Dinuba City Council
October 14, 2025

Tulare County Association of Governments
Tulare County Regional Housing Element
3-6
Racial Group
Loan
Originated
Application
Approved but
Not Accepted
Application
Denied
Application
Withdrawn
Purchased
Loan Other Total
Native Hawaiian or
Other Pacific Islander
13 (39.4%)
0 6
(18.2%)
6 0 8 33
White 5,463
(56.0%)
268 1,457
(14.9%)
1,747 306 522 9,763
Other 2,556
(35.5%)
137 1,079
(15%)
908 2,129 389 7,198
Source: FFIEC Home Mortgage Disclosure Act. 2022 Dataset Table 3-8 Ethnicity and Loan Action
Ethnicity
Loan
Originated
Application
Approved but
Not Accepted
Application
Denied
Application
Withdrawn
Purchased
Loan Other Total
Hispanic/Latino 3,681
(53.3%)
172 1,249
(18.1%)
1,223 182 405 6,912
Not Hispanic/Latino 2,952
(56.2%)
18 816
(15.5%)
994 165 308 5,253
Joint Hispanic/Latino
and not
Hispanic/Latino
373
(57.6%)
18 97
(15.0%)
102 22 36 648
Ethnicity not Available 1,595
(30.6%)
97 617
(11.8%)
564 2,095 239 5,207
Source: FFIEC Home Mortgage Disclosure Act. 2022 Dataset

3.2 Governmental Constraints
City policies and regulations can impact the feasibility and cost of housing development. Policies and regulatory actions include land use controls, development standards, site improvement requirements, building codes, and development fees. The following section describes these governmental constraints.

3.2.1 Land Use Controls
Land use controls provided in the general plan and the zoning code influence housing production in several ways. The permitted and conditionally permitted uses in each district guide new development and provide both developers and the public with an understanding of how vacant land will develop in the future. Land use controls include the density of development that will occur within a particular zone, the compatibility of planned uses in each area, and the range and type of buildings and uses that will be located throughout the city or the county. In appendices A though G, Chapters A3 through G3, the Housing Constraints Analysis for individual jurisdictions, provides a description of each jurisdiction’s land use controls.

General Plan
Each city and county in California must prepare a comprehensive, long-term general plan to guide growth and development. The land use element of the general plan must contain land use designations, which establish the basic allowed land uses and density of development for the different ranges and areas within the jurisdiction. Under state law, zoning districts must be consistent with the general plan

Regional Housing Constraints Analysis
2023-2031 Housing Element 3-7
land use designations. The general plan land uses must provide suitable locations and densities to accommodate each jurisdiction’s regional housing needs allocation (RHNA) and implement the policies of the housing element.

Zoning Code
Land use controls provided in the zoning code influence housing production in several ways. The permitted and conditionally permitted uses in each district guide new development. Land use controls establish the allowable density of development that will occur on a particular site, the compatibility of planned uses in a given area, and the range and type of buildings and uses in a jurisdiction.

Local governments regulate the type, location, and scale of residential development primarily through the zoning code. The zoning code implements the general plan by establishing development standards for each zoning district consistent with the land use designations of the general plan.

3.2.2 Residential Development Standards
Each jurisdiction’s zoning code contains development standards for each zoning district. These standards vary by jurisdiction, but typically include density, parking requirements, lot coverage, height limits, lot size requirements, setbacks, and open space requirements. The Housing Element must analyze whether development standards impede the ability to achieve maximum allowable densities.

Parking
Parking requirements do not constrain the development of housing directly. However, parking requirements may reduce the amount of available lot areas for residential development. Most of the participating jurisdictions require two parking spaces per single-family dwelling unit. Several, but not all jurisdictions have reduced parking standards for multifamily and senior housing.

Open Space and Park Requirements
Open space and park space requirements can decrease the affordability of housing by increasing developer fees and/or decreasing the amount of land available on a proposed site for constructing units.

Most jurisdictions require that park space is set aside in new subdivisions or a fee in lieu of providing park space. If such requirements are too onerous or expensive to implement, they can constrain a developer’s ability to develop housing.

Density Bonus
A density bonus allows a parcel to accommodate additional residential units beyond the maximum for which the parcel is zoned. California density bonus law (Government Code Section 65915) establishes the following minimum affordability requirements to qualify for a density bonus:
 The project is eligible for a 20 percent density bonus if at least five percent of the units are affordable to very low-income households, or 10 percent of the units are affordable to low-income households; and
 The project is eligible to receive a five percent density bonus if 10 percent of for-purchase units are affordable to moderate-income households.

Tulare County Association of Governments
Tulare County Regional Housing Element
3-8
A project can receive additional density based on a sliding scale. A developer can receive the maximum density bonus of 50 percent when the project provides either 15 percent very low-income units, 24 percent low-income units, or 44 percent moderate-income units.

Density bonus law also requires cities and counties to grant a certain number of incentives depending on the percentage of affordable units developed. Incentives include reductions in zoning standards, reductions in development standards, reductions in design requirements, and other reductions in costs for developers. Projects that satisfy the minimum affordable criteria for a density bonus are entitled to one incentive from the local government. Depending on the amount of affordable housing provided, the number of incentives can increase to a maximum of three incentives from the local government. If a project uses less than 50 percent of the permitted density bonus, the local government must provide an additional incentive.

Additionally, density bonus law provides density bonuses to projects that donate land for residential use. The donated land must satisfy all the following requirements:
 The land must have general plan designations and zoning districts that allow for the construction of very low-income affordable units as a minimum of 10 percent of the units in the residential development;
 The land must be a minimum of one acre in size or large enough to allow development of at least 40 units; and
 The land must be served by public facilities and infrastructure.

Density bonus law also imposes statewide parking standards that a jurisdiction must grant upon request from a developer of an affordable housing project that qualifies for a density bonus. These parking standards are summarized in Table 3-9. These numbers are the total number of parking spaces including guest parking and handicapped parking. The developer may request these parking standards even if they do not request the density bonus.

Table 3-9 Statewide Density Bonus Parking Standards
Number of Bedrooms Required On-Street Parking
0 to 1 bedroom 1 space
2 to 3 bedrooms 1.5 spaces
4 or more bedrooms 2.5 spaces
Source: Government Code Section 65915
Assembly Bill 1287 Additional Density Bonus for Very Low- to Moderate-Income Units
California Assembly Bill 1287, signed into law on June 21, 2023, requires that a city and/or county grant an addiƟonal density bonus. AddiƟonal density bonuses are to be administered when housing development conforms to specified requirements and provides 24 percent of the total units to lowerincome households, conforms to specified requirements and provides 15 percent of the total units to very low-income households, or conforms to specified requirements and provides 44 percent of the total units to moderate-income units.

State Density Bonus Law prohibits a local government from condiƟoning the submission, review, or approval of an applicaƟon pursuant to the Density Bonus Law on the preparaƟon of an addiƟonal report

Regional Housing Constraints Analysis
2023-2031 Housing Element 3-9
or study that is not otherwise required by state law, but provides that this provision does not prohibit a local government from requiring an applicant to provide reasonable documentaƟon to establish eligibility for a requested density bonus, incenƟves or concessions, waivers or reducƟons of development standards, and parking raƟons, as specified.

Provision of a Variety of Housing Types
State Housing Element law (Government Code Section 65583(c)(1) and 65583.2(c)) requires that local governments analyze the availability of sites that will facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, manufactured housing, mobile homes, housing for farmworkers and employees, emergency shelters, transitional and supportive housing, single-room occupancy (SRO) units, group homes and residential care facilities, and accessory dwelling units (ADUs).

Manufactured Housing
Manufactured housing can serve as an alternative form of affordable housing in low-density areas where the development of higher-density multifamily residential units is not allowed or not feasible because of infrastructure constraints. California Government Code Sections 65852.3 and 65852.4 specify that a jurisdiction must allow manufactured homes on a foundation on all “lots zoned for conventional single family residential dwellings.” Permanently sited manufactured homes built to the United States Department of Housing and Urban Development (HUD) Code are subject to the same rules as site-built homes, except architectural requirements concerning the manufactured home’s roof overhang, roofing materials, and siding materials.

There are two conditions where local jurisdictions are allowed to make to the manufactured home siting provisions: 1) there is more than 10 years difference between the date of manufacture of the manufactured home and the date of the application for the issuance of an installation permit; or 2) if the site is listed on the National Register of Historic Places and regulated by a legislative body pursuant to Government Code Section 37361.

Each city-specific analysis provides descriptions of the allowances and restrictions on manufactured homes in each jurisdiction and whether the zoning codes in the jurisdictions comply with State law requirements for manufactured homes.

Accessory Dwelling Units
An ADU is an additional self-contained living unit either attached to or detached from the primary residential unit on a single lot. An ADU must have cooking, eating, sleeping, and full sanitation facilities.

ADUs can be an important source of affordable housing since they can be constructed relatively inexpensively and have no associated land costs. They can also provide supplemental income to the homeowner, which may support moderate- and lower-income homeowners.

To encourage ADUs, state law requires cities and counties to adopt an ordinance authorizing ADUs to be allowed ministerially (by-right) in any zoning district which allows either single family or multifamily residential uses. Local governments are precluded from prohibiting ADUs in residentially zoned areas or zones which allow either single family or multifamily residential uses.

Tulare County Association of Governments
Tulare County Regional Housing Element
3-10
Multifamily Housing
Multifamily housing includes duplexes, apartments, condominiums, or townhomes, and is the primary source of affordable housing. Each city-specific analysis provides descriptions of the restrictions on multifamily housing units in each jurisdiction.

Group Homes/Residential Care Facilities
The Lanterman Developmental Disabilities Services Act (Lanterman Act) sets the rights and responsibilities of persons with developmental disabilities. A State-authorized, certified, or licensed family care home, foster home, or a group home serving six or fewer disabled persons or dependent and neglected children on a 24-hour-a day basis must be considered a residential use that is permitted in all residential zones. Each city-specific analysis provides descriptions of the restrictions on group homes in each jurisdiction.

Emergency Shelters
Emergency shelters are defined as:
“Housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay.”
Senate Bill 2 (Government Code Section 65583) was enacted in 2008 to support the needs of the homeless residents by removing barriers to and increasing opportunities for development of emergency shelters. SB 2 requires every jurisdiction in California to identify a zone or zones where emergency shelters are allowed as a permitted use without a conditional use permit or other discretionary permit.

To address this requirement, a local government may amend an existing zoning district, establish a new zoning district, or establish an overlay zone. The zone(s) must provide sufficient opportunities for new emergency shelters to meet the homeless need identified in the analysis and must accommodate at least one year-round emergency shelter. SB 2 requires that emergency shelters only be subject to those development and management standards that apply to residential or commercial use within the same zone, except the local government may apply certain objective standards, as follows:
 The maximum number of beds or people permitted to be served nightly by the facility.  Off-street parking based upon demonstrated need, provided that the standards do not require more parking for emergency shelters than for other residential or commercial uses within the same zone.  The size and location of exterior and interior on-site waiting and client intake areas.  The provision of on-site management.
 The proximity to 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.

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

Regional Housing Constraints Analysis
2023-2031 Housing Element 3-11
development of Low-Barrier Navigation Centers, by right, in residential use and mixed-use zones, as well as nonresidential zones permitting multifamily uses.

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

Zoning designations identified to allow emergency shelters as a permitted use without a discretionary permit must also allow residential uses.

Each city-specific analysis describes each jurisdiction’s compliance with state law requirements for emergency shelters.

Transitional and Supportive Housing
With the enactment of Senate Bill 2 (SB 2), state law requires cities and counties to treat transitional housing and supportive housing as a residential use and allow transitional and supportive housing in all zones that allow residential uses, subject only to those restrictions that apply to other residential uses of the same type in the same zone.

Transitional housing is a type of housing used to facilitate the movement of homeless individuals and families to permanent housing. Residents of transitional housing are usually connected to supportive services designed to assist the homeless in achieving greater economic independence and a permanent, stable living situation. Transitional housing can take several forms, including group quarters with beds, single family homes, and multifamily apartments; and typically offers case management and support services to help return people to independent living (often six months to two years). The State defines transitional housing as:
“Transitional housing” means buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance.

Supportive housing links the provision of housing and social services for residents experiencing homelessness, people with disabilities, and a variety of other special needs populations. Similar to transitional housing, supportive housing can take several forms, including group quarters with beds, single family homes, and multifamily apartments. The State defines supportive housing as:
“Supportive housing” means housing with no limit on length of stay, that is occupied by the target population and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.

The State defines the target population as:
“Target population” means persons with low incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals

Tulare County Association of Governments
Tulare County Regional Housing Element
3-12
eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people.

AB 2162, which went into effect on January 1, 2019, requires that cities allow supportive housing with up to 50 units by-right in multi-family and mixed-use zones and precludes cities from imposing parking requirements on supportive housing developments located within 0.5-mile of a public transit stop.

Each city-specific analysis describes compliance with state law requirements for transitional and supportive housing in each jurisdiction.

Farmworker Housing/Employee Housing Act
The Employee Housing Act (Health & Safety Code Section 17021.6) requires that any employee housing consisting of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single family or household shall be deemed an agricultural land use. For all local ordinances, employee housing shall not be deemed a use that implies that the employee housing is an activity that differs in any other way from an agricultural use. No conditional use permit, zoning variance, or other zoning clearance shall be required of employee housing that is not required of any other agricultural activity in the same zone.

The permitted occupancy in employee housing in a zone allowing agricultural uses shall include agricultural employees who do not work on the property where the employee housing is located.

Each city-specific analysis describes whether each jurisdiction complies with the Employee Housing Act.

Single Room Occupancy (SRO) Units
SROs are defined as a living or efficiency unit by California Health and Safety Code section 17958.1, intended or designed to be used as a primary residence by not more than two persons for a period of more than 30 consecutive days and having either individual bathrooms and kitchens or shared bathrooms and/or kitchens. SRO units can provide affordable private housing for lower-income individuals, seniors, and persons with disabilities. These units can also serve as an entry into the housing market for residents at risk of homelessness. Each city-specific analysis provides descriptions of the allowances and restrictions for SRO units in each jurisdiction.

On/Off Site Improvement Standards
On/off-site improvement standards establish infrastructure or site requirements to support new residential development such as streets, sidewalks, water, sewer, drainage, curbs, and gutters, street signs, park dedications, utility easements, and landscaping. While these improvements are necessary to ensure public health and safety and that new housing meets the local jurisdiction’s development goals, the cost of these requirements can sometimes represent a significant share of the cost of producing new housing.

Each city-specific analysis describes specific site improvement standards for each jurisdiction. Although improvement requirements and development fees increase the cost of housing, jurisdictions have little choice in establishing such requirements due to the limitations on property taxes and other revenue sources needed to fund public improvements.

Regional Housing Constraints Analysis
2023-2031 Housing Element 3-13

3.2.3 Housing for Persons with Disabilities
In accordance with Senate Bill 520 (Chapter 671, Statutes of 2001), jurisdictions must analyze the potential and actual governmental constraints on the development of housing for persons with disabilities. Each city-specific analysis contains a detailed review of zoning laws, policies, and practices in each jurisdiction to ensure compliance with fair housing laws.

Definition of Family
 There are several State and Federal rules that govern the definition of “family”, including the Federal Fair Housing Amendments Act of 1988, the California Fair Housing and Employment Act, the California Supreme Court case City of Santa Barbara v. Adamson (1980), and the California Constitution privacy clauses. The laws surrounding the definition of family have several purposes: to protect people with disabilities, to protect non-traditional families, and to protect privacy. According to the California Department of Housing and Community Development (HCD) and Mental Housing Advocacy Services, there are three major points to consider when writing a definition of family:

Jurisdictions may not distinguish between related and unrelated individuals.  The definition may not impose a numerical limit on the number of persons in a family; and  Land use restrictions for licensed group homes for six or fewer individuals must be the same as those for single families.

Reasonable Accommodation Procedures
The Federal Fair Housing Amendment Act (FHAA) and the California Fair Employment and Housing Act direct local governments to make reasonable accommodations (i.e., modifications or exceptions) in their zoning laws and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. It may be reasonable to accommodate requests from persons with disabilities to waive a setback requirement or other standards of the zoning code to ensure that homes are accessible for the mobility impaired. Whether a particular modification is reasonable depends on the circumstances and must be decided on a case-bycase basis.

California Building Code
The 2022 California Building Code, Title 24 regulations provide for accessibility for persons with disabilities. The Housing Element must identify the version of the Building Code adopted in each jurisdiction and whether a jurisdiction has adopted any amendments to the Building Code that might diminish the ability to accommodate persons with disabilities.

Zoning and Land Use Policies
Restrictive land use policies and zoning provisions can constrain the development of housing for persons with disabilities. The Housing Element must analyze compliance with fair housing laws, provisions for group homes, and whether jurisdictions have adopted any minimum distance requirements or other zoning procedures or policies that would limit housing for persons with disabilities.

3.2.4 Planning and Development Fees
Jurisdictions collect various fees to cover the costs of processing permits and development impact fees.

These include fees for planning and zoning approvals, subdivision map act approvals, environmental

Tulare County Association of Governments
Tulare County Regional Housing Element
3-14
review, building permits, among others. Permitting fees and development impact fees are determined by each jurisdiction and posted in the Master Fee Schedule online. Permitting and development fees are periodically updated and approved by the City Council or County Board of Supervisors.

State law limits fees charged for development permit processing to the reasonable cost of providing the service for which the fee is charged. Local governments charge various fees and assessments to cover the costs of processing permit applications and providing services and facilities, such as, parks, and infrastructure. Almost all these fees are assessed based on the magnitude of a project’s impact or on the extent of the benefit that will be derived. Additional fees and/or time may be necessary for required environmental review, depending on the location and nature of a project. A 2019 National Impact Fees Survey, which surveyed 37 jurisdictions in California, reported an average impact fee of $37,471 per single-family unit and $21,703 per multifamily unit. Each city-specific analysis provides more information on planning and development fees by jurisdiction.

San Joaquin Valley Air Pollution Control District Fees
Tulare County is within the regulatory jurisdiction of the San Joaquin Valley Air Pollution Control District (SJVAPCD). The air basin does not meet ambient air quality standards set at the state and federal levels and is within a “non-attainment” area for ozone, PM10 (state), and PM2.5.

Due to these conditions, the SJVAPCD has implemented an Indirect Source Review process to reduce the impacts of growth in emissions from all new land development. An Air Impact Assessment and potential mitigation fees are required for residential projects with 50 or more dwelling units and when discretionary approval is required. Fees are also exacted by the SJVAPCD to offset emissions created by typical operational sources. These fees can add to the cost of development. However, the cost can be reduced with mitigation measures. The SJVAPCD also offers a variety of grants and incentive programs to public agencies, residents, and businesses to help offset fees.

3.2.5 Inclusionary Housing Ordinance
Implemented by local jurisdictions, inclusionary housing ordinances require developers to reserve a certain percentage of units for very low- and low-income households to ensure new development incorporates affordable housing. Whether rented or sold, affordability requirements are based on the area median income (AMI) with very low-income defined as household earning up to 50 percent of the AMI and low-income households earning between 50 and 80 percent of the AMI. Actual rents cannot exceed 30 percent of the income for the associated income group. Each city-specific analysis provides more information on inclusionary housing ordinances by jurisdiction.

3.2.6 Permit Procedures and Processing Times
The processing of applications and permits for development can increase project time and costs.

Processing times vary widely from a few weeks to several months depending on the type of permit required for development and if any discretionary review is required for approval. The time required to process a project varies greatly between projects and depends on the size and complexity of the proposal and the number of actions or approvals needed to complete the process. Each city-specific analysis describes the permit processing procedures and timing for each jurisdiction.

3.2.7 Short-Term Housing Rentals
Short-term housing rental ordinances regulate the number of residential units that can be converted to short-term vacation rentals in a jurisdiction. Jurisdictions are not required to adopted short-term

Regional Housing Constraints Analysis
2023-2031 Housing Element 3-15
housing rental ordinances; however, in areas with high demand for vacation rentals, jurisdictions often adopt such policies to ensure that the existing housing stock for sale or long-term rentals is not diminished and that housing options are maintained throughout the community. Each city-specific analysis provides more information on the potential need for monitoring short-term rental housing.

3.2.8 Code Enforcement
Building codes and enforcement can increase the cost of housing and impact the feasibility of rehabilitating older properties that must be upgraded to current code standards. In this manner, building codes and their enforcement can act as a constraint on the supply of housing and its affordability.

The California Building Standards Code, Title 24, serves as the basis for the design and construction of buildings in California. State law prohibits the imposition of additional building standards that are not necessitated by local geographic, climatic, or topographic conditions, and requires that local governments making changes or modifications in building standards must report such changes to the HCD and file an expressed finding that the change is needed. Each city-specific analysis provides more information on building codes and enforcement by jurisdiction.

3.3 Environmental Constraints
Typical environmental constraints to the development of housing in Tulare County include the preservation of scenic landscapes and prime agricultural land, environmental resources management, air quality measures, health and safety measures, and water conservation. In many cases, development of these areas is constrained by State and Federal laws (e.g., Federal Emergency Management Agency [FEMA] floodplain regulations, the Clean Water Act and the Endangered Species Act, and the State Fish and Wildlife Code and Alquist-Priolo Act). Each city-specific analysis provides an analysis of environmental constraints specific to each jurisdiction.

3.3.1 Floodplains
Official floodplain maps are maintained by FEMA. FEMA determines areas subject to flood hazards and designates these areas by relative risk of flooding on a map for each community, known as the Flood Insurance Rate Map (FIRM).

Principal flooding problems exist in the western portion of the county, as identified by FEMA. In the north, northern Orosi and central Dinuba are considered river or stream flood hazard areas. Moving south along State Route (SR) 99 and SR 63 are notable flood hazard areas spanning from Dinuba south into Woodlake and Visalia. FEMA has also identified flood hazard areas around the Woodlake Wastewater Treatment Facility spanning southwest to Visalia. Additional flood hazard areas include Allensworth along SR 43, various areas along the Tule River, and along the Kern River located in the eastern portion of the county.

Development within a flood zone typically is required to be protected against flood damage. FEMA requires developers to obtain a flood zone elevation certificate when they apply for their permit. These certificates require elevating the developed area (i.e., house pad) above the known flood level of that flood zone. The sites in the inventory must obtain a flood zone elevation certificate, which may increase the cost of a development but is necessary to protect against flood risks.

Tulare County Association of Governments
Tulare County Regional Housing Element
3-16

3.3.2 Seismic Zones
There are several active and potentially active faults within and adjacent to Tulare County. The Kern Canyon fault zone is located along sections of the Kern River spanning from the river’s headwaters, located at the Kings Kern Divide south through Isabella Lake. Additional major fault zones adjacent to Tulare County include the San Andreas and Garlock faults. Tulare County is not considered to be under significant threat of a major earthquake despite its proximity to active fault zones.

Although all development must consider earthquake hazards, there is no specific threat or hazard from seismic ground shaking to residential development within the county, and all new construction will comply with current local and state building codes. Due to the minimal historical hazard of earthquakes in the county and the use of the most current building codes and construction techniques, earthquakes do not pose a significant constraint to residential development.

3.3.3 Wildland/Urban Fire Hazards
The California Department of Forestry and Fire Prevention (CALFIRE) has designated the eastern area of Tulare County near the foothills of the Sierra Nevada Mountains as a fire hazard severity zone ranging from moderate, high, and very high fire hazard risk.1
The jurisdictions that are closest to these hazard
areas include Woodlake, Exeter, Lindsay, Porterville, and unincorporated Tulare County.

Wildfire hazards in the city include vacant/fallow lands that have dry vegetation and/or agricultural debris storage (e.g., limbs, trimmings, etc.). These hazards are more common on non-irrigated lands, during drought years, and in dry seasons. Suburban, urban areas, or rocky barren areas have minimal surface fuels and therefore typically have the lowest fire hazard. All new residential development must meet California Fire Code provisions, which address topography, geology, climate, and development conditions to reduce risk of wildfire hazards.

3.3.4 Soil Contamination
Agricultural uses may contaminate potential residential sites due to the use of pesticides and other chemicals. Soil contamination may be a concern if a Phase One Environmental Site Assessment determines there is a potential for soil contamination and contamination is substantiated by a Phase Two study. Each jurisdiction ensures that the necessary steps are taken to clean up residual hazardous wastes on any contaminated sites proposed for redevelopment or reuse. Soil evaluations are required as needed to ensure that risks are assessed, and appropriate remediation is provided. Developing housing on these sites can involve costs to remediate contaminated soil or groundwater. The remediation cost would typically be on the developer to address the clean-up. 1 CAL FIRE. Fire Hazard Severity Zone Viewer. April 1, 2024. hƩps://experience.arcgis.com/experience/03beab8511814e79a0e4eabf0d3e7247/

Regional Housing Resources
2023-2031 Housing Element 4-1
4 Regional Housing Resources

4.1 Introduction
The following chapter provides an analysis of development trends in Tulare County that is used to inform the Site Inventories for the seven jurisdictions covered under this Housing Element. This chapter also includes an overview of the financial and administrative resources available to support continued development, preservation, and rehabilitation of housing in the jurisdictions throughout Tulare County.

An analysis for each jurisdiction’s Site Inventory is in Chapters A4 through G4, Housing Resources.

4.2 Future Housing Needs
According to the Tulare County Association of Governments (TCAG) 2022 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS)1
, population growth in the region in the next two
decades is expected to be near the highest in the state (0.71 percent annually from 2021-2046). This increase in population is driven in part by urban residents moving from the state’s larger cities to rural areas like Tulare County due to the relatively lower cost of living and higher birthrates than the state average.

State law requires every jurisdiction to undertake all necessary actions to encourage, promote, and facilitate the development of housing to accommodate regional housing needs.2 A jurisdiction must
demonstrate in its Housing Element that its land inventory is adequate to accommodate its share of the region’s projected growth.

4.2.1 Regional Housing Needs Allocation (RHNA)
This Housing Element covers the planning period of December 2023 through December 2031 (called the 6th Cycle Housing Element update). TCAG, as the Metropolitan Planning Agency for the Tulare County region, is responsible for preparing the RHNA for the region based on recent growth trends, income distribution, and capacity for future growth. This methodology must align with the objectives of the State of California, including but not limited to:
 Promoting infill, equity, and environmental protection  Ensuring jobs-housing balance
 Affirmatively furthering fair housing
The RHNA process for the Tulare County region was initiated in September 2020 and was completed in August 2022 with the adoption of the Final Regional Housing Needs Plan to allocate the region’s housing needs among the eight cities and the unincorporated county. 3 Each jurisdiction’s share of the regional housing need is allocated based on recent growth trends, income distribution, and capacity for future growth. The RHNA methodology uses weighted indicators such as opportunity access and job proximity to allocate housing units affordable to households of different income categories. TCAG is required to allocate units across income categories with the goal of reducing socioeconomic disparities based on 1 Tulare Council of Governments (TCAG). 2022 Regional Transportation Plan/Sustainable Communities Strategy 2 Government Code section 65100 – 65763, Article 10.6. Housing Elements 3 Tulare Council of Governments (TCAG). 2022. Final Regional Housing Needs Plan. https://tularecog.org/sites/tcag/assets/FINAL%20RHNP%20- %20COMBINED.pdf

Tulare County Association of Governments
Tulare County Regional Housing Element
4-2
household income and other characteristics. The RHNA for each jurisdiction is distributed into four income categories based on the Area Median Income (AMI)4 :
 Very low-income (less than 50 percent of AMI)
 Low-income (50-80 percent of AMI)
 Moderate-income (80-120 percent of AMI)
 Above Moderate-income (more than 120 percent of the AMI) As part of the Housing Element, each jurisdiction must identify adequate land with appropriate zoning and development standards to accommodate its assigned share of the region’s housing needs. Tulare County’s combined regional future housing need is 33,214 total units during the eight-year planning period. The number of units is distributed among five income categories within each jurisdiction, as shown in Table 4-1.

