide and inform future initiatives that could enhance community and economic development, as well as accommodate future growth.

Key analyses related to the study encompass community beautification and landscaping, public facilities such as sidewalks, parks, and streets, community lighting, housing rehabilitation, infrastructure, economic development, and crime prevention alongside public safety considerations. The result will be a series of goals and action programs to make meaningful changes in this part of the city and the study will serve to leverage funds to make those changes. The study is planned to be completed by July 2024.

These changes will work to address fair housing issues in Downtown and Southeast Dinuba by implementing revitalization strategies that will increase access to opportunities for residents in these neighborhoods. Housing Plan Program 13 commits the City to complete the South El Monte Revitalization Plan and implement programmed improvements.

City of Dinuba
Dinuba Housing Resources and Site Inventory Analysis
2023-2031 Housing Element A4-17
A4.7.5 South Dinuba
South Dinuba is bounded by city boundaries to the south, El Monte Way to the north, and Alta Avenue to the east, and Road 72 to the west. This neighborhood primarily consists of industrial and commercial zones. South Dinuba is in a Non-Wildland/Non-Urban Fire Hazard and in an area of minimal flood hazard. South Dinuba can accommodate four sites with an assumed capacity of 600 lower-income units, 214 225 moderate-income units, and 189 225 above moderate-income units. All sites identified in this area are to bewere rezoned from industrial to high density residential; the sites are currently vacant or used for agricultural uses. The properties surrounding the identified sites will also be rezoned to allow future residential development and a new high school. All sites are in areas with a TCAC designation of High Resource.

Tulare County Association of Governments
Tulare County Regional Housing Element
A4-18
Figure A4-2 Dinuba Site Inventory

City of Dinuba
Dinuba Housing Resources and Site Inventory Analysis
2023-2031 Housing Element A4-19
Table A4-10 Dinuba Site Inventory
Map
ID
Site Address
or Street APN Acres Land Use Zoning Current Use
Minimum
Density
Maximum
Density
Lower
Income
Capacity
Moderate
Income
Capacity
Above
ModerateIncome
Capacity
Total
Capacity
TCAC
Opportunity
Category
Downtown Dinuba
1 S Alta Ave 17173006 0.69 Residential -
Medium High
RM-2 Vacant 0 21.78 11 0 0 11 High
Segregation &
Poverty
2 S P St & W Ventura
St
17171009 0.16 Residential -
Medium High
RM-3 Vacant 0 14.54 0 1 0 1 High
Segregation &
Poverty
3 126 Q St 17182016 0.18 Residential -
Medium High
RM-3 Vacant 0 14.54 0 1 0 1 High
Segregation &
Poverty
Total 11 2 0 13
Northeast Dinuba
4 Alta Ave. & Penny Ln 13030042 8.96 Residential -
Medium High
RM-2 Vacant 0 21.78 146 0 0 146 High
Resource
5 1831 El Monte Way 13090037 26.55 Residential -
Medium Low
R-1-6 Vacant 0 7.26 0 0 144 144 High
Resource
6 N Crawford Ave 13120001 2.50 Residential -
Medium Low
R-1-6 Vacant 0 7.26 0 0 13 13 High
Resource
7 E Nebraska Ave 13050038 21.61 Residential -
Medium Low
R-1-7.5 Agriculture 0 5.8 0 0 94 94 High
Resource
8 E Nebraska Ave 13050074 24.18 Residential -
Medium Low
R-1-7.5 Agriculture 0 5.8 0 0 105 105 High
Resource
9 E Nebraska Ave &
N Alta Ave
13050012 35.00 Residential -
Medium Low
R-1-7.5 Agriculture 0 5.8 0 0 152 152 High
Resource
10 N Alta Ave 13050013 19.68 Residential -
Medium Low
R-1-7.5 Agriculture 0 5.8 0 0 85 85 High
Resource
11 Ave 424 13050064 38.22 Residential -
Medium Low
R-1-10 Agriculture 0 4.36 0 0 124 124 High
Resource
12 Ave 424 13050071 23.21 Residential -
Medium Low
R-1-10 Agriculture 0 4.36 0 0 75 75 High
Resource
Total 146 0 792 938

Tulare County Association of Governments
Tulare County Regional Housing Element
A4-20
Map
ID
Site Address
or Street APN Acres Land Use Zoning Current Use
Minimum
Density
Maximum
Density
Lower
Income
Capacity
Moderate
Income
Capacity
Above
ModerateIncome
Capacity
Total
Capacity
TCAC
Opportunity
Category
Northwest Dinuba
13 42975 Rd 80 13140001 8.88 Residential -
Medium Low
R-1-6 Vacant 0 7.26 0 0 48 48 High
Resource
14 42032 Rd 72 14013008 7.00 Residential -
Medium High
RM-3 Vacant 0 14.54 0 76 0 76 High
Resource
15 N Euclid Ave &
W Adelaide Way
14045031 0.89 Residential -
Medium Low
R-1-6 Vacant 0 7.26 0 0 4 4 High
Resource
16 W El Monte Way 12282038 2.51 Residential -
Medium Low
R-1-6 Vacant 0 7.26 0 0 13 13 High
Resource
17 7116 Ave 416 12282035 6.10 Residential -
Medium Low
R-1-6 Vacant 0 7.26 0 0 33 33 High
Resource
18 7076 Ave 416 12282036 11.65 Residential -
Medium Low
R-1-6 Agriculture 0 7.26 0 0 63 63 High
Resource
19 42032 Rd 72 14013008 5.50 Residential -
Medium Low
R-1-6 Vacant 0 7.26 0 0 29 29 High
Resource
20 Ave 426 13020009 19.72 Residential -
Medium Low
R-1-7.5 Agriculture 0 5.8 0 0 85 85 High
Resource
21 Rosemary Ave 14013003 8.50 Residential -
Medium Low
R-1-7.5 Agriculture 0 5.8 0 0 36 36 High
Resource
22 Ave 426 13020022 9.00 Residential -
Medium Low
R-1-10 Agriculture 0 4.36 0 0 29 29 High
Resource
23 Ave 424 14013003 4.50 Residential -
Medium Low
R-1-10 Agriculture 0 4.36 0 0 14 14 High
Resource
24 Englehart Ave 14013004 7.00 Residential -
Medium Low
R-1-10 Agriculture 0 4.36 0 0 22 22 High
Resource
Total 0 76 376 452
Southeast Dinuba
25 Alta Ave & Penny Ln 30120097 13.66 Residential -
Medium Low
R-1-6 Agriculture 0 7.26 0 0 74 74 High
Resource
26 S Short Ave 18052014 0.24 Residential -
Medium High
RM-2 Vacant 0 21.78 0 3 0 3 High
Segregation &
Poverty

City of Dinuba
Dinuba Housing Resources and Site Inventory Analysis
2023-2031 Housing Element A4-21
Map
ID
Site Address
or Street APN Acres Land Use Zoning Current Use
Minimum
Density
Maximum
Density
Lower
Income
Capacity
Moderate
Income
Capacity
Above
ModerateIncome
Capacity
Total
Capacity
TCAC
Opportunity
Category
27 Vassar Ave &
S Greene Ave
17210017 3.05 Residential -
Medium High
RM-2 Vacant 0 21.78 49 0 0 49 High
Segregation &
Poverty
28 Grace Ln 30120089 9.67 Residential -
Medium Low
R-1-7.5 Vacant 0 5.8 0 0 42 42 High
Resource
Total 49 3 116 168
South Dinuba
29 Kamm Ave & Rd 74S
Alta Ave
017020015
17020047

22.59.16 ResidentialMedium High*RM-1.5* Agriculture
Vacant
20 29 150 1502 1500 150152 High
Resource
30 Kamm Ave & S Alta
AveS Alta Ave
017020060
17320001

10.69.47 ResidentialMedium High*RM-1.5* Agriculture 20 29 150 3123 310 31173 High Resource
31 W Sierra Way & S Alta
AveS Alta Ave &
Avenue 408
017320001
17020059

9.412.00 ResidentialMedium High*RM-1.5* Agriculture 20 29 150 1945 1945 19240 High Resource
32 W Sierra Way & S Alta
AveRoad 74 &
Avenue 408
017213001
17020015
1021.90 ResidentialMedium High*RM-1.5* Agriculture 20 29 150 25144 25144 25438 High Resource
Total 600 225214 225189 1,05003
Dinuba Total 806 306295 1,5091,4
73 2,6212,5
74 * Rezone sites list the proposed land use and zoning designations

Tulare County Association of Governments
Tulare County Regional Housing Element
A4-22
A4.7.6 Rezone Sites
To accommodate a shortfall of capacity, the City is obligated to rezonerezoned land suitable to facilitate the development of the listed rezone sites. The City anticipates beginning the rezone process with outreach and public hearings for all properties identified in the Site Inventory in spring 2024, continuing through fall 2024 with adoption by December 31, 2024. The Site Inventory includes four sites in South Dinuba that will bewere rezoned to facilitate additional residential development. The sites will be were rezoned from light industrial to high-density residential with a maximum density of 24 dwelling units per acre. These sites encompass approximately 52.5 acres and can accommodate an estimated 600 lowincome units, 214 225 moderate-income units, and 189 225 above moderate-income units. All sites are in South Dinuba, as seen in Figure A4-2. Table A4-11 summarizes the acreage and unit assumptions for sites proposed for rezoning.

Table A4-11 Realistic Capacity of Rezoned Sites
Map ID
Proposed
Zoning
District APN Acres
Maximum
Density
Realistic
Density
Lower
Income
Capacity
Moderate
Income
Capacity
Above
ModerateIncome
Capacity
Total
Capacity
South Dinuba
29 RM-1.5 017020015
17020047

22.59.16 29 20 150 1502 1500 450152
30 RM-1.5 017020060
17320001

10.69.47 29 20 150 3123 310 212173
31 RM-1.5 017320001
17020059

9.412.00 29 20 150 1945 1945 188240
32 RM-1.5 017213001
17020015
1021.90 29 20 150 25144 25144 200438
Total 52.53 600 214225 189225 1,0031,050
A4.7.7 Sites Used in Previous Planning Periods
In accordance with Government Code Section 65583, vacant parcels from both the 4th and 5th RHNA cycles and non-vacant parcels from the 5th RHNA cycle may be reused in this Housing Element to accommodate lower-income housing, provided they are rezoned to allow projects that have at least 20 percent of the units set aside as affordable for lower-income households, to be allowed by-right (i.e., can be approved administratively without requiring Planning Commission or City Council approval). Two sites identified in the Site Inventory are subject to this by-right requirement, as shown on Table A4-12.

The City will update the Zoning Code to address by-right approval requirements for these sites, as specified in Housing Plan Program 3.

Table A4-12 Sites Used in Previous Planning Periods
Address APN Acres Land Use Zoning Existing Use Total Units Alta Ave. & Penny Ln 13030042 8.96 Residential -
Medium High
RM-2 Vacant 146
Vassar Ave & S Greene Ave 17210017 3.05 Residential -
Medium High
RM-2 Vacant 49
Total 12.01 195

City of Dinuba
Dinuba Housing Resources and Site Inventory Analysis
2023-2031 Housing Element A4-23
A4.7.8 Adequacy of Residential Site Inventory in Meeting RHNA The Site Inventory identifies 806 lower-income units, 295 306 moderate-income units, and 1,473 509 above moderate-income units on 32 sites. In accordance with California Department of Housing and Community Development’s default density and size requirements, no sites smaller than 0.5-acres in size are used to accommodate lower-income housing.

The Site Inventory includes a surplus of 181 lower-income units, giving the City a 29 percent buffer for this income category above the RHNA requirement. The summary of the residential Site Inventory is presented in Table A4-13.

Table A4-13 Adequacy of Residential Site Inventory
Lower-Income Moderate-Income
Above
Moderate-Income Total
RHNA Allocation 625 268 695 1,588
Planned and Approved Units 0 0 316245 316245
ADUs Anticipated 0 0 8 8
Remaining RHNA 625 268 371442 1,2641,335
Downtown Dinuba 11 2 0 13
Northeast Dinuba 146 0 792 938
Northwest Dinuba 0 76 376 452
Southeast Dinuba 49 3 116 168
Rezone Sites 600 225214 225189 1,0501,003
Total Units on Sites 806 306295 1,5091,473 2,6212,574
Total Unit Surplus 181 3827 1,0671,102 1,2861,310
Percent Buffer over RHNA 29% 14%10% 241%297% 96%104%
A4.8 Availability of Infrastructure and Services
The City’s Public Works Department Division ensures the continued maintenance and improvement of the city’s infrastructure. This includes all public utilities such as streets, utilities, transit, sewer, and disposal services. As such, the City will ensure adequate capacity of all infrastructure and utilities to accommodate the housing growth discussed in this housing element. The City Public Works Department has confirmed all sites identified in the inventory have existing and available infrastructure that can support residential development. Within one week of adoption, City will provide a copy of the adopted 2023-2031 Housing Element to the City’s Public Works Department Division, pursuant to Government Code Section 65589.7 (Program 11).

A4.8.1 Wastewater System
Dinuba operates a wastewater reclamation facility (WWRF) that received and treated 746 million gallons (MG) of effluent wastewater in 2020. There are eleven active ponds, which have an approximate volume of 22 million gallons, and one emergency pond. Currently, the WWRF has sufficient capacity to meet the City’s needs through 2030. Expansion of treatment capacity of the WWRF through replacement of obsolete equipment with modern equipment is planned to improve wastewater treatment and serve anticipated growth through 2030.

Tulare County Association of Governments
Tulare County Regional Housing Element
A4-24
A4.8.2 Potable Water System
The Public Water System is a retail water supplier managed and operated by the City. The primary source of supply for the Public Water System is groundwater from City-owned wells. The City currently operates eight drinking water wells that are located throughout the public water system service area.

The City Engineer has confirmed that the City has sufficient water to accommodate the City’s RHNA for the 6th housing cycle (2023-2031).

Water demands are anticipated to increase in proportion to population growth. Water demands in the Public Water System service area are projected to total approximately 2,427 MG annually in 2040. The City is in the process of performing studies to update its General Plan to accommodate anticipated residential, commercial, and industrial growth to the west and southwest of the current urban area. The water demand of these additional areas is anticipated to be met by constructing additional public water supply wells. Well 21, the latest well, is scheduled for construction in 2024.

A4.8.3 Storm Water and Drainage
Dinuba captures stormwater generated within the city and discharges storm flows into City or privately owned and maintained detention or retention basins. Excess storm flows are pumped into irrigation canals. The City maintains a 28-acre dedicated groundwater recharge basin constructed to help reduce flooding as well as promote groundwater recharge. Smaller basins cover an extra 29.5 acres. The city’s stormwater basins serve approximately 1,900 acres of developed land. The stormwater system has sufficient capacity to serve new residential development necessary to fulfill the City’s RHNA.

A4.8.4 Dry Utilities
Dry utilities are defined as electricity, natural gas, cable, and telephone services. In Dinuba, each dry utility has one provider: Pacific Gas and Electric (PG&E) provides natural gas and electricity services, and American Telephone and Telegraph (AT&T) provides telecom services. The City does not anticipate any constraints with connecting utilities to future residential development sites during the planning period.

A4.9 Environmental Considerations
As noted in Chapter A3, Housing Constraints, environmental constraints to housing development in Dinuba include risks associated with earthquakes and flooding. The sites identified in the Site Inventory are all located outside of identified flood zones and compliance with state building codes will reduce potential hazards from earthquakes.

There are no known environmental constraints related to shape, access, contamination, property conditions, easements, conservation easements, overlays and airport or military compatibility that could impact housing development on identified sites in the planning period. Each project will undergo a sitespecific environmental clearance process to ensure that it is built safely and in conformance with the appropriate and applicable building codes.

A4.10 Opportunities for Energy Conservation
The City has promoted energy conservation for residential uses on both educational and regulatory levels. The City has programs to encourage construction of energy efficient housing, water and energy conservation, and energy-reducing efforts, such as weatherization of existing homes. Additionally, other

City of Dinuba
Dinuba Housing Resources and Site Inventory Analysis
2023-2031 Housing Element A4-25
elements of the City’s General Plan include policies to encourage mixed use and infill development, increased density, dedication of open space, alternative transportation including walking and bicycling, use of shade trees and other plantings, placement of structures with respect to solar access, and other means to improve air quality and promote energy savings. The City provides information at the Development and Engineering Services Department and on the City’s website to support programs that promote residential energy conservation for both new construction and existing residences in Dinuba.

The City provides builders interested in construction of affordable housing with a copy of the “Go Solar California: A Tool Kit for Affordable Home Developers,” as provided by the California Energy Commission’s New Solar Homes Partnership. This includes a guide to assist developers in including photovoltaic systems in their developments, and describes incentives, tax credits, funding, and application processes. The Tool Kit also provides information on calculating utility costs, so that better estimates can be made to determine the final cost of the “housing burden” (rent plus utility costs), that cannot exceed 30 percent of each renter’s income. This allows developers to determine how much can be spent per unit to realize a reasonable rate of return on their investment in energy efficiency and photovoltaic systems. Program 13 includes action to provide information to homeowners and rehabilitation assistance for energy conservation and weatherization improvements.

