Exeter City Council
July 28, 2026

6. Termination of this Agreement shall not terminate any obligation to indemnify, to maintain and make available any records pertaining to the Agreement, to cooperate with any audit, to be subject to offset, or to make any reports of pre-termination activities.

VI. INTEREST OF OFFICIALS AND THE PROVIDER
A. No officer, member, or employee of the CITY who exercises any functions or responsibilities in the review or approval of this Agreement shall:

1. Participate in any decision relating to this Agreement which effects his personal interest or the interest of any corporation, partnership, or association in which he has, directly or indirectly, any interest; or

2. Have any interest, direct or indirect, in this Agreement or the proceeds thereof during his tenure or for one year thereafter.

B. The PROVIDER hereby covenants that he has, at the time of the execution of this Agreement, no interest, and that he shall not acquire any interest in the future, direct or indirect, which would conflict in any manner or degree with the performance of services required to be performed pursuant to this Agreement. The PROVIDER further covenants that in the performance of this work, no person having any such interest shall be employed.

VII. NO PERSONNEL, AGENCY OR COMMISSION
The PROVIDER warrants, by execution of this Agreement, that no personnel agency has been employed or retained to solicit or secure this contract upon an agreement or understanding for a commission, percentage, brokerage or contingent fee, excepting bona fide established commercial or selling agencies maintained by the PROVIDER for the purpose of securing business. For breach or violation of this warranty, the CITY shall have the right to annul this Agreement without liability or, in its discretion, to deduct from this Agreement price or consideration, or otherwise recover, the full amount of such fee, commission, percentage, brokerage fee, gift, or contingent fee.

VIII. SUBCONTRACTING
A. The PROVIDER shall not subcontract or otherwise assign any portion of the SERVICES to be performed under this Agreement without the prior written approval of the CITY.

B. In no event shall the PROVIDER subcontract services in excess of 50% of the contract amount, excluding specialized services. Specialized services are those items not ordinarily furnished by a PROVIDER performing the particular type of services.

IX. INDEPENDENT CONTRACTOR
In the performance of the services herein provided for, the PROVIDER shall be, and is, an independent contractor and is not an agent or employee of the CITY. The PROVIDER has and shall retain the right to exercise full control and supervision of all persons assisting the PROVIDER in the performance of said services hereunder. The PROVIDER shall be solely responsible for all matters relating to the payment of its employees including compliance with social security and income tax withholding and all other regulations governing such matters.

X. SPECIFICATIONS
All specifications, manuals, standards, etc., either attached to this Agreement or incorporated by reference, are binding as to the performance of the work specified in this Agreement unless they are changed by written amendment to this Agreement modified in writing to incorporate such changes.

XI. DOCUMENTS/DATA
July 28, 2026 Regular Meeting of the Exeter City Council

A. Ownership of Documents: All original papers and documents, produced as a result of this Agreement, shall become the property of the CITY. In addition, CITY shall be provided with access and use of any other papers and documents consistent with the purpose and scope of services covered by this Agreement. Any additional copies, not otherwise provided for herein, shall be the responsibility of the CITY.

Documents, including drawings and specifications, prepared by PROVIDER pursuant to this Agreement, are not intended or represented to be suitable for reuse by CITY or others on extensions of the PROJECT or on any other project. Any use of the completed documents for other projects and any use of incomplete documents without the specific written authorization from PROVIDER will be at CITY’s sole risk and without liability to PROVIDER. Further, any and all liability arising out of changes made to PROVIDER’s deliverables under this Agreement by CITY or persons other than PROVIDER is waived as against PROVIDER, and the CITY assumes full responsibility for such changes unless the CITY has given PROVIDER prior notice and has received from PROVIDER written consent for such changes.

B. Publication: No report, information, or other data given or prepared or assembled by the PROVIDER pursuant to this Agreement, shall be made available to any individual or organization by the PROVIDER without the prior written approval of the CITY. Notwithstanding the foregoing, however, the PROVIDER shall not be required to protect or hold in confidence and confidential information which (1) is or becomes available to the public with the prior written consent of the CITY; (2) must be disclosed to comply with law; or (3) must be disclosed in connection with any legal proceedings.

C. Copyrights: The PROVIDER shall be free to copyright material developed under this Agreement with the provision that the CITY be given a nonexclusive and irrevocable license to reproduce, publish or otherwise use, and to authorize others to use the material for government or public purposes.

XII. INDEMNIFICATION AND INSURANCE
A. To the fullest extent permitted by law, PROVIDER shall indemnify, defend, and hold harmless the CITY, its officers, employees, agents and volunteers (“City indemnitees”), from and against any and all causes of action, claims, liabilities, obligations, judgments, or damages, including reasonable legal counsels’ fees and costs of litigation (“claims”), arising out of the PROVIDER’s negligence, recklessness or willful misconduct in its performance of its obligations under this agreement or out of the operations conducted by PROVIDER. In the event the City indemnitees are made party to any action, lawsuit, or other adversarial proceeding arising from PROVIDER’s performance of this agreement, the PROVIDER shall provide a defense to the City indemnitees, or at the CITY’s option, reimburse the City indemnitees their costs of defense, including reasonable legal counsels’ fees, incurred in defense of such claims.

B. As respects all acts or omissions which do not arise directly out of the performance of services, including but not limited to those acts or omissions normally covered by general and automobile liability insurance, PROVIDER agrees to indemnify, defend (at CITY’s option), and hold harmless CITY, its elected and appointed officers, agents, employees, representatives, and volunteers from and against any and all claims, demands, defense costs, liability, or consequential damages of any kind or nature arising out of or in connection with PROVIDER’s (or PROVIDER’s subcontractors, if any) performance or failure to perform, under the terms of this Agreement; except to the extent those which arise out of the sole negligence or willful misconduct of CITY.

C. Without limiting CITY’s right to indemnification, it is agreed that PROVIDER shall secure prior to commencing any activities under this Agreement, and maintain during the term of this Agreement, insurance coverage placed with insurances approved to do business in California with an AM Best Rating of A-;VII or higher as follows:

1. Workers Compensation and Employer’s Liability: PROVIDER shall maintain Workers’ Compensation Insurance as required by California statutes and Employer’s Liability Insurance with limits of at least one million dollars ($1,000,000) each accident or disease. PROVIDER July 28, 2026 Regular Meeting of the Exeter City Council

shall submit to CITY, along with the certificate of insurance, a waiver of subrogation endorsement in favor of City, its officers, agents, employees, and volunteers.

2. Commercial General Liability: PROVIDER shall maintain commercial general liability insurance with coverage at least as broad as Insurance Services Office form CG 00 01, in an amount not less than Two Million Dollars ($2,000,000) per occurrence, Four million Dollars ($4,000,000) general aggregate, and Two Million Dollars ($2,000,000) products and completed operations aggregate for bodily injury, personal injury, and property damage, including without limitation, blanket contractual liability. The general aggregate limit shall apply separately to this SERVICES/location or the general aggregate limit shall be doubled. PROVIDER’S general liability policies shall allow and be endorsed primary and shall not seek contribution from the CITY’S coverage and be endorsed using Insurance Services Office form CG 20 10 (or equivalent) to provide that CITY and its officers, officials, employees, agents, and volunteers shall be additional insureds under such policies. For construction services, an endorsement providing completed operations coverage for the additional insured using ISO form CG 20 37 (or equivalent) is also required. PROVIDER shall submit to CITY, along with the certificate of insurance, a waiver of subrogation endorsement in favor of City, its officers, agents, employees, and volunteers.

Any failure to comply with reporting provisions of the policies by PROVIDER shall not affect coverage provided the CITY.

Coverage shall state PROVIDER insurance shall apply separately to each insured against whom claim is made or suit is brought, except with respect to the limits of the insurer’s liability.

3. Business Automobile Liability: PROVIDER shall provide automobile liability coverage for owned, non-owned, and hired autos using ISO Business Auto Coverage form CA 00 01 (or equivalent) with a limit of no less than Two Million Dollars ($2,000,000) each accident. The policy shall provide and be endorsed that the City, its officers, officials, employees, agents, and volunteers are included or named as additional insureds. PROVIDER shall submit to CITY, along with the certificate of insurance, a waiver of subrogation endorsement in favor of City, its officers, agents, employees, and volunteers.

4. Professional Liability Insurance: Contractor shall maintain professional liability insurance that insures against professional errors and omissions that may be made in performing the Services to be rendered in connection with this Agreement, in the minimum amount not less than Two Million Dollars ($2,000,000) per claim and in the aggregate. Any policy inception date, continuity date, or retroactive date must be before the effective date of this agreement, and Contractor agrees to maintain continuous coverage through a period no less than three years after completion of the services required of this agreement.

5. Cyber Liability: Two Million Dollars ($2,000,000) per claim.

6. Crime Insurance: One Million Dollars ($1,000,000) per loss.

D. CITY’S Risk Manager is hereby authorized to modify the requirements set forth above in the event he/she determines that such reduction is in the CITY’S best interest.

E. Each insurance policy required by this Agreement shall contain the following clause:
“This insurance shall not be canceled, limited in scope or coverage, or non-renewed until after thirty (30) days prior written notice has been given to the City Clerk, City of Exeter, 100 N. C Street, Exeter, CA 93221.” If a carrier will not provide the required notice of cancellation, the PROVIDER shall provide written notice to the City of a cancellation no later than ten (10) business days before cancellation.

July 28, 2026 Regular Meeting of the Exeter City Council

F. The City of Exeter shall be named as an additional insured on all applicable policies. Any available insurance proceeds broader than, or in excess of the specified minimum insurance coverage requirements and/or limits shall be available to the additional insureds. Furthermore, the requirements for coverage and limits shall be (1) the minimum coverage and limits specified; or (2) the broader coverage and maximum limits of coverage of any insurance policy or proceeds available to the named insured; whichever is greater. No representation is made that the minimum insurance requirements are sufficient to cover the obligations of the PROVIDER.

G. Prior to commencing any work under this Agreement, PROVIDER shall deliver to CITY insurance certificates confirming the existence of the insurance required by this Agreement, and including the applicable clauses referenced above. PROVIDER shall provide to CITY endorsements to the aboverequired policies, which add to these policies the applicable clauses referenced above. Said endorsements shall be signed by an authorized representative of the insurance company and shall include the signatory’s company affiliation and title. Should it be deemed necessary by CITY, it shall be PROVIDER’s responsibility to see that CITY receives documentation acceptable to CITY which sustains that the individual signing said endorsements is indeed authorized to do so by the insurance company. CITY has the right to demand, and to receive within a reasonable time period, copies of any insurance policies required under this Agreement.

H. Subcontractors: PROVIDER must enter into a written and executed contract agreement with each of its subcontractors that provide materials, services, or perform work for the PROVIDER under this Agreement. The contract agreement must contain a defense, indemnification and hold harmless provision in favor of the City and its officers, officials, employees, agents, and volunteers. The contract agreement shall also cause the subcontractor to comply with the insurance requirements required of the PROVIDER, including providing an additional insured endorsement for ongoing and, for construction work or services, for completed operations for equal risk level activities and operations as solely determined by the City. The City reserves the right to modify the insurance coverages and limits based on the nature of the risk or other special circumstances PROVIDER shall obtain certificates of insurance and policy endorsements from each of its subcontractors and provide a copy to City upon request.

I. In addition to any other remedies CITY may have if PROVIDER fails to provide or maintain any insurance policies or policy endorsements to the extent and within the time herein required, CITY may, at its sole option:

1. Obtain such insurance and deduct and retain the amount of the premiums for such insurance from any sums due under the Agreement; or

2. Order PROVIDER to stop work under this Agreement and/or withhold any payment(s) which become due to PROVIDER hereunder until PROVIDER demonstrates compliance with the requirements hereof; or

3. Terminate this Agreement.

Exercise of any of the above remedies, however, is an alternative to other remedies CITY may have and is not the exclusive remedy for PROVIDER’s failure to maintain insurance or secure appropriate endorsements.

Nothing herein contained shall be construed as limiting in any way the extent to which PROVIDER may be held responsible for payments of damages to persons or property resulting from PROVIDER’s or its subcontractor’s performance of the work covered under this Agreement.

July 28, 2026 Regular Meeting of the Exeter City Council

XIII. NON-DISCRIMINATION
PROVIDER and all subcontractors shall not discriminate against any employee or applicant for employment on the basis of race, color, national origin, sex, or any other classification protected by federal or state law, in the performance of this Agreement. Failure by the contractor to carry out these requirements is a material breach of this Agreement, which may result in the termination of this Agreement.

XIV. MISCELLANEOUS PROVISIONS
A. Asbestos and Hazardous Materials: In providing its services hereunder, PROVIDER shall not be responsible for identification, handling, containment, abatement, or in any other respect, for any asbestos or hazardous material if such is present in connection with the SERVICES. In the event the CITY becomes aware of the presence of asbestos or hazardous material at the service location, CITY shall be responsible for complying with all applicable federal and state rules and regulations, and shall immediately notify PROVIDER, who shall then be entitled to cease any of its services that may be affected by such presence, without liability to PROVIDER arising therefrom.

B. Successors and Assigns: This Agreement shall be binding upon and shall inure to the benefit of any successors to or assigns of the parties.

C. Prohibition of Assignment: Neither the CITY nor PROVIDER shall assign, delegate or transfer their rights and duties in this Agreement without the written consent of the other party.

D. Dispute/Governing Law: Any dispute not resolvable by informal arbitration between the parties to this Agreement shall be adjudicated in a Court of Law under the laws of the State of California.

E. Notices: Notice shall be sufficient hereunder if personally served upon the City Clerk of the CITY or an officer or principal of the PROVIDER, or if sent via the United States Postal Service, postage prepaid, addressed as follows:

F. Jurisdiction/Venue/Waiver Of Removal: This Agreement is entered into and is to be performed in Tulare County, California. This Agreement shall be administered and interpreted under the laws of the State of California. Jurisdiction of litigation arising from this Agreement shall be in that State. Any action brought to interpret or enforce this Agreement, or any of the terms or conditions hereof, shall be brought in Tulare County, California. The PROVIDER hereby expressly waives any right to remove any action to a county other than Tulare County as permitted pursuant to Section 394 of the California Code of Civil Procedure.

G. Integration/Modification: This Agreement and each of the exhibits referenced herein, which are incorporated by reference, represents the entire understanding of the CITY and the PROVIDER as to those matters contained herein. In case of conflict between any of the terms and conditions of this Agreement and any PROVIDER proposal or attachment, the terms and conditions of this Agreement shall control. No prior oral or written understanding shall be of any force or effect with respect to those matters covered hereunder. This Agreement may not be modified or altered except in writing signed by the CITY and the PROVIDER.

H. Conflict With Law: If any part of this Agreement is found to be in conflict with applicable laws, such part shall be inoperative, null and void insofar as it is in conflict with said law, but the remainder of the Agreement shall be in full force and effect.

CITY OF EXETER
100 N. C Street
Exeter, CA 93221
Attention: CITY ADMINISTRATOR

PROVIDER
Attention: [NAME]
Phone: [NUMBER]
Email: [EMAIL]
July 28, 2026 Regular Meeting of the Exeter City Council

I. Attorney’s Fees: In the event either party commences any action, arbitration or legal proceedings for the enforcement of this Agreement, the prevailing party, as determined by the court or arbitrator, shall be entitled to recovery of its attorney’s fees and court costs incurred in the action brought thereon.

J. Construction: This Agreement is the product of negotiation and compromise on the part of each party and the parties agree, notwithstanding Civil Code Section 1654, that in the event of uncertainty the language will not be construed against the party causing the uncertainty to exist.

K. Authority: Each signatory to this Agreement represents that it is authorized to enter into this Agreement and to bind the party to which its signature represents.

L. Headings: Section headings are provided for organizational purposes only and do not in any manner affect the scope or intent of the provisions thereunder.

M. Firearms Prohibited: Guns may not be carried by contractors /vendors/PROVIDERs while working on City of Exeter premises without the expressed written approval of a City of Exeter Department Head, or an exemption in the contract. If a contractor/vendor/PROVIDER is caught carrying a gun, without City permission, their contract will be terminated.

IN WITNESS WHEREOF, this Agreement is executed on the day and year first above written.

CITY OF EXETER PROVIDER
___________________________ ___________________________ Jason Ridenour,, City Administrator [NAME]
Approved as to Form
__________________________________
Julia Lew, City Attorney

_________________________________
Jason Ridenour, SERVICES Manager
Attachments:

Exhibit “A”: Scope of Work and
Schedule of Fees for Services
July 28, 2026 Regular Meeting of the Exeter City Council

EXHIBIT ‘A’

SCOPE OF WORK AND SCHEDULE OF FEES FOR SERVICES
July 28, 2026 Regular Meeting of the Exeter City Council

EXHIBIT ‘B’
City of Exeter General Plan Land Use Map
July 28, 2026 Regular Meeting of the Exeter City Council

Zoning Map
July 28, 2026 Regular Meeting of the Exeter City Council

Agenda Item Staff Report
Meeting Date:

July 28, 2026
Wording for Agenda:

Approval of Amendment No. 1 to the Employment Agreement between the City of Exeter and City Administrator Jason Ridenour.

Submitting Department:

City Attorney
Contact Name:

Julia Lew, City Attorney
Staff recommends that the City Council approve Amendment No. 1 to the Employment Agreement between the City of Exeter and City Administrator Jason Ridenour, updating the compensation provisions of the Agreement, as mutually agreed to, and authorize the Mayor to execute the amendment on behalf of the City.

On April 22, 2025, the City Council approved an Employment Agreement with Jason Ridenour to serve as the City of Exeter's City Administrator for a term extending through June 30, 2030. The Employment Agreement provides that the City Council may consider adjustments to the City Administrator's base compensation effective on or about July 1, 2026, or at such other times as deemed necessary or appropriate.

The proposed Amendment No. 1 updates the compensation provisions of the Employment Agreement by establishing a monthly salary of $16,196.25, effective the first full pay period that includes July 1, 2026, and $17,006.06, effective the first full pay period that includes July 1, 2027. The amendment also provides that the City Council may consider future compensation adjustments on or about July 1, 2028, or at other times determined appropriate. All other terms and conditions of the Employment Agreement remain unchanged and in full force and effect.

For action by:
☒City Council
Regular Session:
☒Consent Calendar
☐Regular Item
☐Public Hearing
Review:

City Clerk
(Initials Required)
__F.N.___
Agenda Item Number: I.20.

Department Recommendation:

Background & Summary:

July 28, 2026 Regular Meeting of the Exeter City Council

The costs associated with the proposed salary adjustments and related benefit modifications will be absorbed within the adopted Fiscal Year 2026/27 Budget. If additional appropriations or budget adjustments are determined to be necessary, staff will return to the City Council with the appropriate budget amendment for consideration and approval.

April 22, 2025 – Approved the Employment Agreement between the City of Exeter and Jason Ridenour for service as City Administrator.
• Current Employment Agreement Between the City and Jason Ridenour • DRAFT Amendment No. 1 to Employment Agreement between the City of Exeter and Jason Ridenour
I move to approve Amendment No. 1 to the Employment Agreement between the City of Exeter and City Administrator Jason Ridenour and authorize the Mayor to execute the amendment on behalf of the City.

Fiscal Impact:

Prior City Council Actions:

Attachments:

Recommended motion to be made by the City Council:

July 28, 2026 Regular Meeting of the Exeter City Council

July 28, 2026 Regular Meeting of the Exeter City Council

July 28, 2026 Regular Meeting of the Exeter City Council

July 28, 2026 Regular Meeting of the Exeter City Council

July 28, 2026 Regular Meeting of the Exeter City Council

July 28, 2026 Regular Meeting of the Exeter City Council

July 28, 2026 Regular Meeting of the Exeter City Council

July 28, 2026 Regular Meeting of the Exeter City Council

1 AMENDMENT NO. 1 TO EMPLOYMENT AGREEMENT

BETWEEN THE CITY OF EXETER

AND JASON RIDENOUR
WHEREAS, on April 22, 2025, the City of Exeter, hereafter referred to as "City," entered into an Agreement to employ JASON RIDENOUR, as its City Administrator, commencing on May 27, 2025, for a term extending through June 30, 2030; WHEREAS, pursuant to Section 2 of the Agreement the City Council may consider adjustments to the City Administrator’s base compensation to be effective on or about July 1, 2026, or at other times as may be appropriate;
NOW, THEREFORE, in consideration of the mutual covenants contained in the Agreement, the parties agree to the following change in compensation:

A. Section 2 of the Agreement (“Compensation”), shall be modified to read as follows:

City agrees to employ and pay the City Administrator for the retention of the abovementioned services, commencing and effective the first full pay period that includes July 1, 2026, at the sum of $16,196.25.00 per month, and effective the first full pay period that includes July 1, 2027, at the sum of $17,006.06. The City Council may, but is not required to, consider adjustments to the base compensation to be effective on or about July 1, 2028, or at other such times as the City Council deems necessary or appropriate.

B. All other terms of the Agreement, unless inconsistent with this Amendment, shall remain in full force and effect.

DATED this 28th day of July, 2026.
''CITY'' "CITY ADMINISTRATOR"
Jacob Johnson, Mayor Jason Ridenour
July 28, 2026 Regular Meeting of the Exeter City Council

2 APPROVED AS TO FORM: ATTEST:

Julia Lew, City Attorney Francesca Nevarez, City Clerk
July 28, 2026 Regular Meeting of the Exeter City Council

Agenda Item Staff Report
Meeting Date:

July 28, 2026
Wording for Agenda:

Adoption of Resolution No. 2026-34, Adopting an Updated City of Exeter Salary Schedule Reflecting Negotiated Compensation Increases for Mid-Management and Department Head
Employees and a Compensation Adjustment for the City
Administrator.

Submitting Department:

Finance and Human Resources
Contact Name:

Janie Rodriguez, Finance Director
Francesca Nevarez, City Clerk/Human Resources Manager
Staff recommends that the City Council adopt Resolution No. 26-34, approving the updated City of Exeter Salary Schedule, effective July 1, 2026, contingent upon approval of the related compensation actions contained in the corresponding agenda items for Mid-Management employees, Department Head employees, and the City Administrator.

The City of Exeter maintains an official Salary Schedule establishing the salary ranges for all City classifications. California Code of Regulations, Title 2, Section 570.5 requires public agencies participating in the California Public Employees' Retirement System (CalPERS) to maintain and publicly approve salary schedules that accurately reflect compensation authorized by the governing body.

The proposed Salary Schedule has been updated to reflect the compensation adjustments contained in the related agenda items for Mid-Management employees, Department Head employees, and the City Administrator. Adoption of the updated Salary Schedule is contingent upon City Council approval of those related compensation actions and will serve as the City's For action by:
☒City Council
Regular Session:
☒Consent Calendar
☐Regular Item
☐Public Hearing
Review:

City Administrator
(Initials Required)
__J.R.___
Agenda Item Number: I.21.

Department Recommendation:

Background & Summary:

July 28, 2026 Regular Meeting of the Exeter City Council

official Salary Schedule for purposes of implementing the approved changes and maintaining compliance with CalPERS requirements.

If the corresponding compensation actions are approved, the updated Salary Schedule will incorporate:
• Negotiated compensation increases for Mid-Management employees; • Negotiated compensation increases for Department Head employees; and • The approved compensation adjustment for the City Administrator.

This agenda item does not independently establish or modify employee compensation. Rather, it formally adopts an updated Salary Schedule reflecting the compensation actions approved by the City Council and ensures the City's compensation records remain current and compliant with CalPERS salary schedule requirements.

The fiscal impacts associated with the proposed compensation adjustments are addressed in the corresponding staff reports for the Mid-Management Benefits Resolution, Department Head Benefits Resolution, and Amendment No. 1 to the Employment Agreement for the City Administrator. Adoption of the updated Salary Schedule does not result in any additional fiscal impact.

On June 23, 2026, Council last approved its salary schedule to update salaries for EPOA represented classifications.
• DRAFT Resolution No. 2026-34 with Exhibit
I move to adopt Resolution No. 2026-34, approving the updated City of Exeter Salary Schedule, contingent upon approval of the related compensation actions contained in the corresponding agenda items.

Fiscal Impact:

Prior City Council Actions:

Attachments:

Recommended motion to be made by the City Council:

July 28, 2026 Regular Meeting of the Exeter City Council

RESOLUTION NO. 2026-34

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EXETER ADOPTING AN UPDATED CITY

OF EXETER SALARY SCHEDULE REFLECTING NEGOTIATED COMPENSATION INCREASES FOR

MID-MANAGEMENT AND DEPARTMENT HEAD EMPLOYEES AND A COMPENSATION

ADJUSTMENT FOR THE CITY ADMINISTRATOR
WHEREAS, the City of Exeter maintains an official Salary Schedule establishing salary ranges for all City classifications; and
WHEREAS, California Code of Regulations, Title 2, Section 570.5 requires public agencies participating in the California Public Employees' Retirement System (CalPERS) to maintain and publicly approve salary schedules identifying the pay rates for each classification; and WHEREAS, the City Council is considering related agenda items providing negotiated compensation increases for Mid-Management employees, negotiated compensation increases for Department Head employees, and a compensation adjustment for the City Administrator; and
WHEREAS, the attached Salary Schedule has been prepared to reflect those compensation actions, contingent upon approval of the related agenda items at the July 28, 2026 regular meeting.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Exeter as follows:

SECTION 1. Contingent upon approval of the related compensation actions contained in corresponding agenda items for Mid-Management employees, Department Head employees, and the City Administrator, the City Council hereby adopts the City of Exeter Salary Schedule attached hereto as Exhibit "A" and incorporated herein by this reference.

SECTION 2. The Salary Schedule shall become effective in accordance with the effective dates established by the corresponding resolutions and employment agreement amendment reflected therein.

SECTION 3. Any previously adopted salary schedules, or portions thereof, that conflict with the attached Salary Schedule are hereby superseded to the extent of such conflict.

SECTION 4. The City Clerk is hereby authorized and directed to maintain the adopted Salary Schedule as the City's official Salary Schedule and to make it available as required by applicable law.

PASSED, APPROVED AND ADOPTED this 28th day of July, 2026.