Table 4-1 Tulare County Regional Housing Needs Determination Allocation Total RHNA
Allocation
Very Low-Income
Allocation
Low-Income
Allocation
Moderate-Income
Allocation
Above ModerateIncome Allocation
Jurisdiction Units Units
Percent of
Total
RHNA Units
Percent of
Total
RHNA Units
Percent of
Total
RHNA Units
Percent of
Total
RHNA
Dinuba 1,588 387 24.4% 238 15.0% 268 16.9% 695 43.8%
Exeter 844 197 23.3% 121 14.3% 146 17.3% 380 45.0%
Farmersville 654 135 20.6% 83 12.7% 121 18.5% 315 48.2% Lindsay 789 93 11.8% 58 7.4% 178 22.6% 460 58.3%
Porterville 4,064 872 21.5% 537 13.2% 739 18.2% 1,916 47.1% Tulare 4,749 1,435 30.2% 884 18.6% 677 14.3% 1,753 36.9% Visalia 10,791 3,741 34.7% 2,306 21.4% 1,321 12.2% 3,423 31.7% Woodlake 492 75 15.2% 47 9.6% 103 20.9% 267 54.3%
Unincorporated
County
9,243 1,563 16.9% 963 10.4% 1,870 20.2% 4,847 52.4%
Total 33,214 8,497 25.6% 5,238 15.8% 5,424 16.3% 14,055 42.3% Source: TCAG, 2022. Final Regional Housing Needs Plan.

4.3 Meeting the RHNA
Each jurisdiction must identify adequate land with appropriate zoning and development standards to accommodate its required RHNA. Jurisdictions can also use planned and approved projects, estimated accessory dwelling unit (ADU) production, and vacant and underutilized sites to accommodate the RHNA. In addition, jurisdictions may identify sites to be rezoned to accommodate their RHNA. A full analysis of how each jurisdiction will accommodate its RHNA is provided in Appendices A through G. 4 The Area Median Income of Tulare County is $57,394 for a household of four in 2023.

Regional Housing Resources
2023-2031 Housing Element 4-3

4.4 Development Trends
Establishing regional development trends provides an understanding of the type of housing development that is feasible during the planning period and the realistic unit capacity assumptions for sites to accommodate the RHNA for each jurisdiction. To establish these trends, this analysis reviews the characteristics and density achievement of a sample set of 14 recent and planned multifamily residential developments in the region. These projects were selected because they accurately represent the recent residential development activity that has occurred in the region and provide a basis for understanding the types of residential development that are likely to be developed during the planning period. Sites that align with these development trends were included on the Site Inventories for the individual jurisdictions involved in this Housing Element (described in detail in Appendices A through G). The analysis considers following development characteristics:
 The previous uses of developed parcels
 Parcel sizes
 Parcel locations
 The density achieved by the project
The following sections describe the 14 residential projects that represent regional development trends in the county.

Sierra Village Apartments
APN 014-080-091 Group Self-Help Enterprises
Address 1375 N. Crawford Ave., Dinuba, CA Year Built 2018/2023 Current Use Multifamily Residential Previous Use Vacant Parcel Size 5.50 ac FAR 0.42
The Sierra Village Apartments development is located on a previously vacant site in northeast Dinuba and consists of 108 affordable units, including nine units for permanent supportive housing. This development was constructed in two phases: the first phase was completed in 2018 and the second phase was completed in 2023. This project is in a multifamily zone with an allowable density of 14.54 units per acre, resulting in a maximum unit capacity on this site of approximately 80 units. Since the

Tulare County Association of Governments
Tulare County Regional Housing Element
4-4
project was developed with 108 units, this project achieved 135 percent of allowable density. This project was able to achieve a higher percent density due to a density bonus.

Merced Street
APN 017-074-005 Group -
Address 255 E Merced Street, Dinuba, CA Year Built 2018 Current Use Multifamily Residential Previous Use Vacant Parcel Size 0.46 ac FAR 0.52
This 10-unit market rate apartment complex located on the corner of E. Merced Street and N. J Street in Downtown Dinuba was constructed in 2018. Previously, this lot was occupied by a single-family home that utilized about 30 percent of the site; the rest of the lot was vacant. In 2016, the site was rezoned from single-family to multifamily residential to allow for the development of this project. The allowable density on this site is 14.54 units per acre, resulting in a maximum unit capacity of approximately seven units. Through a density bonus, this project was developed with 10 units; therefore, it achieved 150 percent of allowable density.

Regional Housing Resources
2023-2031 Housing Element 4-5
Orange Avenue
APN 138-121-07 Group -
Address 430 N Orange Ave, Exeter, CA Year Built 2019
Current Use Multifamily Residential Previous Use Vacant Parcel Size 0.49 ac FAR 0.29
This development located on Orange Avenue in northwest Exeter consists of two market-rate duplex buildings with a total of four units on site. This site was previously developed with one single-family home. However, the single-family residence was vacated to develop higher density residential use and rezoned from low density to high density in 2016. The project was built in two phases: the duplex on the eastern portion of the site was constructed in 2017 and the second duplex on the western portion of the site was constructed in 2019. This project is in a multifamily zone which allows a maximum density of

14.52 units per acre, resulting in a maximum unit capacity of approximately seven units on the site. The project was developed with four units; therefore, it achieved 56 percent of allowable density.

Tulare County Association of Governments
Tulare County Regional Housing Element
4-6
Los Arroyos
APN 129-010-083 Group Self-Help Enterprises
Address 135 E. Walnut Avenue, Farmersville, CA Year Built 2023 (completion anticipated November 20232024)
Current Use Multifamily Residential Previous Use Vacant Parcel Size 5.81 ac FAR -
Construction began on the Los Arroyos apartment project in eastern Farmersville at the corner of W Walnut Avenue and Farmersville Road in April 2022. This project will develop 108 affordable rental units on a previously vacant parcel zoned for multifamily residential. This project is currently in a general commercial zone which was rezoned to multifamily residential (RM-2.5) as part of this project. The site allows a maximum density of 25.62 units per acre and a unit capacity of approximately 149 units. The project proposes 108 units which will achieve 73 percent of maximum allowable density.

Regional Housing Resources
2023-2031 Housing Element 4-7
Autumn Hills
APN 199-320-045 thru 199-320-084 Group -
Address Maple Avenue and Maple Valley Way,
Lindsay
Year Built 2018
Current Use Single-Family Residential Previous Use Vacant Parcel Size 9.43 ac FAR 0.25
Autumn Hills is a 40-unit single-family neighborhood constructed in 2018 and located in western Lindsay along Maple Avenue and Maple Valley Way. This project site is zoned for single-family residential uses and allows for a density of 6.22 units per acre. Maximum unit capacity on this site is approximately 59 units. With 40 units constructed, the project achieved 68 percent of allowable density.

Tulare County Association of Governments
Tulare County Regional Housing Element
4-8
Palm Terrace
APN 205-040-005 Group Self-Help Enterprises
Address 700 W. Hermosa St., Lindsay, CA Year Built 2018 Current Use Multifamily Residential Previous Use Vacant Parcel Size 2.67 ac FAR 0.30
Palm Terrace is a 50-unit affordable rental community in southern Lindsay at the intersection of West Hermosa Street and North Westwood Avenue. Prior to construction, the site was vacant. This project is located in a multifamily zone that allows for a minimum density of 14.52 units per acre. Maximum unit capacity on this site was approximately 39 units. With 50 units constructed, the project achieved 129 percent of allowable density with a density bonus.

Regional Housing Resources
2023-2031 Housing Element 4-9
Nupchi Xo' Oy
APN 247-210-049, 247-250-077,
247-250-078
Group Self-Help Enterprises
Address 648 W. Mulberry Ave., Porterville, CA Year Built 2021 Current Use Multifamily Residential Previous Use Vacant Parcel Size 4.47 ac FAR 0.35
Nupchi Xo’ Oy is a 40-unit affordable housing complex constructed for the Tule River Tribe and Porterville residents in 2021. The development of this project addresses the existing shortage of available housing, overcrowding, and unsafe housing conditions that Tule River Tribe members have experienced. Located in northeast Porterville north of W. Mulberry Avenue, this project is in a multifamily zone which allows for a maximum density of 15 units per acre. Maximum unit capacity on this site is approximately 67 units. With 40 units constructed, the project achieved 60 percent of maximum allowable density.

Tulare County Association of Governments
Tulare County Regional Housing Element
4-10
Garden Court Villas
APN 259-380-001 thru 259-380-003, 259-
380-036, 259-380-037, and 259-380-
052 thru 259-380-055
Group Woodard Homes, Inc.

Address Varies, Porterville CA Year Built 2018
Current Use Single-Family Residential Previous Use Vacant Parcel Size 4.26 ac FAR 0.34
The Garden Court Villas project is located in southwest Porterville at the eastern end of Roby Avenue.

This 40-unit housing development was built in phases, with the completion of the final phase of the project in the east portion of the site in 2018. This project is located in a Planned Development Zone with a General Plan Land Use of Medium Density Residential which allows for a maximum density of 15 units per acre, resulting in a maximum unit capacity of approximately 64 units on the site. With 40 units constructed, the project achieved 63 percent of the maximum allowable density.

Regional Housing Resources
2023-2031 Housing Element 4-11
Cambria
APN Varies Group Meritage Homes of California Inc.

Address Varies Year Built 2020
Current Use Single-Family Residential Previous Use Vacant Parcel Size 12.75 ac FAR 0.31
The Cambria development was completed in 2020 and consists of 80 market-rate single-family homes in northwest Porterville, located north of Avenue 160 and Redondo Street on formerly vacant farmland.

This project is located in a Planned Development Zone District with a General Plan Land Use of LowMedium Density Residential, which allows for a maximum density of 11.3 units per acre, resulting in a maximum unit capacity of approximately 144 units on the site. With 80 units constructed, the project achieved 56 percent of the maximum allowable density.

Tulare County Association of Governments
Tulare County Regional Housing Element
4-12
Mission Court Apartments
APN 184-190-017 Group Pacific West Communities, Inc.

Address 1150 S Morrison Street, Tulare, CA Year Built 2020 Current Use Multifamily Residential Previous Use Vacant Parcel Size 5.1 ac FAR 0.22
Mission Court is a 65-unit affordable apartment complex located in southeast Tulare east of Morrison Street. Developed in 2020, the formerly vacant site is located within a multifamily zone which allows for a maximum density of 21.78 units per acre. Maximum unit capacity on this site is approximately 111 units. With 65 units constructed, the project achieved 59 percent of allowable density.

Regional Housing Resources
2023-2031 Housing Element 4-13
H Street
APN 175-192-012 Group -
Address 526 S H Street, Tulare, CA Year Built 2020
Current Use Multifamily Residential Previous Use Vacant Parcel Size 0.34 ac FAR 0.53
The H Street project, located on South H Street in southwest Tulare, includes four market-rate townhomes and one market-rate single-family residence on a formerly vacant site. Prior to development, this lot was designated single-family residential with an under-utilized single-family home located on the property. This project is located within a multifamily zone which allows for a maximum density of 14.52 units per acre. Maximum unit capacity on this site is approximately five units. With five units constructed, the project achieved 101 percent of allowable density.

Tulare County Association of Governments
Tulare County Regional Housing Element
4-14
The Riviera
APN 166-230-011 Group -
Address 2311 N Hillman Ave., Tulare, CA Year Built 2019 Current Use Multifamily Residential Previous Use Vacant Parcel Size 9.52 ac FAR 0.04
The Riviera is a 168-unit market-rate apartment complex located on a previously vacant site east of N.

Hillman Street in northeast Tulare. Developed in 2019, the project is located within a multifamily zone which allows for a maximum density of 21.78 units per acre. Maximum unit capacity on this site is approximately 207 units. With 168 units developed, the project achieved 81 percent of allowable density.

Regional Housing Resources
2023-2031 Housing Element 4-15
Bravo Village Apartments
APN 061-170-077 Group Corporation for Better Housing
Address 220 Oak St., Woodlake, CA Year Built 2020
Current Use Multifamily Residential Previous Use Vacant Parcel Size 1.0 ac FAR 0.46
Bravo Village Apartments is a 60-unit affordable development of 16 one-bedroom units, 24 twobedroom units and 20 three-bedroom units located at the intersection of West Bravo Avenue and South Oak Street in south Woodlake. This project is located in a multifamily zone which allows for a maximum density of 29.04 units per acre. Maximum unit capacity on this site is approximately 29 units. With 60 units constructed, the project achieved 207 percent of allowable density. This project was allowed to achieve such a high density limit due to Woodlake’s Density Bonus, which allows up to an additional 35 percent of the maximum density of a zoning district.

Tulare County Association of Governments
Tulare County Regional Housing Element
4-16
Hillside Estates
APN - Group Yanez Homes
Address W. Tule Ave., Woodlake, CA Year Built 2023/2024 Current Use Single-Family Residential Previous Use Orchard Parcel Size 28.5 ac FAR -
Hillside Estates is a 75-unit single-family market-rate subdivision under construction north of W. Cajon Avenue in north Woodlake. The site was previously an orchard and actively farmed. This project is located in on a site that was annexed into the city as a single-family low-density residential zone which allows a density of 2.2 units per acre, resulting in a maximum unit capacity of approximately 62 units on the site. With 75 units constructed, the project achieved 117 percent of allowable density.

4.4.1 Summary of Development Trends
Development characteristics in the region indicate that most residential projects developed, or will develop, on vacant land or land zoned for agricultural use. Approximately one-third of the development trend projects discussed above include housing affordable to very low- and 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 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.

Table 4-2 summarizes the data for each development trend project and uses the zoning district density to project the number of units allowed. Four developments utilized density bonuses and other incentives to achieve densities over what is allowed in each respective zone.

Regional Housing Resources
2023-2031 Housing Element 4-17
Table 4-2 Regional Development Trends
Project Name
Total
Units Acreage Density Zoning District
Zoning District
Density (du/ac)
Number
of Units
Allowed
Percent
Density
Achieved
Sierra Village
(affordable)
108 5.50 19.64
Multifamily

14.54 80.00 135%
Merced Street 10 0.46 21.74 Multifamily 14.54 6.69 150% Orange Avenue 4 0.49 8.16 Multifamily 14.52 7.11 56%
Los Arroyos
(affordable)
108 5.81 18.59 Multifamily 25.62 148.85 73%
Autumn Hills 40 9.43 4.24 Single-Family 6.22 58.65 68%
Palm Terrace
(affordable)
50 2.67 18.73 Multifamily 14.52 38.77 129%
Nupchi Xo' Oy
(affordable)
40 3.34 11.98 Multifamily 15.00 50.10 80%
Garden Court Villas 40 4.26 9.39 Single-Family 15.00 63.90 63% Cambria 80 12.75 6.27 Single-Family 11.30 144.08 56%
Mission Court
Apartments
(affordable)
65 5.1 12.75 Multifamily 21.78 111.08 59%
H Steet 5 0.34 14.71 Multifamily 14.52 4.94 101%
The Riviera 168 9.52 17.65 Multifamily 21.78 207.35 81% Bravo Village
Apartments
(affordable)
60 1.00 60.00 Multifamily 29.04 29.04 207%
Hillside Estates 75 28.5 2.63 Single-Family 2.18 62.07 121% Average 61 16.18 99%

4.4.2 Pipeline Projects by Jurisdiction
In addition to residential projects that are under construction or complete, this analysis also examines development trends for projects that are currently in the development pipeline. Residential developments approved and permitted, but not yet built (also called “pipeline projects”) can be credited towards a jurisdiction’s RHNA for the 6th cycle Housing Element provided it can be demonstrated that the units can be built by the end of the planning period (December 2031). These pipeline projects collectively achieve an average of 90 72 percent of the maximum density that is allowed in each zoning district where these projects will be developed. The following section reviews active pipeline projects in the region. These pipeline projects are important to the regional trends analysis because they demonstrate the types of projects currently in development and the continuation of previously mentioned development trends.

City of Dinuba
The City of Dinuba has five residential pipeline projects with a total of 316 units. The projects will achieve an average density of 11.01 dwelling units per acre. Four of the projects will be developed on vacant sites and one will be developed on a site which was previously an orchard. The Sierra Village project includes units affordable to very low- and low-income households, and the Castlerock

Tulare County Association of Governments
Tulare County Regional Housing Element
4-18
Subdivision and Montebella projects will include units affordable to above moderate-income households. The Sequoia Apartment project will include units affordable to moderate- and above moderate-income households. These projects will achieve an average density of 75 percent of the maximum density allowed on the sites. Table 4-3 shows Dinuba’s pipeline projects.

Table 4-3 Dinuba Pipeline Projects
Project Name Total Units Acreage Existing Use
Zoning
District
Density
(du/ac)
Percent of
Maximum
Density Achieved
Income
Affordability
Category
Castlerock Subdivision 71 15.80 Vacant R-1-6 4.49 62% Above Moderate
Montebella 2/3 121 28.80 Orchard R-1-6 4.20 58% Moderate, Above
Moderate
Vineyard Estates 63 10.00 Vacant R-1-6 6.30 77% Above
moderate
Sequoia Apartments 61 2.10 Vacant RM-1.5 29.05 102% Moderate.

Above
Moderate
Average 79 14.18 11.01 75%
Definitions of acronyms: (du/ac) dwelling units per acre; (R-1-6) One-Family Residential; (RM-1.5) Multi-Family Residential City of Exeter
The City of Exeter has two residential pipeline projects with a total of 80 units. Both projects are located on vacant sites and will achieve an average density of 17.65 units per acre. Ten percent of the units in the Morgan project will be affordable to moderate-income households. All units in the Smee Homes (Yokohl Landing) project will be affordable to above moderate-income households. These projects will achieve an average density of 81 percent of the maximum density allowed on the sites. Table 4-4 shows Exeter’s pipeline projects.

Table 4-4 Exeter Pipeline Projects
Project Name Total Units Acreage Existing Use
Zoning
District
Density
(du/ac)
Percent of
Maximum
Density Achieved
Income
Affordability
Category
Morgan 44 1.38 Vacant RM-1.5 31.88 110% Moderate, Above Moderate
Smee Homes
(Yokohl Landing)
36 9.85 Agriculture R-1-6 3.65 51% Above Moderate
Average 40 5.62 17.65 81%
Definitions of acronyms: (du/ac) dwelling units per acre; (RM-1.5) Multifamily Residential - 1,500 square feet; (R-1-6) Single Family Residential - 6,000 square feet
City of Farmersville
The City of Farmersville has five residential pipeline projects with a total of 684 units. The projects will achieve an average density of 16.3111.14 dwelling units per acre. Four of the projects will be developed on vacant sites and two will be developed on sites which were previously used for agriculture. The Gardenia Courtyards and Los Arroyos projects include units affordable to low-income households, and

Regional Housing Resources
2023-2031 Housing Element 4-19
Cameron Creek and Eagle Meadows will include units affordable to moderate-income households. These projects will achieve an average density of 161 80 percent of the maximum density allowed on the sites.

Table 4-5 shows Farmersville’s pipeline projects.

Table 4-5 Farmersville Pipeline Projects
Project Name Total Units Acreage Existing Use
Zoning
District
Density
(du/ac)
Percent of
Maximum
Density
Achieved
Income
Affordabilit
y Category
Cameron Creek 151 36.5 Orchard R-1 (PD)
and RM-2.5

4.14 57% Moderate
Eagle Meadows 242 49.0 Agriculture R-1 (PD) 4.94 68% Moderate Camino Castaneda 24 10.89 Vacant RM-4 8.89 83% Above
moderate
Gardenia Courtyards 142 6.50 Vacant RM-2.5 21.85 86% Low Petunia Estates 18 0.462.23 Vacant R-1 39.138.07 600112% Above moderate
Los Arroyos 107108 5.81 Vacant C-G 18.93 7273% Low
Average 114 18.19 16.31 16180%
Definitions of acronyms: (du/ac) dwelling units per acre; (R-1(PD) Single Family Residential (Planned Development); (RM-2.5) Multi Family Residential – one unit per 2,500 square feet of lot area; (RM-4) Multi Family Residential – one unit per 4,000 square feet of lot area; (C-G) General Commercial
City of Lindsay
The City of Lindsay has four residential pipeline projects with a total of 322 units. The projects will achieve an average density of 23.86 dwelling units per acre. All of the projects will be developed on vacant sites. The Mission Estates project includes 31 units affordable to moderate-income households, and all other projects will include units affordable to above moderate-income households. These projects will achieve an average density of 71 percent of the maximum density allowed on the sites.

Table 4-6 shows Lindsay’s pipeline projects.

Table 4-6 Lindsay Pipeline Projects
Project Name Total Units Acreage Existing Use
Zoning
District
Density
(du/ac)
Percent of
Maximum
Density
Achieved
Income
Affordability
Category
O'Hara Ranch Residential 145 35 Vacant Mixeduse &
R-1-7

4.14 67% Above Moderate
Hidden Oak Residential 50 8.60 Vacant R-1-7 5.81 94% Above Moderate Mission Estates (R-1-7) 85 30 Vacant R-1-7 2.83 46% Above Moderate Mission Estates (RM-3)* 31 2.50 Vacant RM-3 14.00 97% Moderate Fresno Street Apartments 11 1.50 Vacant RM-3 7.33 52% Above Moderate Average 65.20 15.52 6.82 71%
Definitions of acronyms: (du/ac) dwelling units per acre; (R-1-7) Single Family Residential; (RM-3) Multi-Family Residential *Mission Estates is one project with two zoning districts and has been separated by zoning district for the purpose of this analysis.

Tulare County Association of Governments
Tulare County Regional Housing Element
4-20
City of Porterville
The City of Porterville has 13 residential pipeline projects with a total of 694 units. Ten of the project sites are currently vacant, and two sites are occupied by orchards. The average density of all projects is

11.28 units per acre. All but one of these projects is affordable to above moderate-income households.

These projects achieve an average density of 81 percent of the maximum density allowed on the sites.

Table 4-7 shows Porterville’s pipeline projects.

Table 4-7 Porterville Pipeline Projects
Project Name
Total
Units Acreage
Existing
Use
Zoning
District
Density
(du/ac)
Percent of
Maximum
Density Achieved
Income
Affordability
Category
Brookside Subdivision 229 38.35 Orchard RS-2 5.97 100% Above Moderate Mahal 16 0.89 Vacant RM-3 17.98 75% Above Moderate
River View Villas 78 7.90 Vacant RM-2 9.87 82% Above Moderate Villas at Sierra Meadows 80 12.31 Orchard RS-2 6.50 108% Above Moderate Aguilo 19 4.98 Vacant RM-3 3.82 16% Above Moderate
Mission Communities 120 4.65 Vacant RM-3 25.81 108% Above Moderate Link Domingo 6 0.52 Vacant RM-3 11.54 48% Above Moderate Westwood Townhomes 8 0.38 Vacant RM-3 21.05 88% Above Moderate Westfield Residential
Development
28 2.86 Vacant RM-2 9.79 82% Above Moderate
Evergreen Apartments 12 1.03 Vacant RM-2 11.65 97% Above Moderate Bareng Subdivision 6 1.89 Vacant RS-2 3.17 53% Above Moderate Terraza 46 3.07 Vacant PD 14.98 125% Above Moderate
Crestview Park 46 10.08 Vacant RS-2 4.56 76% Above Moderate Average 53 6.58 11.28 81%
Definitions of acronyms: (du/ac) dwelling units per acre; (RS-2) Low Density Residential; (RM-2) Medium Density Residential; (RM-3) High Density Residential; (PD) Planned Development
City of Tulare
The City of Tulare has one residential pipeline project with a total of 84 units. This project is located on a vacant site and will achieve a density of 21.82 units per acre. All units are affordable only to above moderate-income households. These projects will achieve an average density of 75 percent of the maximum density allowed on the site. Table 4-8 shows Tulare’s pipeline project.

Table 4-8 Tulare Pipeline Projects
Project Name Total Units Acreage Existing Use
Zoning
District
Density
(du/ac)
Percent of
Maximum Density
Achieved
Income Affordability
Category
East Bardsley
Apartments
84 3.85 Vacant RM4 21.82 75% Above Moderate
Average 84 3.85 21.82 75%
Definitions of acronyms: (du/ac) dwelling units per acre; (RM4) Multiple Family – 1,500 SF/unit

Regional Housing Resources
2023-2031 Housing Element 4-21
City of Woodlake
The City of Woodlake has 10 residential pipeline projects with a total of 626 units. All projects are located on vacant sites or orchards and will achieve an average density of 7.80 units per acre. All units are affordable to all income category households. These projects will achieve an average density of 45 percent of the maximum density allowed on the sites. Table 4-9 shows Woodlake’s pipeline projects.

Table 4-9 Woodlake Pipeline Projects
Project Name
Total
Units Acreage Existing Use
Zoning
District
Density
(du/ac)
Percent of
Maximum
Density Achieved
Income
Affordability
Category
Hillside Estates 37 28.50 Vacant R-L 2.63 26% Above Moderate Kaweah View 25 8.46 Vacant R-L 2.96 30% Low
Mulberry Estates 60 13.90 Orchard R-M 4.32 29% Low
Greenwood Phase II 77 15.00 Vacant R-M 5.13 34% Very Low and Low Lakeview and
Pomegranate
9 1.40 Vacant R-L 6.43 64% Low
Antelope Creek Estates 140 36.00 Orchard R-M 3.89 26% Very Low, Low, and Moderate
Rodeo Estates I 184 42.00 Vacant R-M 4.38 29% Very Low, Low, and Moderate
Rodeo Estates II 52 36.00 Vacant R-L 1.44 14% Above Moderate Little Bravo Village 32 1.12 Vacant R-H 28.57 119% Low
Cuevas - S. Pepper St. 10 0.48 Vacant R-H 20.83 87% Very Low Average 63 14.80 7.80 45%
Definitions of acronyms: (du/ac) dwelling units per acre; (C-N) Neighborhood Commercial

4.5 Site Selection Criteria
In accordance with state law, land suitable for residential development must be appropriate and available for residential use within the planning period. Sites used in the inventory can be a parcel or group of parcels that meet the following criteria:
 Vacant sites zoned for residential use
 Vacant sites zoned for nonresidential use that allow residential development  Residentially zoned sites that are capable of being developed at a higher density (nonvacant sites, including underutilized sites)
 Sites owned or leased by a local government
 Nonresidential zoned sites that can be rezoned residential use, including a program to rezone the site to permit residential use
Residential development has occurred primarily on vacant sites and sites used for agriculture. As a result, only sites with vacant or agricultural uses were identified as adequate sites to meet RHNA.

Other characteristics to consider when evaluating the appropriateness of sites include physical features (e.g., susceptibility to flooding, slope instability, or erosion) and location (proximity to transit, job centers, and public or community services, especially for housing appropriate for lower-income

Tulare County Association of Governments
Tulare County Regional Housing Element
4-22
households). Public input on potential housing locations in each jurisdiction from the outreach conducted for the Housing Element was also incorporated into the site selection process (a description of the outreach is included in Chapter 1, Introduction and Community EngagementPublic Participation).

4.5.1 Density and Parcel Size
State law requires that jurisdictions demonstrate in the Housing Element that the land inventory is adequate to accommodate that jurisdiction’s share of the regional growth. State law has established “default” density standards for the purpose of estimating potential units by income range. According to the California Department of Housing and Community Development (HCD), a density standard of 20 or more units per acre (primarily for higher-density multifamily developments) would facilitate the development of housing in the low- and very low-income category for jurisdictions in Tulare County (excluding the City of Visalia).

In addition to default density standards, HCD established that parcels intended to support the development of units appropriate for lower-income households should be between 0.5 and 10 acres.

Parcels smaller than 0.5 acres, even when zoned for high densities, may not facilitate the scale of development required to access the competitive funding resources that facilitate affordable housing projects. Conversely, affordable housing developers may be unable to finance the scale of project necessitated by parcels greater than 10 acres. Therefore, parcels between 0.5 and 10 acres are prioritized appropriate for lower-income housing were selected within the 0.5-to-10-acre size requirement. Some cCities include large parcels (10 acres or more) in their Site Inventories that are assumed to accommodate lower-income units. For these sites, the Cities assume a capacity of lowerincome units that is consistent with, or more conservative than, the actual yield of recent developments on similar-sized sites in Tulare County and the broader San Joaquin Valley region. A list of recent developments on large sites in the San Joaquin Valley is shown in Table 4-10. Large sites in Merced County have generally been developed with market-rate units, but there have been deed-restricted projects developed on large sites in Tulare County and Fresno County.

