Agenda — Farmersville City Council, October 27, 2025 (part 1 of 2)

City of Farmersville 2023-2031 Housing Element
Tulare County Regional Housing Element
prepared by
City of Farmersville
Planning and Zoning Division
909 West Visalia Road
Farmersville, California 93223
Contact: Karl Schoettler, 4Creeks, Inc.
prepared with the assistance of
Rincon Consultants, Inc.
4589 North Marty Avenue, Suite 102
Fresno, California 93722
Adoption Draft, October 2025
City of Farmersville
Table of Contents
2023-2031 Housing Element C-i
Table of Contents
C1 Public Participation ......................................................................................................................... C1-1 C1.1 Community Engagement..................................................................................................... C1-1 C1.1.1 Public Noticing .................................................................................................... C1-1 C1.1.2 City Council Presentation.................................................................................... C1-1 C1.1.3 Community Workshops....................................................................................... C1-1 C1.1.4 Stakeholder Interviews....................................................................................... C1-1 C1.1.5 Public Comment Survey ...................................................................................... C1-2 C1.1.6 Response to Community Input ........................................................................... C1-2 C1.1.7 Public Review of the draft Housing Element ...................................................... C1-3 C1.1.8 Revised Draft Housing Element .......................................................................... C1-4 C2 Housing Needs Assessment ............................................................................................................ C2-1 C2.1 Population Characteristics................................................................................................... C2-1 C2.2 Population Growth.............................................................................................................. C2-1 C2.3 Age Characteristics.............................................................................................................. C2-1 C2.4 Race and Ethnicity ............................................................................................................... C2-2 C2.5 Economic Characteristics .................................................................................................... C2-2 C2.6 Household Characteristics................................................................................................... C2-9 C2.7 Large Households................................................................................................................ C2-9 C2.8 Overcrowding .................................................................................................................... C2-10 C2.9 Special Needs Groups........................................................................................................ C2-10 C2.10 Housing Stock Characteristics ........................................................................................... C2-22 C2.11 Housing Growth................................................................................................................. C2-22 C2.12 Housing Type and Tenure.................................................................................................. C2-22 C2.13 Vacancy Rate ..................................................................................................................... C2-22 C2.14 Housing Unit Size............................................................................................................... C2-24 C2.15 Age and Condition of Housing Stock ................................................................................. C2-24 C2.16 Housing Costs.................................................................................................................... C2-26 C2.17 Distribution of Owner-Occupied Units.............................................................................. C2-28 C2.18 Housing Affordability......................................................................................................... C2-28 C2.19 Assisted Housing Units...................................................................................................... C2-32 C3 Housing Constraints Analysis.......................................................................................................... C3-1 C3.1 Summary of Local Housing Constraints............................................................................... C3-1 C3.2 Non-Governmental Constraints.......................................................................................... C3-1 C3.2.1 Land Costs........................................................................................................... C3-2 C3.2.2 Construction Costs.............................................................................................. C3-3 Tulare County Association of Governments
Tulare County Regional Housing Element
C-ii
C3.2.3 Availability of Financing ...................................................................................... C3-3 C3.2.4 Requests for Lower Development Densities....................................................... C3-5 C3.3 Governmental Constraints.................................................................................................. C3-5 C3.3.1 Land Use Controls............................................................................................... C3-5 C3.3.2 Residential Development Standards................................................................... C3-7 C3.3.3 Housing for Persons with Disabilities................................................................ C3-19 C3.3.4 Planning and Development Fees....................................................................... C3-22 C3.3.5 Permit Types ..................................................................................................... C3-24 C3.3.6 Permit Procedures and Processing Times......................................................... C3-26 C3.3.7 Short-Term Housing Rentals............................................................................. C3-28 C3.3.8 Code Enforcement ............................................................................................ C3-28 C3.3.9 Transparency in the Development Process ...................................................... C3-29 C3.4 Environmental Constraints................................................................................................ C3-29 C3.4.1 Floodplains........................................................................................................ C3-30 C3.4.2 Seismic Zones.................................................................................................... C3-30 C3.4.3 Wildfire.............................................................................................................. C3-30 C3.4.4 Soil..................................................................................................................... C3-30 C4 Housing Resources and Site Inventory Analysis.............................................................................. C4-1 C4.1 Regional Housing Needs Allocation (RHNA)........................................................................ C4-1 C4.2 Meeting the RHNA............................................................................................................... C4-2 C4.2.1 RHNA Credits....................................................................................................... C4-2 C4.3 Summary of RHNA Credits................................................................................................... C4-6 C4.4 Nonvacant Sites................................................................................................................... C4-6 C4.4.1 Redevelopment of Existing Uses......................................................................... C4-7 C4.4.2 Market Demand .................................................................................................. C4-7 C4.4.3 Site Characteristics.............................................................................................. C4-7 C4.4.4 Lower-Income Unit Development..................................................................... C4-11 C4.5 Development Trends......................................................................................................... C4-11 C4.5.1 Realistic Development Capacity........................................................................ C4-12 C4.6 Site Inventory .................................................................................................................... C4-13 C4.6.1 East Farmersville ............................................................................................... C4-13 C4.6.2 North Farmersville ............................................................................................ C4-14 C4.6.3 South Farmersville ............................................................................................ C4-14 C4.6.4 West Farmersville ............................................................................................. C4-18 C4.6.5 Sites Used in Previous Planning Periods........................................................... C4-18 C4.6.6 Adequacy of Residential Site Inventory in Meeting RHNA ............................... C4-18 C4.7 Availability of Infrastructure and Services ........................................................................ C4-19 C4.7.1 Wastewater System.......................................................................................... C4-19 C4.7.2 Potable Water System....................................................................................... C4-19 City of Farmersville
Table of Contents
2023-2031 Housing Element C-iii
C4.7.3 Storm Water and Drainage ............................................................................... C4-20 C4.7.4 Dry Utilities........................................................................................................ C4-20 C4.8 Environmental Considerations.......................................................................................... C4-20 C4.8.1 Opportunities for Energy Conservation ............................................................ C4-20 C5 Affirmatively Furthering Fair Housing Analysis................................................................................. 5-1 C5.1 Introduction........................................................................................................................... 5-1 C5.2 Methodology ......................................................................................................................... 5-1 C5.3 Summary of AFFH Analysis Findings...................................................................................... 5-3 C5.4 Data Sources.......................................................................................................................... 5-4 C5.5 Fair Housing Resources ......................................................................................................... 5-4 C5.6 Ability to Address Complaints............................................................................................... 5-5 C5.7 Segregation and Integration Patterns and Trends................................................................ 5-6 C5.8 Disparities in Access to Opportunities ................................................................................ 5-25 C5.9 Disproportionate Housing Needs........................................................................................ 5-35 C5.10 Local Area Knowledge ......................................................................................................... 5-43 C5.11 Subsidized Housing.............................................................................................................. 5-47 C5.12 Housing Site Inventory Analysis.......................................................................................... 5-50 C5.13 Contributing Factors and Meaningful Actions .................................................................... 5-65 C5.13.1 Meaningful Actions to Address Fair Housing Issues........................................... 5-67 C6 Review of Past Accomplishments................................................................................................... C6-1 C6.1 Overview of Accomplishments............................................................................................ C6-1 C6.2 Effectiveness in Addressing Special Needs.......................................................................... C6-1 C6.3 Review of Past Accomplishments........................................................................................ C6-4 C7 Housing Plan.................................................................................................................................... C7-1 C7.1 Goals and Policies................................................................................................................ C7-1 C7.2 Implementing Programs...................................................................................................... C7-3 C7.3 AFFH Actions Summary ..................................................................................................... C7-20 C7.4 Quantified Objectives........................................................................................................ C7-33 Tables
Table C2-1 Population Change (2000 - 2020)................................................................................... C2-1 Table C2-2 Population by Age Group (2020).................................................................................... C2-2 Table C2-3 Population by Race......................................................................................................... C2-2 Table C2-4 Employment by Industry (2020)..................................................................................... C2-3 Table C2-5 Major Employers in Tulare County (2024) ..................................................................... C2-4 Table C2-6 Occupational Employment and Wages by Major Occupational Group, Visalia-Porterville Metropolitan Area (2023) ................................................................. C2-5 Table C2-7 HUD Income Limits by Person per Household (dollars) ................................................. C2-6 Table C2-8 State of California Income Categories............................................................................ C2-7 Table C2-9 Median Household Income by Race/Ethnicity (dollars)................................................. C2-8 Tulare County Association of Governments
Tulare County Regional Housing Element
C-iv
Table C2-10 Overpayment by Tenure................................................................................................. C2-8 Table C2-11 Cost Burdened Households............................................................................................ C2-8 Table C2-12 Households by Type ....................................................................................................... C2-9 Table C2-13 Large Households by Tenure .......................................................................................... C2-9 Table C2-14 Overcrowding Severity by Tenure................................................................................ C2-10 Table C2-15 Senior Households by Tenure....................................................................................... C2-10 Table C2-16 Housing Cost Burden by Elderly Family Type and Tenure............................................ C2-11 Table C2-17 Inventory of Senior Housing......................................................................................... C2-12 Table C2-18 Tulare County CSET Senior Centers.............................................................................. C2-12 Table C2-19 Population by Number of Disabilities........................................................................... C2-12 Table C2-20 Disability by Age for the Total Population.................................................................... C2-13 Table C2-21 Developmental Disability by Age.................................................................................. C2-13 Table C2-22 Developmental Disability by Residence ....................................................................... C2-13 Table C2-23 Inventory of Housing for People with Disabilities........................................................ C2-14 Table C2-24 Large Families by Tenure and Unit Size........................................................................ C2-15 Table C2-25 Single Female-Headed Households.............................................................................. C2-15 Table C2-26 Female-Headed Family Households with No Spouse Present, by Poverty Status ....... C2-15 Table C2-27 Female-Headed Family Households with No Spouse Present, by Poverty Status and Tenure, City of Farmersville.......................................................................................... C2-16 Table C2-28 Single-Parent Resources............................................................................................... C2-16 Table C2-29 Extremely Low-Income Households by Tenure............................................................ C2-17 Table C2-30 Extremely Low-Income Households Overpaying by Tenure ........................................ C2-17 Table C2-31 Extremely Low-Income Households............................................................................. C2-17 Table C2-32 Inventory of Public Assisted Complexes, Farmersville................................................. C2-18 Table C2-33 Farmworker Population................................................................................................ C2-19 Table C2-34 Farmworkers in Tulare County by Days Worked (2022) .............................................. C2-20 Table C2-35 Homelessness by Type (2023)...................................................................................... C2-21 Table C2-36 Total Housing Units Over Time (1980 to 2020)............................................................ C2-22 Table C2-37 Total Housing Units by Type......................................................................................... C2-23 Table C2-38 Housing Units by Tenure .............................................................................................. C2-23 Table C2-39 Vacancy Status by Type for Total Vacant Units............................................................ C2-23 Table C2-40 Housing Unit Size.......................................................................................................... C2-24 Table C2-41 Total Occupied Housing Units by Year Built................................................................. C2-25 Table C2-42 Substandard Housing Units.......................................................................................... C2-26 Table C2-43 Median Housing Value Over Time (1980 to 2020)....................................................... C2-27 Table C2-44 Median Gross Rent, Farmersville, 2020 ....................................................................... C2-27 Table C2-45 Median Gross Rent Over Time, Farmersville, 2020...................................................... C2-27 Table C2-46 Median Rent by Number of Bedrooms ........................................................................ C2-28 Table C2-47 Owner Occupied Units by Race .................................................................................... C2-28 Table C2-48 Housing Affordability Matrix – Farmersville (2021) ..................................................... C2-29 City of Farmersville
Table of Contents
2023-2031 Housing Element C-v
Table C2-49 Cost Burdened Owner-Occupied Households Over Time ............................................ C2-31 Table C2-50 Cost Burdened Renter-Occupied Households Over Time ............................................ C2-31 Table C2-51 Cost Burden by Income and Tenure............................................................................. C2-32 Table C2-52 Inventory of Public Assisted Complexes – Farmersville ............................................... C2-34 Table C3-1 Listed Land Prices – Farmersville.................................................................................... C3-2 Table C3-2 Sold Land Prices – Farmersville ...................................................................................... C3-2 Table C3-3 Estimated Construction Cost.......................................................................................... C3-3 Table C3-4 Residential Development Standards.............................................................................. C3-8 Table C3-5 Residential Parking Requirements ................................................................................. C3-9 Table C3-6 Residential Use Matrix.................................................................................................. C3-13 Table C3-7 Potential Emergency Shelter Capacity Analysis ........................................................... C3-17 Table C3-8 Residential Development Planning Fees...................................................................... C3-22 Table C3-9 Residential Development Fees..................................................................................... C3-23 Table C3-10 Residential Development Fee Comparison .................................................................. C3-24 Table C3-11 Timelines for Permit Procedures.................................................................................. C3-26 Table C3-12 Typical Processing Procedures by Project Type ........................................................... C3-26 Table C4-1 Farmersville 2023-2031 RHNA ....................................................................................... C4-2 Table C4-2 Pipeline Projects............................................................................................................. C4-4 Table C4-3 Remaining Share of RHNA.............................................................................................. C4-6 Table C4-4 Nonvacant Sites.............................................................................................................. C4-8 Table C4-5 Redevelopment Trends and Pipeline Projects on Sites with Operational Agriculture.................................................................................................................... C4-10 Table C4-6 Farmersville Development Trends ............................................................................... C4-12 Table C4-7 Realistic Capacity of Sites by Zoning District................................................................ C4-13 Table C4-8 Farmersville Site Inventory........................................................................................... C4-16 Table C4-9 Sites Used in Previous Planning Periods....................................................................... C4-18 Table C4-10 Adequacy of Residential Site Inventory........................................................................ C4-19 Table C5-1 Population by Racial Group (City of Farmersville).......................................................... C5-6 Table C5-2 Tenure by Household Type and Presence of Children (City of Farmersville)............... C5-14 Table C5-3 Demographics of Area of High Segregation and Poverty............................................. C5-22 Table C5-4 Assistance Needs of Lower-Income Households (City of Farmersville) ....................... C5-36 Table C5-5 Mortgage Loans (County of Tulare).............................................................................. C5-46 Table C5-6 Proposed Housing Units by Resource Area (Planned and Approved/Pipeline Projects and Housing Opportunity Sites) ..................................................................... C5-51 Table C5-7 Site Inventory by Census Tract Characteristics ............................................................ C5-63 Table C6-1 Quantified Housing Objective and Achieved Accomplishments (2015-2023) ............... C6-3 Table C6-2 RHNA Progress (2015-2023)........................................................................................... C6-4 Table C6-3 Review of Past Accomplishments................................................................................... C6-5 Table C7-1 Quantified Objectives 2023-2031................................................................................. C7-33 Tulare County Association of Governments
Tulare County Regional Housing Element
C-vi
Figures
Figure C2-1 Median Household Income ............................................................................................ C2-7 Figure C2-2 Homelessness by Type Over Time, Households, Kings/Tulare CoC.............................. C2-21 Figure C4-1 Pipeline Projects............................................................................................................. C4-5 Figure C4-2 Farmersville Site Inventory........................................................................................... C4-15 Figure C5-1 Farmersville Neighborhoods .......................................................................................... C5-2 Figure C5-2 Percent of Total Non-White Population (City of Farmersville) ...................................... C5-8 Figure C5-3 Predominant Populations (City of Farmersville) ............................................................ C5-9 Figure C5-4 Racial Segregation and Integration (City of Farmersville)............................................ C5-10 Figure C5-5 Disability by Type (City of Farmersville) ....................................................................... C5-11 Figure C5-6 Percent of Population with a Disability (City of Farmersville)...................................... C5-12 Figure C5-7 Percent of Population with a Disability and Residential Care Facillities (City of Farmersville) .................................................................................................... C5-13 Figure C5-8 Children in Female-Headed Households, No Spouse/Partner Present (City of Farmersville) .................................................................................................... C5-15 Figure C5-9 Children in Married-Couple Households (City of Farmersville).................................... C5-16 Figure C5-10 Children in Female-Headed Households, No Spouse/Partner Present and Child Care Facilities (City of Farmersville) ............................................................................. C5-17 Figure C5-11 Median Household Income (City of Farmersville)........................................................ C5-19 Figure C5-12 Low and Moderate Income Population (City of Farmersville) ..................................... C5-20 Figure C5-13 Areas of High Segregation and Poverty (City of Farmersville) ..................................... C5-23 Figure C5-14 Poverty Status (City of Farmersville)............................................................................ C5-24 Figure C5-15 Walkability Index (City of Farmersville)........................................................................ C5-27 Figure C5-16 TCAC Opportunity Areas – Education Outcomes (City of Farmersville)....................... C5-28 Figure C5-17 TCAC Opportunity Areas - Economic (City of Farmersville).......................................... C5-30 Figure C5-18 CalEnviroScreen 4.0 Percentile Scores (City of Farmersville)....................................... C5-32 Figure C5-19 TCAC Opportunity Areas – Environmental (City of Farmersville)................................. C5-33 Figure C5-20 SB 535 Disadvantaged Communities (City of Farmersville) ......................................... C5-34 Figure C5-21 Overpayment by Home Owners (City of Farmersville) ................................................ C5-39 Figure C5-22 Overpayment by Renters (City of Farmersville) ........................................................... C5-40 Figure C5-23 Overcrowded Households (City of Farmersville).......................................................... C5-41 Figure C5-24 Displacement Risk (City of Farmersville)...................................................................... C5-42 Figure C5-25 Subsidized Housing (City of Farmersville) .................................................................... C5-48 Figure C5-26 Housing Choice Vouchers (City of Farmersville)........................................................... C5-49 Figure C5-27 Housing Opportunity Sites by TCAC Resource Area, Farmersville ............................... C5-52 Figure C5-28 Housing Opportunity Sites by Income Population, Farmersville.................................. C5-55 Figure C5-29 Housing Opportunity Sites by Overcrowding, Farmersville ......................................... C5-56 Figure C5-30 Housing Opportunity Sites by Overpayment by Renters, Farmersville........................ C5-57 Figure C5-31 Housing Opportunity Sites by Total Non-White Population, Farmersville................... C5-60 Figure C5-32 Housing Opportunity Sites by Displacement Risk, Farmersville................................... C5-61 Figure C5-33 Housing Opportunity Sites by CalEnviroScreen Percentile Score, Farmersville........... C5-62 City of Farmersville
Public Participation
2023-2031 Housing Element C1-1
C1 Public Participation
This section details the efforts made in the City of Farmersville 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 Public Participation.

C1.1 Community Engagement
Each 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 Farmersville 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 Farmersville. These entities were included in all notifications associated with the Housing Element update, including the project website, community events, housing survey, and release of the public draft Housing Element. Detailed information on the public engagement program and copies of community engagement materials are provided in Chapter 1, Regional Introduction and Public Participation.

C1.1.1 Public Noticing
In addition to the outreach conducted for the project described in Chapter 1, Regional Introduction and Public Participation, Farmersville utilized the following notification method during the Housing Element update process to engage a diverse array of community members:
 Posts to the City’s website announcing the housing needs survey.

C1.1.2 City Council Presentation
On March 13, 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.

There were no public comments submitted at the meeting.

C1.1.3 Community Workshops
Farmersville held a virtual workshop on May 31, 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 workshops were posted on the City’s website. No participants attended due to a technical issue. The recording of the presentation was made available on the City’s website and the City encouraged residents to view and provide comments.

C1.1.4 Stakeholder Interviews
A series of virtual stakeholder interviews were hosted on March 21 and 23, and April 4, 2023, via Zoom.

During the stakeholder interviews, there was no discussion of housing issues specific to Farmersville.

Tulare County Association of Governments
Tulare County Regional Housing Element
C1-2
However, many of the issues identified in the region apply to Farmersville. Information on the interviews is available in Chapter 1, Regional Introduction and Public Participation.

C1.1.5 Public Comment Survey
The City of Farmersville 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 Farmersville:
 Respondents selected “quality and size of housing,” “affordability,” and “close to a public transit stop” 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 urgent housing issues are affordability of desired housing, availability of desired housing, homelessness, and housing quality.
 The housing assistance programs most beneficial to Farmersville residents are rental assistance or housing choice vouchers (HCVs), homebuyer loan counseling services, and housing assistance for residents with special needs. Respondents also cited landlord/tenant mediation services as a beneficial program to assist with housing needs.
 “Housing with three or more bedrooms” was ranked as most needed in the region followed by “housing with 1-2 bedrooms.”
 Twenty-three percent of respondents were interested in developing Accessory Dwelling Units (ADUs) on their existing or future property. No respondents already had 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.

C1.1.6 Response to Community Input
During community outreach, community members identified the following overarching themes regarding housing in the region. Each one is discussed with how it is addressed in the Housing Element.

Need 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.  Housing Program 5 directs the City to encourage the production of ADUs as an affordable housing option through permit streamlining, spreading awareness of available ADU resources, generating an ADU permitting checklist, and adopting pre-approved ADU plans. In addition, the City will collaborate with neighboring jurisdictions to incentivize the development of ADUs, including outreach and education materials on the use of HCVs on ADUs, promoting ADU development grants, and reducing plan check and permit fees.

City of Farmersville
Public Participation
2023-2031 Housing Element C1-3
 Housing 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 parking.

The City will also revise the Zoning Code to allow single-room occupancy housing, streamline the permitting process, and ensure ministerial permitting processes for multifamily and affordable housing development. In addition, 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, employee housing for agricultural workers, and residential care facilities of seven or more residents.
 Housing Program 9 directs the City to utilize a variety of development tools to expand affordable housing options for households of all income levels, including reviewing and revising the General Plan, applicable Specific Plans, and the Zoning Code and Zoning Map to remove barriers to housing production and facilitate the development of a variety of housing types. The City will amend the Zoning Code to offer regulatory concessions and incentives for affordable housing projects, in compliance with State law, including provisions for density bonuses, flexibility for on- and off-site improvement requirements, and expedited project application review. The City will develop a webbased Housing Development Toolkit for housing developers to outline the residential development process and identify funding programs and resources for housing development. The City will also pursue funding opportunities, such as the CDBG, CalHome, PLHA, and Project Homekey funds, to finance affordable housing and housing for households with special needs.

Need for financial assistance for low-income renter and homeowner households.

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.  Housing Program 11 directs the city to collaborate with Self-Helt Enterprises to fund housing rehabilitation assistance. The City will spread awareness of homeowner rehabilitation programs by publishing resources on the City's website and connect qualified property owners to Self-Help Enterprises.
 Housing Program 12 directs the City to facilitate the development of housing for low-income households in coordination with the Housing Authority of Tulare County (HATC), service providers, and affordable housing developers. The City will spread awareness of the HATC’s HCV program and other available assistance programs through the City’s website, social media pages, and in-person community events, as well as conduct educational HCV workshops for landlords.  Housing Program 14 directs the City to spread awareness for existing homebuyer assistance programs by distributing flyers, attending local events, facilitating social media campaigns, and hosting educational workshops.

C1.1.7 Public Review of the draft Housing Element
The draft Housing Element was available for public review for 31 days from June 6 to July 7, 2024. The draft Housing Element was posted on the 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.

Tulare County Association of Governments
Tulare County Regional Housing Element
C1-4
C1.1.8 Revised Draft Housing Element
The draft Housing Element was submitted to HCD on July 29, 2024. The Housing Element was revised per HCD’s October 23, 2024 comment letter.

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

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:

City of Farmersville
Public Participation
2023-2031 Housing Element C1-5
 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).  People who work in Visalia or Exeter often seek housing in Farmersville due to lack of affordable housing in those areas.
 Transportation options and parks are deficient in the city.  There is a lack of housing options in the city for housing in good condition and that is affordable for most city residents.
 The City should proactively work with SHE and other affordable housing developers to locate sites, streamline permitting and entitlements, and pursue funding designed to assist in the 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 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 C7, 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 be able to access this information more quickly.

The City submitted the first revised draft to HCD for review on March 14, 2025. Further revisions were required, and the City prepared the second revised draft and made it available for public review from June 24 through July 1, 2025. No comments were received, and the draft was submitted for HCD review on July 2, 2025. Another draft was made available for public review from August 18 to August 25, 2025 to respond to HCD’s preliminary findings. No comments were received and the City submitted the draft to HCD on August 26, 2025. HCD completed its review on August 29, 2025, and determined that the draft meet all statutory requirements.

Tulare County Association of Governments
Tulare County Regional Housing Element
C1-6
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City of Farmersville
Housing Needs Assessment
2023-2031 Housing Element C2-1
C2 Housing Needs Assessment
This chapter provides an individual assessment of housing needs for the City of Farmersville. This section summarizes demographic, employment, and housing characteristics. The main source of the information is the pre-approved data package for jurisdictions approved by the California Department of Housing and Community Development (HCD). This data is primarily sourced from the United States (U.S.) Census, the California Department of Finance (DoF), and American Community Survey (ACS) 2016-2020 5-year estimates. The data contained throughout this chapter may differ from the data included in Chapter C5, 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.

C2.1 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 Farmersville’s population characteristics and trends.

C2.2 Population Growth
Table C2-1 analyzes population change from 2000 to 2020. Farmersville experienced a population increase of 21.2 percent from 2000 to 2010, and decrease of 1.8 percent from 2010 to 2020.

Farmersville’s population fell by 191 people between 2010 and 2020, while the countywide and statewide population grew.

Table C2-1 Population Change (2000 - 2020)
Jurisdiction 2000 2010 2020
Percent Change Percent Change
2000-2010 2010-2020
Farmersville 8,737 10,588 10,397 21.2% -1.8%
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.

C2.3 Age Characteristics
Table C2-2 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 Farmersville, the largest age group is the young adult category, representing 27.9 percent of the total population, which is similar to the county (26.9 percent) and state (28.6 percent). The second largest age group in Farmersville is school age students at 22.8 percent, which is similar in the county (22.8 percent) and state (16.6 percent).

Tulare County Association of Governments
Tulare County Regional Housing Element
C2-2
Table C2-2 Population by Age Group (2020)
Jurisdiction
Under 5
years
(Preschool)
5 to 17
years
(School-age
Students)
18 to 24
years
(College-age
Students)
25 to 44
(Young
Adults)
45 to 64
(Middleaged
Adults)
65 years
and over
(Seniors)
Total
Population
Farmersville 877 2,470 1,331 3,024 2,433 707 10,842
Percent 8.1% 22.8% 12.3% 27.9% 22.4% 6.5%
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.

C2.4 Race and Ethnicity
Table C2-3 shows race and ethnicity of residents in Farmersville, Tulare County, and California. In Farmersville, a majority of the population identifies as Hispanic/Latino (any race) at 88.7 percent, considerably higher than countywide (65.1 percent) or across the state (39.1 percent). The second largest racial/ethnic group is white (not Hispanic/Latino) representing 9.4 percent of the total population in Farmersville. This is much lower than Tulare County (27.8 percent) and the state (36.5 percent).

Table C2-3 Population by Race
Jurisdiction
Asian, not
Hispanic
Black, not
Hispanic
White, not
Hispanic
Other race,
not Hispanic*
Hispanic/Latino
(any race)
Total
Population:

Farmersville 14 86 1,014 115 9,613 10,842
Percent of Population 0.1% 0.8% 9.4% 1.1% 88.7%
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.

C2.5 Economic Characteristics
Employment
Understanding employment and occupation patterns can provide insight into present housing needs.

Table C2-4 shows employment by industry for Farmersville. 840 people, or 19 percent of the workforce in Farmersville, are employed in the educational services and health care and social assistance sector.

This is similar to the county average of 21.6 percent and the state average of 21.2 percent. The second largest industry in Farmersville is agriculture, forestry, fishing, hunting, and mining with 16.5 percent, higher than the county average of 15.6 percent and the statewide total of 2.1 percent.

City of Farmersville
Housing Needs Assessment
2023-2031 Housing Element C2-3
Table C2-4 Employment by Industry (2020)
Farmersville Percent Tulare County Percent California Percent Educational Services, And Health
Care And Social Assistance
840 19.0% 39,809 21.6% 3,960,265 21.2%
Agriculture, Forestry, Fishing And
Hunting, And Mining
730 16.5% 28,627 15.6% 394,290 2.1%
Arts, Entertainment, And
Recreation, And Accommodation
And Food Services
678 15.3% 15,326 8.3% 1,894,858 10.2%
Retail Trade 528 11.9% 20,382 11.1% 1,942,421 10.4%
Manufacturing 345 7.8% 15,074 8.2% 1,676,497 9.0%
Wholesale Trade 274 6.2% 6,000 3.3% 514,234 2.8%
Construction 144 3.3% 10,863 5.9% 1,190,537 6.4%
Transportation And
Warehousing, And Utilities
259 5.9% 9,021 4.9% 1,028,818 5.5%
Professional, Scientific, And
Management, And
Administrative, And Waste
Management Services
210 4.8% 12,541 6.8% 2,581,266 13.8%
Public Administration 188 4.3% 10,691 5.8% 850,479 4.6% Other Services, Except Public
Administration
186 4.2% 8,228 4.5% 952,302 5.1%
Finance And Insurance, And Real
Estate, And Rental And Leasing
39 0.9% 5,252 2.9% 1,118,253 6.0%
Information - 0.0% 2,062 1.1% 542,674 2.9%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C24050.

According to the California Bureau of Labor Statistics, the unemployment rate in Farmersville as of September 2024 is 10.5 percent, which is comparable to the long-term average of 10.4 percent over the previous two years. Since 2020, Bureau data indicates that unemployment rates have decreased significantly in Farmersville and California. Farmersville’s unemployment rate is higher than Tulare County as a whole (9.3 percent) and is significantly higher than the statewide average (5.3 percent).

Table C2-5 shows the major employers in Tulare County, the number of employees, and type of industry. The majority of large employers are located in the City of Visalia, which is the county’s largest city and the County seat. No major employers in Tulare County are located in Farmersville. Farmersville does not anticipate any significant changes in employment trends and is not aware of any new largescale employers planning on relocating to Farmersville during the planning period.

Tulare County Association of Governments
Tulare County Regional Housing Element
C2-4
Table C2-5 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 C2-6 shows the employment estimates, average hourly wage and average annual wage for employment industries in the Visalia-Porterville Metropolitan Statistical Area (MSA) as of May 2023 (latest available data). The occupations offering the lowest wages are food preparation and serving related, healthcare support, and farming, fishing, and forestry. Occupations offering the highest wages include management, legal, and healthcare practitioners and technical.

The largest percentage of employed civilians in Farmersville are in the health care, agriculture and farming, fishing, and forestry, and arts and entertainment occupational groups. While healthcare practitioners have a higher average higher annual salary ($117,395 ) than the metropolitan area mean annual wage ($57,034), healthcare support workers average salary ($37,419) is approximately 65 percent of the mean annual wage, similar to the mean annual wage for those employed in farming, fishing, and forestry ($36,962) and food service ($36,192). Educational workers earn a mean annual wage of $75,358 which is higher than the metropolitan area mean annual wage.

City of Farmersville
Housing Needs Assessment
2023-2031 Housing Element C2-5
Table C2-6 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 C.2-19 Housing Affordability, a low-income household of four can afford to pay approximately $955 in monthly rent before it would be considered to be overpaying for housing. The median monthly rent for a threebedroom unit in Farmersville is $1,058. 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 Farmersville, typically earn a salary that does not meet that threshold.1
1 California Housing Partnership. 2024. Tulare County 2024 Affordable Housing Needs Report. https://chpc.net/wpcontent/uploads/2024/05/Tulare_Housing_Report.pdf Tulare County Association of Governments
Tulare County Regional Housing Element
C2-6
A household with one person employed in the education sector would likely earn an annual household income of around $75,000, which for a household of four would be considered low-income. With two earners, the household would be considered above moderate-income. Single-earner households in Farmersville, 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 Farmersville.

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 C2-7). According to HUD, the AMI for a four-person household in Tulare County was $80,300 in 2022.

Table C2-7 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.

HCD uses the income categories shown in Table C2-8 to determine eligibility for state housing programs.

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

City of Farmersville
Housing Needs Assessment
2023-2031 Housing Element C2-7
Table C2-8 State of California Income Categories
Income Category Percent of County Area Median Income (AMI) Extremely Low 0-30% AMI
Very Low 31%-50% AMI
Low 51%-80% AMI
Moderate 81%-120% AMI
Above Moderate 120% AMI or greater
Source: Section 50093 of the California Health and Safety Code.

Figure C2-1 shows actual median household income in Farmersville as reported by the 2016- 2020 ACS.

This median income is for all households, regardless of household size. The median household income in Farmersville was $44,286 in 2020, which was lower than in Tulare County ($52,534) and significantly lower than the statewide median household income ($78,672).

Figure C2-1 Median Household Income
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B19013.

Table C2-9 shows the median household income by race in 2020. In Farmersville, of the categories listed, “some other race” had the highest median income of $55,299. Hispanic/Latino households had the second highest median income of $46.346; however, limited data was available for the City of Farmersville due to the low numbers of Black/African American, American Indian/Alaskan Native, Native Hawaiian/Other Pacific Islander and two or more races households. $44,286
$52,534
$78,672
$-
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
$70,000
$80,000
$90,000
City of Farmersville Tulare County California
Median Household Income
Tulare County Association of Governments
Tulare County Regional Housing Element
C2-8
Table C2-9 Median Household Income by Race/Ethnicity (dollars) Jurisdiction
White,
alone
Black/African
American,
alone
American
Indian and
Alaskan
Native, alone
Asian,
alone
Native
Hawaiian and
Other Pacific
Islander, alone
Some
Other
Race,
alone
Two or
More
Races,
alone
Hispanic/
Latino, Any
Race
Farmersville $35,417 N/A N/A N/A $55,299 N/A $46,346
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 C2-10 lists the number of owner-occupied, renter-occupied, and total households overpaying (spending more than 30 percent of income on housing) in Farmersville. Generally, renters are more affected by overpayment than owners. As shown, 52.4 percent of renter-occupied households are overpaying in Farmersville, which is higher than the county average and lower than the state average.

Table C2-10 Overpayment by Tenure
Jurisdiction Owner-Occupied Overpaying Renter-Occupied Overpaying Total Overpaying Farmersville 557 1,067
Percent 29.5% 52.4%
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 C2-11 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 Farmersville, 34.5 percent of households spend at least 30 percent of their income on housing (cost burden), which is less than in the county and state. Further, 15.3 percent of households are spending more than 50 percent of their income on housing, which is also less than in the county and state.

Table C2-11 Cost Burdened Households
Jurisdiction
Cost Burden
<= 30%
Cost Burden
>30% to <=50%
Cost Burden
>50%
Cost Burden
Not Calculated
Total Occupied
Units
Farmersville 1,868 549 438 - 2,855
Percent 65.4% 19.2% 15.3% 0.0% 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.

City of Farmersville
Housing Needs Assessment
2023-2031 Housing Element C2-9
C2.6 Household Characteristics
Table C2-12 provides information on household types. Of the 2,862 households in Farmersville, 1,408 are married-couple households with or without children and 230 are cohabitating couple households with or without children.

Table C2-12 Households by Type
Jurisdiction
Married-Couple Household Cohabitating Couple Household
Total Children No Children Total Children No Children Total Households Farmersville 1,408 590 818 230 151 79 2,862
Percent 49.2% 20.6% 28.6% 8.0% 5.3% 2.8%
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 C2.7 Large Households
Table C2-13 provides information on large households (households with five or more people) by tenure.

As shown, 29.9 percent of households in Farmersville consist of five or more people, which is greater than both the county (21.3 percent) and state (13.7 percent). In Farmersville, owner-occupied 5-person households (10.9 percent), owner-occupied 6-person households (8.8 percent), and renter-occupied 5- person households (5.2 percent) make up the largest percentage of large households, while there were no reported renter-occupied 6-person households. Additionally, both Farmersville and Tulare County have higher percentages of owner-occupied 6- and 7-person households than in California (13.7 percent).

Table C2-13 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
Farmersville 857 312 253 82 149 - 61
Percent 29.9% 10.9% 8.8% 2.9% 5.2% 0.0% 2.1%
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 Tulare County Association of Governments
Tulare County Regional Housing Element
C2-10
C2.8 Overcrowding
Table C2-14 provides information on overcrowding (more than 1.0 people per room) by tenure in Farmersville. There are 441 overcrowded households in the city, of which 160 are owner-occupied households, and 281 are renter-occupied.

Table C2-14 Overcrowding Severity by Tenure
Jurisdiction
Owner-Occupied Renter-Occupied
Total

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

1.0 to 1.5
Occupants per
Room
More than 1.5
Occupants per
Room
Farmersville 1,888 119 41 974 145 136
Percent 6.3% 2.2% 14.9% 14.0%
Source: U.S. Census Bureau, ACS 06-10, 11-15, 16-20 (5-year Estimates), Table B25014.

C2.9 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 C2-15 identifies senior households by tenure in Farmersville, Tulare County, and California. The percentage row identifies the percent of the specified age range within the owner-occupied or renteroccupied tenure. There are far more owner-occupied senior households in Farmersville (335 total) than renter-occupied senior households (93 total), which is similar to the county and state. As shown, 54.6 percent of senior owner-occupied households and 48.4 percent of senior renter-occupied households are made up of seniors between the ages of 65 and 74.

Table C2-15 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 Farmersville 183 144 8 45 41 7
Percent 54.6% 43.0% 2.4% 48.4% 44.1% 7.5%
Tulare County 12,787 6,686 3,009 4,613 1,643 1,238
Percent 56.9% 29.7% 13.4% 61.6% 21.9% 16.5%
California 1,350,393 688,443 301,853 484,266 234,067 139,828 Percent 57.7% 29.4% 12.9% 56.4% 27.3% 16.3%
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B25007 Table C2-16 shows the rate of housing cost burden by elderly family type and tenure in Farmersville 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 ACS that reports seniors as age 65 and older). Of all elderly persons in lower-income categories (less than or equal to 80 percent HAMFI), 30.6 percent of all senior-owner City of Farmersville
Housing Needs Assessment
2023-2031 Housing Element C2-11
households and 76.5 percent of all senior-renter households in Farmersville had a housing cost burden of 30 percent or greater.

Table C2-16 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 - 75 - 90 165
Number w/ Cost Burden <= 30% - 35 - 10 45
Number w/ Cost Burden > 30% to <= 50% - - - 55 55
Number w/ Cost Burden > 50% - 40 - 25 65
Percent with Cost Burden >30% HAMFI - 53% - 89% 73%
Household Income > 30% to <= 50% HAMFI Very Low-Income
TOTAL HOUSEHOLDS > 30% to <= 50% HAMFI 4 20 - 30 54
Number w/ Cost Burden <= 30% - 20 - - 20
Number w/ Cost Burden > 30% to <= 50% - - - - -
Number w/ Cost Burden > 50% 4 - - 30 34
Percent with Cost Burden >30% HAMFI 100% 0% - 100% 63%
Household Income > 50% to <= 80% HAMFI Low-Income
TOTAL HOUSEHOLDS > 50% to <= 80% HAMFI 75 15 30 - 120
Number w/ Cost Burden <= 30% 45 15 10 - 70
Number w/ Cost Burden > 30% to <= 50% 30 - 20 - 50
Number w/ Cost Burden > 50% - - - - -
Percent with Cost Burden >30% HAMFI 40% 0% 67% - 42%
Household Income > 80% to <= 100% HAMFI
TOTAL HOUSEHOLDS > 80% to <= 100% HAMFI 4 10 - 20 34
Household Income > 100% HAMFI
TOTAL HOUSEHOLDS > 100% HAMFI 35 4 - - 39
Total Income <80% HAMFI and Cost Burden > 30% 74 130 204 Percent Income <80% HAMFI and Cost Burden > 30% 30.6% 76.5% 49.5% GRAND TOTAL HOUSEHOLDS 118 124 30 140 412
Elderly family constitutes 2 persons with either or both age 62 and over.

HAMFI = HUD Area Median Family Income
Source: HUD Consolidated Planning / Comprehensive Housing Affordability Strategy (CHAS) database, 2015-2019 estimates, Table 7, accessed 2023. https://www.huduser.gov/portal/datasets/cp.html
Resources for Senior-Headed Households
Table C2-17 contains an inventory of the 88 senior rental units in Farmersville. As shown in Table C2-16, there are 170 total senior rental-occupied households, of which 150 are lower-income and 130 are experiencing cost burdens. Based on this data, there is resource need of 42 units for lower-income seniors who rent. The City approved an 82-unit affordable multi-family project (Gardenia Courtyards) that will include both senior (42) and family (40) housing units. The project is anticipated to begin Tulare County Association of Governments
Tulare County Regional Housing Element
C2-12
construction in 2025. When developed, the senior units from Gardenia Courtyards will fulfill the estimated need.

Table C2-17 Inventory of Senior Housing
Housing
Development Address
Number
of Units Description
Village Grove
Apartments
675 S Farmersville Blvd, Farmersville, CA 93223 48 Rental units for seniors or individuals 55 and older with a disability.

Palomar Court
Apartments
833 S Farmersville Blvd, Farmersville, CA 93223 40 Rental units for seniors or individuals 55 and older with a disability.

Total units: 88
Source: Housing Authority of Tulare County, https://www.hatc.net/subsidized-housing-referral-listing.php, Accessed June 2023.

Table C2-18 provides information for the Farmersville Senior Center, which offers activities, meals, and programs for all seniors (age 55 and over). The Exeter Senior Center is a senior center in the nearby community of Exeter that offers classes, entertainment, and a gathering space for seniors.

Table C2-18 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: CSET.org, https://www.cset.org/senior-services?rq=senior%20centers accessed June 2023.

Persons with Disabilities (including Developmental Disabilities) Table C2-19 identifies the number of residents with one or more disabilities. In Farmersville, 5.9 percent of the total population has one type of disability, while 7.1 percent report two or more disabilities. The total share of population with a disability is greater in Farmersville than the county and state averages.

Among those with a disability, 45.4 percent have one disability, while 44.6 percent have two or more types of disability.

Table C2-19 Population by Number of Disabilities
Jurisdiction Total
With One Type
of Disability
With two or More
types of Disability No Disability
Farmersville 10,842 638 767 9,437
Percent 5.9% 7.1% 87.0%
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 C2-20 summarizes the population with a disability by age. In Farmersville, those 65 years and older make up the largest share of disabled individuals at 56.9 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 7.7 percent.

City of Farmersville
Housing Needs Assessment
2023-2031 Housing Element C2-13
Table C2-20 Disability by Age for the Total Population
Jurisdiction Total Under 18 Years 18 to 64 Years 65 Years and Older Farmersville 10,842 257 746 402
Percent 7.7% 11.0% 56.9%
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 C2-21 identifies residents with a developmental disability by age. In Farmersville, most residents with a developmental disability are 18 years and older, while the majority of residents with developmental disabilities are under 18 years old throughout county and state.

Table C2-21 Developmental Disability by Age
Jurisdiction Under 18 Years 18 Years and Older Total Population Farmersville 60 64 124
Tulare County 3,201 3,071 6,272
California 192,384 185,353 377,737
Source: DDS Quarterly Consumer Report, December 2021.

Table C2-22 includes data summarizing the housing location of residents with developmental disabilities. 102 residents with a developmental disability in Farmersville live in the home of a parent, family member, or guardian. An additional 13 residents live in intermediate care facilities, and fewer than 11 residents live in independent/ supported living facilities, community care facilities, and foster/family homes. Many individuals with a disability, including developmental disability, live on a small, fixed income, limiting their ability to pay for housing. Individuals with mental, physical, and developmental disabilities need affordable, conveniently located housing that has been (or can be) specially adapted to address accessibility issues and include on- or off-site support services, including inpatient/outpatient day-treatment programs.2
Table C2-22 Developmental Disability by Residence
Residence Type City of Farmersville Tulare County California Home of Parent/Family/Guardian 102 4,652 309,381
Independent/Supported Living <11 389 27,881
Community Care Facility 0 526 23,728
Intermediate Care Facility 13 93 6,188
Foster/Family Home <11 76 8,288
Other <11 27 4,792
Total >115 >5,763 380,258
Source: California Department of Developmental Services, DDS Quarterly Consumer Report, January 2022. 2 HCD. 2024. People with Disabilities, Including Developmental Disabilities. https://www.hcd.ca.gov/planning-and-communitydevelopment/housing-elements/building-blocks/people-disabilities-including-developmentaldisabilities#:~:text=Individuals%20with%20mental%2C%20physical%2C%20and,with%20HIV/AIDS%2C%20etc.

Tulare County Association of Governments
Tulare County Regional Housing Element
C2-14
The Supplemental Security Income (SSI) program, administered by the U.S. Social Security Administration, provides monthly payments to people with disabilities and older adults who have little or no income or resources, and is a proxy for the number of persons with disabilities who may have housing needs because of their low incomes.

Resources for Persons with Disabilities
Table C2-23 identifies 88 rental units for residents with a disability in Farmersville. With 1,148 residents with a disability over 18 years old in the city (Table C2-20), there is an identified need for rental units for people with a disability. Tulare County provides In-Home Supportive Services which pays for services that enable aged, blind, and disabled individuals to continue living safely in their own homes and avoid or delay the need for nursing home care.3 Additionally, the Porterville Developmental Center (23 miles from Farmersville) 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.4
Table C2-23 Inventory of Housing for People with Disabilities Housing Development Address
Number
of Units Description
Village Grove
Apartments
675 S Farmersville Blvd, Farmersville, CA 93223 48 Rental units for individuals 55 and older with a disability.

Palomar Court
Apartments
833 S Farmersville Blvd, Farmersville, CA 93223 40 Rental units for individuals 55 and older with a disability.

Total Units 88
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 C2-13 above provides information on large households by tenure across all county jurisdictions See Section 2-9, Large Households for more information. As shown, there are 857 large households in Farmersville, and 75.5 percent are owner-occupied while the remaining 24.5 percent are renteroccupied.

Resources for Large Households
Table C2-24 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 five units in Farmersville with five or more bedrooms but 857 large households, leaving a resource gap of 852 units. Extending the analysis to include units with four or more bedrooms (650 units), there is a resource gap of more than 200 units. 3 Tulare County. 2024. In-Home Supportive Services. https://tchhsa.org/eng/human-services/in-home-supportive-services-ihss/ 4 California Dept. of Developmental Services. 2024. https://www.dds.ca.gov/services/state-facilities/porterville-dc/ City of Farmersville
Housing Needs Assessment
2023-2031 Housing Element C2-15
Table C2-24 Large Families by Tenure and Unit Size
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
Farmersville 857 210 650 5 655
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Tables B25042, B25009.

Female-Headed Households
Table C2-25 identifies single female-headed households with their own children under age 18. The table values do not include female-headed households with unrelated dependents. Farmersville has a total of 759 single female-headed households with their own children under 18, representing 26.5 percent of total households. This percentage is greater than in the County (24.3 percent) and smaller than the state (26.2 percent).

Table C2-25 Single Female-Headed Households
Jurisdiction Total Households Single Female-Headed Households* Percent Farmersville 2,862 759 26.5%
Tulare County 139,044 33,727 24.3%
California 13,103,114 3,430,426 26.2%
* 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 C2-26 compares female-headed households with children by poverty status. In Farmersville,

30.1 percent of female-headed households have an income below the poverty line. This percentage is lower than the average in Tulare County (36.3 percent) but higher than the statewide average (21.5 percent).

Table C2-26 Female-Headed Family Households with No Spouse Present, by Poverty Status City of
Farmersville Percent Tulare County Percent California Percent Below Poverty Line 184 30.1% 8,689 36.3% 364,236 21.5%
Above Poverty Line 427 69.9% 15,222 63.7% 1,329,038 78.5% Total 611 23,911 1,693,274
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B17010.

Table C2-27 summarizes female-headed family households with no spouse present by poverty status and tenure for Farmersville. Of the 184 female-headed family households below the poverty level, most (156 households, 85.8 percent) are renters, while 28 own their home.

Tulare County Association of Governments
Tulare County Regional Housing Element
C2-16
Table C2-27 Female-Headed Family Households with No Spouse Present, by Poverty Status and Tenure, City of Farmersville
Total Renter Occupied Owner Occupied
Below Poverty Line 184 156 28
Above Poverty Line 427 160 267
Total 611 316 295
Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table B17019.

Resources for Single-Parent and Female-Headed Households Tulare County CSET operates family resource centers located in the city of Tulare and Earlimart that provide families with access to services ranging from nutrition and health education to housing and utility assistance to employment training. Each Resource Center has established partnerships and referral processes with local agencies, food pantries, and the faith-based community to be able to provide assistance to families.

Core services of the Tulare County Family Resource Network include family advocacy, parenting education, ongoing intensive family support services, resource, and referrals to partner agencies, family health and wellness, home visitation and child development services.

Table C2-28 provides information on resources for single parents located throughout Tulare County and are available to all Farmersville residents.

The City approved an 82-unit affordable multi-family project (Gardenia Courtyards) that will include 40 units of family housing. Construction is anticipated to start in 2025.