July 28, 2026 Regular Meeting of the Exeter City Council

AYES:

NOES:

ABSTAIN:

ABSENT:
____________________________________
Jacob Johnson, Mayor
ATTEST:
____________________________________
Francesca Nevarez, City Clerk
July 28, 2026 Regular Meeting of the Exeter City Council

MISCELLANEIOUS CLASSIFICATIONS BU STEP A STEP B STEP C STEP D STEP E PATTERN City Administrator Unrep 13,713 14,399 14,975 15,574 16,196 5,4,4,4 Finance Director Unrep 9,503 9,978 10,477 11,001 11,551 5* Public Works Director Unrep 8,975 9,424 9,895 10,390 10,910 5* Community Services Director Unrep 7,811 8,201 8,611 9,042 9,494 5* City Clerk/Human Resources Manager Unrep 7,364 7,732 8,119 8,525 8,951 5* Operations Manager Unrep 6,682 7,016 7,367 7,735 8,122 5* Deputy City Clerk/Personnel Officer Unrep 6,007 6,308 6,623 6,954 7,302 5* Finance Manager Unrep 6,649 6,981 7,330 7,697 8,082 5*
Chief Operator CLOCEA 5,327 5,594 5,873 6,167 6,475 5*
Operator II, Water/Wastewater CLOCEA 4,831 5,072 5,326 5,592 5,872 5* Operator I, Water/Wastewater CLOCEA 4,584 4,814 5,054 5,307 5,572 5* Crew Leader CLOCEA 4,410 4,631 4,863 5,106 5,361 5*
Mechanic II CLOCEA 4,398 4,618 4,849 5,092 5,346 5*
Senior Clerk Dispatcher CLOCEA 4,246 4,458 4,681 4,915 5,161 5* Recreation Supervisor CLOCEA 4,203 4,413 4,634 4,865 5,109 5* Community Services Officer CLOCEA 4,203 4,413 4,634 4,865 5,109 5* Maintenance Technician CLOCEA 4,148 4,355 4,573 4,802 5,042 5* Skilled Maintenance Worker CLOCEA 3,792 3,982 4,181 4,390 4,609 5* Accounting Assistant CLOCEA 3,755 3,943 4,140 4,347 4,564 5* Administrative Assistant CLOCEA 3,792 3,982 4,181 4,390 4,609 5* Senior Administrative Assistant CLOCEA 4,246 4,458 4,681 4,915 5,161 5* Recreation Coordinator CLOCEA 3,792 3,982 4,181 4,390 4,609 5* Records Clerk CLOCEA 3,703 3,889 4,083 4,287 4,501 5*
Animal Control/Code Enforcement CLOCEA 3,654 3,837 4,028 4,230 4,441 5* Maintenance I CLOCEA 3,610 3,790 3,980 4,179 4,388 5*
Office Assistant CLOCEA 3,276 3,440 3,612 3,793 3,982 5* Recreation Leader CLOCEA 3,276 3,440 3,612 3,793 3,982 5*

POLICE CLASSIFICATIONS BU STEP A STEP B STEP C STEP D STEP E STEP F PATTERN Chief of Police Unrep 11,311 11,877 12,471 13,095 13,750 14,438 *5 Lieutenant Unrep 8,484 8,908 9,353 9,821 10,312 10,828 *5 Sergeant EPOA 6,695 7,030 7,382 7,751 8,138 8,545 *5
Police Officer EPOA 5,246 5,508 5,784 6,073 6,376 6,695 *5 Police Officer Trainee CLOCEA 4,885 5,129 5,386 5,655 5,938 *5 E-Step Police Officer is the benchmark position upon which linked formulas are based. **All salaries shown are monthly amounts.

HOURLY EMPLOYEE SALARY

SCHEDULE
Effective
1/1/2021
Effective
1/1/2022
Effective
1/1/2023
Effective
1/1/2024
Effective
1/1/2025
Effective
1/1/2026
Recreation Assistant 14.00 15.00 15.50 16.00 16.50 16.90 Recreation Leader 18.00 18.00 18.00 18.00 18.00 18.00
Sport Official 14.00 15.00 15.50 16.00 16.50 16.90
Maintenance 14.00 15.00 15.50 16.00 16.50 16.90
Office/ Administrative I 14.00 15.00 15.50 16.00 16.50 16.90 Office/ Administrative II 16.00 17.00 17.00 17.00 17.00 17.00 Police Reserve 19.00 25.00 25.00 25.00 26.00 26.00
Special Projects and Training Coordinator 53.93 53.93 56.09 56.09

CITY COUNCIL MEMBERS
Exeter City Council Member
*$10.00 per meeting not to exceed four meetings in any calendar month pursuant to City of Exeter Municipal Code §2.04.030 CITY OF EXETER FY2026-2027 SALARY SCHEDULE
Effective 7/1/26
DRAFT July 28, 2026 Regular Meeting of the Exeter City Council

Agenda Item Staff Report
Meeting Date:

July 28, 2026
Wording for Agenda:

Public Hearing to Consider:
1) Introduction and First Reading of Ordinance No. 720, An Ordinance of the City Council of the City of Exeter,
Approving the Re-Zone and Re-Designation of Assessor
Parcel Numbers 133-072-042, 135-190-063, 135-190-
039, 135-190-037, to RM-1.5 High Density Residential,
and 133-080-053 to RM-3 Medium Density Residential
OR Re-Zone of APN 135-190-038 to RM-1.5 High Density
Residential in Lieu of Rezone of 133-080-053 and the
Establishment of Chapter 17.59, “By-Right Approvals” in the Zoning Ordinance; 2) Introduction and First Reading of Ordinance No. 721, An Ordinance of the City of Exeter, Adopting a Zoning Text Amendment to Revise Section 17.18-03 to Allow Emergency Shelters as a Permitted Use in the R-M Zoning District per Planning Commission recommendation; and
3) Adoption of Resolution 2026-28, A Resolution of the City Council of the City of Exeter, Approving the 2023-2031 Exeter Housing Element
Submitting Department:

Planning
Contact Name:

Jason Ridenour, City Administrator
Josh McDonnell, Contract City Planner
Staff recommends that the City Council adopt the 2023-2031 Exeter Housing Element and introduce for first reading Ordinance No. 720 An Ordinance of the City Council of the City of Exeter, Approving the Re-Zone and Re-Designation of Assessor Parcel Numbers 133-072-042, 135-190-063, 135-190-039, and 135-190-037, and APN 135-190-038 to RM1.5 and High Density Residential, and the Establishment of Chapter 17.59, “By-Right Approvals” in the Zoning Ordinance per Planning Commission recommendation. Staff also recommends that the City Council introduce for first reading Ordinance No. 721, An Ordinance of the City of Exeter, For action by:
☒City Council
Regular Session:
☐Consent Calendar
☐Regular Item
☒Public Hearing
Review:

City Administrator
(Initials Required)
__J.R. ____
Agenda Item Number: J.1.

Department Recommendation:

July 28, 2026 Regular Meeting of the Exeter City Council

Adopting a Zoning Text Amendment to Revise Section 17.18-03 to Allow Emergency Shelters as a Permitted Use in the R-M Zoning District per Planning Commission recommendation.

Summary:

Attachment A is the Draft 2023-2031 Exeter Housing Element. The Housing Element is part of the General Plan and establishes policies and programs to facilitate housing for all income groups in Exeter during the planning period (2023 to 2031).

The Housing Element is a unique part of the General Plan in that the State of California has oversight and approval authority (the State does not have approval over other parts of the General Plan (land use, circulation, open space elements, etc.).

In recent years, State legislation has made preparation of the Housing Element much more complicated and time consuming. For that reason, Exeter teamed up with neighboring cities in Tulare County to have Rincon Consultants prepare a “Multi-Jurisdictional Housing Element”.

The collaborating Tulare County cities include Farmersville, Lindsay, Porterville, Tulare and Woodlake.

In addition to ensuring housing opportunities for residents, the adoption of a Housing Element is critical for certain State grants the City routinely seeks for various programs and projects. If the City does not have an adopted Housing Element, it can jeopardize receipt of these grants.

The Housing Element is divided into two main sections — the local Exeter Housing Element and the Tulare County Multi-Jurisdictional Regional Housing Element. The following is a summary of the chapters and topics that are covered in the Exeter Housing Element.

Exeter Housing Element:

Chapter 1: Public Participation. This section details the efforts made in Exeter to inform the public of the Housing Element update and engage the community in the development of the Housing Element.

Chapter 2: Housing Needs. This chapter provides an individual assessment of housing needs for the City of Exeter. This section summarizes demographic, employment, and housing characteristics.

Chapter 3: Housing Constraints. Chapter 3 analyzes constraints to the development of adequate and affordable housing, including market, governmental, infrastructure, and environmental factors. These constraints may result in housing that is not affordable to lowand moderate-income households and may render residential construction economically infeasible for developers. Constraints to housing production significantly impact households with low and moderate incomes and special needs.

July 28, 2026 Regular Meeting of the Exeter City Council

Chapter 4: Housing Resources. This section documents the methodology and results of a Site Inventory analysis conducted to demonstrate the availability of land and utilities to meet the City’s housing allocation (the State-assigned number of new housing units the City should facilitate from 2023-2031). Infrastructure, services, and financial and administrative resources that are available for the development, rehabilitation, and preservation of housing in the city of Exeter are also discussed in this chapter.

Chapter 5: Affirmatively Furthering Fair Housing. This section of the Housing Element analyzes issues relating to fair housing in the City of Exeter. This analysis is based on the directives from State Assembly Bill (AB) 686.

Chapter 6: Review of Past Accomplishments. To develop appropriate programs to address the housing issues identified in the 2023-2031 Housing Element, the consultant reviewed the housing programs adopted in the 2015-2023 Housing Element and evaluated the effectiveness of these programs in delivering housing services and assistance.

Chapter 7: Housing Plan. This eight-year Housing Plan (2023-2031) sets forth a strategy, including goals, policies, and programs, to address housing issues identified in the City. Once the Housing Element is adopted, the City will need to make a diligent effort to implement these programs on an ongoing basis.

Exeter Housing Unit Assignment:

A key part of the housing element is the assignment of the number of new dwellings that should be built in Exeter during the planning period (2023-2031). Known as the Regional Housing Needs Allocation (RHNA), this assignment is shown in Table B4-1 in Chapter 4 of the Housing Element (repeated below). The table shows that a total of 844 units should be built during the planning period. The table further breaks down the units by income category. The table shows the “Above Moderate-income” category warrants the highest number (45.0%) of dwellings, while the “Very Low-Income” category is assigned the lowest number (10.9%) of units at 380 dwelling units and 92 dwelling units respectively.

July 28, 2026 Regular Meeting of the Exeter City Council

As each year passes, the City is required to review building permit records for units that were constructed, and assign them to an income category. This data is then reported to the State.

The City does not get penalized if these targets are not met, but the City must show that it has land and utilities zoned and available to meet the targets. The Housing Element demonstrates that the City does not have adequate land zoned at appropriate densities to accommodate the housing targets. Specifically, units assigned to the Extremely Low, Very Low, and Low income categories must have lands available to accommodate their allocation (317 units) that are zoned for high density development.

Exeter does not currently have sufficient lands designated at this density or at the moderate income equivalent density, therefore, five properties are requested to be re-zoned to densities sufficient to meet the RHNA requirement. The sites and their respective proposed zoning designations are identified below and depicted on the exhibit included as Attachment G.

Map ID # Assessor Parcel # Acreage Current Zoning Proposed Zoning 25 133-072-042 5.00 R-1-6 RM-1.5
26 135-190-063 1.70 R-1-6 RM-1.5
27 135-190-039 1.46 ML RM-1.5
28 135-190-037 1.45 ML RM-1.5
34 133-080-053 12.00 R-1-10 RM-3
Subsequent to the last submission of the Draft Housing Element to State HCD the property owner of APN 135-190-038, a 9.79-acre industrial zoned property located at the southeast corner of West Firebaugh Avenue and Industrial Drive, informed staff that he would like the property to be rezoned to RM-1.5. Staff utilized this information to establish an alternative rezone option for the City Council to consider, that eliminates the rezone of APN 133-080-053 (site 34) and includes the new proposed site. This option mathematically meets the requirements set forth and is supported by staff. During the rezoning process with a Housing July 28, 2026 Regular Meeting of the Exeter City Council

Element update, it is advantageous to have support of the property owner being affected by the zone change. The Planning Commission considered both options and took action to recommend the rezone option that was included in the Draft Housing Element that was previously reviewed by HCD.

Consistent with Government Code Section 65583, Ordinance No. 720 also includes a Zoning Text Amendment to add Chapter 17.59, By-Right Approvals. This ordinance establishes a ministerial (“by-right”) review process for qualifying housing developments, allowing eligible projects—such as certain affordable housing, supportive housing, and navigation centers—to be approved without discretionary permits, public hearings, or CEQA review when they meet objective standards. It implements state housing law by streamlining approvals on designated sites, requiring staff to issue permits upon compliance, and limiting decision-making to a ministerial determination based on adopted criteria. This Zoning Text Amendment is required to satisfy state law requirements to complete the City’s site inventory rezoning.

Zoning Text Amendment:

In their May 5, 2026, letter to the City of Exeter (Attachment F), State HCD indicated that Exeter’s Draft Housing Element can only be deemed to be in substantial compliance with State Housing law if the document is adopted, the re-zones described above are approved, and a Zoning Text Amendment that permits emergency shelters without discretionary action in at least one zoning district is approved. Therefore, staff has provided Ordinance No. 721, which would add “Emergency Shelters as described in California Government Code Section 65583” to Chapter 17.18.03 of the Zoning Code as a Permitted Use in the Multi-Family Residential (RM) Zoning District, which itself has been recommended by the Planning Commission through Resolution 2026-06.

Regional Housing Element:

The Regional section of the Housing Element analyzes housing trends throughout the County and common to all the Cities. Chapters contained in this section include:

Chapter 1: Introduction and Community Engagement. This chapter introduces the Housing Element, including methodology and information sources and also efforts to publicize the Housing Element effort.

Chapter 2: Regional Housing Needs. This section provides a comprehensive assessment of the region's housing needs as the basis for preparing responsive policies and implementation programs. This section summarizes demographic, employment, and housing characteristics for the jurisdictions in Tulare County.

Chapter 3. Regional Housing Constraints Analysis. This chapter analyzes actual or potential constraints to the provision of housing that affect the development of new housing and the maintenance of existing units for all income levels. State housing element law requires cities and counties to review both governmental and non-governmental constraints to the maintenance and production of housing for all income levels.

July 28, 2026 Regular Meeting of the Exeter City Council

Chapter 4. Regional Housing Resources. This chapter provides an analysis of development trends in Tulare County that is used to inform the available land (“Site Inventories”) for the seven jurisdictions covered under the 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.

Chapter 5. Regional Affirmatively Furthering Fair Housing Analysis. This chapter includes 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 actions.

As part of the analysis of segregation patterns and cultural dynamics noted above, the City is required to include a “Local Area Knowledge” section (Section B5.10, p. B5-47 through B5-49).

This section is required to include insights from unique local histories, community stories, and historical cultural dynamics that may not necessarily be evident from data charts. This section was updated after the Planning Commission Public Hearing to more accurately reflect the historical event that occurred. While the draft Housing Element considered by the Planning Commission correctly identified the Exeter Race Riot of October 1929, the text included contained a substantial error stating that 50 laborers were killed. The historical archives and local records show that while the riots occurred resulting in the assault and displacement of workers, no fatalities were recorded. The Draft Housing Element attached to this report for consideration has been updated removing the inaccuracies.

Public Participation:

The public hearing was adequately noticed and advertised for the regularly scheduled Planning Commission hearing. The public will have the opportunity to provide comments on this item prior to Planning Commission action.

None associated with this action.

Prior City Councils have approved period Housing Elements, however the Planning Commission recently recommended certain actions.

Planning Commission Recommendations:

At June 25, 2026 Planning Commission, the Commissioners voted to recommend approval of the 2023-2031 Exeter Housing Element through the following resolutions:

Fiscal Impact:

Prior City Council Actions:

July 28, 2026 Regular Meeting of the Exeter City Council

• Resolution 2026-05: Recommendation to amend the General Plan and Zoning Map to re-zone parcels 133-072-042, 135-190-063, 135-190-039, and 135-190-037, to RM1.5 and High Density Residential, and 133-080-053 to RM-3 and Medium Density. • Resolution 2026-06: Recommendation to update zoning requirements to ensure consistency with State housing requirements to allow emergency shelters in the RM (multifamily residential) zoning district.
• Resolution 2026-04: Recommendation of the adoption of the Housing Element update as General Plan Amendment No. 2026-01.

It should be noted that Resolution 2026-05 was consistent with the plan as written and did not incorporate an alternative recommended and noticed by City Staff. Subsequent to State HCD reviewing the Draft Housing Element, the owner of Assessor Parcel Number 135-190-038, a

9.79-acre property located at the corner of Industrial Dr. and Firebaugh Avenue and currently zoned ML, suggested that their property could be a logical location for rezoning to RM-1.5.

Staff concurred with this option and suggested to the Commission that it could potentially be re-zoned instead of Site 34. The public notice for the June 25, 2026, Planning Commission meeting included the alternative site which was considered by the Commission. The Planning Commission took action to recommend the original option for rezones that included Site 34 that was previously reviewed by State HCD. The City Council has the option to consider the alternative that is supported by Staff, but it is not the recommendation of the Planning Commission as codified by Resolution 2026-05.
• Attachment A: 2023-2031 Housing Element
• Attachment B: Addendum to General Plan Environmental Impact Report • Attachment C: Resolution No. 2026-28, Adopting the 2023-2031 Housing Element • Attachment D: Ordinance 720, Adopting the Re-zoning and Re-designation of Assessor Parcel Numbers 133-072-042, 135-190-063, 135-190-039, and 135-190-037 to RM1.5 and High Density Residential, and 133-080-053 to RM-3 and Medium Density Residential and the establishment of Chapter 17.59, “By-Right Approvals” in the Zoning Ordinance • Attachment E: Ordinance 721, adopting a Zone Text Amendment to revise Section

17.18-03 to allow emergency shelters as a permitted use in the R-M Zoning District • Attachment F: Letter dated May 5, 2026, from State Housing and Community Development Department
• Attachment G: Exhibit depicting sites provided to State HCD proposed for re-zoning to higher densities
• Attachment H: Exhibit depicting alternative sites proposed for re-zoning to higher densities
• Attachment I: Existing Exeter Zoning Map
I move to:

Attachments:

Recommended motion to be made by the City Council:

July 28, 2026 Regular Meeting of the Exeter City Council

1. Conduct a Public Hearing and Introduce Ordinance No. 720, An Ordinance of the City Council of the City of Exeter, Approving the Re-Zone and Re-Designation of Assessor Parcel Numbers 133-072-042, 135-190-063, 135-190-039, and 135-190-037, to RM1.5 and High Density Residential, and 133-080-053 to RM-3 and Medium Density Residential OR Re-Zone of APN 135-190-038 to RM-1.5 High Density Residential in lieu of the Re-Zone of APN 133-080-053 and the Establishment of Chapter 17.59, “By-Right Approvals” in the Zoning Ordinance, and provide first reading by title only and waive further reading, and direct staff to return the ordinance for second reading and adoption.

2. Conduct a Public Hearing and Introduce Ordinance No. 721, An Ordinance of the City of Exeter, Adopting a Zoning Text Amendment to Revise Section 17.18-03 to Allow Emergency Shelters as a Permitted Use in the R-M Zoning District and provide first reading by title only and waive further reading, and direct staff to return the ordinance for second reading and adoption.

3. Adopt Resolution 2026-28, A Resolution of the City Council of the City of Exeter, Approving the 2023-2031 Exeter Housing Element.