Table 4-10 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
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

Regional Housing Resources
2023-2031 Housing Element 4-23
Project Acres Deed-Restricted Units Market Rate Units Total Units 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

4.6 Realistic Development Capacity
The Housing Element employs a comprehensive and iterative methodology to estimate dwelling unit capacity on a given parcel. As required by state law, the methodology must include sites that have a high potential to be developed with housing in the cycle and reflect a reasonable estimate of the dwelling unit capacity that is informed by past trends and substantial evidence. Therefore, it is assumed that realistic development capacity of the selected sites is less than the full development capacity allowed by the parcel’s zoning or land use designation. The pipeline projects will have an average density achievement of 83 72 percent of the allowable density on the sites, and recent projects demonstrated an overall average density achievement of 98 99 percent. For the Site Inventories in this Housing Element, it is assumed that development would occur at 75 percent of the maximum allowable density.

This assumption is more conservative than the development trend to allow for unforeseen circumstances, such as market forces or other factors that may impact development.

The number of units is calculated using the following methodology. Site acreage is multiplied by allowable dwelling units per acre, which is reduced to 75 percent. Per HCD guidelines, any existing residential units on the sites are subtracted from that total. None of the sites in the Site Inventories have existing residential units.

Tulare County Association of Governments
Tulare County Regional Housing Element
4-24

4.7 Affirmatively Furthering Fair Housing
The California legislature adopted AB 686 (2018, Santiago) in 2018 to expand upon the fair housing requirements and protections outlined in the Fair Employment and Housing Act. The law requires all jurisdictions to facilitate deliberate action to explicitly address, combat, and relieve disparities resulting from past patterns of segregation to foster more inclusive communities (called “affirmatively furthering fair housing” or AFFH). The Sites Inventories prepared for each city included in this housing element were analyzed to determine whether the sites selection would exacerbate conditions of segregation or whether they would promote integration. As recommended by HCD, the analysis reviewed the sites based on income category against geospatial distribution patterns of racial and ethnic segregation, household income levels, percentages of residents with disabilities, environmental health indicators, economic and educational opportunities, and other factors.

As described in the AFFH analyses in Appendices A through G, Site Inventories for each city will not exacerbate regional conditions of economic or racial/ethnic segregation, nor displace existing populations. Conversely, the Site Inventories would accommodate opportunities for distribution of households of low-, moderate-, and above moderate-income levels across the region. Each city will also implement housing programs to increase housing opportunities and promote housing and neighborhood equity, as outlined in the Housing Plans in Appendices A through G.

4.8 Supporting Information

4.8.1 Summary of Interviews with Development Community
On March 21, 2023, a stakeholder meeting was held with members of the market-rate development community in Tulare County. Developers noted that while single-family housing is generally the easiest type of housing to develop due to financing availability and market demand, recent redevelopment projects in the region show promise for the ability for developers to create mixed-use and multifamily Site Acreage x
Maximum Dwelling
Units per Acre =
Maximum Density
Allowed
Maximum Density
Allowed x 75% =
Realistic Allowable
Density
Units that can count
towards RHNA

Regional Housing Resources
2023-2031 Housing Element 4-25
projects in downtown areas. For example, in the City of Kingsburg in neighboring Fresno County, a former hotel in the city’s downtown area will be redeveloped into a mixed-use project with ground-floor commercial and up to 10 apartments on the second and third floors. The project is currently under construction. The developers noted that while new standards for older buildings can increase project costs, some of the cost may be offset by the ability to use existing infrastructure. Developers also noted that residential development near highways can increase project costs due to the need to install public safety infrastructure such as pedestrian bridges and elevators. More information on the stakeholder meetings is provided in Chapter 1, Introduction and Community EngagementPublic Participation.

4.9 Financial Resources for Affordable Housing
This section describes existing and potential resources for the development of affordable housing in the region. Each city administers grant funds received from state and federal sources. On a regional scale, these resources can support housing opportunities.

Permanent Local Housing Allocation (PLHA)
PLHA, administered by HCD, provides funding to local governments in California for housing-related projects and programs that assist in addressing the unmet housing needs of their local communities. In August 2022, a Notice of Funding Availability (NOFA) allocated $969,060 to Tulare County. The five-year estimated PLHA allocation for Tulare County was $3,501,506.5 Home Investment Partnership Program (HOME)
The HOME program provides federal funds for the development and rehabilitation of affordable rental and ownership housing for households with incomes not exceeding 80 percent of area median income.

The program gives local governments the flexibility to fund a wide range of affordable housing activities through housing partnerships with private industry and non-profit organizations. HOME funds can be used for activities that promote affordable rental housing and homeownership by low-income households, including:
 Building acquisition
 New construction and reconstruction
 Moderate or substantial rehabilitation
 Homebuyer assistance
 Rental assistance
 Security deposit assistance
HOME funds have been utilized to provide tenant-based rental assistance to assist those who are homeless or precariously housed, to provide rent subsidies, as well as to construct or acquire and rehabilitate housing units for rental by individuals with disabilities.

Community Development Block Grant (CDBG)
The CDBG Program is administered by HUD. Through this program, the federal government provides funding to jurisdictions to undertake community development and housing projects. 5 https://www.hcd.ca.gov/sites/default/files/2022-08/2022-PLHA-Formula-Component-NOFA.pdf

Tulare County Association of Governments
Tulare County Regional Housing Element
4-26
Projects proposed by the jurisdictions must meet the objectives and eligibility criteria of CDBG legislation. The primary CDBG objective is the development of viable urban communities, including decent housing, a suitable living environment, and expanded economic opportunity, principally for persons of low-and moderate-income. Each activity must meet one of the three following national objectives:
 Benefits low-and moderate-income families;
 Aids in the prevention of elimination of slums or blight; or  Meets other community development needs having a particular urgency because existing conditions pose a serious and immediate threat to the health or welfare of the community.

State Regional Early Action Planning (REAP)
The REAP program is funded by HCD and administered by TCAG. HCD provides funding for programs which accelerate infill and affordable development; support residents through realizing multimodal communities; shift travel behavior through reducing driving; and increase transit ridership, walking, and biking as primary modes of transportation.

State Local Early Action Planning (LEAP)
The LEAP program is administered by HCD. HCD provides funding for programs that accelerate the development of housing and facilitate compliance to implement the 6th Cycle RHNA.

4.10 Administrative Resources
This section describes administrative resources available to the region. These organizations help jurisdictions achieve the goals and objectives laid out in this Housing Element.

4.10.1 San Joaquin Valley Regional Planning Agencies Policy Council
TCAG is one of the agencies of the San Joaquin Valley Regional Planning Agencies Policy Council. The Policy Council provides a platform for the Valley to connect on regional issues that impact each agency such as transportation, air quality, and advocacy efforts. The Council works to identify successful action items implemented by regional planning agencies that can result in opportunities for the San Joaquin Valley.

4.10.2 Non-Profit Organizations
Non-profit housing developers and service providers are a critical resource for accomplishing the goals and objectives of this Housing Element. Non-profit organizations that have developed affording housing in the county include the following:
 Housing Authority of Tulare County
 Self-Help Enterprises
 Habitat for Humanity of Tulare/Kings County
 Lighthouse Rescue Mission
 Tulare Bethel Housing Inc.

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-1
5 Regional Affirmatively Furthering Fair
Housing Analysis

5.1 Introduction and Overview
In 2018, the California State Legislature passed Assembly Bill (AB) 686 to expand upon the fair housing requirements and protections outlined in the federal Fair Employment and Housing Act. The law requires all state and local public agencies to facilitate deliberate action to explicitly address, combat, and relieve disparities resulting from past patterns of segregation to foster more inclusive communities.

AB 686 created new requirements that apply to all housing elements due for revision on or after January 1, 2021.

AB 686 defined “affirmatively further fair housing” (AFFH) to mean “taking meaningful actions, in addition to combat discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity.” AB 686 added to the Housing Element requirements an assessment of fair housing which includes the following components:
 A summary of fair housing issues and assessment of a jurisdiction’s fair housing enforcement and outreach capacity
 An analysis of segregation patterns and disparities in access to opportunities  An assessment of contributing factors
 An identification of fair housing goals and actions1

5.1.1 Methodology
This AFFH analysis has been prepared consistent with the California Department of Housing and Community Development (HCD)’s Affirmatively Furthering Fair Housing Guidance for All Public Entities and for Housing Elements which provides guidance on the preparation of housing elements and ensures statutory requirements are satisfied pursuant to Government Code Section 65583(c)(10). HCD’s AFFH Guidance instructs that AFFH analyses to examine local patterns and trends and compare them to the region to provide a broader context for local fair housing issues. Recognizing differences between local areas and the broader region, especially when identifying spatial patterns, is important to identify and prioritize contributing factors to fair housing issues that affect the locality.

This AFFH analysis is part of the Tulare County Regional Housing Element, a collaborative effort between Tulare County Association of Governments (TCAG) and the cities of Dinuba, Exeter, Farmersville, Lindsay, Porterville, Tulare, and Woodlake. As such, this analysis identifies patterns and trends at the regional scale to be used for comparison for the local scale analyses, located in each jurisdiction’s appendix of this document. The regional analysis mostly focuses on countywide data, but it also includes information on the broader “tri-county” area of Tulare County/Fresno County/Kings County to provide additional context for comparison of fair housing issues. 1 Housing and Community Development (HCD). 2021. https://www.hcd.ca.gov/community-development/affh/index.shtml

Tulare County Association of Governments
Tulare County Regional Housing Element
5-2
The regional and local AFFH analyses evaluates the following fair housing issues:
 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
Each local AFFH analysis also includes the following that is not discussed in this section:
 Local Area Knowledge and Stakeholder and Community Input  Other Relevant Factors, such as a history of preferential investment for certain neighborhoods or types of housing
 Analysis of the Housing Sites Inventory using AFFH indicators The local AFFH analyses also identify and prioritize contributing factors to fair housing issues. Fair housing issues are conditions that restrict fair housing choice or access to opportunity in a geographic context, e.g., restricting housing opportunities to specific neighborhoods based on household income level and other socioeconomic characteristics. Fair housing choice means realistic housing opportunities exist and can be accessed without discrimination towards protected characteristics such as race, ethnicity, religion, sex, disability, and so forth, and residents are informed with adequate information regarding options. Each local AFFH analysis addresses impediments through AFFH-specific goals and actions based on the contributing factors for each identified fair housing issue.

Regional Population Distribution
Western and eastern Tulare County differ greatly in population density, topography, and environment.

The county is generally divided between east and west by the foothills of the Sierra Nevada Mountains, which consists of areas above the 600-foot elevation line.2 Western Tulare County contains the valley
floor of the county and is relatively flat in elevation. This part of the county includes both urban and rural areas and includes all the incorporated cities in the county. Outside of urban areas, western Tulare County largely consists of agricultural land. Eastern Tulare County is rural and consists of the foothill and mountain areas of the county. There are no incorporated cities in eastern Tulare County. Most of eastern Tulare County is characterized by mountainous terrain within the Sierra Nevada Mountains.

These areas include parts of Sequoia National Park, Kings Canyon National Park, Inyo National Forest, Sequoia National Forest, and other wilderness and forested areas.

Population density is highest in and surrounding the incorporated cities, especially the cities of Dinuba, Porterville, Tulare, and Visalia, where the population density reaches between 5,000 and 10,000 people per square mile. Outside of urban communities, areas are sparsely populated. The population density is less than 50 persons per square mile throughout rural areas of the county and the entirety of eastern Tulare County.

The unequal distribution of the county’s population may skew housing patterns and trends identified throughout this analysis. Eastern Tulare County consists of two large census tracts, while western Tulare 2 Tulare County. 2012. 2030 General Plan.
http://generalplan.co.tulare.ca.us/documents/GP/001Adopted%20Tulare%20County%20General%20Plan%20Materials/000General%20Plan%2 02030%20Part%20I%20and%20Part%20II/GENERAL%20PLAN%202012.pdf

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-3
County includes many census tracts of various sizes. This discrepancy was considered when identifying patterns and interpreting spatial data throughout the analysis.

5.2 Data Sources
The California Government Code Section 65583 (10)(A)(ii) requires cities and counties to analyze areas of segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk.

Data from a variety of sources were utilized to conduct this analysis, detailed below:

5.2.1 HCD AFFH Data Viewer
The AFFH Data Viewer and updated AFFH Data Viewer Version 2.0 are tools developed by HCD that features census block group and tract level data from an expansive collection of sources including United States (U.S.) Census American Community Survey (ACS), U.S. Department of Housing and Urban Development (HUD), California Tax Credit Allocation Committee (TCAC), Urban Displacement Project (UDP), and Comprehensive Housing Affordability Strategy (CHAS) 3. The Data Viewer tools serve as resources for local and regional governments and provides the ability to explore spatial data patterns concerning fair housing enforcement, segregation and integration, racially and ethnically concentrated areas of poverty, and disparities in access to opportunities and housing. The Data Viewer tools are intended to assist in the creation of policies that alleviate disparities, combat discrimination, and increase access to safe and affordable homes.

5.2.2 Urban Displacement Project
The UDP was developed to track neighborhood change and identify areas that are vulnerable to gentrification and displacement in California4
. The UDP measures indicators of gentrification and
displacement at the census tract level based on data from the 2015-2019 ACS. UDP indicators examine census tracts to identify areas that qualify as disadvantaged neighborhoods. Additionally, census tracts identified as disadvantaged neighborhoods by UDP’s criteria are further analyzed to explore changes in the percentage of college educated residents, non-Hispanic/Latino white population, median household income, and median gross rents over time to determine levels of gentrification and displacement risk.

5.2.3 CalEnviroScreen
The California Office of Environmental Health Hazard Assessment developed a screening methodology to identify communities disproportionately burdened by multiple sources of pollution5 . This tool, called
the California Communities Environmental Health Screening Tool (CalEnviroScreen), utilizes existing environmental, health, and socioeconomic data to rank census tracts based on 20 distinct indicators. In general, if a community has a high score for that indicator, it is more likely to have greater degree of pollution burden and a higher rate of residents vulnerable to the effects of that pollution exposure as compared to census tracts statewide. Designated disadvantaged communities are those with CalEnviroScreen percentile scores of 75 or higher, meaning that they scored within the highest 25 percent of census tracts for pollution and other social and economic burden indicators across California. 3 HCD AFFH Data Viewer. https://www.arcgis.com/apps/webappviewer/index.html?id=4d43b384957d4366b09aeeae3c5a1f60 4 Urban Displacement Project. https://www.urbandisplacement.org/ 5 CalEnviroScreen 4.0. https://oehha.ca.gov/calenviroscreen

Tulare County Association of Governments
Tulare County Regional Housing Element
5-4

5.2.4 TCAC/HCD Opportunity Maps
To assist fair housing analysis, HCD and TCAC created the California Fair Housing Task Force to provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and related state agencies/departments to further the fair housing goals. 67 The California Fair Housing Task Force created Opportunity Maps to identify resource levels across the state. Opportunity mapping is a way to measure and visualize place-based characteristics linked to critical life outcomes, such as educational attainment, earnings from employment, and economic mobility.2 Opportunity Maps reflect
scores in three different domains made up from a set of indicators shown in Table 5-1, as well as a composite score combining all three domains.

Table 5-1 Domains and List of Indicators for Opportunity Maps Domain Indicator
Economic Poverty, Adult Education, employment, Job proximity, median home value Environmental CalEnviroScreen 3.0 pollution indicators and values Education Math proficiency, reading proficiency, high school graduation rates, student poverty rates Source: California Fair Housing Task Force, Methodology for the 2020 TCAC/HCD Opportunity Maps, December 2020

5.2.5 HUD Comprehensive Housing Affordability Strategy (CHAS) Data
Each year, HUD receives custom tabulations of ACS data from the U.S. Census Bureau. These data, known as the "CHAS" data (Comprehensive Housing Affordability Strategy), demonstrate the extent of housing problems and housing needs, particularly for low-income households.8 CHAS data is estimated
by the number of households that have certain housing problems and have income low enough to qualify for HUD’s programs (primarily 30, 50, and 80 percent of median income). It is also important to consider the prevalence of housing problems among different types of households, such as seniors, persons with disabilities, racial and ethnic minorities, and different household types.

5.2.6 U.S. Census American Community Survey (ACS)
The ACS, conducted by the U.S. Census Bureau, is an ongoing survey that collects information on demographic, social, economic, and housing characteristics of the U.S. population.9 ACS uses
independent monthly samples, each with a sample size of 250,000 addresses (consisting of housing units and group quarters), surveyed via internet, mail, telephone, and personal visit. ACS data uses one-year and five-year estimates. The one-year data is collected over a period of 12 months and is useful for showing year-to-year fluctuations in data for geographic areas with at least 65,000 people. The five-year estimates represent data collected over a period of 60 months (5 years) and are considered statistically more reliable than the one-year estimates, particularly for less populated areas and small population subgroups.
6 TCAC Opportunity Maps. https://oehha.ca.gov/calenviroscreen 7 Office of The State Treasurer (STO). 2021. https://www.treasurer.ca.gov/ctcac/opportunity/2020-tcac-hcd-methodology.pdf 8 HUD Comprehensive Housing Affordability Strategy. https://www.huduser.gov/portal/datasets/cp.html 9 U.S. Census American Community Survey. https://www.census.gov/programs-surveys/acs

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-5

5.2.7 AllTransit
AllTransit is an online database that examines factors related to transit access and produces a performance score that reveals the social and economic impact of transit, such as connectivity and access to jobs.10

5.3 Fair Housing Resources

5.3.1 Enforcement and Outreach Capacity
Fair housing enforcement and outreach capacity is the ability of a local jurisdiction and fair housing agencies to provide fair housing and tenants’ rights information to community members. Enforcement and outreach capacity also includes the ability to address compliance with fair housing laws, such as investigating complaints, resolving issues, and conducting fair housing testing.

There are multiple organizations throughout Tulare County that provide fair housing services to the region. Table 5-2 lists organizations that are HUD-certified fair housing providers in Tulare County.

Table 5-2 HUD Certified Fair Housing Providers Active in the Tulare County Organization URL Phone Number
Community Services Employment Training (CSET) https://www.cset.org/ (559) 732-4194 (855) 275-3246
Fair Housing Council of Central California (FHCCC) https://fhc-cc.org/index.html (559) 244-2950 (415) 928-5910
Self-Help Enterprises (SHE) https://www.selfhelpenterprises.org/ (559) 651-1000 Source: Consumer Financial Protection Bureau. 2023. https://www.consumerfinance.gov/find-a-housingcounselor/?zipcode=93257#hud_search_container Community Services Employment Training (CSET), a non-profit organization, is a fair housing service provider that offers housing services to all residents in Tulare County. CSET distributes fair housing information and hosts educational workshops on fair housing throughout the county. In addition, CSET offers supportive housing services, such as foreclosure counseling, first time home buyer education, and water utility bill assistance.

5.4 Ability to Address Complaints
Initiated by the Department of Justice’s Civil Rights Division in 1991, fair housing testing is a technique used to uncover evidence of discrimination in rental housing. Fair housing testing involves one or more individuals who pose as prospective renters for the purpose of determining whether a landlord is complying with local, state, and federal fair housing laws. Enforcement actions may be taken when investigations yield evidence of a pattern or practice of illegal housing discrimination. Testing may be initiated following the filing of a specific housing discrimination complaint or, as is the case when testing for discrimination against a specific class, as part of an overall effort to determine whether the discrimination is happening in a consistent systemic pattern in a city or region. In Tulare County, fair housing testing is used to identify unlawful housing discrimination practices based on the real or perceived race, ethnicity, color, religion, gender identity or expression, national origin, disability, familial status, marital status, age, ancestry, sexual orientation, and source of income of prospective renters. 10 AllTransit. https://alltransit.cnt.org/

Tulare County Association of Governments
Tulare County Regional Housing Element
5-6
The Department of Fair Employment and Housing (DFEH) maintains a record of housing discrimination complaints filed in local jurisdictions. Between January 2006 and June 2020, a total of 92 cases were filed with the DFEH in Tulare County (Table 5-3). Disability-related discrimination comprised the largest proportion of cases (61 percent of cases), followed by race (29 percent of cases). Most of the race-based cases were filed by Black/African American residents (78 percent of race-based cases). Appendices A through G, in Affirmatively Fair Housing Analysis, detail how each jurisdiction addresses fair housing complaints.

Table 5-3 Tulare County Fair Housing Complaints (2006-2020) Basis Number
Disability 56
Race/Color 27
Familial Status 9
Sex 5
National Origin 3
Religion 2
Total 92
Source: Data.gov, Office of Fair Housing and Equal Opportunity Filed Cases, 2020

5.5 Segregation and Integration Patterns and Trends
To inform priorities, policies, and actions, the housing element must include an analysis of integration and segregation, including patterns and trends. Integration generally means a condition in which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability in a specific geographic area. Segregation generally means the opposite condition, in which there is a high concentration of the characteristics described above in a specific geographic area. To identify socio-economic and demographic spatial trends across these jurisdictions, this analysis utilizes HCD’s AFFH Data Viewer, which provides an expansive collection of data from sources including the ACS, HCD, HUD, UDP, the Center for Disease Control and Prevention, and other regional and federal agencies.

In its AFFH guidance document published in April 2021, HCD describes the importance of segregation and integration analysis in relation to fair housing:

Residential segregation and exclusion, whether by race, ethnicity, disability, or income, is a result of numerous housing policies, practices, and procedures—both public and private—that have had enduring and pervasive negative impacts. Overt and covert housing discrimination through land use policy, shifting housing markets, and patterns of investment and disinvestment, have restricted meaningful fair housing choice and equitable access to opportunity, particularly for communities of color. Historic patterns of segregation persist in California despite the long-standing federal mandate, established by the Fair Housing Act of 1968 (FHA), that federal agencies and federal grantees affirmatively further the purposes of the FHA. Past and present discriminatory policies and practices, including long-term disinvestment, have resulted in neighborhoods with concentrated poverty and poor housing stock, limited access to opportunity, unsafe environmental conditions, underfunded schools, dilapidated infrastructure, and other disproportionately experienced problems. In addition, governmental policies have subsidized the development of segregated, highresourced suburbs in metropolitan areas by constructing new highway systems—often through

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-7
lower-income communities of color— to ensure access to job opportunities in urban centers. This physical and policy infrastructure supports patterns of discrimination and high levels of segregation that continue to persist in California and across the country. All of these conditions persist despite the over 50-year-old obligation to prohibit discrimination and affirmatively further fair housing.11

5.5.1 Race and Ethnicity
The ethnic and racial composition of a region relates to fair housing concerns such as household size, locational preferences, and economic opportunity. Historic exclusionary governmental policies, biased mortgage lending practices, and other tactics have caused racial and ethnic segregation and spatial inequities.

Approximately 73 percent of the population in Tulare County is non-white, greater than the percent of non-white residents in the tri-county area (58 percent). The western, urbanized area of Tulare County is the most diverse area of the county, containing populations with at least 40 percent non-white residents (Figure 5-1). This area contains the incorporated cities: Dinuba, Exeter, Farmersville, Lindsay, Porterville, Tulare, Visalia, and Woodlake. Comparatively, the eastern area of the county, which is relatively less urbanized and less densely populated and consists of or is located near the Sequoia National Park and Sequoia National Forest, is less diverse and contains a higher percentage of white residents.

Hispanic/Latino residents comprise the largest racial/ethnic group in the county, equaling approximately two-thirds (66 percent) of the total population in 2020.12 In the last decade, the percentage of nonwhite residents in Tulare County increased. The white population of the county comprised approximately one-third of the population in 2010 but decreased to approximately one-quarter in 2020.

The HCD AFFH Data Viewer identifies the predominant racial/ethnic composition for each census tract.

Figure 5-2 shows which race or ethnicity is predominant and degree of predominance. Most of the western portion of the county is predominantly Hispanic/Latino, except for eastern parts of Visalia and northern parts of the cities of Tulare and Exeter which are predominantly white.

5.5.2 Persons with Disabilities
For persons with disabilities, fair housing choice and access to opportunity include access to accessible housing. It also includes housing in the most integrated setting appropriate to an individual’s needs as required under federal civil rights law, including equitably provided disability-related services that an individual needs to live in such housing. For example, persons with disabilities who are unable to use stairs or need a zero-step shower may not have fair housing choice if there are insufficient housing units in their area with these accessibility features.13
High spatial segregation of persons with disabilities may indicate fair housing issues related to both physical needs and economic disparities. According to the 2020 Annual Report on People with Disabilities in America, more than 25 percent of persons with disabilities (including physical, intellectual, and developmental; sensory; and other disability categories) live below the Census Bureau-designated poverty line, which is 14.5 percentage points higher than people without a disability.14 Persons with disabilities may be more reliant than persons without disabilities on fixed incomes or access to public transit.
11 HCD 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf 12 United States Census Bureau. 2020. Decennial Census. https://data.census.gov/table?q=tulare+county&tid=DECENNIALPL2020.P1 13 HCD, 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf 14 Annual Disability Statistics Compendium, 2020. https://disabilitycompendium.org/annualreport

Tulare County Association of Governments
Tulare County Regional Housing Element 5-8Figure 5-1 Percent of Total Non-White Population (Tulare County) Source: AFFH Viewer 2.0, 2023.

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-9 Figure 5-2 Predominant Populations (Tulare County) Source: AFFH Viewer 2.0, 2023.

Tulare County Association of Governments
Tulare County Regional Housing Element
5-10
Approximately 53,760 residents, equal to 12 percent of the total population in Tulare County, are living with one or more disabilities. Similarly, 12 percent of the population in the tri-county area is living with a disability. The most common disability in the county is independent living disability, followed by ambulatory difficulty (Figure 5-3). Disabilities are most prevalent among senior residents. Approximately 39 percent of residents aged 65 and over are living with a disability (2017-2021 ACS).

Figure 5-3 Disability by Type (Tulare County)
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.

Throughout most of the county, less than 20 percent of the population has a disability. Some of the rural areas in the western parts of the county have lower concentrations of persons living with a disability, with less than 10 percent of the population with a disability (Figure 5-4). In eastern parts of the county and several areas within and near the cities of Visalia, Lindsay, and Porterville, more than 20 percent of residents have a disability.

Approximately five percent of the total employed population in the county have one or more disabilities. Nine percent of the unemployed population have one or more disabilities (Table 5-4).

Table 5-4 Employment Status by Disability Status (Tulare County) Disability Status
Employed
2017-2021
(Percent of Total Employed)
Unemployed
2017-2021
(Percent of Total Unemployed)
No Disability 168,751
95%
18,343
91%
With a Disability 9,424
5%
1,730
9%
Total 178,175 20,073
Source: U.S. Bureau of the Census, American Community Survey (ACS), Table C18120 Employment Status by Disability Status, 2017- 2021 Estimates.

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-11 Figure 5-4 Percent of Population with a Disability (Tulare County) Source: AFFH Viewer 2.0, 2023

Tulare County Association of Governments
Tulare Regional Multi-Jurisdiction Housing Element
5-12

5.5.3 Familial Status
Familial status refers to the presence of children under the age of 18 and the marital 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 are potentially discriminatory. Single-parent households are protected by fair housing law. A 2016 HUD study on the effects of housing discrimination based on familial status found that landlords presented households with children fewer housing options, and the units shown were generally larger, and as a result, slightly more expensive to rent.15 Additionally, female-headed households with children require special consideration and assistance because of generally greater needs for affordable housing and accessible day care, health care, and other supportive services.

Tulare County had a total of 139,631 households in 2021. Households with children present comprised approximately 39 percent (54,445 households) of the total households in the county. Married-couple families with children comprised the largest share of households with children (62 percent). Most singleparent households are female single-parent households (70 percent). Single-parent, female-headed households are more likely to rent than own, comprising approximately 18 percent of renter-occupied households but only five percent of owner-occupied households (Table 5-5).

Table 5-5 Tenure by Household Type and Presence of Children (Tulare County) Household Type Owner-Occupied
Percent of Total
Owner-Occupied Renter-Occupied
Percent of Total
Renter-Occupied
Married Couple Family, with
Children Present
19,967 24.9% 14,029 23.6%
Single-Parent, Male Householder,
no Spouse Present
2,366 3.0% 3,711 6.2%
Single Parent, Female Householder,
No Spouse Present
3,699 4.6% 10,673 17.9%
Total Households with Children
Present
26,032 32.5% 28,413 47.7%
Total Households 80,125 59,506
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.

Urban areas of the county have higher percentages of children residing in female-headed, single-parent households. Areas located in the western part of the county, such as the cities of Visalia, Dinuba, and Porterville, have higher percentages of children residing in female-headed, single-parent households, with between 40 and 60 percent of children in female-headed, single-parent households in some census tracts. In contrast, most rural parts of the county and all of eastern Tulare County has less than 20 percent of children residing in female-headed, single-parent households (Figure 5-5). 15 HUD. 2016. https://www.huduser.gov/portal/sites/default/files/pdf/HDSFamiliesFinalReport.pdf.