Table C2-28 Single-Parent Resources
Organization Phone Address
Tulare County Resource Center 559.684.1987 304 E. Tulare Ave., Tulare, CA 93274 Earlimart Family Resource Center 661.849.2960 176 N. Front St., Earlimart, CA 93219 CalWORKS Child Care Program 559.624.8100 1845 North Dinuba Boulevard, Visalia, CA Source: Tulare County CSET, https://www.cset.org/ accessed June 2023.

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

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

Extremely Low-Income Residents
Table C2-29 identifies extremely low-income households by tenure in Farmersville. Renter-occupied households make up a larger percentage of total extremely low-income households with 55.3 percent.

There are 548 extremely low-income households in Farmersville, comprising 19.1 percent of the total households in the city.

City of Farmersville
Housing Needs Assessment
2023-2031 Housing Element C2-17
Table C2-29 Extremely Low-Income Households by Tenure
Income <=30% HAMFI
Jurisdiction Owner-Occupied Renter-Occupied Total
Farmersville 245 303 548
Percent 44.7% 55.3% 19.1% of total households
Source: US Housing and Urban Development, CHAS 2015-19 (5-Year Estimates) Table C2-30 summarizes cost burdens among extremely low-income households in Farmersville. As shown, 195 of 245 extremely low-income owner-occupied extremely low-income households and 293 of 303 renter-occupied extremely low-income households experience a housing cost burden.

Table C2-30 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
Farmersville 50 25 170 10 119 174 548
Percent 9.1% 4.6% 31.0% 1.8% 21.7% 31.8% 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, households with a disability and large households. Table C2-31 compares the number of extremely low-income households among the total population, seniors, and residents with a disability. As shown, among the 548 extremely low-income households, 165 are senior households, 525 are households where the householder has at least one disability, and 104 are large households.

Table C2-31 Extremely Low-Income Households
Total Senior Households Householders with a Disability Large Households Farmersville 548 165 525 104
Percent 100.0% 30.1% 95.8% 19.0%
Source: US Housing and Urban Development, CHAS 2015-19 (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 C2-27 there are 184 female-headed family households with incomes below the poverty line.

Resources for Extremely Low-Income Households
Table C2-32 includes an inventory of affordable housing in Farmersville. As shown, there are 176 affordable units in the city. These units serve households earning less than 80 percent of the AMI. Based on the identified need (548 extremely low-income renter households experiencing housing cost burden) there is a need for additional units affordable to extremely low-income households in the city.

Tulare County Association of Governments
Tulare County Regional Housing Element
C2-18
Table C2-32 Inventory of Public Assisted Complexes, Farmersville Name Address City Zip Affordable Units
Shasta Villa Apartments 232 North Shasta Street Farmersville 93223 19 Park Creek Village 398 West Walnut Avenue Farmersville 93223 47 Gateway Village 200 N. Stevens Avenue Farmersville 93223 47 Gateway Village II 200 N. Steven Avenue Farmersville 93223 16 Village Grove Apartments 675 South Farmersville Blvd. Farmersville 93223 47 Total 176
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 Housing Choice Voucher (HCV) program throughout the county.

HATC currently administers approximately 700 public housing units, 3,100 HCV units, and 860 units of local, non-traditional housing.5 According to HATC, 70 households use HCVs in Farmersville. Through Housing Plan Program 9, the City will facilitate development of housing for extremely low-income households.

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 who 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 5 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.

City of Farmersville
Housing Needs Assessment
2023-2031 Housing Element C2-19
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.6

In Tulare County, the average wage for those employed as farmworkers in 2024 is $17.42 per hour, or $36,228 annually.7 As discussed in Section C2.5, 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.

Table C2-33 provides ACS data for the total farmworker population in Farmersville and Tulare County in 2020. Farmersville had 730 farm workers in 2020, representing 2.6 percent of the total farmworker population across the county.

Table C2-33 Farmworker Population
Jurisdiction Farmworkers
Farmersville 730
Percent 2.6%
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 C2-34). Most of the farmworkers were seasonal, working fewer than 150 days per year.
6 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. 7 7 California Housing Partnership. 2024. Tulare County 2024 Affordable Housing Needs Report. https://chpc.net/wpcontent/uploads/2024/05/Tulare_Housing_Report.pdf Tulare County Association of Governments
Tulare County Regional Housing Element
C2-20
Table C2-34 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, the Tulare County Housing Authority operates 191 housing units at the Linnel Farm Labor Center, situated on Walnut Avenue and Road 156, immediately west of Farmersville city limits. The Housing Authority also operates 175 units for farmworkers at the Woodville Farm Labor Center, approximately 15 miles south of Farmersville near the unincorporated community of Woodville. The Housing Authority requires low-income farm worker families to pay 30 percent of their adjusted gross income towards rent. Any additional rent is paid for by the USDA Rural Development program. As reported in Table C2-33, there were 730 farmworkers living in Farmersville in 2020. Despite the housing opportunities in the unincorporated county listed above, there is a significant gap in housing resources for farmworkers in the city.

To address the needs of farmworkers, the City will implement Housing Plan Programs 6 and 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 C2-2 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.

City of Farmersville
Housing Needs Assessment
2023-2031 Housing Element C2-21
Figure C2-2 Homelessness by Type Over Time, Households, Kings/Tulare CoC Source: U.S. HUD, CoC Homeless Populations and Subpopulations Reports (2005, 2010, 2015, 2020, 2022).

CoC data identifies persons experiencing homelessness by type and race across the regions CoC for the year 2020. Among those counted, 92 percent identified as white, nine percent as Black/African American, and seven percent as American Indian or Alaska Native. In regard to ethnicity, 45 percent identify as Hispanic or 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 in Tulare County and 97 percent of this population lives in either Porterville, Tulare, or Visalia, while the remaining three percent (36 residents) live throughout all other jurisdictions including Farmersville. Table C2-35 identifies those counted in 2023.

Table C2-35 Homelessness by Type (2023)
Jurisdiction Emergency Shelter Transitional Housing Unsheltered Total Balance of County, including Farmersville 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 Farmersville; however, there are two shelters in nearby Visalia approximately seven miles from Farmersville. Visalia Rescue Mission has locations on NE First Avenue and N Burke Avenue and provides 50 beds to men aged 18 years and older and an additional 40 beds to women and children. Additionally, the Tulare Cares Temporary Shelter, located 13 miles from Farmersville on E Walnut Avenue in Tulare, is an active temporary emergency shelter with capacity for up to 178 guests. Emergency housing is permitted by-right in Farmersville in the RM zone. 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
Tulare County Association of Governments
Tulare County Regional Housing Element
C2-22
To address the needs of homeless individuals, the City will implement Housing Plan Programs 1 and 6 to support the development of shelter housing and supportive services for people experiencing homelessness.

C2.10 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 Farmersville to identify how well the current housing stock meets the needs of current and future residents.

C2.11 Housing Growth
Table C2-36 summarizes the growth of the housing stock in Farmersville by providing the total number of units between 1980 and 2020. The largest growth rate occurred between 1990 and 2000 with a 31 percent change during this 10-year period. Between 1980 and 2010 the housing stock grew on average by 18.9 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 7.2 percent.

Table C2-36 Total Housing Units Over Time (1980 to 2020) Jurisdiction 1980 1990 2000 2010 2020
Farmersville 1,640 1,732 2,269 2,726 2,921
Percent Change +5.6% +31.0% +20.1% +7.2%
Source: U.S. Census Bureau, Census 1980(STF1:T65), 1990(STF1:H1), 2000(SF1:H1); ACS 16-20 (5-year Estimates), Table B25001.

C2.12 Housing Type and Tenure
Table C2-37 identifies the total housing units by type in Farmersville, Tulare County, and California.

Single-family detached homes comprise the majority of the housing stock, with 78.2 percent of total units. This is greater than the county with 75.0 percent and the state with 57.7 percent. The second most common housing type are three- or four-unit complexes, providing 5.2 percent of the total units in Farmersville.

Table C2-38 indicates housing units by tenure. In Farmersville, 66.0 percent of units are owner-occupied compared to 34.0 percent renter occupied. This is similar to the county (57.1 percent) and the state (55.3 percent).

C2.13 Vacancy Rate
Table C2-39 provides data on vacancy status by type for all vacant units. The City’s vacancy rate is 2.0 percent, lower than the county average (7.4 percent). Of the total vacant units in Farmersville, other vacant units make up the largest percentage of total vacant units with 76.3 percent, greater than both the county (42.6 percent) and the state (28.2 percent). By comparison to the county and state, Farmersville had no vacant units for seasonal, recreational, or occasional use, far less than the county (27.2 percent) and state (34.1 percent).

City of Farmersville
Housing Needs Assessment
2023-2031 Housing Element C2-23
Table C2-37 Total Housing Units by Type
Jurisdiction Total
1 unit,
Detached
1 unit,
Attached 2 3 or 4 5 to 9 10 to 19 20 to 49 50 or more
Mobile
Home
Boat, RV,
Van, etc.

Farmersville 2,921 2,283 74 52 151 92 129 10 22 108 -
Percent 78.2% 2.5% 1.8% 5.2% 3.2% 4.4% 0.3% 0.8% 3.7% 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.

Table C2-38 Housing Units by Tenure
Jurisdiction Total Owner-Occupied Renter-Occupied
Farmersville 2,862 1,888 974
Percent 66.0% 34.0%
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 Table C2-39 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
Farmersville 59 - - 14 - - - 45
Percent 0.0% 0.0% 23.7% 0.0% 0.0% 0.0% 76.3%
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 Tulare County Association of Governments
Tulare County Regional Housing Element
C2-24
C2.14 Housing Unit Size
Table C2-40 provides housing unit size data for Farmersville, Tulare County, and California. In Farmersville, three-bedroom units (49.3 percent) are the most common housing type, followed by fourbedroom (22.7 percent) and two-bedroom (16.9 percent) units. This is similar to the statewide and countywide housing unit size trend, however, there is a notably larger stock of three-bedroom units in Farmersville and Tulare County when compared to the state.

Table C2-40 Housing Unit Size
Jurisdiction Total Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5 of More
Bedroom
Farmersville 2,862 138 176 483 1,410 650 5
Percent 4.8% 6.2% 16.9% 49.3% 22.7% 0.2%
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 C2.15 Age and Condition of Housing Stock
Table C2-41 provides data on the total occupied housing units by year built. Farmersville saw the most growth between 1970 and 1979. During this period, 745 units were constructed, representing 20.3 percent of the housing stock. Similarly, growth trends for Tulare County and California indicate that the largest percentage of units were constructed during the 1970s. During this time, 20.3 percent of the housing stock in Tulare County and 17.5 percent of the housing stock in California was constructed.

Notably more than half (53.6 percent) of the housing stock in Farmersville was built prior to 1980 and is more than 40 years old.

City of Farmersville
Housing Needs Assessment
2023-2031 Housing Element C2-25
Table C2-41 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
Farmersville 2,862 89 97 501 377 265 745 248 354 127 59 Percent 3.1% 3.4% 17.5% 13.2% 9.3% 26.0% 8.7% 12.4% 4.4% 2.1% 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 Tulare County Association of Governments
Tulare County Regional Housing Element
C2-26
Table C2-42 provides information on substandard housing units. In Farmersville, there are 42 substandard units, and 30 units (1.1 percent of total units) are lacking plumbing facilities. There is a greater percentage of units lacking plumbing facilities compared to the county (0.4 percent) and the state (0.4 percent).

The City’s Code Enforcement Division estimates that approximately two percent of units (57 units) require major rehabilitation and fewer than one percent of units (28 units) citywide are beyond the point of repair and estimates that approximately 12 percent of units in Farmersville (343 units) need minor rehabilitation. Concentrated areas of substandard housing in the city are primarily in the southern part of the city. Enforcement staff regularly distribute information about the City’s home rehabilitation program to property owners undergoing enforcement.

Table C2-42 Substandard Housing Units
Jurisdiction Total Lacking Plumbing Facilities Lacking Kitchen Facilities Farmersville 2,862 30 12
Percent 1.1% 0.4%
Tulare County 139,044 481 971
Percent 0.4% 0.7%
California 13,103,114 54,342 151,660
Percent 0.4% 1.2%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25049.

C2.16 Housing Costs
Median Home Sale Price
Table C2-43 provides information on the median housing value in Farmersville and comparable jurisdictions from 1980 to 2020. Prices rose steadily from 1980 to 2000, before experiencing a large increase in value from 2000 to 2010. Median home values increased by 95 percent during this period.

Increases in value have slowed since 2010, with growth between 2010 and 2020 at 14.9 percent. Each jurisdiction listed in the table experienced a similar pattern of growth in home values, including an extreme spike in value between 2000 and 2010. Porterville is the only jurisdiction listed that saw a decrease in value during any decade (0.6 percent decrease between 2010 and 2020). According to Zillow analytics, the typical value for single-family homes in Farmersville (within the 65th to 95th percentile range) as of October 2024 (latest available data) is $270,868. 8 No information was available for condos.
8 Zillow.com. 2024. Housing Data. https://www.zillow.com/research/data/ City of Farmersville
Housing Needs Assessment
2023-2031 Housing Element C2-27
Table C2-43 Median Housing Value Over Time (1980 to 2020) Jurisdiction 1980 1990 2000 2010 2020
Farmersville 36,000 49,100 77,600 151,300 173,800
Percent 36.4% 58.0% 95.0% 14.9%
Dinuba 46,400 67,200 95,700 196,400 210,100
Percent 44.8% 42.4% 105.2% 7.0%
Exeter 44,300 67,900 94,800 211,400 224,000
Percent 53.3% 39.6% 123.0% 6.0%
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 2016-2020 ACS estimates, the median gross rent in Farmersville was $846 per month (Table C2-44). This was slightly lower than the median for the county ($974) and significantly lower than the state average ($1,586).

Table C2-44 Median Gross Rent, Farmersville, 2020
City of Farmersville Tulare County City % of County California City % of State Median Gross Rent $846 $974 86.9% $1,586 53.3%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25064.

Table C2-45 below provides data on median gross rent from 1980 to 2020 in Farmersville. Median gross rent has grown from $198 per month in 1980 to $846 in 2020. Between 2000 and 2010 rents in the city grew by 45.1 percent. From 2010 to 2020 rents grew at a slower rate of 23.5 percent.

Table C2-45 Median Gross Rent Over Time, Farmersville, 2020 1980 1990 2000 2010 2020
Median Gross Rent $198 $367 $472 $685 $846
Percent Change 85.4% 28.6% 45.1% 23.5%
Source: U.S. Census Bureau, ACS 16-20 (5-year Estimates), Table B25064.

Table C2-46 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 Farmersville. Data on median rent by number of bedrooms is limited for the City of Farmersville.

Tulare County Association of Governments
Tulare County Regional Housing Element
C2-28
Table C2-46 Median Rent by Number of Bedrooms
Jurisdiction Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Farmersville* $757 $624 $1,058 $1,058 $742
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.

U.S. Census Bureau, ACS 18-22 (5-year Estimates), Table B25064. * Median rent data for Farmersville is unavailable. The median rent values presented in the table uses ACS 2022 5-year data.

C2.17 Distribution of Owner-Occupied Units
Table C2-47 compares data on the number of owner-occupied housing units by race In Farmersville, Tulare County, and California. In Farmersville, most owner-occupied units are occupied by residents that identify as white (55.7 percent). This is lower than in Tulare County (73.6 percent) and California (66.7 percent).

Considering ethnicity, 87.2 percent of owner-occupied units are occupied by Hispanic/Latino residents of any race. This percentage is significantly higher than in Tulare County (48.8 percent) and in California (24.0 percent).

Table C2-47 Owner Occupied Units by Race
Jurisdiction White Black
American
Indian and
Alaska
Native Asian
Native
Hawaiian
and Other
Pacific
Islander
Some
Other
Race
Two or
More
Races
Hispanic/
Latino of any
Race
Farmersville 1,051 9 25 10 4 522 267 1,647
Percent 55.7% 0.5% 1.3% 0.5% 0.2% 27.6% 14.1% 87.2%
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.

C2.18 Housing Affordability
Table C2-48 shows the maximum amount that a household can pay for housing each month without incurring a cost burden (overpayment) for Farmersville. A summary of each income category’s ability to pay for housing is provided below the table.

City of Farmersville
Housing Needs Assessment
2023-2031 Housing Element C2-29
Table C2-48 Housing Affordability Matrix – Farmersville (2021) Annual
Income
Limits
Affordable
Monthly
Housing Costs
Rental Utility
Allowance
(2020)
Taxes, Insurance,
Homeowners
Association Fees
Affordable
Rent
Affordable
Home Price
Extremely Low Income (0-30% AMI)
1-Person (Studio) $13,286 $332 $181 $116 $151 $58,814
2-Person (1 BR) $14,950 $374 $202 $131 $172 $65,602
3-Person (2 BR) $16,606 $415 $227 $145 $188 $72,369
4-Person (3 BR) $18,270 $457 $263 $160 $194 $79,157
5-Person (4 BR) $23,550 $589 $298 $206 $291 $99,189
Very Low Income (30-50% AMI)
1-Person $22,143 $554 $181 $194 $373 $98,023
2-Person $24,917 $623 $202 $218 $421 $109,336
3-Person $27,676 $692 $227 $242 $465 $120,615
4-Person $30,451 $761 $263 $266 $498 $131,928
5-Person $32,708 $818 $298 $286 $520 $137,763
Low Income (50-80% AMI)
1-Person $35,429 $886 $181 $310 $705 $156,836
2-Person $39,867 $997 $202 $349 $795 $174,938
3-Person $44,282 $1,107 $227 $387 $880 $192,985
4-Person $48,721 $1,218 $263 $426 $955 $211,085
5-Person $52,333 $1,308 $298 $458 $1,010 $220,420
Median Income (80-100% AMI)
1-Person $44,286 $1,107 $181 $388 $926 $196,045
2-Person $49,834 $1,246 $202 $436 $1,044 $218,673
3-Person $55,353 $1,384 $227 $484 $1,157 $241,231
4-Person $60,901 $1,523 $263 $533 $1,260 $263,857
5-Person $65,416 $1,635 $298 $572 $1,337 $275,525
Moderate Income (100-120% AMI)
1-Person $53,143 $1,329 $181 $465 $1,148 $235,254
2-Person $59,801 $1,495 $202 $523 $1,293 $262,407
3-Person $66,424 $1,661 $227 $581 $1,434 $289,477
4-Person $73,082 $1,827 $263 $639 $1,564 $316,628
5-Person $78,500 $1,962 $298 $687 $1,664 $330,630
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.

Tulare County Association of Governments
Tulare County Regional Housing Element
C2-30
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 Farmersville have an annual income of $13,286 or below for a one-person household and $23,550 or below for a five-person household. Extremely lowincome households cannot afford market-rate rental or ownership housing in Farmersville. After deductions for utilities, an extremely low-income household can afford to pay approximately $151 to $291 in monthly rent. Given the cost of housing in Farmersville, extremely low-income households could not afford to purchase a home, as the affordable home price for extremely low-income households ranges from $58,814 to $99,189 depending on household size.

Very Low-income Households
Very low-income households earn between 31 and 50 percent of the county AMI, up to $22,143 for a one-person household and up to $32,708 for a five-person household. A very low-income household can generally afford homes offered at prices between $98,023 and $137,763, adjusting for household size.

After deductions for utilities, a very low-income household can afford to pay approximately $373 to $520 in monthly rent, depending on household size. Given the cost of housing in Farmersville, very lowincome 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 $35,429 for a oneperson household and up to $52,333 for a five-person household. A low-income household can generally afford homes offered at prices between $156,836 and $220,420, adjusting for household size.

After deductions for utilities, a low-income household can afford to pay approximately $705 to $1,010 in monthly rent, depending on household size. Finding appropriately sized market-rate rental housing in Farmersville 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 $44,286 for a one-person household and up to $65,416 for a five-person household. The affordable home price for a moderate-income household ranges from $196,045 to $275,525. After deductions for utilities, a oneperson median-income household could afford to pay up to $926 in rent per month and a five-person low-income household could afford to pay as much as $1,337. Finding appropriately sized market-rate rental housing in Farmersville 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 $53,143 for a one-person household and up to $78,500 for a five-person household. The maximum affordable home price for a moderate-income household is $235,254 for a one-person household and $330,630 for a fiveperson family. Moderate-income households in Farmersville 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 middle/upper category. The maximum affordable rent payment for moderate-income households is between $1,148 and $1,664 per month. Appropriately sized marketrate rental housing in Farmersville is generally affordable to households in this income group.

City of Farmersville
Housing Needs Assessment
2023-2031 Housing Element C2-31
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 C2-44, 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 C2-4, 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, then that household would be considered a low-income household.

Cost Burden
Table C2-49 and Table C2-50 identify cost-burdened households by tenure overtime in Farmersville.

There has been a decrease in the number of owner-occupied cost-burdened households from 588 households in 2010 to 502 households in 2020. Cost-burdened renter-occupied households have decreased significantly from 636 in 2010 to 368 in 2020.

Table C2-49 Cost Burdened Owner-Occupied Households Over Time Jurisdiction 1980 1990 2000 2010 2020
Farmersville 121 162 418 588 502
Percent Change 33.9% 158.0% 40.7% -14.6%
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 C2-50 Cost Burdened Renter-Occupied Households Over Time Jurisdiction 1980 1990 2000 2010 2020
Farmersville 200 314 242 636 368
Percent Change 57.0% -22.9% 162.8% -42.1%
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 C2-51 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 488 of 548 extremely low-income households and 324 of 584 very low-income households.

Tulare County Association of Governments
Tulare County Regional Housing Element
C2-32
Table C2-51 Cost Burden by Income and Tenure
Row Labels
Owner
occupied
Renter
occupied
Grand
Total
Household income is <= to 30% of HAMFI (extremely low income) 245 303 548 Housing cost burden is <= to 30% 50 10 60
Housing cost burden > 30% but <= to 50% 25 119 144
Housing cost burden is > 50% 170 174 344
Income is greater than 30% but <= to 50% of HAMFI (very low income) 349 235 584 Housing cost burden is <= to 30% 160 100 260
Housing cost burden is > 30% but <= to 50% 125 105 230
Housing cost burden is > 50% 64 30 94
Income is > 50% but <= to 80% of HAMFI (low income) 515 215 730 Housing cost burden is <= to 30% 390 175 565
Housing cost burden is > 30% but <= to 50% 125 40 165
Housing cost burden is > 50% - - -
Income is > 80% <= to 100% of HAMFI (median income) 139 90 229 Housing cost burden is <= to 30% 139 90 229
Housing cost burden is > 30% but <= to 50% - - -
Housing cost burden is > 50% - - -
Income is greater than 100% of HAMFI (moderate income) 574 190 764 Housing cost burden is <= to 30% 564 190 754
Housing cost burden is > 30% but <= to 50% 10 - 10
Housing cost burden is > 50% - - -
Grand Total 1,822 1,033 2,855
US Housing and Urban Development, CHAS 2015-19 (5-Year Estimates), Table 7.

C2.19 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 data base 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.

City of Farmersville
Housing Needs Assessment
2023-2031 Housing Element C2-33
 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 C2-52 shows assisted units in Farmersville by estimated affordability end date. As shown, there are 321 assisted units in the city, and 19 are at risk of conversion in the planning period at Shasta Village Apartments. Based on conversations with the owner of Shasta Village Apartments, the owner desires to extend affordability for these units beyond 2024. The City is assisting the owner to achieve the extension.

Tulare County Association of Governments
Tulare County Regional Housing Element
C2-34
Table C2-52 Inventory of Public Assisted Complexes – Farmersville Name Address City Zip
Affordable
Units
Total
Units
Active
Program(s)
Estimated
Affordability
End Year/Date Risk Level
Shasta Villa Apartments 232 North Shasta Street Farmersville 93223 19 20 LIHTC 2024 Very High Park Creek Village 398 West Walnut Avenue Farmersville 93223 47 48 LIHTC; HCD 2058 Low Gateway Village 200 N. Stevens Avenue Farmersville 93223 47 48 LIHTC; USDA 2063 Low Gateway Village II 200 N. Steven Avenue Farmersville 93223 16 16 LIHTC 2063 Low Village Grove Apartments 675 South Farmersville Blvd. Farmersville 93223 47 48 LIHTC; USDA 2064 Low Palomar Court 823 Farmersville Blvd. Farmersville 93223 39 40 LIHTC; HCD; Local 2065 Low Los Arroyos II Southeast Corner of Walnut Avenue
and Farmersville Boulevard
Farmersville, CA 93223
Farmersville 93223 53 54 LIHTC 2075 Low
Los Arroyos I Walnut Avenue and Farmersville
Boulevard, Farmersville CA, 93223
Farmersville 93223 53 54 LIHTC 2076 Low
Note: All locally assisted or restricted developments may not be included in this list.

Source: California Housing Partnership, 2023.

City of Farmersville
Housing Needs Assessment
2023-2031 Housing Element C2-35
Costs of Replacement Versus Preservation
To understand the significance if these at-risk units in Shasta Village Apartments are lost from the supply of affordable housing, it is critical to identify the cost of construction of new regulated housing to replace these at-risk units if they are converted to market-rate units, as well as to compare this cost to the potential costs to preserve these units. The cost of developing housing depends upon a variety of factors, including density, size of the units (i.e., square footage and number of bedrooms), location, land costs, and type of construction, as discussed in Chapter C3, Housing Constraints Analysis under Non-Governmental 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 19 high-risk affordable units with new construction would be approximately $6.4 million.

Another option to preserve the units at risk is to transfer the at-risk 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 non-profit 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 proscribed 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 lowincome housing and may be eligible for a variety of affordable housing programs. 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 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 19 at-risk units would be approximately $2.5 million.

With the high cost of development, the cost of preserving these units is much less than the cost of new construction. The area median income in Farmersville is $44,286. Based on this, a lowerincome household making 80 percent of the area median income can afford to pay $10,629 for housing annually without a housing cost burden, which equates to $886 per month. As shown in Table C2-46, the median market rent for a three-bedroom unit in the city is $1,058 monthly. Based on the difference between the affordable rent and current market rate, the cost of preserving such a unit is approximately $172 per month, or $2,067 per year. Using this total, the cost of preserving the 19 units at Shasta Villa Apartments would be approximately $39,273 per year. However, the City does not have a rental subsidy program to provide such subsidies.

Funding Sources for Assisted Housing
There are a variety of funding sources for affordable housing, preservation, and rehabilitation from federal, state, and local sources. HCDHUD administers grants which can assist developers, local governments, and non-profits in constructing housing units. 9 Homes.com. 2024. https://www.homes.com/tulare-county-ca/multi-family-homes-for-sale/ Tulare County Association of Governments
Tulare County Regional Housing Element
C2-36
Permanent Local Housing Allocation (State)
The 2017-18 Regular Session of the California State Legislature passed one bill (of many other housing-related legislation) sought to generate, and distribute directly to cities, funds for new affordable housing production. The Building Homes and Jobs Act (SB 2, Atkins 2017) established a permanent source of funding for affordable housing through a $75 fee on real estate document filings. The City has an agreement with the State for approximately $254,000 in PHLA funds, paid in increments over several years.

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

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

HOME
This program was created under Title II of the Cranston-Gonzales National Affordable Housing Act enacted on November 28, 1990. For Farmersville, HOME funds are made available on an annual, competitive basis through HCD’s HOME Investment Partnerships Program. Farmersville uses HOME funds primarily for first-time homebuyers (down payment assistance) and to offset the costs of impact fees. The City also provides funding from the HOME program for housing rehabilitations and this program is administered through Self Help Enterprises. It should be noted that the 2018 HOME program was frozen for all agencies. The City intends to apply for the next round of funds in 2024.

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 $540,541 from the State administered HUD funds in 2022. Farmersville utilizes Community Development Block Grant (CDBG) funds for owner housing rehabilitation activities, downpayment assistance, infrastructure, public facilities and public services. The balance in the fund as of this writing was $518,725.

City of Farmersville
Housing Constraints Analysis
2023-2031 Housing Element C3-1
C3 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.

C3.1 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 (16 percent). Although discrimination in mortgage lending is prohibited by the federal Fair Housing Act, other factors may contribute to a potential homebuyer’s ability to secure safe financing, such as credit history, savings, and education regarding the homebuying process. The higher denial rate in for Hispanic/Latino applicants indicates a financial constraint to purchasing a home which puts higher pressure on the rental markets.  Although Farmersville’s development regulations allow for a variety of densities throughout the city, development standards are not sufficiently flexible. Residential parking requirements, and Zoning Code provisions restricting residential care homes in residential zones pose constraints to development. Additionally, use permit regulations for small group homes in certain zoning districts could pose a constraint to housing for individuals with special needs.  Farmersville’s development review and impact fees are higher than in other small cities in the region, which may be a constraint to development.

C3.2 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 Tulare County Association of Governments
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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.

C3.2.1 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 C3-1 provides the average price per acre for listed land for sale throughout Farmersville in June 2023. The average price per acre for all plots listed for sale was $360,611. The average price per acre was significantly higher for smaller lots at $621,233 per acre. However, only one property listed was less than ten acres. The price for larger lots listed for sale was $100,000 per acre, on average. Only two properties over ten acres were listed for sale in June 2023.

Table C3-1 Listed Land Prices – Farmersville
Lot Size Average Price per Acre (Listed)
Less than 10 acres $621,223.79
10 or more acres $100,000.00
Average $/acre $360,611.90
Source: Zillow, Inc., 2023.

Table C3-2 provides the average price per acre for land sold in 2022 and 2021 in Farmersville. The average price per acre for all plots was $133,237, lower than the average list price. The average sales price per acre was higher for smaller lots at $230,240 per acre. The price per acre was less for larger lots, averaging $36,233, which is significantly less than the average price per acre for currently listed properties.

Table C3-2 Sold Land Prices – Farmersville
Lot Size Average Price per Acre (Listed)
Less than 10 acres $230,240.78
10 or more acres $36,233.97
Average $/acre $133,237.38
Source: Zillow, Inc., 2023.

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

Recommended Action
None required.

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C3.2.2 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 C3-3 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 C3-3 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 in Farmersville.

C3.2.3 Availability of Financing
Mortgage interest rates have a large influence over housing affordability. Higher interest rates increase a homebuyer’s monthly payment and decrease the range of housing that a household can afford. Lower interest rates result in lower costs and monthly payments for the homebuyer.

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

Where financing is available, construction capital seems to be directed at the best transactions, or 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.

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C3.2.3.1 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.

C3.2.3.2 Affordable Housing Financing
A description of available funding sources for affordable development is provided in Chapter C2 Housing Needs Assessment.

C3.2.3.3 Mortgage and Rehabilitation Financing
The availability of financing affects the ability of residents to purchase or improve a home. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants. The primary purpose of reviewing the lending activity is to determine whether home financing is available to city residents. The data presented in this section includes the disposition of loan applications submitted to financial institutions for home mortgages, home improvement, and refinance loans.

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

As discussed in Chapter 3, Regional Housing Constraints Analysis, of the total applications received for home purchase 54 percent of the loans originated while 6 percent were denied.

Conventional loans are made by the private sector (banks, mortgage companies, etc.) and are not guaranteed or insured by the United States (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, 49 percent of the conventional loans were originated, and 18 percent of the applications were denied.

Additionally, 43 percent of the government backed loans were originated and 10 percent of the applications were denied.

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

C3.2.3.4 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 Farmersville, the City of Farmersville
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average time between project approval and request for building permit is typically three to nine months but varies by type of project. Some projects take years to pull building permits and secure financing.

Single-family homes usually experience the least delay (three to nine months). Multifamily housing construction tends to be more complex and usually requires more time between entitlement and building permit issuance (six to nine months).

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

Recommended Action
The City will implement Housing Plan Program 12 to support moderate-income homeownership by advertising homeownership programs, such as Homes for Heroes and other moderate-income loan opportunities on the City’s website.

C3.2.4 Requests for Lower Development Densities
Requests for lower development densities in Farmersville are not common. The City has received one request on a small infill lot zoned for multifamily residential wherein the property owner is interested in building a single-family home. The recently completed Los Arroyos project, developed by Self-Help Enterprises, achieved a density of 73 percent of the maximum allowable density, which is below the 75 percent identified in the Site Inventory. This grid-neutral, zero-net energy project provides 108 units of affordable rental housing for low-income residents and farmworkers. The lower density was likely due to financial considerations related to affordable housing development.

C3.3 Governmental Constraints
Although local governments have little influence on market factors such as interest rates, local policies and regulations can impact where, how much, and what type of residential development is built. Land use controls, site improvement requirements, fees and exactions, and permit processing procedures, among other policies and regulations, may constrain the maintenance, development, and improvement of housing.

C3.3.1 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 Farmersville.

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C3.3.1.1 General Plan
Farmersville adopted its current General Plan in 2002. The Land Use Element of the City’s General Plan sets forth the vision, goals, and policies for the city’s urban form and land use patterns, including residential development.

The General Plan Land Use Element establishes land use categories that define the allowable uses and building densities/intensities throughout the city. The various types of housing units allowed in the city include single-family dwellings, multifamily dwellings, townhomes, condominiums, and mobile homes.

Residential densities in Farmersville cover a wide spectrum that promotes the development of various housing types.

The Farmersville General Plan contains the following residential land use designations:
 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.  Medium-High Density: maximum of 29 units per acre, or 84 persons per acre.

In addition, the Mixed Use Overlay designation encourages flexibility in new development by allowing for the combination of residential, office and commercial uses on one site, as well as by allowing densities consistent with the RM-2.5 zone, which allows one unit per 1,700 square feet of lot area.

The City has started work on a comprehensive update of the General Plan, expected to be complete in 2025.

Conclusion
The General Plan includes residential land use designations with a density range from one to 29 dwelling units per acre. The density ranges are sufficiently high to allow the development of affordable housing for all income levels. However, the persons per acre standard could be a constraint to development.

Recommended Action
The City will implement Housing Plan Program 7, to revise the Land Use Element to remove the standard for persons per acre for residential land use designations.

C3.3.1.2 Zoning Code
The City regulates the type, location, density, and scale of residential development primarily through the Zoning Code, as well as specific plan development codes. A zoning district is assigned to every parcel in the city and the Zoning Code identifies compatible uses. In general, the City’s zoning regulations are designed to balance the goal of providing a mix of residential and commercial land use types while protecting the health and safety of residents and preserving the character of existing neighborhoods.

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

The City’s Zoning Code allows residential uses in the following zoning districts:
 Urban Reserve Zone (U-R): The purpose of the U-R district is to preserve an agricultural or open space use, land suited to eventual development in other uses until such time as streets, utilities, and City of Farmersville
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other community facilities may be provided or programmed so as to ensure the orderly and beneficial conversion of these lands to non-agricultural use, and to provide appropriate areas for certain predominantly open uses of land which are not injurious to agricultural uses. The U-R district allows for single family dwellings as a permitted use. The minimum site area is 2.5 acres.  Single Family Residential Zone (R-1): The purpose of the R-1 district is to provide living areas where development is limited to low-density housing; to ensure adequate light, air, privacy, and open space for each dwelling; to provide space for community facilities needed to complement urban residential areas and for institutions which require a residential environment. The R-1 district allows for single family dwellings as a permitted use. The minimum site area is 6,000 square feet.  Multiple Family Residential Zone (RM): The purpose of the RM district is to provide residential areas which can accommodate a suitable mixture of more intensive land uses, including multiple family dwellings, community facilities and offices, compatible with the surrounding area and consistent with the General Plan. This district provides for two multiple family residential base zones: RM-2.5 and RM-4.0. The R-M districts allow for multifamily and single-family development as a permitted use. The minimum site area is 9,000 square feet for apartments and 8,400 square feet for duplexes.

Additionally, boarding and rooming houses are permitted in C-C (Central Commercial) and C-G (General Commercial) Zones.

The P-D (Planned Development) overlay zone may be applied with a CUP to parcels of land of any size in any zone which are found to be suitable for the proposed development. In the P-D overlay zone, all uses shall conform to the area, height, lot width and yard regulations required in the underlying zone except where the total development will be improved by a deviation from such regulations. Maximum increased density shall not exceed twenty-five percent of the standard density permitted in the zone, except as otherwise permitted by state law.

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.

C3.3.2 Residential Development Standards
Table C3-4 shows the development standards for residential zones. The minimum parcel area for residential zones ranges from 6,000 square feet to 2.5 acres. The front setback requirement ranges from 15 to 35 feet for all residential districts and 15 to 35 feet for all non-residential districts. Side setback requirements range from 5 to 12 feet for residential and nonresidential districts. Rear setback requirements range from 10 to 40 feet for all residential and nonresidential districts. The maximum height standard is 18 feet for the R-1 district and 30 feet for all districts. Maximum site coverage is 70 percent for the RM districts and no requirements were provided for the R-1 and U-R districts. Maximum density ranges from 0.4 units per acre in the U-R districts up to 25.62 units per acre in the RM-2.5 district. In cases where residential developers request reductions in lot size or modifications to development standards such as setbacks, the City is able to accommodate these requirements through the use of a Planned Development (PD) overlay.

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Table C3-4 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)
U-R 2.5 acres 35 10 to 20 40 30 30 No standard 0.4
O-S – 35 10 to 25 45 30 – – –
R-1 6,000 sq. ft. 25 5 to 7.5 10 18 18 No standard 7.26 RM-2.5 8,400 to 9,000 sq. ft. 15 5 to 10 10 30 30 70 25.62 RM-4.0 8,400 to 9,000 sq. ft. 15 5 to 10 10 30 30 70 10.89 Notes:

Developments on a corner lot in the U-R district require a setback of 20 feet on the street side.

In the O-S district, interior side set back is 10 feet and street side corner lot setback is 25 feet.

Two story homes in the R-1 district require a side setback of 7.5 feet.

In the RM districts, duplexes require 8,400 square foot parcel areas and apartments require 9,000 square feet.

Developments over one story in the R-M districts require a setback of 10 feet.

Source: Farmersville Zoning Code.

Conclusion
Development standards related to parcel area, setbacks, site coverage, and density do not constrain residential development. The City can accommodate requests for concessions on development standards through use of the Planned Development process. However, limiting maximum height to 30 feet in the RM-2.5 zone is a potential constraint to achieving the maximum density of 25.62 du/ac.

Recommended Action
The City will implement Housing Plan Program 6 to increase the maximum allowable height in the RM2.5 zone to accommodate the maximum allowable density.

C3.3.2.1 Parking
According to the Terner Center for Housing Innovation at UC Berkeley, parking can cost $25,000 to $75,000 per space to construct. However, given the age of data and the increased cost of land and construction costs discussed above, the costs per parking space are likely much higher.1 Parking provided in underground or structured parking facilities, or if required to be covered or enclosed, can significantly increase the cost of housing and could affect the feasibility of various housing projects in the city. In addition, requirements for parking space locations and maximum distances from dwelling units may also increase the cost of housing and affect the feasibility of housing projects. Requiring less parking not only reduces the project budget but can allow for more space to build additional housing units.

Table C3-5 provides the residential parking requirements in Farmersville. 1 Terner Center for Housing Innovation at UC Berkeley, 2016. Available at: http://ternercenter2.berkeley.edu/proforma/ City of Farmersville
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Table C3-5 Residential Parking Requirements
Residential Use Required Parking Spaces
Single-family units 2 per unit
Multifamily units Duplexes 2 per unit
Apartments 1.5 per unit
Senior residential units 1 per unit
Spaces for single family units require a garage or carport.

Multi-family units require one guest parking space per five dwelling units.

Source: Farmersville Zoning Code.

Conclusion
The residential parking requirements, which are standard per unit and not related to the number of bedrooms, may pose a constraint to residential development. The requirement of more than one parking space per unit for one-bedroom and studio multifamily units can be cost prohibitive to the development of such units.

Recommended Action
The City will implement Housing Plan Program 6 to revise parking requirements related to studios and one-bedroom multi-family units to require no more than one space per unit.

C3.3.2.2 Open Space and Park Requirements
Under Chapter 13.36 of the municipal code, the city requires that every person who subdivides land shall dedicate a portion of such land, pay a fee, or both, for the purposes of providing park and recreational facilities to serve future residents of the subdivision. The amount of land required to be dedicated by the subdivider is 0.003 acre per inhabitant which the subdivision is designed to accommodate. The number of subdivision inhabitants shall be determined using a formula of three and one-half persons per single-family dwelling unit or two persons per multifamily dwelling unit or mobile home. The City adopted the following open space impact fees in 2022:
 Detached Dwelling Unit: $6,267 per unit
 Attached Dwelling Unit: $5,410 per unit
 Mobile Home Unit: $4,601 per unit
Where private open space for park and recreational purposes is provided in a proposed subdivision and such space is to be privately owned and maintained by the future residents of the subdivision, such areas shall be credited against the requirement of dedication for park and recreation purposes or the payment of fees in lieu thereof, provided the City Council finds it is in the public interest to do so.

During the fourth and fifth housing element cycles, the City received a number of new applications for residential subdivisions, all of which met the City’s park land dedication or in-lieu fee requirements.

These recent trends indicate that the City’s dedication requirements do not impose undue financial constraints on development.

Conclusion
Open space and park requirements do not pose a constraint to residential development.

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Recommended Action
None required.

C3.3.2.3 Density Bonus
Density Bonus provisions are regulated in Chapter 17.88.050 of the Farmersville Municipal Code.

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.

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

An application for a density bonus may be made to the planning department on a form prescribed by the department. The application must be accompanied by a fee set by resolution of the City Council.

Government Code Section 65915 indicates that when an applicant seeks a density bonus for a housing development, the density bonus requirements are triggered when the residential development sets aside at least ten percent of the total units as affordable to low-income households; or at least five percent of the total units as affordable to very low-income households; at least ten percent of the total units as affordable for moderate-income households in a common-interest for sale development.

Further a density bonus request may be made when at least ten percent of the units are designed as large family household units or all units are reserved for senior citizens, or for a mobile home park restricted to senior citizen residents. Finally, a density bonus can be requested when a developer of affordable housing provides a site of at least one acre for the development of housing for target groups.

Development concessions or incentives that may be provided by the City of Farmersville 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 Farmersville which result in identifiable cost reductions. The number of incentives will be based on the following project affordability factors:
 For projects with at least five percent very low income, ten percent lower income, ten percent moderate income units, or ten percent large family units, one incentive or concession is required.  For projects with at least ten percent very low income, twenty percent lower income, twenty percent moderate income units, or twenty percent large family units, two incentives or concessions are required.
 For projects with at least fifteen percent very low income, thirty percent lower income, thirty percent moderate income units, or thirty percent large family units, three incentives or concessions are required.

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Processing of Density Bonus and Incentive Request
The Planning Department prepares a report on the density bonus application, which is reviewed by the Planning Commission. Within 10 days of adopting a resolution on the density bonus, the Planning Department forwards the Planning Commission's recommendation to the City Council and transmits a copy of the commission's resolution to the applicant. The City Council can approve, approve with modifications, or deny the density bonus application. The target units must be compatible in floor plan, furnishings, and exterior design to non-designated units. Further, the target units must be reasonably dispersed throughout the development. Each density bonus project shall record an affordable housing agreement and resale and/or rental restrictive covenant, or other equivalent document approved as to form by the City attorney.

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

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

Conclusion
Chapter 17.88.050: Density Bonuses was last updated in 2015. The Zoning Code should be updated to equally provide for density bonuses in all zoning districts where residential uses are permitted and to include provisions relative to density bonuses, incentives, and concessions as required by state law.

Recommended Action
The City will implement Housing Plan Program 6, which requires the City to revise the Zoning Code to refer to State Density Bonus Law.

C3.3.2.4 On- and Off-Site Improvement Standards
The typical improvements required by the city for development of property include curb, gutter, sidewalk, and street improvements. Extension of necessary utilities is also generally required as new subdivisions are developed. 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 Farmersville determines that the requirements are greater (and hence, more costly) than those necessary to achieve health and safety requirements in the community.2 Farmersville requires that the subdivider installs improvements in accord with the general requirements set forth in the City’s Zoning 2 U.S. HUD. 2007. Study of Subdivision Requirements as a Regulatory Barrier. https://www.huduser.gov/portal/publications/commdevl/subdiv_report.html Tulare County Association of Governments
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Code; however, the city engineer may require changes in typical sections and details if unusual conditions appertain to the subdivision or arise during the construction to warrant such change.

The Zoning Code states that all developers are responsible for improvements to underground utilities, including sanitary sewers and storm drains, streets and highways, structures, sidewalks, curbs, gutters, driveway approaches, water mains, fire hydrants, street signs, access barricades, streetlights, railroad crossings, and monuments. All required improvements must be constructed under the inspection of the director of public works and/or the city engineer. The cost of inspection of work is to be paid by the subdivider in an amount sufficient to pay for the inspection and no less than two percent of the estimated cost of improvements.

Public improvement requirements for housing projects in Farmersville are consistent with most other cities in the region. For single-family residential subdivisions, Farmersville requires the subdivider to install curbs, gutter, sidewalks, and roadways; extend sewer and water lines; and provide for storm drainage and park facilities. Multifamily housing projects, in addition to providing the above improvements, are required to provide on-site parking, landscaping and irrigation, and trash enclosures.

Improvement Standards
Public improvement standards and approximate values are listed below.  Local Street – 58-60-foot right of-way with 36 feet of paving, though 32-foot-wide streets have been allowed in planned unit development projects. 2 inches A.C. over 6 inches compacted aggregate.

Value: $155 per lineal foot.
 Curb and Gutter – 30 inches from asphalt pavement to back of curb, 7 ½ inches concrete over compacted native soil. Value: $11.50 per linear foot, dependent upon method of construction.  Sidewalk – 60 inches from back of curb, 4 inches concrete over compacted native soil. Value: range between $4.00 to $5.00/sf.
 Sewer Lateral – 4-inch PVC (dependent upon depth) with minimum slope of ¼-inch per foot. Value:
$35 per lineal foot.
 1-inch Water Service – 1 inch CTS polyethylene pipe, meter boxes, bronze saddles, straps, and bolts.

Value: $1,400 each.

Based on a review of recent projects, typical off-site costs for a single-family development in Farmersville total approximately $23,000 per unit, approximately seven percent of average 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 $16,000 per unit, approximately six percent of total development costs of $255,000 per unit. Costs for off-site improvements in Farmersville are typical of the region.

Conclusion
On/off site improvement standards for the City of Farmersville are typical of small cities and comparable to surrounding jurisdictions. It should be noted that once the improvements are completed, they are typically granted to the City which will be responsible for operating, maintaining, repairing, and 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/ City of Farmersville
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replacing the improvements in perpetuity. The city does not consider the requirements to be greater than those necessary to achieve health and safety requirements.

Recommended Action
None required.

C3.3.2.5 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. People 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 C3-6 summarizes the housing types permitted and conditionally permitted for the City of Farmersville.

Table C3-6 Residential Use Matrix
Residential Use U-R O-S R-1 R-M
Agricultural employee housing P P P
Apartments and Multifamily dwellings P
Boarding and rooming houses C
Duplexes P
Emergency housing P
Foster homes C C
Guest houses P P P
Manufactured and/or mobile homes P P P
Mobile home parks C C C
Nursing and convalescent homes C
Caretaker residence P P
Attached ADU P
Detached ADU P
Single-family dwellings P P P
Residential care homes (up to 6) P P
Residential care homes (7 to 14 persons) C C
Single room occupancy P
Supportive housing P P
Transitional housing P P
P = permitted by right
C = Conditional use permit required.

If left blank the use is not permitted.

Source: Farmersville Zoning Code.

Tulare County Association of Governments
Tulare County Regional Housing Element
C3-14
Manufactured Housing
Manufactured housing is permitted by right in the R-1, RM, and U-R districts. Manufactured housing is permitted by right as long as the unit is occupied only for residential purposes, the unit conforms to all the residential use development standards for single family structures applicable to the zone, the unit is certified under the National Manufactured Housing Construction and Safety Standards Act of 1974 and has been constructed after June 15, 1976, and the unit is attached to a permanent foundation system approved by the city building inspection division.

Conclusion
Farmersville’s manufactured housing requirements are not a constraint to development of this housing type.

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

Farmersville adopted a second unit ordinance in 2006. This ordinance allows the development of second dwelling units on R-1 zoned lots (Single Family Residential) that contain at least 6,000 square feet, the minimum lot size in the R-1 zone.

Farmersville allows the development of attached and detached ADUs by right in the R-1 district and requires that ADUs do not exceed 25 percent of the existing living area. ADUs are not permitted in any other residential district.

Conclusion
The City of Farmersville does not allow multiple ADUs on residential parcels and does not allow ADUs in multifamily and mixed-use zones, as required by state law.

City of Farmersville
Housing Constraints Analysis
2023-2031 Housing Element C3-15
Recommended Action
The City will implement Housing Plan Program 5, which directs the City to amend the Zoning Code to be in compliance with state law and promote the development of ADUs.

Multifamily
Duplexes, apartments, and multifamily dwellings are permitted by-right in the RM-2.5 and RM-4.0 districts.

Conclusion
Multifamily development requirements are not a constraint to residential development.

Recommended Action
None required.

