Residential
Mixed Use
Analysis
City of Farmersville
December 11, 2023
Presentation to City Council
Table of Contents
Housing Demand
Site Analysis
Conceptual Project
Financing Options
Analysis performed by:
Sigala Inc.
Urban Planning, Affordable Housing
Clovis, CA
Housing Demand Page 3
1980 1990 2000 2010 2020 2023
12,500
10,000
7,500
5,000
2,500
0 0-17 yrs 18-44 yrs 45-65 yrs 65+
Farmersville Tulare Cn. California
0 20
40 60
80 100
120
Hispanic
88.6%
White
9.4%
Black
1%
POPULATION BY AGE
POPULATION OVER TIME POPULATION BY DISABILITY
RACIAL COMPOSITION
no disability one disability
two+ disabilities
Farmersville Tulare California
100
75 50
25 0
Farmersville has experienced
steady growth, doubling in size
from 1980 to a current
population of 10,842.
The population of Farmersville is
mostly young adult to middle
aged people, consistent with the
population by age of Tulare
County and relatively younger
when compared to California.
Hispanics represent a large
segment (88.6%) of the total
population.
Farmersville has slightly more
people with disabilities (7.1%)
than Tulare County (5.5%) and
California (5.3%).
Population
Characteristics
Source: US Census Bureau, 2020
OVERPAYMENT BY TENURE
Farmersville Tulare California
4 3
2 1
0 AVERAGE HOUSEHOLD SIZE
Farmersville’s average household
size of 3.79 persons is relatively
high. Households with children
and extended family member
households account for this.
cost burden < 30%
cost burden >30% to <50%
cost burden >50% no info
owner occupied renter occupied
100%
75%
50%
25%
0%
Owner Renter
Farmersville Tulare California
100
75 50
25 0
HOUSEHOLD TENURE
0% 10% 20% 30%
1-3
4-5
6+
0% 5% 10% 15% 20%
1-3
4-5
6+
TENURE BY HOUSING SIZE
OWNER OCCUPIED RENTER OCCUPIED
Owner households have larger
household sizes but are less cost
burdened than renter households.
66% of Farmersville households
are owners, compared to 57% for
Tulare County and 55% for
California.
Household
Characteristics
Housing Demand
Sources: US Census Bureau, 2020; HUD
CHAS 2014-18
1980 1990 2000 2010
2020
Rent
1,000
750
500
250
0 1, detached
3-4 units
10-19 units
mobile ho…
1, attached
78 5
4 4
3 owner renter
1980 1990 2000 2010 2020
75%
50%
25%
0%
1980 1990 200
0 2010 2020 2023
200,000
150,000
100,000
50,000
0
GROSS RENT OVER TIME
HOUSING BY TENURE OVER TIME TYPES OF HOUSING UNITS
MEDIAN HOUSING VALUE OVER TIME
Housing
Characteristics
Housing Demand
The high ownership rate for
Farmersville coincides with a high
number of single family
residences, 78% compared to the
57% for California.
Forty percent (40%) of
Farmersville’s housing stock was
built after 1990.
Gross rent and median housing
value has more than doubled since
2000. The current median home
value of $175k is down 34% since
last year.
Sources: US Census Bureau, 2020; ACH 5
year estimates; Redfin.
very low low moderate above moderate
0%
10%
20%
30%
40%
50%
Regional Housing Needs By Income Category
(2023-2031)
RHNA
Information
Housing Demand
Income Category
2016-2023
RHNA
2023-2031
RHNA
Very Low Income,
less than 50% of AMI
74 135
Low Income,
51 to 80% of AMI
65 83
Moderate Income
81 to 120% of AMI
68 121
Above Moderate Income 259 315
Farmerville needs to plan for 654
additional housing units over the
next eight years.
A majority, 67%, of all future
planned housing units need to
address moderate and above
income households.
Mixed use and mixed income
housing along Farmersville Blvd.
could help address this need.