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter 2023-2031 Housing Element
Tulare County Regional Housing Element
prepared by
City of Exeter
Planning Department
P.O. Box 237
Exeter, California 93221
Contact: Jason Ridenour
prepared with the assistance of
Rincon Consultants, Inc.
4589 North Marty Avenue, Suite 102
Fresno, California 93722
July 2026 Adoption Draft
July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Table of Contents
2023-2031 Housing Element B-i
Table of Contents
B1 Public Participation ............................................................................................................................ B1 B1.1 Community Engagement........................................................................................................ B1 B1.1.1 Public Noticing ....................................................................................................... B1 B1.1.2 City Council Presentation....................................................................................... B1 B1.1.3 Community Workshops.......................................................................................... B1 B1.1.4 Stakeholder Interviews.......................................................................................... B2 B1.1.5 Public Comment Survey ......................................................................................... B2 B1.1.6 Response to Community Input .............................................................................. B2 B1.1.7 Public Review of the Draft Housing Element......................................................... B4 B2 Housing Needs Assessment ............................................................................................................ B2-1 B2.1 Population Characteristics................................................................................................... B2-1 B2.2 Population Growth.............................................................................................................. B2-1 B2.3 Age Characteristics.............................................................................................................. B2-1 B2.4 Race and Ethnicity ............................................................................................................... B2-2 B2.5 Economic Characteristics .................................................................................................... B2-2 B2.6 Household Characteristics................................................................................................... B2-8 B2.7 Large Households................................................................................................................ B2-9 B2.8 Overcrowding ...................................................................................................................... B2-9 B2.9 Special Needs Groups........................................................................................................ B2-10 B2.10 Housing Stock Characteristics ........................................................................................... B2-21 B2.11 Housing Growth................................................................................................................. B2-21 B2.12 Housing Type and Tenure.................................................................................................. B2-22 B2.13 Vacancy Rate ..................................................................................................................... B2-24 B2.14 Housing Unit Size............................................................................................................... B2-26 B2.15 Age and Condition of Housing Stock ................................................................................. B2-26 B2.16 Housing Costs.................................................................................................................... B2-28 B2.17 Distribution of Owner-Occupied Units.............................................................................. B2-30 B2.18 Housing Affordability......................................................................................................... B2-30 B2.19 Assisted Housing Units...................................................................................................... B2-34 B3 Housing Constraints Analysis.......................................................................................................... B3-1 B3.1 Summary of Local Housing Constraints............................................................................... B3-1 B3.2 Non-Governmental Constraints.......................................................................................... B3-2 B3.2.1 Land Costs........................................................................................................... B3-2 B3.2.2 Construction Costs.............................................................................................. B3-3 B3.2.3 Availability of Financing ...................................................................................... B3-4 B3.2.4 Requests for Lower Development Densities....................................................... B3-6 July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B-ii
B3.3 Governmental Constraints.................................................................................................. B3-6 B3.3.1 Land Use Controls............................................................................................... B3-6 B3.3.2 Residential Development Standards................................................................... B3-9 B3.3.3 Housing for Persons with Disabilities................................................................ B3-22 B3.3.4 Planning and Development Fees....................................................................... B3-25 B3.3.5 Permit Types ..................................................................................................... B3-27 B3.3.6 Permit Procedures and Processing Times......................................................... B3-29 B3.3.7 Short-Term Housing Rentals............................................................................. B3-32 B3.3.8 Code Enforcement ............................................................................................ B3-33 B3.3.9 Transparency in the Development Process ...................................................... B3-34 B3.3.10 Cumulative Impact of Development Standards................................................ B3-34 B3.4 Environmental Constraints................................................................................................ B3-34 B3.4.1 Wildfire.............................................................................................................. B3-35 B3.4.2 Floodplains........................................................................................................ B3-35 B3.4.3 Seismic Zones.................................................................................................... B3-35 B3.4.4 Soil Contamination............................................................................................ B3-35 B4 Housing Resources and Site Inventory Analysis.............................................................................. B4-1 B4.1 Regional Housing Needs Allocation (RHNA)........................................................................ B4-1 B4.2 Meeting the RHNA............................................................................................................... B4-2 B4.2.1 RHNA Credits....................................................................................................... B4-2 B4.2.2 Summary of RHNA Credits.................................................................................. B4-3 B4.3 Site Inventory Analysis ........................................................................................................ B4-5 B4.3.1 Nonvacant Sites Analysis..................................................................................... B4-5 B4.4 Capacity of Housing Opportunity Sites................................................................................ B4-7 B4.4.1 Development Trends........................................................................................... B4-7 B4.4.2 Realistic Development Capacity.......................................................................... B4-7 B4.4.3 Lower-Income Development .............................................................................. B4-9 B4.4.4 Rezone Sites Analysis.......................................................................................... B4-9 B4.4.5 Sites Used in Previous Planning Periods........................................................... B4-10 B4.5 Site Inventory Summary.................................................................................................... B4-10 B4.5.1 Downtown Exeter ............................................................................................. B4-10 B4.5.2 Northeast Exeter............................................................................................... B4-11 B4.5.3 Northwest Exeter.............................................................................................. B4-11 B4.5.4 South Exeter...................................................................................................... B4-11 B4.5.5 Southwest Exeter.............................................................................................. B4-16 B4.6 Adequacy of Residential Site Inventory in Meeting RHNA................................................ B4-16 B4.7 Availability of Infrastructure and Services ........................................................................ B4-17 B4.7.1 Wastewater System.......................................................................................... B4-17 B4.7.2 Potable Water System....................................................................................... B4-17 July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Table of Contents
2023-2031 Housing Element B-iii
B4.7.3 Storm Water and Drainage ............................................................................... B4-17 B4.7.4 Dry Utilities........................................................................................................ B4-18 B4.8 Environmental Considerations.......................................................................................... B4-18 B4.9 Opportunities for Energy Conservation ............................................................................ B4-18 B5 Affirmatively Furthering Fair Housing Analysis............................................................................... B5-1 B5.1 Introduction......................................................................................................................... B5-1 B5.2 Methodology ....................................................................................................................... B5-1 B5.3 Summary of AFFH Analysis Findings.................................................................................... B5-3 B5.4 Data Sources........................................................................................................................ B5-4 B5.5 Fair Housing Resources ....................................................................................................... B5-4 B5.6 Ability to Address Complaints............................................................................................. B5-5 B5.7 Segregation and Integration Patterns and Trends.............................................................. B5-6 B5.8 Disparities in Access to Opportunities .............................................................................. B5-25 B5.9 Disproportionate Housing Needs...................................................................................... B5-39 B5.10 Local Area Knowledge ....................................................................................................... B5-47 B5.11 Subsidized Housing............................................................................................................ B5-51 B5.12 Housing Sites Inventory Analysis....................................................................................... B5-54 B5.13 Contributing Factors and Meaningful Actions .................................................................. B5-69 B5.13.1 Meaningful Actions to Address Fair Housing Issues......................................... B5-71 B6 Review of Past Accomplishments................................................................................................... B6-1 B6.1 Overview of Accomplishments............................................................................................ B6-1 B6.2 Effectiveness in Addressing Special Needs.......................................................................... B6-1 B6.3 Quantified Objectives.......................................................................................................... B6-3 B6.4 Review of Past Accomplishments........................................................................................ B6-4 B7 Housing Plan.................................................................................................................................... B7-1 B7.1 Goals and Policies................................................................................................................ B7-1 B7.2 Implementing Programs...................................................................................................... B7-3 B7.3 AFFH Actions Summary ..................................................................................................... B7-21 B7.4 Quantified Objectives........................................................................................................ B7-32 Tables
Table B2-1 Population Change (2000 - 2020)................................................................................... B2-1 Table B2-2 Population by Age Group (2020).................................................................................... B2-2 Table B2-3 Population by Race......................................................................................................... B2-2 Table B2-4 Employment by Industry (2020)..................................................................................... B2-3 Table B2-5 Major Employers in Tulare County (2024) ..................................................................... B2-4 Table B2-6 Occupational Employment and Wages by Major Occupational Group, Visalia-Porterville Metropolitan Area (2023) .............................................................................................. B2-5 Table B2-7 HUD Income Limits by Person per Household (dollars) ................................................. B2-6 July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B-iv
Table B2-8 State of California Income Categories............................................................................ B2-6 Table B2-9 Median Household Income by Race/Ethnicity (dollars)................................................. B2-7 Table B2-10 Overpayment by Tenure................................................................................................. B2-8 Table B2-11 Cost Burdened Households............................................................................................ B2-8 Table B2-12 Households by Type ....................................................................................................... B2-9 Table B2-13 Large Households by Tenure .......................................................................................... B2-9 Table B2-14 Overcrowding Severity by Tenure................................................................................ B2-10 Table B2-15 Senior Households by Tenure....................................................................................... B2-10 Table B2-16 Housing Cost Burden by Elderly Family Type and Tenure............................................ B2-11 Table B2-17 Inventory of Affordable Senior Housing....................................................................... B2-12 Table B2-18 Tulare County CSET Senior Centers.............................................................................. B2-12 Table B2-19 Population by Number of Disabilities........................................................................... B2-12 Table B2-20 Disability by Age for the Total Population.................................................................... B2-13 Table B2-21 Developmental Disability by Age.................................................................................. B2-13 Table B2-22 Developmental Disability by Residence ....................................................................... B2-13 Table B2-23 Inventory of Housing for People with Disabilities........................................................ B2-14 Table B2-24 Housing Units for Large Households............................................................................ B2-14 Table B2-25 Single Female-Headed Households.............................................................................. B2-15 Table B2-26 Female-Headed Family Households with No Spouse Present, by Poverty Status ....... B2-15 Table B2-27 Female-Headed Family Households with No Spouse Present, by Poverty Status and Tenure, City of Exeter................................................................................................... B2-15 Table B2-28 Single-Parent Resources............................................................................................... B2-16 Table B2-29 Extremely Low-Income Households by Tenure............................................................ B2-16 Table B2-30 Extremely Low-Income Households Overpaying by Tenure ........................................ B2-16 Table B2-31 Extremely Low-Income Households............................................................................. B2-17 Table B2-32 Inventory of Public Assisted Complexes, Exeter .......................................................... B2-17 Table B2-33 Farmworker Population................................................................................................ B2-19 Table B2-34 Farmworkers in Tulare County by Days Worked (2022) .............................................. B2-19 Table B2-35 Homelessness by Type (2023)...................................................................................... B2-21 Table B2-36 Total Housing Units Over Time (1980 to 2020)............................................................ B2-22 Table B2-37 Total Housing Units by Type......................................................................................... B2-23 Table B2-38 Housing Units by Tenure .............................................................................................. B2-24 Table B2-39 Vacancy Status by Type for Total Vacant Units............................................................ B2-25 Table B2-40 Housing Unit Size.......................................................................................................... B2-26 Table B2-41 Total Occupied Housing Units by Year Built................................................................. B2-27 Table B2-42 Substandard Housing Units.......................................................................................... B2-28 Table B2-43 Median Housing Value Over Time (1980 to 2020)....................................................... B2-29 Table B2-44 Median Gross Rent, Exeter, 2020................................................................................. B2-29 Table B2-45 Median Gross Rent Over Time, Exeter, 2020 ............................................................... B2-29 July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Table of Contents
2023-2031 Housing Element B-v
Table B2-46 Median Rent by Number of Bedrooms ........................................................................ B2-30 Table B2-47 Owner Occupied Units by Race .................................................................................... B2-30 Table B2-48 Housing Affordability Matrix – Exeter (2022)............................................................... B2-31 Table B2-49 Cost Burdened Owner-Occupied Households Over Time ............................................ B2-33 Table B2-50 Cost Burdened Renter-Occupied Households Over Time ............................................ B2-33 Table B2-51 Cost Burden by Income and Tenure............................................................................. B2-34 Table B2-52 Inventory of Public Assisted Complexes – Exeter......................................................... B2-37 Table B3-1 Listed Land Prices – Exeter............................................................................................. B3-2 Table B3-2 Sold Land Prices – Exeter................................................................................................ B3-2 Table B3-3 Estimated Construction Cost.......................................................................................... B3-3 Table B3-4 Residential Development Standards.............................................................................. B3-9 Table B3-5 Residential Parking Requirements ............................................................................... B3-11 Table B3-6 Residential Use Matrix.................................................................................................. B3-15 Table B3-7 Capacity Analysis.......................................................................................................... B3-19 Table B3-8 Residential Development Planning Fees...................................................................... B3-25 Table B3-9 Residential Development Fees..................................................................................... B3-26 Table B3-10 Residential Development Fee Comparison .................................................................. B3-27 Table B3-11 Timelines for Permit Procedures.................................................................................. B3-30 Table B3-12 Typical Processing Procedures by Project Type ........................................................... B3-31 Table B4-1 Exeter 2023-2031 RHNA................................................................................................. B4-1 Table B4-2 Pipeline Projects............................................................................................................. B4-3 Table B4-3 Remaining Share of RHNA.............................................................................................. B4-3 Table B4-4 Redevelopment Trends on Sites with Operational Agriculture ..................................... B4-6 Table B4-5 Exeter Development Trends........................................................................................... B4-7 Table B4-6 Realistic Capacity of Sites by Zoning District.................................................................. B4-8 Table B4-7 Realistic Capacity of Rezoned Sites................................................................................ B4-9 Table B4-8 Exeter Site Inventory .................................................................................................... B4-12 Table B4-9 Adequacy of Residential Site Inventory........................................................................ B4-16 Table B5-1 Population by Racial Group (City of Exeter)................................................................... B5-6 Table B5-2 Tenure by Household Type and Presence of Children (City of Exeter) ........................ B5-15 Table B5-3 Assistance Needs of Lower-Income Households (City of Exeter)................................. B5-40 Table B5-4 Proposed Housing Units by Resource Area (Housing Opportunity Sties) .................... B5-54 Table B5-5 Sites Inventory by Census Tract Characteristics........................................................... B5-67 Table B6-1 Quantified Housing Objective and Achieved Accomplishments (2015-2023) ............... B6-3 Table B6-2 RHNA Progress (2015-2023)........................................................................................... B6-4 Table B6-3 Review of Past Accomplishments................................................................................... B6-5 Table B7-1 Quantified Objectives 2023-2031................................................................................. B7-32 July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B-vi
Figures
Figure B2-1 Median Household Income ............................................................................................ B2-7 Figure B2-2 Homelessness by Type Over Time, Households, Kings/Tulare County CoC................. B2-20 Figure B4-1 Pipeline Projects............................................................................................................. B4-4 Figure B4-2 Exeter Site Inventory .................................................................................................... B4-15 Figure B5-1 Exeter Neighborhoods.................................................................................................... B5-2 Figure B5-2 Percent of Total Non-White Population (City of Exeter)................................................ B5-8 Figure B5-3 Predominant Population (City of Exeter) ....................................................................... B5-9 Figure B5-4 Racial Segregation and Integration (City of Exeter) ..................................................... B5-10 Figure B5-5 Disability by Type (City of Exeter)................................................................................. B5-11 Figure B5-6 Percent of Population with a Disability (City of Exeter)............................................... B5-13 Figure B5-7 Percent of Population with a Disability and Residential Care Facilities (City of Exeter).............................................................................................................. B5-14 Figure B5-8 Children in Female-Headed Households, No Spouse/Partner Present (City of Exeter).............................................................................................................. B5-16 Figure B5-9 Children in Married-Couple Households (City of Exeter)............................................. B5-17 Figure B5-10 Children in Female-Headed Households, No Spouse/Partner Present and Child Care Centers (City of Exeter) ........................................................................................ B5-18 Figure B5-11 Median Household Income (City of Exeter) ................................................................. B5-21 Figure B5-12 Low and Moderate Income Population (City of Exeter)............................................... B5-22 Figure B5-13 Poverty Status (City of Exeter)...................................................................................... B5-24 Figure B5-14 Walkability Index (City of Exeter)................................................................................. B5-29 Figure B5-15 TCAC Opportunity Areas – Education Outcomes (City of Exeter) ................................ B5-31 Figure B5-16 TCAC Opportunity Areas - Economic (City of Exeter)................................................... B5-33 Figure B5-17 CalEnviroScreen 4.0 Percentile Scores (City of Exeter) ................................................ B5-36 Figure B5-18 TCAC Opportunity Areas - Environmental (City of Exeter)........................................... B5-37 Figure B5-19 SB 535 Disadvantaged Communities (City of Exeter)................................................... B5-38 Figure B5-20 Overpayment by Home Owners (City of Exeter).......................................................... B5-43 Figure B5-21 Overpayment by Renters (City of Exeter)..................................................................... B5-44 Figure B5-22 Overcrowded Households (City of Exeter)................................................................... B5-45 Figure B5-23 Displacement Risk (City of Exeter)................................................................................ B5-46 Figure B5-24 City of Exeter Zoning Map ............................................................................................ B5-50 Figure B5-25 Subsidized Housing (City of Exeter).............................................................................. B5-52 Figure B5-26 Housing Choice Vouchers (City of Exeter).................................................................... B5-53 Figure B5-27 Housing Opportunity Sites by TCAC Resource Area (City of Exeter)............................ B5-55 Figure B5-28 Housing Opportunity Sites by Low- and Moderate-Income Population (City of Exeter).............................................................................................................. B5-57 Figure B5-29 Housing Opportunity Sites by Median Income (City of Exeter) ................................... B5-58 Figure B5-30 Housing Opportunity Sites by Overcrowding (City of Exeter)...................................... B5-59 July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Table of Contents
2023-2031 Housing Element B-vii
Figure B5-31 Housing Opportunity Sites by Overpayment by Renters (City of Exeter) .................... B5-61 Figure B5-32 Housing Opportunity Sites by Total Non-White Population (City of Exeter) ............... B5-62 Figure B5-33 Housing Opportunity Sites by Displacement Risk (City of Exeter) ............................... B5-64 Figure B5-34 Housing Opportunity Sites by CalEnviroScreen Percentile Score (City of Exeter)........ B5-65 July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B-viii
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July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Public Participation
2023-2031 Housing Element B1-1
B1 Public Participation
This section details the efforts made in Exeter to inform the public of the Housing Element update and engage the community in the development of the Housing Element. There was also community engagement conducted at a regional level, these efforts are described in Chapter 1, Regional Introduction and Community Engagement.

B1.1 Community Engagement
Each participating jurisdiction deployed a diverse range of public outreach methods to solicit input from stakeholders and community members including interviews, surveys, a project-specific website, community events, and public meetings. The City of Exeter collaborated with the other participating jurisdictions to compile a list of local stakeholders and organizations that provide affordable housing, market rate housing, homeless and other non-profit services, economic development services, and other community services in Exeter. These entities were included in all notifications associated with the Housing Element update, including the project website, community events, housing survey, and release of the public draft Housing Element. Detailed information on the public engagement program and copies of community engagement materials are provided in Chapter 1, Regional Introduction and Community Engagement.

B1.1.1 Public Noticing
In addition to the outreach conducted for the project described in Chapter 1, Regional Introduction and Public Participation, Exeter utilized the following notification method during the Housing Element update process to engage a diverse array of community members:
 Posts to the City’s Facebook and website announcing the housing needs survey.

B1.1.2 City Council Presentation
On March 14, 2023, City staff presented at a City Council meeting that was open to the public. City staff presented an introduction to the housing element, the RHNA, state legislation, and the project timeline.

No public comments were made at the meeting.

B1.1.3 Community Workshops
Exeter held an in-person workshop on May 25, 2023 to help inform the Housing Element and to introduce new Housing Element goals and requirements to the community. Information on the workshop content is available in Chapter 1, Regional Introduction and Public Participation Flyers advertising the workshop were posted on the City’s website. One participant attended the workshop. Key findings from the workshop are summarized as follows:
 The most important aspect when searching for housing is affordability.  The most urgent housing issues in Exeter are the affordability of housing, availability of housing, and housing quality.
 Vacant land on the edges of the city and land that could be converted from non-housing uses are the areas where housing should be developed.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B1-2
 The most beneficial programs to assist residents with housing needs are rental assistance or Housing Choice Vouchers (HCVs), special needs housing, and home rehabilitation assistance.

B1.1.4 Stakeholder Interviews
A series of virtual stakeholder interviews were hosted on March 21, March 23, and April 4, 2023 via Zoom as part of community engagement efforts for the Multi-Jurisdictional Housing Element. During the stakeholder interviews, no discussion of housing issues specific to Exeter was discussed. However, many of the issues identified on a regional level are also experienced in Exeter. Information on the interviews is available in Chapter 1, Introduction and Public Participation.

B1.1.5 Public Comment Survey
The City of Exeter collaborated with TCAG and the other participating jurisdictions on the release of an online survey about housing needs to help inform the Housing Element. Information on the survey and input on a regional level is available in Chapter 1, Regional Introduction and Public Participation.

This section summarizes information collected from survey respondents who noted that they reside in Exeter:
 Short-term rentals such as Airbnb and VRBO have replaced the availability of long-term rental units.  Respondents selected “quality and size of housing,” “affordability,” and “close to work and/or school” as most important when looking for housing.
 Overall, most respondents selected “cost of quality housing” as the largest barrier to affording desirable housing. Respondents also identified the low supply of housing and lack of rent-restricted housing as barriers to affording housing.
 The most selected urgent housing issues are affordability of desired housing, availability of desired housing, and homelessness.
 The housing assistance programs most beneficial to Exeter residents are rental assistance or HCVs, homebuyer loan counseling services, and housing assistance for residents with special needs.

Respondents also cited pathways to homeownership and programs for first-time homeowners as beneficial programs to assist with housing needs. More than 20 percent of respondents identified home rehabilitation assistance and landlord/tenant mediation services as beneficial programs.  “Housing with three or more bedrooms” was ranked as most needed in the region followed by “housing with one to two bedrooms.”
 Approximately 30 percent of respondents were interested in developing Accessory Dwelling Units (ADUs) on their existing or future property. No respondents claimed to have an ADU on their property.
 Respondents from all jurisdictions identified a need for supportive housing programs for individuals experiencing homelessness.
 Respondents across jurisdictions expressed the need for median-income housing, “higher end” housing, and non-low-income housing to keep families in the region.

B1.1.6 Response to Community Input
During community outreach, community members identified the following overarching themes regarding housing in the region. A summary of how the Housing Element addresses each theme is below.

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Public Participation
2023-2031 Housing Element B1-3
Need for more housing options for both renters and buyers at all income levels.  How addressed: The City will encourage housing development and diversification of the City’s housing stock to create additional housing for households of all income levels. The following programs were developed in response to the comment theme. Housing Plan Program 2 directs the City to ensure that adequate sites at appropriate densities remain available during the planning period, as required by law, including the rezoning or upzoning of identified sites to facilitate additional residential development.
 Housing Plan Program 5 directs the City to amend the Zoning Code to comply with all current provisions of housing legislation related to ADUs. The City will continue to facilitate and encourage the production of ADUs and promote ADUs for moderate- and lower-income households.  Housing Plan Program 6 directs the City to amend the Zoning Code to facilitate the development of a variety of housing types. The City will review and revise development standards, including those related to allowed land uses in various zones, parking, density, and objective standards. The Zoning Code will be amended to remove constraints for affordable multifamily developments and restrict permitting of single family uses in RM zones. The City will also revise the Zoning Code will be amended to comply with state density bonus law, and reasonable accommodation requirements and to comply with state law and remove barriers for the development of transitional and supportive housing, emergency shelters and low barrier navigation centers, residential care facilities, employee housing for agricultural workers, and residential care facilities.  Housing Plan Program 9 commits the City to expanding affordable housing options using tools such as density bonus provisions, potentially waiving development fees if needed, and streamlining the application process. The City will contact local non-profit and private developers to facilitate the production of affordable housing as well as pursue funding opportunities available at the local, regional, state, and federal levels. On a case-by-case basis, the City will facilitate affordable housing by public, private and non-profit groups by coordinating off-site improvements and physical infrastructure as Capital Improvement Projects. Assistance provided by the City may include traffic, street, and sewer upgrades as well as other pedestrian and mobility improvements.

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

How addressed: The City will coordinate with local service providers and agencies that operate assistance programs for low-income households to spread awareness of available financial resources.

The following program was developed in response to the comment theme.  Housing Plan Program 12 directs the City to facilitate housing assistance for low-income households in coordination with the Housing Authority of Tulare County (HATC). The City will spread awareness of the HATC’s HCV program other available assistance programs by conducting annual workshops for landlords. The City will assist in the development of housing to meet the needs of extremely low, very low- and low-income households by continuing to work with HATC and Self Help Enterprises (SHE) and seeking funding opportunities to create more affordable or subsidized housing units.

Need for programs that expand affordable housing options, including homeownership opportunities.

How addressed: The City will coordinate with local service providers and agencies that operate assistance programs to create additional housing for households and lead to further opportunities for July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B1-4
homeownership for low-income households. The following programs were developed in response to the comment theme.
 Housing Plan Program 9 commits the City to expanding affordable housing options for households of all income levels using development tools such as density bonus provisions, waiving development fees and streamlining the application process.
 Housing Plan Program 12 directs the City to identify potential programs to aid moderate-income homeownership. Additionally, the City will continue to work with SHE to construct affordable infill housing and homeownership opportunities through the First Time Home Buyer Program.

Need for housing rehabilitation services, tenant protections, and preservation of long-term rental housing opportunities.

How addressed: The City will expand efforts to expand efforts to educate the community on fair housing rights and responsibilities and available resources for home rehabilitation services. The following programs were developed in response to the comment theme.  Housing Plan Program 11 continues the City’s coordination with organizations such as SHE that offer a variety of programs for low-income families in the region. The program also aims to fund rehabilitation efforts in the city and provide financial support for qualified owners with code violations and directs the City to advertise available rehabilitation grant programs on the City’s website.
 Housing Plan Program 14 directs the City to collaborate with the Fair Housing Council of Central California (FHCCC) to distribute educational materials for fair housing rights and responsibilities, fair housing services, and housing assistance programs using flyers, social media campaigns, hosting workshops, and attending local events. The City will also work with HATC to spread awareness and resources fair housing complaints and discrimination for tenants through educational materials and workshops, publishing the complaint process on the City’s website, and conducting annual trainings to City staff on referring residents for fair housing complaints.  Housing Program 11 directs the City to monitor the impacts of short-term rentals on housing availability and affordability. Based on the findings of the report, the City will consider adopting a short-term rental ordinance to regulate short-term rentals, including a potential short-term rental fee that would fund affordable housing development.

B1.1.7 Public Review of the Draft Housing Element
Initial Draft Housing Element
The draft Housing Element was available for public review for 31 days from June 6 to July 7, 2024. The draft Housing Element was posted on the regional project website (https://tulareregionalhousingelement.rinconconsultants.com/). The City posted the draft Housing Element on the City’s website and publicized the availability of the draft Housing Element on the City’s social media platforms and through an email blast to the project stakeholder list. Physical copies of the draft Housing Element were made available at City Hall. No public comments were received on the draft Housing Element. The draft Housing Element was submitted to HCD on July 29, 2024. The City received findings from HCD on October 22, 2024.

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Public Participation
2023-2031 Housing Element B1-5
First Revised Draft Housing Element
On December 13, 2024, prior to resubmitting the draft to HCD, the City conducted additional outreach to people and organizations that develop affordable housing and/or serve lower-income and special needs groups in the city. The City sent a questionnaire to the following organizations:
 Housing Authority of Tulare County
 Self-Help Enterprises
 Habitat for Humanity
 The Pacific Companies
 Smee Homes
 D.R. Horton
 Salt + Light Works
 Ennis Builders and Realtors
 HHSA TulareWORKs
 Kings/Tulare Area Agency on Aging
 Kings/Tulare Homeless Alliance
 Fair Housing Council of Central California
 Family Services of Tulare County
 Proteus, Inc.
 Central Valley Health Network (CVHN)
 CASA Tulare County
 Central California Environmental Justice
Network
 Central Valley Air Quality Coalition
 Central Valley Regional Center
 Community Services Employment Training
(CSET)
 Community Water Center - El Centro
Comunitario Por El Agua
 Down Syndrome Association of Central
California
 FoodLink Tulare County
 Kings/Tulare Area Agency on Aging
 Leadership Council for Justice and
Accountability
 United Way of Tulare County/211
 Uplift Family Services
 Pacific West Communities
 Tulare Health and Human Services Agency
 Employment Development Department
 County of Tulare HHSA
 HUD - VASH
 Tulare County Public Defender
 Tulare County HHSA Mental Health
 Congressman David G. Valadao - 22nd District
 Tulare County Veterans Service Officer
 Tulare County Special Education Local Plan
Areas (SELPA)
 LAFCo Tulare County
 Tulare County Regional Transit Agency
 Tulare County Economic Development
Corporation
 Valley Community Small Business
Development Center (SBDC)
 County of Tulare Economic Development
 Workforce Investment Board of Tulare
County
The City also sent the questionnaire to the 25 individuals who signed up to receive updates and information on the Housing Element update via the project website. The City received feedback from Self-Help Enterprises (SHE), summarized in the points below:
 There is a long wait for households to obtain affordable housing, signifying the lack of affordable housing in the community.
 Household overcrowding is a major issue due to high rental and purchase housing and lack of available units to rent or own.
 There are homeless residents with few or no options for permanent supportive housing.  Some landlords are reluctant to rent to households with housing choice vouchers (HCVs).

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B1-6
 People who work in Exeter often seek housing in other communities such as Farmersville due to lack of affordable housing and higher-wage employment in Exeter.  Affordable rental housing opportunities are lacking in Exeter, historically due to the lack of adequate zoned sites and community opposition to affordable housing.  Transportation options and parks are deficient in the city.  There are a lack of housing options in the city for housing in good condition and that is affordable for most city residents.
 The City should proactively work with SHE and other affordable housing developers to locate sites, streamline permitting and entitlements, and pursue funding designed to assist in the affordable housing space. However, it is acknowledged that the lack of staff resources to proactively seek resources to build new housing is a challenge.
 The City should concentrate on locating properties that meet the HCD definition of “infill” (existing development on 75 percent of perimeter), are in “high opportunity areas” as defined by TCAC and HCD, and are in close proximity to amenities and services. Increasingly, the primary funding streams to develop affordable rental housing, including the Low Income Housing Tax Credit (LIHTC) and various programs of HCD, are providing competitive advantage to projects planned on “high or highest resource” sites.
 A significant portion of the available acreage in the adequate sites inventory should have minimum parcel sizes of 2.5 to 3 acres (and larger if onsite storm drainage is required.) Affordable housing projects generally require the development of 50 units or more to be financially feasible.  Important funding streams for affordable housing either require or competitively favor projects where the city is a co-applicant.
 The availability of sewer, water, and dry utilities proximate to the site is helpful for the development of affordable housing.

The City responded to this input by shortening the timeline for developing the Housing Development Toolkit from December 2025 to August 2025. The Toolkit, which will be published on the City’s website, will outline a step-by-step process for residential development, including identifying steps in the entitlement and building permit process, detailed information on development incentives, and funding programs and resources for affordable housing development (see Housing Plan Program 9 in Chapter B7, Housing Plan). Publishing the Toolkit will provide information to housing developers who are interested in developing affordable housing in the city and provide more certainty during initial steps.

Moving up the deadline for this action will allow housing developers to access this information more quickly. Additionally, in Housing Plan Program 9 the City added an action to annually coordinate and proactively work with Self-Help Enterprises and other housing developers to locate sites and housing opportunities in infill sites in high opportunity areas, and pursue funding designed to assist in the affordable housing space. The City also added several actions in Housing Plan Program 12 to streamline and support the development of housing for lower-income and special housing needs groups, including farmworkers.

To address the input on limited transportation access in the city, Program 1 in the Housing Plan commits the City to collaborate with TCaT and/or TCAG on the 2023 Tulare County Coordinated Human Services Transportation Plan to identify ways to bridge the transit service gap for seniors, persons with disabilities and low-income persons.

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Public Participation
2023-2031 Housing Element B1-7
The draft Housing Element was revised and made available for public review and comment from April 10 to April 17, 2025. The draft was submitted to HCD for review on April 21, 2025, and HCD’s review was completed on June 16, 2025.

Second Revised Draft Housing Element
The City revised the Second Revised Draft Housing Element and made it available for public review from October13, 2025, to October 20, 2025. The City did not receive any substantive comments on the Draft Housing Element, and it was submitted to HCD for review on October 22, 2025.

Third Revised Draft Housing Element
The City revised the Draft Housing Element and made the Third Revised Draft available for public review from April 1 to April 8, 2026. The City received no comments on the Draft Housing Element, and it was submitted to HCD for review on April 9, 2026. HCD responded and found the draft substantially compliant with all statutory requirements.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B1-8
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July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Needs Assessment
2023-2031 Housing Element B2-1
B2 Housing Needs Assessment
This chapter provides an individual assessment of housing needs for Exeter. This section summarizes demographic, employment, and housing characteristics. The main source of the information is the preapproved data package for jurisdictions approved by the California Department of Housing and Community Development (HCD). This data is primarily sourced from the United States (US) Census, the California Department of Finance (DoF), and American Community Survey (ACS) 2016-2020 5-year estimates. The data contained throughout this chapter may differ from the data included in Chapter B5, Affirmatively Furthering Fair Housing, due to the availability of data at the time of drafting. Tables and figures also include comparable data for Tulare County and the state where it is found most useful.

B2.1 Population Characteristics
Population characteristics, such as growth rate, age, and income levels, affect the type and amount of housing needed in a community. Residents’ age and income, employment trends, and other factors influence the type of housing needed and the community’s ability to afford housing. The following section analyzes Exeter’s population characteristics and trends.

B2.2 Population Growth
Table B2-1 analyzes population change from 2000 to 2020. Exeter experienced a population percent change of 12.7 percent from 2000 to 2010, and -0.1 percent from 2010 to 2020. Exeter’s population decreased by 13 people between 2010 and 2020.

Table B2-1 Population Change (2000 - 2020)
Jurisdiction 2000 2010 2020
Percent Change
2000-2010
Percent Change
2010-2020
Exeter 9,168 10,334 10,321 12.72% -0.1%
Tulare County 368,021 442,179 463,955 20.2% 4.9%
California 33,971,648 37,253,956 39,346,023 9.7% 5.6%
Source: U.S. Census Bureau, Census 2000, 2010; Social Explorer tables for Census 2020.