Tulare County Association of Governments
Tulare County Regional Housing Element
A4-26
This page left intentionally blank.

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-1
A5 Affirmatively Furthering Fair Housing
Analysis
A5.1 Introduction
This section of the Housing Element analyzes issues relating to fair housing for the City of Dinuba. This analysis is based on the directives from State Assembly Bill (AB) 686. Background information on Assembly Bill 686, countywide fair housing services, data sources, and analysis of the regional Affirmatively Furthering Fair Housing (AFFH) issues are included in Chapter5, Regional Affirmatively Furthering Fair Housing Analysis.

A5.2 Methodology
This local AFFH analysis evaluates fair housing issues on the following topics:
 Fair Housing Enforcement and Outreach Capacity
 Integration and Segregation Patterns and Trends
 Racially and Ethnically Concentrated Areas of Poverty  Disparities in Access to Opportunity
 Disproportionate Housing Needs
 Local Area Knowledge and Stakeholder and Community Input  Other Relevant Factors
 Analysis of Housing Site Inventory using AFFH Indicators This analysis identifies patterns and trends at the local scale. Where appropriate, the analysis refers to the regional AFFH analysis provided in Regional Affirmatively Furthering Fair Housing Analysis, which analyzes patterns and trends at the county and Tulare County/Kings County/Fresno County tri-county areas.

For the purposes of this analysis, the city is divided into six neighborhoods: Northeast Dinuba, Northwest Dinuba, Downtown Dinuba, South Dinuba, Southeast Dinuba, and Southwest Dinuba (Figure A5-1). These neighborhoods were based on the City’s planning documents, including the General Plan, as well as local knowledge from City staff. Most of the geographic analysis of fair housing issues in Dinuba is based on the California Department of Housing and Community Development (HCD) AFFH Data Viewer described in Chapter 5, Regional Affirmatively Furthering Fair Housing Analysis. The AFFH Data Viewer relies on information provided by the Census and other data sources at the census tract and block group level. The data contained throughout this chapter may differ from the data included in Chapter A2, Housing Needs Assessment, due to the availability of data at the time of drafting.

For reference, South and Southwest Dinuba have relatively limited residential uses compared to other areas of the city. South Dinuba mostly consists of land zoned for light industrial uses with minimal amounts of residential and commercial zoning. Several of the largest employers in Dinuba, such as WalMart, the Best Buy Distribution Center, and Ruiz Foods, Inc., are located in this neighborhood. Currently, a large portion of the area zoned light industrial is used for agricultural purposes. Southwest Dinuba is mostly zoned Resource Conservation with small areas zoned for single-family residential use.

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-2
Figure A5-1 Dinuba Neighborhoods

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-3
Land uses in Southwest Dinuba primarily consist of the Ridge Creek Golf Club and agricultural uses. The only residential uses in Southwest Dinuba are the Ridge Creek Estates which are semi-custom, singlefamily homes that were constructed in 2020. In addition, several census tracts overlap with unincorporated parts of the county or encompass portions of multiple neighborhoods within Dinuba.

Therefore, the data shown for these areas may not accurately portray the demographics for residents of those areas.

There are five census tracts that overlap the city, some of which contain large areas within the unincorporated part of the county. However, City staff confirmed that data presented by the HCD AFFH Data Viewer accurately reflects housing trends in Dinuba.

A5.2.1 Summary of AFFH Analysis Findings
Compared to other cities in Tulare County, Dinuba has greater racial/ethnic diversity, higher poverty rates, and a higher percentage of low- and moderate-income residents. Dinuba is similar to nearby cities in southern Fresno County. The entire city of Dinuba is predominantly Hispanic/Latino, with approximately 88 percent of the population identifying as Hispanic/Latino. Cost burden (spending more than 30 percent of household income on housing costs) among renters is high throughout the city.

Similar to other cities in Tulare and Fresno County, Dinuba has a high pollution burden, primarily from ozone, particulate matter, and pesticide use.

Below is a summary of AFFH findings by neighborhood in Dinuba.

Northeast/
Northwest Dinuba
•Primarily low density
residential with
limited commercial,
office, and industrial
uses
•High percentage of
non-white residents
and high poverty
rate
•Higher median
household income,
lower percentage of
LMI residents
•High percentage of
overcrowding
(Northeast Dinuba)
•Moderate and high
resource areas
Downtown/
Southeast Dinuba
•Mix of commcercial
and low, medium,
and high density
residential uses
•Older housing units
•Highest percentage
of non-white
residents, LMI
residents, residents
below the poverty
line, and residents
with a disability
•High percentage of
homeowners
experiencing
overpayment and
overcrowding
•Low-income
residents at risk of
displacement
•Areas of high
segregation and
poverty and
moderate resource
areas
South Dinuba
•Mostly industrial and
agricultural uses with
limited residential
and commercial uses
•High percentage of
non-white residents
and LMI populations
• High rates of
overcrowding
•Moderate resource
areas
Southwest Dinuba
•Mostly
agricultural/vacant
land with limited
residential uses
consisting entirely of
newer housing units
•Mostly agricultural
uses and the Ridge
Creek Golf Course
•Lowest percentage
of non-white
residents
•Higher percentage of
LMI residents
•Lower rates of
overcrowding
•High percentage of
renters and
homeowners
experiencing
overpayment
•Moderate resource
areas

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-4
A5.2.2 Data Sources
To conduct this analysis, the City utilized data from a variety of sources discussed in Chapter 5, Regional Affirmatively Furthering Fair Housing Analysis. The analysis includes a discussion of historic land use and segregation patterns and input from sources of local knowledge, including advocates for people with special needs, housing development and advocacy organizations, housing and social services providers, and low-income residents. The data contained throughout this chapter may differ from the data included in Chapter A2, Housing Needs Assessment, based on HCD recommended data sources for AFFH analyses and the availability of data at the time of drafting.

Dinuba City staff were also interviewed on all topics as part of the preparation of this AFFH Analysis in December 2024. Self-Help Enterprises was also consulted on fair housing issues in Dinuba.

A5.2.3 Fair Housing Resources
Enforcement and Outreach Capacity
The City of Dinuba partners with the Fair Housing Council of Central California (FHCCC) to provide fair housing information and resources to residents and housing providers. The FHCCC is a nonprofit organization that investigates complaints involving housing discrimination and predatory lending practices to ensure compliance with federal and state housing laws. The City also works with the Housing Authority of Tulare County (HATC) to ensure compliance with fair housing laws and to address complaints.

Compliance with Existing State and Federal Fair Housing Laws The fair housing assessment should include a description of state and local fair housing laws and how the City complies with those laws. These laws include the following:
 Fair Housing Act; Title VI of the Civil Rights Act of 1964. The City complies by ensuring its actions related to housing are not discriminatory through City protocols, decision-making procedures, and adhering to non-discrimination requirements of federal funding programs.  Rehabilitation Act of 1973. See Fair Housing Act; also, the City complies through its accessibility protocols, administered and enforced by the City’s Human Resources Department. See https://www.dinuba.org/departments/human-resources
 American Disabilities Act (ADA). The City complies with the ADA through building permit review and issuance and as described in this Housing Element.
 California Fair Employment and Housing Act (FEHA) Regulations. The City complies with FEHA and its regulations through established City protocols decision making, legal counsel, and advisement.  Government Code Section 65008. The City Zoning Code is written to ensure that the City’s actions regarding the development of housing for very low-, low-, moderate-, and middle-income persons and households or emergency shelters for the homeless, are not discriminatory. Programs have been included in this Housing Element to remove constraints and facilitate housing for all households, including protected classes (e.g., programs regarding residential care facilities, emergency shelters, etc.).
 Government Code Section 8899.50. Chapter A5, Affirmatively Furthering Fair Housing Analysis, of this Housing Element documents compliance with Affirmatively Furthering Fair Housing requirements.

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-5
 Government Code Section 11135 et seq. The City complies with anti-discrimination requirements through the City’s Human Resources programs and the City’s procurement protocols.  Density Bonus Law (Gov. Code, Section 65915). The City will update its density bonus ordinance to comply with the new provisions as part of the updates to the Zoning Ordinance (Housing Plan Programs 6 and 8).
 Housing Accountability Act (Gov. Code, Section 65589.5). The City has documented compliance with the Housing Accountability Act as described in Chapter A3, Housing Constraints Analysis.  No-Net-Loss Law (Gov. Code, Section 65863). The City has documented compliance with sufficient capacity for RHNA and will ensure compliance with no-net loss via required annual reporting to HCD.  Least Cost Zoning Law (Gov. Code, Section 65913.1). Housing Plan Program 2 ensures that sufficient land is zoned with appropriate standards to accommodate the City’s RHNA.  Excessive subdivision standards (Gov. Code, Section 65913.2). The City’s subdivision standards are typical or not excessive and in compliance with the Government Code.  Limits on growth controls (Gov. Code, Section 65302.8). The City complies as the City does not maintain any restrictions on the number or timing of housing development. The City’s General Plan does establish the Urban Development Boundary; however, the boundary extends beyond the city limits and Sphere of Influence and does not limit housing development within the city.  Housing Element Law (Gov. Code, Section 65583, esp. subds. (c)(5), (c)(10)). This Housing Element documents compliance with state Housing Element Law.

The City of Dinuba ensures compliance with these laws through the City’s daily operations, with any complaints referred to the City Attorney and/or the City Manager for investigation and action, as appropriate. The City has not faced any lawsuits, enforcement actions, or settlements related to fair housing or civil rights. Further analysis of the City’s compliance with fair housing laws is also provided in Chapter A3, Housing Constraints Analysis, of this Housing Element.

A5.2.4 Ability to Address Complaints
The City does not have the capacity to address fair housing complaints internally. The City refers fair housing issues and complaints to FHCCC, the Tulare County Housing Authority, and the State Department of Fair Employment and Housing. The Department of Fair Employment and Housing (DFEH) maintains a record of housing discrimination complaints filed in local jurisdictions. Fair housing complaints are also reported to the United States Department of Housing and Urban Development’s (HUD) Office of Fair Housing and Equal Opportunity (FHEO). Based on data provided by HUD, three FHEO inquiries were reported in Dinuba between 2013 and 2021. These inquiries are not considered official cases, and no data is known about them.

The City provides fair housing brochures and posts resources on the City’s website.

A5.2.5 Segregation and Integration Patterns and Trends
Race and Ethnicity
Dinuba is more racially and ethnically diverse than Tulare County and the Tulare County/Fresno County/Kings County tri-county area. The percent of Hispanic/Latino residents is significantly higher in Dinuba (88 percent) than the county (66 percent) and tri-county area (58 percent). Throughout most areas of the city, between 61 and 80 percent of residents identify as non-white (Figure A5-2). Southwest Dinuba has the lowest percentage of non-white residents, approximately 57 percent.

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-6
Over the past decade, racial/ethnic diversity increased in Dinuba (Table A5-1). The percent of city residents that identified as white decreased by 14 percent between 2011 and 2021, and Asian American/Pacific Islander decreased by one percent. The percent of Hispanic/Latino residents increased by two percent and those who identified as “other or multiple races” increased by 14 percent. The percent of Black/African American residents and Native American/Alaskan Native residents remained the same, at less than one percent.

Table A5-1 Population by Racial Group (City of Dinuba)
Percent of Population
Race 2011 2021
Hispanic/Latino (of any race) 85.8% 88.2%
Not Hispanic/Latino
White 11.5% 9.7%
Native American/Native Alaskan 0.2% 0.5%
Black/African American 0.0% 0.4%
Asian/Pacific Islander 1.9% 0.1%
Other or Multiple Races 0.5% 0.0%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2007-2011, 2017-2021), Table DP05.

The HCD AFFH Data Viewer identifies the degree to which areas have a predominant racial/ethnic majority. The predominant racial/ethnic group in each census tract is that with the largest population.

The entire city is predominantly Hispanic/Latino. However, Southwest Dinuba has the lowest percentage of Hispanic/Latino residents compared to the rest of the city (Figure A5-3).

According to Othering and Belonging Institute (OBI) racial segregation/integration data, most of Dinuba has a low-medium level of segregation (neither highly segregated nor integrated) (Figure A5-4).

Downtown Dinuba and part of Southeast Dinuba has high people-of-color (POC) segregation (larger POC population than the surrounding areas).

Based on local knowledge, the Dinuba Core area
(Downtown, east, and south areas) are older
neighborhoods with lower quality housing.

These areas also tend to have the lowest
housing costs, for both rental and ownership
housing. North Dinuba households tend to have
higher incomes. This area also tends to have
larger white populations.

Dinuba has a significantly larger non-white
population than Tulare County and the tricounty area. The percentage of residents that identify as Hispanic/Latino are as follows:
 Dinuba: 86%
 Tulare County: 66%
 Tri-County Area: 58%

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-7
Persons with Disabilities
As referenced in Chapter A2, Housing Needs Assessment, approximately eight percent of the total population in Dinuba (equal to 2,009 residents) reported living with one or more disabilities. This is less than the overall percentage of residents living with a disability in Tulare County (12 percent) and tricounty area (12 percent). The most common disability in the city is ambulatory difficulty, defined as having serious difficulty walking or climbing stairs, followed by independent living difficulty and cognitive difficulty (Figure A5-5). Disabilities are most prevalent among senior residents. Approximately 37 percent of residents aged 65 and over have a disability. In addition, Black/African American and nonHispanic/Latino white residents reported the highest rates of disability by racial/ethnic group, at 23 percent and 18 percent, respectively.

Less than 10 percent of the population has a disability in Northwest Dinuba, Northeast Dinuba, and South Dinuba (Figure A5-7). A slightly higher percentage of residents in Downtown, Southeast, and Southwest Dinuba have a disability (11 to 12 percent).

Adult residential facilities and residential elderly care facilities are shown in Figure A5-6. There are two adult residential facilities and one residential elderly care facility in Dinuba, both in the northern city area. Given the size and population of Dinuba, these facilities are generally considered sufficient to serve Dinuba residents but additional facilities, particularly in the southern neighborhoods, may benefit the community. However, location and type of facility is dependent on land availability and service provider interest.

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-8
Figure A5-2 Percent of Total Non-White Population (City of Dinuba) Source: AFFH Data Viewer, 2023.

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-9
Figure A5-3 Predominant Populations (City of Dinuba)
Source: AFFH Data Viewer, 2023.

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-10
Figure A5-4 Racial Segregation and Integration (City of Dinuba) Source: AFFH Data Viewer, 2023.

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-11
Figure A5-5 Disability by Type (City of Dinuba)
Notes: These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2017-2021), Table S1810.

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-12
Figure A5-6 Percent of Population with a Disability and Residential Care Facilities (City of Dinuba)
Source: AFFH Data Viewer, 2024, and Department of Developmental Services, 2024.

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-13
Figure A5-7 Percent of Population with a Disability (City of Dinuba) Source: AFFH Data Viewer, 2023.

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-14
Familial Status
As described in Chapter A2, Housing Needs Assessment, familial status refers to the presence of children under the age of 18 and the martial status of the head of the household. Families with children may face housing discrimination by landlords who fear that children will cause property damage. Examples of differential treatment include limiting the number of children in an apartment complex or confining households with children to a specific location. These actions are potentially discriminatory. Singleparent households are protected by fair housing law.

Household composition in Dinuba is similar to that of the county. As of 2021, households with children present comprised approximately 46 percent (2,876 households) of the total households in the city.

Married-couple families with children comprised the largest share of households with children (50 percent), followed by female, single-parent households (41 percent). Male, single-parent households comprised nine percent of all households with children. Single-parent, female-headed households are more likely to rent than own, comprising approximately 29 percent of renter-occupied households but only 10 percent of owner-occupied households (Table A5-2).

Table A5-2 Tenure by Household Type and Presence of Children (City of Dinuba) Household Type
Residing in
OwnerOccupied
Household
Percent of
Total OwnerOccupied
Households
Residing in
RenterOccupied
Household
Percent of
Total RenterOccupied
Households
Percent of
Households
with Children
Married Couple Family, with
Children Present
835 24.0% 611 22.2% 50.3%
Single-Parent, Male
Householder, no Spouse
Present
139 4.0% 119 4.3% 9.0%
Single Parent, Female
Householder, No Spouse
Present
361 10.4% 811 29.4% 40.8%
Total Households with
Children Present
1,335 38.4% 1,541 56.0%
Total Households 3,473 2,754
Source: U.S. Bureau of the Census, American Community Survey (ACS), Table B25115 Tenure by Household Type and Presence and Age of own Children, 2017-2021 Estimates.