Group Homes/Residential Care Facilities
Farmersville defines residential care homes as State authorized, certified, or licensed family care homes or foster homes serving six or fewer mentally disordered or otherwise handicapped persons or dependent and neglected children on a twenty-four-hour basis. Residential care homes of up to six residents are permitted by-right in the R-1 and RM districts, in accordance with state law. However, they are not permitted in the U-R zone, which contradicts state law since single-family dwellings are permitted in the U-R zone. Residential care homes with more than six residents require a Conditional Use Permit (CUP) in the R-1 and RM districts. There are no restrictions on groupings or concentrations of such homes in the Zoning Code. Further, the Zoning Code does not require improvements beyond those required for permitted uses in the zone (i.e., setbacks, parking, etc.).

Conclusion
Group homes/residential care facility requirements are a constraint to development of facilities with six or fewer residents. Facilities with six or fewer or seven or more residents should be allowed by right in all residential zones.

Recommended Action
The City will implement Housing Plan Program 6 to allow residential care facilities of six or fewer or 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.

Emergency Shelters
The City of Farmersville defines "emergency housing" as housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. Emergency shelters are allowed by-right in the R-M zone, which also allows residential uses. Emergency shelters must provide minimal supportive services for homeless persons that is limited to occupancy of six months in which no individual or household may be denied emergency shelter because of an inability to pay. Emergency housing is a permitted use in the RM zoning districts and is subject to development standards that apply to other residential uses in those zones. Development standards for emergency shelters housing are as follows:

Tulare County Association of Governments
Tulare County Regional Housing Element
C3-16
 Off-street parking: one parking space for every ten beds, plus one space per employee on the maximum shift.

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.

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

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

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

Identified sites with the R-M zone must have a minimum area of 200 square feet per unsheltered person to 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 Farmersville. To meet the requirements of AB 2339, 200 square feet per person, totaling 0.17 acres of appropriately zoned land, would be needed to potentially support emergency shelter uses. Table C3-7 lists the parcels that are zoned R-M that are within 0.5 miles of a public transit stop. These parcels have the potential capacity for 1,724 individuals in the R-M zone, which is significantly more than the 36 individuals counted in 2023. There are sufficient parcels that could provide space for potential emergency shelters to meet the requirements of AB 2339.

City of Farmersville
Housing Constraints Analysis
2023-2031 Housing Element C3-17
Table C3-7 Potential Emergency Shelter Capacity Analysis APN Acreage Realistic Capacity (beds) Vacant/Non-Vacant 130120005 0.48 104 Vacant
130132003 0.84 182 Non-vacant
130120021 1.15 250 Vacant
130120024 0.95 208 Non-vacant
130142016 0.35 76 Vacant
130132024 1.06 230 Vacant
130141009 0.42 91 Non-vacant
130050009 0.42 92 Vacant
130143008 0.25 55 Non-vacant
128330001 4.46 972 Vacant
Total for vacant sites 7.92 1,724
Source: City of Farmersville and Tulare County, 2023
Conclusion
The maximum stay requirements set forth for emergency shelters pose a constraint to housing access for residents experiencing homelessness. In addition, the definition of an emergency shelter is restrictive and Farmersville requires more parking than directed by state law.

Recommended Action
The City will implement Housing Plan Program 6 to revise the emergency housing definition in the Zoning Code and remove maximum stay requirements; revise the Zoning Code to be consistent with AB 2339, expanding the definition of emergency shelters to include other interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care and ensure that emergency shelters are only subject to objective development standards that apply to residential or commercial development within the same zone; and revise parking requirements for emergency shelters to comply with AB 2339.

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.

The City requires that transitional housing be operated under program requirements that call for 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. Transitional housing is permitted by right in the R-1 and RM districts but is not permitted in the U-R zoning district. “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 Tulare County Association of Governments
Tulare County Regional Housing Element
C3-18
residential uses subject only to those requirements and restrictions that apply to other residential uses of the same type in the same zone. Under state law (Government Code Section 65651), local regulations must comply with the following provisions:
 Use by Right: Supportive housing must be a use by right in zones where multifamily and mixed uses are permitted, including commercial zones permitting multifamily uses.  Affordability: Units must have a recorded affordability restriction for 55 years.  Income Restrictions: One hundred percent of units, excluding manager’s units, must be dedicated to lower-income households and receive public funding to ensure affordability.  Supportive Housing Units: At least 35 percent of the units or 15 units (whichever is greater) must be restricted to residents in supportive housing. If the development has fewer than 15 units, then 100 percent of the units must be for supportive housing.
 Onsite Services: Nonresidential floor area must be used for onsite supportive services, with specific requirements based on the number of units.
 Parking Requirements: No minimum parking requirements for units occupied by supportive housing residents if the development is within one-half mile of a public transit stop.  Objective Standards: Local governments can require compliance with objective, written development standards and policies that apply to other multifamily developments in the same zone.

The City requires that supportive housing have no limit on length of stay and provides residents with onsite or off-site services that assist the resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. This housing can include apartments, single-room occupancy residences, or single-family homes. Supportive housing is a permitted use in the R-1 and RM zones, subject to development standards that apply to other residential uses in those zones.

Conclusion
Transitional and supportive housing are not permitted by-right in accordance with state law. Singlefamily homes are permitted in the U-R zoning district, but transitional housing is not.

The City’s local regulations for supportive housing are not consistent with Government Code Section 65583. Consistent with state law, supportive housing is a use by right in the R-M and R-1 district.

However, single-family homes are permitted in the U-R zoning district, but supportive housing is not.

The regulations are also inconsistent with state law in that one parking space per unit, plus one per employee, is required (Section 17.80.020(F)) with no exception for supportive housing located near transit. Although the City would review supportive housing applications consistent with state law, the City should codify the other provisions in its local regulations.

Recommended Action
The City will implement Housing Plan Program 6 to revise the Zoning Code to permit transitional and supportive housing in all zoning districts that allow residential uses, subject to development standards that apply to other residential uses in that zone. Program 6 also includes an action to revise the parking regulations for supportive housing.

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 quarters or 12 units or spaces designed for use by a single City of Farmersville
Housing Constraints Analysis
2023-2031 Housing Element C3-19
family or household shall be deemed an agricultural land use. For all local ordinances, employee housing shall not be deemed a use that implies that the employee housing is an activity that differs in any other way from an agricultural use. No conditional use permit, zoning variance, or other zoning clearance shall be required of employee housing that is not required of any other agricultural activity in the same zone.

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

In Farmersville, housing for agricultural employees is allowed by-right in agricultural and residential zones (U-R, R-1, and R-M), subject only to the requirements of residential uses. However, agricultural employee housing is not permitted in other zones that allow agricultural uses, including the O-S and I zones.

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

Recommended Action
The City will implement Housing Plan Program 6 to amend the Zoning Code to ensure compliance with the Employee Housing Act (Health & Safety Code Section 17021.6).

Single Room Occupancy Units (SROs)
SROs are defined as a living or efficiency unit by California Health and Safety Code section 17958.1, intended or designed to be used as a primary residence by not more than two persons for a period of more than 30 consecutive days and having either individual bathrooms and kitchens or shared bathrooms and/or kitchens. Farmersville requires that all Single Room Occupancy (SRO) units provide a minimum floor area of 150 square feet and a maximum floor area of 400 square feet. These units may have kitchen or bathroom facilities and shall be offered monthly or longer. SROs are allowed by right in the RM district.

Conclusion
Requirements for SROs are not a constraint to the development of this type of housing in residential zones; however, this unit type is not allowed in zones that permit hotel or motel uses. Recent development trends indicate that older hotel or motel uses are good candidates for redevelopment as SRO units.

Recommended Action
The City will implement Housing Plan Program 6 to revise the Zoning Code to allow for the development of SROs in zones allowing hotel or motel uses.

C3.3.3 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.” Tulare County Association of Governments
Tulare County Regional Housing Element
C3-20
This section analyzes if the zoning policies and permitting procedures in Farmersville impose any constraints to persons with disabilities accessing appropriate and adequate housing in the city.

C3.3.3.1 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 Farmersville’s definition of family is as follows:
“Family” means one or more persons occupying a premises and living as a single housekeeping unit, as distinguished from a group occupying a boarding house, lodging house, or hotel, as defined in the Zoning Code.

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

Recommended Action
None required.

C3.3.3.2 Reasonable Accommodation Process
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.

Farmersville requires that people with disabilities are provided flexibility in the application of land use and zoning regulations and procedures, or even waiving certain requirements, when necessary to eliminate barriers to housing opportunities. This may include yard area modifications for ramps, handrails, or other accessibility improvements; hardscape additions, such as widened driveways, parking area or walkways; building additions for accessibility; tree removal; or reduced off-street parking where the disability clearly limits the number of people operating vehicles. Reasonable accommodation does not include accommodation which would impose an undue financial or administrative burden on the city or require a fundamental alteration in the nature of the city’s land use and zoning program.

City of Farmersville
Housing Constraints Analysis
2023-2031 Housing Element C3-21
Requests for reasonable accommodation are reviewed by the City Planner, using the criteria set forth in subsection 17.100.090(E). The City Planner shall issue a written decision on a request for reasonable accommodation within thirty days of the date of the application and may either grant, grant with modifications, or deny a request for reasonable accommodation in accordance with the required findings set forth in subsection 17.100.090(E).

Required Findings
The written decision to grant, grants with modifications, or deny a request for reasonable accommodation shall be consistent with fair housing laws and based on the following factors:

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.

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

Whether the requested accommodation would impose an undue financial or administrative burden on the city.

Whether the requested accommodation would require a fundamental alteration in the nature of the city's land use and zoning or building program.

In granting a request for reasonable accommodation, the reviewing authority may impose any conditions of approval deemed reasonable and necessary to ensure that the reasonable accommodation will comply with these findings including the following:
i. Inspection of the property periodically, as specified, to verify compliance with this section and any conditions of approval.
ii. Removal of the improvements, where removal could not constitute an unreasonable financial burden, when the need for which the accommodation was granted no longer exists.
iii. Time limits and/or expiration of the approval if the need for which the accommodation was granted no longer exists.
iv. Recordation of a deed restriction requiring removal of the accommodating feature once the need for it no longer exists.
v. Measures to reduce the impact on surrounding uses.
vi. Measures in consideration of the physical attributes of the property and structures. vii. Other reasonable accommodations that may provide an equivalent level of benefit and that will not result in an encroachment into required setbacks, exceed the maximum height, lot coverage, or floor area ratio requirement specified for the zone district; and viii. Other conditions necessary to protect the public health, safety, and welfare.

Conclusion
The findings of “measures to reduce the impact on surrounding land uses” and “other conditions necessary to protect the public health, safety, and welfare” may be subjective or overly broad for determining conditions of approval. This may place undue constraint on applicants. Additionally, the City’s Reasonable Accommodation Policy is not easily accessible on the city’s website.

Tulare County Association of Governments
Tulare County Regional Housing Element
C3-22
Recommended Action
The City will implement Housing Plan Program 6 to remove the potentially subjective findings for conditions of approval and implement Housing Plan Program 8 to provide a link to its Reasonable Accommodations policy on the Housing page of the City’s website with contact information for city staff who manage the application process.

C3.3.4 Planning and Development Fees
The City charges various fees and assessments to cover the cost of processing permits and providing certain services and utilities. Fees for a site plan review, variance, zone change, lot line adjustment, or annexation are higher than most other similarly sized jurisdictions in Tulare County, such as Exeter, Woodlake, and Dinuba. Table C3-8 describes some of the residential development planning fees for both single- and multifamily development.

Table C3-8 Residential Development Planning Fees
Fee Title Amount
Conditional Use Permit $1,780
CUP Amendment $955
CUP Extension $830
Site Plan Review $2,210
Minor Deviation $240
Variance $1,780
Zone Change $2,275
General Plan Amendment $2,275
Specific Plan Review/Amendment $2,275
Combined GP Amend/Zone Change Map $2,765
Combined Tent Tract/Planned Dev $4,765
Tentative Parcel Map $3,015
Tentative Tract Map $6,060
Lot Merger $1,515
Lot Line Adjustment $2,210
Annexation $9,125
Categorical Exemption $315
Environmental Impact Report Actual
Time Extension $830
Source: Farmersville Service Fee Schedule, dated January 1, 2022.

Table C3-9 shows development impact fees for single-family and multifamily developments, set into effect in July 2022.

The following information is provided on recent residential development in Farmersville. Self Help Enterprises (SHE) has completed Phase 1 and is nearing completion of Phase 2 of an affordable multifamily housing project called Los Arroyos. The project contains a total of 107 dwelling units (plus a manager’s unit).

City of Farmersville
Housing Constraints Analysis
2023-2031 Housing Element C3-23
According to SHE, the total hard cost construction of Los Arroyos I was $16,071,958 in addition to $1 million for land and solar combined ($212,500 land and $836,034 solar) and $1 million for fees and permits ($625,555 fees and $400,000 permits) for a total of approximately $18.1 million.

Farmersville received one application for a single-family residential development over the past 10 years, although that development was never completed. As such, data for single-family development is not available. However, costs are expected to be similar to neighboring smaller jurisdictions such as Woodlake, Exeter and Lindsay.

Table C3-9 Residential Development Fees
Number of Units
Cost Per Unit
Multifamily Single Family
Law enforcement facilities $2,318 $1,698
Fire Rescue facilities $1,870 $1,466
Circulation system facilities $411 $760
Storm drainage facilities $861 $2,623
Water distribution facilities $1,554 $2,097
Wastewater collection facilities $759 $808.00
General government facilities $1,122 $1,122
Library collection and computers $37 $44
Community center facilities $2,058 $2,384
Park land and park improvements $5,410 $6,267
Total per Unit $16,400.00 $19,269
Source: City of Farmersville, Adopted Summary of Development Impact Fees, July 1, 2022.

According to a 2019 National Impact Fees Survey of 37 jurisdictions in California, the average impact fees are $37,471 per single family unit and $21,703 per multifamily unit4 . Farmerville’s fees for a singlefamily unit and multifamily are less than the survey average.

Single-family and multifamily development fees in Farmersville are higher than similarly sized cities in the county, such as Exeter, Lindsay, and Woodlake. Fees for a single-family unit are approximately $19,269 in Farmersville and range from $12,009 to $16,482 in the cities of Exeter, Lindsay, and Woodlake. Similarly, fees for a multifamily unit are approximately $16,400.00 per multifamily unit in Farmersville and range from $11,478 to $15,486.67 per unit in other cities. Table C3-10 below shows a comparison of development fees in other Tulare County jurisdictions. 4 National Impact Fee Survey, 2019. Available at http://www.impactfees.com/publications%20pdf/2019survey.pdf Tulare County Association of Governments
Tulare County Regional Housing Element
C3-24
Table C3-10 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 higher than similarly sized cities and therefore may be a constraint to development.

Recommended Action
The City will implement Housing Plan Program 8 to review planning and development fees and revise fees to be competitive with other cities in the county.

C3.3.5 Permit Types
The City of Farmersville 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.

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. The Site Plan Review process follows objective approval standards and is not considered a constraint to development. The Site Plan Review Committee reviews the application and approves or denies a project within 15 days and provides a recommendation to the Planning Commission. The Planning Commission decides on the project (although this decision is not subject to a public hearing). The decision can be appealed to the City Council.

The findings for Site Plan Review are:

All applicable provisions of the Zoning Code are complied with.

The following are so arranged that traffic congestion is avoided and pedestrian and vehicular safety and welfare are protected and there will be no adverse effect on surrounding property:

Facilities and improvements
Vehicular ingress, egress and internal circulation
Setbacks
Location of service
Walls and Landscaping
Proposed lighting is deflected away from traffic areas and adjacent residential areas.

City of Farmersville
Housing Constraints Analysis
2023-2031 Housing Element C3-25
On-site signs will not interfere with visibility or traffic circulation.

The required findings shall conform to all established policies and regulations of the city.

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

That there are circumstances or conditions applicable to the land, structure or use which makes the granting of a use permit necessary for the preservation and enjoyment of a substantial property right.

That the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare, or materially injurious to, or inharmonious with, properties or improvements in the vicinity.

That the proposed location of the conditional use is in accordance with the objectives of the Code and the purposes of the district in which the site is located.

That the proposed use will comply with each of the applicable provisions of this ordinance. A use permit may be revocable, may be granted for a limited time period, or may be granted subject to such conditions as the Planning Commission may prescribe.

Requirements related to neighborhood character (“inharmonious with properties or improvements in the vicinity”) are subjective.

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

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

Conclusion
Findings for discretionary permits that require projects not to be “inharmonious with properties or improvements in the vicinity” are subjective.

Recommended Action
The City will implement Housing Plan Program 6 to revise findings for discretionary permits to be objective.

Tulare County Association of Governments
Tulare County Regional Housing Element
C3-26
C3.3.6 Permit Procedures and Processing Times
Farmersville contracts with consultants for planning and engineering services and contracts with Tulare County for building plan check and inspection services.

Processing of applications usually begins within days of receiving the application. A typical single family residential subdivision will require four to six months to process, from submittal of application to filing of final subdivision map with the Tulare County Recorder’s Office. Each processing phase of a typical residential subdivision is listed below along with the amount of time required to process each phase.

Subdivision applications that require an annexation typically add four months to the processing time.

The average number of days from entitlement to building permit is 199 days, or approximately 6 to 7 months, based on a review of projects from the past 18 months.

Table C3-11 Timelines for Permit Procedures
Type of Approval or Permit Typical Processing Time Approval Body Site Plan Review/Design Plan Review 4 - 6 weeks Planning Commission (PC) Minor Modifications 1 day City Staff
Conditional Use Permit 4 - 8 weeks PC
Variance 4 - 8 weeks PC
Zone Change 3 - 5 months PC and City Council (CC)
General Plan Amendment 3 - 5 months PC and CC
Tentative Subdivision Map 3 - 5 months PC, CC
Final Subdivision Map 4 - 6 weeks CC
Tentative Parcel Map 4 - 8 weeks PC, CC if easements
Final Parcel Map 4 - 6 weeks CC
Negative Declaration 2 months PC and CC
Environmental Impact Report 4 - 6 months PC and CC
Single Family Unit/Bldg. Permit Review 3 - 4 weeks Building Official Source: Farmersville Zoning Code
Table C3-12 shows the typical processing procedures by project type for Farmersville. As shown, singlefamily units have the shortest estimated processing times (one week) while planned unit development has the longest (3-4 months). Farmerville’s permit processing times are consistent with typical permit processing times for cities in Tulare County.

Table C3-12 Typical Processing Procedures by Project Type

One SingleFamily Unit Subdivision Multifamily UnitsPlanned Unit Development
Site Plan Review
Tentative Map Conditional Use Permit Conditional Use Permit Environmental
Assessment
Environmental
Assessment
Environmental
Assessment
Final Map
Final Map
Estimated Processing Time 1 week 2 - 3 months 2 months 3 - 4 months Source: Farmersville Zoning Code
City of Farmersville
Housing Constraints Analysis
2023-2031 Housing Element C3-27
Building Permits
Building permit review timelines for all projects are as follows depending on complexity and scope of work:
 First review: 1 to 20 working days
 Second review: 1 to 15 working days
 Third review: 1 to 15 working days
 Fourth review: 1 to 10 working days
 Fifth review: 1 to 10 working days
Conclusion
Permit procedures and processing times are not considered a constraint to development.

Recommended Action
None Required.

State Streamlining (SB 35)
Under the 5th Cycle Housing Element reporting period (2015-2023), the City of Farmersville has made insufficient progress toward its Above Moderate income RHNA and is subject to SB 35 streamlining provisions for projects that include at least 10 percent affordability. SB 35 requires that eligible projects be reviewed for compliance and consistency with the city’s objective standards and are not subject to discretionary processes, such as CEQA environmental review and public hearings. Eligible projects with 150 units or fewer must be approved within 90 days and projects with more than 150 units must be approved within 180 days.

The City has not adopted procedures for processing SB 35 applications nor has it created a checklist for SB 35 applications. There have been no projects approved through SB 35 ministerial approval in Farmersville.

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

Recommended Action
The City will implement Housing Plan Program 6 to establish written procedures for the processing of SB 35 and SB 330 projects pursuant to state law.

Permit Streamlining Act
The Permit Streamlining Act sets forth various time limits within which state and local government agencies must either approve or disapprove permits and provides that these time limits may be extended once by agreement between the parties. The City currently meets the timelines below and complies with the Permit Streamlining Act including streamlining determinate with 30-day CEQA determination:
 30 days to deem application complete/incomplete
 30-day period restarts with each resubmittal on an incomplete application.

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C3-28
 30 days to make environmental determination after an application is deemed complete  60 days after the environmental determination, including a finding that the project is exempt from CEQA, the City must take action to approve or disapprove the project. Applicants can agree to an additional 90 days to take action.

Conclusion
The City complies with the Permit Streamlining Act.

Recommended Action
None required.

C3.3.7 Short-Term Housing Rentals
Farmersville does not have a short-term housing rental program that regulates short-term vacation rentals in the jurisdiction. As of July 2023, there were no active VRBO and Airbnb rentals in the city.

Therefore, short-term rentals do not pose a constraint to long-term rental housing supply.

Conclusion
Short-term rentals are not considered a constraint.

Recommended Action
None Required.

C3.3.8 Code Enforcement
Building codes regulate the physical construction of dwellings and include, for example, the plumbing, electrical, and mechanical codes. Farmersville follows the 2013 Uniform Building Code (UBC) as established by state law and as such, has little control over State standards. There have been no local amendments to the UBC.

Building codes are enforced by the city through inspections. Inspections normally occur because of building permits for new construction, remodels, or rehabilitations. Other inspections may result from requests from individuals for assessments of building quality or from enforcement complaints or when the inspector notices construction occurring without permits. The City contracts with the Tulare County Building Department for plan check and inspection services.

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

The enforcement of building codes in the city is centered on the inspection of new construction and remodels or renovations requiring building permits. However, for existing structures, City staff prioritize code enforcement complaints according to the severity of the violation on the community and individuals. Situations that appear to pose a serious risk to health and safety are given top priority; City of Farmersville
Housing Constraints Analysis
2023-2031 Housing Element C3-29
others are pursued in the order in which they are received, as resources are available. In most cases for non-emergency complaints, a warning letter or courtesy notice is sent to the alleged violator to verify the status of the potential compliant and to obtain compliance.

Conclusion
The City has not adopted the most recent (2022) California Building Code.

Recommended Action
The City will implement Program 11 to adopt the most recent version of the California Building Code in the Zoning Code.

C3.3.9 Transparency in the Development Process
To increase transparency in the development process, the City’s website publishes resources that help developers and homeowners navigate the residential development and home improvement processes.

Information pertaining to planning and building is spread across multiple department webpages on the City’s website. The City’s Departments webpage (http://www.cityoffarmersvilleca.gov/196/Departments), Planning & Development webpage (http://www.cityoffarmersvilleca.gov/201/Planning-Development), and the Code Enforcement Division of the Fire Department webpage (http://www.cityoffarmersville-ca.gov/198/Code-Enforcement) provide links to planning and building permit resources, including permit information, online permit submittal, fee estimate calculator, and staff contacts. The zoning map and permit application checklists are available on the City’s website; however, links to these documents are broken and can only be accessed by directly searching for them.

Conclusion
While the City’s website provides information on permit processing, application checklists, zoning, and staff contacts, this information can be difficult to locate and is not easily accessible.

Recommended Action
The City will implement Housing Plan Program 8 to evaluate its compliance with the new transparency requirements per Government Code Section 65940.1(a)(1) and make changes as necessary, as well as update the City’s website to provide clear links to planning and building resources, applications, and checklists.

C3.3.9.1 Cumulative Impact of Development Standards
The housing element must analyze the cumulative effect of development standards on the development of housing and/or achieving densities after considering how all standards and/or ordinances relate to each other. In Farmersville, overly restrictive density requirements, parking requirements, height limits, multifamily requirements, together with comparably high development impact fees, may constrain development of multifamily housing.

C3.4 Environmental Constraints
A community’s environmental setting affects the feasibility and cost of developing housing.

Environmental issues range from the availability of water to the suitability of land for development due Tulare County Association of Governments
Tulare County Regional Housing Element
C3-30
to potential exposure to seismic, flooding, wildfire, and other hazards. If not properly recognized and accommodated in residential design, these environmental features could potentially endanger lives and property. This section summarizes environmental constraints to housing development in the city.

C3.4.1 Floodplains
Maps prepared by the Federal Emergency Management Agency indicate that portions of the city are within the 100-year and 500-year flood plains. Most of the 100-year flood plain area is situated west of Farmersville Boulevard, south of Walnut Avenue. Most of this area is fully developed. Much of the remaining area of the community including future growth areas are either in the 500-year flood zone or in areas of minimal or no flooding. The City has enacted measures to mitigate flood risk including elevated building pads and foundations above the known flood level. Complying with flood plain requirements (such as elevating building pads) does generate an added cost but is not a constraint.

C3.4.2 Seismic Zones
While Farmersville is in proximity to major California fault lines there is no specific threat or hazard from seismic ground shaking to residential development within the county, and all new construction will comply with current local and state building codes. Between the minimal historical hazard of earthquakes in the city and the use of the most current building codes and construction techniques, earthquakes pose a less than significant danger to residential development.

C3.4.3 Wildfire
The California Department of Forestry and Fire Prevention (CAL FIRE) has designated the entire city of Farmersville and surrounding area as “Local Responsibility Area Unzoned.” The City of Farmersville Fire Department is responsible for wildfire prevention activities in the city. While there are no fire severity zones within the city boundaries, the City ensures that developments comply with California Fire and Building Code requirements for health and safety though the city’s site plan review process.

C3.4.4 Soil
Agricultural uses may contaminate sites due to the use of pesticides and other chemicals. Soil contamination may be a concern if a Phase One Environmental Site Assessment determines there is a potential for soil contamination and contamination is substantiated by a Phase Two study. The City ensures that the necessary steps are taken to clean up residual hazardous wastes on any contaminated sites proposed for redevelopment or reuse. Soil evaluations are required as needed to ensure that risks are assessed, and appropriate remediation is provided. Developing housing on these sites can involve costs to remediate contaminated soil or groundwater. The remediation cost would typically be on the developer to address the clean-up and potential site contamination is not considered a constraint.

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

Recommended Action
None required.

City of Farmersville
Housing Resources and Site Inventory Analysis
2023-2031 Housing Element C4-1
C4 Housing Resources and Site Inventory
Analysis
This section documents the methodology and results of the Site Inventory analysis conducted to demonstrate the City of Farmersville’s ability to meet the 6th cycle Regional Housing Needs Allocation (RHNA). Infrastructure, services, and financial and administrative resources that are available for the development, rehabilitation, and preservation of housing in the City of Farmersville are also discussed in this chapter. Background information on regional development trends and analysis are included in Chapter 4, Regional Housing Resources.

The Site Inventory was developed through the analysis of development trends, the identification of vacant land, and community input. Community engagement events included an online, interactive community survey, where residents identified areas for potential future residential development throughout Farmersville, and a virtual community workshop held via Zoom on May 31, 2023.

C4.1 Regional Housing Needs Allocation (RHNA)
This Housing Element covers the planning period of December 2023 through December 2031 (also referred to as the 6th housing cycle). The Tulare County Association of Governments (TCAG), as the Metropolitan Planning Agency for the Tulare County region, is responsible for preparing the RHNA for the region based on recent growth trends, income distribution, and capacity for future growth. This methodology must align with state objectives, including but not limited to:
 Promoting infill, equity, and environmental protection  Ensuring jobs-housing balance
 Affirmatively furthering fair housing
Farmersville must identify adequate land with appropriate zoning and development standards to accommodate its RHNA or assigned share of the region’s housing need. Farmersville’s RHNA is 654 units, which is distributed among five income categories, as shown below in Table C4-1.

Tulare County Association of Governments
Tulare County Regional Housing Element
C4-2
Table C4-1 Farmersville 2023-2031 RHNA
Income Category (Percent of Tulare
County Area Median Income [AMI]) Number of Units Percent of Total Units Extremely Low (< 30% of AMI)* 68 10.4%
Very Low (30 to 50% of AMI) 67 10.2%
Low (51 to 80% of AMI) 83 12.7%
Moderate (81% to 120% of AMI) 121 18.5%
Above Moderate (> 120% of AMI) 315 48.2%
Total 654 100%
* The RHNA does not project the need for extremely low-income units, but pursuant to state law (AB 2634), the City must project its extremely low-income housing needs based on Census income distribution or assume 50 percent of the very low-income units required by the RHNA as extremely low-income units. The City’s very low-income requirement is 135 units. The number of extremely low-income units that the City must plan for shown here was projected using Census data. According to the Comprehensive Housing Affordability Strategy (CHAS), data developed by HUD, 40.5 percent of households in the city earned less than 50 percent of the AMI. Among these households,

50.4 percent earned incomes below 30 percent (extremely low-income). Therefore, the City’s RHNA allocation of 135 very low-income units was distributed as 68 extremely low-income (50.4 percent of the 135 very low-income units required by the RHNA) and 67 very low-income units. However, for purposes of identifying adequate sites for the RHNA allocation, state law does not mandate the separate accounting for the extremely low-income category.

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

C4.2 Meeting the RHNA
Each jurisdiction must identify adequate land with appropriate zoning and development standards to fulfill its required RHNA. Jurisdictions can use planned and/or approved projects, estimated accessory dwelling unit (ADU) production, and vacant and/or underutilized sites to accommodate the RHNA. In some cases, rezoning must occur to ready sites for future residential development.

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

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

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

C4.2.1 RHNA Credits
The City may use units in approved and/or permitted residential developments which will be completed within the planning period, and anticipated ADU production, as credit towards fulfillment of its RHNA.

Planned and Approved Projects
Residential developments approved and permitted, but not yet built (also called “pipeline projects”) can be credited towards the City’s RHNA provided it can be demonstrated that the units can be built by the end of the 6th cycle planning period. Similarly, units that have not yet received a building permit as of June 30, 2023, can also be credited towards the RHNA. Affordability (the income category in which the units are counted) is based on the actual or projected sale prices, rent levels, or other mechanisms establishing affordability of the units within the project. Pipeline projects that can count toward the City’s 6th cycle RHNA are listed in Table C4-2.

City of Farmersville
Housing Resources and Site Inventory Analysis
2023-2031 Housing Element C4-3
Figure C4-1 shows the locations of pipeline projects. For the purposes of analysis in this Housing Element, the city is divided into four neighborhoods:
 East Farmersville
 North Farmersville
 South Farmersville
 West Farmersville
These pipeline projects are mostly concentrated in North and South Farmersville and consist of singlefamily and multifamily projects. Eagle Meadows includes moderate-income units available through financing from the United States Department of Agriculture (USDA) and the Federal Housing Administration. The Gardenia Courtyard apartments and Los Arroyos are able to achieve all low-income units through tax credits. Affordability is ensured in these units through deed restrictions tied to financing and tax credit requirements. There are no known barriers that would preclude development of these projects.

Tulare County Association of Governments
Tulare County Regional Housing Element
C4-4
Table C4-2 Pipeline Projects
Map
ID Project Name
Assessor’s
Parcel Number
(APN)1
Very LowIncome
Units
LowIncome
Units
ModerateIncome
Units
Above
ModerateIncome UnitsTotal
Units
Affordability
Mechanism Status
1 Eagle Meadows 130040014, -020 0 0 0 242 242 N/A Tentative Subdivision Map approved at City Council on
December 16, 2024. The
applicant is working to prepare
and file the Final Map.

Construction is expected to begin
in 2025.
2 Gardenia
Courtyards
111290015 0 82 0 0 82 Deed Restriction Application submitted. Funding approved. Construction to begin
in 2025.
3 Los Arroyos 129010082 107 0 0 0 107 Deed Restriction Construction was completed in 2024.

Total 107 82 0 242 431
1 An assessor's parcel number is a series of numbers/digits that are used as a file number to inventory or identify property. Each parcel is assigned an APN that corresponds to a location on a page in a book of maps maintained by the County Assessor's Office.

City of Farmersville
Housing Resources and Site Inventory Analysis
2023-2031 Housing Element C4-5
Figure C4-1 Pipeline Projects
Tulare County Association of Governments
Tulare County Regional Housing Element
C4-6
The City currently observes an average of three to four weeks between the approval of a project and the submittal of a building permit application. Once a permit is issued, the duration from permit issuance to construction varies significantly based on the size of the project. For individual residences, construction is generally completed within approximately eight months. However, larger subdivisions can take five to 10 years to complete due to their size and complexity. When considering entitlement expirations, permits for developments tend to expire more frequently compared to permits for individual residences. Rarely do individual residential permits expire once construction begins. Subdivisions, however, may experience delays or permit expiration due to the need to develop infrastructure and requirements to meet conditions of approval.

Considering the City’s past trends of project approvals and the current status of these projects, all units are expected to receive Certificates of Occupancy by 2027, well before the end of the 2023-2031 planning period. At this time, there are no known barriers that would preclude development of these projects. The City will monitor these projects through Housing Plan Program 2 and identify alternative sites if projects do not appear on track for development.

C4.3 Summary of RHNA Credits
The City can satisfy a large portion of its RHNA requirement with planned and approved units. Since no ADU permits were recorded during the previous planning period, ADUs are not assumed to contribute to the overall share of RHNA. As shown on Table C4-3, the City must demonstrate the availability of sites with appropriate zoning and development standards that allow and encourage the development of at least 28 very low-income units, 1 low-income unit, 121 moderate-income units, and 73 above moderateincome units. The City’s RHNA obligation for low-income units is accommodated through pipeline projects, resulting in a remaining RHNA of zero for these income categories.

Table C4-3 Remaining Share of RHNA
Affordability Category
(Percent of AMI) RHNA Allocation
Units Pending or Approved
or under Construction Estimated ADUs Remaining RHNA
Very-Low 135 107 0 28
Low 83 82 0 1
Moderate 121 0 0 121
Above Moderate 315 242 0 73
Total 654 431 0 222
C4.4 Nonvacant Sites
The Housing Element must analyze the extent to which existing uses may impede additional residential development on nonvacant inventory sites. The City’s Site Inventory accommodates approximately 28 percent of its lower-income RHNA, 42 percent of its moderate-income RHNA, and none of its above moderate-income RHNA on vacant sites. The remaining 72 percent of lower-income RHNA, 58 percent of moderate-income RHNA, and 100 percent of above moderate-income RHNA are proposed on sites currently being used for agriculture.

Nonvacant sites in the Site Inventory have comparable predevelopment characteristics to developed residential projects in the region. As discussed in Chapter 4, Regional Housing Resources, residential development in Tulare County has occurred primarily on vacant sites and sites used for agriculture. Each City of Farmersville
Housing Resources and Site Inventory Analysis
2023-2031 Housing Element C4-7
site is located in a residential zone and would not require rezoning to allow for housing development.

Market conditions, site characteristics, and regional trends indicate a high likelihood of redevelopment of nonvacant sites.

C4.4.1 Redevelopment of Existing Uses
Of the 1315 sites included in the City’s Site Inventory, nine are vacant and six four are on sites with currently operational agricultural uses (nonvacant sites). All six four nonvacant sites are currently zoned for residential uses. The City anticipates development of these sites to accommodate medium and medium high-density residential uses. The City does not consider existing uses in these areas to impede housing development, as regional development trends indicate that sites zoned for residential with agricultural uses are likely to be redeveloped with residential projects.

C4.4.2 Market Demand
Demand for residential development of agricultural land in the San Joaquin Valley is high, and driven by the critical need for more housing, necessity for less water-intensive land use, and the declining property values of agricultural lands due to constrained water resources. The Sustainable Groundwater Management Act (SGMA) has significantly impacted agricultural land use throughout California.

Groundwater sustainability plans now require landowners in groundwater sustainability basins to reduce their groundwater use, which could result in the fallowing of between 500,000 and 900,000 acres of cropland in the San Joaquin Valley. Residential development is a much less water intensive use than cropland.1 Counties throughout the San Joaquin Valley have noticed decreasing property values for agricultural lands in response to limited water supply.2 Between 2016 and 2018, 74,641 acres of farmland and grazing lands were converted to other uses in California, including 37,583 acres of land that were urbanized.3 Approximately 44,942 acres were urbanized between 2014 and 2016.4 In Tulare County, 4,300 acres of land were urbanized between 2010 and 2020.5 California Department of Conservation data from 1984 to 2022 shows land classified as farmland around Farmersville has been converted to urban uses, primarily in North Farmersville. 6 Trends illustrating local conversion of
farmland to urban uses are further supported by recent development throughout Farmersville and the region, where properties previously used for agricultural purposes were redeveloped with housing, as detailed in Redevelopment Trends on Agriculture Sites, below.

C4.4.3 Site Characteristics
In considering sites, the City identified land with residential zoning to facilitate the development of a variety of housing types. The nonvacant sites are currently zoned R-1 and RM-2.5. 1 Hanak, Ellen, et al. 2023. Managing Water and Farmland Transitions in the San Joaquin Valley. Public Policy Institute of California. https://www.ppic.org/publication/managing-water-and-farmland-transitions-in-the-san-joaquin-valley/ 2 Willis, Natalie. 2024. SGMA Breakdown of the 2024 Trends in Agricultural Land and Lease Values. https://www.valleyagvoice.com/asfmraconference-unveils-insights-into-agricultural-land-values/ 3 California Department of Conservation. 2023. California Farmland Conversion Report 2016-2018. https://www.conservation.ca.gov/dlrp/fmmp/Documents/fmmp/pubs/2016-2018/FCR/FCR_1618_Report.pdf 4 California Department of Conservation. California Farmland Conversion Report 2014-2016. https://www.conservation.ca.gov/dlrp/fmmp/Pages/2012-2014_Farmland_Conversion_Report.aspx 5 California Department of Conservation. Tulare County Important Farmland Data Availability, Historic Land Use Conversion. 2020. https://www.conservation.ca.gov/dlrp/fmmp/Pages/Tulare.aspx 6 California Department of Conservation. 2022. California Important Farmland: 1984-2022. https://maps.conservation.ca.gov/dlrp/ciftimeseries/
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All nonvacant sites are currently used for agricultural production. Based on development and economic trends, the City anticipates that existing agricultural uses will cease during the planning period, freeing the sites for residential development. This is consistent with redevelopment trends and all pipeline projects with existing agricultural uses outlined below in Redevelopment Trends on Agriculture Sites. In considering future residential development, the City determined that the nonvacant sites currently used for agricultural purposes could facilitate the development of a variety of housing types given redevelopment potential and the high probability of turnover, as seen in Table C4-4.

Table C4-4 Nonvacant Sites
Site Address Description
Size
(Acres)
Capacity
(Units)
Achieved
Density
(du/ac)
Site 1
E Citrus Dr & N
Rose Ave
APN 129-010-017-
000
Neighborhood:

East Farmersville
This 12.31-acre site with an existing agricultural operation is currently zoned R-1 which is intended for low-density residential housing. With its current zoning designation, the site could accommodate 67 dwelling units, with an
achieved density of 5.45 dwelling units per acre. Site 1 is an infill site adjacent to a single-family residential
subdivision, church, and elementary school.Development
trends with similar predevelopment characteristics:
 Cameron Creek in Farmersville: Previous use
agriculture; zoned R-1; similar adjacent uses (singlefamily residences and agriculture); 4.14 dwelling units per acre achieved density
 Eagle Meadows in Farmersville: Previous use
agriculture; zoned R-1; adjacent uses (single-family
residences and agriculture); 4.94 dwelling units per
acre achieved density
 Villas at Sierra Meadows in Porterville: Previous use agriculture; similar low-density residential zoning,
similar adjacent uses (single-family residences and
agriculture); 12.31 acres parcel size; 80 units, 6.5
dwelling units per acre achieved density
 Olivewood Estates in Woodlake: Previous use
agriculture; similar low-density residential zoning,
similar adjacent uses (single-family residences and
agriculture); 13.90 acre parcel size; 60 total units, 4.32 dwelling units per acre achieved density
 Rodeo Estates I in Woodlake: Previous use agriculture; similar adjacent uses (single-family residential
subdivision, agriculture, and elementary school); 4.38
dwelling units per acre achieved density

12.31 67 5.45
Site 2
W Tulare St & S
Ventura
APN 130-030-014-
000
Neighborhood:

South Farmersville
This 28.28-acre site with an existing agricultural operation is currently zoned R-1. With its current zoning
designation, the site could accommodate 153 dwelling
units, with an achieved density of 5.45 dwelling units per acre. Site 2 is adjacent to single-family residential
subdivisions and agricultural uses.

Development trends with similar predevelopment
characteristics:
 Cameron Creek in Farmersville: Previous use
agriculture; zoned R-1; 36.5 acres parcel; similar
adjacent uses (single-family residences and
agriculture), 151 total units; 4.14 dwelling units per
acre achieved density

28.28 153 5.45
City of Farmersville
Housing Resources and Site Inventory Analysis
2023-2031 Housing Element C4-9
Site Address Description
Size
(Acres)
Capacity
(Units)
Achieved
Density
(du/ac)
 Eagle Meadows in South Farmersville adjacent to Site
2: Previous use agriculture; zoned R-1; 49 acre parcel; similar adjacent uses (single-family residences and
agriculture); 4.94 dwelling units per acre achieved
density
 Hillside Estates in Woodlake: Previous use agriculture; similar low-density residential zoning; 28.5 acre parcel size; similar adjacent uses (single-family residences on large lots, single-family residential subdivisions, and agriculture)
 Villages at Stonecreek IV in Los Banos: Previous use
agriculture; similar low-density residential zoning;

31.4 acre parcel; similar adjacent uses (single-family
residential subdivisions and agriculture), 160 total
units; 5.1 dwelling units per acre achieved density
Site 12
S Farmersville Blvd
& W Tulare St
APN 130-030-023-
000
Neighborhood:

South Farmersville
This 10-acre site with an existing agricultural operation is currently zoned RM-2.5. With its current zoning
designation, the site could accommodate 200 dwelling
units, with a density of 20 dwelling units per acre. Site 12 is adjacent to single-family residential subdivisions and agricultural uses.

Development trends with similar predevelopment
characteristics:
 Village at Shannon Parkway Apartments in Visalia:

Previous use: agriculture, similarly located adjacent to the city limits, residential subdivisions, and near
agricultural uses; 216 total units; 23.98 dwelling units per acre achieved density
 Regency Court Apartments in Merced: Previous use
agriculture; similarly located adjacent to city limits, residential subdivisions, and near agricultural uses;
216 total units; 23.38 dwelling units per acre achieved density
10 200 20
Site 13
W Ash St & N
Mariposa
APN 128-080-002-
000
Neighborhood:

West Farmersville
This 37.78-acre site with an existing agricultural operation is currently zoned R-1. With its current zoning
designation, the site could accommodate 205 dwelling
units, with a density of 5.45 dwelling units per acre. Site 13 is adjacent to single-family residential subdivisions and agricultural uses.

Development trends with similar predevelopment
characteristics:
 Cameron Creek in West Farmersville: Previous use
agriculture; zoned R-1; 36.5-acre parcel; similar
adjacent uses (single-family residences and
agriculture); 151 total units; 4.14 dwelling units per
acre achieved density
 Eagle Meadows in Farmersville: Previous use
agriculture; zoned R-1; 49-acre parcel; adjacent uses
(single-family residences and agriculture); 242 total
units; 4.94 dwelling units per acre achieved density
 Villages at Stonecreek IV in Los Banos: Previous use
agriculture; similar low-density residential zoning;

37.78 205 5.45
Tulare County Association of Governments
Tulare County Regional Housing Element
C4-10
Site Address Description
Size
(Acres)
Capacity
(Units)
Achieved
Density
(du/ac)

31.4-acre parcel; similarly located near the city
boundary and adjacent to single-family residential
subdivisions and agricultural uses; 160 total units; 5.1 dwelling units per acre achieved density
 Westbrook in Los Banos: Previous use agriculture;
similar low-density residential zoning; 37.81-acre
parcel; similarly located near the city boundary and
adjacent to single-family residential subdivisions and
agricultural uses; 162 total units; 4.28 dwelling units per acre achieved density
 Brookside Subdivision in Porterville: Previous use
agriculture; similar low-density residential zoning;
similarly located adjacent to the city boundary, singlefamily residential subdivisions, and agricultural uses;

38.35-acre parcel; 229 total units; 5.97 dwelling units per acre achieved density
Redevelopment Trends on Agriculture Sites
The San Joaquin Valley region has primarily experienced redevelopment of previously vacant sites and on parcels that have required the conversion of agricultural uses to residential development. Examples of recent projects in the region that converted sites from operational agricultural uses to residential uses are listed on Table C4-5. There are four sites in the Farmersville Site Inventory that are currently utilized for active agricultural operations. Sites 1 and 2 are active orchards and sites 12 and 13 are used for hay production. These sites are not under Williamson Act contracts and there are no conditions that would impede residential development. Existing agricultural uses like orchards and hay production can be easily ceased, and it is easy to clear the land and repurpose it for development. Unlike agricultural processing or dairy uses, orchards and hay production do not typically require extensive infrastructure or investment. These sites are located in prime locations for residential development and are adjacent to existing multi-family uses, residential subdivisions, and community resources.

These sites range in size from 10 to 38 acres, with an average size of 22 acres. The sites exhibit predevelopment characteristics that are consistent with regional trends observed on redeveloped sites.

The largest site is approximately the same acreage as the recently developed Westbrook development in Los Banos. Another site is 28.3 acres, approximately the same size as the Hillside Estates development in Woodlake.

Table C4-5 Redevelopment Trends and Pipeline Projects on Sites with Operational Agriculture
Jurisdiction Project Name Parcel Size (acres) Total Units Achieved Density (du/ac) Tulare County
Woodlake Hillside Estates 28.5 75 2.2
Woodlake Olivewood Estates 13.9 60 4.32
Woodlake Antelope Estates 36.0 140 3.89
Woodlake Rodeo Estates I 42.0 184 4.38
Woodlake Rodeo Estates I 42.0 184 4.38
City of Farmersville
Housing Resources and Site Inventory Analysis
2023-2031 Housing Element C4-11
Jurisdiction Project Name Parcel Size (acres) Total Units Achieved Density (du/ac) Visalia Village at Shannon Parkway
Apartments

9.24 216 23.38
Farmersville Cameron Creek 36.50 151 4.14
Farmersville Eagle Meadows 49.00 242 4.94
Porterville Villas at Sierra Meadows 12.31 80 6.50
Porterville Brookside Subdivision 38.35 229 5.97
Merced County
Dos Palos Stocking Street 9.83 44 4.48
Livingston Manzanita 51.33 213 4.15
Livingston Sundance Village 21.63 97 4.48
Los Banos The Villas 58.95 231 3.92
Los Banos Westbrook 37.81 162 4.28
Los Banos Villages at Stonecreek IX 19.4 72 3.71
Los Banos Villages at Stonecreek IV 31.4 160 5.1
Merced Regency Court Apartments 9.80 180 18.37
Los Banos Villages at Stonecreek IV 31.4 160 5.1
Given redevelopment trends for active agricultural sites, the City does not anticipate existing operational agricultural uses to impede residential development on agricultural land.

C4.4.4 Lower-Income Unit Development
Five sites in the Site Inventory are identified for the development of lower-income units. Four of these sites are currently vacant and one is currently used for agricultural operations. All sites are currently zoned for RM-2.5, which allows a maximum of 25.62 units per acre. The proposed Gardenia Courtyards apartment complex, currently in the development pipeline, is in the same zoning district and is projected to provide 142 lower-income units. Several similar projects in the region and the broader San Joaquin Valley have been successfully developed with lower-income units, including sites previously used for agricultural operations. In Woodlake, the Mulberry Estates and Antelope Creek Estates projects that are in the development pipeline have existing agricultural uses and are suitable for lower-income housing development. In Tulare County, recent projects with deed-restricted units were developed on sites previously used for agricultural operations. The Ben Maddox-K property was developed with 292 deed-restricted (affordable) units on 10.8 acres (27 units per acre), and the Lovers-Caldwell property was developed with 342 lower-income units on 11.4 acres (30 units per acre).

C4.5 Development Trends
As discussed in detail in Chapter 4.4, Regional Housing Resources, Development Trends, the development characteristics in the region indicate that most of the recently developed residential projects, or projects that are planned to be developed, are on vacant land or land zoned for agricultural use. Approximately one-third of the regional development trend projects include housing affordable to very low- and low-income households. The densities of these projects range from 2.63 to 60.00 dwelling units per acre due to the various zoning requirements per jurisdiction and use of state density bonus.

The average density of projects is approximately 16 dwelling units per acre, with 99 percent density achieved. Projects located in low density residential zones averaged 92 percent density achieved, Tulare County Association of Governments
Tulare County Regional Housing Element
C4-12
projects located in medium density residential zones averaged 96 percent density achieved, and projects high density residential zones achieved 105 percent of allowable density.