B2.3 Age Characteristics
Table B2-2 shows a breakdown of population by age group and each group’s percentage of the total population. The age groups include preschool (under five years), school-age students (five to 17 years), college-age students (18 to 24 years), young adults (25 to 44 years), middle-aged adults (45 to 64 years), and seniors (65 years and over). In Exeter, the largest age group is the young adult category, representing 25.2 percent of the total population, which is similar to the county (26.9) and state (24.9).

The second largest group in Exeter is school age students at 23.1 percent. The smallest population by age is preschool at 7.7 percent, which is lower than the county (11.4 percent) and the state (14.4 percent).

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B2-2
Table B2-2 Population by Age Group (2020)
Jurisdiction
Under 5
years
5 to 17
years
18 to 24
years 25 to 44 45 to 64
65 years
and over
Total
(Preschool) Population
(School-age
Students)
(College-age
Students)
(Young
Adults)
(Middle-aged
Adults) (Seniors)
Exeter 806 2,413 925 2,630 2,317 1,342 10,433
Percent 7.7% 23.1% 8.9% 25.2% 22.2% 12.9%
Tulare County 36,942 105,835 46,977 124,822 96,553 52,826 463,955 Percent 8.0% 22.8% 10.1% 26.9% 20.8% 11.4%
California 2,409,082 6,547,559 3,724,239 11,241,816 9,778,830 5,644,497 39,346,023 Percent 6.1% 16.6% 9.5% 28.6% 24.9% 14.4%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B01001.

B2.4 Race and Ethnicity
Table B2-3 shows race and ethnicity of residents in Exeter, Tulare County, and California. In Exeter, the largest racial/ethnic group identifies as (Hispanic/Latino [any race]), comprising 47.1 percent the population . This percentage is lower than countywide (65.1 percent) but higher than the state (39.1 percent). The second largest racial/ethnic group is white (not Hispanic/Latino) representing 46.5 percent of the total population in Exeter. This percentage is higher than the county (27.8 percent) and the state (36.5 percent).

Table B2-3 Population by Race
Jurisdiction
Asian
American,
not Hispanic
Black/African
American,
not Hispanic
White, not
Hispanic
Other race,
not Hispanic*
Hispanic/Latino
(any race)
Total
Population:

Exeter 320 81 4,846 270 4,916 10,433
Percent of
Population

3.1% 0.8% 46.5% 2.6% 47.1%
Tulare County 15,857 5,923 128,751 11,505 301,919 463,955 Percent of
Population

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

14.6% 5.4% 36.5% 4.4% 39.1%
*Note: Other race includes American Indian and Alaskan Native, Native Hawaiian and Pacific Islander, Two or More Races, and Some Other Race.

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

B2.5 Economic Characteristics
Employment
Understanding employment and occupation patterns can provide insight into present housing needs.

Table B2-4 shows employment by industry for Exeter. 1,034 people or 27.9 percent of the workforce in Exeter are employed in the educational services, and health care and social assistance sector, higher July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Needs Assessment
2023-2031 Housing Element B2-3
than the county average of 21.6 percent and the state average of 21.2 percent. The second largest industry in Exeter is manufacturing with 9.7 percent. Agriculture, forestry, fishing, hunting, and mining employ 7.7 percent of Exeter’s workforce, lower than the county average of 15.6 percent but higher than the statewide total of 2.1 percent.

Table B2-4 Employment by Industry (2020)
Exeter Percent Tulare County Percent California Percent Educational Services, And Health
Care And Social Assistance
1,034 27.9% 39,809.0 21.6% 3,960,265 21.2%
Manufacturing 358 9.7% 15,074.0 8.2% 1,676,497 9.0%
Retail Trade 352 9.5% 20,382.0 11.1% 1,942,421 10.4%
Professional, Scientific, And
Management, And Administrative,
And Waste Management Services
333 9.0% 12,541.0 6.8% 2,581,266 13.8%
Construction 316 8.5% 10,863.0 5.9% 1,190,537 6.4%
Agriculture, Forestry, Fishing And
Hunting, And Mining
285 7.7% 28,627.0 15.6% 394,290 2.1%
Public Administration 229 6.2% 10,691.0 5.8% 850,479 4.6% Arts, Entertainment, And
Recreation, And Accommodation
And Food Services
224 6.0% 15,326.0 8.3% 1,894,858 10.2%
Transportation And Warehousing,
And Utilities
185 5.0% 9,021.0 4.9% 1,028,818 5.5%
Finance And Insurance, And Real
Estate, And Rental And Leasing
144 3.9% 5,252.0 2.9% 1,118,253 6.0%
Other Services, Except Public
Administration
122 3.3% 8,228.0 4.5% 952,302 5.1%
Wholesale Trade 73 2.0% 6,000.0 3.3% 514,234 2.8%
Information 52 1.4% 2,062.0 1.1% 542,674 2.9%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C24050.

According to the California Bureau of Labor Statistics, the unemployment rate in Exeter as of September 2024 is 16.5 percent, which is slightly higher than the long-term average of 16.2 percent over the previous two years. Since 2020, Bureau of Labor Statistics Data indicates that unemployment rates have decreased significantly in Exeter and California. Exeter’s unemployment rate is higher than countywide (9.3 percent) and the statewide averages (5.3 percent).

Table B2-5 shows the major employers in Tulare County, the number of employees, and type of industry. The majority of large employers in Merced County are located in the City of Visalia, which is the county’s largest city and the County seat. The largest employer in Exeter is Sun Pacific, a produce wholesaler specializing in citrus, kiwi, and grapes (250-499 employees). The City does not anticipate any significant changes in employment trends and is not aware of any new large-scale employers planning on relocating to Exeter during the planning period.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B2-4
Table B2-5 Major Employers in Tulare County (2024)
Employer Name Number of Employees Location Industry
Adventist Health Tulare 250-499 Tulare Hospitals
Eagle Mountain Casino 500-999 Porterville Casinos
Kings Canyon National Park 250-499 Springville National Parks/Preserves Land O'Lakes Indl Cheese 250-499 Tulare Cheese Processors (mfrs) Latino Farm Labor Svc 500-999 Visalia Contractors
Monrovia Nursery Co 500-999 Woodlake Nurseries-Plants Trees & Etc-Wholesale Porterville Developmental Ctr 500-999 Porterville Hospitals Prima Wawona 500-999 Cutler Fruits & Vegetables-Growers & Shippers Saputo Cheese USA Inc 500-999 Tulare Cheese Processors (mfrs) Sierra View Medical Ctr 500-999 Porterville Hospitals
Solid Waste Collection 250-499 Tulare Public Works Department Sun Pacific 250-499 Exeter Fruits & Vegetables-Growers & Shippers Tulare City 500-999 Tulare General Government Support
Tulare County Child Care Prgm 500-999 Visalia Child Care Service Tulare County Lake Patrol 250-499 Visalia Government Offices-County Tulare County Ofc of Edu Sicon 1,000-4,999 Visalia Schools Tulare County Parks & Rec Dept 250-499 Visalia Parks
Tulare County Resource Mgmt 250-499 Visalia Government Offices-County Tulare Joint Union High Sch 500-999 Tulare Schools
Tulare Local Healthcare Dist 500-999 Tulare Health Care Management US Cotton Classing Office 250-499 Visalia Government Offices-Federal Valley Labor Svc Inc 500-999 Dinuba Services NEC
Visalia Public Works Admin 250-499 Visalia Public Works Department Walmart Distribution Ctr 1,000-4,999 Porterville Distribution Centers (whls) Yokuts Coffee House 500-999 Porterville Full-Service Restaurant Source: California Employment Development Department, Major Employers in Tulare County. Accessed 2024 https://labormarketinfo.edd.ca.gov/majorer/countymajorer.asp?CountyCode=000107 Table B2-6 shows the employment estimates, average hourly wage, and average annual wage for employment industries in the Visalia-Porterville Metropolitan Statistical Area (MSA) as of May 2023. The occupations offering the lowest wages are food preparation and serving related, healthcare support, and farming, fishing, and forestry. Occupational groups offering the highest wages include management, legal, and healthcare practitioners and technical.

The most common industry types for employed persons living in Exeter are educational services and health and social assistance; professional and management industries; retail and manufacturing industries, as shown in Table B2-4. The City’s largest employer is in the agricultural services industry.

While healthcare practitioners have a higher average higher annual salary ($107,806) than the metropolitan area mean annual wage ($57,034), healthcare support worker average salary ($36,900) is approximately 65 percent of the mean annual wage, similar to the mean annual wage for those employed in farming, fishing, and forestry ($36,962). Educational workers earn a mean annual wage of $75,358 which is higher than the metropolitan area mean annual wage.

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Needs Assessment
2023-2031 Housing Element B2-5
Table B2-6 Occupational Employment and Wages by Major Occupational Group, VisaliaPorterville Metropolitan Area (2023) Major Occupational Group Mean Hourly Wage Mean Annual Wage Total, all occupations $27.42 $57,034
Management $57.62 $119,850
Business and financial operations $38.37 $79,810
Computer and mathematical $45.34 $94,307
Architecture and engineering $44.10 $91,728
Life, physical, and social science $36.30 $75,504
Community and social service $29.58 $61,526
Legal $55.64 $115,731
Educational instruction and library $36.23 $75,358
Arts, design, entertainment, sports, and media $28.97 $60,258 Healthcare practitioners and technical $56.44 $117,395
Healthcare support $17.99 $37,419
Protective service $31.43 $65,374
Food preparation and serving related $17.40 $36,192
Building and grounds cleaning and maintenance $19.96 $41,517 Personal care and service $19.33 $40,206
Sales and related $22.12 $46,010
Office and administrative support $23.98 $49,878
Farming, fishing, and forestry $17.77 $36,962
Construction and extraction $30.86 $64,189
Installation, maintenance, and repair $28.55 $59,384
Production $22.63 $47,070
Transportation and material moving $21.47 $44,658
Source: U.S. Bureau of Labor Statistics. Occupational Employment and Wages in Visalia-Porterville (May 2023) https://www.bls.gov/regions/west/news-release/occupationalemploymentandwages_visalia.htm A household with two income earners in the agricultural sector or food service sector may average an annual household income at or under $74,000. In a household of four people, this household would be considered low-income according to the 2022 HUD guidelines. As discussed in Section B.2-19 Housing Affordability, a low-income household of four in Exeter can afford to pay approximately $1,074 in monthly rent before overpaying housing costs. The median monthly rent for a three-bedroom unit in Exeter is $1,695. Therefore, it is likely that a household with two income earners employed in food service or agriculture would need subsidized housing. According to a 2024 report by the California Housing Partnership, renters in Tulare County need to earn 1.4 times the minimum wage to afford the average asking rent, equal to an annual income of $46,884. Medical assistants, retail salespersons, and farmworkers, which are common employee types in Exeter, typically earn a salary that does not meet that threshold.1
1 California Housing Partnership. 2024. Tulare County 2024 Affordable Housing Needs Report. https://chpc.net/wpcontent/uploads/2024/05/Tulare_Housing_Report.pdf July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B2-6
A household with one person employed in the education sector would likely earn an annual household income around $75,000, which for a household of four would be considered low-income. With two earners, the household would be considered above moderate income. Single-earner households in Exeter, even with employment in a relatively higher annual wage industry, are likely to need subsidized housing. Special housing needs households such as single-parent households and farmworkers are likely to be unable to afford appropriately sized market-rate rental units in Exeter.

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

For all income categories, income limits are defined for various household sizes based on a four-person household as a reference point. Income limits for larger or smaller households are calculated by HUD (see Table B2-7). According to HUD, the AMI for a four-person household in Tulare County was $80,300 in 2022.

Table B2-7 HUD Income Limits by Person per Household (dollars) Household Size: 1 2 3 4 5 6 7 8
Acutely Low-Income $8,450 $9,650 $10,850 $12,050 $13,000 $14,000 $14,950 $15,900 Extremely Low-Income $16,350 $18,700 $23,030 $27,750 $32,470 $37,190 $41,910 $46,630 Very Low-Income $27,300 $31,200 $35,100 $38,950 $42,100 $45,200 $48,300 $51,450 Low-Income $43,650 $49,850 $56,100 $62,300 $6,730 $72,300 $77,300 $82,250 Median-Income $56,200 $64,250 $72,250 $80,300 $84,730 $93,150 $99,550 $106,000 Moderate-Income $67,450 $77,100 $89,700 $96,350 $104,050 $111,750 $119,450 $127,200 Source: U.S. Department of Housing and Urban Development (HUD), 2022.

THCD uses the income categories shown in Table B2-8 to determine eligibility for state housing programs. HCD’s methodology for calculating AMI is slightly different from HUD’s methodology, and therefore the AMI and income limits vary.

Table B2-8 State of California Income Categories
Income Category Percent of County Area Median Income (AMI) Extremely Low 0-30% AMI
Very Low 31%-50% AMI
Low 51%-80% AMI
Moderate 81%-120% AMI
Above Moderate 120% AMI or greater
Source: Section 50093 of the California Health and Safety Code.

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Needs Assessment
2023-2031 Housing Element B2-7
Figure B2-1 shows actual median household income in Exeter as reported by the 2016- 2020 ACS. This median income is for all households, regardless of household size. The median household income in Exeter was $48,605 in 2020, which was lower than in Tulare County ($52,534) and significantly lower than the statewide median household income ($78,672).

Figure B2-1 Median Household Income
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B19013.

Table B2-9 compares the median household income by race in 2020. In Exeter, American Indian and Alaskan Native households had the highest median annual income of $59,792. White households had the second highest median income of $59,318. Black/African American households had the lowest median income across the state and county; however, data for this category was not available for Exeter due to the low number of Black/African American households. “Some other race, alone” had the lowest median household income recorded for Exeter.

Table B2-9 Median Household Income by Race/Ethnicity (dollars) Jurisdiction
White,
alone
Black/
African
American,
alone
American
Indian and
Alaskan
Native,
alone
Asian
American,
alone
Native Hawaiian
and Other
Pacific Islander,
alone
Some Other
Race, alone
Two or
More Races,
alone
Hispanic/
Latino, Any
Race
Exeter $59,318 N/A $59,792 $48,578 N/A $32,292 N/A $40,156 Tulare County $64,453 $44,708 $37,632 $67,396 N/A $47,520 $62,159 $46,063 California $90,496 $54,976 $60,182 $101,380 $81,682 $59,287 $76,733 $62,330 Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B19013.

Overpayment and Housing Cost Burdens
Table B2-10 lists the number of households overpaying (spending more than 30 percent of income on housing) for housing in Exeter. Generally, renters are more affected by overpayment than owners. As shown, 55.6 percent of renter-occupied households are overpaying in Exeter, which is higher than the county and state averages.
$48,605 $52,534
$78,672
$-
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
$70,000
$80,000
$90,000
City of Exeter Tulare County California
Median Household Income
July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B2-8
Table B2-10 Overpayment by Tenure
Jurisdiction Owner-Occupied Overpaying Renter-Occupied Overpaying Total Overpaying Exeter 584 676 1,260
Percent 28.1% 55.6%
Tulare County 23,773 28,894 52,667
Percent 30.0% 48.4%
California 2,237,292 3,019,235 5,256,527
Percent 31.0% 51.5%
Source: U.S. Census Bureau, ACS 06-10, 11-15, 16-20 (5-year Estimates), Table B25070 Comprehensive Housing Affordability Strategy (CHAS) data provided by HUD provides information on cost burden based on the HUD Area Median Family Income (HAMFI). This data is included in Table B2-11 below. While the totals do not align exactly with 2020 ACS data presented above, the CHAS data identifies the level at which cost burdened households are overpaying for housing. In Exeter, 37.5 percent of households spend at least 30 percent of their income on housing (cost burden), similar to the county and state averages (37.9 and 38.8 percent, respectively). Further, 15.8 percent of households are spending more than 50 percent of their income (severe housing cost burden), which is less than in the county and state.

Table B2-11 Cost Burdened Households
Jurisdiction
Cost Burden
<= 30%
Cost Burden
>30% to <=50%
Cost Burden
>50%
Cost Burden
Not Calculated
Total Occupied
Units
Exeter 2,083 742 542 58 3,425
Percent 60.8% 21.7% 15.8% 1.7% 100.0%
Tulare County 84,225 27,570 24,864 1,581 138,240
Percent 60.9% 19.9% 18.0% 1.1% 100.0%
California 7,807,275 2,632,205 2,427,660 177,125 13,044,265 Percent 59.9% 20.2% 18.6% 1.4% 100.0%
Source: U.S. Department of Housing and Urban Development, CHAS 2015-19 (5-Year Estimates), Table 7.

B2.6 Household Characteristics
Table B2-12 provides information on household types. Of the 3,295 households in Exeter, 1,637 are married-couple households with or without children and 150 are cohabitating couple households with or without children. Approximately half of the households in Exeter and Tulare County are marriedcouple households, similar to the statewide average.

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Needs Assessment
2023-2031 Housing Element B2-9
Table B2-12 Households by Type
Jurisdiction
Married-Couple Household Cohabitating Couple Household Total Total Children No Children Total Children No Children Households Exeter 1,637 706 931 150 98 52 3,295
Percent 49.7% 21.4% 28.3% 4.6% 3.0% 1.6%
Tulare County 73,140 35,234 37,906 10,809 6,596 4,213 139,044 Percent 52.6% 25.3% 27.3% 7.8% 4.7% 3.0%
California 6,510,580 2,784,123 3,726,457 896,192 327,712 568,480 13,103,114 Percent 49.7% 21.2% 28.4% 6.8% 2.5% 4.3%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B11012.

B2.7 Large Households
Table B2-13 provides information on large households (households with five or more people) by tenure.

As shown, 18.12 percent of households in Exeter consist of five or more people, which is less than the county average (21.3 percent) and greater than the state average (13.7 percent). In Exeter, owneroccupied 5-person households (4.6 percent) makes up the largest percentage of large households, while renter-occupied 7-or-more person households make up the smallest percentage of large households.

Additionally, both Exeter and Tulare County have higher percentages of owner-occupied 6- and 7-person households than the state average of 13.7 percent.

Table B2-13 Large Households by Tenure
Jurisdiction Total
Owner-Occupied
Large Households
Renter-Occupied
Large Households
5-Person 6-Person
7-or-More
Person 5-Person 6-Person
7-or-More
Person
Exeter 597 153 110 42 120 143 29
Percent 18.1% 4.6% 3.3% 1.3% 3.6% 4.3% 0.9%
Tulare County 29,599 8,116 4,101 3,237 7,507 3,896 2,742 Percent 21.3% 5.8% 3.0% 2.3% 5.4% 2.8% 2.0%
California 1,809,518 567,528 238,866 195,326 458,328 201,263 148,207 Percent 13.7% 4.3% 1.8% 1.5% 3.5% 1.5% 1.1%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25009.

B2.8 Overcrowding
Table B2-14 provides information on overcrowding (more than 1.0 people per room) by tenure in Exeter. There are 220 overcrowded households in the city, of which 31 are owner-occupied households and 189 are renter-occupied.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B2-10
Table B2-14 Overcrowding Severity by Tenure
Jurisdiction
Owner-Occupied Renter-Occupied
Total
Households

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

1.0 to 1.5
Occupants per
Room
More than 1.5
Occupants per
Room
Exeter 2,079 23 8 1,216 189 -
Percent 1.1% 0.4% 15.5% 0.0%
Source: U.S. Census Bureau, ACS 06-10, 11-15, 16-20 (5-year Estimates), Table B25014.

B2.9 Special Needs Groups
Special needs populations include individuals with a disability, elderly, large households, single-parent households, farmworkers, and individuals experiencing homelessness. These needs can make it difficult for members of these groups to locate suitable housing. The following subsections identify and discuss these special housing needs groups.

Seniors
Table B2-15 identifies senior households by tenure in Exeter, Tulare County, and California. The percentage row identifies the percent of the specified age range within the owner-occupied or renteroccupied categories. There are far more owner-occupied senior households in Exeter (745 total), than renter-occupied senior households (151 total), which is similar to the county and state. As shown,

60.3 percent of senior owner-occupied households and 51.7 percent of senior renter-occupied households are made up of seniors between the ages of 65 and 74.

Table B2-15 Senior Households by Tenure
Jurisdiction
Owner-Occupied Renter-Occupied
65 to 74 75 to 84 85 and over 65 to 74 75 to 84 85 and over Exeter 449 231 65 78 48 25
Percent 60.3% 31.0% 8.7% 51.7% 31.8% 16.6%
Tulare County 12,787 6,686 3,009 4,613 1,643 1,238
Percent 56.9% 29.7% 13.4% 61.6% 21.9% 16.5%
California 1,350,393 688,443 301,853 484,266 234,067 139,828 Percent 57.7% 29.4% 12.9% 56.4% 27.3% 16.3%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B25007.

Table B2-16 shows the rate of housing cost burden by elderly family type and tenure in Exeter based on data extracted through HUD’s CHAS (note that the CHAS data defines senior or elderly as age 62 and over, as opposed to the American Community Survey that reports seniors as age 65 and older). Based on data in this table, of all elderly persons in lower-income categories (less than or equal to 80 percent HAMFI), approximately 28 percent of all senior-owner households and 23 percent of senior-renter households in Exeter are housing cost burdened.

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Needs Assessment
2023-2031 Housing Element B2-11
Table B2-16 Housing Cost Burden by Elderly Family Type and Tenure Owners Renters
Elderly
Family
Elderly
Non- family
Elderly
Family
Elderly
Non- family Total
Household Income <= 30% HAMFI Extremely Low-Income
TOTAL HOUSEHOLDS <= 30% HAMFI 10 100 - 60 170
Number w/ Cost Burden <= 30% - 25 - 60 85
Number w/ Cost Burden > 30% to <= 50% 10 50 - - 60
Number w/ Cost Burden > 50% - 25 - - 25
Percent with Cost Burden >30% HAMFI 100% 75% 0% 0% 50%
Household Income > 30% to <= 50% HAMFI Very Low-Income
TOTAL HOUSEHOLDS > 30% to <= 50% HAMFI 85 90 - 15 190
Number w/ Cost Burden <= 30% 40 30 - 15 85
Number w/ Cost Burden > 30% to <= 50% 30 10 - - 40
Number w/ Cost Burden > 50% 15 50 - - 65
Percent with Cost Burden >30% HAMFI 53% 67% 0 0% 55%
Household Income > 50% to <= 80% HAMFI Low-Income
TOTAL HOUSEHOLDS > 50% to <= 80% HAMFI 74 38 49 8 169
Number w/ Cost Burden <= 30% 45 30 20 4 99
Number w/ Cost Burden > 30% to <= 50% 25 4 25 4 58
Number w/ Cost Burden > 50% 4 4 4 - 12
Percent with Cost Burden >30% HAMFI 39% 21% 59% 50% 41% Household Income > 80% to <= 100% HAMFI
TOTAL HOUSEHOLDS > 80% to <= 100% HAMFI 65 30 10 - 105
Household Income > 100% HAMFI
TOTAL HOUSEHOLDS > 100% HAMFI 245 70 - - 315
Total Income <80% HAMFI and Cost Burden > 30% 227 33 260 Percent Income <80% HAMFI and Cost Burden > 30% 28.1% 23.2% 27.4% GRAND TOTAL HOUSEHOLDS 479 328 59 83 949
Elderly family constitutes 2 persons with either or both age 62 and over.

HAMFI = HUD Area Median Family Income
Source: HUD Consolidated Planning / Comprehensive Housing Affordability Strategy (CHAS) database, 2015-2019 estimates, Table 7, accessed 2023. https://www.huduser.gov/portal/datasets/cp.html
Resources for Senior-Headed Households
As shown in Table B2-16, there are 142 total senior rental-occupied households, of which 132 are lowerincome and 33 are experiencing a cost burden. Table B2-17 contains an inventory of the 40 senior income-restricted rental units in Exeter. Based on this data, there are sufficient rental units for lowerincome senior renter households experiencing cost burden in the city.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B2-12
Table B2-17 Inventory of Affordable Senior Housing
Housing
Development Address
Number
of Units Description
Exeter Senior Villa 655 Vine, #45, Exeter, CA 93221 40 Income-restricted rental units for seniors and disabled individuals.

Total units: 40
Source: Housing Authority of Tulare County, https://www.hatc.net/subsidized-housing-referral-listing.php, Accessed June 2023.

Table B2-18 provides information for the Exeter Senior Center, which offers resources including classes, entertainment, and a gathering space for Exeter’s senior community. The Farmersville Senior Center is a senior center in the nearby community of Farmersville that offers a similar range of services and resources that is accessible to Exeter’s senior population.

Table B2-18 Tulare County CSET Senior Centers
Jurisdiction Phone Address
Exeter Senior Center 559-592-5960 301 South E. Street Exeter, CA Farmersville Senior Center 559-667-2702 623 N. Avery Ave. Farmersville, CA Source: City of Exeter, Senior Center Directory, https://cityofexeter.com/directory/senior-center/ Persons with Disabilities (including Developmental Disabilities) Table B2-19 identifies the number of residents with one or more disabilities. In Exeter, 7.6 percent of the total population has one type of disability, while 6.5 percent report two or more disabilities. The share of population with a disability is greater in Exeter than the county and state averages. Among those with a disability, 53.8 percent have one disability, while 46.2 have two or more types of disability.

Table B2-19 Population by Number of Disabilities
Jurisdiction Total
With One Type
of Disability
With two or More
types of Disability No Disability
Exeter 10,404 787 675 8,942
Percent 7.6% 6.5% 86.0%
Tulare County 459,748 28,405 25,355 405,988
Percent 6.2% 5.5% 88.3%
California 38,838,726 2,089,065 2,057,886 34,691,775
Percent 5.4% 5.3% 89.3%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C18108.

Table B2-20 summarizes the population with a disability by age. In Exeter, those 65 years and older make up the largest share of disabled individuals at 45.1 percent of the total population. This is greater than the countywide average of 41.0 percent and the statewide average of 34.2 percent. The under 18 years age group accounts for the smallest percentage of those with a disability at 5.0 percent.

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Needs Assessment
2023-2031 Housing Element B2-13
Table B2-20 Disability by Age for the Total Population
Jurisdiction Total Under 18 Years 18 to 64 Years 65 Years and Older Exeter 10,404 161 703 598
Percent 5.0% 12.0% 45.1%
Tulare County 459,748 6,680 25,918 21,162
Percent 4.7% 9.8% 41.0%
California 38,838,726 306,806 1,944,580 1,895,565
Percent 3.4% 8.0% 34.2%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C18108.

Table B2-21 identifies residents with a developmental disability by age. In Exeter, there is a higher number of residents with a developmental disability under 18 years old than those 18 and older, which is consistent with both the state and county.

Table B2-21 Developmental Disability by Age
Jurisdiction Under 18 Years 18 Years and Older
Total Population with a
Developmental Disability
Exeter 100 96 196
Tulare County 3,201 3,071 6,272
California 192,384 185,353 377,737
Source: DDS Quarterly Consumer Report, December 2021.