Downtown and Southeast Dinuba have the highest percentages of children residing in female-headed, single-parent households, at 42 percent (Figure A5-8). Southwest Dinuba has the lowest percentage of children living in female-headed, single parent households, approximately 17 percent. Throughout the rest of the city, between 20 and 40 percent of children live in female-headed, single-parent households.

The percentage of children residing in married-couple households is highest in Southwest Dinuba, where more than 80 percent of children live in married-couple households (Figure A5-9). Throughout the rest of the city, between 40 and 60 percent of children live in married-couple households.

Childcare centers and single-parent female-headed households are shown in Figure A5-10 at the tract level. There are three child care centers in Dinuba, two in Downtown/Southeast Dinuba and one in Northeast Dinuba. There are two child care centers in the tract with the highest concentration of singleparent female-headed households. Childcare centers are accessible to most Dinuba populations.

Further, there are additional family childcare homes in the City, but locations of these facilities are unavailable due to security and privacy reasons.

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-15
Figure A5-8 Children in Female-Headed Households, No Spouse/Partner Present (City of Dinuba) Source: AFFH Data Viewer, 2023.

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-16
Figure A5-9 Children in Married-Couple Households (City of Dinuba) Source: AFFH Data Viewer, 2023.

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-17
Figure A5-10 Children in Female-Headed Households, No Spouse/Partner Present and Child Care Centers (City of Dinuba)
Source: AFFH Data Viewer, 2024, and Department of Developmental Services, 2024.

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-18
Household Income
Household income is directly connected to the ability to afford housing. Higher-income households are more likely to own rather than rent housing. As household income decreases, households tend to pay a disproportionate amount of their income for housing and the number of persons occupying unsound and overcrowded housing increases. To achieve fair housing objectives, people in low-income households must have a choice in housing opportunities—that is, when they are able to locate units that are affordable and well maintained in all parts of a jurisdiction and region.

This section identifies household income disparities using data based on median household income and low or moderate income (LMI) geographies. HUD defines an LMI area as a census tract or block group where over 51 percent of the population is LMI. The definition of low or moderate income is based on HUD income definitions of up to 80 percent of the area median income (AMI). Data for this analysis is from the HUD Low and Moderate Income Summary based on the 2011-2015 American Community Survey (most recent available data).1
Households with the lowest household median income are located in Downtown and Southeast Dinuba.

In these two areas household median income is $32,400 per year (Figure A5-11). The rest of the city has slightly higher median household incomes, ranging from $55,068 to $69,414, which is well below the state median household income. The area with the highest median household income is Northwest Dinuba, at $69,414 per year.

LMI populations are prevalent throughout Dinuba, particularly in southern parts of the city. Downtown, Southeast, and Southwest Dinuba have higher percentages of LMI residents compared to other areas of the city, comprising more than 50 percent of the population of those areas. Areas with the highest percentage of LMI populations are located in Downtown and Southeast Dinuba, with more than 75 percent of residents who are LMI (Figure A5-12). While Northeast and Northwest Dinuba have a lower percentage of LMI populations than other areas of the city, the percentage of LMI populations is still high, between 43 and 50 percent.
1 HUD Exchange 2021: https://www.hudexchange.info/programs/acs-low-mod-summary-data/ As of 2021 (most recent available data), Dinuba had a median household income of $50,186 per year, 13 percent less than the county’s median income of $57,394 and much lower than the state median household income of $87,100.

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-19
Figure A5-11 Median Household Income (City of Dinuba)
Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-20
Figure A5-12 Low and Moderate Income Population (City of Dinuba) Source: AFFH Data Viewer, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-21
Racially and Ethnically Concentrated Areas of Poverty
To identify racially and ethnically concentrated areas of poverty (known as R/ECAPs), TCAC includes a poverty concentration and racial segregation filter that aligns with HUD’s R/ECAP methodology. HUD developed thresholds based on racial and ethnic concentration and income level. The threshold for racial and ethnic concentration is a non-white population of 50 percent or more in metropolitan or micropolitan areas. The income threshold is based on areas of “extreme poverty,” where 40 percent or more of households earn incomes at or below the federal poverty line, or where the poverty rate is three times the average poverty rate in the metropolitan area, whichever is less. An area that meets both thresholds for racial or ethnic concentration and “extreme poverty” is considered a R/ECAP.

TCAC categorizes census tracts that have both a poverty rate of over 30 percent and that are designated as being racially segregated (overrepresentation of people of color relative to the county) as areas of high segregation and poverty. There is one area of high poverty and segregation in Dinuba located in Downtown/Southeast Dinuba (Figure A5-13). This area is predominantly Hispanic/Latino (Figure A5-3), with 92 percent of residents identifying as Hispanic/Latino, and approximately 47 percent of residents are living below the poverty line (Figure A5-14).

The following is an analysis of this area of high segregation and poverty (HSP area) compared to the rest of Dinuba. Demographics of the area of high segregation and poverty compared to Dinuba as a whole are shown in Table A5-3.

The Downtown/Southeast Dinuba tract
The HSP area identified as an area of high segregation and poverty has:
 aA larger percentage of housing structures with two or more units, population below the poverty level, renter households, and non-white population.
 The median household income in this tract is also lower than the median income citywide.  This HSP area has a lower TCAC economic score compared to all other census tracts in Dinuba.

However, it has higher retail density. According to the Public Health Alliance of Southern California’s Healthy Places Index (HPI), the density (measured in jobs per acre) of retail, entertainment, services, and education employment is 5.05 compared to less than 1.0 for most other tracts in the city. Most commercial and industrial zoning is concentrated in Downtown and South Dinuba, while the Northeast, Northwest, Southeast, and Southwest areas are largely zoned for uses that do not support employment opportunities.
 However, businesses and buildings in Downtown are older, while most newer businesses are in neighborhoods like South Dinuba.
 This HSP area tract also has a lower TCAC economic score compared to all other Dinuba tracts. The HSP area also has a higher retail density compared to most other Dinuba tracts. According to the HPI, the gross retail, entertainment, services, and education employment density (jobs/acre) on unprotected land for the HSP area is 5.05 compared to less than 1.0 for most other city tracts. Most of the land zoned for commercial and industrial uses is in Downtown and South Dinuba. Most of Northeast, Northwest, Southeast, and Southwest Dinuba is not zoned for uses that provide employment opportunities.
 However, a majority of commercial and office locations in Downtown and consist of older uses, while many new commercial uses have developed in other areas of the City, including South Dinuba. and is considered a community at risk of displacement.

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-22
 Between 40 and 60 percent of the housing stock in this tract HSP area was built prior to 1960, compared to less than 40 percent in all other census tracts in Dinuba tracts. Most of single family homes in the HSP area are R-6 zoning, while the northeast and northwest Dinbua have R-6, R-7.5 and R-10., so the neighborhood has higher rehabilitation needs than newer parts of the city.

Residential areas in the HSP area are zoned mostly single-family (R-1-6), while northeast and northwest Dinuba have more variety (R-1-6, R-1-7.5 and R-1-10).  There are four subsidized housing projects and several public housing buildings located in the HSP area (see Figure A5-16). While subsidized housing units are not restricted to the HSP area alone, all public housing buildings in Dinuba are located in this tract. These housing units consist primarily of single-family homes.

Subsidized housing and public housing buildings are presented in Figure A5-16. While subsidized housing units are not restricted to the area of high segregation and poverty alone, all public housing buildings in Dinuba are located in this tract.
 There is also one emergency shelter in Dinuba, located in the HSP area .of high segregation and poverty. These types of housing units likely contribute to the concentration of lower income households in this area. Subsidized housing is further discussed in Section A5.2.10. Land use practices and the history of the city, which contributes to the distribution of lower income households, are further described in Section A5.2.9.
 According to the HPI, the HSP area has the highest rate of park access than other census tracts.

While recreational areas are located throughout the city, 100 percent of residents in the HSP area live within a half mile of a park larger than one acre. This includes the Dinuba Community Center and Roosevelt Park in the northern portion of Southeast Dinuba and Felix Delgado Park in the southwest area of Southeast Dinuba.
 In addition to recreational facilities, the HSP area has a variety of community-serving uses, including a library, childcare centers, the Dinuba transit center, and a theater.  While transit is readily available in Downtown, the remaining portion of the HSP area lacks the same level of transit. A few stops are located along Kamm Avenue and along the southern boundary of the HSP area.
 The HSP area has the second highest rate of supermarket access compared to other tracts in the city. The Family Market is located on College Avenue.
 Infrastructure in the HSP area is similar to most of the City in terms of street lighting, water lines, sewer lines, and storm drain facilities. Based on City staff knowledge, the HSP area is one of the more walkable neighborhoods. Curbs and sidewalks are present throughout the HSP area, although ADA improvements are needed.
 The City has several efforts underway in the HSP area. As of December 2024, bike lane installations, road widenings, and striped bike lanes are currently underway. The City’s current active transportation network suffers from discontinuous sidewalks and bike lanes, inadequate ADA curb ramps, unsafe crossings, sight distance issues to crosswalks, and an uncomfortable walking and biking environment for residents. The City is implementing an Active Transportation Plan to construct bicycle and pedestrian improvements, including the improvements currently underway.

The City has aggressively pursued funding to make transportation improvements, particularly for bike lanes and walking trails in disadvantaged parts of the community (core area, south, southeast and east).
 The City is also preparing a Revitalization Plan for the South El Monte Neighborhood that will support goals in the HSP area related to community beautification and landscaping, public facilities,

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-23
community lighting, housing rehabilitation, infrastructure, economic development, and crime prevention and public safety. This Plan aims to improve this neighborhood in aspects beyond transportation alone, creating improved economic and environmental opportunities as well.  As the HSP is older than the rest of the city, parks and other community-serving facilities in this part of the city are also older and in need of repair and rehabilitation. The City is always pursuing funds for rehabilitation of public facilities in this neighborhood, and currently prioritizes grant funding and has completed several parks rehabilitation projects in the last year: planting of shade trees, shade structures, revamped landscaping and irrigation systems, new play equipment, benches, and tables are among the key improvements. The City also installed public restrooms in Entertainment Plaza.  As shown in Figure A5-26, this HSP area is considered a community at risk of displacement. This is most likely due to newer development to the south and east, and the desirability of Downtown for housing close to amenities. According to the Healthy Places Index (HPI), created by the Public Health Alliance of Southern California, the HSP area of high segregation and poverty in Dinuba has the highest rate of park access compared to other City tracts. While recreational areas are located throughout the city, Aall residents (100 percent) in this tractthe HSP area live within a half mile of a park larger than one acre. This includes the Dinuba Community Center and Roosevelt Park in the northern portion of Southeast Dinuba and Felix Delgado Park in the southwest area of Southeast Dinuba.
 In addition to recreational facilities, the HSP area has a variety of community serving uses, including a library, child care centers, the Dinuba transit center and a theater.  While transit is readily available in Downtown, the remaining portion of the HSP area (Southeast Tulare area) lacks the same level of transit. A few stops are located along Kamm Avenue and along the southern boundary of the HSP area.
 This tract also has a higher retail density compared to most other Dinuba tracts. According to the HPI, the gross retail, entertainment, services, and education employment density (jobs/acre) on unprotected land for the area of segregation and poverty is 5.05 compared to less than 1.0 for most other city tracts. Similarly, the HSP area of segregation and poverty has the second highest rate of supermarket access compared to other tracts in the city. The Family Market is located on College Avenue.

Infrastructure in the HSP area is similar to most of the City in terms of street lighting, water lines, sewer lines, and stormdrain facilities. Curbs and sidewalks are throughout the HSP area, although ADA improvements are needed. Based on City staff knowledge, the HSP area of high segregation and poverty is generally more walkable and has more access to services and resources such as parks and retail. The southern areas of the city tend to be older and have aging infrastructure with heightened rehabilitation needs, especially in comparison with the northwest area of the city where housing developments are newest.

The designation of this tract as an area of high segregation and poverty is likely mostly due to the types of housing available in this neighborhood rather than the availability of jobs and services.

Based on City staff knowledge, the area of high segregation and poverty is generally more walkable and has more access to services and resources such as parks and retail. The southern areas of the city tend to be older and have aging infrastructure with heightened rehabilitation needs, especially in comparison with the northwest area of the city where housing developments are newest. The City has approved or is in the process of developing new subdivision areas in eastern Dinuba.

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-24
Table A5-3 Demographics of Area of High Segregation and Poverty Area
Percent of Housing With
Two or More Units Median Income Poverty Rate
Percent Renter
Households
Percent
Non-White
Downtown/
Southeast Dinuba

25.9% $32,400 46.5% 56.0% 94.4%
Dinuba 24.5% $50,186 31.9% 44.2% 90.3%
Source: HCD AFFH Data Viewer 2.0 and 2017-2021 ACS.

Poverty and Segregation
Similar to other cities in Tulare County, Dinuba has areas of concentrated poverty. The area with the highest poverty rate is in Downtown/Southeast Dinuba, where 47 percent of residents earn an income below the poverty line (Figure A5-14). Southwest Dinuba has the lowest percentage of residents living below the poverty line (15 percent). Throughout the rest of the city between 22 percent and 29 percent of residents are living below the poverty line.

Concentrated Areas of Affluence
HCD’s AFFH Data Viewer identifies RCAAs as census tracts that have a white population that is 1.25 times higher than the Council of Governments (COG) region (which for Dinuba consists of the entirety of Tulare County) and a household median income 1.5 times higher than the AMI. There are no RCAAs in Dinuba, as most of the city has a low percentage of white residents and a median household income that is lower than the county average. No census tracts within Dinuba have a median household income that is 1.5 times higher than the AMI.

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-25
Figure A5-13 Areas of High Segregation and Poverty (City of Dinuba) Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-26
Figure A5-14 Poverty Status (City of Dinuba)
Source: AFFH Data Viewer, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-27
Figure A5-15 Racial Segregation and Integration (City of Dinuba)2 Source: AFFH Data Viewer, 2023
2 POC (People of Color)

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-28
Figure A5-16 Subsidized Housing and Public Housing Buildings Source: AFFH Data Viewer, 2024

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-29
A5.2.6 Disparities in Access to Opportunities
Transit Access and Walkability
Several transit organizations operate throughout the city of Dinuba, offering fixed-route bus services to residents.

Transit Organizations Operating in Dinuba
 The Tulare County Regional Transit Agency (TCRTA) operates Dinuba Area Regional Transit (DART), a fixed route bus service with four routes throughout the city. DART operates from 7:00 am to 6:00 pm on weekdays, 6:30 pm to 9:00 pm on Fridays, and 9:30 am to 9:00 pm on Saturdays. DART also operates DART Flexroute, a fixed route and dial-a-ride service, which travels through north and south Dinuba, leaving the route to pick up dial-a-ride passengers between route stops.  The City of Dinuba partners with the Fresno County Rural Transit Agency (FCRTA) to provide the Dinuba Connection, a fixed route bus service connecting the cities of Dinuba and Reedley in Fresno County. The Dinuba Connection operates Monday through Friday with longer service hours during the school year.
 TCRTA operates Tulare County Area Transit (TCaT), a fixed route bus service operating throughout the county, with two routes that pass through Dinuba (Routes C10 and C60). These routes connect Dinuba to the city of Visalia and the communities of Delft Colony and London, which are census designated places southwest of Dinuba. These routes operate from approximately 6:00 am to 7:00 pm on weekdays and 9:30 am to 6:00 pm on weekends. TCaT also offers Dial-A-Ride services to rural parts of Dinuba Monday through Friday.
 TRCTA also provides Paratransit & Dial-A-Ride Services Paratransit service, a shared-ride, advancedreservation, origin-to-destination service, is provided to locations within the cities of Dinuba, Porterville, and Tulare. Service is available within ¾ mile of each local fixed route. The service is available to ADA-eligible individuals, as well as seniors (age 65+) and Medicare card holders. ADAeligible passengers must receive certification through an application process. Paratransit provides same-day service to non-ADA passengers (seniors and Medicare card holders only) on a space available basis. Paratransit services operate the same hours and days as TCRTA’s local fixed route system; service is provided Monday through Saturday from 7:00 am to 7:00 pm, and Sunday from 8:00 am to 5:00 pm. Next day reservations are required and are taken seven days a week.  TCaT also offers its own Dial-A-Ride program that includes anywhere within three-quarters of a mile of TCaT Routes C10-C90.

Dinuba Area
Regional
Transit
(DART)
Tulare
County Area
Transit
(TCaT)
Fresno
County
Rural Transit
Agency
(FCRTA)

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-30
Residents in Dinuba have lower access to transit and lower transit ridership compared to larger cities in the region such as Visalia and Tulare. The city of Dinuba received an average AllTransit performance score of 4.8 which is based on a combination of low number of transit trips per week and low number of jobs accessible by transit.3 For comparison, the cities of Visalia and Tulare received slightly higher performance scores, 6.5 and 5.4 respectively. According to ACS estimates, 79 percent of commuters commute by driving alone, 16 percent carpool, and less than one percent walk.