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-13 Figure 5-5 Female-Headed Households with Children Present, No Spouse/Partner Present (Tulare County) Source: AFFH Viewer 2.0, 2023

Tulare County Association of Governments
Tulare Regional Multi-Jurisdiction Housing Element
5-5-14

5.5.4 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 an actual 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 are from the HUD Low- and Moderate-Income Summary Data based on the 2011-2015 American Community Survey (most recent available data).16
Tulare County has a median household income of $57,394, less than the tri-county median household income of $60,646. Both the county and the tri-county area have a much lower median household income than the state ($90,100), 57 percent lower for the county and 49 percent lower for the tricounty area. Median household income in the county is highest in western and northeastern Visalia and northern Tulare, where median household income is greater than $90,100 (the state median household income in 2021) (Figure 5-6). Throughout the rest of the county, median household income is lower than the 2021 state median income. Census tracts within urban areas of the county and rural areas of northwestern, southern, and eastern parts of the county have the lowest household median incomes in the county (less than $55,000 per year). County lands surrounding the incorporated cities, and County lands in central Tulare County, generally have residents with higher median household incomes and a lower percentage of LMI populations.

LMI populations are prevalent throughout Tulare County, especially in western parts of the county (Figure 5-7). Census tracts in the western part of the county, including the cities of Dinuba, Visalia, Tulare, and Porterville, contain the highest percentage of LMI populations in the county. Central areas of the county and areas west and south of the city of Visalia have the lowest percentage of LMI populations. Geographically, LMI populations overlap with census tracts with greater racial diversity (Figure 5-1) and census tracts that are predominantly Hispanic/Latino (Figure 5-2). 16 HUD Exchange 2021: https://www.hudexchange.info/programs/acs-low-mod-summary-data/

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-15 Figure 5-6 Median Household Income (Tulare County) Source: AFFH Viewer 2.0, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element 5-16Figure 5-7 Percent of Low- to Moderate-Income (LMI) Population (Tulare County) Source: AFFH Viewer, 2023

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-17

5.5.5 Poverty and Segregation
Poverty rates are high in both rural and more urban areas of Tulare County but are most prevalent in urban as well as rural areas in northwestern and southern parts of the county (Figure 5-8). More than 40 percent of the population in households with incomes below the poverty line in areas northeast and east of Dinuba; southeast of the unincorporated community of Earlimart; and within the cities of Dinuba, Visalia, Lindsay, Woodlake, and Porterville. Areas scattered throughout the western parts of the county have more than 30 percent of the population in households with incomes below the poverty line.

Areas of the county with the lowest poverty rates are located within the cities of Visalia and Tulare, and east of the city of Exeter, with less than 10 percent of the population in households with incomes below the poverty line. Areas in the county with a high percentage of residents in households with incomes below the poverty line overlaps with areas that with a predominantly Hispanic/Latino population (Figure 5-2).

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. Areas of high segregation and poverty in Tulare County are concentrated in the western half of the county. This includes rural areas in the northwestern and southwestern part of the county as well as census tracts within the cities of Dinuba, Visalia, Woodlake, Farmersville, Lindsay, Tulare, and Porterville (Figure 5-9). These areas overlap with census tracts with a predominantly Hispanic/Latino population (Figure 5-2).

The Othering & Belonging Institute at the University of California, Berkeley works to identify and eliminate the barriers to an inclusive, just, and sustainable society. The Institute’s Roots of Structural Racism Project studies the harmful effects of racial residential segregation across the United States, observing a consistent and strong correlation between the degree of racial residential segregation and key life outcomes, such as poverty rates, home values and rents, educational achievement, life expectancy, economic mobility, and more. The Roots of Structural Racism Project developed an interactive mapping tool that illustrates the level of residential segregation by census tract. According to the Othering & Belonging Institute, census tracts in Tulare County range from racially integrated to high levels of segregation (Figure 5-10). Compared to the rest of the tri-county area, Tulare County has fewer areas with a high level of segregation of non-white residents and fewer areas with a high level of segregation of white residents. Areas with high segregation of non-white residents are located in and near the city of Dinuba, while racially integrated areas are concentrated near Farmersville, Exeter, and in the cities of Tulare, Visalia, and Porterville. There is a small area with a high level of segregation of white residents in western Visalia.

Tulare County Association of Governments
Tulare County Regional Housing Element 5-18Figure 5-8 Poverty Status (Tulare County) Source: AFFH Viewer 2.0, 2023

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-19 Figure 5-9 Areas of High Segregation and Poverty (Tulare County) Source: AFFH Viewer 2.0, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element 5-20Figure 5-10 Racial Segregation and Integration (Tulare County) Source: AFFH Viewer 2.0, 2023

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-21

5.5.6 Concentrated Areas of Affluence
Racially Concentrated Areas of Affluence (RCAAs) are defined as affluent, white communities.17 According to a policy paper published by HUD, white residents are the most racially segregated group in the United States typically more affluent than majority non-white communities. In addition to having a higher median income, areas of affluence experience less overcrowding, less housing cost burden on renters, and are generally less susceptible to displacement compared to LMI areas.

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 and a household median income 1.5 times higher than the AMI. In the tri-county area, RCAAs are primarily located near the outer edges of the cities of Fresno, Hanford, Visalia, and Tulare. In Tulare County, RCAAs are located in the northern part of the county as well as areas within and outside the city of Visalia and east of the city of Tulare ( Figure 5-11). The RCAA located in northern Tulare County is sparsely populated, with a population density of less than 50 people per square mile. RCAAs in Tulare County are predominantly white, except for the RCAA east of the city of Tulare which is predominantly Hispanic/Latino (Figure 5-2) and households primarily have median incomes much greater than the county average of $52,534 (Figure 5-6).

5.6 Disparities in Access to Opportunities
Land use policies and urban planning impact the ability of residents to access neighborhoods of opportunity, with high-performing schools, greater availability of jobs that afford entry to the middle class, and convenient access to transit and services. The limits on housing choice and access experienced by people within protected classes, such as race, sexual orientation, or disability, have far-reaching impacts on access to job opportunity, quality education, and mental and physical health.18 This section analyzes the following place-based characteristics linked to opportunity indicators: quality education, employment, transportation, and healthy environment. The primary objective is to understand the disparity between communities in terms of access to real and potential economic benefits and quality of life.

5.6.1 Transit Access and Walkability
Reliable public transit access and active transportation options such as walking, and biking are imperative for low-income residents and/or persons with disabilities to connect to employment opportunities. Lack of transportation options can impede fair housing choice and continue to reinforce barriers for low-income communities in accessing housing and employment opportunities. 17 Goatz, Damanio and Williams, 2019. https://www.huduser.gov/portal/periodicals/cityscpe/vol21num1/ch4.pdf 18 HCD. 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf

Tulare County Association of Governments
Tulare County Regional Housing Element 5-22 Figure 5-11 Racially Concentrated Areas of Affluence (Tulare County) Source: AFFH Viewer, 2023

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-23
The following transit organizations operate throughout Tulare County:
 Tulare County Regional Transit Agency (TCRTA)
 Tulare County Area Transit (TCaT) fixed route service and Dial-A-Ride − Tulare Intermodal Express (TIME)
− Dinuba Area Regional Transit (DART)
− City of Porterville Dial-A-COLT
− Porterville Transit
− City of Woodlake Dial-A-Ride
 Microtransit Service
 Visalia Transit fixed route service and Dial-A-Ride
 V-LINE
 Sequoia Shuttle between Visalia and Sequioa National Park (seasonal July through September) There are two public transit providers in Tulare County: Tulare County Regional Transit Agency (TCRTA) which operates TCaT, and Visalia Transit managed by the City of Visalia. Both providers offer fixed route bus service and curb-to-curb Dial-a-Ride service for seniors and residents with disabilities. TCRTA was created in 2020 through a Joint Powers Agreement with eight member agencies: the County of Tulare and the cities of Dinuba, Exeter, Farmersville, Lindsay, Porterville, Tulare, and Woodlake. Local transit providers providing fixed route bus services, such as Dinuba Area Regional Transit (DART), Tulare Intermodal Express (TIME), and Porterville Transit, currently operate under TCRTA. TCRTA also offers ondemand curb-to-curb microtransit services in select communities. Microtransit is a shuttle service that operates similar to Uber and Lyft and uses the Uber app. Communities in Tulare County with access to microtransit service consist of Porterville, Lindsay, Farmersville, Exeter, Tulare, Dinuba, Cutler, Orosi, and Woodlake. Porterville will no longer be a partnership with TCRTA in the next fiscal year.

TRCTA 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 ADAeligible individuals, as well as seniors (age 65+) and Medicare card holders. ADA-eligible passengers must receive certification through an application process. Paratransit provides same-day service to nonADA passengers (seniors and Medicare card holders only) on a space available basis. The cities of Exeter and Farmersville currently receive paratransit service from the City of Visalia (Visalia Transit). 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 operates throughout every city in the county as well as many communities in unincorporated county areas. TCAG provides free and discounted transit fare for Tulare County residents, including members of the military, veterans, and students attending the College of the Sequoias. TCaT provides a fixed route bus service with nine lines between communities in western Tulare County, including the cities of Dinuba, Woodlake, Lindsay, Visalia, Exeter, Porterville, and Tulare. TCaT also offers Dial-A-Ride services to all areas within 0.75 miles of Routes C10 through C90, including to rural locations in Allensworth, Alpaugh, Cutler, Delft Colony, Dinuba, Earlimart, East Orosi, Lindsay, London, Monson, North Patterson Tract, Orosi, Pixley, Richgrove, Seville, Sultana, Teviston, Tipton, Tonyville, Tooleville, Traver, Waukena, and Yettem.

Tulare County Association of Governments
Tulare County Regional Housing Element
5-24
Visalia Transit operates 13 fixed bus routes with connections to the cities of Farmersville, Exeter, and Tulare and the community of Goshen and Dial-A-Ride services throughout Visalia. The V-LINE provides shuttle services between Visalia and Fresno six times per day, seven days a week. The Sequoia Shuttle provides round-trip shuttle service from Sequoia National Park and Visalia. Transit options in eastern and rural areas of the county are very limited.

Regional transit services are provided by DART with a fixed route service connecting Dinuba and Reedley in Fresno County, Kings Area Regional Transit, connecting Visalia and Hansford in Kings County, Greyhound, connecting Visalia and Tulare to Bakersfield in Kern County and Fresno in Fresno County.

TCAG is also a member of the California Vanpool Authority, a service that provides vanpooling vehicles for people who work in places that lack public transit. In Tulare County, there are 95 vans with a total capacity of 624 passengers, that primarily run out of Visalia. The primary employment destinations are correctional facilities in Corcoran and Delano, including California State Prison (Corcoran) and Kern Valley State Prison. Other employment destinations include state, medical, and agricultural employers.19 Commuting patterns within the county are characterized by substantial intercity and intercounty travel.

Visalia contains a high percentage of the county’s jobs and population, and therefore is a major destination and point of origin for commuters. There are more residents commuting outside of Tulare County for work than there are workers commuting into the county. Approximately 61,953 residents commute to outside the county and 55,122 workers commute into the county. The average commute time in Tulare County is 22.5 minutes, which is less than the state average of 29.5 minutes (2017-2021 ACS). According to TCAG’s Long Range Transit Plan, travel time by transit between cities is more than double travel time by automobile. The average travel times between cities within Tulare County by automobile is 36 minutes while the average transit travel time is 107 minutes.20 Tulare County received an average AllTransit performance score of 4.1 which equates to a low combination of trips per week and number of jobs accessible by transit.21 Less than one percent of commuters use transit. Tulare County has a higher AllTransit performance score than the tri-county area overall (score of 3.4.). Urban areas in the western part of the county have the greatest access to transit, particularly central areas within the cities of Visalia, Tulare, and Porterville. Smaller cities, such as Exeter, Lindsay, and Woodlake, have less access to transit compared to larger cities in the county. Although Dial-A-Ride services are provided in some rural areas of the county, these areas have the lowest access to transit and the fewest number of transit options.

TCAG also partners with neighboring King County and Fresno County to increase transit access and mobility to residents within the region. TCAG’s Cross Valley Corridor (CVC) Plan, approved by the TCAG Board of Directors in 2018, provides a regional strategy to enhance transit connectivity throughout all three counties with a focus on disadvantaged communities that have historically lacked transit access.

The CVC targets alternative modes of transportation and reducing reliance on personal vehicles through establishment of regional passenger rail service and expanding regional bus systems. The plan for the rail service is to convert an existing underutilized freight railroad to a passenger railroad between the cities of Porterville and Huron. The CVC Plan also includes actions to improve regional bus systems by creating new transit centers in the center of communities near the railroad. The CVC Plan connects transit in the county to the proposed Hanford station of the future California High Speed Rail system, establishing transit access to other areas of the state. 19 TCAG. 2017. Tulare County Long Range Transit Plan Final Report. https://tularecog.org/tcag/planning/transit-planning/transit-plans/transitdevelopment-plans-short-and-long-range-transit-plans/tulare-county-regional-long-range-transit-plan/ 20 HCD 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf 21 AllTransit.Org, 2021. https://alltransit.cnt.org/

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-25
TCAG’s ongoing and planned transit infrastructure programs designed to improve vehicle and pedestrian safety include road stabilization projects, establishing sidewalks to provide safe routes to school, creating safer highway interchanges, and adding roundabouts to street intersections. TCAG also implements extensive community outreach efforts to educate the community on transportation safety.

Through grant funded outreach, TCAG held 66 community events related to transportation safety throughout the county from October 2021 through the end of 2022.

The TCAG 2022 Regional Active Transportation Plan for the Tulare County Region facilitates the county’s long-range plan for transportation and contains a list of projects and programs to update and expand the regional active transportation system. The Regional Active Transportation Plan identifies 92 projects to expand bicycle and pedestrian networks throughout the county, most of which are concentrated along state routes, including State Route (SR) 63 and SR 65. Projects include sidewalk installation projects, on-street bike lanes, off-street pedestrian and bicycle trails, street, creek, and railroadcrossings, and safe routes to school. One project consists of a countywide non-infrastructure program to promote local safe routes to school. The plan also includes 31 projects in unincorporated parts of the county, 11 projects in Dinuba, four projects in Exeter, eight projects in Farmersville, four projects in Lindsay, seven projects in Porterville, three projects in the city of Tulare, one project in the Tule River Tribe Reservation, 16 projects in Visalia, and six projects in Woodlake.22

5.6.2 Access to Quality Education
Economics literature has consistently found about a 10 percent increase in wages/salary with each additional year of education.23 Therefore, educational attainment is directly linked to income and therefore housing opportunities. To assess educational opportunities by geography, this analysis uses TCAC education domain scores, which incorporate a variety of indicators including math and reading proficiency scores, high school graduation rates, and student poverty rates at the census tract level.

Educational outcomes vary across the tri-county area and Tulare County. Higher educational outcome scores are generally located in proximity to urban areas. Many of the rural parts of the tri-county area have lower educational outcomes. Areas in the northern and northwestern parts of Tulare County and areas east and south of the city of Porterville have more positive education outcomes compared to the rest of the county (Figure 5-12). Areas within the cities of Visalia, Tulare, and Porterville have the least positive education outcomes.

According to Kidsdata.org, a data compilation program of the Lucile Packard Foundation for Children's Health, Tulare County high school graduation rates are highest among Filipino students (100 percent), Asian American students (95 percent), Hispanic/Latino students (88 percent), and white students (88 percent). Comparatively, Black/African American students (82 percent) and American Indian/Alaska Native students (83 percent) have lower graduation rates. 22 TCAG. 2022. 2022 Regional Active Transportation Plan for the Tulare County Region. https://tularecog.org/sites/tcag/assets/File/TCAG%202022%20RATP_.pdf 23 Annual Disability Statistics Compendium, 2020. https://disabilitycompendium.org/annualreport

Tulare County Association of Governments
Tulare Regional Multi-Jurisdiction Housing Element 5-26Figure 5-12 TCAC Opportunity Areas – Education Outcomes (Tulare County) Source: AFFH Viewer 2.0, 2023

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-27

5.6.3 Economic Outcomes
Housing opportunities are directly related to economic opportunities. Access to high quality employment close to desired and affordable housing results in more housing opportunities and shorter commute times. The analysis for economic opportunities uses TCAC opportunity maps, employment participation data from the ACS, and the HUD Jobs Proximity Index. The TCAC economic opportunity maps evaluate several indicators and score each census tract, a higher economic index score reflecting more positive economic outcomes. Scores are based on the following indicators:
 Poverty (the percent of the population with an income above 200 percent of the federal poverty line)
 Adult education (the percent of adults with a bachelor’s degree or above)  Employment (the percent of adults between age 20-64 who are employed in the civilian labor force or armed forces)
 Job proximity (the number of jobs filled with less than a bachelor’s degree that fall within a determined radius)
 Median home values (the value of owner-occupied units) The HUD Jobs Proximity Index measures the accessibility to job opportunities at the census block group level.

TCAC economic opportunities are measured by census tract and compared to other census tracts within the same COG. They consider poverty, adult education, employment, job proximity, and median home values. A higher economic index score reflects more positive economic outcomes.24 The HUD Jobs Proximity Index assesses the accessibility to job opportunities at the census block group level.

Economic outcomes vary across Tulare County and the tri-county area. More positive economic outcomes in the tri-county area mostly located near urban areas, however less positive economic outcomes are located in both urban and rural areas. In Tulare County, areas with more positive economic outcome scores are located in the northern parts of northwestern areas of the county (Figure 5-13). In comparison, areas within southwestern and parts of northwestern Tulare County, including in the cities of Tulare, Lindsay, Dinuba, and Porterville have less positive economic outcome scores.

Tulare County has a labor force participation rate of 61 percent for persons 16 years and over, comparable to the tri-county area (60 percent). Estimates from the California Employment Development Department show that the average salary in Tulare County in 2021 was $52,126. Occupations with the highest average salaries in Tulare County are management occupations, healthcare practitioners and technical occupations, and legal occupations, all with an average salary of over $100,000 (Table 5-6).

Occupations with the lowest salaries include healthcare support occupations, food preparation and serving related occupations, and farming, fishing, and forestry occupations, all with average salaries under $36,000. A large portion of the workforce in the county are employed in industries with lower average salaries. Approximately 14 percent of the employed population work in farming, fishing, and forestry occupations, 11 percent work in transportation and material moving occupations, 10 percent work in office and administrative support occupations, 9 percent work in sales and related occupations, 7 percent work in food preparation and serving related occupations, and 6 percent work in healthcare 24 MTC, 2021. https://mtc.ca.gov/planning/transportation/access-equity-mobility/equity-priority-communities

Tulare County Association of Governments
Tulare County Regional Housing Element
5-28
support occupations. All of these occupations have salaries less than the average annual wage of $52,126.

Table 5-6 Mean Salary by Occupation (Tulare County)
Occupation Average Salary
Management Occupations $110,075
Healthcare Practitioners and Technical Occupations $102,687 Legal Occupations $100,698
Architecture and Engineering Occupations $87,583
Computer and Mathematical Occupations $84,174
Business and Financial Operations Occupations $74,485
Educational Instruction and Library Occupations $70,468 Life, Physical, and Social Science Occupations $70,251
Protective Service Occupations $64,358
Community and Social Service Occupations $58,927
Construction and Extraction Occupations $58,381
Installation, Maintenance, and Repair Occupations $55,920 Arts, Design, Entertainment, Sports, and Media Occupations $53,913 Office and Administrative Support Occupations $45,393
Production Occupations $43,019
Sales and Related Occupations $42,030
Transportation and Material Moving Occupations $41,182
Building and Grounds Cleaning and Maintenance Occupations $39,092 Personal Care and Service Occupations $37,824
Healthcare Support Occupations $35,947
Food Preparation and Serving Related Occupations $34,572 Farming, Fishing, and Forestry Occupations $32,451
All Occupations $52,126
Source: California Employment Development Department, Occupational Wage data, 2022 Access to employment opportunities has a significant impact on the type and size of housing a household can afford. HUD’s Jobs Proximity Index utilizes origin-destination employment statistics to examine the distance from a given neighborhood to all job locations in the region and assess the accessibility to job opportunities at the census block group level. Because the size of employment centers and the supply of labor differ across the region, the distance from any single job location is positively weighted by the size of employment (job opportunities) at that location and inversely weighted by the labor supply (competition) to that location.25 Major employers in Tulare County include Kaweah Delta Health Care, Sierra View District Hospital, Walmart Distribution Center, and College of the Sequoias, which are all located in the cities of Visalia and Porterville.
25HUD, 2020. https://www.hud.gov/sites/dfiles/FHEO/documents/AFFH-T-Data-Documentation-AFFHT0006-July-2020.pdf

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-29 Figure 5-13 TCAC Opportunity Areas - Economic (Tulare County) Source: AFFH Viewer 2.0, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
5-30

5.6.4 Healthy and Safe Housing Environment
Healthy Environment in AFFH addresses disparities in access to environmentally healthy neighborhoods by protected class groups. An assessment of environmentally healthy neighborhoods can include air and water quality, safety, environmental hazards, social services, and cultural institutions. Recent California laws (Assembly Bill (AB) 1550, Senate Bill (SB) 535 and SB 1000) emphasize the importance of environmental justice as a fair housing issue. Environmental Justice, according to HUD, means ensuring that people have equal access to safe and healthy housing. HUD requires all entitlement jurisdictions to conduct reviews under the National Environmental Protection Act to determine if a proposed project creates adverse impacts due to environmental conditions. It furthers the requirement that human health deserves equal protection for all people regardless of race, color, national origin, or income.

Under Executive Order 12898, Federally assisted projects may also target funding to communities that have disproportionately high and adverse human health impacts on minority and low-income populations due to environmental conditions.26
The California Office of Environmental Health Hazard Assessment developed CalEnviroScreen, a mapping tool that uses spatial data collected by various regulatory agencies (e.g., air quality indicators from the San Joaquin Valley Air Pollution Control District, monitored chemical releases into the air or water table from Environmental Protection Agency, HUD socio-economic indicators, etc.).The dataset uses a methodology to identify communities disproportionately burdened by exposures to pollution, environmental effects of existing pollutants in communities, among other indicators of sensitive populations or socioeconomic factors. Residents in census tracts with high CalEnviroScreen scores as compared to other California census tracts (shown as percentiles) are disproportionately burdened by pollution and are more vulnerable to related effects.

CalEnviroScreen identifies the degree to which communities are considered burdened by pollution. In the tri-county area, the eastern portion of Fresno County has a lesser pollution burden, while the western portion of Fresno and Tulare Counties and all of Kings County, including most urban areas, have greater pollution burden. CalEnviroScreen identified higher pollution burden in western Tulare County and lower pollution burden in northern and eastern Tulare County (Figure 5-14). Pollution burden in western Tulare County is high due to ozone, particulate matter smaller than 2.5 micrometers in diameter, pesticide use, and groundwater threats. Pollution burden caused by drinking water contaminants and solid waste sites is high throughout the county. Similar to the CalEnviroScreen map, the TCAC opportunity map indicates environmental outcomes in the western portion of the county are generally less positive and the environmental outcomes in the eastern portion of the county are the most positive (Figure 5-15).

Like the majority of the western part of the tri-county area, most of western Tulare County is considered a disadvantaged community under SB 535. Disadvantaged communities are low-income areas that are disproportionately affected by environmental pollution and other hazards (Figure 5-16). Disadvantaged communities include census tracts receiving the highest 25 percent of overall scores in CalEnviroScreen.

SB 535 disadvantaged communities in Tulare County include both rural and urban areas. All cities in western Tulare County contain SB 535 disadvantaged communities. There are no SB 535 disadvantaged communities in eastern Tulare County.
26 HUD, 2021. https://www.hudexchange.info/programs/environmental-review/environmental-justice/

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-31 Figure 5-14 CalEnviroScreen 4.0 Percentile Scores (Tulare County) Source: AFFH Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element 5-32Figure 5-15 TCAC Opportunity Areas - Environmental (Tulare County) Source: AFFH Viewer 2.0, 2023

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-33 Figure 5-16 SB 535 Disadvantaged Communities (Tulare County) Source: AFFH Viewer 2.0, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element
5-34

5.7 Disproportionate Housing Needs
Disproportionate housing needs refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need, or the total population experiencing that category of housing need in the applicable geographic area. To analyze the extent of disproportionate housing needs, this section reviews data on housing cost burden and severe housing cost burden, overcrowding, homelessness, and substandard housing conditions. Information for this section relies on the HUD CHAS data.

5.7.1 Housing Cost Burden
Housing cost burden is defined as the proportion of a household’s total gross income spent on housing costs. Households that spend at least 30 percent of their total gross income on housing costs (rent, mortgage, utilities, and other housing-related costs) are considered “cost burdened,” and households spending over 50 percent on housing costs are considered “severely cost burdened.” The higher the housing cost burden, the more likely residents are to live in overcrowded and substandard conditions and are less likely to afford to relocate. Low-income households and persons in protected classes disproportionately experience severe housing problems.

Cost burden (spending more than 30 percent of household income on housing costs) among homeowners and renters is a widespread issue across most of the tri-county area, especially throughout Tulare County, southwest Kings County, southeast Fresno County, and in and near the city of Fresno.

Approximately 29 percent of owner households in Tulare County are cost burdened, and 50 percent of renter households are cost burdened (2015-2019 CHAS). Cost burden by homeowners in Tulare County is lowest in and surrounding the cities of Visalia, Porterville, Tulare, and Lindsay where less than 20 percent of homeowner households are cost burdened (Figure 5-17). Areas south of the cities of Dinuba and southeast of the community of Earlimart have the highest rates of cost burden among homeowners, greater than 80 percent. For renter households, between 40 and 60 percent of households are cost burdened throughout most of the county (Figure 5-18). Some of the highest rates of overpayment by renters occur in more urban areas, including the cities of Visalia, Porterville, and Tulare, where more than 80 percent of renters are cost burdened. In areas north and south of Porterville, in and west of Dinuba, in Lindsay, and south of the community of Terra Bella between 60 and 80 percent of renter households are cost burdened as well.

5.7.2 Overcrowding
Overcrowding is defined as housing units with more than one person per room (including dining and living rooms but excluding bathrooms and kitchen) while severe overcrowding refers to more than 1.5 persons per room. Overcrowding is a measure to understand the needs of large families where there are five or more people per household. Generally, large households have special housing needs due to lower per capita income and the need for housing with three or more bedrooms.

Some large households may not be able to accommodate high-cost burdens for housing and accept housing with too few rooms. Potential fair housing issues emerge if non-traditional households are discouraged or denied housing due to a perception of overcrowding. Household overcrowding reflects various living situations, including housing units that are inadequately sized to meet a household’s needs; the necessity or desire to have extended family members reside in an existing household; or unrelated individuals or families that share a single housing unit.

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-35 Figure 5-17 Overpayment by Home Owners (Tulare County) Source: AFFH Viewer, 2023

Tulare County Association of Governments
Tulare County Regional Housing Element 5-36Figure 5-18 Overpayment by Renters (Tulare County) Source: AFFH Viewer 2.0, 2023

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-37
Not only is overcrowding a potential fair housing concern, but it can also potentially strain electrical systems in older housing that have not been updated or contribute to a perceived shortage of parking.

As a result, some property owners/managers may be more hesitant to rent to large households, thus making access to adequately sized housing even more difficult. According to local fair housing service providers and property managers, addressing the issue of large households is complex as there are no set of guidelines for determining the maximum capacity for a unit. Fair housing issues may arise from policies aimed to limit overcrowding that have a disparate impact on specific racial or ethnic groups with different preferences for housing size and/or ability to pay according to the household size standards identified.

Tulare County has 30,158 large households (households with five or more people), approximately 22 percent of total households (2017-2021 ACS). A higher percentage of renter households (24 percent) were considered large households compared to owner households (20 percent). The percentage of large households is slightly higher in Tulare County than the tri-county area (19 percent).