Table B2-22 includes data summarizing the housing location of residents with developmental disabilities. 165 residents with a developmental disability in Exeter live in the home of a parent, family member, or guardian . An additional 11 residents live in intermediate care facilities and fewer than 11 residents live in independent/ supported living facility, community care facilities, and foster/family homes. Many individuals with a disability, including developmental disability, live on a small, fixed incomes, limiting their ability to pay for housing. Programs 1 and 12 in the Housing Plan commit the City to providing support for people with disabilities to access housing.

Table B2-22 Developmental Disability by Residence
Residence Type City of Exeter Tulare County California
Home of Parent/Family/Guardian 165 4,652 309,381
Independent/Supported Living <11 389 27,881
Community Care Facility <11 526 23,728
Intermediate Care Facility 11 93 6,188
Foster/Family Home <11 76 8,288
Other 0 27 4,792
Total >176 >5,763 380,258
Source: California Department of Developmental Services, DDS Quarterly Consumer Report, January 2022.

Resources for Persons with Disabilities
Table B2-23 identifies 10 rental units for residents with a disability in Exeter. With 1,301 residents with a disability over 18 years old in the city (Table B2-20), the gap between residents with a disability and housing resources is considerable. Tulare County provides In-Home Supportive Services (IHSS) which pays for services that enable aged, blind, and disabled individuals to continue living safely in their own July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B2-14
homes and avoid or delay the need for nursing home care.2 Additionally, the Porterville Developmental Center (19 miles from Exeter) provides residential services for individuals 18 years or older who have serious medical and/or behavior problems for which appropriate services are not currently available through community resources.3
Table B2-23 Inventory of Housing for People with Disabilities Housing Development Address
Number
of Units Description
Exeter Apartments 855 W Visalia Rd, Exeter, CA 93221 3 Affordable rental units for disabled individuals.

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

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

Total Units 10
Source: Housing Authority of Tulare County, https://www.hatc.net/subsidized-housing-referral-listing.php, Accessed June 2023.

Housing Plan Program 9 directs the City to support the development of affordable housing for residents with special needs, including those with a disability, by implementing permit streamlining and pursuing funding to facilitate affordable housing development.

Large Households
Table B2-13 above provides information on large households by tenure in Exeter and Tulare County, while Table B2-14 examines overcrowding severity by tenure. As shown on these tables, there are 597 large households in Exeter, 51.1 percent of large households of which are renter-occupied, and 48.9 percent are owner-occupied.

Resources for Large Households
Table B2-24 compares the number of large households to the number of large units. Units with five or more rooms provide housing options for large households and work to lessen overcrowding. As shown, there are 60 units in Exeter with five or more bedrooms but 597 large households, leaving a resource gap of more than 530 units. However, if including units with four or more bedrooms (728 units), the 597 large households can be accommodated.

Table B2-24 Housing Units for Large Households
Total Occupied
Housing Units
Total Large
Households
Renter
Occupied Large
Households
Units with 4
Bedrooms
Units with 5 or more
Bedrooms
Total Units with 4 or
More Bedrooms
Exeter 597 292 668 60 728
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Tables B25042, B25009.

Housing Plan Program 9 directs the City to support the development of affordable housing for residents with special needs, including large families, by implementing permit streamlining and pursuing funding to facilitate affordable housing development.
2 Tulare County. 2024. In-Home Supportive Services. https://tchhsa.org/eng/human-services/in-home-supportive-services-ihss/ 3 California Dept. of Developmental Services. 2024. https://www.dds.ca.gov/services/state-facilities/porterville-dc/ July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Needs Assessment
2023-2031 Housing Element B2-15
Female-Headed Households
Table B2-25 identifies single female-headed households with their own children under age 18. The table values do not include female-headed households with unrelated dependents. Exeter has 1,066 single female-headed households with their own children under 18, representing 32.4 percent of total households. This percentage is greater than in the county (24.3 percent) and the state (26.2 percent).

Table B2-25 Single Female-Headed Households
Jurisdiction Total Households Single Female-Headed Households* Percent Exeter 3,295 1,066 32.4%
Tulare County 139,044 33,727 24.3%
California 13,103,114 3,430,426 26.2%
Notes: Single Female-Headed Households with own children under age 18, does not include unrelated dependents.

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

Table B2-26 compares female-headed households with children by poverty status. In Exeter,

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

Table B2-26 Female-Headed Family Households with No Spouse Present, by Poverty Status City of Exeter Percent Tulare County Percent California Percent Below Poverty Line 329 55.2% 8,689 36.3% 364,236 21.5%
Above Poverty Line 267 44.8% 15,222 63.7% 1,329,038 78.5% Total 596 23,911 1,693,274
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B17010.

Table B2-27 summarizes female-headed family households with no spouse present by poverty status and tenure for Exeter. Of the 329 female-headed family households below the poverty level, most (228 households, 69.3 percent) are renters, while 101 (30.7 percent) own their home.

Table B2-27 Female-Headed Family Households with No Spouse Present, by Poverty Status and Tenure, City of Exeter
Total Renter Occupied Owner Occupied
Below Poverty Line 329 228 101
Above Poverty Line 267 81 186
Total 596 309 287
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B17019.

Resources for Single-Parent and Female-Headed Households Female-headed households that are lower-income can access affordable housing opportunities in Exeter and the Housing Choice Voucher (HCV) program through the County. Tulare County CSET operates family resource centers located in Tulare and Earlimart that provide families with access to services ranging from nutrition and health education to housing and utility assistance to employment training.

Each Resource Center has established partnerships and referral processes with local agencies, food pantries, and the faith-based community to be able to provide assistance quickly and smoothly.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B2-16
Core services of the Tulare County Family Resource Network include family advocacy, parenting education, ongoing intensive family support services, resources, and referrals to partner agencies, family health and wellness, home visitation and child development services.

Table B2-28 provides information on resources for single parents located throughout Tulare County and are available to all Exeter residents.

Table B2-28 Single-Parent Resources
Organization Phone Address
Tulare County Resource Center 559.684.1987 304 E. Tulare Ave., Tulare, CA 93274 Earlimart Family Resource Center 661.849.2960 176 N. Front St., Earlimart, CA 93219 CalWORKs Child Care Program 559.624.8100 1845 North Dinuba Boulevard, Visalia, CA 93291 Source: Tulare County CSET, https://www.cset.org/ accessed June 2023.

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

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

Extremely Low-Income Residents
Table B2-29 identifies extremely low-income households by tenure in Exeter. Renter-occupied households make up a larger percentage of total extremely low-income households (64.8 percent) than owner-occupied households (35.2 percent). There are 610 extremely low-income households in Exeter, comprising 18.5 percent of the total households in the city.

Table B2-29 Extremely Low-Income Households by Tenure
Income <=30% HAMFI
Jurisdiction Owner-Occupied Renter-Occupied Total
Exeter 215 395 610
Percent 6.5% 12.0% 18.5% of total households
Source: US Housing and Urban Development, CHAS 2015-19 (5-Year Estimates), Table 7.

Table B2-30 summarizes cost burdens among extremely low-income households. As shown, 190 of 210 extremely low-income owner-occupied households (90.5 percent) and 305 of 395 extremely low-income renter-occupied households (77.2 percent) are experiencing a housing cost burden.

Table B2-30 Extremely Low-Income Households Overpaying by Tenure Jurisdiction
Owner-Occupied Renter-Occupied
Cost
Burden
<30%
Cost Burden
30% - 50%
Cost
Burden>50%
Cost
Burden
<30%
Cost Burden
30% - 50%
Cost
Burden>50%
Total ELI
Households
Exeter 25 95 95 90 25 280 610
Percent 4.1% 15.6% 15.6% 14.8% 4.1% 45.9% 100.0%
Source: US Housing and Urban Development, CHAS 2015-19 (5-Year Estimates), Table 7.

Analyzing the overlap between special needs groups and extremely low-income households can provide a deeper understanding of each population. The CHAS dataset used to analyze extremely low-income households above, also provides data on senior households, householders with a disability and large households. Table B2-31 compares the number of extremely low-income households among the total July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Needs Assessment
2023-2031 Housing Element B2-17
population, seniors, and residents with a disability. As shown, among 610 extremely low-income households, there are 170 senior households, 385 households where the householder has at least one disability, and 95 large households.

Table B2-31 Extremely Low-Income Households
Total Senior Households Householders with a Disability Large Households Exeter 610 170 385 95
Percent 100.0% 27.9% 63.1% 15.6%
Source: US Housing and Urban Development, CHAS 2015-15 (5-Year Estimates), Tables 6 and 7.

The CHAS dataset does not include data for female headed households with children; however, as shown in Table B2-27 there are 329 female-headed family households with incomes below the poverty line.

Resources for Extremely Low-Income Households
Table B2-32 includes an inventory of affordable housing in Exeter. As shown, there are 168 affordable units in the city. These units serve households making less than 80 percent of the AMI. Based on the identified need (305 extremely low-income households experiencing housing cost burden) there is a need for 137 additional units affordable to extremely low-income households in the city.

Table B2-32 Inventory of Public Assisted Complexes, Exeter Name Address City Zip Affordable Units
Jacob's Square 301 Jacobs Place Exeter 93221 18
Belmont Family Apartments 1110 West Palm Ave Exeter 93221 24 Exeter Elderly 501 N. B Street Exeter 93221 24
Exeter Senior Villa 655 Vine Street Exeter 93221 44
Exeter Apartments 855 West Visalia Road Exeter 93221 58 Source: California Housing Partnership, 2023.

The Housing Authority of Tulare County (HATC) provides assistance to lower and moderate-income families in need of housing through the HCV program throughout the county. HATC currently administers approximately 700 public housing units, 3,100 HCV units, and 860 units of local, nontraditional housing.4 According to HATC, 53 households use HCVs in Exeter. Taking into account the 53 HCVs in the city and the number of affordable units (168), there is a housing resource gap for 84 extremely low-income households in the city.

To address the needs of extremely low-income households the City will implement Housing Plan Program 12 to facilitate housing assistance for low-income households in coordination with HATC, spread awareness of the HCV program and other available assistance programs. The City will also use HCD’s HOME Investment Partnerships Program (HOME) and Community Development Block Grant (CDBG) funds, to create more affordable or subsidized housing units. 4 U.S. Department of Housing and Urban Development, Housing Authority of Tulare County, https://www.hud.gov/program_offices/public_indian_housing/programs/ph/mtw/tulare accessed June 2023.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B2-18
Farmworkers
Farmworkers and day laborers are an essential component of California’s agriculture industry. Farmers and farmworkers are the cornerstone of the larger food sector, which includes the industries that provide farmers with fertilizer and equipment; farms to produce crops and livestock; and industries that process, transport, and distribute food to consumers. Farmworker households are often compromised of extended family members or single male workers. Farmworkers make up the majority of the agricultural labor sector and include individuals whose primary income is earned through either seasonal or permanent agricultural labor.

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

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

According to a study conducted by the University of California, Merced, farmworker households frequently experience high poverty rates, severe overcrowding, and poor housing conditions, with a majority renting and living in substandard environments due to their typically lower incomes and face a disproportionate need for more affordable housing. These housing issues, combined with the demanding and poorly compensated nature of farmwork, often lead to negative health outcomes and exacerbate respiratory and infectious diseases.5

In Tulare County, the average wage for people employed as farmworkers in 2024 is $17.42 per hour, or $36,228 annually.6 As discussed in Section B2.5, this salary is considered low-income and insufficient to afford the average asking market rent in Tulare County without incurring a housing cost burden.

The U.S. Department of Agriculture (USDA) provides countywide farmworker population data generated through the Census of Agriculture. The most recent Census of Agriculture data (2017) identified 23,233 farmworkers in the county.
5 Farmworker Health in California. UC Merced. August 2022. https://clc.ucmerced.edu/sites/clc.ucmerced.edu/files/page/documents/fwhs_report_2.2.2383.pdf?_gl=1*1rg0e9w*_ga*MTU3Njc2MDMzNS4 xNzA4OTk2Nzgx*_ga_TSE2LSBDQZ*MTcwODk5Njc4MC4xLjAuMTcwODk5Njc4MC42MC4wLjA. 6 6 California Housing Partnership. 2024. Tulare County 2024 Affordable Housing Needs Report. https://chpc.net/wpcontent/uploads/2024/05/Tulare_Housing_Report.pdf July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Needs Assessment
2023-2031 Housing Element B2-19
It can be difficult to obtain an accurate count of farmworkers in Exeter due to the seasonal nature of agricultural labor. Additionally, many workers are migrant farmworkers who may travel across county lines or from a different geographic location entirely. Farmworkers often face access barriers to housing and assistance programs due to language differences. Table B2-33 provides ACS data for the total farmworker population in Exeter and Tulare County in 2020. Exeter had 285 farm workers in 2020, representing one percent of the total farmworker population across the county.

Table B2-33 Farmworker Population
Jurisdiction Farmworkers
Exeter 285
Percent 1.0%
Total Tulare County 28,627
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C24050.

The USDA Census of Agriculture reported the presence of 1,800 farms with a total of 20,531 workers in Tulare County in 2017 (Table B2-38). The majority of the farmworkers were seasonal, working fewer than 150 days per year.

Table B2-34 Farmworkers in Tulare County by Days Worked (2022) Farm Type Number of Farms Number of Workers
150 Days or More (Year-Round)
Small Farms (fewer than 10 workers per farm 941 2,628
Large Farms (10 or more workers per farm) 395 9,812
Subtotal 1,336 12,440
Fewer than 150 Days (Seasonal)
Small Farms (fewer than 10 workers per farm) 810 2,216
Large Farms (10 or more workers per farm) 195 5,875
Subtotal 1,005 8,091
Total 2,341 20,531
Source: USDA. 2022 Census of Agriculture - County Data. https://www.nass.usda.gov/Publications/AgCensus/2022/Full_Report/Volume_1,_Chapter_2_County_Level/California/st06_2_007_007.pdf Resources for Farmworkers
To meet the need of farm workers in Exeter, HATC operates 191 housing units at the Linnel Farm Labor Center, situated on Walnut Avenue and Road 156, approximately five miles east of Exeter in nearby Visalia.7 La Puente apartments is located on North Bridge Street in Visalia approximately 12 miles from Exeter and provides an additional 15 units for farmworkers. HATC also operates 175 units for farmworkers at the Woodville Farm Labor Center, approximately 18 miles south of Exeter near the unincorporated community of Woodville. HATC requires low-income farm worker families to pay 30 percent of their adjusted gross income towards rent. Additional rent is paid by the USDA Rural Development program. As reported in Table B2-33, there were 285 farmworkers living in Exeter in 2020.

Based on existing affordable housing units, HCV programs, and nearby farmworker housing, there are 7 U.S. Department of Housing and Urban Development, Housing Authority of Tulare County, https://www.hud.gov/program_offices/public_indian_housing/programs/ph/mtw/tulare. Accessed June 2023.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B2-20
sufficient units affordable to farmworkers households identified in Exeter. However, providing migratory or seasonal farmworkers with affordable shelter has long presented a challenge. Despite the housing opportunities listed above, there remains a significant gap in resources for farmworkers. The nearby farmworker housing might also be utilized by farmworkers from other areas of the county, making it difficult to determine whether the numbers of units would be sufficient for the farmworker population, specifically in Exeter. Consequently, there is still a need for additional housing resources for farmworkers in the city.

To address the needs of farmworkers, the City will implement Housing Plan Program 6 and Program 9 to support affordable housing development and remove constraints to development of housing types that may fit the needs of farmworkers, such as employee housing.

Persons Experiencing Homelessness
Figure B2-2 shows total households experiencing homelessness by living situation between 2005 to 2022. As shown, 2005 had the highest reported number of households (3,793) within the Continuum of Care (CoC), the majority of which were unsheltered. Data for 2022 indicates that 1,082 households were experiencing homelessness, including 773 that were reported as unsheltered.

Figure B2-2 Homelessness by Type Over Time, Households, Kings/Tulare County CoC Source: U.S. HUD, CoC Homeless Populations and Subpopulations Reports (2005, 2010, 2015, 2020, 2022).

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

The Kings Tulare Homeless Alliance conducted a point-in-time count in 2023. Data from the point-intime count is reported for Porterville, Visalia, Tulare, and the balance of the county. Among those counted, there were a total of 1,053 people experiencing homelessness. Approximately 97 percent of this population lives in either Porterville, Tulare, or Visalia, while the remaining three percent (236residents) live throughout all other jurisdictions including Exeter. Table B2-35 identifies those counted in 2022.
95 110 123 143 207 138 184 206 125 102
3560
414
413 837 773
0 500
1000
1500
2000
2500
3000
3500
4000
2005 2010 2015 2020 2022
Emergency Shelter Transitional Housing Unsheltered
July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Needs Assessment
2023-2031 Housing Element B2-21
Table B2-35 Homelessness by Type (2023)
Jurisdiction Emergency Shelter Transitional Housing Unsheltered Total Balance of County, including Exeter 5 0 31 36
Porterville 56 16 227 299
Tulare 21 36 227 284
Visalia 83 57 294 434
Kings/Tulare Homeless Alliance, 2023 Point in Time Report, July 7, 2023.

Resources for Persons Experiencing Homelessness
There are no emergency shelters in Exeter; however, there are two shelters in nearby Visalia about 11 miles from Exeter. Visalia Rescue Mission with locations on NE First Avenue and N Burke Avenue provides 50 beds to men 18 years and older and an additional 40 beds to women and children.

Emergency shelters are currently (2023) allowed by conditional use permit in the RM, PO, and CC districts. Although the number of unsheltered persons in the city may be relatively small (36 or fewer persons), the lack of resources for persons experiencing homelessness in the city constitutes a hardship for this group.

The City will implement Housing Plan Program 1 to encourage and coordinate development of emergency shelters and low barrier navigation centers. The City will also implement Housing Plan Program 6 to support the development of shelter housing and supportive services for people experiencing homelessness.

B2.10 Housing Stock Characteristics
A community’s housing stock is defined as the collection of all housing units located within the jurisdiction. The characteristics of the housing stock, including growth, type, age, condition, tenure, vacancy rates, housing costs, and affordability are important in determining the housing needs for the community. The following sections detail the housing stock characteristics of Exeter to identify how well the current housing stock meets the needs of current and future residents.

B2.11 Housing Growth
Table B2-36 summarizes the growth of the housing stock in Exeter by providing the total number of units constructed each decade from 1980 to 2020. The largest growth rate occurred between 2000 and 2010 with a 25.7 percent change during this 10-year period. Between 1980 and 2010, the housing stock grew by at least 10 percent each decade. Between 2010 and 2020, however, production slowed significantly. During this time, the number of housing units in the city grew by just 0.6 percent.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B2-22
Table B2-36 Total Housing Units Over Time (1980 to 2020) Jurisdiction 1980 1990 2000 2010 2020
Exeter 2,060 2,651 3,168 3,600 3,620
Percent Change +28.7% +19.5% +13.6% +0.6%
Source: U.S. Census Bureau, Census 1980(STF1:T65), 1990(STF1:H1), 2000(SF1:H1); ACS 16-20 (5-year Estimates), Table B25001.

B2.12 Housing Type and Tenure
Table B2-37 identifies the total housing units by type in Exeter, Tulare County, and California. In Exeter, single-family detached homes comprise much of the housing stock, with 79.8 percent of total units. This percentage is greater than the county average (75 percent) and the statewide average (57.7 percent).

The second most common housing type is 3- or 4-unit complexes, providing 4.7 percent of the total units in the city.

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Needs Assessment
2023-2031 Housing Element B2-23
Table B2-37 Total Housing Units by Type
Jurisdiction Total
1 unit,
Detached
1 unit,
Attached 2 unit 3 or 4 unit 5 to 9 unit 10 to 19 unit 20 to 49 unit 50 unit or
more
Mobile
Home
Boat,
RV, Van,
etc.

Exeter 3,620 2,887 156 88 170 109 30 44 35 101 -
Percent 79.8% 4.3% 2.4% 4.7% 3.0% 0.8% 1.2% 1.0% 2.8% 0.0% Tulare
County
150,079 112,528 4,416 3,704 7,936 4,077 2,262 2,362 3,535 9,096 163 Percent 75.0% 2.9% 2.5% 5.3% 2.7% 1.5% 1.6% 2.4% 6.1% 0.1% California 14,210,945 8,206,621 1,009,488 339,846 773,994 840,296 721,132 705,450 1,083,247 515,666 15,205 Percent 57.7% 7.1% 2.4% 5.4% 5.9% 5.1% 5.0% 7.6% 3.6% 0.1% Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C24050.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B2-24
Table B2-38 indicates housing units by tenure. In Exeter, 63.1 percent of units are owner-occupied compared to 36.9 renter occupied. This percentage is higher than the county (57.1 percent) and the statewide average (55.3 percent).

Table B2-38 Housing Units by Tenure
Jurisdiction Total Owner-Occupied Renter-Occupied
Exeter 3,295 2,079 1,216
Percent 63.1% 36.9%
Tulare County 139,044 79,353 59,691
Percent 57.1% 42.9%
California 13,103,114 7,241,318 5,861,796
Percent 55.3% 44.7%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25042.

B2.13 Vacancy Rate
Table B2-39 provides data on vacancy status by type for all vacant units. Exeter has a vacancy rate of 9.9 percent, higher than the county’s vacancy rate of 7.9 percent. Of the total vacant units in Exeter, “other vacant units” make up the largest percentage of total vacant units. These units make up 56.6 percent of the total vacant units in the city, greater than both the county (42.6 percent) and state (28.2 percent).

Exeter has no vacant units for seasonal, recreational, or occasional use, far less than the county (27.2 percent) and state (34.1 percent).

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Needs Assessment
2023-2031 Housing Element B2-25
Table B2-39 Vacancy Status by Type for Total Vacant Units Jurisdiction Total For Rent
Rented, Not
Occupied For Sale Only
Sold, Not
Occupied
For Seasonal,
Recreational, or
Occasional Use
For Migrant
Workers Other Vacant
Exeter 325 - 101 12 28 - - 184
Percent 0.0% 31.1% 3.7% 8.6% 0.0% 0.0% 56.6%
Tulare County 11,035 1,542 449 901 398 3,004 39 4,702
Percent 14.0% 4.1% 8.2% 3.6% 27.2% 0.4% 42.6%
California 1,107,831 227,993 54,898 77,702 53,437 378,023 3,326 312,452 Percent 20.6% 5.0% 7.0% 4.8% 34.1% 0.3% 28.2%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25004.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B2-26
B2.14 Housing Unit Size
Table B2-40 provides housing unit size data for Exeter, Tulare County, and California. In Exeter, threebedroom units (44.3 percent) are the most common housing type, followed by two-bedroom (28.3 percent) and four-bedroom units (20.3 percent). This percentage is similar to the statewide and countywide housing unit size trend; however, there is notably larger share of three-bedroom units in Exeter and Tulare County when compared to the state.

Table B2-40 Housing Unit Size
Jurisdiction Total Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5 or more
Bedroom
Exeter 3,295 - 177 931 1,459 668 60
Percent 0.0% 5.4% 28.3% 44.3% 20.3% 1.8%
Tulare County 139,044 2,322 7,462 33,867 67,094 25,533 2,766 Percent 1.7% 5.4% 24.4% 48.3% 18.4% 2.0%
California 13,103,114 547,466 1,686,731 3,527,970 4,418,085 2,336,619 586,243 Percent 4.2% 12.8% 26.9% 33.7% 17.8% 4.4%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25042.

B2.15 Age and Condition of Housing Stock
Table B2-41 provides data on the total occupied housing units by year built. Exeter saw the most growth between 2000 and 2009. During this period, 696 units were constructed, representing 21.1 percent of the current housing stock. In contrast, the largest percentage of units were constructed in the 1970s, comprising 20.3 percent in Tulare County and 17.5 percent in California. Notably, nearly half (49 percent) of the housing stock in Exeter was built prior to 1980 and is more than 40 years old.

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Needs Assessment
2023-2031 Housing Element B2-27
Table B2-41 Total Occupied Housing Units by Year Built
Jurisdiction Total
2014 or
later
2010 to
2013
2000 to
2009
1990 to
1999
1980 to
1989
1970 to
1979
1960 to
1969
1950 to
1959
1940 to
1949
1939 or
earlier
Exeter 3,295 27 - 696 472 489 426 286 288 144 467
Percent 0.8% 0.0% 21.1% 14.3% 14.8% 12.9% 8.7% 8.7% 4.4% 14.2% Tulare County 139,044 5,070 4,655 22,770 20,677 20,078 25,486 13,063 12,537 7,205 7,503 Percent 5.0% 7.2% 13.9% 13.9% 8.5% 20.3% 7.4% 10.1% 7.4% 6.4% California 13,103,114 294,667 234,646 1,432,955 1,448,367 1,967,306 2,290,081 1,740,922 1,767,353 763,029 1,163,788 Percent 2.2% 1.8% 11.0% 11.1% 15.1% 17.5% 13.3% 13.5% 5.8% 8.9% Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25036.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B2-28
Table B2-42 provides information on substandard housing units. In Exeter, there are 20 units lacking kitchen facilities (0.6 percent of total units) and no observed units lacking plumbing facilities. Exeter substandard housing units comprise a lower percent of total units (0.6 percent) compared to Tulare County (1.0 percent) and California (1.6 percent).

With the exception of a fire-damaged residence at 146 S. G Street in need of rehabilitation, the City is not aware of any units in critical need of repair. Self Help Enterprises, which administers rehabilitation of units in the city, indicated that 19 applicants are on a waiting list for the owner-occupied rehabilitation program. Areas of the city with higher numbers of housing units in need of repair are located between G Street and Orange Street in Central Exeter, and Firebaugh Street and Vine Street in West Exeter. The City’s Planning Department, in consultation with Self-Help Enterprises and the Tulare County Building Department, estimates that 354 units (9.6 percent of total units) are in need of minor repair and 188 units (5.1 percent of total units) are in need of major repair.

The City will implement Housing Plan Program 11 to support housing assistance providers that offer housing rehabilitation assistance for owner-occupied households by applying for funding opportunities and expanding awareness of available rehabilitation programs.

Table B2-42 Substandard Housing Units
Jurisdiction Total Lacking Plumbing Facilities Lacking Kitchen Facilities Exeter 3,295 - 20
Percent 0.0% 0.6%
Tulare County 139,044 481 971
Percent 0.4% 0.7%
California 13,103,114 54,342 151,660
Percent 0.4% 1.2%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25049.