Of the projects discussed in Chapter 4.4, Regional Housing Resources, Development Trends, one of the recently approved residential developments is in Farmersville. Los Arroyos is a multifamily affordable housing complex which achieved 73 percent of the maximum density allowed by the zone, as seen in Table C4-6. The combined planned projects listed in Table C4-2 are projected to achieve an average density of 11.14 units per acre and an average density achievement of 80 percent of allowable density.

Table C4-6 Farmersville Development Trends
Project Name
Total
Units Acreage Density Zoning District
Zoning District
Density (du/ac)
Number
of Units
Allowed
Percent
Density
Achieved
Los Arroyos
(completed)
108 5.81 18.59 Multifamily 25.62 148.87 73%
Farmersville Average 18.59 73%
Regional Average 16.18 99%
C4.5.1 Realistic Development Capacity
Site-specific conditions and development standards, such as open space or parking requirements, may limit the development capacity of a given site. To account for this, the City assumes that the development capacity on each site will be less than the full development capacity allowed by the parcel's zoning or land use designation. To determine a realistic development capacity on the sites in the Site Inventory, the City reviewed the typical densities of recently developed projects and projects in the development pipeline in Farmersville and throughout the region. To determine a realistic development capacity on the sites in the inventory, the City reviewed the typical densities of recently developed projects and projects in the development pipeline in Farmersville and in the region as a whole. As discussed in Chapter 4.4, Regional Housing Resources, Development Trends, the average percentage of achieved maximum density for projects collectively in the region is 99 percent. Based on the local and regional trends, the City conservatively assumes the realistic capacity of each site would be 75 percent of the maximum density allowed under the applicable zoning or General Plan designation. The City will implement Housing Plan Program 2 to ensure that an inventory of adequate sites with appropriate densities remain available throughout the planning period to accommodate the RHNA. Additionally, the City will annually meet with property owners and interested developers to pursue housing development at full capacity.

The Site Inventory includes parcels in three residential zoning districts with varying allowable densities and development standards. The City’s Zoning Code classifies each site into the following zones:
 Single-Family Residential (R-1): This district allows single-family residential uses with a maximum residential density of 7.26 dwelling units per acre.
 Multifamily Residential (RM-4.0): This district allows multifamily residential units with one unit per 4,000 square feet of lot area, equal to a maximum density of 10.89 units per acre.  Multifamily Residential (RM-2.5): This district allows multifamily residential units with one unit per 1,700 square feet of lot area, equal to a maximum density of 25.62 units per acre.

Table C4-7 details the realistic capacity of available sites by zoning district.

City of Farmersville
Housing Resources and Site Inventory Analysis
2023-2031 Housing Element C4-13
Table C4-7 Realistic Capacity of Sites by Zoning District Zoning District
Total
Acreage
Maximum
Density
Realistic
Density
LowerIncome Units
ModerateIncome
Units
Above
ModerateIncome UnitsTotal
Units
R-1 78.37 7.26 5.45 0 0 425 425
RM-2.5 15.92 25.92 20 110 206 0 316
Total 94.29 110 206 425 741
C4.6 Site Inventory
A description of development capacity by neighborhood is provided below. Sites are listed in Table C4-8 and shown geographically on Figure C4-2.

The table of sites includes the following items in the column heading order from left to right:
 Map Identification number (a unique reference number assigned by the City to reference the parcel on each map)
 Address or nearest cross street
 APN (Government Code Section 65583.2(b)1))
 Size in acres (Government Code Section 65583.2(b)(2))  General Plan land use designation (Government Code Section 65583.2(b)(2))  Zoning designation (Government Code Section 65583.2(b)(2))  Description of existing uses (Government Code Section 65583.2(b)(3))  Minimum allowable density by zone
 Maximum allowable density by zone
 Inventoried income level (units appropriate for lower-, moderate-, above moderate-income households) (Government Code Section 65583.2(c))
 Total number of units realistically assumed on the site  Opportunity category as designated by the California Tax Credit Allocation Committee (TCAC)7 C4.6.1 East Farmersville
East Farmersville is bounded by Avenue 288 to the north, Visalia Road to the south, city boundaries to the east, and Farmersville Boulevard to the west. This neighborhood consists primarily of single-family residential, with a large portion of the northern end zoned for schools. East Farmersville is designated as an Urban Unzoned Fire Hazard8 area and in an area of minimal flood hazard9 . This neighborhood can
accommodate one site with an assumed capacity of 67 above-moderate-income units. The site located in this neighborhood is currently used for agricultural purposes and designated as an area of High Segregation and Poverty by TCAC.
7 Resource levels designated by TCAC/HCD denote access to economic and educational opportunities such as low-cost transportation, jobs, and high-quality schools and the quality of environmental factors in the area such as proximity to hazards and air quality. TCAC has a composite opportunity score for each census tract. Source: https://www.treasurer.ca.gov/ctcac/opportunity/2023/methodology.pdf 8 The Urban Unzoned Fire Hazard is defined as an urban area that does not have a severity assigned because it does not have the same degree of risk for wildfire than other zones fire hazard areas. https://osfm.fire.ca.gov/divisions/community-wildfire-preparedness-andmitigation/wildfire-preparedness/fire-hazard-severity-zones/ 9 The City has the Flood Hazard designation of “X” and “AH”. Zone X is the area determined to be outside the 500‐year flood and protected by levee from 100‐ year flood. Zone AH means that the area has a one percent annual chance of shallow flooding, usually in the form of a pond, with an average depth ranging from 1 to 3 feet. These areas have a 26% chance of flooding over the life of a 30‐year mortgage.

Tulare County Association of Governments
Tulare County Regional Housing Element
C4-14
C4.6.2 North Farmersville
North Farmersville is bounded by city boundaries to the north, east, and west, and Avenue 288 to the south. This area primarily consists of industrial and commercial uses, with some single-family residential.

North Farmersville is designated as Non-Wildland/Non-Urban Fire Hazard area and in an area of minimal flood hazard. This neighborhood has a modest capacity for residential units. North Farmersville cannot accommodate housing opportunity sites.

C4.6.3 South Farmersville
South Farmersville is bounded by city boundaries to the south, east, and west, and Visalia Road to the north. This neighborhood primarily consists of single-family and multifamily (RM-2.5) residential and commercial space. Most of the sites in South Farmersville are designated as an Urban Unzoned Fire Hazard area, with one site identified in a Non-Wildland/Non-Urban Fire Hazard area and in an area of minimal flood hazard. Based on community input highlighting the opportunity for housing development along West Visalia Road and west of Farmersville Junior High, residentially zoned parcels 130-142-016, 130-143-008, 130-120-005, 130-132-003 (shown as Sites 3 through 10 respectively in Figure C4-2) in South Farmersville have been included in the Site Inventory. South Farmersville has the largest development potential in the city. South Farmersville can accommodate 11 sites with an assumed capacity of 110 lower-income units, 206 moderate-income units, and 153 above moderate-income units.

This area is suitable for low- and moderate-income units due to its proximity to Snowden Elementary School and commercial uses along Visalia Road and Farmersville Boulevard. The sites identified in this area are currently vacant, with two currently used for agricultural purposes. Both sites are located in areas designated by TCAC as Moderate Resource areas or High Segregation and Poverty. Site 12 (Hester Annexation) was annexed into the city in 2025.

City of Farmersville
Housing Resources and Site Inventory Analysis
2023-2031 Housing Element C4-15
Figure C4-2 Farmersville Site Inventory
Tulare County Association of Governments
Tulare County Regional Housing Element
C4-16
Table C4-8 Farmersville Site Inventory
Map
ID
Site Address
or Street APN Acres Land Use Zoning Current Use
Minimum
Density
Maximum
Density
LowerIncome
Capacity
ModerateIncome
Capacity
Above
ModerateIncome
Capacity
Total
Capacity
TCAC Opportunity
Category
East Farmersville
1 E Citrus Dr &
N Rose Ave
129010017 12.31 MDR R-1 Agriculture 0 7.26 0 0 67 67 High Segregation & Poverty
Total 0 0 67 67
South Farmersville
2 W Tulare St &
S Ventura
130030014 28.28 MDR R-1 Agriculture 0 7.26 0 0 153 153 Moderate Resource 3 274 S Ventura Ave 130050009 0.42 MHDR RM-2.5 Vacant 0 25.62 0 8 0 8 High Segregation & Poverty
4 192 E Oakland St 130141009 0.42 MHDR RM-2.5 Vacant 0 25.62 0 8 0 8 High Segregation & Poverty
5 394 S Camelia Ave 130142016 0.35 MHDR RM-2.5 Vacant 0 25.62 0 7 0 7 High Segregation & Poverty
6 E Oakland St &
S Rose Ave
130143008 0.25 MHDR RM-2.5 Vacant 0 25.62 0 5 0 5 Moderate Resource 7 W Visalia Rd &
S Dode Ave
130120005 0.48 MHDR RM-2.5 Vacant 0 25.62 0 9 0 9 High Segregation & Poverty
8 233 W Visalia Rd 130120021 1.15 MHDR RM-2.5 Vacant 20 25.62 9 14 0 23 High Segregation & Poverty
9 251 W Visalia Rd 130120024 0.95 MHDR RM-2.5 Vacant 20 25.62 7 12 0 19 High Segregation & Poverty
10 Corner of S Rose
Ave/E Visalia Rd
130132024 1.06 MHDR RM-2.5 Vacant 20 25.62 8 13 0 21 High Segregation & Poverty
11 208 S Magnolia Ave 130132003 0.84 MHDR RM-2.5 Vacant 20 25.62 6 10 0 16 High Segregation & Poverty
12 S Farmersville Blvd
& W Tulare St
(Hester Annexation)
1300300231 10.00 MHDR RM-2.5 Agriculture 20 25.62 80 120 0 200 High Segregation & Poverty
Total 110 206 153 469
City of Farmersville
Housing Resources and Site Inventory Analysis
2023-2031 Housing Element C4-17
Map
ID
Site Address
or Street APN Acres Land Use Zoning Current Use
Minimum
Density
Maximum
Density
LowerIncome
Capacity
ModerateIncome
Capacity
Above
ModerateIncome
Capacity
Total
Capacity
TCAC Opportunity
Category
West Farmersville
13 W Ash St 128080002 37.78 MDR R-1 Agriculture 0 7.26 0 0 205 205 Moderate Resource Total 0 0 205 205
Farmersville Total 110 206 425 741
1Site (Hester Annexation) was annexed into the city in 2025.

Tulare County Association of Governments
Tulare County Regional Housing Element
C4-18
C4.6.4 West Farmersville
West Farmersville is bounded by Avenue 288 to the north, Visalia Road to the south, city boundaries to the west, and Farmersville Boulevard to the east. This neighborhood primarily consists of single-family residential. West Farmersville is designated as a Non-Wildland/Non-Urban Fire Hazard area in an area of minimal flood hazard. Based on community input highlighting the opportunity for housing development southeast of West Visalia Road and Farmersville Boulevard. West Farmersville can accommodate one site with an assumed capacity of 205 units affordable to above moderate-income households. The site identified in this area is currently used for agricultural purposes and are in TCAC-designated Moderate Resource areas of the city.

C4.6.5 Sites Used in Previous Planning Periods
In accordance with Government Code Section 65583, vacant parcels from both the 4th and 5th RHNA cycles and non-vacant parcels from the 5th RHNA cycle may be reused in this Housing Element to accommodate lower-income housing, provided they are rezoned to allow projects that have at least 20 percent of the units set aside as affordable for lower-income households to be allowed by-right (i.e., can be approved administratively without requiring Planning Commission or City Council approval). One site identified in the Site Inventory are subject to this by-right requirement, as shown on Table C4-9. The City will update the Zoning Code to address by-right approval requirements for these sites, as specified in Housing Plan Program 3.

Table C4-9 Sites Used in Previous Planning Periods
Address APN Acres Land Use Zoning Existing Use Total Units 208 S Magnolia Ave 130132003 0.84 MHDR RM-2.5 Vacant 16 Total 0.84 16
C4.6.6 Adequacy of Residential Site Inventory in Meeting RHNA The Site Inventory identifies sites to accommodate 110 lower-income units, 260 moderate-income units, and 425 above moderate-income units on 13 sites. No sites smaller than 0.5-acre in size are used to accommodate lower-income housing.

Of the identified sites, nine are vacant and four are located on land currently used for agriculture. All sites are in a residential zone and would not require rezoning to allow for housing development. Since the land is currently zoned for residential uses, the existing agricultural uses are not subject to the Williamson Act. Regional trends indicate the high likelihood of redevelopment of sites with agricultural uses to residential development; therefore, existing uses on these sites are not considered an impediment to redevelopment.

The Site Inventory includes a surplus of 81 lower-income units, giving the city a 37 percent buffer for this income category. The summary of the residential Site Inventory is presented in Table C4-10.

City of Farmersville
Availability of Infrastructure and Services
2023-2031 Housing Element C4-19
Table C4-10 Adequacy of Residential Site Inventory
Lower-Income Moderate-Income
Above
Moderate-Income Total
RHNA Allocation 218 121 315 654
Planned and Approved Units 189 0 242 431
ADUs Anticipated 0 0 0 0
Remaining RHNA 29 121 73 223
East Farmersville 0 0 67 67
South Farmersville 110 206 153 469
West Farmersville 0 0 205 205
Total Units on Sites 110 206 425 741
Total Unit Surplus 81 85 352 518
Percent Buffer over RHNA 37% 70% 112% 232%
C4.7 Availability of Infrastructure and Services
The City’s Public Works Department ensures the continued maintenance and improvement of the City’s infrastructure. This includes all public utilities provided by the City: domestic water, refuse/recycling collection, wastewater treatment, sanitary sewer services, and street and signal maintenance. The City will ensure adequate capacity of all infrastructure and utilities to accommodate the housing growth discussed in this Housing Element. The City has a Comprehensive Infrastructure Master Plan that guides the installation of infrastructure in greenfield areas. All sites identified in the inventory have existing and available infrastructure that can support residential development. Within one week of adoption, the City will provide a copy of the adopted 2023-2031 Housing Element to the City’s Public Works Department, pursuant to Government Code Section 65589.7.

C4.7.1 Wastewater System
The Farmersville Department of Public Works is responsible for the safe collection, transportation, and treatment of all wastewater generated by residential, industrial, and commercial customers in the City of Farmersville. In 2021, the City opened a new wastewater treatment facility to meet the growing demand. With this new facility, there are no capacity issues anticipated with new development. The City confirms there is sufficient wastewater capacity to serve the capacity of the Site Inventory.

C4.7.2 Potable Water System
The City of Farmersville provides water service to developed properties in its city limits. The City pumps groundwater from seven wells (with an additional well out of service) located throughout the community, that produce up to two million gallons of water per day.

The City prepared a Comprehensive Infrastructure Master Plan (CIMP) in 2012 which served to amend and update previous utility master plans. The CIMP establishes programs to upgrade and expand the water system with future wells, distribution lines, and a storage tank. Although a new well site is recommended to increase the water production to accommodate peak hour demands with more development, the City confirms there is sufficient water supply to serve the capacity of the Site Inventory.

Tulare County Association of Governments
Tulare County Regional Housing Element
C4-20
C4.7.3 Storm Water and Drainage
Storm drainage infrastructure within the community is provided by the City of Farmersville. The City is divided into 26 individual drainage sub-areas. Most of these sub areas discharge drainage water into one of the canals or creeks running through the city. Several discharge into retention basins. The City has adopted a storm drainage master plan that identifies improvements that will be necessary to serve future development in the planning area. This master plan was augmented with preparation of the Comprehensive Infrastructure Master Plan in 2012, which prescribes future improvements to the system. As with other utilities, project developers are responsible for installing storm drainage improvements to serve their site. Existing and planned storm drainage and infrastructure is sufficient for development of the Site Inventory.

C4.7.4 Dry Utilities
Dry utilities are defined as electricity, natural gas, cable, and telephone services. In Farmersville, each dry utility has one provider: Southern California Edison supplies electricity, Southern California Gas provides natural gas service, and Spectrum provides telecom services. The City does not anticipate any limitations on the provision of dry utility service to the sites in the inventory.

C4.8 Environmental Considerations
Environmental constraints to housing development in Farmersville include risk of wildfire, earthquakes, landslides and erosion, and flooding, as discussed in C3, Housing Constraints Analysis. The sites identified in the Site Inventory are all located outside of identified wildfire and flood zones. The City does not anticipate environmental remediation to be needed on sites currently used for agriculture.

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

C4.8.1 Opportunities for Energy Conservation
Farmersville has established, and will continue implementation of, the following programs related to energy conservation:

Amending the Subdivision Ordinance to require solar orientation of streets.

Weatherization programs for senior and low-income households. The rehabilitation of housing units using Community Development Block Grant (CDBG) funds.

Implementation of a solar program, adopting reduced building permit fees for the installation of residential solar power systems.

Rehabilitation Program with Self Help Enterprises by rehabilitating housing units using CDBG funds to include energy conservation improvements.

Additionally, the City has partnered with Southern California Edison and Valley Innovative Energy Watch to make cost-effective and lasting changes to the way the city uses energy. Southern California Edison also offers Demand Response Programs. These programs allow customers to reduce energy consumption during peak demand hours.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-1
C5 Affirmatively Furthering Fair Housing
Analysis
C5.1 Introduction
This section of the Housing Element analyzes issues relating to fair housing for the City of Farmersville.

This analysis is based on the directives from State Assembly Bill (AB) 686. Background information on AB 686, countywide fair housing services, data sources, and analysis of the regional Affirmatively Furthering Fair Housing (AFFH) issues are included in Chapter 5, Regional Affirmatively Furthering Fair Housing Analysis. The data contained throughout this chapter may differ from the data included in Chapter C2, Housing Needs Assessment, based on HCD recommended data sources for AFFH analyses and the availability of data at the time the document was written.

C5.2 Methodology
This local AFFH analysis evaluates fair housing issues on the following topics:
 Fair Housing Enforcement and Outreach Capacity
 Integration and Segregation Patterns and Trends
 Racially and Ethnically Concentrated Areas of Poverty  Disparities in Access to Opportunity
 Disproportionate Housing Needs
 Local Area Knowledge and Stakeholder and Community Input  Other Relevant Factors
 Analysis of Housing Site Inventory Using AFFH Indicators This analysis identifies patterns and trends at the local level. Where appropriate, the analysis refers to the regional AFFH analysis provided in Chapter 5, Regional Affirmatively Furthering Fair Housing Analysis, which analyzes patterns and trends of the county and Tulare County/Kings County/Fresno County tri-county area.

For the purposes of this analysis, the city is divided into five neighborhoods: North, South, East, West, and Downtown Farmersville (Figure C5-1). These neighborhoods were based on the City’s planning documents, including the General Plan, as well as local knowledge from City staff. Most of the geographic analysis of fair housing issues in Farmersville is based on the California Department of Housing and Community Development (HCD) AFFH Data Viewer described in Chapter 5, Regional Affirmatively Furthering Fair Housing Analysis. The AFFH Data Viewer relies on information provided by the United States (U.S.) Census and other data sources at the census tract and block group level. The data contained throughout this chapter may differ from the data included in Chapter C2, Housing Needs Assessment, due to the availability of data at the time of drafting.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-2
Figure C5-1 Farmersville Neighborhoods
City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-3
For reference, the area south of the main city limits (south of South Farmersville) that is not connected to the rest of the city consists entirely of the Farmersville Wastewater Treatment Plant. This area does not contain any existing housing units and residential uses are not allowed so this area is not included in this analysis. While the Wastewater Treatment Plant is shown on figures throughout the analysis, it is part of a larger census tract that includes portions of East and South Farmersville and unincorporated parts of the county.

There are three census tracts in the city, two of which overlap large areas within the unincorporated part of the county (Census Tracts 06107001602 and 06107001400). Downtown, East, West, and South Farmersville are all comprised of parts of Census Tracts 06107001601 and 06107001602, while North Farmersville is comprised of Census Tract 06107001400.

C5.3 Summary of AFFH Analysis Findings
Similar to other cities in Tulare County, Farmersville has a high percentage of non-white residents (92 percent of all residents) and low-income households (66 percent of all households). Overall, rates of overcrowding and cost burden are high among homeowners and renters. In addition, the California Tax Credit Allocation Committee (TCAC) opportunity mapping, which identifies areas with characteristics shown by research to support positive economic, educational, and health outcomes for low-income families, indicates low access to economic, educational, and environmental opportunities throughout most of the city. Compared to other areas of the city, North Farmersville has a slightly lower percentage of non-white households, lower poverty rates, slightly higher median income, and newer housing units.

North Farmersville is also the only part of the city that is considered a high resource area. While North Farmersville has slightly more positive income characteristics and a lower percentage of non-white residents, it is largely similar to the rest of the city with a high percentage of Hispanic/Latino residents and high percentage of low- and moderate-income (LMI) populations.

Below is a summary of AFFH analysis findings by neighborhood in Farmersville.

North Farmersville
•Slightly lower percentage of
non-white residents
•Lower percentage of LMI
residents and lowest
percentage of residents living
below the poverty line
•Highest median household
income
•Lowest percentage of renters
•Lowest percentage of
overcrowding and lowest
percentage of homeowners
experiencing overpayment
•Highest resource areas
East and Downtown
Farmersville
•High concentration of nonwhite residents, LMI
populations, residents living
below the poverty line
•Lowest household median
income
•High rates of overcrowding and
overpayment
•Highest percentage of older
structures
•Low-income residents are at
risk of displacement
•Area of high segregation and
poverty
West and South
Farmersville
•High concentration of nonwhite residents and residents living below the poverty line
•Lower percentage of LMI
residents
•Lowest household median
income
•High percentage of
overcrowding and high
percentage of homeowners
experiencing overpayment
•Area of high segregation and
poverty and moderate
resource areas
Tulare County Association of Governments
Tulare County Regional Housing Element
C5-4
C5.4 Data Sources
To conduct this analysis, the City utilized data from a variety of sources discussed in Chapter 5, Regional Affirmatively Furthering Fair Housing Analysis. The Community Development Block Grant (CDBG) Consolidated Plan and Analysis of Impediments (AI) were used to identify issues that impede fair housing choice. Additionally, the analysis includes a discussion of historic land use and segregation patterns and input from sources of local knowledge, including advocates for people with special needs, housing development and advocacy organizations, housing and social services providers, and lowincome residents. The data contained throughout this chapter may differ from the data included in Chapter C2, Housing Needs Assessment, based on HCD recommended data sources for AFFH analyses and the availability of data at the time the documents were written.

City staff and Self-Help Enterprise were also consulted in December 2024 on local knowledge for all subjects related to fair housing.

C5.5 Fair Housing Resources
Enforcement and Outreach Capacity
The City of Farmersville works with the Fair Housing Council of Central California (FHCCC), a nonprofit organization, to provide fair housing information and resources to residents and housing providers. The FHCCC investigates complaints involving housing discrimination and predatory lending practices to ensure compliance with federal and state housing laws. The City also works with the Housing Authority of Tulare County (HATC) and Self-Help Enterprises to respond to complaints of housing discrimination for rental housing and homeownership opportunities.

Compliance with Existing State and Federal Fair Housing Laws The fair housing assessment should include a description of state and local fair housing laws and how the City complies with those laws. These laws include the following:
 Fair Housing Act; Title VI of the Civil Rights Act of 1964. The City complies by ensuring its actions related to housing are not discriminatory through City protocols, decision-making procedures, and adhering to non-discrimination requirements of federal funding programs.  Rehabilitation Act of 1973. See Fair Housing Act; also, the City complies through its accessibility protocols, administered and enforced by the City’s American Disabilities Act (ADA) Coordinator. See https://www.cityoffarmersville-ca.gov/348/ADA---section-504  American Disabilities Act (ADA). The City complies with the ADA through building permit review and issuance and as described in this Housing Element.
 California Fair Employment and Housing Act (FEHA) Regulations. The City complies with FEHA and its regulations through established City protocols, decision making, legal counsel, and advisement.  Government Code Section 65008. The City Zoning Code is written to ensure that the City’s actions regarding the development of housing for very low, low, moderate, and middle income persons and households or emergency shelters for the homeless, are not discriminatory. Programs have been included in this Housing Element to remove constraints and facilitate housing for all households, including protected classes (e.g., programs regarding residential care facilities, emergency shelters, etc.).

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-5
 Government Code Section 8899.50. Chapter C5, Affirmatively Furthering Fair Housing Analysis, of this Housing Element documents compliance with Affirmatively Furthering Fair Housing requirements.
 Government Code Section 11135 et seq. The City complies with anti-discrimination requirements through the City’s Human Resources programs and the City’s procurement protocols.  Density Bonus Law (Gov. Code, Section 65915.). The City will update its density bonus ordinance to comply with the new provisions as part of the updates to the Zoning Ordinance (Housing Plan Programs 6 and 9).
 Housing Accountability Act (Gov. Code, Section 65589.5.). The City has documented compliance with the Housing Accountability Act as described in Chapter C3, Housing Constraints Analysis.  No-Net-Loss Law (Gov. Code, Section 65863). The City has documented compliance with sufficient capacity for RHNA and will ensure compliance with no-net loss via required annual reporting to HCD.  Least Cost Zoning Law (Gov. Code, Section 65913.1). Housing Plan Program 2 ensures that sufficient land is zoned with appropriate standards to accommodate the City’s RHNA.  Excessive subdivision standards (Gov. Code, Section 65913.2.). The City’s subdivision standards are not excessive and are in compliance with the Government Code.  Limits on growth controls (Gov. Code, Section 65302.8.). The City complies as the City does not maintain any restrictions on the number or timing of housing development. The City’s General Plan does establish the Urban Development Boundary; however, the boundary extends beyond the city limits and does not limit housing development within the city.  Housing Element Law (Gov. Code, Section 65583, esp. subds. (c)(5), (c)(10).). This Housing Element documents compliance with state Housing Element Law.

The City of Farmersville ensures compliance with these laws through the City’s daily operations, with any complaints referred to the City Attorney and/or the City Manager for investigation and action, as appropriate. The City has not been a part of any lawsuits, settlements, for enforcement actions related to fair housing or civil rights. Further analysis of the City’s compliance with fair housing laws is also provided in Chapter C3, Housing Constraints Analysis, of this Housing Element.

C5.6 Ability to Address Complaints
The City is limited in its ability to address fair housing complaints directly. The City refers fair housing issues and complaints to FHCCC, the HATC, and the State Department of Fair Employment and Housing.

The Department of Fair Employment and Housing (DFEH) maintains a record of housing discrimination complaints filed in local jurisdictions.

Fair housing complaints based on discrimination are also reported to the U.S. Department of Housing and Urban Development’s (HUD) Office of Fair Housing and Equal Opportunity (FHEO). Based on data provided by HUD, one FHEO inquiry was reported in Farmersville between 2013 and 2021. This inquiry was not considered an official case and did not provide a basis for understanding fair housing issues.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-6
C5.7 Segregation and Integration Patterns and Trends
Race and Ethnicity
Farmersville has a greater percent of Hispanic/Latino residents than most of Tulare County and the Tulare County/Fresno County/Kings County tri-county area. Hispanic/Latino residents comprise nearly 90 percent of the city’s residents, which is a greater percentage than every city in the county except the city of Woodlake. Throughout most of the city, between 61 and 80 percent of residents identify as nonwhite, as shown in Figure C5-2. In small portions of North Farmersville, between 41 and 60 percent of residents identify as non-white. However, this census tract overlaps with parts of North Farmersville that includes large areas of the unincorporated county, and it is likely that the trends presented in these areas may not accurately represent the population in this neighborhood.

Over the past decade, the percent of Hispanic/Latino residents increased in Farmersville, while the percent of non-Hispanic/Latino white residents decreased (Table C5-1). The percentage of all other races and ethnicities only saw small increases or decreases, and remained small, between zero and one percent.

Table C5-1 Population by Racial Group (City of Farmersville) Race
Percent of Population
2011 2021
Hispanic/Latino 81.7% 89.7%
Not Hispanic/Latino
White 16.4% 8.3%
Black/African American 0.0% 0.7%
Asian/Pacific Islander 0.0% 0.0%
Native American/Native Alaskan 1.1% 0.3%
Other or Multiple Races 0.9% 0.1%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2007-2011, 2017-2021), Table DP05.

The AFFH Data Viewer identifies the degree to which areas have a predominant racial/ethnic majority.

The predominant racial/ethnic group in each census tract is that with the largest population. Throughout the entire city, the racial/ethnic majority is Hispanic/Latino (Figure C5-3). Downtown and East Farmersville and portions of West and South Farmersville have the greatest majority of Hispanic/Latino residents. North Farmersville has the smallest majority of Hispanic/Latino residents. However, as previously
stated, North and South Farmersville are included in
census tracts that also include large portions of
unincorporated county lands, and the AFFH Data
Viewer may not accurately represent the population
living in those neighborhoods of Farmersville.

According to Othering and Belonging Institute (OBI)
racial segregation/integration data, most of
Farmersville has a low-medium level of segregation
based on race/ethnicity (neither highly segregated nor
integrated) (Figure C5-4). North Farmersville is
Farmersville has a significantly larger
Hispanic/Latino population than Tulare
County and the tri-county area. The
percentage of residents that identify as
Hispanic/Latino are as follows:
 Farmersville: 90%
 Tulare County: 66%
 Tri-County Area: 58%
City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-7
considered racially integrated (i.e., racial demographics do not differ greatly from the surrounding region) and at least 20 percent of the population is Black/African American and Hispanic/Latino.

Persons with Disabilities
As referenced in Chapter C2, Housing Needs Assessment, approximately 13 percent of the population in Farmersville (1,174 residents) reported living with one or more disabilities, slightly less than the percent of residents living with a disability in Tulare County (12 percent) and the tri-county area (12 percent).

The most common disability in the city is ambulatory difficulty, defined as having serious difficulty walking or climbing stairs (Figure C5-5). Disabilities are most prevalent among senior residents.

Approximately 33 percent of residents aged 65 and over have a disability, whereas five percent of residents under 65 years old have a disability. In addition, Asian American/Pacific Islander and Black/African American residents reported the highest rates of disability by racial/ethnic group, at 80 percent and 51 percent, respectively.

Throughout the entire city, between 10 to 20 percent of the population has a disability (Figure C5-6).

There are no concentrated areas of residents living with a disability in Farmersville.

As shown in Figure C5-7, there is one adult residential facility in Farmersville. Due to Farmersville’s small size (less than three square miles), the facility is generally accessible to all Farmersville residents. Local knowledge indicates that the larger concern in Tulare jurisdictions is ensuring lower income households have access to medical care.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-8
Figure C5-2 Percent of Total Non-White Population (City of Farmersville) Source: AFFH Data Viewer, 2023.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-9
Figure C5-3 Predominant Populations (City of Farmersville) Source: AFFH Data Viewer, 2023.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-10
Figure C5-4 Racial Segregation and Integration (City of Farmersville) Source: AFFH Data Viewer, 2023.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-11
Figure C5-5 Disability by Type (City of Farmersville)
Notes: These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed.

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

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-12
Figure C5-6 Percent of Population with a Disability (City of Farmersville) Source: AFFH Data Viewer, 2023.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-13
Figure C5-7 Percent of Population with a Disability and Residential Care Facillities (City of Farmersville)
Source: AFFH Data Viewer, 2024, and Department of Developmental Services, 2024.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-14
Familial Status
As described in Chapter C2, Housing Needs Assessment, familial status refers to the presence of children under the age of 18 and the marital status of the head of the household. Families with children may face housing discrimination by landlords who fear that children will cause property damage. Examples of differential treatment that are potentially discriminatory include limiting the number of children in an apartment complex or confining households with children to a specific location. Single-parent households are also protected by fair housing law.

Household composition in Farmersville is similar to that of the county. As of 2021 (latest available data), households with children comprised approximately 38 percent of the total households in the city.

Married-couple families with children comprised the largest share of households with children (58 percent), followed by female, single-parent households (35 percent). Male householders with children comprised seven percent of all households with children. Single-parent, female-headed households are more likely to rent than own, comprising approximately 32 percent of all renter-occupied households in the city but only two percent of owner-occupied households (Table C5-2).

Table C5-2 Tenure by Household Type and Presence of Children (City of Farmersville) Household Type
Residing in
Owner-Occupied
Household
Percent of Total
Owner-Occupied
Households
Residing in
Renter-Occupied
Household
Percent of Total
Renter-Occupied
Households
Percent of
Households
with
Children
Married Couple Family,
with Children Present
225 22.4% 386 21.7% 58%
Single-Parent, Male
Householder, no Spouse
Present
34 3.4% 42 2.4% 7%
Single Parent, Female
Householder, No Spouse
Present
323 32.2% 41 2.3% 35%
Total Households with
Children Present
582 58.0% 469 26.4%
Total Households 1,004 1,775
Source: U.S. Bureau of the Census, American Community Survey (ACS), Table B25115 Tenure by Household Type and Presence and Age of own Children, 2017-2021 Estimates.

East, Downtown, North, and parts of West and South Farmersville have the highest percentage of children living in female-headed, single-parent households (Figure C5-8). In most of West and South Farmersville less than 10 percent of children live in female-headed, single-parent households.

The percentage of children residing in married-couple households is lowest in North Farmersville, where between 40 and 60 percent of children live in married-couple households (Figure C5-9). Throughout the rest of the city, between 60 and 80 percent of children live in married-couple households.

There are four child care facilities in Farmersville, located in East, West, and South Farmersville. All child care facilities are located in tracts where more than 20 percent of households are single-parent femaleheaded households. Due to Farmerville’s small size, child care facilities are accessible to most residents.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-15
Figure C5-8 Children in Female-Headed Households, No Spouse/Partner Present (City of Farmersville)
Source: AFFH Data Viewer, 2023.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-16
Figure C5-9 Children in Married-Couple Households (City of Farmersville) Source: AFFH Data Viewer, 2023.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-17
Figure C5-10 Children in Female-Headed Households, No Spouse/Partner Present and Child Care Facilities (City of Farmersville)
Source: AFFH Data Viewer, 2024, and Department of Developmental Services, 2024.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-18
Household Income
Household income is directly connected to the ability to afford housing. Higher-income households are more likely to own rather than rent housing. As household income decreases, households tend to pay a disproportionate amount of their income for housing and the number of persons occupying unsound and overcrowded housing increases. To achieve fair housing objectives, people in low-income households must have choice in housing opportunities, that is, when they are able to locate units that are affordable and well maintained in all parts of a jurisdiction and region.

This section identifies household income disparities using data based on median household income and LMI geographies. HUD defines an LMI area as a census tract or block group where over 51 percent of the population is LMI. The definition of low or moderate income is based on HUD income definitions of up to 80 percent of the area median income (AMI). Data for this analysis is from the HUD Low- and Moderate-Income Summary based on the 2011-2015 American Community Survey.1 Households in North Farmersville have the highest median household income in the city, approximately $86,676 per year (Figure C5-11). In comparison, throughout the rest of the city median household income is less than $55,000 per year, significantly lower than the state average. North Farmersville is part of a larger census tract that encompasses large portions of unincorporated county lands, and the AFFH Data Viewer may not accurately represent the population living in this neighborhood. However, North Farmersville’s residential area has one main residential neighborhood primarily comprised of single-family homes that are relatively newer and larger than in other neighborhoods in Farmersville.

One 48-unit rental multifamily complex is located in North Farmersville.

LMI populations are prevalent throughout Farmersville and generally follow the same patterns as median household income. Across the city, more than 25 percent of residents are LMI. Downtown, East, West, and portions of South Farmersville have a higher percentage of LMI residents compared to other areas of the city (Figure C5-12). The areas with the highest percentage of LMI residents in the city are West and South Farmersville, where 78 percent of the population is considered LMI. 1 HUD Exchange 2021: https://www.hudexchange.info/programs/acs-low-mod-summary-data/ As of 2021 (most recent available data), Farmersville had a median household income of $47,957 per year, 18 percent less than the county’s median income of $57,394 and
much less than the state median household income of
$87,100.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-19
Figure C5-11 Median Household Income (City of Farmersville) Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
C5-20
Figure C5-12 Low and Moderate Income Population (City of Farmersville) Source: AFFH Data Viewer, 2023
City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-21
Racially and Ethnically Concentrated Areas of Poverty
To identify racially and ethnically concentrated areas of poverty (known as R/ECAPs), TCAC includes a poverty concentration and racial segregation filter that aligns with HUD’s R/ECAP methodology.

TCAC categorizes census tracts that have both a poverty rate of over 30 percent and that are designated as being racially segregated (overrepresentation of people of color relative to the county) as areas of high segregation and poverty. As recently as 2023, there had been one census tract of high poverty and segregation in Farmersville, which spanned East Farmersville and portions of West and South Farmersville (Figure C5-13). However, according to updated 2024 HUD R/ECAP Maps and 2025 TCAC/HCD Opportunity Maps, there are no longer any R/ECAPs or areas of high segregation and poverty in the city. Based on updated HUD and HCD data, R/ECAPs and/or areas of high segregation and poverty closest to Farmersville are located in the cities of Visalia and Lindsay.

Although that census tract is no longer considered an area of high segregation and poverty, because its status only recently changed, some background information on that area provides useful context for this analysis. This census tract is predominantly Hispanic/Latino (89 percent) with approximately 27 percent of households earning an income below the poverty line, as shown in Table C5-3. Of the 2,779 occupied housing units in Farmersville, 1,398 (50.3 percent) are in this area, which is characterized mostly by single- and multifamily residential uses with commercial and public use zones. This area of high segregation and poverty has a slightly higher rate of multifamily housing, household incomes below the poverty level, renter-occupied households, and non-White residents compared to the city as a whole.

The median household income in this area is $38,858 compared to $48,262 citywide. Demographics in the area of high segregation and poverty and in the City as a whole (Table C5-3) are similar because the area of high segregation and poverty encompasses nearly half the city.

Three of the six subsidized housing projects in Farmersville, totaling 88 affordable units, are located in the area of high segregation and poverty. There are no public housing buildings in the city.

The area of high segregation and poverty is generally considered to be more walkable than North and South Farmersville (see Figure C5-15). However, walkability indices tend to be low citywide. Bus routes in Farmersville, served by Visalia Transit, include stops in Downtown Farmersville (City Hall) and South Farmersville (Roy’s Park). The Downtown Farmersville stop is located within the area of high segregation and poverty and the South Farmersville stop is accessible to the southern section of the area of high segregation and poverty. Although Farmersville is a small community with limited public transit options, the area of high segregation and poverty is adequately served compared to the North Farmersville neighborhood.

According to the TCAG 2022 Regional Active Transportation Plan for the Tulare County Region, priority active transportation improvements in the city of Farmersville emphasize improving pedestrian and bicycle connections throughout the city. Projects include:
 Installation of bike lanes and ADA compliant sidewalks and ramps  Widening East Walnut Avenue and Visalia Road (both serving the area of high segregation and poverty)
 New bike trails along Deep Creek and San Joaquin Valley Railroad (both serving the area of high segregation and poverty)
 New pedestrian crossing at the intersection of Farmersville Boulevard and Citrus Street (serves the area of high segregation and poverty)
Tulare County Association of Governments
Tulare County Regional Housing Element
C5-22
In addition, the City of Visalia plans to construct a multi-use trail along the south side of the San Joaquin Valley Railroad tracks from Visalia to Rocky Hill that would connect Farmersville to Visalia and Exeter.

According to local knowledge from City staff and service providers, Farmersville lacks major employers, and many residents commute to other cities, such as Visalia, for work. However, this issue affects the City as a whole and is not restricted to a single area. Economic issues are discussed further in Chapter C5.8, Disparities in Access to Opportunities.

According to the Healthy Places Index (HPI) conducted by the Public Health Alliance of Southern California, the area of high segregation and poverty has better access to parks than other areas of the city. One hundred percent of residents live within one-half mile of a park or open space. The proportion of insured adults is also slightly higher in this area compared to the other Farmersville tracts. Similarly, supermarket access is greater in this tract compared to all other areas of the city. Due to its central location, the area of high segregation and poverty faces fewer issues with access to facilities and services compared to other areas of the city. The area is likely designated as an area of high segregation and poverty due to the higher degree of subsidized and multifamily housing available.

An updated search of R/ECAPs and TCAC areas of high segregation and poverty was conducted for Farmersville in May 2025. According to updated 2024 HUD R/ECAP Maps and 2025 TCAC/HCD Opportunity Maps, there are no longer any R/ECAPs or areas of high segregation and poverty in the city.

Based on updated HUD and HCD data, R/ECAPs and/or areas of high segregation and poverty closest to Farmersville are located in the cities of Visalia and Lindsay.

Table C5-3 Demographics of Area of High Segregation and Poverty Area
% With Two or
More Units Median Income Poverty Rate
% Renter
Households % Non-White
Area of High
Segregation and Poverty

20.2% $38,858 27.1% 38.3% 92.1%
Farmersville (City) 16.6% $48,262 24.4% 36.1% 91.7%
Source: HCD AFFH Data Viewer 2.0 and 2017-2021 ACS.

Poverty and Segregation
Similar to Tulare County, nearly one quarter (24 percent) of the households in Farmersville earn an income below the poverty line. Throughout most of the city, between 20 and 30 percent of residents live below the poverty line (Figure C5-14). North Farmersville has the lowest percentage of residents living below the poverty line, less than 10 percent.

Concentrated Areas of Affluence
The AFFH Data Viewer identifies Racially Concentrated Areas of Affluence (RCAAs) as census tracts that have a white population that is 1.25 times higher than the Council of Governments (COG) region (which is all of Tulare County and the incorporated cities) and a household median income 1.5 times higher than the AMI. There are no RCAAs in Farmersville. Very few areas in Farmersville have a household median income that is higher than the county’s household median income of $57,394 per year.

However, there is one neighborhood with a higher median household income and a greater percentage of white residents compared to other areas of the city. North Farmersville has a higher median household income than the county, at $86,676, 41 percent higher than the county. This area has a higher percentage of white residents than the rest of the city (41 percent). In the rest of the city, 20 percent or less of the population is white.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-23
Figure C5-13 Areas of High Segregation and Poverty (City of Farmersville, 2023) Source: AFFH Data Viewer, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
C5-24
Figure C5-14 Poverty Status (City of Farmersville)
Source: AFFH Data Viewer, 2023
City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-25
C5.8 Disparities in Access to Opportunities
Transit Access and Walkability
One transit organization, Visalia Transit, operates throughout the city of Farmersville, offering fixed route bus services to residents.

Transit opportunities operating in Farmersville
 Visalia Transit operates two fixed bus routes serving Farmersville; one route connects Visalia and Farmersville and the other connects Visalia, Farmersville, and Exeter. These routes run from 6:00 am to 8:47 pm Monday through Friday and 8:00 am to 6:17 pm on weekends. One route has one stop in Downtown Farmersville at the intersection of Visalia Road and Farmersville Boulevard (City Hall) which stops at about one and a half hour intervals. The other route has two stops in Farmersville at City Hall and at Roy’s Park at the southern end of Farmersville Boulevard which stops at one-hour intervals.
 Visalia Transit also operates Dial-a-Ride that services the city, which is a shared ride, advanced reservation, origin-to-destination service for persons with disabilities. The Dial-a-Ride service area includes anywhere within city limits.

Residents in Farmersville have lower access to transit and lower transit ridership compared to residents in other cities in the region. Farmersville received an average AllTransit performance score of 3.7 out of 10, which is based on a combination of a low number of transit trips per week and low number of jobs accessible by transit.2 For comparison, the cities of Visalia, Tulare, and Porterville received higher performance scores, 6.5, 5.4, and 4.7 respectively. According to the American Community Survey (ACS) estimates, 85 percent of commuters commute by driving alone, 13 percent carpool, one percent walk, and less than one percent use transit or bicycle.

Walk Score is a private company that offers a walkability index on its website and measures the pedestrian friendliness of a given location by analyzing walking routes to nearby amenities and examining population density and road metrics, including block length and intersection density.3 Farmersville received a walk score of 65 out of 100, which is considered “somewhat walkable.” The Environmental Protection Agency (EPA) walkability index ranks block groups according to their relative walkability. According to the EPA index, walkability in Farmersville is considered low throughout the city. 2 AllTransit.Org, 2021. https://alltransit.cnt.org/ 3 Walk Score, 2021. https://www.walkscore.com/methodology.shtml Visalia
Transit
Visalia
Transit
Dial-A-Ride
Tulare County Association of Governments
Tulare County Regional Housing Element
C5-26
East and West Farmersville are the most walkable areas in the city (Figure C5-15). North and South Farmersville are not considered to be walkable. Larger cities in the tri-county area, including Visalia, Fresno, Reedley, and Hanford, have areas that are much more walkable than Farmersville.

According to the TCAG 2022 Regional Active Transportation Plan for the Tulare County Region, priority active transportation improvements in the city of Farmersville emphasize improving pedestrian and bicycle connections throughout the city. Projects include installation of bike lanes and Americans with Disabilities Act compliant sidewalks and ramps and widening East Walnut Avenue and Visalia Road, new bike trails along Deep Creek and San Joaquin Valley Railroad, and new pedestrian crossing at the intersection of Farmersville Boulevard and Citrus Street. In addition, the City of Visalia plans to construct a multi-use trail along the south side of the San Joaquin Valley Railroad tracks from Visalia to Rocky Hill that would connect Farmersville to Visalia and Exeter. These planned improvements will increase walkability and access to active transportation throughout Farmersville, particularly in central parts of the city.

Local knowledge collected from Self-Help Enterprises staff indicated Farmersville could benefit from additional transit, open space, and employment options, and alternative transportation sources are fairly limited throughout the community. As outlined above, there is one bus line situated in a loop pattern with stops along W. Visalia Road, Farmersville Boulevard, and along W. Walnut. This line is part of the City of Visalia’s transit service and provides a transit connection between Farmersville and Visalia.

A second route provides access from Farmersville to Exeter. Bike lanes are somewhat limited in Farmersville; the most recent new route was installed with the widening of Farmersville Boulevard north of Walnut Avenue. This area is largely commercial, industrial, and vacant land. Bike lanes were also installed on Visalia Road east of Farmersville Boulevard and on Farmersville Blvd. south of Visalia Road, within a disadvantaged part of the community.

Farmersville has been working to equitably spread investments throughout the community. Recent examples include street widenings in the southern part of the city (Farmersville Blvd. and Walnut Avenue), park rehabilitations and a new transit center on Front Street west of Farmersville Boulevard.

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

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

Scores range from 0-1, with 1 being the most positive educational outcome, and 0 being the least positive educational outcome. Educational outcomes are mostly less positive throughout Farmersville (Figure C5-16). North Farmersville has more positive education outcomes compared to the rest of the city, indicating students in North Farmersville will be more likely to have higher education attainment levels and greater access economic advancement opportunities than students in other parts of the city.

Farmersville is served by the Farmersville Unified School District (FUSD). FUSD includes a total of six schools: 10 elementary schools, three middle schools, five high schools, two kindergarten through 12th grade schools, one alternative school, one continuation school, and one community day school.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-27
Figure C5-15 Walkability Index (City of Farmersville)
Source: National Walkability Index, 2023
Tulare County Association of Governments
Tulare County Regional Housing Element
C5-28
Figure C5-16 TCAC Opportunity Areas – Education Outcomes (City of Farmersville) Source: AFFH Data Viewer, 2023.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-29
According to Kidsdata.org, a data compilation program of the Lucile Packard Foundation for Children's Health, FUSD had a high school graduation rate of 88 percent in 2021. The student population is primarily Hispanic/Latino (96 percent), with less than one percent of students identifying as white, Asian American/Pacific Islander, Black/African American, Native American/Alaskan Native, and multiracial. 4 Thirty-six percent of students are English learners, almost all of whom are Spanish speakers.

Approximately 92 percent of students are eligible for free and reduced-price meals, indicating they are living in low-income households. In addition, approximately seven percent of students are eligible for the Migrant Education Program, meaning their parent/guardian is a migratory worker in the agricultural, dairy, lumber, or fishing industries and whose family has moved during the past three years.5 6 Education attainment levels of Farmersville residents are lower than the county and tri-county averages.

According to ACS estimates, 95 percent of the city’s adult population (25 years of age and older) does not have a college degree (compared to 86 percent of the county and 83 percent of the tri-county area), and 42 percent do not have a high school degree (compared to 30 percent of the county and 25 percent in the tri-county area).

Economic Outcomes
TCAC economic opportunities, measured by census tract, considers poverty, adult education, employment, job proximity, and median home values. A higher economic index score reflects more positive economic outcomes. Economic outcomes in Farmersville are similar to other cities within the same COG, with a mix of more positive and less positive outcomes throughout the city. North Farmersville has the most positive economic outcomes compared to the rest of the city (Figure C5-17).

East and Downtown Farmersville and parts of West and South Farmersville have the least positive economic outcomes in the city.