Summary for Residential Mixed Use
Along Farmersville Boulevard
There is a need for affordable large family rental units. This is the population most impacted in the City. Two and threebedroom units above retail is a viable option. 50 percent of all renter households in Farmersville are cost burdened
Housing for seniors and the disabled (studios and one-bedroom units) can also be integrated into a housing project. There is a need to accommodate very low income households from these population groups. Approximately 72 percent of Farmersville seniors are low income.
Ground floor uses can include retail, nonprofit, government or incubator type uses.
Attracting market rate mixed-use housing will prove to be difficult at this time. It would be best to start with affordable mixed use housing. Market rate housing (moderate income and above) could be integrated into future projects.
Housing Demand
a
a. lots (2) between Cottonwood and E
Front street
b
c
d
Potential Sites
E Visalia Rd
E Front St
Ash St
Cottonwood St
E Costner St
b. multiple lots (4) between Elm and W
Costner Streets
c. lot on east side of Farmersville Bldv.
just south of Front St.
d. lots (3) near Visalia Rd.
Elm St
Birch St
Yew St
Pepper St
Farm
ersville
Blv
d.
Site Analysis
parcel 1.
owner name: Prado, Jose Luis
parcel number: 128-051-001
parcel address: 811 N Farmersville Blvd
land use: retail/vacant
square footage: 22,500
parcel 2.
owner name: Cuellar, Juan & Linda M
parcel number: 128-051-002
parcel address: 769 Farmerville Blvd
land use: residential
square footage: 22,500
Total site land area: 45,000sf (1.05 ac)
E Front St
a
Cottonwood St
1 2
Site a
Source: Parcelquest/Tulare Co Assessor
Site Analysis
2134
Page10
b
WCostnerSt
ElmSt
parcel 1. owner n
ame: ConsignadoRoberto
Parcel number: 128-062-003
parcel address: 383NFarmersvilleBlvd. land use: vacant square footage: 7,100 parcel 2. (currently for sale, $70k) owner name: De Cabrera Angela Parcel number: 128-062-004 parcel address: 371 N Farmersville Blvd. land use: vacant square footage: 7,100 parcel 3. owner name: Buenrostro Alredo Parcel number: 128-062-005 parcel address: 349 N Farmersville Blvd. land use: retail/vacant square footage: 14,200 parcel 4. owner name: Orzco Amador Olivares Parcel number: 128-062-006 parcel address: 327 N Farmersville Blvd. land use: vacant square footage: 14,200 Total site land area: 42,600 sf (1 ac) Site b Source: Parcelquest/TulareCoAssessor
SiteAnalysis
Site c
parcel 1.
owner name: El Agave Night Club INC.
Parcel number: 129-146-007
parcel address: 749 Farmersville Blvd.
land use: vacant
square footage: 18,200
Total site land area: 18,200sf (.42 ac) c
Front St.
1 Source: Parcelquest/Tulare Co Assessor
Site Analysis
P
age12
parcel 1. owner n
ame: Martinez, WalterA
Parcel number: 129-103-010
parcel address: 222FarmersvilleBlvd. land use: vacant square footage: 5,580 parcel 2. owner name: Consignado, Robert Parcel number: 129-103-009 parcel address: Farmersville Blvd. land use: vacant square footage: 6,200 parcel 3. owner name: Consignado, Robert Parcel number: 129-103-008 parcel address: Farmersville Blvd. land use: vacant square footage: 18,600 Total site land area: 30,380 sf (.7 ac) Site d d
123
VisaliaRoad
Source: Parcelquest/TulareCoAssessor
SiteAnalysis
a
b
c
E Front St
Ash St
Cottonwood St
b. four parcels in middle downtown between Elm
and W Costner Streets. Three of the parcels are
vacant, the other one is underutilized.
d. Three parcels near Visalia Rd. All parcels are
vacant and two have the same owner.
Yew St
Farm
ersville
Blv
d.
Costner
Preferred Sites
E Visalia Rd
Elm St
Pepper St
d
Sites that are “bigger” are preferred.