B2.16 Housing Costs
Median Home Sale Price
Table B2-43 provides information on the median housing value in Exeter and comparable jurisdictions from 1980 to 2020. As shown, prices rose steadily from 1980 to 2000, before experiencing a large increase in value from 2000 to 2010, especially compared to other cities in the county. Median home values increased by 105.2 percent during this period. Increases in value have slowed since 2010, with growth between 2010 and 2020 at 6.0 percent. Each jurisdiction listed in the table experienced a similar pattern of growth in home values, including an extreme spike in value between 2000 and 2010.

Porterville is the only jurisdiction that saw a decrease in value during any decade (0.6 percent decreases between 2010 and 2020). According to Zillow analytics, the typical value for single-family homes in Exeter (within the 65th to 95th percentile range) as of October 2024 (latest available data) is $374,990. 8 No information was available for multifamily units.
8 Zillow.com. 2024. Housing Data. https://www.zillow.com/research/data/ July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Needs Assessment
2023-2031 Housing Element B2-29
Table B2-43 Median Housing Value Over Time (1980 to 2020) Jurisdiction 1980 1990 2000 2010 2020
Exeter $44,300 $67,900 $94,800 $211,400 $224,000
Percent 53.3% 39.6% 123.0% 6.0%
Dinuba 46,400 67,200 95,700 196,400 210,100
Percent 44.8% 42.4% 105.2% 7.0%
Farmersville 36,000 49,100 77,600 151,300 173,800
Percent 36.4% 58.0% 95.0% 14.9%
Lindsay 38,600 56,300 78,000 162,100 189,700
Percent 45.9% 38.5% 107.8% 17.0%
Porterville 52,300 70,800 92,200 183,200 182,100
Percent 35.4% 30.2% 98.7% -0.6%
Note: Data are not inflation-adjusted to current 2022 dollars.

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

Housing Rents
According to the 2016-2020 ACS, the median gross rent in Exeter was $967 per month (Table B2-44).

This was slightly lower than the median for the county ($974) and significantly lower than the state average ($1,586).

Table B2-44 Median Gross Rent, Exeter, 2020
City of Exeter Tulare County City % of County California City % of State Median Gross Rent $967 $974 99.3% $1,586 61.0%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25064.

Table B2-45 below provides data on median gross rent from 1980 to 2020. Median gross rent has grown from $215 per month in 1980 to $967 in 2020. Between 2000 and 2010, rents in the city grew by 48.3 percent. From 2010 to 2020 rents grew at a slower rate of 24.9 percent.

Table B2-45 Median Gross Rent Over Time, Exeter, 2020
1980 1990 2000 2010 2020
Median Gross Rent $215 $371 $522 $774 $967
Percent Change 72.6% 40.7% 48.3% 24.9%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25064.

Table B2-46 provides an overview of median rent for rental housing by number of bedrooms. The median rent data provided by Zumper shows the estimated rent for 2022 and 2023 in Exeter.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B2-30
Table B2-46 Median Rent by Number of Bedrooms
Jurisdiction Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Exeter N/A $695 $950 $1,695 $1,495
Tulare County $660 $850 $1,425 $1,800 $1,995
California $1,643 $1,964 $1,996 $2,349 $2,785
Source: Zumper.com, Rental data 2022 and 2023, accessed June 2023.

B2.17 Distribution of Owner-Occupied Units
Table B2-47 compares data on the number of owner-occupied housing units by race and ethnicity in Exeter, Tulare County, and California. In Exeter, most owner-occupied units are occupied by residents that identify as white (82.2 percent). This percentage is higher than in Tulare County (73.6 percent) and California (66.7 percent).

Considering ethnicity, 24.3 percent of owner-occupied units are occupied by Hispanic/ Latino residents of any race, compared to 47.1 percent of the share of population. This means that Hispanic/Latino residents are underrepresented in housing ownership in Exeter. The percentage of owner-occupied units with Hispanic/Latino residents is lower than in Tulare County (48.8 percent) but similar to the statewide average (24.0 percent).

Table B2-47 Owner Occupied Units by Race
Jurisdiction White
Black/African
American
American
Indian and
Alaska
Native
Asian
American
Native
Hawaiian and
Other Pacific
Islander
Some
Other
Race
Two or
More
Races
Hispanic/
Latino of
any Race
Exeter 1,708 - 38 24 - 246 63 506
Percent 82.2% - 1.8% 1.2% - 11.8% 3.0% 24.3%
Tulare
County
58,375 710 784 2,682 45 10,916 5,841 38,702
Percent 73.6% 0.9% 1.0% 3.4% 0.1% 13.8% 7.4% 48.8%
California 4,831,347 286,043 48,100 1,111,582 18,182 576,852 369,212 1,741,159 Percent 66.7% 4.0% 0.7% 15.4% 0.3% 8.0% 5.1% 24.0%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25003.

B2.18 Housing Affordability
Table B2-48 shows the maximum amount that a household can pay for housing each month without incurring a cost burden (overpayment) for Exeter. A summary of each income category’s ability to pay for housing is provided below the table.

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Needs Assessment
2023-2031 Housing Element B2-31
Table B2-48 Housing Affordability Matrix – Exeter (2022) Annual
Income
Limits
Affordable
Monthly
Housing Costs
Rental Utility
Allowance
(2020)
Taxes, Insurance,
Homeowners
Association Fees
Affordable
Rent
Affordable
Home Price
Extremely Low Income (0-30% AMI)
1-Person (Studio) $14,582 $365 $181 $128 $184 $64,549
2-Person (1 BR) $16,408 $410 $202 $144 $208 $72,000
3-Person (2 BR) $18,225 $456 $227 $159 $229 $79,427
4-Person (3 BR) $20,052 $501 $263 $175 $238 $86,877
5-Person (4 BR) $25,847 $646 $298 $226 $348 $108,862
Very Low Income (30-50% AMI)
1-Person $24,303 $608 $181 $213 $427 $107,582
2-Person $27,347 $684 $202 $239 $482 $120,000
3-Person $30,376 $759 $227 $266 $532 $132,378
4-Person $33,420 $836 $263 $292 $573 $144,795
5-Person $35,898 $897 $298 $314 $599 $151,198
Low Income (50-80% AMI)
1-Person $38,884 $972 $181 $340 $791 $172,132
2-Person $43,755 $1,094 $202 $383 $892 $191,999
3-Person $48,601 $1,215 $227 $425 $988 $211,805
4-Person $53,473 $1,337 $263 $468 $1,074 $231,672
5-Person $57,437 $1,436 $298 $503 $1,138 $241,917
Median Income (80-100% AMI)
1-Person $48,605 $1,215 $181 $425 $1,034 $215,164
2-Person $54,694 $1,367 $202 $479 $1,165 $239,999
3-Person $60,751 $1,519 $227 $532 $1,292 $264,757
4-Person $66,841 $1,671 $263 $585 $1,408 $289,589
5-Person $71,796 $1,795 $298 $628 $1,497 $302,396
Moderate Income (100-120% AMI)
1-Person $58,326 $1,458 $181 $510 $1,277 $258,197
2-Person $65,633 $1,641 $202 $574 $1,439 $287,999
3-Person $72,901 $1,823 $227 $638 $1,596 $317,708
4-Person $80,209 $2,005 $263 $702 $1,742 $347,507
5-Person $86,155 $2,154 $298 $754 $1,856 $362,875
Assumptions:

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

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

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

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

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

6. Taxes and insurance costs apply to owners only.

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

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B2-32
Extremely Low-income Households
Extremely low-income households earn 30 percent or less of the county AMI. According to HCD estimates, extremely low-income households in Exeter have an annual income of $14,582 or below for a one-person household and $25,847 or below for a five-person household. Extremely low-income households cannot afford market-rate rental or ownership housing in Exeter. After deductions for utilities, an extremely low-income household can afford to pay approximately $184 to $348 in monthly rent. Given the cost of housing in Exeter, extremely low-income households could not afford to purchase a home, as the affordable home price for extremely low-income households ranges from $64,548 to $108,862 depending on household size.

Very Low-income Households
Very low-income households earn between 31 and 50 percent of the county AMI – up to $24,303 for a one-person household and up to $35,898 for a five-person household in 2022. A very low-income household can generally afford homes offered at prices between $107,582 and $151,198, adjusting for household size. After deductions for utilities, a very low-income household can afford to pay approximately $427 to $599 in monthly rent, depending on household size. Given the cost of housing in Exeter, very low-income households could not afford to purchase a home or rent an adequately sized unit.

Low-income Households
Low-income households earn between 51 and 80 percent of the county AMI – up to $38,884 for a oneperson household and up to $57,437 for a five-person household in 2022. A low-income household can generally afford homes offered at prices between $172,132 and $241,917, adjusting for household size.

After deductions for utilities, a low-income household can afford to pay approximately $791 to $1,138 in monthly rent, depending on household size. Finding appropriately sized market-rate rental housing in Exeter can be challenging to households in this income group.

Median-Income Households
Median-income households earn between 80 and 100 percent of the county’s AMI – up to $48,605 for a one-person household and up to $71,796 for a five-person household in 2022. The affordable home price for a moderate-income household ranges from $215,164 to $302,396. After deductions for utilities, a one-person median-income household could afford to pay up to $1,034 in rent per month and a five-person low-income household could afford to pay as much as $1,497. Finding appropriately sized market-rate rental housing in Exeter can be challenging to households in this income group.

Moderate-Income Households
Moderate-income households earn between 100 and 120 percent of the county’s AMI – up to $58,326 for a one-person household and up to $86,155 for a five-person household in 2022. The maximum affordable home price for a moderate-income household is $259,197 for a one-person household and $362,875 for a five-person family. Moderate-income households in Exeter could afford to purchase the median priced home; however, finding an affordable adequately sized home could present a challenge for households earning incomes at the lower end of the moderate-income category. The maximum affordable rent payment for moderate-income households is between $1,277 and $1,856 per month.

Appropriately sized market-rate rental housing in Exeter is generally affordable to households in this income group.

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Needs Assessment
2023-2031 Housing Element B2-33
Workforce Housing
Federal guidelines define workforce housing as housing that is affordable to households earning incomes within the range of 60 to 120 percent of the AMI (in Tulare County, that range is $50,580 to $101,160). A broader definition of workforce housing is housing that is affordable to people who work in the county. A four-person household with an annual income of $84,300 could afford monthly rent of $1,845 for a three-bedroom housing unit and a home purchase price of $304,998 without being burdened by housing costs. As noted in Table B2-44, the average monthly rental price for a threebedroom unit is $1,720, just below the affordable rent for the AMI for the county.

As noted in Table B2-4, the salary for the largest number of workers located in Tulare County (educational services, healthcare and social assistance) receives an annual median income of approximately $52,534. At this median income level, a household of two would be considered lowincome; if there were two children or dependents, then that household would be considered a lowincome household.

Cost Burden
Table B2-49 and Table B2-50 identify cost-burdened households by tenure overtime in Exeter. There has been a decrease in the number of owner-occupied cost-burdened households from 671 households in 2010 to 431 in 2020. Cost-burdened renter-occupied households show different results, indicating noticeable increases during the same time period, from 475 in 2010 to 520 in 2020.

Table B2-49 Cost Burdened Owner-Occupied Households Over Time Jurisdiction 1980 1990 2000 2010 2020
Exeter 76 210 322 671 431
Percent Change 176.3% 53.3% 108.4% -35.8%
Note: Data are not inflation-adjusted to current 2023 dollars.

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

Table B2-50 Cost Burdened Renter-Occupied Households Over Time Jurisdiction 1980 1990 2000 2010 2020
Exeter 255 313 328 475 520
Percent Change 22.8% 4.8% 44.8% 9.5%
Note: Data are not inflation-adjusted to current 2022 dollars.

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

CHAS data provided by HUD provides information on cost burden by income category based on the HAMFI. This data is included in Table B2-51 below. While the totals do not align exactly with 2020 ACS data presented above, the CHAS data gives insight into which income categories are currently experiencing costs burdens in the city. As shown, households with income less than 50 percent of HAMFI experience a high rate of cost burden, including 495 of 610 extremely low-income households and 425 of 590 very low-income households.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B2-34
Table B2-51 Cost Burden by Income and Tenure
Row Labels
Owner
occupied
Renter
occupied
Grand
Total
Household income is <= to 30% of HAMFI (extremely low income) 215 395 610 Housing cost burden is <= to 30% 25 90 115
Housing cost burden > 30% but <= to 50% 95 25 120
Housing cost burden is > 50% 95 280 375
Income is greater than 30% but <= to 50% of HAMFI (very low income) 260 330 590 Housing cost burden is <= to 30% 105 60 165
Housing cost burden is > 30% but <= to 50% 60 210 270
Housing cost burden is > 50% 95 60 155
Income is > 50% but <= to 80% of HAMFI (low income) 457 232 689 Housing cost burden is <= to 30% 320 149 469
Housing cost burden is > 30% but <= to 50% 129 79 208
Housing cost burden is > 50% 8 4 12
Income is > 80% <= to 100% of HAMFI (median income) 240 39 279 Housing cost burden is <= to 30% 175 29 204
Housing cost burden is > 30% but <= to 50% 65 10 75
Housing cost burden is > 50% 0 0 0
Income is greater than 100% of HAMFI (moderate income) 1,039 160 1,199 Housing cost burden is <= to 30% 970 160 1,130
Housing cost burden is > 30% but <= to 50% 69 0 69
Housing cost burden is > 50% 0 0 0
Grand Total 2,211 1,156 3,367
US Housing and Urban Development, CHAS 2015-19 (5-Year Estimates), Table 7.

B2.19 Assisted Housing Units
Assisted housing units are those that are restricted for use by occupants with limited household incomes. These units are assisted under federal, state, and/or local programs, including HUD programs, state and local bond programs, former redevelopment agency (RDA) programs, density bonus, or direct assistance programs.

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

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Needs Assessment
2023-2031 Housing Element B2-35
 High Risk: affordable housing units that are at risk of converting to market rate in the next 1-5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.

Table B2-52 shows assisted units in Exeter by estimated affordability end date. As shown, there are 168 assisted units in the city, 68 are listed with an estimated affordability end year that has passed; however, they remain on the list of active affordable units. Since these units meet the definition of high risk of conversion to market-rate units, a fiscal analysis for replacement or preservation of these units is provided below. However, according to City staff, these units are not considered to be at risk of conversion during the planning period.

Costs of Replacement Versus Preservation
To understand the significance of the loss of these 68 at-risk units from the supply of affordable housing, it is critical to identify the cost of construction of new regulated housing to replace these at-risk units if they are converted to market-rate units, as well as to compare this cost to the potential costs to preserve these units. The cost to develop new housing depends upon a variety of factors, including density, size of the units (i.e., square footage and number of bedrooms), location, land costs, and type of construction, as discussed in Chapter B3, Housing Constraints. The typical cost of construction for below market-rate housing in Tulare County in 2022 was $337,540 per unit. Based on this per unit cost, the total cost to replace the 68 high-risk affordable units with new construction would be approximately $23 million.

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

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

Nonprofit organizations are usually committed to maintaining the long-term affordability of low-income housing and may be eligible for a variety of affordable housing programs. A list of qualified entities is provided in Chapter 2, Regional Housing Needs Assessment. The feasibility of this option depends largely on the willingness of property owners to sell. Transferring ownership would also involve the projects in their entirety, not just the at-risk units. A cursory survey of older apartment buildings sold in Exeter and similar nearby cities conducted in November 2024 indicates a price range of $63,545 to $230,835 per unit, with an average sales price of $131,229 per unit.9 At this sales price, the replacement cost for the 68 at-risk units would be approximately $8.9 million.

The cost of preserving these units is much less than the cost of new construction. As shown in Table B2-48, the amount a lower-income household of four can afford to pay for housing annually without a housing cost burden is $1,074 per month. The median market rent for a three-bedroom unit in the city is $1,695 monthly. Based on the difference between the affordable rent and current market rate, the cost of preserving such a unit is approximately $621 per month, or $7,452 per year. Using this total, the cost of preserving the 68 units at Exeter Elderly and Exeter Senior Villa would be approximately $506,736 per year. However, the City does not have a program to provide such subsidies. 9 Homes.com. 2024. https://www.homes.com/tulare-county-ca/multi-family-homes-for-sale/ July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B2-36
The City will Implement Housing Plan Program 10 to preserve deed restricted affordable housing developments that may become at risk of converting to market-rate during the planning period.

Although the units are not currently considered to be at risk of conversion, the City will monitor all regulated affordable units and maintain annual contact with property owners regarding the status of these units. Should a Notice of Intent to opt out of low-income use be filed, the City will ensure that tenants are properly notified of their rights under California law.

Funding Sources for Assisted Housing
There are a variety of funding sources for affordable housing, preservation, and rehabilitation from federal, state, and local sources. The HCD and HUD administer grants which can assist developers, local governments, and non-profits in constructing housing units.

Permanent Local Housing Allocation (State)
The 2017-18 Regular Session of the California State Legislature passed one bill (of many other housingrelated legislation) sought to generate, and distribute directly to cities, funds for new affordable housing production. The Building Homes and Jobs Act (Senate Bill 2, Atkins 2017) established a permanent source of funding for affordable housing through a $75 fee on real estate document filings. In fiscal year 2023, the City received an entitlement from the resulting program “Permanent Local Housing Allocation” in the amount of $164,970 from filing fees during calendar year 2022.

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

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

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Needs Assessment
2023-2031 Housing Element B2-37
Table B2-52 Inventory of Public Assisted Complexes – Exeter Name Address City Zip
Affordable
Units
Total
Units Active Program(s)
Estimated Affordability
End Year/Date Risk Level
Jacob's Square 301 Jacobs Place Exeter 93221 18 45 LIHTC; HCD 2049 Low Belmont Family Apartments 1110 West Palm Ave Exeter 93221 24 25 LIHTC 2069 Low Exeter Elderly 501 N. B Street Exeter 93221 24 24 USDA 10/13/2007 High Exeter Senior Villa 655 Vine Street Exeter 93221 44 44 USDA 7/14/2008 High Exeter Apartments 855 West Visalia Road Exeter 93221 58 58 USDA 6/30/2038 Low Source: California Housing Partnership, 2023.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B2-38
HOME (State)
This program was created under Title II of the Cranston-Gonzales National Affordable Housing Act enacted on November 28, 1990. For Exeter, HOME funds are made available on an annual, competitive basis through HCD’s HOME Investment Partnerships Program. Approximately $245,776.18 is available to develop and support affordable multifamily rental housing, owneroccupied housing rehabilitation, and home ownership affordability. Exeter uses HOME funds primarily for first-time homebuyers (down payment assistance), owner-occupied rehabilitation, and rental-rehabilitation.

CDBG Funding (Locally controlled federal funds)
The City is considered a non-entitlement city, as it has a population of under 50,000, a criterion defined by HUD for agencies seeking assistance with CDBG funds. The City received approximately $298,094.19 from the State administered HUD funds in 2022. Exeter utilizes CDBG funds for rental and owner housing rehabilitation activities and infrastructure improvements. Proceeds from those activities are deposited into a revolving loan fund established from low interest loans for rehabilitation and could be a resource for preservation activities.

Homebuyer Assistance Program (Local)
It can be difficult for very low-, low-, and moderate-income first-time homebuyers to acquire sufficient savings and income to pay for a down payment, closing costs, monthly mortgage, and tax and insurance payments. To address this problem, Exeter administers the First Time Homebuyer Loan Program, a special low-interest, deferred-payment loan program designed to provide “silent” second mortgages of up to $40,000, funded by CDBG. Applicants must demonstrate financial need and pre-approval for a first mortgage; the second mortgage will be financed as a three percentinterest, 30-year deferred loan payment.

Housing Rehabilitation Program (Local)
Exeter contracts with Self-Help Enterprises to administer its housing rehabilitation program funded by the CDBG Fund. Priority is afforded to lower-income households based on health and safety needs, followed by energy conservation needs, extension of the unit’s useful life, and complying with the Uniform Building Code.

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Constraints Analysis
2023-2031 Housing Element B3-1
B3 Housing Constraints Analysis
Constraints to the development of adequate and affordable housing include market, governmental, infrastructure, and environmental factors. These constraints may result in housing that is not affordable to low- and moderate-income households and may render residential construction economically infeasible for developers. Constraints to housing production significantly impact households with low and moderate incomes and special needs.

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

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

B3.1 Summary of Local Housing Constraints
 The costs of developing housing, including land costs and construction costs, are rising rapidly. There is a lack of federal, state, and local funding and the funding that is available is increasingly competitive. The time and effort needed to identify, compete for, and layer affordable housing funds is a major constraint to development of affordable housing.  Loan denial rates in Tulare County were higher for Hispanic/Latino applicants (18 percent) compared to non-Hispanic/Latino applicants (15.5 percent). Although discrimination in mortgage lending is prohibited by the federal Fair Housing Act, other factors may contribute to a potential homebuyer’s ability to secure safe financing, such as credit history, savings, and education regarding the homebuying process. The higher denial rate in for Hispanic/Latino applicants indicates a financial constraint to purchasing a home which in tandem with the relatively low inventory of homes affordable for lower income residents puts higher pressure on the rental markets.  Although Exeter’s development regulations allow for a variety of densities throughout the city, development standards, such as parking requirements, are not sufficiently flexible. In addition, zoning code provisions allowing single-family residences by-right in multifamily zones potentially constraints the development of a variety of housing types.  Use permit regulations residential care facilities in certain zoning districts could pose a constraint to housing for individuals with special needs and use permit regulations and parking requirements for emergency shelters in certain zoning districts could pose a constraint on housing access for unsheltered individuals.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B3-2
B3.2 Non-Governmental Constraints
The availability of housing is affected by a complex set of interrelated market factors including but limited to cost of land, cost of construction, and availability of financing. These factors contribute to determining a new home’s sale price or the rents required to make a project feasible. Nongovernmental constraints include factors outside of direct governmental control that directly impact housing prices. The cost of construction and the availability of financing contribute to the cost of housing and can hinder the production of affordable housing. The following analysis accounts for these non-governmental constraints.

B3.2.1 Land Costs
The cost of land can impede the production of affordable housing. Land costs are influenced by many variables, including land scarcity and developable density (both of which are indirectly controlled through governmental land use regulations), location, site constraints, and the availability of public utilities.

Table B3-1 provides the average price per acre for land listed for sale throughout Exeter in June 2023.

The average price per acre is significantly higher for smaller lots, some of which are in non-agricultural zones. The average price per acre for all plots is $222,479. The price per acre is less for larger lots, which average $20,934. All large properties are in agricultural zones.

Table B3-1 Listed Land Prices – Exeter
Lot Size Average Price per Acre (Listed)
Less than 10 acres $424,024.99
10 or more acres $20,934.35
Average $/acre $222,479.67
Source: Zillow, Inc., 2023.

Table B3-2 provides the average price per acre for land sold in 2022 in Exeter. The average price per acre for all land sales across Exeter is $140,933, significantly lower than the average list price. The average price per acre was significantly higher for smaller lots, most of which are in non-agricultural zones. The average sales price per acre for larger lots was $40,050, which is lower than the total average per acre price for all sales, but much higher than the average price per acre for currently listed properties. Most of these larger properties are in agricultural zones.

Table B3-2 Sold Land Prices – Exeter
Lot Size Average Price per Acre (Listed)
Less than 10 acres $241,817.32
10 or more acres $40,050.38
Average $/acre $140,933.85
Source: Zillow, Inc., 2023.

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

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Constraints Analysis
2023-2031 Housing Element B3-3
Recommended Action
None required.

B3.2.2 Construction Costs
Construction costs can be broken down into two primary categories: materials and labor. A major component of the cost of housing is the cost of building materials, including wood and wood-based products, cement, asphalt, roofing materials, and pipe. The availability and demand for such materials affect prices for these goods.

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

Table B3-3 shows the estimated cost of constructing a basic 2,000 square foot single-family home in Tulare County to be around $337,540. The estimate includes direct and indirect (e.g., insurance, permits, utilities, plans) construction costs, including material, labor, and equipment costs, but does not include the price of land or development impact fees.

Table B3-3 Estimated Construction Cost
Item Cost
Material $204,226
Labor $126,001
Equipment $7,313
Total $337,540
Source: Promatcher.com, 2023.

There is little that municipalities can do to mitigate the impacts of high construction costs except by avoiding local amendments to uniform building codes that unnecessarily increase construction costs without significantly adding to health, safety, or construction quality. Because construction costs are similar across jurisdictions in Tulare County, the cost of construction is not considered a major constraint to housing production.

Conclusion
The cost of housing construction is not considered a major constraint based on cost alone, however it is important to note that there is a significant need for more housing. Higher purchase price homes are preferred by developers as they are more profitable, which can lead to a lack of affordable houses being constructed.

Recommended Action
Although construction costs are not influenced by the actions of any local government, the City will implement Housing Plan Program 9 to partner with local, state, and federal agencies that provide funding to assist in the production of affordable housing in order to offset construction costs.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B3-4
B3.2.3 Availability of Financing
Mortgage interest rates have a considerable influence over housing affordability. Higher interest rates increase a homebuyer’s monthly payment and decrease the range of housing that a household can afford. Lower interest rates result in a lower cost and lower monthly payments for the homebuyer.

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

Where financing is available, construction capital seems to be directed at those with large, established, and well-capitalized sponsors. Given recent trends of increasing interest rates, the availability of financing is likely to be more of a constraint on new housing construction during this Housing Element planning period than it has been in the recent past.

B3.2.3.1 Market-Rate Development Financing
As discussed in Land Costs and Construction Costs, above, market-rate development is generally financed by investors, and the cost to build a project must be recovered by revenue from sales or rents, which drives up the ultimate rent or sales prices of new housing as the component costs increase. A market in which housing supply is limited and demand is high can support higher housing prices, but lower-income segments of the community are priced out. Therefore, it is difficult for the private sector, for-profit developers, and market-rate housing to meet the housing needs of all community members.

B3.2.3.2 Affordable Housing Financing
A description of available funding sources for affordable development is provided in Chapter B2, Housing Needs Assessment.

B3.2.3.3 First Time Homebuyer Program
It can be difficult for very low-, low-, and moderate-income first-time homebuyers to acquire sufficient savings and income to pay for a downpayment, closing costs, monthly mortgage, and tax and insurance payments. To address this problem, Exeter administers the First Time Homebuyer Program (FTHB), a special low-interest, deferred-payment loan program designed to provide up to 49 percent of the financing amount.

Applicants must demonstrate financial need and pre-approval for a first mortgage; the second mortgage will be financed as a three percent-interest, 30-year deferred loan payment. The City does not currently have grant funds to implement the first-time homebuyer program but is pursuing options to regain funding for the program. Potential funding to support this program includes the HOME Investment Partnerships Program (HOME), California Housing Finance Agency (CalHFA), Community Development Block Grant (CDBG), and HCD’s Cal Home Program funds.