Walk Score is a private company that offers a walkability index on its website, that measures the pedestrian friendliness of a given location by analyzing walking routes to nearby amenities and examining population density and road metrics, including block length and intersection density.4 Dinuba received a walk score of 56 out of 100, which is considered “somewhat walkable.” Walkability is highest in the center of the center and decreases with increased distance from the city’s center. The Environmental Protection Agency (EPA) has a walkability index which ranks block groups according to their relative walkability. According to the National Walkability Index, the most walkable areas in the city are within the center of the city, in Downtown Dinuba and parts of Northeast and Southeast Dinuba (Figure A5-17). Areas on the outer edges of the city are considered the least walkable.

According to the Tulare County Association of Governments (TCAG) 2022 Regional Active Transportation Plan for the Tulare County Region, priority active transportation improvements in the city of Dinuba emphasize improving pedestrian and bicycle connections throughout the city and creating safe routes to schools. Projects include bicycle and pedestrian infrastructure improvements and educational outreach surrounding safe routes to elementary schools and Dinuba High School, as well as sidewalk improvements in Downtown Dinuba, pedestrian path along Ventura Street, and railroad crossing across the San Joaquin Valley Railroad tracks. These planned improvements will increase walkability and access to active transportation throughout the city, particularly in Downtown Dinuba and along Road 88, Alta Avenue, and Avenue 416.

Local knowledge from City staff indicates that the Core area (Downtown, East, and South Dinuba) tends to be more walkable than other areas of the city. As of December 2024, bike lane installations, road widenings, and striped bike lanes are currently underway. The City’s current active transportation network suffers from discontinuous sidewalks and bike lanes, inadequate ADA curb ramps, unsafe crossings, sight distance issues to crosswalks, and an uncomfortable walking and biking environment for residents. The City is implementing an Active Transportation Plan to construct bicycle and pedestrian improvements, including the improvements currently underway. The City has aggressively pursued funding to make transportation improvements, particularly for bike lanes and walking trails in disadvantaged parts of the community (Core area, south, southeast and east).

The City is also preparing a Revitalization Plan for the South El Monte Neighborhood that will support goals in this area related to community beautification and landscaping, public facilities, community lighting, housing rehabilitation, infrastructure, economic development, and crime prevention and public safety. This Plan aims to improve this neighborhood in aspects beyond transportation alone, creating improved economic and environmental opportunities as well. Access to economic and environmental opportunities citywide area outlined in the following subsections.

According to Self-Help, Dinuba could benefit from additional transit, open space, and employment options.
3 AllTransit.Org, 2021. https://alltransit.cnt.org/
4 Walk Score, 2021. https://www.walkscore.com/methodology.shtml

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-31
Figure A5-17 Walkability Index (City of Dinuba)
Source: National Walkability Index, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-32
Access to Quality Education
TCAC Educational outcomes are measured through the educational opportunity index, which measures the percentage of 4th graders who meet math and literacy proficiency standards, percentage of high schoolers who graduate on time, and percentage of students not receiving free or reduced-price lunch.

Scores are generated by comparing each census tract to all other census tracts within the same COG.

Scores range from 0-1, with 1 being the most positive educational outcome, and 0 being the least positive educational outcome.

Dinuba generally has less positive educational outcomes. Southwest Dinuba has the highest educational outcomes in the city (Figure A5-18).

Dinuba is served by the Dinuba Unified School District (DUSD), which manages 11 schools and nine campuses throughout Dinuba. The DUSD operates six elementary schools, one middle school, one traditional high school, one continuing education school, one independent study school, and one adult education school.5 During the 2021-2022 school year, DUSD had a total student enrollment of 6,592 students.

According to Kidsdata.org, a data compilation program of the Lucile Packard Foundation for Children's Health, DUSD had a high school graduation rate of 91 percent in 2021. The student population is very diverse. Ninety-four percent of students are Hispanic/Latino, four percent are white, two percent are Asian American/Pacific Islander, and less than one percent are Black/African American, Native American/Alaskan Native, or multiracial. 6 Thirty-three percent of students are English learners, almost all of whom are Spanish speakers. Approximately 86 percent of students are eligible for free and reduced-price meals, indicating they are living in low-income households. In addition, approximately seven percent of students are eligible for the Migrant Education Program, meaning their parent/guardian is a migratory worker in the agricultural, dairy, lumber, or fishing industries and whose family has moved during the past three years.7
Education attainment levels of Dinuba residents are slightly lower than the county and tri-county averages. According to ACS estimates, 88 of the city’s population (25 years of age and older) does not have a college degree (compared to 86 percent of the county and 83 percent of the tri-county area) and 31 percent did not graduate high school (compared to 30 percent of the county and 25 percent of the tri-county area).
5 Dinuba Unified School District. 2023. DUSD At-A-Glance. https://www.dinuba.k12.ca.us/aboutDUSD 6 Kidsdata.org. 2023. Dinuba Unified. https://www.kidsdata.org/region/1551/dinuba-unified/results#cat=18 7 Ed-Data. 2023. Dinuba Unified. http://www.ed-data.org/district/Tulare/Dinuba-Unified

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-33
Figure A5-18 TCAC Opportunity Areas – Education Outcomes (City of Dinuba) Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-34
Economic Outcomes
TCAC economic opportunities measured by census tract, consider poverty, adult education, employment, job proximity, and median home values. A higher economic index score reflects more positive economic outcomes.

Economic outcomes vary in Dinuba but are mostly higher than most other cities in Tulare County.

Northwest and Southwest Dinuba have the most positive economic outcomes in the city while Downtown/Southeast Dinuba has the least positive economic outcome in the city (Figure A5-19). This area is also an area of high segregation and poverty (Figure A5-13), and has a higher percentage of residents with a disability (Figure A5-7) and the lowest median household income (Figure A5-11) compared to the rest of the city.

In 2021, Dinuba had a labor force participation rate of 63 percent for persons 16 years and older, which is similar to the labor force participation rate of the county and tri-county area. The largest industries in Dinuba are educational services, and health care and social assistance (23 percent of employed population), agriculture, forestry, fishing and hunting, and mining (20 percent of employed population), and retail trade (12 percent). This makeup is similar to other cities in the county.

Largest Employers in Dinuba
Source: City of Dinuba, 2021, 2021 Comprehensive Annual Financial Report.8 Most of the land zoned for commercial and industrial uses is in Downtown and South Dinuba. Most of Northeast, Northwest, Southeast, and Southwest Dinuba is not zoned for uses that provide employment opportunities. These areas are primarily zoned for residential and resource conservation uses. Ruiz Foods Products Inc., Walmart, and the Best Buy Distribution Center, three of the city’s largest employers, are located in South Dinuba. The majority of working residents commute outside the city for work (76 percent) and 48 percent commute outside of Tulare County. Of the 52 percent of residents who work in Tulare county, 24 percent of employed Dinuba residents work in Dinuba, 10 percent work in Visalia, four percent work in, and four percent work in Tulare. Approximately 30 percent of working residents work in Fresno County, including seven percent who work in Reedley and five percent who work in Fresno).9 The remaining 20 percent work in a county other than Tulare or Fresno.

The City has implemented several economic development strategies to incentivize economic development including reduced/waived fees for new development. As discussed above, the City has had success in bringing in industrial uses such as a Best Buy distribution center, Ruiz Foods, and dental equipment manufacturing uses.
8 City of Dinuba. 2021. Comprehensive Annual Financial Report. https://www.dinuba.org/images/docs/forms/dinuba_acfr.pdf 9 U.S. Census Bureau. 2023. OnTheMap Work Destination Analysis. https://onthemap.ces.census.gov/ 44%
of total jobs in
Dinuba
19%
of total jobs in
Dinuba
13%
of total jobs in
Dinuba
12%
of total jobs in
Dinuba

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-35
Figure A5-19 TCAC Opportunity Areas – Economic (City of Dinuba) Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-36
Healthy and Safe Housing Environment
Like the rest of western Tulare County and the
western tri-county area, pollution burden is high
throughout the city of Dinuba. The
CalEnviroScreen map for the city of Dinuba
identifies the degree to which communities are
considered burdened by pollution by comparing
the scores of each census tract to every other
census tract in the state. CalEnviroScreen
identified pollution burden is high throughout
most of the city (Figure A5-20). Pollution burden
is highest in Downtown and Southeast Dinuba
(96th percentile) and lowest in Northeast Dinuba
(75th percentile). Pollution burden associated
with ozone and particulate matter is high
throughout the entire city. Pollution burden
associated with pesticide use, cleanup sites, and
groundwater threats is highest in southern parts
of the city. Downtown and Southeast Dinuba also have a high pollution burden from lead risk from housing and proximity to cleanup sites.

The TCAC environmental opportunity map also identifies pollution burden, using CalEnviroScreen scores.

However, unlike CalEnviroScreen, the TCAC map compares census tracts to other census tracts within the same COG to show differences in pollution burden within the region. According to the TCAC opportunity map, environmental outcome scores vary throughout the city but are generally more positive (Figure A5-21). Environmental outcomes are lowest in Southwest Dinuba and are also low in Downtown and part of Southeast Dinuba. Throughout the rest of the city, environmental outcomes are positive.

Senate Bill (SB) 535 tasks the California Environmental Protection Agency with identifying disadvantaged communities. Disadvantaged communities are low-income areas that are disproportionately affected by environmental pollution and other hazards. Under SB 35, a minimum of 25 percent of funds from the Greenhouse Gas Reduction Fund, funded by revenue from the State’s cap-and-trade emissions program, goes to projects that benefit disadvantaged communities. All of Dinuba is considered a disadvantaged community under SB 535 (Figure A5-22).

In recent years the City has channeled the majority of such investments into the central, east and southeast part of the community, recognizing these neighborhoods tend to be lower income with higher rates of minority residents.

Based on local knowledge from staff, the City generally tries to keep industrial uses away from current or planned residential uses. There are no groundwater contamination issues in Dinuba. Parks are accessible to all areas of the City, including lower income areas.

Flooding in Dinuba has been reported to have occurred in 1937, 1950, 1955, 1966, 1969, and 1993.

Flooding in the City has been the result of intensive localized rainfall combined with snowmelt runoff which has resulted in overflows of the East Branch of the Alta Canal. Portions of Dinuba are within the 100-year floodplain as identified by the Federal Emergency Management Agency (FEMA) on their Flood Insurance Rate Map. Much of the flood area in Dinuba roughly follows the course of sloughs or creeks that originally flowed through the area, but were diverted into irrigation ditches as the area was settled.

Pollution burden is high throughout
Dinuba, particularly pollution associated
with ozone and particulate matter.

Characteristics associated with
vulnerability to impacts from pollution
in Dinuba include high rates of asthma
and cardiovascular disease, low
education attainment, and high rates of
poverty and unemployment.

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-37
Figure A5-20 CalEnviroScreen 4.0 Percentile Scores (City of Dinuba) Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-38
Figure A5-21 TCAC Opportunity Areas - Environmental (City of Dinuba) Source: AFFH Data Viewer, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-39
Figure A5-22 SB 35 Disadvantaged Communities (City of Dinuba) Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-40
Access to grocery stores citywide has recently improved. There are two new grocery stores on the east side within the last tear (2024), the City revitalized an old shopping center called Mercantile Row.

According to the HPI, more than 94 percent of residents live within a mile of a supermarket or large grocery store.

A5.2.7 Disproportionate Housing Needs
Housing Problems
Similar to other cities in the county, almost half of all households in Dinuba are experiencing housing problems. Housing problems, as defined by HUD, include overcrowding, cost burden, lack of kitchen facilities, and lack of plumbing facilities. Approximately 49 percent of households in Dinuba are experiencing housing problems and 29 percent of households are experiencing severe housing problems. The percent of households experiencing housing problems and severe housing problems in Dinuba is slightly higher than the county and tri-county area, where 44 percent of are experiencing housing problems and 26 percent of households are experiencing severe housing problems in both the county and tri-county area.

Substandard Housing
HUD considers housing units to be “standard units” if they comply with local building codes, whereas housing units are considered “substandard” if they lack complete plumbing or kitchen facilities.

According to ACS estimates Dinuba has approximately 42 substandard housing units, which comprises approximately 0.6 percent of the total occupied units in the city. Of the 42 substandard units, most lack complete kitchen facilities (27 housing units). The percentage of substandard housing units in Dinuba is similar to Tulare County and other jurisdictions in the region.

Approximately 61 percent of the city’s housing stock was constructed prior to 1990 and is more than 30 years old. Housing units older than 30 years have a higher likelihood of needing repair and modernization improvements. The areas of Dinuba with older housing or housing that is more likely in need of repair are Downtown and Southeast Dinuba. According to ACS estimates, housing units in Downtown and Southeast Dinuba are older than other areas of the city. Approximately 67 percent of housing units in Downtown Dinuba are over 30 years
old, 70 percent of which are over 50 years old.

As mentioned previously, the Dinuba Core area
(Downtown, east, and south areas) tend to be older
neighborhoods with lower quality housing. These areas
also tend to have the lowest housing costs, for both
rental and ownership housing. Northwest Dinuba is the
newest development area. There are currently new
subdivisions approved/in process in eastern Dinuba.

Aging neighborhoods in the Core area tend to have a
higher need for rehabilitation efforts.

Housing cost burden is
significantly higher among
renters than homeowners in
Dinuba. Approximately 52
percent of renters and 23
percent of homeowners are
cost burdened in Dinuba.

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-41
Housing Cost Burden
The rate of cost burden (spending more than 30 percent of household income on housing costs) among Dinuba residents is higher than the county and tri-county area averages. Approximately 38 percent of all households are cost burdened, compared to 38 percent and 18 percent of the county and tri-county areas, respectively. Housing cost burden is much higher among renters than homeowners.

Twenty-three percent of homeowners in Dinuba experience cost burden. Cost burden among homeowners is highest in Downtown and Southeast Dinuba, where 53 percent of households are cost burdened, and Southwest Dinuba, where 51 percent of homeowner households are cost burdened (Figure A5-23). Northeast Dinuba has the lowest percent of homeowner households that are cost burdened (18 percent).

In Dinuba, renters experience cost burden at more than double the rate of homeowners. Fifty-two percent of renters experience cost burden in Dinuba. South and Southwest Dinuba have the highest percentage of renters experiencing cost burden (65 percent). Northeast Dinuba has the lowest percentage of renters experiencing cost burden (39 percent) (Figure A5-24).

As household income increases, the likelihood of experiencing cost burden decreases (Table A5-4).

Extremely low-income households have the highest percentage of cost burden, 86 percent of homeowners and 84 percent of renters. Among low-income households, 35 percent of homeowners are cost burdened and 31 percent of renters are cost burdened. Moderate- and above moderatehouseholds have the lowest rates of cost burden among the different income levels. Less than one percent of moderate- and above moderate-homeowners and three percent of moderate- and above moderate-renters are cost burdened.

Table A5-4 Assistance Needs of Lower-Income Households, 2015-2019 (City of Dinuba) Household by Tenure, Income, and
Housing Problem
Renters Owners Total Households
Total Percent Total Percent Total Percent
Extremely low-income (0-30% AMI) 865 175 1,040
With any housing problem 740 86% 170 97% 910 88%
With cost burden >30% 725 84% 150 86% 875 84%
With cost burden >50% 545 63% 125 71% 670 64%
Very low-income (31-50% AMI) 735 490 1,225
With any housing problem 650 88% 335 68% 985 80%
With cost burden >30% 580 79% 320 65% 900 73%
With cost burden >50% 145 20% 150 31% 295 24%
Low-income (51-80% AMI) 655 745 1,400
With any housing problem 405 62% 400 54% 805 58%
With cost burden >30% 205 31% 260 35% 465 33%
With cost burden >50% 30 5% 10 1% 40 3%
Moderate & Above Income (>80% AMI) 675 1,830 2,505
With any housing problem 60 9% 240 13% 300 12%
With cost burden >30% 19 3% 95 5% 24 1%
With cost burden >50% 15 2% 0 0% 15 1%
Total Households 2,930 3,240 6,170
With any housing problem 1,855 63% 1,145 35% 3,000 49%

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-42
Household by Tenure, Income, and
Housing Problem
Renters Owners Total Households
Total Percent Total Percent Total Percent
With cost burden >30% 1,529 52% 825 25% 2,354 38%
With cost burden >50% 735 25% 285 9% 1,020 17%
Note: Housing Problems: There are four housing problems in the CHAS data: 1) housing unit lacks complete kitchen facilities; 2) housing unit lacks complete plumbing facilities; 3) household is overcrowded; and 4) household is cost burdened. A household is said to have a housing problem if they have any 1 or more of these 4 problems.

Cost burden: Monthly housing costs (including utilities) exceeding 30% of monthly income.