In 2021, Farmersville had a labor force participation rate of 63 percent of persons 16 years and older, slightly higher than the labor force participation rate for the county (61 percent) and tri-county area (60 percent). The largest industries in Farmersville are agriculture, forestry, fishing and hunting, and mining (19 percent of employed population), educational services, and health care and social assistance (17 percent of employed population), and arts, entertainment, recreation, and accommodation and food services (16 percent of employed population). The top two industries are also the largest in the county based on employment. According to the City’s General Plan, some of the largest employers in the city include FUSD, Windows Plus, Artesia Ready-Mix, and the City of Farmersville. 7 According to the General Plan Part II Community Profile the largest employers in Farmersville include the FUSD (81 employees), Windows Plus (30 employees), Artesia Ready-Mix (27 employees), City of Farmersville (26 employees), and Nickels Payless (25 employees).8 Commercial and industrial land uses and zoning that accommodate employment opportunities are concentrated in North Farmersville. Most Farmersville residents commute outside the city for work (94 percent). Approximately 23 percent of employed Farmersville residents work in Visalia, seven percent work in Exeter, and six percent work in the city of Fresno.9 4 Kidsdata.org. 2023. Dinuba Unified. https://www.kidsdata.org/region/1551/dinuba-unified/results#cat=18 5 Ed-Data. 2023. Dinuba Unified. http://www.ed-data.org/district/Tulare/Dinuba-Unified 6 California Department of Education. 2023. Overview of Migrant Education in California. https://www.cde.ca.gov/sp/me/mt/overview.asp 7 City of Farmersville. 2001. General Plan Part II Community Profile https://www.cityoffarmersville-ca.gov/DocumentCenter/View/388/Part-IICommunity-Profile (accessed March 2023) 8 City of Farmersville. 2001. General Plan Part II Community Profile. http://www.cityoffarmersville-ca.gov/DocumentCenter/View/388/Part-IICommunity-Profile 9 U.S. Census Bureau. 2023. OnTheMap Work Destination Analysis. https://onthemap.ces.census.gov/ Tulare County Association of Governments
Tulare County Regional Housing Element
C5-30
Figure C5-17 TCAC Opportunity Areas - Economic (City of Farmersville) Source: AFFH Data Viewer, 2023.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-31
Based on City staff knowledge, many Farmersville residents commute to other jurisdictions for employment opportunities. Compared to other jurisdictions, Farmersville lacks major employers, but the City has implemented an industrial specific plan to attract development and employers. The City also implements economic development strategies such as reduced/waived fees to attract new development.

Healthy and Safe Housing Environment
Pollution burden in Farmersville is comparable
to most of the western tri-county area,
including the western urbanized area of
Tulare County and Fresno County and the
entirety of Kings County. The CalEnviroScreen
map for the City of Farmersville identifies the
degree to which communities are considered
burdened by pollution by comparing the
scores of each census tract to every other
census tract in the state. CalEnviroScreen
identified a high degree of pollution burden
throughout most of the city but highest in
East, West, Downtown, and South
Farmersville (Figure C5-18). Pollution burden
associated with ozone, particulate matter, and
pesticide use are high throughout the entire
city. Pollution burden associated with drinking
water contaminants is high in North Farmersville and parts of East and South Farmersville, and pollution burden associated with solid waste sites are high in parts of East and South Farmersville.

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

However, unlike CalEnviroScreen, the TCAC map compares census tracts to other census tracts within the same COG to show differences in pollution burden within the region. According to the TCAC opportunity map, environmental outcome scores are highest in East, Downtown, and parts of West and South Farmersville (Figure C5-19). Environmental outcome scores are low throughout the rest of the city.

Senate Bill (SB) 535 tasks the California Environmental Protection Agency with identifying disadvantaged communities. Disadvantaged communities are low-income areas that are disproportionately affected by environmental pollution and other hazards. Under SB 535, a minimum of 25 percent of funds from the Greenhouse Gas Reduction Fund, funded by revenue from the State’s cap-and-trade emissions program, goes to projects that benefit disadvantaged communities. Most of Farmersville is considered a disadvantaged community under SB 35 (Figure C5-20). Only North Farmersville is not considered a disadvantaged community. This area has a lower percentage of LMI residents and a slightly smaller nonwhite population compared to the rest of the city. However, based on the CalEnviroScreen map and TCAC environmental outcome scores, like the rest of the city, North Farmersville has a high degree of pollution burden.

Pollution burden is high throughout
Farmersville, particularly associated with
ozone, particulate matter, and pesticide
use. Additionally, population
characteristics that make Farmersville
residents more vulnerable to pollution
include asthma, cardiovascular disease,
low birth rate, low education attainment,
linguistic isolation, and rates of high
poverty.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-32
Figure C5-18 CalEnviroScreen 4.0 Percentile Scores (City of Farmersville) Source: AFFH Data Viewer, 2023.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-33
Figure C5-19 TCAC Opportunity Areas – Environmental (City of Farmersville) Source: AFFH Data Viewer, 2023.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-34
Figure C5-20 SB 535 Disadvantaged Communities (City of Farmersville) Source: AFFH Data Viewer, 2023.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-35
The City generally keeps industrial and residential uses separate. There are no ground water contamination issues in Farmersville. However, large portions of Farmersville and the surrounding area lie within the 100- and 500-year flood zones as defined by the Flood Insurance Rate Maps prepared by the Federal Emergency Management Agency. Highway 198 impedes the flow of runoff from the foothills, causing water to back up during flooding events. This water can penetrate the urban area through various creeks and canals, including Deep Creek and Cameron Creek, as well as culverts and roadways. Additionally, the elevated railroad bed can also back up floodwaters.

Farmersville needs a major grocery store. Many residents rely on local chain grocers or commute to Visalia for larger grocery stores. The city’s small population and footprint have made it difficult to attract a major grocery store.

C5.9 Disproportionate Housing Needs
Housing Problems
Housing problems, as defined by HUD, include overcrowding, cost burden, lack of complete kitchen facilities, and lack of plumbing facilities. Approximately 45 percent of households in Farmersville are experiencing housing problems and 30 percent of households are experiencing severe housing problems. This is slightly higher than the county and tri-county area, where 44 percent of are experiencing housing problems and 26 percent of households are experiencing severe housing problems in both the county and tri-county area.

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

According to ACS estimates there are no substandard housing units in Farmersville. However, as noted in Chapter C2, Housing Needs Assessment, the City’s Code Enforcement Division estimates that approximately two percent of units (57 units) require major rehabilitation and fewer than one percent of units (28 units) citywide are beyond the point of repair. The percentage of substandard housing units in Farmersville is slightly lower than in Tulare County and other jurisdictions in the region.

Approximately 66 percent of the city’s housing stock was constructed prior to 1990 and is more than 30 years old. Housing units older than 30 years have a higher likelihood of needing repair and modernization improvements. The areas of Farmersville with older housing or housing more likely in need of repair are East and Downtown Farmersville.

Housing Cost Burden
The rate of cost burden (spending more than 30 percent of household income on housing costs) among Farmersville
residents is lower than the county and tri-county area. As discussed in Chapter C2, Housing Needs Assessment, housing cost burden is high among both homeowners and renters in Farmersville. Approximately 34 percent of all households are cost burdened in Farmersville and 15 percent are severely cost burdened slightly more than the county and tri-county
averages. Housing cost burden is higher among renters than homeowners.

Housing cost burden is
higher among renters
than homeowners.

Approximately 34 percent
of renters and 15 percent
of homeowners are cost
burdened in Farmersville.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-36
Twenty-seven percent of homeowners in Farmersville experience housing cost burden. Cost burden among homeowners is highest in East and Downtown Farmersville and parts of West and South Farmersville, where approximately 61 percent of homeowners are cost burdened (Figure C5-21). North Farmersville has the lowest percentage of cost burdened homeowners (24 percent). Throughout the rest of the city, approximately 53 percent of homeowners are cost burdened.

Fifty-three percent of renters experience housing cost burden in Farmersville. There is a high percentage of cost burdened renters throughout the entire city, between 40 and 60 percent. The percentage of renters experiencing cost burden is lowest in North Farmersville, where 43 percent of renters are cost burdened (Figure C5-22). Throughout the rest of the city, 50 to 52 percent of renter households are cost burdened.

As household income increases, the likelihood of experiencing cost burden decreases (Table C5-4).

Extremely low-income households have the highest percentage of cost burden, with 69 percent of homeowners and 97 percent of renters experiencing cost burden in Farmersville. Among low-income households, 32 percent of homeowners are cost burdened and 51 percent of renters are cost burdened.

Moderate- and above moderate-households have the lowest rates of cost burden among the different income levels. Among moderate- and above moderate-income households, six percent of owners and 20 percent of renters are cost burdened.

Table C5-4 Assistance Needs of Lower-Income Households (City of Farmersville) Household by Tenure, Income, and
Housing Problem
Renters Owners Total Household s
Total Percent Total Percent Total Percent
Extremely low-income (0-30% AMI) 305 290 595
With any housing problem 295 97% 200 69% 495 83%
With cost burden >30% 295 97% 200 69% 495 83%
With cost burden >50% 175 57% 175 60% 350 59%
Very low-income (31-50% AMI) 235 350 585
With any housing problem 195 83% 255 73% 450 77%
With cost burden >30% 135 57% 190 54% 325 56%
With cost burden >50% 30 13% 65 19% 95 16%
Low-income (51-80% AMI) 215 520 735
With any housing problem 110 51% 165 32% 275 37%
With cost burden >30% 40 19% 125 24% 165 22%
With cost burden >50% 0 0% 0 0% 0 0%
Moderate & Above Income (>80% AMI) 280 720 1,000
With any housing problem 55 20% 40 6% 95 10%
With cost burden >30% 0 0% 0 0% 0 0%
With cost burden >50% 0 0% 0 0% 0 0%
Total Households 1,035 1,880 2,915
With any housing problem 655 63% 660 35% 1,315 45%
With cost burden >30% 470 45% 515 27% 985 34%
City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-37
Household by Tenure, Income, and
Housing Problem
Renters Owners Total Household s
Total Percent Total Percent Total Percent
With cost burden >50% 205 20% 240 13% 445 15%
Note: Housing Problems: There are four housing problems in the CHAS data: 1) housing unit lacks complete kitchen facilities; 2) housing unit lacks complete plumbing facilities; 3) household is overcrowded; and 4) household is cost burdened. A household is said to have a housing problem if they have any 1 or more of these 4 problems.

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

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

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2015-2019 release
Overcrowding
As discussed in Chapter C2, Housing Needs Assessment, approximately 24 percent of all households in Farmersville, or 661 households, are considered large households (households with five or more people). This is slightly higher than the county (22 percent) and tri-county averages (19 percent). There is a higher percentage of owner households (27 percent) that are large households compared to renter households (18 percent) in Farmersville.

Approximately 12 percent of households in Farmersville are overcrowded and six percent are severely overcrowded, slightly higher than the county and tri-county averages. Renter households have higher rates of overcrowding than homeowner households, with 25 percent of renters and five percent of homeowners. Overcrowded housing is lowest in North Farmersville, where less than five percent of households are overcrowded (Figure C5-23). Throughout the rest of the city between five and 10 percent of households are overcrowded. Areas with higher rates of overcrowding in Farmersville have more land zoned Medium and High Density Residential compared to other areas of the city. Along with the higher rate of overcrowding among renters, this information indicates that overcrowded households are likely living in multifamily housing which often does not provide enough bedrooms for large households.

Persons Experiencing Homelessness
The Kings Tulare Homeless Alliance conducted a Point-In-Time (PIT) Count in 2023. Data from the PIT 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 in Tulare County and 97 percent of this population lives in either Porterville, Tulare, or Visalia, while the remaining three percent (36 residents) live throughout all other jurisdictions including Farmersville. The City has a disproportionately lower percentage of the county’s homeless population in comparison to the share of the county population.

People experiencing homelessness are more likely to reside in nearby Visalia where there are more services.

Given the relatively small population of unhoused individuals in Farmersville, there are no encampments or areas of congregation in the city. However, unhoused individuals may spend time in commercial areas, in public parks, as well as near creeks and canals, which can pose safety concerns. The City has no emergency shelters, with the nearest facilities located in Visalia, approximately 8 miles away. Limited local services in Farmersville lead many unhoused individuals to seek assistance in nearby jurisdictions like Visalia. County, its six cities, and the Kings/Tulare Homeless Alliance Continuum of Care (CoC) have created a regional collaborative effort to address homelessness. These efforts include emergency shelter, the Visalia Low Barrier Navigation Center, and transitional and supportive housing options. The Tulare County Association of Governments
Tulare County Regional Housing Element
C5-38
County CoC website includes a directory of services for individuals experiencing homelessness or at risk of becoming homeless.

Displacement
Communities are designated sensitive if the share of very low-income residents is greater than 20 percent and have any of the two following characteristics:
 The share of renters is above 40 percent
 The share of people of color is above 50 percent
 The share of very low-income households that are severely rent burdened is above the county median
 The percent change in rent is above the county median for rent increases According to the UDP, low-income residents living in East and Downtown Farmersville and parts of West and South Farmersville are at risk of displacement (Figure C5-24).

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-39
Figure C5-21 Overpayment by Home Owners (City of Farmersville) Source: AFFH Data Viewer 2.0, 2023.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-40
Figure C5-22 Overpayment by Renters (City of Farmersville) Source: AFFH Data Viewer, 2023.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-41
Figure C5-23 Overcrowded Households (City of Farmersville) Source: AFFH Data Viewer 2.0, 2023.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-42
Figure C5-24 Displacement Risk (City of Farmersville)
Source: AFFH Data Viewer 2.0, 2023.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-43
C5.10 Local Area Knowledge
Farmersville received its name when Thomas G. Brundage applied to the federal government during the 1860s to establish a post office in the newly establishing community. By the 1870s, Farmersville had several residences, a general store, post office, hotel, lumber yard, and several other businesses. African American settlers were frequently met with discrimination. Farmersville originally developed around the east-west railroad line that traverses the city. Since then, the city has expanded. In the 1870s, Wiley and Lucy Hinds, African American homesteaders in Farmersville, founded the Visalia Colored School in their barn for Black/African American, Native American, and Mexican children that were barred from attending local education institutions.1011 The town became a center for agricultural trade for the southern central part of Tulare County and continued to grow into the 20th Century.

During the Dust Bowl in the 1930s, thousands of people migrated to the Central Valley from across the United States to work in the growing agricultural industry. Many of these workers lived in migrant camps which generally fostered poor sanitary conditions. The Farmersville squatters camp was described by a Farm Security Administration economist as a "collection of dirty, torn tents and makeshift shacks in a sea of mud.”12
The federal Farm Security Administration established labor camps intended to resolve poor sanitation and public health problems. In addition, these camps offered a safe place for migrants to embrace their culture and foster a sense of community, providing respite from discrimination.13 The Linnell Camp, located near Farmersville, was a Farm Security Administration camp for migratory workers during the 1930s. The camp consisted of tin cabins that housed migratory farm workers. The Linnell Camp is still active today with 191 housing units for farmworker families.

The City has invested in infrastructure to spur economic development, including widening and upgrading Visalia Road through the southern portion of the city and upgrading the capacity of the wastewater treatment plant. These improvements allow for increased residential and other development within the city. Additionally, the City has obtained funding for ADA improvements to install sidewalks and curb ramps in older, lower-income residential neighborhoods, and repaved several streets alleyways to improve access to homes and businesses.

Stakeholder and Community Input
One community workshop on the Housing Element was held in Farmersville on May 25, 2023, however, no participants attended the workshop due to a technical issue. Following the community workshop, a recording of the workshop was posted on the Housing Element website for public viewing and residents were encouraged to watch the recording and comment. During the workshops held in each jurisdiction as part of the Tulare County Regional Housing Element planning effort, participants identified the most significant housing barriers, including rent affordability and rent increases, lack of housing with supportive services, and difficulty buying a home.
10 Caroline Collins. 2022. When Do You Stop Arriving? The Project “We Are Not Strangers Here: African American Histories in Rural California.” https://online.ucpress.edu/ch/article/99/4/51/194144/When-Do-You-Stop-Arriving-The-Project-We-Are-Not 11 ACLU of Northern California. 2019. A Fight for Equal Education. https://www.aclunc.org/sites/goldchains/explore/wysinger.html 12 Federal Writers' Project. 1938. Monographs prepared for A Documentary history of migratory farm labor. https://oac.cdlib.org/view?docId=hb88700929;NAAN=13030&doc.view=frames&chunk.id=div00017&toc.id=0&brand=calcultures 13Library of Congress. 1998. Voices from the Dust Bowl: the Charles L. Todd and Robert Sonkin Migrant Worker Collection, 1940 to 1941. The Migrant Experience. https://www.loc.gov/collections/todd-and-sonkin-migrant-workers-from-1940-to-1941/articles-and-essays/the-migrantexperience/ Tulare County Association of Governments
Tulare County Regional Housing Element
C5-44
An online survey was available in both English and Spanish on the Tulare County Association of Governments Housing Element website from February 6 to March 16, 2023. Most respondents from Farmersville reported earning an annual household income below $25,000 per year, significantly lower than the city’s median household income and within the range of extremely low-income households based on 2023 income limits for Tulare County. The survey asked participants about housing issues and the types and location of housing development they would like to see in their city. Respondents in Farmersville indicated the largest barriers to housing are the high cost of quality housing and lack of available housing that is rent-restricted. The most common urgent housing issue selected by Farmerville participants was the “affordability of desired housing.” Respondents from Farmersville also reported the following housing needs: housing assistance for residents with special needs, supportive housing for individuals experiencing homelessness, housing for middle-income, “higher-end” housing, and non-lowincome housing, and higher density zoning.

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

Other Relevant Factors
Other factors to fair housing issues in Farmersville that have not been previously discussed in this analysis include widespread social vulnerability of residents and lack of farmworker housing.

Land Use and Zoning
Most housing units in Farmersville are single-unit detached structures (78 percent). Only 20 percent of the city’s housing stock consists of housing with two or more units. Zoning for medium and high-density residential uses is concentrated in South Farmersville and parts of East Farmersville, while zoning in North, West, and most of East Farmersville consists mostly of low density residential. Single-family homes in low density residential neighborhoods are generally more expensive than housing in multifamily developments. In addition, residents living in single-family housing generally own their home while multifamily housing residents tend to rent. Low-income households and people living on fixed incomes, such as seniors, often cannot afford to buy or live in single-family homes and therefore are limited to choosing more affordable housing options such as multifamily housing in South and parts of East Farmersville.

In general, commercial uses are clustered along the city’s two main thoroughfares, Farmersville Boulevard and Visalia Road.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-45
Single-family residential developments occupy 35 percent of the city’s land. Residential neighborhoods have developed in all four quadrants of the community, with the bulk of development occurring in the northwest and northeast sectors. The most recent residential development has occurred in the northwest area of the community. Multifamily housing is located throughout the city but the largest complexes are located in the South Farmersville area. Some industrial development has occurred with the establishment of the Terry Avenue industrial park on the northwest edge of the community. “Islands” of industrial development exist on the east side of Farmersville Boulevard north of the railroad (e.g., a walnut dehydrator).

Agricultural land occupies 16 percent of the city’s land. The Williamson Act, passed by the state legislature in the early 1970s, was designed to prevent the premature urbanization of agricultural land.

The act authorizes owners of agricultural land to enter into a contract with the County, which results in a reduced property tax rate in exchange for the land being maintained in agriculture. Upon approval, the contract runs for a period of ten years. Typically, new development should be steered away from these lands. There are no properties within the City of Farmersville currently under an agricultural preserve contract. However, there are two parcels within the city’s Urban Development Boundary, totaling 59 acres. Within the Urban Area Boundary, there are 12 parcels in agriculture preserve contracts, totaling 388 acres.

Social Vulnerability Index
The Center for Disease Control and Prevention and Agency for Toxic Substances and Disease Registry created the Social Vulnerability Index (SVI) to identify communities that exhibit social conditions that would make them more vulnerable to hazardous events such as natural disasters. The SVI can also serve as an identifier of vulnerable communities that are underprivileged and underserved and are more susceptible to experiencing housing issues and lack of housing opportunities. The SVI ranks census tracts based on 16 social factors grouped into four categories: socioeconomic status, household characteristics, racial and ethnic minority status, and housing type and transportation.14 The SVI identifies most of Farmersville as having higher vulnerability than most of the state, based on a high level of vulnerability for each of the four categories. Census Tract 06107001601 in East, Downtown and parts of West and South Farmerville is ranked in the 95th percentile. Farmersville scored particularly high for socioeconomic status (based on social factors for poverty, unemployment, housing cost burden high school graduation, health insurance status) household characteristics (based on social factors for percentage of seniors, children, persons with a disability, single-parent households, and English language proficiency), and racial and ethnic minority status (based on social factors for percentage of racial/ethnic minorities).

Farmworker Housing Needs
Farmersville is surrounded by acres of farmland and the largest industry in the city is agriculture, forestry, fishing and hunting, and mining. Approximately 833 people in Farmersville are employed in the agriculture, forestry, fishing and hunting, and mining industry, equal to 19 percent of employed population of the city.

Farmworkers employed by nearby agricultural businesses may seek housing in Farmersville. However, the migratory and sometimes seasonal nature of farm work often makes it difficult for farmworkers to find affordable housing options. The HATC operates the Linnell Farm Labor Center just east of the 14 Agency for Toxic Substances and Disease Registry. 2023. CDC SVI Documentation 2020. https://www.atsdr.cdc.gov/placeandhealth/svi/documentation/SVI_documentation_2020.html Tulare County Association of Governments
Tulare County Regional Housing Element
C5-46
Farmersville city limits. The Linnell Farm Labor Center has 191 apartments for agricultural workers and their families. The Housing Authority also operates 175 units for farmworkers at the Woodville Farm Labor Center, approximately 15 miles south of Farmersville near the unincorporated community of Woodville. The City will implement Housing Plan Program 6 to amend the City’s Zoning Code to comply with the Employee Housing Act to allow employee housing with up to 36 beds in group quarters or 12 units designed for households as an agricultural use and to allow employee housing for up to six employees as a single-family residential use. In addition, through Housing Plan Program 6, the City will facilitate the development of affordable housing for farmworkers by offering expedited and streamlined project application review for farmworker housing and pursuing state and federal grant opportunities to support the development of special needs housing, including farmworker housing.

Language Barriers
Language can be a barrier to access to housing and housing resources. When outreach and services are limited to English, residents who are not comfortable communicating in English are excluded. A significant portion of Farmersville residents speak a language other than English. According to ACS estimates, 74 percent of Farmersville residents over the age of five speak a language other than English and 27 percent speak only English. Forty percent of residents over the age of five speak English less than very well. Almost all residents who speak a language other than English are Spanish speakers. The City will implement Housing Plan Program 14 to provide a translation feature on the City’s website.

Home Loan Applications
As discussed in Appendix 7.B, Housing Constraints, there is a disparity in mortgage application approvals between racial/ethnic groups in Tulare County. Non-white mortgage loan applicants have lower rates of loan origination and higher rates of loan denial compared to white applicants. Home Mortgage Disclosure Act data from the Federal Financial Institutions Examination Council, indicates white home loan applicants had the highest rate of approval compared to other racial/ethnic groups, and “other” races and Native Hawaiian/Pacific Islander applicants had the lowest. These patterns indicate there may be racial/ethnic discrimination in mortgage lending. While there is no Home Mortgage Disclosure Act data for Farmersville, it is likely the City experiences similar patterns as Tulare County. Table C5-5 shows the loan actions taken by race/ethnicity percentage in Tulare County.

Table C5-5 Mortgage Loans (County of Tulare)
Race/Ethnicity
Loan Action
Loan
Originated
Application
Approved But
Not Accepted
Application
Denied
Application
Withdrawn
Purchased
Loan Other
White 56.0% 2.7% 14.9% 17.9% 3.1% 5.3%
Hispanic/Latino 53.3% 2.5% 18.1% 17.7% 2.6% 5.9%
Black/African American 50.4% 1.7% 20.6% 22.7% 1.3% 3.4% Native American/Alaska
Native

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

39.4% 0.0% 18.2% 18.2% 0.0% 24.2%
Other Race 35.5% 1.9% 15.0% 12.6% 29.6% 5.4%
City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-47
Race/Ethnicity
Loan Action
Loan
Originated
Application
Approved But
Not Accepted
Application
Denied
Application
Withdrawn
Purchased
Loan Other
Two or More Races 52.4% 0.0% 28.6% 9.5% 4.8% 4.8%
Source: FFIEC Home Mortgage Disclosure Act. 2020 Dataset. https://ffiec.cfpb.gov/data-browser/data/2022?category=states .Accessed July 11, 2023.

C5.11 Subsidized Housing
Subsidized housing consists of affordable rental units that are subsidized by federal and State agencies but are owned by private owners. Subsidies including HUD, the U.S. Department of Agriculture, the California Housing Finance Agency, HCD, and the Low-Income Housing Tax Credit program administered by TCAC. According to the AFFH Data Viewer, there are a total of 328 subsidized housing units in Farmersville. Subsidized housing units are concentrated in East and South Farmersville (Figure C5-25).

Public housing includes affordable rental units that are owned and operated by the government. In Farmersville the HATC manages public housing units which are available to low-income households, the elderly, and persons with disabilities. According to HUD’s Public Housing Program, there are no public housing developments in Farmersville. However, the HATC owns and manages the Linnell Farm Labor Center, located just east of Farmersville. The Linnell Farm Labor Center includes 191 apartments for agricultural workers and their families. In addition, HATC also owns and operates the Gateway Village Apartments (16 housing units), Palomar Court Apartments (40 senior housing units), and Village Grove Apartments (48 senior housing units) in Farmersville.

The HATC administers HCVs in the city of Farmersville. While HATC administers the HCV program in Farmersville, housing units themselves are owned by private landlords that accept HCVs on behalf of renters. According to HATC, as of 2023, there are 70 households receiving rental assistance through HCVs in the city. The use of HCVs is more common in parts of West and South Farmersville, where approximately seven percent of households are using HCVs (Figure C5-26).

According to Self-Help Enterprises, there is a lack of affordable, safe, and sanitary housing for lowincome households. Some households experience overcrowding, poor housing conditions, and often overpay for their housing. Self-Help Enterprises operates rental housing projects in Farmersville and has noted that these projects often have long waiting lists. There are also homeless residents with few or no options for permanent supportive housing.

Common complaints from Self-Help clientele include high rental prices, a reluctance of landlords to rent to Housing Choice Voucher holders, and a lack of City staff to seek resources to build new housing.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-48
Figure C5-25 Subsidized Housing (City of Farmersville)
Source: AFFH Data Viewer, 2023.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-49
Figure C5-26 Housing Choice Vouchers (City of Farmersville) Source: AFFH Data Viewer, 2023.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-50
However, these areas are part of a large census tract that includes unincorporated areas of the county, including the Linnell Farm Labor Center. The City will implement Housing Plan Program 12 to collaborate with the HATC to continue and expand the HCV Program in Farmersville and foster relationships with landlords to expand housing options for HCV recipients.

C5.12 Housing Site Inventory Analysis
This portion of the AFFH analyzes the relation between the housing opportunity sites and AFFH-related issues. Government Code Section 65583(c)(10) requires the housing opportunity sites to be analyzed with respect to AFFH to ensure that sites designated for low-income households are dispersed equitably throughout the city rather than concentrated in areas of high segregation and poverty or low-resource areas that have historically been underserved, and conversely, that sites designated for above moderate-income households are not concentrated in areas of high resources. By comparing the sites inventory to the fair housing indicators in this assessment, this section analyzes whether the sites included in the Site Inventory improve or exacerbate fair housing conditions, patterns of segregation, and access to opportunity.

Housing Sites by TCAC Opportunity Area
For purposes of evaluating fair housing, resource levels designated by TCAC/HCD denote access to economic and educational opportunities such as low-cost transportation, jobs, and high-quality schools and the quality of environmental factors in the area such as proximity to hazards and air quality. TCAC has a composite opportunity score for each census tract. Farmersville has a mix of resource areas. North Farmersville is a high-resource area, while Downtown, East, and portions of West and South Farmersville is an area of high segregation and poverty. The rest of the city consists of moderate-resource areas.

The City’s Site Inventory can accommodate 747 housing units on 13 sites. Figure C5-27 shows the housing opportunity sites by TCAC designated resource area. The housing opportunity sites are designated by income category – whether the sites could accommodate housing appropriate for low-, moderate-, or above moderate-income households. The “appropriateness” of sites for various affordability levels is dictated by State housing element law and HCD guidance and includes allowable density, size of site, realistic capacity, existing use(s), and other factors. More information about the sites and income designations is available in Chapter C4, Housing Resources.

Most of the housing opportunity sites are in moderate resource areas (65 percent of the proposed housing units), primarily in West Farmersville, in part due to the availability of large vacant and underutilized parcels in this neighborhood.

A portion of the City’s RHNA will be satisfied by planned and approved projects (66 percent of the total housing units accommodated by planned and approved projects and housing opportunity sites). To understand the overall picture of housing development during the eight-year planning period, this analysis considers those units. There are three pipeline projects in Farmersville totaling 431 units. Of the 431 units, 107 are very low-income units, 82 are low-income units, and 242 are above moderate-income units. Like the opportunity sites discussed above, pipeline projects are distributed throughout Farmersville. Eagle Meadows is located in South Farmersville, Gardenia Courtyards is located in North Farmersville, and Los Arroyos is located in East Farmersville. Planned and approved projects will add 189 lower-income units and 242 above moderate-income units. One of the three planned and approved projects is located in the area of high segregation and poverty (107 housing units), one is located in a moderate resource area (242 housing units), and one is located in a high/highest resources area (82 housing units).

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-51
Total Units by Resource Area
Planned and approved projects/pipeline projects and the housing opportunity sites accommodate 285 units planned in areas of high segregation and poverty and low resource: 48 percent of those units (137 units) will be lower-income units, 28 percent (81 units) will be moderate-income units, and 24 percent (67 units) will be above moderate-income units. In contrast, 805 units are planned in areas designated moderate resource: 10 percent of those units (80 units) will be lower-income units, 16 percent (125 units) will be moderate-income units, and 75 percent (600 units) will be above moderate-income units.

The remaining identified RHNA units will be located in high-resource areas.

Table C5-6 shows the number of proposed housing units by income level in each resource area.

Table C5-6 Proposed Housing Units by Resource Area (Planned and Approved/Pipeline Projects and Housing Opportunity Sites)
Income Level Lower-Income Moderate-Income Above-Moderate-Income Total Units Areas of High Segregation
and Poverty
137 units
(38% of lowerincome units)
81 units
(39% of
moderate-income
units)
67 units
(10% of above moderateincome units)
285 units
(23% of
total units)
Low Resource Areas 0 units
(0% of lowerincome units)
0 units
(0% of moderateincome units)
0 units
(0% of above moderateincome units)
0 units
(0% of total
units)
Moderate Resource Areas 80 units
(22% of lowerincome units)
125 units
(61% of
moderate-income
units)
600 units
(90% of above moderateincome units)
805 units
(65% of
total units)
High/Highest Resource Areas 82 units
(40% of lowerincome units)
0 units
(0% of moderateincome units)
0 units
(0% of above moderateincome units)
166 units
(12% of
total units)
The planned and approved projects, together with the housing opportunity sites, will add a higher percentage of lower-income units in moderate and high-resource areas (62 percent) than in areas of high segregation and poverty (38 percent). In areas of high segregation and poverty, the mix of lower-, moderate-, and above moderate-income units will provide housing opportunities households of varying income levels. Therefore, the proposed housing opportunity sites will not increase patterns of segregation and will increase integration by household income in terms of access to opportunity.

Furthermore, the City is preparing a Downtown Specific Plan, which aims to energize and revitalize Downtown Farmerville, designated as a low resource area. Although no housing opportunity sites included in this Housing Element are located within Downtown Farmerville, the Downtown Specific Plan proposes to designate areas for the development of high density, affordable multi-family housing. As Downtown Farmerville revitalizes, community benefits will likely extend beyond the Specific Plan’s boundaries, providing increased economic opportunities and public and private investment in low resource areas in the vicinity of housing opportunity sites in East and South Farmersville.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-52
Figure C5-27 Housing Opportunity Sites by TCAC Resource Area, Farmersville Source: AFFH Data Viewer, 2023.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-53
Sites by Income Population
Census tracts with more than 50 percent LMI households are located in Downtown, East, West, and South Farmersville. Figure C5-28 shows the housing opportunity sites by percentage of LMI populations.

In most of the city, more than 50 percent of households are LMI. As such, most housing units included in the planned and approved/pipeline projects and opportunity sites are located in these neighborhoods in addition to the availability of underutilized sites in these areas and the potential for mixed-use, transitoriented development. Approximately 60 percent of the low-income units, 100 percent of the moderate-income units, and 100 percent of the above moderate-income units are located census tracts with greater than 50 percent LMI households. The Site Inventory will improve the mixture of housing opportunities by income level in the city and will not exacerbate segregation by income between neighborhoods.

Most of the city has LMI (Low- to Moderate-Income) populations exceeding 50 percent, and most pipeline projects are located in these areas. However, the Gardenia Courtyards project is located in a census tract with LMI populations below 50 percent. This project includes 142 low-income units.

Sites by Overcrowded Households
Throughout most of the city, between five and 10 percent of households are overcrowded with the lowest percentage of overcrowded households in North Farmersville. Downtown, East, West, and South Farmersville have a mixture of low- and medium-density residential development, alongside commercial land uses. Planned and approved projects and opportunity sites in East, West, and South Farmersville could accommodate 1,090 housing units, of which 217 would be lower-income, equal to approximately 18 percent of the total housing units included in the Site Inventory and 60 percent of the total lowerincome sites. These additional units will provide additional housing opportunities for overcrowded households in these neighborhoods. The Site Inventory will not exacerbate overcrowding conditions but will add new housing opportunities in areas that need them.

Most pipeline projects are in East, West, and South Farmersville. Gardenia Courtyards, will add 142 lowincome units to North Farmersville. The remaining pipeline project units, including 107 lower-income, 196 moderate-income, and 242 above moderate-income units, are located in South, West, and East Farmersville where between 5 and 10 percent of households are overcrowded. The distribution of pipeline projects will not exacerbate existing overcrowding conditions and are not concentrated in a single area of Farmersville.

Sites by Overpayment by Renters
The percentage of renters experiencing overpayment is high throughout Farmersville. Figure C5-30 shows the housing opportunity sites by overpayment by renters. The planned and approved projects and housing opportunity sites will provide housing opportunities for a mix of income levels throughout the city, including 359 units appropriate for lower-income households, 206 units appropriate for moderate-income households, and 667 units appropriate for above moderate-income households. Most of these housing units will likely be rental units, based on trends in planning entitlements and developer interest.

As discussed above, there are three pipeline projects in Farmersville totaling 491 units. Of the 491 units, 249 are very low-income units, 142 are low-income units, and 242 are above moderate-income units.

Pipeline projects are located throughout the city, and do not concentrate units of a single income level in one area of the City.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-54
According to the UDP, new market-rate construction in gentrifying areas neither worsens nor eases rates of people moving out of the area. It increases rates of people moving to an area across all socioeconomic groups, particularly high-income residents. The UDP recommends subsidized housing construction and housing preservation to help existing residents stay in their neighborhood. The mix of lower, moderate, and above moderate-income housing units throughout Farmersville will provide affordable housing options for existing lower-income residents as well as encourage higher-income households to move into the area. The Site Inventory will not exacerbate overpayment by renters but will add new housing opportunities in areas that need them.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-55
Figure C5-28 Housing Opportunity Sites by Income Population, Farmersville Source: AFFH Data Viewer, 2023.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-56
Figure C5-29 Housing Opportunity Sites by Overcrowding, Farmersville Source: AFFH Data Viewer, 2023.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-57
Figure C5-30 Housing Opportunity Sites by Overpayment by Renters, Farmersville Source: AFFH Data Viewer, 2023.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-58
Sites by Areas of Integration and Segregation
There is one census tract of high poverty and segregation in Farmersville, which consists of the entirety of Downtown and East Farmersville and portions of West and South Farmersville. This census tract, along with the rest of Farmersville is predominantly Hispanic/Latino and has a high percentage of nonwhite residents. Housing opportunity sites in Downtown and East Farmersville accommodate a mix of income levels in areas that already have a diverse mix of ethnic and racial groups. Figure C5-31 shows the housing opportunity sites by percent non-white residents. The Site Inventory will not contribute to segregation based on race/ethnicity or income level.

As discussed in Chapter C2, Housing Needs Assessment, approximately 11 percent of the population has one or more disabilities. For persons with disabilities who live independently or with other family members, independent living can be supported with special housing features, financial support, and inhome supportive services. The location of housing is also an important factor for people with mobility restrictions who rely on public transportation for travel. There are no areas with a concentration of residents with a disability. Housing opportunity sites in Farmersville would add housing units appropriate for a mix of income levels throughout the city, with a total of 359 units appropriate for lower-income households, 206 units appropriate for moderate-income households, and 667 units appropriate for above-moderate-income households.

Sites by Communities Vulnerable to Displacement
Downtown and East Farmersville and portions of West and South Farmersville are considered to be vulnerable to displacement by the UDP and are considered sensitive communities. All the proposed housing units in East Farmersville and 19 percent of the housing units South Farmersville are in areas considered to be vulnerable to displacement. There are no housing opportunity sites or planned and approved projects in Downtown Farmersville. Figure C5-32 shows the housing opportunity sites in relation to the location of sensitive communities The planned and approved projects and opportunity sites include capacity for 137 units appropriate for lower-income households in areas where low-income residents are at risk of displacement in East and South Farmersville, approximately 38 percent of the total number of the proposed lower-income units accommodated by the opportunity sites. These lowerincome units will provide affordable housing options for existing very low and low-income residents that are at risk of displacement.

Pipeline projects Cameron Creek (38 lower income units), Eagle Meadows (60 lower-income units), and Gardenia Courtyards (82 lower-income units) also serve lower-income households, but are not located within a community at risk of displacement. The distribution of pipeline projects promotes housing mobility in Farmersville while also serving existing populations that may be in need of new affordable housing opportunities.

Sites by CalEnviroScreen Score
Farmersville has high CalEnviroScreen scores throughout the entire city, with scores ranging from the 56th to 82nd percentile. The lowest CalEnviroScreen scores are in North Farmersville and the highest CalEnviroScreen scores are in portions of West and South Farmersville. Neighborhoods with census tracts with a CalEnviroScreen score 75 and greater (indicating higher rates of pollution burden) are located in Downtown, East, South, and West Farmersville. Figure C5-33 shows the housing opportunity sites by CalEnviroScreen score. Planned and approved/pipeline projects and housing opportunity sites in census tracts with CalEnviroScreen scores higher than 75 can accommodate 80 units appropriate for lower-income households, equal to approximately 22 percent of the total number of lower-income City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-59
units. Therefore, the Site Inventory would not concentrate lower-income units in areas of higher pollution burden.

Sites Analysis Summary Data
Table C5-7 summarizes the Site Inventory and pipeline projects by development priority area, sites, number of units by income level, and census tract characteristics.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-60
Figure C5-31 Housing Opportunity Sites by Total Non-White Population, Farmersville Source: AFFH Data Viewer, 2023.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-61
Figure C5-32 Housing Opportunity Sites by Displacement Risk, Farmersville Source: AFFH Data Viewer, 2023.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-62
Figure C5-33 Housing Opportunity Sites by CalEnviroScreen Percentile Score, Farmersville Source: AFFH Data Viewer, 2023.

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-63
Table C5-7 Site Inventory and Pipeline Projects by Census Tract Characteristics Neighborhood Census Tract Number
Number of
Existing
Households
Site Inventory Capacity (Units) AFFH Indicators
Lower-Income
ModerateIncome
Above
ModerateIncome
Percent
None-White
Median
Household
Income
Percent LMI
Households TCAC Opportunity Area
Percent
Overpayment
by Renters
Percent
Overcrowded
Households Displacement Sensitivity
CalEnviroScreen
Percentile Score
East
06107001601 1,398 107 0 67 88% $38,858 59% High Segregation & Poverty 53% 10% At Risk of Displacement 40% South
06107001601 1,398 30 81 0 88% $38,858 59% High Segregation & Poverty 53% 10% At Risk of Displacement 40% 06107001602 1,529 80 125 395 80% $42,388 64% Moderate Resource 50% 8% Lower Displacement Risk 83% West
06107001602 1,529 0 0 205 80% $42,388 64% Moderate Resource 50% 8% Lower Displacement Risk 83% North
06107001400 1,621 142 0 0 59% $86,676 46% Highest Resource 43% 1% Lower Displacement Risk 57% Total 359 206 667
Source: California Tax Credit Allocation Committee (TCAC)/California Housing and Community Development (HCD), Opportunity Maps (2020); U.S. Census Bureau, American Community Survey 5-Year Data (2017-2021) Tulare County Association of Governments
Tulare County Regional Housing Element
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City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-65
C5.13 Contributing Factors and Meaningful Actions
AB 686 requires an identification and prioritization of contributing factors to fair housing issues based on all the previously required analysis (outreach, fair housing assessment, site inventory). This section lists contributing factors that create, perpetuate, or increase the severity of one or more fair housing issues that were identified in community outreach and the analysis in this document. Contributing factors were prioritized based on their impact on fair housing issues as well as the City’s ability to address the contributing factors.

Enforcement and Outreach
The City’s website does not provide information on fair housing rights and resources. There are no links to the HATC or FHCCC websites. In addition, a lack of resources means that the City relies on local fair housing non-profit organizations to provide fair housing assistance to residents and defers fair housing complaints and issues to these organizations.

Contributing factors to enforcement and outreach in Farmersville include:
 Lack of City collaboration with fair housing agencies and organizations to provide assistance to tenants and landlords (Priority Level – Medium): The City does not directly contract with any fair housing providers to distribute information or resources for fair housing.  Lack of participation in fair housing outreach (High): No community members participated in the Housing Element workshop.
 Lack of sufficient distribution of fair housing information (High): The City’s website does not have information on fair housing rights and resources and does not provide links to fair housing providers or information on filing fair housing complaints. The City also relies on fair housing providers to distribute fair housing information and publishes limited outreach of their own.  Lack of fair housing testing (Low): The City does not perform fair housing testing.  Lack of updated data and analysis of fair housing complaints (Medium): The City does not publish data or analysis of fair housing complaints.
 Language Barriers (Medium): Seventy-four percent of residents speak a language other than English and 40 percent of residents speak English less than very well.

Segregation and Integration Patterns and Trends
East, Downtown, and West Farmersville have a higher concentration of non-white residents, LMI residents, residents living below the poverty line, and lower median household incomes than other areas of the city. In contrast, North and parts of South Farmersville have lower percentages of non-white residents and slightly higher median household incomes than other areas of the city.

Contributing factors to segregation and integration patterns and trends in Farmersville include:
 Location and limited availability of affordable housing (High): Affordable housing is concentrated in East and South Farmersville. In addition, there are no public housing units in the city and no subsidized housing units in North Farmersville.
 Land use and zoning patterns (High): Zoning for medium and high-density residential uses is concentrated in South Farmersville and parts of East Farmersville, while zoning in North, West, and most of East Farmersville consists mostly of low-density residential.

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Tulare County Regional Housing Element
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 Displacement of residents due to economic pressures (Medium): High rates of cost burden and rising housing costs are placing low-income residents at risk of displacement. According to Zillow, median home value has increased 55 percent in the last five years (from $178,876 in 2018 to $277,717 in 2023).

Racially and Ethnically Concentrated Areas of Poverty
East and Downtown and parts of West and South Farmersville have a higher percentage of non-white residents and lower median household incomes.

Contributing factors to racially and ethnically concentrated areas of poverty in Farmersville include:
 Land use and zoning patterns (High): Zoning for medium and high-density residential uses is concentrated in South Farmersville and parts of East Farmersville, while zoning in North, West, and most of East Farmersville consists mostly of low-density residential.  Location of affordable housing (High): Subsidized housing is concentrated in areas zoned medium density resident in West and South Farmersville. There are no subsidized housing units in North Farmersville, which has the highest median household income of all Farmersville neighborhoods.

Disproportionate Housing Needs
Housing problems are a widespread issue throughout the city. Approximately 45 percent of all households in Farmersville, especially extremely low-, very low-, and low-income households, are experiencing housing problems. Renter households in Farmersville have high rates of cost burden and overcrowding, higher than the county and many other cities in the county. Low-income residents are also at risk of displacement throughout East, Downtown, and parts of East and South Farmersville.

Contributing factors to disproportionate housing needs in Farmersville include:
 Lack of sufficient affordable housing to accommodate households in need (High): Approximately 66 percent of households (1,915 households) are lower-income, however there are only 328 subsidized housing units and 70 households receiving HCVs in Farmersville.  Lack of availability of affordable units in a range of sizes (Low): Approximately 24 percent of households are large households and 12 percent of households are overcrowded, indicating there is a need for more housing to accommodate larger households.  Displacement of residents due to economic pressures (Medium): According to Zillow, median home value has increased 55 percent in the last five years (from $178,876 in 2018 to $277,717 in 2023). In addition, 34 percent of all households and 45 percent of renter households are cost burdened.

Disparities in Access to Opportunities
A large part of the city is considered an area of high segregation and poverty. Only North Farmersville is considered a high resource area. In addition, large areas of the city have low education, economic, and environmental opportunity scores. The entire city has a high pollution burden from ozone, particulate matter, and pesticide use. Only North Farmersville is considered a high resource area. In addition, transit access and walkability are lower in Farmersville than in larger cities in the region.

Contributing factors to disparities in access to opportunities in Farmersville include:
 The availability, type, frequency, and reliability of public transportation (Low): Transit access is limited in Farmersville. There are few bus stops in Farmersville and transit routes do not operate at frequent intervals (mostly one-hour intervals).

City of Farmersville
Affirmatively Furthering Fair Housing Analysis
2023-2031 Housing Element C5-67
 Lack of walkability (Medium): According to the National Walkability Index, walkability is low throughout the entire city.
 Lack of employment opportunities (Medium): Farmersville does not have a large number of employment opportunities. Approximately 94 percent of residents commute outside of the city for work.
 Lack of access to high paying jobs (Medium): The largest industries in Farmersville are agriculture, forestry, fishing and hunting, and mining (19 percent of employed population), educational services, and health care and social assistance (17 percent of employed population), and arts, entertainment, recreation, and accommodation and food services (16 percent of employed population). These industries primarily provide lower paying job opportunities.  Location of environmental health hazards (High): Pollution burden is high throughout the city.

Pollution burden associated with drinking water contaminants is high in North Farmersville and parts of East and South Farmersville and pollution burden associated with solid waste sites are high in parts of East and South Farmersville.
 Widespread social vulnerability (High): Farmersville residents have higher social vulnerability than most of the state, with high rates of poverty, unemployment, housing cost burden, high percentage of seniors, children, persons with a disability, and single-parent households, high percentage of racial and ethnic minority residents. These factors indicate Farmersville has a high percentage of residents that are underprivileged and underserved and are more susceptible to experiencing housing issues and lack of housing opportunities.

C5.13.1 Meaningful Actions to Address Fair Housing Issues Based on the analysis conducted in this AFFH document highlights the prominent fair housing issues and contributing factors that impede access to safe, affordable, and vibrant housing in Farmersville.

Furthermore, the findings of this analysis were used to develop meaningful actions, metrics and milestones that promote inclusive communities, increase housing opportunities, and address racial/ethnic and economic disparities in the city. The contributing factors were prioritized to better formulate policies and programs and carry out meaningful actions to further fair housing. Meaningful actions to address fair housing issues are included in the housing programs located in Chapter C7, Housing Plan.

Tulare County Association of Governments
Tulare County Regional Housing Element
C5-68
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City of Farmersville
Review of Past Accomplishments
2023-2031 Housing Element C6-1
C6 Review of Past Accomplishments
To develop appropriate programs to address the housing issues identified in the 2023-2031 Housing Element, the City of Farmersville reviewed the housing programs adopted in the 2015-2023 Housing Element and evaluated the effectiveness of these programs in delivering housing services and assistance. Table C6-1 and Table C6-2 summarizes the City’s construction, rehabilitation, and preservation goals and accomplishments during the 5th cycle planning period and Table C6-3 provides a detailed program-level assessment of housing accomplishments over the last planning period.

C6.1 Overview of Accomplishments
During the 5th cycle Housing Element, the City implemented programs to support infill development, market-rate and affordable housing production, lot consolidation, homeownership, and preservation of existing housing stock. The City supported housing needs for lower-income households, renters, and first-time homebuyers. Most notably, the City implemented the following:
 3.A. Infill Development Program. In 2019, the City approved a 108-unit affordable multifamily development (Los Arroyos) on an infill site near the southeast corner of Walnut and Farmersville Boulevard.
 4.C. New Single Family Residential Zone. The City updated the Farmersville Zoning Ordinance to include a new single family residential zone with a larger minimum lot size than the current R-1 zone.
 1.A. First Time Homebuyer Program. The City (working with Self Help Enterprises) packages first time homebuyer loans for qualified households. Two loans were completed during 2021.  2.D. Community Development Block Grant Funding Program. Two home rehabilitation jobs were completed in 2021. Both are funded with 2018 HOME grant funds. One household was "Low Income,” and the other was "Very Low Income."
C6.2 Effectiveness in Addressing Special Needs
Special needs communities are demographic or occupational groups that call for specific program responses to address unique housing needs. State law specifically requires analysis of the special housing needs of people who are elderly or disabled (including developmental disabilities), femaleheaded households, large families, farmworkers, and people experiencing homelessness. These specialneeds groups often spend a disproportionate amount of their income to secure safe and decent housing and are sometimes subject to discrimination based on their specific needs or circumstances.