Approximately 10 percent of the population in Tulare County and the tri-county area lives in overcrowded housing and 2 percent of the population lives in severely overcrowded housing in Tulare County and 4 percent in the tri-county area. Overcrowded housing is concentrated in the western half of Tulare County, closer to urban areas such as the cities of Visalia, Tulare, and Porterville and in northwestern and southwestern parts of the county (Figure 5-19). In the northwestern and southwestern parts of the county and parts of Visalia, Tulare, and Porterville over 20 percent of households were experiencing overcrowding. In the eastern half of the county, approximately one to two percent of households experienced overcrowding.

5.7.3 Housing Problems
HUD considers housing units to be “standard units” if they are in compliance with local building codes.

Many federal and State programs use the age of housing as a factor to determine a community’s housing rehabilitation needs. Housing age can be an important indicator of housing condition in a community. Like any other tangible asset, housing is subject to gradual physical or technological deterioration over time. If not properly and regularly maintained, housing can deteriorate and discourage reinvestment, depress neighboring property values, and eventually impact the quality of life in a neighborhood. Typically, housing over 30 years old is more likely to have rehabilitation needs that may include replacing plumbing, roof repairs, foundation work, and other repairs. Housing units built before 1978 may have health risks such as lead-based paint and asbestos. Housing issues prompted by disrepair such as mold may elevate health conditions such as asthma.

According to federal law, “housing problems” refers to any of four housing issues: cost burden and severe cost burden, overcrowding, and substandard housing conditions. Substandard housing is defined as a housing unit lacking complete plumbing or kitchen facilities.

Housing problems are prevalent among households in Tulare County and the tri-county area. In both the county and tri-county area, approximately 44 percent of total households are experiencing housing problems and 26 percent of households are experiencing severe housing problems. Tulare County has approximately 1,399 substandard housing units which comprise approximately 1 percent of the total occupied units in the county. Of the 1,399 substandard units, approximately 29 percent lack complete plumbing facilities and 71 percent lack complete kitchen facilities.

More than half of Tulare County’s housing stock (61 percent) was constructed prior to 1990 and is more than 30 years old. These units are potentially in need of repair and modernization improvements.

Tulare County Association of Governments
Tulare Regional Multi-Jurisdiction Housing Element 5-38Figure 5-19 Overcrowded Households (Tulare County) Source: AFFH Viewer 2.0, 2023

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-39

5.7.4 Persons Experiencing Homelessness
According to the Kings and Tulare County 2023 point-in-time (PIT) count, 1,470 persons experiencing homelessness were recorded in the two counties, representing a 16 percent increase since 2022.27 In Tulare County alone, 1,053 persons experiencing homelessness were recorded in 2023, an increase from 922 persons recorded in 2022. Factors contributing to the increase in homelessness include new PIT methodology, potential increase in the number of persons experiencing homelessness who were living in their vehicles which is more difficult to count, and large efforts by some jurisdictions to disperse homeless encampments which makes accurate PIT count challenging.

State law (Section 65583(a)(7)) requires municipalities to address the special needs of persons experiencing homelessness within their boundaries. “Homelessness,” as defined by HUD, describes the condition of an individual, who is not imprisoned or otherwise detained, who:
 Lacks a fixed, regular, and adequate nighttime residence; and  Has a primary nighttime residence that is:
 A supervised publicly or privately operated shelter designed to provide temporary living accommodations (including welfare hotels, congregate shelters, and transitional housing for the mentally ill);
 An institution that provides a temporary residence for individuals intended to be institutionalized; or
 A public or private place not designed for, or ordinarily used as, a regular sleeping accommodation for human beings.

The majority of homeless individuals identified in Tulare County (74 percent of homeless individuals, 779 persons) were unsheltered. Approximately 41 percent of persons experiencing homelessness in Tulare County were located in the city of Visalia, 28 percent were located in the city of Porterville, and 27 percent were located in the city of Tulare. This is an overrepresentation of the percentage of homeless residents, as Visalia is home to 30 percent of the county’s population, Porterville has 13 percent, and Tulare has 15 percent.

The 2023 PIT found that 41 percent of the persons experiencing homelessness in Tulare County had a disability. In comparison, only 12 percent of the county’s total population are living with a disability.

Most persons experiencing homelessness identified as white (70 percent), seven percent identified as Black/African American, and nine percent identified Native American/Alaskan Native. Approximately 49 percent of persons identified experiencing homelessness in Tulare County were Hispanic/Latino. Of the homeless residents surveyed in Tulare County, 42 percent identified mental disability as a barrier to housing, 40 percent identified substance use as a barrier to housing, and one percent identified HIV/AIDS as a barrier to housing.

The Tulare County Task Force on Homelessness advises and assists the Tulare County Health and Human Services Agency to address homelessness throughout the community. The Task Force coordinates existing local services and programs and is comprised of members of various cities and agencies throughout the region.
27 Kings/Tulare Homeless Alliance. 2023. Point in Time. https://static1.squarespace.com/static/579939fd197aea7457647213/t/64a857428433be7864d92c61/1688754006079/FINAL_2023+PIT+Repor t.pdf

Tulare County Association of Governments
Tulare County Regional Housing Element
5-40
The Task Force contracted Home Base to develop a plan to address homelessness in Tulare County, named “Pathway Home: Responding to Homelessness in Tulare County.” The plan was unveiled to the public in December of 2019. Pathway Home presents five overriding goals to address homelessness:

Increase access to permanent housing
Increase access to services to support exits from homelessness Expand services for subpopulations with special needs
Preventing homelessness for those at risk
Strengthening public engagement and community partnerships Pathway Home includes measurable metrics for each goal and outlines specific strategies to reach these metrics. Altogether, the strategies in the report work toward establishing 400 new permanent supportive housing opportunities, 115 new low-barrier shelter beds, reduce chromic homelessness by 10 percent, and reduce first time homelessness by 25 percent by 2025. Pathway Home works to centralize the countywide homelessness response strategy to avoid duplation of efforts and effectively utilize resources.

5.7.5 Farmworkers
As discussed in Chapter 2, Regional Housing Needs Assessment, more than half of the farmworker population resides in unincorporated Tulare County, with the remainder distributed throughout the cities. Farmworker wages tend to be low, approximately $34,560 per year for full-time work.

Farmworkers’ health and livelihood are susceptible to environmental conditions including floods, drought, pesticide exposure, and limited medical and housing services. 28 According to the 2017 USDA Census of Agriculture, 52 percent of farms in Tulare County hire farm labor, and 91 percent are family farms. Farmworkers tend to be male, be between 35 and 64 years of age, and work on farms that grow forage, corn, oranges, grapes, or almonds, or raise livestock.29 Farm labor in Tulare County is divided between seasonal and permanent labor, due to the type of crops raised and the high percentage of dairy farming. It is likely that many farmworker households are comprised of both farmworkers and non-farmworkers who may be employed in other types of work. While no survey of farmworker housing is available for Tulare County, farmworker households are typically limited in housing options due to limited income, limited supply near job locations, overcrowding, and poor housing conditions. According to the National Agricultural Workers Survey (2019-20), 30 percent of farmworkers live in crowded dwellings, migrant workers live in crowded dwellings with greater frequency than settled workers, and unauthorized workers were nearly twice as likely as authorized workers to live in crowded dwellings.30
The Housing Authority of Tulare County (HATC) offers a farm labor housing program that provides housing to very low, low, and moderate-income families with two to nine members who have current 28 Visalia Times Delta. 2022. In rural California, farmworkers fend for themselves for health care: ‘We have a right to survive’. https://www.visaliatimesdelta.com/story/news/local/california/2022/12/08/rural-california-san-joaquin-valley-central-valley-farmworkersfend-for-themselves-health-care/69713358007/ 29 USDA Census of Agriculture. 2017. Tulare County profile. https://www.nass.usda.gov/Publications/AgCensus/2017/Online_Resources/County_Profiles/California/cp06107.pdf 30 National Agricultural Workers Survey. 2022. Findings from the National Agricultural Workers Survey (NAWS) 2019-2020: A Demographic and Employment Profile of United States Farmworkers. Research Report No. 16. January 2022. https://www.dol.gov/sites/dolgov/files/ETA/naws/pdfs/NAWS%20Research%20Report%2016.pdf

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-41
farm labor income. Under this program, HATC rents over 400 units to non-migratory farm workers for very low amounts and offers rental assistance when needed. 31

5.7.6 Displacement
Displacement, as defined by HCD, is used to describe any involuntary household move caused by landlord action or market changes. Shifts in neighborhood composition are often framed and perpetuated by established patterns of racial inequity and segregation. Movement of people, public policies, and investments, such as capital improvements and planned transit stops, and flows of private capital can lead to displacement. Displacement is fueled by a combination of rising housing costs, rising income inequality, stagnant wages, and insufficient market-rate housing production. Decades of disinvestment in low-income communities, coupled with investor speculation, can result in a rent gap or a disparity between current rental income of the land, and potentially achievable rental income if the property is converted to its most profitable use. These processes can disproportionally impact people of color, as well as lower income households, persons with disabilities, large households, and persons atrisk or experiencing homelessness.32 One measure of displacement risk is whether a community is deemed “sensitive.” The UDP designates communities as sensitive if the share of very low-income residents is greater than 20 percent and have any of the two following characteristics: 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.

The UDP has identified several census tracts in western Tulare County that are considered at risk of displacement, including in the cities of Dinuba, Visalia, Tulare, Lindsay, Farmersville, and Porterville (Figure 5-20). These census tracts are predominantly Hispanic/Latino (Figure 5-2) with a higher percentage of LMI residents (Figure 5-7). Two census tracts, one in the city of Visalia and the other in the town of Cutler, have an elevated risk of displacement for very low-income households.

5.8 Local Area Knowledge

5.8.1 Historic Patterns of Segregation
Patterns of racial segregation are the byproduct of local and federal policies, private housing discrimination, and community prejudice. To understand present challenges to fair housing, it is necessary to review the history of actions that have led to regional patterns of segregation.

The first inhabitants in the San Joaquin Valley and Tulare County were the Yokut-speaking tribes, composed of approximately 50 groups who spoke various dialects. Mexican ranches and American settlers gain prominence in the 1800s and raised animals. After the U.S. annexed California in 1848, the federal government sold vast tracts of land to the Southern Pacific Railroad Company as well as largescale timber, ranching, and farming interests, ignoring and overriding the property rights of Mexican and indigenous landholders. Many Native American tribes were forced to give up their land and live on reservations.33 When gold was discovered in 1848, thousands of prospectors came to the San Joaquin Valley and with them, they brought diseases that quickly decimated the Native American population.34 31 Housing Authority of Tulare County, https://www.hatc.net/farm-labor.php?nbl=RP accessed June 2023. 32 HCD. 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf 33 PolicyLink. Facing History, Uprooting Inequality: A Path to Housing Justice in California. https://www.policylink.org/sites/default/files/pl_report_calif-housing_101420a.pdf 34 Tule River Indian Tribe of California. 2018. Tule River History. https://tulerivertribe-nsn.gov/history/

Tulare County Association of Governments
Tulare County Regional Housing Element 5-42Figure 5-20 Displacement Risk (Tulare County) Source: AFFH Viewer 2.0, 2023

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-43
Chinese and Japanese immigrants, originally brought to California by the Gold Rush and later to work on the Southern Pacific Railroad, began to work as farm laborers throughout the San Joaquin Valley.

However, resentment towards Chinese and Japanese immigrants, especially by jobless white residents, led to farms recruiting Black/African Americans from the southern U.S. to replace them as farm laborers.

Many Black/African Americans began by working in the fields and vineyards and eventually transitioned from farm labor to living in the cities and towns.35 Racist sentiment from white residents permeated all aspects of life in the region. In the mid-1920s, Tulare County was a major bastion of the racist organization known as the Ku Klux Klan, which terrorized and subverted the political and civic rights of non-white residents.36
In the 1930s, nearly half a million people migrated to Southern California from across the United States during what was known as the “Dust Bowl.” Many of these people moved to California in hopes of working in the agricultural industry, but were forced to take temporary and transient work, leaving them with little choice but to form makeshift camps near roadsides and ditches, without access to housing, clean water, and sanitation. These conditions reinforced existing desires by the white population, generally, for economic and racial segregation, leaving migrant farmworkers without access to medical treatment and education. When World War II created a need for manufacturing labor, many of the white “Dust Bowl” workers relocated to other cities in California, such as San Francisco, Los Angeles, and San Diego, leaving a gap in farm labor.37 Japanese, Punjabi, and Filipino people, as well as Black/African Americans from cotton regions, filled the void. Japanese residents, however, were forcibly relocated to internment camps from 1942 to 1946.38
In 1942, the federal government initiated the Bracero program, which enabled growers to replenish their labor supply with workers imported from Mexico. While the Bracero program ended in 1964, growers continue to rely on Mexican nationals to work California’s lucrative “factories in the fields.” Migrants today confront multiple social, environmental, and access issues, including affordable, safe, and sanitary housing.39
Increasingly after the first World War, to circumvent the US Supreme Court ban on outright racial zoning, local governments implemented other forms of exclusionary zoning that avoided direct mention of race but kept low-income people of color out by marshalling land use regulations against them.

Through residential zoning that mandates larger parcel sizes for single-family homes, typically unaffordable to people of color, wealthier households established and maintained mostly white neighborhoods throughout California. The federal government subsidized white homeownership and wealth-building and excluded people of color.

Throughout the state, but particularly concentrated in inland areas, cities have used their annexation power to reinforce patterns of racial exclusion and segregation. Since the 1960s, as cities expanded and selectively annexed land, they deliberately bypassed and grew around communities of color in unincorporated neighborhoods, the very places people of color were relegated to by restrictive covenants. This selective annexation process has left hundreds of disadvantaged unincorporated places, 35 Michael Eissinger. 2009. The Transplantation Of African Americans And Cotton Culture To California’s Rural San Joaquin Valley During The Nineteenth And Twentieth Centuries.
https://meissinger.com/uploads/3/4/9/1/34919185/transplantation_of_african_americans_and_cotton_culture_to_californias_rural_san_joaq uin_valley.pdf
36 Newell G. Bringhurst. 2000. The Ku Klux Klan in a Central California Community: Tulare County During the 1920s and 1930s. Southern California Quarterly Vol. 82, No. 4 (Winter 2000), pp. 365-396 (32 pages) 37 Christy Gavin, California State University, Bakersfield. California Odyssey: Dust bowl migration archives. https://www.csub.edu/library/_files/DB_files/OkieHealth.pdf 38 History.com. Japanese Internment. https://www.history.com/topics/world-war-ii/japanese-american-relocation 39 Christy Gavin, California State University, Bakersfield. California Odyssey: Dust bowl migration archives. https://www.csub.edu/library/_files/DB_files/OkieHealth.pdf

Tulare County Association of Governments
Tulare County Regional Housing Element
5-44
disproportionately of color, without the most basic elements of a healthy, safe community, such as utilities, sanitation, safe drinking water, and other critical community services. Restrictive covenants, exclusion, and racial violence pushed Black/African American and low-income people of color to settle outside of towns. In places throughout the San Joaquin Valley and on the edges of cities such as Fresno, Bakersfield, Stockton, Tulare, and Modesto, such communities of color were left unincorporated and without access to incorporated areas’ tax revenues or infrastructure.40 Exclusionary post-war development started moving further from city centers, and within time, these communities often created their own civic and utility districts, which redistributed investment away from cities, in a movement known as “White Flight.”
Across the United States, redlined and marginalized communities faced a higher propensity for environmental hazards that affects current populations. Residents of historically redlined neighborhoods located in cities with oil and gas production have disproportionately high exposure to oil and gas wells, compared to higher graded neighborhoods. Exposure disparities have implications for community environmental health, as the presence of active and abandoned (i.e., postproduction) wells have been shown to contribute to ongoing air pollution.

State Route (SR) 99, which was constructed in phases in the 1920s and runs through the Central Valley, continues to provide the transportation route for residents between cities in the area as well as economic transportation linkages to other parts of the state. Large warehouse distribution centers have been built in the southern end of the valley and northern part of the valley because of quick access to SR 99 and Interstate 5 (I-5) and the availability of a large and relatively low-wage employment base. Truck and vehicle traffic has contributed to high rates of air pollution. Intensive agriculture and dairy farming in the region have also contributed to pollution due to pesticide use and fertilizer runoff.

The agricultural industry continues to play a large role in the economy and development patterns of Tulare County. Small, predominantly Hispanic/Latino communities were once home to thousands of Black/African American farm workers, and today remain isolated from other areas of the county. Areas such as these have high rates of poverty and experience disproportionately high pollution burden.41 Incorporation and annexation has continued to be a disparity issue in the county, where incorporated municipalities tend to have more control over land use, decision-making, infrastructure budgeting, and the ability to address environmental concerns.

5.8.2 Community and Stakeholder Input
A series of stakeholder interviews was conducted with service providers, community organizations, and affordable and market-rate housing developers held between May 21 and April 4, 2023. Information on community outreach is provided in Chapter 1, Introduction and Community Engagement. In these interviews, 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, less populated 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 40 PolicyLink. Facing History, Uprooting Inequality: A Path to Housing Justice in California. https://www.policylink.org/sites/default/files/pl_report_calif-housing_101420a.pdf 41 Jose Del Real. 2019. How Racism Ripples Through Rural California’s Pipes. https://www.nytimes.com/2019/11/29/us/water-racismcalifornia.html

Regional Affirmatively Furthering Fair Housing Analysis 2023-2031 Housing Element 5-45
housing and supportive housing for previously homeless residents and discrimination based on HCV use.

It was noted that the regional 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, one way that cities can address housing needs is by fostering strong relationships with affordable housing providers and maintaining knowledgeable staff to pursue grant opportunities for affordable housing.

Tulare County Association of Governments
Tulare County Regional Housing Element
5-46
This page intentionally left blank.

City Council Staff Report
Department: PLANNING October 14, 2025
To: Mayor and City Council
From: Schoettler Karl, City Planner
By:

Subject: Public hearing to amend the Dinuba Zoning Ordinance to incorporate action plans of the Dinuba Housing Element (KSch)
RECOMMENDATION:

City Council conduct a public hearing and vote to introduce Ordinance 2025-03, implementing action plans of the Dinuba Housing Element, and also implementing "cleanup" amendments to the Zoning Ordinance.

EXECUTIVE SUMMARY:

Ordinance 2025-03 amends several sections of the Dinuba Zoning Ordinance to implement action plans contained within the Dinuba Housing Element and also several "cleanup" amendments to the Zoning Ordinance.

OUTSTANDING ISSUES:

None.

DISCUSSION:

The newly-adopted Dinuba Housing Element contains numerous action plans the City needs to take in order to implement the goals of the Element and to ensure that Dinuba complies with State law when it comes to housing issues. A number of the action plans involve amendments to the Dinuba Zoning Ordinance. This report summarizes the proposed amendments (which are contained in the attached ordinance).

As noted above, there are also several “cleanup” amendments that staff is proposing in the wake of the adoption of the comprehensive Dinuba Zoning Ordinance that occurred last year. These are intended to correct various errors and omissions that staff has noted in the adopted ordinance.

Amendments Related to the Housing Element
There are eight chapters of the Zoning Ordinance that are proposed for amendments

related to action plans contained in the Housing Element. Major amendments are listed in Table 1(Attachment "B") and fully listed as attachments to Ordinance 2025-03).

None of the Zoning Ordinance amendments (related to the Housing Element) are considered significant; most are of a technical nature. "Cleanup" amendments to the Zoning Ordinance are listed in Table 2 (Attachment "C") and also listed in Ordinance 2025-03. These are primarily related to typographical errors and omissions in the ordinance.

Planning Commission Action
The Dinuba Planning Commission conducted a public hearing on October 7, 2025 to consider the aforementioned amendments to the Zoning Ordinance and voted unanimously to recommend approval. No members of the public spoke on the matter.

Staff recommends City Council conduct a public hearing and vote to introduce Ordinance 2025-03, implementing action plans of the Dinuba Housing Element, and also implementing "cleanup" amendments to the Zoning Ordinance.

FISCAL IMPACT:

None.

PUBLIC HEARING:

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

ATTACHMENTS:

1. A. CC Ord HE ZOA 10-14-25

2. B. Table 1

3. C. Table 2

1 ATTACHMENT “A”

DINUBA CITY COUNCIL
ORDINANCE NO. 2025-03

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

DINUBA ADOPTING AMENDMENTS TO THE DINUBA ZONING
ORDINANCE (TITLE 17 OF THE DINUBA MUNICIPAL CODE)

RELATED TO THE HOUSING ELEMENT UPDATE, ALONG
WITH “CLEANUP” AMENDMENTS

THE CITY COUNCIL OF THE CITY OF DINUBA HEREBY DOES
ORDAIN:

SECTION 1: FINDINGS,
(a) The City of Dinuba administers a zoning ordinance that is intended to promote the harmonious development of various types of land uses in the City. (b) The City has also adopted a Housing Element of the Dinuba General Plan that contains a number of action plans, including several the direct the City to amend the Zoning Ordinance.
(c) The City has recently adopted a comprehensive update of the Dinuba Zoning Ordinannce and several coleanup amendments are needed to correct errors and ommissions. (d) Consistent with the California Environmental Quality Act (CEQA) the City has determined the Zoning Ordinance Update is exempt from review for environmental impacts (as a Categorical Exemption No. 15061 (b) (3) “General Exemption”) The City Council of the City of Dinuba does hereby ordain as follows:

SECTION 2. Subsection 17.19.040 (RM (Multi-Family Residential Zones (Site Plan Review)) of the Dinuba Municipal Code is amended as shown on page 19-2 of Exhibit “A”.

SECTION 3. Subsection 17.19.050 RM (Multi-Family Residential Zones (Design Guidelines)) of the Dinuba Municipal Code is amended as shown on page 19-2 of Exhibit “A”.

SECTION 4. Exhibit 19-1: RM (Multi-Family Residential Zones (Selected Development Standards in the RM Zones)) is amended as shown on page 19-5 of Exhibit “A”.

SECTION 5. Table 21-1: (Permitted Uses in Residential and Other Zones) is amended as shown on page 21-3 of Exhibit “B”.

SECTION 6. Table 33-1: (Permitted Uses in Commercial Zones) is amended as shown on page 33-8 of Exhibit “C”.

Dinuba City Council
Ordinance 2025-03
2 SECTION 7. Subsection 17.45.090 B.5. (Special Uses and Standards: Accessory Dwelling Units and Junior Accessory Dwelling Units (Development Standards (ADU Unit Size))) is amended as shown on page 45-20 and 45-21 of Exhibit “D”.

SECTION 8. Subsection 17.45.230 (Special Uses and Standards (Streamlined Ministerial Approval Process for Affordable Multi-Family Residential projects)) is added as shown on pages 45-58 through 45- 61 of Exhbiit “D”.

SECTION 9. Subsection 17.45.250 (Special Uses and Standards (Affordable Housing Density Bonus)) is added as shown on pages 45-61 to 45-76 of Exhibit “D”.

SECTION 10. Subsection 17.49.020 (Parking and Loading (General Requirements)) is amended as shown on page 49-2 of Exhibit “E”.

SECTION 11. Subsection 17.49.030 (Parking and Loading (Number of Parking Spaces Required)) is amended as shown on pages 49-3 and 49-4. of Exhibit “E”.

SECTION 12. 17.55.070 (Site Plan Review (Report and Findings)) is amended as shown on pages 55-5 and 55-6 of Exhibit “F”.

SECTION 13. 17.57.050 (Conditional Use Permits (Report and Findings)) is amended as shown on page 57-3 and 57-4 of Exhibit “G”.

SECTION 14. Subsection 17.67.030 (Definitions (Definitions)) is amended as shown on page 67-8 (Density Bonus), page 67-10 (Emergency Housing), page 67-11 (Employee Housing), page 67-12 (Farmworker Housing), page 67-22 (Replacement Housing), page 67-22 (Residential Care Home), page 67- 28 (Supportive Housing) and page 67-29 (Use by right).

SECTION 15. SEVERABILITY.

Each of the provisions of these ordinances are severable from all other provisions. If any article, section, subsection, paragraph, sentence, clause or phrase of this ordinance is for any reason held by a court of competent jurisdiction to be invalid, such decision shall not affect the validity of the remaining portions of this ordinance.

SECTION 16. The City Clerk is hereby directed to cause a summary of this Ordinance to be published by one insertion in a newspaper of general circulation in the community at least five (5) days prior to adoption and again fifteen (15) days after its adoption. If a summary of the ordinance is published, then the City Clerk shall cause a certified copy of the full text of the proposed ordinance to be posted in the office of the City Clerk at least five days prior to the Council meeting at which the ordinance is adopted and again after the meeting at which the ordinance is adopted.

The summary shall be approved by the City Attorney.

This Ordinance shall take effect and be in full force thirty (30) days from and after its adoption.

Dinuba City Council
Ordinance 2025-03
3 SECTION 17. The foregoing Ordinance amendments were introduced at a regular meeting of the City Council of the City of Dinuba on the 14th day of October, 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_____________________________________
Rachel Nerio-Guerrero,
Mayor of the City of Dinuba
ATTEST:
____________________________________
Maria Alaniz, City Clerk

EXHIBIT “A”
19-1
RM Zones (Multiple Family
Residential)
Sections

17.19.010 Purpose

17.19.020 Subdistricts

17.19.030 Permitted and Conditional Uses

17.19.040 Site Plan Review

17.19.050 Design Guidelines

17.19.060 Development Standards

17.19.070 Fences, Walls and Hedges

17.19.080 Off-Street Parking and Loading Facilities

17.19.090 Landscaping and Irrigation

17.19.100 Open Space

17.19.110 Signs

17.19.010 Purpose
The purpose of the RM districts is to provide living areas within Dinuba where development is consistent with the Dinuba General Plan and is limited to medium and high density areas of multi-family dwellings, along with other uses suitable to the intent of the zone, and where regulations are designed to promote the following:
(1) a suitable environment for family life, recognizing that a significant part of the multi-family population is adult, including senior citizens; (2) New multi-family development that integrates well into the surrounding neighborhood and that are designed to promote a welcoming, pedestrian-friendly environment;
(3) space for community facilities, including parks, schools, churches and other facilities that will complement the residential environment; (4) attractive and unique development projects that encompasses well-designed buildings with ample landscape and off-street parking;
(5) housing that is affordable to low- and moderate-income households and to households that have special housing needs.

C H A P T E R 19

Exhibit “A”: Dinuba Zoning Ordinance
Chapter 19: RM Zones (Multi-Family Residential)
19-2

17.19.020 Subdistricts
In order to adequately plan for multi-family development at various densities, the following sub-districts are established:

RM-1.5 (Medium-High Density Multi-Family Residential (one unit per 1,500 square feet of lot area);
RM-2 (Medium Density Multi-family residential (one unit per 2,000 square feet of lot area)
RM-3 (Low Density Multi-family Residential (one unit 3,000 square feet of lot area).

17.19.030 Permitted Uses
Permitted Uses and Conditionally-Permitted Uses in the RM zones are listed in Chapter

17.21 (Permitted Uses in Residential Zones)

17.19.040 Site Plan Review
No multi-family uses may be established on any lot or site in this district until a site plan has been submitted and approved consistent with Chapter 17.55 (Site Plan Review).

Qualified projects may utilize the “By-Right Approval” process detailed in Section

17.45.240 (Special Uses and Standards).

17.19.050 Design Guidelines
The City has adopted Design Guidelines within a separate document (the Dinuba Residential Design Guidelines). Applicants are encouraged to review and implement recommendations of the Design Guidelines. Projects that are subject to processing under State law (SB 35 and SB 330) are subject to all Objective Development Standards contained in the City’s application packet for those projects (see Section 17.19.070).

17.19.060 Development Standards (also illustrated in Exhibit 19-1).

The following establishes zoning standards for the development of uses in the RM zones, including:
• Density (the number of units allowed on a given site) • Lot size, width and depth

Exhibit “A”: Dinuba Zoning Ordinance
Chapter 19: RM Zones (Multi-Family Residential)
19-3
• Building Height
• Setbacks
• Distance between buildings
• Outdoor Recreational Areas
• Porches
• Fences
• Landscaping
• Parking
• Signs
a. Unit Density
The maximum unit densities for Dinuba’s multi-family residential districts are as follows:

District Maximum Unit Density
RM-1.5 One dwelling per 1,500 square feet of lot area. Residential development on parcels larger than ¾ acre shall have a
minimum density of 20 units per acre to ensure
affordability, consistent with State affordability standards, unless it can be demonstrated that affordability (to State of California standards) can be achieved with a lesser density.