Severe cost burden: Monthly housing costs (including utilities) exceeding 50% of monthly income.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2015-2019 release
Overcrowding
As discussed in Chapter A2, Housing Needs Assessment, Dinuba has 2,032 large households (households with five or more people), comprising approximately 33 percent of all households in the city, which is 11 percent higher than the county (22 percent) and 54 percent higher than the tri-county average (19 percent). A higher percentage of owner households (24 percent) are large households compared to renter households (18 percent).

Approximately 17 percent of households in Dinuba are overcrowded and four percent are severely overcrowded. The percentage of overcrowded households in the city is much higher than in the county (10 percent) and tri-county area (10 percent). The percentage of overcrowded housing is higher than the State average (8.3 percent) throughout the entire city. Overcrowded housing is highest in Northeast Dinuba, where 17 percent of households are overcrowded (Figure A5-25). Overcrowded housing is also high in Downtown, Southeast, and South Dinuba, where between 10 and 15 percent of households are overcrowded.

Persons Experiencing Homelessness
The 2023 Kings and Tulare County Point-In-Time (PIT) Count did not record the number of persons experiencing homelessness in Dinuba. In Tulare County, 1,053 persons experiencing homelessness were recorded in 2023. Based on the total number of homeless individuals recorded across the county, and Dinuba’s share of the county’s total population (five percent), the number of people experiencing homelessness in Dinuba is expected to be approximately 46. The cities of Porterville, Tulare, and Visalia have a disproportionately high percentage of the county’s homeless population compared to their share of the total population. A total of 1,017 homeless residents were recorded in these three cities, with the remaining 36 individuals located throughout the rest of the county. Therefore, Dinuba has low percentage of the county’s homeless population in comparison to the share of the county’s population.

The number of homeless residents in the city has remained consistent over the last several years. In 2022, the City housed nine homeless individuals in the recently constructed Sierra Village project, which provides 44 units of affordable housing.

Unsheltered residents tend to reside in parks throughout the city, including Surabian Drive Linear Park, Rose Ann Vuich Park, and the Recreation Center baseball diamond area. As discussed previously, the following transportation services operate in Dinuba and the City is considered “somewhat walkable.”  The Tulare County Regional Transit Agency (TCRTA) operates Dinuba Area Regional Transit (DART)  The City of Dinuba partners with the Fresno County Rural Transit Agency (FCRTA) to provide the Dinuba Connection

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-43
 TCRTA operates Tulare County Area Transit (TCaT)
 TRCTA also provides Paratransit & Dial-A-Ride Services Paratransit service  TCaT also offers its own Dial-A-Ride program that includes anywhere within three-quarters of a mile of TCaT Routes C10-C90.

Rose Ann Vuich Park is located along Avenue 416 across the street from the DART transportation center and adjacent to the El Monte Way and Palm Drive and Dinuba Senior Center bus stations. A Family HealthCare Network facility is also located a block away from Rose Ann Vuich Park. The Dinuba Recreation Center is located approximately three blocks away from Rose Ann Vuich Park and has access to the same facilities.

In 2017, the City of Dinuba formed the internal Homeless Outreach Partnership Effort (H.O.P.E.) to address homelessness in the community. The H.O.P.E. team is primarily focused on engaging the homeless, building rapport and trust, and referring them to needed services. The H.O.P.E team's primary goals are to manage homelessness issues, connect homeless persons to resources, and reduce or eliminate homelessness. While working directly with the homeless, the team has learned that there is "no silver bullet" and combatting homelessness is a long-term commitment, which requires consistent engagement. Since its inception, the H.O.P.E. team has worked closely with other agencies and organizations such as Kings Tulare Homeless Alliance, Tulare County, Dinuba Unified School District, United Health Centers, CSET, and others to provide critical assistance to needy homeless individuals and families. Through these efforts, the team has successfully housed ten homeless individuals/families. In working with the homeless, the H.O.P.E. team has identified a set of challenges that create difficulties in addressing homelessness. These challenges include:
 Lack of low barrier shelters
 Lack of adequate mental health services
 Lack of local rapid-rehousing units
 Lack of local permanent supportive housing units
 Homeless need to be ready and willing to get help
The H.O.P.E. team remains dedicated in the face of these challenges and is committed to "helping people help themselves." Looking ahead, the team is focused on the following strategies in their efforts to addressing homelessness in the community:
 Continue to track homeless
 Continue to work with local landlords/property managers  Partnership with Self Help to provide 5 permanent supportive housing units (Sierra Village II)  Establish accessory dwelling unit (ADU) program
 Encourage new, affordable multi-family units
 Exploring Homeless Work Program
 Exploring rental assistance program
Additional services available to unhoused individuals include:
 2-1-1 Tulare County: Connects communities with resources, services, and opportunities, through the non-emergency 2-1-1 phone number, a comprehensive website, via 2-way texting, and a mobile application.

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-44
 United Heath Center (Dinuba): A Fully Qualified Health Clinic which offers health services to patients without insurance on a Sliding Fee Scale according to the patient’s income and number of household members.
 CSET (Community Services Employment Training): Offers a variety of assistance in areas such as employment training, housing, financial assistance, family resources, and home weatherization to those in need.

Due to limited services for unhoused populations in Dinuba, many persons in need of homeless services tend to go to the nearby Cities of Visalia or Fresno.

Displacement
Communities are designated sensitive to displacement pressure if the share of very low-income residents is greater than 20 percent and have any of the two following characteristics10:
 The share of renters is above 40 percent
 The share of people of color is above 50 percent
 The share of very low-income households that are severely rent burdened is above the county median
 The percent change in rent is above the county median for rent increases According to the Urban Displacement Project (UDP), residents living in Downtown and part of Southeast Dinuba are at risk of displacement (Figure A5-26).
10 AFFH Data Viewer. 2023. Estimated Displacement Risk Overall Urban Displacement Project 2022. https://www.arcgis.com/home/item.html?id=93242c4310254705abe4daf04ae25ce0

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-45
Figure A5-23 Overpayment by Home Owners (City of Dinuba) Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-46
Figure A5-24 Overpayment by Renters (City of Dinuba)
Source: AFFH Data Viewer, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-47
Figure A5-25 Overcrowded Households (City of Dinuba)
Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-48
Figure A5-26 Displacement Risk (City of Dinuba)
Source: AFFH Data Viewer 2.0, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-49
A5.2.8 Local Area Knowledge
Dinuba was established by a group of farmers following a land dispute with the Southern Pacific Railroad during the late 1800s. During the end of the Civil War, southern farmers who were struggling amid a recession immigrated to California and eventually settled in Tulare County. The Southern Pacific Railroad was granted federal land patents for land within 10 miles of the railroad right-of-way, which included land that had been settled and developed by the southern farmers.11 In 1888, two major landholders, James Sibley and W. D. Truxbury, deeded 240 acres to the Southern Pacific Railroad to develop a railroad depot and town site in the area that is now Dinuba.12 During the first decade of the 1900s, thousands of Korean immigrants arrived in Hawaii and California.

Many of these immigrants came to towns like Dinuba and worked as tenant farmers and truck farmers.

Dinuba, along with Reedley, Sacramento, and Delano, attracted approximately 83 percent of the Korean population in the United States during the early 1900s.13 The town’s economy was built on agriculture and related industries, generally consisting of small farmers. During the late 1800s and early 1900s, an extensive irrigation canal system was built in Dinuba and the surrounding area by diverting water from the Kings River. The reliable source of water and success of the Thompson seedless grape made raisins the popular crop for local farmers. During the late 1900s and early 2000s, Tulare County lost a substantial amount of farmland due to land idling (when agricultural land is not cultivated), residential development, and ecological restoration. With this loss in farmland, Dinuba’s economy began to shift from primarily agriculture to include expanded and new commercial and industrial operations, particularly related to food processing and warehousing. City annexation of additional land during the early 2000s enabled the designation of over 600 acres of land as an industrial park. Tenants of the industrial park include Ruiz Foods, currently the city’s largest employer, the Best Buy West Coast Distribution Center, and Patterson Logistics.14 To address place-based concerns and enhance community development, the City has focused on infrastructure improvements in recent years. The Griggs neighborhood in Northeast Dinuba (a disadvantaged community) was recently improved with street reconstruction, utility improvements, and a neighborhood park.

Stakeholder and Community Input
The City held a community workshop on May 22, 2023 to discuss the Housing Element and introduce new Housing Element goals and requirements to the community. Two community members participated in the workshop. During the workshop, participants expressed the need for more affordable housing in the city, particularly accessible affordable housing. It was noted that a new high school is currently being constructed in the southern part of the city, which provides an opportunity for housing development in the surrounding neighborhood. During workshops held in each jurisdiction as part of the Tulare County Regional Housing Element planning effort, participants identified the most significant housing barriers, including rent affordability and rent increases, lack of housing with supportive services, and difficulty buying a home.
11 Ron Dial. 2016.Dinuba (Images of America)
12 City of Dinuba. 2006. General Plan Updated Background Report. https://www.dinuba.org/images/docs/Planning/Dinuba-General-PlanBackground-Report.pdf 13 Erika Lee. Immigration, Exclusion, and Resistance, 1800s-1940s. https://www.nps.gov/articles/upload/04-Essay-4-immigration.pdf 14 City of Dinuba. 2020. Dinuba Parks & Recreation Master Plan. https://www.dinuba.org/images/2022/Dinuba_PRMP.pdf

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-50
An online survey was available in both English and Spanish on the TCAG Housing Element website from February 6 to March 16, 2023. The survey asked participants about housing issues and the types and location of housing development they would like to see in their city. Respondents in Dinuba identified the need for homeless shelters or day services for homeless residents, “higher-end homes,” and affordable options for home ownership. In addition, respondents reported a lack of upkeep of housing units by landlords. According to respondents in Dinuba, the largest barrier to affording desirable housing in the city is the cost and low supply of housing and the most urgent housing issues selected were the availability of desired housing and overcrowded housing. Housing needs identified by respondents in Dinuba include mobile home preservation and assistance, supportive housing programs for individuals experiencing homelessness, median-income housing, “higher end” housing, and non-low-income housing, and higher density zoning. When asked about their preferences for the location of future housing development, respondents primarily selected areas in Southeast Dinuba as well as Northwest Dinuba.

The City also participated in a series of stakeholder interviews with service providers, community organizations, and affordable and market-rate housing developers held between May 21 and April 4, 2023. Community organizations identified the need for housing near grocery stores, medical facilities, and public transportation. Additional housing needs include transitional and supportive housing, farmworker housing, and safe parking for homeless individuals living in their vehicle. Compared to larger cities in the region, smaller, rural areas have vastly fewer amenities and housing resources. According to market-rate housing developers, barriers to developing housing include high construction costs, parking requirements, State housing requirements, and the cost and time demanded by the environmental review process. Affordable housing developers described the need for more affordable housing and supportive housing for previously homeless residents and discrimination based on HCV use. It was noted that the PIT Count likely underestimates the number of homeless individuals as it does not consider the many residents living on couches or in trailers. According to affordable housing developers, cities can address housing needs by fostering strong relationships with affordable housing providers and maintaining knowledgeable staff to pursue grant opportunities for affordable housing.

A5.2.9 Other Relevant Factors
Other factors to fair housing issues in Dinuba that have not been previously discussed in this analysis include land use and zoning patterns, widespread social vulnerability of residents, and lack of farmworker housing.

Social Vulnerability Index
The Center for Disease Control and Prevention and Agency for Toxic Substances and Disease Registry created the Social Vulnerability Index (SVI) to identify communities that exhibit social conditions that would make them more vulnerable to hazardous events such as natural disasters. The SVI can also serve as an identifier of vulnerable communities that are underprivileged and underserved and are more susceptible to experiencing housing issues and lack of housing opportunities. The SVI ranks census tracts based on 16 social factors grouped into four categories: socioeconomic status, household characteristics, racial and ethnic minority status, and housing type and transportation.15 15 Agency for Toxic Substances and Disease Registry. 2023. CDC SVI Documentation 2020. https://www.atsdr.cdc.gov/placeandhealth/svi/documentation/SVI_documentation_2020.html

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-51
The SVI identifies the entire city of Dinuba as having higher vulnerability than most of the state, based on a high level of vulnerability for each of the four categories. Dinuba scored particularly high for all four categories: socioeconomic status (social factors such as poverty and unemployment) household characteristics (social factors such as the percentage of children/senior residents and disabilities) racial and ethnic minority status (factors such as percent minority residents and percent of residents that speak English less than “very well”), and housing type/transportation (factors such as percent of the housing stock consisting of multi-unit structures and mobile homes and the percent of residents without a vehicle).

Land Use and Zoning Patterns
Most of Dinuba’s housing stock consists of single, detached structures (71 percent), which is a reflection of land use and zoning patterns throughout the city. Only 25 percent of housing units are multifamily units. Most of the land zoned for residential uses comprises of low-density residential zones. Select parcels are zoned medium and high density residential, most of which are located in Downtown Dinuba and a small area located south of Gerald Avenue in Northeast Dinuba.

The City has identified General Plan Focus Areas under the draft Land Use Element Update. Focus Area 1 consists of approximately 925 acres southwest of nearby Downtown Dinuba, currently with primarily agricultural uses along with several interspersed single-family residences. The area is generally bounded (clockwise from the northern boundary) by Sierra Way, Alta Avenue (Road 80), Avenue 400, a northsouth boundary 0.5-mile west of Alta Avenue (no existing roadway), Kamm Avenue, and a north-south boundary 0.5-mile west of Road 70. An existing residential subdivision at the corner of Sierra Way and Alta Avenue is excluded from the Focus Area. This Focus Area was previously designated for industrial development. However, with the development of the new high school, land use in this area will be reoriented to provide residential uses. The proposed new Dinuba High School is at the heart of the Focus Area and consists of an approximately 76-acre site at the southwest corner of Kamm Avenue and Alta Avenue. This Focus Area will be the city’s largest new residential growth area comprising about 500 acres of the approximately 925 total acres in residential land use categories. Other non-industrial uses planned for this area include light industrial and commercial uses.

Focus Area 2 consists of approximately 180.7 acres located on both the north and south sides of the eastern portion of El Monte Way. Some of the eastern portions of the area are located outside of the existing city limits, though all areas are within the City Sphere of Influence. The area is generally bounded (clockwise from the north) by a line parallel to and 0.25-mile north of El Monte Way, Road 92 (including a line extending south from its current dead end), Sierra Way/Avenue 412, Randle Road, Franzen Way, and Crawford Avenue. Focus Area 2 is primarily agricultural and commercial uses currently. The East El Monte Way Focus Area is envisioned to be a walkable mixed-use neighborhood with a variety of housing types and densities, and convenient multimodal connections to communityserving commercial and service amenities.

The new Focus Areas aim to serve the needs of future and existing communities, especially related to commercial and walkable spaces.

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-52
Farmworker Housing Needs
Dinuba’s economy is primarily based on agriculture, and the dominant land use surrounding the city is agricultural.16 Approximately 20 percent of Dinuba’s population works in agriculture, forestry, fishing and hunting, and mining (1,827 people). Dinuba is located near the border of Tulare County, Fresno County, and Kings County, all of which contain expansive agricultural operations. Farmworkers employed by nearby agricultural businesses may seek housing in Dinuba. However, the migratory and sometimes seasonal nature of farm work often makes it difficult for farmworkers to find affordable housing options. There is currently no public or subsidized housing for farmworkers in Dinuba. HATC operates multiple properties for farmworkers throughout the county, but none in Dinuba’s city limits.

Home Loan Applications
As discussed in Chapter A3, Housing Constraints Analysis, there is a disparity in mortgage application approvals between racial/ethnic groups in Tulare County. Non-white mortgage loan applicants have lower rates of loan origination and higher rates of loan denial compared white-applicants. Home Mortgage Disclosure Act data from the Federal Financial Institutions Examination Council, indicates white home loan applicants had the highest rate of approval compared to other racial/ethnic groups, and “other” races and Native Hawaiian/Pacific Islander applicants had the lowest. These patterns indicate there may be racial/ethnic discrimination in mortgage lending. While there is no Home Mortgage Disclosure Act data for Dinuba, it is likely that the city experiences similar patterns as Tulare County. Table A5-5 shows the loan actions taken by race/ethnicity percentage in Tulare County.