The City supported affordable housing development that benefits special needs groups through the implementation of 5th Cycle Housing Element programs. During the 5th cycle, the City took the following actions to address special needs housing:
 In late 2019, the City approved a 108-unit multifamily residential project (Los Arroyos) that includes up to 38 units for farmworkers (and 20 units for homeless individuals).  The City continues to work with the Housing Authority to assist with their rental programs.  The City also supports the Housing Authority’s ongoing operation of the Linnel Farm Labor camp, which features 191 dwelling units on the western edge of Farmersville.

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Tulare County Regional Housing Element
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 The City approved an 82-unit affordable multi-family project (Gardenia Courtyards) that will include both senior (42) and family (40) housing units. Construction is anticipated to start in 2025.

Collectively, 5th cycle Housing Element programs were generally effective in addressing the housing needs for special needs groups such as seniors, farmworkers, and persons experiencing homelessness.

However, additional actions must be taken to support the housing needs of the community, especially special housing needs groups, which include low- and extremely low-income households, those experiencing homelessness, persons with disabilities, seniors, and large households. Overall, 5th cycle Housing Element programs served as a starting point for the 6th cycle Housing Plan programs. The City commits to supporting special needs populations through programs in the 6th housing cycle with additional quantitative objectives for programs, and more targeted actions for funding sources, geographies and timelines, as described in Chapter C7, Housing Plan.

As described in Chapter C2, Housing Needs Assessment, over 76 percent of all senior households that rent in Farmersville had a housing cost burden of 30 percent or greater. There are 88 income restricted units available for seniors in the city and an identified resource need of 42 additional units. The City implemented Program 1.E during the 5th cycle to pursue funding and federal low-income housing tax credit programs for the construction of additional housing for seniors and those with disabilities. The City recently approved a multi-family development project that if developed, will include 42 senior housing units, and will meet the city’s identified need. Through Housing Plan Program 9, the City will continue to support the housing needs of seniors by applying for funds to support the development of affordable housing and housing for special needs groups.

As described in Chapter C2, Housing Needs Assessment, there are 88 rental units in the city designated to serve residents with disabilities; however, there is an identified need for housing for those with a disability in the city as 1,148 residents have one or more disabilities. The 5th cycle programs intended to address the special housing needs for persons with disabilities included Program 8.A, which directed the City to contact developers of housing affordable to lower income households, including those with disabilities, and to seek opportunities for partnership and assist in the development of housing units for disabled residents. The City has been successful in the implementation of the program and partners with the organization Self Help Enterprises. The City will implement Program 9 to continue to facilitate affordable housing production for those with disabilities in the community. The program directs the City to streamline permitting and seek funding annually for affordable housing development for special needs groups, including those with disabilities, with the goal of facilitating the entitlement of 100 subsidized units during the planning period.

Large households face difficulties in securing housing that is affordable which results in overcrowding.

As described in Chapter C2, Housing Needs Assessment, there is a resource gap of 200 units for large households in the city. There were no 5th cycle programs to specifically create housing opportunities for large households, but the City successfully supported the Los Arroyos development which includes three-bedroom rental units. In the 6th cycle, Housing Plan Program 9 directs the City to support the development of affordable housing for residents with special needs, including large households by introducing additional timelines and objectives by implementing permit streamlining and pursuing funding to facilitate affordable housing development for special needs groups.

The City supported those experiencing homelessness through 5th cycle housing programs such as Program 8.A, which directed the City to contact developers of affordable housing and to seek opportunities for partnership to provide housing and other services. There are no emergency shelters in Farmersville; however, there are shelters in nearby Visalia and Tulare. In the 5th cycle, the City supported the Los Arroyos development which includes 20 units for homeless people. As described in Chapter C2, City of Farmersville
Review of Past Accomplishments
2023-2031 Housing Element C6-3
Housing Needs Assessment, although there are a small number of people experiencing homelessness residing in the city, there is still an identified lack of resources. In order to continue to address the needs of the greater community, the City will implement Housing Plan Programs 1 and 6 in the 6th cycle to support regional collaboration for homeless services and facilitate the development of more shelter housing beds. Program 14 introduces new actions for other supportive services for those experiencing homelessness, including annual outreach and law enforcement training to better assist persons experiencing homelessness.

According to Chapter C2, Housing Needs Assessment, there were 730 farmworkers living in Farmersville.

The 5th cycle housing plan included Program 7.A which directed the city to identify a development partner for a farmworker housing project and pursue other actions to address constraints to farmworker housing. During the 5th cycle, the City successfully supported the Los Arroyos development which includes 38 units for farmworkers, and continued to support the Housing Authority’s ongoing operation of the Linnel Farm Labor camp, which features 191 dwelling units on the western edge of Farmersville.

In the 6th cycle Housing Plan, that program will be carried over with new actions and objectives through Housing Plan Programs 6 and 9 to support affordable housing development and remove constraints to development of housing types that may fit the needs of farmworkers, such as expedited permit processing, fee waivers/reductions.

In the 5th housing cycle, the City employed several programs to encourage affordable housing units to address the needs of low- and extremely low-income (ELI) households, including programs 1.A., 2.D, and

1.G. During the 5th cycle, the City supported the development of affordable housing and housing for homeless individuals. As described in Chapter C2, Housing Needs Assessment, there are 548 extremely low-income households in Farmersville, comprising approximately 20 percent of the total households in the city. To better meet the needs of ELI households, the City will implement new actions and objectives through Housing Plan Program 12 to facilitate housing assistance for low-income households in coordination with the Housing Authority. The City will also use HCD’s HOME Investment Partnerships Program (HOME) and Community Development Block Grant (CDBG) funds to support the development of more affordable or subsidized housing units. Quantified Objectives Table C6-1 summarizes the City’s progress toward meeting the 5th cycle Housing Element objectives to rehabilitate and conserve/preserve existing housing stock. The City did not meet the objectives for housing rehabilitation, conservation, or preservation.

Table C6-1 Quantified Housing Objective and Achieved Accomplishments (2015-2023) Income Levels1
Rehabilitation Conservation/Preservation
Objectives Actual Objectives Actual
Very Low Income (<50% AMI) 60 6 55
Low Income (50-80% AMI) – 4 – –
Moderate Income (80-120% AMI) – – – –
Above Moderate (>120% AMI) – – – –
Total 60 10 55 0
1 Income levels are based on Area Median Income (AMI).

As shown in Table C6-2, the City did not reach its 5th cycle RHNA goals for any income category. This is largely due to limited staff resources to actively pursue housing development opportunities and funding.

The City commits to actions to support housing development for all income levels as described in Chapter C7, Housing Plan.

Tulare County Association of Governments
Tulare County Regional Housing Element
C6-4
Table C6-2 RHNA Progress (2015-2023)
Income Levels1 5th Cycle RHNA Permits Issued
Percent RHNA Progress
with Permits Issued
Very Low Income (<50% AMI) 74 8 11%
Low Income (50-80% AMI) 65 13 20%
Moderate Income (80-120% AMI) 68 17 25%
Above Moderate (>120% AMI) 259 5 2%
Total 466 43 9%
1 Income levels are based on Area Median Income (AMI).

C6.3 Review of Past Accomplishments
Table C6-3 provides a detailed program-level assessment of housing accomplishments during the 5th cycle Housing Element planning period.

City of Farmersville
Review of Past Accomplishments
2023-2031 Housing Element C6-5
Table C6-3 Review of Past Accomplishments
Program Description and Objectives Progress and Continued Appropriateness Goal A: Provisions for extremely low-, very low-, low., and moderate-income housing. To develop through public and private channels, sufficient new housing to ensure the availability of affordable housing for all households in Farmersville

1.A Home
Funding
Farmersville will encourage and work with a qualified housing entity to submit an application for funds under the HOME Program on behalf of the City. The City will in turn provide funds to first-time homebuyers, either as down-payment assistance and/or to pay development impact fees. This program provides financial assistance to low- to moderate- income families for the purchase of newly constructed homes or existing homes. Other groups that could be assisted with rental housing include Extremely Low Income and disabled residents. The City Planner and City Manager will work with a qualified nonprofit housing entity to identify appropriate building sites.

The City (working with Self Help Enterprises) packages first time homebuyer loans for qualified households. The City has facilitated 55 first time homebuyer loans during the fifth Housing Element cycle.

Due to the continued effectiveness of this program, it will be carried over as Housing Plan Program 12.

3.A In-Fill
Development
Farmersville will work with a qualified developer to construct single family homes that are affordable to low- and moderateincome households. These homes could be constructed on in-fill residential lots some of which may have originally contained dilapidated homes that have been demolished. The City Planner and Code Enforcement officer will identify appropriate lots for this program.

In 2019 the City approved a 108-unit affordable multifamily development (Los Arroyos) on an infill site near the southeast corner of Walnut and Farmersville Boulevard. The first phase has been completed and the second phase is under construction. Prior to that the City approved a 20-lot single family residential subdivision on the south side of Petunia Avenue west of Farmersville Boulevard and this project has received final map approval. Development of this subdivision is expected soon. The City does maintain a map for interested parties showing available sites for housing projects.

Due to limited staffing and resources, this program will not be carried over into the into the 6th cycle.

4.A Planned
Development
Zone
The City of Farmersville will encourage private developers who are proposing residential development to seek a P-D (Planned Development) zone district. These districts allow for greater flexibility in residential design and better utilization of land. These opportunities allow the developer to potentially provide a more affordable housing product. The City will prepare an
informational brochure that explains the standards and
procedures for this zone.

No projects were proposed during 5th cycle planning period that utilized the P-D zone. However, two large scale PD projects are expected to be submitted in 2023 (Eagle Meadows and Cameron Creek).

This program will be revised and carried over into Housing Plan Program 6 to reduce constraints to housing development.

Tulare County Association of Governments
Tulare County Regional Housing Element
C6-6
Program Description and Objectives Progress and Continued Appropriateness

5.A Density
Bonus
The City of Farmersville will encourage developers to apply for a density bonus for qualified projects. The City adopted its own density bonus ordinance in 2015 but prior to that processed density bonus applications through the State’s density bonus law.

The ordinance provides that a density bonus may be granted for projects that agree to limit residency to qualified households, including low-income and the elderly. In addition to granting a density bonus of up to 35 percent, the City must also grant at least one additional development standard concession – such as reduced building setbacks, for instance. The City will continue to monitor amendments to the State’s density bonus laws and incorporate those into local code as appropriate.

No projects expressed interest in the density bonus ordinance during planning period. However as noted elsewhere, the City approved the Los Arroyos (formerly Farmersville Village) 108-unit low income project in 2019 without need for a density bonus.

Due to the continued appropriateness of this program, it will be carried over into Housing Plan Program 9 to facilitate affordable housing development.

6.A Housing
Authority
The City of Farmersville will assist the Tulare County Housing Authority's implementation of the conventional Public Housing Rental Program and the Section 8 Existing Program, which provides rent subsidies directly to participating landlords, and will support that Agency's attempts to secure additional funding for expanded programs. The City Planner will assist the Housing Authority on an ongoing annual basis in identifying additional rental housing stock that can be used for the Section 8 Program.

The City continues to support the Tulare County Housing Authority and its Section 8 program. Information provided by the Housing Authority on recent voucher usage in Farmersville is as follows:

Current (February, 2023): 74
As of 12/31/2022: 74
As of 12/31/2021: 72
As of 12/31/2020: 84
As of 12/31/2019: 100
As of 12/31/2018: 101
As of 12/31/2017: 104
As of 12/31/2016: 102
Due to the ongoing nature and success of this program, it will be carried over into Housing Plan Program 12 to provide assistance to lower-income households.

7.A Farmworker
Housing
The City will identify a development partner for a farmworker housing project to develop affordable housing for farmworkers.

The City will support the project by expediting approval and consideration of impact fee reductions, waivers or deferrals will be given. The City will seek to develop 50 units in this fashion during the Housing Element planning period.

In late 2019, the City approved a 108-unit multifamily residential project (Los Arroyos) that will include up to 38 units for farmworkers (and 20 units for homeless individuals). The City also supports the Tulare County Housing Authority’s operation of the Linnel Farm Labor Center immediately west of the city limits. This facility provides 191 units for households involved in agricultural occupations and is the largest-such development in the San Joaquin Valley.

Due to the continued appropriateness of this program, it will be refined and carried over into Housing Plan Program 9 to facilitate and fund farmworker housing.

City of Farmersville
Review of Past Accomplishments
2023-2031 Housing Element C6-7
Program Description and Objectives Progress and Continued Appropriateness

8.A Assist in
Development
The City will proactively contact developers of housing affordable to lower income households, including extremely low income and special needs groups such as persons with disabilities. The City will seek opportunities for partnership and assist development, including:
 Assistance with site identification
 Facilitate entitlement (e.g., priority processing)
 Grant incentives and concessions to promote feasibility of housing for lower income households
 Fee deferral or reduction as appropriate
 Explore and pursue or assist in application to various funding sources, such as State and Federal funds.

The Los Arroyos project provides 108 units reserved for Very Low- and LowIncome households, including units reserved for farmworkers and the homeless.

Also, all ground-floor units are handicap-accessible. The City receives frequent requests for information on housing incentives. The City has been in contact with Self Help Enterprises on housing projects, as well as Pacific West Communities (a developer of affordable housing projects). Self Help also administers some of the City’s housing programs (first-time homebuyers, housing rehabilitation, etc.).

This program will be incorporated into Housing Plan Programs 9 and 12 to provide affordable housing and housing for special needs populations.

Goal B – Mitigation of Governmental Constraints; Minimize governmental constraints Farmersville that would jeopardize the development of affordable housing.

1.B Infill Projects The City shall take action to promote development of qualified affordable housing projects on properly zoned small/odd shaped lots. Financial assistance could be made available to assemble parcels, reduce, defer or eliminate impact fees, reduce building/planning permit fees or assist in the installation of offsite improvements, such as curb/gutter or infrastructure, or for the demolition of existing substandard units. The City will establish a program to facilitate this action plan, including creation of a map identifying potential infill sites and a brochure to market the program to potential developers. These materials will be completed by the first quarter of 2017. The City will endeavor to facilitate the development of 20 units during the planning period of the Housing Element.

While no infill projects were approved during the 5th Cycle planning period, the City previously approved a 20-lot subdivision that is nearing development. Also, the City approved a 108-unit very low income multi-family residential complex in 2019 on an infill location. That project is currently seeking financing. The City does maintain a map for interested parties showing available sites for housing projects.

Due to limited staffing and resources, this program will not be carried over into the into the 6th cycle.

2.B Transitional
and
Supportive
Housing
Add Transitional and Supportive Housing as permitted uses in all residential zones. Farmersville currently allows transitional and supportive housing in the RM zone but state law requires that it be allowed in all residential zones, only subject to zoning standards that apply to other residential uses in that zone.

Accordingly, the City will need to amend the zoning ordinance to allow transitional and supportive housing in the R-1 zone. The City will incorporate these amendments into the comprehensive zoning ordinance update that is currently under way.

The uses “Transitional Housing” and “Supportive Housing” were adopted in August of 2016.

Due to this program being achieved in 2016 the program will not carry over into the 6th cycle housing programs.

Tulare County Association of Governments
Tulare County Regional Housing Element
C6-8
Program Description and Objectives Progress and Continued Appropriateness

3.B Ensure
General Plan
Consistency
Whenever a General Plan element is being amended (to add new policies or new land use designations, for example) the Planning Department shall include an analysis of whether the amendment is consistent with policies of the Housing Element.

Though no instances have arisen during the planning period, the City continues to ensure that any General Plan amendments are consistent with the Housing Element.

Due to this program being a regular function of the Housing Division staff, it is recommended that this program be eliminated.

4.B Water Supply The City shall pursue funding to install additional capacity in the municipal water system, to ensure that water supply does not become a constraint to the production of housing. The City shall annually explore and pursue funding opportunities, as
appropriate, to expand and improve water (and other utilities as needed) to accommodate housing needs.

The Water Master Plan update is programmed on the City's Five-Year Capital Improvements Program. The City released an RFP to update the comprehensive Water Master Plan in early 2024, and work is expected to begin in late 2024. This will allow the City to more effectively plan for and accommodate future housing development.

Due to the continued appropriateness of this program, it will be carried over into Housing Plan Program 13 to improve public facilities and infrastructure.

5.B Minimum
Density for
the RM-2.5
Zone
The City shall amend the Zoning Ordinance to specify a minimum density of 20 units per acre for the RM-2.5 zone on lots that are large enough to accommodate at least sixteen dwellings.

The Zoning Ordinance for the RM-2.5 zone was amended.

This program has been completed and will be eliminated from future housing elements.

Goal C: Moderate Income Housing Opportunities – To develop a market for middle-income housing.

1.C Planned
Development
Zones
Farmersville will encourage private developers who are proposing residential development to seek a P-D (Planned Development) overlay district. Planned Development standards allow for greater flexibility in residential design and more efficient utilization of land. These opportunities allow the developer to potentially provide a more affordable housing product. Within the past five years the City has successfully facilitated the approval of over 450 lots within P-D zoned subdivisions.

One project has been submitted. Eagle Meadows is a 223-lot single family residential subdivision that is currently undergoing hearings.

Due to the continued appropriateness of this program, it will be carried over into Housing Plan Program 9 to facilitate affordable housing development.

2.C HOME
Program
Funding
The City of Farmersville will continue to implement the first time home buyer program with HOME funds. This program serves those households who are otherwise excluded from the marketrate purchase of a home within the community (households earning less than 80% of the area median income). Buyers will be first-time home buyers (not having owned a home for the previous three years). Financial participation in these programs will include assistance with down payment costs, closing costs and other secondary financing mechanisms. The City will market this program utilizing English and Spanish language brochures and will endeavor to assist seven households per year with this program.

The City (working with Self Help Enterprises) offers HOME-funded first-time homebuyer loans to qualified lower income households, and two such loans were completed during 2020.

Due to the ongoing nature of this program, it will be carried over into Housing Plan Program 12 to provide homebuyer assistance and support low- and moderate-income homeownership.

City of Farmersville
Review of Past Accomplishments
2023-2031 Housing Element C6-9
Program Description and Objectives Progress and Continued Appropriateness

3.C 2025 General
Plan
Implementati
on
The City shall implement policies in the 2002 General Plan that will lead to diversification of Farmersville’s economy – thereby creating more opportunities for the establishment of moderate and above moderate-income housing
The City has been implementing a number of action plans in the General Plan, including pursuit of several grants to fund economic development activities.

Major city-sponsored activities have included the widening of Visalia Road and the widening of Farmersville Boulevard (currently underway), and upgrading the capacity of the City's wastewater treatment plant, completed during 2021. The City also adopted an economic incentive program to offer sales tax rebates to commercial and industrial developers. Farmersville was also one of the few cities in Tulare County to allow cannabis businesses. Two retailers opened during 2020 with a third approved and nearing construction.

This program is revised and carried over into Housing Plan Program 7 to update the Land Use Element in the City’s General Plan to remove constraints to housing development.

4.C New Single
Family
Residential
Zone
The City will explore establishing a single-family residential zone with a larger minimum lot size than the current R-1 zone, which has a minimum lot size of 6,000 square feet. A minimum lot size of 7,500 square feet (or similar) could be considered, in an effort to attract more upscale housing to Farmersville. This would require an amendment to the policies of the Land Use Element of the Farmersville General Plan and an amendment to the
Farmersville Zoning Ordinance.

The City obtained SB2 funding in 2016 to complete a comprehensive update of the Farmersville Zoning Ordinance, which included a new single family residential zone.

Due to limited staffing and resources, this program will not be carried over into the into the 6th cycle.

Goal D; Conserve and improve existing affordable housing stock – To manage housing and community development in a manner that will promote the long-term integrity and value of each new housing and the environment in which it is located

1.D Project
Review
The City of Farmersville shall facilitate residential development that is well-designed and maintained, attractive, and affordable.

Affordable housing units will be accomplished through increased unit densities; attractive design through architectural review through the city's site review process and proper maintenance, through conditions such as maintenance agreements and
landscaping and lighting districts.

This action plan is implemented with each development project that is submitted to the City.

Due to the ongoing nature of this program, it will be revised and carried over into Housing Plan Program 9 to facilitate affordable housing development.

2.D Community
Development
Block Grant
Funding
Farmersville will continue to annually apply for CDBG funds for rehabilitation of housing in Farmersville. The City will aim to process ten housing rehabilitations per year under this funding.

Two home rehabilitation projects were completed during the planning period Both are funded with 2018 HOME grant funds. One household was "Low Income”, and the other was "Very Low Income".

Due to the continued appropriateness of this program, it will be carried over into Housing Plan Program 11 to implement the Rehabilitation Program.

Tulare County Association of Governments
Tulare County Regional Housing Element
C6-10
Program Description and Objectives Progress and Continued Appropriateness

3.D Removal of
Substandard
Units
The City will continue to identify dilapidated units in Farmersville that require demolition. The City will notify the property owner of this requirement. Once the lot is vacant, the City will work with the property owner to facilitate the construction of a new unit on the lot.

One existing dilapidated dwelling was removed as a result of code-enforcement action during 2020.

This program is revised and carried over into Housing Plan Program 4 to require replacement housing.

Goal E: Provision of Adequate sites and infrastructure for housing development – Provide adequate housing sites for a range of housing types within the Farmersville planning area

1.E Monitor Land
Supply
Pursue funding through the HUD Section 202 and 811 programs, and through State and federal low-income housing tax credit programs, for the construction of additional housing for seniors and persons with disabilities.

All ground floor units in the Los Arroyos affordable multi-family residential project are designed to accommodate disabled individuals. There was no dedicated senior housing developed in Farmersville during the 5th cycle; the most recent such project was the 40-unit Farmersville Senior Housing complex developed in 2009. However in 2023, the City approved 42 units of senior housing in the Gardenia Courtyards multi-family project, currently seeking funding.

This program is revised and carried over into Housing Plan Program 12 to provide special needs housing.

2.E Lot
Consolidation
The City will establish a special lot consolidation program to facilitate the combination of small parcels that are zoned for High Density Multi-Family Residential to larger sizes that will increase the feasibility of affordable income housing projects by providing for larger-scale projects. As part of this program, the City will waive the fee for a lot merger. To promote this program the City will prepare a brochure and other promotional materials and forward this information to affordable housing developers in the area.

The City administers this program in an ongoing fashion. The City processed a lot line adjustment for the Los Arroyos (108-units multi-family residential project) in 2020.

Due to limited staffing and resources, this program will not be carried over into the into the 6th cycle.

3.E Utility Priority The City will give priority for water and sewer service to qualified affordable housing projects, consistent with SB 1087. The City will adopt a written procedure, pursuant to California Government Code Section 65589.7.

No written process has been established (other than the policy as it is written in the Housing Element.

Due to the continued effectiveness of this program, this program is revised and carried over into Housing Plan Program 2 to ensure adequate development sites.

Goal F: Energy Conservation Opportunities – To promote energy conservation activities in all residential neighborhoods

1.F 2025 General
Plan
Implementati
on
Implement policies of the 2002 General Plan update and amend sections of the Farmersville Zoning and Subdivision Ordinances to promote energy conservation. Specifically, amend sections of the ordinances that refer to solar orientation, planting of street trees, width of streets, and minimizing the use of cul-de-sac streets.

The City continues to implement energy-conservation policies of the General Plan with each new development project, primarily through planting of shade trees and orientation of buildings to facilitate active and passive solar energy. The Farmersville Village project will install solar panels on buildings and carports.

This is a regular function of Planning staff. Therefore, this program will not be continued into the 6th cycle Housing Element.

2.F Weatherizati
on Program
Continue implementing weatherization programs for senior and low-income households. The rehabilitation of housing units using Two home rehabilitations occurred during the planning period with weatherization components.

City of Farmersville
Review of Past Accomplishments
2023-2031 Housing Element C6-11
Program Description and Objectives Progress and Continued Appropriateness CDBG funds will include energy conservation improvements, including dual paned windows, wall insulation, weather stripping, etc.

Due to the continued effectiveness of this program, this program will be carried over into Housing Plan Program 11.

3.F Fees for Solar
Systems
The City shall consider adopting reduced building permit fees for the installation of residential solar power systems.

Other priorities and funding constraints have delayed adoption of this program.

Due to the incompleteness of this program, it will not be continued into the 6th cycle Housing Element.

4.F Overall
Rehabilitation
The rehabilitation of housing units by a qualified nonprofit housing entity using CDBG funds will include energy conservation improvements, including dual-paned windows, wall insulation, weather stripping, etc.

Utilizing the services of Self-Help Enterprises, the City has participated in the rehabilitation of nine units during the 5th cycle for low-income households.

This program will be revised and carried over as Housing Plan Program 11 to implement the Rehabilitation Program.

Goal G: Equal Housing Opportunities and Public Participation – To promote equal access to safe and decent housing for all economic groups

1.G Rental
Assistance
Farmersville will encourage rental assistance for extra low-, very low- and low- income households through programs provided by the Tulare County Housing Authority.

The City continues to work with the Housing Authority to assist with their rental programs. The City also supports the Housing Authority’s ongoing operation of the Linnel Farm Labor camp, which features 191 dwelling units on the western edge of Farmersville.

Due to the continued appropriateness of this program, it will be carried over into Housing Plan Program 12 to provide housing assistance to low-income and special needs households.

2.G Housing
Information
Farmersville continues to prepare a newsletter and brochure detailing equal housing opportunity programs. Consideration will be given to including these brochures in monthly utility bills. This information will also be added to the City’s website and made available at various locations such as City Hall, the Post Office, Library, Community Center, Senior Citizen’s center and other appropriate locations. Information shall be prepared in English and Spanish. Individuals with questions or complaints will be referred to the appropriate department as follows:
 Code Enforcement and building code issues: Farmersville Code Enforcement Department or Tulare County Building
Department
 Planning and zoning issues: Farmersville Planning Department  Landlord issues and complaints: California Department of Fair Employment & Housing
 Section 8 and Housing Authority Units: Tulare County Housing Authority
The City offers housing information and brochures, both at City Hall and on the City's website.

Due to the continued appropriateness of this program, it will be carried over as Housing Plan Program 14 to provide fair housing information.

Tulare County Association of Governments
Tulare County Regional Housing Element
C6-12
Program Description and Objectives Progress and Continued Appropriateness

3.G Accessibility Farmersville, through its review processes will require that all ground floor multi-family housing units meet accessibility requirements of state and federal housing requirements.

The City continues to work with developers to ensure that housing projects meet accessibility standards. The Los Arroyos very low-income multi-family residential project was approved in December 2019. The first 54 units are complete and the second phase under construction. All ground-level units are designed to be accessible to disabled residents.

Due to compliance with state and federal requirements as a mandatory function of housing development, this program will be eliminated.

4.G Public
Participation
Implement a program of information and involvement to ensure that all segments of Farmersville’s population has the
opportunity to know and participate in housing programs. These strategies will include the following:
a) Make the Housing Element available in electronic form on the City’s website
b) Prepare a written (and on-line) brochure that explains the City’s housing programs and policies. The brochure will be made available in English and Spanish.
c) Continue to publicize meetings and events concerning housing.

The City has made available brochures and other information on housing programs both at City Hall and on the City's website. The City contracts with Self Help Enterprises to provide its housing programs, including first-time homebuyers and housing rehabilitation programs for low-income households.

This program will be revised and incorporated into Housing Plan Program 14 to support fair housing goals.

Goal H– Preserve at-risk assisted Projects; Preserve residential dwellings from becoming unaffordable due to conversion to market rate housing.

1.H Section 8
Housing
Program
The City will consider seeking funds rehabilitation of rental units if the owner agrees to rent the units under the housing Authority Section 8 program
This program previously relied on funding from the Farmersville Redevelopment Agency. Redevelopment agencies across the state were dissolved as a result of State law.

Due to the loss of the redevelopment agency, this program will be eliminated.

2.H Conversion
Monitoring
The City will closely monitor notices of the potential conversion of existing affordable housing projects to market-rate rents, and will undertake actions (as feasible) to try to preserve the affordability of such units. The City will endeavor to notify residents and provide assistance if notification has not been provided by the property owner. The City will notify appropriate state and federal housing agencies that administer rent-restricted units in Farmersville that it wishes to receive notices of potential conversion of units to market-rate rents. Entities that have indicated interest in participating in affordability programs are listed in Table 5-5 of Chapter 5.

The City continues to monitor notices of conversion. No conversion notices appeared during the 5th housing cycle.

This program will be continued and carried over into Housing Plan Program 10 to support affordable housing units at risk of converting to market rate.

City of Farmersville
Housing Plan
2023-2031 Housing Element C7-1
C7 Housing Plan
This eight-year Housing Plan (2023-2031) sets forth a strategy, including goals, policies, and programs, to address housing issues identified in the City of Farmersville.

C7.1 Goals and Policies
Goal 1: Regional Collaboration Work collaboratively with jurisdictions in the county to efficiently address housing issues and find regional solutions.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Tulare County Association of Governments
Tulare County Regional Housing Element
C7-2
Policy 3.5 Promote home ownership for lower- and moderate-income households by pursuing grant funding for downpayment assistance and other homeownership loan programs.

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

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

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

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

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

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

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

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

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

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

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

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

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

Policy 6.2 Promote energy conservation and efficiency in residential developments.

City of Farmersville
Housing Plan
2023-2031 Housing Element C7-3
Goal 7: Affirmatively Furthering Fair
Housing
Promote housing opportunities and access for residents
regardless of age, race, religion, sex, marital status, ancestry, national origin, color, disability, or economic level in compliance with local, state, and federal fair housing laws.

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

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

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

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

Policy 7.5 Protect tenants from discriminatory housing practices and displacement.

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

C7.2 Implementing Programs
Program 1: Regional Collaboration
Collaborate with other jurisdictions in the region on housing efforts, including funding opportunities, best practices, and other efforts to address housing, transit, economic development, and homeless issues in Tulare County.

Regional collaboration efforts can include, but are not limited to:
 Affordable housing development opportunities
 Regional housing programs and outreach efforts
 Economic development opportunities
 Creation of a regional Housing Trust Fund
 Coordination on funding applications and administration  Identification of transit opportunities and access near new and established residential areas  Development of environmental mitigation that can improve the quality of life for residents  Efforts for the development of emergency shelters, low barrier navigation centers, transitional and supportive housing as well as support services for persons experiencing homelessness or at risk of becoming homeless in the county, including participation in the Kings/Tulare Homeless Alliance Tulare County Association of Governments
Tulare County Regional Housing Element
C7-4
Specific Actions, Objectives and Timelines  Starting in 2026, at least annually participate in regional meetings related to housing and homeless issues to pursue funding and coordination opportunities. Annually pursue funding opportunities for regional housing issues.
 Starting in 2026, at least annually partner with the Kings/Tulare Homeless Alliance to proactively address shelter, housing and support services for people experiencing homelessness.
 Collaborate with Tulare County Regional Transit Agency (TCRTA), Tulare County Area Transit (TCaT), and/or TCAG to prepare a study on transit and active transportation needs for Farmersville residents and identify actions to address those needs, focusing on connecting residents to job centers. Complete a transit needs study by January 2026 to identify potential actions. Implement at least one of those actions by the end of 2028.
 Collaborate with TCaT and/or TCAG on the 2023 Tulare County Coordinated Human Services Transportation Plan to identify ways to bridge the transit service gap for seniors, persons with disabilities and low income persons. Participate in the Coordinated Human Services Transportation Plan’s update scheduled for 2028.
 Hold at least one community workshop in East, South, and West Farmersville by December 2026 to identify active transportation needs and apply for funding to implement projects by December 2027.

Implement at least one active transportation projects in East, South, and West Farmersville by the end of the planning period.
 Starting in 2026, utilize the monthly TCAG Technical Advisory Committee (TAC) meetings to ensure the effective implementation of the Housing Element. Topics at these meetings can include resource sharing, implementation of planning strategies and joint efforts to address regional housing needs and achieve the goals in the Housing Element, including affirmatively furthering fair housing needs and farmworker needs.
 Annually, invite affordable housing developers, Community Based Organizations (CBOs), and other interested parties to discuss affordable housing production in the County.

Primary Responsible Departments Planning Department
Funding Sources General Fund; federal, state, and local grant funds Relevant Policies 1.1, 1.2
AFFH Themes  Outreach and Education
 Housing Mobility
 New Housing Opportunities in Areas of Higher Resources  Anti-Displacement and Tenant Protection
AFFH Geographic Targeting Citywide, with a focus on East, South, and West Farmersville (areas of high segregation and poverty)
AFFH Outcomes  Increase the percentage of residents commuting by public transit by 5 percent by December 2031 with 2020 data as baseline.

City of Farmersville
Housing Plan
2023-2031 Housing Element C7-5
Program 2: Adequate Sites for RHNA and Monitoring of No Net Loss For the 6th cycle Housing Element, Farmersville has been assigned a RHNA of 654 units, including:
 Very Low-Income: 135 units
 Low-Income: 83 units
 Moderate-Income: 121 units
 Above Moderate-Income: 315 units
The City is committed to ensuring that adequate sites at appropriate densities remain available during the planning period, as required by law. As of May 2024, the City has 543 units through projects under construction and units approved or permitted that will be available during the RHNA projection period.

Accounting for these units, the City has exceeded the lower- and moderate-income RHNA, but has a remaining RHNA of 315 above moderate units that the City must identify adequate sites for potential development.

The Site Inventory identifies 209 lower-income units, 37 moderate-income units, and 501 above moderate-income units on 15 sites for a total of 747 units based on existing zoning. No sites smaller than 0.5-acre in size are used to accommodate lower-income housing. These sites can accommodate remaining RHNA of 315 above moderate-income RHNA units. Detailed analysis of the Site Inventory can be found in Chapter C4, Housing Resources, with sites shown on Figure C4.2.

Of the identified sites, nine are vacant and six are located on land currently used for agriculture. All sites are in a residential zone and would not require rezoning to allow for housing development.

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

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

Pursuant to SB 1087, as the City’s water and sewer service provider, the City has adopted a policy to prioritize the allocation of water/sewer services to affordable housing projects.

Specific Actions, Objectives and Timelines  Facilitate the development of 654 units over 8 years (135 very lowincome, 83 low-income, 121 moderate-income, and 315 above moderate-income units).
 Maintain an inventory of available vacant and prospective sites that can accommodate new housing; update annually. Make this inventory available to the public and interested developers on the City website.  Annually meet with property owners and interested developers to pursue housing development in the city.
 Concurrent with adoption of the Housing Element, develop a formal procedure to monitor no net loss in capacity pursuant to SB 166.  By 2026, complete update to water and sewer master plans.  In 2027, the City will evaluate the progress of pending projects counted toward the RHNA to ensure that development of housing units is Tulare County Association of Governments
Tulare County Regional Housing Element
C7-6
occurring as projected. If it is determined after consultation with developers that the projects are not proceeding as planned and would result in a shortfall in RHNA sites, the City will identify alternative sites strategies (including potential rezoning) within six months.

Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.1, 2.2, 2.4, 3.1
AFFH Themes  Housing Mobility
 New Housing Opportunities in Areas of Higher Resources Geographic Targeting N/A
AFFH Outcomes N/A
Program 3: By-Right Approval
Pursuant to Government Code Section 65583.2, reusing the following types of sites in the City’s site inventory for lower-income RHNA are subject to by-right approval, exempt from CEQA, and subject only to design review based on objective standards when a project includes 20 percent of the units affordable to lower-income households:

Reuse Sites (No Rezoning Required):
 Vacant sites that were identified in the City’s 4th and 5th cycles Housing Element as sites for lowerincome RHNA; and  Nonvacant sites that were identified in the City’s 5th cycle Housing Element as sites for lower-income RHNA.

The by-right approval requirement of reuse sites is effective December 31, 2023. Of the sites identified, one site is a reuse site.

Currently, the Site Inventory does not include any sites that require rezoning. Rezoning of sites past the statutory deadline of the Housing Element to meet the lower-income RHNA are subject to the by-right approval requirement. The by-right approval requirement of rezone sites is triggered by the rezoning.

By-right shall mean the local government’s review shall not require:
 A conditional-use permit
 A planned unit development permit
 Other discretionary, local government review or approval that would constitute a “project” as defined in Section 21100 of the Public Resources Code.

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

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

Parcels that are subject to by-right approval pursuant to state law are identified in Table C4.7 in Chapter C4, Housing Resources.

City of Farmersville
Housing Plan
2023-2031 Housing Element C7-7
Specific Actions, Objectives and Timelines At the time of the Housing Element adoption, concurrent with the Development Code update to provide adequate sites for the RHNA (see Program 2), update the Development Code to address the by-right approval requirements. The zoning code will be amended to address the by-right approval requirements for lower-income sites included in the site inventory with a proposed zoning change, as well as vacant sites identified in two previous housing elements and non-vacant sites identified in the previous housing element and annexation sites, in compliance with Government Code Section 65583.2(h) and (i), to permit owner-occupied and rental multifamily uses by-right (without discretionary approval) for developments in which 20 percent or more of the units are affordable to lower-income households.

Any subdivision of the sites shall be subject to all laws, including, but not limited to, the local government ordinance implementing the Subdivision Map Act.

Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.1, 2.2, 3.1
AFFH Themes  Housing Mobility
 New Housing Opportunities in Areas of Higher Resources Geographic Targeting N/A
AFFH Outcomes N/A
Program 4: Replacement Housing
Development on non-vacant sites with existing residential units is subject to replacement requirements, pursuant to Assembly Bill (AB) 1397. Specifically, AB 1397 requires sites with a residential use within the last five years the replacement of units affordable to the same or lower-income level as a condition of any development on a non-vacant site consistent with those requirements set forth in state Density Bonus Law.

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

Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.2, 3.6
AFFH Themes  Housing Mobility
 New Housing Opportunities in Areas of Higher Resources  Anti-Displacement and Tenant Protection
Geographic Targeting Citywide
AFFH Outcomes N/A
Program 5: Accessory Dwelling Units
ADUs provide an important affordable housing option in the city. The City’s Second Dwelling Ordinance does not presently comply with all current provisions of housing legislation. Farmersville will amend the Zoning Code in compliance with state laws.

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

Tulare County Association of Governments
Tulare County Regional Housing Element
C7-8
Specific Actions, Objectives and Timelines  Amend the Zoning Code in compliance with state law by July 2026.  Beginning in January 2026, facilitate the production of ADUs through efforts including, but not limited to:
 Updating ADU webpage to include available resources for ADU production, such as grants for pre-development costs available to lower-income homeowners through California Finance Agency (CalHFA).
 Offering expedited reviews for ADU applications.
 Promote the development of ADUs, prioritizing North Farmersville.  Conduct three educational workshops, campaigns, or outreach events to promote ADU development in the city to residents, with at least two events targeted to residents and developers in North Farmersville, by the end of the planning period.
 Implement strategies to streamline the ADU permitting process.  Develop an ADU application checklist and publish the checklist on the City’s website by January 2026.
 Add information on the ADU permitting process, as well as available resources and incentives, on the City’s website by January 2026.  Adopt pre-approved ADU plans, potentially using SJV REAP’s Template ADU Program and SJV REAP Tool: Pre-Reviewed Plan Set, by January 2026, and publish on the City’s website.
 Determine and implement strategy to promote ADUs for moderate- and lower-income households by the end of 2028.
 Collaborate with neighboring jurisdictions to develop strategies to incentivize the development of ADUs by the end of 2028. Potential strategies may include options such as:
 Developing pre-approved ADU plans.
 Developing outreach and education materials on the use of housing choice Housing Choice Vouchers on ADUs.
 Promoting California Housing Finance Agency (CalHFA) ADU predevelopment grants of up to $40,000 to homeowners.  Reducing plan check or permit fees.
 Participate in regional collaboration efforts to create pre-approved ADU plans. Work with other cities as part of the TCAG TAC meetings to share resources.
 Train staff every two years to properly educate property owners on ADUs and garage conversions.
 Develop an ADU application checklist and publish the checklist on the City’s website by July 2026. Work with other cities as part of the TCAG TAC meetings to share resources.

Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.2, 2.3, 3.1, 3.4
AFFH Themes  Outreach and Education
 Housing Mobility
 New Housing Opportunities in Areas of Higher Resources Geographic Targeting North Farmersville
AFFH Outcomes  Support the development of at least five ADUs in North Farmersville during the planning period.

City of Farmersville
Housing Plan
2023-2031 Housing Element C7-9
Program 6: Zoning Code Amendments
In order to facilitate a variety of housing types, especially housing for lower-income households and those with special needs, the City will remove constraints to housing development by amending the Zoning Code.

Specific Actions, Objectives and Timelines  Include the following Zoning Code Amendments by the end of 2026 unless otherwise indicated:
 Development Standards: Increase the maximum allowable height in the RM-2.5 zone to at least a minimum of 36 feet or three stories to accommodate the maximum allowable density.
 Parking Standards: Revise parking requirements related to studios and one-bedroom multifamily units to require no more than one space per unit.
 Density Bonus: Amend the Zoning Code to refer to State Density Bonus Law.
 ADUs: The City of Farmersville does not allow multiple ADUs on residential parcels and does not allow ADUs in multifamily and mixeduse zones, as required by state law. Revise the Zoning Code for compliance with state law.
 Residential Care Facilities: Revise the Zoning Code to allow care facilities of six or 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.
 Emergency Shelter: Concurrent with Housing Element adoption, revise parking requirements for emergency shelters to comply with AB 2339. 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. The Zoning Code update will also remove maximum stay restrictions for emergency shelters.
 Low-Barrier Navigation Centers: AB 101 requires a Low Barrier Navigation Center be permitted by-right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements. The City will need to amend its Zoning Code to explicitly allow development of Low-Barrier Navigation Centers, by-right, in mixed-use zones, as well as nonresidential zones permitting multifamily uses.
 SB 35 and SB 330 Procedures: Establish written procedures for the processing of SB 35 and SB 330 projects pursuant to state law.  Single-Room Occupancy (SRO) Housing: Revise the Zoning Code to allow for the development of SROs in zones allowing hotel or motel uses.
 Transitional Housing: Amend the Zoning Code to permit transitional housing in the U-R zoning district, subject to development standards that apply to other residential uses in that zone. This Zoning Code update will permit transitional housing as a residential use in all zones allowing residential uses and only subject to those restrictions that apply to other residential dwellings of the same type in the same zone.
 Supportive Housing: Amend Section 17.80.020 of the Zoning Code to comply with Government Code Section 65583, including a restriction Tulare County Association of Governments
Tulare County Regional Housing Element
C7-10
on minimum parking when the project is located one half-mile from transit, requiring recorded affordability restrictions for lower-income units for 55 years, require at least 35 percent of units to be used for supportive housing, require nonresidential floor area to be used for onsite supportive services, and ensuring any development standards are objective and the same as standards that apply to other multifamily developments in the same zone. Amend Zoning Ordinance to allow supportive housing in the U-R zone.
 Farmworker Housing: Review and revise the Zoning Code to ensure compliance with the Employee Housing Act (H&S Code Section 17021.6), which requires that any farmworker housing consisting of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single family or household shall be deemed an agricultural land use for the purposes of this section. For the purpose of all local ordinances, farmworker housing shall not be deemed a use that implies that the farmworker housing is an activity that differs in any other way from an agricultural use. No conditional use permit, zoning variance, or other zoning clearance shall be required of this farmworker housing that is not required of any other agricultural activity in the same zone. The permitted occupancy in farmworker housing in a zone allowing agricultural uses shall include agricultural employees who do not work on the property where the farmworker housing is located.
 Employee Housing: Review and revise the Zoning Code to ensure compliance with the Employee Housing Act (H&S Code Section 17021.5 and 17021.8), which requires that housing provided by an employer for up to six employees is considered a residential use, subject to the same standards as single-family residences. Also revise the Zoning Code to ensure compliance with H&S Code Section 17021.8, which permits a streamlined review process for proposed projects on agricultural land (if certain criteria are met).  Permit Findings: Revise findings for discretionary permits to be objective.
 Reasonable Accommodation: Remove findings for conditions of approval that may be subjective or overly broad, including “measures to reduce the impact on surrounding land uses” and “other conditions necessary to protect the public health, safety, and welfare.”
Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 2.2, 3.1, 3.4, 5.2, 5.3, 7.4
AFFH Themes  Housing Mobility
 New Housing Opportunities in Areas of Higher Resources  Anti-Displacement and Tenant Protection
Geographic Targeting Citywide
AFFH Outcomes  Facilitate the development of 10 units for special needs populations during the planning period.

Program 7: General Plan Consistency
The General Plan includes residential land use designations with a density range from one to 29 dwelling units per acre. The density ranges are sufficiently high to allow the development of affordable housing for all income levels. However, the standard for persons per acre could be a constraint to development.

City of Farmersville
Housing Plan
2023-2031 Housing Element C7-11
Specific Actions, Objectives and Timelines
Concurrent with the adoption of the Housing Element or by the end of 2026, revise the Land Use Element to remove the standard for persons per acre for residential land use designations.

Primary Responsible Departments Planning & Development Department Funding Sources General Fund
Relevant Policies 2.1; 2.2
AFFH Themes  Housing Mobility
 New Housing Opportunities in Areas of High Resources
AFFH Geographic Targeting N/A
AFFH Outcomes N/A
Program 8: Transparency in the Development Process
The City charges various fees and assessments to cover the cost of processing permits and providing certain services and utilities. Fees for a site plan review, variance, zone change, lot line adjustment, or annexation are higher than most other similarly sized jurisdictions in Tulare County, such as Exeter, Woodlake, and Dinuba.

While the City’s website provides information on permit processing, application checklists, zoning, and staff contacts, this information can be difficult to locate and is not easily accessible.

Specific Actions, Objectives and Timelines  By July 2026, the City will evaluate its compliance with the new transparency requirements per Government Code Section 65940.1(a)(1) make changes as necessary.
 By July 2026, review planning and development fees and revise fees to be competitive with other cities in the county.
 By July 2026, update the City’s website to provide clear links to planning and building resources, applications, and checklists.
 By July 2026, provide a link to its Reasonable Accommodations policy on the Housing page of the city website with contact information for city staff who manage the application process.

Primary Responsible Departments Planning & Development Department Funding Sources General Fund
Relevant Policies 2.2; 2.4; 2.6
AFFH Themes Outreach and Education
AFFH Geographic Targeting N/A
AFFH Outcomes N/A
Program 9: Facilitating Affordable Housing Development
The City is committed to expanding affordable housing options for households of all income levels using development tools such as density bonus provisions, waiving development fees and streamlining the application process. The City will contact local non-profit and private developers to facilitate the production of this housing as well as pursue funding opportunities available at the local, regional, state and federal levels.

On a case-by-case basis, the City will facilitate the development of affordable housing by public, private and non-profit groups by coordinating off-site improvements and physical infrastructure as Capital Tulare County Association of Governments
Tulare County Regional Housing Element
C7-12
Improvement Projects. Assistance provided by the City may include traffic, street and sewer upgrades as well as other pedestrian and mobility improvements.

As part of Program 6, the City will amend its code to refer to State Density Bonus Law.

Specific Actions, Objectives and Timelines  In annual coordination with Self-Help Enterprises, proactively work with Self-Help and other housing developers to locate sites and housing opportunities in infill sites in high opportunity areas. Pursue funding designed to assist in the affordable housing space
 Starting in 2026, annually pursue funding at the local, regional, state, and federal levels such as State CDBG, CalHome, PLHA, and Project Homekey funds.
 Work with other jurisdictions in Tulare County to create a regional list of affordable housing developers by 2026. Annually conduct outreach to these developers with information on potential sites, available regulatory concessions and incentives, and potential funding opportunities.  By December 2026, revise the Density Bonus Ordinance in compliance with state law (Government Code Section 65915) to equally provide for density bonuses in all zoning districts where residential uses are permitted and to include provisions relative to density bonuses, incentives, and concessions as required by state law.
 Starting in 2026, facilitate the development of affordable housing through the provision of the following regulatory concessions and incentives:
 Density increases under the City’s Density Bonus Ordinance.  Expedited and streamlined project application review involving any of the following housing categories: very low-income households; large families; persons with disabilities or developmental disabilities; and farmworkers.
 Potential fee waivers/reductions/deferrals.
 Develop a web-based Housing Development Toolkit that outlines a stepby-step process for residential development, including identifying steps in the entitlement and building permit process, detailed information on development incentives, and funding programs and resources for affordable housing development. Publish the Housing Development Toolkit on the City’s website by August 2026.
 Review the General Plan, applicable Specific Plans, and Zoning Code and Zoning Map to evaluate opportunities for removing barriers to housing production, adding housing capacity, and accommodating a greater mix of dwelling types and sizes households (e.g., duplexes, triplexes, fourplexes, townhouses, courtyard buildings), prioritizing opportunities and sites in North Farmersville. Review General Plan, Specific Plans, and Zoning Code and Zoning Map by January 2026 and implement any changes by January 2027 (see Program 6).
 Acquire funds from the state and federal grant opportunities, including the HCD Infill Infrastructure Grant Program, to support the development of affordable housing, housing for special needs, and support service projects. Leverage City funding to partner with affordable housing developer on new affordable housing developments in the city. Prioritize subsidies for financing for rental housing units affordable to extremely low-income households, senior households, farmworkers, persons with disabilities, veterans, large households, and other households with special needs.
 Apply for state and federal funds in 2026 and annually thereafter to facilitate the development of affordable housing, including housing for extremely low-income households and those with special housing needs.