RM-2 One dwelling per 2,000 square feet of lot area
RM-3 One dwelling per 3,000 square feet of lot area
i. Density Bonus
The purpose of a density bonus is to encourage the private sector to construct affordable housing for "target households" as defined by the Government Code. A density bonus can be approved by Farmersville if a private sector housing developer agrees to construct a certain percentage of units for target households and agrees to maintain their affordability for a specific time period, pursuant to State Density Bonus Law or Government Code Sections 65915 through 65917.5. All density bonus applications will be reviewed and processed pursuant to the applicable laws in place at the time the request is received.
b. Lot Frontage, Depth and Area

1. The minimum lot frontage for newly-established lots in all multi-family residential zones is as follows:

Exhibit “A”: Dinuba Zoning Ordinance
Chapter 19: RM Zones (Multi-Family Residential)
19-4
50 feet, all zones
Lots on cul-de-sacs or curve-frontage lots must have a minimum width of 40 feet at the street right-of-way.

2. The minimum lot depth for newly-established lots in all multi-family residential zones is as follows:
100 feet.

3. The minimum area of all newly-created lots for all multi-family residential zones is as follows:
7,000 square feet, minimum
c. Building Height
The maximum height of all structures shall be 35 feet (three two stories); the maximum height of accessory structures shall be 12 feet.
d. Lot Coverage
District Coverage
RM-1.5 60 percent, maximum
RM-2 55 percent, maximum
RM-3 50 percent, maximum

Exhibit “A”: Dinuba Zoning Ordinance
Chapter 19: RM Zones (Multi-Family Residential)
19-5
Exhibit 19-1: Selected Development Standards in the RM Zones Density
MIN. LOT

AREA PER

ZONE UNIT
RM-1.5 1,500 sq. ft.

RM-2 2,000 sq. ft.

RM-3 3,000 sq. ft.

Number of
units
permitted
depends on
lot size.

Frontage, Width & Depth
"A" "B" "C" "D"
Width Depth Width Depth
60 feet 100 feet 65 feet 100 feet
Lot Coverage
Maximum
coverage of parcel
by all structures
MAX. SITE
AREA

ZONE COVERAGE
R-2 50%
R-3 80%
Front Yard
15 feet, min.

Side Yard
Setback: 5 feet minimum;
Corner lots shall have a setback of 10 feet on the street side yard; 20 feet for carports that back to the street.

Rear Yard
10 feet, all
zones
Distance between Structures
A
B
• A carport that opens to a street must be set
back at least 20 feet from the back of sidewalk or
property line, whichever is greater.
5 feet
5 feet
Building Height
Maximum Building
Height: 35 feet/3
stories
Accessory structures
may be up to 12 feet
high.
35'
Fences, Walls and Hedges
Fencing
behind
front yard
setback
may be up
to 7 feet
high
Fencing within front
yard setback area
may be up to 3 feet
high (or 4 feet high if
50% of fence is seethrough
C
D
Interior
Lot
Corner
Lot
Interior Lots Corner Lots
10 feet, min.

Special standards apply for corner lots. See
Section 17.19.8 c.

Note: Any building over one story
must be set at least 50 feet from any
“R-1" or “RA” zone
Note: Any building over one story must be set
at least 50 feet from any “R-1" or “RA” zone
Note: Any building over one story must be
set at least 50 feet from any “R-1" or “RA”
zone
Note: Any building over one story must be set at least
50 feet from any “R-1" or “RA” zone

Exhibit “A”: Dinuba Zoning Ordinance
Chapter 19: RM Zones (Multi-Family Residential)
19-6
e. Yard Requirements (see Table 19-1)
Yard requirements (building setbacks) for structures in all multi-family residential zones shall be as follows:

Table 19-1: Setback Requirements
f. Minimum Distance Between Buildings on the Same Lot:

The minimum distance between a structure used for human habitation and another structure (such as another dwelling, detached garage, carport, or storage shed, etc.) shall be ten feet.
g. Building Orientation and Porch requirements (also see Exhibit 19-2) For sites abutting roadways that are designated by the Circulation Element of the Dinuba General Plan as a “Local” or “Collector” street, the multi-family project shall be designed with dwellings abutting (and facing) the street, and parking to the rear. Further, at least Front Yard: 15 feet, minimum, however a garage or carport with driveway opening directly to the street must
be set back at least 20 feet behind the sidewalk.
(1)
Side Yards:

Interior side yard: 5 feet, minimum plus five feet for additional story (1)
Corner lot street side: 10 feet, minimum, except a garage or carport with driveway opening directly to the street must be set
back at least 20 feet behind the sidewalk. (1)
Reverse corner lot, street side 15 feet, minimum, except a garage or carport with driveway opening directly to the street must be set
back at least 20 feet behind the sidewalk. (1)
Rear Yard: 10 feet, minimum plus 10 feet per additional story (1)
Special Requirements:
(1) Regardless of all other setback requirements, any building over one story must be set back at least 50 feet from any lot zoned “R-1” or “R-A”
(2) Detached accessory structures no taller than 12 feet may have a zero rear or side yard setback if set back behind the front yard setback, and behind the side yard setback on the street side yard of a corner lot or reverse corner lot
(3) A detached Accessory Dwelling Unit no higher than 12 feet may be set back a minimum of four feet from a rear or interior side property line, provided the structure is behind the front yard setback.
(4) Architectural features, including eaves, sills, chimneys, cornices, and bay windows may extend up to 30 inches into a required side yard.
(5) No building shall be located closer than 5 feet to an alley. (6) Portable carports are prohibited between a dwelling and any street abutting the lot

Exhibit “A”: Dinuba Zoning Ordinance
Chapter 19: RM Zones (Multi-Family Residential)
19-7
50% of the ground floor units abutting the street shall feature a useable covered porch measuring at least eight feet wide and six feet deep.

Exhibit 19-2: Front Orientation and Porch Requirement
Ground floor units along streets shall be oriented to face the street with the front door opening onto a useable porch. Parking is to the rear.

Variation in
Roof Plane
Variation in
Wall Plane
Use of
porches
Use of rich architectural detailing
and traditional building materials
like double-hung windows.

Buildings are set
forward on the
site with parking
to the rear
Front doors
open to the
street

Exhibit “A”: Dinuba Zoning Ordinance
Chapter 19: RM Zones (Multi-Family Residential)
19-8

17.19.070 Objective Design Standards
For multi-family development projects seeking approval through the SB35 and SB 333 procedures, objective design standards apply and these can be found in the application form for these types of projects.

17.19.080 Fences, Walls and Hedges (see Exhibit 19-3)
a. Front Yards:

Fences, walls and hedges in a required front yard setback area shall not exceed four feet in height, and the fence must be at least 50% open “see-through” (such as wrought-iron) from top to bottom.
b. Rear and Side Yards:

Fences, walls, and hedges in the area behind the required front yard setback shall not exceed seven feet in height, however fencing on corner lots within the street side yard are subject to the requirements in Subsection 17.19.8 c. c. Fences on the Street Side Yards of Corner Lots and Reverse Corner Lots Regular Corner Lots: Fences, walls and hedges within the required side yard setback area along the street side yard of a corner lot shall not exceed seven feet in height, provided the fence is set back at least five feet behind the sidewalk or property line, whichever distance is greater.

Reverse Corner Lots: Fences, walls and hedges within the required side yard setback area along the street side yard of a reverse corner lot shall not exceed four feet in height.
d. Corner Safety visibility triangle
Street Intersection
No fencing higher than 3 feet shall be placed in the corner area of a lot formed by a triangle with its right angle at corner of the lot adjacent to the street intersection and right angle sides measuring 30 feet long.

Driveway/Street Intersection
No fencing higher than 3 feet shall be placed in triangular areas situated where a driveway intersects a street. The affected area is defined as a triangle where the

Exhibit “A”: Dinuba Zoning Ordinance
Chapter 19: RM Zones (Multi-Family Residential)
19-9
right angle corner is set at the point where the driveway intersects the property line, and the right angle sides measure ten feet long.
e. Materials such as razor wire and barbed wire are prohibited in residential zones (except for temporary construction yards associated with a development project). f. For non-residential uses, the fencing standards of Chapter 17.25 (C-1 Zone) shall apply.
f. For non-residential uses, the fencing standards of Chapter 17.25 (C-1 Zone) shall apply.

17.19.090 Off-Street Parking and Loading Facilities
a. For multi-family dwellings, a minimum of 1.5 on-site parking stalls per dwelling shall be provided on-site, plus one guest space per five dwelling units. One stall per unit shall be covered with a carport or garage. All parking spaces, driveways and parking lots shall have a concrete or asphalt surface, consistent with the Dinuba Improvement Standards.

Parking lots shall be designed to preclude backing on vehicles onto public streets. b. Non-residential uses in this District shall provide off-street parking consistent with Chapter 17.49 (Parking and Loading).

17.19.100 Landscaping and Irrigation
Landscaping and irrigation improvements shall be installed in all setback and open space areas that are not otherwise occupied by improvements. All landscaping and irrigation shall be consistent with Chapter 17.47 (Landscaping and Irrigation) and the Dinuba Landscape Design Guidelines.

Exhibit “A”: Dinuba Zoning Ordinance
Chapter 19: RM Zones (Multi-Family Residential)
19-10
Exhibit 19-3: Fencing Standards Shown on Typical Lots

17.19.110 Open Space
At least five percent of the subject site shall be improved with landscaping and recreational facilities. Required setback areas adjacent to public streets shall not be counted toward the required five percent open space area, nor shall parking and vehicle rear property line rear property line
7' tall (max) fencingpermitted in this area (behindfront yardsetback) 7' tall (max)fencing permitted in thisarea (behindfront yard setback) 4' tall (max) fencing
permitted in front yard setback area*
4' tall (max) fencing permitted in front
yard setback area* 15’
front property line
curb face
street
Corner Visibility/Safety Triange
3' high (max) fencing in this area
30'
30' sidewalk
Fencing Standards on an Internal Lot
Fencing Standards on a Corner or
Reverse Corner Lot
Fencing is limited to 3 feet high within 10-foot visibility/safety triangles at driveway/street intersection.

House (typical)
Driveway
10' 10'
10' 10'
3' tall (max) fencing in thisarea
sidewalk
front property line
curb face
street
Corner Visibility Triangle at intersection of driveway and street Notes:* Front yard fencing must be 50% open “see-thru” construction, fromtop to bottom** Fencing limited to 3 feet high at 30-foot corner visibility/safety triangle at street intersection.

1. CornerLot - Street Side Yard:7-foot high fencing must be set at least five feetbehind the sidewalk butin no case may it cross over the property line.Fencing up to 4 feet high may be locatedanywhere within thestreet side yard2. Reverse CornerLotStreet Side Yard:7 foot high fencing mustbe set back at least 15 feet behind property line.Fencing up to 4 feet high may be locatedanywhere within thestreet side yard 5’

Exhibit “A”: Dinuba Zoning Ordinance
Chapter 19: RM Zones (Multi-Family Residential)
19-11
maneuvering areas. Shared open space can include parks, playgrounds, sports courts, swimming pools, gardens, and covered patios or gazebos. The calculated space shall not include enclosed meeting or community rooms.

17.19.120 Signs
Signs shall be consistent with the requirements detailed in Chapter 17.51 (Signs).

EXHIBIT “B”
21-1
Permitted Uses in Residential and
Public Zones
Sections

17.21.010 Purpose

17.21.020 Permitted Uses Table

17.21.010 Purpose.

This chapter establishes a list of uses that are permitted in residential zones and the public zone within the City of Dinuba. The intent is to ensure (to the degree practical) that residential and public uses function in a harmonious manner and that uses with similar operating characteristics are reasonably grouped and do not conflict with one another or surrounding areas and zones.

17.21.020 Permitted Uses Table
Table 21-1 lists uses that are permitted in Dinuba’s residential and public zones. Permitted uses are listed in the left column and the residential and public zones are listed across the top. To determine whether a particular use is permitted (and whether it is subject to any special requirements) each box is marked with one of the following:
• “P” Permitted
• “C” Permitted by Conditional Use Permit
• “-(S)” Where the use is listed as permitted (or Conditionally Permitted) along with the letter “(S)”, the use is permitted subject to special standards contained in Chapter 17.45 (Special Uses).
• A box in the table with no letter indicates that the use is not permitted in this zone.

Any use that is judged by the City Planner to be reasonably similar in nature to other permitted uses may be considered a permitted use. Further, any use judged by the City Planner to be reasonably similar in nature to a Conditionally Permitted use may be considered as such (permitted by Conditional Use Permit).

C H A P T E R 21

Exhibit “B”: Dinuba Zoning Ordinance
Chapter 21: Permitted Uses in Residential Zones
21-
Key to Matrix: “P” = Permitted; “C” = Conditional Use Permit required; (S) = Subject to requirements for Special Uses (see Chapter 17.45).
2 For ease of use, the uses in Table 21-1 are grouped into similar categories, as follows:

A. Residential Uses
B. Accessory Uses
C. Agricultural Uses
D. Public and Quasi-Public Uses
E. Other Uses
Table 21-1: Permitted Uses in Residential and Other Zones Residential Uses,
including:

Zones

R RM RA AN RCO
Accessory Dwelling Units
(ADU’s) P(S) P(S) P(S) P(S)
Bed and breakfast inns C C C C
Duplex P P P
Emergency shelter P
Employee housing (seven or
more employees)

C C C C
Employee housing (six or fewer
employees)

P P P P
Farm employee housing (seven
or more employees) up to
thirty-six beds in a group
quarters or up to twelve units or
spaces designed for use by a
single family or household

C C P P
Farm employee housing (six or
fewer employees)

C C P P
Farm employee housing over
thirty-six beds in a group
quarters or over twelve units or
spaces designed for use by a
single family or household
P P

Exhibit “B”: Dinuba Zoning Ordinance
Chapter 21: Permitted Uses in Residential Zones
21-
Key to Matrix: “P” = Permitted; “C” = Conditional Use Permit required; (S) = Subject to requirements for Special Uses (see Chapter 17.45).
3 Residential Uses,
including:

Zones

R RM RA AN RCO
Licensed family day care
centers for 15 or more children
as an accessory use
C C C
Licensed family day care
centers for up to 14 children as
an accessory use
P P P
Low Barrier Navigation
Centers (LBNC)
P
Mobile home parks C(S) C(S) C(S)
Multi-Family Dwellings P
Planned unit development
subject to provisions of Chapter

17.41 C C
Residential care facilities (six
or fewer patients)

P P P P
Residential care facilities
(seven or more patients)

P P P P
Single Family Dwelling P P P P
Single Room Occupancy units P
Swimming pool P(S) P(S) P(S) P(S) P
Supportive Housing P
Transitional housing P

Exhibit “B”: Dinuba Zoning Ordinance
Chapter 21: Permitted Uses in Residential Zones
21-
Key to Matrix: “P” = Permitted; “C” = Conditional Use Permit required; (S) = Subject to requirements for Special Uses (see Chapter 17.45).
4 Accessory Uses,
including:

Zones

R RM RA AN RCO
Accessory structures and uses
located on the same site as a
conditional use

C C C C C
Accessory structures and uses
located on the same site as a
permitted use

P P P P P
Flower and vegetable gardens,
agricultural crops, orchards and
vineyards, horticultural
collections, nursery stock (but
excluding the following: any
sign or structure for the purpose
of sale of any product,
commercial greenhouses and
commercial farming buildings)
P P
Home occupations P(S) P(S) P(S) P(S) P(S)
Marijuana cultivation (medical
and nonmedical) in accordance
with Section 5.86.040
P P P
Swimming pools provided, that
no swimming pool shall be
located in a required front or
side yard; and further provided,
that all fencing comply with the
Uniform Building Code or city
standards

P P P P P
Temporary construction
materials storage yards required
in connection with a
development project

P P P P P
Tennis courts, including related
fencing over seven feet in
height located on the same site
as a permitted or conditional
use

P P P P P

Exhibit “B”: Dinuba Zoning Ordinance
Chapter 21: Permitted Uses in Residential Zones
21-
Key to Matrix: “P” = Permitted; “C” = Conditional Use Permit required; (S) = Subject to requirements for Special Uses (see Chapter 17.45).
5 Agricultural Uses,
including:

Zones

R RM RA AN RCO
Agricultural crops raised for
commercial purposes
P P
Agricultural products
processing produced on the
premises (except commercial
animal slaughter)
P
Farm equipment service and
repair establishments
C
Fertilizer plants and yards C
Fruit and nut trees raising,
vegetables and horticultural
specialties

P P P P P
Grain elevators C
Livestock raising (no
slaughtering)
P P
Stand (“fruit stand”) for the
sale of agricultural produce
grown on the site
C

Exhibit “B”: Dinuba Zoning Ordinance
Chapter 21: Permitted Uses in Residential Zones
21-
Key to Matrix: “P” = Permitted; “C” = Conditional Use Permit required; (S) = Subject to requirements for Special Uses (see Chapter 17.45).
6 Public and Quasi-Public
Uses, including:

Zones

R RM RA AN RCO
Cemeteries, crematories and
columbariums
C
Churches, parsonages, and
other religious institutions
C C C
Communication and wireless
facilities, with stealthing
C
Communication and wireless
facilities, without stealthing
Communications equipment
buildings
C C
Electric transmission lines,
transmission substations and
distribution substations
C C
Flood control channels, water
pumping stations and
reservoirs, irrigation ditches
and canals, settling and water
conservation recharge basins,
drainage ponds and streets and
roads necessary for access to
permitted uses
P
Gas and electric transmission
lines, electrical transmission
and distribution substations, gas
regulator stations,
communications equipment
buildings, public service
pumping stations and elevated
pressure tanks

P P P P P
Gas and oil wells C
Health care facilities, including
hospitals and sanitariums
C
Public uses of an
administrative, recreational,
public service or cultural type
including city, county, state or
federal administrative centers
and courts, libraries, museums,
C

Exhibit “B”: Dinuba Zoning Ordinance
Chapter 21: Permitted Uses in Residential Zones
21-
Key to Matrix: “P” = Permitted; “C” = Conditional Use Permit required; (S) = Subject to requirements for Special Uses (see Chapter 17.45).
7 Miscellaneous Uses,
including:

Zones

R RM RA AN RCO
Kennels and animal hospitals C
Medical buildings, professional
medical buildings, including
dentists, physicians, podiatrists,
ophthalmologists, and similar
practitioners
C
etc.

Public and Quasi-Public
Uses, including:

Zones

R RM RA AN RCO
art galleries, police and fire
stations and other public
buildings, structures and
facilities, public playgrounds,
parks and community centers
Pumping stations (public
service)
C C
Recreation areas, parks,
playgrounds and such
buildings, structures and
facilities as are appropriately
related thereto

P P P P P
Recreational facilities (operated
for profit or otherwise),
including golf courses, golf
driving ranges, swimming
pools, riding academies, drivein theaters, playgrounds, parks, community centers and
stadiums.

C C
Schools, colleges, and similar
educational facilities.

C C C C C
Stormwater ponding basins C C C

Exhibit “B”: Dinuba Zoning Ordinance
Chapter 21: Permitted Uses in Residential Zones
21-
Key to Matrix: “P” = Permitted; “C” = Conditional Use Permit required; (S) = Subject to requirements for Special Uses (see Chapter 17.45).
8 Miscellaneous Uses,
including:

Zones

R RM RA AN RCO
Planned unit development
subject to provisions of Chapter

17.41 C C
Solar electricity generating
plant
C
Solar energy system P P P P P
Veterinarians’ offices C
Other uses determined to be
reasonably similar in nature and
intensity to those that are
permitted in that particular
zone, as determined by the City
Planner.

P P P P P
Other uses determined to be
reasonably similar in nature and
intensity to those that are
conditionally permitted in that
particular zone, as determined
by the City Planner.

C C C C C
etc.

EXHIBIT “C”
33-1
Permitted Uses in Commercial Zones
Sections

17.33.010 Purpose

17.33.020 Permitted Uses Table

17.33.010 Purpose.

This chapter establishes Table 48-1 which contains the list of uses that are permitted in each commercial zone within the City of Dinuba. The intent is to ensure (to the degree practical) that commercial neighborhoods function in a harmonious manner and that uses with similar operating characteristics are reasonably grouped and do not conflict with one another or surrounding areas and zones.

17.33.020 Permitted Uses Table
Table 33-1 lists uses that are permitted in Dinuba’s commercial zones. Permitted uses are listed in the left column and the City’s commercial zones are listed across the top. To determine whether a particular use is permitted (and whether it is subject to any special requirements) each box is marked with one of the following:
• “P” Permitted
• “C” Permitted by Conditional Use Permit
• “(S)” Where the use is listed as permitted (or Conditionally Permitted) along with the letter “(S)”, the use is permitted subject to special standards contained in Chapter

17.45 • A box in the table with no letter indicates that the use is not permitted in this zone.

Note: For projects involving new construction, Site Plan Review is required consistent with procedures in Chapter 17.51 (Site Plan Review).

Any use that is judged by the City Planner to be reasonably similar in nature to other permitted uses may be considered a permitted use. Further, any use judged by the City Planner to be C H A P T E R 33
115

Exhibit “C”: Dinuba Zoning Ordinance
Chapter 33: Permitted Uses in Commercial Zones
Key to Matrix: “P” = Permitted; “C” = Conditional Use Permit required; (S) = Subject to requirements for Special Uses (see Chapter 17.45).
33-2
reasonably similar in nature to a Conditionally Permitted use may be considered as such (permitted by Conditional Use Permit).

For ease of use, the uses in Table 33-1 are grouped into similar categories, as follows:

A. Educational facilities and schools
B. Automotive and vehicular uses
C. Entertainment and Recreational facilities and uses
D. Restaurants, cafes, eating and drinking establishments and related facilities E. Offices and related uses
F. Personal Services
G. Public and Semi-Public Uses
H. Residential Uses
I. Retail Stores and related uses
J. Service Commercial, minor manufacturing, processing and related uses K. Utilities and related activities
L. Other Uses
Table 33-1: Permitted Uses in Commercial Zones
Educational facilities
and schools, including:

Zones
C-1 C-2 C-3 C-4 PO
Art and craft schools and
colleges P P
Beauty colleges P P P
Business, professional, and
trade schools and colleges P P
Day care centers (adults, up to
12 attendees) P P P P P
Day care centers (adults, more
than 12 attendees) C C C C C
Day care centers (children, up
to 14 attendees) P P P P P
Day care centers (children,
more than 14 attendees) C C C C C
Music and dance studios P P

Exhibit “C”: Dinuba Zoning Ordinance
Chapter 33: Permitted Uses in Commercial Zones
Key to Matrix: “P” = Permitted; “C” = Conditional Use Permit required; (S) = Subject to requirements for Special Uses (see Chapter 17.45).
33-3
Automotive and
vehicular uses
including vehicle sales,
servicing repair and
parts, etc., including:

Zones
C-1 C-2 C-3 C-4 PO
Automobile parts stores P P P P
Automobile audio and security
installations within an
enclosed structure

P(S) P(S)
Automobile detailing, hand car
wash within an enclosed
building

P(S) P(S)
Automobile oil and lube shop P P P
Automobile repair, body and
fender repair P(S) P(S)
Automobile sales, new,
including service and repair
within an enclosed building
P P P
Automobile sales, used,
including service and repair
within an enclosed building
P P P
Automobile upholstery and top
shops P(S) P(S)
Boat sales and service P(S)
Car wash (self-service) P
Car wash, including use of
mechanical conveyors,
blowers and steam cleaning
P P
Equipment rental yards P
Farm equipment sales and
service P
Gasoline service stations,
including dispensing of diesel
and liquid petroleum gas fuels
and complete truck service
P(S)
Mobile home, recreational
vehicle and trailer sales and
servicing
P
Motorcycle sales and service P(S) P(S)
Muffler shop P(S) P(S)
Rental equipment, including
trailers, trucks and cars P
Service stations, gasoline sales
including convenience store C(S) C(S) C(S)

Exhibit “C”: Dinuba Zoning Ordinance
Chapter 33: Permitted Uses in Commercial Zones
Key to Matrix: “P” = Permitted; “C” = Conditional Use Permit required; (S) = Subject to requirements for Special Uses (see Chapter 17.45).
33-4
Automotive and
vehicular uses
including vehicle sales,
servicing repair and
parts, etc., including:

Zones
C-1 C-2 C-3 C-4 PO
with sales of alcoholic
beverages
Tire shops, including
rebuilding, recapping and
retreading

P(S) P(S)
Entertainment and
Recreational Facilities
and Uses, including:

Zones
C-1 C-2 C-3 C-4 PO
Adult bookstores and adult
movie theaters as provided for in
Title 17
C
Arcades P P P P
Bowling alleys P P P
Card rooms C
Dance halls C C
Health clubs P P P
Pool and billiards, including in
conjunction with a restaurant C
Shooting range, indoor C
Theaters and auditoriums P P P

Exhibit “C”: Dinuba Zoning Ordinance
Chapter 33: Permitted Uses in Commercial Zones
Key to Matrix: “P” = Permitted; “C” = Conditional Use Permit required; (S) = Subject to requirements for Special Uses (see Chapter 17.45).
33-5
Restaurants, cafes,
eating and drinking
establishments and
related facilities where
products are typically
consumed onsite, or
prepared for offsite
consumption,
including:

Zones
C-1 C-2 C-3 C-4 PO
Bakeries, retail and wholesale P P P P
Bars and cocktail lounges C C C
Breweries, micro C C
Candy store P P P P
Delicatessens P P P P
Drive-thru restaurants P P
Mobile food vehicles parked on
private property (permitted
subject to standards contained in
Dinuba Municipal Code section

7.28. P P
Restaurants , including those
serving alcoholic beverages P P P P
Restaurants, including restaurant
with bar/lounge C C C
NOTE: New businesses featuring drive-thru lanes are not permitted in the downtown (C-2 zone) in an effort to strengthen the pedestrian-oriented shopping character of the downtown Offices and related
uses, including:

Zones
C-1 C-2 C-3 C-4 PO
Banks, including drive-in
banks and other savings and
lending agencies
P P P
Blueprint and photocopy shops P P P P P

Exhibit “C”: Dinuba Zoning Ordinance
Chapter 33: Permitted Uses in Commercial Zones
Key to Matrix: “P” = Permitted; “C” = Conditional Use Permit required; (S) = Subject to requirements for Special Uses (see Chapter 17.45).
33-6
Offices and related
uses, including:

Zones
C-1 C-2 C-3 C-4 PO
Clinics (medical) P P P P P
Employment agencies P P P P P
Medical and dental
laboratories and clinics
including out-patient facilities
and prescription pharmacies in
conjunction therewith, or with
a hospital

P P P P P
Medical buildings,
professional medical buildings,
including dentists, physicians,
podiatrists, opthamologists,
and similar practitioners

P P P P P
Offices, general P P P P P
Personal Services,
including
Zones
C-1 C-2 C-3 C-4 PO
Banks, including drive-in
banks and other savings and
lending agencies
P P P
Barber shops and beauty shops P P P P P
Body piercing shops C C C
Cleaning, pressing and dyeing
shops (retail only, dry
cleaning, cleaning clothes in
enclosed machines,
noninflammable cleaning
compounds)
P P P
Copy and blueprint shops P P P P P
Dry cleaning service P P P
Laundries and laundromats P P P P
Locksmiths P P P
Massage therapy C C C

Exhibit “C”: Dinuba Zoning Ordinance
Chapter 33: Permitted Uses in Commercial Zones
Key to Matrix: “P” = Permitted; “C” = Conditional Use Permit required; (S) = Subject to requirements for Special Uses (see Chapter 17.45).
33-7
Personal Services,
including
Zones
C-1 C-2 C-3 C-4 PO
Pet grooming business, no
overnight stay for pets P P P P P
Pet grooming business, with
overnight stay for pets for a
maximum of five nights

C C C C
Photography studios P P P P P
Tattoo shops P P P
Tattoo shops that also provide
body piercing services C C C
Taxidermists P
Public and Semi-Public
Uses, including:

Zones
C-1 C-2 C-3 C-4 PO
Ambulance service P
Churches and other religious
institutions C C C C C
City, county, state and federal
administrative offices, libraries
and police and fire stations
P P
Mortuaries, crematoriums and
columbariums P P C
Public parking lots or
structures P P P P P
Public parks, playgrounds and
other public recreation
facilities
P
Public uses of a cultural type,
including museums and art
galleries
P P
Public utility service yards,
electrical and gas transmission
stations
P
Wedding chapels P P

Exhibit “C”: Dinuba Zoning Ordinance
Chapter 33: Permitted Uses in Commercial Zones
Key to Matrix: “P” = Permitted; “C” = Conditional Use Permit required; (S) = Subject to requirements for Special Uses (see Chapter 17.45).
33-8
Residential Uses,
including:

Zones
C-1 C-2 C-3 C-4 PO
Dwellings for a caretaker or
watchman and his immediate
family, necessary and
incidental to a use located in
such zone
C
Emergency shelter, up to six
persons
P
Hotel and motels P P P
Low Barrier Navigation
Center P P
Mixed land use in
conformance with Chapter

17.45.3 P(S) C(S)
Residential drug treatment
recovery homes C
Single-family residential
structures used as dwelling
units constructed prior to
January 1, 2010.