Table A5-5 Mortgage Loans (County of Tulare)
Race/Ethnicity
Loan Action
Loan
Originated
Application
Approved But
Not Accepted
Application
Denied
Application
Withdrawn
Purchased
Loan Other
White 56.0% 2.7% 14.9% 17.9% 3.1% 5.3%
Hispanic/Latino 53.3% 2.5% 18.1% 17.7% 2.6% 5.9%
Black/African American 50.4% 1.7% 20.6% 22.7% 1.3% 3.4% Native American/Alaska
Native

44.3% 4.4% 23.6% 19.2% 0.5% 7.9%
Asian American 49.9% 3.0% 19.2% 18.2% 3.4% 6.3%
Native Hawaiian/Pacific
Islander

39.4% 0.0% 18.2% 18.2% 0.0% 24.2%
Other Race 35.5% 1.9% 15.0% 12.6% 29.6% 5.4%
Two or More Races 52.4% 0.0% 28.6% 9.5% 4.8% 4.8%
Source: FFIEC Home Mortgage Disclosure Act. 2020 Dataset. https://ffiec.cfpb.gov/data-browser/data/2022?category=states .Accessed July 11, 2023
16 City of Dinuba. 2006. General Plan Update Background Report. https://www.dinuba.org/images/docs/Planning/Dinuba-General-PlanBackground-Report.pdf

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-53
A5.2.10 Subsidized Housing
Subsidized housing consists of affordable rental units that are subsidized by federal and State agencies but are owned by private owners. Subsidies including HUD, the U.S. Department of Agriculture, the California Housing Finance Agency, HCD, and the Low-Income Housing Tax Credit program administered by TCAC. According to the AFFH Data Viewer, there are 788 subsidized housing units in Dinuba.

Subsidized housing units are scattered throughout Northwest, Northeast, Downtown, and Southeast Dinuba (Figure A5-27).

Public housing includes affordable rental units that are owned and operated by the government. The HATC manages public housing units in Dinuba which are available to low-income households, the elderly, and persons with disabilities. According to HUD’s Public Housing Program, there are a total of 80 public housing units in Dinuba. Public housing developments in Dinuba are located in Downtown and Southeast Dinuba (Figure A5-28). These housing units consist primarily of single-family homes. The HATC owns and operates the Euclid Village Apartments, located in Northwest Dinuba, which consists of 56 two-, three-, and four-bedroom apartments, five of which are accessible to residents with disabilities.

The HATC administers housing choice vouchers (HCVs) in the city of Dinuba. While the HATC administers the HCV program in Dinuba, housing units themselves are owned by private landlords that accept HCVs on behalf of renters. According to the HATC, as of 2023, there are 122 households receiving rental assistance through HCVs in the city. The use of HCVs is more common in Northeast, South, and parts of Northwest and Southeast Dinuba, where between five and nine percent of households use HCVs (Figure A5-29). Downtown, South, and part of Northwest and Southeast Dinuba have fewer HCV recipients.

According to Self-Help Enterprises, there is a lack of decent housing that is affordable to low-income households to rent or purchase. Families are overcrowded, encountering substandard housing conditions, and often dramatically overpaying for their housing. Self-Help Enterprises operates rental housing projects in Dinuba and has noted that these projects often have long waiting times. There are also homeless residents in Dinuba with few or no options for permanent supportive housing.

Common complaints from Self-Help Enterprises clientele include high rental prices, a reluctance of landlords to rent to Housing Choice Voucher holders, and a shortage of municipal resources to make proactive attempts to seek resources to build new housing.

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-54
Figure A5-27 Subsidized Housing (City of Dinuba)
Source: AFFH Data Viewer, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-55
Figure A5-28 Public Housing (City of Dinuba)
Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-56
Figure A5-29 Housing Choice Vouchers (City of Dinuba)
Source: AFFH Data Viewer, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-57
A5.2.11 Housing Site Inventory Analysis
This portion of the AFFH analyzes the relation between the housing opportunity sites and AFFH-related issues. Government Code Section 65583(c)(10) requires the housing opportunity sites to be analyzed with respect to AFFH to ensure that sites designated for low-income households are dispersed equitably throughout the city rather than concentrated in areas of high segregation and poverty or low-resource areas that have historically been underserved, and conversely, that sites designated for above moderate-income households are not concentrated in areas of high resources. By comparing the sites inventory to the fair housing indicators in this assessment, this section analyzes whether the sites included in the Site Inventory improve or exacerbate fair housing conditions, patterns of segregation, and access to opportunity.

Housing Sites by TCAC Opportunity Area
For purposes of evaluating fair housing, resource levels designated by TCAC/HCD denote access to economic and educational opportunities such as low-cost transportation, jobs, and high-quality schools and the quality of environmental factors in the area such as proximity to hazards and air quality. TCAC has a composite opportunity score for each census tract. Dinuba has a mix of resource areas with most areas consisting of moderate-resource areas. Downtown Dinuba and portions of Southeast Dinuba are areas of high segregation and poverty, while Northwest and the northern portion of Northeast Dinuba are high-resource areas. The rest of the city consists of moderate-resource areas.

The City’s Site Inventory can accommodate 2,5742,621 housing units on 32 sites. Figure A5-30, Figure A5-31, Figure A5-32, and Figure A5-33 show the housing opportunity sites by TCAC designated resource area. The housing opportunity sites are designated by income category – whether the sites could accommodate housing appropriate for low-, moderate-, or above moderate-income households.

The “appropriateness” of sites for various affordability levels is dictated by state housing element law and HCD guidance and includes allowable density, size of site, realistic capacity, existing use(s), and other factors. More information about the sites and income designations is available in Chapter A4, Housing Resources.

Most of the housing opportunity sites are in high resource areas (50 49 percent of the proposed housing units) and moderate-resource areas (48 49 percent of proposed housing units), primarily in Northeast, Northwest, and South Dinuba, in part due to the availability of large vacant and underutilized parcels in these neighborhoods.

A small portion of the City’s RHNA will be satisfied by planned and approved projects (316 of the total required 1,588 housing units). To understand the overall picture of housing development during the eight-year planning period, this analysis considers those units. Of the four planned and approved projects, three projects are located in moderate resource areas (235 housing units) and one project is located in a high resources area (63 housing units). None of the planned and approved projects are located in low resource areas or areas of high segregation and poverty.

Total Units by Resource Area
There are 65 units planned in areas of high segregation and poverty and low resource: 92 percent of those units (60 units) will be lower-income units and 8 percent (5 units) will be moderate-income units.

In contrast, 2,509 556 units are planned in areas designated moderate- and high/highest-resource: 30 29 percent of those units (746 units) will be lower-income units, 12 percent (290 301 units) will be moderate-income units, and 59 percent (1,473 509 units) will be above moderate-income units.

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-58
Table A5-6 shows the number of proposed housing units by income level in each resource area.

Table A5-6 Proposed Housing Units by Resource Area (Housing Opportunity Sties) Income Level Lower-Income Moderate-Income Above-Moderate Income Total Units Areas of High Segregation
and Poverty
60 units
(7% of lower-income
units)
5 units
(2% of moderateincome units)
0 units
(0% of above moderateincome units)
65 units
(32% of
total units)
Low-Resource Areas 0 units
(0% of lowerincome units)
0 units
(0% of moderateincome units)
0 units
(0% of above moderateincome units)
0 units
(0% of total
units)
Moderate-Resource Areas 600 units
(74% of lowerincome units)
214 units
(7374% of
moderate-income
units)
414 units
(2830% of above
moderate-income units)
1,228 275
units
(4849% of
total units)
High-/Highest-Resource
Areas
146 units
(18% of lowerincome units)
76 units
(2625% of
moderate-income
units)
1,059 units
(7270% of above
moderate-income units)
1,281 units
(5049% of
total units)
Note: Due to rounding, the sum of the percentages may not equal 100 percent.

The planned and approved projects, together with the housing opportunity sites, will add a higher percentage of lower-income units in moderate- resource areas (74 percent of total lower-income units) and high-resource areas (18 percent of total lower-income units) than in areas of high segregation and poverty (7 percent of total lower-income units). A total of 65 housing units (three two percent of total housing units from approved and planned and housing opportunity sites) are proposed in areas of high segregation and poverty. The remaining housing units (97 98 percent) are proposed in moderate- and high-resource areas. Therefore, overall housing development during the planning period will not increase patterns of segregation and will increase integration by household income in terms of access to opportunity.

Furthermore, efforts are underway to revitalize a portion of Southeast Dinuba, which is designated by TCAC as moderate resource. The Land Use Strategic Plan for the East El Monte Way Economic Vitality Community Sustainability Plan was adopted in 2018, which includes land use, circulation, economic development, and other strategies to revitalize the Mercantile Row Shopping Center within an approximately 170-acre area along the East El Monte Commercial Corridor.17 Since adoption, two subdivisions have been approved. There is also land designated for high-density residential development in the area, and the City is seeking developers for those sites. The plan includes strategies to add vibrancy and resources in a low- and moderate-resource neighborhood. As a result, the sites that surround this area of the city will have access to improved commercial and community facilities.

With implementation of Housing Plan Program 13, the City will continue to foster economic growth and access to opportunities in low-resource areas and areas of high segregation and poverty by dedicating Capital Improvement Project funds, growing business and employment opportunities, increasing transit access, and reducing pollution burden in these areas.
17 City of Dinuba, Land Use Strategic Plan For The East El Monte Economic Vitality And Community Sustainability Plan, available at:
https://www.dinuba.org/images/2018/Land-Use-Strategic-Plan-E-El-Monte-Way-FInal-Accepted-Plan.pdf.

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-59
Figure A5-30 Housing Opportunity Sites by TCAC Resource Area, Northeast Dinuba Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-60
Figure A5-31 Housing Opportunity Sites by TCAC Resource Area, Northwest Dinuba Source: AFFH Data Viewer, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-61
Figure A5-32 Housing Opportunity Sites by TCAC Resource Area, South and Southwest Dinuba Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-62
Figure A5-33 Housing Opportunity Sites by TCAC Resource Area, Downtown and Southeast Dinuba Source: AFFH Data Viewer, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-63
Sites by Income Population
Census tracts with more than 50 percent low- and moderate-income (LMI) households are located in every neighborhood in Dinuba and almost all opportunity sites are located in census tracts with more than 50 percent LMI households. Figure A5-34, Figure A5-35, Figure A5-36, and Figure A5-37 show the housing opportunity sites by percentage of LMI populations. Approximately 96 percent of the total housing units included in the opportunity sites are located in census tracts with more than 50 percent LMI households due to the availability of underutilized sites in these areas and the potential for mixeduse, transit-oriented development. All of the low-income units (806 housing units), all of the moderateincome units (295 306 housing units), and 93 percent of the above moderate-income units (2,4651,400 housing units) are located in these areas. Of the opportunity sites in these areas, approximately 55 56 percent of proposed units are appropriate for above moderate-income households, 12 percent appropriate for moderate-income households, and 33 32 percent for low-income households. These areas of Dinuba will benefit from the mix of households of differing income levels. The Site Inventory will improve the mixture of housing opportunities by income level in the city and will not exacerbate segregation by income between neighborhoods.

Sites by Overcrowded Households
Overcrowding is highest in parts of Northeast Dinuba, Downtown, Southeast, and South Dinuba, where approximately 13 percent of housing is overcrowded. However, none of the opportunity sites in Northeast Dinuba are in areas with a high rate of overcrowding. Downtown, Southeast, and South Dinuba have a mixture of low-, medium-, and high-density residential development, alongside commercial and light industrial land uses. The Site Inventory assumes that sites in Downtown, Southeast, and South Dinuba could accommodate 1,184 231 housing units, of which 660 would be lower-income, equal to approximately 26 25 percent of the total housing units included in the Site Inventory and 82 percent of the total lower-income sites. The remaining 1,390 housing units could be accommodated in Northeast and Northwest Dinuba, which have lower levels of overcrowding. The Site Inventory will not exacerbate overcrowding conditions but will add new housing opportunities in areas that need them.

Sites by Overpayment by Renters
The percentage of overpayment by renters is high throughout Dinuba, and highest in South, Southeast, and Southwest Dinuba, where approximately 65 percent of renters are experiencing overpayment.

There are no opportunity sites in Southwest Dinuba. Figure A5-42, Figure A5-43, Figure A5-44, and Figure A5-45 show the housing opportunity sites by overpayment by renters. The housing opportunity sites will provide housing opportunities for a mix of income levels in South and Southeast Dinuba, including 649 units appropriate for lower-income households, 217 228 units appropriate for moderateincome households, and 305 341 units appropriate for above moderate-income households. Most of these housing units will likely be rental units, based on trends in planning entitlements and developer interest.

According to the UDP, new market-rate construction in gentrifying areas neither worsens nor eases rates of people moving out of the area. It increases rates of people moving to an area across all socioeconomic groups, particularly high-socio-economic residents. The UDP recommends subsidized housing construction and housing preservation to help existing residents stay in their neighborhood. The mix of lower, moderate, and above moderate-income housing units in South and Southeast Dinuba will provide affordable housing options for existing lower-income residents as well as encourage higher-income households to move into the area. The Site Inventory will not exacerbate overpayment by renters but will add new housing opportunities in areas that need them.

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-64
Figure A5-34 Housing Opportunity Sites by Income Population, Northeast Dinuba Source: AFFH Data Viewer, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-65
Figure A5-35 Housing Opportunity Sites by Income Population, Northwest Dinuba Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-66
Figure A5-36 Housing Opportunity Sites by Income Population, South and Southwest Dinuba Source: AFFH Data Viewer, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-67
Figure A5-37 Housing Opportunity Sites by Income Population, Downtown and Southeast Dinuba Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-68
Figure A5-38 Housing Opportunity Sites by Overcrowding, Northeast Dinuba Source: AFFH Data Viewer, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-69
Figure A5-39 Housing Opportunity Sites by Overcrowding, Northwest Dinuba Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-70
Figure A5-40 Housing Opportunity Sites by Overcrowding, South and Southwest Dinuba Source: AFFH Data Viewer, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-71
Figure A5-41 Housing Opportunity Sites by Overcrowding, Downtown and Southeast Dinuba Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-72
Figure A5-42 Housing Opportunity Sites by Overpayment by Renters, Northeast Dinuba Source: AFFH Data Viewer, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-73
Figure A5-43 Housing Opportunity Sites by Overpayment by Renters, Northwest Dinuba Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-74
Figure A5-44 Housing Opportunity Sites by Overpayment by Renters, South and Southwest Dinuba Source: AFFH Data Viewer, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-75
Figure A5-45 Housing Opportunity Sites by Overpayment by Renters, Downtown and Southeast Dinuba Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-76
Sites by Areas of Integration and Segregation
Downtown and part of Southeast Dinuba is an area of high segregation and poverty. This census tract, along with the rest of Southeast, Northeast, Northwest, and South Dinuba are predominantly Hispanic/Latino and have a high percentage of non-white residents (between 70 and 80 percent).

Housing opportunity sites in Downtown and Southeast Dinuba accommodate a mix of income levels in areas that already have a diverse mix of ethnic and racial groups. Figure A5-46, Figure A5-47, Figure A5-48, and Figure A5-49 show the housing opportunity sites by percent non-white residents. The Site Inventory will not contribute to segregation based on race/ethnicity or income level.

As discussed in Chapter A2, Housing Needs Assessment, approximately eight percent of the population has one or more disabilities. For persons with disabilities who live independently or with other family members, independent living can be supported with special housing features, financial support, and inhome supportive services. The location of housing is also an important factor for people with mobility restrictions who rely on public transportation for travel. Areas with a higher percentage of residents with a disability are in Downtown and Southeast, and Southwest Dinuba. Housing opportunity sites in these areas would add a total of 60 units appropriate for lower-income households, units appropriate for moderate-income households, 5 units appropriate for moderate-income households, five units appropriate for moderate-income households, and 147 116 units appropriate for above moderateincome households in areas with greater walkability and in proximity to transit stops. This will allow more residents to live near transit and create housing opportunities for residents who are unable to drive.

Sites by Communities Vulnerable to Displacement
Downtown and part of Southeast Dinuba are areas generally considered to be vulnerable to displacement by the UDP and are considered sensitive communities. However, most opportunity sites in Downtown and Southeast Dinuba are in areas that are not considered to be vulnerable to displacement.

Only 49 52 housing units (two percent of the total proposed housing units and 22 3628 percent of proposed housing units in Downtown and Southeast Dinuba). All lower-income and moderate-income housing units proposed in these neighborhoods are in areas considered vulnerable to displacement.

Figure A5-50, Figure A5-51, Figure A5-52, and Figure A5-53 show the housing opportunity sites in relation to the location of sensitive communities The Site Inventory includes capacity for 60 units appropriate for lower-income households in Downtown and Southeast Dinuba, approximately seven percent of the total number of the proposed lower-income units accommodated by the opportunity sites. These lower-income units will provide affordable housing options for existing very low and lowincome residents at risk of displacement.

Sites by CalEnviroScreen Score
All of Dinuba has high CalEnviroScreen scores, above the 75th percentile. Northeast Dinuba has the lowest CalEnviroScreen score, 75th percentile, while Downtown and a portion of Southeast Dinuba have the highest CalEnviroScreen score, 96th percentile. All housing units proposed by the Site Inventory are located in census tracts with a CalEnviroScreen score greater than 50 and 174 housing units (approximately seven percent of total proposed housing units) are located in census tracts with a CalEnviroScreen score greater than 80. Figure A5-54, Figure A5-55, Figure A5-56, and Figure A5-57 show the housing opportunity sites by CalEnviroScreen score. Housing opportunity sites in census tracts with CalEnviroScreen scores greater than 80 are located in Downtown, Northwest, and Southeast Dinuba and would accommodate 60 lower-income housing units, five moderate-income housing units, and 109 above moderate-income housing units. The Site Inventory would not concentrate lower-income units in areas of higher pollution burden.