City of Farmersville
Housing Plan
2023-2031 Housing Element C7-13
Partner with nonprofit housing developers to support the entitlement of at least 100 subsidized housing units affordable to extremely low-, very low-, and low-income households in the city during the planning period, including at least 30 percent of units outside of areas of high segregation and poverty or near public transit and services.

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

AFFH Outcomes  Entitlement of at least 100 subsidized housing units affordable to extremely low-, very low-, and low-income households in the city during the planning period, including at least 75 units in North Farmersville.  Increase the percent of the city’s housing stock that is multifamily from 7 percent to 10 percent by December 2030, using 2020 Census data as a baseline.
 Eliminate disparity between census tracts in northern Farmersville and the rest of the city based on median income level and percent of households in poverty.

Program 10: Preservation of At-Risk Housing
The City has 321 housing units that are deed restricted as affordable housing for lower-income households. Of these units, 19 are at risk of converting to market-rate housing over the next 10 years.

The City will work to preserve these at-risk units and will proactively monitor all other units to encourage continued affordability beyond existing covenants and work proactively with owners of affordable units to assist in rehabilitation needs.

Specific Actions, Objectives and Timelines  Preserve 321 affordable units, including 19 at-risk units.  Monitor affordable units during the planning period.
 Ensure tenants are properly noticed by the property owners should a Notice of Intent to opt out of low-income use is filed. Notices must be filed three years, one year and six months in advance of conversion.

Additionally, the City shall provide tenants with information about available resources and their tenant rights during the Notice of Intent period.
 In the event of potential conversion, conduct outreach to other nonprofit housing providers to acquire projects opting out of use as affordable housing. As funding permits, assist in funding the acquisition or support funding applications by nonprofit providers.
 Maintain annual contact with property owners of affordable housing regarding any change in status/intent or need for assistance, such as rehabilitation assistance.
 Maintain the AB 987 database to include detailed information on all subsidized units, including those that have affordability covenants.

Update annually.

Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 3.6, 5.5
AFFH Themes Anti-Displacement and Tenant Protection
Tulare County Association of Governments
Tulare County Regional Housing Element
C7-14
Geographic Targeting Citywide
AFFH Outcomes  Preserve all 321 affordable housing units.

Program 11: Housing Preservation and Rehabilitation
About 62 percent of the City’s housing stock was built before 1990 and is over 30 years old and may be in need of rehabilitation. The City’s Code Enforcement Division estimates that approximately two percent of units (57 units) require major rehabilitation and less than one percent of units (28 units) citywide are beyond the point of repair. Concentrated areas of substandard housing in the city are primarily in the southern part of the city. Enforcement staff regularly distribute information about the City’s home rehabilitation program to property owners undergoing enforcement.

Farmersville has established and will continue implementation of its Rehabilitation Program and Weatherization Program with Self Help Enterprises to rehabilitate owner housing units using CDBG funds. Self-Help Enterprises is a community development organization that offers a variety of programs for low-income families in the region. This includes deferred payment loans available to qualified homeowners for essential health and safety repairs such as roofing, plumbing, electrical, heating/cooling, foundation, windows, and handicap accessible modifications. The loan is due and payable upon sale, change of title or change of use.

The City’s weatherization program for senior and low-income households provides CDBG funds for rehabilitation activities such as energy conservation improvements, including dual paned windows, wall insulation, weather stripping, etc.

Specific Actions, Objectives and Timelines  Coordinate with Self-Help Enterprises to fund rehabilitation efforts in the City. Annually research funding opportunities, such as CHAFA, for rehabilitation grants. Work with Self-Help Enterprises to seek funding that can be used for energy efficiency improvements, such as insulation upgrades, energy-efficient windows, and HVAC systems.
 Expand awareness and connect residents to Self-Help Enterprises’ Housing Rehabilitation Program.
 Publish resources on homeowner rehabilitation assistance on the City’s website by July 2026.
 Connect qualified property owners with code violations to Self-Help Enterprises to receive financial assistance through the Housing Rehabilitation Program. Refer at least five property owners with housing units in need of repair to Self-Help Enterprises annually.  Ensure that Code Enforcement has the information when addressing enforcement cases.
 Expand the City’s Rehabilitation Program.
 Apply for additional funding for the home repair program by 2026 to serve at least 12 households by the end of the planning period, prioritizing East and Downtown Farmersville.
 Amend the Municipal Code to adopt the most recent version of the California Building Code concurrent with adoption of the Housing Element.
 Pursue/provide rehabilitation assistance that includes energy conservation and weatherization improvements as eligible activities.  Develop interactive tools on the City’s website to connect homeowners with resources to assess their energy use and identify potential improvements. Provide information on how to access free or subsidized energy audits through local utility companies.

Primary Responsible Departments Planning Department, Code Enforcement City of Farmersville
Housing Plan
2023-2031 Housing Element C7-15
Funding Sources General Fund
Relevant Policies 3.6, 4.1, 4.2, 4.3, 5.5
AFFH Themes  Outreach and Education
 Place-Based Strategy for Neighborhood Improvements
Geographic Targeting East and Downtown Farmersville
AFFH Outcomes  Assist with at least 12 rehabilitation projects over 8 years.

Program 12: Lower-Income and Special Needs Housing
To assist in the development of housing to meet the needs of extremely low, very low- and low-income households, the Housing Authority of Tulare County (HATC) offers the following programs:

Housing Choice Vouchers (HCVs): Offers affordable, decent and safe housing in open market rentals selected by Voucher holders. Under the Moving to Work program, you receive a fixed subsidy, which the Housing Authority pays directly to the landlord, and you pay the rest of the rent for your unit. There is a five-year time limit to this type of rental assistance in most cases because the fixed subsidy helps families to stabilize their housing costs as they work to achieve self-sufficiency and save for other housing opportunities. Furthermore, in 2020, the State passed SB 222 and SB 329 that identify public assistance as a legitimate source of income for housing payments. Landlords are no longer permitted to reject HCV recipients.

Public Housing: Provides rental assistance to low -income families and individuals. The HATC owns and manages all rental units offered under this program, which are located in communities throughout Tulare County.

The City will continue to work with the HATC to obtain HCVs and provide the community information about HATCs other available programs. Additionally, Self-Help Enterprises is a community development organization that offers a variety of programs for low-income families in the region. This includes a Downpayment Assistance program and Home Ownership Education programs.

Please also refer to Program 1, Regional Collaboration, to see the efforts underway to help with transportation needs for persons with special needs (including persons with disabilities, seniors and lowincome persons).

Specific Actions, Objectives and Timelines  Assist 65 Farmersville households through HCVs  Work with HATC and Self-Help Enterprises to continue providing assistance in the community.
 Contract with Self-Help Enterprises to provide financial assistance programs to low-income households, including the Homebuyer Assistance Program. Expand program awareness and participation to low-income households throughout the city (see Program 14).  Over the 8-year planning period, subsequent to each Point-in-Time Count, conduct workshops for the Planning Commission and City Council to share the data from the count. Invite the Kings/Tulare Homeless Alliance to attend.
 Identify potential programs to aid moderate-income homeownership opportunities and develop a list of resources by July 2026. Apply for feasible funding opportunities by December 2026.
 Develop an inventory of affordable housing, with contact information and the number of affordable units, and publish the inventory on the City’s website by July 2026.

Tulare County Association of Governments
Tulare County Regional Housing Element
C7-16
 Connect low-income residents with housing assistance resources, including the HCV program.
 Add information on the HCV Program and Self-Help Enterprises’ financial assistance programs to the City’s website by January 2026.  Promote the availability of assistance programs through all City’s social media pages.
 Attend at least two community events to spread awareness and distribute fact sheets on available financial assistance programs.  In collaboration with the Housing Authority, provide education to property owners and managers to expand awareness of the HCV program to increase acceptance of tenant-based HCVs and to facilitate mobility and provide choices for lower-income households throughout the city.

Identify and address challenges that property owners/managers have with existing or prospective HCV holders.
 In collaboration with HATC, annually conduct one workshop for landlords on the HCV program, for a total of seven workshops during the planning period, targeting property owners/managers in North Farmersville. Include education regarding laws prohibiting source of income discrimination (Fair Employment and Housing Act).  Support awareness of moderate-income homeownership, such as Homes for Heroes and other moderate-income loan opportunities. Identify potential programs to aid moderate-income homeownership opportunities and develop a list of resources by July 2026. Advertise programs on the City’s website by December 2026.
 Consistent with State law that mandates the provision of housing for ELI households, the City will prioritize processing and funding allocation for projects that include units for ELI households, especially farmworker housing.
 Consistent with State law that mandates the provision of housing for special needs households, the City will prioritize processing and funding allocation for projects that include units for special needs households.  Beginning in 2026 and annually thereafter, pursue funding available at the State and Federal levels for affordable housing development. Specifically, pursue funding programs that target the needs of extremely low and very low income households.
 The City and Tulare County partners will pursue a variety of strategies and funding to encourage the development, rehabilitation and conservation of housing for farmworkers such as such as funding development, integrating housing for farmworkers into development, developer identification, maintaining an inventory of suitable sites, site development, ensure zoning and development standards facilitate a variety of housing types for farmworker housing needs. The City and collaborative partners will make a specific and at least annual effort to assist in the development of housing for farmworkers and conserve and improve the existing housing stock for farmworkers, including but not limited to:
 Contacting nonprofit developers at least every other year to identify opportunities for the development or improvement of housing for farmworkers.
 Coordinating and participating with regional organizations, including non-profit, academic, and employers, to raise awareness, share and employ strategies, or target new resources.
 Coordinating annually with organizations that represent or serve farmworkers.

City of Farmersville
Housing Plan
2023-2031 Housing Element C7-17
 Providing incentives and other strategies beyond state density bonus law to encourage housing for farmworkers, including setting aside housing for farmworkers within developments, supporting funding applications, prioritizing entitlements and establishing appropriate zoning and development standards.
 Targeting code enforcement and other resources to the existing housing stock with the most need for rehabilitation and sanitary conditions that could be more likely to house farmworkers and work with regional or other organizations to improve living conditions for farmworkers.

Primary Responsible Departments Planning Department
Funding Sources HUD, Self-Help Enterprise funding sources Relevant Policies 3.2, 5.1, 5.4, 5.5, 7.4
AFFH Themes  Outreach and Education
 Housing Mobility
 New Housing Opportunities in Areas of High Resources
 Anti-Displacement and Tenant Protection
Geographic Targeting Citywide; North Farmersville
AFFH Outcomes  Assist with at least 12 rehabilitation projects over 8 years.  Assist 5 households through the First Time Homebuyer Program  Promote with the goal of expanding the use of HCVs in the city by 10 percent by December 2030, using 2023 data as baseline.

Program 13: Community and Economic Development
Well-maintained infrastructure creates a safe and accessible urban environment, fostering a sense of community and belonging. Moreover, investing in such improvements attracts businesses and investments, contributing to economic growth and ensuring equal access to essential services. The City will implement the following actions to expand community and economic development citywide.

The City has implemented several action plans directed by the General Plan, including pursuit of several grants to fund economic development activities. Major city-sponsored activities have included the widening of Visalia Road and Farmersville Boulevard (recently completed) and upgrading the capacity of the City’s wastewater treatment plant, completed during 2021. The City also adopted an economic incentive program to offer sales tax rebates to commercial and industrial developers. Farmersville is also one of the few cities in Tulare County to allow cannabis businesses. Two retailers opened during 2020 with a third approved and nearing construction.

The City has a Comprehensive Infrastructure Master Plan (CIMP) that guides improvements to greenfield areas as well as utility master plans that cover all areas within the General Plan planning area that are expected to see development. In addition, developers of projects in greenfield areas are expected to install required improvements, including parks, trails and bike lanes. Upon adoption, the City of Farmersville will provide the Housing Element to all water and sewer service districts and notify all districts of the requirement to prioritize water and sewer service allocation for new affordable housing development (Government Code Section 65589.7).

Tulare County Association of Governments
Tulare County Regional Housing Element
C7-18
Specific Actions, Objectives and Timelines  Annually coordinate with the Workforce Investment Board (WIB) of Tulare County to carry out the WIB’s Local Plan, including identified workforce priorities that will benefit the residents of Farmersville.  Starting in 2026 and every other year thereafter, partner with the local employment organizations to connect Farmersville residents with job opportunities and workforce training program opportunities.  Partner with the Tulare County Workforce Investment Board and Employment Connection to host an annual job fair and workforce training event in Farmersville.
 Work with Visalia Transit to provide free bus passes to residents attending job fairs and interviews.
 Coordinate with the Public Works Department to review the City’s Capital Improvement Projects (CIP) to ensure public facilities and infrastructure are supportive of the needs of underserved communities.  As part of the annual CIP program updates, evaluate public improvement needs in Downtown Farmersville Specific Plan area, and East, West, and South Farmersville, and prioritize improvements on sites that accommodate the City’s lower-income RHNA.
 Apply for funding (including but not limited to CDBG funds) at least every other year to fund place-based neighborhood improvements, such as accessibility programs and improvements for sidewalks, pedestrian crossings, public buildings, and parks; single-family and multi-family housing rehabilitation; and water and sewer improvements.
 Coordinate with Tulare County and the San Joaquin Valley Air Pollution Control District to develop and implement a plan to reduce pollution burden throughout the city, targeting air quality, water quality, and pesticide use. Assess pollution burden in East, West, and South Farmersville and create an action plan to reduce pollution burden in these neighborhoods, as well as addressing proper remediation plans for cleanup sites and hazardous waste sites.
 Beginning in 2026 and every other year thereafter, assess and monitor pollution burden in each census tract, using tools such as CalEnviroScreen and identify major sources of pollution. Develop a pollution burden reduction strategy for the city and for East, West, and South Farmersville by 2026 with metrics and timelines.

Primary Responsible Departments Planning Department
Funding Sources General Funds
Relevant Policies 3.1, 4.4
AFFH Themes Place-based Strategies for Neighborhood Improvement Geographic Targeting East, South, and West Farmersville (areas of high segregation and poverty) AFFH Outcomes  Complete 5 CIP projects during the planning period.

Program 14: Fair Housing Outreach and Enforcement
The City of Farmersville works with HATC to provide fair housing information and resources to residents and housing providers. Farmersville works with HATC to provide a local Fair Housing Information Program which includes distribution of educational materials to property owners, apartment managers, and tenants, and responding to complaints of discrimination (i.e., in-taking, investigation of complaints, and resolution) by referring the affected party to the appropriate agencies.

City of Farmersville
Housing Plan
2023-2031 Housing Element C7-19
The City refers fair housing issues and complaints to Fair Housing Council of Central California (FHCCC) and the State Department of Fair Employment and Housing. The Department of Fair Employment and Housing (DFEH) maintains a record of housing discrimination complaints filed in local jurisdictions.

HATC refers fair housing issues and complaints to the U.S. Department of Housing and Urban Development (HUD). HUD’s Office of Fair Housing and Equal Opportunity (FHEO).

Specific Actions, Objectives and Timelines  Coordinate with FHCC/other fair housing nonprofit organizations to provide fair housing and tenant/landlord services, including investigation of discrimination complaints, fair housing counseling and education, fair housing testing, and tenant/landlord counseling and mediation.  Coordinate with non-profit organizations, local community groups, and service organizations to increase awareness of and access to housing resources and fair housing assistance. Starting in 2026:
 Hold at least three fair housing workshops or pop-up events during the planning period for residents about housing rights and resources, materials in English and Spanish.
 Release program about housing rights and resources annually, in English and Spanish. The program will include, but not limited to, social media, print media, newspaper, radio, and/or television media outlets.
 Update the City’s website to include fair housing rights and responsibilities for landlords and lenders. Add a language translation feature to the City’s website. Complete updates by January 2026.  Coordinate with TCAG to offer outreach on housing services and opportunities in conjunction with other regional planning efforts.

Organize one workshop in Farmersville to provide information on housing services and programs in 2026.
 Develop a Fair Housing factsheet to be included with the ADU application packet to inform property owners of their responsibility with state and federal fair housing laws. Publish fair housing guide with ADU applications on or before July 2026.
 Beginning in 2026, provide annual trainings for City staff on how to refer residents for fair housing complaints.
 Beginning in 2026, provide annual trainings to the City’s Police Department staff on how to engage with the city’s homeless population and how to connect them with resources.
 Annually, conduct outreach and education on water conservation measure through a social media campaign.
 As part of entitlement process and/or funding approval, ensure that the project sponsor has developed an Affirmative Fair Housing Marketing Plan and ensure that residents of lower-resource areas are targeted with multilingual outreach, culturally relevant media, and partnerships with local community organizations, in full compliance with HUD regulations (24 CFR § 92.351) to ensure equitable access to housing opportunities for groups least likely to apply.
 Continue to provide Spanish translation on request at public meetings and all outreach materials in Spanish and English.

Primary Responsible Departments Planning Department
Funding Sources General Fund
Relevant Policies 3.1, 4.4
AFFH Themes Enforcement and Outreach
Geographic Targeting East, South, and West Farmersville AFFH Outcomes  Assist at least 15 residents and landlords with fair housing services annually, throughout planning period.

Tulare County Association of Governments
Tulare County Regional Housing Element
C7-20
C7.3 AFFH Actions Summary
Government Code Section 8899.50 requires “meaningful actions” well beyond combating discrimination to overcome patterns of segregation and foster inclusive communities. Actions to affirmatively further fair housing include:
 Enhancing housing mobility strategies
 Encouraging development of new affordable housing in high resource areas  Increasing fair housing enforcement and fair housing outreach capacity  Improving place-based strategies to encourage community conservation and revitalization, including preservation of existing affordable housing
 Protecting existing residents from displacement
Actions to affirmatively furthering fair housing are summarized below.

City of Farmersville
Housing Plan
2023-2031 Housing Element C7-21
Affirmatively Furthering Fair Housing Action Matrix
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
Fair Housing Enforcement and Outreach
Program 14: Fair Housing
Outreach and Enforcement
 Coordinate with FHCCC/other fair housing nonprofit
organizations to provide fair housing and tenant/landlord services, including investigation of discrimination
complaints, fair housing counseling and education, fair housing testing, and tenant/landlord counseling and
mediation.
 Coordinate with non-profit organizations, local community groups, and service organizations to increase awareness of and access to housing resources and fair housing
assistance. Starting in 2026:
 Hold at least three fair housing workshops or pop-up
events during the planning period for residents about
housing rights and resources, materials in English and
Spanish, starting in 2026.
 Release program about housing rights and resources
annually, in English and Spanish. The program will
include, but not limited to, social media, print media, newspaper, radio, and/or television media outlets.
 Update the City’s website to include fair housing rights and responsibilities for landlords and lenders. Add a language translation feature to the City’s website. Complete updates by July 2026.
 Coordinate with TCAG to offer outreach on housing services and opportunities in conjunction with other regional
planning efforts. Organize one workshop in Farmersville to provide information on housing services and programs in 2026.
 Develop a Fair Housing factsheet to be included with the ADU application packet to inform property owners of their responsibility with state and federal fair housing laws.

Publish fair housing guide with ADU applications on or
before January 2026.
 Beginning in 2026, provide annual trainings for City staff on how to refer residents for fair housing complaints.

Starting 2026, then
update as necessary
East, South, and
West Farmersville
Assist at least 15 residents and
landlords with fair housing services
annually, throughout planning
period.

Tulare County Association of Governments
Tulare County Regional Housing Element
C7-22
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 Beginning in 2026, provide annual trainings to the City’s Police Department staff on how to engage with the city’s homeless population and how to connect them with
resources.
 Annually, conduct outreach and education on water
conservation measure through a social media campaign
 As part of entitlement process and/or funding approval, ensure that the project sponsor has developed an
Affirmative Fair Housing Marketing Plan and ensure that residents of lower-resource areas are targeted with
multilingual outreach, culturally relevant media, and
partnerships with local community organizations, in full compliance with HUD regulations (24 CFR § 92.351) to
ensure equitable access to housing opportunities for groups least likely to apply.
 Continue to provide Spanish translation on request at public meetings and all outreach materials in Spanish and English.

Housing Mobility
Program 1: Regional
Collaboration
 Participate in regional meetings related to housing and homeless issues to pursue funding and coordination
opportunities.
 Collaborate with TCaT and Visalia Transit to prepare a study on transit and active transportation needs for Farmersville residents and identify actions to address those needs,
focusing on connecting residents to job centers. Complete a transit needs study by January 2026 to identify potential actions. Implement at least one of those actions by the end of 2028.

Starting in 2026 and
annually thereafter
Study by 2026,
implementation by
2028
N/A Annually pursue funding
opportunities for regional housing
issues.

Complete a transit needs study by
January 2026 to identify potential
actions. Implement at least one of
those actions by the end of 2028.

Increase the percentage of
residents commuting by public
transit by 5 percent by December
2031 with 2020 data as baseline.

Program 5: Accessory
Dwelling Units
 Amend the Zoning Code in compliance with state law by July 2026.
 By December 31, 2024, facilitate the production of ADUs through efforts including, but not limited to:
 Updating ADU webpage to include available resources
for ADU production, such as grants for pre-development
By July 2026 North
Farmersville
Support the development of at
least five ADUs in North
Farmersville during the planning
period.

City of Farmersville
Housing Plan
2023-2031 Housing Element C7-23
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
costs available to lower-income homeowners through
California Finance Agency (CalHFA).
 Offering expedited reviews for ADU applications.
 Promote the development of ADUs, prioritizing North
Farmersville.
 Conduct three educational workshops, campaigns, or
outreach events to promote ADU development in the
city to residents, with at least two events targeted to residents and developers in North Farmersville, by the
end of the planning period.
 Implement strategies to streamline the ADU permitting process.
 Develop an ADU application checklist and publish the
checklist on the City’s website by January 2026.
 Add information on the ADU permitting process, as well as available resources and incentives, on the City’s
website by January 2026.
 Adopt pre-approved ADU plans, potentially using SJV
REAP’s Template ADU Program and SJV REAP Tool: PreReviewed Plan Set, by January 2026, and publish on the City’s website.
 Determine and implement strategy to promote ADUs for
moderate- and lower-income households by the end of
2028.
 Collaborate with neighboring jurisdictions to develop strategies to incentivize the development of ADUs by the end of 2028. Potential strategies may include options such as:
 Developing pre-approved ADU plans.
 Developing outreach and education materials on the
use of housing choice Housing Choice Vouchers on
ADUs.
 Promoting California Housing Finance Agency (CalHFA)
ADU pre-development grants of up to $40,000 to
homeowners.
 Reducing plan check or permit fees.

Through 2031
By January 2026
By January 2026
By the end of 2028
Tulare County Association of Governments
Tulare County Regional Housing Element
C7-24
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 Participate in regional collaboration efforts to create pre-approved ADU plans. Work with other cities as part
of the TCAG TAC meetings to share resources.
 Train staff every two years to properly educate property owners on ADUs and garage conversions.
 Develop as ADU application checklist and publish the
checklist on the City’s website by July 2026. Work with other cities as part of the TCAG TAC meetings to share
resources.

Program 12: Lower-Income
and Special Needs Housing
 Work with HATC and Self-Help Enterprises to continue
providing assistance in the community.
 Contract with Self-Help Enterprises to provide financial assistance programs to low-income households,
including the Homebuyer Assistance Program. Expand
program awareness and participation to low-income
households throughout the city. See Program 14.
 Over the 8-year planning period, subsequent to each Pointin-Time Count, conduct workshops for the Planning Commission and City Council to share the data from the
count. Invite the Kings/Tulare Homeless Alliance to attend.  Identify potential programs to aid moderate-income
homeownership opportunities and develop a list of
resources by July 2026. Apply for feasible funding
opportunities by December 2026.
 Develop an inventory of affordable housing, with contact information and the number of affordable units, and
publish the inventory on the City’s website by January 2026.  Connect low-income residents with housing assistance
resources, including the HCV program.
 Add information on the HCV Program and Self-Help
Enterprises’ financial assistance programs to the City’s website by January 2026.
 Promote the availability of assistance programs through all City’s social media pages.
 Attend at least two community events to spread
awareness and distribute fact sheets on available
financial assistance programs.

Annually
Through 2031
July 2026 / December
2026
By January 2026
By January 2026 then
ongoing
Citywide, with a
focus on North
Farmersville
Assist 65 Farmersville households
through HCVs.

Assist with at least 12
rehabilitation projects over a
period of eight years.

Assist five households through the
First Time Homebuyer Program
Promote with the goal of
expanding the use of HCVs in the
city by 10 percent by December
2030, using 2023 data as baseline.

City of Farmersville
Housing Plan
2023-2031 Housing Element C7-25
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 In collaboration with the Housing Authority, provide
education to property owners and managers to expand
awareness of the HCV program to increase acceptance of
tenant-based HCVs and to facilitate mobility and provide choices for lower-income households throughout the city.

Identify and address challenges that property
owners/managers have with existing or prospective HCV
holders.
 In collaboration with the Tulare Housing Authority,
annually conduct one workshop for landlords on the
HCV program, for a total of seven workshops during the
planning period, targeting property owners/managers in
North Farmersville. Include education regarding laws
prohibiting source of income discrimination (Fair
Employment and Housing Act).
 Support moderate-income homeownership, such as Homes
for Heroes and other moderate-income loan opportunities.

Identify potential programs to aid moderate-income
homeownership opportunities and develop a list of
resources by July 2026. Apply for feasible funding
opportunities by December 2026.
 Beginning in 2026 and annually thereafter, pursue funding available at the State and Federal levels for affordable housing development. Specifically, pursue funding
programs that target the needs of extremely low and very low income households.
 The City and collaborative partners will make a specific and at least annual effort to assist in the development of
housing for farmworkers and conserve and improve the
existing housing stock for farmworkers.

Annually
July 2026 / December
2026
Beginning 2026 and
annually thereafter
Annually
New Housing Opportunities in Higher Opportunity Areas
Program 2: Adequate Sites
for RHNA
 Maintain an inventory of available vacant and prospective sites that can accommodate new housing; update annually.

Make this inventory available to the public and interested developers on the City website.
 Annually meet with property owners and interested
developers to pursue housing development in the city.

Annually Citywide Facilitate the development of 654
units over 8 years (135 very lowincome, 83 low-income, 121 moderate-income, and 315 above
moderate-income units).

Tulare County Association of Governments
Tulare County Regional Housing Element
C7-26
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 Concurrent with adoption of the Housing Element, develop a formal procedure to monitor no net loss in capacity
pursuant to SB 166.
 By 2026, complete update to water and sewer master
plans.
 In 2027, the City will evaluate the progress of pending projects counted toward the RHNA to ensure that
development of housing units is occurring as projected. If it is determined after consultation with developers that the projects are not proceeding as planned and would result in a shortfall in RHNA sites, the City will identify alternative sites strategies (including potential rezoning) within six months.

Concurrent with
adoption of the Housing
Element
Beginning 2027
Program 3: By-Right
Approval
 At the time of the Housing Element adoption, concurrent with the Development Code update to provide adequate
sites for the RHNA (see Program 2), update the
Development Code to address the by-right approval
requirements. Lower-income sites included in the site
inventory with a proposed zoning change, as well as vacant sites identified in two previous housing elements and nonvacant sites identified in the previous housing element, will be rezoned, in compliance with Government Code Section
65583.2(h) and (i), to permit owner-occupied and rental multifamily uses by-right (without discretionary approval) for developments in which 20 percent of the units
affordable to lower-income households. Any subdivision of the sites shall be subject to all laws, including, but not limited to, the local government ordinance implementing the Subdivision Map Act.

Concurrent with
Housing Element
adoption
Citywide Facilitate the development of 654
units over 8 years (135 very lowincome, 83 low-income, 121 moderate-income, and 315 above
moderate-income units).

Program 6: Zoning Code
Amendments
 Complete Zoning Code Amendments outlined in Program 6 to facilitate the development and remove constraints to the development of housing for special needs populations.

By the end of 2026
unless otherwise
indicated by Program 6.

Citywide Facilitate the development of 10
units for special needs populations
during the planning period.

Program 8: Transparency in
Government
 By December 2026, the City will evaluate its compliance with the new transparency requirements per Government
Code Section 65940.1(a)(1) make changes as necessary.
 By December 2026, Review planning and development fees and revise fees to be competitive with other cities in the county.

December 2026 Citywide Facilitate the development of 654 units over 8 years (135 very lowincome, 83 low-income, 121 moderate-income, and 315 above
moderate-income units).

City of Farmersville
Housing Plan
2023-2031 Housing Element C7-27
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 By July 2026, update the City’s website to provide clear links to planning and building resources, applications, and checklists.
 By July 2026, provide a link to its Reasonable
Accommodations policy on the Housing page of the city
website with contact information for city staff who manage the application process.

By July 2026
Program 9: Facilitating
Affordable Housing
Development
 In annual coordination with Self-Help Enterprises,
proactively work with Self-Help and other housing
developers to locate sites and housing opportunities in infill sites in high opportunity areas. Pursue funding designed to assist in the affordable housing space
 Starting in 2026, annually pursue funding at the local, regional, state, and federal levels such as State CDBG, CalHome, PLHA, and Project Homekey funds.
 Work with other jurisdictions in Tulare County to create a regional list of affordable housing developers. Annually conduct outreach to these developers with information on potential sites, available regulatory concessions and
incentives, and potential funding opportunities.
 By December 2026, revise the Density Bonus Ordinance in compliance with state law (Government Code Section
65915) to equally provide for density bonuses in all zoning districts where residential uses are permitted and to
include provisions relative to density bonuses, incentives, and concessions as required by state law.
 Starting in 2026, facilitate the development of affordable housing through the provision of the following regulatory concessions and incentives:
 Density increases under the City’s Density Bonus
Ordinance.
 Expedited and streamlined project application review
involving any of the following housing categories: very low-income households; large families; persons with
disabilities or developmental disabilities; and
farmworkers.
 Potential fee waivers/reductions/deferrals.

Starting in 2026 and
annually thereafter
December 2026
Beginning in 2026
through 2031
Citywide with
emphasis on
moderate and
high resource
census tracts in
north
Farmersville.

Increase the percent of the city’s
housing stock that is multifamily
from 7 percent to 10 percent by
December 2030, using 2020
Census data as a baseline.

Eliminate disparity between census
tracts in northern Farmersville and
the rest of the city based on
median income level and percent
of households in poverty.

Entitlement of at least 100
subsidized housing units affordable
to extremely low-, very low-, and
low-income households in the city
during the planning period,
including at least 30 percent of
units outside of areas of high
segregation and poverty or near
public transit and services
Tulare County Association of Governments
Tulare County Regional Housing Element
C7-28
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 Develop a web-based Housing Development Toolkit that
outlines 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. Publish the Housing Development Toolkit on the City’s website by
August 2026.
 Review the General Plan, applicable Specific Plans, and Zoning Code and Zoning Map to evaluate opportunities for removing barriers to housing production, adding housing capacity, and accommodating a greater mix of dwelling
types and sizes households (e.g., duplexes, triplexes,
fourplexes, townhouses, courtyard buildings), prioritizing opportunities and sites in higher resource areas including North Farmersville. Review General Plan, Specific Plans, and Zoning Code and Zoning Map by January 2026 and
implement any changes by January 2027 (see Program 6).
 Acquire funds from the state and federal grant
opportunities, including the HCD Infill Infrastructure Grant Program, to support the development of affordable
housing, housing for special needs, and support service projects. Leverage City funding to partner with affordable housing developer on new affordable housing
developments in the city. Prioritize subsidies for financing for rental housing units affordable to extremely low-income households, senior households, farmworkers, persons with disabilities, veterans, large households, and other
households with special needs.
 Apply for state and federal funds by 2026 and annually thereafter to facilitate the development of affordable
housing, including housing for extremely low-income
households and those with special housing needs.

Partner with nonprofit housing developers to support
the entitlement of at least 100 subsidized housing units affordable to extremely low-, very low-, and low-income households in the city during the planning period,
including at least 30 percent of units outside of areas of By August 2026
January 2026 /
January 2027
In 2026, then as funding
becomes available
City of Farmersville
Housing Plan
2023-2031 Housing Element C7-29
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
high segregation and poverty or near public transit and services.

Place-based Strategies for Neighborhood Revitalization
Program 1: Regional
Collaboration
 Hold at least one community workshop in East, South, and West Farmersville by December 2026 to identify active
transportation needs and apply for funding to implement projects by December 2027.

December 2026/
December 2027
Citywide, with a
focus on East,
South, and West
Farmersville
(areas of high
segregation and
poverty)
Implement at least one active
transportation projects in East,
South, and West Farmersville
(areas of high segregation and
poverty) by the end of the
planning period.

Increase the percentage of
residents commuting by public
transit by 5 percent by December
2031 with 2020 data as baseline.
 Collaborate with TCaT and/or TCAG on the 2023 Tulare
County Coordinated Human Services Transportation Plan to identify ways to bridge the transit service gap for seniors, persons with disabilities and low income persons.

Participate in the Coordinated Human Services
Transportation Plan’s update scheduled for 2028.

Annually Citywide
 Invite affordable housing developers, Community Based Organizations (CBOs), and other interested parties to
discuss affordable housing production in the County.

Annually Citywide Utilize the monthly TCAG TAC
meetings to identify at least one
joint effort or planning strategy
annually.

Program 11: Housing
Preservation and
Rehabilitation
 Coordinate with Self-Help Enterprises to fund rehabilitation efforts in the city. Annually research funding opportunities, such as CHAFA, for rehabilitation grants.
 Expand awareness and connect residents to Self-Help
Enterprises’ Housing Rehabilitation Program.
 Publish resources on homeowner rehabilitation assistance on the City’s website by July 2026.
 Connect qualified property owners with code violations to Self-Help Enterprises to receive financial assistance through the Housing Rehabilitation Program. Refer at
least five property owners with housing units in need of repair to Self-Help Enterprises annually.
 Ensure that Code Enforcement has the information when addressing enforcement cases.
 Expand the City’s Housing Rehabilitation Program.
 Apply for additional funding for the home repair
program by 2026 to serve at least 12 households by the
Annually
By July 2026, then
ongoing
By 2026, then ongoing
East and
Downtown
Farmersville
Assist with at least 12
rehabilitation projects over eight
years.

Tulare County Association of Governments
Tulare County Regional Housing Element
C7-30
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
end of the planning period, prioritizing East and
Downtown Farmersville.
 Amend the Municipal Code to adopt the most recent
version of the California Building Code concurrent with adoption of the Housing Element.
 Pursue/provide rehabilitation assistance that includes energy conservation and weatherization improvements as
eligible activities.

Program 13: Community
and Economic
Development
 Annually coordinate with the Workforce Investment Board (WIB) of Tulare County to carry out the WIB’s Local Plan, including identified workforce priorities that will benefit the residents of Farmersville.
 Partner with the local employment organizations to
connect Farmersville residents with job opportunities and workforce training program opportunities.
 Partner with the Tulare County Workforce Investment
Board and Employment Connection to host an annual
job fair and workforce training event in Farmersville.
 Work with Visalia Transit to provide free bus passes to residents attending job fairs and interviews.
 Coordinate with the Public Works Department to review the City’s Capital Improvement Projects (CIP) to ensure public facilities and infrastructure are supportive of the needs of underserved communities.
 As part of the annual CIP program updates, evaluate
public improvement needs in Downtown Farmersville
Specific Plan area, and East, West, and South
Farmersville, and prioritize improvements on sites that accommodate the City’s lower-income RHNA.

Apply for funding (including but not limited to CDBG
funds) at least every other year to fund place-based
neighborhood improvements, such as accessibility
programs and improvements for sidewalks,
pedestrian crossings, public buildings, and parks;
single-family and multi-family housing rehabilitation;
and water and sewer improvements.

Annually
Annually
Beginning 2026 and
annually thereafter
East, West, and
South
Farmersville
Complete 5 CIP projects during the
planning period.

City of Farmersville
Housing Plan
2023-2031 Housing Element C7-31
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 Coordinate with Tulare County and the San Joaquin Valley Air Pollution Control District to develop and implement a plan to reduce pollution burden throughout the city,
targeting air quality, water quality, and pesticide use.

Assess pollution burden in East, West, and South
Farmersville and create an action plan to reduce pollution burden in these neighborhoods, as well as addressing
proper remediation plans for cleanup sites and hazardous waste sites.
 Beginning in 2026 and every two years thereafter,
assess and monitor pollution burden in each census
tract, using tools such as CalEnviroScreen and identify major sources of pollution. Develop a pollution burden
reduction strategy for the city and for East, West, and South Farmersville by 2026 with metrics and timelines.

AFFH: Complete Streets  Complete projects outlined in the City’s 2023 Complete Streets and Multimodal Access Study. Projects may include, but are not limited to, Farmersville Boulevard
improvements, Safe Routes to School Loop (Creek Path,
pedestrian path, enhance route, etc.), and pedestrian gap filling improvements.

Planning period (by
2031)
Citywide with
emphasis on east,
west, and south
Farmersville.

Complete three complete streets
projects during the planning period
including at least two in areas of
high segregation and poverty.

Tenant Protection and Anti-displacement
Program 1: Regional
Collaboration
 Partner with the Kings/Tulare Homeless Alliance to
proactively address shelter, housing and support services for people experiencing homelessness.

Annually Citywide Annually coordinate meetings with
the Kings/Tulare Homeless Alliance
to address need in Farmersville.

Program 4: Replacement
Housing
 Amend the Zoning Code to address the replacement
housing requirements.

Concurrent with
Housing Element
adoption
N/A Replace all units as required
pursuant to AB 1397.

Program 10: Preservation
of At-Risk Housing
 Monitor affordable units during the planning period.
 Ensure tenants are properly noticed by the property
owners should a Notice of Intent to opt out of low-income use is filed. Notices must be filed three years, one year and six months in advance of conversion. Additionally, the City shall provide tenants with information about available
resources and their tenant rights during the Notice of Intent period.

Annually Citywide Preserve 321 affordable units,
including 19 at-risk units.

Tulare County Association of Governments
Tulare County Regional Housing Element
C7-32
Program Specific Commitment Timeline
Geographic
Targeting Eight-Year Metrics
 In the event of potential conversion, conduct outreach to other nonprofit housing providers to acquire projects
opting out of low-income use. As funding permits, assist in funding the acquisition or support funding applications by nonprofit providers. Maintain annual contact with property owners of affordable housing regarding any change in
status/intent or need for assistance, such as rehabilitation assistance.
 Maintain the AB 987 database to include detailed
information on all subsidized units, including those that have affordability covenants. Update annually.

City of Farmersville
Housing Plan
2023-2031 Housing Element C7-33
C7.4 Quantified Objectives
Farmersville has established quantified objectives for housing production and rehabilitation for the Housing Element. These objectives are based upon expected availability of resources to address the City’s housing needs, expectations regarding future housing development, as well as prior objectives established in earlier housing plans. Table C7-1 below summarizes the City’s quantified objectives for implementing its various programs and actions outlined above.

Table C7-1 Quantified Objectives 2023-2031
Target Income and Affordability Level New Construction Rehabilitation Conservation Extremely Low 68 3 208
Very Low 67 3 208
Low 83 3 209
Moderate 121 3
Above Moderate 315
Total 654 12 625
Tulare County Association of Governments
Tulare County Regional Housing Element
C7-34
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Tulare County Regional Housing Element

2023-2031 Housing Element
prepared by
Tulare County Association of Governments
Planning Division, Department of Community Development
210 North Church Street B Visalia, California 93291
Contact: Ted Smalley, Executive Director
prepared with the assistance of
Rincon Consultants, Inc.
4589 North Marty Avenue, Suite 102
Fresno, California 93722
June 2025 Draft
Table of Contents
2023-2031 Housing Element i
Table of Contents
1 Introduction and Public Participation ............................................................................................... 1-1

1.1 Housing Element Purpose and Content ................................................................................ 1-1

1.2 Relationship to Other General Plan Elements....................................................................... 1-2

1.3 Organization of the Housing Element ................................................................................... 1-3

1.4 Data Sources and Methods................................................................................................... 1-3

1.5 Regional Collaboration .......................................................................................................... 1-4

1.5.1 Regional Challenges and Opportunities................................................................ 1-4

1.5.2 Regional Planning Efforts...................................................................................... 1-5

1.5.3 Opportunities for Regional Collaboration............................................................. 1-5

1.6 Community Engagement....................................................................................................... 1-6

1.6.1 Public Noticing ...................................................................................................... 1-6

1.6.2 Project Website..................................................................................................... 1-6

1.6.3 City Council Presentations .................................................................................... 1-7

1.6.4 Community Workshops......................................................................................... 1-7

1.6.5 Stakeholder Interviews ......................................................................................... 1-8

1.6.6 Housing Needs Survey......................................................................................... 1-10

1.6.7 Public Comment Letters...................................................................................... 1-10

1.6.8 Public Review of the Draft Housing Element...................................................... 1-11

1.6.9 Public Engagement for the Revised Draft Housing Element............................... 1-11

1.6.10 Response to Community Input ........................................................................... 1-12 2 Regional Housing Needs Assessment................................................................................................ 2-1

2.1 Population Characteristics..................................................................................................... 2-1

2.2 Population Growth ................................................................................................................ 2-1

2.3 Age Characteristics................................................................................................................ 2-2

2.4 Race and Ethnicity ................................................................................................................. 2-3

2.5 Economic Characteristics ...................................................................................................... 2-4

2.5.1 Employment.......................................................................................................... 2-4

2.5.2 Income Definitions and Income Limits.................................................................. 2-8

2.6 Household Characteristics................................................................................................... 2-13

2.7 Large Households................................................................................................................ 2-14

2.8 Overcrowding ...................................................................................................................... 2-15

2.9 Special Needs Groups.......................................................................................................... 2-16

2.9.1 Seniors................................................................................................................. 2-16

2.9.2 Persons with Disabilities (including Developmental Disabilities) ....................... 2-21

2.9.3 Large Households................................................................................................ 2-28

2.9.4 Female-Headed Households............................................................................... 2-29 Tulare County Association of Governments
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2.9.5 Extremely Low-Income Residents....................................................................... 2-31

2.9.6 Farmworkers....................................................................................................... 2-33

2.9.7 Persons Experiencing Homelessness .................................................................. 2-36

2.10 Housing Stock Characteristics ............................................................................................. 2-40

2.11 Housing Growth................................................................................................................... 2-40

2.12 Housing Type and Tenure.................................................................................................... 2-40

2.13 Vacancy Rate ....................................................................................................................... 2-42

2.14 Housing Unit Size................................................................................................................. 2-43

2.15 Age and Condition of Housing Stock ................................................................................... 2-43

2.16 Housing Costs...................................................................................................................... 2-46

2.16.1 Median Home Sale Price ..................................................................................... 2-46

2.17 Distribution of Owner-Occupied Units................................................................................ 2-47

2.18 Housing Rents...................................................................................................................... 2-49

2.19 Housing Affordability........................................................................................................... 2-50

2.19.1 Workforce Housing ............................................................................................. 2-52

2.19.2 Cost Burden......................................................................................................... 2-52

2.20 Assisted Housing Units........................................................................................................ 2-53

2.20.1 Funding Sources for Assisted Housing ................................................................ 2-54 3 Regional Housing Constraints Analysis ............................................................................................. 3-1

3.1 Non-Governmental Constraints............................................................................................ 3-1

3.1.1 Land Costs............................................................................................................. 3-1

3.1.2 Construction Costs................................................................................................ 3-3

3.1.3 Availability of Financing ........................................................................................ 3-3

3.1.4 Mortgage and Rehabilitation Financing................................................................ 3-4

3.2 Governmental Constraints.................................................................................................... 3-6

3.2.1 Land Use Controls................................................................................................. 3-6

3.2.2 Residential Development Standards..................................................................... 3-7

3.2.3 Housing for Persons with Disabilities.................................................................. 3-12

3.2.4 Planning and Development Fees......................................................................... 3-13

3.2.5 Inclusionary Housing Ordinance ......................................................................... 3-14

3.2.6 Permit Procedures and Processing Times........................................................... 3-14

3.2.7 Short-Term Housing Rentals............................................................................... 3-14

3.2.8 Code Enforcement .............................................................................................. 3-15

3.3 Environmental Constraints.................................................................................................. 3-15

3.3.1 Floodplains.......................................................................................................... 3-15

3.3.2 Seismic Zones...................................................................................................... 3-15

3.3.3 Wildland/Urban Fire Hazards.............................................................................. 3-16

3.3.4 Soil Contamination.............................................................................................. 3-16 Table of Contents
2023-2031 Housing Element iii
4 Regional Housing Resources............................................................................................................. 4-1

4.1 Introduction........................................................................................................................... 4-1

4.2 Future Housing Needs........................................................................................................... 4-1

4.2.1 Regional Housing Needs Allocation (RHNA) ......................................................... 4-1

4.3 Meeting the RHNA................................................................................................................. 4-2

4.4 Development Trends............................................................................................................. 4-3

4.4.1 Summary of Development Trends...................................................................... 4-16

4.4.2 Pipeline Projects by Jurisdiction.......................................................................... 4-17

4.5 Site Selection Criteria .......................................................................................................... 4-21

4.5.1 Density and Parcel Size ....................................................................................... 4-22

4.6 Realistic Development Capacity .......................................................................................... 4-23

4.7 Affirmatively Furthering Fair Housing ................................................................................. 4-24

4.8 Supporting Information....................................................................................................... 4-24

4.8.1 Summary of Interviews with Development Community .................................... 4-24

4.9 Financial Resources for Affordable Housing ....................................................................... 4-24

4.10 Administrative Resources.................................................................................................... 4-26

4.10.1 San Joaquin Valley Regional Planning Agencies Policy Council .......................... 4-26

4.10.2 Non-Profit Organizations .................................................................................... 4-26 5 Regional Affirmatively Furthering Fair Housing Analysis.................................................................. 5-1

5.1 Introduction and Overview ................................................................................................... 5-1

5.1.1 Methodology......................................................................................................... 5-1

5.2 Data Sources.......................................................................................................................... 5-3

5.2.1 HCD AFFH Data Viewer ......................................................................................... 5-3

5.2.2 Urban Displacement Project................................................................................. 5-3

5.2.3 CalEnviroScreen .................................................................................................... 5-3

5.2.4 TCAC/HCD Opportunity Maps............................................................................... 5-4

5.2.5 HUD Comprehensive Housing Affordability Strategy (CHAS) Data....................... 5-4

5.2.6 U.S. Census American Community Survey (ACS) .................................................. 5-4

5.2.7 AllTransit ............................................................................................................... 5-5

5.3 Fair Housing Resources ......................................................................................................... 5-5

5.3.1 Enforcement and Outreach Capacity.................................................................... 5-5

5.4 Ability to Address Complaints............................................................................................... 5-5

5.5 Segregation and Integration Patterns and Trends................................................................ 5-6

5.5.1 Race and Ethnicity................................................................................................. 5-7

5.5.2 Persons with Disabilities ....................................................................................... 5-7

5.5.3 Familial Status..................................................................................................... 5-12

5.5.4 Household Income .............................................................................................. 5-14

5.5.5 Poverty and Segregation..................................................................................... 5-17

5.5.6 Concentrated Areas of Affluence........................................................................ 5-21 Tulare County Association of Governments
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5.6 Disparities in Access to Opportunities ................................................................................ 5-21

5.6.1 Transit Access and Walkability............................................................................ 5-21

5.6.2 Access to Quality Education................................................................................ 5-25

5.6.3 Economic Outcomes ........................................................................................... 5-27

5.6.4 Healthy and Safe Housing Environment ............................................................. 5-30

5.7 Disproportionate Housing Needs........................................................................................ 5-34

5.7.1 Housing Cost Burden........................................................................................... 5-34

5.7.2 Overcrowding...................................................................................................... 5-34

5.7.3 Housing Problems............................................................................................... 5-37

5.7.4 Persons Experiencing Homelessness .................................................................. 5-39

5.7.5 Farmworkers....................................................................................................... 5-40

5.7.6 Displacement ...................................................................................................... 5-41

5.8 Local Area Knowledge ......................................................................................................... 5-41