P
Single family dwelling that is
being converted from an office
or commercial use to a
residence.

C
Single Room Occupancy
Units P P P
Supportive housing C
Transitional housing C
Retail Stores and
related uses, including:

Zones
C-1 C-2 C-3 C-4 PO
Apparel stores P P P P
Appliance sales P P P
Antique stores P P P P P

Exhibit “C”: Dinuba Zoning Ordinance
Chapter 33: Permitted Uses in Commercial Zones
Key to Matrix: “P” = Permitted; “C” = Conditional Use Permit required; (S) = Subject to requirements for Special Uses (see Chapter 17.45).
33-9
Retail Stores and
related uses, including:

Zones
C-1 C-2 C-3 C-4 PO
Art galleries P P P P P
Book stores P P P P
Carpet stores P P P
Cell phone stores P P P P
Convenience stores, including
the sale of alcoholic beverages C C C
Department stores P P P
Drug stores P P P
Feed and seed stores P
Florists P P P P P
Furniture stores P P P
Garden supplies P P P P
Gift, novelty or souvenir shops P P P P
Gunsmith shops P P
Hardware and home
improvement stores P P P
Health food stores P P P
Hobby supply stores P P P
Hydroponic stores C C C
Jewelry stores, including clock
and watch repairing P P P
Liquor stores C C C
Machinery sales and rentals P
Manufacturing and repair
activities incidental to a
permitted or conditionallypermitted retail use, where the manufacturing function
occupies no more than 25% of
the building or site.

P P P
Medical and orthopedic
appliance stores P P P

Exhibit “C”: Dinuba Zoning Ordinance
Chapter 33: Permitted Uses in Commercial Zones
Key to Matrix: “P” = Permitted; “C” = Conditional Use Permit required; (S) = Subject to requirements for Special Uses (see Chapter 17.45).
33-10
Retail Stores and
related uses, including:

Zones
C-1 C-2 C-3 C-4 PO
Music stores P P P
Paint and wallpaper stores P P P
Pawn shops P P
Pet shops P P P
Shoe stores P P P P
Sporting goods stores P P P
Supermarkets (including sales
of alcoholic beverages) P P P
Thrift shops and secondhand
stores P P
Tobacco stores and
smokeshops C C
Toy stores P P P
Variety stores P P P
Wholesale establishments P P
Service Commercial,
minor manufacturing,
processing and related
uses, including:

Zones
C-1 C-2 C-3 C-4 P-O
Animal hospitals and kennels
and veterinarians C
Building materials, sales and
storage P
Cabinet shops P
Catering P P
Ceramics and pottery studios P P
Contractor’s storage yards C

Exhibit “C”: Dinuba Zoning Ordinance
Chapter 33: Permitted Uses in Commercial Zones
Key to Matrix: “P” = Permitted; “C” = Conditional Use Permit required; (S) = Subject to requirements for Special Uses (see Chapter 17.45).
33-11
Service Commercial,
minor manufacturing,
processing and related
uses, including:

Zones
C-1 C-2 C-3 C-4 P-O
Diaper supply services P
Electrical appliance and
incidental repair shops P P
Electrical shops P
Electroplating shops C
Exterminators P
Food lockers (no slaughtering,
handling of dressed meats
only)
P P
Glass shops P
Heating and ventilating or air
conditioning shops, including
incidental sheet metal
P
Laboratories, experimental and
testing C
Lumber yards, not including
planing mills or saw mills P
Machine shops C
Petroleum products storage;
provided, that gasoline,
kerosene and similar highly
inflammable products shall be
stored underground
C
Plumbing and sheet metal
shops P
Recycling collection centers P(S) P(S) P(S) P(S)
Rug and carpet cleaning and
dyeing P
Stone monument works C
Upholstery shops P
Veterinarian offices and small
animal hospitals or clinics
including short-term boarding
of animals and incidental care
such as bathing and trimming;
C C

Exhibit “C”: Dinuba Zoning Ordinance
Chapter 33: Permitted Uses in Commercial Zones
Key to Matrix: “P” = Permitted; “C” = Conditional Use Permit required; (S) = Subject to requirements for Special Uses (see Chapter 17.45).
33-12
Service Commercial,
minor manufacturing,
processing and related
uses, including:

Zones
C-1 C-2 C-3 C-4 P-O
provided, that all operations
are conducted entirely within a
completely enclosed structure
which complies with
specifications of soundproof
construction prescribed by the
Uniform Building Code
Utilities and related
activities, including:

Zones
C-1 C-2 C-3 C-4 P-O
Communication and wireless
facilities, with stealthing P
Communication and wireless
facilities, without stealthing C
Communications equipment
buildings P P
Electrical distribution
substations, communication
equipment buildings, gas
regulator stations and utility
pumping stations and elevated
pressure tanks
P P P
Gas and electric transmission
lines, electrical transmission
and distribution substations,
gas regulator stations,
communications equipment
buildings, public service
pumping stations and elevated
pressure tanks
P P P
Microwave relay stations C
Solar energy system P P P P P

Exhibit “C”: Dinuba Zoning Ordinance
Chapter 33: Permitted Uses in Commercial Zones
Key to Matrix: “P” = Permitted; “C” = Conditional Use Permit required; (S) = Subject to requirements for Special Uses (see Chapter 17.45).
33-13
Utilities and related
activities, including:

Zones
C-1 C-2 C-3 C-4 P-O
Water pump stations P P P
Other Uses, including:

Zones
C-1 C-2 C-3 C-4 PO
Auction rooms P P
Hookah bar C C
Ice dispensers (coin-operated) P P P P
Kennels located not closer than
five hundred feet to any
residential or PO district
P
Meeting or social halls P P
Meeting or social halls with
fewer than four thousand
square feet of floor space that
do not operate after twelve
a.m.

P P
Mini-storage facilities P
Parking lots improved in
conformity with the standards
prescribed for required offstreet parking facilities in Chapter 17.49

P P P P P
Planned unit development
subject to provisions of
Chapter 17.41

C C C C C
Private clubs and lodges P P
Storage buildings incidental to
a permitted use (including the
use of cargo containers)

P(S) P(S) P(S) P(S) P(S)
Swap meets P
etc.

Exhibit “C”: Dinuba Zoning Ordinance
Chapter 33: Permitted Uses in Commercial Zones
Key to Matrix: “P” = Permitted; “C” = Conditional Use Permit required; (S) = Subject to requirements for Special Uses (see Chapter 17.45).
33-14
Other Uses, including:

Zones
C-1 C-2 C-3 C-4 PO
Temporary uses P(S) P(S) P(S) P(S) P(S)
Other uses determined by the
City Planner to be reasonably
similar in nature and
operational characterists to a
permitted use in the zone

P P P P P
Other uses determined by the
City Planner to be reasonably
similar in nature and
operational characterists to a
Conditionally-permitted use in
the zone

C C C C C
etc.

EXHIBIT “E”
49-1
Auto and Bicycle Parking and
Loading
Sections

17.49.010 Purpose

17.49.020 General Requirements

17.49.030 Number of Parking Spaces Required by Use

17.49.040 Parking Lot Design Standards and Location Criteria

17.49.010 Purpose
The purpose of this chapter is to provide parking, bicycle and loading regulations for new and expanded development and land uses in Dinuba. This chapter will also serve to:

1. Provide accessible, attractive, secure, and well-maintained parking (auto and bicycle) and off-street loading facilities;

2. Provide parking and loading facilities that are designed to reduce traffic congestion;

3. Minimize the impact of new development on parking and loading facilities on surrounding properties;

4. Ensure the maneuverability of emergency vehicles in parking facilities and provide for loading and delivery services in proportion to the needs generated by the proposed land use which are clearly compatible with adjacent parcels and the surrounding neighborhood.

C H A P T E R 49

Exhibit “E”: Dinuba Zoning Ordinance
Chapter 49: Parking and Loading
49-2

17.49.020 General Requirements
a. No building shall be constructed, or use established unless off-street auto and bicycle parking and loading spaces are provided in accordance with the provisions of this chapter unless otherwise exempted by this chapter. b. When an existing use or building is enlarged and requires additional parking and loading under the provisions of this chapter, said improvements shall be provided on the subject site or the developer shall provide an in-lieu parking fee consistent with the provisions in this chapter.
c. For every ten auto parking spaces provided for commercial and industrial uses the project shall provide one bicycle parking space.
c. For uses not listed in this chapter, the Planning Director shall determine a parking and loading standard for the use based on the operational, size and locational characteristics of the use and the standards that similar cities apply to said use. d. Fractional space requirements shall be rounded up when the fractional number is

0.5 or more and shall be rounded down when the fractional number is less than

0.5. e. In any residential district, all inoperable motor vehicles shall be stored in a garage, carport or outside of the front yard setback area and shall be screened from view from the public right-of-way by solid fencing a minimum of six feet in height.
f. For purposes of calculating the number of spaces required, “floor space” or “floor area” shall mean that area used for service the public, including areas occupied by fixtures and equipment used for the display or sale of merchandise. It shall not include areas used principally for non-public use, including storage, or administrative offices incidental to a commercial use.
g. In addition to the requirements of this chapter, parking and loading facilities shall also adhere to the Dinuba Commercial and Industrial Design Guidelines, the Residential Design Guidelines and Landscape Design Guidelines, as applicable. h. Up to 30% of required parking spaces may be designed as compact stalls, measuring 8 feet wide by 16 feet long.

Exhibit “E”: Dinuba Zoning Ordinance
Chapter 49: Parking and Loading
49-3

17.49.030 Number of Parking Spaces Required
The minimum number of parking spaces (or stalls) required for new uses or buildings or the expansion of existing buildings or uses are detailed below, except that the number of on-site parking spaces required for uses in the “C-2” (Downtown Commercial) may be reduced by up to 50% of the parking requirement for the particular use, as shown in this chapter (or an applicant unable to meet on-site parking requirements may pay the City’s in-lieu parking fee.

1. Residential Uses
Number Use Number of Spaces Required
a. Single Family Residence
2 covered parking spaces. Spaces shall
be situated side by side (tandem parking
is not permitted)
b. Accessory Dwelling Unit One space
c. Junior Accessory Dwelling
Unit No requirement
d. Multi-family units
• Studio (no bedroom): 1.0 space
• One bedroom unit: 1.0 space
• Affordable units: 1.0 space
• Two or more bedroom: 2.0 spaces
• Guest parking shall be provided at a
rate of one space per 5 units
• Senior housing: One space per
employee on the maximum shift
except that no parking is required
for senior housing that is within
one half mile of a transit stop
e. Emergency Shelter One space per 10 beds
f. Group care housing
two stalls for every two clients; tandem
parking is permitted. One space per
employee on the maximum shift,
except that no parking is required
where the site is within one-half mile
of a public transit stop.

Exhibit “E”: Dinuba Zoning Ordinance
Chapter 49: Parking and Loading
49-4

1. Residential Uses
Number Use Number of Spaces Required
g. Supportive housing
One stall per bedroom plus one stall
per employee, except that no parking
is required where the site is within
one-half mile of a public transit stop.
h. Transitional housing
one stall per bedroom plus one stall per
employee. One space per employee
on the maximum shift, except that no
parking is required where the site is
within one-half mile of a public
transit stop.
i. Single Room Occupancy
(SRO) units:
one stall per bedroom except that no
parking is required where the site is
within one-half mile of a public
transit stop. plus one stall per employee
j. Labor camps: one stall per living unit
k. Nursing homes:
one stall per employee on the
maximum shift except that no
parking is required where the site is
within one-half mile of a public
transit stop. for every three beds
l. Convalescent home:
one stall per employee on the
maximum shift except that no
parking is required where the site is
within one-half mile of a public
transit stop. for every three beds
m. Family and group day care
homes: one stall for every three beds
n. Senior housing: one covered stall per unit
o. Mobile home parks:
two covered stall per unit; tandem
parking permitted, plus one guest space
per five mobile homes
p. Trailer parks: one stall per trailer pad

Exhibit “E”: Dinuba Zoning Ordinance
Chapter 49: Parking and Loading
49-5

1. Residential Uses
Number Use Number of Spaces Required
q. Motels and hotels: one stall per room

2. Offices
Number Use Number of Spaces Required
a. Medical and dental offices:
one stall per 250 sq. ft. of building area,
plus one bicycle space per ten vehicle
spaces.
b.

Professional offices, including
insurance, specialized
consultants, law, travel, real
estate, accountants, financial
advisors and architects:
one stall per 250 sq. ft. of building area,
plus one bicycle space per ten vehicle
spaces.

3. Personal Services
Number Use Number of Spaces Required
a.

Banks, savings and loan, check
cashing, credit unions, and
similar offices:
one stall per 200 sq. ft. of building area,
plus one bicycle space per ten vehicle
spaces:
b. Self-service laundry: one stall for every three machines, plus one bicycle space per ten vehicle spaces
$

Exhibit “E”: Dinuba Zoning Ordinance
Chapter 49: Parking and Loading
49-6

3. Personal Services
Number Use Number of Spaces Required
c.

Barber/beauty shops, day spas,
massage therapists, hair
stylists, tattoo/piercing shops:
two stalls per station, plus one bicycle
space per ten vehicle spaces.
d. Funeral home, mortuaries: one stall for every 50 sq. ft. of building area

4. General Commercial Uses
Number Use Number of Spaces Required
a.

Retail stores including
clothing, shoes, stationary,
sporting goods, kitchen wares,
gift shops, book stores and
beauty supplies:
one stall per 350 sq.ft. of building area,
plus one bicycle space per ten vehicle
spaces.
b. Convenience stores:
one stall per 200 sq. ft. of building area,
plus one bicycle space per ten vehicle
spaces.
c. Furniture, hardware and
appliance stores:
one stall per 600 sq. ft. of building area,
plus one bicycle space per ten vehicle
spaces.
d. Grocery stores:
one stall per 300 sq. ft. of building area,
plus one bicycle space per ten vehicle
spaces.
e. Antique and second-hand
shops:
one stall per 350 sq. ft. of building area,
plus one bicycle space per ten vehicle
spaces.
f. Auto parts stores:
one stall per 500 sq. ft. of building area,
plus one bicycle space per ten vehicle
spaces.
$

Exhibit “E”: Dinuba Zoning Ordinance
Chapter 49: Parking and Loading
49-7

5. Eating and Drinking Establishments
Number Use Number of Spaces Required
a. Coffee and tea establishments,
candy shops and bakeries:
one stall per 100 square feet of building
area, plus one bicycle space per ten
vehicle spaces.
b. Restaurants (other than fast
food):
one stall per four seats, plus one bicycle
space per ten vehicle spaces.
c. Fast food restaurants
one stall per 100 sq. ft . of building area,
plus one bicycle space per ten vehicle
spaces.
d. Donut shops
one stall per 100 square feet of building
area, plus one bicycle space per ten
vehicle spaces.
e. Sandwich shops and
delicatessens
one stall per 100 square feet of building
area, plus one bicycle space per ten
vehicle spaces.
f Sports bars One stall per three seats, plus one
bicycle space per ten vehicle spaces.

6. Automotive Uses
Number Use Number of Spaces Required
a. Tire, brake, radiator, and auto
repair shops:
one stall per 200 square feet of building
area.
b. Multi-tenant auto-related
shops:
one stall per 200 square feet of building
area.
c. Full-service car washes: one stall per 200 sq. ft. of building area. d. Self-service car washes: one parking stall per bay

Exhibit “E”: Dinuba Zoning Ordinance
Chapter 49: Parking and Loading
49-8

6. Automotive Uses
Number Use Number of Spaces Required
e. New/Used-car sales:
one parking space for each two
employees during the time of maximum
employment, plus one parking space for
each two thousand (2,000) square feet of
lot and building area used for the
display or storage of automobiles.
f. Oil change shops: one stall per bay.
g. Service stations: one stall per 300 sq. ft. of building area. h. Auto glass, upholstery and
stereo shops: one stall per 200 sq. ft. of building area. i. Paint and body shops: one stall per 200 square feet of building area.
j. Wholesale establishments: one stall per 600 sq. ft. of building area.

7. Recreational Uses
Number Use Number of Spaces Required
a. Health clubs:
one stall per 100 sq. ft. of building area,
plus one bicycle space per ten vehicle
spaces.
b. Bowling alleys:
one stall per 100 sq. ft. of building area,
plus one bicycle space per ten vehicle
spaces.
c. Dance and martial arts studios:
one stall per 100 sq. ft. of building area,
plus one bicycle space per ten vehicle
spaces.

Exhibit “E”: Dinuba Zoning Ordinance
Chapter 49: Parking and Loading
49-9

7. Recreational Uses
Number Use Number of Spaces Required
d. Golf courses

1.5 stalls per tee plus one stall for every
four seats, plus one bicycle space per ten
vehicle spaces.
e. Stadiums, arenas, and other
outdoor facilities:
one stall for every five seats, plus one
bicycle space per ten vehicle spaces.
f. Video arcades:
one stall per 100 sq. ft. of builidng area,
plus one bicycle space per ten vehicle
spaces.
g. Rodeo and equestrian
facilities:
one stall for every five seats, plus one
bicycle space per ten vehicle spaces.
h. Miniature golf course: 1.5 stalls per tee, plus one bicycle space per ten vehicle spaces.

8. Miscellaneous Commercial Uses
Number Use Number of Spaces Required
a. Shopping centers (three or
more retail uses) One stall per 250 square feet
b. Retail nursery/garden shops:
one stall for every 1,000 sq. ft. of
outdoor display area, plus one bicycle
space per ten vehicle spaces.

Exhibit “E”: Dinuba Zoning Ordinance
Chapter 49: Parking and Loading
49-10

8. Miscellaneous Commercial Uses
Number Use Number of Spaces Required
c. Agricultural Chemicals/Sales: one stall per 500 sq. ft. of building area. d.

Agricultural Services,
including topping, farming
operations, trucking, farm
maintenance, spraying,
agricultural contractors, and
contract farming:
one stall per 500 sq. ft. of building area.
e. Farm machinery, sales and
service: one stall per 500 sq. ft. of building area.

9. Industrial Uses
Number Use Number of Spaces Required
a. Manufacturing:
one stall per 500 sq. ft. of building area,
plus one bicycle space per ten vehicle
spaces
b. Mini-storage: two stalls plus one stall for every 250 sq. ft. of building area in the office
c. Warehousing:
one stall per 1,000 sq. ft. of building
area, plus one bicycle space per ten
vehicle spaces
d. Packing house:
one stall per 750 sq. ft. of building area,
plus one bicycle space per ten vehicle
spaces.

Exhibit “E”: Dinuba Zoning Ordinance
Chapter 49: Parking and Loading
49-11

10. Institutional Uses
Number Use Number of Spaces Required
a. Churches: one stall per four seats, plus one bicycle space per ten vehicle spaces.
b. Nursery and pre-schools:
one stall per classroom plus one stall for
every 250 sq. ft. of nonclassroom
building area, plus one bicycle space per
four students.
c. Elementary and middle
schools:
one stall per two classrooms plus one
stall per staff member, plus one bicycle
space per four students.
d. High schools: three stalls for every two staff members, plus one bicycle space per four students.
e. Colleges:
one parking space for each employee
plus ten parking spaces for each
classroom, plus one bicycle space per
four students.
f. Libraries, museums and art
galleries:
one stall per 500 sq. ft. of building area,
plus one bicycle space per ten vehicle
spaces.
g. Hospitals: one stall per bed, plus one bicycle space per ten vehicle spaces

11. Governmental Uses
Number Use Number of Spaces Required
a. Governmental offices:
one stall per 400 sq. ft. of building area,
plus one bicycle space per ten vehicle
spaces.
b. Courthouses:
one stall per 400 sq. ft. of building area,
plus one bicycle space per ten vehicle
spaces.

Exhibit “E”: Dinuba Zoning Ordinance
Chapter 49: Parking and Loading
49-12

11. Governmental Uses
Number Use Number of Spaces Required
c. Public safety buildings:
one stall per 400 sq. ft. of building area,
plus one bicycle space per ten vehicle
spaces.
d. Corporation, transporation and
fuel yards:
one stall per employee on the maximum
shift plus visitor stalls
e.

Water treatment facilities and
wastewater treatment facilities: one stall per 400 sq. ft of building area

17.49.040 Parking Lot Design Standards and Location Criteria a. Design Dimensions
Parking lots shall be designed to be consistent with the standards, dimensions and requirements of the details contained in Exhibit 49-1. The construction of parking lots shall also be consistent with the standards contained in Dinuba’s Improvements Manual.

Exhibit 49-1: Parking Design

Exhibit “E”: Dinuba Zoning Ordinance
Chapter 49: Parking and Loading
49-13
b. Circulation

Exhibit “E”: Dinuba Zoning Ordinance
Chapter 49: Parking and Loading
49-14
Parking lots shall be designed so that backing into a public street from a parking stall shall be minimized in order to maintain effective traffic flow along the public street.

Single family dwellings will be exempt from this requirement. The use of alleys to access parking lots is encouraged.

Commercial parking lots shall be designed to allow for cross parcel access (to the extent practical) to preclude vehicles from having to travel onto the street to access adjacent parcels.
c. Paving, Slope and Drainage
All parking lots shall be constructed with a 4-inch aggregate base and a 2-inch asphalt or concrete overlay, described in the Dinuba Improvements Manual. Parking lots shall be sloped so that storm water runoff flows towards public streets or alleys, into on-site landscape planters or bioswales or into pervious hardscape features. d. Curbing and Wheel Stops
Concrete curbing shall be provided around all parking lots and landscape planters consistent with the Dinuba Improvements Manual. Wheel stops may be provided in parking stalls to ensure that the overhang of a vehicle does not interfere with pedestrian movements along a sidewalk, or damage landscaping adjacent to the parking lot. e. Striping and Symbols
Parking lot stalls and travel lanes shall be clearly marked with painted strips. Parking stalls for handicapped persons shall be stripped and provided with the appropriate symbols and signage that are consistent with the American Disabilities Act. f. Lighting
All parking lots shall have pole lighting that property illuminates the parking lot but does not cause a nuisance for adjoining properties.
g. Driveways
Driveways from a public street or alley shall have locations and dimensions consistent with the Dinuba Improvements Manual. For one-way driveways the width of the driveway shall be at least 15 feet; two-way driveways shall have a minimum width of 25 feet.
h. Landscaping (see also Exhibit 49-2)

Exhibit “E”: Dinuba Zoning Ordinance
Chapter 49: Parking and Loading
49-15
All parking lots shall be landscaped in accordance with the requirements in Chapter 17.47 (Landscaping and Irrigation) and the Dinuba Landscape Design Guidelines. Trees shall be planted within all parking lots. Tree species shall be selected that will not cause damage to the parking lot or adjacent sidewalks, driveways or curbing, and will shade more than 50 percent of the parking lot within ten years. Landscape planters between the parking lots and public streets shall be planted with low hedges. As an alternative, a low wall (three feet) may be constructed and shrubs, turf or ground cover shall be planted between the wall and the street.
i. Fencing
Where any parking lot or loading facility directly abuts property in any residential zone, it shall be separated from such property by a solid masonry wall at least 7 feet high, provided that said wall be reduced to four feet adjacent to the front yard setback requirement on the residential parcel.

Exhibit 49-2: Typical Parking Lot Landscaping Scheme
i. Location Criteria
Planter Parking Lot for
Commercial
Development
Landscaped
Island
Landscaped Border
Sidewalk and
Street
Six-foot tall
masonry wall
Wheel blocks
to protect
landscaping
Light
fixtures
adequately
spaced to
provide
safety while
minimizing
glare on
surrounding
properties
Landscape
planters to
break up
expanse of
asphalt and
provide
shade
Shade
trees
planted
every four
parking
spaces
Berming, trees, shrubs
and ground cover -
must be high enough
to screen vehicle grilles
Landscaping/fencing,
etc. should be 30" or
less in height within 25
feet of driveway, to
ensure sight line
safety.
25’19’
Ten feet wide
landscape
border where
parking
adjoins a
residential
district.
19’
Residential
Neighborhood
7-foot block
wall

Exhibit “E”: Dinuba Zoning Ordinance
Chapter 49: Parking and Loading
49-16
Parking lots shall be located on the same property as the building they serve, except that parking for buildings in the Downtown Commercial (C-2) district may be located within 300 feet of the subject property. In the C-2 district, new parking lots shall be located at the rear or side of the subject building. Parking lots shall not be located on the corner where two streets intersect.
j. Shared Parking
Where two or more non-residential uses share a single parking lot, the number of required parking spaces may be reduced by a maximum of 20 percent, as long as the total number of spaces is not less than the required for the use requiring the largest number of spaces.

Where non-residential uses share a single parking lot and it can be demonstrated that the uses operate at different times of the day (an evening use versus a day-time use), the required number of parking spaces may be reduced by up to 50 percent of the combined parking requirements of the two uses. Further, the City may consider the provision for up to one half of the required number of parking spaces in an off-site location up to 300 feet away.
k. Parking in Lieu Fee
For development in the downtown (generally defined as parcels that are zoned “C-2” (Downtown Commercial)) the City may establish an in-lieu parking fee, whereby uses that cannot provide required parking on site can pay the City a fee for the City to use to purchase and develop public parking facilities within the area. The fee shall be established based on a study performed by the City Engineer, and adjusted annually. l. Bicycle Parking
Commercial, industrial and public uses are subject to the following bicycle parking standards:

1. Short-term bicycle parking. If the project will generate frequent visitor traffic (such as fast food restaurants, banks, convenience stores, supermarkets and similar uses) the project shall provide a permanently anchored bicycle rack within 50 feet of the visitors’ entrance.

2. Acceptable bicycle parking facilities shall be convenient from the street and may include:
(a) Bicycle parking space size (eight feet long, three feet wide) (b) Bike rack type (should be U-lock compatible).

Exhibit “E”: Dinuba Zoning Ordinance
Chapter 49: Parking and Loading
49-17
(c) Bicycle parking shall be safe, visible, and convenient. (d) For every ten bicycle spaces provided, one parking space may be eliminated, up to twenty percent of the required number of parking spaces.
m. Parking Standard Modifications
Parking space requirements may be modified through Dinuba’s minor deviation process.

A reduction of up to 20 percent in a project’s required parking spaces may be approved by the Planning Director if the following findings can be made:

1. That the granting of the minor deviation will not create a safety hazard or lead to a condition where the loading of public vehicles onto public streets will interfere with the free flow of traffic on these streets.

2. That the granting of the minor deviation will not create a safety hazard of any other condition inconsistent with the objectives of the Zoning Ordinance.
n. Handicapped Parking Spaces
Handicapped parking stalls shall be provided per the Uniform Building Code.

Handicapped parking stalls shall be designed consistent with the illustrations shown in the Dinuba Improvements Manual.
o. Loading Facilities

1. Commercial, industrial, office, institutional, and public uses exceeding 10,000 square feet in size shall be required to install an off-street loading facility unless the Planning Director finds that due to the operational nature of the use, none or more than one off-street loading space should be required.

2. To the extent possible, loading facilities should be located at the rear or side of the building that they are to serve.

3. As practical, streets and alleys shall not be used as loading or unloading areas, nor should trucks use streets and alleys for maneuvering trailers into a loading or parking space.

4. Loading facilities, at a minimum, shall have a length of 25 feet, a width of 12 feet, and an overhead clearance of 14 feet. All loading surfaces shall be paved consistent with Dinuba’s Improvements Manual.

Exhibit “E”: Dinuba Zoning Ordinance
Chapter 49: Parking and Loading
49-18

5. Where a loading facility is near or adjacent to a residential district or other noise-sensitive land uses, noise attenuating design measures will be incorporated into the project. These design measures may include increased setback distances, the construction of a 7-foot solid block wall, landscaping or locating the loading facilities away from noise-sensitive land uses.