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-77
Figure A5-46 Housing Opportunity Sites by Total Non-White Population, Northeast Dinuba Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-78
Figure A5-47 Housing Opportunity Sites by Total Non-White Population, Northwest Dinuba Source: AFFH Data Viewer, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-79
Figure A5-48 Housing Opportunity Sites by Total Non-White Population, South and Southwest Dinuba Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-80
Figure A5-49 Housing Opportunity Sites by Total Non-White Population, Downtown and Southeast Dinuba Source: AFFH Data Viewer, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-81
Figure A5-50 Housing Opportunity Sites by Displacement Risk, Northeast Dinuba Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-82
Figure A5-51 Housing Opportunity Sites by Displacement Risk, Northwest Dinuba Source: AFFH Data Viewer, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-83
Figure A5-52 Housing Opportunity Sites by Displacement Risk, South and Southwest Dinuba Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-84
Figure A5-53 Housing Opportunity Sites by Displacement Risk, Downtown and Southeast Dinuba Source: AFFH Data Viewer, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-85
Figure A5-54 Housing Opportunity Sites by CalEnviroScreen Percentile Score, Northeast Dinuba Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-86
Figure A5-55 Housing Opportunity Sites by CalEnviroScreen Percentile Score, Northwest Dinuba Source: AFFH Data Viewer, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-87
Figure A5-56 Housing Opportunity Sites by CalEnviroScreen Percentile Score, South and Southwest Dinuba Source: AFFH Data Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-88
Figure A5-57 Housing Opportunity Sites by CalEnviroScreen Percentile Score, Downtown and Southeast Dinuba Source: AFFH Data Viewer, 2023

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-89
Sites Analysis Summary Data
Table A5-7 summarizes the Site Inventory by development priority area, sites, number of units by income level, and census tract characteristics.

A5.2.12 Contributing Factors and Meaningful Actions
AB 686 requires an identification and prioritization of contributing factors to fair housing issues based on all the previously required analysis (outreach, fair housing assessment, site inventory). This section lists contributing factors that create, perpetuate, or increase the severity of one or more fair housing issues that were identified in the AI, community outreach, and the analysis in this document.

Contributing factors were prioritized based on their impact on fair housing issues as well as the City’s ability to address the contributing factors. A summary of the identified fair housing issues, contributing factors to these issues, and meaningful actions the City will undertake to affirmatively further fair housing for special needs, racial/ethnic minority, and low-income residents is included in Chapter A7, Housing Plan.

Enforcement and Outreach
The City’s website has limited information on fair housing and no information on fair housing rights and responsibilities for tenants and landlords. In addition, housing information on the City’s website is limited to English.

Contributing factors to insufficient enforcement and outreach in Dinuba include:
 Lack of language access (Priority Level – Medium): The City’s website and fair housing informational materials are not provided in multiple languages.
 Limited distribution of fair housing information (High): The City’s website has limited information on fair housing and there are very few community outreach events dedicated to fair housing.  Lack of accessible forums (Medium): Outreach and information on fair housing is limited to a few forms of media.
 Lack of regular analysis and reporting of data on fair housing complaints and lending practices (Medium): Analysis and data on fair housing complains and lending practices is not regularly performed and is not made available to the public, other than in the Housing Element itself.

Segregation and Integration Patterns and Trends
Dinuba is a racially/ethnically diverse city with a high percentage of low- and moderate-income residents and low median household incomes. In particular, Downtown and portions of Southeast Dinuba have a disproportionately high percentage of residents with a disability, female single-parent households, low- and moderate-income residents, and residents living below the poverty line.

Multifamily residential zones are concentrated in Downtown and Southeast Dinuba. According to the UDP, Hispanic/Latino residents are segregated in South, Downtown, and Southeast Dinuba.

Contributing factors to segregation and integration patterns and trends in Dinuba include:
 Land use and zoning laws (High): Most of Dinuba is zoned for single-family residential uses with medium- and high-density residential zoning concentrated in Downtown Dinuba.  Displacement of residents due to economic pressures (LowHigh): High rates of cost burden and rising housing costs are placing low-income residents at risk of displacement.  Location and type of affordable housing (High): Affordable housing units are concentrated in Downtown and Southeast Dinuba.

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-90
This page intentionally left blank.

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-91
Table A5-7 Site Inventory by Census Tract Characteristics Priority
Development
Area
Census Tract
Number
Number of
Existing
Households
Site Inventory Capacity (Units) AFFH Indicators
Low-Income
ModerateIncome
Above
ModerateIncome Percent NonWhite Percent LMI
Households
Median
Household Income
TCAC
Opportunity Area
Percent
Overpayment by
Renters
Percent
Overcrowded
Households Displacement Sensitivity
CalEnviroScreen
Percentile
Northeast
06107000401 1,749 146 0 792 88% 51% $69,414 High Resource 47% 6% Lower Displacement Risk 69% Northwest
06107000401 1,749 0 76 267 88% 51% $69,414 High Resource 47% 6% Lower Displacement Risk 69% 06107000303 1,260 0 0 109 64% 38% $57,685 Moderate Resource 65% 2% Lower Displacement Risk 94% Downtown
06107000501 1,806 11 2 0 96% 68% $32,400 High Segregation & Poverty 53% 13% At Risk of Displacement 83% South
06107000502 978 600 214225 189225 91% 54% $55,068 Moderate Resource 65% 14% Lower Displacement Risk 75% Southeast
06107000501 1,806 49 3 0 96% 68% $32,400 High Segregation & Poverty 53% 13% At Risk of Displacement 83% 06107000502 978 0 300 116 91% 54% $55,068 Moderate Resource 65% 14% Lower Displacement Risk 75% Total 806 295306 1,4731,509
Source: California Tax Credit Allocation Committee (TCAC)/California Housing and Community Development (HCD), Opportunity Maps (2023); U.S. Census Bureau, American Community Survey 5-Year Data (2017-2021)

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-92
This page intentionally left blank.

City of Dinuba
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element A5-93
Racially and Ethnically Concentrated Areas of Poverty
There is one R/ECAP in the city of Dinuba, located in Downtown/Southeast Dinuba. Ninety-three percent of residents living in this area are Hispanic/Latino and 61 percent are low-income. This census tract also has the highest percentage of residents living with a disability, the lowest median household income, and the highest poverty rate in the city.

Contributing factors to racially and ethnically concentrated areas of poverty in Dinuba include:
 Displacement of residents due to economic pressures (High): High rates of cost burden and rising housing costs are placing low-income residents at risk of displacement.  Land use and zoning laws (High):: Most of Dinuba is zoned for single-family residential uses with medium- and high-density residential zoning concentrated in Downtown Dinuba.  Location and type of affordable housing (High): Affordable housing units are concentrated in Downtown and Southeast Dinuba.

Disproportionate Housing Needs
Cost burden among renters is high throughout most of the city. Cost burden among homeowners is highest in Downtown and Southwest Dinuba. Dinuba has a high percentage of large households, approximately 33 percent of all households in the city. Overcrowding is highest in South, Downtown, and portions of Southeast Dinuba. In addition to high percentages of overcrowding and cost burden, Downtown and portions of Southeast Dinuba have an older housing stock than other areas of the city.

Approximately 67 percent of housing units in Downtown Dinuba are over 30 years old and 47 percent are over 50 years old. However, these areas have the lowest household median incomes and highest percentage of low- and moderate-income residents, indicating that homeowners may not be able afford to afford to pay for repair and maintenance on their homes.

Contributing factors to disproportionate housing needs in Dinuba include:
 Rising home values and rent (High): The median home sale price in Dinuba has increased significantly over the past couple decades, more than doubling between 2000 and 2020, from $95,700 to $210,100. Rent costs have almost doubled in that time as well, increasing from $488 in 2000 to $963 in 2020.
 Lack of affordable housing in a range of sizes (Medium): Most affordable housing in Dinuba consists of single-family homes.
 Lack of sufficient affordable housing (High): Based on community feedback, community members and stakeholders identified the lack of enough affordable housing in the city.  Lack of housing for large households (Medium): Approximately 17 percent of households are overcrowded in Dinuba, much higher than in the county overall (10 percent). In addition, based on community feedback, overcrowding is one of the highest priority housing issues to community members.
 Housing in need of maintenance and repairs (High): According to community feedback, many housing units are in need of maintenance and repair, especially rental units.

Tulare County Association of Governments
Tulare County Regional Housing Element
A5-94
Disparities in Access to Opportunities
Most of Dinuba is considered high resource, however, Downtown and part of Southeast Dinuba is an area of high segregation and poverty. This area has the highest pollution burden and lowest education and economic opportunity scores in the city.

Contributing factors to disparities in access to opportunities in Dinuba include:
 Lack of access to high paying jobs (High): The largest employment industries in Dinuba (educational services, and health care and social assistance; agriculture, forestry, fishing and hunting, and mining; and retail trade) consist of lower paying jobs.
 Lack of walkability (Medium): Most of Dinuba has below average walkability and lacks Americans with Disabilities Act (ADA) compliant sidewalks.
 Limited access to transit and regional connection (Medium): According to AllTransit, residents in Dinuba have lower access to transit opportunities than other larger cities in the region, such as Visalia and Tulare.
 High pollution burden and location of environmental hazards High): Pollution burden is high throughout the city, but highest in Downtown and part of Southeast Dinuba, where pollution burden due to lead risk from housing and contaminated sites is highest.

A5.2.13 Lack of community revitalization strategies: As identified throughout this analysis and through community outreach, low-income and non-white households are concentrated in Downtown and Southeast Dinuba where affordable housing
is concentrated. However, there are no programs to
counteract these patterns, add additional services or
amenities, or encourage place making specifically for these neighborhoods.

A5.2.14A5.2.13 Meaningful Actions to Address Fair Housing Issues The findings of this analysis were used to develop meaningful actions, metrics and milestones that promote inclusive communities, increase housing opportunities, and address racial/ethnic and economic disparities in the city. The contributing factors were prioritized to better formulate policies and programs and carry out meaningful actions to further fair housing. Meaningful actions to address fair housing issues are included in the housing programs located in Chapter A7, Housing Plan.

City of Dinuba
Review of Past Accomplishments
2023-2031 Housing Element A6-1
A6 Review of Past Accomplishments
To develop appropriate programs to address the housing issues identified in the 2023-2031 Housing Element, the City of Dinuba reviewed the housing programs adopted in the 2015-2023 Housing Element and evaluated the effectiveness of these programs in delivering housing services and assistance.

Table A6-1 and Table A6-2 summarizes the City’s construction, rehabilitation, and preservation goals and accomplishments during the 5th cycle planning period and Table A6-3 provides a detailed program-level assessment of housing accomplishments over the last planning period.

A6.1 Overview of Accomplishments
During the 5th cycle Housing Element, the City implemented programs to support infill development, market-rate and affordable housing production, home repair, ADU development, and preservation of existing housing stock. Through the implementation of these programs, the City supported the housing needs of low-income households, renters, and special needs populations. Most notably, the City implemented the following:
 2.1.2. Infill Development Program. The City has adopted an Infill Development program whereas permit and impact fees can be reduced for infill development projects. One house relocation was assisted by this program in 2020. The City approved a multifamily housing project with a density bonus and impact fee reductions for the Trevino Apartments project at Merced and J Streets. This project was completed in 2018 and provides two units reserved for low-income households.  1.2.2. Affordable Housing Program. The City collaborated with Self-Help Enterprises to provide affordable housing units to the community. Sierra Village Apartments, approved in 2018, will provide 44 affordable housing units in phase 1 and 64 units in phase 2 including one-, two-, and three-bedroom apartments with nine units reserved for farmworkers. This project utilized funds from the Affordable Housing and Sustainable Communities fund from the Strategic Growth Council and HOME funds. The second phase was completed in 2023.  2.2.2. Home Repair Program. In 2021, the City used a CDBG grant to fund the installation of water and sewer lines to the Alta/Griggs neighborhood in Northwest and Northeast Dinuba.  1.2.2. Zoning Code. The City began a comprehensive Zoning Code update to review and update standards, as needed. Completion is expected in mid-2024.  6.1.1. Energy-Efficiency Program. The City works with developers to increase energy efficiency in new developments. The City provides brochures and flyers with information on energy efficiency at the Building Department and on the City's website.

A6.2 Effectiveness in Addressing Special Needs
Special needs communities are demographic or occupational groups that call for specific program responses to address unique housing needs. State law specifically requires analysis of the special housing needs of people who are elderly or disabled (including developmental disabilities), femaleheaded households, large families, farmworkers, and people experiencing homelessness. These specialneeds groups often spend a disproportionate amount of their income to secure safe and decent housing and are sometimes subject to discrimination based on their specific needs or circumstances.

Tulare County Association of Governments
Tulare County Regional Housing Element
A6-2
The City supported housing development that benefited special housing needs groups as a result of the implementation of 5th Cycle Housing Element programs. During the 5th cycle, the City took the following actions to address special needs housing:
 In 2017, the City provided concessions for the 10-unit Trevino apartments project in the form of System Development Charges (SDC) exemptions and a Density Bonus (and associated relaxing of certain zoning standards) to increase the affordability of the project. Two units in this project are reserved for low-income households.
 The City continued to support the Housing Authority’s implementation of the conventional Public Housing Rental Program and Housing Choice Voucher Program, which provide rent subsidies directly to participant’s landlords, and will support that Authority’s attempts to secure additional funding for expanded programs, particularly for extremely low-income households.  In 2015, the City adopted amendments to the Zoning Code to define “supportive housing” and permit supportive housing and transitional housing within residential zone districts. In addition, the City permitted the use of emergency shelters in the RM zone without a conditional use permit or other discretionary permit with a slate of objective standards for emergency shelters. These objective standards include a maximum number of beds/persons, off-street parking based on demonstrated need, size of onsite waiting and intake areas, provision of onsite management, proximity to emergency shelters, length of stay for users of the facility, lighting, and security during emergency shelter operation.
 In 2022, 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.

Cumulatively, the City’s 5th cycle Housing Element programs were generally effective in addressing the housing needs for some special needs groups, but additional actions can be taken to support the housing needs of the community, including low- and extremely low-income households, persons experiencing homelessness, persons with disabilities, and farmworkers. During the 6th cycle, the City will conduct additional actions to respond to the needs of the community by implementing more specific and targeted actions and objectives for these special needs housing groups.

As discussed in Chapter A2, Housing Needs Assessment, 60 percent of senior renter households in the city are experiencing housing cost burden. Evaluating the resources for senior-headed households reveals that there is a 20-unit deficiency of available rental units for lower-income senior households. In the 5th cycle Housing Element, housing programs for seniors included Program 6.2.4 to encourage nonprofit developers to seek US Department of Housing and Urban Development funds, expedite processing of applications proposing senior housing, and consider allocating funds to offset infrastructure improvements. To better facilitate housing development for seniors, the City has added concrete objectives and actions to Housing Plan programs 8 and 11 to better support the development of affordable housing and housing for special needs groups, including seniors.

There are 1,641 residents over 18 years old with a disability in the city. Chapter A2, Housing Needs Assessment, identifies 46 rental units designated to serve residents with disabilities. The City implemented 5th cycle program 6.2.10 to reduce constraints on housing for persons with disabilities by adopting reasonable accommodation procedures, and supported the development of affordable housing. To increase support for housing for persons with disabilities during the 6th cycle, the City will implement program 6 and will amend the Zoning Code to remove constraints to the development of multifamily and special needs housing, with the objective of completing 20 units for special needs groups. Additionally, the City will implement program 8, which aims to facilitate housing production for

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

There have been no actions taken during
element for this program with no applica
currently provides English language broc
programs from Self Help Enterprises on t
Dinuba Public Works and City Hall offices
Based on the action producing no outcom
program will not be continued into the 6

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

There have been no actions taken during
element for this program with no applica
currently provides English language broc
programs from Self Help Enterprises on t
Dinuba Public Works and City Hall offices
This program will be continued into the 6
Program 11 with new actions to facilitate
property owners on the Housing Choice V
obtain input on challenges with the prog

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

The Sierra Village affordable housing pro
with tax credits issued through the Califo
Committee. The second phase of this pro
early 2023 with a total of 107 units.

This program will be revised and continu
Housing Plan Program 8 as part of an um
additional actions to facilitate the develo
special needs populations and low-incom

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

The City currently provides English langu
housing programs for affordable rental h
Help Enterprises on the City website and
and City Hall offices.