B3.2.3.4 Mortgage and Rehabilitation Financing
The availability of financing affects the ability of residents to purchase or improve a home. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants. The primary purpose of reviewing the lending activity is to determine whether home financing is available to City July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Constraints Analysis
2023-2031 Housing Element B3-5
residents. The data presented in this section includes the disposition of loan applications submitted to financial institutions for home mortgages, home improvement, and refinance loans.

Lending activity data provides information regarding home financing availability for City residents. The most recent data set available for the County of Tulare from 2022 shows that 18,154 households applied for a home financing loan which includes loans for home purchase, home improvement, and refinancing.

As discussed in Chapter 3, Regional Housing Constraints Analysis, of the total applications received for home purchase 54 percent of the loans originated while 5.9 percent were denied.

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

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

Institutionally low wages are likely a contributing factor to higher denial rates among Hispanic/Latino applicants, as many Hispanic/Latino residents work in agriculture, which is one of the lowest paying employment sectors in the state.

The City of Exeter’s Housing Rehabilitation Program, administered by Self-Help Enterprises and funded by the CDBG Fund, distributes loans to low-income owner- and tenant-occupied households to achieve cost-effective repairs. Priority is accorded to health and safety needs, followed by energy conservation needs, extension of the unit’s useful life, and converting to the Uniform Building Code.

B3.2.3.5 Construction Financing Timing
The timing between project approval and requests for building permits affects project viability. Project delays may result from developers’ inability to secure financing for construction. In Exeter, the average time between project approval and request for building permit is typically one to nine months but varies by type of project. Some projects take years to pull building permits and secure financing. Single-family homes usually experience the least delay (one to three months). Multifamily housing construction tends to be more complex and usually requires more time between entitlement and building permit issuance (ten to twelve).

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

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B3-6
Recommended Action
The City shall implement goals and policies to support homeownership opportunities and home-buying education, particularly for racial and ethnic groups underrepresented in the homebuying market. The City will implement Housing Plan Program 12 to assist in the development of housing for lower-income households and to pursue funding options to regain funding for the First Time Homebuyer Program.

B3.2.4 Requests for Lower Development Densities
Exeter does not receive a high volume of development proposals, but it is not uncommon for residential projects to not achieve maximum allowable density due to market demand for lower-density projects, for the following reasons:
 Homebuilders usually have a set of building plans that fit a certain lot size and are reluctant to produce a new set of plans due to the cost. Recently, homebuilders have prepared plans for 5,000 square foot lots, which would permit the homebuilder to achieve the zoning district’s maximum allowable density.
 If the subdivision’s circulation system does not follow a grid pattern, a certain percentage of lots are “elbow” and “cul-de-sac” lots which are significantly larger than the permitted minimum lot size, thus constraining the total number of units developed.
 Developers have sought large front, rear and even side yards for custom lots due to market preferences.

The development of projects at lower than maximum allowed densities is often driven by market preferences for the inclusion of certain project features and is not necessarily due to any singular code requirement. However, these market preferences can limit the ability for the City to meet the RHNA.

During the 5th housing cycle, Exeter started to increase achieved densities by processing single-family subdivisions with a planned development overlay district, which allows smaller lots and deviations from lot standards (i.e. front yard setbacks, location of porches, and rear yard setbacks).

For development that will count toward the current (6th Cycle) Housing Element, the two projects listed as pipeline projects in Chapter 4, Housing Resources and Site Inventory Analysis (Morgan and Smee Homes / Yokohl Landing) propose 44 and 36 units, respectively, meeting the minimum density allowed for each site. The Morgan project is approved in the RM-1.5 zone with a maximum allowable density of 29 dwelling units per acre and a built density of 34 dwelling units per acre based on an approved density bonus. The Smee Homes project is approved in the R-1-6 zone with a maximum allowable density of

7.26 dwelling units per acre and built density of 3.65 dwelling units per acre. These projects reach an average percentage of maximum allowable density of 84 percent. These built densities are generally consistent with assumptions in the Site Inventory (Chapter B4, Housing Resources and Site Inventory Analysis, Section B4.4.2) at 75 percent of maximum allowable densities.

Through Program 2, the City will monitor its progress toward its RHNA obligations and ensure development continues to occur at densities sufficient to meet the assumptions in the Site Inventory and its RHNA obligations.

B3.3 Governmental Constraints
Although local governments have little influence on market factors such as interest rates, local policies and regulations can impact where, how much, and what type of residential development is built. Land use controls, site improvement requirements, fees and exactions, and permit processing procedures, July 28, 2026 Regular Meeting of the Exeter City Council

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among other policies and regulations, may constrain the maintenance, development, and improvement of housing.

B3.3.1 Land Use Controls
Land use controls provided in the general plan and the zoning code influence housing production in several ways. The permitted and conditionally permitted uses in each district guide new development and provide both developers and the public with an understanding of how vacant land will develop in the future. This includes the density of development that will occur within a particular zone, the compatibility of planned uses in each area, and the range and type of buildings and uses that will be located throughout Exeter.

B3.3.1.1 General Plan
The City of Exeter’s General Plan was adopted in March 2003 and was intended to serve the community until 2020 but has yet to be updated.

The Exeter General Plan contains the following residential land use designations:
 Very Low Density Residential: maximum of 2 units per acre, or six persons per acre.  Low Density: maximum of 5 units per acre, or 14 persons per acre.  Medium Density: maximum of 15 units per acre, or 42 persons per acre.  High Density: maximum of 29 units per acre, or 84 persons per acre.

Conclusion
The General Plan includes four residential land use designations with a density range from zero to 29 dwelling units per acre. The maximum density of six persons per acre for Very Low Density Residential is a constraint to housing as it does not allow for more than one unit per acre with a household of six or fewer residents, which is an impediment to the development of large residential care facilities and affordable housing.

Recommended Action
Remove the requirement of a maximum of six persons per acre for the Very Low Density Residential land use designation. The City will implement Housing Plan Program 7 to remove the requirement of a maximum of six persons per acre for the Very Low Density Residential areas.

B3.3.1.2 Zoning Code
The City regulates the type, location, density, and scale of residential development primarily through the Zoning Ordinance, as well as specific plan development codes. A zoning district is assigned to every parcel in the city, and the Zoning Ordinance identifies compatible uses. In general, the City’s zoning regulations are designed to balance the goal of providing a mix of residential and commercial land use types while protecting the health and safety of residents and preserving the character of existing neighborhoods. Additionally, development standards such as setbacks, height limits, lot coverage, open space requirements, and parking are identified for each zoning district. Some zoning districts may allow similar uses but have different development standards. Development standards may be considered a constraint to the development of housing units if they are too restrictive or reduce the development potential on a parcel.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B3-8
The City’s Zoning Code allows residential uses in the following districts:
 Agriculture (A): The purpose of the A district is to preserve lands for long-term agricultural uses within the city limits of Exeter. The application of this zone will protect lands utilized for raising crops, livestock, and horticultural specialties from urban encroachment. The A district allows for single family dwellings as a permitted use. The minimum site area is 20 acres.  Urban Reserve (UR): The purpose of the UR district is to preserve undeveloped land, including agricultural lands within the city limits of Exeter as open space until such time as the conversion to an urban use is determined to be appropriate and feasible. The UR district allows for single family dwellings as a permitted use. The minimum site area is 20 acres.  Rural Agriculture (RA): The purpose of the RA district is to provide residential living areas which combine certain advantages of both urban and rural locations at very low residential densities. The RA district allows for single family dwellings as a permitted use. The minimum site area is 20,000 square feet.
 Single Family Residential (R-1): The purpose of the R-1 district is to provide living areas within Exeter where development is consistent with the Exeter General Plan and is limited to low density concentrations of single family dwellings and where regulations are designed to promote the following: (1) encourage a suitable environment for family life, (2) provide space for community facilities, including parks, schools, churches, and other facilities that will complement the residential environment, (3) a circulation system that is pedestrian-friendly, is properly connected to the community at-large and adjacent residential developments, and provides for alternative forms of transportation, (4) an attractive and unique neighborhood design that ranges from streetscape to the residential dwellings themselves, and (5) the conservation of valuable resources ranging from water to energy. Table B3-4provides the minimum site area requirements for each R-1 district.  Multifamily Residential (RM): the purpose of the RM districts is to provide living areas within Exeter where development is consistent with the Exeter General Plan and is limited to medium and high density concentrations of multifamily dwellings, and where regulations re designed to promote the following: (1) encourage a suitable environment for family life, recognizing that significant part of the multifamily population is adult, including senior citizens; (2) provide space for community facilities, including parks, schools, churches, and other facilities that will complement the residential environment; (3) an attractive and unique project that encompasses well-designed buildings with ample landscape and off-street parking; and (4) the conservation of valuable resources ranging from water to energy. The RM district allows for single family dwellings, duplexes, triplexes, ADUs, and multifamily apartments as permitted uses. The minimum site area is 3,000 square feet per unit for the RM-3 district and 1,500 square feet per unit for the RM-1.5 district.  Professional Office (PO): The purpose of the PO district is to provide areas in Exeter where professional offices can be constructed outside of commercial districts; to provide opportunities for older residential dwellings to be converted to an office use; and to protect offices from noise, disturbances, traffic hazards and other objectionable influences which would adversely affect professional practices from being exercised. The PO district allows for single family and multifamily residential as permitted uses. The minimum site area is 3,000 square feet per unit.  Mixed Use (MU): the purpose of the MU district is to implement the goals and policies of the Exeter General Plan, Land Use Element; the Exeter Downtown Specific Plan and the Southwest Exeter Specific Plan. The MU district is intended to allow for a combination of residential, office and commercial uses. The district does not permit service commercial or industrial uses given that these land use categories can create noise, odor, vibration, visual and traffic impacts that would adversely July 28, 2026 Regular Meeting of the Exeter City Council

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impact adjoining uses in the mixed-use project. The MU district allows for all residential dwellings as conditional uses in accordance with the R-1, RM, CN, and PO districts.  Neighborhood Commercial (CN): The purpose of the Neighborhood Commercial district is to provide for the development of small scale, low intensity commercial uses that serve the daily needs of residential neighborhoods that are in close proximity to the shopping center. The design of neighborhood commercial centers shall be of a scale and design that is compatible with the surrounding residential neighborhoods. In addition, the design of the centers should provide for pedestrian access from surrounding neighborhoods. Single family dwellings are allowed by conditional use if the person or persons owning or operating the commercial use on the same site.

The single-family dwellings in the CN district are subject to the use, site area, coverage, and yard requirements of the R-3 district.
 Central Commercial (CC): The purpose of the CC district is to serve as the central district of Exeter.

This district permits the accommodation and enhancement of several existing dominant functions within the central business district including shopping, retailing goods, office uses, financial, government, retail, and entertainment. Apartments over or behind permitted uses consistent with the standards of the RM-1.5 district are permitted.
 Planned Development Overlay (PD): The purpose of the PD zone is to promote development designs that respond to significant planning-related issues facing Valley cities, including urbanization of agricultural land, air quality, housing affordability, traffic, aesthetics, and neighborhood deterioration. This new approach to development design has been popularized by the term “smart growth”. The following development standards together with appliable standards specified in the single-family residential base zone shall apply to all land and structures within this planned development overlay district. Single family residential development requires a minimum site area of one acre and the density for this district shall not exceed the density permitted by the base zone district. The minimum site area for multifamily residential districts is one-half acre and the density for this district shall not exceed the density permitted by the base zone district.

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

Recommended Action
None required.

B3.3.2 Residential Development Standards
Table B3-4 shows the development standards for residential zones. The minimum parcel area for residential zones ranges from 1,500 square feet to 20 acres. Front setback ranges from 15 to 25 feet for all residential districts and 15 to 35 feet for all non-residential districts. Side setback ranges from 5 to 12 feet for residential districts, and 5 to 10 feet for nonresidential. Rear setback ranges from 10 to 25 feet for all residential and nonresidential districts. The maximum height standard is 35 feet for all districts (except the CC district, where the maximum height is 45 feet), and 15 feet for accessory units. There is no limit to the number of stories; development is governed only by the applicable height standard.

Maximum site coverage ranges from 40 to 65 percent of the lot area. Maximum density ranges from two units per acre in the agricultural districts to 29.04 units per acre in the RM-1.5 and CC districts.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B3-10
Table B3-4 Residential Development Standards
Zoning
District
Minimum
Parcel Area
Minimum Setback (in feet)
Maximum
Height
(feet)
Maximum
Height
(Accessory
Structure)
Maximum
Site Coverage
(percent of
lot)
Maximum
Density
(du/acre)
Front
(feet)
Side
(feet)
Rear
(feet)
A 20 acres 35 10 25 35 – – 2
UR 20 acres 35 10 25 35 – – 2
RA 20,000 sq. ft. 30 10 25 35 – – 2
R-1-5 5,000 sq. ft. 15 5 15 35 15 40 8.71
R-1-6 6,000 sq. ft. 20 5 20 35 15 40 7.26
R-1-7.5 7,500 sq. ft. 20 5 20 35 15 40 5.81
R-1-10 10,000 sq. ft. 25 5 and 12 25 35 15 40 4.36
RM-3 3,000 sq. ft. 20 5 20 35 15 50 14.52
RM-1.5 1,500 sq. ft. 15 5 10 35 15 65 29.04
PO 6,000 sq. ft. 15 5 10 35 15 60 7.26
CN 6,000 sq. ft. 15 10 10 35 15 – 7.26
CC 1,500 sq. ft. 15 5 10 45 15 65 29.04
Source: Exeter Zoning Code, Updated July 2018.

The City has recently received requests for concessions related to development standards, such as setbacks and parking requirements, to adapt to site-specific constraints. These requests are currently accommodated through minor deviations, variances, and density bonuses.

Conclusion
The City’s requirements for minimum parcel area, setbacks, heights, site coverage, and density do not pose a constraint to residential development as the City accommodates requests in the form of minor deviations, variances, and density bonuses. The height requirement of 35 feet in the AN, RA, and RM zones does not constrain the development of three-story buildings. In addition, to ensure that the height requirement is not a constraint for higher density multifamily development, the City will amend the RM-3, RM-1.5, and CC districts to increase the permissible height requirement to 40 feet.

Recommended Action
Housing Plan Program 6 directs the City to amend the maximum allowable height requirement for the RM-3, RM-1.5, and CC zoning districts from 35 feet to 40 feet.

B3.3.2.1 Parking
According to the Terner Center for Housing Innovation at UC Berkeley, parking can cost $25,000 to $75,000 per space to construct. However, given the age of data and the increased cost of land and construction costs discussed above, the costs per parking space are likely much higher.1 Parking provided in underground or structured parking facilities, or if required to be covered or enclosed, can significantly increase the cost of housing and could affect the feasibility of various housing projects in the city. In addition, requirements for parking space locations and maximum distances from dwelling units may also increase the cost of housing and affect the feasibility of housing projects. Requiring less 1 Terner Center for Housing Innovation at UC Berkeley, 2016. Available at: http://ternercenter2.berkeley.edu/proforma/ July 28, 2026 Regular Meeting of the Exeter City Council

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parking not only reduces the project budget but can allow for more space to build additional housing units.

Table B3-5provides the residential parking requirements in Exeter.

Table B3-5 Residential Parking Requirements
Residential Use Required Parking Spaces
Single family units 2 per unit
Condominium units One bedroom 1 per unit
Two or more bedrooms 2 per unit
Multifamily units 1.5 per unit
Senior residential units 1 per unit
Spaces for single family units require a garage or carport.

Half of multifamily parking spaces must be covered.

Source: Exeter Zoning Code, Updated July 2018.

Conclusion
The residential parking requirements may pose a constraint to residential development of studio or onebedroom multifamily units due to the requirement of more than one parking space per unit, which can be cost prohibitive to the development of such units.

Recommended Action
Revise the Zoning Code to amend the parking requirements related to studios and one bedroom multifamily units to decrease the number of spaces required per unit. The City will implement Housing Plan Program 6 to amend the Zoning Code to amend the parking requirements related to studios and one-bedroom multifamily units to require no more than one space per unit.

B3.3.2.2 Open Space and Park Requirements
The Zoning Code does not include open space or park requirements beyond the setback and maximum site coverage requirements identified in Table B3-4 above.

Conclusion
Open space and park requirements are not a constraint to the development of housing.

Recommended Action
None required.

B3.3.2.3 Density Bonus
Chapter 17.58 of the Exeter Municipal Code establishes the City’s density bonus policy. The City provides a density bonus and other incentives or concessions to applicants for residential projects who agree to provide affordable or senior housing pursuant to the provisions of Government Code Sections 65915 through 65918 or successor statute. Density bonus requirements are triggered when a residential development sets aside at least 10 percent of the total units as affordable to low-income households; or July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B3-12
at least five percent of the total units as affordable to very low-income households; or at least 10 percent of the total units as affordable for moderate income households.

Development concessions or incentives that may be provided by the City of Exeter include a reduction in site development standards; a modification of Zoning Code requirements (including a reduction in setbacks, square footage requirements, or parking spaces; or architectural design requirements which exceed the minimum building standards); approval of mixed use zoning in conjunction with the housing project if commercial, office, industrial, or other land uses will reduce the cost of the housing development, and if such nonresidential uses are compatible with the project; or other regulatory incentives or concessions proposed by the developer or the City of Exeter which result in identifiable cost reductions. The base density of a property for which a density bonus is being requested shall be determined by the property’s zoning. A housing development may qualify for a minimum increase or density bonus of 35 percent over the maximum number of permitted residential units of the property’s zoning.

A project that receives a density bonus and concession or incentive must retain affordability of the units for at least 30 years.

Application and Approval Process
An application for a density bonus shall be made to the Planning Department on a form prescribed by the Department. A fee set by resolution of the City Council shall accompany the application.

The Planning Department shall prepare a report on the density bonus application. The Department shall provide a recommendation based on the following density bonus requirements.

A. The housing development qualifies for a density bonus based on the requirements outlined in Government Code Sections 65915 to 65918.

B. The applicant has provided to the City the legal instrument that will insure that “target households” will remain affordable for at least 30 years.

C. The application has selected a developer incentive or concession.

Following the Planning Commission’s review of the Planning Department’s report on the applicant’s request for a density bonus, the Commission shall act on the density bonus application based on the regulations contained in Government Code Sections 65915 to 65918. The Commission can approve, approve with conditions, or deny the density bonus. Denial of a density bonus application shall require findings consistent with those in Government Code Sections 65915 to 65918.

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

The Density Bonus Law prohibits a local government from conditioning the submission, review, or approval of an application pursuant to the Density Bonus Law on the preparation of an additional report or study that is not otherwise required by state law, but provides that this provision does not prohibit a July 28, 2026 Regular Meeting of the Exeter City Council

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Housing Constraints Analysis
2023-2031 Housing Element B3-13
local government from requiring an applicant to provide reasonable documentation to establish eligibility for a requested density bonus, incentives or concessions, waivers or reductions of development standards, and parking ratios, as specified.

Conclusion
Chapter 17.58: Density Bonus was last updated in 2017. The Zoning Code will be updated to include provisions related to density bonuses, incentives, and concessions as required by state law.

Recommended Action
Amend the Density Bonus Ordinance for compliance with state law. Housing Plan Program 6 requires the City to revise Zoning Code Chapter 17.58: Density Bonus to include provisions relative to density bonuses, incentives, and concessions as required by state law.

B3.3.2.4 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 and sewer, drainage, curbs and gutters, street signs, park dedications, utility easements and landscaping. These improvements are necessary to ensure that new housing meets Exeter’s development goals, however, the cost of these requirements can represent a significant share of the cost of producing new housing in Exeter. As stated in HUD’s study of Subdivision Requirements as a Regulatory Barrier, such requirements can reasonably be considered regulatory barriers to affordable housing if Exeter determines that the requirements are greater (and hence, more costly) than those necessary to achieve health and safety requirements in the community. 2 Exeter requires housing developers to install a wide range of infrastructure improvements, including streets; curb, gutter, and sidewalks; water and sewer connections; landscaping; and storm drainage lines and basins. All these improvements are required by local ordinance to insure public health, safety and welfare in addition to quality-of-life measures. For example, by requiring the housing developer to install sidewalks, school-aged children and adults living in the development can safely walk to school and other destinations.

The other improvements mentioned above such as streets and sewer and water connections are typical requirements that all cities in California generally require. The cost of these improvements is built into the cost of the housing or rental unit.

Improvement Standards
Public improvement standards and approximate values are listed below.  Local Street – 60-foot right-of-way, including 36 feet of pavement with two travel lanes and two parking lanes. 2 inches A.C. over 6 inches compacted aggregate. Value: range between $4.00 to $6.00/sf.
 Curb and Gutter – 30 inches from asphalt pavement to back of curb, 7 ½ inches concrete over compacted native soil. Value: $25 to $35 per linear foot, dependent upon method of construction.  Sidewalk – 48 inches from back of curb, 4 inches concrete over compacted native soil. Value: range between $7.00 to $10.00/sf.
2 U.S. HUD. 2007. Study of Subdivision Requirements as a Regulatory Barrier. https://www.huduser.gov/portal/publications/commdevl/subdiv_report.html July 28, 2026 Regular Meeting of the Exeter City Council

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 Sewer Lateral – 4-inch PVC (dependent upon depth) with minimum slope of ¼-inch per foot. Value:
range between $3,000 to $4,000/ea.
 1-inch Water Service – 1 inch CTS copper pipe, meter boxes, bronze saddles, straps, and bolts.

Value: range between $4,000 to $5,000/ea.

Based on a review of recent projects, typical off-site costs for a single-family development in Exeter total $23,725 per unit, approximately 7.3 percent of total development costs of $325,000. Comparatively, the costs for development in Tulare County range from $2,500 to $30,000 per unit for development in an existing service district.3 For multifamily development, off-site improvements total an estimated $16,065 per unit, approximately 6.3 percent of total development costs of $255,000 per unit. Costs for off-site improvements in Exeter are typical of the region. Given that Exeter has some of the lowest home prices and residential rental rates in the San Joaquin Valley, onoff-site improvements required of Exeter’s housing projects do not have a significant adverse impact on the cost of housing.

Conclusion
On/off-site improvement standards for Exeter are typical of small cities and comparable to surrounding jurisdictions. These improvement costs, however necessary, can have a significant, cumulative impact on development; however, the City does not consider the requirements to be greater than those necessary to achieve health and safety requirements.

Recommended Action
None required. While the City’s on-site and off-site improvement standards are not considered a considerable constraint to development, the City will implement Housing Plan Program 9 to further facilitate the development of affordable housing by allowing required improvements to be negotiated.

B3.3.2.5 Provision of a Variety of Housing Types
Housing Element law specifies that jurisdictions must identify adequate sites that are zoned to encourage the development of a variety of housing types available to all economic segments of the population. Persons and households of different ages, types, incomes, and lifestyles have a variety of housing needs and preferences that evolve over time and in response to changing life circumstances.

This includes single-family homes, multifamily housing, accessory dwelling units, mobile homes, agricultural employee housing, homeless shelters, and transitional housing, among others. Table B3-6 summarizes the housing types permitted and conditionally permitted in Exeter. 3 County of Tulare. 2023. Tulare County Housing Element. https://tularecounty.ca.gov/rma/planning-building/tulare-county-housingelement/tulare-county-housing-element-2023-2031-update/ July 28, 2026 Regular Meeting of the Exeter City Council

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Table B3-6 Residential Use Matrix
Residential Use A UR RA R-1 RM PO CN CC MU
Single family dwelling P P P P P P CUP* NP CUP

ADU P P P P P P NP NP CUP
Guest houses NP NP P P NP NP NP NP CUP
Manufactured homes P P P P P P CUP* NP CUP
Duplex unit NP NP NP CUP SPR SPR NP NP CUP
3 to 4 dwelling units NP NP NP NP SPR SPR NP P** CUP
5 or more dwelling units NP NP NP NP SPR SPR NP P** CUP Mobile home park NP NP NP CUP CUP CUP NP NP CUP
Transitional and Supportive Housing (six or fewer) NP NP NP P P NP NP P CUP Transitional and Supportive Housing (seven or more) NP NP NP NP NP NP NP NP CUP Rest homes NP NP NP CUP CUP CUP NP NP CUP
Boarding homes NP NP NP NP CUP CUP NP NP CUP
Rooming homes NP NP NP NP CUP CUP NP NP CUP
Nursing homes NP NP NP NP CUP CUP NP NP CUP
Labor camps NP NP NP NP CUP CUP NP NP CUP
Sanitariums NP NP NP NP CUP CUP NP NP CUP
Hotels/motels NP NP NP NP NP NP NP P CUP
Emergency shelter NP NP NP NP CUP NP NP CUP CUP
Group home/Residential Care Facility (six or fewer) NP NP NP P* P* P*** NP NP CUP Group home/Residential Care Facility (seven or more) NP NP NP NP NP NP NP NP NP P = permitted; SPR = Site Plan Review; CUP= Conditional Use Permit; NP = Not Permitted *Limited to the exclusive use of the person or persons owning or operating the commercial use on the same site **Apartments permitted over or behind permitted uses consistent with the standards of the RM-1.5 district. ***Licensed group care homes only Source: Exeter Zoning Code, 2017.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B3-16
Manufactured Housing
Manufactured housing is permitted by right in the A, UR, RA, R-1, RM, and PO, districts and can also be used as second units, same as traditionally built single-family homes. All residential districts permit the construction of manufactured homes, provided that they are placed on permanent foundations.

Manufactured housing development requires a CUP in the CN district.

Conclusion
There are no undue constraints on manufactured housing.

Recommended Action
None required.

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

In 2022, two laws were passed that affect ADU law. SB 897 increases the existing height limit for attached and detached ADUs that meet certain conditions. AB 2221 clarifies existing ADU law to close procedural and permitting loopholes for approving ADUs, including the requirement for approving or denying applications within 60 days of application submittal and providing a full set of comments and remedies to applicants with denied applications. Additionally, AB 2221 adds front setbacks to the list of local development standards that local governments cannot impose if they would preclude construction of an attached or detached ADU of at least 800 square feet, that is at least 16 feet in height and that has at least 4-foot side and rear yard setbacks. This new legislation is in effect as of January 1, 2023.

Exeter processes applications for second units consistent with Government Code Section 65852.2. The Government Code has established guidelines for residents who wish to construct a second unit on their property. In accordance with state law, these applications are reviewed and approved at the staff level.

They are not required to secure discretionary approval from the City. Criteria for second units include:
 No more than one additional dwelling unit is allowed on any one legal lot or parcel.  The second unit may be attached to detached.
 The total floor area of the second unit cannot exceed 1,200 square feet.  Second units must conform to setback requirements of the zoning district.  Occupancy of the second unit shall be an immediate family member of the primary residence.  The second dwelling unit shall incorporate the same or similar architectural features as the primary residence.
 One on-site parking spot (uncovered) is required per unit.