5. All loading facilities shall be lighted to provide adequate illumination of the loading area for safety and security reasons. Where a loading area is near or adjacent to a residential district or other light-sensitive uses, the lighting shall be directed away from these uses.
p. Drive-Thru Facilities
Drive-through facilities require special consideration as their design can significantly impact vehicular circulation on a site. The following requirements apply to any use with drive-through facilities:

1. Each drive-through lane shall be separated from the circulation routes necessary for ingress or egress from the property, or access to any parking space.

2. Each drive-through lane shall be striped, marked or otherwise distinctly delineated.

3. The vehicle stacking capacity of the drive-through facility and the design and location of the ordering and pick-up facilities will be determined by the director and city engineer based on appropriate traffic engineering and planning data. The applicant shall submit to the city a traffic study addressing the following issues:
i. Nature of the product or service being offered;
ii. Method by which the order is processed;
iii. Time required to serve a typical customer;
iv. Arrival rate of customers;
v. Peak demand hours;
vi. Anticipated vehicular traffic.

EXHIBIT “D”
45-1
Special Uses and Standards
Sections

17.45.010 Purpose

17.45.020 Home Occupations

17.45.030 Mixed Uses

17.45.040 Service Stations

17.45.050 Temporary Uses

17.45.060 Caretaker Facilities

17.45.070 Modular Structures/Storage Containers

17.45.080 Recycling/Buyback Centers

17.45.090 Accessory Dwelling Units

17.45.110 Sexually Oriented Businesses

17.45.120 Outdoor Storage Yards

17.45.130 Building height.

17.45.140 Swimming Pools in Residential Zones

17.45.150 Garage conversions

17.45.160 Bed and Breakfast Facilities.

17.45.170 Sight Distance

17.45.180 Regulation of Adult Material

17.45.190 Businesses Selling Alcoholic Beverages

17.45.200 Wireless Communication Facilities

17.45.210 Manufactured housing.

17.45.220 Garage Sales

17.45.230 Mobile Home Parks

17.45.240 By Right Approval

17.45.250 Affordable Housing Density Bonus
C H A P T E R 45

Exhibit “D”: Dinuba Zoning Ordinance
Chapter 45: Special Uses and Standards
45-2

17.45.010 Purpose
The purpose of this chapter is to establish procedures, development standards, and location criteria for special uses within the City of Dinuba. Special uses are those uses that are listed in specific zones which have unusual characteristics and may have the potential for pronounced impacts on their surroundings, and where the City has established standards for the design and operation of such uses. These standards are intended to ensure that these uses do not have an adverse impact on the public health, safety, or welfare. Special uses and specific development standards for each are listed as follows.

17.45.020 Home Occupations
Persons wishing to conduct a home occupation shall apply for a business license/home occupation permit through the Finance Department. Home occupations must be clearly incidental and secondary to the use of a building as a residential dwelling. Home occupations shall comply with the following regulations:

A. Home occupations may include:

1. Consultive professional occupations, whose function is one of rendering a service and does not involve the dispensing of goods or products.

2. Secondary business offices associated with the resident, where said business has its principal office, staff and equipment located elsewhere.

3. The giving of music lessons, swimming lessons and similar occupations.

4. The home office of a salesperson, where all sales are done by written order with no commodities or displays on the premises.

5. Drafting, designing and the like, using only normal equipment associated with the activity.

6. Homemade Foods Businesses subject to standards of the California Homemade Foods Act (as codified in Government Code section 51035), and the following City standards:
a. There shall be no employment of help outside the residents of the dwelling, except for one full time employee.

Exhibit “D”: Dinuba Zoning Ordinance
Chapter 45: Special Uses and Standards
45-3
b. All food preparation in conjunction with a homemade food business must take place in the residence’s existing kitchen. c. Prior to granting of a city business license the applicant shall obtain a permit from the Tulare County Environmental Health Department. The City business license shall not be effective until that permit or approval is obtained, and shall automatically expire if the other required permit or approval expires, is disapproved or is revoked.
d. A copy of the Tulare County Environmental Health Department permit to operate shall be provided to the city planning department within ten working days of the issuance of that permit or approval.

B. Notwithstanding standards for Homemade Food Businesses, the following criteria shall apply for the evaluation of a home occupation:

1. A home occupation shall be clearly incidental to the use of a structure as a dwelling.

2. A home occupation shall not be conducted in an accessory structure. There shall be no storage or display of equipment, supplies or products in an accessory structure or outside the dwelling.

3. There shall be no sign of whatever nature identifying the home occupation.

4. No person, other than the resident of the dwelling, shall be employed or subcontracted on the premises in the conduct of a home occupation, except that cottage food operations, as defined and allowed by Health and Safety Code Section 113758(a), may have one full-time equivalent cottage food employee, not including a family member or household member of the cottage food operator, within the registered or permitted area of a private home where the cottage food operator resides.

5. No commercial vehicles in excess of one ton capacity shall be used to deliver materials to or remove materials from the premises.

6. Not more than one vehicle of not more than one-ton capacity used in connection with the home occupation shall be kept on the site. Any trailer, wheeled equipment or any vehicle displaying or advertising the home occupation shall not be visible from off the premises.

7. The home occupation shall not involve the use of power equipment on the premises using motors exceeding one horsepower combined capacity.

Exhibit “D”: Dinuba Zoning Ordinance
Chapter 45: Special Uses and Standards
45-4

8. There shall be no external alteration of appearances of the dwelling in which the home occupation is conducted which would reflect the existence of said home occupation.

9. No equipment or process shall be used which creates noise, vibration, glare, fumes, odor or electrical interference detectable to the normal senses off the lot if the occupation is conducted in a single-family detached residence, or outside the dwelling unit if conducted in other than a single-family detached residence. No equipment or process shall be used which creates visual or audible electrical interference in any radio or television receiver off the premises, or causes fluctuations in line voltage off the premises.

10. The home occupation shall not involve the storage or use of pesticides.

11. The home occupation shall not require additional off-street parking space.

Required covered or uncovered parking shall not be used for conducting home occupations.

12. No home occupation shall be conducted between the hours of eleven p.m. and eight a.m.

13. Sales of goods on the premises shall be limited to the products of the home occupation, and no other merchandise or goods shall be sold, kept or displayed for the purpose of sale on the premises.

14. The patronage of a home occupation shall not exceed eight patrons or customers for any calendar day.

15. Additional requirements or conditions may be added as deemed necessary by the director.

A home occupation permit shall be revoked by the director upon violation of any condition or regulation, or any limitation of any permit issued, unless such violation is corrected within ten days of notice of such violation. Any permit may be revoked for repeated violations.

17.45.030 Mixed Use Developments
Mixed Use Developments are permitted in Dinuba’s commercial zones subject to the following standards:

A. Development Standards

Exhibit “D”: Dinuba Zoning Ordinance
Chapter 45: Special Uses and Standards
45-5
Mixed use developments are subject to Site Plan Review (consistent with the requirements of Chapter 17.55 and shall comply with the development standards of the underlying zone (concerning lot size and dimensions, setbacks, building height and coverage, etc.) except that residential development shall comply with density standards of the RM-1.5 zone (which allow a density up to one dwelling per 1,500 square feet of lot area) and also that projects may request a reduction of up to 50% in the number of parking spaces that are required for each distinct use on the site, as shown in Chapter

17.49 (Parking). Said request for a parking reduction shall be incorporated into the Site Plan Review application and is not subject to a Variance.

17.45.40 Service Stations
A. Locational criteria. All new service stations must have frontage on a road classified in the Dinuba Circulation Element as a collector or arterial road.

B. Site Design Criteria:

1. Pump islands shall be at least 18 feet from any street right-of-way. In addition, a landscape planter at least ten feet wide shall be located between a pump island and the street right-of-way.

2. Access driveways shall be a minimum width of 30 feet, and shall be no closer than 50 feet from the nearest curb line of any intersecting street.

3. All vehicle repair activities shall be entirely within a building or enclosed area.

4. A site plan for a service station shall include information to demonstrate proper maneuverability of fuel delivery vehicles onto and off of the site.

17.45.050 Temporary uses.

A. Purpose. The purpose of this section is to regulate temporary land use activities which may adversely affect the public health, safety and welfare.

B. Authority. The director is authorized to approve, approve with conditions, or to deny such request. The director may establish conditions including, but not limited to, hours of operation, parking, signage and lighting, traffic circulation and access, temporary or permanent site improvements, and other measures necessary to minimize detrimental effects on surrounding properties. The director also may require a cash deposit or cash bond to defray the costs of cleanup of a site by the city in the event the applicant fails to leave the property in a satisfactory condition, or to guarantee removal and/or reconversion of any temporary use to a permanent use allowed in the subject district.

Exhibit “D”: Dinuba Zoning Ordinance
Chapter 45: Special Uses and Standards
45-6
C. Temporary Uses in All Districts. Notwithstanding underlying zoning, temporary use permits may be granted for fruit and vegetable stands on properties primarily within undeveloped agricultural areas. All fruits and vegetables sold at such stands shall be grown by the owner/operator or purchased by said party directly from a grower/farmer.

D. Temporary Uses in Residential Zoning Districts. The following temporary uses may be allowed in any residential zoning district:

1. Enclosed temporary construction materials storage yards in any residential district, required in connection with the development of subdivisions.

2. Model Home and Subdivision Sales Offices. Model homes may be used as offices solely for the first sale of homes within a recorded tract subject to the following conditions:
a. The sales office may be located in a garage, trailer or dwelling; b. Approval shall be for a two-year period, at which time the sales office use shall be terminated and the structure restored back to its original condition.

Extensions may be granted by the director in one-year increments up to a maximum of four years or until ninety percent of the development is sold, whichever is less;
c. A cash deposit, letter of credit or any security determined satisfactory to the city shall be submitted to ensure the restoration or removal of the structure; d. The sales office is to be used only for transactions involving the sale, rent or lease of lots and/or structures within the tract in which the sales office is located, or contiguous tracts;
e. Failure to terminate the sales office and restore the structure or failure to apply for an extension on or before the expiration date will result in forfeiture of the cash deposit, a halt in further construction or inspection activity on the project site and enforcement action to ensure restoration of the structure; f. Street improvements and temporary off-street parking at a rate of two spaces per model shall be provided prior to commencement of sales activities or the display of model homes;
g. Signage for residential development projects shall be consistent with Chapter

17.51 (Signs and Advertising).
h. Trailer coaches or mobile homes (for office purposes) on active construction sites pursuant to subsection (G) of this section.

Exhibit “D”: Dinuba Zoning Ordinance
Chapter 45: Special Uses and Standards
45-7
E. Temporary Uses in Commercial and Industrial Zoning Districts. The following temporary land use activities may be allowed in the PO, C-1, C-2, C-3, C-4, M-1, and M2 zoning districts, unless otherwise stated below:

1. Parking lot and sidewalk sales for businesses located within a commercial district;

2. Outdoor art and craft shows and exhibits subject to not more than fifteen days of operation or exhibition in any ninety-day period;

3. Seasonal retail sale of agricultural products raised on the premises, limited to periods of ninety days in a calendar year and when parking and access is provided to the satisfaction of the director;

4. Religious, patriotic, historic, or similar displays or exhibits within yards, parking areas or landscaped areas, subject to not more than fifteen days of display in any ninety-day period for each exhibit;

5. Christmas tree or pumpkin sales lots subject to the following:
a. All such uses shall be limited to thirty days of operation per calendar year, b. All lighting shall be directed away from and shielded from adjacent residential areas;

6. Circuses, carnivals, rodeos, pony riding or similar traveling amusement enterprises subject to the following:
a. All such uses shall be limited to not more than fifteen days, or more than three weekends, of operation in any one-hundred-eighty-day period. To exceed this time limitation shall require the review and approval of a conditional use permit,
b. All such activities shall have a minimum setback of one hundred feet from any residential area. This may be waived by the director if no adverse impacts would result,
c. Adequate provisions for traffic circulation, off-street parking and pedestrian safety shall be provided to the satisfaction of the director, c. Restrooms shall be provided,

7. Security personnel shall be provided (at a rate determined by the Police Chief),

Exhibit “D”: Dinuba Zoning Ordinance
Chapter 45: Special Uses and Standards
45-8

8. Special, designated parking accommodations for amusement enterprise workers and support vehicles shall be provided.
d. Noise attenuation for generators and carnival rides shall be provided to the satisfaction of the director;
e. Mobile homes to provide temporary living or office quarters for circus or carnival personnel;

9. Temporary sidewalk sales and use of the public right-of-way for the display and sale of merchandise not associated with businesses in the C districts, including distribution of free or reduced price cell phones, shall require approval by the director. The use for such purposes shall be limited to two weeks. Permanent use for such purposes is strictly prohibited;

10. Temporary revival church services shall be permitted in the C-2 (downtown commercial) and C-4 (general commercial) districts.

11. Trailer Coaches or Mobile Homes on Active Construction Sites. Trailer coaches or mobile homes may be permitted on active construction sites for use as a temporary living quarters for security personnel, or temporary residence of the subject property owner, subject to the following restrictions:
a. The director may approve a temporary trailer for the duration of the construction project or for a specified period, but in no event for more than two years. If exceptional circumstances exist, a one-year extension may be granted; provided, that the building permit for the first permanent dwelling or structure on the same site has also been extended;
b. Installation of trailer coaches may occur only after a valid building permit has been issued;
c. A recreational vehicle being defined as a motor home, travel trailer, truck camper or camping trailer, with or without motive power, shall not be permitted pursuant to this section;
d. Any permit issued pursuant to this section in conjunction with a construction project shall become invalid upon cancellation or completion of the building permit for which this use has been approved, or the expiration of the time for which the approval has been granted.

17.45.060 Caretaker facilities for Commercial and Industrial uses

Exhibit “D”: Dinuba Zoning Ordinance
Chapter 45: Special Uses and Standards
45-9
Where listed as a permitted use in a particular commercial or industrial zone, one permanent dwelling is allowed for purposes of housing a caretaker, subject to the following standards
A. Supplementary Statement. The application shall include a statement with explanation of the need for caretaker quarters and the responsibilities of the caretaker/resident.

B. Status of Caretaker. The resident of the dwelling shall be the owner or lessor, or an employee of the owner or lessor of the site.

C. Type of Use Requiring a Caretaker. The principal use of the site must clearly require a caretaker for security purposes, or for care of people, plants, animals, equipment, or other conditions on the site.

D. Type of Dwelling Unit Allowed. Caretaker residences shall be a standard sitebuilt home, a modular home, or an apartment-type unit if the caretaker residence is to be integral with a principal structure.

E. Parking Requirement. None, provided sufficient usable area is available to accommodate all resident vehicles on-site.

17.45.070 Modular Structures and Storage Containers
The purpose of this section is to control the approval and location of all modular structures within the City of Dinuba and to ensure that the uses of said structures, which shall meet the use requirements, zoning standards and design guidelines of the district in which the property is located, will not have a detrimental effect on the appearance of Dinuba nor on surrounding properties. Regulation of modular structures is therefore deemed necessary to promote the public health, safety, and welfare of residents of the City of Dinuba.

A modular structure shall mean any designed, manufactured, remanufactured, used, or converted to a transportable building for use for commercial, office, or industrial purposes.

A. A permanent modular structure shall be subject to applicable zoning standards and design guidelines for that particular zone, and shall comply with the following special development standards:

1. A permanent modular structure shall be place on a permanent foundation.

2. In addition to design guidelines that apply to the particular zone, a permanent modular structure shall be of an architectural style that is

Exhibit “D”: Dinuba Zoning Ordinance
Chapter 45: Special Uses and Standards
45-10
consistent with buildings in the surrounding neighborhood. The modular structure shall require skirting around the base of the structure.

3. Permanent parking spaces and unloading zones shall be required consistent with Chapter 17.49 (Parking and Loading).

4. Landscaping and irrigation shall be required consistent with Chapter 17.47 (Landscaping and Irrigation).

5. The business or use conducted within the structure shall secure a business license from the City of Dinuba prior to being open to the public.

B. A temporary modular structure shall be reviewed and may be approved by the Planning Director and shall comply with the development standards below.

Construction management offices and model home offices shall be exempt from the time limitation standard.

1. A temporary modular structure shall be removed from the subject property within 30 days, unless a longer period of time is requested and approved.

2. A temporary modular structure shall require aesthetic skirting around the base of the structure.

3. The business or use conducted within the structure shall secure a business license from the City of Dinuba prior to being open to the public.

17.45.080 Recycling/Buyback Centers
Recycling facilities may be permitted as set forth in Table 17.33 (Permitted Uses in Commercial Zones) and Table 17.39 (Permitted Uses in Industrial Zones).

A. Zones Permitted
Recycling facilities are classified into four categories, and permitted by zone district as follows:

Type of Facility Zone(s) Permitted
Reverse vending machines All commercial and industrial zones Small collection facilities “C-4” zone and all industrial zones Large collection facilities “C-4” zone and all industrial zones Small processing facilities “C-4” zone and all industrial zones Large processing facilities All industrial zones

Exhibit “D”: Dinuba Zoning Ordinance
Chapter 45: Special Uses and Standards
45-11
B. Criteria and standards.

1. All types of recycling facilities are subject to the following operating standards, in addition to those standards listed for the specific type, below. a. The use shall employ containers that are constructed and maintained with durable waterproof and rustproof material, covered when site is not attended, secured from unauthorized entry or removal of material, and shall be of a capacity sufficient to accommodate materials collected and collection schedule; b. Recycling containers shall be clearly marked to identify the type of material to be deposited, operating instructions, and the identity and phone number of the operator or responsible person to call if the machine is inoperative;
c. The site shall be maintained free of litter and any other undesirable materials, and mobile facilities, at which truck or containers are removed at the end of each collection day, shall be swept at the end of each collection day;
d. The business operation not exceed noise levels of sixty decibels as measured at the property line of residentially zoned or occupied property, otherwise shall not exceed seventy decibels;
e. Containers for the twenty-four-hour donation of materials shall be at least thirty feet from any property zoned or occupied for residential use unless there is a recognized service corridor and acoustical shielding between the containers and the residential use; f. Setbacks and landscaping shall be those required for the zoning district in which the facility is located.
g. On-site parking shall be provided for the use as listed in Chapter

17.49 (Parking and Loading).
h. Signage shall be provided consistent with standards contained in Chapter 17.51 (Signs and Advertising)
C. Types of Facilities and Specific Requirements
The ordinance establishes requirements for the following types of recycling facilities:

Exhibit “D”: Dinuba Zoning Ordinance
Chapter 45: Special Uses and Standards
45-12

1. Reverse vending machines

2. Small Collection Facilities

3. Large Collection Facilities

4. Processing Facilities
D. The criteria and standards for specific recycling facilities are as follows:

1. Reverse Vending Machine(s) are an automated mechanical device which accepts at least one or more types of empty beverage containers including, but not limited to, aluminum cans, glass and plastic bottles, and issues a cash refund or a redeemable credit slip with a value not less than the container's redemption value as determined by the state. In addition to standards listed above under 17.45.080 B., Reverse vending machines are subject to the following requirements:
a. Reverse vending machines must be established in conjunction with a commercial use or community service facility which is in compliance with the zoning, building and fire codes of the city; b. Reverse vending machines must be located within thirty feet of the entrance to the commercial structure and shall not obstruct pedestrian or vehicular circulation;
c. Reverse vending machines shall not occupy parking spaces required by the primary use;
d. Reverse vending machines must shall occupy no more than fifty square feet of floor space per installation, including any protective enclosure, and shall be no more than eight feet in height; e. Operating hours shall be at least the operating hours of the host use;
f. Reverse vending machines shall be illuminated to ensure comfortable and safe operation if operating hours are between dusk and dawn.

2. Small Collection Facilities may occupy an area of not more than five hundred square feet, and may include: 1. a mobile unit; 2. a Bulk reverse vending machines or a grouping of reverse vending machines occupying more than fifty square feet; 3. a Kiosk-type unit which may include permanent structures, or 4. unattended containers placed for the donation of recyclable materials. Small collection facilities are subject to the following standards and requirements:

Exhibit “D”: Dinuba Zoning Ordinance
Chapter 45: Special Uses and Standards
45-13
Small collection facilities may be sited in commercial and industrial zones with an administrative permit provided they comply with the following conditions:
a. Small collection facilities shall be established in conjunction with an existing commercial use or community service facility which is in compliance with the zoning, building and fire codes of the city; b. Small collection facilities shall be no larger than five hundred square feet and occupy no more than five parking spaces not including space that will be periodically needed for removal of materials or exchange of containers;
c. Small collection facilities shall be set back at least ten feet from any street line and shall not obstruct pedestrian or vehicular circulation;
d. Small collection facilities shall accept only glass, metals, plastic containers, papers and reusable items. Used motor oil may be accepted with permission of the Tulare County Environmental Health Department;
e. Small collection facilities shall use no power-driven processing equipment except for reverse vending machines;
f. Small collection facilities shall store all recyclable material in containers or in the mobile unit vehicle, and shall not leave materials outside of containers when attendant is not present; g. Attended facilities located within one hundred feet of a property zoned or occupied for residential use shall operate only during the hours between nine a.m. and seven p.m.;
h. Containers shall be clearly marked to identify the type of material which may be deposited; the facility shall be clearly marked to identify the name and telephone number of the facility operator and the hours of operation, and display a notice stating that no material shall be left outside the recycling enclosure or containers;

3. Large Collection Facilities are defined as a facility that is larger than five hundred square feet, or is on a separate property not appurtenant to a host use, and which may have a permanent building. A large collection facility is permitted in service commercial and industrial zones with a site plan development permit, provided the facility meets the following standards:

Exhibit “D”: Dinuba Zoning Ordinance
Chapter 45: Special Uses and Standards
45-14
a. The facility shall be screened from the public right- of-way by operating in an enclosed building or:
b. The facility shall be within an area enclosed by a solid fence at least six feet in height with landscaping;
c. The facility shall be at least one hundred fifty feet from property zoned or planned for residential use; and
d. All exterior storage of material shall be in sturdy containers which are covered, secured, and maintained in good condition. Storage containers for flammable material shall be constructed of nonflammable material. Oil storage must be in containers approved by the fire department and/or Tulare County Health Department.

No storage, excluding truck trailers and overseas containers, will be visible above the height of the fencing.
e. The site shall be maintained free of litter and any other undesirable materials, and will be cleaned of loose debris on a daily basis. f. If the facility is located within five hundred feet of property zoned, planned or occupied for residential use, it shall not be in operation between seven p.m. and seven a.m.
g. Facility will be clearly marked with the name and phone number of the facility operator and the hours of operation. Identification and informational signs will meet the standards of the zone, and directional signs, bearing no advertising message, may be installed with the approval of the zoning administrator, if necessary, to facilitate traffic circulation, or if the facility is not visible from the public right-of-way.
h. Power-driven processing, including aluminum foil and can compacting, baling, plastic shredding, or other light processing activities necessary for efficient temporary storage and shipment of material, may be approved through a use permit process if noise and other conditions are met.

4. Processing Facilities.

All processors are permitted only in industrial zones with a conditional use permit. A processor is a building or enclosed space used for the collection and processing of recyclable materials. "Processing" means the preparation of material for efficient shipment, or to an end-user's specifications, by such means as baling, briquetting, compacting, flattening, grinding, crushing, mechanical sorting,

Exhibit “D”: Dinuba Zoning Ordinance
Chapter 45: Special Uses and Standards
45-15
shredding, cleaning, and remanufacturing. Further, “Processing facilities" include the following:
a. A Light Processing Facility occupies an area of under forty-five thousand square feet of gross collection, processing and storage area and has up to an average of two outbound truck shipments per day. Light processing facilities are limited to baling, briquetting, crushing, compacting, grinding, shredding and sorting of sourceseparated recyclable materials and repairing of reusable materials sufficient to qualify as a certified processing facility. A light processing facility shall not shred, compact, or bale ferrous metals other than food and beverage containers.
b. A heavy processing facility is any processing facility other than a light processing facility.
c. All processing facilities are subject to the following conditions:
i. In the industrial zone, processors will operate in a wholly enclosed building except for incidental storage, or:
ii. The facility shall be located within an area enclosed on all sides by a solid fence or wall not less than eight feet in height and landscaped on all street frontages;
iii. The facility shall be located no less than one hundred fifty feet from property zoned or planned for residential use. iv. Power-driven processing shall be permitted, provided all noise level requirements are met. Light processing facilities are limited to baling, briquetting, crushing, compacting, grinding, shredding and sorting of source- separated
recyclable materials and repairing of reusable materials. v. A light processing facility shall be no larger than forty-five thousand square feet and shall have no more than an
average of two outbound truck shipments of material per day and may not shred, compact or bale ferrous metals
other than food and beverage containers.
vi. A processing facility may accept used motor oil for recycling from the generator in accordance with Section 25250.11 of the California Health and Safety Code.

Exhibit “D”: Dinuba Zoning Ordinance
Chapter 45: Special Uses and Standards
45-16
vii. If the facility is located within five hundred feet of property zoned or planned for residential use, it shall not be in operation between seven p.m. and seven a.m. The facility will be administered by on-site personnel during the hours the facility is open.

5. Definitions
a. “Recyclable Material” means reusable material including but not limited to metals, glass, plastic and paper, which are intended for reuse, remanufacture, or reconstitution for the purpose of using the altered form. Recyclable material does not include refuse or hazardous materials. Recyclable material may include used motor oil collected and transported in accordance with Section 25250.11 and 25143.2(b) (4) of the California Health and Safety Code. b. “Recycling Collection Facility” shall mean a center for the acceptance by donation, redemption, or purchase, of recyclable materials from the public. Such facility shall not complete any processing except limited bailing, batching and the sorting of recyclable material and shall be classified as either a “small collection” or “large collection” facility.
c. “Recycling Facility” shall mean a center for the collection and/or processing of recyclable materials. A certified recycling facility or certified processor means a recycling facility certified by the Department of Conservation as meeting the requirements of the California Beverage Container Recycling and Litter Reduction Act of 1986. A recycling facility does not include storage containers or processing activity located on the premises of a residential, commercial or manufacturing use and used solely for the recycling of material generated by that residential property, business or manufacturer. Recycling facilities are either collection facilities or processing facilities.
d. “Recycling Large Collection Facility” shall mean a collection facility which occupies an area of more than 200 square feet and may include a mobile unit, bulk reverse vending machine or a grouping of reverse vending machines, a kiosk type unit which may include a permanent structure, or an unattended container placed for the donation of recyclable materials.
e. “Recycling Processing Facility” shall mean a building or enclosed space used for the collection and processing of recyclable materials. Processing means the preparation of material for

Exhibit “D”: Dinuba Zoning Ordinance
Chapter 45: Special Uses and Standards
45-17
efficient shipment, or to an end-user’s specifications, by such means as baling, briquetting, impacting, flattening, grinding, crushing, mechanical sorting, shredding, cleaning and
remanufacturing.
f. “Recycling Small Collection Facility” shall mean a collection facility which occupies an area of not more than 200 square feet, and may include a mobile unit, bulk reverse vending machine or a grouping of reverse vending machines, a kiosk type unit which may include a permanent structure, or an unattended container placed for the donation of recyclable materials.

17.45.090 Accessory Dwelling Units and Junior Accessory Dwelling Units A. Purpose and Intent. This section is intended to meet the requirements of State law in providing for accessory dwelling units (“ADUs”) and junior accessory dwelling units (“JADUs”).

1. This Section is intended to comply with California Government Code sections 65852.2 and 65852.22, as either may be amended from time to time. The standards established by this Section shall be interpreted and applied consistent with the language set forth in Government Code sections 65852.2 and 65852.22. Further, to the extent that this Ordinance does not specifically address various requirements of the Government Code, the requirements of the Government Code shall apply.

2. An ADU or JADU that complies with this Section shall be considered an accessory use or an accessory building that does not exceed the allowable density for the lot upon which it is located.

3. An ADU or JADU that complies with this Section shall be considered a residential use that is consistent with the existing General Plan and zoning for the lot.

4. An ADU or JADU that complies with this Section shall not be considered in the application of any other local ordinance, policy, or program to limit residential growth.

5. ADUs and JADUs shall be counted for purposes of identifying adequate sites for housing in the City’s Housing Element.

B. Applications. ADUs and JADUs shall conform to the following submittal requirements.