Based on the action producing no outcom
program will not be continued into the 6

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

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

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

No actions have been taken yet to complete the CDBG related actions. As it stands the City is a non-entitlement community and does not receive annual CDBG allocations. CDBG monies must be applied for through a competitive process.

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

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

No developers have expressed interest in this program, and therefore no actions have been taken to complete this objective. In 2022, the City approved the L Street Lofts project, which restored residential use to the second floor of a 100+ year old building at 101 L Street in downtown Dinuba. This project will feature nine studio units.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

The City has begun a comprehensive Zoning Code update.

Completion is expected in early 2025.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

This program will be continued as Housing Plan Program 13.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Implemented on a continuing basis with each development project.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Policy 6.2 Promote energy conservation and efficiency in residential developments.

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

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

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

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

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

Policy 7.5 Protect tenants from discriminatory housing practices and displacement.

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

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

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

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

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

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

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

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

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

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

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

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

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

The Site Inventory identifies large sites (larger than 10 acres) that are expected to offer affordable housing opportunities for lower- income households. To facilitate the development of these large sites, the City will:This program contains actions to facilitate the development of affordable housing on those sites, including incentives and technical assistance from the City, site planning tools, phased development, and outreach to property owners.

Provide technical assistance, incentives, and strategies as appropriate to facilitate development of affordable housing, including parceling at appropriate sizes or other site planning tools such as clustered development, allowing flexibility for the transferring of densities within the property.

Promote the potential subdivision of large sites into multiple parcels for future development through technical assistance, incentives, and strategies during the development phases and when applications come into the City for the identified parcels.

Annually meet with property owners and developers to encourage the development of mixed income housing with a mix of unit sizes, types, and prices.

Promote the development of large sites at the densities and affordability levels identified within the housing element.

Allow the development in phases within 8 years of the Housing Element planning period.

Specific Actions, Objectives and Timelines  Concurrent with the adoption of the Housing Element, rezone properties as outlined above and detailed in the Housing Resources section of this Housing Element to fully accommodate the remaining RHNA of 1,264 units and specifically a RHNA shortfall of 619 units (454 lower-income and 165 moderate-income units). As part of the rezoning, establish appropriate development standards (including parking, height, setback, lot coverage, etc.) to ensure maximum allowable densities at the respective zones can be achieved.
 Maintain an inventory of available vacant and prospective sites that can accommodate new housing; update annually. Make this inventory available to the public and interested developers on the City website.  Facilitate the development of large sites with affordable housing:
 Provide technical assistance, incentives, and strategies as appropriate to facilitate development of affordable housing, including parceling at appropriate sizes or other site planning tools such as clustered

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-7
development, allowing flexibility for the transferring of densities within the property.
 Annually meet with property owners and developers to encourage the development of mixed income housing with a mix of unit sizes, types, and prices.

Promote the development of large sites at the densities and affordability levels identified within the housing element.  Allow the development in phases within 8 years of the Housing Element planning period.
 Offer expedited processing and fee deferrals, reductions, or waivers for affordable units in development on large sites identified in the Site Inventory.
 By the end of 2027, if development of housing affordable to lowerincome households (as assumed in the inventory) is not feasible on these large sites or sites are not parceled at appropriate sizes (e.g., one to 10 acres), within six months (by July 2028) the City will identify additional incentives and planning tools or alternative strategies if necessary to ensure adequate capacity at appropriate sizes for the RHNA.
 Annually meet with property owners and interested developers to pursue housing development in the city.
 Concurrent with the adoption of the Housing Element, develop a formal procedure to monitor no net loss in capacity pursuant to SB 166.  By 2026, complete update to water master plans.
 Concurrent with the adoption of the Housing Element, adopt a policy to prioritize the allocation of water and sewer services to affordable housing projects (SB 1087).
 Within one week of adoption, City will provide a copy of the adopted 2023-2031 Housing Element to the City’s Public Works Department Division, pursuant to Government Code Section 65589.7. In 2027, the City will evaluate the progress of pending projects counted toward the RHNA to ensure that development of housing units is occurring as projected. If it is determined after consultation with developers that the projects are not proceeding as planned and would result in a shortfall in RHNA sites, the City will identify alternative sites strategies (including potential rezoning) within six months.

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

Program 3: By-Right Approval
Pursuant to Government Code Section 65583.2, reusing the following types of sites in the City’s site inventory for lower-income RHNA are subject to by-right approval exempt from CEQA and subject only

Tulare County Association of Governments
Tulare County Regional Housing Element
A7-8
to design review based on objective standards when a project includes 20 percent of the units affordable to lower-income households and no subdivision is proposed:
 Reuse Sites (No Rezoning Required):
 Vacant sites that were identified in the City’s 4th and 5th cycles Housing Element as sites for lower income RHNA; and
 Nonvacant sites that were identified in the City’s 5th cycle Housing Element as sites for lowerincome RHNA.

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

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

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

Parcels that are subject to by-right approval pursuant to state law are identified in Table A4-9 in Appendix A4, Housing Resources.

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

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

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-9
Program 4: Replacement Housing
Development on nonvacant sites with existing residential units is subject to replacement requirements, pursuant to AB 1397. Specifically, AB 1397 applies to sites with a residential use within the last five years, and requires the replacement of units affordable to the same or lower-income level as a condition of any development on a nonvacant site consistent with those requirements set forth in state Density Bonus Law.

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

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

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

The City will continue to encourage the production of ADUs and work to provide affordable units for lower-income households.

Specific Actions, Objectives and Timelines  Amend the Zoning Code for compliance with state law by July 2025.  Beginning in January 2025, facilitate the production of ADUs through efforts including, but not limited to:
 Update ADU webpage to include available resources for ADU production, such as grants for pre-development costs available to lower-income homeowners through California Finance Agency (CalHFA).
 Offering expedited reviews for ADU applications.
 Promote the development of ADUs, prioritizing Northeast, Northwest, and Southwest Dinuba.
 Conduct three educational workshops, campaigns, or outreach events to promote ADU development in the city to residents, with at least two events targeted to residents and developers in Northeast, Northwest, and Southwest Dinuba, by the end of the planning period.  Implement strategies to streamline the ADU permitting process.  Develop an ADU application checklist and publish the checklist on the City’s website by December 2025.
 Add information on the ADU permitting process, as well as available resources and incentives, on the City’s website by December 2025.  Adopt pre-approved ADU plans, potentially using SJV REAP’s Template ADU Program and SJV REAP Tool: Pre-Reviewed Plan Set, by January 2026, and publish on the City’s website.

Tulare County Association of Governments
Tulare County Regional Housing Element
A7-10
 Determine and implement strategy to promote ADUs for moderate- and lower-income households.
 Prepare a report on potential strategies to encourage affordability of ADUs for moderate and lower-income households, including but not limited to, promoting the use of HCVs or development of cost incentive programs or no-interest loan program for ADU developers in exchange for income restrictions. Prepare report by January 2026 and present to City Council for adoption by August 2026. If adopted, implement pilot program by January 2027.

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

AFFH Outcomes  Support the development of at least 16 ADUs citywide, and at least five 10 ADUs in Northeast, Northwest, and Southwest Dinuba during the planning period.

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

Specific Actions, Objectives and Timelines Include the following Zoning Code Amendments by the end of 2025, unless otherwise indicated:
 Development Impact Fees: Review and revise the City’s development impact fees to be competitive with other cities in the same county.  Parking Standards: Revise parking requirements related to studios and one-bedroom multifamily units, and affordable multifamily units, to require no more than one space per unit.
 Open Space and Park Requirements: Adjust open space requirements for multifamily developments to provide a wider array of acceptable active recreation area types and reduce the amount of open space required to provide options for housing developers to meet the needs of their intended users.
 Density Bonus: Revise the zoning code to be consistent with state density bonus legislation and provide additional density bonuses under the criteria set forth by AB 1287.
 Manufactured homes: Revise the Zoning Code to allow manufactured housing without an administrative use permit in the RM zones.  ADUs: Revise the Zoning Code for compliance with state law.  Multi-Family: Concurrent with Housing Element adoption, amend the Zoning Code provisions for RM districts to prohibit single-family uses.  Residential Care Facilities: Revise the Zoning Code to allow care facilities of seven or more residents by-right in all zones that permit residential uses, approved with objectivity and certainty, and subject only to the requirements of residential uses of similar type and form.  Emergency Shelters: Concurrent with the Housing Element adoption, amend Zoning Code to address recent changes:

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-11
 Revise the emergency shelter definition in the Zoning Code to increase the limit of persons for emergency shelters in the C-2 zone and increase the maximum stay requirements to be consistent with State law.
 Revise the Zoning Code to be consistent with AB 2339, expanding the definition of emergency shelters to include other interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care as well as ensuring emergency shelters are only subject to objective development standards that apply to residential to commercial development within the same zone, and revise parking standards for emergency shelters in order to comply with AB 2339.
 Low Barrier Navigation Centers (LBNC): AB 101 requires a Low Barrier Navigation Center be permitted by-right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements. Amend Zoning Code to explicitly allow the development of Low-Barrier Navigation Centers, by right, in mixed-use zones, as well as nonresidential zones permitting multifamily uses.
 Farmworker Housing: Review and revise the Zoning Code to ensure compliance with the Employee Housing Act (H&S Code Section 17021.6 and 17021.8), which requires that any farmworker housing consisting of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single family or household shall be deemed an agricultural land use for the purposes of this section. For the purpose of all local ordinances, farmworker housing shall not be deemed a use that implies that the farmworker housing is an activity that differs in any other way from an agricultural use. No conditional use permit, zoning variance, or other zoning clearance shall be required of this farmworker housing that is not required of any other agricultural activity in the same zone. The permitted occupancy in farmworker housing in a zone allowing agricultural uses shall include agricultural employees who do not work on the property where the farmworker housing is located.  Employee Housing: Review and revise the Zoning Code to ensure compliance with the Employee Housing Act (H&S Code Section 17021.5), which requires that housing provided by an employer for up to six employees is considered a residential use, subject to the same standards as single-family residences. Also revise the Zoning Code to ensure compliance with H&S Code Section 17021.8, which permits proposed projects on agricultural land to be allowed a streamlined review process (if certain criteria are met).
 Supportive Housing: Revise the Zoning Code to comply with AB 2162 to permit by-right permanent supportive housing without discretionary action in zones allowing multi-family uses pursuant to Government Code 65651. For such supportive housing locating within half-mile from a public transit stop, no minimum parking can be required.  Single-Room Occupancy (SRO) Housing: Define SRO housing and revise the Zoning Code to allow the development of SROs in residential zones allowing multifamily uses and/or commercial zones allowing hotel and motel uses. Also, establish a procedure to encourage and facilitate SRO development in the allowable zoning district(s), including development standards.
 Reasonable Accommodation: Revise the Zoning Code to include a reasonable accommodation procedure that allows for modifications on the basis of access for persons with physical and non-physical disabilities without any discretionary application requirements.
 Objective Design Standards: Revise the City’s Residential Design Guidelines , Residential Design Guidelines (adopted June 2023) and

Tulare County Association of Governments
Tulare County Regional Housing Element
A7-12
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 discretionary permits to be objective.
 Site Plan Review: Amend the Zoning Code to remove the provision that site plan review applications can be referred to the Planning Commission by the Planning Director.
 SB 35 and SB 330 Procedures: Concurrent with the Housing Element adoption, amend the Zoning Code to provide a clear permitting process for SB 35 eligible projects and create an SB 35 application checklist.

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

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

Program 7: Transparency in Government
To increase transparency in the development process, the City’s website publishes resources that help developers and homeowners navigate the residential development and home improvement processes.

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

Specific Actions, Objectives and Timelines  Evaluate the City’s compliance with the new transparency requirements per Government Code Section 65940.1(a)(1) and make changes as necessary by December 2025.
 Update links on the City’s Planning and Development Services Department webpage to connect to the most recent versions of each resource and document by July 20265.

Primary Responsible Departments Planning and Development Department Funding Sources General Fund
AFFH Outreach and Education
Relevant Policies 2.2; 2.4; 2.6
AFFH Themes  Outreach and Education

City of Dinuba
Housing Plan
2023-2031 Housing Element A7-13
AFFH Geographic Targeting Citywide
AFFH Outcomes N/A
Program 8: Facilitating Affordable Housing Development
The City is committed to expanding affordable housing options for households of all income levels using development tools such as density bonus provisions, waiving development fees and streamlining the application process. The City will contact local non-profit and private developers to facilitate the production of this housing as well as pursue funding opportunities available at the local, regional, state and federal levels.

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

Also refer to Program 5 with actions for ADUs.

Specific Actions, Objectives and Timelines  In annual coordination with Self-Help Enterprises, proactively work with Self-Help and other housing developers to locate sites and housing opportunities in infill sites in high opportunity areas. Pursue funding designed to assist affordable housing developments.
 Starting in 2025, annually pursue funding at the local, regional, state, and federal levels such as State CDBG, CalHome, PLHA, and Project Homekey funds.
 Work with other jurisdictions in Tulare County to create a regional list of affordable housing developers by 2026. Annually conduct outreach to these developers with information on potential sites, available regulatory concessions and incentives, and potential funding opportunities.  By December 2025, revise the Density Bonus Ordinance in compliance with state law (Government Code §65915) to equally provide for density bonuses in all zoning districts where residential uses are permitted and to include provisions relative to density bonuses, incentives, and concessions as required by state law.
 Starting in 2025, facilitate the development of affordable housing through the provision of the following regulatory concessions and incentives:
 Density increases under the City’s Density Bonus Ordinance.  Expedited and streamlined project application review involving any of the following housing categories: very low-income households; large families; persons with disabilities or developmental disabilities; and farmworkers.
 Potential fee waivers/reductions/deferrals.
 Develop a web-based Housing Development Toolkit that outlines a stepby-step process for residential development, including identifying steps in the entitlement and building permit process, detailed information on development incentives, and funding programs and resources for affordable housing development. Publish the Housing Development Toolkit on the City’s website by August 20265.
 Review the General Plan, applicable Specific Plans, and Zoning Code and Zoning Map to evaluate opportunities for removing barriers to housing production, adding housing capacity, and accommodating a greater mix of dwelling types and sizes households (e.g., duplexes, triplexes, fourplexes, townhouses, courtyard buildings), prioritizing opportunities and sites particularly in Northwest Dinuba and the northern part of

Tulare County Association of Governments
Tulare County Regional Housing Element
A7-14
Northeast Dinuba (Census Tract 06107000401). Review General Plan, Specific Plans, and Zoning Code and Zoning Map by January 2026 and implement any changes by January 2027 (see Program 6).
 Acquire funds from the state and federal grant opportunities, including the HCD Infill Infrastructure Grant Program, to support the development of affordable housing, housing for special needs, and support service projects. Leverage City funding to partner with affordable housing developer on new affordable housing developments in the city. Prioritize subsidies for financing for rental housing units affordable to extremely low-income households, senior households, farmworkers, persons with disabilities, veterans, large households, and other households with special needs.
 Apply for state and federal funds in 2025 and annually thereafter to facilitate the development of affordable housing, including housing for extremely low-income households and those with special housing needs.

Partner with nonprofit housing developers to support the entitlement of at least 100 subsidized housing units affordable to extremely low-, very low-, and low-income households in the city during the planning period, including at least 30 percent of units outside of areas of high segregation and poverty or near public transit and services.
 Residential Development Standards for Religious Facilities: SB 4 (Housing on Higher Education Institution and Religious Institution Sites), effective in January 2024, ensures that churches, faith institutions, and nonprofit colleges are able to build affordable housing on their land without having to go through an expensive and difficult rezoning and discretionary approval process. AB 1851 (Religious Facility Housing) provides relief in parking requirements when a religious institution partners with a nonprofit organization to provide affordable housing on site. AB 1851 applies only to religious facility properties in residential zones or nonresidential zones that also allow residential uses. Establishing standards for residential uses on religious facilities sites could provide opportunities for housing in a variety of locations throughout the City, providing mobility options for residents. To promote these opportunities, the City would create an outreach and technical advisory program that would consist of:
 Conducting a workshop in 2027 and 2029 to explain SB 4, AB 1851 and how it can apply to religious facility properties in Dinuba.  Invite religious facility owners and local nonprofit developers to participate.
 Provide informational materials on the development process.  City staff will provide technical assistance to religious facility property owners to assist with the project entitlements.
 Review the General Plan and applicable zoning regulations, and revise as necessary, to facilitate affordable housing on religious facility sites.

Primary Responsible Departments Planning Department
Funding Sources Local, state and federal resources, General Fund, CDBG Relevant Policies 2.1, 2.2, 2.3, 3.1, 4.1, 4.3, 7.4
AFFH Themes  Housing Mobility
 New Housing Opportunities in Areas of Higher Resources Geographic Targeting Citywide with emphasis on moderate and high resource census tracts , including Downtown and Southwest Dinuba.

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