Sites with no residential housing are
preferred.
Sites b and d offer synergy with each other.
Recommendation is to look at a mixed use housing
project on both sites (b and d), developed as one
project.
Site Analysis
Amenities Map
Project sites shows strong potential for low income housing tax credit eligibility, AHSC, and other state programs due to their close proximity to amenities.
Site Analysis
Disadvantaged Communities
Projects sites are in the top 75
percentile for disadvantage
communities ranking. Good indicator
for state funding.
Qualified Census Tract (QCT)
Project sites are within a QCT. Good
indicator for state funding.
HCD/TCAC Opportunity Map
Projects sites are in missing or insufficient
category. A questionable indicator for nine
percent low income housing tax credit
funding.
Site Analysis
P
age16
Siteb
Residential Mixed-Use(families)
Threestories
30total residential units
152bdunits
153bdunits
1,700squarefeetgroundfloor
retail Two
communityrooms(1,000SF
each)
25parkingspaces
Conceptual Project
Farmersville
Costner
Elm
Site d
Residential Mixed-Use
(Seniors, Disabled, Veterans)
Three stories
30 total residential units
15 1bd units
15 studio units
1,975 square feet ground floor
retail
One community room(1,500 SF)
22 parking spaces
Conceptual Project
F
arm
ers
ville
Visalia
F
arm
ers
ville
Total scope of a potential project*
Residential Mixed-Use for families, seniors
and the disabled.
Two-site project
Three stories
60 total residential units
15 studios
15 one-bedroom
15 two-bedroom
15 three-bedroom
3,675 square feet ground floor retail
3,500 square feet of community/flex space
47 parking spaces
72,980 square feet land (1.7 acre)
Planning, design issues to consider:
Use allowable?
Compatible with existing uses?
Level of density desired by City?
Low parking ratio
Potential “shadow” impacts to residential uses
behind both projects
Conceptual Project
Visalia
* reasonable estimates for illustrative purposes
Farmersville
Page19
EstimatedSourcesandUses
Sources
TaxCreditFinancing11,000,000
Local Sources1,000,000
AHSC12,000,000
PermLoan3,000,000
$27,000,000
Uses
Land1,000,000
SoftCosts4,000,000
DirectConstruction18,000,000
Financing1,000,000
Other3,000,000
Total Costs$27,000,000
FinancingOptions
Visalia
Assumptions
4%federalLIHTCwithStatecredits
Localfundsareforlandacquisition, entitlements
AHSCperunitsubsidyis$200k
UseassumptionsbasedoncomparablesthroughouttheSan
JoaquinValley/CA
Farmersville
Project Summary and Recommendations
Project options shown are conceptual and for illustrative and estimating purposes.
Roughly, a project consisting of 50 to 70 units can fit on the two sites depending on unit sizes.
Above three stories is difficult and expensive.
Limited surface parking for the projects shown is an item for discussion.
Incorporating car share and bike share options into the project will help mitigate less than average parking spaces.
F Page 20 inancing Options
Visalia
Funding Summary and Recommendations
The private sector, acting on its own, will not come to Farmersville and do this type of project.
The City should consider taking a lead in this effort....obtain site control, do the environmental and entitlement work, and then make the sites available (RFP).
The initial cost borne by the City ($1M) results in a transformational multi-million dollar project, or more.
City should consider guiding this project towards the Affordable Housing and Sustainable Communities (AHSC) program. Funding from this program greatly subsidizes the housing and will provide substantial funding (over $5 million) to the City for streetscape, transit, bicycle and pedestrian improvements throughout Farmersville.
Recommend contacting the Strategic Growth Council, in charge of the AHSC program, for technical assistance and consultation.
Residential
Mixed Use
Analysis
City of Farmersville
December 2023
(version 120623)
Presentation to City Council
Thank you
Sigala Inc.
311 Bullard, Suite 101
Clovis, CA 93611
Michael Sigala, Principal
[email protected]
559.266.6222