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Constraints Analysis
2023-2031 Housing Element B3-17
Although the City approves applications consistent with Government Code Section 65852.2, the Zoning Code has not been amended for consistency with recent changes to state law, which among other changes, allows up to two ADUs on a single parcel, reduces and provides exemptions to parking requirements, and requires ADUs to be allowed in mixed use and multifamily zones. ADUs are subject to an administrative plan check.

Conclusion
The City of Exeter’s ADU Ordinance is not in compliance with current state legislation. 4 Additionally, the
second unit criteria that requires the occupant of the second unit to be an immediate family member is a constraint to available rental housing.

Recommended Action
Revise the Zoning Code to comply with state law by removing criteria that requires the occupant of the second unit to be an immediate family member. This change will be implemented through Housing Plan Program 5, which directs the City to amend the Zoning Code to be in compliance with state ADU law, and implements strategies to expedite the ADU permitting process, promote development in targeted geographic areas, and to encourage affordability of ADUs.

Multifamily
Duplexes, 3- to 4-unit residential, and five- or more unit residential developments require a Site Plan Review in the RM and PO districts. Duplexes are also allowed with a CUP in the R-1 district. Multifamily uses consistent with the RM-1.5 district are permitted in conjunction with an allowed use in CC districts.

The MU district permits residential uses consistent with the R-1, RM-3, or RM-1.5 districts by CUP.

Multifamily uses in accordance with the RM-3 district are allowed uses in the PO district. The Zoning Code also requires all multifamily projects that contain 16 or more units to provide an on-site manager, which poses a constraint development.

Conclusion
The requirement for multifamily developments of 16 or more units to provide an onsite manager is a constraint to development as it adds additional costs. Additionally, allowing single-family residences byright in multifamily zones potentially constrains the development of multifamily housing.

Recommended Action
Revise the Zoning Code to remove the requirement of an on-site manager for multifamily developments of 16 or more units and to prohibit single-family uses in RM districts. These changes will be implemented through Housing Plan Program 6, which directs the City to amend the Zoning Code.

Community Care Facilities
Community Care Facilities are defined by the City as any facility, place or building operated to provide non-medical care to children and adults, including children and adults with physical or mental disabilities. A residential facility is a family home, group care facility, or similar assisted living arrangement providing 24-hour non-medical services. Exeter allows licensed group care homes with six 4 State laws governing ADUs since 2017: Assembly Bill 494 (2017), Senate Bill 229 (2017), Assembly Bill 68 (2019), Assembly Bill 881 (2019), Assembly Bill 587 (2019), Senate Bill 13 (2019), and Assembly Bill 671 (2019), Assembly Bill 3182 (2020), Assembly Bill 345 (2021), Assembly Bill 2221 (2022), Senate Bill 897 (2022), Assembly Bill 345 (2022).

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B3-18
or fewer persons in the R-1 and R-M zones. Exeter’s zoning ordinance does not specifically permit residential care facilities or group homes for more than six persons in the R-1 and R-M zones, although it allows “public and private charitable institutions, hospitals, convalescent homes, sanitariums, or rest homes for mental, drug or alcoholic cases” with a CUP without specifying the number of persons permitted. The RM zone also allows “rest homes and nursing homes” with a CUP. The City permits “single and multi-family uses in accordance with the RM-3 district” in the PO zone, which implies that licensed group care homes with six or fewer persons are permitted in that zone. The PO zone, which permits single-family development without a CUP, allows “public and private charitable institutions, hospitals and sanitariums, rest homes or nursing homes, or group homes for the mentally handicapped, or drug or alcohol addicted” with a CUP but does not specify the number of persons permitted. All development permitted by-right or with a CUP in the R-1, RM-3, RM-1.5, CN, PO, or CC zones is permitted in the MU zone with a CUP.

A project permitted with a CUP is required to be processed through the City’s Site Plan Review process, which includes a hearing before the Planning Commission. Typically, the City does not impose special design conditions on these types of projects. For projects requiring a CUP in established residential neighborhoods, planning staff require the design of the dwelling to be consistent with the local neighborhood, although the City will require additional parking beyond the standards for a similar type of dwelling in the same zone if determined to be necessary. Additionally, residential facilities are not allowed to be located within 0.25-mile of a similar facility. If structural improvements are required for an existing residential facility, a building permit would be required. If a new structure is proposed for use as a residential facility, design review would be required like any other new residential structure. The City’s design review process has not been used to deny or substantially modify a housing project for persons with disabilities to the point where it is no longer feasible. All residential projects in the city require the same level of design review.

Conclusion
The requirements for review and public hearings, licensing, specificity of use or care, additional parking, and proximity are constraints for the development of community care facilities/residential facilities for six or fewer and more than six persons.

Recommended Action
Revise the Zoning Ordinance to allow residential facilities of six and fewer and seven or more residents in all zones that permit residential uses, approved with objectivity and certainty, and subject only to the requirements of residential uses of similar type and form, regardless of licensing status or type of care.

This will be implemented by Housing Plan Program 6, which directs the City to revise the Zoning Code to address these changes.

Emergency Shelters
The City of Exeter permits emergency shelters with a CUP in the RM and CC districts. This requirement is not in accordance with Senate Bill 2 (Government Code Section 65583), which requires every jurisdiction to identify at least one zone where emergency shelters are allowed as a permitted use without a CUP or other discretionary permit. Additionally, the City requires one parking stall for every four beds in the shelter. This requirement is not compliant with AB 2339 which requires cities to only require sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone. The City does not have other development standards or requirements for emergency shelters.

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Constraints Analysis
2023-2031 Housing Element B3-19
In 2019, AB 101 was passed requiring that a Low Barrier Navigation Center development be a use by right in mixed uses zones and nonresidential zones permitting multifamily uses if it meets specified requirements. A Low Barrier Navigation Center is a low barrier, temporary, service-enriched shelter that helps homeless individuals and families obtain permanent housing. The City will need to amend its Zoning Code to explicitly allow the development of Low-Barrier Navigation Centers, by-right, in mixeduse zones and 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. The identified sites must 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.

Identified sites must have a minimum area of 200 square feet per person to show that it may accommodate the number of people experiencing homelessness and the zoning designations identified to allow emergency shelters as a permitted use without a discretionary permit must allow residential uses. Additionally, AB 2339 requires that emergency shelters can only be subject to parking requirements such that the jurisdiction can require sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone.

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

Exeter permits emergency shelters through a CUP in the R-M zone and CC zone. Both zones permit residential development by-right. There are nine parcels in the R-M zone that permit emergency shelters through a CUP and are within 0.5-mile of a public transit stop. Currently, there are a variety of uses occupying six of these available parcels that include commercial developments, condominiums, and pastures. However, there are three sites that are vacant. To meet the requirements of AB 2339, the City would need at least 7,200 square feet of land. Table B3-7 shows that if the City allows emergency shelters permitted by-right in the R-M zoning district, there would be sufficient capacity on the vacant sites and would not be considered a constraint.

Table B3-7 Capacity Analysis
APN Acreage Realistic Capacity (beds) Vacant or Non-vacant 135072016 0.17 36 Vacant
135092008 0.31 68 Vacant
138122018 0.11 24 Vacant
Total Capacity 1.18 128 –
Source: City of Exeter and Tulare County 2023
July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B3-20
APNs 135072016 is located on S Orange Avenue and is within walking distance of a bus stop at W Firebaugh Ave and I Street (Route 9 of Visalia Transit), and a 20-minute bus ride to Exeter Food Closet, Sequoia Youth Services, and other service organizations. APN 135092008 is located at W Firebaugh Ave and I street, also close to the bus stop. APN 138122018 is located at N Orange Street and Vine Street, an 18-minute walk to the W Firebaugh Avenue bus stop, a 16-minute walk to Exeter Food Closet, a 25- minute walk to Sequoia Youth Services, and a 10-minute walk to grocery stores and other commercial services. These parcels are as close or closer to transit and services than most parcels in the city.

Conclusion
Permit requirements for emergency shelters are not in accordance with state law, which states that jurisdictions must permit low barrier navigation centers in all mixed-use and non-residential zones where multifamily housing is permitted. Exeter only permits emergency shelters in the R-M and CC zones with approval of a CUP and requires more parking than directed by state law.

Recommended Action
Revise the Zoning Code to allow emergency shelters by-right in at the R-M zoning district. Revise the Zoning Code to be consistent with AB 2339, expanding the definition of emergency shelters to include other interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care as well as ensuring emergency shelters are only subject to objective development standards that apply to residential to commercial development within the same zone. Additionally, revise parking requirements for emergency shelters to comply with AB 2339.

In addition, the City should revise the Zoning Code to allow low barrier navigation centers by right in the PO and CC zones, in compliance with AB 101. The City will implement Housing Plan Program 1 to encourage and coordinate development of emergency shelters and low-barrier navigation centers. The City will also implement Housing Plan Program 6 to revise the Zoning Code to allow emergency shelters by-right in at the R-M zoning district and expand the definition of emergency shelters to include other interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care as well as ensuring emergency shelters are only subject to objective development standards that apply to residential to commercial development within the same zone, and revise parking standards for emergency shelters in order to comply with AB 2339. The City will also permit low-barrier navigation centers in all mixed-use and nonresidential zones where multifamily housing is permitted.

Transitional and Supportive Housing
“Transitional housing” is defined as buildings configured as rental housing operating under program requirements that require the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months from the beginning of the assistance. Transitional housing units are residential uses subject only to those requirements and restrictions that apply to other residential uses of the same type in the same zone.
“Supportive housing” is defined as housing with no limit on length of stay that is occupied by the target population and that is linked to on-site or off-site services that assist the supportive housing resident in retaining permanent housing, health services, and employment, as needed. Supportive housing units are residential uses subject only to those requirements and restrictions that apply to other residential uses of the same type in the same zone. AB 2162, which went into effect on January 1, 2019, requires that cities allow supportive housing with up to 50 units by-right in multifamily and mixed-use zones and July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Constraints Analysis
2023-2031 Housing Element B3-21
precludes cities from imposing parking requirements on supportive housing developments located within 0.5-mile of a public transit stop.

Transitional and supportive housing is allowed by right in the R-1 and RM districts. Government Code Section 65583 requires that supportive housing be considered a residential use and subject to only those restrictions that apply to other residential dwellings of the same type in the same zone.

Conclusion
Transitional and supportive housing are permitted as a residential use and only subject to those restrictions that apply to other residential dwellings of the same type in the same zone. In addition, the City does not permit supportive housing by-right in all zones where multifamily and mixed uses are permitted. These requirements for transitional and supportive housing do not comply with state requirements. As the City’s Zoning Code is not consistent with the requirements of AB 2126, this is considered a constraint to housing for individuals in need of supportive housing options.

Recommended Action
Amend the Zoning Ordinance to comply with SB 745 to ensure that transitional and supportive housing is permitted as a residential use and is similarly permitted and only subject to the same standards of the same type in the same zone.

Revise the Zoning Code to comply with AB 2162, whereby certain supportive housing meeting specific criteria are to be permitted by right in all zones where multifamily housing is also permitted (including nonresidential zones). For such supportive housing locating within half-mile from transit, no minimum parking can be required. The City will implement Housing Plan Program and 6 to amend the Zoning Code as appropriate.

Farmworker Housing/Employee Housing
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 quarter or 12 units or spaces designed for use by a single family or household shall be deemed an agricultural land use for the purposes of this section. For the purpose of all local ordinances, 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.

In Exeter, labor camp housing is primarily occupied by farmworkers and is allowed with a CUP in the RM and PO districts. Farmworkers and other employee housing are allowed in the form of boarding homes and rooming homes are permitted in agricultural zones, both of which are allowed with a CUP in the RM and PO districts.

There are no zoning districts that allow farmworker or employee housing by right, which is not in accordance with the Employee Housing Act.

Conclusion
The City’s Zoning Code does not comply with state law regarding agricultural employee housing.

Farmworker and employee housing is not permitted in any of the City’s agricultural zones. Employee housing requires a CUP in the RM and PO zones.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B3-22
Recommended Action
Revise the Zoning Code to ensure compliance with the Employee Housing Act (Health & Safety Code Section 17021.6). The City will implement Housing Plan Program 6 to amend the Zoning Code to allow employee housing of up to 36 beds or 12 single-family units as a permitted use in all agricultural zones.

Single Room Occupancy Units (SROs)
Exeter allows SROs with a CUP in all residential districts.

Conclusion
Exeter’s Zoning Code allows the development of SROs with a CUP. Requiring a CUP may be considered a constraint to development.

Recommended Action
The City will implement Housing Plan Program 6 to amend the Zoning Code to establish SRO as a permitted use in zones where multifamily and mixed-use residential developments are permitted.

B3.3.3 Housing for Persons with Disabilities
California Government Code Section 65583 requires local jurisdictions to analyze potential and actual government constraints on the maintenance, improvement, and development of housing for people with disabilities. This is to ensure that persons with either physical or mental disabilities are provided reasonable accommodation for access to and the enjoyment of all facilities, including housing.

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

B3.3.3.1 Definition of Family
Local jurisdictions may restrict access to housing for households that do not meet the jurisdiction’s definition for “family.” A restrictive definition of “family” that limits the number of individuals living together may illegally limit the development and siting of group homes for persons with disabilities, but not for housing families that are similarly sized or situated. The City of Exeter’s definition of family is as follows:

An individual or two or more persons related by blood, marriage, or adoption or a group of not more than five persons, not including servants, who need not be related by blood, marriage, or adoption, living as a single housekeeping unit.

Conclusion
The City of Exeter’s definition of “family” is overly restrictive.

Recommended Action
The City will implement Housing Plan Program 6 to revise the Zoning Code definition of “family” to mean all persons, related and unrelated, who occupy a single housing unit.

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Constraints Analysis
2023-2031 Housing Element B3-23
B3.3.3.2 Reasonable Accommodation Procedures
The federal Fair Housing Act and the California Fair Employment and Housing Act require that cities and counties provide reasonable accommodation where such accommodation may be necessary to afford individuals with disabilities equal housing opportunities. Cities and counties must also consider requests for accommodations related to housing for people with disabilities and provide the accommodation when it is determined to be “reasonable” based on fair housing laws and the case law interpreting the statutes.

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

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

Section 17.62 of the Municipal Code establishes a procedure for making requests for reasonable accommodation in land use, zoning and building regulations, policies, practices, and procedures of the jurisdiction to comply fully with the intent and purpose of fair housing laws. A request for reasonable accommodation may be made by an individual with a disability, his or her representative, or a developer or provider of housing for individuals with disabilities, when the application of a land use, zoning, or building regulation, policy, practice, or procedure acts as a barrier to fair housing opportunities. Any eligible person as defined in Section 17.62.02 may request reasonable accommodation in land use, zoning and building regulations, policies, practices, and procedures.

Action by the Planning Director
Reasonable accommodation applications are processed as an administrative matter. The Planning Director can approve, approve with conditions, or deny the application based on the findings listed below. Following a decision by the Planning Director, an administrative agreement is prepared, consistent with Section 17.63: Administrative Agreement, that outlines the findings and conditions of the decision. The decision is made within 30 days of receiving the application. The written decision of the Planning Director is final unless appealed to the Planning Commission consistent with the requirements contained in Section 17.06: Appeals.

The Planning Director shall render a decision based on the following findings.

A. The Exeter Housing Element contains policies and action programs that remove governmental constraints to housing for individuals with disabilities, including local land use and zoning constraints.

B. The Attorney General of the State of California has recommended that cities and counties implement fair housing reasonable accommodation procedures for making land use and zoning determinations concerning individuals with disabilities.

C. A fair housing reasonable accommodation will ensure Exeter’s compliance with federal and state fair housing laws and provide greater opportunities for the development of critically needed housing for individuals with disabilities.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B3-24
D. Whether the housing, which is the subject of the request for reasonable accommodation, will be used by an individual with disabilities protected under fair housing laws.

E. Whether the requested accommodation is necessary to make housing available to an individual with disabilities protected under the fair share housing laws.

F. Whether the requested accommodation would impose an undue financial or administrative burden on the City of Exeter.

G. Whether the requested accommodation would require a fundamental alteration in the nature of the jurisdiction’s land use and zoning or building codes.

Conclusion
Exeter provides a 30-day administrative process for requesting and approving reasonable accommodation. While information on requirements and procedure of reasonable accommodation requests is described in the Zoning Ordinance, this information is not readily accessible to the general public.

Recommended Action
None required. While there is not an identified constraint in regard to reasonable accommodation, Housing Plan Program 12 directs the City to provide a link to its Reasonable Accommodations policy on the Housing page of the City’s website and include contact information for City Staff that oversee the application process.

B3.3.3.3 Building Codes and Enforcement
The City of Exeter adopted the California Building Code, 1997 Edition, which regulates the access and adaptability of buildings to accommodate persons with disabilities. California Building Standards Code and Federal Americans with Disabilities Act (ADA) is assessed and enforced by the Building Division as part of the plan check and building permit issuance process. The City’s Code Enforcement, which is under the Prevention Division, enforces the local laws of the Municipal Code and investigates violations related to housing, zoning, weed abatement and all codes specifically designed to address blight and nuisances. Most of the code enforcement violations are resolved through an administrative process; others may be resolved through civil or criminal processes. The City enforces Title 24 of the California Code of Regulations, which regulates the access and adaptability of buildings to accommodate persons with disabilities. Compliance with provisions including the California Building Standards Code, is reviewed, and enforced by the Building Division as a part of the building permit submittal.

Exeter implements a local amendment to the California Building Code, which requires all new construction and/or substantial improvement (including prefabricated and mobile homes) to have a minimum floor elevation of at least 18 inches above the top of the nearest street curb, or, above the crown of the nearest street if no street curb is nearby. The requirement may be met, in the alternative, by providing adequate floor waterproofing, to the satisfaction of the building official, for all portions of the building which do not meet the minimum floor elevation. Exeter implemented this amendment to prevent damage from potential flooding. The requirement results in an approximately 25 percent increase in costs for foundation construction, but this increase in cost is minimal compared to the total cost to develop housing and is not considered by the City to be a constraint to development.

Exeter permits housing for special needs groups, including for individuals with disabilities, without regard to distances between such uses or the number of uses in any part of the city. The Land Use Element of the General Plan does not restrict the siting of special needs housing.

July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Constraints Analysis
2023-2031 Housing Element B3-25
Exeter does not impose special permit procedures or requirements that could impede the retrofitting of homes for accessibility. Exeter’s requirements for building permits and inspections are the same as for other residential projects and are straightforward and not burdensome. The planning department is not aware of any instances in which an applicant experienced delays or rejection of a retrofitting proposal for accessibility to persons with disabilities.

Conclusion
No unique restrictions are in place that would constrain the development of housing for persons with disabilities.

Recommended Action
The City will continue to review and amend the Building Code to ensure that it is up to date with the California Building Code and all applicable state laws. The City will implement Housing Plan Program 6, which directs the City to revise the Building Code and adopt the most recent (2022) California Building Code.

B3.3.4 Planning and Development Fees
The City charges various fees and assessments to cover the cost of processing permits and providing certain services and utilities. Table B3-8 describes residential development planning fees for both singleand multifamily development.

The City of Exeter has lower fees than Farmersville and Lindsay, cities in Tulare County with similar sized populations. For example, a CUP application is $626 in Exeter, $1,780 in Farmersville, and $2,425 in Lindsay. A Site Plan Review is $967 in Exeter, $2,210 in Farmersville, and $2,906 in Lindsay.

Table B3-8 Residential Development Planning Fees
Fee Title Amount
Tentative Subdivision Map Review $1,593
Final Subdivision Map Review $4,324
Site Plan Review $967
Site Plan Review with zone change $1,110
General Plan Amendment $996
General Plan Amendment - Complex $2,134
Zoning Code Amendment $285
Appeal $740
Zone Variance $1,110
Conditional Use Permit $626
Lot Line Adjustment $97
Minor Deviation $797
Tentative Parcel Map $2,105
Final Parcel Map $1,536
Annexation Application to City $1,110
LAFCO Fee Actual
Development Agreement $1,821
July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B3-26
Fee Title Amount
Engineering Plan Check and Inspection 4% of site value
ADU Plan Check $85
Engineering Special Services $180 per hr.

Planning Special Services $85 per hr.

Source: City of Exeter, Master Fee Schedule, 2022-2023.

Table B3-9 shows development impact and permit fees for single-family and multifamily prototype developments. Development impact and engineering/building permit fees constitute a larger percentage of the cost of a housing unit than the planning permit fees discussed above. Development impact fees cover public improvements such as water, sanitary sewer, storm drainage, parks, schools, traffic, and engineering/building plan review and field inspection.

Table B3-9 Residential Development Fees
Number of Units
Cost Per Unit
Multifamily Single Family
Building permit and plan check $1,000 $2,001
Park fee $506 $597
Landscaped medians $282 $395
Signals $225 $315
Railroad crossings – $164
Bike paths $23 $33.00
Public facilities $366 $1,098
Water capital fee – $5,176
Water connection fee $5,176 $330
Sewer connection fee $729 $729
Storm Drainage $84 $84
School impact fee ($3.20 per sq. ft.) $2,104 $4,800
Total $10,495.25 $16,482
Source: Exeter Zoning Code, Updated July 2018.

According to a 2019 National Impact Fees Survey of 37 jurisdictions in California, the average impact fees are $37,471 per single family unit and $21,703 per multifamily unit5 . Exeter’s fees for a single-family
unit and multifamily are less than the survey average.

Development fees in Exeter are similar to other similarly sized cities in the same county. Fees for a single-family unit are around $16,482 in Exeter but range from $12,009 to $19,269 in the cities of Lindsay, Farmersville, and Woodlake. Similarly, fees for a multifamily unit are approximately $10,495 per multifamily unit in Exeter and range from $11,478 to $16,400 per unit other cities. Table B3-10 shows a comparison of development fees in other Tulare County jurisdictions. 5 National Impact Fee Survey, 2019. Available at http://www.impactfees.com/publications%20pdf/2019survey.pdf July 28, 2026 Regular Meeting of the Exeter City Council

City of Exeter
Housing Constraints Analysis
2023-2031 Housing Element B3-27
Table B3-10 Residential Development Fee Comparison
Jurisdiction
Total Cost Per Unit
Multifamily Single Family
Dinuba $32,796 to $33,962 $37,059 to $38,888
Exeter $10,495.25 $16,482
Farmersville $16,400.00 $19,269
Lindsay $40,342.88 $12,009
Porterville $12,000 to $14,500 $17,000 to $20,000
Tulare $17,781 $18,677
Woodlake $11,478 $14,607
Conclusion
Planning and development fees are not considered a constraint to development.

Recommended Action
None required.

B3.3.5 Permit Types
The City of Exeter provides the full range of services relating to the development of property within its city boundaries and Sphere of Influence. Subdivision maps, parcel maps, conditional use permits, and building plans are all processed by the City.

B3.3.5.1 Site Plan Review
All projects except those specifically exempted (i.e. single-family dwellings) go through Site Plan Review.

For Site Plan Review, the site plan may only be denied if the project does not comply with city codes, standards, policies, or California Environmental Quality Act (CEQA) requirements. At a minimum, the Site Plan Review Committee includes the Planning Director, Head Building Official, City Engineer, Exeter Public Works Director, Fire Marshall, and other persons who may possess expertise in fields that would benefit the site plan review process. The Site Plan Review Committee reviews the application and approves or denies a project within 15 days and provides recommendation to the Planning Commission.

The report may be forwarded to the Planning Commission if the following findings are made:
 That the location of the proposed use is in accordance with the purpose and objectives of this Ordinance and the purposes of the district in which the subject site is located.  That the location of the proposed use and the conditions under which it would be operated or maintained will not be detrimental to the public interest, health, safety, convenience or welfare, or be materially injurious to properties or improvements in the vicinity.  That the proposed use will not have a significant impact on the environment.  That the proposed use will comply with applicable provisions contained in this Ordinance.  That the proposed use is consistent with the Exeter General Plan.  That the site for the proposed use is adequate in size, shape and location to accommodate the use for which it is proposed.

July 28, 2026 Regular Meeting of the Exeter City Council

Tulare County Association of Governments
Tulare County Regional Housing Element
B3-28
The Planning Commission makes approval or denial decisions for these projects based on the findings listed above, although this decision is not subject to a public hearing. The decision can be appealed to the City Council.

B3.3.5.2 Subdivision Map Review
All Tentative Subdivision Maps are reviewed by the Subdivision Review Committee prior to the submission of the map to the Planning Commission. The Subdivision Review Committee review the completeness and accuracy of the tentative map and the suitability of the land for purposes of subdivision, conformity of the overall design of the subdivision to the General Plan and other city plans, the provisions for and adequacy of street improvements and utilities, and provisions for public areas and services. The Subdivision Review Committee may deem it advisable to recommend additional improvements, easements, dedications, etc., to be included, in which case the subdivider is informed of the nature of the recommendations following the Committee meeting. Within 50 days after the tentative map has been filed with the City Planner or at such later date as may be required to concurrently process the appurtenant environmental impact review documents required by CEQA, the Planning Commission shall conduct a public hearing on the Tentative Parcel Map. The City Council may overrule or modify any ruling or determination of the Planning Commission in regard to a Tentative Map and may make conditional exceptions if special circumstances pertaining to the property involved justify a variance.

B3.3.5.3 Parcel Map
All Tentative Parcel Maps are reviewed by the Subdivision Review Committee prior to the submission of the map to the Planning Commission. The Subdivision Review Committee review the completeness and accuracy of the tentative map and the suitability of the land for purposes of subdivision, conformity of the overall design of the subdivision to the General Plan and other city plans, the provisions for and adequacy of street improvements and utilities, and provisions for public areas and services. The Subdivision Review Committee may deem it advisable to recommend additional improvements, easements, dedications, etc., to be included, in which case the subdivider is informed of the nature of the recommendations following the Committee meeting. Within 30 days after the tentative map has been filed with the City Planner or at such later date as may be required to concurrently process the appurtenant environmental impact review documents required by CEQA, the Planning Commission shall conduct a public hearing on the Tentative Parcel Map. If the applicant is dissatisfied with the decision of the Planning Commission, an appeal in writing to the City Council for a hearing can occur within 15 days after the decision of the Commission.

B3.3.5.4 Conditional Use Permits
Projects that require a CUP include senior housing/nursing homes, boardinghouses and rest homes, all residential uses in the Mixed-Use zone, and single-family dwellings in the CN zone. The CUP review process consists of an analysis to verify consistency of the project with the City’s zoning ordinance and general plan, and requirements of CEQA. A CUP requires a public hearing and approval by the City’s Planning Commission. The Planning Commission may impose reasonable conditions upon a project, subject to appeal to the City Council.

To be able to approve the CUP, the Planning Commission must be able to make the following findings:

July 28, 2026 Regular Meeting of the Exeter City Council