5.8.1 Historic Patterns of Segregation ......................................................................... 5-41

5.8.2 Community and Stakeholder Input..................................................................... 5-44 Tables
Table 2-1 Population Change (2000 - 2020)..................................................................................... 2-2 Table 2-2 Population by Age Group (2020)...................................................................................... 2-3 Table 2-3 Population by Race........................................................................................................... 2-4 Table 2-4 Major Employers .............................................................................................................. 2-5 Table 2-5 Employment by Industry (2020)....................................................................................... 2-6 Table 2-6 HUD Income Limits by Person per Household (dollars) ................................................... 2-8 Table 2-7 State of California Income Categories.............................................................................. 2-8 Table 2-8 Median Household Income by Race/Ethnicity (dollars)................................................. 2-10 Table 2-9 Overpayment by Tenure................................................................................................. 2-11 Table 2-10 Overpayment by Tenure for Low-Income Households.................................................. 2-12 Table 2-11 Cost Burdened Households............................................................................................ 2-13 Table 2-12 Households by Type ....................................................................................................... 2-14 Table 2-13 Large Households by Tenure .......................................................................................... 2-15 Table 2-14 Overcrowding Severity by Tenure .................................................................................. 2-16 Table 2-15 Senior Households by Tenure......................................................................................... 2-17 Table 2-16 Overpayment by Tenure among Senior Households, Tulare County............................. 2-18 Table 2-17 Cost Burdened Senior Households................................................................................. 2-19 Table 2-18 Inventory of Senior Housing........................................................................................... 2-20 Table 2-19 Population by Number of Disabilities............................................................................. 2-22 Table 2-20 Disability by Age for the Total Population...................................................................... 2-23 Table 2-21 Developmental Disability by Age.................................................................................... 2-24 Table 2 22 Developmental Disability by Residence ......................................................................... 2-24 Table 2-23 Inventory of Housing for People with Disabilities.......................................................... 2-25 Table of Contents
2023-2031 Housing Element v
Table 2-24 Services for Persons with Disabilities............................................................................. 2-27 Table 2-25 Large Households by Tenure .......................................................................................... 2-28 Table 2-26 Large Households and Units........................................................................................... 2-28 Table 2-27 Single Female-Headed Households with own Children ................................................. 2-29 Table 2-28 Single Female-Headed Households by Tenure............................................................... 2-30 Table 2-29 Extremely Low-Income Households by Tenure.............................................................. 2-31 Table 2-30 Extremely Low-Income Households by Tenure and Cost Burden .................................. 2-32 Table 2-31 Extremely Low-Income Resources ................................................................................. 2-33 Table 2-32 Farmworker Population.................................................................................................. 2-34 Table 2-33 Farmworker Population Overtime (Tulare County) ....................................................... 2-35 Table 2-34 Resources for Farmworkers............................................................................................ 2-35 Table 2-35 Homelessness by Type (2023)........................................................................................ 2-38 Table 2-36 Resources for Persons Experiencing Homelessness....................................................... 2-39 Table 2-37 Total Housing Units Over Time (1980 to 2020).............................................................. 2-40 Table 2-38 Total Housing Units by Type........................................................................................... 2-41 Table 2-39 Housing Units by Tenure ................................................................................................ 2-42 Table 2-40 Vacancy Status by Type for Total Vacant Units.............................................................. 2-42 Table 2-41 Housing Unit Size............................................................................................................ 2-44 Table 2-42 Total Occupied Housing Units by Year Built................................................................... 2-45 Table 2-43 Substandard Housing Units............................................................................................ 2-46 Table 2-44 Median Housing Value Over Time (1980 to 2020) ......................................................... 2-47 Table 2-45 Owner Occupied Units by Race ...................................................................................... 2-48 Table 2-46 Median Rent by Number of Bedrooms .......................................................................... 2-49 Table 2-47 Housing Affordability Matrix – Tulare County (2021) .................................................... 2-50 Table 2-48 Cost Burdened Owner-Occupied Households Over Time .............................................. 2-52 Table 2-49 Cost Burdened Renter-Occupied Households Over Time .............................................. 2-53 Table 2-50 Inventory of Public Assisted Complexes......................................................................... 2-56 Table 3-1 Listed Land Prices – Tulare County................................................................................... 3-2 Table 3-2 Sold Land Prices – Tulare County ..................................................................................... 3-2 Table 3-3 Listed and Sold Land Prices .............................................................................................. 3-2 Table 3-4 Estimated Construction Cost............................................................................................ 3-3 Table 3-5 Race and Loan Action ....................................................................................................... 3-5 Table 3-6 Loan Action and Loan Type .............................................................................................. 3-5 Table 3-7 Race and Loan Action ....................................................................................................... 3-5 Table 3-8 Ethnicity and Loan Action................................................................................................. 3-6 Table 3-9 Statewide Density Bonus Parking Standards.................................................................... 3-8 Table 4-1 Tulare County Regional Housing Needs Determination Allocation.................................. 4-2 Table 4-2 Regional Development Trends....................................................................................... 4-17 Table 4-3 Dinuba Pipeline Projects................................................................................................. 4-18 Table 4-4 Exeter Pipeline Projects.................................................................................................. 4-18 Tulare County Association of Governments
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Table 4-5 Farmersville Pipeline Projects ........................................................................................ 4-19 Table 4-6 Lindsay Pipeline Projects................................................................................................ 4-19 Table 4-7 Porterville Pipeline Projects ........................................................................................... 4-20 Table 4-8 Tulare Pipeline Projects.................................................................................................. 4-20 Table 4-9 Woodlake Pipeline Projects............................................................................................ 4-21 Table 4-10 Recent Developments on Large Sites in San Joaquin Valley .......................................... 4-22 Table 5-1 Domains and List of Indicators for Opportunity Maps..................................................... 5-4 Table 5-2 HUD Certified Fair Housing Providers Active in the Tulare County.................................. 5-5 Table 5-3 Tulare County Fair Housing Complaints (2006-2020) ...................................................... 5-6 Table 5-4 Employment Status by Disability Status (Tulare County)............................................... 5-10 Table 5-5 Tenure by Household Type and Presence of Children (Tulare County) ......................... 5-12 Table 5-6 Mean Salary by Occupation (Tulare County).................................................................. 5-28 Figures
Figure 2-1 Median Household Income .............................................................................................. 2-9 Figure 2-2 Homelessness by Type Over Time, Households, Kings/Tulare County CoC ................... 2-37 Figure 2-3 Median Contract Rent .................................................................................................... 2-49 Figure 3-1 Historical Mortgage Rates in the United States (2013-2023) .......................................... 3-4 Figure 5-1 Percent of Total Non-White Population (Tulare County)................................................. 5-8 Figure 5-2 Predominant Populations (Tulare County)....................................................................... 5-9 Figure 5-3 Disability by Type (Tulare County).................................................................................. 5-10 Figure 5-4 Percent of Population with a Disability (Tulare County)................................................ 5-11 Figure 5-5 Female-Headed Households with Children Present, No Spouse/Partner Present (Tulare County)............................................................................................................... 5-13 Figure 5-6 Median Household Income (Tulare County) .................................................................. 5-15 Figure 5-7 Percent of Low- to Moderate-Income (LMI) Population (Tulare County)...................... 5-16 Figure 5-8 Poverty Status (Tulare County)....................................................................................... 5-18 Figure 5-9 Areas of High Segregation and Poverty (Tulare County)................................................ 5-19 Figure 5-10 Racial Segregation and Integration (Tulare County) ...................................................... 5-20 Figure 5-11 Racially Concentrated Areas of Affluence (Tulare County)............................................ 5-22 Figure 5-12 TCAC Opportunity Areas – Education Outcomes (Tulare County) ................................. 5-26 Figure 5-13 TCAC Opportunity Areas - Economic (Tulare County).................................................... 5-29 Figure 5-14 CalEnviroScreen 4.0 Percentile Scores (Tulare County) ................................................. 5-31 Figure 5-15 TCAC Opportunity Areas - Environmental (Tulare County)............................................ 5-32 Figure 5-16 SB 535 Disadvantaged Communities (Tulare County).................................................... 5-33 Figure 5-17 Overpayment by Home Owners (Tulare County)........................................................... 5-35 Figure 5-18 Overpayment by Renters (Tulare County)...................................................................... 5-36 Figure 5-19 Overcrowded Households (Tulare County).................................................................... 5-38 Figure 5-20 Displacement Risk (Tulare County)................................................................................. 5-42 Introduction and Public Participation
2023-2031 Housing Element 1-1
1 Introduction and Public Participation
California Housing Element law requires every jurisdiction to prepare and adopt a housing element as part of its general plan. The cites of Dinuba, Exeter, Farmersville, Lindsay, Porterville, Tulare, and Woodlake, with the support of the Tulare County Association of Governments (TCAG), have prepared a Regional Housing Element for the 6th housing element cycle.

The Tulare County Regional Housing Element (referred to as the "Housing Element”) represents an innovative approach to meeting State Housing Element law and coordinating resources to address the region’s housing needs. Each participating jurisdiction will adopt the Housing Element separately, and the California Department of Housing and Community Development (HCD) will certify the Housing Element separately for each jurisdiction. On a regional level, the Housing Element provides the opportunity for the participating jurisdictions to respond to countywide housing issues and work together to accommodate the region’s share of housing need (known as the Regional Housing Needs Allocation, or RHNA).

1.1 Housing Element Purpose and Content
The State of California has stated that the availability of decent and suitable housing for every California family is “a priority of the highest order.” This objective has become increasingly urgent in recent years as communities across the state struggle to meet the housing needs of all their residents. The housing element is the primary tool used by cities and counties in meeting their housing goals. The housing element is a comprehensive strategy for encouraging the development of safe, decent, and affordable housing for all residents and preventing housing loss.

The California Government Code, Sections 65580 through 65589, Chapter 1143, Article 10.6 outlines state housing element requirements. HCD administers the law by reviewing housing elements for compliance with state law and by reporting its written findings to the local jurisdiction. Although state law allows local governments to decide when to update their general plans, state housing element law mandates that housing elements be updated every eight years. This Housing Element covers the planning period of December 31, 2023, through December 31, 2031.

In accordance with Government Code 65583, the Housing Element must include:

1. An identification and analysis of existing and projected housing needs, available housing resources, and potential constraints to the maintenance and development of housing.

2. A statement of goals, policies, quantified objectives, and scheduled programs for preservation, improvement, and development of housing.

The communities of the Tulare County region have a long history of supporting housing and have done a great job providing it. We look forward to continuing the delivery of projects and programs that deliver the housing that our residents need. - Benjamin Kimball, Deputy Executive Director, TCAG
Tulare County Association of Governments
Tulare County Regional Housing Element
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3. An inventory of land suitable for residential development showing adequate sites to meet housing needs.

4. An assessment of local fair housing issues and meaningful actions to address disparities in housing needs and access to opportunities.

5. Adequate provision for existing and projected needs of all economic segments of the community.

The Housing Element assists the seven participating jurisdictions in determining how to address existing and future housing needs and plan for growth. Housing policies and actions contained in the Housing Element do not commit the jurisdictions to construct new housing units but identify ways in which each jurisdiction will encourage development of housing intended to meet the housing needs of residents during the housing element update cycle.

In addition to ensuring compliance with state law, a jurisdiction’s housing element status affects eligibility to receive state funding for a variety of transportation, infrastructure, and housing programs.

Funding through these programs is competitive and can be essential for jurisdictions to develop and maintain transportation, infrastructure, and affordable housing assets.

Housing and transportation needs at the regional scale are outlined in TCAG’s 2022 Regional Transportation Plan & Sustainable Communities Strategy (RTP/SCS). The Housing Element supports implementation of TCAG’s 2022 RTP/SCS, which promotes regional collaboration and planning efforts.

1.2 Relationship to Other General Plan Elements
Per state law, the housing element is one of the eight required elements of each local jurisdiction’s general plan and must be consistent with all other elements of the general plan. Other optional elements can be added, and some subject areas can be combined. Pursuant to Government Code section 65302, the other subjects or “Elements” that a general plan must contain are Land Use, Circulation, Conservation, Open Space, Noise, Safety, and for some jurisdictions, Environmental Justice.

Cities and counties in the San Joaquin Air Pollution Control District, which includes all cities in Tulare County, must also address air quality in their general plans.

Government Code section 65302.10(a) requires that each city and county review and update the Land Use Element of its general plan, based on available data, including, but not limited to, the data and analysis developed pursuant to Government Code section 56430, of unincorporated island, fringe, or legacy communities inside or near its boundaries. Pursuant to Government Code section 65588, on or before the due date for each subsequent revision of its housing element, each city must review, and if necessary, amend, its general plan to update the analysis regarding these communities identified within the city’s sphere of influence.

Each jurisdiction is mandated by Government Code Section 65302(g)(3) to update its Safety Element in conjunction with any Housing Element update, or upon the update of the next Hazard Mitigation Plan.

Additionally, jurisdictions must incorporate environmental justice policies into their general plans, either in a separate Environmental Justice element or by integrating related goals, policies, and objectives throughout the other elements. This update must happen upon the adoption or next revision of two or more elements. Therefore, if a jurisdiction updates the Safety Element concurrently with the Housing Element, the jurisdiction must also update environmental justice policies or the Environmental Justice Element.

To the extent possible, the policies and implementation programs in this Housing Element for Dinuba, Exeter, Farmersville, Lindsay, Porterville, Tulare, and Woodlake are consistent with the policies and Introduction and Public Participation
2023-2031 Housing Element 1-3
implementation programs in the other elements of the corresponding jurisdiction’s general plan. As elements of the jurisdictions’ general plans are amended in the future, each local government will review and revise as necessary to ensure internal consistency is maintained.

1.3 Organization of the Housing Element
The Housing Element employs regional and local scale analyses to comprehend the complexities of the region’s housing needs and challenges. As such, the Housing Element contains a regional component, comprised of the five chapters in the Housing Element, and jurisdiction-specific components, included as individual appendices with one dedicated appendix for each participating jurisdiction.

1. Chapter 1: Introduction and Community Engagement: This section provides an introduction, review of the purpose, process, and scope of the Housing Element, and highlights the public outreach methods employed and community input received for the Housing Element.

2. Chapter 2: Regional Housing Needs Assessment: This section reviews the existing and projected housing needs of the region. The assessment profiles socio-demographic information, such as population characteristics, household information, housing stock, tenure, and housing affordability.

The assessment also considers local special housing needs, such as extremely low-income households, seniors, farmworkers, homeless individuals, large households, and female-headed households with children.

3. Chapter 3: Regional Housing Constraints Analysis: This section identifies and analyzes impediments to housing production, maintenance, and improvements at the regional level across all income levels. The analysis examines government constraints (including land use controls, permit processing procedures, and governmental fees) as well as non-governmental constraints such as the availability of financing, cost of land and construction, and environmental constraints.

4. Chapter 4: Regional Housing Resources: This section describes recent development trends, infrastructure capacity, and other factors to inform the development potential of sites in each city.

5. Chapter 5: Regional Affirmatively Furthering Fair Housing Analysis: This section identifies geographic disparities between populations in the region based on socioeconomic characteristics and the potential factors that perpetuate differences in access to opportunities.

The lettered appendices for each of the participating jurisdictions evaluates the localized housing needs, includes a summary of community-specific engagement efforts and input, an analysis of constraints to housing development, an inventory of suitable land to accommodate their share of the RHNA, an assessment of fair housing, and an evaluation of accomplishments during the previous housing cycle.

Each appendix includes the jurisdiction’s individual Housing Plan, which includes goals, policies, and objectives designed to preserve, improve, and develop housing.

1.4 Data Sources and Methods
Data from a variety of sources is used to complete the Housing Element. The most cited source is the U.S. Census, which provides consistent demographic characteristics that are widely accepted. The American Community Survey is a feature offered by the U.S. Census and includes five-year estimates on population and demographic characteristics. Other data sources include the following:
 U.S. Census and the American Community Survey (ACS)
 California Department of Finance (DOF)
Tulare County Association of Governments
Tulare County Regional Housing Element
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 California Department of Housing and Community Development (HCD)  California Housing Finance Agency
 California Tax Credit Allocation Committee (TCAC)
 Tulare County Association of Governments (TCAG)
 Home Mortgage Disclosure Act (HMDA) lending data
 Regional Homeless Point-in-Time (PIT) Count
 State Employment Development Department (EDD)
 Comprehensive Housing Affordability Strategy (CHAS)
 United States Department of Housing and Urban Development (HUD)  Jurisdiction staff
 Local housing organizations

1.5 Regional Collaboration
In recent years, jurisdictions in Tulare County have collaborated on regional issues including housing, infrastructure, and transportation. The seven participating jurisdictions, in conjunction with TCAG, conducted a collaborative effort to develop the Housing Element, with the acknowledgement that a coordinated strategy for addressing the housing needs of communities throughout the region would be the most effective approach.

1.5.1 Regional Challenges and Opportunities
Tulare County features unique regional qualities that
create a significant need and distinct challenges for
housing. The anticipated population growth is
expected to be one of the highest (per capita) of any
region in the state. This growth is driven in part by
the flight of urban residents from the state’s larger
cities toward rural areas like Tulare County due to
relatively lower cost of living, economic
opportunities, as well as higher birthrates than other
parts of the state. Tulare County is consistently in the top three counties in the nation for agricultural
production. The county also has a healthy tourism
industry due to proximity to Sequoia National Park,
Kings Canyon National Park, the Sequoia National Monument, and other natural and recreational attractions.

The region also faces unique challenges that affect the future of housing throughout the county. Tulare County suffers from high poverty rates and lack of adequate services, facilities, and public funding.

Development trends in the region indicate that most residential projects developed, or will develop, on vacant land or land zoned for agricultural use, creating a need for infrastructure such as roads, sewers, and water supply to serve new development.

Recent trends in the housing market reflect similar outcomes as the rest of the state, with increasingly unaffordable housing costs and difficulty obtaining housing among households of all income levels in the county. Fluctuations in mortgage interest rates in recent years have had a large impact on housing Introduction and Public Participation
2023-2031 Housing Element 1-5
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. Mortgage rates in 2023 were significantly higher compared to rates during the past 10 years, making it difficult for households to purchase a home.

Environmental conditions throughout the region pose a potential risk to existing and future residents if not properly planned for and addressed. Tulare County is in the most polluted air basin in the country due to a combination of geographical, climate, and anthropogenic variables. Environmental concerns such as flooding, ground water depletion, and land subsidence present other challenges in Tulare County.

1.5.2 Regional Planning Efforts
Jurisdictions in Tulare County collaborate with regional agencies and organizations to address the county’s challenges and provide opportunities. The RTP/SCS, developed with input from each jurisdiction in the county, serves as a blueprint for sustainable development and transportation solutions within the county and with neighboring counties. The RTP/SCS aims to create a more interconnected and environmentally friendly transportation network for the region’s residents. In 2021, the Tulare County Regional Transit Agency, Visalia Transit, and the San Joaquin Joint Powers Authority executed an agreement to develop an operation plan for the Cross Valley Corridor that will serve the planned Kings/Tulare High Speed Rail Station in Hanford. The rail plan will connect communities within Tulare County to major urban centers, fostering economic growth and mobility for residents and businesses.

A multitude of regional efforts address the growing prevalence of homelessness throughout the region.

The Kings/Tulare Homeless Alliance is a partnership between homeless service providers, advocacy groups, government agencies and homeless individuals working to support the needs of the homeless population with the goal of preventing and reducing homelessness. The Kings/Tulare Homeless Alliance carries out the region’s long range planning regarding homelessness and implements various programs to provide temporary and permanent housing and basic services for those in need. Tulare County has also convened a Task force on homelessness to develop and implement innovative strategies to address homelessness in the county and coordinate local services and programs. The Task force consists of appointed and voluntary representatives from various government agencies including the cities of Porterville, Farmersville, Dinuba, Tulare, and Visalia, and community organizations.

1.5.3 Opportunities for Regional Collaboration
To promote regional collaboration, Program 1 of each Housing Plan directs the jurisdiction to partner with the other jurisdictions throughout the region to collectively address challenges related to housing, transit, economic development, and homelessness.

Opportunities for collaboration during the planning period include:
 Regional meetings related to housing and homeless issues to pursue funding and coordination opportunities.
 Cooperating with the Kings/Tulare Homeless Alliance to proactively address shelter, housing and support services for people experiencing homelessness.
 Collaboration with transit agencies to prepare a study on transit and active transportation needs for residents of the project jurisdictions.

Tulare County Association of Governments
Tulare County Regional Housing Element
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1.6 Community Engagement
The Housing Element must reflect the values and preferences of the community. Accordingly, community participation is an important component of the development of this Housing Element.

Government Code Section 65583(c)(9) states that the local government must make “a diligent effort…to achieve public participation of all economic segments of the community in the development of the housing element.”
An email list of 127 individuals and organizations
representing affordable and market-rate housing
developers, community and advocacy groups, non-profits, faith-based organizations, school-based organizations,
disability advocates, and neighborhood groups was
maintained to conduct outreach for the project and
provide noticing. Input on the Housing Element was
solicited through interviews, surveys, a project-specific website, community events, and public meetings. A
summary of the community engagement is detailed below.

Copies of community engagement materials are provided
in this chapter.

1.6.1 Public Noticing
To reach the largest and broadest spectrum of community members, each jurisdiction utilized the following notification methods throughout the Housing Element engagement process to introduce the project, survey, public workshops and meetings, and release of the Draft Housing Element for public review:
 Website updates
 Posts to the Cities’ social media accounts
 Email blasts
 Flyers in English and Spanish posted at government facilities, community centers, and in public areas

1.6.2 Project Website
To facilitate the distribution and gathering of information, a project website dedicated to the Housing Element update was created (https://tulareregionalhousingelement.rinconconsultants.com/).

The website could be translated into Spanish through an automatic translation widget. The project website provided detailed background information on the Housing Element, answers to frequently asked questions, upcoming events, and past event materials. Bilingual flyers were available on the project website to inform residents about the Housing Element, the need for adequate housing, how to plan for new housing, types of housing, a project schedule, and contact information.

Project materials associated with the Housing Element update were regularly posted on the project website, including documents available for public review, the site Introduction and Public Participation
2023-2031 Housing Element 1-7
inventories for each city, information for upcoming events, and workshop PowerPoint presentations.

The project website displayed the draft site inventories for each of the participating jurisdictions with options for submitting public input on the sites. A link on the website enabled people to sign up for project email updates and provide comments at any time throughout the project process. No comments on the Housing Element were received via the project website.

1.6.3 City Council Presentations
In February and March 2023, each City’s 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.

1.6.4 Community Workshops
Community workshops were held for each of the seven participating jurisdictions in May and June 2023 to help inform the Housing Element. The workshops aimed to educate the community on housing element requirements and assess participants’ housing needs, priorities, and concerns in their community. The workshops also obtained feedback from participants about housing needs in the community, their experience finding housing, potential programs to address housing needs, and input on the housing opportunity sites.

In-person workshops were hosted in Tulare,
Porterville, Woodlake, and Exeter, on May 22,
May 23, May 24, and May 25, 2023,
respectively. Virtual workshops were held for
Dinuba, Farmersville, and Lindsay on May 30,
May 31, and June 1, 2023, respectively. Each
workshop presented an informative
PowerPoint presentation and provided
opportunities for the public to provide input
on the proposed housing opportunity sites,
priority housing needs, and fair housing
concerns through written comments and
sticker dots at in-person workshops, and
through discussion at virtual workshops.

Workshop participants were encouraged to complete comment cards, the housing needs survey and a questionnaire about the proposed sites that was also available on the project website. The PowerPoint presentation was written in both English and Spanish. Live Spanish translation was available upon request for both in-person and virtual workshops. Each workshop also had a Q&A and public discussion period.

In total, 19 participants attended the workshops: two in Dinuba, one in Exeter, three in Lindsay, two in Porterville, four in Tulare, and seven in Woodlake. No participants attended the virtual workshop in Farmersville due to a technical issue, but a recording of the presentation was posted on the City’s website.

Input from the workshops is summarized as follows:
 Important aspects when looking for housing include quality and size of housing, affordability, and proximity to work or school.

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 The largest barriers to affording desirable housing include cost and quality of housing, low supply, and lack of rent restricted housing.
 The most urgent housing issues in the region include affordability and availability of housing and homelessness.
 The most beneficial programs to assist residents with housing needs are rental assistance, special needs housing, homebuyer loan counseling services, home rehabilitation, and assistance for people experiencing homelessness.

1.6.5 Stakeholder Interviews
A series of stakeholder interviews were hosted on March 21, March 23, and April 4, 2023, via Zoom. The meetings presented an opportunity to discuss key issues with representatives of community organizations and affordable and market-rate housing providers. Stakeholder meetings were organized by topic: market-rate housing developers, affordable housing developers, and service providers and community organizations. An email was sent to the project contact list developed by TCAG and the participating jurisdictions inviting participants to the meetings.

Three attendees participated in the Market Rate Developer meeting on March 21, 2023. Twenty-two attendees participated in the Service Provider and Community Organization meeting on March 23, 2023.

Since only one affordable housing developer attended the March 23 meeting, a questionnaire was sent to all affordable housing provider contacts via email on April 4, 2023. No responses were received from the questionnaire.

Market Rate Housing Developers: Key Findings
Three market Rate Housing Developers participated in the March 21, 2023, meeting: Bravo Development, LLC, Smee Homes, and Yanez Construction. Input from the meeting is summarized as follows:
 Parking requirements were cited as an expensive barrier to developing housing at higher densities.

Fee reductions or cost reductions were cited as ways to incentivize multifamily development in cities’ downtowns.
 Construction costs for projects have increased, so any reduction on soft fees would help development.
 Commercial retail development is considered easier than residential development projects as state residential requirements constantly change.
 Developers have had to submit conditional use permits to overcome high parking requirements which add delays and costs (although this was discussed as a greater issue in cities outside the Tulare region).
 The environmental review (California Environmental Quality Act) process was identified as expensive and time consuming.

Affordable Housing Developers: Key Findings
Two affordable housing developers that participated in the meeting on March 23, 2023: Linc Housing and Habitat for Humanity. Input from the meeting is summarized as follows:
 The most pressing housing issue is finding landlords willing to accept Housing Choice Vouchers/supportive housing for formerly homeless residents.

Introduction and Public Participation
2023-2031 Housing Element 1-9
 Maintaining housing habitability can be difficult, especially for issues with flooding. Some homeowners cannot afford flood insurance but then encounter flood damage. Cities need adequate infrastructure to help flooding issues. Some state grants may be available to assist the cities with flooding concerns.
 The Point-In-Time Count (a count of sheltered and unsheltered people experiencing homelessness) does not include people staying with friends or living in trailers. Many families and children in Tulare County live in these conditions.
 Cities can support affordable housing by employing staff who are familiar and knowledgeable on grant guidelines such as CalHOME to help residents navigate the requirements and application process. City Council support is crucial; therefore, a functional Housing Element substantially assists and can potentially encourage the council members’ support for affordable housing. In addition, Cities should develop strong relationships with affordable housing providers, in particular, those with who are familiar with grant requirements and guidelines such as Self-Help Enterprises. The United States Department of Agriculture (USDA) Rural Development offers a variety of programs to assist local jurisdictions in developing and preserving affordable housing and provide financial support to individuals and families in obtaining affordable housing. Some cities in Tulare County are eligible to receive USDA funds while others are not eligible.  There is a need for more affordable housing options throughout the county.  The cost of building houses has increased, and these costs are passed down to the owner. GRID Alternatives, a national nonprofit organization that installs solar power systems in underserved communities, used to provide solar for free to meet solar requirements, now it’s a cost up front.

Service Providers and Community Organizations: Key Findings Seventeen service Providers and Community Organizations participated in the March 21, 2023 meeting:

Altura Centers for Health, BAART Methadone Clinic, CSET, CVRC, Family Crisis Center, Family Services of Tulare County, Health & Human Services Agency, Leadership Council for Justice and Accountability, Housing Support Program, Kings/Tulare Homeless Alliance, Proteus, Inc., Sequoia Family Medical Center, Sierra View Medical Center, Tulare County Economic Development Corporation, Tulare County Regional Transit Agency, United Way Tulare County/211 Tulare, and Valley Center for the Blind. Input from the meeting is summarized as follows:
 There is a lack of housing options near grocery and commercial stores, medical facilities, and public transportation is a limitation to residents.
 There is a need for affordable housing and housing near medical services and public transportation across Tulare County as most clients don’t have a vehicle and rely on public transportation to reach medical appointments and other services.
 There is a lack of walkable communities in addition to lack of affordable housing near transit.  Communities are facing issues with aging housing stock which creates additional expenses (money for repairs).
 There are significant disparities between available amenities in cities and smaller rural areas.  Farmworkers need more affordable housing options. Many farmworkers have been displaced from labor camps due to lack of required documentation or rent doubling/tripling in cost despite a lack of updates.
 Cities need to address people living in their cars as there are no safe parking lots in the region.

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1.6.6 Housing Needs Survey
An online survey solicited input on housing needs and preferences. The survey was available in English and Spanish on the Housing Element website from February 6 to March 16, 2023, and 129 responses were received (125 in English and four in Spanish). The overall input from the survey is summarized in this chapter. Input specific to each jurisdiction is discussed in each jurisdiction-specific appendix.

The following themes were collected from the survey:
 Respondents selected “quality and size of housing,” “affordability,” and “close to work and/or school” as most important when looking for housing.
 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 three most selected urgent housing issues were affordability of desired housing, availability of desired housing, and homelessness.
 The three most selected beneficial programs to assist residents with housing needs were rental assistance or housing vouchers, 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 1-2 bedrooms.”
 Almost 30 percent of respondents were interested in developing ADUs on their existing or future property. No respondents already had an ADU on their property.  Respondents from all jurisdictions identified a need for supportive housing programs for individuals experiencing homelessness.
 Respondents from all jurisdictions expressed the need for median-income housing and “higher end” housing to keep families in the region.
 Respondents from across jurisdictions made requests for rezoning and higher density zoning.

1.6.7 Public Comment Letters
One public comment letter was submitted via email from Self-Help Enterprises on October 20, 2023. The following list summarizes the comments contained in the letter:
 Regarding Affirmatively Furthering Fair Housing, the ratio of housing opportunity sites in high- /highest-resource areas to low-resource areas should be 1:1. The housing opportunity sites should be overlaid with the 2023 California Tax Credit Allocation Committee Opportunity maps.  The jurisdictions should adopt a program to review all surplus property within one year of adoption of the Housing Element and make those sites available for the development of affordable housing, in compliance with the Surplus Land Act.
 Regarding the entitlement process, jurisdictions should ensure their Municipal Code and local practices do not conflict with streamlining processes for affordable housing development, including “by right” pathways to project approvals through State Density Bonus law, Senate Bill 35 permit streamlining, and the Housing Accountability Act.

Introduction and Public Participation
2023-2031 Housing Element 1-11
 Suitable sites for housing must include sewer, water, dry utilities, reasonable density of 20 to 50 units per acre, and access to quality transit. At least 50 percent of the acreage in the Site Inventory should have a minimum parcel size of 2.5 to 3.0 acres.
 The jurisdictions should consider adding a program to allow manufactured homes on a permanent foundation in all zones that allow single-family housing.  The jurisdictions should consider adding a program for housing projects that include 100 percent affordable housing serving low-income households to waive permitting fees or defer permitting fees for up to 30 years for affordable single-family housing developments and 55 years for affordable multi-family housing development.

1.6.8 Public Review of the Draft Housing Element
The draft Tulare County Regional Housing Element was available for public review for 31 days from June 6 to July 7, 2024. On June 6, TCAG and all Cities participating in the project sent an email to the project stakeholder list notifying interested parties of the availability of the draft Housing Element with instructions for review and comment. TCAG posted a physical flyer to advertise the draft Housing Element on the TCAG public display board and provided printed copies of the draft Housing Element at the TCAG office at 210 N Church Street in Visalia. Digital notifications of the availability of the draft Housing Element were posted on the TCAG website and TCAG social media accounts and sent to TCAG email contact lists. TCAG also coordinated with community organizations that serve low-income and special housing needs populations, including Food Link, Community Services Employment Training, and Self-Help Enterprises, to send notices to these organizations’ membership and contacts. The draft Housing Element was posted on the project website
(https://tulareregionalhousingelement.rinconconsultants.com/). In addition, most of the participating Cities publicized the draft Housing Element on their website and through their social media platforms and provided physical copies of the document at their City Hall locations. Details of how each City notified residents and interested parties of the draft Housing Element are included in the Introduction and Public Participation chapters of each jurisdiction-specific appendix.

1.6.9 Public Engagement for the Revised Draft Housing Element The draft Tulare County Regional Housing Element was submitted to HCD on July 29, 2024. The draft Housing Element was revised per the HCD comment letters received for each City in the project in October 2024. Prior to resubmitting the draft Housing Element to HCD, the Cities conducted additional public engagement to inform the Housing Element.

Housing Developer Outreach
The City of Porterville led a discussion with local and regional housing developers on December 10, 2024. The meeting was part of the City’s regular meeting to coordinate with developers, but invited discussion on conditions in all Tulare County jurisdictions participating in the Regional Housing Element Update effort. The City contacted approximately 30 housing developers and the following individuals, companies, and organizations attended:
 The Building Industry Association of Tulare/Kings Counties  Ennis Builders & Realtors
 Phil O’Sullivan
The housing developers provided the following input:

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 Cumulative state and local requirements may hinder the ability to develop projects to the maximum density allowed by a city’s zoning code. State requirements such as those for trash enclosures may limit buildable space for multifamily projects. Locally, parking requirements for multifamily projects may also limit buildable space. Alternatives to surface parking lots, such as underground or stacked parking, may present challenges with meeting accessibility compliance standards.  Current and foreseeable market demand for housing products includes larger (three or more stories) rental housing complexes and smaller single-family homes/small lot development. There is high demand for both rental and for-sale single-family homes, but there is a market for for-sale single-family homes that are made relatively more affordable due to smaller unit size, no garage, and smaller lot compared to traditional development.
 Inclusionary zoning policies hinder housing production. If a jurisdiction allows flexibility in its development standards, the building industry can produce innovative housing types that respond to market demand, including housing affordable to lower-income households. Local regulation that adds cost or does not provide flexibility will make development too costly.

Outreach to Lower-Income and Special Housing Needs Groups Participating cities conducted additional outreach to persons and organizations that serve lower-income and special needs groups in each city. Details of how each City notified residents and interested parties of the draft Housing Element are included in the Introduction and Public Participation chapters of each jurisdiction-specific appendix.

1.6.10 Response to Community Input
The Introduction and Community Engagement chapter of each appendix details how input received from community engagement was incorporated into each jurisdiction’s housing site selection process and housing goals, policies, and programs.

Regional Housing Needs Assessment
2023-2031 Housing Element 2-1
2 Regional Housing Needs Assessment
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. The main source of the information is the pre-approved data package for jurisdictions approved by the California Department of Housing and Community Development (HCD), which is noted in the sources for the data tables in this section. The pre-approved data package uses several data sources, including the 2020 U.S. Census, American Community Survey (ACS), and the California Department of Finance (DOF). Other sources of information in this section include the following: U.S. Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS) data, the California Employment Development Department (EDD), the U.S. Department of Housing and Urban Development (HUD), the U.S. Department of Agriculture (USDA), and local economic data (e.g., home sales prices, rents, wages).

It is important to note that the ACS data is a multi-year estimate based on sample data and has a large margin of error, especially for smaller cities. Two jurisdictions (Tulare County and Visalia) did not participate in the multi-jurisdictional housing element but are still presented in the tables analysis to provide comparisons. City-specific assessments of housing needs for the cities participating in this regional Housing Element are provided in Appendices A through G.

2.1 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 Tulare County’s population characteristics and trends. At the time of the preparation of this document, limited data from the 2021 Census was available and is used where applicable; therefore, this information presented on population characteristics mainly relies on the 2016-2020 American Community Survey (ACS) estimates.

2.2 Population Growth
U.S. Census Bureau population estimates for each county jurisdiction are shown in Table 2-1. Analyzing population change can help assess where there may be a need for new housing and services.

Tulare County had a total population of 463,955 in 2020. About one-third of the countywide population resides in the city of Visalia. The unincorporated county has the next largest population of 134,876, followed by the cities of Tulare and Porterville, with 68,875 and 62,623 residents, respectively. The remaining cities have populations of about 25,000 or less.

Countywide population grew by over twenty percent from 2000-2010, with Porterville, Visalia, and Tulare having the highest growth rates, respectively. None of the jurisdictions in the region experienced a decline in population during this time. During the next decade, from 2010 to 2020, the countywide population grew by 4.9 percent, with the cities of Porterville, Tulare, and Dinuba having the highest growth rates. Farmersville, Exeter, and the unincorporated county jurisdictions experienced decreases in population during this decade. The county’s 4.9 percent change from 2010-2020 was slightly less than the statewide percent change of 5.6 percent.

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Table 2-1 Population Change (2000 - 2020)
Jurisdiction 2000 2010 2020
Percent Change
2000-2010
Percent Change
2010-2020
Tulare County 368,021 442,179 463,955 20.2% 4.9%
Dinuba 16,844 21,453 24,563 27.4% 14.5%
Exeter 9,168 10,334 10,321 12.7% -0.1%
Farmersville 8,737 10,588 10,397 21.2% -1.8%
Lindsay 10,297 11,768 12,659 14.3% 7.6%
Porterville 39,615 54,165 62,623 36.7% 15.6%
Tulare 43,994 59,278 68,875 34.7% 16.2%
Visalia 91,565 124,442 141,384 35.9% 13.6%
Woodlake 6,651 7,279 7,419 9.4% 1.9%
Unincorporated County 141,150 142,872 134,876 1.2% -5.6% 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.

2.3 Age Characteristics
Although population growth strongly affects total demand for new housing, housing needs are also influenced by age characteristics. Typically, different age groups have distinct lifestyles, family characteristics, and incomes. As people move through each stage of life, their housing needs and preferences also change. Age characteristics are, therefore, important in planning for the changing housing needs of residents.

Table 2-2 shows a breakdown of each jurisdiction’s population by age group and each group’s percentage of the total population. The age groups include preschool (under 5 years), school-age students (5 to 17 years), college-age students (18 to 24 years), young adults (25 to 44), middle-aged adults (45 to 64), and seniors (65 and over). A population with a large percentage of seniors may require unique housing, located near health care, transit, and other services. College students may need smaller and more affordable homes. Young adults and middle-aged adults, which make up the workforce, may need homes located near employment or transit centers.

The regional population tends to be younger than the statewide average. All jurisdictions in the region have a lower share of the population that is middle-aged (45 to 64 years old) and senior (ages 65 and older) compared to the statewide average. Conversely, all jurisdictions have a higher share of the population that are school-age students (five to 17 years) than the statewide average. All jurisdictions except Lindsay have a share of young children (under five years of age) that is higher than the statewide average. Exeter, Porterville, and Visalia have the largest senior populations, comprising 12 or 13 percent of the cities’ populations. Young adults (ages 25 to 44) make up the largest proportion of the population in each city, varying between 24 and 29 percent. Farmersville has the highest college-age student population, accounting for 12.3 percent of its population, while Woodlake has the smallest college-age student population, accounting for 7.8 percent.

Regional Housing Needs Assessment
2023-2031 Housing Element 2-3
Table 2-2 Population by Age Group (2020)
Jurisdiction
Under 5
years
(Preschool)
5 to 17
years
(School-age
Students)
18 to 24
years
(College-age
Students)
25 to 44
(Young
Adults)
45 to 64
(Middleaged
Adults)
65 years
and over
(Seniors)
Total
Population
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%
Dinuba 2,282 6,561 2,501 7,288 4,099 1,724 24,455
Percent 9.3% 26.8% 10.2% 29.8% 16.8% 7.1%
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%
Farmersville 877 2,470 1,331 3,024 2,433 707 10,842
Percent 8.1% 22.8% 12.3% 27.9% 22.4% 6.5%
Lindsay 759 3,012 1,411 3,087 3,071 1,453 12,793
Percent 5.9% 23.5% 11.0% 24.1% 24.0% 11.4%
Porterville 4,188 13,683 6,364 15,959 11,567 7,295 59,056 Percent 7.1% 23.2% 10.8% 27.0% 19.6% 12.4%
Tulare 5,826 16,244 7,427 17,070 12,692 5,287 64,546
Percent 9.0% 25.2% 11.5% 26.5% 19.7% 8.2%
Visalia 11,221 27,393 12,318 37,541 27,115 17,512 133,100 Percent 8.4% 20.6% 9.3% 28.2% 20.4% 13.2%
Woodlake 845 1,842 604 2,256 1,342 819 7,708
Percent 11.0% 23.9% 7.8% 29.3% 17.4% 10.6%
Unincorporated
County
10,138 32,217 14,096 35,967 31,917 16,687 141,022
Percent 7.2% 22.9% 10.0% 25.5% 22.6% 11.8%
California 2,409,082 6,547,559 3,724,239 1,241,816 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.

2.4 Race and Ethnicity
Table 2-3 shows race and ethnicity of residents in county jurisdictions. The majority of the population in all jurisdictions – except for Exeter – is Hispanic/Latino (any race). Countywide, 65 percent of the population identified as being of Hispanic/Latino origin. The populations of Dinuba, Farmersville, Lindsay, and Woodlake are all more than 86 percent Hispanic/Latino. Exeter has the lowest percentage at 47 percent. The second largest population group is white (not Hispanic) with a high of 46 percent in Exeter. The Hispanic/Latino populations across county jurisdictions are significantly higher than the statewide rate of 39 percent.

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Table 2-3 Population by Race
Jurisdiction
Asian, not
Hispanic
Black, not
Hispanic
White, not
Hispanic
Other race,
not Hispanic*
Hispanic/ Latino
(any race)
Total
Population
Tulare County 15,857 5,923 128,751 11,505 301,919 463,955 Percent 3.4% 1.3% 27.8% 2.5% 65.1%
Dinuba 335 78 2,388 399 21,255 24,455
Percent 1.4% 0.3% 9.8% 1.6% 86.9%
Exeter 320 81 4,846 270 4,916 10,433
Percent 3.1% 0.8% 46.5% 2.6% 47.1%
Farmersville 14 86 1,014 115 9,613 10,842
Percent 0.1% 0.8% 9.4% 1.1% 88.7%
Lindsay 114 47 1,574 47 11,011 12,793
Percent 0.9% 0.4% 12.3% 0.4% 86.1%
Porterville 2,752 200 13,423 2,187 40,494 59,056
Percent 4.7% 0.3% 22.7% 3.7% 68.6%
Tulare 1,437 1,913 18,096 2,038 41,062 64,546
Percent 2.2% 3.0% 28.0% 3.2% 63.6%
Visalia 7,574 2,877 50,565 2,977 69,107 133,100
Percent 5.7% 2.2% 38.0% 2.2% 51.9%
Woodlake 174 - 487 79 6,968 7,708
Percent 2.3% 0.0% 6.3% 1.0% 90.4%
Unincorporated County 3,137 641 36,358 3,393 97,493 141,022 Percent 2.2% 0.5% 25.8% 2.4% 69.1%
California 5,743,983 2,142,371 14,365,145 1,713,595 15,380,929 39,346,023 Percent 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.

2.5 Economic Characteristics

2.5.1 Employment
Occupations held by residents determine the income earned by a household and their corresponding ability to afford housing. Higher-paying jobs provide broader housing opportunities for residents, while lower-paying jobs limit housing options. Understanding employment and occupation patterns can provide insight into present housing needs. Table 2-4 shows the largest employers in the region.

The largest employers in the county are located in the cities of Visalia and Porterville. Other major employers include Kaweah Delta Hospital, Visalia Unified School District, City of Visalia, College of the Sequoias, and industrial businesses in Visalia.

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Table 2-4 Major Employers
Employer Location Number of Employees
Walmart Distribution Center Porterville 1,000-4,999
Tulare County Office of Education Visalia 1,000-4,999
Valley Labor Services Inc. Dinuba 500-999
Tulare Local Healthcare District Tulare 500-999
Tulare Joint Union High School Tulare 500-999
Tulare County Child Care Program Visalia 500-999
Tulare City Tulare 500-999
Sierra View Medical Center Porterville 500-999
Saputo Cheese USA Inc. Tulare 500-999
Prima Wawona Cutler 500-999
Monrovia Nursery Co. Woodlake 500-999
Eagle Mountain Casino Porterville 500-999
Porterville Developmental Center Porterville 500-999
Latino Farm Labor Service Visalia 500-999
Source: California Employment Development Department
Table 2-5 shows employment by industry for each jurisdiction. In Tulare County, the most common industry is “educational services, and health care and social assistance” with 21.6 percent of employed residents. This industry is also the most common in Exeter, Farmersville, Porterville, Visalia, and Woodlake.
“Agriculture, forestry, fishing and hunting, and mining” is the most common industry in Dinuba, Lindsay, and the unincorporated county, ranging from 20 to 30 percent of total industry, which is higher than the countywide total of 15.6 percent and the statewide total of 2.1 percent.

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Table 2-5 Employment by Industry (2020) Agriculture, Forestry, Fishing And Hunting, And Mining Construction Manufacturing Wholesale TradeRetail TradeTransportation And Warehousing, And UtilitiesInformationFinance And Insurance, And Real Estate, And Rental And LeasingProfessional, Scientific, And Management, And Administrative, And Waste Management ServicesEducational Services, And Health Care And Social AssistanceArts, Entertainment, And Recreation, And Accommodation And Food ServicesOther Services, Except Public AdministrationPublic Administration Tulare County 28,627 10,863 15,074 6,000 20,382 9,021 2,062 5,252 12,541 39,809 15,326 8,228 10,691 Percent 15.6% 5.9% 8.2% 3.3% 11.1% 4.9% 1.1% 2.9% 6.8% 21.6% 8.3% 4.5% 5.8% Dinuba 2,022 334 887 636 955 541 145 229 386 1,951 768 443 374 Percent 20.9% 3.5% 9.2% 6.6% 9.9% 5.6% 1.5% 2.4% 4.0% 20.2% 7.9% 4.6% 3.9% Exeter 285 316 358 73 352 185 52 144 333 1,034 224 122 229 Percent 7.7% 8.5% 9.7% 2.0% 9.5% 5.0% 1.4% 3.9% 9.0% 27.9% 6.0% 3.3% 6.2% Farmersville 730 144 345 274 528 259 0 39 210 840 678 186 188 Percent 16.5% 3.3% 7.8% 6.2% 11.9% 5.9% 0.0% 0.9% 4.8% 19.0% 15.3% 4.2% 4.3% Lindsay 1,052 300 408 102 507 43 12 165 440 583 502 182 244 Percent 23.2% 6.6% 9.0% 2.2% 11.2% 0.9% 0.3% 3.6% 9.7% 12.8% 11.1% 4.0% 5.4% Porterville 3,419 961 1,306 369 3,411 1,045 305 566 1,340 5,246 2,417 1,385 1,516 Percent 14.7% 4.1% 5.6% 1.6% 14.6% 4.5% 1.3% 2.4% 5.8% 22.5% 10.4% 5.9% 6.5% Tulare 2,673 1,429 2,661 977 3,647 1,543 146 616 1,857 5,866 2,264 775 1,733 Percent 10.2% 5.5% 10.2% 3.7% 13.9% 5.9% 0.6% 2.4% 7.1% 22.4% 8.7% 3% 6.6% Visalia 2,481 3,784 5,083 1,268 6,265 2,928 1,119 2,384 4,612 16,007 4,486 3,253 4,148 Percent 4.3% 6.5% 8.8% 2.2% 10.8% 5.1% 1.9% 4.1% 8.0% 27.7% 7.8% 5.6% 7.2% Regional Housing Needs Assessment
2023-2031 Housing Element 2-7 Agriculture, Forestry, Fishing And Hunting, And Mining Construction Manufacturing Wholesale Trade Retail Trade Transportation And Warehousing, And Utilities Information Finance And Insurance, And Real Estate, And Rental And Leasing Professional, Scientific, And Management, And Administrative, And Waste Management Services Educational Services, And Health Care And Social Assistance Arts, Entertainment, And Recreation, And Accommodation And Food Services Other Services, Except Public Administration Public Administration Woodlake 425 235 239 123 306 231 50 59 247 524 325 144 91 Percent 14.2% 7.8% 8.0% 4.1% 10.2% 7.7% 1.7% 2.0% 8.2% 17.5% 10.8% 4.8% 3.0% Unincorporated
County
15,540 3,360 3,787 2,178 4,411 2,246 233 1,050 3,116 7,758 3,662 1,738 2,168 Percent 30.3% 6.6% 7.4% 4.3% 8.6% 4.4% 0.5% 2.0% 6.1% 15.1% 7.1% 3.4% 4.2% California 394,290 1,190,537 1,676,497 514,234 1,942,421 1,028,818 542,674 1,118,253 2,581,266 3,960,265 1,894,858 952,302 850,479 Percent 2.1% 6.4% 9.0% 2.8% 10.4% 5.5% 2.9% 6.0% 13.8% 21.2% 10.2% 5.1% 4.6% Source: U.S. Census Bureau, ACS16-20 (5-year Estimates), Table C24050.

Farmersville City CouncilOctober 27, 2025

Farmersville City Council
October 27, 2025